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HomeMy WebLinkAboutMinutes - 01/04/2001 - Planning and Zoning Commission CITY OF MCHENRY PLAN COMMISSION JANUARY 4, 2001 A meeting of the City of McHenry Plan Commission was held on Thursday, January 4, 2001. Chairman Meyer called the meeting to order at 7:30 p.m. with the following persons in attendance: 1. Plan Commissioners: Buhrman, Lundberg, Meyer, Nadeau, Osmon. Absent: Rickert, Thacker. 2. City Attorney: David W. McArdle. 3. Recording Secretary: Absent. 4. City Planner: Phillip Maggio. 5. Director of Community Development: Absent: 6. Applicant: McHenry Savings Bank, represented by Ms. Kathleen Marinangel, 1209 North Green Street, McHenry IL. 7. Attorney: Roth and Feetterer, represented by John Roth, 607 North Front Street, McHenry, IL. 8. Engineer: Condon Consulting Engineers represented by James Condon, 5404 West elm Street, McHenry IL 60050. 9. Architect: Kirk and Partners represented by Mike Hartell, 415 West Golf Road, Suite 6, Arlington Heights, IL 60005.. 10. City Council/Staff: None. 11. Court Reporter: None. 12. Registered Observers/Objectors: None. Approval of 2001 Meeting Dates Motion by Lundberg, second by Nadeau, to pass a resolution and approve the 2001 Meeting Schedule as follows: January – 7:30 p.m. February – 7:30 p.m. March – 7:30 p.m. 4 Thursday 1 Thursday 1 Thursday 18 Thursday 15 Thursday 15 Thursday April – 7:30 p.m. May – 7:30 p.m. June – 7:30 p.m. 5 Thursday 3 Thursday 7 Thursday 19 Thursday 17 Thursday 21 Thursday July – 7:30 p.m. August – 7:30 p.m. September – 7:30 p.m. 12 Thursday 2 Thursday 6 Thursday 19 Thursday 16 Thursday 20 Thursday October – 7:30 p.m. November – 7:30 p.m. December – 7:30 p.m. 4 Thursday 1 Thursday 6 Thursday 18 Thursday 15 Thursday 20 Thursday Page 2 PC 1/4/01 Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osmon. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Rickert, Thacker. Motion carried. 5-0. McHenry Savings Bank - Preliminary Plat In attendance were President Kathleen Marinangel, CEO for McHenry Savings Bank; Vice President James Marinangel, McHenry Savings Bank; Attorney John Roth of Roth and Feetterer; Engineer James Condon of Condon Consulting Engineers; and Architect Mike Hartell of Kirk and Partners. Attorney Roth informed the Commission the McHenry Savings Bank has purchased 14 acres along Route 31, just south of Knox Drive, the City’s entrance into Knox Park. The Bank will utilize 3.32 acres for the construction of its new 49,920 square foot drive-through banking facility on Route 31. The remaining 10 acres will be subdivided and developed as retail commercial. Mr. Roth noted the northernmost 8 acres of the proposed subdivision lie within the City of McHenry corporate boundary. The southernmost 6 acres will be annexed to the City. The Main Office of the McHenry Savings Bank will be relocated to the Route 31 facility; however, the Bank will maintain a satellite office at its current location, 1209 North Green Street. Attorney Roth noted McHenry Savings Bank has filed with the City of McHenry a Petition for Annexation of the southern 6 acres. Additionally, the Bank is petitioning the City for C-5 Highway Commercial Zoning for the newly annexed land, as well as a conditional use permit and parking variance for the bank. A Public Hearing before the McHenry Zoning Board of Appeals has been scheduled for Monday, January 15, 2001. If the zoning petition is approved, the entire subject property will be annexed C5 Highway Commercial. Condon described the adjoining properties and zoning, noting that Buss Ford was constructing a new dealership to the northwest of the property. The subject property is vacant, and is divided into two parcels. The north parcel is 8 acres, zoned C-5 within the City; the south parcel is 6 acres, unincorporated and zoned A-1, Agricultural. Condon stated that plans have been submitted for IDOT review that include two full access points and a right-in/right-out access. Northbound right-turn lanes and a southbound left-turn lane will be required as part of this development. The north access would align with the road being constructed as part of the Buss Ford development. Traffic signals may be required at the two full access points as the Pacini property on the west side of Route 31 is developed. The right-in/right-out access is approximately midway between the two full access points. A private 30-foot access easement will connect this right-in/right-out access point between the lots to the public right-of-way to the north. Page 3 PC 1/4/01 Public sanitary sewer will be extending from the Super 8 motel through the subdivision so that it will be made available to the adjoining property to the south. Public water will be looped through the subdivision within the public right-of-way from its current location on the west side of Route 31. Stormwater detention will be planned and constructed on Outlot A, at the north end of the property, to serve the entire subdivision. The remainder of the subdivision would be divided into 25-foot wide lots that are to be combined to create future development sites. Mike Hartel indicated that a new 49,920 s.f. drive-thru banking facility is proposed for the property. A preliminary site plan for the bank, to be located on Lot 17 of the proposed plat, was presented. The bank will be four levels; the first three levels would be used by the bank, and the top level to be leased to a different user. The lower garden level would open to a landscaped area to the northwest of the building. This area of the site, along with the other areas would be landscaped. Questions by Members of the Commission Condon confirmed that the proposed new “north” intersection with Route 31 would align with the road extension at Buss Ford. Condon also explained that the current access to Knox Park is located on an easement, and that public right-of-way for the new street would replace this easement for access into the park. Buhrman cautioned that the construction of this new road in the summer could interfere with heavy park traffic in the summer months; this will need to be carefully coordinated. Maggio explained that the City was sill working with the developer to determine the best way to reconstruct the access into Knox Park. The proposed plat provides public right-of-way along the entire east property line, so this determination does not necessarily need to be made at this time. Condon confirmed that the private 30-foot access easement that leads from the right-in/right-out would be developed as a shared access, possibly through the parking lots of the various developments. The Commission stated concern that the proposed right-in/right-out access be designed and construct so that illegal left turns are minimized. Maggio noted that agreements for shared parking could also be used to develop a commercial center with a more coordinated or unified appearance. Buhrman asked if any of the lots would have direct access to Route 31. Condon stated that only three access points are proposed, and that they must ultimately be approved by IDOT. Buhrman suggested that the plat be amended to reflect this restriction. Lundberg asked if a bike path should be required along route 31. Maggio stated that there is a bike path planned along the north side of the property, which would extend into Knox Park. This path may eventually connect along Dartmoor Drive to the Conservation District path along the railroad tracks. There was no plan, however, to continue the path along Route 31. Page 4 PC 1/4/01 The Commission stated concern that the multiple number of small lots may result in several small commercial users developed independently, instead of a well-planned commercial center. The smallest building site would be determined through the bulk requirements of the Zoning Ordinance, such as the minimum parking space ratios and building setbacks. The applicant indicated that smaller lots are proposed to allow a great deal of flexibility in the combination of these smaller lots into development sites. The bank has a great interest in developing a high quality center, because of the large investment in the new bank facility. The Commission indicated that it might be appropriate for the City Council to consider a minimum lot frontage requirement similar to the McHenry Corporate Center. The Commission was also concerned that the layout of the subdivision would encourage the backs of the buildings to face Route 31. Hartel indicated that the intention of the proposed design is for the buildings to be near Route 31 instead of parking lots. Future developers would design the buildings so that an attractive façade would face Route 31, similar to the proposed bank building. The Commission suggested that minimum architectural standards to this effect, including restrictions on signage along Route 31, should be considered. Recommendation Motion by Lundberg, seconded by Nadeau, to recommend to the City Council that the Preliminary Plat of McHenry Savings Bank Plaza prepared by Condon Consulting Engineers, dated 11/27/00, last revised 12/22/00, be approved subject to the following condition:  The proposed right-in right-out access shall be the only direct access from any lot within the subdivision. Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osmon. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Rickert, Thacker. Motion carried. 5-0. Page 5 PC 1/4/01 Adjournment Motion by Osmon, seconded by Buhrman, to adjourn at 8:42 p.m. Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osmon. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Rickert, Thacker. Motion carried 5-0. Respectfully submitted, .___________________________ Kathleen M. Kunzer, Deputy Clerk Recording Secretary McHenry Plan Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Petitioners, Zoning Board of Appeals (7), Landmark Commission Chairman Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.