Loading...
HomeMy WebLinkAboutMinutes - 10/18/2007 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Meeting October 18, 2007 Chairman Howell called the October 18, 2007 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In Attendance were the following: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: None. Also in attendance were: Attorney Cahill, Planner Jurs, Deputy Clerk Kunzer. Approval of Minutes Motion by Nadeau, seconded by Ekstrom, to approve the minutes of the Planning and Zoning Commission as follows: September 20, 2007 regularly scheduled meeting. Voting Aye: Cadotte, Ekstrom, Howell, Nadeau. Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: Buhrman. Absent: None. Motion carried. Public Hearing: Jason Golnik File No. Z-715 3606 John Street Variance Chairman Howell called the Public Hearing to order at 7:32 p.m. regarding File No. Z-715, an application for the following as submitted by Jason Golnik for the property located at 3606 John Street: Variance to increase allowable rear yard coverage from 35% to 65% In attendance was applicant Jason Golnik who was sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on September 27, 2007. Notices were mailed to all abutting property owners of record via certified mailing. The subject property was posted as required by ordinance. The Certificate of Publication, certified mailing receipts, and affidavit of posting are all on file in the City Clerk’s Office. Mr. Golnik stated he constructed a garage on his property located at 3606 John Street. Subsequent to its construction, he decided to subdivide the property into two lots which caused the need for a variance. Mr. Golnik subdivided his property so that he could use the second lot to construct a residence for his parents, who are retired and moving into the area. The garage occupies more than the permissible 35% of the rear yard of the newly-subdivided lot, requiring a variance from the Zoning Ordinance. Planner Jurs provided the commissioners with the Staff Report regarding this matter. The lot which is improved with a residence and garage is in conflict with the Zoning Ordinance as the rear yard is covered by 65%. In all other aspects the property conforms to City ordinances and codes. Construction of the residence on the vacant lot will conform to all codes as well. Staff has reviewed the request and supports its approval. Planning and Zoning Commission October 18, 2007 Page 2 Chairman Howell opened the floor for questions and comments from the commissioners. Responding to an inquiry as to the sequence of events, Mr. Golnik stated he secured the building permit for the garage in February 2006. He decided to subdivide the property into two lots and was then advised the lot improved with the house and garage would not be in conformance due to rear yard coverage. Planner Jurs responded to a question, noting the date of subdivision into two lots was September 17, 2007. In response to an inquiry, Mr. Golnik stated he owns the subject property but resides on Venice Avenue. He has tenants who reside on the site (Lot 1). He noted his parents will live in a new home to be constructed on Lot 2. In response to Chairman Howell invitation for questions or comments from the audience, there were none. There was no further testimony, question or comment regarding this matter. Motion by Cadotte, seconded by Nadeau, to recommend to City Council with regard to File No. Z-715, a request for a variance to allow an increase in rear yard coverage from 35% to 65%, submitted by Janson Golnik for his property located at 3606 John Street, be granted, and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, 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 7:38 p.m. Public Hearing: Deano Vass File No Z-716 SW corner of Diamond Drive and Richmond Road Conditional Use Permit and Variance Chairman Howell at 7:39 p.m. convened the Public Hearing regarding File No. Z-716, a request for the following as submitted by Deano Vass for the property located at the southwest corner of the intersection of Diamond Drive and Richmond Road in Northgate West Subdivision: Conditional Use Permit to allow a drive-up facility in conjunction with a quick-service restaurant and coffee shop offering baked goods, gourmet coffee and donuts; Variance to allow a reduction in the required 30% foundation base landscaping, and reduction in the number of required parkway trees along Route 31. In attendance were applicant Deano Vass and Architect Walter Hainsfurther of Kurtz Architects who were both sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on October 1, 2007. The Certificate of Publication is on file in the City Clerk’s Office. Notices were mailed to all abutting Planning and Zoning Commission October 18, 2007 Page 3 property owners of record via certified mailing. The subject property was posted as required by ordinance. The Certificate of Publication, certified mailing receipts, and affidavit of posting are all on file in the City Clerk’s Office. Mr. Hainsfurther stated the applicant intends to construct a 7,142 square foot multi-tenant retail building on the subject property. The applicant is seeking a conditional use permit to allow a drive-up facility for a restaurant/café on the site. More than adequate parking and stacking spaces would be provided. Mr. Hainsfurther stated the applicant is also seeking a variance from the City’s landscaping requirements. Citing difficulty in complying with