HomeMy WebLinkAboutMinutes - 02/18/2015 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
February 18, 2015
Chairman Strach called the February 18, 2015 regularly scheduled meeting of the City of McHenry
Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Doherty,
Vallez, Bromley, Nadeau, Strach, and Thacker. Absent: Sobotta. Also in attendance were: Director of
Economic Development Martin, City Attorney Cahill and Planning and Zoning Secretary Wolf.
No one signed in to speak during Public Input.
Approval of Minutes
Motion by Nadeau, seconded by Doherty, to approve the minutes of the Planning and Zoning
Commission Meeting as presented:
January 21, 2015 regularly scheduled meeting.
Voting Aye: Bromley, Doherty, Nadeau, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: Vallez, Strach.
Absent: Sobotta.
Motion carried 4-0.
Public Hearing: Five Star Pallets Inc.
File No. Z-853
3939 Albany Street
Conditional Use Permit to allow Outdoor Storage of Wooden Pallets
Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z-853 an application
for a conditional use permit to allow outdoor storage of wooden pallets in conjunction with a pallet
manufacturing and repair business on the subject property as submitted by Five Star Pallets Inc.
for the property located at 3939 Albany St., McHenry, IL.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on February
3, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The
subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice
requirements are on file in the City Clerk’s Office.
In attendance were Maritza and Jacob Fernandez, 6105 Factory Rd., Unit B, Crystal Lake, IL
and Todd Marler, 5306 W. Elm St., McHenry, real estate broker, who were sworn in by Chairman Strach.
Mr. Marler provided a summary of the request before the Commission at this Hearing stating the
applicants are requesting a conditional use permit for outdoor storage of pallets at their new location in
McHenry.
Director of Economic Development Martin provided the Commission with the Staff Report regarding this
matter stating the applicant has a business in Crystal Lake and formerly occupied a location in Lake in
the Hills. They repair/remanufacture wooden pallets for their customers and are seeking a conditional
Planning and Zoning Commission
February 18, 2015
Page 2
use permit to store wooden pallets at the southern end of the subject property abutting the natural gas
pipeline property.
The subject property is located in the Tonyan Industrial Park, is zoned industrial and contains two
buildings. There is an approximately 6-8’ high chain link fence around the site with barbed wire affixed
to the top of the fence. There are loading docks on both the eastern and western sides of the primary
structure and a 3,800 square-foot accessory building. The property abuts the Natural Gas Pipeline which
traverses the southern boundary of the Tonyan Industrial Park.
Staff believes this is an appropriate use of the subject property and outdoor storage will not detract
from the area. Many of the uses within the Tonyan Industrial Park have outdoor storage as part of their
business and where the outdoor storage is proposed on the subject property a large tree line exists
which provides a buffer to the south. Staff would recommend the storage not exceed the height of the
fence and that the existing fence, having fallen into disrepair, be repaired.
Director of Economic Development Martin stated it is staff’s recommendation to approve a Conditional
Use Permit to allow the outdoor storage of wooden pallets with the condition:
1. There shall be no storage of anything other wooden pallets, which are directly related to the
business, on the property.
2. The outdoor storage area shall be fenced and kept in an orderly fashion.
3. Height of pallets shall not exceed height of adjacent fence.
4. Existing fencing shall be repaired around the entire perimeter of the site prior to the issuance of
an occupancy permit; and
staff finds that the requirements in Tables 31 have been met.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Nadeau inquired as to the impact of weather on pallets themselves that are stored
outside and the average length of time pallets will be stored outside. Mr. Fernandez replied they are
really not affected by weather and the average storage time is 7-10 days.
Commissioner Bromley asked if there is a safety issue to be taken into consideration in regard to pallets
being caught by the wind and blowing around due to the height of the stacked pallets. Mr. Fernandez
stated they have not experienced problems with this. The pallets will be stacked by the tree line which
will provide some protection. There are approximately 20 pallets per stack and each pallet weighs 40-50
lbs. Director of Economic Development Martin stated the Commissioners can amend the conditions in
the motion to require the height of stacked pallets to be one to two feet below the fence line if they
have a concern. Ms. Fernandez stated the applicants are agreeable to a restriction on height being
added.
Commissioner Thacker asked for a description of the full nature of the business. Mr. Fernandez stated
they will be manufacturing, remanufacturing and storing pallets. However, he stated only pallets will be
stored outside, all manufacturing materials will be kept inside the building. Ms. Fernandez stated they
currently have five employees but they are a 5-day a week operation with business hours from 7am to
5pm and are looking to expand.
Planning and Zoning Commission
February 18, 2015
Page 3
Chairman Strach opened the floor to questions and comments from the audience.
There was nobody in attendance who wished to address the Commission regarding this matter.
Chairman Strach closed the public comment portion of the hearing at 7:40p.m.
Motion by Nadeau, seconded by Bromley, to recommend to the City Council with regard to File No. Z-
853, an application for a conditional use permit to allow outdoor storage of wooden pallets in
conjunction with a pallet manufacturing and repair business on the property located at 3939 Albany St.,
McHenry, IL as presented by applicant Five Star Pallets Inc., with conditions, as amended:
1. There shall be no storage of anything other wooden pallets, which are directly related to the
business, on the property.
2. The outdoor storage area shall be fenced and kept in an orderly fashion.
3. Height of pallets shall be one to two feet below the adjacent fence line.
4. Existing fencing shall be repaired around the entire perimeter of the site prior to the issuance of
an occupancy permit;
be granted, and that Table 31, of the Zoning Ordinance, has been met.
Voting Aye: Bromley, Doherty, Vallez, Nadeau, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Sobotta.
Motion carried 6-0.
Chairman Strach closed the Public Hearing regarding File No. Z-853 at 7:48 p.m.
Public Hearing: Andrew Principio
File No. Z-852
926 Front Street
Conditional use Permit to allow Outdoor Display of Merchandise, Motor Vehicle
and Trailer Repair and Motor Vehicle Body Work
Chairman Strach called the Public Hearing to order at 7:49 p.m. regarding File No Z-852 an application
for a conditional use permit to allow outdoor display of merchandise, motor vehicle and trailer repair
and motor vehicle body work as submitted by Andrew Principio for the property located at 926 Front St.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on February
3, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The
subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice
requirements are on file in the City Clerk’s Office.
In attendance was Andrew Principio, 6414 Suttondale Rd., Huntley, IL 60142 and Jim Schaid, real estate
broker, 4005 Kane Ave. McHenry, who were sworn in by Chairman Strach. Mr. Principio provided a
summary of the request before the Commission at this Hearing stating they are looking to expand into
the McHenry area and require a conditonal use permit to allow the outdoor display of vehicles, as well
as motor vehicle and trailer repair and limited motor vehicle body work at the property.
Planning and Zoning Commission
February 18, 2015
Page 4
Director of Economic Development Martin provided the Commission with the Staff Report regarding this
matter stating the applicant currently operates a successful used car, trailer and motorcycle sales
business in Crystal Lake and is seeking a conditional use permit to display vehicles and trailers outside
for sale, as well conduct minor automobile repair and potentially body work. The property is zoned C-5
Highway Commercial.
The subject property has been unoccupied for a couple of years and lies along a major state highway, at
the southeast corner of Front Street and John Street. The applicant is proposing to display vehicles
inside the building, as well as outside primarily east of the building but also at the northwest corner of
the site. Customer parking is proposed on the north side of the building.
There are overhead doors on the east and west sides of the building. The applicant does minor auto
repair but primarily is engaged in motorcycle, trailer and vehicle sales. Loading and unloading of
vehicles would occur to the east of the building and is not typically done utilizing a semi-truck or any
other type of large commercial vehicle. Staff asked the applicant to contact the Illinois Department of
Transportation (IDOT), as Front Street is a state route, and staff did receive a correspondence from IDOT
about loading/unloading vehicles within the right-of-way. The City and IDOT would not permit this, and
the applicant has stated this will not be an issue as most of the vehicles transported to the site are
driven by runners.
