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HomeMy WebLinkAboutMinutes - 03/20/2014 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes March 20, 2014 Chairman Strach called the March 20, 2014 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Buhrman, Doherty, Vallez, Nadeau, Sobotta, and Strach. Absent: Thacker. Also in attendance were: Deputy City Administrator Martin and Planning and Zoning Secretary Wolf. Approval of Minutes Motion by Nadeau, seconded by Buhrman, to approve the minutes of the Planning and Zoning Commission Meeting as amended: January 16, 2014 regularly scheduled meeting. Voting Aye: Buhrman, Doherty, Vallez, Nadeau, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Public Hearing: RMH Franchise LLC File No. Z-828 1700 N. Richmond Road Conditional Use Permit to allow live inside entertainment, such as a dee jay, trivia and karaoke, in conjunction with the operation of a restaurant (Applebee’s Neighborhood Grill and Bar) Chairman Strach called the Public Hearing to order at 7:32 p.m. regarding File No Z-828 an application for a conditional use permit to allow live inside entertainment, such as a dee jay, trivia and karaoke, in conjunction with the operation of a restaurant (Applebee’s Neighborhood Grill and Bar) as submitted by RMH Franchise LLC for the property located at 1700 N. Richmond Rd. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on March 1, 2014. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. In attendance was Nichole Lowry, 1506 Arabian Spur, McHenry who was sworn in by Chairman Strach, who provided a summary of the request before the Commission at this Hearing stating they are requesting a conditional use permit because it is needed to allow them to provide some additional entertainment that will help their business succeed. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter stating the applicant owns the Applebee’s Restaurant at 1700 Richmond Road and is requesting a Conditional Use Permit to allow live indoor entertainment in conjunction with a restaurant. The live entertainment proposed would consist primarily of karaoke, a dee jay and trivia. Restaurants are permitted uses in all commercial zoning districts but those requesting live entertainment or dancing are Planning and Zoning Commission March 20, 2014 Page 2 required to obtain a Conditional Use Permit in the C-3 and higher commercial zoning district classifications. This property is zoned C-3. Having the ability to offer live entertainment in conjunction with their restaurant operation provides Applebee’s additional opportunities for marketing, drawing in a larger customer base, (potentially from outside their traditional market area), maintaining their existing customer following, but maybe most importantly, will enhance their business model affording them the increased likelihood of remaining competitive in the highly competitive food service industry. Staff believes the proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use or of the general public in the vicinity. Staff does not have any concerns with allowing live entertainment within the restaurant as this is an ancillary use to enhance the primary use which is a restaurant. Deputy City Administrator Martin stated it is Staff’s recommendation to recommend approval of the conditional use to allow the live entertainment with the condition the live entertainment is restricted solely to inside the building housing the restaurant. Chairman Strach invited questions and/or comments from the Commission. Commissioner Vallez inquired into the operating times of the liquor license and the closing times of the restaurant currently. He also asked if a full menu will continue to be offered until closing when the entertainment is offered. Ms. Lowry stated the liquor license goes to 1:00 a.m. and 2:00 a.m. and the closing hours for the restaurant are 1:00 am on Fridays and Saturdays and 12:00 am every other day. She further stated none of those times will change as a result of this request and a full menu will always be offered. Commissioner Buhrman asked if they are expecting less occupancy when the entertainment is operating in the restaurant. Ms. Lowry stated the entertainment will actually reduce the amount of tables in the restaurant due to the space needed for the entertainment. Commissioner Doherty inquired how often Applebee’s expected to offer entertainment and whether any special floor coverings will be required. Ms. Lowry stated they would like to offer it on a regular basis but for now they are planning karaoke on the weekends and trivia events weekdays and other events maybe once or twice a month. She also stated no special floor coverings will be used. Commissioner Nadeau asked if any music or other event participation will be broadcast outside the building. Ms. Lowry stated that everything will be inside the building and nothing will be broadcast outside. Commissioner Sobotta asked if Applebee’s will be adding a new sound system or additional speakers or making any other alterations to accommodate the entertainment. Ms. Lowery stated that they have a sufficient system now and will be keeping it as is; they are not planning on making any other alterations for the entertainment. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 7:40 p.m. Planning and Zoning Commission March 20, 2014 Page 3 Motion by Nadeau, seconded by Buhrman, to recommend to the City Council with regard to File No. Z- 828 an application for a conditional use permit to allow live inside entertainment, such as a dee jay, trivia and karaoke, in conjunction with the operation of a restaurant (Applebee’s Neighborhood Grill and Bar) as presented by applicant RMH Franchise LLC for the property located at 1700 N. Richmond Rd. be granted, with the condition the live entertainment is restricted solely to inside the building housing the restaurant, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Doherty, Vallez, Nadeau, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-828 at 7:43 p.m. Public Hearing: McHenry High School District 156 File No. Z-829 3712 W. Kane Avenue (McCracken Field) Variances to allow the construction of stadium bleachers with associated press box and ticket booth and permit multiple accessory structures and buildings without a principal use, along with previously constructed bleachers and press box and existing accessory structures and buildings Chairman Strach called the Public Hearing to order at 7:45 p.m. regarding File No Z-829 an application for the following variances: • Variance to allow multiple accessory structures/buildings at 3712 W Kane Avenue (hereinafter referred to as the “SUBJECT PROPERTY”) including the following: a bathroom/concession building, (4) baseball dugouts, (5) ticket booths, (7) storage buildings, (2) bleachers and press box structures (one on the north side of the field and one proposed to be constructed on the south side of the field which was taken down and removed due to damage sustained as part of the severe wind event which occurred in 2013) and a maintenance building; • Variances to exceed permissible height for accessory structures, for the existing home side bleachers (including press box-located on the north side of the SUBJECT PROPERTY) and new visitor side bleachers (including press box-located on the south side of the SUBJECT PROPERTY); • Variance to allow accessory structures/buildings in the required front yard, limited only to those currently existing as of January 1, 2014 in addition to those included as-proposed as part of this application and referenced on the plans dated February 26, 2014 prepared by Arcon and consisting of eight pages, specifically page C1.0 of the plan set as they relate to the existing and proposed improvements to the SUBJECT PROPERTY; • Any other Variances required to complete the project in accordance with the conceptual layout and design plans submitted as part of the public hearing application, as well as any other Variances required to maintain the existing, previously constructed improvements on the SUBJECT PROPERTY, including but not limited to the bleachers and press box on the north side of the SUBJECT PROPERTY, as well as previously existing accessory building and structures constructed prior to the date of this application. Planning and Zoning Commission March 20, 2014 Page 4 to allow the construction of stadium bleachers with associated press box and ticket booth and permit multiple accessory structures and buildings without a principal use, along with previously constructed bleachers and press box and existing accessory structures and buildings as submitted by McHenry High School District 156, located at 4716 W. Crystal Lake Road, McHenry, for the property located at 3712 W. Kane Avenue, McHenry (McCracken Field). Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on March 4, 2014. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. In attendance were Kevin Weisenberger, 5710 W Amherst Court, McHenry, Facilities Manager for McHenry H.S. District 156, and Gaspare Pitrello, 1120 Tyler Dr., Schaumburg, IL, for Arcon Engineering, 2050 South Finley Road, Suite 40, Lombard, Illinois 60148, who were sworn in by Chairman Strach. Mr. Pitrello provided a summary of the request before the Commission at this Hearing stating they are requesting the variances stated because there was a microburst last year and the bleachers and press box on one side of McCracken Field need to be replaced and they want to assure the accessory buildings meet the City’s approval. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter stating McHenry H.S. District #156 is seeking approval for several variances to allow the previously constructed bleachers and press box located on the north side of McCracken Field to remain in addition to all accessory buildings and structures existing as of January 1, 2014 and to permit the construction of a new set of bleachers, ticket booth and press box on the south side of the field (adjacent to Kane Avenue) in accordance with the plans submitted as a part of the application. A few years ago the old bleachers on the north side of McCracken Field were replaced and a new set of bleachers were constructed along with a press box. Currently the bleachers and press box exceed the maximum permitted height for an accessory structure in a residential zoning district. The property is zoned single-family residential, as is the case for many schools. At that time, however, a variance to exceed the height limitation for an accessory structure was never pursued. Additionally and as a result of the severe wind storm which occurred late last year, the bleachers on the south side of McCracken Field were destroyed and therefore the school district would like to replace those bleachers and include another press box and ticket booth on that side as well. Accessory structures and buildings in residential zoning districts are regulated by Chapter 10 in the zoning ordinance, which include Tables 19 and 20. The principal use of the property is a publicly-owned space/athletic complex but there are no principal