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HomeMy WebLinkAboutMinutes - 10/16/2003 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION October 16, 2003 The October 16, 2003 meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:34 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Absent: Franzen. Staff in attendance: City Attorney Cahill, Planner Martin. Public Hearing: Stone Investment Group File No. Z-599 5100 Prime Parkway Chairman Howell at 7:35 p.m. called to order the Public Hearing regarding File No. Z-599, an application for conditional use permit to allow a sports training facility on the property located at 5100 Prime Parkway as filed by applicant Stone Investment Company. In attendance were Attorney Lisa Waggoner and Applicant Ken Raines, consultant for Pro Players Sports Facility, William Rinn and Bruce Schauer, principals of the company, who were sworn in by Chairman Howell. Chairman Howell noted all publication and notification requirements had been met. Notification of the Public Hearing was published in the Northwest Herald on October 1, 2003. A Certificate of Publication and an Affidavit of Service are on file in the Office of the City Clerk. Attorney Waggoner stated the applicants already own the property and building adjacent to the subject property. The building on the subject property is comprised of 50,000 square feet and was constructed in 1999. Since that time half of the building has been leased to the Coaster Company for warehouse storage. The other half of the building has been vacant for one and one- half years. Attorney Waggoner noted the building is architecturally-pleasing and the parking lot is concrete. The building would easily lend itself to an indoor sport training facility. Attorney Waggoner noted there are 44 parking spaces which would accommodate the east side of the building for the potential sports training facility. The facility would provide individual and group training lessons in baseball and softball skills. Hours of operation would be by appointment only, but would typically be conducted between 2 p.m. and 10 p.m. Monday through Friday, 8 a.m. until 8 p.m. Saturday and Sunday. Attorney Waggoner acknowledged the applicant would construct a small office area within their half of the structure. The office would house the computer, video equipment, files, etc. Attorney Waggoner stated the applicant has satisfied all the Approval Criteria for the requested conditional use permit. In conclusion, Attorney Waggoner asked the Commission to consider and provide a positive recommendation to the City Council with regard to the applicants’ request. Planner Martin provided an overview of the Staff Report. He noted the property is subject to the terms of the annexation agreement for the McHenry Corporate Center which requires the proposed use falls under the conditional use category. Staff recommends approval of the requested conditional use for a sports training facility. Chairman Howell invited questions and comments from the Commission. In response to an inquiry, Attorney Waggoner noted there is one washroom facility in the 25,000 square foot area. Mr. Raines stated, in response to a question, he had conducted a little league training clinic at Valley View School gymnasium in March of 2003. Mr. Raines also informed the Commission he Page 2 P&Z Commission 10/16/03 currently operates a sports training facility in Woodstock. The current site is too small. It the business is relocated to the McHenry Corporate Center site he would be able to double his business operation. Many of the facility’s current clients are McHenry residents/students. Responding to an inquiry regarding the typical day-to-day session, Mr. Raines stated a 70’L X 12’W X 12’H netted tunnel is utilized for batting practice. Lessons are conducted within the tunnels. Mr. Raines noted the most number of ½-hour lessons he would conduct in one day would be 10-12. Each of the four instructors would have similar lesson-hours scheduled. Pitchers would be able to practice in the open space outside of the tunnels during the cold months. Noting an occupancy permit would be required prior to opening the facility, Planner Martin stated all building code issues would be addressed prior to the use being implemented. There would be an area provided for spectators (i.e. parents, coaches, etc.) to safely observe the lessons. No locker room are provided. Mr. Raines noted most students come to the site dressed and prepared for their lesson. First aid kits are available and the instructors are board certified in immediate first aid and CPR procedures. Use of audio/visual equipment is limited to hand-held cameras for education and immediate feedback purposes. Chairman Howell noted there was no one in the audience wishing to be heard regarding this matter. Attorney Waggoner, in closing, requested the Commission recommend approval of the conditional use permit for the operation of a sports training facility to the McHenry City Council. Motion by Cadotte, seconded by Nadeau, to recommend to the City Council that with regard to File No. Z-599, an application filed by Stone Investment Company for a conditional use permit to allow the operation of a sports training facility at 5100 Prime Parkway in the McHenry Corporate Center be granted; and that Table 31, the Approval Criteria for Conditional Use Permits, pages 356-357 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:08 p.m. Tentative Plat of Subdivision Veneziano Subdivision Unincorporated McHenry County Planner Martin noted the Tentative Plat of Veneziano Subdivision was submitted to the City of McHenry by applicant Alfonso Veneziano. The subject property is comprised of 2.83 acres and is located on the west side of River Road, north of Miller Road, adjacent to Emerald Park Heights in unincorporated McHenry County. Planner Martin stated the reason for Commission Page 3 P&Z Commission 10/16/03 review is the City’s right to enforce its Subdivision Control Ordinance on any subdivisions developed within 1 ½ mile radius of its corporate boundary. To that end the County requires the City approval of all subdivision plats within that 1 ½ mile planning radius of our City limits. Planner Martin noted the proposed lot sizes are slightly larger than the County required 1 acre sites. The larger lots will more easily accommodate individual well and septic systems. The proposed density is 1.4 dwelling units per acre. This is a two-lot subdivision. The applicant would build a home for himself on one lot and sell the other. The proposed zoning for this subdivision is R1 Residential. Planner Martin noted the City’s Comprehensive Plan indicates medium density residential use for this property, which translates to 4-9 dwelling units per acre. Planner Martin stated Lot 1 would access River Road. Lot 2 would access onto Emerald Court. The City has no jurisdiction on this portion of River Road. In closing, Planner Martin requested a recommendation to the Council on the proposed Tentative Plat for Veneziano Subdivision. Chairman Howell invited questions and/or comments from the Commission. In response to an inquiry, Planner Martin stated the County would not approve the plat unless the soil was deemed suitable for installation of septic systems. Well and septic must be permitted by the County unless a municipal water/sewer facility is already located within a specified distance of the site. Chairman Howell inquired the distance from the subject property to the City’s water/sewer lines. Planner Martin responded the closest point would be the South Wastewater Treatment Plant which would be beyond the typical 1,000-foot mandatory distance. In response to a question, Planner Martin stated Lot 2 would not access River Road directly as River Road is a limited- access County roadway. Curb cuts onto River Road are limited, similar to a bypass. Chairman Howell noted there was no one in attendance wishing to make any comments with regard to this matter. Motion by Cadotte, seconded by Buhrman, to recommend that the McHenry City Council authorize the City’s signature of approval of • the Tentative Plat of Veneziano Subdivision as prepared by Smith Surveying Consultants dated July 15, 202, with a revision date of August 22, 2003; • the Final Plat of Veneziano Subdivision as prepared by Smith Surveying Consultants. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen. Motion carried 6-0. Other Business Planner Martin reported on recent City Council action reference matters which had previously been considered and reviewed by the Commission. In addition several amendments to the Municipal Code were approved including: Page 4 P&Z Commission 10/16/03 • Requirement of Spot Survey and metal property pins; • Lowest elevation of foundation or basement must be above seasonal high water level; • Lights above bathtubs and showers must be GFI protected. Planner Martin also announced there would be a Community Development Committee Meeting on Wednesday, October 22, 2003 at 7 p.m. in the Aldermen’s Conference Room. Agenda items include: • Adams Farm development proposal; • Consider amendments to the City’s Comprehensive Plan; • Discuss limiting the number of banks/financial institutions within the City. Planner Martin stated a Committee of the Whole Meeting has been tentatively scheduled for Monday, October 27, 2003, to consider a townhome proposal to be located north of Liberty Trails, east of the Fox River. A proposal for clustered townhomes on the east side of Route 31 north of the McHenry Savings Bank property will also be considered by Committee of the Whole. The Commission Meeting scheduled for November 6th will include: • Ace Hardware variance request for propane tank; • Northgate Development request for conditional use to allow drive-thru facilities. The November 20th Meeting will include Zoning Ordinance amendments. Discussion occurred regarding current development status of various projects throughout the City. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn at 8:38 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen. Motion carried 6-0. Meeting adjourned at 8:38 p.m. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Deputy Clerk 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.