IDOT is planning long-term for improvements to this corridor however no formal plans have been
approved. Staff believes this is an appropriate use for the site. This is a very visible building and
location and a use such as the one proposed fits in with the character of the area and is an appropriate
use for the building. A restaurant lies to the west, auto repair to the north, auto repair and sales to the
southwest, and a single family residence to the east.
Director of Economic Development Martin stated it is staff’s recommendation to approve a conditional
use permit to allow the outdoor display of merchandise, motor vehicle and trailer repair and motor
vehicle body work with the following conditions:
1. Outdoor display of leaking vehicles is prohibited;
2. Outdoor display area is limited to the east of the existing building and must be secured,
including some type of security control/device during non-business hours or minimal security
lighting;
3. Outdoor storage of inoperable vehicles, as defined by city ordinances is prohibited;
4. All repair work shall be conducted within the building;
5. Vehicles for sale should be contained in areas depicted on the site plan, not impede access or
circulation and cannot occupy required customer or employee parking spaces.
6. Any outdoor dumpster shall be screened in accordance with City ordinances.
7. Vehicles shall be not loaded or unloaded within the John or Front Street rights-of-way.
8. Written approval from IDOT shall be secured prior to the applicant receiving a certificate of
occupancy.
9. Vehicles shall generally be brought into the building utilizing the overhead door on the eastern
side and vehicles brought into/out of the overhead door on the western side of the building
facing Front Street shall be limited and not impede vehicular or pedestrian traffic.
10. Customer parking/striping should be delineated in the location depicted on the site plan.
11. Vehicles displayed at the northwest corner of the site shall not impede site lines or protrude
into the right-of-way.
Planning and Zoning Commission
February 18, 2015
Page 5
12. Employee parking shall generally be to the east of the building as delineated on the site plan.
13. Light trespass to the east shall be prohibited and any after-hour security lighting shall be
minimal or controlled by motion sensors. All lighting shall be shielded directly onto the lot away
from Front Street, John Street as well as the residential to the north, south and east. Glare from
the lighting should be minimized to the greatest extent practical, and the use of the full cut-off
fixtures shall be required.
14. Outdoor storage is prohibited.
15. Towing of vehicles shall only be permitted to bring vehicles to and from the site and not as a
primary function of the business operation of selling vehicles.
16. Vehicles displayed shall be kept in an orderly manner.
17. Use of pennants, streamers, etc. on vehicles being displayed or on the building/site is
prohibited.
18. There shall be no outdoor music or entertainment of any kind without the applicant applying for
a temporary use permit.
And upon compliance with all conditions listed, staff finds all criteria in Table 31 of the zoning ordinance
have been satisfied.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Doherty inquired what would be displayed in the showroom. Mr. Principio stated it will
primarily be vehicles, but will also contain motorcycles, tires, rims and accessories.
Commissioner Thacker inquired in regard to the bodywork being done if the building is equipped with
proper ventilation, particularly for painting. Mr. Principio responded there is ventilation in the building
but the body work will primarily be small, such as undercoating and touch up. Everything will be within
the proper safety requirement and there will not be a spray booth.
Commissioner Bromley inquired if all safety requirements were addressed in their walkthrough,
particularly in regard to a triple basin for oil collection. Mr. Principio stated they have contracted with a
service to have everything separated and removed safely following all regulations so there will not be a
triple basin. The walkthrough inspection done by the Community and Economic Development
Department requires their business to be on a “watch and monitor” basis for a specified time period to
be sure things will be done in a safe and clean manner.
Commissioner Nadeau asked Director of Economic Development Martin to expand on what is meant by
Condition #14 regarding prohibiting outdoor storage. Mr. Martin replied his meaning was that nothing
other than the display of vehicles is to be kept outside. Mr. Principio stated only vehicles for sale and
the flatbed truck that is used for the business will be stored outside.
