Loading...
HomeMy WebLinkAboutMinutes - 05/08/2003 - Planning and Zoning Commission Minutes of a Special Meeting of the City of McHenry PLANNING AND ZONING COMMISSION May 8, 2003 The May 8, 2003 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the Council Chambers of the McHenry Municipal Center. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau. Absent: Thacker. Staff in attendance: City Planner Martin, City Attorney Cahill, Deputy Clerk Kunzer. Public Hearing: Boncosky Oil File No. Z-580 4172 Bull Valley Road Chairman Howell at 7:31 p.m. called to order the Public Hearing regarding File No. Z-580, an application for conditional use filed by Boncosky Oil for the property located at 4172 Bull Valley Road. In attendance was Mike Havenga of Boncosky Oil who was sworn in by Chairman Howell. Chairman Howell stated notice of this Hearing was published in the Northwest Herald on April 23, 2003. A Certificate of Publication is on file in the Office of the City Clerk. Certified notices were mailed to all abutting property owners. An Affidavit of Service and Posting is on file in the Office of the City Clerk. City Planner Martin provided the Commission with a Staff Report regarding File No. Z-580. He reminded the Commission of the conditional use to permit outside storage of vehicles and trailers and a variance for lot width in 2002 granted to Cornerstone for the subject property. Cornerstone operates a material recovery business on the premises. Council in granting the request, applied a sunset clause requiring the conditional use to expire on April 1, 2009 as the surrounding area is in a state of land use transition. Planner Martin stated this evening’s request is for an additional conditional use on the subject property to permit bulk fuel storage. The diesel fuel storage tank would have a 1500 gallon capacity, and would double-walled in design. The applicant would be required to meet all state and local regulations, including inspections by the State Fire Marshall and the local fire inspector, as well. Planner Martin stated bumper posts should be installed for protection of the tank. In conclusion, he stated it is Staff’s recommendation the conditional use be granted with provision for a sunset clause of April 1, 2009 in congruence with the existing conditional use on the property. Mr. Havenga stated Boncosky Oil has been asked to site a diesel fuel recovery tank on their property located at 4172 Bull Valley Road. The tank would be utilized solely by Cornerstone Material Recovery. He noted all safety and environmental requirements and guidelines will be met. In response to an inquiry regarding containment, Mr. Havenga stated the storage tank will have a 1500 gallon capacity and be of double-walled construction. An anti-syphon valve would be located on the pump. The tank would be set on a concrete pad. Oil dry will be kept on site to be utilized in the event of small pump spills. It was recommendation of the Commission that a containment kit be maintained at the pump. Page 2 P&Z Commission 5/8/03 Mr. Havenga stated there would be an emergency shutoff outside of the building, as well as a time inside of the building. The time would be set to ensure there would be no tampering with the pump during non-business unmonitored hours. In response to a question from the Commission, Mr. Havenga noted the tank would have two compartments: one part for off-road fuel; one part for on-road fuel. A quick disconnect device would be used to prevent leaking should there be a break in the nozzle or hose. In response to Chairman Howell’s inquiry, there were no further questions and/or comments from the Commission or members of the audience. Motion by Cadotte, seconded by Ekstrom, to recommend to the City Council the grant of a conditional use to permit a bulk fuel storage tank on the property located at 4172 Bull Valley Road, subject to the following conditions: 1. Location of the diesel fuel tank shall be as depicted on the plat of survey and shall only be utilized by Cornerstone Material Recovery; 2. A bumper post, bollard or guardrail shall be installed to provide additional safety against collision. This form of protection shall be approved by the State fire Marshall’s Office; 3. A containment kit be maintained at the pump; 4. The conditional use permit shall be granted for a term expiring April 1, 2009. Thirty (30) days or sooner prior to the expiration date of the conditional use permit, the applicant shall be required to come before the City Council and petition for a one (1) year extension and shall