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HomeMy WebLinkAboutMinutes - 05/19/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION May 19, 2005 Chairman Howell called the May 19, 2005 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. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: None. Also in attendance: Alderman Santi, Alderman Schaefer, Director of Community Development Napolitano, Deputy Clerk Kunzer, Attorney Kelly Cahill. Approval of Minutes Motion by Ekstrom, seconded by Cadotte, to approve the Planning and Zoning Commission minutes of the April 21, 2005 meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing – Advanced Auto File No. Z-643 Northeast Corner Richmond Road and Pearl Street Chairman Howell at 7:32 p.m. convened a Public Hearing regarding File No. Z-643, an application filed by Commercial Horizons on behalf of Advanced Auto for a map amendment from C4 Downtown Commercial and RS4 High Density Single Family to C3 Community Commercial District. In attendance representing the applicant were: Dave Herbeck, Advanced Auto Curt Mauer, Commercial Horizons Patricia Vavrik, First Midwest Bank Bob Hummel, First Midwest Bank. All were sworn in by Chairman Howell. The following interested parties were also in attendance: 1. Fr. Tom Burr, St. Mary of the Assumption, 1401 Richmond Rd, McHenry IL 60050 2. Carol Cooney, 1313 Richmond Rd, McHenry IL 60050 3. Daria Wicinski, 3508 Pearl St, McHenry IL 60050 4. Patrick Wirtz, 1503 Richmond Rd, McHenry IL 60050 5. Michael Heidemann, 3504 Broad St, McHenry IL 60050 6. Tim McCann, 3507 Broad St, McHenry IL 60050 7. Walt Taylor, 1501 N Green St, McHenry IL 60050 8. Jay Gialmulva, 1412 N Green St, McHenry IL 60050 9. Kelly Rosing, 1918 N Dot St, McHenry IL 60050. P&Z Commission May 19, 2005 Page 2 Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on May 2, 2005. A Certificate of Publication is on file in the Office of the City Clerk. The applicant will provide certified mailing receipts which were sent to all abutting property owners of record as well as an affidavit of service requirements pursuant to the Zoning Ordinance. If proof of notification is not provided, the hearing will be null and void. Applicant Mauer stated the current zoning of the property in question is a combination of RS4 High Density Single Family Residential and C4 Downtown Commercial. The request is to reclassify the entire property to a more restrictive commercial zoning, C3 Community Commercial District. The intent is to locate a 6,900 square foot Advanced Auto Store on the property including 43 parking spaces. There would be two access points, one on Pearl Street and one from a 24 foot alley onto Richmond Road. It is the intent of the applicant to seek vacation of the alley and to provide a permanent easement for those residents requiring access to it. Mr. Mauer said the building will be built from split face block, brick, drivit and metal façade. There would be a corner entry facing the intersection of Pearl Street and Richmond Road. The property would be landscaped and screened to both the north and east in order to shield existing abutting residential properties. Regarding signage, Mr. Mauer indicated there would be a free-standing monument sign on the corner of the property and dual wall signs, one facing Pearl Street and one facing Richmond Road. Typical hours of operation are 8 a.m. until 9 p.m. on Monday through Saturday and 9 a.m. until 5 p.m. on Sunday. The average number of transactions per day would be approximately 100 which would amount to about 8 transactions per hour. Mr. Mauer stated it is the intent of the developer to provide right-of-way for the potential expansion of Richmond Road and Pearl Street as indicated in the future land and transportation plans. Director Napolitano provided the Commission with the Staff Report regarding the Advanced Auto proposal. He noted this is a difficult site to evaluate. The City’s Comprehensive land use plan designates this area as medium density residential which is actually not appropriate in light of its proximity to Route 31. Commercial zoning is appropriate. Staff has concerns regarding the site being adjacent to existing residences, but the applicant has made an attempt to reduce this impact on the area through landscape and screening. It is Staff’s recommendation to approve the request. Chairman Howell invited questions and/or comments from the commissioners. Responding to an inquiry, Mr. Mauer stated delivery access would be from Pearl Street. There would be one delivery per week via semi truck. Delivery would be during normal working hours. Question was raised as to the proposed location of the dumpster in the 24 foot alley. Commissioners suggested extending the alley to the east and not obstructing it with the dumpster and required fencing/screening. P&Z Commission May 19, 2005 Page 3 A brief discussion occurred regarding the possible widening of Route 31 and Pearl Street. Director Napolitano stated the amount of widening of Pearl Street is not known at this time. Engineering is still being conducted on the Route 31 expansion. Commissioners requested reducing the size and height of the proposed monument sign. Responding to an inquiry, Mr. Mauer stated the applicants have proposed this site as it is close to the neighborhood customer base. It is important that the facility be sited close to a residential neighborhood for customer convenience. Concern was raised regarding traffic impact on the busy Route 31 corridor and left turns from eastbound Pearl Street onto the site. Additionally, questions were raised regarding access from the alley onto Richmond Road, specifically, would the access be right-in right-out. Commissioners noted it would be impossible to turn left from the alley onto Richmond Road and from the site onto Pearl Street. Chairman Howell invited questions and/or comments from the audience. All were sworn in by Chairman Howell. Patrick Wirtz, 1503 North Richmond Road: Mr. Wirtz inquired as to the process for changing the zoning on a parcel and specifically asked if the entire area could be changed to commercial without neighborhood knowledge. Director Napolitano responded noting only when a specific property owner seeks reclassification is rezoning contemplated by the City. Notification is made to all abutting property owners when a zoning hearing if being held. Mr. Wirtz inquired if the proposed facility is typical size for this store. Mr. Mauer responded this is a prototype facility. Fr. Thomas Burr, 1401 North Richmond Road: Fr. Burr stated he could see no real need for another auto parts store in McHenry, particularly as there is a Napa Store within three blocks of this site. There are already four auto parts stores in town. The Advanced Auto Store is not needed in the community. Fr. Burr stated this neighborhood is one of the older residential areas in town and he is opposed to seeing it change to commercial. It would change the character of the community. He noted this is one of the last residential areas located on the highway and it should be protected and not destroyed. Fr. Burr also expressed concern regarding the safety of Montini School children across Richmond Road from the proposed facility. He noted children currently cross Richmond Road at 3:30 each school day and their safety is at question, particularly as this is already a dangerous busy intersection. If the vacant property is developed, traffic will be even worse. Fr. Burr stated it would be impossible to turn left (southbound) from the alley onto Richmond Road. He opined the area should be maintained as open green space. The preservation of green space would better serve the City. Fr. Burr concluded noting there is confusion regarding the proposed widening of Richmond Road and how it would impact properties east and west of Route 31. He questioned why there are no flags posted indicating the proposed widening on the east side of Route 31. P&Z Commission May 19, 2005 Page 4 Daria Wicinski, 3508 Pearl Street: Ms. Wicinski stated she would be the neighbor to the east of the subject property. She stated she is not happy to have an auto parts store adjacent to her residence. Ms. Wicinski also expressed concern regarding losing the existing parking space on the vacant First Midwest parking lot to her west. She noted the parking is utilized for many City functions such as band concerns, Art in the Park, Fiesta Days. She stated the parking lot is used on a regular basis. Ms. Wicinski also stated her concern for the safety of children in the area. She opined the addition of an auto parts facility at this location would not be an improvement to the area. Michael Heidemann, 3504 West Broad Street: Mr. Heidemann stated he would have to have this new garish facility constructed across the street from the 100-year old St. Mary’s Church. He opined the building looks like a strip mall and this is not an appropriate location for that type of building or use. Mr. Heidemann stated there is a Napa Auto Parts a couple of blocks to the east which serves this neighborhood. He expressed concern if this facility is allowed it may be precedent setting for the area. Mr. Heidemann suggested if the facility only has 100 transactions a day, the store might not make it in the area. Then the City would be looking at a vacant storefront in a chiefly residential neighborhood. Mr. Heidemann concluded, stating he wanted to raise his children in a residential neighborhood, not a strip mall. Tim McCann, 3507 West Broad Street: Mr. McCann concurred with what had been stated. He questioned why the property should be rezoned. He stated such a facility would have to be buffered from the