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HomeMy WebLinkAboutMinutes - 4/1/1996 - Zoning Board of Appeals � ' ZONING BOARD QF APPEALS APRIL 1, 1996 CITY OF MCHENRY IN THE MATTER OF THE APPLICATION ) � OF ST PAULS EPISCOPAL CHURCH FOR ) Z-407 A CONDIT�NAL USE PERMIT ) ST PAULS CHURCH PURSUANT TO THE ZONING ) 3706 W ST PAULS AVE ORDINANCE OF THE CITY OF ) MCHENRY, MCHENRY COUNTY, ) CONDITIONAL USE ILLINOIS. � REPORT OF THE ZONING $OARD OF APPEALS TO THE CITY COUNCIL, CITY OF MCHENRY, ILLINOIS A hearing on the above-captioned pedtion was held on April 1, 1996. Chairman Semrow called the hearing to order at 7:33 p.m. The following persons were in attendance: l. Zoning Board Members: Randy Christensen, Chuck Lovett, Harry Semrow, John Swierk, Donna Toheck. Absent: Tom Burr, Frank McClatchey. 2. Attorney for Zoning Board: David McArdle. 3. Recording Secretary: Kathleen M. Kunzer. 4. Director of Building & Zoning: John A. Lobaito. � S. Petidoner: St. Paul's Episcopal Church represented by Jerry Cordrey, 3706 W St. Paul's Avenue McHenry IL 60050. b. Attomey for the Petitioner: None. 7. City Council Members: None. 8. Court Reporter: None. 9. Registered Observers/Objectors: 1. Edward Carey, 3705 W St. Paul's Avenue McHenry IL 60050. 2. Mark Crutchfield, 3701 W St Paul's Avenue McHenry IL 60050. NOTIFICATION Notification of this hearing was published in the Northwest Herald on March 15, 1996. The Publisher's Certificate of Publication is on file in the office of the City Clerk with regard to this matter. Nodces were sent to all abutting properties via certified mailing. Return receipt cards have been submitted, to the Office of the City Clerk and are on file with regard to this matter. The subject property was posted as required by ordinance. LOCATTON � The subject propert.y is located at 3706 West St Pauls Avenue McHenry IL 60050, and is known as St Pauls Episcopal Church. Page 2 ZBA-St Pauls Church 4/1/96 SUMMARY `,, The subject property is cunently zoned RS-3 Medium High Density Single Family Zoning District. The Petitioners are requesting that the subject property be granted a Conditional Use Permit to allow the existence of the C'hurch and the expansion thereto. TESTIMONY Chairman Semrow swore in the following witness for the Petitioners: 1.] Jerry Cordrey, St Paul's Church, 3706 W St Paul's Avenue McHenry IL 60p50, 2.] Dennis Wonderlick, Cone Kalb & Wonderlick, 730 W Randolph St Chicago IL 60661. 3.) Marty Persons, St Paul's Church, 3706 W St. Paul's Avenue McHenry IL 60050. Chairman Semrow asked the Petitioner to amend the Petidon on its face to reflect the fact that there is currently not a special use or conditional use on the subject property. The requested Conditional Use of the Peddon before this Board would represent the first conditional use for this property. Therefore, 1.] Paragraph 5 was amended to read "A description of the action requested is: A conditional use permit for St. Paul's Episcopal Church." 2.] Paragraph 7 was amended to read "The current zoning of the property is: Residential." Cordrey stated that he Chairman of the Building Commission for St. Paul's Church. He asked Wonderlick to present the architectural renderings of the proposed addition to the Church. Wonderlick said there is a proposed increase to the worship area, the fellowship area and the entryway (narthex) to accommodate the increase in church membership. Wonderlick said the Fellowship area would accommodate 150 people. The addidon is proposed to be located on the south side of the existing `.. church building. The southeast corner of the proposed addidon would be setback 30 feet from the front property line, as is required in this zoning district. Wonderlick said the main entrance is being relocated from the west side of the building to the east side, directly entering from the parking lot. In this way, it should help to keep traffic pick-up and drop-off away from St. Paul's Avenue. He said there will be new toilet facilides which will be handicapped accessible. The current facilides are not accessible to the physically impaired. The Church is proposing to install a platform chairlift so that there will be handicapped accessibility to the second floor of the existing structure. Currently, there is no accessibility to the second floor. Wonderlick said the platform chairlift will accommodate one wheelchair with an attendant. Wonderlick noted that the Site Plan shows that the parking area will be extended 21 feet to the north in order to bring the number of required parking spaces into compliance. Semrow said that the city has determined that 67 parking spaces are needed. Does the Site Plan accommodate 67 parking spaces. Wonderlick said there are 67 spaces shown on the plan. Wonderlick said the south elevation of the proposed addition will have a low profile in keeping with the nature of the residential neighborhood. The existing structure is brick with a black roof. The proposed addition will be matched as closely as possible to existing building materials. Wonderlick said the new entryway will be easily visible from traffic driving westbound on Green Street so that fihere will be no confusion as to the location of the main entrance. At the present dme, this is not the case. The main entry