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Home My WebLink AboutMinutes - 06/02/2011 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes June 2, 2011 Chairman Schepler called the June 2, 2011 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 Thacker, to approve the minutes of the Planning and Zoning Commission Meeting as presented: May 19, 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 File No. Z‐767 4611 West Elm Street Variances Chairman Schepler noted the Public Hearing regarding the O’Reilly Automotive application for variances was convened on May 19, 2011 and recessed to today’s date. He called the recessed Public Hearing to order at 7:31 p.m. regarding File No Z‐767 an application submitted by O’Reilly Automotive for the following variances for the property located at 4611 West Elm Street: 1. To reduce the 10’ foundation base landscape strip by 5’ on the north side of the proposed building; 2. To reduce the 30’ rear yard building setback by 6.2’ to 23.8’; 3. To allow driveway lanes exceeding 12’ width/lane and driveways to exceed 36’ in total width; 4. Any additional variances required for the applicant’s development of the subject property in substantial conformance with the site, landscape and lighting plans submitted with the application. Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on May 6, 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 was Miles Gatlin representing the applicant who was sworn in by Chairman Schepler. Mr. Gatlin provided a summary of the request before the Commission at this Hearing. He noted O’Reilly Automotive intends to demolish the existing building on the site and redevelop the property with a new building which would resemble the 3,800 O’Reilly Automotive prototype structures across the country. Planning and Zoning Commission June 2, 2011 Page 2 Due to the narrow depth of the site, the building would have to be downsized to accommodate the property. Mr. Gatlin noted variances would be required to redevelop the site including: 1. To reduce the 10’ foundation base landscape strip by 5’ on the north side of the proposed building; 2. To reduce the 30’ rear yard building setback by 6.2’ to 23.8’; 3. To allow driveway lanes exceeding 12’ width/lane and driveways to exceed 36’ in total width Mr. Gatlin noted the redevelopment of the property would be accomplished by using local services/contractors and suppliers. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter. He pointed out the surrounding zoning and uses of adjacent properties. He acknowledged the proposed redevelopment would be a great improvement to the property and to the area in general. The variances are necessary largely due to the narrow depth of the site. Staff recommends approval subject to the existing fencing being repaired, removed or replaced, replacement of any dead parkway trees, and that the site be developed in substantial conformance to the plans submitted as part of the application. Chairman Schepler invited questions and comments from the commissioners. In response to an inquiry, Mr. Gatlin stated deliveries would be made by semi trucks at a 6’ by 8’ rolling door. Dealer to dealer pickups would be made at a door located on the west side of the building. This door would be utilized by local car dealers who would be picking up parts and not required to go through the general retail portion of the store. Deputy Administrator Martin noted the lighting of the site would have a 1 foot candle minimum throughout as required by ordinance. Lighting of the rear portion of the site adjacent to residential properties is not required, however. Noting the existing pole sign on the site, question was raised by the Commission if the applicant intended to utilize the sign standard. Mr. Gatlin noted the pole sign would be removed. The applicant intends to install a freestanding sign in conformance with the sign ordinance at the northwest portion of the property. He noted no sign variances are being requested. Deputy Administrator Martin noted the applicant would be permitted a freestanding sign with a maximum area of 120 square feet and 15 feet in height. Two wall signs would also be permitted. Question was raised if the building would be similar to the O’Reilly Automotive building located in Crystal Lake. Mr. Gatlin noted the Crystal Lake building is a 75’ by 75’ prototype building as the site is much larger than the proposed McHenry location. Responding to further inquiry, he noted the McHenry structure would be a metal panel building. Deputy Administrator Martin stated no detention facility is being proposed for the property. The site is currently developed with impervious surfaces and the new structure would not add any impervious surfaces to the site plan. If at all possible the applicant would be required to connect to storm water manholes in the area; however, that may not be possible if there is not a manhole in close proximity. Commissioners inquired when the applicant intends to begin redevelopment of the site. Mr. Gatlin responded construction permit applications would be submitted immediately following Council approval Planning and Zoning Commission June 2, 2011 Page 3 of the requested variances. Responding to further inquiry, Mr. Gatlin stated the proposed site was deemed the best location for an O’Reilly Automotive store in McHenry. In response to Chairman Schepler’s inquiry, there were no questions or comments from the audience regarding this matter. Further discussion occurred regarding the possibility of the applicant tying into IDOT’s storm water system. Deputy Administrator Martin noted if the applicant seeking connection to IDOT’s system, it would require submittal and approval by IDOT before that could occur. Motion by Nadeau, seconded by Doherty, to recommend to the City Council with regard to File No. Z‐ 767, an application for the following variances on the property located at 4611 West Elm Street as presented by applicant O’Reilly Automotive: 1. To reduce the 10’ foundation base landscape strip by 5’ on the north side of the proposed building; 2. To reduce the 30’ rear yard building setback by 6.2’ to 23.8’; 3. To allow driveway lanes exceeding 12’ width/lane and driveways to exceed 36’ in total width; 4. Any additional variances required for the applicant’s development of the subject property in substantial conformance with the site, landscape and lighting plans submitted with the application. be granted, subject to the following conditions: 1. Any part of the existing fence, currently in disrepair, that will remain as part of the proposed redevelopment must be repaired or replaced to a like‐new condition; 2. Any new additional fencing installed on the premises shall conform in height, style and color with the existing fence if it remains; 3. The three existing parkway trees along Route 120 must be maintained; if they are currently dead or in poor health as determined by the Superintendent of Forestry and Park Planning, they must be removed and replaced with an appropriate species as determined by the Superintendent of Forestry and Park Planning; 4. The site shall be developed in substantial conformation according to the site plan prepared by O’Reilly Automotive revised 2/25/11 and the landscape and lighting plans prepared by O’Reilly Automotive dated 4/13/11, as well as the building elevation submitted; and that Table 32, the Approval Criteria for Variances, pages 77‐378 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. Motion carried 7‐0. Chairman Schepler closed the Public Hearing regarding File No. Z‐767 at 7:55 p.m. Other Business Planning and Zoning Commission June 2, 2011 Page 4 Deputy Administrator Martin inquired as to the availability of commissioners for attendance at a meeting to be scheduled for Thursday, June 30, 2011. All commissioners stated they would be available. Deputy Administrator Martin noted the purpose of the meeting would be to consider a Plat of Subdivision creating an outlot on the Kohl’s property as proposed by Panda Express, as well as a public hearing to consider a request for conditional use on the subject property. Adjournment Motion by Nadeau, seconded by Morck, to adjourn the meeting at8:00 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 8:00 p.m. Respectfully submitted, _____________________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry