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HomeMy WebLinkAboutMinutes - 07/18/2013 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Special Meeting Minutes July 18, 2013 Chairman Strach called the July 18, 2013 special meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the fo llowing: Buhrman, Doherty, Nadeau, Sobotta, Strach, and Thacker. Absent: Morck. Also in attendance were: Deputy City Administrator Martin and Planning and Zoning Secretary Wolf. Public Hearing: Next Auto Sales File No. Z-815 3706 W. Elm Street Conditional Use Permit Chairman Strach called the Public Hearing to order at 7:32 p.m. regarding File No Z-815 an application for a conditional use permit to allow an open sales lot as submitted by Next Auto Sales, Inc. for the property located at 3706 W. Elm Street. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on July 3, 2013. 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 Mr. Randy Jeschke who was sworn in by Chairman Strach. Mr. Jeschke, 1206 3rd Street, McHenry, Il, provided a summary of the request before the Commission at this Hearing stating he has been in the auto business 29 years and is happy to start making a business in his hometown. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter stating the applicant is proposing to locate cars and trucks on the majority of the lot and customer and employee parking at the rear or northern end of the lot, which formerly housed Bear Creek Coffee and a drive-thru cigarette shop. A good portion of the applicant’s car sales business will be done over the internet and typically people will make appointments to look at vehicles. The small kiosk building will be utilized as an office. Staff believes this use will not generate any more traffic than is otherwise typical by other uses in the zoning district, and there will be no environmental impacts. All gas, oil changes and repair work will be conducted off-site. Staff believes the use is appropriate at this location and will not adversely impact the surrounding neighborhood. Staff recommends approval of the conditional use permit to allow an open sales lot in substantial conformance with the presented site plan with the condition the lighting is shielded to shine directly onto the lot away from Illinois Route 120, a s well as Mill Stream Drive and the apartments to the north, and that glare from the lighting should be minimized to the greatest extent practical on the property. Chairman Strach invited questions and/or comments from the Commission. Commissioner Buhrman inquired as to how many cars Mr. Jeschke plans on typically utilizing the space. Mr. Jeschke responded he expects to show about 20-25 cars at a time, typically. In response to an inquiry from Commissioner Buhrman, Mr. Jeschke responded he is not planning on using the building to the rear of the property for any purpose. Planning and Zoning Commission July 18, 2013 Page 2 Commissioner Thacker asked if curb parking along Millstream Dr. will need to be utilized. Mr. Jeschke stated he does not believe it will be needed. Commissioner Thacker stated parking on Millstream is very close and tight and he is glad Mr. Jeschke isn’t anticipating a need for using parking there. Commissioner Doherty inquired if Mr. Jeschke is planning any dramatic changes to the property and if he has a plan in mind in staging the vehicles. Mr. Jeschke responded that he is not planning on making changes other than applying for permits for signage and cleaning up the property a bit. He expects to put smaller subcompact vehicles in the front of the property near Route 120 and SUV’s and trucks to the rear of the property. Commissioner Thacker stated the landscaping is a bit run-down and inquired how Mr. Jeschke plans on addressing that. Mr. Jeschke stated he is considering removing some of the older landscaping and possibly adding 10-12 small hedges and cleaning up the lot. Commissioner Nadeau asked Mr. Jeschke if he had looked at other locations available in the city for a car lot. Mr. Jeschke responded he was considering the old MAACO building near Culvers but he withdrew that option. Chairman Strach opened the floor to questions and comments from the audience at 7:39 pm. 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. Motion by Buhrman, seconded by Thacker, to recommend to the City Council with regard to File No. Z- 815, an application for a conditional use permit to allow an open sales lot in substantial conformance with the presented site plan with the condition the lighting is shielded to shine directly onto the lot away from Illinois Route 120, as well as Millstream Drive and the apartments to the north and that glare from the lighting should be minimized to the greatest extent practical on the property located at 3706 W. Elm Street as presented by applicant Next Auto Sales, be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Doherty, Sobotta, Strach, and Thacker. Voting Nay: Nadeau. Not Voting: None. Abstaining: None. Absent: Morck. Motion carried 5-1. Chairman Strach closed the Public Hearing regarding File No. Z-815 at 7:42 p.m. Public Hearing: Summit Smith Healthcare Facilities (A division of C.D. SMITH Construction) File No. Z-817 Northeast corner of Route 31 (Richmond Rd.) and Pearl Street (1.42 acres) Use Variance Chairman Strach stated regarding File No Z-817 an application for a use variance to allow an off-street parking lot in a residential zoning district, as submitted by Summit Smith Healthcare Facilities for the property located at the northeast corner of Route 31 (Richmond Rd.) and Pearl St. (1.42 acres), the City Planning and Zoning Commission July 18, 2013 Page 3 of McHenry received a letter from Summit Smith Healthcare withdrawing their application for a use variance. Commissioner Buhrman asked if Summit Healthcare would be charged any fees for submitting their application and the work that has been done up until this point. Deputy City Administrator Martin stated the general application fee is $450. The applicant will be responsible for the $450 application fee and the additional retained personnel monies will be refunded. Other Business Commissioner Thacker asked Deputy City Administrator Martin to look into the maintenance on the unkempt grass on the empty lot across from the Hickory Pit Restaurant on Route 120 and the lot behind the liquor store portion of the gas station on Elm Street, which is right next to the property at 3706 W. Elm St. in this hearing. Adjournment Motion by Doherty, seconded by Thacker, to adjourn the meeting at 7:45 p.m. Voting Aye: Buhrman, Doherty, Nadeau, Sobotta, Strach and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Morck. Motion carried 6-0. The meeting was adjourned at 7:46 p.m. Respectfully submitted, _____________________________________ Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry