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HomeMy WebLinkAboutMinutes - 5/18/1998 - Zoning Board of Appeals ZONING BOARD OF APPEALS ' " ' � MAY 18 1998 CITY OF MCHENRY IN THE MATTER OF THE APPLICATION OF ) Z-452 `, )OSEPf-i CREASEY FOR A VARIANCE ) Joseph Creasey PURSUANT TO THE ZONING ORDINANCE ) Variance OF THE CITY OF MCHENRY, MCHENRY COUNTY,) ILLINOIS. ) REPORT OF THE ZONING BOARD OF APPEALS TO THE CITY COUNCIL, CITY OF MCHENRY, ILLINOIS A hearing on the above-captioned petition was held on May 18, 1998. Chairman Semrow called the hearing to order at 7:37 p.m. The following persons were in attendance: 1 . Zoning Board Members: Paula Ekstrom, John Howell, Jon Meyer, Harry Semrow. Ab�ent: George Cadotte, Randy Christensen, Chuck Lovett. 2. Attorney for Zoning Board: David McArdle. 3. Recording Secretary: Absent. 4. City Planner: Absent. 5. Director of Community Development: Joseph Napolitano. � 6. Petitioner: Joseph Creasey, 4809 West Prairie Avenue, McHenry, Illinois 60050. 7. Attorney for Petitioner: None. 8. City Council Members: City Clerk Althoff. 9. Court Reporter: None. 10. Registered Observers: None. NOTICE OF PUBLICATION Notice of this hearing was published in the Northwest Herald on May 2, 1998. Publisher's CertificatE� of Publication is on file with regard to this matter in the City Clerk's Office. Notices were mailed to all owners of record of abutting properties. An Affidavit of Service is on file with the City Clerk. LOCATION The subject property is located at 4809 West Prairie Avenue, McHenry, Illinois 60050. SUMMARY The Petitioner is requesting the subject property be granted a variance to permit a 420 square � foot addition to the rear of an existing 2 1/2 car detached garage. Total square footage of the garage wuuld then be 1036 square feet which exceeds the maximum allowable size of 700 square feet. Total square footage of all accessory structures on the site would be 1,100 square foot which exceeds the maximum allowable square feet of 900 share feet. Page 2 � � ' ZBA-Crea�cey 5/18/98 TESTIMONY � Chairman Semrow swore in the following witness for the Petitioner: 1. Joseph Creasey, 4809 West Prairie Avenue, McHenry, Illinois 60050. Mr. CreasE�y stated he is seeking a variance to permit a garage with a total of 1036 square feet. The subjeLt property is located on a double lot. There is no principal building on the lot which would contain the garage addition. The garage is detached from the residence. UESTIONS OF THE PETITIONER BY MEMBERS OF THE BOARD Howell a�ked if the request for the garage addition was so the Petitioner could do wood working ir� his garage. Creasey responded the addition would provide area for woodworking, which is his hobby. There would be no business conducted in the garage. Meyer stated there are two different driveways on the property in question, where do they lead to? Creasey stated one drive enters the existing two-car garage, the other drive leads to the front of the house (on lot 5). Meyer asked where the storage facility is located on the property. Creasey stated it is the 8 X 8 building is located on the same lot as the house, lot 6, to the rear of the lot. Ekstrom stated the existing garage is 28 X 22, 630 square feet, and the proposed addition is 15 X 28, that is 420 feet. What is the total projected size of the garage when completed? McArdle said the request is for a total of 1036 square feet. Ekstrom asked what type of entrance would be provided to the addition. Creasey said there would be an additional 3' � entry door provided for the addition. There would not be an overhead garage door installed in the addition. Meyer asked if the rear wall of the existing garage would be knocked down when the addition is erected. Creasey stated the existing garage would remain as is, and in effect there would be a second room to the rear of the existing building. Entry to the addition would be gained through the new service door. Ekstrom asked if the current garage is heated. Creasey stated it is not heated. However, the addition would be heated and wired for electricity. Howell asked when the existing garage was built. Creasey stated it was built in 1977 and was re-sided ak�out 5 years ago. Ekstrom asked if it is the intent to keep the 8 X 8 shed on the premises. Creasey said he will maintain the shed on the site. CLOSING STATEMENT BY PETITIONER Creasey stated he has expressed his intent and would like to comply with the ordinance in all ways necessary in order to build the addition onto his garage. � Chairman Semrow said, "there being no further testimony before this Board with regard to this Petition, tf�e Chair will entertain a motion with regard to the Petition, unless there is a motion to recess lay a member of the Board. There being no motion to recess, the Chair will entertain a motion with regard to the Petition". Page 3 � ' ' ZBA-Crea�ey 5/18/98 DELIBCRATION AND RECOMMENDATION � Motion b�� Meyer, seconded by Howell, to recommend to the City Council that the Petitioner's request for a Variance to permit an addition to the existing garage to allow a total detached garage comprised of 1036 square feet be granted; and that Table 32, The Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, have been met. Voting Aye: Ekstrom, Howell, Meyer, Semrow. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Christensen, Lovett. Motion carried 4-0. ADIOURNMENT This hearing of the Zoning Board of Appeals was adjourned at 7:50 p.m. Respectfully sub itted, "'.,Y �., � Harry Se row, Chairman Zoning oard 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, Star Newspaper, File Copy. Z-452 � ' ZON I NG BOARD OF APPEALS � - MAY 18 1998 CITY OF MCHENRY IN THE M,ATTER OF THE APPLICATION OF ) Z-451 � RON RIVE:NBURGH FOR A CONDITIONAL USE ) Ron Rivenburgh PERMIT, F'URSUANT TO THE ZONING ) 908 Front Street ORDINANCE OF THE CITY OF MCHENRY, ) MCHENRY COUNTY, ILLINOIS. ) Conditional Use REPORT OF THE ZONING BOARD OF APPEALS TO THE CITY COUNCIL, CITY OF MCHENRY, ILLINOIS A hearing on the above-captioned petition was held on May 18, 1998. Chairman Semrow called the hearing to order at 7:52 p.m. The following persons were in attendance: 1. Zoning Board Members: Paula Ekstrom, John Howell, Jon Meyer, Harry Semrow. Absent: George Cadotte, Randy Christensen, Chuck Lovett. 2. Attorney for Zoning Board: David McArdle. 3. Recording Secretary: Absent. 4. City Planner: Absent. 5. Director of Community Development: Joseph Napolitano. � 6. Petitioner: Ron Rivenburgh, 8603 Memory Trail, Wonder Lake, Illinois 60097. 7. Attorney for Petitioner: None. 8. �ity Council Members: City Clerk Althoff. 9. Court Reporter: None. 10. Registered Observers: None. NOTICE OF PUBLICATION Notice of this hearing was published in the Northwest Herald on May 2, 1998. Publisher's Certificate of Publication is on file with regard to this matter in the City Clerk's Office. Notices were mailed to all owners of record of abutting properties. The subject property was posted as required by the Zoning Ordinance. An Affidavit of Service is on file with the City Clerk. LOCATION The subject property is located at 908 Front Street, McHenry, Illinois 60050. S U MMARY The Petitioner is requesting the subject property be granted a Conditional Use Permit to allow � the following: 1 . A Motor Vehicle Repair Shop to permit motorcycle and snowmobile repairs on the }�remises; 2. An Open Sales Lot to permit outdoor display and storage for Ryder Truck rentals. Page 2 � � ZBA-Rivei�burgh 5/18/98 TESTIMONY � Chairman Semrow swore in the following witness for the Petitioner: 1 . Ron Rivenburgh, 8603 Memory Trail, Wonder Lake, Illinois 60097. Mr. Rivenburgh stated the property is located at the former location of Gary Lang Chevrolet. Howell stated this is the building which would have housed the Roller Action Park, which was previously before this Board for a Conditional Use Permit. Rivenburgh stated he will be using the rear of the building, approximately 2,400 square feet. Rivenburgh noted his business was previously located one mile south of the proposed location. QUESTIONS OF THE PETITIONER BY MEMBERS OF THE BOARD Attorney McArdle asked Director Napolitano if there were any sign issues. Director Napolitano stated the applicant has applied for signage. He stated