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HomeMy WebLinkAboutMinutes - 11/04/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION November 4, 2004 The November 4, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:32 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Absent: Thacker. Also in attendance: Planner Martin, Attorney Kelly Cahill. Approval of Minutes Motion by Nadeau, seconded by Buhrman, to approve the minutes of the October 21, 2004 regularly scheduled Planning and Zoning Meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Thacker. Motion carried. 6-0. Public Hearing – Francine Maze File No. Z-627 A Child’s Place Chairman Howell at 7:33 p.m. called to order the Public Hearing regarding a petition filed by Francine Maze for a conditional use permit to allow a child day care facility on the property located at 2214 West Route 120, McHenry In attendance representing the applicant were: Applicant Francine Maze, 14216 Hill Avenue, Gurnee IL 60031. Applicant Brian Maze, 14216 Hill Avenue, Gurnee IL 60031 Property Owner Pat Potempa, 7043 Willow Springs. All were sworn in by Chairman Howell. Also in attendance were the following Observers/Objectors: 1. Joneen Rogers, 777 Chandler Rd, Gurnee 2. Virginia Kowalski, 36812 N Hickory Ct, Ingleside 3. C. Zodd, 873 Ted Lane, Elgin. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on October 19, 2004. A Certificate of Publication and receipts of certified mailing of notification to abutting property owners of record are on file in the Office of the City Clerk. An Affidavit of Service and property posting is also on file in the Office of the City Clerk. Ms. Maze stated her purpose before the commission this evening is to seek a recommendation to City Council for a conditional use permit to construct and operate A Child’s Place early learning center at 2214 West Route 120 in McHenry. Ms. Maze noted she is currently operating the business out of her home. Her business has reached full capacity and she has realized a need to relocate the business to a larger facility. She provided the commissioners with background on her P&Z Commission November 4, 2004 Page 2 education and business acumen. She stated she has selected McHenry for the site of her day care center largely due to the residential growth in the area. She also noted a strong need in McHenry for infant/toddler care. The proposed site is located on Route 120 approximately 2-4 miles west of Route 12, an ideal day care location for McHenry commuters. Mr. Maze noted additional reasons why the subject property was selected for the day care site: 1. Growth in the community and new residential buildings; 2. The fact that there are more than 1,500 children under the age of five in McHenry; 3. The existence of six larger licensed facilities in McHenry would only accommodate 40% of those children under the age of five; 4. The location of the site halfway between Route 12 and Route 31 is ideal for all potential users. Ms. Maze stated the day care facility will be located in a brand new build-to-suit building. All health, fire and safety codes would be met. The size of the building is 5,800 square feet including six classrooms. The age level of the children will range from six weeks to twelve years of age. The capacity of the center will be between 100 to 103 children. Ms. Maze informed the commission she plans to have age-appropriate programs for each age bracket of children participating in the child care facility. She will adhere to all DCFS licensing requirements. There would be approximately 20-22 fulltime and part-time employees. The hours of operation would be 6:30 a.m. until 6:30 p.m. on Monday through Friday. Planner Martin provided the Commission with an overview of the Staff Report. He stated having a child day care facility at the proposed location will benefit the majority of commuters who travel on Route 120. Planner Martin went over the Approval Criteria for conditional uses as stated in the Petition. Staff has no problems with the request and recommends approval of the conditional use permit subject to fulfilling all requirements of DCFS and that a DCFS license if secured prior to occupancy permit being issued. Chairman Howell requested questions and/or comments from members of the Commission. In response to a commissioner’s inquiry, Ms. Maze stated the required area per child is dependent upon the age of the child. A child less than two years of age requires 55 square feet; for a child more than two years of age 35 square feet of area is needed. Ms. Maze noted the ratio for infants is one to four. Responding to further inquiry, Ms. Maze stated application for the facility has been made to both the McHenry County Health Department and the Illinois Department of Children and Family Services (DCFS). Both departments will inspect the facility during building construction and upon its completion. Ms. Maze stated she is currently licensed for her in-home day care facility. Mr. Maze stated the exterior of the building will be of split-face block construction. The color scheme will be sand and chocolate brown with rose-colored awnings. The site would be extensively landscaped. P&Z Commission November 4, 2004 Page 3 Ms. Maze affirmed there would be