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HomeMy WebLinkAboutMinutes - 07/22/2015 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes July 22, 2015 Chairman Strach called the July 22, 2015 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:35 p.m. In attendance were the following: Doherty, Bromley, Meyer, Vallez, Sobotta, Strach, and Thacker. Absent: None. 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 Sobotta, seconded by Bromley, to approve the June 17, 2015 regularly scheduled meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Bromley, Vallez, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: Doherty, Meyer, Sobotta. Absent: None. Motion carried 4-0. Motion by Sobotta, seconded by Bromley, to approve the July 2, 2015 special meeting minutes of the Planning and Zoning Commission Meeting as amended: Voting Aye: Meyer, Vallez, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: Bromley, Doherty. Absent: None. Motion carried 5-0. Public Hearing: Inglesia Casa De Vida File No. Z-868 4513 Front Royal Dr. Conditional Use Permit to allow an assembly use and any other variances required to effectuate the aforementioned request Chairman Strach called the Public Hearing to order at 7:40 p.m. regarding File No Z- 868, an application for a conditional use permit to allow an assembly use and any variances required to effectuate the aforementioned request on the subject property as submitted by Pastor Napthali, Inglesia Casa De Vida, for the property located at 4513 Front Royal Dr., McHenry, IL. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on July 6, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The Planning and Zoning Commission July 22, 2015 Page 2 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 Pastor Nepthali Mullings, 3430 Elm Street, McHenry, IL who was sworn in by Chairman Strach, and Joe Gottemoller, Attorney, One North Virginia St., Crystal Lake, IL 60014. Attorney Gottemoller provided a summary of the request before the Commission at this Hearing stating Pastor Nepthali has entered into a contract to purchase the property in order to hold services there. He further stated a question has been brought forth regarding the public notice requirements being met for this hearing. Attorney Gottemoller stated that while there was an error made on the address number in the Public Notice published in the Northwest Herald, in which the address number listed was 4510 Front Royal Drive rather than 4513 Front Royal Drive, there is no question regarding which property the hearing is for in the Public Notice because the property is labeled as Whispering Oaks Community Center, it s on Front Royal Drive, the correct PIN number was posted and a full description was given of the lots on the subject property within the Public Notice. For these reasons, the location of the subject property is very clear even though the address given is incorrect. All other public notice was done without error and notice was sent to over 90 abutting property addresses. Attorney Gottemoller states the staff report and application covers the request before the commission and they are willing to answer any questions or concerns brought forth. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating Inglesia Casa De Vida currently holds worship services in the City of McHenry and is seeking to purchase the Whispering Oaks Community Center and utilize the building as a religious assembly use. The Whispering Oaks Community Center has been used as an assembly use for many years but was constructed several decades ago and a conditional use permit for an assembly use was never obtained. Therefore one is being sought at this time. In accordance with the building code, as long as the occupant load does not exceed 100 people in the building at any one time, the building on the subject property is not required to comply with the building code for an assembly use. If the occupant load exceeds 100 the building code would require certain improvements for any type of assembly use or space utilized for social, educational, religious, recreational or similar types of gatherings. Staff will require a walk-thru, if this proposal is approved, by the City and McHenry Township Fire Protection District to ensure minimum life safety codes are met. Director of Economic Development Martin stated the existing use of the building as a community center is also an assembly use. The proposed assembly use will be limited by the size of the existing building as it is today as to the occupant load. Parking for the building is provided directly to the north. There are existing property maintenance, building code and cosmetic issues associated with the property, which the applicant has already agreed, as stipulated in the application, to address if this use is approved. Among those are repairing, patching and striping the parking area and staff would also add providing parking lot lighting in accordance with the zoning ordinance. Additionally, there’s an existing dumpster within the parking area which staff recommends be enclosed and screened. Staff believes this is an appropriate location for the proposed assembly use which will not adversely