adjacent residential property. He opined it is a nice building but it should not be located across from the church and bank. Mr. McCann expressed concern regarding who would use the site if Advanced Auto failed to make it on this corner. Mr. McCann suggested the alley should not be vacated as there are at least two residents who utilized it to access their property. Mr. McCann stated in his opinion this rezoning would promote the interest of the applicant, but would not be in the best interest of the community. This use does not fit in this area. Mr. McCann stated if the City does approve this request, the applicant be required to tone down the building exterior and signage to blend in with the neighborhood. Mr. McCann stated this is a good idea, but not for this neighborhood. Carol Cooney, 1313 North Richmond Road: Ms. Cooney stated she lives across the street from the proposed facility. She expressed concern regarding the signage and lighting of the site. She also inquired how much control the store manager would have over the semi truck drivers making deliveries on the premises. She stated they might not choose to follow the suggested on site traffic pattern and could ultimately cause traffic tie ups at this intersection. Ms. Cooney stated the proposed use does not fit into the neighborhood. She stated she would prefer a lawyer’s office or medical office on the site. Walt Taylor, 1501 North Green Street: Mr. Taylor stated he has resided in the neighborhood for eighteen years. He stated if Pearl Street is expanded, traffic congestion would not necessarily be alleviated. He expressed concern traffic would continue north on Green Street and turn west on Broad Street to gain access to Richmond Road. This would greatly impact his residence which is located at the northwest corner of Green and Broad Streets. Mr. Taylor opined the proposed P&Z Commission May 19, 2005 Page 5 facility is bold and garish and does not belong in this residential neighborhood. He concurred with previous statements regarding the close proximity of the Napa facility. In this area of older homes, this proposed facility does not fit. Commissioners inquired if there have been other parties who have expressed interest in developing this property. Director Napolitano responded there was prior interest on the part of a Family Video Store Mr. Mauer responded to the comments and questions raised by the audience. He stated he would be willing to discuss making the building less bold in order to blend into the neighborhood. Questions regarding the dedication of the 24-foot alley and limiting the access to adjacent residents were also discussed. At this time it is not know whether IDOT will permit only a right- in right-out access from the alley onto Richmond Road. The impact on the residents utilizing the alley is not known at this time. Mr. Mauer in closing stated Mr. Herbeck has spoken to IDOT regarding the alley access. He noted there had been no conversation regarding limiting the access to right-in right-out. Mr. Mauer stated the applicant has consented to provide land for the widening of both Richmond Road and Pearl Street at this location. Mr. Mauer suggested the existing second access point to the east of the site from Pearl Street could be used. This might alleviate concerns regarding traffic backups on Pearl Street which would prohibit exit/entry to the site from Pearl Street. Motion by Cadotte, seconded by Nadeau, to recommend to Council with regard to File No. Z- 643, a request for reclassification from RS4 High Density Single Family Residential District and C4 Downtown Commercial District to C3 Community Commercial District as requested by Commercial Horizons on behalf of Advanced Auto for the property located at the northeast corner of Richmond Road and Pearl Street, be granted; and that Table 33, the Approval Criteria for Zoning Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: None. Voting Nay: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Not Voting: None. Abstaining: None. Absent: None. Motion failed 0-7. Comments by Commissioners: Commissioner Buhrman: There would be a traffic influx in the neighborhood which is not appropriate. He is concerned regarding the safety of children in the neighborhood. He also stated the City needs to review the sign ordinance and he concurs with the neighbors concerns. Commissioner Cadotte: The proposed use in inappropriate for this area. The proposed building is too garish for the neighborhood. He fears for the safety of children particularly as the site is adjacent to Montini Middle School. P&Z Commission May 19, 2005 Page 6 Commissioner Ekstrom: The zoning may be appropriate by the use does not fit into the neighborhood. Chairman Howell: He was in favor of the request for this facility at Borden Street and Elm Street. This use is not appropriate in this location. He questioned the applicant’s market research which indicated this facility would thrive in this neighborhood. The design of the building is appropriate for a more commercialized area, but not in such close proximity to a residential neighborhood. He suggested he would prefer open space/park lands at this location. Commissioner Nadeau: This use does not fit into the character of the neighborhood. Commissioner Schepler: Traffic concerns continue to be a problem. The proposed use and facility is not compatible with the character of the neighborhood. Commissioner Thacker: Concurs with the zoning. This business does not fit the character of the area. Chairman Howell closed the Public Hearing at 8:38 p.m. Public Hearing: John Fuhler File No Z-644 Northwest Corner of Ringwood Road and Elm Street Chairman Howell at 8:45 p.m. opened the Public Hearing regarding File No. Z-644, an application for zoning map amendment upon annexation to the City to C3 Community Commercial District as submitted by Fuhler Properties for West End Commons, a 7.53 acre site located at the northwest corner of the intersection of Elm Street and Ringwood Road. Chairman Howell stated the applicant is also seeking Preliminary Plat and Final Plat Approval for West End Commons. In attendance representing the applicant were: • John W. Fuhler, 101 N Main Street, Crystal Lake IL 60014; • Keith Bauer, 101 N Main Street, Crystal Lake IL 60014. who were sworn in by the Chairman. Chairman Howell stated the applicant will provide a Certificate of Publication regarding the Public Hearing and Certificates of Mailing notice to all abutting property owners of record to the Office of the City Clerk. If these documents are not provided indicating notice was provided at least 15 days and not more than 30 days prior to this hearing, the Public Hearing and all testimony taken herein will be null and void. Mr. Fuhler stated he is proposing the annexation of the 7.5-acre parcel located at the northwest corner of the intersection of Ringwood Road and Elm Street. He is seeking reclassification to C3 Community Commercial District in order to construct a strip mall on this property. Mr. Fuhler stated he is proposing a four lot subdivision. The strip mall on the largest lot would contain P&Z Commission May 19, 2005 Page 7 approximately 16-17 stores. Three outlots are proposed. Mr. Fuhler noted the billboard lease preexisted his purchase of the property. The lease expires in 2011. Mr. Fuhler stated the strip mall would be constructed of flag stone and brick with forest green metal trim. The building would be maintenance free. Drivit would be used to complement the brick and flag stone. Mr. Fuhler stated he intends to use residential architectural features to help blend the building in the area. Additionally, he would use landscaping buffers to soften the building’s appearance. Mr. Fuhler noted there is a 20 foot elevation differential from the southeast corner of the property to its northwest corner. He intends to grant property for right-of-way expansion of both Ringwood Road and Route 120. Mr. Fuhler noted he anticipates either a right-in right-out access or a ¾ access (right and left in, right out) onto Route 120 and a full access onto Ringwood Road. Mr. Fuhler stated interest has been expressed by a pizza place, tanning studio, video rental facility, dry cleaners, and a driving school. Director Napolitano provided the commissioners with a summary of the Staff Report. He noted the applicant is seeking C3 zoning upon annexation. He pointed out the City’s Comprehensive Plan Land Use Map shows high density residential for this property. He stated the area is appropriate for commercial use. It is Staff’s recommendation to grant the zoning request. Director Napolitano stated the applicant is also seeking preliminary and final plat approval of West End Commons. He noted the documents are in substantial compliance and Staff recommends approval. Chairman Howell invited questions and/or comments from the commissioners. Responding to an inquiry, Mr. Fuhler stated the proposed West McHenry Bypass would be located west of the proposed development. Mr. Fuhler stated Outlot A would be a common area containing the subdivision retention and would be maintained by the subdivision. Mr. Fuhler acknowledged there would be sidewalks along Ringwood Road. However, there would be no sidewalks adjacent to Route 120. The developer is prepared to make a monetary contribution to the City’s sidewalk fund in exchange for the waiver of installation of sidewalks along Route 120. In response to an inquiry, Mr. Fuhler stated he intends to retain as many of the trees on the site as possible while developing the property. He intends to enhance the site with further landscaping. A brief discussion followed regarding property drainage and the ability to retain