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HomeMy WebLinkAboutMinutes - 11/10/2011 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes November 10, 2011 Chairman Schepler called the November 10, 2011 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, Ekstrom, Morck, Nadeau, Schepler, and Thacker. Absent: None. Also in attendance were: Deputy City Administrator Martin and Deputy City Clerk Kunzer. Approval of Minutes Motion by Ekstrom, seconded by Morck, to approve the minutes of the Planning and Zoning Commission Meeting as presented: September 8, 2011 regularly scheduled meeting; September 15, 2011 regularly scheduled meeting. Voting Aye: Buhrman, Doherty, Ekstrom, Morck, Nadeau, Schepler, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing: Mel and Cynthia Locke File No. Z-775 1802 N Riverside Drive Map Amendment Chairman Schepler called the Public Hearing to order at 7:32 p.m. regarding File No Z-775 an application for map amendment from E Estate to RS-4 High Density Single Family Residential District upon annexation to the City of McHenry, as submitted by Mel and Cynthia Locke for the property located at 1802 North Riverside Drive. Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on October 21, 2011. Notices were mailed to all abutting property owners of record as required by ordinance. A Certificate of Publication is on file in the City Clerk’s Office. In attendance were Mel and Cynthia Locke who were sworn in by Chairman Schepler. Mr. Locke provided a summary of the request before the Commission at this Hearing. He expressed his gratitude for the opportunity to present this matter before the Commission. He stated he would like to annex to the City so that he could connect to municipal water and sewer. His property is currently serviced by private well and septic system. They would like to construct an addition to their home which would require expansion of the existing septic system. As the property is contiguous to the City and it could be serviced by municipal facilities, The County will not allow expansion of the existing septic system. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter. He noted the applicant is requesting a map amendment from E Estate to RS-4 High Density Single Family Planning and Zoning Commission November 10, 2011 Page 2 Residential District upon annexation to the City. The subject property is comprised of .61 acre. Deputy Administrator Martin provided a summary of adjacent property zoning and uses. The property located at 1803, adjacent to the subject property, was annexed into the City in 2002 Staff supports the request as presented. Chairman Schepler invited questions and/or comments from the Commission. In response to an inquiry, Deputy Administrator Martin noted there would no variance required as a result of the proposed addition to the existing residence. In response to Chairman Schepler’s inquiry, there was no one in the audience who wished to be heard regarding this matter Question was raised by the Commission as to which portion of the property the house was located on. Mr. Locke responded the house is situated on the part adjacent to the river. Motion by Nadeau, seconded by Ekstrom, to recommend to the City Council with regard to File No. Z- 775, an application for zoning map amendment from E Estate to RS-4 High Density Single Family Residential District upon annexation for the property located at 1802 North Riverside Drive as presented by applicants Mel and Cynthia Locke be granted, and that Table 33, the Approval Criteria for Map Amendments of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Doherty, Ekstrom, Morck, Nadeau, Schepler, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Schepler closed the Public Hearing regarding File No. Z-775 at 7:40 p.m. Public Hearing: Steve and Janet Rutherford File No. Z-776 4510 Lakewood Road Minor Variances Chairman Schepler called the Public Hearing to order at 7:41 p.m. regarding File No Z-776 an application for the following variances, as submitted by Steve and Janet Rutherford for the property located at 4510 Lakewood Road: 1. Side yard setback reduction from six feet to four feet; 2. Total accessory structure area of 2,600 square feet, as opposed to the allowable 1,000 square feet for cumulative area of all accessory structures; 3. Accessory structure height of 25 feet, as opposed to maximum allowable height of 17 feet; 4. Building material and colors for accessory structure to be non-consistent with existing residence on the subject property. Planning and Zoning Commission November 10, 2011 Page 3 Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on October 24, 2011. Notices were provided to all abutting property owners of record as required by ordinance. A Certificate of Publication is on file in the City Clerk’s Office. In attendance were Steve and Janet Rutherford who were sworn in by Chairman Schepler. Mr. Rutherford stated they would like to build an oversized garage so that it can be used to store his vehicles, boat and equipment. There would be a second story which would contain a recreation room. He noted he originally had planned to construct a smaller garage, but realized it needed to be oversized in order to accommodate all of his equipment, boat, etc. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter. He noted the applicant is requesting a total of four minor variances which relate to the proposed accessory structure: area, height, side yard setback and building materials and color consistent with the existing resident on the property. Deputy Administrator Martin noted Staff has met with Mr. Rutherford. The proposed building is a large garage; however, it is very tastefully designed. The structure would be in substantial conformance to the renderings provided to the Commission. The garage would not be obtrusive and would be compatible with the area which includes an eclectic mix of homes and accessory structures. The proposed structure is aesthetically appealing. Regarding the issue of the building materials and color being consistent with the existing residence, Staff has no problem with the variance to waive that requirement at this time. The applicant intends to do extensive remodeling/renovation of the residence. If and when that occurs, the applicant would be required to use building materials and colors consistent with the garage. Deputy Administrator Martin stated it is Staff’s recommendation to approve the variances as requested subject to the following conditions: 1) The garage shall be constructed in substantial conformance with the renderings and architectural drawings submitted with the variance application; 2) The existing garage shall be completely demolished and debris removed no later than January 12, 2012; 3) The existing principal residence, if renovated in the future, shall match building materials and color of proposed garage. Chairman Schepler invited questions and/or comments from the Commission. Noting the applicant stated he had personally notified all of the adjacent property owners regarding his plans, the Commissioners inquired if the neighbors had any comments regarding the proposed project. Mr. Rutherford responded they all seem to be in favor of the project. Responding to an inquiry, Mr. Rutherford stated the garage would be situated entirely on Lot 2. He responded following further inquiry that there is no sanitary sewer available on Lot 2. Although a bathroom would be included in the construction, it would not be connected until such time as the sanitary sewer was available on the lot. The sanitary sewer for his property is currently located on the north/west side of the road. Lot 2 is located south/east of the road. Planning and Zoning Commission November 10, 2011 Page 4 In response to an inquiry regarding the game room to be located on the second floor of the garage, Deputy Administrator Martin noted the question of ensure safety from garage/gas fumes, etc. was a building question. The applicant would be required to comply with the building safety code regarding this issue. Commissioner Buhrman inquired if the applicant could move the building over two feet so that the side yard setback variance would not be required. Mr. Rutherford responded the location of the garage is largely due to an existing pad on the lot which would be used as part of the driveway. Some discussion followed regarding the possibility of relocating the position of the building. In response to Chairman Schepler’s inquiry, there was no one in the audience who wished to be heard regarding this matter Motion by Nadeau, seconded by Buhrman, to recommend to the City Council with regard to File No. Z- 776, an application for minor variances as follows, as submitted by Steve and Janet Rutherford for their property located at 4510 Lakewood Road 1. Side yard setback reduction from six feet to four feet; 2. Total accessory structure area of 2,600 square feet, as opposed to the allowable 1,000 square feet for cumulative area of all accessory structures; 3. Accessory structure height of 25 feet, as opposed to maximum allowable height of 17 feet; 4. Building material and colors for accessory structure to be non-consistent with existing residence on the subject property. be granted, subject to the following conditions begin met: 1) The garage shall be constructed in substantial conformance with the renderings and architectural drawings submitted with the variance application; 2) The existing garage shall be completely demolished and debris removed no later than January 12, 2012; 3) The existing principal residence, if renovated in the future, shall match building materials and color of proposed garage; And that Table 32, the Approval Criteria for Variances, has been met. Voting Aye: Buhrman, Doherty, Ekstrom, Morck, Nadeau, Schepler, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Schepler closed the Public Hearing regarding File No. Z-775 at 8:03 p.m. Resolution Establishing 2012 Commission Meeting Dates Motion by Nadeau, seconded by Doherty, to pass a resolution establishing the 2012 Planning and Zoning Commission meeting schedule as follows: Planning and Zoning Commission November 10, 2011 Page 5 JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 19 Thursday 16 Thursday 15 Thursday APRIL - 7:30 P.M. MAY - 7:30 P.M. JUNE - 7:30 P.M. 19 Thursday 17 Thursday 21 Thursday JULY - 7:30 P.M. AUGUST - 7:30 P.M. SEPTEMBER - 7:30 P.M. 19 Thursday 16 Thursday 20 Thursday OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M. 18 Thursday 15 Thursday 13 Thursday Voting Aye: Buhrman, Doherty, Ekstrom, Morck, Nadeau, Schepler, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Other Business Deputy Administrator Martin noted there would be a meeting on December 8, 2011. Two minor variances are scheduled for Public Hearing. Deputy Administrator Martin provided an update of commissioners’ inquiries regarding: 1, Status of fire-damaged building located at former Sunrise Grocery; 2. Status of complaint resolution regarding residential chickens on Court Street; 3.Status of canopy removal at Some Other Nuts; 4.Flea market: Police will maintain a presence and walk through periodically; 5. Status of O’Reilly Auto Parts demolition of existing structure and new construction plans; 6. Best Way tow truck being stored on west Route 120 residence. Adjournment Motion by Ekstrom, seconded by Thacker, to adjourn the meeting at 8:20 p.m. Voting Aye: Buhrman, Doherty, Ekstrom, Morck, Nadeau, Schepler, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. The meeting was adjourned at 8:20 p.m. Respectfully submitted, _____________________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry