Loading...
HomeMy WebLinkAboutMinutes - 06/17/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION June 17, 2004 The June 17, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:35 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 Glab, Planner Martin, Deputy Clerk Kunzer, Attorney Kelly Cahill. Approval of Minutes Motion by Nadeau, seconded by Cadotte, to approve the minutes of the Planning and Zoning Commission as presented: June 3, 2004 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Public Hearing: McVickers Aurora LLC File No. Z-617 2445-2457 North Richmond Road Chairman Howell at 7:37 p.m. convened the Public Hearing regarding a request for variance to allow a reduction in the required number of parking spaces from 48 to 42 for the property located at 2445-2457 North Richmond Road as presented by McVickers Aurora LLC.. In attendance representing the applicant was Jeff Middlebrook who was sworn in by Chairman Howell. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on May 30, 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. Middlebrook provided an opening statement in which he asserted the applicants are seeking a variance to permit a Quiznos Restaurant on the subject property and the granting of a parking variance to reduce the amount of required parking for a restaurant at this location. He noted the request is for a reduction in six parking spaces. City Planner Martin provided an overview of the Staff Report regarding this petition. He noted the subject property is located in the outlot of the Meijer/Home Depot Subdivision. The site is restricted by wetlands and the parking cannot be increased due to the limiting amount of wetlands on the premises. Staff recommends approval of the variance request and notes the approval criteria for variances have been met. P&Z Commission June 17, 2004 Page 2 Chairman Howell invited questions and/or comments from commissioners. In response to an inquiry, Planner Martin stated a restaurant use requires 20 parking spaces per 1,000 square feet of usable space. A typical retail space requires only 4 parking spaces per 1,000 square feet of area, for a net difference of 16 parking spaces. Planner Martin also clarified there would still be one vacant retail space in the outlot building. The space could only be used for typical retail (not restaurant or other more intense use). Even utilizing the final retail space for retail would require that this evening’s parking variance be granted for the entire building. Mr. Middlebrook stated the size of the final retail space is 1,500 square feet. The applicant is seeking to fill that space with a retail use such as hair, nail or tanning salon. In any event it would be a convenience-type use. The number of Quiznos employees on the premises at any one time would be 3-4. Employees would be requested to park in locations furthest away from the building entry. The Quiznos Restaurant would offer both in-store seating and carry-out. There would be no drive-through facility. House of Operation would be limited to daytime and early evening. 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 from the Commission regarding the request. Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File No. Z-617, an application for variance to allow a reduction in the required parking spaces from 48 to 42 spaces at 2445-2457 North Richmond Road as submitted by McVickers Aurora LLC; and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Chairman Howell closed the Public Hearing at 7:45 p.m. Liberty Trails Unit II Final Plat In Attendance were Roger Gerstad and Bob Shannon of Gerstad Builders Inc., developers of Liberty Trails Subdivision. P&Z Commission June 17, 2004 Page 3 Chairman Howell stated the Commission is reviewing the Final Plat of Liberty Trails Subdivision Unit II this evening. This represents the second and final portion of a two-part subdivision buildout. Mr. Gerstad stated Liberty Trails Subdivision will be entirely built out following the completion of Unit II. He noted the portion of the subdivision before the Commission for consideration this evening is the eastern leg of the property. He stated the Final Plat is in substantial compliance with the previously approved Preliminary Plat of Subdivision. The only difference is the removal of the Chapel Hill curb cut, which was recently rescinded at the directive of McHenry County. Additionally, McHenry County directed an emergency ingress/egress pathway be completed to Chapel Hill Road with transversable grassy paver blocks. City Planner Martin provided an overview of the Staff Report regarding the request for Final Plat approval. He noted Unit II includes 115 lots. The applicant has addressed all engineering concerns submitted by the City Engineers. The McHenry Township Fire Protection District expressed no concerns regarding the subdivision layout. In conclusion, Planner Martin stated it is Staff’s recommendation to approve Liberty Trails Unit II Final Plat subject to: • Compliance with all recommendations of the City Engineer and Public Works Department; • Recording of Final Plat within six months of City Council approval. Chairman Howell invited questions and/or comments from commissioners. In response to an inquiry, Mr. Gerstad stated there has been no discussion of fencing along the Middle School property line. Mr. Gerstad noted there is a pedestrian walkway from Tyler Trail through to the Middle School Property between Lots 62 and 63. Responding to a question from the commission, Planner Martin stated no written and/or verbal comments had been received from either school district. However, District 15 has been working with staff regarding water main connection. Referencing the court which formerly was a connection to Chapel Hill Road on the Preliminary Plat, Mr. Gerstad stated it would be maintained by the homeowners association. Some discussion followed regarding the delineation of the pedestrian walkway between Lots 62 and 63. Mr. Gerstad noted the walkway would be paved with asphalt. Further discussion occurred regarding the emergency access point onto Chapel Hill Road. Mr. Gerstad noted there are two full ingress/egress points to the subdivision from Lincoln Road. There will be no curb cut at the emergency access point onto Chapel Hill Road. The emergency access area will be constructed with paver block through which grass would grow. Due to the paver blocks, emergency vehicles will be able to drive across the access. 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 17, 2004 Page 4 Motion by Cadotte, seconded by Nadeau, to recommend to the McHenry City Council that Liberty Trails Subdivision Unit II Final Plat as prepared by Howard Surveying dated 9/12/03 and bearing a latest revision date of 5/25/04 be approved subject to the following: • The Final Plat shall be recorded within six months of City Council approval; • The Final Plat shall comply with all recommendations of the City Engineer and Public Works Department. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Commissioner Nadeau stated he would prefer to hear feedback from the school districts prior to considering final plats in the future. Other Business Planner Martin provided a brief report of recent Council action. Planner Martin stated revised zoning maps would be provided to the commissioners. Some discussion followed regarding aesthetics and unsightly swimming pools adjacent to collector or arterial streets. Discussion also occurred regarding the proposed snowmobile races on McCullom Lake. It was noted this could invite further illegal use of the lake. Commissioners inquired as to the status of the incorporation of islands of land throughout the city. In response to an inquiry, Chairman Howell stated he has not yet met with the Mayor following his correspondence regarding aesthetics and code enforcement issues. Adjournment Motion by Cadotte, seconded by Ekstrom, to adjourn the meeting at 8:20 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. 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.