HomeMy WebLinkAboutMinutes - 6/11/2001 - Zoning Board of Appeals A REPORT
THE CITY OF MCHENRY
ZONING BOARD OF APPEAI.S
JLTNE 11,2001
`'' IN THE MATTER OF TI�APPLICATION OF )
THE CITY OF MCHENRY FOR A TEXT ) Z-484
AMENDMEl`�T PURSUANT TO THE ) Text Amendment
ZONING ORI)INANCE OF THE CITY OF ) City of McHenry
MCHENRY, MCHENRY COUNTY,ILLINOIS )
A Public Hearing before the City of McHenry Zoning Board of Appeals was held on Monday,
June 11, 2001. Cha.irman Semrow called the Public Heazing to order at 7:33 p.m, with the
following persons in attendance:
1. Zoning Board of Appeals Members: Cadotte, Ekstrom, Lovett, Meyer, Semrow. Absent:
Cadotte, Howell.
2. City Attorney: Kelly Cahill.
3. Recording Secretary: Ka.thleen M. Kunzer.
4. City Planner: Phillip Maggio.
5. Director of Community Development: Absent.
6. Applicant: City of McHenry.
7. City CounciUStaff: None.
8. Court Reporter: None.
9. Registered Observers/Objectors: None.
PUBLICATION
�. Notice of this Public Heazing was published in the Northwest Herald on May 26, 2001. A
Certificate of Publication is on file in the Office of the City Clerk with regard to this matter.
SUMMARY
The McHenry City Council is requesting the Zoning Board of Appeals consider recommending
the creation of an additional residential zoning district classification between the existing RS 1
(30,000 square feet) and RS2 (10,890 square feet). The request before the Boazd this evening is
to create an RSla residential zoning district classification with the following minimum bulk area
requirements:
Area Width Front Corner Side Side Rear
Sq. Ft. Setback Setback Sideback Setback
18,000 85' 40' 15' 10'* 35'
* 10 feet or 10%of lot width, whichever is less.
DISCUSSION BY MEMBERS OF THE BOARD
Maggio stated Council on several occasions has suggested residential lots lazger than the RS2
minimum of 10,890 square feet when negotiating anne�cation agreements. He noted both the Plan
Commission and Zoning Boazd have on different occasions requested an additional residential
\., district classification be created with a minimum azea of between 15,000 to 18,000 square feet.
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ZBA-Te�rt Arnendment
6/ll/O1
� Maggio noted, particularly with the discussions regarding the Shamrock Fazm Property, it has
been apparent an additional zoning district would be desirable. As a result of these discussions,
Council direcied Staff to prepare appropriate documentation to present this matter before the
Zoning Board.
Lovett opined the minimum lot width for the RSla district should be 90'as opposed to 85'.
Chairman Sen�row concurred, stating the RS 1 a would provide a gradual increase in minimum
lot sizes from 10,890, to 18,000, and then to 30,000 square feet. Lovett noted the true mid-range
lot size would be 20,500 square feet.
At Meyer's inztiation, discussion ensued regarding increasing the minimum lot size in the RS2
district from ]0,890 square feet (1/4 acre) to 14,500 square feet (1/3 acre). Maggio noted it
would be impractical to change the bulk azea requirements of the RS2 district as there is
currently a 1,2001ot inventory of undeveloped RS21ots which would have to be grandfathered at
the current bullc area requirements. Adjusting the minimum lot size of the RS2 district would
create a tracking problem. Maggio noted a possible solution would be for the City to pass an
ordinance prohibiting any future classification of RS2 residential lots, similar to what was done
with the RS3 and RS4 residential zoning districts.
Chauman Semrow noted the RS 1 a district as proposed would be utilized only in large acre
developments, such as Shamrock Fazm, A developer would not seek RS1a zoning for a small
subdivision. Maggio said developers could utilize the RS 1 a district to balance their
developments, i.e. use larger lots adjacent to existing estate lots, smaller RS2 lots adjacent to
\.. e�usting smaller lots in the City.
Meyer suggested creating an RS2a district, 14,500 square feet (1/3 acre) and placitng a
moratorium on zoning any property RS2. At Ekstrom's initiation, some discussion occurred
regazding potential teaz down/rebuild in the RS4 district. She noted this has become a problem in
some of the south side suburbs and she expressed concern it could happen in McHenry. Maggio
responded the City's bulk azea requirements would prohibit this type of problem in the RS4
district in McHenry.
Ekstrom inquired if developers would actually utilize the RS 1 a district with a minimum lot size
of 18,000 square feet. Noting Shamrock Fazm Property 13,000-14,000 square foot lot range in
their RS2 district, she suggested a minimum size of 14,000-15,000 square feet for the RSIa
district would be more inclined to be used by developers. Discussion continued.
Chairman Semrow stated there are basically two issues before the Board this evening:
■ Feathering of lots, which precipitated the 18,000 square foot RS 1 a minimum lot size;
■ The current drastic jump in minimum lot sizes from 10,890 square feet (RS2) to
30,000 (RS1).
Meyer noted if the intent of creating the RS 1 a district is to increase minimum lots sizes for future
developments the proposed 18,000 square foot minimum size would not achieve that purpose.
Developers would not proposed subdivisions with 18,000 square foot lots. He suggested the
� RS 1 a district v�ith a minimum lot size of 18,000 square feet be utilized for feathering in larger
subdivisions, and the City create an RS2a district with a 1/3 acre minimum lot size. Additionally,
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ZBA-Text Amendment
6/11/Ol
� Meyer noted as long as the RS2 district is "active" developers will continue to come before the
City requesting its designation. He encouraged the City to create a moratorium on the
cla.ssification c�f the RS2 district. A lengthy discussion continued.
DELIBERATION AND RECOMMENDATION
It was the cor�sensus of the Boazd to encourage the City Council to place a moratorium and
thereby prohibit any future classification of property to the RS2 residential district.
Motion by Lo��ett, seconded by Meyer to recommend to the City Council that
Table 4: Residential District Requirements of the Zoning Ordinance be amended as
follows:
Zoning Minimum Minimum Front Corner Side Rear
District ��rea (s.f.) Width Setback Side Setbaek Setback
Setback
E �3,560 150 50 25 10% Width 40
RS-1 30,000 100 50 15 10* 40
RS-la 20,500 90 40 15 10* 35
RS-2a 14,500 85 40 15 10* 35
RS-2 10,890 80 30 15 10* 30
RS-3 9,000 70 30 15 10* 25
RS-4 5,000 40 25 15 6 25
�
Voting Aye: Cadotte, Ekstrom, Lovett,Meyer, Semrow.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Franzen, Howell.
Motion carried 5-0.
ADJOURNMENT
Motion by Meyer, seconded by Ekstrom, to adjourn the Public Hearing at 8:30 p.m.
Voting Aye: Cadotte,Ekstrom, Lovett, Meyer, Semrow.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Franzen, Howell.
Motion carried 5-0.
Respectfully submitted,
Harry Semrow, Chairman
Zoning Boazd 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-484
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ZBA-Text Aniendment
6/11/O1
� Maggio noted particulazly with the discussions regarding the Shamrock Farm Property it has
been apparent an additional zoning district would be desirable. As a result of these discussions,
Council direcs:ed Staff to prepaze appropriate documentation to present this matter before the
Zoning Board
CLOSING STATEMENT BY PETITIONER
Chairman Sen�row said, "there being no further testimony before the Board with regard to this
matter, the Boazd 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
Motion by Franzen, seconded by Howell, to recommend to the City Council that
The Petitioners request for reclassification to CS Highway commercial Zoning Distric#
upon anne�cation to the City of McHenry be granted; and that Table 33, the Approval
Criteria for Map Amendments,page 401 of the zoning ordinance, has been met.
Voting Aye: Cadotte, Ekstrom, Franzen, Howell, Lovett, Semrow.
Voting Nay: None.
Not Voting: None.
�.. Abstaining: None.
Absent: Meyer.
Motion carried 6-0.
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