HomeMy WebLinkAboutMinutes - 03/17/2011 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
March 17, 2011
Chairman Schepler called the March 17, 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,
Nadeau, Schepler, and Thacker. Absent: Doherty, Ekstrom, Morck. Also in attendance were: Deputy
Administrator Martin and Deputy Clerk Kunzer.
Approval of Minutes
Motion by Nadeau, seconded by Buhrman, to approve the minutes of the Planning and Zoning
Commission Meeting as presented:
March 3, 2011 regularly scheduled meeting.
Voting Aye: Buhrman, Nadeau, Schepler, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty, Ekstrom, Morck.
Motion carried 4‐0.
Public Hearing: Massouras
909 N Front Street
Conditional Use Permit
Chairman Schepler called the Public Hearing to order at 7:31 regarding a case filed by John J Massouras
for the property located at 909 North Front Street in which the applicant was seeking a
recommendation to grant a conditional use permit to allow the outside display of motor vehicles, motor
vehicle repair, motor vehicle body shop and outside storage on the premises.
Chairman Schepler noted the applicant has requested dismissal of the case. Chairman Schepler closed
the Public Hearing regarding this matter at 7:32 p.m.
Public Hearing: J P Morgan Chase Bank
4302 West Elm Street
Conditional Use Permit and Variances
Chairman Schepler called the Public Hearing to order at 7:33 p.m. regarding File No Z‐765 an application
for the following as submitted by J P Morgan Chase Bank for the property located at 4302 West Elm
Street:
1. Conditional Use Permit to allow the construction and operation of a financial institution with a
drive‐up facility;
2. Variance to allow a reduction from the number of stacking spaces for a drive‐up facility from the
required 5 to 4 spaces per window;
3. Variance to allow a reduction from the number of required off‐street parking spaces;
4. Variance to allow more than one principal building on a zoning lot.
Planning and Zoning Commission
March 17, 2011
Page 2
Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on
February 26, 2011. 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 representing the applicant were:
1. Jason Golub, architect;
2. Michael Metzger; Chase Bank;
3. William Woodward, traffic engineer.
Mr. Metzger provided a summary of the request before the Commission at this Hearing. He noted
Chase Bank is relocating on the subject property by consolidating its two facilities: full service bank in
the shopping center strip mall and stand‐alone drive‐up facility south of the shopping center. He stated
the bank would then provide more cohesive services to its clientele. The bank would like to commence
with the project as soon as approved by the City.
Mr. Golub stated provided architectural renderings of the project and noted the green space on the
southeastern corner of the property would be enlarged and additional landscape would be provided.
The bank intends to close and restore the easternmost Elm Street access to the site. Mr. Golub stated
the new facility would include four drive‐up lanes.
Deputy Administrator Martin provided the Commission with the Staff Report regarding this matter. He
stated the applicant is seeking a conditional use permit to allow the construction and operation of a
financial institution with a drive‐up facility. The bank currently has a drive‐up facility on the premises
which would be demolished and replaced with the new full‐service facility. The applicant is also seeking
three variances:
1. To allow a reduction from the required 5 to 4 stacking spaces per drive‐up lane;
2. To allow a reduction in the required parking spaces for the site; and
3. To allow an additional principal building on a zoning lot.
Deputy Administrator Martin noted the applicant has been working with Staff for quite some time
regarding parking and internal traffic flow issues and concerns. The applicant’s planned construction of a
barrier parking island will enhance the traffic flow onsite. Deputy Administrator Martin stated the City’s
approved Design Guidelines for drive‐up facilities has been included for reference in the commissioner’s
packets. The guidelines are utilized in the review of requested drive‐up facilities. Typically, all of the
guidelines are not applicable to every proposed drive‐up facility. He noted the only current issue Staff
has regarding the plans for the property is the turn radius. Deputy Administrator Martin stated the
proposed 16 stacking spaces for the drive‐up facility would be adequate.
Deputy Administrator Martin stated the variance for multiple buildings is due to the fact that the
property has not been subdivided and no typical outlots exist on the premises. The construction of the
second building on the site is per the arrangement of the shopping center owner and the applicant.
With regard to the proposed request for reduction from the required parking for the shopping center,
Deputy Administrator Martin acknowledged the center was constructed more than 50 years ago. Many
changes have occurred regarding zoning standards, including the number of spaces required for
restaurants. He opined it would be unfair to require the applicant and/or the property owner to meet
Planning and Zoning Commission
March 17, 2011
Page 3
current parking standards. The shopping center if constructed today would be required to have 610
parking spaces. Actual number of spaces on the premises is 453 including the 32 spaces designated for
the proposed bank facility. The restaurants by today’s standards require 165 spaces leaving a balance of
265 for the remaining tenants of the shopping center. Deputy Administrator Martin stated Chase hired a
traffic engineer to do a parking analysis of the site. The results of the study have determined the
shopping center has adequate parking for its current uses. Deputy Administrator Martin stated the
shopping center has a diversity of uses. He opined the customers utilizing the restaurants would not
park close to the proposed banking facility.
Deputy Administrator Martin further noted Staff requested the closure of the easternmost access onto
Elm Street. The applicant has agreed to this request and intends to restore and landscape the access
point as recommended by Staff. The zoning of the shopping center is C3 Community Commercial District
which allows financial institutions. As the consolidation of the two onsite facilities will free up 4,000
square feet of inline space, a prime location on the easternmost location in the center, Staff supports
the request and recommends approval subject to the following conditions:
1. Design of the site shall be in substantial conformance to the plans submitted by Woolpert
Engineering dated February 2011 and Nudell Architects dated 2/22/2011; and
2. The easternmost access point from Elm Street to the shopping center shall be closed and fully
restored.
Chairman Schepler invited questions and/or comments from the Commission.
In response to an inquiry, Mr. Metzger stated there would be both walkup and drive‐up ATM facilities.
The last drive‐up lane would lead to the ATM.
Question was raised regarding the proposed four wall signs on the structure in addition to a proposed
monument sign on the site. Deputy Administrator Martin stated the applicant’s request for sign
variances would be addressed when the request for zoning relief is brought before Council. Staff would
likely recommend that three wall signs be allowed (no sign on the north building façade). In addition
Staff would recommend the approval of the monument sign and directional signs to assist in onsite
traffic flow.
Further questions were raised regarding the necessity for a monument sign in addition to the proposed
wall signs. Mr. Metzger responded the monument sign is necessary to alert traffic on Elm Street of the
presence of the bank. He noted all Chase Bank sites display the signature monument sign.
Question was raised regarding the possibility of the applicant installing sidewalks along the eastern
property line of the site from Route 120 north to the Oak Drive entry to the shopping center. Discussion
occurred regarding the feasibility of constructing a sidewalk in this location. It was noted there was not
enough room along the eastern property line to retain all proposed parking as well as construct the
suggested sidewalk. Discussion continued.
Deputy Administrator Martin noted that while constructing a sidewalk at this location is a good idea, the
site is very tight and actual implementation might not be possible. Staff preliminarily looked at the site
and determined there is only a two‐foot margin between the eastern parking bumpers and the street
curb which suggested there is not room enough to install sidewalks along the eastern property line.
Planning and Zoning Commission
March 17, 2011
Page 4
Additional discussion occurred regarding the fact that there is not handicapped accessible curb cut at
the northwest corner of Elm and Oak Streets (the southeastern point of the site). Suggestion was made
by the applicant that they could investigate the possibility of installing a handicapped accessible curb
and walkway thru the proposed expanded green space at the southeast corner of the site.
Suggestion was also made that the applicant consider moving the building 2‐3 feet to the west to allow
for the installation of sidewalks along Oak Street. Deputy Administrator Martin pointed out that if the
building were relocated further to the west it would mean a substantial loss of available parking on the
site.
Mr. Woodward suggested the installation of a pedestrian access to the bank’s curb along Oak Street at
its intersection with Elm Street. Pedestrians could then cross Oak Street and utilize the existing sidewalk
along the east side of Oak Street.
In response to Chairman Schepler’s request for comments or questions from the audience, there were
none.
Motion by _Nadeau, seconded by Buhrman, to recommend to the City Council with regard to File No. Z‐
765, an application for the following zoning relief for the property located at 4302 West Elm Street as
presented by applicant J P Morgan Chase Bank:
1. Conditional Use Permit to allow the construction and operation of a financial institution with a
drive‐up facility;
2. Variance to allow a reduction from the number of stacking spaces for a drive‐up facility from the
required 5 to 4 spaces per window/lane;
3. Variance to allow a reduction from the number of required off‐street parking spaces;
4. Variance to allow more than one principal building on a zoning lot;
Be granted, subject to the following conditions:
1. Design of the site shall be in substantial conformance to the plans submitted by Woolpert
Engineering dated February 2011 and Nudell Architects dated 2/22/2011; and
2. The easternmost access point from Elm Street to the shopping center shall be closed and fully
restored.
and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357‐358 of the Zoning
Ordinance, and Table 32, the Approval Criteria for Variances, pages 377‐378 of the Zoning Ordinance,
have been met.
Voting Aye: Buhrman, Nadeau, Schepler, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty, Ekstrom, Morck.
Motion carried 4‐0.
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March 17, 2011
Page 5
Chairman Schepler closed the Public Hearing regarding File No. Z‐765 at 8:09 p.m.
Other Business
In response to an inquiry, deputy Administrator Martin noted correspondence would be sent out shortly
to residents who may be or previously have been in violation of the newly adopted ordinance regarding
the parking of recreational and commercial vehicles in the residential districts. The letter will advise
residents that the newly adopted ordinance will become effective September 1, 2011. The hope is that
by alerting residents to the existence of new regulations regarding the parking and storing of these
vehicles in the residential district, there will be fewer violations once the ordinance is actually in effect.
Adjournment
Motion by Nadeau, seconded by Thacker, to adjourn the meeting at 8:12 p.m.
Voting Aye: Buhrman, Nadeau, Schepler, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty, Ekstrom, Morck.
Motion carried 4‐0. The meeting was adjourned at 8:12 p.m.
Respectfully submitted,
_____________________________________
Kathleen M. Kunzer, Deputy Clerk
City of McHenry