McHenry Times

City of Harvard Planning & Zoning Commission met April 5.

Here are the minutes provided by the commission:

Chairman Carbonetti called the meeting to order at 7:00 pm. City Clerk Moller called roll to establish a quorum. Commission members present: Jim Carbonetti, Tom Condon, Mike Grieshop, Jim Hutchinson, Ian McCafferty and J Albertson. Commissioner Steve Creviston was absent. Also present was Alderwoman Haderlein, Alderman Meza, Code Enforcement Officer Nutley, Community Development Director Santeler and members of the audience.

Public Comment

Chairman Carbonetti opened the floor to public comment for any item not on the agenda. There were no comments.

Planning and Zoning Commission Minutes of February 1, 2022 – Approved

A motion was made by Commissioner Condon, seconded by Commissioner McCafferty to accept the minutes of the Planning and Zoning Commission Meeting of February 1, 2022, as presented. All ayes. Motion carried.

Castcarr Properties, LLC - Conditional Use Event Center, 201 & 205 W. Front St.

Chairman Carbonetti opened the hearing in the petition submitted by Sonia Castaneda, Castcarr Properties LLC (petitioner), 4516 Billingsgate Ln., Woodstock, IL 60098. The petitioner is seeking a conditional use pursuant to Table 8-1 of the Unified Development Ordinance (UDO) to utilize the subject property as an Event Center. Subject property is located in Chemung Township and commonly known as 201 & 205 West Front St., Harvard, IL 60033. PIN 01-35-406-012

Staff Report

Staff Report as submitted in the petition.

Presentation of Evidence by Petitioners

The parties of interest were present. Upon being sworn in, Sonia Castaneda (petitioner) reviewed the petition seeking a conditional use to utilize the subject property (former Police Dept. or previously the Harvard Moose Lodge) as an event space and venue. The current zoning allows for a brewery but it doesn’t allow for use as an event space. Breweries and event spaces for private and public events tend to go hand in hand as an experience that people have while they’re in a brewery. The petitioner is seeking to attract those looking for a smaller nontraditional venue. They are aware of some the concerns and are open to working with the city and collaborating with others to ensure city codes, regulations and ordinances are followed. If they are granted the opportunity, they would love to work with their neighbors to create future development and growth within the City.

Questions/Discussion by Planning and Zoning Commissioners to Petitioners

Chairman Carbonetti opened the floor to questions/comments from the Commissioners.

• At Commissioner McCafferty’s and Condon’s inquiries, the petitioner responded that the proposed use would be a microbrewery and restaurant upstairs with the option of hosting events. The petitioner is working with general contractors and architects to remodel the entire building to bring it up to code, including ADA compliance, and to make sure that the building can structurally hold people and the equipment they need to put in place.

• Commissioner Grieshop requested that the petitioner expound on how the event center would fall into place with the microbrewery and restaurant combination. The petitioner responded that they would have the microbrewery and restaurant upstairs with the option of closing it down for an event. Eventually, if the business grows, the petitioner would build additional tap rooms so they can hold a small event while keeping the tap room open.

• Commissioner Albertson inquired if the plan was to have the event space always open to the public or specific for events only. The petitioner responded the space would be open for events only.

• Commissioner Grieshop reviewed the various businesses that are permitted in the B1-MU District. A brew pub is allowed; the proposed event center sounds like a smaller venue with 25 – 40 people. He didn’t see an issue integrating the proposed use into the building providing the petitioners go through all the engineering and architectural requirements. There are 41 parking spaces and 2 handicap parking spaces in the lot, plus 10 spaces adjacent to the building. There is also a public parking lot next door as well as the water tower parking lot and the Metra lot.

• Commissioner Condon commented that if something isn’t done with the building soon, it will be one more eyesore and something the City won’t be proud of.

• The proposed use could become another train destination to enhance our community to the awareness of other areas/communities to the east.

Community Development Director Santeler interjected that the proposed business will be a brew pub not a microbrewery and noted there is a big difference between the two terms. A brew pub is allowed to brew up to 6,000 barrels a year whereas a microbrewery is more suited to the industrial park and can brew up to 15,000 barrels a year. The petitioner is not asking permission for a microbrewery which is a conditional use in the B1-MU district whereas a brew pub is a permitted use. The terms seem interchangeable but by definition they are different.

Identification of Objectors/Supporters/Witnesses/Audience Participation

Chairman Carbonetti opened the floor to questions/comments from the audience.

• Gilbert Whaples, 3318 Trebes Dr., Harvard, was identified as an objector. Upon being sworn in, Mr. Whaples noted his objections to the petition. He said according the City’s UDO, the petitioner needs to get a conditional use for the microbrewery before they can get an event center. He further expressed concerns with the impact on the sewage plant from the resulting residue after brewing, ADA compliance getting out of the building at ground level and prior flooding that has contaminated the basement floor. Mr. Whaples also noted we already have some good venues in town. Community Development Director noted a previous conversation with Mr. Whaples earlier in the day and read definitions as outlined in the UDO relating to a brew pub and micro-brewery and noted that a brew pub is a permitted use pursuant to the definition.

• Chairman Carbonetti read into the record an email received from Jon and Raminha Warnecke as follows: “As the owners of a two-flat rental property directly behind the proposed events and brewery building/former police department, we have only one concern. That would be of loud noises or music generated from the building or the parking lot during the hours after 10:00 pm. However, we do like the idea of this business opportunity, and the fact that the building would be occupied again. We're just looking out for our long-term tenants, and others residing in the area.”

Commissioner Grieshop said he appreciated Mr. Whaples comments, but said we’re talking about a brew pub, not a microbrewery which Community Development Director Santeler has clearly defined. In response to the concern with noise, he noted that Section 27.04, Noise, of the Municipal Code addresses appropriate sound levels. Violations are fineable and if it became habitual, the conditional use could be revoked.

Commissioner Condon confirmed with Community Development Director Santeler that the petitioners would be manufacturing beer on site and then inquired if there were concerns after the manufacturing process as to what will go to the wastewater treatment plant. Community Development Director Santeler felt it would probably have a negligible impact on the sewer treatment plant. The new treatment plant will be a lot better at the treatment process.

Chairman Carbonetti asked for any additional comments from the audience.

• Upon being sworn in, Geoff Gentry owner of Harvard Physical Therapy, 109 W. Front St., Harvard, addressed the Commission with a possible concern with patient access during any cross over hours where both the clinic and event center would be open at the same time. He further inquired about having designated handicap parking spaces; Community Development Director Santeler stated it would be up to the City Council to designate any spots at the corner for handicap parking.

The petitioner presented a closing argument and addressed some of the concerns that were raised. The petitioner estimated the most they plan to manufacture is about 1,000 barrels a year which would be very minimal compared to a microbrewery. The building comes with its own parking spaces. She didn’t

foresee a problem with parking for Harvard Physical Therapy clients depending on their hours of operation which might not even align to where the petitioner would need those spaces.

Mr. Whaples inquired if the petitioners would be checking the structure of the upstairs floor. The petitioner stated they are trying to follow all codes, regulations and policies and are working with an architect and general contractor to make sure they are compliant and that the building is structurally able to hold what they need it to hold, whether its people or equipment.

A motion was made by Commissioner McCafferty, seconded by Commissioner Albertson to recommend to the City Council to approve the petitioner’s request for a conditional use to utilize the subject property as an event center. Roll call vote: Condon, aye; Grieshop, aye; Hutchinson, aye; McCafferty, aye; Albertson, aye and Carbonetti, aye. All ayes. Motion carried.

At 7:36 pm, a motion was made by Commissioner Creviston, seconded by Commissioner Albertson to close the hearing. All ayes. Motion carried.

The Planning & Zoning Commission’s recommendation will come before the City Council at their meeting on April 26, 2022, at 7 pm, to be held in the Community Hall. The petitioner was advised to be in attendance to address any questions the City Council might have.

110 Brainard LLC - Conditional Use Motorcycle Repair Shop 110 East Brainard St.

Chairman Carbonetti opened the hearing in the petition submitted by John Stricker d/b/a 110 Brainard LLC. The petitioner is seeking a conditional use pursuant to Table 8-1 of the Unified Development Ordinance to utilize the subject property as a motorcycle repair shop. Subject property is located in Chemung Township and commonly known as 110 East Brainard St., Harvard, IL 60033. PIN 01-35-411-013; 01-35-411-015

Staff Report

Staff Report as submitted in the petition.

Presentation of Evidence by Petitioners

The parties of interest were present. Upon being sworn in, John Stricker (petitioner), 803 E. Brown St., Harvard, reviewed the petition seeking a conditional use to utilize the subject property for a motorcycle repair shop in the old NAPA facility. He noted there was a break in the use of the property which necessitated seeking a conditional use.

Questions/Discussion by Planning and Zoning Commissioners to Petitioners

Chairman Carbonetti opened the floor to questions/comments from the Commissioners.

• At Commissioner Condon’s and Grieshop’s inquiries, the petitioner related that he has a tenant ready to go into the spot which is right next to Dunham-Chemung Insurance. The space will be divided for both the new tenant and the current tenant who makes hatchets.

• At Commissioner Albertson’s inquiry, the petitioner indicated that the buildings are connected on the inside and the permit request is for the whole property. The tenant’s intention is to move over into the section towards the middle of the submitted diagram.

Identification of Objectors/Supporters/Witnesses/Audience Participation

Chairman Carbonetti opened the floor to questions/comments from the audience. There were none.

The petitioner presented a closing argument and commented he is just trying to bring another small company that’s going to employ a couple of people into Harvard.

A motion was made by Commissioner Hutchinson, seconded by Commissioner Condon to recommend to the City Council to approve the petitioner’s request for a conditional use to utilize the subject property as a motorcycle repair shop. Roll call vote: Condon, aye; Grieshop, aye; Hutchinson, aye; McCafferty, aye; Albertson, aye and Carbonetti, aye. All ayes. Motion carried.

The Planning & Zoning Commission’s recommendation will come before the City Council at their meeting on April 26, 2022, at 7 pm, to be held in the Community Hall. The petitioner was advised to be in attendance to address any questions the City Council might have.

At 7:45 pm, a motion was made by Commissioner Condon, seconded by Commissioner McCafferty to close the hearing. All ayes. Motion carried.

Clerk’s Report

The filing deadline for the submission of Economic Interest Statements is May 1st.

Chairman’s Report

No report.

At 7:47 pm, a motion was made by Commissioner Condon, seconded by Commissioner McCafferty to adjourn the meeting. All ayes. Motion carried.

https://www.cityofharvard.org/sites/default/files/fileattachments/planning_and_zoning_commission/meeting/14543/planningzoningminutes2022-04-05.pdf