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HomeMy WebLinkAboutMinutes - 10/03/2002 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION October 3, 2002 The October 3, 2002 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 (arrived at 7:34 p.m.) Franzen, Howell, Nadeau, Thacker. Absent: None. Staff in attendance: City Attorney McArdle, City Planner Martin, Director Community Development Napolitano arrived at 7:43 p.m. Motion by Cadotte, seconded by Buhrman, to approve the Planning and Zoning Commission Minutes of September 19, 2002 regularly scheduled meeting as presented. Voting Aye: Buhrman, Cadotte, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: Thacker. Absent: Ekstrom Motion carried 6-0. Public Hearing: Wendy’s International Inc. File No: Z-562 Outlot No. 5, Meijer/Home Depot Subdivision Chairman Howell at 7:32 p.m. called to order the Public Hearing regarding the Petition filed by Wendy’s International for: • A Conditional Use Permit to allow a drive-through establishment on the premises; • A variance to the required parking requirements to allow 43 parking spaces on the site. The subject property is Outlot No. 5 of Meijer/Home Depot Subdivision. Chairman Howell noted all publication requirements had been met. Notice was published in the Northwest Herald on September 18, 2002. An Affidavit of Service is on file in the office of the City Clerk. In attendance were: Greg Marsh, Director Real Estate for Wendy’s; Jeff Gilling, Construction Manager for Wendy’s. Chairman Howell swore in the witnesses for the Petitioner. Commissioner Ekstrom arrived at 7:34 p.m. City Planner Martin provided an overview of the Petition before the Commission. He noted the Petitioner, Wendy’s International is seeking a conditional use permit to allow a drive-through facility at their new location in Meijer/Home Depot subdivision on North Richmond Road. The applicant is also seeking a variance from the parking requirements of 20 spaces per 1,000 square feet of floor area. The proposed restaurant is 3,362 square feet. The net area is 85% of the gross area, which would require 57 parking spaces. The site provides for a maximum of 43 parking spaces. Planner Martin noted in surveying existing fast food restaurants and available parking. It is Staff’s recommendation that 43 parking spaces would be adequate. Additionally, overflow parking could be accommodated in the adjacent shopping center/mall parking lot. The site plan has been altered to create the safest and most efficient design for both the drive-through circulation pattern and maximizing the number of available parking and stacking spaces. Page 2 P&Z Commission 10/3/02 Mr. Marsh stated the restaurant business today has evolved with a drive-through business which accounts for approximately 60% of its daily clientele. The need for additional parking would therefore be minimized. He noted 43 spaces would be more than adequate. In response to an inquiry, Mr. Marsh noted the building will have a brick veneer. The one-way internal traffic circulation pattern has been agreed to by the applicant. Mr. Gilling stated the only variance being sought is for the parking. All other aspects of construction, signage, and landscaping will comply with City ordinance. Chairman Howell opened the floor to questions by members of the Commission. In light of the one-way traffic pattern, it was noted vehicles would circle around the entire building before entering the drive-through lane. In response to an inquiry, it was noted deliveries are made sometime between 1 a.m. and 10 a.m. when the restaurant is closed for business. Approximately ten to twelve employees could be on the site during peak times. Employee parking would be located at the rear of the building. Some discussion occurred regarding the safety of pedestrian clientele leaving the building in the path of vehicles pulling away from the drive-through lane. In response to an inquiry, Mr. Gilling stated the landscaping will exceed the minimum landscape requirements. A fully irrigated system will be installed. Several trees, shrubs, and plantings will be installed. There were no further questions or comments from the audience. Motion by Cadotte, seconded by Franzen, to recommend to the City Council that with regard to File Z-562, the request for conditional use permit to allow the construction and operation of a restaurant with a drive-through facility be granted, subject to the following conditions: • Site is developed in substantial accordance with the site plan/sign plan and elevations submitted by Compass Consulting Group Ltd., dated August 30, 2002; • Site is developed in substantial accordance with the landscape plan submitted by Compass Consulting Group, Ltd., dated August 15, 2002; • Site is developed in substantial accordance with the photometric plan submitted by the Compass Consulting Group Ltd., dated August 27, 2002; • Site is developed in substantial accordance with the truck plan submitted by Compass Consulting Group Ltd., dated August 30, 2002; • Site is developed in substantial accordance with the site detail sheet and exterior elevations submitted by Wallin Gomez Architects, Ltd.; 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, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Page 3 P&Z Commission 10/3/02 Motion by Cadotte, seconded by Nadeau, to recommend to the City Council that the petitioner’s request for a Parking Variance from the required 57 parking spaces to permit 43 parking spaces on the subject property located on Outlot No. 5 of Meijer/Home Depot Subdivision be granted, subject to the following conditions: • The berm constructed, fronting on Illinois route 31, shall be an undulating berm, as opposed to a mound-type berm; and that Table 32, the Approval Criteria for Variances, Pages 377-378 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. Chairman Howell closed the Public Hearing at 7:50 p.m. Planning and Zoning Commissioner’s Training Workshop Director Community Development Napolitano stated the purpose for this evening’s workshop is to assist in the cross-education of commissioners regarding both planning and zoning review processes. It was determined the best way would be to familiarize all members of the commission with both the zoning issue responsibilities and the planning/development responsibilities. Recognizing that some members of the commission come from a planning perspective, and others had previously been focused on zoning, it is imperative that all members be brought up to speed on alternative issues. In addition, Director Napolitano requested that the Commissioners provide input/feedback to Staff on ways the commission can be better served by Staff, i.e. more information, clarification, timeliness of distribution of materials, etc. Staff provided an overview of commission responsibilities and duties. Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 9:07 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.