be required to do so for yearly extensions thereafter.; And that Table 31, the Approval Criteria for Conditional Use Permits, Pages357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Thacker. Motion carried 6-0. Chairman Howell closed the Public Hearing at 7:48 p.m. Public Hearing: Hallmark Homes File No. Z-576 Townhomes north of McCullom Lake Road Chairman Howell at 7:49 p.m. reconvened the recessed Public Hearing regarding File No. Z-576 a request from Hallmark Homes for: • Zoning Map Amendment to RM-1 Low Density Multi-Family Residential upon annexation; • Variance to allow multiple buildings on a single zoning lot; • Variance to reduce the amount of required exterior brick/stone fascia from 75%. Chairman Howell noted the Hearing began on April 17, 2003 and was recessed to today’s date. Page 3 P&Z Commission 5/8/03 In attendance were President David Branch of Hallmark Homes and Engineer Kevin Bunge of Civil Engineering Services. Chairman Howell noted both witnesses were sworn in at the April 17, 2003 Public Hearing. Mr. Branch stated the applicant has revised its concept plan based upon recommendation and concerns expressed by the Commission on April 17, 2003.He stated provision has been made for 40 on-street parking spaces to accommodate guest parking within the development. This would bring the parking ratio up to 4.33 per unit. Ordinance requires 2.33 parking spaces per unit. Mr. Branch also stated 6’ pine trees would be planted to screen the commercial development. Pedestrian access to the northeastern corner of the plan will be provided although it is not shown on this evening’s revised concept plan. Mr. Branch pointed out sidewalks have been extended beyond the loop road to both McCullom Lake Road and to the eastern leg of Meijer’s private road. He noted some of the garages have been offset in order to soften the streetscape appearance. The use of stone fascia has been increased by wrapping it around the side of the buildings as well as the front. Planner Martin provided a Staff Report on the revised concept plan. He stated the revised elevation is acceptable. He noted the exterior stone/brick fascia exceeds 50% but does not conform to the required 75% and therefore would require a variance from the Municipal Code. Planner Martin noted the garage dominant streetscape and guest parking concerns were not adequately addressed. There could be additional enhancements. It was suggested two of the buildings along the east leg of the loop road face each other in order to reduce the garage dominant view. Additionally, there are concerns as to street plowing and maintenance of the roadway if on-street parking is permitted. The jut-out areas might be difficult to plow during the winter season. Planner Martin acknowledged the plan could include a better mix of vegetation and plantings around the pond areas. Chairman Howell opened the floor to questions and/or comments from the Commissioners. In response to an inquiry, Mr. Branch stated no unit would be constructed over another unit. The staggering of the garage fronts would assist in breaking up the streetscape and prevent monotony. Question of ownership of the Meijer Roadway was raised. Mr. Branch stated the private road belongs to Meijer Stores. The loop road around which this development would be constructed, will be a public roadway, maintained by the City. The loop road would be built according to City specifications. Mr. Branch noted Hallmark Homes has been granted a permanent access easement for this project from Meijer’s private road. Some discussion followed regarding the proposed on-street guest parking spaces. It was noted the parking spaces would abut the sidewalk and could cause safety concerns. Mr. Branch reported the base price of the units would be in the $170,000 - $175,000 range. Units would range from two-bedroom two and one-half bathrooms to two-bedroom with a loft (possible third bedroom), two or two and one-half bathrooms. He noted some units would have basements. Phasing would be from the easternmost leg around the loop to the west leg. In Page 4 P&Z Commission 5/8/03 response to an inquiry, the open space would have a gazebo and remain a passive open space. Mr. Branch stated the impact should be no more than 24 children from the entire development. Discussion followed regarding the possible speed of traffic on the private roadway and ways to control speeders. Further discussion occurred regarding alternative ways to accommodate guest parking but improving the aesthetics of the development. It was the consensus of the commission that reduction of the paved surface would make the streetscape more appealing. It was suggested providing additional front yard parking might be more acceptable than the concept plans bumped out parking spaces. Another suggestion was made that the loop roadway be one-way, and that on-street parking be permitted on one side of the street. In response to a Commissioner’s inquiry, Engineer Bunge stated the surface water run-off would drain to the west. The drainage ponds will be decorative only and will not be stocked for fishing. Mr. Branch stated he has no objection to any of Staff’s recommendations regarding this development. Chairman Howell noted there are still some concerns being expressed by the Commission which must be addressed: Too much garage facing the street; Entry curves are too severe and blind from both directions; Parking issues raised the following alternatives: o One way traffic on the loop road, to allow for parking on one side of the street; o Leave the plan as submitted this evening with the jut-out parking; o Eliminate some of the on-street parking; o Eliminate some buildings and utilize the space to increase the parking; o Go back to the drawing board for a new revised concept plan. Building configurations; Garage Prominence Entry point safety. Suggestion was made that the developer turn two of the buildings (possibly buildings 17 and 18) on the east leg of the loop road in order to reduce the garage dominant streetscape. In response to Chairman Howell’s inquiry, there were no further questions or comments from the Commission or the audience. Motion by Cadotte, seconded by Nadeau, to recommend to Council that with regard to File No. Z-576 a request for map amendment to RM-1 Low Density Multi- Family Residential District, as submitted by Applicant Hallmark Homes for the 22 acres located on the north side of McCullom Lake Road, commonly known as the King Farm, the request be granted; and that Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Cadotte, Ekstrom, Howell, Nadeau. Voting Nay: Buhrman, Franzen Not Voting: None. Abstained: None. Absent: Thacker. Motion carried 4-2. Page 5 P&Z Commission 5/8/03 Motion by Cadotte, seconded by Nadeau, to recommend to Council that with regard to File No. Z-576, a variance request for multiple buildings on a single zoning lot and a variance request as to the minimum lot width required in the RM-1 District, as filed by Hallmark Homes, for the 22- acre King Farm Property, the request be granted, subject to the following conditions: • Re-orient the buildings on Lot 17 and Lot 18 to an east-west direction; • Provide some curvature in the road on the east side of the development; • Provide additional deciduous trees within the interior open space area and use natural prairie plantings throughout the development, especially near the detention pond; • Relocate the interior walk path to the area between Lots 10 and 11 to provide access to the City Park Property to the west; • Restrict the stormwater runoff release rate to .05cfs; • Accept the revised building elevations as presented; • No on-street parking be permitted; • That allowance for curvature at existing two access points be provided. and that Table 32, the Approval Criteria for Variances, page 377-378 of the Zoning Ordinance, has been met. Voting Aye: Cadotte, Howell. Voting Nay: Buhrman, Ekstrom, Franzen, Nadeau. Not Voting: None. Abstaining: None. Absent: Thacker. Motion failed 2-4. Motion by Nadeau, seconded by Ekstrom, to amend the previous motion, and to leave the on- street parking on the revised concept plan. Voting Aye: Cadotte, Ekstrom, Nadeau. Voting Nay: Buhrman, Franzen, Howell. Not Voting: None. Abstained: None Absent: Thacker. Motion failed to carry 3-3. Motion by Nadeau, seconded by Ekstrom, to recommend to Council that a reduction from the required 75% brick/stone fascia be permitted with regard to the Hallmark Homes proposed development north of McCullom Lake Road. Voting Aye: Cadotte, Howell, Nadeau. Voting Nay: Buhrman, Ekstrom, Franzen. Not Voting: None. Abstaining: None. Absent: Thacker. Motion failed to carry 3-3. Page 6 P&Z Commission 5/8/03 Chairman Howell noted the comments of the Commission and the vote reflect the ambivalence of the Commission regarding this project. There are several outstanding issues which need to be addressed before this project moves forward. Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn at 9:28 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Thacker. 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.