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HomeMy WebLinkAboutMinutes - 05/18/2006 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting May 18, 2006 Chairman Howell called the May 18, 2006 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. in the McHenry Municipal Center Council Chambers. In attendance were commissioners Buhrman, Ekstrom, Howell, Schepler, Thacker. Absent: Cadotte, Nadeau. Also in attendance were Planner Zeller, City Attorney Cahill, Deputy Clerk Kunzer. Public Hearing – MVG Design/Java Jo'z File No. Z-672 1860 N Richmond Road Chairman Howell at 7:32 p.m. called to order the Public Hearing for File No. Z-672, a request for conditional use permit to allow a drive-thru establishment and a variance to allow two principal structures on one zoning lot as requested by MVG Development for the property located at 1860 North Richmond Road. In attendance was Jason Glenn representing applicant MVG Development. Mr. Glenn was sworn in by Chairman Howell. Chairman Howell stated notice of the Public Hearing appeared in the Northwest Herald on April 29, 2006. A Certificate of Publication is on file in the City Clerk’s Office. Certified notices were mailed to all abutting property owners. Receipt of mailing and an affidavit of posting property are on file in the Clerk's Office. Mr. Glenn stated the applicant is seeking a conditional use permit to allow a Java Jo'z drive-thru facility in the Target Shopping Center. The applicant is proposing double drive-thru windows with five stacking spaces at each window. He explained the proposed location of the facility is in a portion of the shopping center's parking lot which remains underutilized. The applicant is also seeking a variance to permit a second principal structure on a zoning lot. Mr. Glenn stated Java Jo's sells coffee-type products along with perhaps some bagels or muffins. Most trade is during the early morning rush hour. Planner Zeller presented the staff report. She explained the applicant intends to construct a coffee kiosk in Lot 2 of McCullom Place. The conditional use permit is required because of the drive- thru facility. She noted the site plan indicates plenty of room for a bypass lane adjacent to both drive-thru lanes as requested by Staff. Planner Zeller noted the variance is needed to allow more than one building on a zoning lot. She noted the building and landscape improvements should improve the site. The parking area being utilized by the kiosk represents an area of surplus parking in the shopping center and would present no shortage of parking area. Staff has no concerns regarding this matter and supports the applicant's request. In response to an inquiry, Mr. Glenn stated the proposed hours of operation are 5:30 or 6 a.m. until 4-5 p.m. Responding to another question, Planner Zeller stated there was a surplus of parking in the shopping center. She noted a great majority of the time this area of the lot is vacant. Mr. Glenn noted receipt of supplies would be during the early morning hours prior to the facility's opening. He stated there is minimal storage within the facility. He responded to further Planning and Zoning Commission May 18, 2006 Page 2 question, noting the operation is a franchise. The number of employees typically on site is three during the early morning rush. Some discussion followed regarding proposed signage. Planner Zeller stated no sign permit application has been submitted at this time. Responding to commission inquiry, Planner Zeller stated the proposed sign ordinance amendments will be considered by Council sometime during June. Question was raised regarding the availability of serving walk up customers. Mr. Glenn responded there would be a walk up window which will comply with all ADA requirements. There is no outdoor seating proposed; only pick up and go service. There was no further discussion or questions by the Commission. There was no Public Comment regarding the application. Motion by Schepler, seconded by Buhrman, to recommend to City Council with regard to File No. Z-672, to grant the request for a conditional use permit to allow a drive-thru facility on Lot 2 of McCullom Place Shopping Center; and that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None Abstaining: None Absent: Cadotte, Nadeau. Motion carried 5-0. Motion by Schepler, seconded by Thacker, to recommend to City Council with regard to File No. Z-672, to grant the request for a variance to allow multiple buildings on a zoning lot on Lot 2 of McCullom Place Shopping Center, and that Table 32, Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance has been met. Voting Aye: Buhrman, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Nadeau. Motion carried 5-0. Chairman Howell closed the Public Hearing at 7:45 p.m. Planning and Zoning Commission May 18, 2006 Page 3 Public Hearing – Kimball Hill Homes File No - Z-673 Legend Lakes Neighborhood 1 -Variances; Final Plat Approval Chairman Howell at 7:46 p.m. called to order a Public Hearing regarding File No. Z-673, an application for variances to allow multiple buildings on a zoning lot and to reduce the required front yard setback from 30' to 25', as submitted by Kimball Hill Homes for the Legend Lakes Neighborhood 1 Development. In addition, the applicant is seeking Final Plat Approval of Neighborhood 1. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on April 29, 2006. A Certificate of Publication is on file in the City Clerk’s Office. Notices were sent via certified mail to all abutting property owners of record. Certificate of mailing and affidavit of posting the subject property as required by ordinance are on files in the City Clerk's Office. In attendance was Scott Viger of Kimball Hill Homes, who was sworn in by Chairman Howell. Mr. Viger reported Legend Lakes Neighborhood 2 Townhomes is nearly sold out and Kimball Hill is now ready to pursue final plat of Neighborhood 1 Townhomes. Neighborhood 1 contains 140 townhomes on approximately 55 acres for a total density of 2.63. The neighborhood is comprised of approximately 74% open space primarily due to environmentally sensitive soils and wetlands. Neighborhood 1 is located east of Curran Road. Mr. Viger noted 100 of the 140 townhomes abut open space on the perimeter of the lot. Mr. Viger stated a small monument sign will be erected at the Draper Road entry to the neighborhood. Legend Lakes' signature white fencing will be constructed along the east side of Curran Road along the perimeter of the neighborhood. Mr. Viger stated Neighborhood 2 did not have a master-down unit available. This represents the largest change between the two neighborhoods. Neighborhood 1 will have an end unit which contains a master-down unit to meet the needs of that portion of the population requesting same floor master bedroom. Planner Zeller presented the staff report. She noted Legend Lake requires two variances in order for the Neighborhood 1 Final Plat to be considered for approval by the City: 1. Variance to allow multiple buildings on a single zoning lot; and 2. Variance to reduce the required front yard setback from 30' to 25'. Planner Zeller noted the Final Plat is comprised of just four lots. The variances seem appropriate and Staff recommend their approval as well as that of the Final Plat conditioned upon final engineering approval. Planner Zeller also stated Staff was adamant regarding the Draper Road entry alignment and that it be heavily bermed. Chairman Howell inquired if there were any questions and/or comments by the commissioners. Responding to an inquiry regarding the proposed roadway stubs to the north (ending at an undeveloped large vacant parcel) and west of the subdivision (ending at an existing private already platted residence), Mr. Viger responded the stubs were included at Staff's request in preparation for future possible development of these areas. Planning and Zoning Commission May 18, 2006 Page 4 In response to an inquiry, Mr. Viger stated to his knowledge there has been no recent discussion between the Johnson family and Kimball Hill Homes regarding the purchase of the Shamrock Farms property located west of Draper Road. Mr. Viger responded to a question, noting there are no plans to divide neighboring patios with fencing within Neighborhood 1. Mr. Viger stated there are approximately 602 parking spaces shown on the Final Plat: two in each garage (280 spaces), two in each driveway (280 spaces), 42 guest spaces. There were no further questions or comments by the commissioners. There was no Public Comment regarding this matter. Motion by Ekstrom, seconded by Schepler, to recommend to City Council with regard to File No. Z-673, a request for variance to allow multiple buildings on a single zoning lot for Legend Lakes Neighborhood 1 Townhomes, be granted, and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Nadeau. Motion carried 5-0. Motion by Ekstrom, seconded by Schepler, to recommend to City Council with regard to File No. Z-673, a request for variance to allow a reduction in the required front yard setback from 30' to 25' for Neighborhood 1 Townhomes, be granted, and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Nadeau. Motion carried 5-0. Motion by Thacker, seconded by Buhrman, to recommend to City Council the approval of the Final Plat of Legend Lakes Neighborhood 1 Townhomes, prepared by Manhard Consulting dated 3/17/06, subject to the following: 1. Approval of final engineering by City Engineer; and 2. Recordation of the Final Plat shall occur within six months of City Council approval/ Voting Aye: Buhrman, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Nadeau. Motion carried 5-0. Planning and Zoning Commission May 18, 2006 Page 5 The Public Hearing was adjourned at 8:10 p.m. Other Business Commissioner Schepler inquired if Advance Auto which is currently in the process of constructing their facility at the northwest corner of Route 120 and Borden Street will make the improvements to Borden Street as recommended by the Planning and Zoning Commission. Planner Zeller responded the improvements were included in the developer's ordinance approval. Commissioner Ekstrom inquired as to the utility poles currently being places on Curran Road. Planner Zeller responded the utility improvements are being done by ComEd and would not be installed underground unless the City was willing to pay for it. Commissioner Thacker inquired as to the possible development of the northeast corner of Pearl Street and Richmond Road. Planner Zeller responded Oakridge Development is proposing inline retail for this site. This matter would come before the Commission sometime in July. Adjournment Motion by Ekstrom, seconded by Buhrman, to adjourn the meeting at 8:14 p.m. Voting Aye: Buhrman, Ekstrom, Howell, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Nadeau. Motion carried 5-0. The meeting was adjourned at 8:14 p.m. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Deputy Clerk Planning and Zoning Commission Secretary