McHenry County Zoning Board backs conditional use for GLG Solutions’ outdoor truck storage but rejects 'grindings' surfacing

The McHenry County Zoning Board of Appeals recommended approval, 5–2, of a conditional-use request from GLG Solutions Inc. to allow outdoor vehicle storage at a B‑3-zoned property on Route 20 and separately approved, 6–1, a variance to permit storage of vehicles that are not owned or leased by the property owner. The board rejected, 7–0, the petitioner’s request to use asphalt grindings instead of pavement for the storage surface.

The applicant, represented by attorney Elizabeth Fichtner, asked the board to permit an area of outdoor storage as an accessory to a truck repair shop and warehouse. ‘‘Much of the public’s concern circulates around the use as of right,’’ Fichtner told the board, adding that the proposal is to operate a repair shop and parts warehouse with an ancillary outdoor storage area and that the site is already zoned B‑3. Senior planner Anna Kurtzman told the board staff’s recommendation included six conditions, notably a 10‑year expiration of the conditional use and that the development ‘‘substantially conform’’ to updated site, landscape, lighting and signage plans.

Why it matters: The board’s decision lets the owner operate a repair business on the parcel and creates a path for third‑party truck storage on the site if the County Board adopts the recommendation. Neighbors raised concerns that renting many outdoor spaces to independent drivers could create dust, runoff, noise and visual impacts that they said would affect nearby homes and businesses.

What the board heard: Engineer Jim Condon described the revised site plan, saying a solid 6‑foot fence will surround the outdoor storage areas and automated gates and security cameras will control access. Condon gave a count of vehicles on the plan—‘‘a total number of trailers of 62, but 18 of them are related to the repair shop itself and not related to the outdoor storage that we’re requesting,’’ he said—while acknowledging plan hatched areas and striping were difficult to see on some pages and offering to provide clearer sheets.

Neighbors and nearby business owners questioned surface material, stormwater, visual buffering and hours of operation. Ron Schroeder, who identified himself as the owner of Schroeder Asphalt next door, said, ‘‘How can we allow this stuff scattered all over in the open? … you’re hurting everyone’s property value.’’ Several residents asked whether asphalt grindings would cause dust and whether contaminants could reach the detention basin or adjoining properties. In response, the applicant’s team said asphalt grindings compact and are less likely to be tracked or create dust than straight gravel, and that the stormwater design would meet McHenry County requirements.

Board discussion and votes: The board separated the requests and voted on each. On the first variance—permission to use asphalt grindings instead of pavement—several members argued the petitioner had not demonstrated a hardship and that grindings present environmental and maintenance risks. ZBA members voted unanimously (7–0) to deny the grinding variance.

On the second variance—permission to store vehicles not owned or leased by the property owner—some members said denying it would be impractical because repair facilities frequently have customer vehicles on site. Others said the request effectively created a storage‑yard use that belongs in a more industrial location. After debate the board approved that variance 6–1.

Finally, on the conditional‑use permit for outdoor storage (with six staff‑recommended conditions, including a 10‑year expiration and conformance to specified site/landscape/lighting/sign plans), the board voted 5–2 to forward a recommendation of approval to the McHenry County Board. The board instructed staff to update plan dates in two of the referenced exhibits before forwarding.

Conditions and next steps: The approved conditions require the use to expire 10 years from County Board approval unless extended, substantial conformance to the final site/landscape/lighting/sign plans (applicants and staff will update plan dates), and compliance with all applicable federal, state and local laws, including McHenry County stormwater regulations and any IDOT requirements for the Route 20 access. The ZBA vote forwards the recommendation; final approval rests with the McHenry County Board.

Community concerns left on the record included potential dust and tracking from the proposed surfacing, visual buffering (residents asked for a berm and additional evergreen plantings), enforcement of parking/behavior rules for third‑party renters, and safety of ingress/egress onto Route 20. Anna Kurtzman told residents that zoning enforcement complaints are handled by McHenry County’s Planning & Development department if issues arise after approval.

Outcome at a glance: • Grindings variance (use of asphalt grindings instead of pavement): Denied (tally: yes 0, no 7). • Ownership variance (allow vehicles not owned/leased by owner): Approved (tally: yes 6, no 1). • Conditional use for outdoor storage (with six conditions, including 10‑year expiration): Recommended to McHenry County Board for approval (tally: yes 5, no 2).

The board closed the hearing and directed staff to finalize the record and corrected plan dates before the petition is transmitted to the County Board.