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HomeMy WebLinkAboutMinutes - 4/16/2001 - Zoning Board of Appeals A REPORT THE CITY OF MCHENRy � ZONING BOARD OF APPEALS APRIL.16,2001 1N THE MATTER OF THE APPLICATION OF ) PAMELA GOUGH, FOR A MAP AMENDMENT) Z-523 PURSUANT TO THE ZONING ORDINANCE ) Gough OF THE CITY OF MCHENRY, MCHENRY ) Map Amendment COiJNTY, ILLINOIS � A Public Hearing before the City of McHenry Zoning Boaxd of Appeals was held on Monday, April 16, 2001. Chairman Semrow called the Public Hearing to order at 7:37 p.m. with the following persons in attendance: 1. Zoning Boazd of Appeals Members: Cadotte, Ekstrom, Howell, Lovett, Meyer, Semrow. Absent Franzen. 2. City Attorney: Kelly Cahill. 3. Recording Secretary: Kathleen M. Kunzer. 4. City Planner: Absent. 5. Director of Community Development: Joseph Napolitano. `' 6. Applicant: Pamela Gough, 3615 Freund Avenue, McHenry IL 60050. 7. City CounciUStaff• Alderman Andy Glab. 8. Court Reporter:None. 9. Registered Observers/Objectors: None. PUBLICATION Notice of this Public Hearing was published in the Northwest Herald on Mazch 22, 2001. A Certificate of Publication is on file in the Office of the City Clerk with regard to this ma.tter. Notices were mailed to a11 abutting property owners and the subject property was posted as required by City ordinance. An affidavit of service is on file in the Office of the City Clerk. LOCATION The subject property is Lot 28, Block 6 in A.P. Freund Millstream Park Addition Unit No. 1. The property is vacant and located immediately east of 3615 Freund Avenue, McHenry, Illinois. SUMMARY T'he Petitioners are requesting reclassification from CS Highway Commercial District to RS-4 Zoning District. �- TESTiMONY Chairman Semraw swore in the following witnesses for the Petitioners: Page 2 ZBA-Gough 4/16/Ol �- • Pamela Gough, 3615 Freund Avenue, McHenry IL 60050 ■ Gary Gough, 3615 Freund Avenue, McHenry IL 60050 ■ Marcella Gough, 3615 Freund Avenue, McHenry IL 60050 ■ Daniel Gough, 3615 Freund Avenue, McHenry IL 60050. Ms. Pamela Gough stated the Petitioners have resided at 3615 Freund Avenue for more than 30 years. The subject property has remained vacant and in a steadily worsening state of decay. Ms. Gough stated the Petitioners plan to maintain the property so as to improve the aesthetics of the neighborhood. Ultimately, the property could be utilized to construct an addition to the residence located at 3615 Freund Avenue. QUESTIONS BY MEMBERS OF THE BOARD Lovett mquired as to the zoning of 3615 Freund Avenue. Ms. Gough responded the property is zoned RS4. In response to further inquiry, Ms. Gough noted the size of the subject property is 102' X 65.25' X 96.8' X 50'. In response to Lovett's inquiry, Ms. Gough stated there are actually three lots east of 3615 Freund Avenue. The subject property is the lot immediately east of 3615 Freund Avenue. Howell inquired the status of 3612 West Elm Street. Stai� responded the building, which formerly housed a ca.rpet business and attorney office, is currently vacant. Howell opined if the zoning of Lot 28 remained commercial, it could perhaps be utilized for pazking for 3612 West Elm Street. He expressed concern for the lack of parking for the Elm Street property. He opined � if the Petitioners purchased Lot 28 and were not successful in their request to reclassify it to residential, they would not be able to utilize the property to e�and their residence at 3615 Freund Avenue. Howell stated the City is seeking improvement and utilization of the 3612 West Elm Street property. Reclassification of Lot 28 may inhibit ultimate use of the Elm Street parcel, as it could no longer be utilized for pazking for that location. Staff indicated onsite parking for the 3612 West Elm Street parcel is adequate for many retail uses, other than restaurant, which requires a higher rate of parking spaces per share foot occupied. Meyer opined 3612 West Elm Street is not an appropriate location for a restaurant. Lovett inquired if the Petitioners aze contract purchasers of Lot 28. Ms. Gough responded in the affirmative. Semrow expressed concern regarding the viability of the remaining two parcels, especially 3612 West Elm Street, if the subject property is reclassified to residential. Meyer noted the Petitioners intend to improve the aesthetics of the neighborhood. The subject property on its own is not large enough to construct any commercial building for which it is currently zoned. A brief discussion occurred regazding the screening requirements for the remaining two commercial lots should the residentiai reclassification be granted. Staff indicated only a 5' screening strip adjacent to the newly classified lot would be required, which would minimally impact the remaining commercial lots as far as parking usage. `'' Howell suggested trend of retail development is farther north, and the 3612 West Elm Street location will therefore be more difficult to market. Page 3 ZBA-Gough 4/16J01 �. CLOSING S'TATEMENT The Petitione>rs indicated they would purchase the property whether or not the zoning reclassification is granted. Chairman Semrow said, "there being no further testimony before this Board with regard to this matter, the Chair will entertain a motion with regard to this Petition, unless there is a motion to recess by a member of the Boazd. There being no motion to recess, the Chair will entertain a motion with re�gard to this Petition". DELIBERA,TION AND RECOMMENDATION Motion by Caciotte, seconded by Meyer, to recommend to the City Council that The Petitioners request that the subject property be reclassified from CS Highway Comm�rcial District to RS4 High Density Sing-Family District; and that Table 33, the Approval Criteria. for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Cadotte, Ekstrom, Howell, Lovett, Meyer, Semrow. Votir�g Nay: None. Not Voting: None. Abstained: None. Absent: Fra.nzen. � Motion carried 6-0. ADJOURNMENT Motion by Lovett, seconded by Cadotte,to adjourn the Public Hearing at 8:07 p.m. Voting Aye: Cadotte, Ekstrom, Howell, Lovett, Meyer, Semrow. Voting Nay: None. Not Voting: None. Abstained: None. Ahsent: Franzen. Motion carried 6-0. Res ctfully sub 'tted, Harry S 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 Chairman Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy. Z-523 