surface water runoff so as not to cause drainage problems for Lakeland Park Subdivision. Mr. Fuhler noted restrictors and catch basins would be utilized to prevent drainage problems at lower elevations to the east. Director Napolitano reminded the commissioners the C & A Leasing proposal on Dot P&Z Commission May 19, 2005 Page 8 Street incorporated a regional detention facility on their property. He suggested the City could request the applicant to do likewise on the subject property. Commissioners questioned how the applicant would screen the development from Chesapeake Hills Townhomes to the north of the subject property. Mr. Fuhler responded he would add screening to buffer the residential property. He noted the area is heavily treed and additional landscaping would be provided. Suggestion was made for the developer to consider pedestrian access to his development from Chesapeake Hills across the creek which runs between the two uses. The commissioners also suggested the applicant make the building architecture more unique so that the building does not look like a carbon copy of other strip malls in nearby towns. Responding to a comment, Mr. Fuhler stated he would ensure that design of the outbuildings included a favorable design of the exterior facing the roadway as this property represents the gateway to the City from the west. Chairman Howell noted there was no one in the audience wishing to comment on the matter. In closing Mr. Fuhler expressed his gratitude to the Commission and stated he intends to bring a quality development to the City. Motion by Cadotte, seconded by Nadeau, to recommend to Council with regard to File No. Z- 644, a request for zoning map amendment to C3 Community Commercial District upon annexation to the City as requested by Fuhler Properties, for the 7.5 acre property located at the northwest corner of the intersection of Ringwood Road and Elm Street, be granted, and that Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Comments by Commission: Commissioner Cadotte: This project would add to the west side of the community. Commissioner Ekstrom: She looks forward to shopping at the businesses in this center. Chairman Howell: This may be what the City needs to jump start redevelopment along Route 120. Commissioner Nadeau: Concurs with previous comments. This proposal will help stimulate more businesses along Route 120. P&Z Commission May 19, 2005 Page 9 Commissioner Schepler: This will be a nice addition on the west side of town. It will greatly benefit the area and would possible bring new development to the west end of town. Commissioner Thacker: This use fits in on the west end of town. This is a blighted area and this use might jump start development on the west end. He concurred with Chairman Howell regarding the aesthetics of the building and encouraged the developer to make this strip center look unique. Commissioner Buhrman: concurred with fellow commissioners. Motion by Cadotte, seconded by Nadeau, to recommend to Council that the Preliminary Plat of West End Commons and Final Plat of West End Commons as prepared by Vanderstappen Surveying Inc. dated 3/8/05 be approved, subject to the following: 1) Final Engineering be approved by the City Engineer prior to Council consideration; 2) The Final Plat be recorded within six months of approval by City Council. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Howell closed the Public Hearing at 9:21 p.m. Other Business Director Napolitano stated the Gizmo proposal for the property south of the Municipal Center is slowly moving forward. Mark Justen is proposing a new funeral home south of the Municipal Center along Municipal Drive, just west of Gizmo Property. Director Napolitano stated Municipal Drive has been dedicated. Future Commission meetings include: June 2nd Conditional Use Permit for outside storage Mill Street map amendment and plat for townhome development June 16th Justen Funeral Home Prairie Point Business Park Resubdivision. Other items coming before the Commission: Lighting ordinance Amend Comprehensive Plan Land Use Map Teardown ordinance Annexation of unincorporated islands of land. Responding to an inquiry, Director Napolitano stated China Light may open within the next 30 days. He will investigate having their dumpster screened from view. P&Z Commission May 19, 2005 Page 10 Commissioners requested Staff investigate the Jepsen Tire dumpster which is located in the street. Concern was expressed regarding Gary Lang Auto Center parking vehicles on the grassy berm in from of their site. Living Springs of McHenry will make an informal presentation before the City Council. No date has been set. Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn the meeting at 9:45 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. 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.