HomeMy WebLinkAboutMinutes - 2/19/2001 - Zoning Board of Appeals A REPORT
TI�CITY OF MCHENRY
ZONING BOARD OF APPEALS
�-- FEBRUARY 19,2001
IN THE MATTER OF THE APPLICATION OF )
PARKWAY BANK AND TRUST CO, ) Z-520 �
TRUST NO 10578, DATED 4/16/93, )
FOR MAP AMENDMENT ) Pacini Brothers
UPON ANNEXATION, PURSUANT TO TI-� ) McHenry Commerce Centre
ZONING ORDINANCE OF THE CITY OF ) Map Amendment
MCHENRY, MCHENRY COUNTY, ILLINOIS )
A Public Hearing before the City of McHenry Zoning Boazd of Appeals was held on Monday,
February 19, 2001. Chairman Semrow called the Public Hearing to order at 7:30 p.m. with the
following persons in attendance:
1. Zoning Boazd of Appeals Members: Franzen, Lovett, Meyer, Semrow. Absent: Cadotte,
Ekstrom, Howell.
2. City Attorney: Absent.
3. Recording Secretary: Kathleen M. Kunzer.
'�. City Planner: Phillip Maggio.
5. Director of Community Development: Absent:
6. Applicant: Pacini Real Estate, McHenry Commerce Center, 1278 W. Lake Street,
Roselle, IL 60172, represented by Dan Curran of Campion, Curran, Rausch, Gummerson
and Dunlop, 8600 Route 14, Crystal Lake, IL 60012.
7. City CounciUStaff: Alderman Andy Glab.
8. Court Reporter: None.
9. Registered Observers/Objectors: None.
PUBLICATION
Notice of this Public Heazing was published in the Northwest Herald on February 2, 2001. A
Certificate of Publication is on file in the Office of the City Clerk with regazd to this matter.
Certified notices were mailed to all 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 located on the west side of Route 31, south of the McHenry Corporate
Center and is comprised of 240 acres.
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SUMMARY
The Petitioners are requesting the following reclassification of the subject property, commonly
known as McHenry Commerce Center, upon annexation to the City of McHenry: �
Parcel 1 43.06 acres E1 Estate District
Pazce12 169.56 acres BP Business Park District
Parcel 3 27.44 acres CS Highway Commercial District.
TESTIMONY
Attorney Curran requested the following witnesses be sworn in for the Petitioners:
■ Gregg Gabel, Gabel and Associates;
■ Peter Huinker, Smith Engineering Consultants.
Attorney Curran provided the Board with an overview of the proposed Pacini project, commonly
known as the McHenry Commerce Center. The Petitioners are requesting the subject property be
zoned upon annexation to the City as follows:
Parcel 1 43.06 acres E1 Estate District
Parcel2 169.56 acres BP Business Park District
Pazce13 27.44 acres CS Highway Commercial District.
He noted there is no proposed direct access to Parcel 1 at this time as it is located west of the
�,,, Union Pacific Railroad tracks. As this pazcel would be landlocked until property to the west
and/or north is developed,the Petitioners are requesting the most restrictive zoning classification,
estate zoning district, for this parcel. When this pazcel becomes more accessible and an exact
developmental plan for it is known, it is possible the Petitioners would seek other zoning for it.
Attorney Curran noted the McHenry Commerce Center Preliminary Plat was presented before
the City's Plan Commission on January 18, 2001. The Plan Commission unanimously approved
the Plat with the condition language be included on the Final Plat and within the annexation
agreement to allow for the potential West McHenry Bypass and for the ultimate development of
Parcel 1 west of the railroad tracks.
Attorney Curran noted the proposed zoning within the McHenry Commerce Center complies
with the City's Comprehensive Plan.
QUESTIONS BY MEMBERS OF THE BOARD
In response to Board inquiry, Mr. Gabel noted the project construction will begin in Spring 2001,
pending Council approval. Phasing would be implemented in four stages from the northwest
portion of the project east of the railroad tracks to the southeast adjacent to Route 31.
Wetland delineation studies have been completed. Attorney Curran noted there are actually very
small amounts of wetlands contained on this property. In response to Lovett's inquiry regarding
the wetland's zone, Planner Maggio stated wetland specialists have delineated and physically
denoted the actual wetland area on this property. The wetlands areas depicted on the
�'" Comprehensive Plan Map are approximations only and are provided to alert developers of
potential wetlands. General discussion occurred regarding the potential development of the
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Pacini Property located at the northwest corner of the intersection of Bull Valley Road and Route
31.
In response to Board inquiry, Attorney Curran noted the McHenry Commerce Center has been
developed similaz to the plan of the McHenry Corporate Center, including the platting of
100"wide sliver lots. He stated, however, the minimum width required to create a buildable lot is
200' which would require at least two lots. The intent is to afford latitude for potential
landowners and developers to create the size lot required for their project.
In response to Meyer's inquire, Planner Gabel stated the projected buildout for this project would
be at least ten years.
Some discussion occurred regarding whether there should be one or two access points for this
project onto Route 31. It was noted this issue will be largely dependent upon the ultimate exact
location of the West McHenry Bypass and its proximity to this project.
CLOSING STATEMENT
There was no Closing Statement.
Chairman Semrow said, "there being no further testimony before this Boazd with regazd 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 Board. There being no motion to recess, the Chair will entertain a
motion with regard to this Petition".
DELIBERATION AND RECOMMENDATION
Motion by Meyer, seconded by Franzen, to recommend to the City Council that
The Petitioners request that the subject property be reclassified upon annexation to the
City of McHenry as follows:
Parcel 1 43.06 acres E 1 Estate District
Parcel 2 169.56 acres BP Business Park District
Parcel3 27.44 acres CS Highway Commercial District
be granted; and that Table 33, the Approval Criteria for Zoning Map Amendments, page
401 of the Zoning Ordinance, has been met.
Voting Aye: Franzen, Lovett, Meyer, Semrow.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Cadotte, Ekstrom, Howell.
Motion carried. 4-0.
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ADJOURNMENT
Motion by Mey�r, seconded by Lovett,to adjourn the Public Heazing at 8:15 p.m
Voting Aye: F'ranzen, Lovett,Meyer, Semrow.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: C'adotte, Ekstrom, Howell.
Motion carried. 4-0.
C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City
Engineers, Petitioners, Plan Commission (7), Landma.rk Commission Chairman Chicago
Tribune,Northwest Herald, Aldermen Conference Room,File Copy. Z-520
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