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HomeMy WebLinkAboutMinutes - 03/17/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION March 17, 2005 The March 17, 2005 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Absent: Thacker. Also in attendance: Director of Community Development Napolitano, Deputy Clerk Kunzer, Attorney Jenette Schwemler. Approval of Minutes Motion by Nadeau, seconded by Cadotte, to approve the following minutes as presented: • February 3, 2005 regularly scheduled Planning and Zoning Commission Meeting; • March 3, 2005 regularly scheduled Planning and Zoning Commission Meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Public Hearing – Storage USA File No. Z-636 Lot 2 Northgate West Subdivision Chairman Howell at 7:32 p.m. convened a Public Hearing regarding File No. Z-636, an application filed by Design Team West for Storage USA for the following on Lot 2 of Northgate West Subdivision: • Conditional Use Permit to operate a self-storage facility; • Parking variance to allow a reduction from 29 to 9 parking spaces. In attendance representing the applicant were: • Larry Jordan, Design Team West; • Ryan Robinson, Design Team West; • Paul Bedar, Design Team West; • Jason Schmitt, Condon Consulting Engineers; • Jim Nesbit, contract purchaser of the subject property and owner of designated Storage USA franchise. All representatives were sworn in by Chairman Howell. Also in attendance was Sam Diamond, partner in the development of Northgate West Subdivision. Chairman Howell announced notice of the Public Hearing was published in the Northwest Herald on March 2, 2005. Notices were sent via certified mail to all abutting property owners. Receipts are on file in the Office of the City Clerk. An Affidavit of Service of all required notice requirements is on file in the Office of the City Clerk. P&Z Commission March 17, 2005 Page 2 Mr. Jordan presented a detailed overview of the applicant’s request. He noted Design Team West has prepared an application seeking zoning relief for its client Storage USA. The relief being sought for this project is as follows: • Conditional Use Permit to allow the construction and operation of a self-storage facility; • Parking variance to allow a reduction of the required parking spaces from 29 to 9 spaces. Mr. Jordan stated the facility would consist of three stories with a total area of 66,000 square feet. The facility would be climate controlled. Access to the building would be controlled by keypad. Security would identify who enters the building, the duration of their visit, and the time of departure. Mr. Joran stated normal hours of operation would be: Monday thru Sunday 7 a.m. until 9 p.m. Peak Hours: Monday thru Friday 1 p.m. until 5 p.m. Saturday Noon until 1 p.m. Sunday 1 p.m. until 4 p.m. Mr. Joran noted the request for parking space reduction is reasonable for this type of facility. The building would be constructed with steel and concrete. A split face block façade would be used on the lower portion of the building. The overall building height would be approximately 36’. Mr. Jordan went over the approval criteria for conditional uses as stated in the application. Mr. Jordan then addressed items contained within the Staff Report. He noted the applicant’s desire to maintain the 35’ access easement reserved on the plat for the subject property. He stated it is Staff’s contention the access easement is no longer needed and could be abandoned. Director of Community Development Napolitano provided the commissioners with the Staff Report regarding this project. He noted Staff is in agreement with the proposed use. Although no sales tax revenue would be generated by this project, Staff believes those utilizing the facility would shop at surrounding retail businesses and increase the sales taxes through purchasing at area stores. Staff concurs the applicant has met the Approval Criteria contained in Table 31 and recommends approval of the conditional use permit. Regarding the request for parking variance, Director Napolitano stated this type of use has evolved through the years and does not typically generate a lot of traffic. The requested parking variance is reasonable. Staff recommends approval of the request. In conclusion, Director Napolitano stated the issues which must be considered regarding this project include tree preservation on the premises and the recommended abandonment of the existing 35’ access easement. He opined if the easement is abandoned, the applicant would be able to preserve more of the existing mature trees. The size of the proposed sign for the site is also at issue. Staff recommends reducing the overall size to a maximum of 8’ in height and 40 square feet in area. P&Z Commission March 17, 2005 Page 3 A brief discussion occurred regarding the value of the existing trees, and whether the 35’ access easement should be preserved or abandoned. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Mr. Jordan stated similar facilities have been constructed by Design Team West in Waukegan, Hanover Park, Naperville and Lincolnwood. He stated the building would be fully sprinklered. A speaker system would also be installed throughout the facility to provide a means of communication between staff and customers in the building. Responding to a question, Mr. Jordan stated this would be a safe and secure facility. Staff would be on hand during hours of operation. However, no 24- hour caretaker would be necessary due to the security system. The firm would employ 2-3 staff for the facility. Further inquiry was made as to restrictions as to what can be stored in the facility. Mr. Jordan responded noting each user must sign a lease which sets for the rules and regulations of the facility including allowable items to be stored and those which are restricted. Mr. Jordan stated there is neither electric nor water outlet in each storage unit. Heating and cooling are provided as each unit is a climate controlled environment. Emergency exits including a staircase from the second and third story are included in the building plans. Lighting throughout the facility is motion-sensor activated. Mr. Jordan noted although no lighting is included in each unit, lighting spills over from the hallway when motion-activated. Chairman Howell expressed some concern regarding the aesthetics of the facility inasmuch as it is located at the northern gateway to the community. A lengthy discussion followed regarding the pros and cons of maintaining the existing 35’ access easement. Mr. Jordan opined the easement issue should not be tied to the conditional use request as it refers to the site plan. Staff contended that if the easement were abandoned, the building could be moved to the east and several large existing trees could be preserved. In response to an inquiry, Attorney Schwemler advised the tree preservation issue applies to the third approval criteria for conditional uses relating to “Neighborhood Character” and is therefore pertinent to this discussion. In response to Chairman Howell’s inquiry, the following Observer was sworn in and addressed the commissioners: Samuel Diamond, Attorney, 3431 West Elm Street, McHenry: Mr. Diamond addressed the commissioners regarding the 35’ access easement. He noted during annexation discussions regarding Northgate West Development, the 35’ access easement was deemed necessary. He informed the commissioners the easement provides a potential link to the property immediately north of this subdivision. Ultimately it could be utilized to connect to that property so that a second means of egress/ingress to Northgate West is possible. If the City chooses to abandon the easement there would no longer be such a possibility. Mr. Diamond suggested the City retain the P&Z Commission March 17, 2005 Page 4 35’ access easement and encourage the developer to increase the amount of landscaping in the development in an effort to make up for the loss of the trees. Mr. Paul Bedar responded, noting the developer could enhance the landscaping within the utility easement to the north of the building. The developer could also increase landscape buffering along the side of the building which is visible from Route 31. In response to a question, Mr. Bedar stated most of the trees which would be lost are Burr Oaks which are approximately 22” in diameter. There is one tree, however, which is approximately 37” in diameter. In closing, Mr. Jordan stated the applicants are seeking a conditional use permit to allow a self- storage facility on the subject property. In addition, the applicants are seeking a parking variance to reduce the number of required parking from 29 to 9 spaces. The approval criteria have been met. Mr. Jordan opined discussion regarding the 35’ access easement is not relevant to the use of the property and should be addressed at the time of site plan approval. Mr. Jordan further stated good planning dictates the access easement be retained as opposed to preserving trees on the site. There were no further questions, comments or inquiries. Motion by Cadotte, seconded by Buhrman, to recess the Public Hearing regarding File No. Z- 636, an application for conditional use permit to allow the operation of a self-storage facility on Lot 7 of Northgate West Subdivision, until such time as: 1. the applicant provides a revised site plan which includes moving the building 20’ to the east so that the mature trees on the property can be preserved; 2. that the site plan shows the elimination of the proposed 35’ access easement along the east side of the site; and 3. applicant agrees to the stipulation that the free standing sign be limited to a monument sign, not-to-exceed 8’ high and 40 square feet in area. Voting Aye: Cadotte. Voting Nay: Buhrman, Ekstrom, Howell, Nadeau, Schepler. Not Voting: None. Abstaining: None. Absent: Thacker. Motion failed 1-5. Comments by Commission: Commissioner Buhrman: Is not in favor of abandoning the access easement; Commissioner Ekstrom: Is not in favor of vacating the easement; trusts the landscaping would be adequate to replace the lost trees; Chairman Howell: Would like the trees preserved; very important to maintain the possible point of access to provide for maximum potential for the overall project; Commissioner Nadeau: Concurred with previous statements. Commissioner Schepler: Concurred with Commissioner Ekstrom; tree preservation is important but not at the expense of abandoning the access easement. P&Z Commission March 17, 2005 Page 5 Motion by Cadotte, with regard to File No. Z-636, an application for conditional use permit to allow the operation