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HomeMy WebLinkAboutMinutes - 03/16/2006 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting March 16, 2006 In the absence of the Chairman, Vice Chairman Buhrman called the March 16, 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 Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, and Thacker. Absent: Howell. Also in attendance were Director of Community Development Napolitano, Planner Zeller, City Attorney Rob Fetzner, Deputy Clerk Kunzer. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the minutes of the February 2, 2006 regularly scheduled Planning and Zoning Commission Meeting as presented. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: Buhrman. Absent: Howell. Motion carried. Public Hearing – City of McHenry File No. Z-669 Crystal Lake Road Sub-Area Plan Vice Chairman Buhrman at 7:35 p.m. called to order the Public Hearing for File No. Z-669, Proposed amendment/addition to City of McHenry Comprehensive Plan: Crystal Lake Road Sub Area Plan. Vice Chairman Buhrman stated notice of the Public Hearing appeared in the Northwest Herald on February 28, 2006. A Certificate of Publication is on file in the City Clerk’s Office. Audience members in attendance: 1. Jerome Buch, 4506 Front Royal Drive, McHenry IL 2. Marelene Sorenson, 922 Royal Drive, McHenry IL 3. Mark R J Nielsen, 924 Royal Drive, McHenry IL 4. Henry A Kenyon, 915 Royal Drive, McHenry IL 5. Carmella Dobler, 920 Royal Drive, McHenry IL 6. Pat Ottesen, 4702 Northfox Lane #6, McHenry IL 7. Dottie Thurlwell, 4602 Northfox Lane #1, McHenry IL 8. Nancy Lorr, 4702 Northfox Lane #3, McHenry IL 9. Ginny Richmond, 4602 Northfox Lane #1, McHenry IL 10. Linda and Roger Freund, 4513 West Ponca Street, McHenry IL 11. Donna and Kris Butler, 4711 West Crystal Lake Road, McHenry IL 12. Roger Barnes, 4407 Ponca Street, McHenry IL 13. Sheldon E Bauer, 921 Royal Drive, McHenry IL 14. Steve Bjorkman, 7214 Trey Road, McHenry IL 15. Andrew Glab, 5001 Oakwood Drive, McHenry IL 16. Dennis Harms, 4727 West Crystal Lake Road, McHenry IL 17. Michael Bartolone, 4809 West Crystal Lake Road, McHenry IL 18. Dave Boger, 1102 North Oakwood Drive, McHenry IL 19. Lois Carrico, 912 West Crystal Lake Road, McHenry IL Planning and Zoning Commission March 16, 2006 Page 2 20. Debbie Boro, 4503 West Crystal Lake Road, McHenry IL 21. Ron and Judy Bjurstrom, 4613 Front Royal Drive, McHenry IL 22. Peter Keller, 3411 West Fairway Drive, McHenry IL 23. Kevin Wegrzyn, P O Box 1690, 4811 West Crystal Lake Road, McHenry IL. Planner Zeller presented the staff report. She noted the Crystal Lake Road Sub-Area Plan before the Commission this evening is the result of several months of hard work between Staff and members of the Community Development Committee. Planner Zeller stated this plan is not a development proposal, but a guide for future possible redevelopment of this area. The primary area of focus is east of Crystal Lake Road between Lillian Street and Dartmoor Drive. Planner Zeller noted the majority of the area in question is not incorporated within McHenry and has begun to change considerably in recent years. The property uses have gradually changed from residential to commercial/office uses. The commercial/office uses seem compatible with the traffic and noise associated with Crystal Lake Road. Planner Zeller stated traffic congestion on Crystal Lake Road is exacerbated by all of the narrow lots with entry/exit to and from Crystal Lake Road in this area. The numerous driveways cause traffic to drastically slow down when vehicles enter or leave these drives. One of Staff's main goals was to provide a means to reduce traffic congestion on this road. The proposed Sub-Area Plan addresses the reduction of the curb cuts upon redevelopment of property in this area. Planner Zeller stated Staff proposes that Kelter Street be developed as the main connection into the redeveloped property to the east of Crystal Lake Road. Kelter Street would tie into a proposed internal collector street which would parallel Crystal Lake Road. Properties to the west of the collector street would be commercial/office, while properties east of the collector street would remain residential. Planner Zeller reminded the Commission this is not a development proposal. The purpose of this Crystal Lake Road Sub-Area Plan is to guide the possible redevelopment of this area. Adoption of this Plan does not change land uses or zoning. It will also not change the status of any City roadways. Staff finds that this Plan is the most responsible way to plan for the future