the 30% foundation planting requirement, particularly on the front of the building and on the south wall where the drive-up window would be located, the applicant is asking for a reduction. The applicant is also asking for a reduction in the number of required parkway trees along Route 31 as the trees might hinder visibility of the strip center from Route 31. Mr. Hainsfurther noted the applicant intends to maximize the remaining landscaping on the property and has submitted a landscape plan for City approval. Mr. Hainsfurther noted the building would be constructed primarily of masonry and utilize drivit in the sign board. It will be a first class aesthetically pleasing building. Planner Jurs provided the commissioners with a Staff Report regarding this matter. She stated the applicant is seeking a conditional use permit for the drive-up facility for the quick service restaurant/café. She noted the side of the building on which the drive-up window is located is exempt from the landscaping requirements. Planner Jurs stated the landscape plan submitted by the applicant provides for a large amount of landscaping. Staff supports the applicants requests. Chairman Howell invited questions and comments from the commissioners. Responding to an inquiry regarding signage proposed for the site, Mr. Hainsfurther stated there would be a monument sign, wall signs for the tenants, and a sign to be piggy-backed onto the existing subdivision sign. The applicant would comply with the sign ordinance. In response to further inquiry, Mr. Hainsfurther stated the awning/canopy would be uniform across the building façade. Mr. Hainfurther stated the drive-up restaurant/café would likely have indoor seating as well. Discussions have occurred with potential tenants for two of the three units. At this time no contracts have been signed. Brief discussion occurred regarding the aesthetics of the building. The commissioners expressed their appreciation that the front of the building faced Route 31. However, it was noted that the building elevations look much like every other shopping center recently constructed in the City. A request was made that the applicant attempt to provide more unique architectural features on the building. Commissioners inquired as to parking adequacy on the site. Mr. Hainsfurther responded 26 spaces have been allotted for the restaurant/café and 17 spaces have been designated for the remaining retail units. More than the required number of parking spaces are shown on the site plan. No parking variance is being sought. Planning and Zoning Commission October 18, 2007 Page 4 Commissioners suggested building deliveries should be made during non-busy non-peak time hours. In response to Chairman Howell’s inquiry, there were no questions or comments from the audience regarding this matter. Motion by Cadotte, seconded by Nadeau, with regard to File No. Z-716, to recommend to City Council that a request for conditional use permit to allow a drive-up facility in conjunction with a quick-service restaurant and coffee shop offering baked goods, gourmet coffee and donuts, as submitted by Deano Vass for the property located at the southwest corner of the intersection of Diamond Drive and Richmond Road, be granted; and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358 of the Zoning Ordinance, 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, with regard to File No. Z-716, to recommend to City Council that a request for variance to allow a reduction in the landscaping requirements as follows: 1. allow a reduction in the required 30% foundation base landscaping; 2. allow a reduction in the number of required parkway trees along Route 31; be granted, subject to the site being developed in accordance with the landscape plan prepared by Coture Landscape Construction, dated 9/21/07; and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, 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 8:05 p.m. Review Calendar for 2008 Meeting Dates Following a brief discussion the commissioners agreed to schedule meetings on the following dates: JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 3 Thursday 7 Thursday 6 Thursday 17 Thursday 21 Thursday 20 Thursday APRIL - 7:30 P.M. MAY - 7:30 P.M. JUNE - 7:30 P.M. 3 Thursday 1 Thursday 5 Thursday 17 Thursday 15 Thursday 9 Thursday JULY - 7:30 P.M. AUGUST - 7:30 P.M. SEPTEMBER - 7:30 P.M. 10 Thursday 7 Thursday 4 Thursday 24 Thursday 21 Thursday 18 Thursday Planning and Zoning Commission October 18, 2007 Page 5 OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M. 2 Thursday 6 Thursday 4 Thursday 16 Thursday 20 Thursday 18 Thursday Planner Jurs noted Staff will prepare a resolution establishing the 2008 meeting schedule to be brought before the commissioners for action at its next meeting. Other Business Planner Jurs reported the next meeting scheduled for November 1st will feature various text amendments of the Zoning Ordinance and Subdivision Control and Development Ordinance as well as another request for a drive-up coffee kiosk on Elm Street.. Planner Jurs reported coffee kiosk at Sullivan Foods parking lot recently approved by both the Commission and Council, is now experiencing McHenry County Health Department issues. Indoor onsite plumbing is required and the project is currently at a standstill. Adjournment Motion by Ekstrom, seconded by Nadeau, to adjourn at 8:19 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 City of McHenry