buildings. For clarification purposes, accessory (not principal, secondary, ancillary, etc.) uses, buildings and structures are permitted uses to all permitted principal uses so a variance is not required to allow accessory buildings and structures without a principal building/use. The bleachers and press box located on the north side which currently exist are approximately 37’9” in height and the proposed replacement south side bleachers will be 26’9” in height; therefore a height variance is required for both. In that zoning district accessory structures are not allowed to exceed 17’ Planning and Zoning Commission March 20, 2014 Page 5 or one-story. The proposed bleachers, press box and ticket booth, to be constructed on the south side of McCracken Field and adjacent to Kane Avenue, as well as a few existing accessory buildings will be located in the required front yard. Because the property owned by the school district abuts James St. on the north and Kane Ave. on the south it is considered two front yards and existing structures in the required front yard include two existing ticket booths and three existing storage buildings. Deputy City Administrator Martin further stated that all residential zoning districts are restricted to a maximum of two accessory buildings, and approximately 20 currently exist on the subject property; therefore a variance to allow more than two is required to address this as well. Staff supports all the variances being requested and believes all criteria outlined in Table 32 of the zoning ordinance have been met. Most of the buildings/structures are existing and in Staff’s opinion the bleachers/press box previously constructed on the north side of the field will not visually impact adjacent properties due to the large setback distances from all property lines. The proposed bleachers to be constructed on the south side of the property abut Kane Avenue and Edgebrook and Duker School; therefore, Staff does not believe there will be any adverse impact to abutting these buildings or other surrounding residential dwelling units. This is a very unique situation and property. The property was acquired many decades ago and has existed and been used as a sporting complex for numerous years. A complex of this size requires many types and sizes of accessory buildings in order to function as a multiple sports facility throughout the year. The property shape is unique and circumstances regarding the use and development of this site relate to this property only and are not found anywhere else in the immediate area. Staff does not believe any of the existing/proposed improvements will adversely impact abutting properties nor the health, safety or general welfare of the public, and are definitely necessary for the use of the property as it was intended and has been being used for decades and will not alter the local character. None of the circumstances creating the need for the requested variances were caused by or a direct result of any action taken by the applicant and denial of the requested variances would certainly create an undue hardship/burden on the property owner and essentially render the property useless as a public sporting complex. Finally, the variances are consistent with the comprehensive plan and Staff recommends approval of the variances to allow the multiple buildings and accessory structures that currently exist in addition to the proposed bleachers and press box on the south side, variance to exceed the height for the accessory structures for the existing home side bleachers and press box, variance to allow accessory structures in the required front yard along Kane Ave. limited to those currently existing as of January 2014 in addition to those included as part of the application as submitted, with the condition the site is developed in conformance with the plans that are submitted. Chairman Strach invited questions and/or comments from the Commission. Commissioner Buhrman complimented the applicant on the presentation of the meeting packets provided stating they were very well done and seem to cover any questions he had. Chairman Strach opened the floor to questions and comments from the audience. Planning and Zoning Commission March 20, 2014 Page 6 Ms. Jean Abel, 3702 W Kane, McHenry was sworn in by Chairman Strach prior to addressing the Commission. Ms. Abel stated she lives at the east end of McCracken Field and requested a brief explanation of the work being done there. She opined it appeared by what was submitted that all work will be done on the north and south sides of the field and wanted that verified. Deputy City Administrator Doug Martin explained that everything is staying the same as it was before and the school district is just building new bleachers and a press box to replace the ones that were destroyed in the wind storm last year. He further stated the paperwork is also covering the existence of everything that was already on the property in the ordinance so there are no issues in the future. She wants the kids to enjoy the games but doesn’t want to see more buildings going up on the field property. Chairman Strach closed the public comment portion of the hearing at 8:00 p.m. Commissioner Vallez suggested District 156 allow the plans and information presented to be viewed on the school district website. Motion by Nadeau, seconded by Sobotta, to recommend to the City Council with regard to File No. Z- 829 an application for the following variances: • Variance to allow multiple accessory structures/buildings at 3712 W Kane Avenue (hereinafter referred to as the “SUBJECT PROPERTY”) including the following: a bathroom/concession building, (4) baseball dugouts, (5) ticket booths, (7) storage buildings, (2) bleachers and press box structures (one on the north side of the field and one proposed to be constructed on the south side of the field which was taken down and removed due to damage sustained as part of the severe wind event which occurred in 2013) and a maintenance building; • Variances to exceed permissible height for accessory structures, for the existing home side bleachers (including press box-located on the north side of the SUBJECT PROPERTY) and new visitor side bleachers (including press box-located on the south side of the SUBJECT PROPERTY); • Variance to allow accessory structures/buildings in the required front yard, limited only to those currently existing as of January 1, 2014 in addition to those included as-proposed as part of this application and referenced on the plans dated February 26, 2014 prepared by Arcon and consisting of eight pages, specifically page C1.0 of the plan set as they relate to the existing and proposed improvements to the SUBJECT PROPERTY; • Any other Variances required to complete the project in accordance with the conceptual layout and design plans submitted as part of the public hearing application, as well as any other Variances required to maintain the existing, previously constructed improvements on the SUBJECT PROPERTY, including but not limited to the bleachers and press box on the north side of the SUBJECT PROPERTY, as well as previously existing accessory building and structures constructed prior to the date of this application. as presented by applicant McHenry High School District 156 for the property located at 3712 W. Kane Avenue (McCracken Field) be granted, with the condition the site is developed/redeveloped in substantial conformance with the plans dated February 26, 2014 prepared by Arcon and consisting of eight pages as presented, and that Table 32, of the Zoning Ordinance, has been met. Planning and Zoning Commission March 20, 2014 Page 7 Voting Aye: Buhrman, Doherty, Vallez, Nadeau, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-829 at 8:05 p.m. Public Hearing: McHenry County College District 528 File No. Z-830 4100 Shamrock Lane Conditional Use Permit to allow a conditional public use and variances from the setback requirements for accessory structures and any other variances required to allow the construction of ground- mounted solar photovoltaic equipment on the north side of the Shah Center Chairman Strach called the Public Hearing to order at 8:06 p.m. regarding File No Z-830 an application for: • Conditional use permit to allow a conditional public use; • Variances from the setback requirements for accessory structures; • Any other variances required to allow the construction of ground-mounted solar photovoltaic equipment on the north side of the Shah Center as submitted by McHenry County College District 528 for the property located at 4100 Shamrock Lane. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on March 1, 2014. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. In attendance was Kimberly Hankins, Director of Sustainability for MCC, 1065 Wedgewood Dr., Crystal Lake, IL, and John Katrakis, J. T. Katrakis & Associates, 418 North Ave., Barrington, IL, who were sworn in by Chairman Strach. Mr. Katrakis provided a summary of the request before the Commission at this Hearing stating they would like to install a ground mounted solar photovoltaic system which is new to the city. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter stating the applicant is requesting: • Conditional use permit to allow a conditional public use; • Variances from the setback requirements for accessory structures; • Any other variances required to allow the construction of ground-mounted solar photovoltaic equipment Planning and Zoning Commission March 20, 2014 Page 8 on the north side of the Shah Center as submitted by McHenry County College District 528 for the property located at 4100 Shamrock Lane adjacent to Centegra. The request being proposed as part of this public hearing application is to permit solar panel arrays to be located on the north side of the building. Put simply, the college is seeking permission to place ground-mounted solar panels primarily to be used for educational purposes and power generation. In order to allow the solar panels a conditional public use is required, in accordance with the City’s zoning ordinance. While the inclusion of solar panels is not specifically mentioned in the conditional public use, it was staff’s determination that the proposed request could reasonably fall into that definition. Staff also considers the solar panels being proposed as accessory structures, which are also regulated by the zoning ordinance. Initially, the size of the panels, separation distance from each of the arrays, as well as from the property lines and principal building could not be definitively determined; however, since that time this information has been provided and the spacing requirements as proposed and depicted on the proposed PV Array Location drawing included in the application packet comply with the minimum standards set forth in the ordinance. Therefore variances are not required as part of this request. The proposed request as previously stated is part of a comprehensive educational effort being undertaken by McHenry County College in solar energy and sustainability. This is the first of most likely