McHenry Times

Village of Huntley Plan Commission met June 10

Here are the minutes provided by the commission:

CALL TO ORDER

A meeting of the Village of Huntley Plan Commission was called to order on Monday, June 10, 2024, at 6:33 p.m. in the Municipal Complex, Village Board Room, 10987 Main Street, Huntley, Illinois 60142.

PLEDGE OF ALLEGIANCE

Chairwoman Dawn Ellison led the Pledge of Allegiance.

ROLL CALL

PRESENT: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don Walz, and Chairwoman Dawn Ellison.

ABSENT: Commissioner Terra DeBaltz

IN ATTENDANCE: Director of Development Services Charles Nordman, Assistant Director of Development Services Scott Bernacki, Village Engineer – Development Scott Hajek, and Senior Planner Nick Arquette

PUBLIC COMMENT

None

APPROVAL OF MINUTES

A. Approval of the April 29, 2024 Special Plan Commission Meeting Minutes

A MOTION was made to approve the April 29, 2024 Special Plan Commission Meeting Minutes.

MOTION: Commissioner Ron Hahn

SECOND: Commissioner Jeff Peterson

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Ellison.

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

APPROVAL OF MINUTES

A. Approval of the May 13, 2024 Plan Commission Meeting Minutes

A MOTION was made to approve the May 13, 2024 Plan Commission Meeting Minutes.

MOTION: Commissioner Dennis O’Leary

SECOND: Commissioner Don Walz

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don Walz, and Chairwoman Ellison.

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

PUBLIC HEARING(S)

A. Petition No. No. 24-06.02, Michael L. Gehrke, Agent on behalf of AT&T Wireless, Petitioner, and Village of Huntley, as Owner, Relating to the property located at 10374 Route 47, Request for approval of Special Use Permit for Wireless Telecommunication Service Facilities on an Existing Structure, in accordance with the plans that have been submitted to, and are on file with, the Village of Huntley, pursuant to the requirements of Section 156.204 of the Huntley Zoning Ordinance.

Chairwoman Dawn Ellison turned to Village staff to begin the PowerPoint presentation to review the petition. Senior Planner Nick Arquette thanked the Chairwoman and introduced the request from the petitioner for review of a request for a Special Use Permit for Wireless Telecommunication Service Facilities on an Existing Structure, in accordance with the plans that have been submitted to, and are on file with, the Village of Huntley, pursuant to the requirements of Section 156.204 of the Huntley Zoning Ordinance.

Senior Planner Arquette stated that the petitioner proposes to construct a new cellular antenna collocation atop the existing 152’ tall Village Water Tower #1 at 10374 Route 47. The water tower currently houses police and fire communications. Telecommunications equipment for Sprint and Nextel resided on the water tower until 2015.

Staff noted that the proposed telecommunication facility will improve wireless telephone service, voice paging, messaging, wireless internet, and broadband data transmission for the residents and visitors of the Village of Huntley and the surrounding area. The property is owned by the Village of Huntley and zoned “B-3” Shopping Center Business District, and the proposed wireless telecommunication service facility will require special use permit approval.

Senior Planner Arquette described that the site plan includes two lease parcels. The first lease parcel, sized at 11.33’ x 16.67’, provides access to the existing equipment shelter building. The second lease parcel, sized at 12’ x 30  directly east of the Huntley Center multi-tenant commercial property. The existing equipment shelter and proposed ground equipment are visible from portions of Route 47, however, they are located directly behind the existing multi-tenant commercial building.

Senior Planner Arquette continued, noting that the proposal includes a 6’ high chain link fence with aluminum diagonal slats and a 4’ wide gate to enclose the proposed 30-kilowatt diesel generator. Section 156.079 of the Zoning Ordinance prohibits using slats and installing barbed wire on a fence. The petitioner agreed to modify the plans to use a solid composite screening fence and remove the barbed wire. The lease area will receive principal vehicle access from a 12’ access easement provided off the Village owned alley from Kenneth Avenue directly east of the multi-tenant commercial building.

Staff stated that the existing Water Tower #1 is 152’ tall with a maximum dipole antenna height of 164.4’, which complies with the special use standards for wireless telecommunication service facilities. The Village’s consultant, DIXON Engineering, provided an engineering review of the project and noted that if completed per the approved design drawings, the new antenna installation for AT&T will not affect Water Tower #1 with respect to OSHA (safety), tank operations, or water quality.

Senior Planner Arquette added that the Zoning Ordinance establishes special standards for public and private utilities and services. Staff highlighted relevant standards, including that if findings indicate that a hazard may result or that interference with the development or use and enjoyment of surrounding properties may ensue, fencing or screening with a densely planted evergreen hedge or other shielding material may be required in a manner consistent with such findings. The proposed facility will be mounted atop the existing water tower and the mechanical equipment, if not within the equipment shelter, will be required to be screened by an 8’ high 5 composite fence. The tower and ground facilities shall be constructed in a manner maximizing any and all of the industry-standards for stealth architectural and structural design. Staff noted that a condition has been added that the wireless communication equipment atop the tower and new railing shall be white to match the existing water tower structure.

