The Mid Cameron County Zoning Board of Appeals voted 7-0 on a recommendation to the McHenry County Board to reclassify a 10.4‑acre site at 7625 U.S. Highway 14 from B‑1 (Neighborhood Business) to B‑3 (General Business). The petition, Z25‑0051, was presented by attorney Tyler Wilkie on behalf of property owner Timothy James.

Wilkie told the board the county’s 2030 plan supports the change. "The 2030 plan... actually supports the reclassification of this to a general business district," he said. The petitioner, Timothy James, testified the owners intend to develop a combination of self‑storage and so‑called “flex space” units for small businesses and indoor vehicle or boat storage.

The reclassification drew objections from the City of Crystal Lake. Elizabeth Maxwell, representing the city, said the site lies well within the city’s boundaries and its land‑use plan designates the area for commerce. "Storage creates a wasteland. It is an asphalt area," Maxwell told the board, adding the city had considered other, higher‑intensity commercial and residential uses for the location.

County planning staff and the petitioner’s attorney disputed that the county lacked authority to approve commercial zoning in unincorporated areas near a municipality. Senior planner Anna Curtis read the UDO definition for the B‑3 permitted use class, including "off‑premise service business" types such as contractors who store equipment on site.

Planning staff noted the subject property is designated mixed‑use on the county future‑land‑use map but also lies within a sensitive aquifer recharge area, and said project review would require compliance with the county Unified Development Ordinance, building code and stormwater requirements. "Maximum impervious surface in the recharge area is 50% of the entire property," Anna Curtis said; staff also said there are potential stormwater mitigation measures the developer could use.

Supporters pointed to an existing, recently opened storage facility the owners operate in Wakanda and said the market has shown demand for additional storage. Owner Kristen James said the family plans high landscaping and quality materials. "We're gonna overdo it with landscaping because we like landscaping," she said.

After public comment and staff testimony, board member Charlie Eldridge moved to recommend approval and Mary Donner seconded. The board voted 7‑0 to forward the amendment, with members citing the parcel’s frontage on two major roads and the adjacent parcel that had previously been rezoned B‑3.

The ZBA recommendation goes to the McHenry County Board; the board date was referenced in the hearing packet as October.