many requests for this type of use. The packet states the panels will be enclosed by an eight-foot high chain link fence. This is in large part for security but also to maximize the visibility of the solar panels for educational purposes. Fencing is regulated in the municipal code, and as proposed as part of this application, a fence variance is not required. The subject property is immediately south of Centegra Hospital and an on-site daycare facility. It lies east of vacant property owned by NIMED Corporation, which is also associated with Centegra. Directly to the east of the subject property across Illinois Route 31 are professional offices and vacant land-both located in unincorporated McHenry County. To the south of Shamrock Lane is Liberty Square Shopping Center, which includes BMO Bank, miscellaneous retail businesses, as well as a professional office building on the western property line. In accordance with Table 31 of the zoning ordinance it is Staff’s belief the proposed use will not have any adverse impacts on adjacent property including: additional traffic, environmental-related impacts/nuisances-including glare, neighborhood character, public facilities and services and public safety and health. Additionally, the proposed project will provide an ancillary benefit, which is public awareness of the use and practical application for solar energy, as well as generate interest. Being situated along a major roadway will be a great benefit for the proposed use and staff has no concerns with the request as presented. It is Staff’s recommendation for approval of a Conditional Public Use to allow the installation of solar panel arrays in substantial conformance with the plans as submitted in the public hearing application. This information will be attached to and incorporated as part of any ordinance the City Council would consider. Staff finds the requirements of Table 31 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Planning and Zoning Commission March 20, 2014 Page 9 Commissioner Nadeau asked why they looked to solar energy and not wind or geothermal. Mr. Katrakis stated solar photovoltaic compared to wind has more application in urban areas and are less extrusive, requiring less maintenance and is more cost effective in a smaller scale. Too much height and distance is required around a wind tower and they are more utility scale in large open areas. He also stated geothermal makes sense but is not energy-generated technology. Actually geothermal and solar photovoltaic work well together with solar producing the power to be used by geothermal. Deputy City Administrator Doug Martin stated that McHenry County looked at wind turbines 2-3 years ago and found wind energy is predicated on the geographic area and location to maximize the usage. They determined it is just quite location specific. Kim Hankins polled faculty members at the college about a year ago as to whether they would be interested in teaching classes on wind or solar. It was determined solar is easier to incorporate in curriculum quickly and is more cost effective. Mr. Katrakis stated this request is a size specific solution because a much larger area is needed for wind. Commissioner Strach asked if the photo arrays will be automated and move on their own or be stationary and whether there will be any glare concerns for the Flight for Life helicopters which take off and land very close by. Mr. Katrakis stated they will be stationary and 98% of them will be fixed permanent. Ms. Hankins stated they did address those concerns with a company that checks helicopter flight patterns and take-off/landings and were assured it would not be an issue. Commissioner Strach stated he just wanted to be sure it was addressed in their analysis. Deputy City Administrator Doug Martin inquired as to what the rack/framing that holds the panels is made of. Mr. Katrakis stated they are not chrome but burnished steel without a reflective finish. Commissioner Buhrman asked about maintenance costs with snow removal and fall leaves, etc. Mr. Katrakis stated snow will actually melt off the panels and help clean them. He further stated they decided to leave the grass and large stones currently between the panel rows to minimize splashing of dirt and dust on the panels themselves. Annual maintenance costs are included in the proposal given to MCC and they want to be sure the systems are maintained so they maintain their performance. Commissioner Burhman noted a discrepancy in the reports regarding the fee charged and requested to know what the correct application fee was for this project. Deputy City Administrator Martin stated the correct fee is $950, which was paid, and any other fee mentioned in the reports was simply an error. Commissioner Doherty asked if there were any other locations locally where these types of panels are installed. Mr. Katrakis stated there aren’t many ground mounted installations but there are some in back yards in a few McHenry County residences. Ms. Hankins stated there are a few roof mounted installations she can provide to Commissioners in the Crystal Lake area if they would like. Commissioner Doherty inquired as to how big the area of the size of the panels will be. Mr. Katrakis stated there are 300 panels in 4 rows and they are not as big as the table the applicants are using at this hearing. Commissioner Nadeau asked if the panels will be a distraction to drivers on Route 31. Ms. Hankins stated the area it will be in is a little depressed and is visible but not really easy to see from the