there is an existing free- standing sign on the premises, and the applicant would like to place signage on a blank slot within the existing sign box. Semrow asked how many trucks would be parked on the premises. Rivenburgh stated between three and four trucks would be parked on the site, but there could be many as ten trucks on the premises. The summer months of June, July and August would produce the most truck rental business. Semrow asked if the area leased to Mr. Rivenburgh would accommodate the storage needs of the rental truck. Rivenburgh responded there is more than adequate room allocated in the lease for storage of the rental trucks. He stated he could fit twelve trucks at the rear of the building. The alleyway could store four to five trucks. � Semrow asked the Petitioner if his principal business is the repair of motorcycles. Rivenburgh responded approximately 40% of his business is cycle or snowmobile repairs. The remaining 60% is truck rentals. Rivenburgh also noted his business includes the retail sales of used motorcycles. He sells approximately 10 bikes per year on a consignment basis. Semrow asked if he would be storing any hazardous chemicals on the premises. Rivenburgh responded he would have only 1 or 2 gasoline cans which will be stored in safety cans. There would be no hazardous waste. Used oils will be recycled through a hazardous waste hauler at the Pennzoil shop. Meyer asked if there was an issue regarding the alley and the petitioners ability to use the alley. Discussion ensued regarding the actual location of the alley to the east of the building, the fence line location, and screening from residential use to the east. It was the consensus of the Board there was no issue of noise, light, or dust nuisance which could be created and detrimental to area residents. Meyer asked the proposed hours of operation. Rivenburgh responded 9 a.m. to 6 p.m. on Monday through Friday, and 9:00 a.m. to 3:00 p.m. on Saturday. Ekstrom asked if additional lighting would be installed. Rivenburgh indicated he would upgrade the light over the east door so that it would illuminate the entire area surrounding the door, however, it would not flow onto adjacent properties. \., Meyer asked if there was actually any sales which would take place on the site. Rivenburgh responded there would be sale of parts. There would be retail sales of motorcycle and snowmobi le associated parts and accessories. Rivenburgh noted that once the Conditional Use Permit is granted, and a sign permit issued, he will be able to post a sign on the property. � Page 3 � � ZBA- RivE�nburgh 5/18/98 Until that time, he plans to store a Ryder truck in the front parking lot to assist clients in � finding his new location. Rivenburgh pointed out that once the sign permit has been issued all storagE� of vehicles would be located at the rear of the building. Chairman Semrow said, "there being no further testimony before this Board with regard to this Petition, the Chair will entertain a motion with regard to the Petition, unless there is a motion to recess k�y 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 Howell, seconded by Meyer, to recommend to the City Council that the Petitioner's request for a Conditional Use Permit to allow the following: 1. A Motor Vehicle Repair Shop to permit motorcycle and snowmobile repairs on the premises; 2. An Open Sales Lot to permit outdoor display and storage for Ryder Truck rentals; and that the Approval Criteria for Conditional Use Permits, pages 357-358 of the Zoning Ordinance, have been met. Voting Aye: Ekstrom, Howell, Meyer, Semrow. Voting Nay: None. Not Voting: None. L„ Abstaining: None. Absent: Cadotte, Christensen, Lovett. Motion carried 4-0. ADIOURNMENT Motior by Meyer, seconded by Ekstrom to adjourn. Voting Aye: Ekstrom, Howell, Meyer, Semrow. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Christensen, Lovett. Motion carried 4-0. This hearing of the Zoning Board of Appeals was adjourned at 8:45 p.m. Res ectfull submi ed, � �� Harry Se ow, Chairman Zoning Board 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, Star Newspaper, File Copy. Z-451