HomeMy WebLinkAboutMinutes - 01/18/2007 - Planning and Zoning Commission
City of McHenry
Planning and Zoning Commission Meeting
January 18, 2007
Vice Chairman Buhrman called the January 18, 2007 regularly scheduled meeting of the City of
McHenry Planning and Zoning Commission to order at 7:30 p.m. in the McHenry Municipal
Center Council Chambers. In attendance were commissioners Buhrman, Cadotte, Ekstrom,
Nadeau, Schepler, Thacker. Absent: Howell. Also in attendance were Planner Zeller, City
Attorney Cahill, Deputy Clerk Kunzer.
Public Hearing – Lighthouse Assembly of God Church
File No - Z-694
Use Variance/Conditional Use Permit
2742 Barney Court
Vice Chairman Buhrman called to order a Public Hearing at 7:32 p.m. regarding File No. Z-694
a request submitted by Lighthouse Assembly of God Church for a use variance and conditional
use permit to allow a religious institution in a business park district.
Vice Chairman Buhrman stated Notice of the Public Hearing was published in the Northwest
Herald on January 1, 2007. A Publisher’s Certificate of Publication is on file in the City Clerk’s
Office. Certified notices were mailed to all abutting property owners of record and the property
was posted as required by ordinance. An affidavit of service is on file in the City Clerk’s Office.
In attendance representing the applicant was Neil Lindwall, President of Lighthouse Assembly of
God Church, who was sworn in by Attorney Cahill.
Mr. Lindwall stated the Lighthouse Assembly of God Church is seeking a home base. They
would like to rent space in Adams Commercial Centre Business Park to accommodate the needs
of their congregation.
Planner Zeller provided the Commission with a Staff Report regarding this project. She noted in
order for the church to occupy space in the business park, a use variance and conditional use
permit are required. The church has submitted all appropriate paperwork, and is in the process of
seeking a building permit, should the use variance and conditional use permit be approved. Staff
has stated no external modifications to the building or site would be required. All existing
lighting, parking and landscaping on the site are adequate for this use. Staff supports the
applicant’s requests.
Vice Chairman Buhrman invited comment and questions from the commissioners.
In response to an inquiry, Mr. Lindwall stated there would be church services/functions on
Sundays and perhaps one or two evenings during the week. The evening meetings would be
small group bible studies.
Responding to a question, Mr. Lindwall stated there are currently approximately 30 who attend
Sunday morning services. It is hoped the congregation will grow. Mr. Lindwall noted as this
would be the only use occurring on Sunday mornings, parking would be more than adequate.
Parking designated for other tenants in the building could be utilized. Mr. Lindwall stated
evening meetings would begin at 7 p.m. which would also ensure adequate parking on the
premises.
Planning and Zoning Commission
January 18, 2007
Page 2
Mr. Lindwall noted the congregation will meet at this location until it grows to the point where it
can support the construction and operation of its own free-standing building.
In response to a question regarding signage, Mr. Lindwall stated the church would utilize
lettering on the windows, and realizes wall signs are not allowed.
It was noted by the Commission building permits and sign permits would have to be sought from
the Community Development Department once Council approved the use variance and
conditional use permit.
In response to Vice Chairman Buhrman’s inquiry, there were no comments or questions from the
audience.
Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File
No. Z-694, a request for a conditional use permit to allow the operation of a religious facility at
2742 Barney Court in the Adams Commercial Centre Business Park, be granted, and that Table
31, the Approval Criteria for Conditional Use Permits, pages 357-357 of the Zoning Ordinance,
has been met.
Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Howell.
Motion carried 6-0.
Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File
No. Z-694, a request for a use variance to allow the operation of a religious facility at 2742
Barney Court in the Adams Commercial Centre Business Park, be granted, and that Table 32A,
the Approval Criteria for Use Variances, page 379 of the Zoning Ordinance, has been met.
Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Howell.
Motion carried 6-0.
Vice Chairman Buhrman closed the Public Comment at 7:43 p.m. Vice Chairman Buhrman
called for a brief recess at 7:43 p.m. The meeting was reconvened at 7:49 with all still in
attendance.
Approval of Minutes
Motion by Ekstrom, seconded by Schepler, to approve the minutes of the November 16, 2006
regularly scheduled Planning and Zoning Commission meeting as presented.
Planning and Zoning Commission
January 18, 2007
Page 3
Voting Aye: Buhrman, Cadotte, Ekstrom Nadeau, Schepler, Thacker.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Howell.
Motion carried 6-0.
Public Hearing –City of McHenry
File No. - Z-695
Text Amendment
Vice Chairman Buhrman at 7:50 p.m. convened a Public Hearing regarding File No. Z-695 a
request for text amendment relating to development and plat application fees and retained
personnel fund deposits described in the Municipal Code, Zoning Ordinance and Subdivision
Control and Development Ordinance.
Planner Zeller provided the Commission with a Staff Report regarding this matter. She noted the
Community Development Committee has been reviewing the existing fee structures for
applications and retained personnel deposits relative to zoning issues, developments,
annexations, and subdivision platting. The Committee has recommended the following changes
to the existing fee structures found in the Municipal Code, Zoning Ordinance and Subdivision
Control and Development Ordinance:
Planner Zeller noted a sampling of recent projects was taken. A summary of paid fees, billed
fees, and fees which would have been assessed under new structure indicates the following:
Request Current Application Fee/RP Fee NEW App Fee/RP Fee
Minor Variance $175/$250 $175/$250
Rezoning/CUP/
Variance
$460/$500 [$960] $450/$500
[$950]
If multiple zoning requests are made, i.e. rezoning and
CUP, then the RP Fee shall be doubled to $1,000
[$1,450]
Preliminary Plat $250/ <1 acre= $500
1-5 acres=$400/acre
5-10 acres=$300/acre
10+ acres = $200/acre
$450/ 0-4 acres= $900/acre
5-9 acres= $700/acre
10+ acres=$500/acre
Final Plat $250/<1 acre=$500
1-5 acres=$400/acre
5-10 acres=$300/acre
10+ acres = $200/acre
PLUS $10/acre application fee
PLUS $3,000/cul-de-sac maintenance fee
$450/0-4 acres=$900/acre
5-9 acres=$700/acre
10+ acres=$500/acre
PLUS $10/acre application fee
PLUS $3,000/cul-de-sac maintenance fee
Developments
(site plan). This
may also be in
conjunction with a
zoning request
$0/< 1 acre=$500
1-5 acres=$400/acre
5-10 acres=$300/acre
10+ acres=$200/acre
$450/0-4 acres=$900/acre
5-9 acres=$700/acre
10+ acres=$500/acre
Variation from
SCDO
$0/$0 $450/$500
[$950]
Planning and Zoning Commission
January 18, 2007
Page 4
Project Name Project Type Initial Fees Required New Fee Required Billed Account
as of 10/6/06
Liberty Trails Subdivision $12,900 $50,000 ($100/acre) $80,000
Shamrock/Legend Lakes Subdivision $120,000 $300,000 ($600/acre) $297,000
Shops at the Fox River Development $8,000 $18,450 (36 acres) $133,000
Oakridge Commercial Development/Zoning $960 $3,160 (4.5 acres) $3,562
Pappas Zoning $960 $1,450 (2 apps) $1,734
Goy Zoning $960 $950 $1,000
Planner Zeller concluded the amended fee structure would provide developers with a more
realistic idea of the expenditures required to complete their development while reducing the
amount of monthly billings required to replenish depleted retained personnel accounts.
Vice Chairman Buhrman invited questions and comments from the Commission.
A brief discussion followed regarding the cul-de-sac maintenance fee. Planner Zeller noted the
maintenance fee was incorporated into the Subdivision Control and Development Ordinance
when it was recently revised. Planner Zeller, responding to an inquiry, noted she is unaware if
the maintenance fee is currently being collected. It was the consensus of the Commission this fee
should be collected as it is required by ordinance.
Responding to an inquiry, Planner Zeller stated residential homeowners who seek minor
variances would continue to pay a reduced application fee ($175) as in the past.
There were no comments or questions from the audience.
Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File
No Z-695, that text amendments be granted to the Municipal Code, Zoning Ordinance, and
Subdivision Control and Development Ordinance increasing application fees, plat fees and
retained personnel account deposits as presented.
Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Howell.
Motion carried 6-0.
The Public Hearing was closed at 8:08 p.m.
Other Business
Responding to an inquiry, Planner Zeller stated Mr. James Marinangel has not yet submitted a
parkway tree plan for Staff approval.
Coming in the near future Agenda:
Final Plat Townhomes of Prairie Lakes
Private lot on Riverside Drive
Gizmo Property use variance.
Planning and Zoning Commission
January 18, 2007
Page 5
Brief discussion followed regarding the potential build-out of DDR’s Shops at the Fox River. It
was also noted Municipal Drive expansion will be completed sometime in the spring of 2007.
Adjournment
Motion by Ekstrom, seconded by Thacker, to adjourn the meeting at 8:20 p.m.
Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Howell.
Motion carried 6-0.
The meeting was adjourned at 8:20 p.m.
Respectfully submitted,
_________________________________
Kathleen M. Kunzer, Deputy Clerk
Planning and Zoning Commission Secretary