impact neighboring properties or public safety and health. It is staff’s belief the use will not require any additional public services and is compatible with the surrounding area. Churches are typically zoned residential and many are located within the midst of or adjacent to residential neighborhoods in the City Planning and Zoning Commission July 22, 2015 Page 3 including: St. Mary’s on Richmond Road, St. Patrick’s on Washington Street, St. Paul’s on St. Paul Avenue, The Church of Holy Apostles on Bull Valley Road, Shepherd of the Hills Church on Green Street and First United Methodist Church on Main Street. Director of Economic Development Martin stated Staff recommends approval of a conditional use permit to allow an assembly use at 4513 Front Royal Drive with conditions, as presented, and Staff finds the requirements of Table 31 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Meyer asked what the number of parking spaces required would be, how many days of the week services are held, what is the average attendance for services and if anyone will ever be staying overnight in the facility. Director of Economic Development Martin stated a rough calculation of 20-22 parking spaces would fit on each side of the paved area but he does believe the paved area will meet the requirements required for the determined occupancy load and the applicant has agreed to expand the parking area if that is required. Pastor Mullings stated services are held three days a week on the weekends. Average attendance is approximately 80 including children and there will not be anyone staying overnight in the building. Commissioner Doherty asked if there would be outside entertainment at the property. Pastor Mullings responded Sunday school classes go outside and have picnics occasionally, nothing is scheduled outside of that. Director of Economic Development Martin stated that inside gatherings are always allowed but any large group gatherings with the public invited would require a temporary use permit the same as any other business or church. If the commissioners wanted to add a provision to the motion that all public events must obtain a temporary use permit that could be added. Commissioner Doherty inquired as to the handicap accessibility of the property, which has a lot of stairs. Commissioner Strach stated the issue before the commission is a zoning hearing and building issues would be addressed by the building department when permits were submitted or by City Council. Director of Economic Development Martin stated any building improvements must adhere to current building codes and follow what the law requires when permits are issued, including the Illinois Accessibility Laws and requirements. Attorney Gottemoller further stated the applicant must follow the code in order to open and they will follow all the current laws and regulations. Commissioner Bromley asked for clarification if the load limit will definitely be set at 100 or if it will be established later. Director of Economic Development Martin replied occupant load will be established when the building walk-through is done and before the certificate of occupancy is issued. Chairman Strach opened the floor to questions and comments from the audience. Andrew A. Glab, 5001 W. Oakwood, McHenry, was sworn in by Commissioner Strach. Mr. Glab opined the public notice for this hearing is incorrect according to state statutes because it did not state the correct address. He further stated he and many others in the neighborhood have concerns particulary concerning noise. He stated it is quiet neighborhood and they don’t want that to change with outside parties happening on the property. Mr. Glab gave a short history of creation of the community center. He further stated the center could only be rented through a property owner and there are stipulations in the rental agreements some of which is due to the thin walls and noise factor. Mr. Glab, who indicated he owns property adjacent to the subject property and a single-family home within Whispering Oaks Subdivision, Planning and Zoning Commission July 22, 2015 Page 4 further opined the petitioners have rented it previously through someone but that itself may be at issue and that he, himself has heard music coming through the walls late at night. Mr. Glab opined a church will have an adverse impact on the neighborhood especially with noise and parking and he doesn’t believe this church should be compared to the Catholic churches in the area because they have larger parking lots. Mr. Glab would like to see restrictions put in place so there is basic minimum impact. Mr. Glab further opined the building should have to be made handicap accessible if it is open to the public and believes the facility got around that issue previously because it was a private facility. Commissioner Vallez asked Mr. Glab if any similar concerns regarding parking and noise issues have occurred in past years when others have rented, or used, the community center. Mr. Glab stated yes, they have had a few issues with past rentals. Commissioner Vallez further inquired how those issues were handled. Mr. Glab stated neighbors complained to the board and the issues were discussed at association board meetings. Commissioner Vallez inquired if anyone had looked into making the street residential only parking Mr. Glab stated it has not been discussed for that that area of that particular street. Commissioner Vallez opined parking issues probably haven’t happened often enough to make them become a city issue regarding the parking regulations. Commissioner Vallez confirmed with Mr. Glab that the property is within an association. Mr. Glab stated the property is within an association and with previous rentals the property was not used every weekend on a regular basis but more sporadically. Discussion was held regarding whether there are any regulations in place in the city on private property for any type of party or gathering for large groups of people, such as weddings and birthday events. Commission Meyer asked for the discussion to be brought back to the zoning requests presented. Mr. Glab stated he is requesting the commissioners and council members to be proactive. Chairman Strach closed the public comment portion of the hearing at 8:15 p.m. Director of Economic Development Martin asked the Commissioners to make note in their motion of any deviation from the conditions presented. Motion by Meyer, seconded by Sobotta, to recommend to the City Council with regard to File No. Z-868, an application for a conditional use permit to allow an assembly use and any variances required to effectuate the aforementioned request on the subject property located at 4513 Front Royal Dr., McHenry, IL as presented by applicant Inglesia Casa De Vida, subject to the following conditions: • The building on the subject property shall only be utilized, following a walk-thru inspection by the City and McHenry Township Fire Protection District, and there can be no more than 100 people inside the building at any one time unless the building is improved to meet building code requirements for an assembly use; • Property maintenance issues including: parking lot patching and restriping (in accordance with City ordinance and Illinois Accessibility Code), roof repair, repairing railings to outside stairs in addition to repair/replacement of all broken windows and addressing exposed electrical and all other life safety and property maintenance issues to accommodate use of the building be completed prior to the issuance of a certificate of occupancy being issued for an assembly use on the subject property. All the aforementioned shall be completed in compliance with all applicable City rules, ordinances and regulations; Planning and Zoning Commission July 22, 2015 Page 5 • Parking lot lighting shall be installed, to ensure the minimum parking lot lighting requirements, outlined in the City’s zoning ordinance and other applicable ordinances are met prior to issuance of a certificate of occupancy; • Existing or any future dumpster be completely enclosed and screened; existing dumpster shall be completely enclosed or screened prior to issuance of a certificate of occupancy. This shall be completed in compliance with all applicable City rules, ordinances and regulations. • Parking of vehicles, other than those related to the use of the building on the subject property, is prohibited. Vehicles cannot be parked or stored overnight on the subject property. be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Bromley, Doherty, Meyer,Vallez, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Strach closed the Public Hearing regarding File No. Z-868 at 8:17 p.m. Public Hearing: Shayla Sincere d.b.a. Sincere Landscaping File No. Z-869 920 N. Front Street Zoning Map Amendment from RS-4 High-Density Single-Family Residential to C-5 Highway Commercial District; Conditional Use Permit to allow outdoor storage in conjunction with a contractor’s office; Any other Variances required effectuating the aforementioned request on the Subject Property Chairman Strach called the Public Hearing to order at 8:20 p.m. regarding File No Z- 869, an application for a zoning map amendment from RS-4 high-density single-family residential to C-5 highway commercial district and conditional use permit to allow an outdoor storage in conjunction with a contractor’s office and any variances required to effectuate the aforementioned request on the subject property as submitted by Shayla Sincere d.b.a. Sincere Landscaping for the property located at 920 N. Front St., McHenry, IL, and the vacant lot immediately to the East. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on July 6, 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 Shayla and Ed Sincere 405 E. Calhoun, Woodstock, IL, who were sworn in by Chairman Strach. Shayla Sincere provided a summary of the request before the Commission at this Hearing stating she wanted to move her business to McHenry, rented space and found out afterward that she needed proper zoning for the business in the space they have occupied. Planning and Zoning Commission July 22, 2015 Page 6 Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject property is located at 920 Front Street (Illinois Route 31) and consists of approximately 1.02 acres and is currently zoned C-5 Highway Commercial District and RS-4 High-Density Single-Family Residential containing an approximately 10,000 square foot vacant building. The applicant currently operates a successful landscaping and snowplowing service business in Woodstock and is interested in moving their business to the City of McHenry, 920 N Front Street (Illinois Route 31). She has nine employees currently working for her company. There is an approximately 10,000 square-foot building which has been vacant for several years. The building was formerly Alexander Lumber and McHenry County Supply but has not been occupied recently. Researching the history of the site it appears James Street was formerly dedicated as a public right-of- way around 1989. Additionally, the zoning of the subject property was changed around 2003-2004 and a portion of the westernmost parcel was split with C-5 zoning along the west half and RS-4 zoning on the east half. The vacant parcel which is also part of this petition and to the east appears to have always maintained an RS-4 or residential zoning classification prior to the comprehensive zoning update in 1985-1986. Staff cannot find any record, however, of a formal zoning change on the westernmost parcel which contains the building. Therefore the westernmost parcel needs to be partially rezoned from RS-4 to C-5 and the parcel to the east needs to be completely rezoned from RS-4 to C-5 to accommodate the applicant’s request. The applicant is requesting a zoning map amendment from RS-4 High-Density Single-Family Residential to C-5 Highway Commercial District and a conditional use permit to allow a contractor’s office and outdoor storage of equipment and landscape material. The subject property has been unoccupied for many years and lies along a major state highway, at the northeast corner of Front Street and James Street (unimproved right-of-way). The applicant is proposing to construct an office inside the building and landscape and snow removal material will be stored outside east of the building and vehicles (five outside) and appurtenances will also be stored inside and outside of the building. The applicant is required to obtain a zoning map amendment to C-5 and a conditional use permit to allow outdoor storage in conjunction with the operation of a contractor’s office. Staff believes the proposed use is compatible with the surrounding land uses. This area along Front Street and on the edge of the Main Street downtown area is undergoing a transition. There are several vacant buildings in the surrounding area however many new businesses have opened in the past several years and reinvestment into this area has been occurring including: B and B Auto constructed a new building and completed renovations to two others including one where Epic Cycle and Fitness opened- relocating from Main Street. Door Services Inc. recently completed renovations to the former Lincoln Dealership building; the McHenry Public Library completed building and site improvements a few years ago, new businesses are moving into ReMax Plaza, Maxine’s relocated from Front Street to Main Street, Plum Garden expanded their business on Main Street and Principio Auto Group opened recently at the southeast corner of John Street and Front Street. This is not an exhaustive list of what changes have occurred however it provides an overview of the trend of development and snapshot of the development and redevelopment which has occurred. The proposed use is a new business, filling a building which has been vacant for many years. It’s consistent Planning and Zoning Commission July 22, 2015 Page 7 with the trend of development, comprehensive plan, Main Street Sub-Area Plan and zoning ordinance. The applicant does business with other McHenry companies including Buss Ford and Ed’s Rental. A conditional use is required to permit outdoor storage associated with a permitted use in the C-5 zoning district. The permitted use is a contractor’s office and the outdoor storage is accessory to this use. Staff’s primary concerns pertaining to the request to allow outdoor storage is potential adverse impacts on neighboring residential properties as it relates to the visual appearance of the storage area, public safety and with regards to the same and the overall appearance of the building and site. However the proposed use is proposed along a state highway and there will be limited customers actually driving to the subject property, and it is the applicant’s intent to improve the building overtime, as well as enhance the building and site’s aesthetic appeal. Staff is recommending within 60 days of receiving a certificate of occupancy the applicant plant and complete landscape improvements to the west of the building which abuts Front Street to enhance the curb appeal of the site. Loading and unloading of vehicles would occur to the east of the building. Staff will require the applicant contact the Illinois Department of Transportation (IDOT), as Front Street is a state route, and consistent with IDOT’s recommendation for the property at the southeast corner of John Street and Front Street staff would anticipate IDOT will prohibit loading/unloading on Front Street and the City does prohibit this as well as it pertains to the James Street right-of-way, unless it’s for a short period of time. James Street, at this location is not improved and there is no reason vehicles would utilize it other than to access the subject property. If loading/unloading does occur it cannot impede vehicular circulation or pose a safety hazard. This is a very visible building and location and a use such as the one proposed fits in with the character of the area, trend of development and is an appropriate use for the building. As previously stated this building has been vacant for many years and needs to be improved on the interior and exterior and a landscape contractor is a good use of the property. This is a new business to the City of McHenry, currently growing, and it is their intention to be in the City for a long time. The outdoor storage area to the east of the building is depicted on the site plan, and the materials to be stored are also stated (salt would also be stored in the winter). An open area facing north exists to allow loading and unloading of landscape material. Staff would recommend the outdoor storage area be flipped so the open area faces south and the areas to the north and east, which are residentially-zoned be totally screened. The applicant will use interlocking concrete blocks to screen the materials being stored outdoors and staff believes this is acceptable if the outdoor storage area is screened from view of the adjacent residential properties, particularly to the north and east. Staff also recommends minimal security lighting be installed utilizing full cutoff fixtures so there is no light trespass or glare onto adjacent properties. Additionally, the applicant will have five pickup trucks stored to the east of the building. Staff recommends approval of a Zoning Map Amendment from RS-4 High-Density Single–Family Residential to C-5 Highway Commercial District and finds all criteria of Table 33 in the zoning ordinance have been satisfied. Staff also recommends approval of a Conditional Use Permit to allow outdoor storage in conjunction with a contractor’s office subject to the following conditions: 1. All materials stored outside be kept in bins and/or locked containers; 2. There shall be no storage or permanent parking on the James Street right-of-way; Planning and Zoning Commission July 22, 2015 Page 8 3. The property be maintained and kept in a neat and orderly appearance; 4. Outdoor storage area must be secured, including some type of security control/device during non-business hours or minimal security lighting; 5. Outdoor storage shall be enclosed and screened on three sides and not visible to the north or east or accessible to the general public and material used for screening shall be approved by City staff prior to construction; 6. Outdoor storage area shall not impede access or vehicular circulation and cannot occupy required customer or employee parking spaces; 7. Any outdoor dumpster or additional mechanical equipment shall be screened in accordance with City ordinances. 8. Vehicles may temporarily load or unload within the James Street right-of-way but loading/loading on Front Street is prohibited; 9. Written approval/confirmation from IDOT shall be secured prior to the applicant receiving a certificate of occupancy; 10. Employee parking shall generally be to the east of the building and not located within the James Street right-of-way; 11. Landscape improvements immediately west of the building shall be completed within 60 days of issuance of a certificate of occupancy; such improvements shall consist of low-growing shrubs/bushes and/or combined with planters, grasses or flower beds and approved by staff; 12. Applicant shall be required to complete all interior building improvements required for the proposed use prior to issuance of a certificate of occupancy being issued; 13. Applicant shall maintain the James Street right-of-way immediately south of the building and keep free of weeds, high grass and snow and ice; 14. 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, James Street and Center Street and adjacent residential to the north 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. Upon compliance with all conditions listed staff finds all criteria in Table 31 of the zoning ordinance have been satisfied. Mr. Ed Sincere stated the applicants are concerned with security for the storage area to the south, inquiring if they could gate and fence it. Director of Economic Development Martin replied they could secure it with gate and fence. Chairman Strach invited questions and/or comments from the Commission. Commissioner Bromley opined keeping the storage area out of view and fenced is a good idea. Commissioner Doherty inquired what would be visible on the property from Northbound drivers on Route 31. Mr. Sincere stated he would like to conceal the area with concrete blocks forming a concrete wall and would propose a swinging gate that would lock. Discussion ensued regarding having an obstructed view of the supplies behind the building. Commissioner Meyer asked Director of Economic Development Martin whether the city ever considered vacating James St. Director of Economic Development Martin stated it was