Senior Planner Arquette continued, stating that the lease space shall be suitable in size to accommodate the tower, any guyed wires and equipment shelter and that eight-foot-high security fence shall surround facility. The lease space includes the existing water tower, equipment room, and a small outdoor area to place a generator. A condition has been added that the generator will be surrounded by 8’ high composite fencing. Barbed wire is not permitted on fencing. The proposed equipment associated with the facility will be entirely contained within the lease space. The ingress/egress path, and associated parking area, to and upon the subject facility, shall be an all15 weather surface designed to the Village’s engineering standards. Every effort shall be made to mitigate the visibility of the facility’s access path and parking area. Staff noted that the facility proposes a 12’ access easement through the existing Village owned paved alley on the property.

Senior Planner Arquette notified the commissioners that a public comment was provided to Village Staff prior to the hearing and the documentation was placed at their seats. The public comment was provided in writing by a neighboring property owner.

Senior Planner Arquette stated that Staff recommends the following conditions be applied should the Plan Commission forward a positive recommendation to the Village Board:

1. All public improvements and site development must occur in full compliance with the submitted plans and 25 all applicable Village codes, ordinances, and Municipal Services (Engineering, Public Works, Planning and Building) site design standards, practices and permit requirements.

2. The petitioner is required to meet all development requirements of the Huntley Fire Protection District.

3. The petitioners shall comply with all final engineering revisions to be approved by the Village Engineer and Development Services Department.

4. All future tenants in the facility or collocations upon the water tower shall require a special use permit in accordance with the Zoning Ordinance.

5. The plans shall be revised to replace the chain link fence with an 8’ high solid composite screen fence and remove the barbed wire from the top of the fence.

6. All abandoned or unused Telecommunication Service Facilities shall be deemed a nuisance and the Village may act after twelve (12) months of the cessation of operations unless an extension is approved. If an extension is not approved by the Village Manager or designee, the Village may act to abate such nuisance and require its removal at the Leaseholder’s expense.

7. All cables shall be run internal to the water tower. There shall be no exposed wires installed upon the exterior of the Water Tower.

8. All equipment and railings installed atop the water tower shall utilize industry standards for stealth architectural and structural design and shall be white to match the existing water tower structure.

9. No building plans, construction permits, sign permits, or Certificates of Occupancy are approved as part of this submittal.

Senior Planner Arquette concluded the presentation and returned the floor to Chairwoman Ellison.

Chairwoman Ellison requested a motion from the Commission to open the public hearing.

A MOTION was made to open the public hearing to consider Petition No. 24-06.02

MOTION: Commissioner Jeff Peterson

SECOND: Commissioner Dennis O’Leary

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

Chairwoman Ellison stated that this is a public hearing and anyone wishing to testify must be sworn in. The following persons were sworn in: Senior Planner Nick Arquette and Petitioner representative Mike Gehrke of Cellusite.

Chairwoman Ellison asked if the petitioner had any comments to add, to which the petitioner, Mike Gehrke, Cellusite, stated that AT&T desires to improve the coverage for wireless, the E-911 coverage, and the improvement of Firstnet, which is dedicated coverage for first responders in the event of emergency.

Chairwoman Ellison asked if any other members of the public had any comments to add, to which no members of the public had anything to add.

Chairwoman Ellison turned to the Plan Commissioners for comment.

Commissioner Ron Hahn noted that the Plan Commission has heard previous cases for other water towers within the Village, and that he does not have concerns related to the proposed project.

Commissioner Joseph Holtorf noted that he had no further questions on the project.

Commissioner Jeff Peterson stated that as long as the petitioner is willing to comply with the additional Village requirements, that he supports petition as the installation is on the existing water tower.

Commissioner Dennis O’Leary stated that he was not confident in assessing the request or providing any further comment, as the written public comment provided to the Commission by the neighboring property owner appears was not addressed during the petitioner’s testimony.

Commissioner Don Walz expressed concern related to the noise impact of the generator upon the nearby residents and inquired about the operation of the generator. Mike Gehrke stated that the generator is proposed as a backup in the event of power outages, and that it will be tested for 20-30 minutes each month to ensure no additional maintenance is required. Mike Gehrke added that the generator is designed with noise in mind, and that it may be audible when running, but not to a significant extent. Commissioner Walz inquired about the range of coverage for the proposed unit and if it is for 5G. Mike Gehrke stated that the tower does provide 5G coverage, and that it is likely at minimum a couple of miles. The intent is to connect and overlap coverage with other nearby towers.

Chairwoman Dawn Ellison asked why AT&T is seeking the location and if it relates to dropped calls, and shared concern related to the written public comment provided to the Commission. Mike Gehrke noted that there is a need based on engineer’s assessments of the area and the reports of issues or dropped calls. Mike Gehrke continued, noting that 5G coverage is already installed nationwide, and that all 5G operations are under the jurisdiction of the federal government (FCC) and that AT&T ensures alignment with all regulations. Chairwoman Ellison asked about the written comments regarding the surrounding properties. Director of Development Services Charles Nordman stated that it is possible that the zoning district designations, which also include the word “Duplex”, were a potential cause for confusion. Chairwoman Ellison inquired about the running time of the generators in the event of emergency, to which Mike Gehrke noted that the generator can be refueled to operate as long as needed during emergency events.

Commissioner O’Leary reiterated his concern regarding the electrical comments from the written public comment provided to the Commission. Director Nordman added that the Village may not impose stricter regulations than the FCC in regards to RF emissions.

There were no further comments. Chairwoman Ellison requested a motion to close the public hearing.

A MOTION was made to close the public hearing to consider Petition No. 24-06.02

MOTION: Commissioner Joseph Holtorf

SECOND: Commissioner Don Walz

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

Chairwoman Dawn Ellison requested a motion to approve the petition.

A MOTION was made to approve Petition No. 24-06.02, Requesting approval of Special Use Permit for Wireless Telecommunication Service Facilities on an Existing Structure, in accordance with the plans that have been submitted to, and are on file with, the Village of Huntley, subject to the following conditions:

1. All public improvements and site development must occur in full compliance with the submitted plans and all applicable Village codes, ordinances, and Municipal Services (Engineering, Public Works, Planning and Building) site design standards, practices and permit requirements.

2. The petitioner is required to meet all development requirements of the Huntley Fire Protection District.

3. The petitioners shall comply with all final engineering revisions to be approved by the Village Engineer and Development Services Department.

4. All future tenants in the facility or collocations upon the water tower shall require a special use permit in accordance with the Zoning Ordinance.

5. The plans shall be revised to replace the chain link fence with an 8’ high solid composite screen fence and remove the barbed wire from the top of the fence.

6. All abandoned or unused Telecommunication Service Facilities shall be deemed a nuisance and the Village may act after twelve (12) months of the cessation of operations unless an extension is approved. If an extension is not approved by the Village Manager or designee, the Village may act to abate such nuisance and require its removal at the Leaseholder’s expense.

7. All cables shall be run internal to the water tower. There shall be no exposed wires installed upon the exterior of the Water Tower.

All equipment and railings installed atop the water tower shall utilize industry standards for stealth architectural and structural design and shall be white to match the existing water tower structure.

9. No building plans, construction permits, sign permits, or Certificates of Occupancy are approved as part of

this submittal.

MOTION: Commissioner Ron Hahn

5 SECOND: Commissioner Don Walz

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Don Walz, and

Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: Commissioner Dennis O’Leary

MOTION CARRIED 5:0:1

PUBLIC HEARING(S)

B. Petition No. 24-06.03, Inder Virk, as Petitioner and Owner, Relating to the property known as Lot 205 of the Fitzgerald Subdivision (located on the south east corner of Charles H. Sass Parkway and Main Street, directly north of the Estates at Lion’s Chase Residential Subdivision), Request for approval of Final Planned Unit Development, including any necessary relief, in accordance with the plans that have been submitted to, and are on file with, the Village of Huntley, pursuant to the requirements of Section 156.204 of the Huntley Zoning Ordinance.

Chairwoman Dawn Ellison turned to Village staff to begin the PowerPoint presentation to review the petition. Assistant Director of Development Services Scott Bernacki thanked the Chairwoman and introduced the request from the petitioner for review of a request for Final Planned Unit Development, including the necessary relief, in accordance with the plans that have been submitted to, and are on file with, the Village of Huntley, pursuant to the requirements of Section 156.204 of the Huntley Zoning Ordinance.

Assistant Director Bernacki added that the property is known as Lot 205 of the Fitzgerald Subdivision, located on the southeast corner of Charles H. Sass Parkway and Main Street directly north of the Estates at Lion’s Chase Residential Subdivision and east of the Village’s water treatment facility.

Assistant Director Bernacki provided background, noting that in 2003, the Village Board approved the Final PUD for the Estates at Lions Chase, with the final plat of subdivision including lots 205 and 206 being set aside as future commercial retail outlots fronting Main Street. The owner intends to develop three speculative multi-tenant commercial buildings with up to five tenants each. Although no users have been identified at this time, the owner is actively marketing the property toward commercial, personal service, retail, office, medical office, and restaurant users. The property is zoned “B-2 (PUD)” Highway Service District – Planned Unit Development. Assistant Director Bernacki reiterated that the site plan includes the construction of three multi-tenant commercial buildings upon the ±6 acre lot. Building A is located nearest the intersection and is oriented with the front of the building facing the parking lot. The ±14,400 square foot single-story building is proposed to support up to four tenants. The building has been designed with dual frontages due to the rear frontage along Charles H. Sass Parkway. Buildings B and C are identical ±10,500 single-story strip commercial buildings planned to support up to five tenants each. The buildings are positioned on the south side of the site and open to the front parking area facing Main Street.