of a self-storage facility on Lot 7 of Northgate West Subdivision, be granted subject to the following conditions: 1. Adjustments be made to the site plan (i.e. moving the building) so that some of the mature trees on the site can be saved; 2. Elimination of the proposed 35’ access easement along the east side of the site; and 3. Freestanding sign be limited to a monument style sign, not-to-exceed 8’ high and 40 square feet in area; And that Table 31, the Approval Criteria for Conditional Use Permits, Page 357-358 of the Zoning Ordinance, has been met. Motion died for lack of a second. Motion by Cadotte, seconded by Nadeau, with regard to File No. Z-636, an application for conditional use permit to allow the operation of a self-storage facility on Lot 7 of Northgate West Subdivision, as developed for Storage USA, be granted subject to the following condition: Freestanding sign be limited to a monument style sign, not-to-exceed 8’ high and 40 square feet in area; And that Table 31, the Approval Criteria for Conditional Use Permits, Page 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Motion by Ekstrom, seconded by Buhrman, with regard to File No. Z-636, a request for parking variance to reduce the number of required parking from 29 to 9 spaces for Lot 7 of Northgate West Development, as developed for Storage USA, 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, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:45 p.m. P&Z Commission March 17, 2005 Page 6 Public Hearing: Town and Country Homes File No Z-638 Budreck Farm Property Map Amendment and Conditional User Permit to Allow Development as IDD Chairman Howell at 8:48 p.m. opened the Public Hearing regarding File No. Z-638, an application for map amendment to Integrated Design District (IDD) upon annexation to the City and a conditional use permit to allow development of the Budreck Farm Property as a planned residential development as submitted by Town and Country Homes. In addition, the applicant is seeking Preliminary Plat approval for a 395-unit single-family subdivision. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on February 27, 2005. A Certificate of Publication is on file in the Office of the City Clerk. Certified Notices were mailed to all abutting property owners of record. An affidavit of service is on file in the City Clerk’s Office. In attendance were the following who were all sworn in by Chairman Howell: Mark Fields, Town and Country Homes Ed Fitch, Town and Country Homes John McFarland, Town and Country Homes Chuck Hanlon, Town and Country Homes. All representatives were sworn in by Chairman Howell. Also in attendance were: Lawrence Fichter, 2004 Barreville Road, McHenry IL 60050 Jacqueline Fichter, 2004 Barreville Road, McHenry IL 60050 Gary Bryan, representing Chroma Corporation, 3900 Dayton Street, McHenry IL 60050. Chairman Howell announced notice of the Public Hearing was published in the Northwest Herald on February 27, 2005. Notices were sent via certified mail to all abutting property owners. Receipts are on file in the Office of the City Clerk. An Affidavit of Service of all required notice requirements is on file in the Office of the City Clerk. Town and Country Homes representatives presented a PowerPoint slide presentation of the proposed development of the Budreck Farm Property. Mark Fields noted the project is development of 199.8 acres as single family homes. The project is currently known as The Oaks at Irish Prairie. Town and Country is proposing utilization of the City’s newly-adopted Integrated Design District (IDD). Proposed density is 1.98 dwelling units/acre. Mr. Fields noted the proposal is in conformance with the City’s Comprehensive Plan. The project is neo-traditional in design standards and principles. Mr. Hanlon described the proposed site plan in detail, providing the commissioners with the unique characteristics of each neighborhood of the development. He noted Veteran’s Parkway would extend east from the Morgan Hill Townhomes development and connect with Barreville Road. Mr. Hanlon also stated 90% of the 605 mature trees on the site would be preserved. A 4.5 acre parcel located at the junction of three neighborhoods of the development would be dedicated P&Z Commission March 17, 2005 Page 7 to and maintained by the City for park lands. Additionally, several smaller tot lot parks would be sprinkled throughout the project. The smaller tot lots would be retained by and maintained by the Home Owner’s Association. Mr. Hanlon reported 16 acres would be donated to the McHenry County Conservation District in an effort to preserve the wetlands. Mr. Hanlon pointed out the developers are proposing a corner side yard setback of 20’ as opposed to the ordinance requirement of 15’. The subdivision will have a community house as its focal point. Behind the community house, as viewed from the Veteran’s Parkway crossroads entry, would be the very large existing oak tree, which was the inspiration for the name of the subdivision. Mr. Fitch presented slides indicating Town and Country’s architecture philosophy. He noted although Town and Country intends to create new designs for this development, there would additionally be several elevations of each one in an effort to achieve a diversified architectural project. Unique elements would be used to change the appearance of otherwise identically laid out homes. Mr. Fitch stated the project meets or exceeds 16 of the possible 25 IDD design standards. Director Napolitano provided the commissioners with an overview of the Staff Report regarding the Town and Country project. Director Napolitano stated Staff has worked closely with the developers to achieve a unique residential development. Staff believes this property would be easily developed as an IDD. The subject property is adjacent to Industrial, Business Park and Multi-Family Districts. The reduced lot sizes, given the surrounding site factors, are appropriate. Director Napolitano stated the developers are proposing one community park which would be owned maintained by the City, in addition to pocket parks placed throughout the neighborhoods of the development. In conclusion, Director Napolitano stated the developers are not proposing a typical RS-2 subdivision, but have presented a unique project which would provide variety and diversity in the City. Director Napolitano stated the commissioners are being asked to consider: 1. a map amendment upon annexation to IDD; 2. the granting of a conditional use to permit development of the property as a planned residential development; and 3. Preliminary Plat approval of The Oaks at Irish Prairie Subdivision. A 395-unit single family home subdivision. Chairman Howell invited questions and/or comments from the commissioners. In response to a question, Mr. Fields stated the 4.5-acre community park will be dedicated to and maintained by the City. The pocket parks would range in size from ¼ acre to approximately 3 acres, and would be maintained by the Home Owner’s Association. The commissioners inquired if a swimming pool would be included with the community house. Mr. Fields responded there would not be a pool. Some discussion followed regarding potential impact on the school districts when the development is completed. Mr. Fields noted they had met P&Z Commission March 17, 2005 Page 8 with Elementary School District 15; however, they had not yet met with High School District 156. He noted a school impact analysis had not yet been completed for this project. Town and Country Homes will pay developer donation and annexation fees as required by the City. Those issues will be addressed in the annexation agreement. Responding to an inquiry, Mr. Fields stated the homes would range in size from 2,100 square feet to 3,600 square feet. They would most likely introduce at least one ranch-style house. Mr. Fields acknowledged the developer would be restricted as to the number of building permits issued each year. The exact restrictions would be detailed in the annexation agreement. He anticipates complete subdivision buildout within 5-10 years. Town and Country hopes to begin home construction in mid-2006. The commissioners inquired if a traffic study had been completed relative to this project. Mr. Fields responded the study has been done; however results have not yet been provided. Responding to an inquiry regarding construction sequencing, Mr. Fields stated the developers would construct homes sequentially and not hopscotch through the subdivision. Most models would have partial basements, with an optional full basement. Mr. Fields stated there should be no restrictions due to the water table elevation. Addressing inquiries regarding fences, Mr. Fields stated a uniform fence would be constructed along Veteran’s Parkway. Fences within the subdivision would be permissible and addressed in the Home Owner’s Association covenants. Commissioners requested the covenants also address the parking of commercial vehicles, recreational vehicles and boats within the subdivision. Chairman Howell suggested these types of vehicles should not be permitted to be parked outside of garages. Responding to an inquiry, Mr. Fields stated potential price range of homes in the subdivision would be $250,000 to $350,000 or $400,000, depending on options and upgrades. In response to Chairman Howell’s inquiry, the following persons addressed the Commission regarding the Town and Country project. All were sworn in prior to speaking: Lawrence Fichter, 2004 Barreville Road: Mr. Fichter addressed the Commission, noting he has several concerns regarding the proposed development of the Budreck Farm Property. He stated he is concerned regarding environment and density. Addressing the impact on the environment, Mr. Richter stated the creek running through the property would be adversely impacted. He opined constructing buildings on this farm would change the quality of the wetlands in the area, particularly those which flow south and east. Mr. Fichter also expressed concern regarding the proposed density of the project. He noted with almost 400 new homes, there would likely be 1,600 new people, 800 more cars traversing area roadways, 300-400 new students generated in local schools. Me. Fichter stated this is an extremely large subdivision of 200 acres. The City should take the time to see how the subdivision will impact the community on a long-term basis. P&Z Commission March 17, 2005 Page 9 Mr. Fichter stated the developer has not adequately addressed wetland and environmental issues. He suggested the Commission table this matter until these issues have