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HomeMy WebLinkAboutMinutes - 8/9/2001 - Zoning Board of Appeals A REPORT THE CITY OF MCHENRY ZONING BOARD OF APPEALS AUGUST 9,2001 � 1N THE MAT7'ER OF THE APPLICATION OF ) MCHENRY S7'ATE BANK TRUST NQ 3428 ) Z-529 AND NORTHWEST BIBLE BAPTIST CH[JRCH ) NW Bible Baptist Church FOR A CONDITIONAL USE PERMIT, ) PURSUANT TO THE ZONING ORDINANCE ) OF THE CITY OF MCHENRY, MCHENRY ) 4100 Shamrock Lane COITNTY, ILLINOIS ) Cond Use A Public Hearing before the City of McHenry Zoning Board of Appeals was held on Thursday, August 9, 2001. Chauman Semrow called the Public Hearing to order at 7:30 p.m. with the following persons in attendance: 1. Zoning Board of Appeals Members: Cadotte, Ekstrom, Franzen, Howell, Lovett, Semrow. Absent:None. 2. City Attorney: Kelly Cahill. 3. Recording Secretary: Kathleen M. Kunzer. 4. City Planner: None. 5. Director of Community Development: Joseph Napolitano. 6. Applicant: Northwest Bible Baptist Church. 9N889 Nesler Road,Elgin IL 60123. 7. City CounciUStaff: Mayor Althoff.. 8. Court Reporter: None. � 9. Registered Observers/Objectors: None. PUBLICATION Notice of this Public Heazing was published in the Northwest Herald on July 20, 2001. A Certificate of Publication is on file in the Office of the City Clerk with regard to this matter. Notices were mailed to all abutting tax payers of record and the subject property was posted as required by ordinance. An Affidavit of Service is on file in the office of the City Clerk. LOCATION The subject property is located at 4100 Shamrock Lane, McHenry and is currently improved with a 58-room hotel, the Ramada Inn. SUMMARY The Petitioner is requesting the property located at 4100 Shamrock Lane, currently known as the Ramada Inn Hotel, be granted a c�onditional use permit to a11ow an educational institution. The property is currently zoned O-2 Office Park Zoning District. TESTIMONY Chairman Semrow swore in the following witnesses for the Petitioner: 1. Rev. Kenneth Anderson, Associate Pastor, 1215 Kingman Court,Elgin, IL 60123. 2. Dr. Judson Mitchell, 5-D Creekside, Elgin, IL 60123 3. Brian J. Cohan, Attorney, 800 E.Northwest Highway#1010, Palatine,IL 60074. � Page 2 Z-529 7/9/O l `.. Mr. Anderson stated the Northwest Bible Baptist Church is 27 years old. The church's bible college is three years old with a 100-student enrollment at this time. T'he college has a limited focus and the size is therefore restricted. Mr. Anderson noted the standards for acceptance and retention at the college are very strict. Classes are held on Monday through Friday beginning at 8 a.m. and conclude early afternoon. Most students have full time jobs. An I1 p.m. curfew is enforced during the week. He stated weekend activity includes student ministry at hospitals, with under-privileged children, pazish missions, etc. Mr. Anderson noted a11 degrees obtained at the college relate t�� pastoral studies or teaching degrees. The students currently meet in the church facility in rural Elgin Mr. Anderson noted the Ramada Inn is in move-in condition for the college. Students would be housed onsite. There would be space for administrative of�ices, classrooms, and dining room. The college would be a non-commuting school. Tr�c would be limited to faculty and staff. Students traveling to/from work would be sporadic during the afternoon and evening hours and would not present any great peak time impact. Mr. Anderson stated there would be no immediate changes to the building structure. Landscaping would be added and the sign would be replaced with a monument style sign, In conclusion, Mr. Anderson noted the surrounding uses and zoning are compatible with the request for a conditional use to permit an educational institution on the premises. He then went over the Approval Criteria for Conditional Uses as stated within the petition. � QUESTIONS BY MEMBERS OF THE BOARD Howell inquired if there would be community evangelization. Mr. Anderson responded the students' ministry would encompass visiting children of underprivileged families, hospitals and nursing homes. The college would honor spec�c requests to visit homes in the azea but would not participate in door-to-door evangelization. Most times evangelization would be solicited. Lovett inquired if the college would utilize the pool. Mr. Anderson responded no decision has been made with regazd to the pool azea yet. There are maintenance and safety issues regarding the pool. Chairman Semrow asked the maxirnum capacity of the student enrollment. Mr. Anderson stated City eode would limit the capacity of the existing fa.cility. Staff indicated 70 square feet sleeping azea is required per person plus 50 square feet for each additional person within one dormitory room, In response to Chairman Semrow's inquiry, Mr. Anderson noted the college began with approximately 50 students in the first year. Next yeaz will be the first graduation class for students beginning in the program at its inception. In response to an inquiry, Dr. Mitchell stated private Christian schools are exempt from state accreditation. The curriculum focuses on the Bible, and Pastor, Ministry and Missionary preparation. Ekstrom asked if there was a student teaching program and, if so, where would the college students teach. Mr. Anderson stated the students would teach at the church's school in Elgin or possibly in another local Christian school. �'' Lovett inquired if any portions of the building would be utilized for public events, or would the facility be strictly used for the college programs. Mr. Anderson said there might be concerts or Page 3 Z-529 7/9/O1 '`. similar type evc;nts from time to time which would be open for general public participation. Franzen referencing the rapid growth pattern experience by the college inquired as to Phase II of the facility development. Mr. Anderson noted there are appro�mately 10-20 new students annually. With the graduation of 40 students in Spring 2002, there would have to be a recruitment of 40 new students to mainta.in the current growth pace. In response to further inquiry, Mr. Anderson said he has spoken with Staff at the local Baptist Church. Chairman Semrow inquired if the facility would be used for Sunday church services. Mr. Anderson respc►nded the students would attend the church in Elgin, then proceed with weekend ministry to nursing homes, hospitals, underprivileged children, etc. The onsite chapel would be utilized Monday through Friday by students and Staffonly. QU�STIONS BY OBSERVERS/OBJECTORS Hank Fleming. businessman at 4123 Shamrock Lane: Mr. Fleming inquired if the college property would be removed from the t� rolls; and, if so, how this would impact the Special Service Area created to pay for Route 31 improvements and installation of the tr�c signal at Shamrock Lane and Route 31. Mr. Anderson responded the property would become tax exempt. However, there would be a positive economic impact on the community as a result of the introduction of the college to the area. Mr. Fleming noted the Special Service Area Tax is being amortized over ten yeazs. The tax is in its second year. � Tina Iversen, 4312 Shamrock Lane: Ms. Iversen expressed concern regarding the possible canvassing and evangelization of the adjacent Irish Prairie Condominium Complex. Chairman Semrow reiterated there would be no unsolicited solicitation within the complex. CLQSING STATEMENT BY PETITIONER Mr. Anderson noted the Board has been presented with an application to approve a conditional use to allow an educational institution on the Ramada Inn property. The educational institution, a private college, would benefit the McHenry area. He noted it would be a win/win situation if the conditional use is granted. The college would benefit the community and the Northwest Bible Baptist Church as well. Chairman Semrow said, "there being no further testimony before the Board with regard to this matter, the Board will consider the Petition at this time, unless there is a motion to recess by a member of the Board. There being no motion to recess, the Chair will entertain a motion with regazd to this Petition." DELIBERATION AND RECOMMENDATION Howell statsd his concerns regarding potential evangeiization of the community by students of the college. Referencing the brochure included in the application packet, he noted conversion attempts will be made and did not feel this would be acceptable to the community. He was concerned a public nuisance could be created. He stated the students might become aggressive in their enthusiasni to convert. Discussion occurred. Mr. Anderson noted the training of evangelists, which occurs at the college, is for crusades and revivals held in the church during worship time. � Page 4 Z-529 7/9/O1 � Motion by Lo�ett, seconded by Cadotte,to recommend to the City Council that The Petitioners request for a conditional use permit to allow an educational institution on the subiect premises be granted, subject to the following conditions: ■ Dormitory supervisors shall be used to monitor dorm activities; and ■ Sig��s shall be installed in appropriate locations to designate staff/employee, student and visitor parking areas; and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358 of the zon�ng ordinance, has been met. Voting Aye: Cadotte, Ekstrom, Franzen, Lovett, Semrow. Voting Nay: Howell. Not Voting: None. Abstaining: None. Absent: None. Motion carried 5-1. OTHER BUSINESS Mayor Althoff informed the Board the City is contemplating combining the Plan Commission � and Zoning Board of Appeals at the beginning of the next fiscal year, May 1, 2002. In preparation for this event, and in light of the recent resigna.tions from both the Plan Commission and Zoning Board, there are currently ten members between the two boards. Mayor Althoff is planning to recommend the appointment of Roger Thacker (Plan Commission member) to the Zoning Boazd of Appeals. She is also planning to recommend the members of the current sitting Zoning Board be appointed also as Plan Commissioners in order to create a full complement of Plan Commissioners. She noted there aze only four current Plan Commissioners. Mayor Althoff noted Plan Commission Meetings are currently held on the first and third Thursdays of the month, on an as-needed basis. Zoning Boazd of Appeals Hearings, at least until May 1 St, would be held on the second and fourth(or fifth) Thursdays of the month. Mayor Althofl� requested the Zoning Boazd Members contemplate their desirability and availability to participate as members on both recommending bodies. She stated they would not be required to participate on both entities, if they have a scheduling conflict or would prefer not to sit on both boards. A discussic�n on the commingling of the Plan Commission and Zoning Board followed. In closing, Mayor Althoff noted Council would be considering an increase in compensation for board attendance in the ne� fiscal yeaz. She also reported additional planning sessions with fuli Council and the Plan/Zoning Board aze anticipated. � Page 5 Z-529 7/9/O1 � ADJOURNMENT Motion by Cadotte, seconded by Lovett,to adjourn the Public Hearing at 8:58 p.m. Voting Aye: ��adotte,Ekstrom, Franzen, Howell, Lovett, Semrow. Voting Nay: 'vone. Not Voting: '�Tone. Absta.ined: �vane. Absent: '�Tone. Motion carried. 6-0. Respectfully submitte ' � / Harry Semro Chairma.n Zoning Board of Appeals C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Petitioners, Plan Commission (7), Landmark Commission Chairman Chicago Tribune,Northwest Herald, Aldermen Conference Room, File Copy. Z-529 � L