Loading...
HomeMy WebLinkAboutMinutes - 12/19/2002 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION December 19, 2002 The December 19, 2002 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:34 p.m. in the Classroom of the McHenry Municipal Center. Commission members in attendance: Buhrman, Ekstrom, Franzen, Howell, Nadeau. Absent: Cadotte, Thacker. Staff in attendance: City Attorney Cahill, Deputy Clerk Kunzer, Planner Douglas Martin. Approval of Minutes Motion by Buhrman, seconded by Nadeau, to approve the Minutes of the Planning and Zoning Commission as follows: • November 21, 2002 regularly scheduled meeting. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Thacker. Motion carried 5-0. Public Hearing: Cunat Inc. File No: Z-567 SW Corner Route 120 and Draper Road Chairman Howell at 7:35 p.m. called to order the Public Hearing regarding the Petition filed by Cunat Inc. for zoning reclassification from I-1 Industrial to C-2 Neighborhood Commercial District with a conditional use permit to allow the construction and operation of a financial institution with a drive-through facility at the southwest corner of the intersection of Route 120 and Draper Road. Chairman Howell noted all publication and notification requirements had been met. The Public Hearing Notice was published on December 2, 2002. An Affidavit of Service is on file in the Office of the City Clerk. Chairman Howell stated there were no objectors present with regard to the petition. In attendance were Attorney Mark Saladin of Militello Zanck and Coen and Applicant Brian Cunat of Cunat Brothers Inc. Chairman Howell swore in the witnesses for the petitioners. City Planner Martin provided the Commission with an overview of the petition. The Applicants are proposing a zoning map amendment to C-2 Commercial District with a conditional use permit to allow the construction and operation of an Illinois State Bank facility and drive-through on the subject property. Planner Martin noted there were 13 points on concern included in the Staff Report. The applicant has agreed to address each of Staff’s concerns. The applicant has agreed to remove the existing billboards and well house shed prior to the issuance of the building permit for the bank. Planner Martin noted the easement which runs along the southern boundary of the property will not interfere with the proposed concept plan for the development. Illinois Department of Transportation (IDOT) has not yet provided feedback with regard to the request for a right-in-right-out access point from Route 120. The matter will not be presented to Council until IDOT has responded in writing to this request. Page 2 P&Z Commission 12/19/02 Attorney Saladin informed the Commission as to the surrounding zoning and land uses of abutting properties. Inasmuch as there are no banking facilities on the west side of town, it would seem appropriate to locate a bank on this site. Attorney Saladin stated the shed and billboards will be removed from the premises prior to construction of the bank. Mr. Cunat, a Vice President of the Illinois State Bank reaffirmed a request has been made to IDOT for egress onto Route 120. Mr. Cunat noted the bank will be a two-story structure. However, it will not be a multi-tenant building. The Illinois State Bank will be the sole occupant. In response to an inquiry, Attorney Saladin noted the easement could be vacated as it no longer will be utilized by the abutting property. He stated it will not interfere with the applicants site plan. In answer to further inquiry, Mr. Cunat stated there would be only one monument sign on the property. The only other free-standing signage would be directional signs indicating the entrance/exit locations and to direct onsite traffic. Mr. Cunat stated there would be two entrances to the property: one from Route 120 (if approved by IDOT) and one from Draper Road. The structure will be constructed of brick, be two stories high, and contain an elevator. Some discussion occurred regarding the impact of the proposed West McHenry Bypass on this property. Mr. Cunat responded the Bypass will be located west of the subject property. Further discussion followed regarding deceleration lanes, and left turn and right turn lanes. It was the consensus of the Commission no left turns be permitted for westbound traffic on Route 120 into the bank, nor left turns westbound permitted from the bank site onto Route 120. It is the recommendation of the Commission a deceleration land for eastbound traffic be installed entering the site from Route 120. In response to a question regarding the current Route 120 widening project, Mr. Cunat stated the concept plan provides for additional right-of-way for the Route 120 improvement project. The land has already been purchased by IDOT for the expansion of this roadway. Mr. Cunat stated the well house shed actually shelters pipes and vales and not a well. The shed will be removed. He also noted there is currently not contract with Liberty Outdoor Advertising for the billboard signs, and therefore no reason to request they remain on the premises. Attorney Saladin, in closing, requested the Commission make a positive recommendation to the City Council that the reclassification and conditional use permit be granted pursuant to the Applicant’s request. Chairman Howell noted there was no one in attendance wishing to comment with regard to the Petition. As there was no further testimony or questions by members of the Commission, Chairman Howell called for a motion with regard to the Petition. Motion by Buhrman, seconded by Nadeau, to recommend to Council that with regard to File No. Z-567, an application for zoning reclassification from I-1 Industrial District to C-2 Neighborhood Commercial District for the property located at the southwest corner of the intersection of Route 120 and Draper Road as submitted by Cunat Inc., the request be granted; and that Table 33, the Approval Criteria for Zoning Map Amendments, Page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau. Page 3 P&Z Commission 12/19/02 Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Thacker. Motion carried. 5-0. Motion by Buhrman, seconded by Nadeau, to recommend to Council that the request by Cunat Inc. for a conditional use to allow a drive through banking facility on the southwest corner of Route 120 and Draper Road, as stated in File No. Z-567, be granted subject to the following conditions: 1. Address Staff concerns regarding the layout of the drive-through lanes and how all vehicles will safely exit the drive-through at one time and maneuver around the tear drop landscape island. 2. Provide at least a five-foot separation between vehicles in the drive-through lanes. 3. Allow for nine-foot width for all vehicles in the drive-through lanes; 4. Handicapped accessible spaces should be relocated to the east side of the building for direct access to the handicapped accessible entrance; 5. All handicapped accessible spaces must be properly striped; 6. A screened enclosure shall be provided for the dumpster; 7. Applicant must provide Staff with IDOT comments regarding the proposed access to Route 120 prior to the matter being presented for Council approval; 8. Only one monument sign is permitted per City Zoning Ordinance; 9. The proposed monument sign does not comply with the City Zoning Ordinance as it exceeds maximum height allowed; 10. If canopy signs are requested, the information must be submitted prior to this matter being presented to Council for consideration and approval; 11. The monument sign on the northern portion of the property is shown within the future right- of-way; 12. One additional landscape island is required on the eastern side of the site plan in order that no more than 15 spaces between parking islands is permitted; 13. Appropriate directional signage shall be required to direct traffic into and within the site.; and that, Table 31, the Approval Criteria for Conditional Uses, Pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Thacker. Motion carried. 5-0. At 7:56 p.m. Chairman Howell closed the Public Hearing. Boone Creek Unit Six Final Plat Boone Creek Venture Chairman Howell recognized Mr. Roger Gerstad of Gerstad Builders and Mr. David Backhaus of American Heritage Builders, partners in Boone Creek Venture. Page 4 P&Z Commission 12/19/02 City Planner Martin provided the Commission with a Staff Report noting the Boone Creek Unit Six Final Plat is in conformance with the Preliminary Plat approved by the City in 1995. The street configuration was not changed. The zoning was previously granted pursuant to an annexation agreement, most recently amended in 1992. Planner Martin noted there are nearly four parking spaces per multi-family unit. Sidewalks will be provided in both the single family and multi-family portion of the project. Mr. Gerstad addressed the Commission stating the Final Plat before them this evening is the Final Plat of Boone Creek Unit Six which is located on the northwest corner of the intersection of Crystal Lake Road and Bull Valley Road. The configuration of the plat is in substantial conformance with the Preliminary Plat for the entire Boone Creek Venture Project approved by Council in 1995. Mr. Gerstad informed the Commission Unit Six includes 30 RS-3 lots, and 170 units to be constructed on RM-1 zoned property. He stated the type of multi-family units constructed would be a combination of some townhomes and flats (one unit over another unit). The flats would be on the corner units with the remainder being townhomes. All units would have individual external entrances and most would have two car garages. Some discussion occurred regarding the need for additional setback from Crystal Lake Road to allow for future widening of the roadway. Mr. Gerstad stated an additional 50’ had been dedicated along Crystal Lake Road for future right-of-way. A length discussion continued regarding the need for a left turn lane for northbound traffic on Crystal Lake Road onto Glenbrook Trail. Although the Commission is in favor of the layout of this portion of the development, they expressed many concerns regarding the amount of traffic which would be generated by the project and the ultimate impact on the already overburdened Crystal Lake Road. Discussion continued. It was the consensus of the Commission to recommend that Council suggest the developer install a left turn lane for northbound traffic from Crystal Lake Road onto Glenbrook Trail. Additionally, consideration should also be given to requiring additional right- of-way t o provide for widening of Crystal Lake Road from two to four lanes when it becomes necessary. Chairman Howell, noting there were no further comment or questions, requested a motion with regard to the Boone Creek Unit Six Final Plat. Motion by Buhrman, seconded by Nadeau, to recommend to Council that Boone Creek Unit six Final Plat as prepared by Howard Surveying on July 8, 2002 and last revised October 11, 2002 be approved subject to the final engineering being approved prior to City Council consideration, and that the Final Plat be recorded within six months of City Council approval. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Thacker.. Motion carried 5-0. Page 5 P&Z Commission 12/19/02 2003 Meeting Schedule Motion by Nadeau, seconded by Buhrman, to approve the 2003 Planning and Zoning Commission Meeting Schedule as follows: Thursday, January 9, 2003 Thursday, February 6, 2003 Thursday, March 6, 2003 Thursday, January 23, 2003 Thursday, February 20, 2003 Thursday, March 20, 2003 Thursday, April 3, 2003 Thursday, May 1, 2003 Thursday, June 5, 2003 Thursday, April 17, 2003 Thursday, May 15, 2003 Thursday, June 19, 2003 Thursday, July 10, 2003 August 7, 2003 Thursday, September 4, 2003 Thursday, July 24, 2003 August 21, 2003 Thursday, September 18, 2003 Thursday, October 2, 2003 Thursday, November 6, 2003 Thursday, December 4, 2003 Thursday, October 16, 2003 Thursday, November 20, 2003 Thursday, December 18, 2003. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Thacker.. Motion carried. Motion by Buhrman, seconded by Franzen, to adjourn the meeting at 8:45 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen, Howell. Motion carried 5-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Secretary 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.