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HomeMy WebLinkAboutMinutes - 09/20/2001 - Planning and Zoning Commission CITY OF MCHENRY PLAN COMMISSION SEPTEMBER 20, 2001 Ricker Subdivision - Final Plat A meeting of the City of McHenry Plan Commission was held on Thursday, September 20, 2001. Chairman Buhrman called the meeting to order at 7:38 p.m. with the following persons in attendance: 1. Plan Commissioners: Buhrman, Ekstrom, Nadeau, Osmon, Semrow, Thacker. Absent: Cadotte, Franzen, Howell, Lovett. 2. City Attorney: Kelly Cahill.. 3. Recording Secretary: Kathleen Kunzer.. 4. City Planner: Absent. 5. Director of Community Development: Joseph Napolitano. 6. Applicants: a. Gary and Loridale Ricker, 1822 Magnolia Court, McHenry, Illinois 60050. 7. City Council/Staff: 8. Court Reporter: None. 9. Registered Observers/Objectors: None. Ricker Subdivision - Final Plat In attendance were property owners Gary and Loridale Ricker. Mr. Ricker stated the Final Plat of Ricker Subdivision as prepared by Vanderstappen Surveying is before the Plan Commission for consideration this evening. Ricker Subdivision consists of 4 lots comprised of a slightly more than one-half acre each. The total subdivision area is 2.69 acres. Noting Staff’s concerns regarding potential drainage problems due to the slope of the land from east to west, Mr. Ricker stated swales would be utilized to prevent increase of surface water runoff to the west or north of his property. Mr. Ricker noted the houses constructed on each of the lots would be setback at least 100’ from the front building line. Questions by Members of the Commission Commissioner Thacker expressed concern regarding potential runoff to the north of the subdivision. Mr. Ricker stated he has been assured by his engineer that swales would prevent an increased amount of runoff to the north or west. He further stated each lot would have its own swale. Staff noted the grading plan for each lot would be carefully reviewed prior to building permit issuance. In response to Thacker’s inquiry, Mr. Ricker stated his son will develop Lot 4. At this time there are not immediate plans as to who would develop Lots 1-3. Chairman Buhrman stated the drainage easements would have to be shown on the plat prior to its recording. Commissioner Semrow noted each of the four lots would have to be engineered so that no overflow would occur on adjoining lots or property. Staff stated the developer would be required to maintain or decrease the existing rate of flow from the property. Surface water would be conveyed by swale. In response to further inquiry, Mr. Ricker stated house would be setback at least 100’ and would most likely be constructed with either English or walkout basements. Commissioner Nadeau noted he had two major concerns: Page 2 PC 9/20/01  Sight line at the curb cuts onto Green Street – he stated visibility, especially since each of the four lots is being developed on a hill, is a major safety issue. He sought assurance that each lot would have a turn around so that no one would have to back out onto Green Street. He also opined we currently have a problem with sight line visibility in Knox Farm Subdivision. He pointed out this was a concern at the time of platting that development, as well.  Grade of the driveway – he inquired if the property would be filled and graded so homeowners would not have impeded vision exiting their residences, particularly during winter time when snow could be piles high at curbside. Mr. Ricker stated the property would be filled and graded so that the elevation of the houses is at least three feet higher than the street at the curb, as required by ordinance. Commissioner Nadeau inquired as to the potential length of the driveways. Mr. Ricker stated the driveway proposed for Lot 4 would be approximately 180 feet in length. The length of the driveway should provide ample off-street parking and stacking space, as well as room for vehicles to make the turn around on the premises prior to exiting onto Green Street. In response to additional inquiry, Mr. Ricker stated most of the large trees on his property are split and damage. He intends to save as many of the healthy trees as possible. In response to Commissioner Ekstrom’s inquiry, Staff noted sidewalks are in place on the subject property. Commissioner Osmon stated his safety concerns regarding sight line visibility, especially in view of the exits onto the hill at Green Street. Recommendation Motion by Thacker, seconded by Nadeau, to recommend to the City Council that  the Ricker Subdivision Final Plat as prepared by Vanderstappen Surveying, dated 3/23/01 and last revised on 8/1/01 be approved as presented, subject to the following condition: Drainage easements be shown on the final plat as required following the preparation of a grading plan and a stormwater management plan. Voting Aye: Buhrman, Ekstrom, Nadeau, Osmon, Semrow, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Franzen, Howell, Lovett. Motion carried 6-0. New Business  Chairman Buhrman welcomed all members of the Zoning Board of Appeals to their first meeting as Plan Commissioners.  Referencing the September 10th City Council Workshop Meeting which included members of the Plan Commission, Zoning Board of Appeals and Environmental Advisory Commission, he noted the presentation by the Northeastern Illinois Planning Commission Page 3 PC 9/20/01 (NIPC) provided a wealth of information. He has requested an outline and summary be provided to members of the joint commission prior to its next meeting on October 4th. The workshop highlights will be reviewed and discussed as an Agenda Item on October 4th. Following review by the joint commission, a prepared statement recommending action will be prepared and provided to the City Council.  NIPC is hosting a Regional Forum on common Ground on Saturday, October 27th. He invited all commissioners to attend. Notification of City Staff is required so that registration can be completed. Commissioner Ekstrom stated the City must stay ahead of potential tear-down and rebuilds which could soon become an issue in our planning jurisdiction. Director of Community Development Napolitano reported the new City Planner has been hired. Doug Martin begins his new position on Monday, September 24th. Adjournment Motion by Osmon, seconded by Semrow, to adjourn at 8:07 p.m. Voting Aye: Buhrman, Ekstrom, Nadeau, Osmon, Semrow, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Franzen, Howell, Lovett. Motion carried 6-0. 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, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.