Loading...
HomeMy WebLinkAboutMinutes - 12/18/2003 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION December 18, 2003 The December 18, 2003 meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:35 p.m. in the McHenry Municipal Center Classroom. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau. Absent: Franzen, Thacker. Also in attendance: Planner Martin, Deputy Clerk Kunzer. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the minutes of the regularly scheduled December 4, 2003 meeting of the Planning and Zoning Commission as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau. Voting Nay: None: Not Voting: None. Abstaining: None. Absent: Franzen, Thacker. Motion carried 5-0. Public Hearing Target Stores: File No. Z-605 1860 N Richmond Road and Arby’s (Chi-Co Inc): File No. Z-606 1800 N Richmond Road At 7:36 p.m. Chairman Howell called to order the Public Hearing regarding: • File No. Z-605, an application for variance to allow a 1 foot parking lot screening strip as filed by Target Corporation for its facility located at 1860 North Richmond Road; • File No. Z-606, an application for variance to allow a 2-3 Foot parking lot screening strip as filed by Chi-Co Inc for its facility located at 1800 North Richmond Road. Chairman Howell stated Notice of the Public Hearing was published in the Northwest Herald on December 3, 2003. A Certificate of Publication is on file in the Office of the City Clerk. Certified notices were mailed to all adjacent property owners. An affidavit of service is on file in the Office of the City Clerk. City Planner Martin stated the purpose of this Public Hearing is to review variance requests for two properties along Richmond Road which will be impacted by the proposed intersection improvements at Route 31 and McCullom Lake Road. Due to the improvements, property is being purchased by Illinois Department of Transportation from Target and Arby’s to expand the Route 31 and McCullom Lake Road rights-of-way. The granting of property to IDOT will cause reductions in the required parking lot screening strip. In order to assure both parcels will remain in conformance to City ordinances, a variance must be granted to reduce the required 5 foot screening strip to 2 feet for Target and 2-3 feet for Arby’s. P&Z Commission December 18, 2003 Page 2 Planner Martin noted the variance requests are similar to those considered by the Commission earlier in the year for the McHenry Grounds Shopping Center. Those requests were also as a result of the intersection improvements at Route 31 and McCullom Lake Road. Planner Martin also noted Target’s free-standing sign would most likely have to be relocated due to the project. Chairman Howell opened the floor to questions and/or comments from the Commissioners. In response to an inquiry, Planner Martin stated the taking of land for the right-of-way will not impact the parking lot for either facility. The number of parking spaces will remain the same. The amount of visible green space between the parking lot and the paved roadway will be reduced. Planner Martin noted, in response to a questions, the sidewalks may have to be moved slightly to the east, but there would still be public sidewalks along Route 31 on both the east and west sides of the street. Most likely the sidewalk on the east side of the road would be located just west of the new right-of-way line. The commissioners expressed their desire to maintain as much green space as possible along the rights-of-way and that the public sidewalk not be removed from along Route 31. Some discussion occurred regarding Target’s creating another outlot in their subdivision. It was noted if an outlot were created, the subdivision would have to be re-subdivided and parking minimums would have to be met. Planner Martin noted if an outlot were created, there would no longer be ample parking for existing stores in the shopping center. Chairman Howell invited questions and/or comments from the audience. There were none. Motion by Cadotte, seconded by Buhrman, to recommend to the City Council that regarding: • File No. Z-605, an application for variance to allow a 1 foot parking lot screening strip as filed by Target Corporation for its facility located at 1860 North Richmond Road, the variance be granted; • File No. Z-606, an application for variance to allow a 2-3 Foot parking lot screening strip as filed by Chi-Co Inc for its facility located at 1800 North Richmond Road, the variance be granted. and that Table 32 the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen, Thacker. Motion carried 5-0. P&Z Commission December 18, 2003 Page 3 Chairman Howell stated for the record the commissioners do not want a reduction in green space which would adversely affect aesthetics and would like the public sidewalk to remain adjacent to Route 31. Nadeau concurred with Chairman Howell. Buhrman referenced previous drainage issues on McCullom Lake Road just west of the Route 31 intersection. He expressed his desire that the surface water drainage in this area, which has now been rectified, not be negatively impacted by the intersection improvements. Chairman Howell closed the Public Hearing at 7:55 p.m. Other Business Planner Martin reported the Community Development Committee has tentatively scheduled a meeting for Wednesday, January 14, 2004. The exact time and location have not yet been determined. Planner Martin noted Aesthetics will be an agenda item. Adjournment Motion by Cadotte, seconded by Buhrman, to adjourn at 8:05 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen, Thacker. Motion carried 5-0. Meeting adjourned at 8:05 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.