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HomeMy WebLinkAboutMinutes - 03/03/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION March 3, 2005 The March 3, 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. Lincoln Hill Subdivision Final Plat The first item on the Agenda was the discussion and review of the Lincoln Hill Subdivision Final Plat prepared by Land Technology dated 12/14/04. In attendance was Applicant, Property Owner and Developer Raymond Walls of 1050 Jessica, Wauconda Illinois. Mr. Walls stated the preliminary plat was previously approved by the City. Since that time, Staff and City Engineers have recommended changes to it, namely that a west bound left turn lane be included on Lincoln Road at the developer’s sole expense. Due to the developer’s cost to install that public improvement, the developer is requesting an increase in the number of lots from 36 to 37 in the 18.70-acre subdivision. The increase in number of lots will assist in offsetting the cost of providing the left turn lane on Lincoln Road. Mr. Walls stated he presented a concept plan of the revised subdivision with 37 lots. Council recommended the matter be presented to the Planning and Zoning Commission for review and recommendation. The Final Plat before the Commission this evening is for a subdivision with 37 lots. Director of Community Development Napolitano provided an overview of the Staff Report regarding the final plat. He noted the Final Plat before the commission this evening is for a 37-lot subdivision. The two primary differences between the preliminary plat previously viewed by the commission and the final plat are: 1. the addition of a road stub to the west (Polk Trail), just north of Lot 18, to provide access to the Archaki Property; 2. increasing the number of lots from 36 to 37 by utilizing a portion of detention basin at the northeast corner of the intersection of Hillside Lane and Lincoln Road. Director Napolitano noted one of the reasons for the left turn lane request on Lincoln Road was the result of the County’s refusal to grant Liberty Trails Subdivision an access point onto Chapel Hill Road. Liberty Trails Subdivision surrounds Lincoln Hill Subdivision on the north, east and west. Following the denial of the Chapel Hill entry, City Engineers and Staff have determined the Hillside Lane entry will be utilized not only by Lincoln Hill Subdivision residents but also by Liberty Trails Subdivision residents. Director Napolitano noted even though the left turn lane will be chiefly utilized by Eastwood Manor residents, who are not currently within the McHenry corporate boundaries, City Engineers opined it would be needed to assure smooth traffic flow at this intersection and along Lincoln Road. P&Z Commission March 3, 2005 Page 2 Director Napolitano stated if the commission recommends final plat approval, and Council concurs, an amendment to the Lincoln Hill Annexation Agreement would be required to alter the number of lots permitted within the subdivision. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Mr. Walls stated the detention basin would be designed as grass bottom. The Walls family homestead will remain on Lot 7 of the subdivision. Mr. Walls stated all of the 37 lots are at least 1/3 acre in size. Mr. Walls intends to develop the property himself. Mr. Walls responded to commission inquiry noting the homes would be custom single family residences. All lots would be served by municipal water and sewer. Connection would be made to the north from the Liberty Trails Subdivision mains. The lines would then be looped to the south along Lincoln Road so they would not dead end within the subdivision. Some discussion followed regarding the detention basis. It was noted City Engineers would be approving the design of the basin. The basin would be maintained by the Lincoln Hill Homeowner’s Association, pursuant to the terms of the annexation agreement. In response to a question, Director Napolitano stated there would be two lanes southbound on Hillside Lane from the subdivision and one lane northbound into the subdivision. Responding to an inquiry, Director Napolitano stated it is unlikely a traffic signal would ever be warranted or installed at the Hillside Lane/Lincoln Road intersection, particularly in light of the close proximity of the Chapel Hill Road/Lincoln Road intersection and its possible traffic signalization Responding to a question, Mr. Walls stated he has six or seven architectural plans for homes in the subdivision. Each plan features a front-load double or triple garage. He estimated the garage would represent approximately 30% of the front appearance of the structures. Mr. Walls stated fencing and berms would not be used to delineate property boundaries. Responding to a question regarding the preservation of trees on the property, Mr. Walls stated he would attempt to preserve as many trees as possible. He noted the City Engineers straightened the subdivision roadways, however, which resulted in the additional loss of mature trees. Chairman Howell suggested the curved street should remain to provide a more aesthetically pleasing streetscape, in addition to preserving more of the mature trees. Answering Chairman Howell’s question, Mr. Walls stated he believed the roadways were straightened in part to provide for easier emergency access to residences within the subdivision. Concern was also expressed regarding the increased number of lots within the subdivision. In response to an inquiry, Director Napolitano stated the City is not participating in the cost of providing the westbound left turn lane from Lincoln Road onto Hillside Lane. The developer will bear the cost of the public improvement which is why they are requesting an additional lot in the subdivision in order to offset the burden of constructing the additional public improvement. P&Z Commission March 3, 2005 Page 3 Some discussion occurred regarding access to Lots 1 and 15. It was noted no direct access would be permitted to Lincoln Road. The commissioners expressed some concern regarding the Lot 1 and 15 property owners being able to exit their property due to traffic stacking on Hillside Lane, especially during peak hours. In response to Chairman Howell’s inquiry, the following Observers addressed the commissioners: Stanley Archaki, 2604 West Lincoln Road: Mr. Archaki his property lies to the west of the subject property. He expressed concerns regarding potential flooding and drainage as a result of the development of the Lincoln Hill property. He noted his property has the lowest elevation of the area. Mr. Archaki stated he wants it noted on the record he has concerns regarding drainage onto his property. He would like assurance that if there is a drainage problem in the future, the developer will take care of it. Additionally, Mr. Archaki stated he does not want the property elevations increased on property adjacent to his property. He also reminded the commissioners that he was told there would be a berm along the north subdivision line. Director Napolitano confirmed language to that effect was included in the annexation agreement. There were no further questions, comments or inquiries. Motion by Cadotte, seconded by Nadeau, to recommend to City Council that with regard to Lincoln Hill Subdivision Final Plat as prepared by Land Technology Inc. dated 12/14/04, the plat be approved subject to: 1. all remaining engineering issues be resolved prior to Council consideration of the Final Plat; 2. the Final Plat be recorded within six months of City Council approval. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Comments by Commission: Commissioner Buhrman: Is not in favor of the increased number of lots and the subsequent decrease in open space at the subdivision entrance. Chairman Howell: Emphasized that the curved street and tree preservation should be revisited. Commissioner Nadeau: Efforts to maintain the Oak trees should be stressed and curved roadways should be reinvestigated to assist with aesthetics and reduced traffic speeds within the subdivision. Commissioner Schepler: Curved streets will assist with speed control; City Engineers should assure there will be no drainage and detention basin overflow issues. P&Z Commission March 3, 2005 Page 4 Public Hearing: SBC File No Z-622-Revised Amendment to Conditional Use Chairman Howell at 8:15 p.m. opened the Public Hearing regarding File No. Z-622, an application for an amendment to the conditional use permit granted to SBC by City ordinance no ORD-04-1227 for outside storage area and the outdoor storage of propane and nitrogen gas cylinders on the property located on Lot 56 of Inland Business Park. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on February 12, 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 Bruce Ebner of SBC and David Young of Teng and Associates who were both sworn in by Chairman Howell. Mr. Ebner stated last fall the Commission held a public hearing to consider a conditional use permit for SBC regarding the outside storage of 21,000 square feet and the outside storage of propane and nitrogen gas cylinders on Lot 56 of Inland Business Park. Following the Commission’s recommendation, the City Council approved the conditional use by City Ordinance Number ORD-04-1227 subject to conditions as specified by the Commission, namely, that the property be developed in substantial accordance with the site plan, landscape plan and building elevations, as prepared by Teng and Associates dated 2/6/04, last revised 8/6/04. Mr. Ebner stated since the public hearing the project was put out for bid and it came in far higher than anticipated. To that end the following changes were made to the initial site plan, landscape plan and building elevations in an effort to reduce the cost of the project: • Carport structures were reduced from three to one on the premises; • Impact curbs would be installed in place of fencing south of the main building; • Pre-cast wall height was reduced by six feet to an overall height of ten feet; • Removal of some windows from the main building; • Reduction in the amount of landscaping; • Reduction in the number of light fixtures inside and free-standing externally on the premises; • Reduction by 30 to the number of office parking spaces; • Reduction by 30 to the number of truck parking spaces; • Reduction in the amount of paved truck parking area; • Modification from concrete to asphalt paving of the outside storage area. Mr. Ebner stated the revisions were presented to the City Council who recommended that they be presented formally to the Planning and Zoning Commission for review, consideration and recommendation at a Public Hearing. He noted the actual conditional use did not change since last reviewed by this Commission. However, the site plan, landscape plan and building elevations have been modified, and that is the reason for this Public Hearing this evening. P&Z Commission March 3, 2005 Page 5 Director Napolitano stated Council directed the applicant to present their changes to the Commission for consideration, review and recommendation. Director Napolitano noted the conditional use is actually less intense than previously stated as the amount of paved surface has been greatly reduced. Additionally, the wall height which will screen the outside use from view has been reduced in height; however, it will still adequately screen the storage area from view. Parking lot lighting will be reduced which would provide less spillover and light pollution in the area. Director Napolitano stated it is Staff’s recommendation that the amendment to the conditional use granted by Ordinance Number Ord-04-1227 be granted. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Mr. Ebner stated down lighting would be use to illuminate the parking areas. There would not be any light spillover from the site. Suggestion was made that the landscaping not be reduced in volume. However, it was agreed that placing trees in front of the screening pre-cast concrete wall might not be the most effective use of landscape dollars. Following a brief discussion, it was the consensus that the applicant work with Staff regarding an acceptable landscape plan incorporating the initial investment of dollars for that purpose. It was further suggested that Staff work with the applicant regarding some phasing of the landscape for this project as opposed to eliminating any proposed landscaping on the site. In response to Chairman Howell’s inquiry, there was no one in the audience wishing to express an opinion regarding this matter. Motion by Cadotte, seconded by Buhrman, regarding File No. Z-622-Revised, a request for an amendment to a conditional use permit for outside storage in a 21,000 square foot area, and a conditional use permit for outside storage of propane and nitrogen gas cylinders, on Lot 56 of Inland Business Park, as granted by City of McHenry Ordinance Number ORD-04-1227 be granted, subject to the condition that: • the subject property be developed in accordance with the site plan and perspective drawings prepared by Teng and Associates Inc, dated 3/12/04 and bearing a latest revision date of 12/20/04; and • that the applicant work with Staff to achieve an acceptable landscape plan which utilizes the original landscape investment proposed by the applicant; and that Table 31. the Approval Criteria for Conditional Use Permits, Pages 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 failed 6-0. The Public Hearing was adjourned by Chairman Howell at 8:35 p.m. Other Business P&Z Commission March 3, 2005 Page 6 Director Napolitano provided the commissioners with a summary of recent Council action. A brief discussion followed regarding projects around town and possible new development. Commissioner Buhrman noted he will copy a recent article which appeared in local press regarding developer donations and lag fees utilized in Lake County. Director Napolitano noted the following agenda items coming before the Commission: March 17th Towne and Country proposal for the Budreck Property Storage USA proposal for storage units in Northgate West April 7th Adams Commercial Center rezoning of one lot to C5 Text Amendment implementing lighting regulations. Adjournment Motion by Buhrman, seconded by Cadotte, to adjourn the meeting at 8:52 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.