HomeMy WebLinkAboutMinutes - 09/15/2011 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
September 15, 2011
Chairman Schepler called the September 15, 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.
Plat of Vacation
Prairie Pointe Business Park
Chairman Schepler noted the Agenda Item regarding the Plat of Vacation for Prairie Pointe Business Park
had been pulled from consideration at the request of the applicant.
Public Hearing: Donald Metivier
File No. Z-774
5603 Bull Valley Road
Conditional Use Permit
Chairman Schepler called the Public Hearing to order at 7:31 p.m. regarding File No Z-774 an application
for conditional use permit to allow a religious institution with an accessory apartment on the property
located at 5603 Bull Valley Road as submitted by applicant Donald Metivier.
Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on August
31, 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 were Attorney Samuel Diamond and Kathe Lacey-Anderson representing the Unitarian
Universalist Congregation of Woodstock, who were sworn in by Chairman Schepler.
Mr. Diamond provided a summary of the request before the Commission at this Hearing. He noted the
subject property was recently purchased at auction by Donald Metivier who wished to permit the
property to be used by the Unitarian Universalist Congregation of Woodstock (the Church). He noted the
building would used by the Church for the congregation, Staff and committees. He stated Ms. Lacey-
Anderson is current Board President of the Church and would be speaking on behalf of the congregation
this evening.
Mr. Diamond noted in order for the Church to use the property, a conditional use permit to allow a
religious institution with an accessory apartment in a residential district must be granted. Worship
services are conducted once per week on Sundays from approximately 10:45 a.m. until noon. Similar
services are also conducted on religious holidays and religious education classes are held in a small
group format.
Mr. Diamond went over the Approval Criteria for Conditional Use Permits as stated in the application.
He then noted the Staff’s reference to the potential for additional right-of-way required when Bull Valley
Road is expanded in the future. He stated, while the applicant would agree to the purchase of a portion
of their property for the right-of-way, any expenses incurred as a result of the road widening should be
borne by the entity which purchases the property for additional right-of-way.
Planning and Zoning Commission
September 15, 2011
Page 2
Deputy Administrator Martin provided the Commission with the Staff Report regarding this matter. He
noted the property was annexed in 1994 and zoned residential. The building was the former location of
Haystacks Manor as granted by a use variance at the time of annexation. The building contains a 1,500
square foot apartment in the basement. Staff considers the apartment an accessory use to a religious
institution. The Church requires a conditional use permit to be allowed in the residential district.
Deputy Administrator Martin stated Staff believes the property is ideally suited for this proposed use.
The surrounding area is residential in nature. There is commercial property to the east, but the
commercial uses are low impact and generally suited to the area.
Deputy Administrator Martin stated the City of McHenry, the Village of Johnsburg and McHenry County
jointly participated in a Bull Valley Corridor Study in 2004. The results indicated there would likely be a
need for expansion of the Bull Valley Roadway in the future to accommodate the heavy traffic which
travels the road. To that end Staff referenced in its report regarding this applicant’s request, that a
future additional right-of-way of approximately 27’ may be required. Deputy Administrator Martin
stated he did not believe there would be a great impact upon this property if and when that occurred.
Deputy Administrator Martin noted it is Staff’s recommendation to approve the request for conditional
use permit subject to the following conditions being met:
1. Parking lot shall be improved with striping, weeds shall be eliminated and any substandard pavement shall be
repaired or replaced;
2. Any additional property maintenance-related issues shall be addressed prior to occupancy by the Unitarian
Universalist Congregation of Woodstock;
3. The existing apartment, if utilized, shall comply with current applicable building code standards;
4. Additional right-of-way along Bull Valley Road (approximately 27’) shall be dedicated to the City of McHenry for
future road improvements. The Exact amount shall be determined subsequent to the public hearing prior to City
Council consideration. Any impacts of right-of-way dedication upon the applicant, i.e. access/driveway relocation, sign
relocation and/or parking loss, shall be addressed by the City as part of the impending dedication.
Deputy Administrator Martin also noted that the future widening of Bull Valley Road could impact the
subject property as access onto Bull Valley Road could be reduced to right-in right-out only. If that
occurred the City would work with the Church to achieve access onto Crystal Lake Road via the existing
driveway to the City’s elevated water storage tank located immediately south of the subject property.
Chairman Schepler invited questions and/or comments from the Commission.
In response to an inquiry Ms. Lacey-Anderson noted Sunday services are from 10:45 a.m. until noon. She
also noted there could be occasional luncheons. When asked where the congregation draws from, Ms.
Lacey-Anderson responded the Church draws from all over the county as it is the only Unitarian
Universalist Congregation in McHenry County. She noted there are quite a few members in Woodstock,
but they do draw from all directions.
Commissioner Ekstrom inquired if the Church intended to host PADS on the site as the Woodstock
location of the Church is a current PADS host. Ms. Lacey-Anderson responded the Church has not made
a decision regarding this matter at this time.
When asked if there were onsite Staff, Ms. Lacey-Anderson acknowledged there is one staff person plus
the minister.
Planning and Zoning Commission
September 15, 2011
Page 3
Commissioner Buhrman inquired if the Church would be able to use the City’s driveway from Crystal
Lake Road to the water tower located immediately south of the subject property for access if and when
Bull Valley Road is widened and access from Bull Valley Road is limited to right-in right-out only. Deputy
Administrator Martin responded he believed some accommodations could be worked out with the City.
