Loading...
HomeMy WebLinkAboutMinutes - 5/15/2024 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes May 15, 2024 Chairwoman Rockweiler called the May 15, 2024, regular meeting of the City of McHenry Planning and Zoning Commission to order at 5:30 p.m. In attendance were the following: Commissioners Locke, Rockweiler, Riley, Bremer, and Gleason. Absent: Commissioner Lehman. Also in attendance were City Planner Cody Sheriff and Deputy City Clerk Monte Johnson. Approval of the Agenda: Members of the Commission unanimously approved the agenda via voice vote. Approval of Minutes: Approval of the April 17, 2024, regular meeting minutes as presented. A motion was made by Commissioner Bremer and seconded by Commissioner Locke for approval as presented. Voice Vote: 5-ayes: Commissioners Rockweiler, Locke, Gleason, Bremer, Riley. 1-absent: Lehman. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2024-02 Petitioner: Neil L Calanca Request for a Zoning Map Amendment from RA-1 Attached Residential District to RS-4 High Density Single-Family Residential District for the property located at 3707 Waukegan Road Street Chairwoman Rockweiler opened the file at 5:32 p.m. Planner Sheriff stated that all publication requirements have been met. Mr. Calanca was sworn in by Chairwoman Rockweiler. He stated that he would like to rezone the property to single-family and create a new lot to build a new single-family home. This would meet the exception to the subdivision rules, and once subdivided, the second home could be built. Chairwoman Rockweiler opened the public hearing at 5:34 p.m. Mike Zalinger was sworn in. He asked the petitioner if he was wanting to put a new house on the side, and if it would also be a single-family home. Mr. Calanca stated that was the plan. Mr. Zalinger explained that he was worried that the lot is too small for another house, and that this would cause too much traffic. Chairwoman Rockweiler closed the public hearing at 5:36 p.m. Mr. Calanca responded that he understands the concerns, but having only another single-family home would have less traffic than if he had a multi-family home. Planning and Zoning Commission April 17, 2024 Page 2 Planner Sheriff explained that the zoning ordinance requires 9,000 square feet, and that the petitioner would need to meet all setback requirements to build. All requirements for building would have to meet the standards of our ordinances. Commissioner Locke had no objection to the request. Commissioner Gleason asked if the current home is single-family, and Planner Sherrif stated that it was. The empty yard to the left (west) is where the new home would go. Commissioner Bremer has no issues with the request since the new home would have to meet our requirements. Commissioner Gleason has no issues with the single-family residence. Commissioner Riley stated that he has no issues with the request since it would have to meet our setbacks and follow the ordinances. A motion was made by Commissioner Gleason and seconded by Commissioner Riley to recommend approval of the petitioner’s request for a Zoning Map Amendment from RA-1 Attached Residential District to RS-4 High-Density Single-Family Residential District for the property located at 3707 Waukegan Road, and by making said motion, I agree that the approval criteria for Zoning Map Amendments have been met as outlined in the staff report. Roll Call Vote: 5-ayes: Bremer, Locke, Rockweiler, Riley, Gleason. 1-absent: Lehman. Motion Carried. File Z-2024-02 was closed at 5:39 p.m. File No. Z-2024-10 Petitioner: Cunat Exchange III, DST Request for a Use Variation to operate a model home/leasing office at the property located at 5000 Key Lane Chairwoman Rockweiler opened the file at 5:39 p.m. Planner Sheriff stated that all publication requirements have been met. Brian Cunat was sworn in by Chairwoman Rockweiler. Planner Sheriff explained that the petitioner is under ownership of the current subdivision Patriot Estates, which is operating as a rental development. The current leasing office is southern section of the subdivision with duplexes. They would like to move the leasing office to 5000 Key Lane, which requires a use variance. This will make the leasing office several blocks from the duplex units and in the center of the townhome section. There is plenty of parking and the street in front of this unit is private. This will allow traffic to not block the street and will be handicap accessible. Chairwoman Rockweiler opened the public hearing at 5:45 p.m. With no members of the public wishing to speak, she closed the public hearing at 5:45 p.m. Planning and Zoning Commission April 17, 2024 Page 3 All commission members agreed that this request makes sense, is logical and straightforward, and no members had an issue with the request. A motion was made by Commissioner Locke and seconded by Commissioner Riley to recommend approval of the Petitioner’s request for a Use Variation to allow a model home/leasing office at the property located at 5000 Key Lane, and by making said motion, I agree that the approval criteria for Use Variances have been met as outlined in the staff report. Roll Call Vote: 5-ayes: Bremer, Locke, Rockweiler, Riley, Gleason. 