Assistant Director Bernacki continued, stating that a two-lane drive aisle at the rear of Buildings B and C connects Charles H. Sass Parkway to Main Street and provides access to the parking lots for all three buildings. The drive aisle is equipped to accommodate truck deliveries and all other service aspects of Buildings B and C. Building A has a dedicated loading and service area to the south of the building. All dumpster enclosures are positioned behind the buildings on the south side of the site. Pedestrian connections are integrated throughout the site to each building leading to the existing multi-use path along both the Charles H. Sass Parkway and Main Street frontages. Bicycle racks are provided as required.

Staff displayed the ALTA plat of survey outlining the original plan for full access to the Lion’s Chase Commercial lots as originally approved in 2003. The Final Plat only provided right in/right out access along Charles H. Sass Parkway. The petitioner has requested to modify the previously approved final plat of subdivision to allow the Charles H. Sass Parkway access to be a ¾ access (right-in, left-out, right-out) and to relocate the Main Street access from the neighboring property, Lot 206, onto the subject Lot 205.

Staff noted that the Village of Huntley has jurisdiction over Charles H. Sass Parkway and the McHenry County Department of Transportation (McDOT) has jurisdiction over the portion of Main Street adjacent to the property.

Both agencies have reviewed the owner’s traffic study and have provided the following determinations:

As relating to the main street access, a gap analysis revealed that existing conditions are not conducive to allowing a full access to Main Street. The study supports a three-quarters access, which includes right-in access to the property eastbound from Main Street, left-in access to the property westbound from Main Street, and right-out access from the property eastbound to Main Street.

The plans accommodate an eastbound deceleration lane beginning after Charles H. Sass Parkway to allow for the continuation of free-flowing eastbound traffic while accommodating right-in access to the property. The plans note that the striped center median of Main Street will be reconfigured to support a dedicated left turn lane and stacking to allow for the continuation of free-flowing westbound traffic.

A traffic signal analysis has determined that under the existing and proposed conditions, the warrant is satisfied for the installation of a traffic signal at Main Street and Charles H. Sass Parkway. The owner has acknowledged the need for the traffic signal and has committed to developing plans for a span wire signal similar to the signal located at Main Street and Marengo/Harmony Road. The span wire signal will provide the necessary traffic control at the intersection prior to a permanent signal being installed. Staff anticipates that a permanent signal would be required as part of future development of the agricultural property to the north. At this time, there are no plans to develop the property north of Main Street.

The traffic study has revealed that existing conditions do not allow for the installation of full access to Charles H. Sass Parkway as requested by the petitioner. The study supports the proposed three-quarters access, including a right-in to the property northbound from Charles H. Sass Parkway, right-out from the property northbound to Charles H. Sass Parkway, and left-out from the property southbound to Charles H. Sass Parkway. All travelers on eastbound Main Street are directed to use the Main Street access point.

Assistant Director Bernacki added that the proposal provides 167 passenger vehicle parking spaces within the development. The primary customer parking lot is located at the front of each building with additional parking provided in the rear of Buildings B and C intended to serve employees. The Lions Chase commercial center users would be regulated by shared parking and cross access easement agreements. The site provides 4.7 parking spaces per 1,000 square feet of space, which is consistent with the retail parking requirement of 4 spaces per 1,000. All parking stalls measure a compliant 10’ X 19’.

Assistant Director Bernacki continued, noting that the proposed buildings are comprised principally of a mesaba brown “quik brik” with a white block base and white accent course around the side and rear of the buildings. The samples are produced by Echelon Masonry. The proposed product is a structural brick, which carries the aesthetic appeal of traditional clay brick while utilizing a single-wythe CMU style of construction. Tenant spaces feature storefront glass entryways outlined by oyster white architectural aluminum paneling. The storefront glass and paneling carry over to the side endcap units of Buildings B and C, and the entirety of Building A. Staff noted that he commercial design guidelines do not allow for concrete block, metal, or similar building materials to be utilized in commercial retail developments.

Assistant Director Bernacki provided further detail, adding that all three buildings are 27-feet in total height, including a 6-foot parapet wall to screen rooftop mounted mechanical equipment. The front corner of each building features a decorative overhang comprised of spandrel glass and canister sconce lighting between each tenant entryway. Staff provided a display depicting the comparisons of the building as proposed at the Village Board concept review in September of 2022 and the building as proposed for the public hearing. Staff noted that a condition has been added requiring the petitioner to revise the building elevations to better incorporate the Commercial Design Guidelines. Providing additional architectural elements such as projected masonry piers, brick soldier course work, decorative stone base, cast stone detailing or trim work, awnings incorporated into the building, and roofline variation are strategies used throughout Huntley’s existing and newly developed commercial retail properties.

Assistant Director Bernacki stated that the petitioner proposes a total of four wall signs upon the multi-tenant medical office Building A. Each 34 square foot sign would be installed upon the east elevation facing the parking lot. No signage has been proposed upon the Main Street or Charles H. Sass Parkway elevations. Retail buildings B and C both propose a total of seven wall signs for each of the five tenant spaces, respectively. All 34 square foot signs would be installed upon the north elevation facing the parking lot. One additional sign is proposed upon the endcap side elevations, which requires relief. No signage has been proposed upon the rear elevations facing the residential properties.

Assistant Director Bernacki added that two standalone monument signs are proposed for the site. The first sign identified as Sign A, is located at the northwest corner of Building A, facing the intersection of Charles H. Sass Parkway and Main Street. The 6.5’ tall brick veneer monument supports a 21 square foot precast sign panel that announces the name of the shopping center as “Lions Chase.” The second monument, Sign B, is proposed to within the landscaped island on the north side of the parking lot. The monument sign, visible from Main Street, will announce up to 12 individual tenants within the shopping center. The ±11’ tall monument features a brick veneer base between two pre-cast pillars and an aluminum cabinet with illuminated letters. The sign area is approximately 94 square feet. Relief has been requested to allow for more than one ground sign upon the property and for the 35 square feet of ground sign area overage.

Staff noted that the landscape plans show a mix of landscaping elements along both street frontages. All existing parkway trees located between the multi-use path and the street are proposed to remain. The petitioner proposes a 2’ – 3’ tall hedge consisting of a variety of plantings and shrubs along the entire length of the parking lot along Main Street. Foundation plantings are provided where possible on the north and west sides of Building A and green space with shade trees is proposed at the rear and sides of Buildings B and C. The plans propose a total of new shade trees, 43 evergreen trees, and 210 shrubs, with perennials, grasses, and ground cover in highvisibility locations. Given the existing row of mature trees along the south property line and the street frontages, the plans intend to achieve compliance with the intent of the Village’s landscape requirements while also maintaining a horticulturally responsible spacing of trees. Evergreen trees have been strategically located along the south and east property lines adjacent to the neighboring residential properties at the end of each drive aisle.

The existing mature trees along the south property line are proposed to remain. A 6’ tall composite trex fence is proposed to replace the existing white farm rail fence on the property.

Assistant Director Bernacki stated that, prior to the public hearing, the Village met with Kyle Archer of The Estates of Lions Chase Home Owners Association (HOA) to review the plans and consider any concerns the HOA may have.

The Estates of Lions Chase CCR’s designate that the HOA is responsible for the maintenance of the 30’ buffer and parkway areas along Main Street and Charles H. Sass Parkway. As part of the conversation, The Estates of Lions Chase HOA is requesting that the ongoing maintenance obligations of these areas be transferred to the petitioner, as they are part of the commercial property. A condition has been added to reflect the request.

Staff detailed the lighting on the site, noting that the parking lot lighting plan features Razar Series LED pole mounted light fixtures at a mounting height of 20 feet. a condition has been added requiring the installation of external glare shields on all fixtures located along the south and east property lines. Wall lighting consists of the westwood canister sconce providing accent lighting between each entryway. Staff noted that the Commercial

Design Guidelines require lighting fixtures with a decorative historic or traditional design to be utilized in commercial retail applications.

Assistant Director Bernacki provided background regarding the previous Village Board review of conceptual plans for the proposal on September 22, 2022. Board members expressed concerns for traffic safety on Main Street, particularly regarding the high school and stacking on Charles H. Sass Parkway. To address the concern, a traffic study was submitted by the petitioner and the recommendations of the Village of Huntley and the McHenry County Department of Transportation have been implemented into the site. Board members expressed a desire for the petitioner to install a dense hedge the full width of Main Street. Landscaping plans submitted by the petitioner include deciduous and evergreen shrubs with perennial planting beds along the full length of the Main Street frontage. Board members also expressed a need for the petitioner to ensure proper screening is provided for the Estates of Lions Chase residential properties to the south of the development. As a result, the landscaping plans note that all existing mature trees will remain, along with the planting of 34 additional evergreen trees along the existing landscape easement, and the installation of a 6’ tall composite trex privacy fence in place of the existing rail fence.

Assistant Director Bernacki continued, noting that Board members requested that the west side elevation of Building A be designed as a frontage due to the corner side adjacency to Charles H. Sass Parkway. Building A includes storefront glass and aluminum canopies on all elevations. Board members also requested decorative building lighting, to which the petitioner included the westwood canister sconces between each tenant space to provide down lighting between each entryway. Finally, Board members expressed concerns about parking availability within the shopping center to support quality tenants, such as restaurant users. A suggestion was made that the petitioner present a phased construction of Buildings B and C, and limit the construction of Building A until after it has been determined that the parking for the shopping center can support the additional 14,000 square feet. The petitioner plans to construct the site and the buildings together. Building A is being marketed as a multi-tenant medical office building, which would mitigate the demand for parking if the space were to be occupied by retail or restaurants. 4.7 parking spaces per 1,000 sf of space has been provided.

Assistant Director Bernacki stated that Staff recommends the following conditions be applied should the Plan Commission forward a positive recommendation to the Village Board:

1. All public improvements and site development must occur in full compliance with the submitted plans and all applicable Village codes, ordinances, and Municipal Services (Engineering, Public Works, Planning and Building) site design standards, practices and permit requirements.

2. The petitioner is required to meet all development requirements of the Huntley Fire Protection District.

3. The petitioner shall be required to submit a plat of correction to transfer permanent Main Street access from Lot 206 to Lot 205. The Final Plat of Subdivision shall be reviewed and approved by the Village of Huntley and the McHenry County Department of Transportation.

4. The petitioner shall be required to record all proposed cross access easements upon the Final Plat of Subdivision.

5. The petitioner shall be required to record upon the Final Plat of Subdivision the owner’s ongoing landscape maintenance responsibilities for the property, including the 30’ landscape easement along the south property line and the parkway areas adjacent to commercial Lots 205 and 206.

6. The petitioner shall be required to submit roadway improvement plans including the proposed deceleration lane on eastbound Main Street, the striping of a dedicated left in turn lane on westbound Main Street, and the installation of a span wire signal at the intersection of Main Street and Charles H. Sass Parkway. The plans shall be reviewed and approved by the Village of Huntley and the McHenry County Department of Transportation.

7. The petitioner shall revise building elevations to better incorporate the Commercial Design Guidelines by providing additional architectural elements such as projected masonry piers, brick soldier course, decorative stone base, cast stone detailing or trim work, awnings incorporated into the building, and roofline variation to assist in breaking up the otherwise uniform elevations.

8. External glare shields shall be installed upon all light pole fixtures proposed along the south and east property lines having residential adjacency.

9. A uniform sign criteria shall be developed for the shopping center for review and approval by the Village’s Development Services Department.

10. All landscape beds are required to be mulched on an annual basis and dead plantings must be replaced immediately upon decline.

11. No building plans, construction permits, sign permits, or Certificates of Occupancy are approved as part of this submittal.

Assistant Director Bernacki concluded the presentation and returned the floor to Chairwoman Ellison.

Chairwoman Ellison requested a motion from the Commission to open the public hearing.

A MOTION was made to open the public hearing to consider Petition No. 24-06.03

MOTION: Commissioner Don Walz

SECOND: Commissioner Dennis O’Leary

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

Chairwoman Ellison stated that this is a public hearing and anyone wishing to testify must be sworn in. The following persons were sworn in: Assistant Director of Development Services Scott Bernacki and Petitioner Inder Virk and representatives Trudy Buehler of Mackie Consultants and Mark Dunnett of MD Commercial Services, Inc.

Chairwoman Ellison asked if the petitioner had any comments to add, to which the petitioner, Inder Virk stated that he looks forward to answering any questions. Trudy Buehler, Mackie Consultants, added that the team is aware of the traffic signal requirements and is beginning work on the project.

Chairwoman Ellison invited members of the public in attendance to approach the podium to provide public comment. Cynthia Bell, 11210 Fitzgerald Lane, stated that her house is located adjacent to the proposed project, and provided the following list of concerns with the project. Concerns include the traffic at Charles H. Sass Parkway and Main Street, the potential for a restaurant bringing increased traffic, drive-through intercom sounds, dry-cleaning chemical smells, nail salon employees smoking at the rear of the building, increase in wild animals and insects due to the commercial trash, individuals cutting through the backyard, trash and delivery trucks in the night, rear building façade aesthetics, individuals and security cameras viewing into the rear windows of the home, light passing onto the property, fencing and tree buffering, blowing trash, construction dust and timeline of construction, pawn shop/liquor store/smoke shop tenants, length of leases, potential events and related noise, employee vehicle sounds and vehicle music, overnight parking, outdoor music from restaurants, and the antagonizing of dogs.

Assistant Director Bernacki clarified that the drive-throughs had been removed from the 2022 plans, and that any future drive-through locations within the development would require Special Use Permit approval, which would include required legal notice and mailing. Chairwoman Dawn Ellison noted that a 6’ composite screening fence and 8’ evergreen trees are proposed for the property. Assistant Director Bernacki added that the existing landscaping berm and buffer trees are also proposed to remain.

Vernon Bell, 11210 Fitzgerald Lane, asked about the location of the proposed 6’ fence, to which Assistant Director Bernacki noted that the fence would be a direct replacement of the existing fence with no impact on the existing landscape buffer. Vernon Bell asked when construction would begin.

Reinold Schmalz, 11180 Fitzgerald Lane, asked how many additional trees are proposed along the south buffer, to which Assistant Director Bernacki noted that there are a total of 34 proposed evergreen trees. Reinold Schmalz inquired about the speed limit and the potential to reduce if the north side of Main Street is developed. Director Nordman stated that it is the assumption of the Village that the Village would take possession of the section of Main Street if the property north of Main Street was to be developed.

Kyle Archer, 11525 Richmond Lane, inquired about whether the traffic signal would time or sense based, as the backups along Charles H. Sass Parkway already cause traffic issues. The petitioners noted that the traffic signal timing is still to be determined. Kyle Archer asked if there is any consideration to the continuity of a potential future screening fence along Lot 206 (Fitzgerald Farm) and the specific weathering effects changing the color of the fence over time. Assistant Director Bernacki replied that the Village does not have specific regulations relating to the weathering of the fencing. Kyle Archer inquired as to the hours of operations of tenants, and whether it would be open 24 hours or if it will be regular business hours.

Reinold Schmalz added that there are many weeds that require maintenance on the property.

Vernon Bell asked about the considerations for water runoff. Cynthia Bell added that there are historical issues related to the water runoff within the subdivision. Chairwoman Ellison added that often it is possible that the drain tiles from the farmland broke down over time.

Chairwoman Ellison asked if any other members of the public had any comments to add, to which no members of the public had anything to add.

Chairwoman Ellison turned to the Plan Commissioners for comment.

Commissioner Don Walz asked when construction is expected to begin. Inder Virk stated that he intends to begin construction as soon as approvals are provided for the development as required. Commissioner Walz requested that the screening fence be installed at the beginning of the construction process, to which the petitioner was amenable to the request. Commissioner Walz inquired about the location of bicycle racks, to which Assistant Director Bernacki replied that a pad is dedicated for bicycle racks adjacent to each of the three buildings.

Commissioner Walz continued, asking if there are any planned patios for outdoor seating at the rear of the building. Assistant Director Bernacki stated that the only proposed outdoor fenced patios are planned in front of the building, with a style similar to that of the recently developed Jersey Mike’s on Route 47.

Commissioner Dennis O’Leary stated that he did not have any further questions.

Commissioner Jeff Peterson asked about the proposed bike path on the Charles H. Sass Parkway, to which the petitioner confirmed that the proposal is to perform maintenance on the existing path. Commissioner Peterson added that the Village requires brick trash enclosures for all exterior dumpsters. Commissioner Peterson expressed concern with potential extended tenant vacancies, to which the petitioner noted that he is working to fill space and has potential tenants expected for the proposed development. Commissioner Peterson expressed support for the building design, and reiterated previous concerns regarding the traffic. Commissioner Peterson asked if the concerns raised by the Fitzgerald Farm had been addressed, to which David Fitzgerald confirmed all concerns are addressed.

Chairwoman Ellison expressed concern with the building design, noting that the current proposal is inadequate in comparison to the Huntley standard designs and the previous concepts presented.

Commissioner Joseph Holtorf expressed concerns with the speed limits on Main Street, and expressed a need for urgency on behalf of McHenry County in assessing the speed limits adjacent to the subject property. Director Nordman noted that McHenry County possesses control of the speed limit and has not adjusted the speed limit as a result of the proposal at this time.

Commissioner Ron Hahn asked if the project would be completed in phases. Inder Virk replied that the phasing of the development is dependent upon pre-leasing after the conclusion of the hearings for the requested development. Commissioner Hahn requested that the traffic signal be completed in tandem with the first phase of development, rather than after completion of the entire development. Inder Virk noted that the light would be completed during construction. Commissioner Hahn requested consideration be given to ensuring that sight visibility along Main Street is maintained at entrances, and asked if any control can be implemented for operational hours and delivery time of businesses within the complex. Inder Virk replied that the considerations can be addressed in the leases for the tenant spaces. Commissioner Hahn stated that the installation of the traffic light would help to provide traffic control adjacent to the site in the event that the speed limits were not adjusted.

Commissioner Hahn noted an overall support of the concept of the project, with minor details needing to be addressed as presented during the meeting. Commissioner Hahn asked if the petitioner had completed similar projects previously, to which Inder Virk replied that he has owned similar properties after development was complete.

Chairwoman Ellison echoed the need to address hours of operation and overnight parking. Chairwoman Ellison expressed concern with the proposed design, and stated a preference for the original 2022 proposal, with particular attention to the design elements that ensure variation along the long building facades. Inder Virk noted that the renderings do not accurately reflect the nature of the building design, and that he intended to align with buildings along Route 47.

Mark Dunnett, MD Commercial Services, Inc., stated that the updated building design reflects a need for affordability and sensibility in design, and that it is modeled upon buildings on Route 47. Chairwoman Ellison stated that the Commission seeks to ensure that building facades avoid monotony, and that the rear of the building includes architectural features to break up the building façade. Inder Virk stated that the buildings can be altered to include more character along the rear walls, and that updated renderings can be provided. Inder Virk stated that the intention of the entry arches was to identify specific tenant spaces, as it is uncommon that potential businesses would seek larger than one individual space. Chairwoman Ellison inquired about the medical office tenants, to which Inder Virk stated that the intent is to fill the space with standard medical offices rather than an urgent care type user.

Chairwoman Ellison requested that Scott Hajek, Village Engineer – Development, speak to the stormwater considerations for the property. Village Engineer Hajek stated that the stormwater consideration for the site was accounted for during the development of the overall Lion’s Chase subdivision. The stormwater on the site will be routed via storm sewers to the existing retention pond south of Fitzgerald Lane and adjacent to Charles H. Sass Parkway. Village Engineer Hajek added that it is likely any development on the Fitzgerald Farm property would direct stormwater to the existing retention pond at the northeast corner of the Lion’s Chase subdivision.

Commissioner Walz asked if the underground stormwater structures are already existing, to which Village Engineer Hajek confirmed that they are existing and that no further construction within the Lion’s Chase residential subdivision is required for the development.

There were no further comments. Chairwoman Ellison requested a motion to close the public hearing.

A MOTION was made to close the public hearing to consider Petition No. 24-06.03

MOTION: Commissioner Jeff Peterson

SECOND: Commissioner Joseph Holtorf

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

Chairwoman Dawn Ellison requested a motion to approve the petition

A MOTION was made to approve Petition No. 24-06.03, Requesting approval of Final Planned Unit Development, including any necessary relief, in accordance with the plans that have been submitted to, and are on file with, the Village of Huntley, subject to the following conditions:

1. All public improvements and site development must occur in full compliance with the submitted plans and all applicable Village codes, ordinances, and Municipal Services (Engineering, Public Works, Planning and Building) site design standards, practices and permit requirements.

2. The petitioner is required to meet all development requirements of the Huntley Fire Protection District.

3. The petitioner shall be required to submit a plat of correction to transfer permanent Main Street access from Lot 206 to Lot 205. The Final Plat of Subdivision shall be reviewed and approved by the Village of Huntley and the McHenry County Department of Transportation.

4. The petitioner shall be required to record all proposed cross access easements upon the Final Plat of Subdivision.

5. The petitioner shall be required to record upon the Final Plat of Subdivision the owner’s ongoing landscape maintenance responsibilities for the property, including the 30’ landscape easement along the south property line and the parkway areas adjacent to commercial Lots 205 and 206.

6. The petitioner shall be required to submit roadway improvement plans including the proposed deceleration lane on eastbound Main Street, the striping of a dedicated left in turn lane on westbound Main Street, and the installation of a span wire signal at the intersection of Main Street and Charles H. Sass Parkway. The plans shall be reviewed and approved by the Village of Huntley and the McHenry County Department of Transportation.

7. The petitioner shall revise building elevations to better incorporate the Commercial Design Guidelines by providing additional architectural elements such as projected masonry piers, brick soldier course, decorative stone base, cast stone detailing or trim work, awnings incorporated into the building, and roofline variation to assist in breaking up the otherwise uniform elevations.

8. External glare shields shall be installed upon all light pole fixtures proposed along the south and east property lines having residential adjacency.

9. A uniform sign criteria shall be developed for the shopping center for review and approval by the Village’s Development Services Department.

10. All landscape beds are required to be mulched on an annual basis and dead plantings must be replaced immediately upon decline.

11. No building plans, construction permits, sign permits, or Certificates of Occupancy are approved as part of this submittal.

MOTION: Commissioner Don Walz

SECOND: Commissioner Ron Hahn

Upon discussion of the Plan Commission regarding finalizing recommended additional conditions, the Plan Commission concurred that they preferred to continue the petition to allow time for the petitioner to revise the building elevations to address the concerns provided by Commissioners during the meeting.

Chairwoman Dawn Ellison requested a motion to table the motion.

A MOTION was made to table the motion to approve Petition No. 24-06.03

MOTION: Commissioner Don Walz

SECOND: Chairwoman Dawn Ellison

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

Chairwoman Dawn Ellison requested a motion to continue the petition.

A MOTION was made to continue the public hearing for Petition No. 24-06.03 to the Plan Commission on Monday, June 24th, at 6:30 PM.

MOTION: Commissioner Don Walz

SECOND: Commissioner Ron Hahn

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

DISCUSSION

Director Nordman provided an update to the Commission regarding potential and ongoing developments.

ADJOURNMENT

There being no further items to discuss, a MOTION was made to adjourn the meeting at 8:22 pm.

MOTION: Commissioner Jeff Peterson

SECOND: Chairwoman Dennis O’Leary

AYES: Commissioners Ron Hahn, Joseph Holtorf, Jeff Peterson, Dennis O’Leary, Don

Walz, and Chairwoman Dawn Ellison

NAYS: None

ABSTAIN: None

MOTION CARRIED 6:0:0

https://huntley.diligent.community/document/13404/?lastModified=638546015589200000