been investigated and adequately answered. Gary Bryan, President Chroma Corporation, 3900 Dayton Street: Mr. Bryan inquired how the residential development would be buffered from the industrial park and business park to the west and north. Mr. Fields pointed out there is an extensive heavy tree line on the property’s west and north boundary. Most trees will remain and more would be planted. Additionally, a 16’ conservation easement is shown along the north and west perimeter. Mr. Bryan, noting Veteran’s Parkway will connect Route 31 to Barreville Road, expressed concern regarding traffic impact on the already heavily traveled Route 31. Mr. Bryan also stated it is difficult for Industrial Park employers to find employees for their workforce. He opined with the proposed price points of the homes in this subdivision, the likelihood of increasing the work force pool is nonexistent. He stated the City should be encouraging more affordable housing. Jacqueline Fichter, 2004 Barreville Road: Ms. Fichter inquired if there would be a single access point to the subdivision. Mr. Fields responded noting the only access shown is Veteran’s Parkway. However, an internal north/south road would stub to the north, to provide potential connection to the vacant land to the north. Responding to Ms. Fichter’s inquiry, Mr. Fields noted the sanitary lift station shown on the preliminary plat would not be an above-grade structure. Its purpose is to assist with the piping of waste from the subdivision to the waste water treatment plant. Responding to Ms. Fichter’s inquiry, a brief discussion followed regarding the impact on the existing wetlands and natural lagoon following development of the property. In closing, Mr. Fields requested the Commission recommend to City Council that the subject property be zoned Integrated Design Development following annexation to the City. He further requested the Commission recommend a conditional use permit be granted to allow the development of the Budreck Farm Property as a planned residential development. Finally, Town and Country Homes is requesting the Commission recommend to Council that the Preliminary Plat of The Oaks at Irish Prairie be approved as presented. Motion by Cadotte, seconded by Nadeau, regarding File No. Z-638, a request for a map amendment to Integrated Design District (IDD) upon annexation of the Budreck Farm Property. Comprised of 199.8 acres; and that Table 33, the Approval Criteria for Zoning Map Amendments, page 401 of the Zoning Ordinance, has been met, and the Commission recommends to the McHenry City Council that the request be granted. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. P&Z Commission March 17, 2005 Page 10 Comments by Commission: Commissioner Ekstrom: Is hesitant to approve the reclassification without having seen the results of the traffic impact study and the school impact study resulting from this development. She commended the developer on utilizing the IDD ordinance and is anxious to see how the project looks when completed; Chairman Howell: Is pleased with the layout, landscaping and architectural features; likes the neo-traditional style which will be a good addition to the community. Motion by Cadotte, seconded by Nadeau, regarding File No. Z-638, a request for a conditional use permit to allow the construction of a planned residential development on the Budreck Farm Property, that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinance, has been met, and the Commission recommends the request be granted. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Motion by Cadotte, seconded by Buhrman, to recommend to City Council that The Oaks at Irish Prairie Preliminary Plat as prepared by Cemcom Ltd. Dated March 1, 2005, be approved, subject to the following: 1. Existing zoning of all adjacent property must be indicated; 2. A Tree Survey is required. It should list the size, species, and condition of all trees having a minimum 10’ diameter measured 6’ above grade; 3. Indicate specifically where the development would deviate from Subdivision Control and Development Ordinance for centerline radii and length between intersections; 4. On oddly shaped lots, adjust sharp angles, including Lots 48/42, 251/263 and 229/230. Side lot lines for Lots 78 and 95 should align so that if fences are constructed on these lots, there would be no offset; 5. All previous conditions should be addressed prior to the Preliminary Plat being presented to City Council for consideration and formal action. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler. Voting Nay: Nadeau. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Comments by Commission: Commissioner Nadeau: Is concerned regarding the density; there are too many 9,000 square foot lots. There are too many lots located on too small of an area. Traffic study impact results should be provided prior to acting on the Preliminary Plat. The Public Hearing was adjourned by Chairman Howell at 10:25 p.m. P&Z Commission March 17, 2005 Page 11 Other Business Director Napolitano provided the commissioners with a summary of recent Council action. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 10:35 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Thacker. Motion carried 6-0. 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.