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HomeMy WebLinkAboutMinutes - 01/05/2006 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION January 5, 2006 Chairman Howell called the January 5, 2006 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. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: None. Also in attendance: City Planner Zeller, City Attorney Cahill, Community Development Secretary Oliver. Minutes Approval Motion by Thacker, seconded by Cadotte to approve the minutes of the December 15, 2005 Planning and Zoning Commission meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing: JakeNeulist File No. Z-656 Ringwood Road – Map Amendment and Variances Chairman Howell at 7:35 p.m. opened the Public Hearing regarding File No. Z-656, an application for a map amendment to RM-1 Lo w Density Multi-Family Residential District and variance reducing the required lot width as well as a variance reducing the required 200-foot lot rontage along an arterial road, as filed by Jake Neulist for his property located on the east side of Ringwood Road north of Brittany Park Subdivision. Chairman Howell noted this Public Hearing was opened on September 15, 2005, recessed until November 3, 2005 and continued to this evening. Publication requirements were satisfied prior to the original hearing date on September 15, 2005. Chairman Howell reminded Mr. Neulist he was previously sworn in. Planner Zeller reminded the commissioners the applicant is seeking reclassification to RM-1 Multi-Family as well as a variance to allow a reduced lot width for individual dwelling units and or abutting a right-of-way. The applicant intends to construct a 6-unit townhome building on the subject property. Following the initial presentation before the Commission, numerous questions were raised regarding the suitability of the property, drainage, access and engineering concerns. At that time the applicant was directed to provide the commissioners with additional information responding to their concerns at the recessed hearing. In correspondence sent on December 30, 2005, Staff provided Mr. Neulist with a detailed list of concerns regarding this project. The following issues were itemized and require response and/or clarification from the applicant: 1. Quality of the Site Plan 2. Vicinity Location Map P&Z Commission January 5, 2006 Page 2 3. Parking layout and number of spaces provided 4. Landscape Plan has not been provided 5. Lighting/Photometric Plan has not been provided 6. Lot combination has not been completed and recorded with the County 7. Quality of Engineering Plans submitted 8. Adequate right-of-way designated for Ringwood Road 9. Detention 10. Grading 11. Sanitary Sewer Service 12. Storm Water Plan. Planner Zeller noted in light of the deficiencies in the applicant’s submittal, Staff is recommending denial of the requests for map amendment and lot width variance at this time. Staff recommends approval of the 200-foot minimum lot width variance. The Commission asked if the applicant was willing to address Staff’s concerns. Mr. Neulist replied that he was if he was given more time. Planner Zeller suggested giving the applicant three weeks to return revised plans and to continue this hearing to the March 2, 2006 commission meeting. Motion by Cadotte, seconded by Thacker, to recessthe Public Hearing regarding File No Z-656 to March 2, 2006 contingent upon Staff reviewing revised plans by January 26, 2006. Voting Aye: Buhrman, Cadotte, Nadeau, Schepler. Voting Nay: Ekstrom, Howell, Thacker. Not Voting: None. Abstaining: None. Absent: None Motion carried 4-3. The Public Hearing was recessed as 7:45 p.m. Public Hearing – Randy Lively File No. Z-661 2623 Lincoln Road - Map Amendment Chairman Howell at 7:50.m. convened the Public Hearing regarding File No. Z-661 for a map amendment to RS-2 for the property located at 2623 Lincoln Road as filed by Randy Lively. Chairman Howell stated notice of Public Hearing was published in the Northwest Herald on December 19, 2005. Certificate of Publication is on file in the City Clerk’s office. Notices were mailed to all abutting property owners of record. Certified mailing receipts are on file in the City Clerk’s Office. An affidavit of compliance with all notification requirements is on file as well. Chairman Howell swore in applicant Randy Lively. Also in attendance were the following who expressed interest in this request: P&Z Commission January 5, 2006 Page 3 1. Bob Ungaro, District 15, 1011 N Green Street McHenry 2. David Miller, 2717 W Lincoln Road McHenry 3. Suzanne and Bill Kotomski, 2619 W Lincoln Road McHenry. Planner Zeller provided the Commission with the Staff Report regarding the proposed map amendment. She noted the property is comprised of 1.3 acres and is improved with a single family home. If the request is granted, the applicant intends to construct a second single family dwelling on a new subdivided piece of the property. Planner Zeller stated Staff supports the request as it meets the requirements set forth in the Zoning Ordinance. Chairman Howell opened the floor to questions and comments by the audience. Each person who spoke was sworn in by