HomeMy WebLinkAboutMinutes - 09/20/2017 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
September 20, 2017
Chairman Strach called the September 20, 2017 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, Meyer, Miller, Sobotta, Strach, and Thacker. Absent: Walsh. Also in
attendance were: Director of Economic Development Martin, City Attorney Cahill, and
Economic Development Assistant Wolf.
Approval of Minutes
Motion by Sobotta, seconded by Miller, to approve the August 16, 2017 regular meeting
minutes of the Planning and Zoning Commission Meeting as presented:
Voting Aye: Doherty, Miller, Meyer, Sobotta, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: Strach.
Absent: Walsh.
Motion carried 5-0.
Motion by Miller, seconded by Thacker, to approve the August 31, 2017 special meeting
minutes of the Planning and Zoning Commission Meeting as presented:
Voting Aye: Miller, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: Doherty.
Absent: Walsh.
Motion carried 5-0.
Public Hearing: Chad and Jennifer Mihevc
File No. Z-915
4105 W. Crystal Lake Road
Use Variance to allow assembly use (public/private event/gathering space)
along with an approximately 700 square-foot retail operation
Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z-915, an
application for a use variance to allow an assembly use (public/private event/gathering space)
along with an approximately 700 square-foot retail operation as submitted by Chad and
Jennifer Mihevc, 3113 W. Lorient Dr., McHenry, IL 60050.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on
September 5, 2017. Notices were mailed to all abutting property owners of record as required
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September 20, 2017
Page 2
by ordinance. A Certificate of Publication and Affidavit of Compliance with notice requirements
are on file in the City Clerk’s Office.
In attendance were Chad and Jennifer Mihevc who were sworn in by Chairman Strach. Mr.
Mihevc provided a summary of the request before the Commission at this Hearing stating they
are thankful for the opportunity to present this project to the Commission. He thanked all the
volunteers and student leaders working with them to make this project happen. Mr. Mihevic
stated they are a non-profit all volunteer 501(C)3 organization operating on donations and
community support with a small retail center (used book sales) to help with operating costs.
Mr. Mihevc stated their purpose is to provide a safe and positive environment for students
during select school hours and select evenings and weekends. Mr. Mihevc explained the
reasons for the selection of the location and the reasons for meeting the criteria required. He
further stated they hope to be in operation by November or December of this year.
Director of Economic Development Martin provided the Commission with the Staff Report
regarding this matter stating the applicant is proposing a dynamic place for youth to go and
receive assistance with academics; different types of interests they may have; health and
wellness; participate in social activities; do service projects and much more. Director Martin
referenced the narrative attached to the application packet stating it is very encouraging and
comprehensive. The proposed use, not unlike Garden Quarter Resource Center, is geared
towards 6th grade through high school and is exactly what many people have been asking for-a
place for our young people to gather, have fun, do activities, socialize, be supervised and be
safe. The applicants have done a great deal of research for well over a year and looked at other
locations, such as the one mentioned in Orland Park in their narrative.
Director Martin spoke on an important aspect of downtown revitalization being to attract
people downtown and keeping them there as long as possible-similar to a shopping center,
stating the proposed use will do that, along with preserving the Historic Flour Mill Building as a
Commercial/Office Use as stated on the Main Street Sub-Area Plan. The use will assist in
attracting people downtown and at the same time provides a community service. Reference to
the Garden Quarter Neighborhood Resource Center’s relocation to Route 120 and the location
not being as accessible because it is not within walking distance to the people it directly serves
was made.
Ignite Teen Center will be strategically located in the center of town at this location and will
draw students who will either walk from East or West Campus or be bused from the high
school, Parkland or McHenry Middle School and some of the students may be student drivers.
The on-site used bookstore will operate from a small area (approximately 700 square feet) and
will only draw in a few customers from the community at any one time. The type and amount
of traffic and parking resulting from the Center should be typical of the I-1 and C-5 zoning
districts in the Main Street downtown area. Other benefits to this use at this location were
discussed. The criteria for use variances and how this use complies were presented.
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September 20, 2017
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Director Martin stated staff recommends approval of a Use Variance to allow an assembly use
at 4105 W Crystal Lake Road along with an approximately 700 square-foot retail area to offset
costs in operating Ignite Teen Center subject to the following conditions:
• All activities shall be conducted indoors unless a temporary use or appropriate approval is
sought;
• Signage shall comply with Sign Ordinance for assembly and retail use as one (so just one
sign as if it were only an assembly use-due to the retail being accessory or subordinate to
the retail) unless a variance is sought;
• Applicant must comply with all regulations of the McHenry County Health Department as
they relate to any kitchen/food prepared (not-for-sale); and
Staff finds the requirements of Table 32(A) for Use Variances of the zoning ordinance have
been met.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Doherty asked what percent of the building will be rented when they are in. Mr.
Mihevc explained the layout of the building as a complex and that it will be full when they
occupy their space. The entrances and parking areas were described in discussion.
