Loading...
HomeMy WebLinkAboutMinutes - 01/23/2003 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION January 23, 2003 The January 23, 2003 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the Council Chambers of the McHenry Municipal Center. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Absent: None. Staff in attendance: City Attorney Rob Fetzner, Deputy Clerk Kunzer, Planner Douglas Martin. Approval of Minutes Motion by Buhrman, seconded by Nadeau, to approve the Minutes of the Planning and Zoning Commission as follows: • December 19, 2002 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing: Robert Randall File No: Z-568 Lincoln Road Vacant Parcel Chairman Howell at 7:32 p.m. called to order the Public Hearing regarding the Petition filed by Robert Randall for zoning reclassification from A1 Agricultural to RS-1 Low Density Residential Zoning District upon annexation to the City. Chairman Howell noted all publication and notification requirements had been met. The Public Hearing Notice was published on January 7, 2003. An Affidavit of Service is on file in the Office of the City Clerk. Chairman Howell stated there were no objectors present with regard to the petition. In attendance was Petitioner Robert Randall and Ann Obara, Realtor. Chairman Howell swore in the Petitioner. City Planner Martin stated the subject property is not currently contiguous to the City of McHenry. The applicant is seeking reclassification to RS-1 Low Density Residential Zoning District upon annexation to the City. The property is comprised of 35,000 square feet which is in conformance with the RS-1 District. Planner Martin noted it is Staff’s recommendation to approve the reclassification. Petitioner Randall addressed the Commission, stating it is his intent to construct a single family dwelling on the subject property. He has sought permission from Council to connect to the City’s sanitary sewer system. Council has granted permission, subject to the applicant seeking annexation upon becoming contiguous to the City boundary. He stated he is entering into a pre- annexation agreement with the City at this time. He noted he will not connect to the City water main as there is no main within close proximity to his property and it would be too costly. Instead, he will service the property with a private well. Page 2 P&Z Commission 1/23/03 In response to an inquiry, Mr. Randall stated he has already secured a building permit for a residential dwelling from the County. The City sewer line runs across the front of his property, and it posed no problem connecting to it logistically. However, as the nearest water main is several hundred feet to the east of his property line, it would be cost prohibitive to connect to City water at this time. Chairman Howell inquired if there were questions from the audience with regard to the Petition. Sandra Grantham of 2825 West Lincoln Road addressed the Commission, inquiring as to the reason for petition to annex the property and change of zoning at this time, especially as the property is not contiguous to the City. Ms. Grantham expressed concern regarding the potential impact on her property which is located two lots west of the subject property. She noted her property is currently zoned Z-1 Agricultural and she was concerned the reclassification of this property could ultimately force reclassification of her property. She stated she wants to maintain her A-1 status and current agricultural uses. In response to further inquiry, Planner Martin noted the nearest City water main is located on the Adams Business Park property to the southeast of this site. John Friedman of 2818 Lincoln Road addressed the Commission and inquired if the Liberty Trails Subdivision has City water and sewer. Planner Martin responded in the affirmative, but noted the nearest water main to the subject property is several hundred feet distant from the subject property. As there was no further testimony or questions by members of the Commission, Chairman Howell called for a motion with regard to the Petition. Motion by Cadotte, seconded by Franzen, to recommend to Council that File No. Z-568, an application for zoning reclassification from A-1 Agricultural to RS-1 Low Density Single Family Residential District upon annexation to the City for the Robert Randall Property located on the east side of Lincoln Road and comprised of approximately.80 acres, be granted; and that Table 33, the Approval Criteria for Zoning Map Amendments, Page 401 of the Zoning Ordinance, has been met. Voting Aye: Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: Buhrman, Cadotte. Not Voting: None. Abstained: None. Absent: None. Motion carried. 5-2. At 7:58 p.m. Chairman Howell closed the Public Hearing. Public Hearing: State Bank of the Lakes File No. Z-569 Lot 1 Adams Business Park Chairman Howell opened the Public Hearing at 7:59 p.m. regarding File No. Z-569, a petition filed by State Bank of the Lakes for a conditional use permit to allow a financial institution with a drive-thru facility. Page 3 P&Z Commission 1/23/03 Chairman Howell noted all publication and notification requirements had been met. The Public Hearing Notice was published on January 6, 2003. An Affidavit of Service is on file in the Office of the City Clerk. Chairman Howell stated there were no objectors present with regard to the petition. In attendance were Attorney Steven Cuda of Hamer, Schuh and Cuda; Randy Miles, of State Bank of the Lakes; Ken Etten, of McCormack and Etten, architects; Jeff Kehoe, of Scheflow Engineers. Chairman Howell swore in all witnesses for the Petitioner. City Planner Martin stated the applicant is seeking a conditional use permit to allow a drive thru banking facility on Lot 1 of Adams Business Park, immediately west of the Culver’s Restaurant. He noted Staff concerns with the project were minimal and most could be addressed with an amended site plan. Planner Martin stated the property is zoned C-5 Highway Commercial. The proposed use is a good fit for this location. It is a good site design and the landscape plan is appropriate. It is Staff's recommendation to approve the request subject to minor changes to the site plan. Attorney Cuda noted the applicant has purchased Lot 1 of Adams Business Park, adjacent to Culver’s Restaurant. A two-story 14,000 square foot building is proposed for the site. Access to the property would be via the Service Road at the north end of the property. Mr. Etten explained the facility would have five drive-thru lanes. The lane nearest the building would also have an ATM facility. In addition, there would be a walk-up ATM within the building. Each of the five drive-lanes would have stacking space for five vehicles. The building footprint would actually be 7,000 square feet. The bank would be housed on the main floor. The second floor would be tenant space. The full basement would house a large community meeting room, mechanical room and storage. Mr. Etten noted the meeting room would accommodate up to 200 people for community organizations, particularly not-for-profit groups. Mr. Etten stated parking requirements have been met. The structure would be an all masonry building with the front facing Route 120. He pointed out primary access to the site would be from Route 120, to Adams Drive and then to the Service Road, entering the bank at the northeast corner of the site. However, he noted access could also be obtained for westbound Route 120 traffic via the right-in right-out intersection with Barney Court. On site traffic pattern would predominantly be entry of the site at the northeast and exit at the west onto Barney Court and then to Route 120 Some discussion followed regarding the location of the storm sewer manhole at the northeast corner of the site plan. It was the suggestion of the Commission the manhole be relocated to facilitate a clean curb radius at the entrance to the site from the Service Road. Mr. Etten went over each of the points relating to the site plan as specified in the Staff Report and Recommendation. He noted the applicant will comply with all of Staff’s comments including the submittal of a revised site plan prior to Council review and formal action, as well as enhancing the aesthetics and landscaping of the project. In response to an inquiry, Mr. Miles stated the State Bank of the Lakes chose to situate a facility in McHenry in order to provide a community service financial institution for the City. It is a Page 4 P&Z Commission 1/23/03 family-owned community bank. In addition, there are currently no banks located east of the Fox River within the City. All bank employees will be residents of the City. State Bank of the Lakes is a full service community bank. The bank currently has four locations: Antioch, Lindenhurst. Grayslake and Spring Grove. In response to a question, Mr. Miles stated the second floor tenants could be insurance agents, lawyers, title company, accountants or similar related business entities. Some discussion occurred regarding the plowing and maintenance of the Service Road. It was determined the Service Road is the responsibility of the Adams Business Park. Responding to an inquiry, Mr. Miles stated the signage will conform to the City’s sign ordinance. Brief discussion followed regarding traffic safety in relation to the onsite traffic flow. Chairman Howell, noting there were no further comment or questions and there was no one in the audience requesting further information, requested a motion with regard to File No. Z-569. Motion by Cadotte, seconded by Franzen, to recommend to Council that File No. Z-569, an application for conditional use permit by State Bank of the Lakes for Lot 1 of Adams Business Park be granted, subject to the following: 1. A five-foot separation be shown on site plan between vehicles end-to-end in the drive thru lane and stacking area; 2. Allowance to be made on the site plan indicating a minimum width of nine feet for vehicles in the drive thru lanes and stacking area; 3. Depict location of ATM site(s) on site plan; 4. Relocate handicapped accessible spaces to the front of the building (south elevation). All handicapped accessible spaces must be drawn in conformance to Illinois Accessibility Code; 5. Parking space in the easternmost aisle should be striped to form two spaces; 6. Revise site plan to indicate that all two-way aisles are at least 24 feet wide; 7. Relocate the dumpster on the site plan to the northeastern portion of the site to accommodate ease of refuse removal without interfering with banking traffic; 8. Remove Barney Court from the site plan. This is no longer a court as IDOT has granted right-in right-out access onto Route 120 from this roadway. 9. Indicate appropriate directional signage on the site plan for traffic direction into and around the site; 10. Indicate dumpster enclosure on site plan. A six foot high wooden fence with a self-latching gate is required; 11. Submit revised site plan with all above notations to Staff prior to presentation for Council consideration, review and formal action; 12. Enhance the aesthetics ad visibility of the proposed development. and that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Page 5 P&Z Commission 1/23/03 Motion by Franzen, seconded by Cadotte, to adjourn the meeting at 8:45 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Secretary Planning and Zoning Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Applicants, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.