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HomeMy WebLinkAboutMinutes - 05/15/2008 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting May 15, 2008 Chairman Howell called the May 15, 2008 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In Attendance were the following: Buhrman, Cadotte, Ekstrom (arrived at 7:32 p.m.), Howell, Nadeau, Schepler. Absent: Thacker. Also in attendance were: Attorney Cahill, Planner Kolner, Deputy Clerk Kunzer. Approval of Minutes Motion by Nadeau, seconded by Cadotte, to approve the minutes of the Planning and Zoning Commission as presented: May 1, 2008 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Ekstrom, Thacker. Motion carried 5-0. Public Hearing: Nancy Porstner File No. Z-726 1632 N Riverside Drive Zoning and Variances Chairman Howell called the Public Hearing to order at 7:31 p.m. regarding File No. Z-726, an application for zoning relief as follows regarding the property located at 1632 North Riverside Drive as submitted by Nancy Porstner: 1. Zoning map amendment to RS-4 High Density Single-Family Residential District upon annexation to the City of McHenry; 2. Variance to allow a reduction of the interior required side yard setback to permit the continued use of the existing structures on the premises; 3. Variance to allow an increase in the number of permitted accessory structures on the premises from two to three. Commissioner Ekstrom arrived at 7:32 p.m. In attendance was Applicant and property owner Nancy Porstner, who was sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on April 25, 2008. Notices were mailed to all abutting property owners of record via certified mailing. The subject property was posted as required by ordinance. The Certificate of Publication, certified mailing receipts, and affidavit of posting are all on file in the City Clerk’s Office. Planning and Zoning Commission May 15, 2008 Page 2 Ms. Porstner stated she is seeking annexation to the City, in part, so that she can connect to municipal sanitary sewer. During construction, she will also prepare to connect to the City’s water supply, although she will continue utilizing her private well for the time being. Citing financial constraints, Ms. Porstner stated she plans to ultimately connect to the City’s water, but finds it financially impossible at the present time. She noted her septic system is failing and connection to municipal service is an immediate need. Planner Kolner provided the commissioners with the Staff Report regarding the request. She stated the subject property is currently in unincorporated McHenry County. She applicant is seeking annexation to the City. In order to bring the property into compliance, variances are required as far as interior side yard setback and the number of permitted accessory structures, as well as reclassification of the zoning from R1 in the County to RS-4 in the City. Planner Kolner noted the applicant previously appeared before the City Council who authorized her connection to municipal utility services as a non-resident, subject to Ms. Porstner annexing her property within 90 days of becoming contiguous. Since that time, it has been determined that Ms. Porstner’s property is contiguous as it abuts the Fox River at a location within the corporate boundary. Staff has reviewed the request, notes the request is compatible with the City’s Comprehensive Plan, and, therefore, recommends approval of the zoning relief requested. Chairman Howell invited questions and comments from the Commission. In response to an inquiry, Ms. Porstner stated when construction begins for connection to the sanitary sewer system, her contractor will also bring the City water to the buffalo box on her property. Although she cannot financially connect to the water at this time, she intends to utilize it in the near future. Ms. Porstner noted her septic system is sealing itself and the need to connect to the City’s system is critical at this time. Ms. Porstner responded to a question noting the residence on the property was built in the early 1900’s, however, several remodeling projects have been completed, including all new electric, internal plumbing, etc. The land was platted in 1905. The structure has its original foundation, but has otherwise been completely remodeled. Ms. Porstner noted the septic system would be filled and sealed off upon her connection to the municipal sanitary sewer system. In response to Chairman Howell’s inquiry, there were no further questions or comments from the Commission. There were no comments or questions from the audience. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, with regard to File No. Z-726, an application for a zoning map amendment from R1 in McHenry County to RS-4 High Density Single-Family Residential District of the property located at 1632 North Riverside Drive upon annexation to the City, be granted; and that Table 33, the Approval Criteria for Zoning Map Amendments, page 401 of the Zoning Ordinance, has been met. Planning and Zoning Commission May 15, 2008 Page 3 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, with regard to File No. Z-726, an application for a variance to allow the reduction in the required interior side yard setback to permit the existing structures on the premises of the property located at 1632 North Riverside Drive, 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. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, with regard to File No. Z-726, an application for a variance to allow an increase in the number of permitted accessory structures from two to three on the premises located at 1632 North Riverside Drive, 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 7:45 p.m. Other Business Planner Kolner reported Olive Garden’s request for a conditional use permit was approved by Council on May 11, 2008. Applications for Special Census workers will be available at the Construction and Neighborhood Services Counter beginning May 27, 2008. It is anticipated the actual Census will occur in August or September. Planner Kolner stated before the applicant interview process can begin, there must be 95 applicants. Brief discussions occurred regarding: Planning and Zoning Commission May 15, 2008 Page 4 Dominick’s vacancy; Attendance by Deputy City Administrator Martin at the International Convention of Shopping Centers next week in Las Vegas; Wickes Furniture vacancy; Camp Bow Wow compliance with noise ordinance; Possible Target expansion. Adjournment Motion by Ekstrom, seconded by Nadeau, to adjourn the meeting at 7:53 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. The meeting was adjourned at 7:53 p.m. Respectfully submitted, _______________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry