HomeMy WebLinkAboutMinutes - 05/19/2011 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
May 19, 2011
Chairman Schepler called the May 19, 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 Nadeau, seconded by Ekstrom, to approve the minutes of the Planning and Zoning
Commission Meeting as presented:
April 14, 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: O’Reilly Automotive Inc
File No. Z‐767
4611 West Elm Street
Variances
Chairman Schepler called the Public Hearing to order at 7:31 p.m. regarding File No Z‐767 an application
for the following variances as submitted by O’Reilly Automotive for the property located at 4611 West
Elm Street:
1. Allow reduction from the 10’ foundation base landscape requirement to allow a 5’ landscape on
the north side of the building;
2. Allow reduction of the rear yard building setback of 30’ by 6.2’ to 23.8’;
3. Allow driveway entry lanes to exceed 12’ in width;
4. Any other variances needed to develop the property according to the site plan, landscape plan
and lighting plans submitted by the applicant.
Chairman Schepler requested a motion to recess the Public Hearing until June 2, 2011 at 7:30 p.m. at
the request of the applicant.
Motion by Nadeau, seconded by Thacker, to recess the Public Hearing regarding File No Z‐767 an
application for variances as submitted by O’Reilly Automotive for the property located at 4611 West Elm
Street, to Thursday, June 2, 2011 at 7:30 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.
Planning and Zoning Commission
May, 19, 2011
Page 2
Chairman Schepler closed the Public Hearing at 7:32 p.m.
Public Hearing: Bryan and Megan Price
File No. Z‐768
4220 South Street
Minor Variance
Chairman Schepler called the Public Hearing to order at 7:33 p.m. regarding File No Z‐768 an application
for minor variance to allow for a reduction on the front yard setback as submitted by Bryan and Megan
Price for their property located at 4220 South Street.
Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on May 4,
2011. Notices were mailed to all abutting property owners of record as required by ordinance.
In attendance were Bryan and Megan Price who were sworn in by Chairman Schepler.
Mr. Price provided a summary of the request before the Commission. He noted the previous owners had
expanded the kitchen by conversion of a portion of the attached single car garage. The request before
the Commission would allow expansion of the structure to create a single stall garage for the residence.
Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter.
He noted the applicants could not create a usable garage without acquiring a variance as to the front
yard setback shown on their plat of survey. Staff has reviewed the request and supports the variance as
presented.
Chairman Schepler invited questions and/or comments from the Commission.
In response to an inquiry, Mr. Price stated the previous owner extended the kitchen area into half of the
garage which necessitated the request before the Commission this evening.
Responding to an inquiry, Mr. Price stated he received no feedback from his neighbors regarding the
requested variance.
In response to Chairman Schepler’s request for comments and questions there was no one in the
audience wishing to comment regarding this matter.
Motion by Nadeau, seconded by Buhrman, to recommend to the City Council with regard to File No. Z‐
768, an application for minor variance to allow and encroachments into the 30’ front yard setback
permitting the construction of an addition onto the attached single‐car garage on the property located
at 4220 S as requested by applicants Bryan and Megan Price, be granted, and that Table 32, the
Approval Criteria for Variances, pages 377‐378 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.
Planning and Zoning Commission
May, 19, 2011
Page 3
Motion carried 7‐0.
Chairman Schepler closed the Public Hearing regarding File No. Z‐768 at 7:38 p.m.
Public Hearing: McDonalds USA
File No. Z‐766
Park Place
Conditional Use and Variances
Chairman Schepler called the Public Hearing to order at 7:39 p.m. regarding File No Z‐766 an application
for the following zoning relief as submitted by McDonalds USA for the property located at the southeast
corner of the intersection of Park Place and South Illinois Route 31:
1. Conditional Use permit to allow the construction and operation of a restaurant with a drive‐in facility;
2. Variance from the foundation base landscaping requirement from 10’ to 4’ on the west side of the building;
3. Variance from the maximum allowable driveway width to allow a 14’ entry lane onto the site from Park Place;
4. Any additional variances required to allow construction of the restaurant on the subject premises.
Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on May 4,
2011. Notices were mailed to all abutting property owners of record as required by ordinance. The
subject property was posted. An affidavit of compliance with all notification requirements and a
certificate of publication are on file in the City’s Clerk’s office.
In attendance were the following representing the applicant:
1. Attorney Henry Stillwell;
2. Landscape architect Dan Olson;
3. Construction manager Rick Dolan;
4. McDonald’s area supervisor Ed Kraus;
5. McDonald’s operations manager Joe Goc;
6. McDonald’s real estate manager Elizabeth Stack.
All were sworn in by Chairman Schepler.
Mr. Stillwell provided a summary of the request before the Commission. He noted the request before
the Commission this evening is very similar to the one heard by the commissioners last month regarding
the property located at the northeast corner of McCullom Lake Road and Richmond Road. Both were
proposals submitted by McDonalds USA requesting conditional use permits to allow the construction
and operation of a restaurant with a drive‐in facility. The variances requested for the subject property
are lightly different than the previous site, however. The variations being requested this evening relate
to the foundation‐base landscaping and increasing the allowable driveway entry width.
Mr. Stillwell noted the property is comprised of 1.18 acres and is zoned C‐5. McDonald’s intends to
construct a new facility to replace the existing restaurant located at the northeast corner of the
intersection of South Route 31 and Charles Miller Road. Upon completion of the new store the current
one would be closed and the restaurant and its property which are owned by McDonalds would be
offered for sale. Initially the property along Charles Miller Road was thought to be subject to a taking for
the improvements to the Route 31 and Charles Miller Road intersection. However, that is no longer the
case.
Planning and Zoning Commission
May, 19, 2011
Page 4
Mr. Stillwell stated the new restaurant will face Park Place and have a single full‐access entry onto Park
Place. The site has a grade differential of 15’ front to back. To that end there will be a retaining wall on
the east, south and west boundaries of the premises. McDonalds will construct a 3,900 square foot
building with a dual, side‐by‐side drive‐up system. The site will include 47 parking spaces of which two
will be handicapped accessible. The lighting plan is the same as that proposed for the McCullom Lake
Road site. Trash enclosure will be situated at the southeast corner of the property and will be enclosed
with a structure which will augment the external components of the restaurant.
Mr. Stillwell stated a variation is required to allow a reduction of the foundation base landscaping on the
west side of the building. The requested driveway width expansion is required to accommodate the
delivery and service trucks coming into the site. Mr. Stillwell noted the building constructed will be very
similar to the new one proposed for McCullom Lake Road. However, there will not be a rear arcade with
the McDonalds logo as it is not appropriate at this location due to the severe grade difference. There will
not be a brick knee wall on the east side of the building beneath and between the drive‐up windows as
recently approved for the McCullom Lake site.
Mr. Stillwell pointed out there would be a pathway/access to the Route 31 sidewalk as well as
customer/pedestrian protected crossing on the site between parking spaces and the building entrances.
He noted service and delivery trucks would circulate in a counter‐clockwise pattern, which was part of
the reasoning behind the request for the expanded driveway entry width.
Mr. Stillwell pointed out the location of the freestanding sign on the site which will be situated at the
extreme southwest corner of the property. Due to the sharp topographical change the height of the
proposed sign is 25 feet. He noted the importance of attracting Bull Valley Road traffic to the site. The
placement and height of the sign should assist in advertising the new location of the store. The results of
McDonald’s study for signage indicate the proposed location and height of the sign would provide
maximum coverage and advertising for the store.
Mr. Olson addressed the Commission regarding the landscaping plan and proposed sign package. He
noted the various landscape features and unique aspects of the landscape plan prepared by Watermark
Engineering. He stated there would be a designated area for bicycle parking. He mentioned the retaining
wall which would be required due to the topographical changes in the elevation of the site. The parking
lot would be lower than the retaining wall. The wall would act as a landscape feature to prevent
headlight overflow from the site. There would be landscape features around the base of the
freestanding sign.
Mr. Olson then overviewed the entire sign package which is very similar to that proposed for the
McCullom Lake Road site.
Mr. Stillwell noted the approval criteria for conditional use permit and variances were addressed in
depth in the McDonald’s application. He stated the hours of operation are 5 a.m. until 1 a.m. for interior
seating. The drive‐thru would be open 24/7. There would be four employee shifts of twelve to fifteen
members per shift.
Deputy Administrator Martin provided the Commission with the Staff Report regarding this matter. He
noted the applicant is seeking a conditional use permit to allow a restaurant with a drive‐in facility and
variances to the foundation base landscaping and driveway width. He concurred with the presentation
Planning and Zoning Commission
May, 19, 2011
Page 5
proffered by McDonalds. Deputy Administrator Martin stated he mentioned to the applicant that an
interconnection with the vacant property to the east would be desirable by the City. He urged
McDonalds to investigate the possibility of an interconnection prior to the development of their site. He
noted if there is no connection made at this time it would be highly unlikely in the future. Staff has
reviewed the request and supports the proposal subject to the condition that an interconnection be
investigated between McDonalds and the vacant parcels to the east and that the conditional use permit
would become null and void if not established within one year.
Chairman Schepler invited questions and/or comments from the Commission.
Question was raised as to the possibility of a fence or some type of barrier being constructed on top of
the retaining wall, especially as the top of the wall would be 8 to 10 feet above the grade of the parking
lot. Concern was expressed regarding skateboarders and bicyclers making use of the drop upon their
exit from Knox Park or the skate park. Mr. Stillwell responded that issue would be investigated and
addressed.
In response to a question regarding the composition of the retaining wall, Mr. Stillwell stated it would
likely be comprised of interlocking architectural block design.
Issue was raised as to the requirement of sidewalk along Park Place. Deputy Administrator Martin noted
the Municipal Code requires the installation of sidewalk as part of the site development. Mr. Stillwell
responded if a sidewalk is required it will be installed. He noted there would be connectivity to the
internal pedestrian system of the site.
Commissioners inquired who owns the detention pond north of the subject property. Mr. Stillwell
replied McHenry Savings Bank owns the pond. Question was raised as to where McDonald’s would stack
their plowed snow during the winter months. Mr. Stillwell responded that matter would have to be
addressed and worked out with the property owner/developer of the subdivision.
An inquiry was made as to the proposed bike path in the area. Deputy Administrator Martin noted the
path is projected to be extended west along Dartmoor road and would eventually connect to the path
which leads to Moraine Hills State Park.
Brief discussion followed regarding means to safely access the trash corral on the site. Mr. Stillwell
noted there would be a service door located at the southeast corner of the building with a striped
pedestrian walkway to the corral at the southeast corner of the property.
In response to a question regarding delivery and service trucks, Mr. Goc, operations manager for
McDonalds, noted the deliveries would be made on the west side of the building . Trucks would be
parked parallel to the building and would inhibit at most one of the drive‐thru lanes during delivery.
Discussion followed regarding the parking spaces located immediate south of the handicapped
accessible spaces on the west side of the building. It was noted oftentimes patrons do not look before
attempting to back out of these locations which could present a danger to pedestrians and motorists
alike. It was suggested to mark those stalls as employee parking only.
Planning and Zoning Commission
May, 19, 2011
Page 6
It was noted the transformer pad is located a the rear of the building and suggestion was made to move
it next to the building so that it could be properly screened and would be less likely to be hit by a
vehicle. Mr. Stillwell responded McDonalds would look at the site plan and determine if there would be
a better location for the transformer. He also noted a concrete pad would be installed at the entry to
the service door on the southeast corner of the building to assist with taking garbage to the trash corral.
In attendance were McHenry Savings Bank officers Jim and Kathy Marinangel who expressed their
excitement regarding the project and noted they have no objections to its implementation.
In response to Chairman Schepler’s inquiry, there were no further questions or comments from the
audience.
Responding to an inquiry, Ms. Stack noted McDonald’s would begin work on the project as soon as
approved by Council. She also noted the existing store would be vacated upon opening of the new
restaurant. The old store would be de‐arched – all logos, signs, and color would be removed ‐ the
building and site would then be marketed.
Motion by Nadeau, seconded by Morck, to recommend to the City Council with regard to File No. Z‐766
a request for conditional use permit and variances for McDonalds USA for the property located at the
southeast corner of the intersection of Park Place and South Route 31 be granted as follows:
1. Approval of a Conditional Use Permit to allow a drive‐in establishment on the subject property
in accordance with the attached site and landscape plans prepared by Watermark Engineering
Resources, Ltd. dated 2/23/2011 and building elevations dated March 2009 consisting of two
separate elevation plans, A2.0 and A2.1, excluding the arcade and logo on the south wall, and
subject to the following additional conditions:
Conditional use permit shall be revoked and become null and void if the use is not established or
a required building permit is not obtained and construction started within one year of the date
of ordinance approval by City Council or if the use ceases operation for more than one year; and
The applicant shall investigate the feasibility of an interconnection with the vacant property to
the east, as well as the possibility of making a more direct sidewalk connection from the east
property line leading to the restaurant entrance for pedestrians/bicyclists, similar to the
connection/striping from Illinois Route 31; and
Address the issue of safety on the south property line, in terms of the elevation difference
between the top of the proposed retaining wall and the parking lot, with some type of barrier or
fence potentially on top of the retaining wall; and
Investigate the possibility of relocating the transformer on the south side of the building closer
to the building and also screening the transformer from public view; and
Investigate how on‐site snow removal will be handled in terms of snow placement after the lot
is cleared so vision clearance and safety are not issues; and
Insert sidewalk along Park Place lot frontage in accordance with the city ordinances; and
Insert concrete pad and sidewalk connection from employee‐only service door on the south side
of the building to the trash corral to better facilitate trash and/or grease disposal and;
Look into delineating the three parking spaces closest to the drive‐thru lanes on the west side of
the building as employee‐only parking with signage so there are no conflicts with vehicles
Planning and Zoning Commission
May, 19, 2011
Page 7
backing‐out of those spaces and hitting pedestrians or a stationary vehicle lined‐up to utilize the
drive‐thru;
2. Approval of a Variance to the zoning ordinance provisions regarding driveway width
requirements for non‐residential uses to increase the maximum width permitted for the
inbound lane of traffic adjacent to Park Place from 12’ to 14’ with the condition the site is
designed in substantial accordance with the site plan prepared by Watermark Engineering
Resources, Ltd. Dated 2/23/2011;
3. Approval of a Variance from the zoning ordinance provisions regarding foundation base
landscaping to allow a minimum width of four feet of foundation base landscaping along the
western side of the building with the condition the site is designed in accordance with the
landscape plan prepared by Watermark Engineering dated 2/23/2011;
and that all requirements in Table 31, the Approval Criteria for Conditional Use Permits, and Table 32,
the Approval Criteria for Variances, of the Zoning Ordinance have 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 at 8:38 p.m.
Other Business
Inquiry was raised as to the property located on the southeast corner of the intersection of Route 31
and Charles Miller Road. Deputy Administrator Martin noted the property is not located within the City’s
corporate limits.
Some discussion occurred regarding the proposed improvements to Route 31 and the potential changes
to access points along the roadway.
Deputy Administrator Martin noted O’Reilly Automotive is the only matter scheduled for the June 2,
2011 Planning and Zoning Commission meeting.
General discussion occurred regarding the following issues/matters:
Widening of Elm Street in front of the firehouse;
Gas station at the corner of Ringwood Road and Elm Street;
Goodwill Industries moving forward in former Dominick’s with a projected August 1st opening;
Status of sales tax rebate for Hobby Lobby (Council agenda for 6/6/11);
Chase Bank moving forward with their new building (ready to submit construction plans for
approval);
Interconnection between Sears Grand and Steak n Shake;
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May, 19, 2011
Page 8
Status of WalMart in town (planned opening of new store by 10/1/11 and WalMart intends to
market the existing building).
Adjournment
Motion by Ekstrom, seconded by Nadeau, to adjourn the meeting at 8:48 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 8:48 p.m.
Respectfully submitted,
_____________________________________
Kathleen M. Kunzer, Deputy Clerk
City of McHenry