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HomeMy WebLinkAboutMinutes - 06/16/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION June 16, 2005 Chairman Howell called the June 16, 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: Director of Community Development Napolitano, City Planner Zeller, Deputy Clerk Kunzer, Attorney Kelly Cahill. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the Planning and Zoning Commission minutes of the June 2, 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 – Mark Justen File No. Z-647 Charles Miller Road Chairman Howell announced due to lack of proper publication and notification, the Public Hearing previously scheduled for this evening regarding File No. Z-647 as been cancelled. In attendance were the following observers: Marion Reinwall, 3816 Bull Valley Road, McHenry Mark Reinwall, 3816 Bull Valley Road, McHenry Georgene Reinwall, 3816 Bull Valley Road, McHenry. Plat of Resubdivision Prairie Point Business Park Lots 16 and 18 Prime Commercial In attendance were Anne Rodenkirch of Prime Commercial Corporation, Joe Vavrina of Smith Engineering, and Todd Richards of Smith Engineering. Ms. Rodenkirch stated Prime Commercial is the Project Manager for the new facility for Family Services of McHenry County who will relocated to Prairie Point Business Park. In order to accommodate their facility Prime Commercial is seeking City approval for resubdivision of Lots 16 and 18. Ms. Rodenkirch noted the resubdivision will result in two lots: Lot 1 (a portion of Lot 16) would provide for the construction of the Family Services facility; Lot 2 (comprised of Lot 18 and the remainder of Lot 16) would provide for the required detention facility. P&Z Commission June 16, 2005 Page 2 Ms. Rodenkirch noted additional access to Veteran’s Parkway from Lot 2 Consequently, a Plat of Vacation will be provided to the City to vacate the driveway along Lots 6,7, and 17. A Plat of Dedication for the new driveway access from Lot 18 will also be provided to the City. Ms. Rodenkirch stated Family Services is proposing to contract a three-story facility with windows facing the drainage facility on Lot 2 It is anticipated there would be an August ground- breaking for the building. In conclusion, Ms. Rodenkirch stated Prime Commercial concurs with Staff recommendations and conditions as noted in the Staff Report. Director of Community Development Napolitano provided the Commission with an overview of the Staff Report for this request. He stated Staff has no concerns regarding the proposed resubdivision. It will not adversely impact the subdivision engineering. Staff supports the request. Chairman Howell invited questions and/or comments from the Commission. In response to an inquiry, Ms. Rodenkirch stated she had no artist’s rendering with her at this time. The exterior of the project, originally planned to be brick, is now being proposed with a new precast product which closely resembles brick but is far less costly. The building will be similar in style to the municipal building. Responding to a question, Mr. Vavrina stated the detention area would be wet-bottom and would actually be a featured pond. Ms. Rodenkirch noted a Property Owners Association would be created which would be responsible for common area landscape and detention pond maintenance. There were no further questions by the Commission. Motion by Cadotte, seconded by Buhrman, to recommend to Council that the Final Plat of Prairie Pointe Business Park Resubdivision of Lots 16 and 18 be approved, subject to the following conditions: 1) A left turn lane be provided; 2) Rename the 20’ Municipal Utility Easement to Water Service Easement; 3) Assure driveway crossing over the drainage easement is approved by City Engineer; 4) Final Plat to be recorded within six months of Council approval. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. P&Z Commission June 16, 2005 Page 3 Discussion: Proposed New Location for Advanced Auto Facility Borden Street and Route 120 In attendance was Mr. David Herbeck of Commercial Horizons on behalf of Advanced Auto. Director Napolitano reminded the Commission of the recent public hearing which resulted in a lack of recommendation for Advanced Auto’s request to locate at the northeast corner of the intersection of Pearl Street and Richmond Road. Advanced Auto has since sought another location at the intersection of Borden Street and Route 120. The property owner has required a closing date of July 8, 2005 which does not allow for Public Hearing and Council presentation due to time constraints. Consequently Mr. Herbeck is requesting an informal discussion this evening as to the proposed new location for this facility. Director Napolitano stated if Advanced Auto is located on this site, reclassification from office to commercial and a variance as to interior side yard setback would be required. The sideyard setback would be required in the sideyard adjacent to the railroad tracks. The need for the variance is due to the dedication of 20’ to the City for right-of-way improvements to Borden Street. Additionally, the applicant has agreed to pay their share of the cost of street improvements to Borden Street. Access to the site would be solely from Borden Street. Director Napolitano concluded, from Staff’s perspective, this is a better location for this facility than the previously sought corner of Pearl Street and Richmond Road. Some discussion occurred regarding safety of eastbound motorists attempting left turns into Borden Street. Also mentioned was the possibility of motorists utilizing a cut-thru from Front Street to West Avenue to Borden Street in order to access the facility, and thereby creating a hazard to children/families utilizing Freund Park. Suggestion was made that semi-trucks be restricted to Borden Street from Route 120 for entering/exiting the site. A brief discussion followed regarding the color scheme of the building and signage. Suggestion was made for the applicant to use a toned-down façade and color scheme to more aesthetically blend with the area. It was the consensus that the proposed location is acceptable to the commissioners. Other Business Director Napolitano reported China Light is seeking occupancy permit on June 17th. Council has scheduled a Committee of the Whole Meeting for July 11th to discuss Living Springs proposal and the Gilger Property proposal. A brief discussion followed regarding nuisance complaints. Commissioners recommended Staff seek a fabric store to locate in the City. P&Z Commission June 16, 2005 Page 4 Adjournment Motion by Ekstrom, seconded by Nadeau, to adjourn the meeting at 8:16 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.