Chairman Strach opened the floor to questions and comments from the audience. The
following were sworn in by Chairman Strach prior to their addressing the Commission:
Linda Davidson, 3311 N. Riverside Dr., McHenry, IL stated she represents the building next door
(4025 Mill St.) which is industrial and gets deliveries with large trucks. She asked the hours of
the teen center and stated her concern for children near the exits and entrances for the trucks.
Mr. Mihevc stated the hours will be after school (beginning around 2:30 p.m.), evenings and
weekends. Hours may possibly be expanded in the summer but they will not be using the
parking areas for play and/or activities. Director Martin explained there is a condition that all
activities take place indoors.
Haley Vilett, 3210 Sunrise View, McHenry, IL stated her feeling that there is a need for this
center for teens.
Kyla Henige, 3619 W. Cornell Ct., McHenry, IL stated the teen center is important because it will
be good to learn life lessons for future reference and to get experience of working with other
students of all ages and make it easier for kids to transition from middle school to high school.
Chairman Strach closed the public comment portion of the hearing at 8:00 p.m.
Planning and Zoning Commission
September 20, 2017
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Commissioner Miller asked about the retail space. Mr. Mihevc stated it will all be book related
with possibly tee shirts as well. They will sell used books with students working on a volunteer
basis.
Commissioner Thacker asked about insurance liability. Mr. Mihevc stated they will have to
obtain insurance and that is one of the costs they need to consider; in addition all adults will
have to be background checked and screened.
Commissioner Meyer asked the capacity of the space. Director Martin stated it is determined
by the building commissioner. Mr. Mihevc stated the top floor is limited to 25-30 students at
one time in order not to have to have a sprinkler system installed.
Motion by Miller, seconded by Sobotta, to recommend to the City Council with regard to File
No. Z-915, approval of an application for a Use Variance to allow an assembly use at 4105 W
Crystal Lake Road along with an approximately 700 square-foot retail area to offset costs in
operating Ignite Teen Center subject to the following conditions:
• All activities shall be conducted indoors unless a temporary use or appropriate approval is
sought;
• Signage shall comply with Sign Ordinance for assembly and retail use as one (so just one
sign as if it were only an assembly use-due to the retail being accessory or subordinate to
the retail) unless a variance is sought;
• Applicant must comply with all regulations of the McHenry County Health Department as
they relate to any kitchen/food prepared (not-for-sale);
Be granted, and Staff finds the requirements of Table 32(A) for Use Variances of the zoning
ordinance have been met.
Voting Aye: Doherty, Miller, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Walsh.
Motion carried 6-0.
Chairman Strach closed the Public Hearing regarding File No. Z-915 at 8:02 p.m.
Discussion and Review of Proposed Process of Updating Existing and Future Land Use Maps,
Comprehensive Plan, Zoning Ordinance and Subdivision Control and Development Ordinance
Director of Economic Development Martin led a discussion regarding topic points for
consideration by the Planning and Zoning Commission moving forward and giving background
on the past updates to the plans, along with inconsistencies, and changes needing to be made.
Future Land Use Map updated in 2005, Comprehensive Plan updated in 2008, Subdivision
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September 20, 2017
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Control and Development Ordinance updated in 2004 is most in need of updating, although the
Storm Water Ordinance has been updated. There is a lot of information and a lot of documents
which will take time working on them one at a time at Planning and Zoning Commission
meetings that have smaller agendas. Director Martin handed out a strategy/marketing and
participation plan which includes the public and contains five major topics. A public process
must be followed when updating the Comprehensive Plan and it was suggested to advertise
what is being updated and when just to get information out to the public and begin the
process.
Commission Meyer asked for a summary of what the responsibility of the commission will be.
Director Martin stated a planning meeting will be held and recommendations will be made to
the City Council for approval. Discussion ensued on the process.
Commissioner Miller suggested invitations to community stakeholders be given when the new
commission meets. Director Martin stated they may use social media and newspaper
announcements in addition to posting public meetings for certain items of discussion. The
importance of people joining the process being committed to the full process rather than just
dropping in to meetings randomly was discussed. Chairman Strach suggested certain pieces of
the process be offered to different levels of public involvement in the form of round table
discussions. Director Martin stated that consultants, engineers, etc. will also be needed for
certain plans being reviewed. He stated the existing land use map and zoning map will come
first. Director of Community Development Polerecky stated he will print large zoning maps and
send them to all of the commissioners.
Staff Report
The next Planning and Zoning meeting is scheduled for Wednesday, October 18, 2017.
Adjournment
Motion by Meyer, seconded by Thacker, to adjourn the meeting at 8:30 p.m.
Voting Aye: Doherty, Miller, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Walsh.
Motion carried 6-0. The meeting was adjourned at 8:30 p.m.
Respectfully submitted,
_________________________________________
Dorothy M. Wolf, Economic Development Assistant