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HomeMy WebLinkAboutMinutes - 2/7/2000 - Zoning Board of Appeals ZONING BOARD OF APPEALS FEBRUARY 7, 2000 CITY OF MCHENRY � IN THE MATTER OF THE APPLICATION OF ) Z•493 PARKWAY BANK AND TRUST COMPANY ) Robert and Darlene Mrachek UNDER TRUST N0. 9052, AND ROBERT AND ) Map Amendment/Cond Use DARLENE MRACHEK, CONTRACT PURCHASERS) FOR A MAP AMENDMENT AND CONDITIONAL ) Bull Vailey Rd & Ridgeview Dr USE PERMIT, PURSUANT TO THE CITY ) OF MCHENRY ZONING ORDINANCE, ) MCHENRY COUNTY, ILLINOIS. ) REPORT OF THE ZONtNG BOARD OF APPEALS TO THE CITY COUNCIL, CITY Of MCHENRY, ILLINOIS A hearing on the above-captioned petition was held on February 7, 2000. Chairman Semrow called the hearing to order at 7:32 p.m. The following persons were in attendance: 1. Zoning Board Members: George Cadotte, Paula Ekstrom, Darick Franzen, John Howell (arrived at 7:45 p.m.), Jon Meyer, Harry Semrow. Absent: Steve Doherty. 2. Attorney for Zoning Board: David McArdle. � 3. Recording Secretary: Kathleen M. Kunzer. 4. City Planner: Phillip Maggio. 5. Petitioner: Robert Mrachek, 3710 Grand Avenue, McHenry, IL 60050. 6. Attorney for Petitioner: Cowlin and Cowlin, represented by Jim Cowlin, 4108-A West Crystal Lake Road, McHenry, IL 60050. 7. City Council Members/Staff: None. 8. Court Reporter: None. 9. Registered Observers/Objectors: None. NOTICE OF PUBLICATION Notice of this hearing was published in the Northwest Herald on January 13, 2000. Publisher's Certificate of Publication is on file with regard to this matter in the City Clerk's Office. Notices were mailed to abutting property owners. An affidavit of service via certified mailing is on file in the Office of the City Clerk. LOCATION � The location of the subject property is on the northwest corner of the intersection of Bull Valley Road and Ridgeview Drive, as extended. Page 2 ZBA•Mrachek 2/7/00 � SUMMARY The Petitioner is requesting a zoning map amendment from I-1 Industrial to C-5 Highway Commercial and a conditional use permit to construct and operate a mortuary on the subject premises. TESTIMONY Chairman Semrow swore in the following witnesses for the Petitioner: 1. Robert Mrachek, 3710 W. Grand Avenue, McHenry, IL 60050. 2. Timothy Hartnett, Smith Engineering, 4500 W. Prime Parkway, McHenry IL 60050. Petitioner Robert Mrachek, President of Colonial Funeral Home, located at 3807 W. Elm Street, stated it is his intent to move his business to the subject property if the requested map amendment and conditional use permit are granted. He is relocating the business in order to make it ADA compliant and to increase the available parking. The subject property, a 3.5 acre unimproved parcel, is currently owned by the Pacinis, beneficial owners of Parkway Bank and Trust No. 9052. The subject property is currently zoned I•1 Industrial. A mortuary requires commercial zoning and a conditional use permit in order to operate at this location. Attorney Cowlin asked the Petitioner to describe the proposed site plan for the project. Mr. Mrachek stated there would be two access points from Ridgeview Drive extended. There would be no direct access to the site from Bull Valley Road. The southernmost � access point would be right-in right-out only. The northernmost entry would be full access to the site. The building would be 10,829 square feet. He would have the capability of three concurrent funerals on the premises. Attorney Cowlin reviewed the approval criteria for a map amendment and conditional use permit as stated in the Petition. QUESTIONS BY MEMBERS OF THE BOARD Ekstrom asked if the property is located within the City boundary. Attorney Cowlin responded in the affirmative. Ekstrom asked who would be responsible for the construction of Ridgeview Drive. Attorney Cowlin stated the Pacinis would construct the roadway; this is addressed in the contract to purchase the property. In response to Meyer's inquiry, Mr. Mrachek stated there would be no crematorium on the premises. It would not be necessary as there are two other crematoriums in the area. Franzen asked the Petitioner to describe the proposed landscaping plan for the site, including the proposed berming. Attorney Cowlin stated Mr. Hartnett will testify as to the specifics of the site plan including the landscaping. John Howell arrived at 7:45 p.m. � Page 3 ZBA-Mrachek 2/7/00 � TESTIMONY Witness Timothy Hartnett, Vice President at Smith Engineering, stated he is the Project Manager for this project. He stated there is a 60' right-of-way for the Ridgeview Drive extension. It will be centered over the sanitary sewer