HomeMy WebLinkAboutMinutes - 08/27/2015 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
August 27, 2015
Chairman Strach called the August 27, 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,
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 Thacker, seconded by Sobotta, to approve the July 22, 2015 regularly scheduled meeting
minutes of the Planning and Zoning Commission Meeting as amended:
Voting Aye: Bromley, Doherty, Vallez, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: None.
Motion carried 7-0.
File No. Z-874
Final Plat of Subdivision
First Amended Plat to Park View Plaza
In attendance was James Marinangel, 2911 Sterling Dr., McHenry, IL. Mr. Marinangel stated that
in 2002 when the bank building was built, the actual full amount of parking needed for the building was
not required to be done because they were not going to occupy the whole building. He stated a deal
was made to locate the future parking along Route 31 down where the current garden/fountain is now
but they realized soon after moving in that was not practical because of the severe pitch from the upper
parking lot to the lower parking lot. Now with the expansion on Route 31 this is an opportune time to
put a right-in, right-out access entrance in on Route 31 to get to the future parking. He stated they are
still planning for the future when additional parking is needed but it is easier to obtain approval at this
time with the construction slated to begin on Route 31.
Director of Economic Development Martin provided the Commission with the Staff Report regarding
this matter, stating the parking expansion Mr. Marinangel referred to is detailed in the ordinance. The
right-in/right-out egress has been discussed for several years and one of the major hurdles discussed
was once the subdivision was platted that all the owners needed to give permission to amend a plat.
There are now presently only four owners needed for a plat amendment. The original plat had a
restriction on it saying no direct access from lots 17-36 to Illinois Route 31 will be permitted. That
essentially is where this right-in/right-out would be proposed, in between lot 17 and then the lot to the
North. All of those lots are sliver lots, except the bank and McDonald’s lots. We facilitated the approval
of an agreement whereby that provision could be waived if all the property owners agreed, which
essentially they have. Now that the road improvements are being done, Mr. Marinangel is working in
conjunction with the County, which is coordinating the project, and the State (for the right-of-way). The
Planning and Zoning Commission
August 27, 2015
Page 2
request being presented is to amend the original plat of subdivision by removing the one restriction to
allow the right-in/right-out. A sight/distance study was done several years ago and that will have to be
approved by IDOT, who is reviewing it now, but the plat will need to be amended. The final plat will
have to be signed off by McHenry Savings Bank, McDonalds, and Park View Plaza LLC as well as the lien
holder. All of those mentioned have given basic approval for the plat amendment. It is the hope they
can work with the county and get a change order to facilitate the construction while the road
improvements are happening on Route 31 and Bull Valley Rd.
Additionally, typically when you do a preliminary and final plat approval at one time there are four
criteria that need to be met. Two of those criteria are not met. One being three or fewer lots (this
subdivision has many sliver lots) and the other being it doesn’t create any new public rights-of-way or
easements of access, which they are doing. Because of the road improvement and sliver lots the change
to the plat is not substantial and waiving those provisions should not cause a huge problem.
Director of Economic Development Martin stated Staff recommends approval of the Final Plat of
Subdivision First Amended Plat to Park View Plaza and waiver of provisions (A and B) required for
simultaneous approval of a preliminary and final plat with the following conditions:
• Applicant complies with any comments by the city engineer as they relate to the
amended plat of subdivision;
• No additional access points to/from Illinois Route 31 between Bank Drive and Park
Place, other than the proposed right-in/right-out immediately north of McHenry Savings
Bank, be permitted;
• Plat is recorded within six months of City Council approval by ordinance;
• Any existing private covenants and/or agreements developed and previously-agreed to
by the applicant and other property and lien holders and are currently recorded remain
in place unless they impact the construction of right-in/right-out and accompanying
deceleration lane north of McHenry Savings Bank to/from Illinois Route 31.
Commissioner Strach opened the floor to questions from the commissioners.
Commissioner Bromley inquired what the purpose of the restriction was in the first place. Director of
Economic Development Martin was not here at the time the property was platted and was unsure of the
reason for the restriction. Commissioner Bromley asked for clarification the entrance would just
basically go nowhere for now. Director of Economic Development Martin replied affirmatively, stating
there is a 10’ grade difference from the building to the future parking area to be built. He further stated
there is also a lot of vacant land which will be developed in the future that the access will relate to.
Commissioner Meyer stated the right of way for the proposed road does not show on the plat and
inquired where the right of way for this road is. Director of Economic Development Martin stated the
right of way is marked out on the plat between Bank Drive and lot 20. Commissioner Meyer asked if
some of the lots will be lost in the build-out. Director of Economic Development Martin replied no, that
the right of way is there and engineering is already being done. Some area will be lost in lots 18, 19, and
20 for the actual turn into the site, but not all. The road is not going all the way through to Bank Drive
yet, the proposal is just a right-in for the parking lot for now.
Planning and Zoning Commission
August 27, 2015
Page 3
Commissioner Sobotta inquired how the entrance will affect the storm water for the lot. Director of
Economic Development Martin stated H.R. Green is doing the engineering of the design and it will be
addressed through that design. He further stated H.R. Green did the engineering for the Bull Valley Rd.
/Route 31 street entrance by contract with Mr. Marinangel.
Mr. Marinangel stated all the retention is already there explaining the North side of Park Place literally
takes on the retention for the entire 14 acre development already. Director of Economic Development
Martin clarified the road that’s not on the property has to be accommodated within the design for the
right turn lane.
Commissioner Meyer asked what the minimum lot requirement is for C5 properties. Director of
Economic Development Martin stated there isn’t a minimum lot requirement for C5.
No one signed in for input to Public Comment.
Motion by Meyer, seconded by Doherty, to recommend to City Council approval of the Final Plat of
Subdivision First Amended Plat to Park View Plaza and waiver of provisions (A and B) required for
simultaneous approval of a preliminary and final plat with the following conditions:
• Applicant complies with any comments by the city engineer as they relate to the
amended plat of subdivision;
• No additional access points to/from Illinois Route 31 between Bank Drive and Park
Place, other than the proposed right-in/right-out immediately north of McHenry Savings
Bank, be permitted;
• Plat is recorded within six months of City Council approval by ordinance;
• Any existing private covenants and/or agreements developed and previously-agreed to
by the applicant and other property and lien holders and are currently recorded remain
in place unless they impact the construction of right-in/right-out and accompanying
deceleration lane north of McHenry Savings Bank to/from Illinois Route 31.
Voting Aye: Bromley, Doherty, Vallez, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: None.
Motion carried 7-0.
Public Hearing: Jeffrey Jensen
File No. Z-871
807 Oakwood Dr.
Variances from Article IV. Residential Districts, Table 4: Residential District Requirements, to
allow a reduction in the required front, corner side and rear yard building setback
requirements to allow the expansion of an existing residence and construction of a 900
square-foot addition to the existing attached garage at 807 Oakwood Dr.
Planning and Zoning Commission
August 27, 2015
Page 4
Chairman Strach called the Public Hearing to order at 7:50 p.m. regarding File No Z- 871, an application
for Variances from Article IV. Residential Districts, Table 4: Residential District Requirements, to allow a
reduction in the required front, corner side and rear yard building setback requirements to allow the
expansion of an existing residence and construction of a 900 square-foot addition to the existing
attached garage on the subject property as submitted by Jeffrey Jensen, for the property located at 807
Oakwood Dr., McHenry, IL.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on August
10, 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 Jeffrey and Sue Jensen, 807 Oakwood Dr., McHenry, IL who were sworn in by
Chairman Strach. Mr. Jensen provided a summary of the request before the Commission at this Hearing
stating he bought the property in 1999 and want to build an addition to make more living space. He
further stated in times of heavy rainfall they get flooding through the garage and want to address that
issue as well.
Director of Economic Development Martin provided the Commission with the Staff Report regarding this
matter stating the applicant is seeking 30-foot front yard; 5-foot corner side and 16-foot rear yard
building setback variances from the zoning ordinance to allow a home addition and expansion to an
existing attached garage as depicted on the site plan. Additionally, the applicant is seeking to relocate
his driveway from Oakwood Drive to the unimproved right-of-way to the north due to prevalent
drainage issues. Oakwood Drive at the subject property is approximately 780’ in elevation and the
property slopes to the west towards the abutting Boone Creek. At the rear of the applicant’s property
the elevation is 774’; whereas the property on the east side of Oakwood Drive has a driveway elevation
of 790’.
The applicants live adjacent to an unimproved City right-of-way, and when the lot was platted 30-foot
setbacks were established along the front and corner side yards, to the north and east adjacent to
Oakwood Drive. By zoning definition the applicant’s front yard is actually along the northern property
line adjacent to the unimproved City right-of-way and their corner side yard is along Oakwood Drive.
Typically, lots in the RS-3 zoning district have to maintain 30-foot front yard, 15-foot corner side yard
and 25-foot rear yard building setbacks but this lot was platted with minimum 30-foot building setbacks
along the front and corner side property lines. Currently, the home on the subject property does not
comply with the required front yard; is in compliance with the corner side yard and is not compliant with
the 25-foot required rear yard building setback along the south property line. The current front yard is
approximately 24-25 feet and the existing rear yard is nine feet.
Additionally, satellite imagery depicts a significant area of wetlands on the western portion of the
subject property, as well as on the unimproved City right-of-way to the north. If the variances requested
are approved when the applicant applies for a building permit, a formal wetland delineation will need to
be done to determine the exact boundaries of the wetland as well as the type and quality of any
wetlands which may exist.
Planning and Zoning Commission
August 27, 2015
Page 5
The large wetland area on the western half of the subject property could substantially impact the
proposed home and garage addition; however the setback variances would still be required to do either.
Wetland regulation is under the jurisdiction of the United States Army Corps of Engineers. Depending
on the findings of a wetland delineation, further soil analyses may also be required to ensure
appropriate measures are taken for any new construction on the site.
Staff believes the proposed home and garage additions however will not detract or adversely impact
neighboring properties. Additionally, the topography and wetlands are location-specific and certainly
not a result from any action taken by the applicant and would, due to the minimum 30-foot setbacks
required in accordance with the approved plat of subdivision if variances were not granted, result in an
unnecessary hardship on the property owner. Further, the variances will not alter the local character
and are consistent with the zoning ordinance and comprehensive plan.
Director of Economic Development Martin stated Staff is recommending approval of variances from
Article IV. Residential Districts, Table 4: Residential District Requirements, regardless of the wetlands, to
allow a 30-foot reduction in the required front yard building setback; five-foot reduction in the required
corner side yard building setback requirement and a 16-foot reduction in the required rear yard building
setback to allow the expansion of an existing home including a (30’ X 30’) attached garage in substantial
conformance with the site plan submitted as part of the public hearing application and with the
following conditions:
• a formal wetland delineation be completed and further soil analyses if determined to be
necessary prior to the issuance of a building permit;
• the wetland and soil analyses should also include the adjacent City right-of-way where the
driveway relocation is proposed; and
• applicant shall fully remove and restore existing driveway if and when a new driveway is
constructed to the north, including curb and/or sidewalk replacement and restoration in the
City right-of-way on Oakwood Drive, as well as any repair and/or replacement of sidewalk and
curb and restoration along Oakwood Drive resulting from the installation of a new driveway to
the north.
Staff finds all requirements in Table 32 of the zoning ordinance have been met.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Bromley asked if there is a requirement to have a depressed curb at the driveway.
Director of Economic Development Martin replied there is except in some older areas of the City.
Commissioner Doherty asked if the existing unapproved roadway that they’d like to put the new
driveway on will be city property. Director of Economic Development Martin replied it is just like putting
a driveway off any city roadway but it won’t be paved. They would have to extend the driveway to the
West, make a curb cut onto the City right-of-way as if it were a normal street, and we would probably
do an agreement for maintenance because it is an unapproved right-of-way.
Commissioner Bromley asked if the existing sidewalks head West. Director of Economic Development
Martin stated there is a sidewalk that goes toward the creek and just ends. That is where the City access
to the creek in the rear is. Commissioner Strach asked if that was the original intention of the right-of-
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August 27, 2015
Page 6
way. Director of Economic Development Martin replied yes, the City wants to keep the right-of-way to
be sure we have access to the water issues that can occur. Mr. Jensen replied when he bought the
property the original purpose was to make an entrance to a golf course. They were considering putting a
bridge in that area. The property goes East of Curran
Thacker asked, due to the wetlands and a possibility the house addition may not be able to be added or
constructed as large as proposed here, if the Jensen’s would you still want to go forward with the
garage. Mr. Jensen replied affirmatively because they still want to fix the flooding and they would turn
the existing garage into living space. Discussion ensued regarding discrepancies in what is seen on the
map that is on the county website regarding the wetlands.
Commissioner Thacker clarified that the issue the Jensen’s are having is with runoff water from the front
yard.
Chairman Strach opened the floor to questions and comments from the audience. Alex DeGroh, 808 N.
Oakwood Dr., McHenry, was sworn in by Chairman Strach prior to addressing the Commission. Mr.
DeGroh stated there are actually two sidewalks. He also stated there is a significant level change from
the two sides of the creek adding that the entire other side of the creek flooded last year but everything
has been pretty dry on their side of Boone Creek.
Chairman Strach closed the public comment portion of the hearing at 8:05 p.m.
Motion by Meyer, seconded by Thacker, to recommend to the City Council with regard to File No. Z-871,
an application for variances from Article IV. Residential Districts, Table 4: Residential District
Requirements, to allow a 30-foot reduction in the required front yard building setback; five-foot
reduction in the required corner side yard building setback requirement and a 16-foot reduction in the
required rear yard building setback to allow the expansion of an existing home including a (30’ X 30’)
attached garage in substantial conformance with the site plan submitted as part of the public hearing
application, subject to the following conditions:
• a formal wetland delineation be completed and further soil analyses if determined to be
necessary prior to the issuance of a building permit;
• the wetland and soil analyses should also include the adjacent City right-of-way where the
driveway relocation is proposed; and
• applicant shall fully remove and restore existing driveway if and when a new driveway is
constructed to the north, including curb and/or sidewalk replacement and restoration in the
City right-of-way on Oakwood Drive, as well as any repair and/or replacement of sidewalk and
curb and restoration along Oakwood Drive resulting from the installation of a new driveway to
the north
be granted, and that Table 32, of the Zoning Ordinance, has been met.
Voting Aye: Bromley, Doherty, Vallez, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: None.
Planning and Zoning Commission
August 27, 2015
Page 7
Motion carried 7-0.
Chairman Strach closed the Public Hearing regarding File No. Z-871 at 8:07 p.m.
Public Hearing: Suresh Patel
File No. Z-873
Southwest Corner of Front Street (Illinois Route 31) and Oak Avenue
Conditional use permit to allow a drive-in establishment and outdoor seating; Variances from the
Landscaping and Screening, Accessory Uses, Yards and Fences and Off-Street Parking and Loading
requirements in the zoning ordinance and any other variances required
effectuating the aforementioned request on the Subject Property
Chairman Strach called the Public Hearing to order at 8:07p.m. regarding File No Z- 873, an application
for a conditional use permit to allow a drive-in establishment and outdoor seating; Variances from the
Landscaping and Screening, Accessory Uses, Yards and Fences and Off-Street Parking and Loading
requirements in the zoning ordinance and any variances required to effectuate the aforementioned
request on the subject property as submitted by Suresh Patel for the property located at the southwest
corner of Front Street (Illinois Route 31) and Oak Avenue.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on August
12, 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 Eric Carlson, ECA Architects, 24 N. Bennett St., Geneva, IL, who was sworn in by
Chairman Strach. Mr. Carlson provided a summary of the request before the Commission at this Hearing
stating he represents the owner of the business, a Dunkin Donuts franchisee, who is active in the
community and is seeking to add a stand-alone Dunkin Donuts with a drive-through on the property. He
is here to request what is needed for this use on the subject property site.
Director of Economic Development Martin provided the Commission with the Staff Report regarding this
matter stating the applicant is proposing to construct a third Dunkin Donuts store at the southwest
corner of Oak Avenue and Front Street, which is zoned C5 Highway Commercial. In order to facilitate
this development a conditional use permit is required to allow a drive-in establishment and outdoor
seating and variances from the zoning ordinance including: variance from the off-street parking and
loading ordinance (7 spaces); variance from the landscaping and screen requirements (10 feet
residential screening strip along the west lot line and 7 feet foundation base planting requirement along
the front (north) side of the building); and a variance from the accessory uses, yards and fences section
of the zoning ordinance to allow a refuse enclosure in the required corner side yard.
