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HomeMy WebLinkAboutMinutes - 8/18/1997 - Zoning Board of Appeals ZONING BOARD OF APPEALS AUGUST 18, 1997 CITY OF MCHENRY � IN THE MATTER OF THE APPLICATION OF ) KINGSBURY LIMITED PARTNERSHIP (GLS ) Z-433 CORPORATION) FOR CONDITIONAL USE ) GLS PERMIT PURSUANT TO THE ZONING ) 833 RIDGEVIEW DR 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 August 18, 1997. Chairman Semrow called the hearing to order at 7:34 p.m. The following persons were in attendance: 1. Zoning Board Members: George Cadotte, Randy Christensen, John Howell, Harry Semrow. Paula Ekstrom arrived at 7:40 p.m. Absent: Chuck Lovett, Jon Meyer. 2. Attorney for Zoning Board: David McArdle. 3. Recording Secretary: Kathleen M. Kunzer �-- 4. City Planner: Phillip Maggio. 5. Petitioner: GLS Corporation represented by Richard Przeworski and Nancy Dehmlow, 723 W. Algonquin Road, Arlington Heights, Illinois 60005. 6. Attorney for Petitioners: None. 7. City Council Members: City Clerk Pamela Althoff. 8. Court Reporter: None. 9. Objectors: None. NOTICE OF PUBLICATION Notice of this hearing was published in the Northwest Herald on August 2, 1997. Publisher's Certificate of Publication is on file with regard to this matter in the City Clerk's Office. Notices were mailed to all abutting property owners and the subject property was posted with a sign as required by City ordinance. Affidavit of compliance with regard to notification requirements is on file in the office of the City Clerk. LOCATION OF THE SUBIECT PROPERTY `- The subject property is located at 833 Ridgeview Drive, McHenry, Illinois, 60050 which is located in Inland Business Park and is currently zoned BP Business Park Zoning District. Page 2 ZBA- G LS 8/18/97 SUMMARY The Petitioner is requesting that a Conditional Use Permit be granted to allow the construction `-- of up to four 35 foot silos on the subject property for outside storage associated with the principal business of manufacturing plastic pellets. TESTIMONY Chairman Semrow swore in the following witnesses for the Petitioner: 11 Richard Przeworski, 723 WestAlgonquin Road, Arlington Heights, Illinois 60005; 2) Nancy Dehmlow, 723 West Algonquin Road, Arlington Heights, Illinois 60005. Przeworski said GLS specialized in the compounding of soft rubbery plastics. The company does not manufacture the parts; they produce the plastic pellets which are then sold to manufacturers of end products. The storage silos would be used for the storage of raw materials which would be used in the manufacturing process. Basically two materials would be stored in the silos: 1) Calcium Carbonate, which adds strength and intensifies color of pellets; 2) Polypropylene, such as you see in milk bottles and juice bottles. Przeworski said GLS has been in operation in the Cary Industrial Park for the past 5 years. They have outgrown their present facility and are hoping to build in Inland Business Park. Przeworski noted that approximately 10% of the floor space of the new facility would be devoted to the actual manufacturing process. The remainder of the plant would house, packing and distribution, customer service, as well as other associated office functions. The entire business operation would be conducted on-site. \.. Przeworski said the company currently stores calcium carbonate in 50# bags. The use of the silo would help in cost reduction. Calcium carbonate would be conveyed with machinery from silo to manufacturing area rather than carried in bags by employees. Paula Ekstrom arrived at 7:40 p.m. QUESTIONS BY MEMBERS OF THE BOARD Semrow asked if there would be any toxicity as a result of the storage of these chemicals in the silos. Przeworski said there would be no hazardous chemicals stored on the premises. Semrow asked how the silos would be filled with the chemicals. Przeworski said the silos would be filled by tanker truck and hose. The chemicals would be blown into the silos. The materials would be conveyed to the manufacturing area by vacuum. Howell asked where the plant is currently in operation. Przeworski said the existing facility is located in Cary. Howell asked how many people the plant would employ. Przeworski said there would be approximately 36 employees. Christensen noted that the MSDS sheets regarding Polypropylene indicate it can burn when heated. Przeworski said the temperature must be in excess of 500 degrees Fahrenheit. Christensen asked if special fire fighting procedures would be necessary should a fire break out in the plant and has the local fire department been made aware of the special procedures. `-- Przeworski said they had not spoken with the local department; however, discussions have occurred with other departments. No special procedures are required. The building would be sprink:lered. Page 3 ZBA-G LS 8/18/97 Semrow asked how the pellets are compressed. Przeworski said it is a combination of heat and compression. The maximum would not exceed 380 degrees. �. Cadotte said ground limestone (calcium carbonate) is listed as an irritant on the MSDS sheets. How would that aspect be handled on the premises. Przeworski said the chemicals would be filtered and the calcium carbonate would be fed directly into the silo by vacuum. Semrow asked what the property is currently zoned. Przeworski noted the current zoning is BP Business Park District. Christensen asked what the high bay area noted on the Site Plan would be used for. Przeworski said it would be used for the reduction process. There are hoppers which are used. The hoppers make use of natural gravity. Christensen said he did not believe the six- foot pine trees being recommended by staff to screen the silos from Bull Valley Road would be necessary. The silos would be painted to match the exterior of the building structure, that should be sufficient. Discussion followed regarding the pine trees. Ekstrom said the Site Plan and Application for Conditional Use only requested two silos at this time, with the possibility of two additional silos when business expansion required them. Ekstrom asked if the Petitioner would be required to come back to the Board when they wanted to erect the other two silos. McArdle said that could be addressed at this time. The Conditional Use could be granted for a maximum of up to four silos for outside storage of chemicals. �-' CLOSING STATEMENT BY PETITIONERS There was no closing statement by Petitioners. Semrow went over the Approval Criteria for Conditional Uses as stated in the Petition. Christensen asked if all outside storage on the site would be contained within the silos. Przeworski said that is correct. Chairman Semrow said, "there being nothing further before this Board with regard to the Petition, the Board will consider the Petition at this time 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 Cadotte, seconded by Howell to recommend to the City Council that the Petitioner's request for a Conditional Use Permit to allow the construction of up to a maximum of four silos for outside storage on the subject premises be granted subject to the following five conditions as recommended by staff: 1) The outdoor storage tanks shall be located in the same general area as depicted on the proposed site plan; 2) The outdoor storage tanks shall have a maximum height of 45 feet; `' 3) The outdoor storage tanks shall be enclosed by an 8 foot high screen fence, which matches the color and/or materials of the principal building on the site; 4) There shall be no more than four outdoor storage tanks located on this property; Page 4 ZBA-G LS 8/18/97 5) The applicant shall install a minimum of 6 evergreen trees, spaced evenly and �'' with a height of at least six feet at planting, around the area where the tanks will be located; and that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinanc:e have been met. Voting Aye: Cadotte, Christensen, Ekstrom, Howell, Semrow. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Lovett, Meyer. Motion carried 5-0. . ADIOURNMENT There being no further business before this Board with regard to this matter, Chairman Semrow adjourned this hearing at 8:03 p.m. Respectfully submitted, .� �C,w Harry mrow, 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, City Clerk File Copy. Z-43 3 � ZONING BOARD OF APPEALS AUGUST 18, 1997 CITY OF MCHENRY � IN THE �v1ATTER OF THE APPLICATION OF ) BRADKIN & BROECKAERT, AND JOHN ) Z-432 COLOMER FOR RE-CLASSIFICATION UPON ) COLOMER ANNEXATION PURSUANT TO THE ZONING ) 2102 N RICHMOND RD ORDINANCE OF THE CITY OF � MCHENRY, MCHENRY COUNTY, ILLINOIS ) RE-CLASSIFICATION TO C5 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 August 18, 1997. Chairman Semrow called the hearing to order at 8:07 p.m. The following persons were in attendance: 1. Zoning Board Members: George Cadotte, Randy Christensen, Paula Ekstrom, John Howell, Harry Semrow. Absent: Chuck Lovett, Jon Meyer. 2. Attorney for Zoning Board: David McArdle. 3. Recording Secretary: Kathleen M. Kunzer `-- 4. City Planner: Phillip Maggio. 5. Petitioner: John Colomer, 4122 Miller Oaks Drive, McHenry, Illinois 60050. 6. Attorney for Petitioners: Militello, Zanck & Coen, represented by Mark Saladin, 40 Brink Street, Crystal Lake, Illinois 60014. 7. City Council Members: City Clerk Pamela Althoff. 8. Court Reporter: None. 9. Objectors: None. NOTICE OF PUBLICATION Notice of this hearing was published in the Northwest Herald on August 2, 1997. Publisher's Certificate of Publication is on file with regard to this matter in the City Clerk's Office. Notices were mailed to all abutting property owners and the subject property was posted with a sign as required by City ordinance. Affidavit of compliance with regard to notification requirements is on file in the office of the City Clerk. LOCATION OF THE SUBIECT PROPERTY � The subject property is located at 2102 North Richmond Road, McHenry, Illinois, 60050 which is outside of the corporate boundary of the City of McHenry and is currently classified A1 pursuant to the McHenry County Zoning Ordinance. Page 2 ZBA- Colomer 8/18/97 SUMMARY The Petitioner is requesting that the subject property be reclassified from A1 to C5 pursuant `— to the City of McHenry Zoning Ordinance upon annexation to the City of McHenry. TESTIMONY Chairmai� Semrow swore in the following witnesses for the Petitioner: 1) John Colomer, 4122 Miller Oaks Drive, McHenry, Illinois 60050; 2) Tim Hartnett, Smith Engineering, 4500 Prime Parkway, McHenry, Illinois 60050. Attorney Saladin explained that Mr. Colomer was purchasing a 3 acre portion of the 5 acre parcel located immediately north of the McHenry Commons Shopping Center. Colomer was seeking annexation on the 3 acre parcel. The remainder of the 5 acres, the 2 acre parcel, would remain vacant in unincorporated McHenry County. Colomer is the contract purchaser of the 3 acre