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HomeMy WebLinkAboutMinutes - 12/15/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION December 15, 2005 Chairman Howell called the December 15, 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, Nadeau, Schepler, Thacker. Absent: None. Also in attendance: City Planner Zeller, City Attorney Cahill, Community Development Secretary Oliver. Minutes Approval Motion by Cadotte, seconded by Nadeau, to approve the minutes of the November 17, 2005 Planning and Zoning Commission meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing: Michael Baglio File No. Z-655 2210 W Route 120 - Conditional Use Permit Chairman Howell announced he was in receipt of correspondence from Applicant Michael Baglio of MD Development. Chairman Howell informed the Commission Mr. Baglio has withdrawn his application for conditional use permit. Planner Zeller explained that Mr. Baglio also needed to apply for a variance in order to complete the project as proposed. Mr. Baglio had not advertised for the variance and so withdrew the application in order to reapply. Public Hearing – City of McHenry File No. Z-660 Text Amendment Chairman Howell at 7:33 p.m. convened the Public Hearing for a text amendment as filed by the City of McHenry. Chairman Howell stated notice of Public Hearing was published in the Northwest Herald on November 30, 2005. Certificate of Publication is on file in the City Clerk’s office. Planner Zeller provided the Commission with the Staff Report regarding the proposed text amendment. Planner Zeller noted the request before the Commission is to amend the lot width requirements for the RS-4 High Density Single Family Residential Zoning District. During discussions for Tear Down District Guidelines, it was noted the current 40’ minimum requirement does not compare favorably to existing lot widths in other residential districts. Suggestion was made to amend the RS-4 District lot width to a minimum of 50’ to discourage purchase of multiple lots and re-subdividing to 40 foot minimum width. The example was given of purchasing two adjacent 60’ foot lots and re-subdividing into three 40’ lots. The proposed text amendment would prevent this type of lot restructuring. P&Z Commission December 15, 2005 Page 2 Planner Zeller stated the amendment would not impact existing RS-4 lots which are 40’ wide and currently have a residence on them. Existing vacant 40’ wide lots are too small to provide adequate room for a standard residence and meet the required setbacks. No new lots could be recreated which would be less than 50’ in width. Chairman Howell opened the floor to questions and comments by the commissioners. Responding to an inquiry Attorney Cahill stated the ordinance would take affect ten days followings City Council approval. Brief discussion followed regarding the necessity of re-subdivision being presented before the Planning and Zoning Commission. Planner Zeller clarified that lots which are currently developed and are only 40’ wide would not be affected by the ordinance change. Responding to further inquiry, Planner Zeller stated if an irregular shaped lot did not meet the minimum 50’ lot width requirement, the owner would be able to request a variance before this Commission. There was no one in the audience desiring to present any questions or comments regarding the matter. Motion by Cadotte, seconded by Nadeau, to recommend to City Council that with regard to File No. Z-660, a request for a Zoning Ordinance Text Amendment to amend the RS-4 High Density Single Family Residential District requirements from a 40’ minimum lot width to a 50’ minimum lot width, be granted. 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 7:40 p.m. Other Business Some discussion occurred regarding tree preservation and replacement process. There was discussion by the commissioners on how to get the audience more involved during public hearings. Suggestion was made to provide dual easels and that the petitioners provide dual exhibits so that audience observers could view them as well as the commissioners. Another suggestion was made to display the exhibits toward the audience until the Hearing starts at which time the exhibits would be displayed toward the commissioners. It was also suggested that the Commission could take a 5 minute break prior to each public hearing to allow the applicant time to set up and the audience time to look at the presentation materials. P&Z Commission December 15, 2005 Page 3 Complaints or suggestions regarding auto dealers parking on the grass should be addressed to the City Administrator’s office. A lengthy discussion occurred regarding continuous violations of the parking ordinance. Chairman Howell requested communication to the City Administrator via minutes of this meeting of the flagrant ongoing parking violations exhibited by Gary Lang. Chairman Howell requested the matter be resolved and that Mr. Lang be held to the same standards as other businesses and residents of the City. Responding to an inquiry, Planner Zeller stated the lighting code will be presented for Council approval in the first part of 2006. Area businesses have been alerted to upcoming sign, lighting and restaurant parking changes to the ordinance. Commissioner Thacker noted a light pole in Park Ridge Estates has been knocked down and should be replaced or repaired. Planner Zeller advised the commissioners of the matters which will be presented before them in January. Brief discussion occurred regarding potential IDOT improvements to the Route 31 and Bull Valley Road intersection. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 8:08 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 Planning and Zoning Commission Secretary 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.