Chairman Strach opened the floor to questions and comments from the audience.
There was nobody in attendance who wished to address the Commission regarding this matter.
Chairman Strach closed the public comment portion of the hearing at 7:58 p.m
Director of Economic Development Martin stated the applicant has inquired into the possibility of
having pennant type signage occasionally on the property. Mr. Martin directed the Commissioners to
specifically address that issue in the motion by stating that type of signage is only allowed by obtaining a
variance which would be approved by City Council.
Planning and Zoning Commission
February 18, 2015
Page 6
Motion by Nadeau, seconded by Thacker, to recommend to the City Council with regard to File No. Z-
852, an application for a conditional use permit to allow outdoor display of merchandise, motor vehicle
and trailer repair and motor vehicle body work on the property located at 926 Front St as presented by
applicant Andrew Principio with the following conditions, as amended:
1. Outdoor display of leaking vehicles is prohibited;
2. Outdoor display area is limited to the east of the existing building and must be secured,
including some type of security control/device during non-business hours or minimal security
lighting;
3. Outdoor storage of inoperable vehicles, as defined by city ordinances is prohibited;
4. All repair work shall be conducted within the building;
5. Vehicles for sale should be contained in areas depicted on the site plan, not impede access or
circulation and cannot occupy required customer or employee parking spaces.
6. Any outdoor dumpster shall be screened in accordance with City ordinances.
7. Vehicles shall be not loaded or unloaded within the John or Front Street rights-of-way.
8. Written approval from IDOT shall be secured prior to the applicant receiving a certificate of
occupancy.
9. Vehicles shall generally be brought into the building utilizing the overhead door on the eastern
side and vehicles brought into/out of the overhead door on the western side of the building
facing Front Street shall be limited and not impede vehicular or pedestrian traffic.
10. Customer parking/striping should be delineated in the location depicted on the site plan.
11. Vehicles displayed at the northwest corner of the site shall not impede site lines or protrude
into the right-of-way.
12. Employee parking shall generally be to the east of the building as delineated on the site plan.
13. Light trespass to the east shall be prohibited and any after-hour security lighting shall be
minimal or controlled by motion sensors. All lighting shall be shielded directly onto the lot away
from Front Street, John Street as well as the residential to the north, south and east. Glare from
the lighting should be minimized to the greatest extent practical, and the use of the full cut-off
fixtures shall be required.
14. Outdoor storage is prohibited.
15. Towing of vehicles shall only be permitted to bring vehicles to and from the site and not as a
primary function of the business operation of selling vehicles.
16. Vehicles displayed shall be kept in an orderly manner.
17. Use of pennants, streamers, etc. on vehicles being displayed or on the building/site is prohibited
unless a variance is granted by the City Council.
18. There shall be no outdoor music or entertainment of any kind without the applicant applying for
a temporary use permit.
be granted, and that Table 31, of the Zoning Ordinance, has been met.
Voting Aye: Bromley, Doherty, Vallez, Nadeau, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Sobotta.
Motion carried 6-0.
Planning and Zoning Commission
February 18, 2015
Page 7
Chairman Strach closed the Public Hearing regarding File No. Z-852 at 8:00 p.m.
Public Hearing: Blake Richmond LLC
File No. Z-851
2210 N. Richmond Rd.
Conditional use Permit to allow a Drive-In Establishment (Starbucks)
Chairman Strach called the Public Hearing to order at 8:05 p.m. regarding File No Z-851 an application
for a conditional use permit to allow a drive-in establishment as submitted by Blake Richmond LLC
representing Starbucks for the property located at 2210 N. Richmond Rd.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on February
3, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The
subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice
requirements are on file in the City Clerk’s Office.
In attendance was Bob Kociecki, Blake Richmond LLC, 6309 Tustamena Tr, McHenry, IL 60050, and Philip
Golding, 564 W. Randolph, Chicago, IL, representing Starbucks, who were sworn in by Chairman Strach.
Mr. Golding provided a summary of the request before the Commission at this Hearing stating they are
requesting a conditional use permit to allow a drive-thru. It was not needed when the business opened
but with changing times the need is now necessary. They are planning to invest $200,000 in upgrades
and renovations to the store.
Director of Economic Development Martin provided the Commission with the Staff Report regarding this
matter stating in 2000 McHenry Towne Center Subdivision was developed. In 2003 Outlot #6 a multi-
tenant building was constructed, which includes Starbucks at the northern endcap, and subsequently
another multi-tenant building on Outlot #5 immediately north of Outlot #6 was built. A drive-thru
facility was constructed as part of the Oberweis store on the north end of Outlot #5. Starbucks would
like to construct a drive-thru similar to the design approved for Oberweis.
Starbucks has been open for many years without the benefit of a drive-thru facility. The drive-in
establishment guidelines the City Council adopted as a policy document for drive-in facilities was
discussed. The proposed drive-thru would be located on the east and north sides of the building.
Customers would enter off of the ring road at the eastern side of the building and loop around to the
northern side. Stacking space would be located along both sides. As depicted on the site plan a preview
menu and additional menu to the north are proposed along the eastern side of the building. Staff
worked with the applicant and Starbucks to formulate a geometric layout to accommodate the
proposed drive-thru. Although there were challenges due to the project being proposed as a retrofit,
staff believes the site plan as-proposed addresses all of the concerns staff had with the proposal.
Staff’s concerns with the proposed drive-thru at this location included the following along with an
explanation of how the various concerns are being addressed:
• Potential conflict between employees using the dumpster and the loading areas when cars are
entering the drive-thru; Remedy: The dumpster corral for Outlot #6 will be located at the
southeast corner of the site and when being emptied the truck will pull alongside the southern
building elevation;
Planning and Zoning Commission
February 18, 2015
Page 8
• Proximity of the drive-thru entrance to Blake Boulevard, blocking the south drive aisle on the
south side of Outlot #6; Remedy: Starbucks provided statistical data showing number of cars
within the drive-thru during peak times, eight cars which would need to be accommodated to
avoid potential stacking from the access (ring) road from Blake Boulevard into McHenry Towne
Center and it should be noted these are actual numbers from other locations and that all three
comparison locations are located on roadways with much higher traffic counts
• Door on the north side of the building and conflict with cars traveling thru the drive-thru lane;
Remedy: Staff is requiring the northern entrance/exit door be eliminated and relocated to the
eastern side of the building (rear entrance);
than currently
exist along north Richmond Road;
• An escape lane; Remedy: An escape lane, similar to the Oberweis lane has been provided;
• Loading and unloading for deliveries as well as trash; Remedy: A garbage corral access is located
at the southeastern part of the building where the trash can be accessed for all units;
• Two-way aisle which currently exists immediately north of the Starbucks unit; Remedy: The two-
way drive-aisle immediately north of the Starbucks unit will be reconfigured to one-way;
• Headlights shining onto Richmond Road when cars are traveling on the north side of the
Starbucks unit; Remedy: A hedge row was added immediately west of the drive-thru to block
headlights from shinning onto Richmond Road;
• Reduction in parking; Remedy: Restaurants with drive-thru facilities do not require as much
parking (15 spaces/1,000 of net floor area) as opposed to those without drive-thru facilities (25
spaces/1,000 square feet of net floor area) so the reduction in parking due to the conversion of
the two-way aisle to a one-way aisle will not have an adverse impact on those wishing to
patronize the restaurant.
• Internal traffic circulation and potential pedestrian conflicts between vehicles utilizing the drive-
thru and people accessing Starbucks from the eastern entrance; Remedy: An approximately 8”
barrier curb will be constructed between the drive-aisle and drive-thru lane to act as a physical
barrier between people using the drive-thru and those wishing to enter the store at the door
located on the western façade and a safety guard-rail/fence will be constructed at the northeast
corner of the building between the drive-thru and the western entrance to the unit.
Director of Economic Development Martin stated it is staff’s recommendation to approve a Conditional
Use Permit to allow a drive-in establishment at 2210 N Richmond Road with the conditions:
• Site is developed in substantial conformance with the site plan prepared by Benchmark Design
Build Remodel Inc. dated 1/31/15 and consisting of one sheet;
• Hedgerow and all recommended signage shall be in place prior to issuance of a certificate of
occupancy;
• Drive-thru “escape area” depicted on-site shall be striped/cross-hatched. The escape area
should be sized to allow a vehicle to escape from the drive-thru, but should not allow vehicles
traveling north to gain access to the drive-thru.
• A directional sign shall be placed at the northern end of the property (front of the building)
indicating “One-way-Do not Enter”.
• All dumpsters shall be contained within a screened enclosure;
• Appropriate access clearances must be provided for the transformer at the southeastern portion
of the site;
Planning and Zoning Commission
February 18, 2015
Page 9
• All loading/unloading shall take place during off hours, to the extent practicable, and occur on
the southern end of the building (early morning/late night is preferable) and not block
transformer access or mailboxes;
• A directional sign shall be placed within the southeast island on the property (rear of building)
indicating “Drive-thru entrance”.
• Cross-walk area at the northern end of the drive-thru area shall be striped to allow pedestrians
to cross and enter into the restaurant through the western door;
• Northern door to the unit shall be eliminated and a new door installed on the eastern side of the
building;
• Drive-thru signage (preview board and menu board) shall not impede access to rear entrances
(eastern side of building);
• “One-way traffic” utilizing thermoplastic striping shall be depicted along the proposed east-west
one-way aisle north of the proposed drive-thru lane;
• Sign shall be placed at the southwestern end of the building for garbage corral access only and
indicating “Do not enter”;
And staff finds that the requirements in Tables 31 have been met.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Thacker inquired as to when construction is anticipated to be started and how long it will
take for completion once approval is received. Mr. Kociecki replied that while nothing is finalized yet
they expect work to take approximately 6-8 weeks to complete and noted that the construction area will
be fully fenced for safety during that time. He also stated they will not begin work until the weather
breaks. Director of Economic Development Martin stated Starbucks will basically be flipping the inside
of the store around to accommodate the window. Mr. Golding confirmed Mr. Martin’s statement
adding they just completed a similar design in Rockford.
Commissioner Doherty asked if customers would be able to enter the store from the east and west sides
of the building after construction. Mr. Kociecki stated the door being added to the east will be a service
door for employees only. Presently there are customer entrances on the west and the north of the
building. The door on the north is being eliminated for customers so there will only be one customer
entrance door and it will be located on the west side of the building.
Discussion ensued regarding deliveries being made to all of the businesses in the strip mall as well as
access to the garbage corral. Mr. Kociecki stated the location of the garbage corral is not being
relocated, only being made more easily accessible for trucks and providing better separation. Mr.
Golding stated Starbucks does 70% of their business before noon which is typically earlier than the
neighboring businesses so it is not expected to cause any timing issues with delivery vehicles.
Commissioner Doherty inquired if the 90 degree turn in the drive-thru lane is sufficient for longer
vehicles. Mr. Kociecki asked if Commissioner Doherty was referring to the turning diameter from the
menu board which was responded to affirmatively. Mr. Golding stated that is the recommended turning
ratio as directed by Starbucks and they use it often without issues. Director of Economic Development
Martin stated the ratio is similar to that used for the Oberweis drive-thru.
Planning and Zoning Commission
February 18, 2015
Page 10
Commissioner Bromley stated his only concern was that the change to one-way traffic may take an
adjustment period. Discussion ensued regarding traffic patterns, parking and proper signage. Director
of Economic Development Martin stated there will be plenty of signage stating one way only and do not
enter and staff is not overly concerned with what is being proposed.
