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HomeMy WebLinkAboutMinutes - 03/04/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION March 4, 2004 In the absence of Chairman Howell, the March 4, 2004 meeting of the City of McHenry Planning and Zoning Commission was called to order by Deputy Clerk Kunzer at 7:30 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Ekstrom, Franzen, Nadeau, Thacker. Absent: Cadotte, Howell. Also in attendance: Planner Martin, Deputy Clerk Kunzer, Attorney Kelly Cahill. Deputy Clerk Kunzer requested a motion to nominate a Chairman Pro Tem for this evenings meeting. Motion by Nadeau, seconded by Franzen, to nominate Bill Buhrman as Chairman Pro Tem for this evening’s meeting. Voting Aye: Buhrman, Ekstrom, Franzen, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Howell. Motion carried 5-0. Commissioner Buhrman took the chair. Public Hearing: J. Raymond Kuna File No. Z-610 Adams Drive and Barney Court Chairman Pro Tem Buhrman at 7:35 p.m. convened the Public Hearing regarding an application for conditional use permit to allow an indoor amusement center with bowling lanes, cocktail lounge, pool tables, snack bar and live entertainment as filed by Raymond Kuna for the property located at the corner of Adams Drive and Barney Court in Adams Commercial Centre. In attendance for the applicant were Attorney Patrick Coen, Business Owners Susan Kuna and Joseph Kuna, and Contractor Don Tonyan. Attorney Cahill swore in all witnesses for the applicant. Chairman Pro Tem Buhrman stated Public Notice was published in the Northwest Herald on February 18, 2004. 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. Noting the petition before the Commission this evening seeks a conditional use permit to allow the operation of Raymond’s Bowl in McHenry, including all associated uses; Attorney Coen went over the Approval Criteria for Conditional Use Permits as specified in the application. Both Ms. Kuna and Mr. Kuna affirmed the statements made in the Petition regarding the Approval Criteria. P&Z Commission March 4, 2004 Page 2 Planner Martin provided an overview of the Staff Report. The requested conditional use permit for an indoor amusement center would allow: • Bowling lanes • Cocktail lounge • Pool tables • Snack bar • Live entertainment. Initially the applicant sought to include outdoor volleyball and horseshoes. However, the applicant has withdrawn that portion of the request. Staff believes the proposed land use is appropriate for this property which is currently zoned C-5. The site is large enough to accommodate the use and required parking. The Zoning Ordinance specifies a formula which requires 186 parking spaces on the site. The applicant shows 234 parking spaces on the site plan. Planner Martin stated Staff has some concerns regarding the site plan, such as the required parking island strips. Staff supports the requested conditional use permit provided a revised site plan addressing Staff’s specific concerns is submitted prior to Council review and formal action. Planner Martin also noted Staff believes the applicant has provided evidence that Table 31, the Approval Criteria for Conditional Use Permits, has been met. Chairman Pro Tem Buhrman invited questions of the applicant by the Commission. In response to an inquiry, Planner Martin stated there are currently no plans to signalize the intersection of Adams Drive and State Route 120 as warrants have not been met. When Adams Commercial Centre is fully developed, warrants would most likely be met, and the traffic signal would be installed. Mr. Tonyan stated signage would be on the premises and not offsite along Route 120. Mr. Kuna, in response to a question, stated the name of the facility would most likely be Raymond’s Bowl. The business, currently situated in Johnsburg, is prime for expansion. The proposal to relocate in Adams Commercial Centre seems ideal. The new facility, 30,000 square feet in area, will be able to accommodate bowling tournaments, bringing in additional revenue and tax dollars to the city. In response to an inquiry, the site plan includes bike racks. Mr. Kuna stated the business would maintain the same hours of operation currently in place in Johnsburg. The facility would open at approximately 9 a.m. and close at 1 a.m. on Sunday through Thursday, and at 2 a.m. on Friday and Saturday. Some discussion followed regarding the location of the refuse disposal area. It was suggested the front masonry wall could be extended to the north with gates opening toward Barney Court. P&Z Commission March 4, 2004 Page 3 Further discussion occurred regarding the ordinance requirement that no more than 15 parking spaces exist between parking island strips. Noting the onsite traffic pattern would be interrupted if the parking lot were reconfigured, Planner Martin stated the applicant’s proposed parking lot layout conforms to the intent of the ordinance. Although the number of spaces between islands exceeds the allowable limit, the applicant has included the required number of parking island strips on the site plan. At times only seven spaces between island strips are shown. Noting the