McHenry Times

City of Harvard Planning & Zoning Commission met Aug. 5

Here are the minutes provided by the commission:

Chairman Grieshop called the meeting to order at 7:00 PM. City Clerk Logan called roll to establish a quorum. Commission members present: Mike Grieshop, J Albertson, Steve Creviston, Paul Hereley, Joshua Licht, and Hector Sandoval. Elvis Patnaude was absent. A quorum was present. Also present were Interim City Administrator Deb Bejot and Code Enforcement Officer Anne Nutley.

Public Comment

None.

Planning and Zoning Commission Meeting Minutes of June 3, 2025 – Approved

Commissioner Licht pointed out an error in the minutes, noting that the first line referenced City Clerk Moller, while a later section referred to City Clerk Logan. It was clarified that former City Clerk Moller was not present at the meeting. City Clerk Logan acknowledged the mistake and stated that the correction would be made.

A motion was made by Commissioner Licht, seconded by Commissioner Hereley to accept the minutes of the Planning and Zoning Commission Meeting of April 1, 2025, as presented. Roll call vote: Albertson, aye; Creviston, aye; Grieshop, aye; Hereley, aye; Licht, aye; Sandoval, aye. Motion approved six to zero.

Open Hearing - Angelica Esquivel & Francisco Trejo

Commissioner Grieshop called the hearing to order for Angelica Esquivel and Francisco Trejo, who were seeking a conditional use permit to allow the addition of two residential units above their existing groundfloor business located at 708 W. Brink Street.

City Clerk Logan confirmed that the public hearing notice had been published in the Northwest Herald as required. Certified notices were also mailed to property owners within 250 feet of the subject property. The certificate of publication, the petition, and the staff report were entered into the record.

Staff Report

Code Enforcement Officer Nutley provided a memo in the agenda packet.

Presentation of Evidence by Petitioners

The applicants were represented by their son-in-law, who did not state his name for the record. He explained that the petitioners had purchased the building and initiated remodeling work without realizing permits were required. He apologized for the oversight and noted that the petitioners have been Harvard residents for nearly 20 years, with additional family members owning businesses in the City of Harvard.

He clarified that the residential spaces were not intended to be rental units. One would serve as the primary residence for his mother-in-law, and the second would accommodate other family members who contribute to household expenses but do not pay rent. He acknowledged the requirement to install proper egress windows in the bedrooms to meet code requirements. The proposed layout includes three bedrooms on the north side of the building and two bedrooms plus a storage room on the south side.

Discussion/Questions by Planning and Zoning Commissioners

Commissioners reviewed the proposal’s alignment with adjacent properties and land use policies.

Commissioner Albertson raised concerns about setbacks and proximity to property lines, requesting clarification on existing easements and future compliance. It was noted that the petitioner owns adjoining parcels, potentially alleviating congestion concerns. 

In response to commissioner questions, the representative confirmed that the residential units are currently unoccupied, as the petitioners vacated the premises upon applying for the conditional use permit. The ground-floor business remains operational.

Commissioners asked about separate entrances for each residential unit, which the representative confirmed would be provided. Parking requirements were also discussed, with one commissioner noting that five offstreet spaces would be required under zoning code.

It was clarified that the Commission’s role was to evaluate the appropriateness of residential use above a commercial space. All building code and occupancy compliance matters would be addressed through the Building Department and City Council.

Public Comment

Abel Vela, a neighboring resident at 704 W. Brink Street, spoke in favor of the petition. He noted that the properties share a driveway—primarily owned by the petitioners—and while they occasionally have to ask customers to move their vehicles, this has never caused issues.

Vote on Petition

A motion was made by Commissioner Albertson, seconded by Commissioner Creviston, to recommend to City Council the approval of the conditional use permit, contingent on the residential spaces being brought up to code. Roll call vote: Creviston, aye; Grieshop, aye; Hereley, aye; Licht, aye; Sandoval, aye; and Albertson, aye. Motion approved six to zero.

The petition would be presented to the City Council on August 26, 2025, at 7:00 PM in the same City Council Chambers. In response to a question from the petitioners, it was confirmed that no one may occupy the residential units until after City Council approval.

Open Hearing - Luis Castaneda

Commissioner Grieshop opened the hearing for Luis Castaneda, who was seeking a conditional use permit to operate a reception/banquet facility (event space) at 201 & 205 West Front Street.

City Clerk Logan confirmed that the public hearing notice had been published in the Northwest Herald as required. Certified notices were also mailed to property owners within 250 feet of the subject property. The certificate of publication, the petition, and the staff report were entered into the record.

Staff Report

No Staff Report.

Presentation of Evidence by Petitioners

Luis Castaneda, of 4516 Billingsgate Lane, Woodstock, appeared before the Commission to request a conditional use permit to operate a private event space on the second floor of the property. He explained that he had previously received approval in February 2022 for a microbrewery at the location. However, a feasibility study concluded the project would not be financially viable, so it was not pursued.

Mr. Castaneda stated that he remains committed to revitalizing the building and bringing it back to life as a community asset. He emphasized his desire to preserve the building’s historical character and create a vibrant private event space in the heart of Harvard.

Discussion/Questions by Planning and Zoning Commissioners

Commissioner Grieshop noted that the commission had conducted an extensive review of this petition in 2022, which included discussions on parking, handicap accessibility, and public input. He referenced a letter submitted by John Warnecke, which was entered into the record and was similar in content to a previous submission. Commissioner Grieshop also reminded attendees that any events held at the facility would be required to comply with all applicable noise regulations.

Vote on Petition

A motion was made by Commissioner Albertson, seconded by Commissioner Licht to recommend to City Council the approval of the conditional use permit to operate a reception/banquet facility (event space) at 201 & 205 West Front Street. Roll call vote: Grieshop, aye; Hereley, aye; Licht, aye; Sandoval, aye; Albertson, aye; and Creviston, aye. Motion approved six to zero.

The petition would be presented to the City Council on August 26, 2025, at 7:00 PM in the same City Council Chambers.

Open Hearing - City of Harvard

Commissioner Grieshop opened the hearing for the City of Harvard's petition seeking a text amendment to the Unified Development Ordinance to regulate intermodal containers.

City Clerk Logan confirmed that notice was published in the Northwest Herald and the certificate of publication was on file.

Staff Report

Interim City Administrator Bejot explained that the City currently has no regulations governing intermodal containers, which has posed enforcement challenges. The proposed amendment was developed by examining other communities’ practices and tailoring standards to fit Harvard’s size and needs. The amendment would address where and how intermodal containers can be used, including standards for temporary versus permanent use, appearance, and the permitting process.

Discussion/Questions by Planning and Zoning Commissioners

Commissioners engaged in a detailed discussion of the proposed regulations, including the following key topics:

• Surface Requirements: Commissioners debated what qualifies as a "stable surface" for container placement. There was general consensus that permanent installations should require a concrete or asphalt surface, while temporary placements may be permitted on compacted gravel.

• Residential Use: The proposed amendment would prohibit permanent intermodal containers in residential zoning districts, while allowing limited temporary use.

• Zoning Districts: Permanent placement of containers would be permitted only in M-1 (Manufacturing), BP (Business Park), and TC (Transportation Corridor) zoning districts. All other districts would be restricted to temporary use only.

• Exemptions for Moving Containers: Commissioners recommended an exemption for small moving containers, such as PODS, provided they are in place for no more than 15 days and do not require a permit.

• Existing Containers: The Commission discussed how to address existing containers currently located throughout the City, including those at Washington School, Walk and Roll, Tri Ag, and others. It was agreed that these containers would be “grandfathered” in but must meet new appearance standards within 90 days.

• Permit Fees: Commissioners supported establishing a $30 permit fee per container, aligning with fees for other accessory structures.

• Enforcement: The current code allows for a $500 fine for and UDO violations, so this enforcement mechanism is already in place. Any non-compliant containers would be required to be brought into compliance within 90 days or be removed at the property owner’s expense.

Vote on Petition

A motion was made by Commissioner Hereley, seconded by Commissioner Licht, to direct staff to incorporate the recommended changes into the proposed text amendment and refer it to legal counsel for review. If legal counsel does not propose significant changes, the amendment will be forwarded to the City Council for approval. Roll call vote: Hereley, aye; Licht, aye; Sandoval, aye; Albertson, aye; Creviston, aye; and Grieshop, aye. Motion approved six to zero.

Clerk's Report

City Clerk Logan reported that the next City Council meeting would be held on August 26, 2025, at 7:00 PM.

Chairman's Report

No report.

A motion was made by Commissioner Creviston, seconded by Commissioner Albertson to adjourn the meeting. All ayes. Motion carried.

The meeting adjourned at 8:03 PM.

https://www.cityofharvard.org/media/26506