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HomeMy WebLinkAboutMinutes - 07/01/1999 - Planning and Zoning Commission PLAN COMMISSION MEETING JULY 1, 1999 Althoff’s Green Street Resubdivision – Preliminary and Final Plats Adams’ Commercial Center – Final Plat A meeting of the City of McHenry Plan Commission was held on July 1, 1999. Chairman Meyer called the meeting to order at 7:34 p.m. in the McHenry Municipal Center Council Chambers. The following persons were in attendance: 1. Plan Commission Members: Buhrman, Lundberg, Meyer, Nadeau, Osmon, Thacker. Absent: Rickert. 2. City Attorney: Absent. 3. Recording Secretary: Kathleen M. Kunzer, Deputy Clerk. 4. City Planner: Phillip Maggio. 5. Director of Community Development: Absent. 6. Applicants: A.. Sue Althoff, 602 N. Green Street McHenry, IL 60050 B. Richard Adams, 1618 W. Lincoln Rd. McHenry, IL 60050 7. Attorneys: None.. 8. Engineers: None. 9. Surveyors: A. Althoff Resub – Robert Conway B. Adams Commercial Center – Charles Mionske 10. City Council Members: None. 11. Court Reporter: None. 12. Observers/Objectors: None. APPROVAL OF MINUTES Chairman Meyer asked for additions/corrections to the March 4, 1999 Plan Commission Minutes. There were none. Motion by Osmon, seconded by Lundberg, to approve the Plan Commission Minutes of March 4, 1999 as presented. Voting Aye: Buhrman, Lundberg, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstaining: Meyer. Absent: Rickert. Motion carried 6-0. ALTHOFF’S GREEN STREET RESUBDIVISION – PRELIMINARY AND FINAL PLAT Surveyor Robert Conway stated the property is located in the Alvary’s Suvbdivision. The applicant is proposing to create two lots from an existing residential lot. The existing residence would remain on one lot; the second lot would be available for construction of a residential dwelling, following the removal of the existing tennis court. QUESTIONS BY MEMBERS OF THE PLAN COMMISSION Buhrman asked if the tennis court would be removed prior to any building permit being issued. Conway affirmed that would be correct, as the tennis court lies partially on both lots. Nadeau asked if a shared drive was anticipated. Conway responded each lot would have its own access onto Green Street. In response to an inquiry, Conway stated as many trees as possible would be preserved. Osmon asked if both lots would be serviced by sanitary sewer. Conway replied in the affirmative. Thacker asked if curb cut expenses would be borne by the developer of the second lot. Conway stated that is correct. In response to an inquiry, Conway stated all surface water runoff would be contained onsite and not directed toward any adjacent properties. Brief discussion followed regarding the conditions provided in Staff Notes in the Community Development Department Report. Staff indicated the following additions/corrections to the documents: • The “City Engineer” verification on the Preliminary Plat must be changed to the “Owner’s Engineer”; • The Owner’s address on the Preliminary Plat must be corrected; • The Corporate Owner’s Certificate and Notary Certificate on the Preliminary Plat must be revised to correspond with the ownership of the property; • Final revision dates must be added to both the Preliminary Plat and Final Plat, following additions/corrections as stated above. RECOMMENDATION Motion by Lundberg, seconded by Thacker, to recommend to the City Council that the Althoff Green Street Resubdivision Preliminary Plat prepared by Conway Surveying dated 11/5/98 with a revision date of July 2, 1999 be approved. Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osman, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Rickert. Motion carried 6-0. Motion by Lundberg, seconded by Nadeau, to recommend to the City Council that the Althoff Green Street Resubdivision Final Plat prepared by Conway Surveying dated 1/13/99 with a revision date of July 2, 1999 be approved. Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Rickert. Motion carried 6-0. ADAMS COMMERCIAL CENTER – FINAL PLAT Charles Mionske presented the Final Plat of Adams Commercial Center. He noted Outlot B is larger than first depicted on the Preliminary Plat. The average lot size is 77,000 square feet. Adams Commercial Center is a twenty lot combination Business Park/Commercial Subdivision. QUESTIONS BY MEMBERS OF THE COMMISSION Lundberg asked if a permit had been obtained from IDOT. Mionske responded an IDOT right- in right-out permit has been secured from Barney Court onto Route 120. There is full access from Route 120 to Adams Drive. Lundberg noted the applicant is requesting a variance as to the Subdivision Control Ordinance requirement for sidewalks in the subdivision. He stated he agrees with the variance for the lots with a business park zoning designation. However, parcels having commercial zoning should have sidewalks for pedestrian access. Lundberg inquired if all needed easements had been obtained. Maggio responded language contained in the Surveyor’s Certificate would assure that all easements have been secured prior to recording of the Plat. Maggio noted subdivision covenants had been received in the Community Development Department this past week. Access has been added from Route 120 to Barney Court since the Preliminary Plat was presented before the Commission. Discussion followed regarding the need for variance as to the cul-de-sac lengths. In response to an inquiry, Mionske stated Outlot B is being preserved for a location for a well and water tower. Osmon asked if the Fire Department approved of the radius of the cul-de-sacs. Mionske responded the fire department has approved the Plat. Thacker asked if the City has discussed potential water tower capacity and treatment plan capabilities. Maggio responded no engineering has been done regarding specific capacities of an elevated tank or the treatment plant. Nadeau asked if there would be berms to screen Lots 16-20 from abutting residents to the east. Maggio responded buffering has been completed. Nadeau asked if paring would be accommodated on each lot as opposed to on-street parking. Maggio responded all loading and parking must be done on site as directed by the Zoning Ordinance. Buhrman agreed with Lundberg regarding the need for sidewalks on all commercial lots in the subdivision. Chairman Meyer asked if there would be an access road to Outlot B. Mionske stated there is a 25’ access easement indicated on the Plat. Meyer opined all lots zoned C-5 should have a sidewalk in the commercial district. Mionske responded the need for sidewalks on commercial lots could be included in the subdivision covenants. He conferred with the applicant and stated they could require each lot purchaser to install sidewalks. Meyer stated sidewalk would be required on all commercial lots; however, lots designated business park would be granted a variance. There was no one in the audience wishing to be heard with regard to this matter. RECOMMENDATION Motion by Buhrman, seconded by Thacker, to recommend to the City Council that the Adams Commercial Center Final Plat as prepared by Charles Mionske Surveyor dated 109/6/98 and last revised on 6/22/99 be approved as presented; and that a variance be granted on lots 7- 17 eliminating the need for sidewalks; but that lots 1 - 16 and 18 – 20 are required to comply with ordinance requirements regarding sidewalks. Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Rickert. Motion carried 6-0. OTHER BUSINESS • Maggio informed the Commission there will be a meeting on July 15, 1999. Pacini’s Kresswood Townhome Subdivision will be presented. Both Lundberg and Burhman indicated they would be out of town for the meeting. • On Sunday, Juyl 11, 1999 the Prairie Trail Bike Path Dedication Ceremony will take place at Whispering Oaks Park. All commissioners are invited to attend. • Meyer suggested a meeting be devoted to the study of existing lot size comparisons in the City. He noted an inventory was recently done in conjunction with the Comprehensive Plan Update. • Subdivision Control Ordinance will be coming back to the Commission for review and discussion in the near future. • Discussion regarding potential locations in town for elevated storage tanks. ADJOURNMENT Motion by Osmon, seconded by Nadeau, to adjourn. Voting Aye: Buhrman, Lundberg, Meyer, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Rickert Motion carried 6-0. Chairman Meyer adjourned the meeting at 8:19 p.m. Respectfully submitted, Kathleen M. Kunzer, Deputy Clerk Recording Secretary City of McHenry Plan Commission Original: Plan Commission Minute Book c: Aldermen Reference Copy, City Administrator, City Clerk, City Engineers, City Planner, Petitioners, Landmark Commission Chairman, The Sun, Northwest Herald, ZBA (7), file copy (2).