bowling lanes might be open during hours when liquor could not be served, Mr. Tonyan stated the bar area could be locked and closed during non-permitted hours. i.e. Saturday and Sunday mornings prior to permissible liquor sales. Chairman Pro Tem Buhrman inquired if the applicant would comply with all Adams Commercial Centre covenants. Mr. Tonyan responded in the affirmative. Mr. Tonyan stated if Council approves the request, the facility would be operational within approximately six to eight months of approval. Attorney Coen thanked the Commission for the opportunity to present the petition and requested the Commission make a recommendation to Council that the request for a conditional use permit be granted. Chairman Pro Tem Buhrman thanked the applicant for providing detailed demographic information within the narrative of their application. Motion by Nadeau, seconded by Franzen, to recommend that Council approve an application for a conditional use permit to operate an indoor amusement center including: • Bowling lanes • Cocktail lounge • Pool tables • Snack bar • Live entertainment as submitted by J. Raymond Kuna in File No. Z-610, for the property located at the corner of Barney Court and Adams Drive in Adams Commercial Center; and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358, of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Franzen, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Howell. Motion carried 5-0. Chairman Pro Tem Buhrman closed the Public Hearing at 8:16 p.m. P&Z Commission March 4, 2004 Page 4 Approval of Minutes Motion by Nadeau, seconded by Thacker, to approve the minutes of the Planning and Zoning Commission as follows: • February 19, 2004 regularly scheduled meeting. Voting Aye: Buhrman, Ekstrom, Franzen, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Howell. Motion carried 5-0. Overview of Downtown Development Plan Planner Martin provided the Commission with an overview of the newly adopted City of McHenry Downtown Development Plan. He stated the Downtown Plan is intended to complement the city’s Comprehensive Plan. It is a policy guide and not meant to be regulatory. The city hopes the Downtown Plan will guide development in the downtown in conjunction with the TIF redevelopment efforts. The downtown area consists of six Sub-Areas 1. Riverside Dr./Green St. (Old Town/Centerville) 2. South Boone Lagoon 3. Elm Street 4. Metra/Main St. (West McHenry-Gagetown) 5. Main/Waukegan Neighborhood 6. East Bank The Downtown Plan identifies potential redevelopment/improvement sites. The objectives of the Plan are to provide for • Mixed-Use Development • Enhancement of urban design • Storefront and building façade guidelines • Balanced preservation of existing and new development The Downtown is recognized as historic heart of the community. Segments of the Downtown Development Plan relate to land use, transportation and parking, urban design and priority redevelopment sites. The Design & Development Guidelines included relate to: • Building Scale and Proportion • Building Placement and Orientation • Building Materials and Colors • Building Lighting • Parking Lots • Parking Structures P&Z Commission March 4, 2004 Page 5 • Private Landscaping and Site Improvements • Mixed Use Buildings • Public Improvements Consisting of Streets, Sidewalks, Landscaping, Lighting, Public Signage, Park, Open Space, Recreation, and Pedestrian Amenities • Public Utilities The Marketing Promotion & Organization segment details: • Implementation of Downtown Plan • Communication thru newspapers, city newsletter, local cable channel, city webpage • Use public spaces such as Veterans Park • Organize new or expanded Downtown events • Create database of available commercial space in Downtown areas • Work with community organizations, i. e. Chamber of Commerce, Economic Development Commission, McHenry County EDC Tourism Committee, Riverwalk Committee Implementation of Plan ideals via: • TIF District • Development and/or Developer Incentives • Low Interest Loans/Tax Abatements • Façade Improvement Program • Work With Businesses and Landowners • Identify Vacant Parcels In Downtown • Monitor Building Conditions • Promote Housing – MF Residential– In Downtown • Work With Metra To Improve Train Service • Update Capital Improvement Program • Seek Funding Sources: i. e Grants, Special Service Areas, etc. In conclusion, Planner Martin stated the Downtown Development Plan was designed by Trkla, Pettigrew, Allen and Payne with input from Staff, elected officials and members of the community. Other Business Planner Martin reported a Committee of the Whole Meeting has been scheduled for Monday, March 22, 2004 at 7:30 p.m. to review the revised Adams Farm Proposal as submitted by Gerstad Builders. The Public Comment portion of the Wilborn Public Hearing will continue on March 11th. P&Z Commission March 4, 2004 Page 6 Adjournment Motion by Nadeau, seconded by Ekstrom, to adjourn at 8:40 p.m. Voting Aye: Buhrman, Ekstrom, Franzen, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Howell. Motion carried 5-0. Meeting adjourned at 8:40 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.