parcel. Saladin indicated the Comprehensive Plan shows this area to be Commercial Hub and C5 zoning would seem appropriate. Hartnett provided a Site Plan of the proposed 3 acre property which will be subdivided into 2 lots upon annexation to the City. Two Commercial uses are being proposed at this time: 1) 1.69 acre Car Wash site 2) 1.31 acre Steak 'N Shake Restaurant site. Hartnett said the two lots would have shared access to Route 31. There would be just one curb cut for the shared access point. Hartnett said Colomer hopes to connect internally to the McHenry Commons Shopping Center to the south. There is a stubbed access point on the McHenry Commons property. Hartnett indicated water and sewer service availability on the `-' site. At this time it is uncertain whether the Petitioner would have to provide on-site detention or whether he could make use of the regional storm water management detention area located to the east of Target. Hartnett provided a concept plan of internal traffic flow of the site. The Petitioner would comply with all City ordinances and is hoping to set the tone for upscale commercial development along the Route 31 corridor. Saladin said the proposed two lots would meet an exception to the minimum 200 foot lot width requirement listed on page 69, paragraph (I)(2)(b) of the Zoning Ordinance because a combined access is being provided. Actual frontage would be 175' for the Steak 'N Shake and 125' for the car wash. General discussion followed regarding the need for a 200' minimum lot width. It was pointed out there are no residential homes within 500 feet of this site. The entire car wash process would be conducted inside of the building. Colomer said this would be an upscale full service car wash. Semrow asked where the waste water from the car wash operation would be directed. Colomer said some would go into the sanitary sewer and a portion would be reclaimed and reused. Colomer said all of the chemicals used would be environmentally safe. QUESTIONS BY MEMBERS OF THE BOARD �' Cadotte asked if the proposed car wash would be full service and similar to the one located in Wauconda. Colomer said that is correct; there is one in Palatine and one in Dundee, as Page 3 ZBA-Colomer 8/18/97 well. The building will be 200 feet long and all services would be provided inside of the building. The cost for a basic wash, both interior and exterior, would be $8.95. Top of the � line wash would be approximately $25. In addition there will be a two-bay detail shop attached to the building. Christensen said he could not understand why the Petitioner is coming in regarding a site plan for the entire parcel and the way it will be subdivided. Christensen said he does not agree with the way in which the Petitioner is proposing to subdivide this property. Colomer said he is currently working with Omni toward obtaining an internal access to his property from the McHenry Commons Shopping Center. Semrow asked the distance from the proposed curb cut to the northernmost boundary of the 2 acre parcel to the north. Hartnett said it is 485 feet. Christensen asked if these concerns regarding curb cuts, etc. would be addressed before the Plan Commission when this parcel is presented for subdivision. Maggio said the Plan Commission will deal with technical aspects of the plat, including curb cuts. Saladin went over the Approval Criteria for Rezoning as stated in the Petition. McArdle pointed out that the only matter before this Board is the requested reclassification to C5. Subdivision of the property will follow when this matter is presented to the Plan Commission. Christensen asked if there would be a holding tank to hold water prior to reclamation. Colomer said that is correct. Christensen asked if the house on the property would remain on the site. Colomer said he has secured an EPA permit to burn the house. This will be done as a Fire Department exercise following the close of the sale of the property to him. All L-' paperwork has been filed with the appropriate authorities. CLOSING STATEMENT BY PETITIONERS Saladin stated the Petitioners have met the Approval Criteria for Rezoning. The Petitioners respectfully request the Board consider the Petition at this time and recommend approval of this request for reclassification upon annexation to the City of McHenry. Chairman Semrow said, "there being nothing further before this Board with regard to the Petition, the Board will consider the Petition at this time 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 Cadotte, seconded by Christensen, to recommend to the City Council that the Petitioner's request for reclassification from A1 to C5 Highway Commercial Zoning District upon annexation to the City of McHenry be granted; and that Table 33, the Approval Criteria for Rezoning, page 401 of the Zoning Ordinance have been met. Voting Aye: Cadotte, Christensen, Ekstrom, Howell, Semrow. Voting Nay: None. Not Votin7: None. `" Abstaining: None. Absent: Lovett, Meyer. Page 4 ZBA-Colomer 8/18/97 Motion carried 5-0. `-- ADIOURNMENT Motion k>y Cadotte, seconded by Semrow, to adjourn this hearing. Voting Aye: Cadotte, Christensen, Ekstrom, Howell, Semrow. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Lovett, Meyer. Motion carried 5-0. This hearing was adjourned at 8:52 p.m. Respectfully submitted, ��� Harry Semr w, 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, City Clerk File Copy. � Z-432 