growth of the area. Vice Chairman Buhrman asked all members in the audience who wished to comment or ask questions regarding this matter to be sworn in at this time. The following addressed the Commission: Jerome Buch: Mr. Buch stated he is a long-time resident of McHenry. He stated there is a high amount of pedestrian and vehicular traffic on Royal Drive. He is afraid if this Plan is approved, traffic congestion will be increased on Royal Drive. Marlene Sorenson: Ms. Sorenson stated she used to live on Highway 12 and she had a hard time selling her home when she decided to move to McHenry. She stated she has great difficulty exiting her driveway onto Royal Drive. As she lives near the stop sign, she asked if the schools could re-route the buses, so that they would not be on Royal Drive. She is opposed to more traffic which would be created on Royal Drive and Front Royal Drive if this Plan is approved. Planning and Zoning Commission March 16, 2006 Page 3 Mark Nielsen: Mr. Nielsen stated he lives at the intersection of Hanley and Royal Drive. When Route 120 was being renovated, traffic was flying through the Whispering Oaks neighborhood. Mr. Nielsen also noted there are many families with young children in the neighborhood. There are also many older youth who run through the streets. Mr. Nielsen noted if Maryetta Boulevard is improved to Crystal Lake Road, traffic congestion would be drastically increased in Whispering Oaks. He expressed concern regarding his property values decreasing if the Plan is adopted. He also noted there are many accidents at the intersection by his home. He suggested the City should investigate the traffic which is already speeding through the neighborhood. Henry Kenyon: Mr. Kenyon stated he has lived in the area for more than fifty years. He opined adding more commercial development would not increase the quality of life for residents in his neighborhood. He suggested the City really needs to plan for the future, but must look at the ramifications of the plan being proposed. Carmella Dobler: Ms. Dobler stated from Front Royal Drive to Royal Drive there is intense traffic. She stated she is not able to leave her driveway during school bus route times. The stop signs in the neighborhood are not obeyed. She inquired if the City had done its homework and noted that Whispering Oaks is a single-family residential neighborhood, predominantly for first time home buyers. These families have small children. Residents of Garden Quarter walk on Front Royal Drive to Jewel. Walkers in the neighborhood will not be safe if this Plan is implemented. The property values in the area will be decreased. She stressed she wants to keep her neighborhood nice. Dottie Thurlwell: Ms. Thurlwell stated she is a resident of Northfox Condominiums. She noted there were several other residents from this complex in attendance as well. She stated if the City brings more traffic through on Royal Drive, residents of Northfox will not be able to access Royal Drive from their complex. She also noted the great number of walkers in the neighborhood. She stated this used to be a quiet area. However, between buses and cars, the area is very busy. It is impossible to make a left turn onto Royal Drive from Northfox Lane. Residents of the area take pride in their homes. Traffic should not be allowed to fly by causing safety concerns to the residents. Linda Freund: Ms. Freund stated the City Council has previously stated they were not interested in opening up Maryetta Boulevard. If the Plan is implemented, it would not be a thoroughfare. Pioneer Center Home residents use the street for walking and exercise. She inquired if Ponca Street would be blocked off or remain accessible. Planner Zeller responded it could be tee'd into the proposed roadway. Ponca Street would not be converted into a thoroughfare. Steve Bjorkman: Mr. Bjorkman, co-owner of Ace Hardware, stated between his two driveways, the First Midwest Driveway and the two Post Office driveways, there is much congestion in this area along Crystal Lake Road. Mr. Bjorkman stated he is willing to work with the City to improve traffic congestion in any way possible. It is important to rectify this situation. Andrew Glab: Mr. Glab stated he moved into the community fifteen years ago. He is concerned with the number of curb cuts on Crystal Lake Road. No one is thinking about the number of curb cuts on Royal Drive. When the City looks at the Crystal Lake Road Sub-Area, it should realize the Plan will affect not only the road but the entire area surrounding it. There should be more research and