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HomeMy WebLinkAboutMinutes - 06/03/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION June 3, 2004 The June 3, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Howell, Nadeau, Schepler, Thacker. Absent: Ekstrom. Also in attendance: Planner Martin, Deputy Clerk Kunzer, Attorney Kelly Cahill. Approval of Minutes Motion by Cadotte, seconded by Buhrman, to approve the minutes of the Planning and Zoning Commission as presented: May 20, 2004 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Ekstrom. Motion carried 6-0. Public Hearing: Fox Development File No. Z-615 731 Ridgeview Drive Chairman Howell at 7:32 p.m. convened the Public Hearing regarding a request for conditional use permit to allow a bistro café in a business park zoning district. In attendance representing the applicant were Developer Jack Pease, Patty Peterson, Dr. Thomas Kukla, and Mrs. Thomas Kukla, who were all sworn in by Chairman Howell. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on May 17, 2004. A Certificate of Publication is on file in the Office of the City Clerk. Notification was made to all adjacent property owners. An Affidavit of Service is on file in the Office of the City Clerk. Mr. Pease provided an opening statement in which he asserted the applicants are seeking a conditional use permit to allow a bistro café in a business park. The location is in Capital Court Commons, one of eight units in the building. The applicants intend to serve gourmet salads, sandwiches, pastries, and coffee during breakfast and lunch hours. Mr. Pease noted adequate parking has been provided on the premises. Initially, proposed hours of operation would be 6 a.m. until 2 p.m. on Monday through Friday. The applicants may ultimately be open on the weekends from 6 a.m. until 2 p.m. as well. City Planner Martin provided an overview of the Staff Report regarding this petition. He noted the subject property is located in Inland Business Park. The city promotes a diversity of uses in its business park districts. Staff believes the proposed bistro café to be an appropriate use for this location and recommends approved of the request for conditional use permit. P&Z Commission June 3, 2004 Page 2 Chairman Howell invited questions and/or comments from commissioners. In response to an inquiry, Mr. Pease stated the proposed café would be similar to a Panera Bread type establishment. There is a need for this type of use south of town, similar to the Yolanda’s Restaurant in Tonyan Industrial Park. It would fill a need for breakfast and lunch customers in the Inland Business Park. Customers would be provided with a good, quick lunch for carry out or eat in. There would be no drive through service. Responding to an inquiry, the applicants noted initially the business would be open Monday through Friday. Eventually, it might also be open on weekends as well to serve the needs of its customers. Operation hours would be no longer than 6 a.m. until 2 p.m. Regarding potential advertising signs, the business would be included on the monument sign for Capital Court Commons. A wall sign permitted by ordinance might also be used. A brief discussion followed regarding the designation of parking spaces for carry out customers. Mr. Pease stated the applicants would designate at least one parking space for this purpose. In response to an inquiry, the applicant stated there would be 4-6 employees. There would be no service of alcoholic beverages. Projected opening of the establishment is August 15, 2004. Chairman Howell noted there was no one in the audience wishing to make a statement and/or comment with regard to this matter. There were no further comments and/or questions regarding the request. Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File No. Z-615, an application for conditional use permit to allow a bistro café at 731N Ridgeview Drive in Inland Business Park be granted; that the Hours of Operations 6 a.m. until 2 p.m. be maintained as requested in the application; and that Table 31, the Approval Criteria for Conditional Use Permits, page 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Ekstrom. Motion carried 6-0. Chairman Howell closed the Public Hearing at 7:51 p.m. P&Z Commission June 3, 2004 Page 3 Public Hearing: RST Development File No. Z-616 4115-4117 Shamrock Lane Chairman Howell at 7:52 p.m. convened the Public Hearing regarding a request for conditional use permit to allow a credit union/financial institution in Liberty Square Shopping Center. In attendance representing the applicant were Attorney Michael Ek, Debbie Siding of Corporate America Credit Union, Lisa Carr of Corporate America Credit Union, and Bruce Kaplan of Premier Realty, who were all sworn in by Chairman Howell. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on May 14, 2004. A Certificate of Publication is on file in the Office of the City Clerk. Notification was made to all adjacent property owners. An Affidavit of Service is on file in the Office of the City Clerk. Attorney Ek provided an opening statement in which he asserted the request for a conditional use for Corporate America would be a quality use for this site. He noted the applicant would locate a branch office on the premises and would utilize 4-5 employees. Hours of Operation would be 7:30 a.m. until 5:30 p.m. on Mondays, Tuesdays, Thursdays and Fridays. The facility would be closed on Wednesdays, Saturdays, and Sundays. Attorney Ek went over the Approval Criteria for Conditional Uses as stated in the application. He noted the facility will serve the members of several employers who currently utilize the services of Corporate American Credit Union. City Planner Martin provided an overview of the Staff Report regarding this petition. He noted the subject property is zoned O-1 Local Office. The property is divided into three buildings: retail, bank facility, and professional office. The site for the credit union is located in the retail building. As the credit union is not actually a retail use, a conditional use permit is required. As the proposed site is located on the end unit which does not have any street frontage, Staff does not consider it a viable retail location. Staff recommends approval of the conditional use permit. Chairman Howell invited questions and/or comments from commissioners. In response to an inquiry, Attorney Ek stated employee parking would be located south of the professional building. It was noted that members rarely visit the credit union facility. Most transactions occur by phone or online. Approximately 14% of credit union members actually visit the facility. It is therefore noted that parking should not be an issue. Signage for the facility would be incorporated into the existing Liberty Square monument sign. A raceway sign could also be utilized on the building façade over the glass storefront. No sign variance would be sought. Chairman Howell noted there was no one in the audience wishing to make a comment and/or question with regard to this matter. P&Z Commission June 3, 2004 Page 4 There was no further testimony regarding the applicant’s request. Motion by Cadotte, seconded by Buhrman, to recommend to the McHenry City Council that with regard to File No Z-616, a request for a conditional use permit to allow a credit union/financial facility in Liberty Square at 4115-4117 Shamrock; and that Table 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Ekstrom. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:06 p.m. Other Business Planner Martin provided a brief report of recent Council action. He noted the Agenda for the June 17th Planning and Zoning Commission Meeting will include a parking variance for Quiznos and review of Liberty Trails Unit 2 Final Plat. The Agenda for July 1st Planning and Zoning Commission Meeting will include a conditional use for outside storage at a repossession facility and review of the Final Plat of Evergreen Park as presented by Hallmark Homes. Some discussion followed regarding the status of Village Green residential facility on Charles Miller Road. Planner Martin reported the City Council will review the status of Captain Rod’s conditional use in early August. Planner Martin was asked to review the status of the paving of Gary Lang’s lot. Some discussion occurred regarding the Nunda Township Open Space Discussion recently noted in the media. In response to an inquiry, Planner Martin stated there is no news regarding the status of the Metra Johnsburg rail yard. The commissioners commended Chairman Howell on his letter addressed to the Mayor stating the commission’s position regarding aesthetics, code enforcement, etc. P&Z Commission June 3, 2004 Page 5 Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 8:20 p.m. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Ekstrom. Motion carried 6-0. 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.