road. She also stated there is a line of trees on the parkway between Route 31 and the installation site. She Planning and Zoning Commission March 20, 2014 Page 10 stated they would not be opposed to looking at other installations close to a road to see how other businesses have addressed that concern and installing shielding if the City requires it. Mr. Katrakis stated they did consider additional shielding but would prefer not to have it in order to make the fencing less obtrusive. Commissioner Sobotta asked if there was any discussion on incorporating solar trees which might attract more attention to the project. Ms. Hankins stated they did get alternate proposals and the solar technology available is amazing but they do not wish to pursue anything else at this time. Chairman Strach opened the floor to questions and comments from the audience. The following were sworn in by Chairman Strach prior to their addressing the Commission: Jim Scholtz, 5404 Abbey Dr., McHenry, Executive Director of the McHenry Public stated the library will be putting a solar array on the roof of the McHenry building and they were actually hoping to be first to provide this type of energy installation. In regard to glare, Mr. Scholtz stated solar panels themselves are usually black or blue and are designed to absorb light and have no reflectivity. The reflectivity of aluminum roofs is much more burdensome to flight paths than solar panels are. The panels the library is intending to use actually cover the structures. He further stated he is in support of this project. Chairman Strach closed the public comment portion of the hearing at 8:28 p.m. Commissioner Nadeau asked if the panels can overheat. Mr. Katrakis stated they get hotter in the summer but aren’t solar thermal and he hasn’t heard of any overheating partly because there are no air gaps to trap heat. Commissioner Doherty asked if any grading will be done to flatten the area of installation and if the fence is something they want to provide or are required to provide. Mr. Katrakis stated they have not considered any change to the actual grade of the ground and the 8’ fence is a requirement by the electric code for safety. They are hoping to make it as unobtrusive as possible and leave the attention on the array rather than the fence. Motion by Nadeau, seconded by Sobotta, to recommend to the City Council with regard to File No. Z- 830 an application for a Conditional Public Use to allow the installation of solar panel arrays in substantial conformance with the technical specifications detailed in the public hearing application in addition to the Proposed PV Array Location Drawing prepared by J. T. Katrakis & Associates, Inc. dated February 28, 21014 and consisting of one page, as well as the rendering entitled Sunmodule Plus SW 270 mono submitted as part of the application packet with the condition this information will be attached to and incorporated as part of any ordinance the City Council would consider and formally act upon to effectuate the request, as presented by applicant McHenry County College District 528 for the property located at 4100 Shamrock Lane be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Doherty, Vallez, Nadeau, Sobotta, Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Planning and Zoning Commission March 20, 2014 Page 11 Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-830 at 8:32 p.m. Staff Report Deputy City Administrator Martin stated he originally sent everyone a copy of the CMAP report that was done last year. This is basically a summary of all our ordinances development-related as they affect environmental storm water, runoff, water quality, etc. It is comprehensive and extensive with a goal to coordinate all the amendments into an ordinance. It was proposed at a Community Development Committee meeting last month that a comprehensive revision of our ordinances be formed into a unified development ordinance which would consolidate the subdivision ordinance, zoning ordinance, and all development-related ordinances into one, incorporating several amendments as well. The Community Development Committee directed the formation of an ad hoc committee to put the ordinance together and take it to City Council by the end of April. The ad hoc committee will include 2 members of the Planning & Zoning Commission requiring attendance at some meetings which might also help in obtaining grants through CMAP for technical assistance, particularly for the public engagement part of the project. Our next meeting is April 17 and roof-top solar panels for the Library will be on the agenda. Other Business Commissioner Buhrman asked what is stated in our ordinances regarding sign removal when properties are vacated. Deputy City Administrator Martin stated the Community and Economic Development Committee monitors sign removal and a business has 60 days from when they close to have a sign removed. Commissioner Buhrman further inquired if there has been discussion regarding upgrading boardups of businesses so they look more appealing. Deputy City Administrator Martin stated boardups address the immediate concern of securing a building in the hopes that a business can reopen on the property. Adjournment Motion by Vallez, seconded by Doherty, to adjourn the meeting at 8:40 p.m. Voting Aye: Buhrman, Doherty, Vallez, Nadeau, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. The meeting was adjourned at 8:40 p.m. Respectfully submitted, _____________________________________ Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry