HomeMy WebLinkAboutOrdinances - ORD-16-1814 - 10/17/2016 - CUP/VARIANCESPRELIMINARY PLAT OF SUB - RICKY ROCKEORDINANCE NO ORD-16-1814
ORDINANCE GRANTING A CONDITIONAL USE PERMIT TO ALLOW: 1) AN
AUTOMOBILE FUELING STATION AND DRIVE-IN ESTABLISHMENT
ASSOCIATED WITH AN AUTOMOBILE WASH; 2) A CONDITIONAL USE PERMIT
TO ALLOW A DRIVE-IN ESTABLISHMENT AS PART OF A FREESTANDING
MULTI -TENANT RETAIL BUILDING; 3) A VARIANCE FROM THE OFF-STREET
PARKING AND LOADING REQUIREMENTS; 4) A VARIANCE TO ALLOW
MULTIPLE PRINCIPAL BUILDINGS AND LAND USES ON ONE ZONING LOT
(CONVENIENCE STORE AND AUTOMOBILE WASHING FACILITY); 5) A
VARIANCE FROM THE MINIMUM SPACING REQUIREMENT BETWEEN
SERVICE STATIONS; 6) A VARIANCE FROM THE MINIMUM PARKING
SCREENING STRIP REQUIREMENT AND ANY OTHER VARIANCES REQUIRED
TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH
THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED
FOR THIS PETITION; AND, 7) PRELIMINARY PLAT OF SUBDIVISION APPROVAL
FOR THE PROPERTY LOCATED GENERALLY AT THE NORTHWEST CORNER
OF CHAPEL HILL ROAD AND ILLINOIS ROUTE 120 IN THE CITY OF MCHENRY,
MCHENRY COUNTY, ILLINOIS
WHEREAS, the City of McHenry, McHenry County, Illinois, is a home rule
municipality as contemplated under Article VII, Section 6, of the Constitution of the State of
Illinois, and the passage of this Ordinance constitutes an exercise of the City's home rule powers
and functions as granted in the Constitution of the State of Illinois; and
WHEREAS, a petition has been filed by Bluestone Single Tenant Properties (BSTP),
LLC, Wrigley North Tower 410 N Michigan Avenue, Suite 850, Chicago, Illinois 60611
(Contract Purchaser) for: 1) Conditional Use Permit to allow an automobile fueling station and
drive-in establishment associated with and automobile wash; 2) Conditional Use Permit to allow
a drive-in establishment as part of a freestanding multi -tenant retail building; 3) Twenty-one (2 1)
space parking Variance from off-street parking and loading requirements; 4) Variance to allow
multiple principal buildings and land uses on one zoning lot (convenience store an automobile
washing facility); 5) Variance from minimum spacing requirement between service stations; 6)
Variance from 10-foot parking screening strip requirement (for the southeast corner of the site -
parking adjacent to Riverside Chocolate Factory); and, 7) Preliminary Subdivision Plat approval
for property legally described on Exhibit A attached hereto and incorporated herein, the
SUBJECT PROPERTY; and
WHEREAS, a public hearing on said petition was held before the Planning and Zoning
Commission on August 24, 2016, in the manner prescribed by Ordinance and Statute, and as a
result of said hearing, Planning and Zoning Commission did recommend to the City Council the
granting of the requested Conditional Use Permits, Variances, and approval of the Preliminary
Plat of Subdivision; and
WHEREAS, the City Council has considered the evidence and recommendations from
the Planning and Zoning Commission and finds approval of requested Conditional Use Permits;
Variances and Preliminary Plat of Subdivision is consistent with the objectives of the City of
McHenry Zoning Ordinance to protect the public health, safety, morals and general welfare of its
residents.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
MCHENRY, MCHENRY COUNTY, ILLINOIS, AS FOLLOWS:
SECTION 1: The SUBJECT PROPERTY is hereby granted a Conditional Use Permit to
allow an automobile fueling station and drive-in establishment associated with and automobile
wash and Conditional Use Permit to allow a drive-in establishment as part of a freestanding
multi -tenant retail building subject to the following conditions as amended:
• The project is developed in accordance with the Improvement Plans prepared by
Manhard Consulting LTD dated 6/14/16 with a latest revision date of 9/29/16 consisting
of 13-pages, Building Elevations prepared by Corporate Design + Development Group,
LLC. dated 5/31/16 with a latest revision date of 6/14/16 consisting of ten (13) pages,
collectively (the Site Plan) attached hereto and incorporated herein as Exhibit B.
• There shall be no vehicular access to Country Lane and no paved vehicular access to
Country Lane from the subject property;
• The existing barn shall not be razed without review by the City of McHenry Landmark
Commission and property owner shall work with City of McHenry Landmark
Commission to walk-thru the barn;
• There will be no overnight parking of commercial trucks nor any truck stop amenities
such as showers or a laundry facility;
• With the exception of the proposed pedestrian path, the two lots on either side of the
existing water tower shall be utilized solely for parking if required in the future and if
utilized for parking, must comply with all applicable City of McHenry, ordinances, rules
and regulations and a permit must be submitted prior to the construction of any parking
on either of these two lots;
• As much of the natural vegetation as practicable shall be maintained along the northern
property line adjacent to Eastwood Manor Subdivision;
• Compliance and/or disposition statement(s) to the comments submitted by HR Green and
City Staff (in letters to Mr. Douglas P. Martin dated 6/28/16 consisting of eight (8) pages,
and dated 8/16/16 consisting of nine (9) pages), as they relate to planning, zoning and
preliminary plat and engineering issues prior to being presented to the City Council for
Preliminary Subdivision Plat approval (many comments have been addressed by
applicant in a letter submitted by Steven M. Shanholtzer, Project Manager Manhard
Consulting, Ltd. In a letter to Mr. Douglas Martin dated 8/8/16 and consisting of eleven
pages and resubmitted to the City Engineer);
• The developer will work with McHenry County Department Of Transportation on no U-
Turn or No Turn -Around signs being added in the neighborhood at Country Lane;
• There will be added signage restricting deliveries overnight and restricting other delivery
times so as not to disturb the abutting neighborhood; and
• There will be a parking sign added to the property restricting parking of commercial
vehicles to a 3-hour time limit.
SECTION 2: In granting said Conditional Use Permit, the City Council finds that the
requirements of Table 31 of the Zoning Ordinance have been met in that:
1. Any adverse impact of types or volumes of traffic flow not otherwise typical in the
zoning district has been minimized.
2. Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or
other adverse environmental effects of a type or degree not characteristic of permitted
uses in the zoning district, have been appropriately controlled.
3. The proposed use will fit harmoniously with the existing natural or man-made character
of its surroundings, and with permitted uses in the zoning district. The use will not have
undue deleterious effect on the environmental quality, property values, or neighborhood
character already existing in the area or normally associated with permitted uses in the
district.
4. The proposed use will not require existing community facilities or services to a degree
disproportionate to that normally expected of permitted uses in the district, nor generate
disproportionate demand for new services or facilities, in such a way as to place undue
burdens upon existing development in the area.
5. The proposed use will not be detrimental to the safety or health of the employees,
patrons, or visitors associated with the use nor of the general public in the vicinity.
6. The proposed use is in harmony with all other elements of compatibility pertinent to the
Conditional Use and its particular location.
SECTION 3: The SUBJECT PROPERTY is hereby granted the following Variances:
• A Variance of twenty-one (21) spaces from the off-street parking and loading
requirements;
• A Variance to allow multiple principal buildings and land uses on one zoning lot
(convenience store an automobile washing facility);
• A Variance from the minimum spacing requirement between service stations; and
• A Variance from the ten (10) foot parking screening strip requirement (for the southeast
corner of the site -parking adjacent to Riverside Chocolate Factory).
