HomeMy WebLinkAboutMinutes - 04/03/2003 - Planning and Zoning Commission
Minutes of the City of McHenry
PLANNING AND ZONING COMMISSION
April 3, 2003
The April 3, 2003 Meeting of the City of McHenry Planning and Zoning Commission was called
to order by Chairman Howell at 7:35 p.m. in the Council Chambers of the McHenry Municipal
Center. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Franzen, Howell,
Thacker. Absent: Nadeau. Staff in attendance: City Planner Martin, City Attorney Cahill, Deputy
Clerk Kunzer.
Approval of Minutes
Commissioner Thacker noted with regard to the March 20, 2003 minutes of the Planning and
Zoning Commission, the motion to approve the conditional use for Rodney Schuh was approved
by a 5-1 vote, with Ekstrom opposed to the motion.
Motion by Buhrman, seconded by Cadotte, to approve the minutes of the Planning and Zoning
Commission:
March 20, 2003 regularly scheduled meeting
as amended. All ayes. Motion carried.
Public Hearing: CC Vette Inc.
File No: Z-578
2730 Barney Court
Chairman Howell at 7:37 p.m. called to order the Public Hearing regarding the Petition filed by
Craig Cone for a use variance for the property located at 2730 Barney Court.
In attendance was Applicant Craig Cone, who was sworn in by Chairman Howell.
Chairman Howell stated all notification requirements were met pursuant to City Ordinance. An
Affidavit of Service is on file in the Office of the City Clerk. Notice was published in the
Northwest Herald on March 18, 2003. Publisher’s Certificate of Publication is on file in the
Office of the City Clerk.
Mr. Cone stated he is in the process of moving his business, CC Vette Inc., from its current
location in Woodstock to the Adams Business Park in McHenry. The proposed location at 2730
Barney Court is a good location for his business which includes corvette repair, rebuilding and
refurbishing. He noted the proposed site is a better location for his clientele.
Mr. Cone noted due to the nature of his business, some vehicles may remain on site for as long
as a year. At time the process involves disassembly and reassembly, upholstery, work on
convertible tops, etc. In addition, from time to time, he may have smaller projects, including
regular maintenance. During those times, the vehicles would remain on the premises for a shorter
period of time, i.e. perhaps only a few days. However, at all times, vehicles would be stored
inside the shop on the premises.
City Planner Martin provided Staff comment regarding the application for use variance. He noted
the list of allowable uses in the business park does not include the proposed operation. The
applicant was encouraged to seek a use variance to permit the operation of his business on the
site. Planner Martin stated the location of the proposed business is within a condominium
building. It is Staff’s recommendation to approve the use variance subject to the condition that
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there be no outside storage of materials or vehicles on the premises. He also noted there would
be no paint spray booth on the site as that would require a conditional use permit.
Chairman Howell invited questions/comments from members of the Commission.
In response to an inquiry, Mr. Cone stated all signage would conform to the City ordinance as
well as the covenants of the condominium association. He would be permitted to include his
business on the monument sign at the front of the lot. He would most likely have a window sign
as well.
Inquiry was made as to the size of the shop. Mr. Cone stated the shop is 1,500 square feet in area.
Sales tax would be attributed to the business address which would be located within the City. In
response to further inquiry, Mr. Cone noted Safety Kleen solution is used for cleaning parts and
the solution will be removed from the premises by a hazardous waste hauler.
Motion by Cadotte, seconded by Buhrman, with regard to File No. Z-578, 2filed by Craig Cone
for a use variance for the property located at 2730 Barney Court in Adams Business Park, to
recommend to City Council that a use variance be granted to allow the operation of a corvette
repair and restoration business, subject to the condition that there is no outside storage of cars or
any other materials on the subject property; and that Table 32A, the Approval Criteria for Use
Variance, page 379 of the Zoning Ordinance, has been met
.
Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Thacker.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Nadeau.
Motion carried 6-0.
Chairman Howell recessed the Public Hearing at 7:48 p.m.
Public Hearing: George Sarfatty
File No. Z-577
4500 West Elm Street
Chairman Howell at 7:49 p.m. opened the Public Hearing regarding File No. Z-577, a petition
filed by George Sarfatty for:
• Conditional Use to allow a drive thru establishment for both Dunkin Donuts and Baskin
Robbins;
• Conditional Use to allow an outdoor seating area adjacent to the building;
• Parking variance to reduce the number of required parking spaces from 42 to 31.
In attendance were Janel Mallek, Project Manager for Sarfatty Associates; Bob Daniels,
Construction Manager for Allied Domecq; and Jason Dolan of Dolan Engineering. Chairman
Howell swore in the witnesses for the Applicant.
Also in attendance was adjacent property owner Paul Wember.
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Chairman Howell stated all notification requirements were met pursuant to City Ordinance. An
Affidavit of Service is on file in the Office of the City Clerk. Notice was published in the
Northwest Herald on March 20, 2003. Publisher’s Certificate of Publication is on file in the
Office of the City Clerk.
Ms. Mallek stated the applicant is proposing to redevelop the property located at the northwest
corner of the intersection of Route 120 and Ramble Road in McHenry. The existing structures
would be removed. Two lots would be combined and utilized as one zoned lot in order to
construct a building which would house a Dunkin Donut and Baskin Robbins. The applicant is
proposing to construct a drive-thru which would serve both franchises. In addition, the applicant
is proposing outdoor seating and is seeking a parking requirement variance. The proposed
facility requires 42 parking spaces. The applicant shows 31 parking spaces on the site plan of the
development.
Ms. Mallek noted there are currently three Route 120 curb cuts on the subject property. The
applicants are proposing one full-service curb cut and the elimination of the other two from
Route 120. However, there would remain a right-in access from Ramble Road as well. Ms.
Mallek stated in response to Staff comments the sign will be monument style but is proposed to
be twelve feet high. Referencing the sever elevation change on the property, Ms. Mallek noted
there would be a retaining wall on the north property line as well as a board-on-board fence to
screen the property from the adjacent residential neighborhood to the north. Parking lot lighting
would shine down on the property and not deflect to adjacent properties. In conclusion, Ms.
Mallek stated the project should be a great improvement to the site.
City Planner Martin provided a Staff Report with regard to the application. Planner Martin stated
the proposed land use is appropriate for the subject property. The project will aesthetically
improve the site. Environmental remediation is currently being done on the site and it can occur
simultaneously with building construction for the proposed project.
Planner Martin noted with regard to the conditional use for outdoor seating, Staff’s only concern
is for the safety of children on the premises. Staff has suggested a rail be installed to protect the
eating area from onsite traffic. Regarding the parking variance request, he noted more than one-
half of the building will be utilized for a kitchen/bakery for satellite retail sale of product. In
calculating the actual area for customers and customer seating both inside and outside of the
building, it was Staff’s determination that 42 parking spaces are required. The site plan indicates
31 spaces. It is Staff’s recommendation, parking would be sufficient and the variance should be
granted, especially in light of the drive-thru facility on the premises. Many customers would
choose to use the drive-thru rather than park their vehicle and order/eat on the premises. The
conditional use for drive-thru is acceptable and the proposed site plan layout is the best plan for
this property. The applicant has received Illinois Department of Transportation (IDOT) approval
for the full service curb cut onto Route 120.
In conclusion, Planner Martin stated the applicant has worked with Staff to provide a
comprehensive landscape plan and to reduce the proposed free-standing sign from fifteen feet to
twelve feet in height.
Chairman Howell opened the floor for questions/comments from the Commission.
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In response to an inquiry, Ms. Mallek stated both Baskin Robbins and Dunkin Donuts products
would be available at the drive-thru window. The facility will be open 24 hours per day, seven
days per week. Some discussion occurred regarding the access drive onto Ramble Road and its
close proximity to Route 120 and the drive-thru lane on the premises. It was the consensus of the
Commission that the access drive be widened from 12’ to 14’ to ease the turning radius into the
onsite bypass lane and drive-thru lane. Discussion followed regarding the possibility of exit onto
Ramble Road from the site. Planner Martin stated Staff was concerned regarding traffic safety as
the drive is located too close to the Ramble Road/Route 120 intersection.
Regarding the landscape plan, the Commission suggested intermixing of shrubs and ground
cover on the screening landscape berm to prevent visibility problems entering or leaving the site.
In response to an inquiry, the applicant hopes to be open for business in August.
Some discussion followed regarding the location of the handicapped accessible parking spaces in
relation to the delivery door of the building. It was the consensus of the Commission the
handicapped accessible parking spaces be relocated further to the east, closer to the customer
entrance of the building. The Commission also noted the sign height could be reduced to be more
in line with an actual monument sign.
Chairman Howell opened the floor to questions and/or comments from the audience.
Paul Wember, 921 North River Road, and adjacent property owner to the west, addressed the
Commission, citing his concerns regarding blowing trash from the outdoor seating area. Ms.
Mallek responded the refuse disposal area would be enclosed, and the outdoor seating area
would be closely policed to ensure no rubbish blowing onsite or offsite.
There were no further comments or questions from the audience.
Mr. Daniels stated this a project developed by corporate and operated by local franchisees. He
requested the Commission recommend approval of the project.
Motion by Cadotte, seconded by Franzen, with regard to File No. Z-577, an application filed by
George Sarfatty for the property located at 4500 West Elm Street be granted the following, that
the McHenry City Council grant the following:
1. Conditional Use to allow a drive thru establishment for both Dunkin Donuts and Baskin
Robbins;
2. Conditional Use to allow an outdoor seating area adjacent to the building;
subject to the following conditions:
1. The pole/pylon sign is replaced with a monument style sign;
2. A wrought-iron railing, meeting BOCA Code standards is utilized for the outdoor seating
area;
3. Decorative down lighting fixtures be utilized for parking lot lighting, with no spillover to
properties to the north;
and that Table 31, the Approval Criteria for Conditional Use Permits, Pages 357-358 of the
Zoning Ordinance, has been met.
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Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Thacker.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Nadeau.
Motion carried 6-0.
Motion by Cadotte, seconded by Franzen, that with regard to File No. Z-577, an application filed
by George Sarfatty for the property located at 4500 West Elm Street, that McHenry City Council
grant a parking variation from the required 42 parking spaces to allow 31 parking spaces, subject
to the following conditions:
1. Provision of an additional landscape island along Route 120;
2. Provision of handicapped ramp detail;
3. Directional signage not exceed 2.5 feet in height;
4. Provision of IDOT approval for the entrance from Route 120;
5. Provision of one tree per 50 feet of property frontage;
6. Provision for the location of a temporary soil remediation trailer;
7. Submittal of lighting detail;
and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance,
has been met.
Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Thacker.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Nadeau.
Motion carried 6-0.
Chairman Howell closed the Public Hearing at 8:31 p.m.
Other Business
Planner Martin distributed identification cards to all members of the Commission. He also
provided commissioners with current updated ward maps of the newly redistricted City Wards.
Discussion followed regarding the large number of zoning cases being submitted to the City and
the fact that cases are currently being scheduled for July. Planner Martin suggested the
Commission occasionally hear more than two cases per meeting, or, in the alternative, schedule
additional special meetings, in order to accommodate the large influx of planning and zoning
matters. It was the consensus of the Commission that additional meetings could be scheduled. If
the City Planner judged an agenda to be light for a particular meeting, he could also scheduled
additional matters to be presented/heard. The scheduling would be left up to the discretion of the
City Planner.
Scheduled for April 17th are Hallmark Homes and DeCarlo use variance. The Harley Davidson
use variance has been scheduled for April 24th.
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Commissioner Ekstrom announced she would be out of town on April 17th and May 1st.
Commissioner Thacker stated he would be gone on May 1st as well.
Adjournment
Motion by Cadotte, seconded by Ekstrom, to adjourn at 8:57 p.m.
Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Thacker..
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: Nadeau.
Motion carried 6-0.
Respectfully submitted,
_________________________________
Kathleen M. Kunzer, Secretary
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.