collector. He stated the extension of Ridgeview Drive would mirror the entry of the existing Ridgeview Drive south of Bull Valley Road. There wii{ be a boulevard•style entry. He noted there would be right and left turn lanes as well as deceleration lanes on Bull Valley Road. The Petitioner will install the deceleration lane. With regard to the on-site traffic flow, the traffic will move counter-clockwise entering the site at the northernmost access point, traveling around the west side of the building, and exiting at the southernmost access point. A total of 109 parking stalls are planned, including five handicapped accessible stalls adjacent to the buildings main entrance. Mr. Hartnett stated the site is basically flat. On•site detention will be provided until the regional detention basis is in place elsewhere on the Pacini Property. He noted water and sanitary sewer would enter the site from Bull Valley Road. Landscaping will meet code requirements and will include a 2-3' undulating berm. QUESTIONS BY MEMBERS OF THE BOARD � Franzen asked the proposed use of the Pacini Property to the north. Mr. Hartnett responded he believed the current plan indicates multi-family for this portion of the property. Ekstrom inquired as to the lighting of the site. Mr. Mrachek stated most lighting would be reduced in intensity by 10:30 p.m. He noted minimal lights will remain on the building exterior for safety and security purposes. Meyer asked the approximate distance from Bull Valley Road to each of the site entrances. Mr. Hartnett responded the distance to the first entrance is approximately 125' and the distance to the second entrance is approximately 400'. In response to Franzen's inquiry, Maggio stated it will be the Pacini's responsibi(ity to contribute toward the installation of a traffic signal at this intersection. As the Pacini's come forward with the development plan for their entire site, they will be required to place monies in escrow for the future signalization of this intersection. Cadotte stated the traffic signal is needed now for this intersection. Traffic is constant and congested, particularly during commute times. General discussion ensued regarding the appropriate zoning for the subject property. It was the consensus of the Board the requested C•5 Highway Commercial zoning is suited to this parcel. � Attorney McArdle inquired as to the subdivision of the Pacini Property. Attorney Cowlin stated the subject property is the last parcel which could be sold by metes and bounds according to the Plat Act. Page 4 ZBA-Mrachek � 2/7/00 CLOSINC STATEMENT BY PETITIONER Attorney Cowlin stated a mortuary is a good use for the subject property. The Petitioner respectfully asks the Zoning Board to recommend approval of the map amendment to C-5 Highway Commercial with a conditional use permit to allow the construction and operation of a mortuary on the premises. Chairman Semrow said, "there being no further testimony before the 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 Board. There being no motion to recess, the Chair will entertain a motion with regard to the Petition." DELIBERATION AND RECOMMENDATION Motion by Meyer, seconded by Franzen, to recommend to the City Council that the Petitioner's request for a map amendment from I•1 Industrial to C-5 Highway Commercial Zoning District for the subject premises be granted; that the Petitioner's request for a conditional use permit to allow the construction and operation of a mortuary on the subject premises be granted subject to the following conditions: � 1. The southernmost entrance to the site from Ridgeview Drive be right- in, right-out only; 2. The only free•standing sign permitted shall be a monument sign with a maximum height of 8'; That Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance has been met; and that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Cadotte, Ekstrom, Franzen, Howell, Meyer, Semrow. Voti ng Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. � Page 5 ZBA•Mrachek 2/7/00 � ADJOURNMENT Motion by Howell, seconded by Cadotte, to adjourn the hearing at 8:10 p.m. Voting Aye: Cadotte, Ekstrom, Franzen, Howell, Meyer, Semrow. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6•0. The hearing was adjourned at 8:10 p.m. ectf ly su itted, � Harry Se ow, Chairman Zoning ard of Appeals c: Zoning Board of Appeals Members (7), Plan Commission Members (7), City Administrator, Planner, PW Administration, City Engineers, Aldermen Reference � Copy, Petitioner, B & Z Zoning File, Landmark Commission Chairman, Northwest Herald, The Sun, File Copy. Z-493 