Staff believes the land use is appropriate for this site. There is a commercial shopping center north of
the subject property and an office/commercial building south of the site, and the property is located
along a major commercial corridor. The applicant has had preliminary conversations with the Illinois
Department of Transportation.
Planning and Zoning Commission
August 27, 2015
Page 8
The preliminary plan and profile from IDOT were presented, which includes a full access of off Front
Street and approximate right-of-way dedication along Front they may seek in the future. This is also
depicted on the site plan. The applicant is proposing an additional full access off of Oak Avenue, which
is a City roadway.
Staff has been working with the applicant and believes that the proposed drive-thru layout is in
substantial conformance with the drive-in establishment guidelines established by the City Council.
Staff and the applicant discussed the feasibility of an “escape lane” curb cut at the southwest corner of
the site from the drive-thru lane to the property to the south. While this may be a benefit for someone
within the drive-thru who has to exit for some reason immediately it could also be a safety concern.
Practically, the access to the south would have to be one-way however there would be the potential, if
this curb cut existed, for someone to drive north into the drive-thru lane. Additionally, in order for a
vehicle within the drive-thru lane to utilize this curb cut the car would have to be at the appropriate
location to do so at the exact time when they would need to utilize it. Dunkin Donuts monitors the
length of time it takes for a customer - from the time they order to the time they exit the drive-thru.
This standard is roughly between 76 and 90 seconds, therefore staff is not concerned with the lack of an
“escape” or “by-pass” lane.
The zoning ordinance requires five stacking spaces for a drive-thru and the attached site plan can
accommodate seven vehicles. The hours of the drive-thru are proposed from 5:30 a.m. to 10:00 p.m.
Residential property exists immediately adjacent to the west of the site and to the east across Front
Street, and the applicant is proposing to erect a six-foot high solid wooden fence along the western
property line with landscaping.
The applicant is proposing outdoor seating immediately east of the building, similar to the location on
Elm Street. The outdoor seating area would have a three-foot tall decorative fence installed adjacent to
the drive-thru lane.
Staff is comfortable with the drive-thru layout and outdoor seating area as-proposed and believes the
criteria outlined in Table 31 for conditional uses have been satisfied.
The parking requirement for this facility is 15 parking spaces/1,000 square feet of floor area, with 10
parking spaces/1,000 square feet of net floor area required to be built immediately and adequate room
on-site to add five additional spaces if necessary. The site as-proposed requires 29 parking spaces
utilizing the 15 space/1,000 square feet of floor area standard and 19 spaces required to be constructed
immediately. The site plan depicts 22 parking spaces. Staff believes this variance is acceptable due to
the large drive-thru business that this restaurant will generate (60%) therefore, reducing the need for
off-street parking.
Director of Economic Development Martin further stated the applicant is seeking two variances from the
landscaping and screen requirements. We have building foundation planting requirements on the front,
the side and the rear, depending on a percentage of each. In the front they cannot meet that
requirement due to space constraints, however they did do landscaping in the front along the
foundation yet they cannot fully meet the entire width requirement. The way the lot is seated, the
dumpster enclosure is located in the required corner side yard. The zoning ordinance states the refuse
containers can only be permitted to protrude into the rear and interior side yards, not a corner side
yard. Typically there would be a 20’ variance required because the corner side yard is 30', however they
Planning and Zoning Commission
August 27, 2015
Page 9
will screen it with materials that will match the building which will be enclosed. Practically, the location
works out to be in a corner side yard for garbage pickup by zoning regulations but there is not really
another location on the property for the refuse containers.
The primary justification for variances relates to unique circumstances attributable to the property in
question and must deal with the physical aspects of the site such as topography and
shape/configuration which generally are not applicable to other properties within the same zoning
district. The aforementioned variances are primarily the result of the size and shape of the site. The
subject property consists of three lots of record or lots which existed prior to adoption of the zoning
ordinance. The property is landlocked, located on a state route and adjacent to City roadway. Further
there are multiple utility boxes and associated appurtenances along the south property which inhibit
compliance with all required ordinances and impact the design of the site, however staff believes the
applicant has done a good job dealing with the aforementioned challenges and is taking appropriate
measures to mitigate potential adverse land use impacts to abutting properties. Staff believes all
variances requested are minimal and supports all of the requested variances, and believes the applicant
has satisfied the criteria outlined in Table 32 listed below.
Director of Economic Development Martin stated Staff is recommending approval of a Conditional Use
Permit to allow a drive-in establishment and outdoor seating subject to several conditions presented;
and Staff finds that the requirements in Table 31 (Conditional Use Permit) of the Zoning Ordinance have
been met; and Staff is also recommending approval of the following Variances from the zoning
ordinance:
• seven space variance from the off-street parking and loading requirements;
• variance from the landscaping and screen requirements (10 feet residential screening strip along
the west lot line and 7-foot variance from the front foundation base planting requirement); and
• variance from the accessory uses, yards and fences section of the zoning ordinance to allow a
refuse enclosure in the required corner side yard.
Staff finds that the requirements in Tables 32 (Variances) of the Zoning Ordinance have been met.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Meyer stated he is concerned with the property exiting to the left onto Route 31. He
believes the busiest time for business will also be the time with the most traffic on Route 31 and opined
traffic will often become backed up on Route 31, which will cause issues.
Commissioner Doherty asked if it is possible that IDOT may include a center lane in the expansion on
Route 31 that would not allow traffic to cross over it in the future. Director of Economic Development
Martin stated he was not sure and everything is still in planning stages. He further stated traffic is able
to make a left turn onto Route 31 there now, either way on Oak or Front. He added that IDOT did look
at the plans and gave minimal comments and that issue did not seem to be a concern. Commissioner
Doherty opined surprise a full access is not indicated.
Photographic images of the proposed building were presented.
Planning and Zoning Commission
August 27, 2015
Page 10
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 8:20 p.m.
Commissioner Thacker asked the hours of operation and clarification on the typical percentage of drive-
through business. Mr. Carlson stated the overall average on drive-through business is typically 60% but
some locations get up to 75% drive-through traffic throughout the day. Discussion was held regarding
the number of parking spaces required at each of the Dunkin Donuts locations.
Motion by Thacker, seconded by Sobotta, to recommend to the City Council with regard to File No. Z-
873, an application for a conditional use permit to allow a drive-in establishment and outdoor seating as
presented by the applicant, be granted, subject to the following conditions:
• Site is developed in substantial conformance with the attached site and landscape plans and
building elevations;
• Applicant shall contact the Illinois Department of Transportation (IDOT) and submit an approval
letter from IDOT permitting the use of the subject property as proposed prior to a building
permit being issued;
• All off-site and on-site (access and roadway) improvements to and from Front Street shall be in
accordance with the requirements of IDOT;
• Applicant shall dedicate right-of-way required for long-term roadway improvements to Illinois
Route 31; dedication shall be made to the City free and clear of any liens and encumbrances and
a plat of dedication shall be submitted to the City for recordation; City will work with applicant
and IDOT to determine amount of right-of-way which may be required.
Staff finds that the requirements in Tables 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; and
Motion by Thacker, seconded by Sobotta, to recommend to the City Council with regard to File No. Z-
873, an application for the following Variances from the zoning ordinance as presented by the applicant:
• seven space variance from the off-street parking and loading requirements;
• variance from the landscaping and screen requirements (10 feet residential screening strip along
the west lot line and 7-foot variance from the front foundation base planting requirement); and
• variance from the accessory uses, yards and fences section of the zoning ordinance to allow a
refuse enclosure in the required corner side yard,
be granted and that the requirements in Tables 32 of the Zoning Ordinance have been satisfied.
Planning and Zoning Commission
August 27, 2015
Page 11
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 8:30 p.m.
Staff Report
The next Planning and Zoning meeting is scheduled for Thursday September 24, 2015. There are no
formal applications submitted at this time.
Adjournment
Motion by Thacker, seconded by Doherty, to adjourn the meeting at 8:30 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 8:30 p.m.
Respectfully submitted,
_____________________________________
Dorothy M. Wolf, Planning & Zoning Secretary
City of McHenry