Montgomery commission recommends variance for loading docks at 20 North Main with landscaping, hours conditions

The Montgomery Planning & Zoning Commission recommended approval of a variance to allow an off-street loading facility on the street-facing corner of 20 North Main, a property currently zoned M-1 but shown as downtown/mixed-use in the comprehensive plan.

Staff told the commission the petition, PCC 2025-018420, proposes eight loading bays on a corner side yard and otherwise meets the Unified Development Ordinance requirements except for the loading location. Staff recommended several conditions including final engineering and landscape approval, a final photometric plan if lighting is proposed and fire district approval.

Neighbor Prashant Nair told the commission he owns properties at 313 and 315 North Main and objected to the proposal on safety and nuisance grounds, saying a school and a school bus stop are adjacent to the proposed docking area and that backing trucks would produce noise and light intrusion for nearby residents. "It's a nuisance and not a pleasant thing to be in," Nair said.

Ruben Espinosa, who identified himself as the owner of 20 North Main, said he has owned the property nine years and spent "millions of dollars in improvements," and described the proposal as light assembly and distribution that would create jobs. Espinosa said hours would be limited to 8 a.m. to 5 p.m. Monday through Friday and that trucks would enter and exit via Mill Street with no overnight truck storage. "We're not anticipating a lot," he said when asked about truck frequency.

John Tiberg of Tiberg Engineering, the site designer, said landscaping will place trees at 30-foot centers along Main Street with bushes between them; the submitted landscape plan calls for substantial shrubs in the inter-tree spaces. Staff said any building lighting would need to be angled downward so that illumination at the lot line does not exceed 0.5 foot-candle.

Commissioners pressed for additional mitigation, asking whether evergreens or fencing could be required to block headlight intrusion and whether shrubs would reach a specified height. Staff said shade trees are required by the landscaping standard and evergreens could not be substituted without a separate variance, but that evergreens could be added between shade trees or opaque fencing could be considered as a condition.

A motion to approve the variance passed on a roll call with a majority in favor and one explicit "no" recorded; the commission attached conditions including that the variation expires if the parking lot is redesigned or the property redeveloped, that final engineering, final landscape and photometric plans be approved, that the fire district approve plans, that staff findings be adopted, that hours be limited to 8 a.m.–5 p.m. on weekdays and that the shrubs planted between trees be of a variety expected to reach about 5–6 feet at maturity. The commission noted the approved recommendation will appear before the village board on Monday, Oct. 13 for discussion and a subsequent board vote.

The commission's discussion highlighted unresolved resident concerns about backup beepers, truck headlights and proximity to the school stop. Commissioners agreed those issues can be further addressed at the village board hearing and in required final plans.