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HomeMy WebLinkAboutMinutes - 10/06/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION October 6, 2005 Chairman Howell called the October 6, 2005 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, Schepler, Thacker. Absent: Nadeau. Also in attendance: City Planner Zeller, City Attorney Kelly Cahill. Minutes Approval Motion by Cadotte, seconded by Buhrman, to approve the minutes of the September 15, 2005 Planning and Zoning Commission meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau. Motion carried 6-0. Preliminary and Final Plat – The Shops at Fox River Northgate East Property In attendance representing the project were Chris Erb of Developer’s Diversified Realty and Chris Perry and Tim Reber of Woolpert Inc. Mr. Erb, representing the real estate firm for the subject property, introduced the Preliminary and Final Plat to the Commission. Chris Perry of Woolpert detailed the project for the commissioners. This project is located north of the existing Kohl’s shopping center on the east side of Route 31. Customer parking would be located on the front of the property (nearest to Route 31). A mixture of tenant uses is proposed including small box, large box and junior anchor tenants. Patrons will be able to access all commercial entities by parking in a single location. Outlot opportunities will be available for restaurants or retail tenants. Several detention areas are proposed as the property poses unique drainage challenges. The applicant has met with Illinois Department of Transportation (IDOT). A new traffic signal and Route 31 improvements are proposed as a result of the development of the subject property. A three-lot subdivision is before the commissioners for review this evening. Negotiations are ongoing with potential tenants. A lease with Dick’s Sporting Goods has been signed. Elevations would include brick and stone elements. In response to an inquiry, the shopping center would be landscaped to buffer the large parking area from the entryway and highway. Pedestrian walkways will not be typical concrete but would be stamped concrete to give the appearance of brick and/or asphalt. City Planner Zeller provided the commissioners with the Staff Report regarding this matter. She noted the applicant is preliminary and final plat approval for the Shops at Fox River, a three-lot subdivision. Lot 1 is designated for restaurant or retail. Lot 3 is owned by a separate entity. Lot 2 P&Z Commission October 6, 2005 Page 2 will be the site of the multi-tenant shopping center. The signed lease tenant hopes to be open by fall 2006. Staff noted there are outstanding concerns expressed by Public Works and City Engineers. All issues will be addressed prior to Council approval and recordation. Staff recommends approval of the preliminary and final plat subject to the conditions as noted: 1. Revision of the plat as necessary to comply with the City’s comments; 2. Approval of the site plan, landscape plan and elevations by Staff prior to construction document submittal; 3. Recordation of the Final Plat within six months of City Council approval. In response to an inquiry, Planner Zeller stated City Engineer’s have not provided comments yet regarding the subdivision. Issues regarding drainage will be addressed upon receipt of the engineer’s report. However, the applicant has been provided with comments from Community Development Department and Public Works Department. Parking would be located on each lot to support the uses contained on the site. Responding to a question, Mr. Perry stated if a building does not face Route 31, the rear or side of the building would be aesthetically pleasing to the highway. There was some concern expressed regarding the number of curb cuts along the entrance drive, as well as the ingress/egress to the subdivision. Concerns were also expressed regarding the safety of employee parking at the rear of the buildings. Dumpsters would be located at the rear of the buildings and would be screened as required by ordinance. A cross access would be provided to a 19-acre commercial development to the immediate north which would be located in the Village of Johnsburg. The applicant intends to develop and market both projects as a single shopping center. Responding to an inquiry, Mr. Erb stated it is unclear at this time whether the 19-acre parcel would require an additional traffic signal to the north of the subject property. Some discussion occurred regarding the type of shopping center envisioned for the subject property and the types of tenants which would be drawn to the site. Mr. Erb gave a brief history of the evolution of LifeStyle Center type malls and shopping centers and noted their contrast to retail power centers.. Mr. Erb noted the developer of the project would be a long term owner/tax payer to the City of McHenry. In response to Chairman Howell’s inquiry, there were no questions or comments from the audience. Motion by Cadotte, seconded by Ekstrom, to recommend to City Council that the Preliminary and Final Plat of Subdivision of The Shops at Fox River, as prepared by Woolpert Inc. dated September 12, 2005 be approved, subject to: 1. Revision of the plat as necessary to comply with the City Staff comments; 2. Approval of the site plan, landscape plan and elevations by City Staff prior to construction document submittal; 3. Recordation of the Final Plat within six months of City Council approval; P&Z Commission October 6, 2005 Page 3 4. That all issues expressed in the Community Development Department correspondence of September 27, 2005 be addressed prior to Council review and approval. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau. Motion carried 6-0. Comments by Commissioners: Chairman Howell: Would like to be on record that maximum ambiance and amenities be incorporated into the project; i.e. a Sub-LifeStyle Center. This parcel represents a great opportunity to create a very appealing shopping center in the community. Commissioner Schepler: Concurred with the Chairman and expressed his desire for a quality development at this location. Commissioner Thacker: Complimented the Community Development Department on their correspondence of September 27, 2005. Requested special emphasis on Item #5, which addresses the aesthetics and creativity of the development of the site. Public Hearing – City of McHenry File No. Z-653 Stade Property –Elevated Water Storage Facility Chairman Howell at 7:55 p.m. convened the Public Hearing for an application filed by the City of McHenry for a Zoning Map Amendment to RS-1 Low Density Single Family Residential District and a conditional use permit to allow an elevated water storage facility on the property. Chairman Howell stated notice of Public Hearing was published in the Northwest Herald on September 20, 2005. Planner Zeller stated as the City of McHenry is the applicant, she would field any questions by the commissioners. She noted the subject property is comprised of approximately one acre which would be utilized to house the City’s newest municipal water tower. The property is located south of the southwest corner of the intersection of Bull Valley Road and Crystal Lake Road. The RS-1 zoning is consistent with the City’s approved comprehensive plan land use map. Other municipal sites are similarly zoned. Planner Zeller noted annexation of the property would be addressed when this matter is presented to Council for review and consideration. Staff recommends approval of the request. Chairman Howell invited questions and comments from the commissioners. P&Z Commission October 6, 2005 Page 4 In response to an inquiry, Planner Zeller stated there would be no other development of the site other than an access road to the water tower and natural landscaping. No objections were formally made regarding the location of the water tower site. Responding to an inquiry, Planner Zeller noted the existence of the Blue Spruce Café, the Midwest Bank of McHenry County and the Valley View Commons office condominium building which would help to screen the tower from the Bull Valley and Crystal Lake Road intersection. In response to Chairman Howell’s inquiry, Planner Zeller stated she is uncertain if abutting property owners were notified of the Public Hearing. Chairman Howell stated this evening’s recommendation can be made subject to the existence of the certified mailing receipts to abutting property owners. There was no one in the audience desiring to present any questions or comments regarding the matter. Motion by Cadotte, seconded by Thacker, to recommend to Council with regard to File No Z- 653, a request for zoning map amendment to RS-1 Low Density Single Family District for the one-acre Stade Property upon annexation to the City of McHenry, and that Table 33, the Approval Criteria for Zoning Map Amendment, page 401 of the Zoning Ordinance, has been met.. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau. Motion carried 6-0. Motion by Cadotte, seconded by Ekstrom, to recommend to Council with regard to File No. Z- 653, a request for conditional use permit to allow the construction and operation of an elevated water storage facility on the subject property be granted; and that Table 31, the Approval Criteria for Conditional Use Permits, page 376-377, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau. Motion carried 6-0. Chairman Howell adjourned the Public Hearing at 8:15 p.m. P&Z Commission October 6, 2005 Page 5 Public Hearing – Michael Baglio File No. Z-655 2210 West Route 120 Planner Zeller informed the Commission she had notified the applicant that additional information was needed prior to moving forward before the Planning and Zoning Commission. To date no certificate of publication has been presented to Staff, nor have the certificate of mailing to abutting property owners been submitted for this Hearing. Planner Zeller stated it was Staff’s intent to recommend denial of the request. The matter was posted on the Agenda in the event the applicant presented certificate of mailing and public notice at this evening’s meeting. Chairman Howell suggested continuance until the status of publication is known. Motion by Ekstrom, seconded by Cadotte, to recess the Public Hearing regarding File No. Z-655 until Thursday, November 17, 2005 at 7:30 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau. Motion carried 6-0. Other Business Planner Zeller stated there would be no meeting on October 20, 2005. She also updated the commissioners on recent Council action regarding Living Springs and the Town Homes at Prairie Lakes approval. Tree removal permit was issued for the Route 120 site just west of Chapel Hill Road. Some discussion occurred regarding the development of that site located at 2210 West Route 120. Some discussion occurred regarding the parking of vehicles on the grass in front of Gary Lang Auto Group. Additionally, it was noted a “for sale” vehicle is parked adjacent to the railroad tracks crossing Bull Valley Road. Brief discussion followed regarding the status of Nicolino’s, their expansion, parking variance, and transfer of the off-track betting facility. P&Z Commission October 6, 2005 Page 6 Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn the meeting at 8:32 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau. Motion carried 7-0. 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.