considered years ago but Planning and Zoning Commission July 22, 2015 Page 9 could be addressed again if necessary. Mr. Martin added to the discussion regarding supplies stored outside the building that the height of the materials should not exceed the height of the barrier wall. Commissioner Sobotta asked if all nine employees will work in the front office and if all storage would be in back, he also inquired where customers and employees would park. Mrs. Shayla Sincere stated not all nine employees work in the office and they actually only have a few on-site employees. Director of Economic Development Martin stated parking is available on James Street in the right of way and signage could be added that no overnight parking is allowed. Directional signage could be used for parking as well. Commissioner Sobotta inquired if fuel storage is a possibility in future. Mrs. Sincere stated it is not. Commissioner Doherty inquired if other beautification efforts would be done. Mr. Sincere stated they would love to get started painting the roof and repairing windows as soon as possible. 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 8:30 p.m. Motion by Bromley, seconded by Doherty, to recommend to the City Council with regard to File No. Z- 869, an application for a zoning map amendment from RS-4 high-density single-family residential to C-5 highway commercial district on the subject property located at 920 N. Front St. and the lot immediately to the east in McHenry, IL as presented by the applicant, be granted, and that Table 33, of the Zoning Ordinance, has been met. Voting Aye: Bromley, Doherty, Meyer, Vallez, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Motion by Sobotta, seconded by Meyer, to recommend to the City Council with regard to File No. Z-869, an application for a conditional use permit to allow an outdoor storage in conjunction with a contractor’s office and and any variances required to effectuate the aforementioned request on the subject property located at 920 N. Front St. and the lot immediately to the east in McHenry, IL as presented by the applicant, be granted, subject to the following conditions, as amended: 1. All materials stored outside be kept in bins and/or locked containers; 2. There shall be no storage or permanent parking on the James Street right-of-way; 3. The property be maintained and kept in a neat and orderly appearance, including painting the roof and the east half of the building within 60 days of receiving a certificate of occupancy; 4. Outdoor storage area must be secured, including some type of security control/device during non-business hours or minimal security lighting; Planning and Zoning Commission July 22, 2015 Page 10 5. Outdoor storage shall be enclosed and screened on three sides and not visible to the south or west or accessible to the general public and material used for screening shall be approved by City staff prior to construction; 6. Outdoor storage area shall not impede access or vehicular circulation and cannot occupy required customer or employee parking spaces; 7. Any outdoor dumpster or additional mechanical equipment shall be screened in accordance with City ordinances. 8. Vehicles may temporarily load or unload within the James Street right-of-way and loading/unloading on Front Street is prohibited; 9. Written approval/confirmation from IDOT shall be secured prior to the applicant receiving a certificate of occupancy; 10. Employee parking shall generally be to the east of the building and located within the James Street right-of-way allowing no impeding access or overnight parking; 11. Landscape improvements immediately west of the building shall be completed within 60 days of issuance of a certificate of occupancy; such improvements shall consist of low-growing shrubs/bushes and/or combined with planters, grasses or flower beds and approved by staff; 12. Applicant shall be required to complete all interior building improvements required for the proposed use prior to issuance of a certificate of occupancy being issued; 13. Applicant shall maintain the James Street right-of-way immediately south of the building and keep free of weeds, high grass and snow and ice; 14. 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, James Street and Center Street and adjacent residential to the north 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. And upon compliance with all conditions listed, find all criteria in Table 31 of the zoning ordinance have been satisfied. Voting Aye: Bromley, Doherty, Meyer, Vallez, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Strach closed the Public Hearing regarding File No. Z-862 at 8:35 p.m. Staff Report The next Planning and Zoning meeting is scheduled for Thursday August 27, 2015. There are several cases pending. Planning and Zoning Commission July 22, 2015 Page 11 Adjournment Motion by Sobotta, seconded by Doherty, to adjourn the meeting at 8:40 p.m. Voting Aye: Bromley, Doherty, Meyer, Vallez, Sobotta, Strach and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. The meeting was adjourned at 8:40 p.m. Respectfully submitted, _____________________________________ Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry