McHenry Times

City of McHenry Planning and Zoning Commission met April 7.

Here is the minutes provided by the commission:

Chairman Strach called the special meeting of the City of McHenry Planning and  Zoning Commission to order at 7:00 p.m. via Zoom. In attendance were the following: Gurda,  Lehman, Strach, Sobotta, Thacker and Walsh. Absent: Doherty. Also in attendance were City  Planner Cody Sheriff, Economic Development Coordinator Wolf, and Community Development  Director Polerecky. 

Public Hearing Guidelines for a Virtual Meeting were presented. Chairman Strach opened the  public portion of the meeting at 7:00 p.m. There was nobody in attendance who wished to address the Commission with public comment.  

Approval of Minutes:  

Consideration of March 17, 2021 Regular Meeting Minutes as presented. Motion by Lehman and seconded by Sobotta for approval.  

Roll Call: Vote: 6-ayes: Commissioners Gurda, Lehman, Strach, Sobotta, Thacker, and Walsh.  0-nay; 0-abstained; 1-absent: Doherty. Motion Carried. 

File No. Z-986 

Pearl Street Commercial LLC 

A Final Plat of Resubdivision, a Use Variance to allow a Mini-Warehouse, a Conditional Use  Permit to allow a future Drive-Thru Restaurant, Zoning Variations to minimum lot width, and  any other variations necessary to accommodate the proposed commercial development 

Chairman Strach called the hearing to order at 7:10 p.m. regarding File No Z-986 a request for A  Final Plat of Resubdivision, a Use Variance to allow a Mini-Warehouse, a Conditional Use Permit  to allow a future Drive-Thru Restaurant, Zoning Variations to minimum lot width, and any other variations necessary to accommodate the proposed commercial development at 1860  

Richmond Rd. Chairman Strach confirmed all legal posting requirements have been met. Planner Sheriff stated there was an error in the original posting of the hearing in regard to the property location however he verified with the attorney that the correct PIN and street address were listed in that same posting and therefore the posting could be considered valid if the commission agrees. Chairman Strach agreed.  

Attorney Joe Gottemeller stated he will address any zoning questions. Engineer Joseph Vavrina,  HR Green was sworn in. Attorney Steven L. Schwartz, Manager of Pearl Street Commercial, LLC,  1860 N. Richmond Rd., McHenry, stated Pearl Street Commercial is the contract purchaser of  the former Stock & Field building. He stated they are proposing a conversion into a Class A  climate-controlled self-storage facility with drive-thru along with creating two outlots. The self storage REIT engaged as manager of the facility will be a top operator such as Cubesmart, Life  Storage, or Extra Space Storage. An office on location will be staffed and have a retail  component and the facility will operate 24/7 regardless of the weather with a 24-hour help line.  Ingress/egress will be controlled by a keypad and monitored by security cameras. Very little parking will be needed for this use. Signage will be presented through City Council and all  necessary permits and processes will be followed. 

Mr. Schwartz stated customers are not allowed to store chemicals, flammables, or other dangerous solvents, which is governed by month to month leases.  

There are letters of intent signed for the two medical/wellness tenants of one of the outlots and they are negotiating with several other restaurant, retail, and automotive brands for the other outlot. They have also designed a drive-thru for the building to accommodate one of many quick service restaurants that may want to expand in this market.  

City Planner Sheriff provided the Commission with the Staff Report regarding this file stating the petitioner is proposing a new climate controlled self-storage facility to occupy the space, which is defined as a Mini-Warehouse. Mini-Warehouses are not permitted uses within the C-3  Community Commercial District and require approval of a use variation to proceed.  

The petitioner is also requesting approval of a conditional use permit to operate a future drive thru restaurant on outlot 3. Planner Sheriff stated because a future tenant has not been identified a generic site plan for the drive-thru restaurant is being proposed and Staff is comfortable with the request and will recommend a condition be added that final site plan approval be reviewed and approved administratively by the Staff Plat Review Committee which consists of the Public Works Director, Staff Engineer, Community Development Director, City Planner, Economic Development Director, and Chief of Police.  

Proposed on outlot 2 is a two-unit commercial building that will be occupied by Aspen Dental and Wellnow. Medical and dental offices are both permitted uses within the C-3 Community Commercial District.  

Planner Sheriff stated the future land use map recommends commercial land use on the subject property and these requests are in substantial conformance with the commercial future  land use recommendation. 

The subject property is currently zoned C-3 Community Commercial District and has operated as a commercial strip mall since inception. Planner Sheriff stated there are no concerns regarding traffic generated as a result of the proposed development.  

The proposed resubdivision will create two new commercial outlots. Due to the proximity of the outlots to an arterial roadway, the Zoning Ordinance requires a minimum lot width of 200  feet. Staff does not believe the variation request to minimum lot width will generate any adverse impacts on the surrounding properties. The petitioner is proposing a generic drive-thru  restaurant on outlot 3 that typically would have required a site plan. The City has been working  closely with the petitioner to help attract a drive-thru restaurant or other retail commercial  element for the site.  

The proposed landscaping plan includes an approximate 300-foot long landscape perimeter along the north building façade of the self-storage building, replacement and addition of parking island trees, and five additional shade trees along the east property line abutting the residential townhome subdivision. The developer is adding a net increase of 26 trees for a total  of 46 trees. Overall, staff believes the proposed landscape plan is in substantial conformance  with the City of McHenry Landscaping and Screening Ordinance.  

Planner Sheriff presented, in summary, staff believes the proposed commercial redevelopment  is in substantial conformance with the City of McHenry Zoning Ordinance. The aftermath of the  recession has left the City with large vacant commercial spaces that have struggled to retain  commercial tenants for over a decade. Staff believes the proposed mini-warehouse, future  drive-thru, and commercial outlots will attract significant reinvestment into the commercial  corridor. Staff does not believe approval of the petitioner’s requests would generate any  adverse impacts on the surrounding property owners. The development appears to be in  compliance with the City of McHenry Comprehensive Plan and Development Policies. Staff does  not object to the petitioner’s requests and recommends approval subject to appropriate conditions.  

Planner Sherriff stated if the Planning & Zoning Commission agrees with staff’s assessment then  four separate motions are recommended, as presented in the Staff Report. 

Chairman Strach invited questions and/or comments from the Commissioners.  

Commissioner Walsh asked for clarification on the driveways and the drive-through entrances in  the storage facility. Attorney Schwartz clarified convenience and customer service is met by  having more than one loading and drop off lane and entrance. 

Commissioners Lehman and Thacker had no questions. 

Commissioner Sobotta had no questions but commented that he appreciated the extra landscaping design that was added. 

Commissioner Gurda asked if rental trucks or propane will be added to the design and parking lot. Attorney Schwartz stated they will not. 

Chairman Strach invited questions and/or comments from the Public. There were no comments  from the public. Commissioner Strach closed the public comment portion of the hearing at 7:33 p.m.  

Motion by Gurda seconded by Walsh to recommend with regard to File No. Z-986, allowing approval of the Final Plat of McHenry Plaza Resubdivision as outlined in the staff report, as presented. 

Roll Call: Vote: 6-ayes: Gurda, Lehman, Sobotta, Strach, Thacker and Walsh. 0-nays, 0-abstained, 1-absent: Doherty. Motion Carried.

Motion by Lehman seconded by Sobotta to recommend with regard to File No. Z-986, allowing  approval of the petitioner’s request for a use variance to allow a mini-warehouse on Lot 1 of the  McHenry Plaza Resubdivision, as presented, subject to the following conditions: 

1. The development shall be in substantial conformance with the submitted site plan  and landscaping plan. 

2. All other federal, state, and local laws shall be met. 

and by making said motion, I agree with staff’s assessment that the approval criteria for Use Variations have been met as outlined in the Staff Report.  

Roll Call: Vote: 6-ayes: Gurda, Lehman, Sobotta, Strach, Thacker and Walsh. 0-nays, 0-abstained,  1-absent: Doherty. Motion Carried. 

Motion by Sobotta seconded by Walsh to recommend with regard to File No. Z-986, allowing  approval of the petitioner’s request for the a zoning variation to allow a minimum lot width of  163 feet (lot 2) and 187.19 feet (lot 3) in lieu of the required 200 feet, and any other variances  necessary to accommodate the proposed development, as presented; and by making said motion  I agree with staff’s assessment that the approval criteria for zoning variances have been met as  outlined in the staff report. 

Roll Call: Vote: 6-ayes: Gurda, Lehman, Sobotta, Strach, Thacker and Walsh. 0-nays, 0-abstained,  1-absent: Doherty. Motion Carried. 

Motion by Thacker seconded by Lehman to recommend with regard to File No. Z-986, allowing  approval of the petitioner’s request for a Conditional Use Permit to allow a drive-thru restaurant  on lot 3 of the Final Plat of McHenry Plaza Resubdivision, as presented, subject to the following  conditions: 

1. Any new construction that requires a drive-thru shall be subject to site plan review and approval by the Staff Plat Review Committee prior to being issued a building permit. 

2. All other state, federal, and local laws shall be met.  

and by making said motion, I agree with the staff’s assessment as outlined in the staff report that  the approval criteria for conditional uses has been met.  

Roll Call: Vote: 6-ayes: Gurda, Lehman, Sobotta, Strach, Thacker and Walsh. 0-nays, 0-abstained, 1-absent: Doherty. Motion Carried. 

Chairman Strach closed the hearing regarding File No. Z-986 at 7:40 p.m. 

Staff Report: The regularly scheduled meeting set for April 21, 2021 will be cancelled due to lack of an agenda. Planner Sheriff stated this is the last meeting with the current board. Chairman Strach has been elected to City Council, Commissioner Thacker is retiring, and Commissioner Doherty has submitted his resignation from the Commission. They will be replaced when appointments are made in May. Congratulations and thanks were given for each of their service  to the Commission. 

Adjourn: Motion by Lehman and seconded by Thacker, all approved. Meeting adjourned at 7:50 p.m.

https://cityofmchenry.org/vertical/Sites/%7B32BA702A-197A-429A-BC8D-0F4D5E307CAD%7D/uploads/PZMIN_4-7-21_Special(1).pdf