HomeMy WebLinkAboutMinutes - 6/11/2001 - Zoning Board of Appeals (2) � �
A REPORT
THE CITY OF MCAENRY
ZONING BOARD OF APPEALS
Ji7NE 11,2001
�
IN'THE MATTER OF THE APPLICATION OF )
THE CITY OF MCHENRY FOR A TEXT ) Z-484
AMENDMEN'I'PURSUANT TO THE ) Te�Amendment
ZONING ORDINANCE 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. Chairman Semrow called the Public Hearing to order at 7:33 p.m. with the
following persons in attendance:
1. Zoning Boazd of Appeals Members: Cadotte, Ekstrom, Lovett, Meyer, Semrow. Absent:
Cadotte, Howell.
2. City Attorney: Kelly Cahill.
3. Recording Secretary: Kathleen 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 Hearing 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 Boazd 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 Board this evening is
to create an RS 1 a residential zoning district classification with the following minimum bulk area
requirements:
Area Width Front Corner Side Side Rear
Sq. Ft. Setback Setback Sideback Set6ack
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 sugges#ed residential lots larger than the RS2
minimum of 10,890 square feet when negotiating annexa.tion agreements. He noted both the Plan
� Cornmission and Zoning Board have on different occasions requested an additional residential
district classification be created with a minimum area of between 15,000 to 18,000 square feet.
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�- Maggio noted, particulazly with the discussions regazding the Shamrock Farm Property, it has
been appazent an additional zoning district would be desirable. As a result of these discussions,
Council directed Staff to prepaze appropriate documentation to present this ma.tter before the
Zoning Boazd.
Lovett opined the minimum lot width for the RSIa district should be 90'as opposed to 85'.
Chauman Semrow concurred, stating the RS 1 a would provide a gradua.l increase in minimum
lot sizes from ]0,890, to 18,000, and then to 30,000 squa.re feet. Lovett noted the true mid-range
lot size would be 20,500 square feet.
At Meyer's initiation, discussion ensued regarding increasing the minimum lot size in the RS2
district from 10,890 square feet (1/4 acre) to 14,500 squaze 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 1,200 lot inventory of undeveloped RS21ots which would have to be grandfathered at
the current bulk azea 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.
Chairman 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 RS 1 a zoning for a small
subdivision. Maggio sa.id developers could utilize the RS 1 a district to balance their
� developments, i.e. use larger lots adjacent to existing estate lots, sma.11er RS2 lots adjacent to
existing smaller lots in the City.
Meyer suggested creating an RS2a district, 14,500 square feet (1/3 acre) and placing a
moratorium on zoning any property RS2. At Ekstrom's initiation, some discussion occurred
regarding potential teaz down/rebuild in the RS4 district. She noted this has become a problem in
some of the south side suburbs and she e�ressed concern it couid 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 1$,000 square feet. Noting Shamrock Farm 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 RSla
district would be more inclined to be used by developers. Discussion continued.
Chairman Semrow stated there are basically two issues before the Boazd 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. Additiona.11y,
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�- Meyer noted as long as the RS2 district is "active" developers will continue to come before the
City requestint; its designation, He encouraged the City to create a moratorium on the
classification of the RS2 district. A lengthy discussion continued.
DELIBERATa ON AND RECOMMENDATION
It was the con�ensus 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 Lov�tt, seconded by Meyer to recommend to the City Council that
Table 4: Residential District Requirements of the Zoning Ordinance be amended as
follows:
Zoning 11Zinimum Minimum Front Corner Side Rear
District Area (s.f.) Width Setback Side Setback Setback
Setback
E 43,560 150 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 9,400 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, secanded 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.
t y su 'tted,
Harry e ow, Chairman
Zoning Board of Appeals
� C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City
Engineers, Petitioners, Plan Commission (7), Landmark Commission Cha.irman Chicago
Tribune,Northwest Herald, Aldermen Conference Room,File Copy. Z-484