Chairman Howell prior to their speaking and/or making comments. Bob Ungaro, School District 15, stated that Mr. Lively does not have the legal right to access the easement. The school district has concerns for the school buses and the safety of the children. In response to a question from Chairman Howell, Mr. Ungaro acknowledged he did not have advice from the school district’s attorney. Suzanne Kotomski, 2619 Lincoln Road, objected to the plan to add another home to the lot. She addressed drainage issues, safety of the children, and placement of a home on the lot. Mr. Lively responded that the school district had alleviated the drainage issue when they did the improvements to the easement and that he is very aware of the presence of the school buses and children as his children attend the school. David Miller, 2717 Lincoln Road, had submitted a letter dated January 2, 2006. He expressed concern for the placement of the home, chopping the lot in two, and the potential for the driveway creating safety problems for the school. Chairman Howell read Mr. Miller’s letter (attached as Exhibit A) into the record. Attorney Cahill requested time to review documents to determine if Mr. Lively had an easement that would permit a driveway. Chairman Howell called for a five-minute recess at 8:12 p.m. The hearing reconvened at 8:18 .m. with all members still in attendance. Attorney Cahill stated whoever owns the property described on the plat of survey has the right to access the easement. Motion by Cadotte, seconded by Buhrman, to recommend to City Council that with regard to File No. Z-661, a request for a Zoning Map Amendment to RS-2 Medium Density Single Family Residential Zoning District for the property located at 2623 Lincoln Road be granted subject to the following conditions: 1. A recorded plat of subdivision shall be provided to the City; 2. No Access from Lincoln Road shall be granted to the second lot; P&Z Commission January 5, 2006 Page 4 And that Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte. Voting Nay: Ekstrom, Howell, Nadeau, Schepler, Thacker. Not Voting: None. Abstaining: None. Absent: None. Motion failed 2-5. Motion by Ekstrom, seconded by Schepler, to recommend the denial of the request by Randy Lively for a map amendment to RS-2 Medium Density Single-Family Residential District for the property located at 2623 Lincoln Road. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Howell closed the Public Hearing at 8:43 p.m. Public Hearing – Home State Bank File No – Z-662 Rt 31 and Diamond Drive – Conditional Use Permit and Variance Chairman Howell at 8:44 p.m. opened a Public Hearing regarding File No. Z-662, an application for a conditional use permit to allow a drive-thru facility at a financial institution and a variance to allow a 30-foot setback for a proposed ATM kiosk on the Home State Bank property located at the intersection of Diamond Drive and Route 31. Chairman Howell stated notice of this Public Hearing was published in the Northwest Herald on December 12, 2005. A Certificate of Publication is on file in the City Clerk’s Office. Notices were mailed to all abutting property owners of record. Certified mailing receipts are on file in the City Clerk’s Office. An affidavit of compliance with all notification requirements is also on file. In attendance representing the applicant were James Zambon of Home State Bank and Brian Reno, Architect for Home State Bank who were sworn in by Chairman Howell. Planner Zeller provided the commissioners with a Staff Report regarding the request. Mr. Zambon and Mr. Reno presented their plans to the Commission. Questions were raised regarding the appearance of the ATM drive-up. Some discussion followed regarding the similarities to the Home State Bank facility on Prime Parkway. Attorney Samuel Diamond indicated his support of the project. P&Z Commission January 5, 2006 Page 5 There was no one in the audience wishing to comment on the request. Motion by Ekstrom, seconded by Cadotte, to recommend to City Council with regard to File No. Z-662, a request for Conditional Use Permit to allow a drive thru facility for a financial institution located at Diamond Drive and Route 31 be granted, and that Table 31, the Approval Criteria for Conditional Use Permits, Pages 357-358, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Motion by Cadotte, seconded by Nadeau, to recommend to City Council with regard to File No. Z-662, a request for a variance to permit a 30-foot front yard setback for an ATM kiosk located on the Home State Bank property located at Diamond Drive and Route 31 be granted and that Table 32, the Approval Criteria for Variances, pages 377-378, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Howell closed the Public Hearing at 8:48 p.m. Other Business Some discussion occurred regarding the timeliness of meeting agenda packets. This item will be considered on the agenda at the next Planning and Zoning Commission meeting. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 9:02 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Deputy Clerk Planning and Zoning Commission Secretary 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.