is located on the opposite side of the building from the parking lot. It is difficult for visitors to �.. determine where tce access the building. , Page 3 ZBA-St Pauls Cburch 4/1/96 OUESTIONS OF THE PETITIONER BY MEMBERS OF THE BOARD Swierk asked how the parking is calculated. Wonderlick said the required parking is .25 times the � occupancy load ��f 196 determines the number of spaces needed. Swierk asked if the proposed conditional use is only for the exisdng church and the current building project. McArdle said that is correct. It is not for any future building or expansion project. Lobaito said the parking could be calculated a couple of different ways. There is a provision in the ordinance which allows the city council to require additional parking if it becomes necessary. Swierk asked the present location of the trash enclosure. Wonderlick said it is at the north of the parking lot where the 21 foot parking lot expansion will take place. The proposed new location is at the end of the service drive which would be located at the west of the building. Swierk said the trash area should not be located in front of the building. It should be located at the rear in such a way that it is not visible from the street. OUESTIONS OF THE WITNE��ES BY OBJECTORS Ed Ca��ev Carey said the southeast comer of the building would be 30 feet from the front property line. How faz would it be from the street? Lobaito said it would be approximately 45 feet from the street. Carey asked if the trash enclosure would be located in front of the building. Wonderlick that it would be in front of the existing building at the end of the service drive. He said the trash enclosure would be about 60-65 feet back from the road on the side of the building addidon. Swierk asked if the city would approve of the addidonal curb cut for the service drive, inasmuch as there are already two cwb cuts on this property. Lobaito said that because the lot width is in excess of 300 feet, there probably would be no problem in acquiring an additional curb cut from Public Works. �� Ed Care�. He asked what he would be able to do about trucks using his driveway in order to navigate their way into the service drive. Carey said his driveway is located directly across the street from the proposed service drive. Semrow asked the width of the proposed service drive. Wonderlick said it would be only 8-10 feet wide. Discussion followed regarding finding the best location for the trash enclosure on the site with regard to its proximity to the proposed kitchen in the new addidon. Cordrey agreed on behalf of the Petidoners to located the trash enclosure at the rear of the property and not at the end of the service drive. Semrow asked if parking was adequate at the present time. Cordrey said there are approximately 30-40 cars parked in the lot on Sunday mornings for services. Semrow asked if there is a proposed landscape plan. Would the service drive be landscaped? Wonderlick said there is currently a hedgerow which would remain, except when the service drive is cut through. Cordrey said the Petitioners would do whatever landscaping is required. Lobaito said they would be required to comply with the landscape requirements of the ordinance. CLOSING STATEMENT BY PETITIONERS Cordrey thanked the Board for the opportunity to present the Petition and requested that they recommend approval to the City Council. They would like to begin the building project early this spring. CLOSING STATEMENT BY OBJECTORS �, Ed Carev "I have no problems living across the street from the Church. But the building will be 50 feet closer to my house. It find it hard to believe that this will not have a detrimental effect on my property values." � Page 4 ZBA-St Pauls Church 4/1/96 Chairman Semrow said, "there being no further testimony before this Baard with regard to this Petition, � the Board will consider this matter 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 RE n MENDATION Motion by Swierk, seconded by Lovett to recommend to the City Council that the Petitioners' request that a Conditional Use to allow the existence of the Church use on the subject property including the expansion thereto be granted subject to the following restrictions: a] There shall be no automobile drop-off site; b] The trash receptacle shall be located at the rear o� the building and not visible from St. Paul's Avenue. and that the Approval Criteria for Conditional Uses, Table 31, pages 357-358 of the Zoning Ordinance, have been met. Voting Aye: Lovett, Semrow, Swierk, Tobeck. Voting Nay: Christensen. Not Voting: None. Abstaining: None. Absent: Burr, McClatchey. Motion carried 4-1. � ADJOURNMENT Motion by Swierk, seconded by Lovett to adjoum this hearing. Voting Aye: Christensen, Lovett, Semrow, Swierk, Tobeck. Vating Nay: None. Not Voting: None. Abstaining: None. Absent: Burr, McClatchey. Motion carried 5-0. This hearing was adjoumed at 8:33 p.m. Respectfully submitted Harry mrow, Chairman Zoning Board of Appeals c: �°�$enda,Zoning Board of Appeals(�,Plen Commiasion('n,City Adminishator,Public Worics Adminishation(4),Petitioneis,Observers/Oblectors(Z),Aidermen Reference Copy,Building&Zoning File,Laadmark Commiasion Chairman,NoRhweat HeraW,McHenry Star News,City Clerk File. Z-407 �.