Question was raised as to the extent of work would which be done on the building and site if the
conditional use permit is approved. Ms. Lacey-Anderson responded the Church has a building
committee which has just begun to explore the possible modifications to the building and site plan at
this time.
An inquiry was made as to proposed signage for the Church. Ms. Lacey-Anderson responded the Church
would likely use the existing sign standard which remains on the site from its former use.
Commissioner Morck inquired if there were any plans to change the landscaping on the site. Ms. Lacey-
Anderson stated for the time being there are no intentions of changing the landscaping. There is
currently parking for approximately 85 vehicles on the site which should be adequate for the needs of
the Church. Current attendance is about 85 per week, which includes couples and families. When asked
if there was an expectation that the congregation would increase in size, Ms. Lacey-Anderson responded
that the size of the congregation has been stable for several years.
Chairman Schepler invited questions and comments from the audience. The following were sworn in
prior to addressing the Commission:
Mark Dzemske, 513 Brookwood Trail: Mr. Dzemske stated he lives across Bull Valley Road from the
subject property. He expressed concerns regarding increased traffic in the area, especially have the Bull
Valley Road improvements have been made and there is only a right-in right-out access to the site. He
noted he is unable to express many comments at this time as so many of the site development plans are
unknown at this time. He expressed concern the subject property would eventually become tax exempt
and be removed from the tax rolls which would be a disadvantage to the community.
Deputy Administrator Martin stated it is not known for certain at this time if and when the Bull Valley
Road improvements would be done. It is also uncertain if indeed the access to the subject property
would ultimately be restricted to right-in right-out only. It was mentioned as a means of alerting the
applicant to the possibilities for the future at this location. Deputy Administrator Martin also noted that
as this is a public hearing, it is the appropriate venue for comments and questions from the public
relative to this application, prior to Council considering the matter. The request for a conditional use
permit will be considered by the City Council, and if Council so chooses, will be approved by ordinance.
Deputy Administrator Martin, referencing the four conditions recommended by Staff, noted they are
actually very minor in nature.
Mr. Dzemske stated he has concerns regarding the possible alteration of existing landscaping on the
site. He also noted he had issues with the property becoming a PADS location.
Deputy Administrator Martin noted Staff’s recommendation includes only typical church-type uses. A
PADS site is a part of this request. If requested in the future he would advise the applicant to request an
expansion of their conditional use permit which may ultimately require another public hearing.
Planning and Zoning Commission
September 15, 2011
Page 4
Mr. Dzemske stated he was not saying he was opposed to the request – but he also would not state that
he supported it, either. He noted the proposal seems pretty vague at this time. If more parking is added,
it might have an impact on the landscaping, parking lot lighting, etc.
AS there were no further comments from the audience, Chairman Schepler closed the Public Comment
portion of the hearing at 8:02 p.m.
Chairman Schepler invited further comments or questions from commissioners.
Commissioner Buhrman stated he was glad to see the property being utilized and believes it will benefit
the community by increasing spirituality in McHenry and McHenry County.
Motion by Nadeau, seconded by Buhrman, to recommend to the City Council with regard to File No. Z-
774, an application for conditional use permit to allow a religious institution with an accessory
apartment on the premises of the property located at 5603 Bull Valley Road as requested by Donald
Metivier for use by the Unitarian Universalist Congregation of Woodstock, be granted subject to the
following conditions:
1. Parking lot shall be improved with striping, weeds shall be eliminated and any substandard pavement shall be
repaired or replaced;
2. Any additional property maintenance-related issues shall be addressed prior to occupancy by the Unitarian
Universalist Congregation of Woodstock;
3. The existing apartment, if utilized, shall comply with current applicable building code standards;
4. Additional right-of-way along Bull Valley Road (approximately 27’) shall be dedicated to the City of McHenry for
future road improvements. The Exact amount shall be determined subsequent to the public hearing prior to City
Council consideration. Any impacts of right-of-way dedication upon the applicant, i.e. access/driveway relocation, sign
relocation and/or parking loss, shall be addressed by the City as part of the impending dedication.
and that Table 31, the Approval Criteria for Conditional Use Permits, 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-774 at 8:05 p.m.
Other Business
Deputy Administrator Martin stated there are no items scheduled for Commission agenda in October at
this time. He updated the Commission on the following:
• Wickes building will be occupied by Joanne Fabrics and Ross Dress for Less;
• Blockbuster building will be no location for American Mattress which is moving from its current
location next to Target;
• Hobby Lobby is still moving forward in the former Dominick’s building;
Planning and Zoning Commission
September 15, 2011
Page 5
• Wal-Mart building – several businesses have been contacted regarding the impending site
vacancy;
• McDonalds at Park Place is currently beginning construction;
• McDonalds at McCullom Lake Road and Richmond Road will be constructed next year;
• Panda Express is still moving forward;
• Sunrise Groceries rebuild is currently on hold, but the existing building will be demolished in the
near future;
• Japanese restaurant is proceeding as they are currently remodeling their space.
Adjournment
Motion by Nadeau, seconded by Morck, to adjourn the meeting at 8:16 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 8:16 p.m.
Respectfully submitted,
_____________________________________
Kathleen M. Kunzer, Deputy Clerk
City of McHenry