a room dedicated to before/after school programs for those children requiring this type of care. In response to an inquiry, Ms. Maze stated the building entry would be secure. The parent/grandparent dropping off/picking up children would have to punch in a secure code in order to enter the facility. Suggestion was made to include a covered pick- up/drop off entry to be utilized especially during inclement weather. Responding to a question, Ms. Maze stated she will be seeking NAEYC accreditation which affirms the high quality of the center which must be met and retained. Question was raised as to the proposed signage for the facility. Mr. Maze indicated there would be a free-standing sign and a wall sign on the structure. Some discussion followed regarding the internal circulation plan and the reduction from two to one curb cut on Route 120. Ms. Maze stated the curriculum for the pre-school has not been determined yet. She noted she intends to raise her curriculum standard above those required by DCFS. Additionally the proposed infant to care provider ratio will be 3/1 as opposed to the permitted 4/1. Meals will be catered and snacks will be prepared noted Ms. Maze. Breakfast will be optional at a small minimum charge. Ms. Maze stated the fee schedule is as follows: Infants $240 per week Toddlers $215 per week 2 yr olds $190 per week 3-4 yr olds $165 per week 5 yr olds $165 per week Before/after school dependent upon hours attended. Ms. Maze stated she intends to have mostly full time employees. An employee benefit package has not been determined at this time. She noted she will attempt to provide state education initiative programs for her employees. In response to an inquiry, Ms. Maze stated she would accept DCFS vouchers and intends to be involved in the food program which reimburses for the meals. Mr. Maze also informed the commissioners they are investigating the possibility of establishing a not-for-profit foundation which would provide scholarships for children. Responding to an inquiry, Ms. Maze stated the size of the outside playground area is 2,500 square feet which will be enclosed with protective fencing. Ms. Maze noted she will bring play equipment from her present day care center. She also intends to seek grant monies to pay for additional playground equipment. Ms. Maze stated she hopes to open the facility in March 2005. Chairman Howell invited comments from the audience at 8:10 p.m. He swore in the following persons prior to their making statements before the Commission. P&Z Commission November 4, 2004 Page 4 Joneen Rogers: Ms. Rogers stated she is a former employee of A Child’s Place. She supports the request for conditional use permit. She also acknowledges Ms. Maze encourages the continuing education of her employees. Virginia Kowalski: Ms. Kowalski stated she is Brian Maze’s mother. She is concerned regarding the care of her grandchildren. She has on occasion picked up her grandchildren from day care centers and has been appalled at the conditions she found. Ms. Kowalski reported the Mazes have remodeled the entire downstairs of their home to create a child care friendly environment. She encourages a positive recommendation of the conditional use to allow a day care facility in McHenry. Kathryn Zobda: Ms. Zobda stated she is Francine Maze’s mother. She noted her daughter has long had a dream of working with children, initially as a teacher. She has since converted to a day care teacher/provider. Ms. Zobda also stated she has on numerous occasions witnessed the children’s affinity for her daughter and the facility. She noted it is time for the business to expand and this seems to be the perfect location for the new facility. Chairman Howell closed Public Comment at 8:16 p.m. Motion by Cadotte, seconded by Buhrman, to recommend to the City Council with regard to file no Z-627, an application for conditional use permit to allow the construction and operation of a child day care facility at 2214 West Route 120, as submitted by Francine and Brian Maze, be granted, subject to the applicants meeting all requirements of the Illinois Department of Children and Family Services, and that a DCFS license is obtained prior to an occupancy permit being issued; 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. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Thacker. Motion carried 6-0. Commission Comments on Motion: Chairman Howell: Stated he has much first-hand experience with child care facilities as a DCFS investigator, and encourages the applicants in their venture. Schepler: Commended the applicant on the building design and the aesthetically pleasing exterior which will be as the western gateway to the City. Chairman Howell closed the Public Hearing regarding File No. Z-627 at 8:20 p.m. P&Z Commission November 4, 2004 Page 5 Other Business Planner Martin provided a brief report of recent Council action. He reported a Community Development Committee Meeting is scheduled for Wednesday, November 10, 2004. A revised lighting regulations ordinance will be discussed. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 8:23 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Thacker. Motion carried 6-0. 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.