1-absent: Lehman. Motion Carried. File Z-2024-10 was closed at 5:46 p.m. File No. Z-2024-11 Petitioner: Park View Plaza LLC Request for a Conditional Use Permit to operate a future Drive-Thru Restaurant at the property located at 366 Bank Drive Chairwoman Rockweiler opened the file at 5:46 p.m. Planner Sheriff stated that all publication requirements have been met. The petitioner is requesting approval of a drive- through for an occupant that is yet to be determined. The property is primarily on a dominant highway commercial area. There is room for five stacking spaces, and additional overflow for stacking would be in the parking lot. Any overflow would not affect other properties or the roadways. Commissioner Gleason asked if this would go behind the building where garbage and dumpsters exist. Planner Sheriff explained that this is where the vehicles would be exiting, and the businesses would have to schedule garbage pickup when the drive-through is not open. It was stated that this is not uncommon for other businesses. The petitioner, Mark Ignas, was sworn in. Commissioner Gleason asked the petitioner if cars would be driving directly in front of the other businesses or going around to the outside. Mr. Ignas explained that a directional sign would be placed at the entrance of the parking lot. Chairwoman Rockweiler opened the public hearing at 5:57 p.m. With no members of the public wishing to speak, the hearing was closed at 5:57 p.m. Commissioner Locke stated that usually in drive-throughs the individuals stacked would have to go somewhere else, but even without knowing the hours of operation, he is not concerned about stacking and has no objections. Commissioners Bremer, Gleason, and Planning and Zoning Commission April 17, 2024 Page 4 Riley all stated that the drive-through appears that it would work and had no objections to the request. A motion was made by Commissioner Gleason and seconded by Commissioner Locke to recommend approval of the Petitioner’s request for a Conditional Use Permit to operate a future drive-thru restaurant subject to the following conditions: 1. All development on site shall be in substantial conformance with the submitted plans. 2. The Property Owner shall install yellow pavement striping along the east building perimeter of the principal structure to be approved at the discretion of the Zoning Administrator, and by making said motion, I agree that the approval criteria for Conditional Uses have been met as outlined in the staff report. Roll Call Vote: 5-ayes: Bremer, Locke, Rockweiler, Riley, Gleason. 1-absent: Lehman. Motion Carried. File Z-2024-11 was closed at 5:58 p.m. Open Discussion: Commissioner Locke explained that if you drive around town and see commercial and industrial chain linked fence, it can be open to debris and storage and can be an eyesore. He asks if there is something that can be done to make it more visually appealing. Planner Sheriff explained that if there are any changes to the zoning ordinance, we would not be able to hold existing conditions accountable because they would just be non-conforming. The issue with the property owner near the railroad tracks that was discussed does have a condition that it must be screened, and they are currently out of compliance. Currently the City is working on fining that business and is going through the adjudication court process. Commissioner Gleason stated that the signs are what bothers him the most. Some stores on Route 120 on the west side of town have empty sign holders or poles. Other buildings are unoccupied with deteriorating signs. Planner Sheriff does not believe we can do anything about unused sign poles or holders, but there is a maintenance code that we can follow for specific issues. The Castle Automotive banner/sign issue was also discussed. Planner Sheriff stated that many sign issues on Route 31 will not be addressed because the widening of that highway will cause many signs to be moved. Staff Report: Planner Sheriff explained that the City will soon be working on a complete revamping of the zoning code. This will be very involved and tedious. There are currently no items on the agenda for the June meeting. We may soon see a petitioner come forward for a gas station and convenience store on the corner of Route 31 and Bull Valley Road. Commissioner Locke asked if there was a potential opening date for the Trio gas station, but Staff is unable to make an educated guess. Planning and Zoning Commission April 17, 2024 Page 5 Adjourn: A motion was made by Commissioner Bremer and seconded by Commissioner Lehman to adjourn the meeting at 6:19 p.m. Voice Call Vote: 5-ayes: Bremer, Locke, Rockweiler, Riley, Gleason. 1-absent: Lehman. Motion Carried.