engineering studying the area as a whole before implementing such a Plan. The Planning and Zoning Commission March 16, 2006 Page 4 impact of such a Plan on the Whispering Oaks Subdivision will be tremendous. Mr. Glab stated regarding the Comprehensive Plan should take into consideration the integrations of a residential neighborhood and to preserve its integrity. The City's Comprehensive Plan does not correlate to this proposed Crystal Lake Road Sub-Area Plan. Mr. Glab inquired as to the status of the Crystal Lake Road Corridor Study which was ordered and paid for by Council. The Corridor Study was done by professionals. Why does the City need to look at this Sub-Area Plan? Why not just adhere to the results of the Corridor Study? Alderman Glab stated children can not play in their front yards as their safety is a major concern, particularly along Royal Drive. The plan to extend Lillian Street across to the First Midwest entry is a good idea. However, the Sub-Area Plan would promote more traffic in the area. It will impact everyone in this subdivision, not just those who live along Royal Drive and Front Royal Drive. The possible access road which would split the long narrow lots on the east side of Crystal Lake Road might be a good idea. Parts of this Plan are good. However, the Plan should limit access onto Hanley from Garden Quarter and Whispering Point Center. Dennis Harms: Mr. Harms, owner of Harms Farm and Garden Center since 1962, addressed the Commission noting splitting his property in half in order to create the parallel collector road would not be possible. He stated he uses all of his land for his business. He also noted the high number of accidents caused when students are entering/leaving the West Campus. Mike Bartolone: Mr. Bartolone stated he lives next to Harms Farm. On many occasions he has had vehicles crashing into his yard from West Campus. He also noted he uses Kelter Street as his driveway. With the proposed Plan there would be another access point at Kelter Street and he would lose his driveway. Mr. Bartolone noted he has lived in this location for twenty years. Cutting his property in half is not possible. He stated he does not understand what the City has planned. How will this Plan benefit him? Mr. Bartolone inquired if and when there would be a traffic signal at Dartmoor Drive. Director of Community Development Napolitano reminded the Commission and audience this is a Plan for the future. The City does not intend to construct any roads at this time. The City is planning for the future and what would be good for the City if and when this area is redeveloped. Responding to the second inquiry, Director Napolitano stated the Dartmoor Traffic Signal will be installed this year. Dave Boger: Mr. Boger expressed his concern and opposition to the proposed Plan. He stated it sounds like the City is making a Crystal Lake Road Bypass through Whispering Oaks Subdivision. He noted there is rush hour traffic beginning at 3 p.m. daily. Residents cannot get out of their driveways. There is bike traffic due to the bike path. With Fort McHenry nearby, there is traffic going to and coming from the park. Mr. Boger stated the residents do not want more traffic in this area. People disobey stop signs and speed through the neighborhood. This Plan will not help ease traffic congestion but increase vehicular traffic in the subdivision. As there was no further comment, Vice Chairman Buhrman closed the Public Comment portion of the hearing at this time. Planning and Zoning Commission March 16, 2006 Page 5 Cadotte noted in the early 1950's, Whispering Oaks was a senior citizen community. It has since been converted into a multi-aged community. Traffic congestion has increased considerably. He opined traffic will get worse before it gets better. Thacker stated the City has learned ways to ease traffic congestion in residential neighborhoods. Initially, when Dartmoor Drive was constructed, numerous driveways accessed onto it. In recent years, as growth and development expanded, curb cuts onto Dartmoor Drive were prohibited. He stated the Commission can not control the way people drive, nor can it dictate the school bus routes through the neighborhoods. He reaffirmed this Plan is for the future so that the City is ready when this area is considered for redevelopment. Thacker also stated he does not see any way that by approving this Plan traffic will be increased. Brief discussion occurred regarding when the traffic signal will be installed at Dartmoor Drive and Crystal Lake Road, its possible cost, and subsidized contributions/donations from developers for its installation. There was no further discussion or questions by the Commission. Motion by Cadotte, seconded by Ekstrom, to recommend to City Council with regard to File No. Z-669, to amend the Comprehensive Plan by adopting the Crystal Lake Road Sub-Area Plan as presented. Voting Aye: Cadotte, Ekstrom, Thacker. Voting Nay: Buhrman, Nadeau, Schepler. Not Voting: None Abstaining: None Absent: Howell. Motion failed to carry 3-3. Comments from Commissioners: Buhrman: There are too many concerns and unanswered questions at this time. He does appreciate Staff's work on the Plan, however. Ekstrom: This is a concept plan for use if the area is redeveloped. Individual site plans would be reviewed at the time of submittal. This represents an amendment to the Comprehensive Plan, not a zoning or use change. Nadeau: The proposed plan looks to the future commercial/office development along Crystal Lake Road. More research is needed before this matter is sent to Council for consideration. Schepler: He appreciates Staff's work on the Plan. A new look at the Comprehensive Plan and how this Sub-Area Plan fits into it is necessary. This Plan needs further review. He objects to the potential traffic impact on the area. Thacker: Concurs with Ekstrom and views this Plan as a safeguard for the City's development of this area in the future. He has concerns regarding commercial development along Crystal Lake Road prior to the redevelopment of this segment of Crystal Lake Road. Vice Chairman Buhrman closed the Public Hearing at 8:40. Planning and Zoning Commission March 16, 2006 Page 6 Public Hearing – City of McHenry File No - Z-668 Zoning Text Amendment to Chapter VIII Landscape and Screening Vice Chairman Buhrman at 8:44 p.m. called to order a Public Hearing regarding File No. Z-668, an application for a Zoning Text Amendment to Chapter VIII Landscape and Screening Requirements of the Zoning Ordinance as requested by the City of McHenry. Vice Chairman Buhrman stated notice of the Public Hearing was published in the Northwest Herald on February 28, 2006. A Certificate of Publication is on file in the City Clerk’s Office. Planner Zeller presented the staff report. She noted the current Landscape and Screening requirements are minimal. While working with developers, Staff noticed the difficulties they experienced in attempting to follow the provisions of this portion of the code. It was also difficult to coordinate these requirements with the Subdivision Control and Development Ordinance and Municipal Code. Planner Zeller noted Staff has worked extensively with the Community Development Committee to revise and update the landscape and screening requirements of the Zoning Ordinance. The result for consideration before the Commission this evening provides more clarity and specificity regarding the City's landscaping and screening requirements. It also provides clear direction for developers in conjunction with coordination with existing Subdivision Control and Development Ordinance and Municipal Code requirements. Nadeau suggested consideration be given to including parkway trees on the approved list which are resistant to salt. Planner Zeller stated salt-tolerant trees have been included on the list. Buhrman inquired why the caliper of trees has not been indicated on the new approved tree list. Thacker complimented Staff on the proposed amendments to the landscape and screening provisions. He expressed a desire to improve curb appeal. Schepler opined the amendments would increase aesthetics in the community. Motion by Cadotte, seconded by Nadeau, to recommend to City Council with regard to File No. Z-668, a request for Text Amendment to the City’s Zoning Ordinance, Chapter VIII Landscape and Screening, be amended as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: None Motion carried 6-0. Comments by Commissioners: Nadeau: Complimented Staff and the Community Development Committee on creating the proposed revisions. Planning and Zoning Commission March 16, 2006 Page 7 Buhrman: The proposed revisions represent an outstanding job in upgrading the City's landscape and screening requirements. Vice Chairman Buhrman closed the Public Hearing at 8:58. Other Business Brief discussion occurred regarding the Crystal Lake Road Sub-Area Plan. There was no Other Business. Adjournment Motion by Nadeau, seconded by Cadotte, to adjourn the meeting at 9:00 p.m. Voting Aye: Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: None Motion carried 6-0. The meeting was adjourned at 9:00 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.