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HomeMy WebLinkAboutMinutes - 02/02/2006 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting February 2, 2006 In the absence of the Chairman and Vice Chairman, Planner Zeller requested a motion from the floor to nominate a Chairman Pro Tem for this evening’s meeting. Motion by Thacker, seconded by Schepler, to nominate Commissioner Ekstrom as Chairman Pro Tem. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: Buhrman, Howell. Chairman Pro Tem Ekstrom called the February 2, 2006 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:32 p.m. in the McHenry Municipal Center Council Chambers. In attendance were commissioners Cadotte, Ekstrom, Nadeau, Schepler, and Thacker. Absent: Buhrman, Howell. Also in attendance was Planner Zeller. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the minutes of the January 19, 2006 regularly scheduled Planning and Zoning Commission Meeting as presented. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: Buhrman, Howell. Public Hearing – City of McHenry File No. Z-666 Zoning Text Amendment to Chapter IX. Signs Chairman Pro Tem Ekstrom at 7:35 p.m. called to order the Public Hearing for File No. Z-666, an application for a Zoning Text Amendment to Chapter IX. Signs of the Zoning Ordinance as requested by the City of McHenry. Chairman Ekstrom stated notice of the Public Hearing appeared in the Northwest Herald on January 18, 2006. A Certificate of Publication is on file in the City Clerk’s Office. Planner Zeller presented the staff report. Ms. Zeller stated that the City is updating the Zoning Ordinance regarding signage to address some of the most noted concerns by Staff and elected officials. The primary areas of focus were; the numerous variance requests, new message board signs, moving signs or signs on vehicles, and regulating non-conforming signs. The Code language presented to the Commission showed the language to be eliminated in strike-through and the newly added language as underlined. Planner Zeller pointed out several specific changes in the new Code language: that vehicles painted with signage for the business would need to be parked where they are not prominently visible from the public right-of-way, the electronic message or changeable message portion of the sign shall not exceed 33% of the total sign area, and non-conforming signs must be brought into compliance within seven years or pay an annual permit fee. Planning and Zoning Commission February 2, 2006 Page 2 Chairman Ekstrom noted that no members were present in the audience and called upon the Commission for questions. In response to an inquiry regarding non-conformity compliance within seven years, Planner Zeller explained that she believed there was a bill passed or presented in the State Legislature which would require just compensation when a municipality updated their sign code and caused signs to become non-conforming and thereby required those signs to be removed. The City did not want to pay just compensation for signs throughout the City if this was the case. She also noted that courts have ruled in favor of municipalities if the sign company or business was able to get their money’s worth out of a sign. A time period of between 5-7 years seems reasonable. For these two reasons staff went with the proposed 7-year time limit and with an option of non- removal subject to an annual permit being obtained. In response to a question regarding existing billboard signs on the northwest corner of Ringwood and Illinois Route 120, Planner Zeller explained the billboard companies had existing leases for signs on the property. The Annexation Agreement for that property would address the removal of those signs at lease expiration. General discussion occurred regarding other billboard signs around the City. Responding to an inquiry, Planner Zeller stated the Taco Bell/Long John Silver’s sign conforms to the sign ordinance. Planner Zeller also noted Staff did not address reducing the height or square footage allowances of commercial signage in the revisions before the commissioners at this time. Suggestion was made that Staff review the ordinance regarding commercial sign height. Planner Zeller responded to an inquiry regarding how Staff computes the sign area. She explained that none of the structural components which support the sign are included in the calculations. Only the actual sign face is used when calculating the sign area. Commissioners asked to Staff to review the methods of sign area computation as well. Responding to a question, Planner Zeller stated notice of this Public Hearing was placed in the Northwest Herald, as required by ordinance. However, individual businesses had not been individually notified of possible impending sign ordinance amendments. Planner Zeller stated Staff will be proactive and notify at least the businesses which are known to contain non- conforming signs. Motion by Cadotte, seconded by Nadeau, to recommend to City Council with regard to File No. Z-666, a request for a Zoning Text Amendment to Chapter IX. Signs of the Zoning Ordinance, as requested by the City of McHenry, be approved, provided that Staff look into the Commission’s questions and concerns regarding commercial sign height, clarification of the methods of sign area computation, billboard sign regulations and restrictions, and method of notification to business owners of sign ordinance amendments, prior to sending this matter to City Council for consideration and action. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: Buhrman, Howell. Motion carried 5-0. Planning and Zoning Commission February 2, 2006 Page 3 Chairman Ekstrom closed the Public Hearing at 7:48. Public Hearing – City of McHenry File No - Z-667 Zoning Text Amendment to Chapter VII Parking Chairman Ekstrom at 7:49 p.m. called to order a Public Hearing regarding File No. Z-667, an application for a Zoning Text Amendment to Chapter VII Parking Requirements of the Zoning Ordinance as requested by the City of McHenry. Chairman Ekstrom stated notice of the Public Hearing was published in the Northwest Herald on January 18, 2006. A Certificate of Publication is on file in the City Clerk’s Office. Planner Zeller presented the staff report. Ms. Zeller stated that City Staff and elected officials have noted that several restaurants in the City have parking deficiencies. This is especially true for the limited number of eat-in restaurants in the City. Staff also noted that many drive-thru and carry out restaurants do not use all of their required parking. Staff has recommended: • Carry-out only restaurants -reduce the required parking from 16 spaces per 1,000 sf to 10 spaces per 1,000 sf; • Drive-thru/eat-in restaurants - reduce the required parking from 20 spaces per 1,000 sf to 10 spaces per 1,000 sf subject to the requirement that the site be designed to accommodate 15 spaces per 1,000 sf should Staff determine additional parking is required; • Eat-in only restaurants -increase the required parking from 20 spaces per 1,000 sf to 25 spaces per 1,000 sf. Commissioners inquired if a semi-permeable parking surface could be utilized as a means of reducing the amount of asphalt which could provide better water run-off management in the City. Suggestion was made that Staff research this possibility. Chairman Ekstrom stated her opposition to reducing the required parking for drive-thru/eat-in restaurants in light of recent parking issues noticed at the reopening of the Taco Bell/Long John Silvers. Commissioners suggested Staff investigate and clarify property maintenance requirements for parking lot striping. It was also stressed that Staff should make sure language is clear regarding the banking of land for additional parking should it be deemed necessary for drive-thru/eat in restaurants. Motion by Cadotte, seconded by Nadeau, to recommend to City Council with regard to File No. Z-664, a request for Text Amendment to the City’s Zoning Ordinance, Chapter VII Parking Requirements, be amended as follows: • Carry-out only restaurants -reduce the required parking from 16 spaces per 1,000 sf to 10 spaces per 1,000 sf; • Drive-thru/eat-in restaurants - reduce the required parking from 20 spaces per 1,000 sf to 10 spaces per 1,000 sf subject to the requirement that the site be designed to accommodate 15 spaces per 1,000 sf should Staff determine additional parking is required; Planning and Zoning Commission February 2, 2006 Page 4 • Eat-in only restaurants -increase the required parking from 20 spaces per 1,000 sf to 25 spaces per 1,000 sf. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: None Motion carried 5-0. Chairman Ekstrom closed the Public Hearing at 8:10. Other Business Planner Zeller noted that Staff is working on revising the Landscape section of the Zoning Ordinance and preparing a Sub-Area Plan for the Crystal Lake Area, both of which the Commission will see in the near future. Commission Member Ekstrom asked about any new retail development in the City. Planner Zeller told the Commission that Staff had just met with a real estate agent regarding the northwest corner of Bull Valley Road and Crystal Lake Road and the possible retail development including a Walgreen’s. Commission Member Ekstrom also asked Staff when they are updating the Landscape Code to look at the requirements for trees planted under overhead utility lines. Adjournment Motion by Cadott, seconded by Nadeau to adjourn the meeting at 8:20 p.m. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: None Motion carried 5-0. The meeting was adjourned at 8:20 p.m. 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.