Subject to the following conditions:
• A hedge row of low growing evergreen shrubs be planted along the Illinois Route 120
and Chapel Hill Road frontage for the 8,400 square -foot retail building, to screen
headlights onto Illinois Route 120 from vehicles utilizing the drive-thru and parking lot
as opposed to ornamental plantings; and
• Board -on Board fence shall be extended along the entire length of the northern properly
line.
SECTION 4: In granting said Variances the City Council finds that the requirements of
Table 32 of the Zoning Ordinance have been met in that:
Special circumstances exist that are peculiar to the property for which the variance is
sought and that do not apply generally to other properties in the same zoning district.
And, these circumstances are not of so general or recurrent a nature as to make it
reasonably practical to provide a general regulation to cover them.
2. The special circumstances referenced herein relate only to the physical character of the
land or building(s) for which the variance is sought, such as dimension, topography, or
soil conditions. They do not concern any business or activity the present or prospective
owner or tenant carries on, or seeks to carry on, therein, not to the personal, business, or
financial circumstances of such owner or tenant or any other party with interest in the
property.
3. The special circumstances that are the basis for the variance have not resulted from any
act of the applicant or of any other party with interest in the property.
4. The strict application of the provisions of the Zoning Ordinance would result in
unnecessary and undue hardship upon the applicant, as distinguished from a mere
inconvenience.
5. A Variance is necessary for the applicant to preserve and enjoy a substantial property
right possessed by other properties in the same zoning district and does not confer a
special privilege ordinarily denied to other properties in the district.
6. The granting of a Variance is necessary not because it will increase the applicant's
economic return, although it may have this effect, but because without the variance the
applicant will be deprived of any reasonable use or enjoyment of the property.
7. The granting of a Variance will not alter the essential character of the locality nor
substantially impair environmental quality, property values, public safety or welfare in
the vicinity.
8. The granting of a Variance will be in harmony with the general purpose and intent of
the Zoning Ordinance and of the Comprehensive Plan of the City, as viewed in light of
any changed conditions since their adoption.
9. The Variance requested is the minimum required to provide the applicant with
reasonable use and enjoyment of the property.
SECTION 5: The Preliminary Plat of Subdivision - Heidner Properties Subdivision
prepared by Vanderstappen Land Surveying, Inc. bearing the date of September 27, 2016
consisting of three (3) sheets attached hereto and incorporated herein as Exhibit C, shall be
hereby approved, with the following conditions:
• Final Plat of Subdivision must be presented to the Planning and Zoning Commission at a
future date following incorporation of all comments made by the Illinois Department of
Transportation; HR Green; City Staff and the McHenry County Division of
Transportation and to ensure Final Plat of Subdivision is in substantial conformance with
the preliminary plat submitted herein; this will also follow City Council review of the
preliminary plat;
• Reference to Nunda Township must be eliminated and Plat labeled Preliminary and not
Final;
• Compliance and/or disposition statement(s) to the comments submitted by HR Green and
City Staff (in letters to Mr. Douglas P. Martin dated 6/28/16 consisting of eight (8) pages,
and dated 8/16/16 consisting of nine (9) pages), as they relate to planning, zoning and
preliminary plat and engineering issues, prior to being presented to the City Council for
Preliminary Subdivision Plat approval (many comments have been addressed by
applicant in a letter submitted by Steven M. Shanholtzer, Project Manager Manhard
Consulting, Ltd. in a letter to Mr. Douglas Martin dated 8/8/16 and consisting of eleven
pages and resubmitted to the City Engineer);
• Compliance and/or disposition statement(s) to comments submitted by McHenry County
Highway Division ( in a letter to Mr. Michael A. Werthmann, P.E. dated 7/28/16 and
consisting of three (3) pages);
• Cross Access and Parking Easement Language, referenced for the benefit of Lots 1 and 2
on the proposed Final Plat Subdivision Heidner Properties Subdivision, shall be included
on a revised preliminary plat and reference the Riverside Chocolate Factory site in
addition to proposed Lots 1 and 2, and submitted prior to City Council consideration of
the Preliminary Subdivision Plat;
• Interior directional signage plan shall be submitted. (Directional signs shall be placed at
locations to the north and south and adjacent to the car wash to direct traffic coming from
Chapel Hill Road and Illinois Route 120 in and out of the car wash, as well as other
internal directional signs for parking adjacent to the Riverside Chocolate Factory).
SECTION 6 All Ordinances or parts thereof in conflict with the terms and provisions
hereof are hereby repealed to the extent of such conflict.
SECTION 7: This Ordinance shall be published in pamphlet form by and under the
authority of the corporate authorities of the City of McHenry, McHenry County, Illinois.
SECTION 8: This Ordinance shall be in full force and effect from and after its passage,
approval, and publication in pamphlet form as provided by law.
PASSED and APPROVED this 6t" day of September 2016.
Voting Aye: CONDON, CURRY, SCHAEFER, GLAB, SANTI
Voting Nay: NONE
Abstaining: NONE
Not Voting: NONE
Absent: WIMMER, PETERSON
2� 2
r—
Mayor
ATTEST:
fi4L C1 C, I/Ju 1 -
T , Ci Cler
EXHIBIT A
That part of the Southeast Quarter of Section 25 and the Northeast
Quarter of Section 36, all in Township 45 North, Range 8 East of the
Third Principal Meridian described as follows: Beginning at the Southeast
corner of said Section 25; thence South 0 degrees 51 minutes 51 seconds
West along the East line of the Northeast Quarter of said Section 36,
278.26 feet; thence South 66 degrees 57 minutes 43 seconds West, 189.65
feet to the Northeasterly line of Circuit Court Case No. 92Ed7 filed
March 26, 1996; thence Northwesterly 364.39 feet along a curve to the
left having a radius of 23,955.19 feet, bearing North 70 degrees 01
minutes 37 seconds West for a distance of 364.39 feet; thence continuing
Northwesterly 426.90 feet along a curve to the left having a radius of
1,224.01 feet, bearing North 80 degrees 27 minutes 16 seconds West for a
distance of 424.74 feet; thence South 89 degrees 33 minutes 14 seconds
West, 20.92 feet to a line 1158.0 feet East of and parallel with the East
right of way line of Hillside Lane; thence North 0 degrees 00 minutes 00
seconds West along said parallel line (as measured at right angles to
said East right of way line), 237.00 feet; thence North 90 degrees 00
minutes 00 seconds West, 258.00 feet; thence North 0 degrees 00 minutes
00 seconds West, 53.00 feet to the South line of Eastwood Manor Unit No.
2, according to the plat thereof recorded August 17, 1956 as document no.
311472, in Book 12 of Plats, Page 82, in McHenry County, Illinois; Thence
North 90 degrees 00 minutes 00 seconds East 258.00 feet along said South
line of Eastwood Manor Unit No. 2, to the Southwest corner of Lot "A" in
Eastwood Manor Unit No. 1, according to the plat thereof recorded August
15, 1955 as document no. 296453, in Book 12 of Plats, Page 45, in McHenry
County, Illinois; thence North 0 degrees 04 minutes 46 seconds West
167.80 feet along the West line of said Lot "A" to the Northwest corner
of said Lot "A"; thence Northeasterly along a curve having a radius of
719.219 feet, as said curve is convexed to the Southeast, an arc distance
of 16.64 feet to the point of reverse curvature ; thence Easterly along a
curve having a radius of 247.27 feet, as said curve is convexed to the
North, an arc distance of 81.05 feet; thence South 0 degrees 04 minutes
46 seconds East along the West line of the East 45 feet of the West 140
feet of said Lot "A", 189.85 feet to the South line of said Lot "A";
thence Easterly along a curve having a radius of 1496 feet, as said curve
is convexed to the North, an arc distance of 45.09 feet; thence North 0
degrees 04 minutes 46 seconds West along the East line of the West 140
feet of said Lot "A", 189.48 feet to the North line of said Lot "A";
thence Easterly along a curve having a radius of 247.27 feet, as said
curve is convexed to the North, an arc distance of 46.55 feet to the
point of tangency; thence South 70 degrees 0 minutes 53 seconds East
along the North line of said Lot "A", 75.02 feet to the most
Northeasterly corner of said Lot "A"; thence South 6 degrees 28 minutes
08 seconds West, 163.55 feet to the Southeasterly corner of said Lot "A";
thence Southeasterly along a curve having a radius of 1496 feet, as said
curve is convexed to the Northeast, an arc distance of 316.20 feet to a
point of compound curvature; thence Southeasterly along a curve having a
radius of 29,000 feet, an arc distance of 39.90 feet; thence South 89
degrees 09 minutes 56 seconds East along the South line of said Eastwood
Manor Unit No. 1, 379.31 feet; thence South 0 degrees 45 minutes 55
seconds West along the East line of said Southeast Quarter of Section 25,
27.70 feet to the Place of Beginning, in McHenry County, Illinois.
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ROUTE 120 AND CHAPEL HILL ROAD
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GRADING PLAN -EAST ZManhard
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Laud Surveying, Inc.
YnP H➢T TC 6CPlE
PRELIMINARY PLAT OF SUBDIVISION
HEIDNER PROPERTIES SUBDIVISION
PART OF THE SOUTHEAST QUARTER OF SECTION 25 AND THE NORTHEAST QUARTER OF SECTION 36, ALL IN
TOWNSHIP 45 NORTH, RANGE S EAST OF THE THIRD PRINCIPAL MERIDIAN.
ZONED C-5, CITY OF MCHENRY, MCHENRY TOWNSHIP
LOT 93
t ( h� �' L9T2e �
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LOT 12
LOT 29 d'
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"' 'a" LOT 23�.
LOT 24 LOT39�J
LOT 23 9-
ELOOVi 9
LOT 26 EAS GlDn IFrSiI R UNIT no. 2
LOT 27
LOT 10 O
LOT V
LOTa
LOT 7
LOY4 LOPS
LOT S
LO7 3
LOT
LO1
LOT7
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LOT 34 L0733 � LOY�m.,__;' Lb8.31 � r �<s
LO837 L043a LOY 35 1
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GROSS AREA = 8.775_ A6RE5 .,, *s I� i LOT 2
NET AREA
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Vanderstappen PRELIMINARY PLAT OF SUBDIVISION
Lrind Sr,.Yfg, Inc.
u ��m HEIDNER PROPERTIES SUBDIVISION
PART OF THE SOUTHEAST QUARTER OF SECTION 25 AND THE NORTHEAST QUARTER OF SECTION 36, ALL IN
TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN.
ZONED C-5, CITY OF MCHENRY, MCHENRY TOWNSHIP
LOu e
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.� LOT tl LOY 9tl LOY 79
LOT O L.1. S�0.
O>7® fd1dPIOA UPIIT PIO. 9
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-OT8 �LOf t% a LOTS \`•� �,,,m—g� ENE _ I�I!
ER9Yd41OO'ID d9vOR UNIT MO. 9 � � �I
LOT 2
LOT
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LOT 22
Ji i e;. 13433 I LOTTO
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to Jill
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HEIONER PROPERTIES SUOONISION
vanderstappen PRELIMINARY PLAT OF SUBDIVISION
Land SnJYv-0ying, Inc.
wHm� HEIDNER PROPERTIES SUBDIVISION
PART OF THE SOUTHEAST QUARTER OF SECTION 25 AND THE NORTHEAST QUARTER OF SECTION 36, ALL IN
TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN.
ZONED C-5, CITY OF MCHENRY, MCHENRY TOWNSHIP
- That part of Na swNmet Waiter of 5<cUm 26 mtl the tlm
11EE LD TMADEA .M BY BDON(AI2 UMRgNB" NF PR a m 141-DOi-1H
feet N o INe 116&D
Lme; Umce Narih 0
w Yu,9un 1/. 1e�6 m tlsummt ne. 3114TA, N Book 12 vl
-0e B2, N Mdimry Gvnty IlMoig Thmm North 90 de9,ma DD mbutn W
et 25B.0l fat dmg add smU IFe al lv N.
t Nmm Unit Nv. 2. m the
t came- of lat'A' hr EnNaed Mmar Unli Na 1, mmdFg m Ne plot
,tletl PFguat 15, 1955 n dvaunmt no. 296" h Heok 12 a/ %alq Page
Nmry Ceunly, IAkolm Nmm NmU D tlegen M mfnutw 48 aeconde Wnt
at don9 Ue Yleaf INe of smd Un 'A' to Ne NarNnnt wmm of ea:d tM
eNartnentsly don9 a am M1arng a mdrvv of 71931s ke4 as noB area
d to Ua saNwat, m oee dafma of ifi.fi4 fct to Ue plot of Zd
Umm Ea(My tlon9 o wm h, a mdaa M 24].2] feet, n wld I
io Ue Ne t m arc daW t of HI.06 fnb Umce SaU D degen 04
% eeeanda Ewt dmg Ua Wnt M. of Na Evst 45 het of Ne Wnt 140 key
!'A', iB9.85 fmt U the scull Ifie d eaa lal "A"; Um<e Fnsfady olmg a
fig a endue of 1496 feet. n mid mnv le tv Ne m ar
ooff 4U6.e09Wnfetel;14UD mhnet oNDnOmbd.wcdl Wlt do
f.d n9 Ne
Lol'A', 169.4E feet to Ne m INe of aoW
Nmca Eadmly dmg a a,w hwng a wdue o124).2] k.t, va avid ana m
to Ne North, m oti dafmm of 4fi5s feet la Ne pofit of tmgmcW Umce
degmn D6J arnnda Emt dmg Ue t Ifio of
1 tv Ne mo.at'tNmihnmtWy wens of add tet'gA'; hmro swU B degren
tla Wet. 16i56 feet la Ne SwMwvtsly term of saW lnt'A';
mlheaelmly dmg a cwm hari,g o endue of 1496 feel, as mid am is
tv Ue NmNma4 m ve dbiml<a ay JI6.20 let ie a print of cmpmnd
Nenm SaNmatdy dmg o caw haJng a endue of 29,000 fceL on me
57 R r6 Onla mmaycare
ss
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pwmN ma amptM by N. ah covnm ar N< ah or uwe ry. _7
dry vl N_
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asp fie h cam UY m t y N demmlMa mmuN Lo al Y d.u'A I
knttananla ,m<WFWeam �INa nm Eem pntetl fen Ne mmtplelW of Ne
N. a9rauma er ma ah.
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5lpiE m' pJgps vw
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Aare hemam� In Ne m9edM and dwdm of cum meter avian Fla pWR
au t h.Mddpvtll<d ai vtlpilA9loMnammvsaF vmiA mvncnbdaUm m
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flwFmw %elnimd FngFem v( vfnW
AREATABLE
TOTAL AOSEAOE OF SUB. TOTAL LOTS AEF1.oEOICATm SUILOABLE AREA SUIWASLEASEA
fRWJER/SiBNNDFIt HFIDxvt PRDPFRTES MG stsaFt vfl A = w paEs
J99 W.W. S . BIHT H, pPNDAtE I1 MM. R M39
PXPAHPA V.
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