Commissioner Doherty asked for further explanation regarding the curbing added on the far west side
as it relates to pedestrian traffic, stating it looked confusing and he wanted to be sure it will be safe for
pedestrians entering the store. Director of Economic Development Martin stated that, similar to the
configuration at Oberweis, parking will be available on the north side of the building with the main
entrance on the west side and it is not a major concern. Commissioner Bromley suggested the length of
the barrier fence be pulled back 3-4 ‘ from the end to make it safer for pedestrian traffic. Mr. Golding
stated Starbucks would be amenable to a condition based on that suggestion provided they still have
plenty of room for outdoor seating. Director of Economic Development Martin stated that suggestion
could be required by the Commissioners when making a motion. Discussion ensued regarding what
might be recommended for such a condition.
Chairman Strach opened the floor to questions and comments from the audience.
There was nobody in attendance who wished to address the Commission regarding this matter.
Chairman Strach closed the public comment portion of the hearing at 8:21 p.m
Motion by Nadeau, seconded by Bromley, to recommend to the City Council with regard to File No. Z-
851, an application for a conditional use permit to allow a drive-in establishment on the property
located at 2210 N. Richmond Rd. as presented by applicant Blake Richmond LLC, representing Starbucks
with the following conditions, as amended:
• Site is developed in substantial conformance with the site plan prepared by Benchmark Design
Build Remodel Inc. dated 1/31/15 and consisting of one sheet;
• Hedgerow and all recommended signage shall be in place prior to issuance of a certificate of
occupancy;
• Drive-thru “escape area” depicted on-site shall be striped/cross-hatched. The escape area
should be sized to allow a vehicle to escape from the drive-thru, but should not allow vehicles
traveling north to gain access to the drive-thru.
• A directional sign shall be placed at the northern end of the property (front of the building)
indicating “One-way-Do not Enter”.
• All dumpsters shall be contained within a screened enclosure;
• Appropriate access clearances must be provided for the transformer at the southeastern portion
of the site;
• All loading/unloading shall take place during off hours, to the extent practicable, and occur on
the southern end of the building (early morning/late night is preferable) and not block
transformer access or mailboxes;
• A directional sign shall be placed within the southeast island on the property (rear of building)
indicating “Drive-thru entrance”.
• Cross-walk area at the northern end of the drive-thru area shall be striped to allow pedestrians
to cross and enter into the restaurant through the western door;
• Northern door to the unit shall be eliminated and a new door installed on the eastern side of the
building;
Planning and Zoning Commission
February 18, 2015
Page 11
• Drive-thru signage (preview board and menu board) shall not impede access to rear entrances
(eastern side of building);
• “One-way traffic” utilizing thermoplastic striping shall be depicted along the proposed east-west
one-way aisle north of the proposed drive-thru lane;
• Sign shall be placed at the southwestern end of the building for garbage corral access only and
indicating “Do not enter”;
• Safety guardrail/fence is to be reduced on the northwest side to half the length of the curbed
landscape island (approximately 9’);
be granted, and that Table 31, of the Zoning Ordinance, has been met.
Voting Aye: Bromley, Doherty, Vallez, Nadeau, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Sobotta.
Motion carried 6-0.
Chairman Strach closed the Public Hearing regarding File No. Z-852 at 8:25 p.m.
Staff Report
The next scheduled meeting is Wednesday March 18, 2015. Director of Economic Development Martin
is currently working on a few cases to be brought to hearing.
Adjournment
Motion by Nadeau, seconded by Doherty, to adjourn the meeting at 8:28 p.m.
Voting Aye: Bromley, Doherty, Vallez, Nadeau, Strach and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Sobotta.
Motion carried 6-0. The meeting was adjourned at 8:28 p.m.
Respectfully submitted,
_____________________________________
Dorothy M. Wolf, Planning & Zoning Secretary
City of McHenry