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HomeMy WebLinkAboutMinutes - 11/18/2010 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Minutes November 18, 2010 Chairman Schepler called the November 18, 2010 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 Buhrman, to approve the minutes of the Planning and Zoning Commission Meeting as presented: October 21, 2010 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: John Smith File No. Z-760 200 South Green Street Minor Variance Chairman Schepler called the Public Hearing to order at 7:31 p.m. regarding File No Z-760, an application for a minor variance as follows to allow the construction of a second detached garage on the property located at 200 South Green Street as submitted by John Smith: 1. Variance to allow more than one detached garage on a residential zoning lot; 2. Variance to allow a total of 2,000 square feet for accessory structures on a lot; 3. Variance to permit the driveway of the proposed new garage to be constructed of concrete or paver brick. Chairman Schepler stated Notice of the Public Hearing was published in the Northwest Herald on November 2, 2010. Notices were mailed to all abutting property owners of record as required by ordinance. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. In attendance was Applicant John Smith who was sworn in by Chairman Schepler. Mr. Smith provided a summary of the request before the Commission at this Hearing. He stated his request includes a provision to allow up to 2,000 square feet in cumulative area for accessory structures on the premises. He noted he initially submitted an application for a building permit to construct a second garage on the site. He stated the location indicated on the site plan submitted with the building permit application is no longer valid. At this time he is not certain where he will place the new garage. He would just like permission to construct a second garage on the premises. He would like the freedom to place the garage on the site wherever he chooses once he secures the services of an architect. Planning and Zoning Commission November 18, 2010 Page 2 Mr. Smith noted he may also decide to construct another accessory structure next year in which he would house his pool furniture and equipment. That is the reason for the request for up to 2,000 square feet total area for accessory structures. He stated the reason for the second garage being requested this evening is to store his snow thrower and other yard maintenance equipment. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter. He stated there are basically three variances being requested this evening as previously stated: 1. To allow an additional accessory structure (garage) on the premises; 2. To allow up to 2,000 square feet of total area for all permitted accessory structures; 3. To allow the surface of the driveway to the new garage to be constructed of an alternate material other than the asphalt paving that was used on the principal driveway. Deputy City Administrator Martin stated Staff concurs with the request for the additional structure. Staff does have a concern that the Applicant now has no specific location in mind to locate the garage. He stated Staff would recommend the approval of the requested variances subject to the garage being placed on the site as indicated on the building permit application. There are no issues regarding the proposed size of the structure or the paving materials of the driveway. Staff is uncomfortable granting a variance for an additional structure without a site being designated on the plan. Chairman Schepler invited questions and/or comments from the Commission. Question was raised as to where the applicant would locate the garage if not at the location shown on the site plan presented with the building permit application. Mr. Smith responded it would likely be sited at the southeast corner of his property. He also stated he would like to construct the building in a whimsical style and would perhaps like the driveway to be constructed of stone or brick material which would match the style of the garage. Mr. Smith stated he would be willing to do a handshake with abutting property owners who might be impacted by the addition of the second garage. He stated he wants to get the assurance of the City before hiring an architect. Consequently, until he hires an architect he does not want to be tied to a specific location for the garage. He also noted he might perhaps build another structure in the future and he would like the City to grant permission at this time for him to build additional structure(s) in the future as long as he keeps the total area for accessory structures below 2,000 square feet. Suggestion was made by the Commission to construct a basement beneath the new garage to provide additional storage space. Chairman Schepler opened the floor to questions and comments from the audience. The following were sworn in by Chairman Schepler prior to their addressing the Commission. Glen Huska of 202 S Green Street addressed the Commission. He stated he does not want to look out his back door on a garage. He noted if Mr. Smith builds another garage he would not be able to see beyond his backyard as his view would be blocked by the garage. Mr. Huska stated this is a nice area and it is not made for big garages. Mr. Smith responded he would work with Mr. Huska so that the garage would not impede his view. However, he stressed he would like the flexibility to place the garage where he wants to. Planning and Zoning Commission November 18, 2010 Page 3 Deputy City Administrator Martin stated it is Staff’s recommendation to approve the variances as requested, including the site as indicated on the site plan submitted with the building permit application, to allow a garage to be constructed between 484-982 square feet in area, and to allow alternate paving surface on the driveway to the garage. The Commission needs to look at each of the following variances and determine if they would like independent motions regarding each or if they would be comfortable including all items in a single motion: 1. Allowing concrete or paver brick materials to be used for the driveway; 2. Allowing the construction of a second detached garage on the premises; 3. Allowing a range of 484 – 982 square feet for the size of the detached garage; 4. Location of the garage: Anywhere on the premises or the specified site indicated on the site plan submitted with the building permit application. Concern was expressed regarding the ambiguity of the location for the garage. Motion by Thacker, seconded by Nadeau, to recommend to the City Council with regard to File No. Z- 760, an application for the following variances on the property located at 200 South Green Street as presented John Smith: 1. To allow concrete or paver brick materials to be used for the driveway; 2. To allow the construction of a second detached garage on the premises; 3. To allow a range of 484 – 982 square feet for the size of the second detached garage; 4. To locate the second detached garage off the northeast corner of the existing detached garage; 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. Motion carried 7-0. Chairman Schepler closed the Public Hearing regarding File No. Z-760 at 8:13 p.m. Approving 2010 Meeting Schedule Motion by Nadeau, seconded by Ekstrom, to pass a resolution establishing the following meeting scheduled for the Planning and Zoning Commission for 2011: JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 20 Thursday 17 Thursday 17 Thursday APRIL - 7:30 P.M. MAY - 7:30 P.M. JUNE - 7:30 P.M. 14 Thursday 19 Thursday 16 Thursday JULY - 7:30 P.M. AUGUST - 7:30 P.M. SEPTEMBER - 7:30 P.M. 21 Thursday 18 Thursday 15 Thursday OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M. 20 Thursday 17 Thursday 08 Thursday Planning and Zoning Commission November 18, 2010 Page 4 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 It was noted the Dollar Video sign is still in place and the business has been closed for several months. Deputy City Administrator Martin noted Staff is currently working on the removal of the abandoned McHenry Fitness Sign. The failing sidewalk adjacent to First Midwest Bank on Elm Street as reported at the last meeting has been repaired. Deputy City Administrator Martin noted the Commission will meet to consider a variance request from Sunrise Groceries on Thursday, December 2, 2010. Adjournment Motion by Nadeau, seconded by Doherty, to adjourn the meeting at 8:17 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 8:17 p.m. Respectfully submitted, _____________________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry