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HomeMy WebLinkAboutMinutes - 12/11/2003 - Planning and Zoning CommissionMinutes of the City of McHenry Special Meeting PLANNING AND ZONING COMMISSION December 11, 2003 The December 11, 2003 meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Franzen, Nadeau, Thacker. Absent: None. Also in attendance: Planner Martin, City Attorney Regan Schepley. Public Hearing: Concept Investments File No. Z-601 Northgate West Subdivision Chairman Howell at 7:32 p.m. called to order the Public Hearing regarding File No. Z-601, an application for conditional use permit to allow the construction of two drive-thru lanes in Northgate West Subdivision as filed by Concept Investments. Chairman Howell noted this Public Hearing was published for November 20, 2003 and was recessed to this evening. In attendance were Attorney and Partner Samuel Diamond of Diamond, LeSueur and Associates and Construction Superintendent Curt Yost who were sworn in by Chairman Howell. Attorney Diamond stated Concept Investments is developing the Northgate West Commercial Subdivision located north of Meijer/Home Depot Subdivision in the City of McHenry. Two of the proposed uses for property within the subdivision are requesting a drive-thru facility which requires a conditional use permit. Both uses would be food/beverage related and require the drive-thru facility in order to make their operation feasible in this development Mr. Yost noted following the initial presentation of the proposed drive-thru layout to Staff, concerns were expressed regarding the layout. The project went back to the drawing board and was revised pursuant to Staff suggestions, namely: 1. Parking behind the building was changed to angled parking and will be restricted to employee-only parking; 2. A barrier curb, with an “escape area” was placed along the length of the first drive-thru lane. The northern drive-thru lane will be striped yellow. The aisle width behind the building is now in compliance with the Fire District requirements for full access around the building. Additionally, the building will be sprinklered and a fire truck circulation pattern has been established. 3. The northern entrance to the site has been redrawn to show a right-out only; 4. “Do Not Enter” signs are shown at the northern entrance, as well as at the exit of the northernmost drive-thru. One-way arrows will be striped on appropriate locations; 5. Signs having arrows directing customers to the drive-thru areas and both drive-thru businesses are shown throughout the site; 6. Deliveries at the rear of the building will be restricted to early morning and late evening hours; 7. The northern parking spaces have been angled; 8. The dumpster area has been relocated to the east of the drive-thru lane. P&Z Commission December 11, 2003 Page 2 Mr. Yost stated one use would be more seasonal in nature (ice cream sales), with higher volume during the warmer months. The other use would be more intense in the early morning hours as carry-out coffee would be provided. He noted all Staff’s concerns have been addressed with the revised site plan. Planner Martin provided an overview of the request. He noted more original concerns dealt with circulation and points of conflict with traffic. It is Staff’s opinion the Applicant has satisfactorily addressed all previous concerns and recommends approval of the request for conditional use permit to allow two drive-thru facilities in Northgate West Subdivision. Chairman Howell opened the floor to questions and/or comments from the Commissioners. The Commission inquired if there would be enough width for vehicles to pass around the rear of the buildings in light of the existence of the drive-thru lane. Mr. Yost indicated there would be a 14-foot lane parallel to the drive-thru lane. Recalling the Applicant’s previous presentation before the City and the assertion the development would be the northern gateway to the City, the Commission expressed concerns regarding the rear of the building facing Route 31. It was suggested the aesthetics of the rear of the buildings be addressed by the Applicant. Attorney Diamond assured the Commission the Applicant will make sure the back side of the building be aesthetically pleasing. Mr. Yost stated the aesthetics of the rear of the building has been addressed. Additionally, there is a 200’ setback from Route 31 including a landscape berm which will help to screen the buildings from Route 31. Some discussion followed regarding the parking lot being paved with asphalt or concrete. Planner Martin stated as long as the intent of the ordinance is met, the Applicant can choose to utilize either asphalt or concrete. Suggestion was made to move the ice cream Drive-thru lane to the opposite end of the building. Discussion followed regarding the proposed expansion area and the parking requirements for restaurant use. The Applicant clarified the access onto Schaid Court would be both in and out, while the access onto Diamond Drive would be right-out only. Chairman Howell invited questions and/or comments from the audience. Mr. Russ Landmark of 331 West Northwest Highway, Palatine, Illinois was sworn in by Chairman Howell. Mr. Landmark addressed the Commission and inquired as to the potential impact of the drive-thru’s on Route 31 traffic. Attorney Diamond noted the request this evening is merely for the conditional use permits. The Northgate West Subdivision has already been approved by both the City of McHenry and Illinois Department of Transportation. Traffic studies were conducted prior to approval being granted. Mr. Landmark inquired if there had been any discussions with the Village of Johnsburg regarding the potential traffic impact from this development. Mr. Diamond stated he has been in contact with both the Village of Johnsburg and the City of McHenry regarding not only this subdivision, but other adjacent properties to the east P&Z Commission December 11, 2003 Page 3 and north of this site. He suggested a traffic signal could eventually be warranted at this intersection. In response to Chairman Howell’s inquiry, there were no other comments and/or questions regarding the matter at hand. Motion by Cadotte. seconded by Nadeau, to recommend to the City Council that with regarding to Zoning File No. Z-601, an application for conditional use permits to allow two drive-thru facilities in Northgate West Development, as presented, subject to 1. The parking behind the building be restricted to employ-only parking; 2. Deliveries at the rear of the building be restricted to early morning and late evening hours And that Table 31, the Approval Criteria for Conditional Use Permits, page 356-357, 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. Franzen urged the developer to pay particular attention to the side of the building which faces Route 31 to ensure the building rear is aesthetically pleasing. Cadotte and Howell concurred with Franzen. Thacker reiterated his concerns regarding building aesthetics and landscaping be specifically addressed, in addition to making the development environmental-friendly, noting the vast amount of wetlands in the area. Chairman Howell adjourned the Public Hearing at 8:12 p.m. Public Hearing – City of McHenry Z-602 Zoning Text Amendments Chairman Howell at 8:13 called to order the recessed hearing regarding Zoning File No. Z-602, an application filed by the City of McHenry for various zoning text amendments. He noted the Public Hearing was initiated on November 20, 2003 and continued to this evening. He requested a motion to continue the Hearing at this time. Motion by Cadotte, Franzen, to recess the Public Hearing regarding File No. Z-602, an application for various zoning text amendments as filed by the City of McHenry until Thursday, February 5, 2004 at 7:30 p.m. in the Council Chambers. P&Z Commission December 11, 2003 Page 4 Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Adjournment Motion by Cadotte, seconded by Buhrman, to adjourn at 8:13 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Meeting adjourned at 8:13 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.