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HomeMy WebLinkAboutMinutes - 06/26/2003 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION June 26, 2003 The June 26, 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 McHenry Municipal Center Classroom. Commission members in attendance: Buhrman, Franzen, Howell, Nadeau. Absent: Cadotte, Ekstrom, Thacker. Staff in attendance: City Planner Martin, City Attorney Rob Fetzner, Deputy Clerk Kunzer. Also in attendance was Mayor Althoff. Presentation Mayor Althoff noted the presence of Ashley Thacker and her family. Stating the City wished to acknowledge on behalf of the community Ashley’s service in the military, Mayor Althoff read a proclamation declaring Friday, June 27, 2003 as Ashley Thacker Day in the City of McHenry. A framed copy of the proclamation was presented to Ms. Thacker. Those in attendance applauded her efforts and wished her well on her next deployment. Public Hearing: Gus Demas Building Corporation File No. Z-589 McHenry Grounds Shopping Center Chairman Howell at 7:35 p.m. called to order the Public Hearing regarding File No. Z-589, an application filed by the City of McHenry in conjunction with property owner Gus Demas Building Corporation for variance as to the required parking screening strip in the McHenry Grounds Shopping Center. Representing the applicant was City Planner Martin. Chairman Howell swore in the witness for the Applicant. Chairman Howell stated notice of this Hearing was published in the Northwest Herald on June 11, 2003. A Certificate of Publication is on file in the Office of the City Clerk. Certified written notice was provided to adjacent property owners. An affidavit of service is on file in the City Clerk’s Office. There were no objectors present with regard to the applicant’s request. Planner Martin stated the City of McHenry in conjunction with the State of Illinois is doing roadway improvements at the intersection of McCullom Lake Road and Route 31. Additional right-of-way is required in order to make these improvements. The taking of the right-of-way will cause a reduction in the required 5’ parking screening strip at the McHenry Grounds Shopping Center along both McCullom Lake Road and Route 31. It is anticipated only 1.5’ will be required to accommodate the improvements, leaving a 3.5’ parking screening strip. Planner Martin stated the City on behalf of the property owner, is seeking a variance so the McHenry Grounds Shopping Center will continue to be in conformance with the City’s Zoning Ordinance. In response to Chairman Howell’s inquiry, there were no questions and/or comments from the Commissioners or members of the audience. Motion by Nadeau, seconded by Buhrman, to recommend to the City Council the grant of a variance to permit a 3.5-foot parking screening strip on the property located in the McHenry Grounds Shopping Center, 1711-1789 North Richmond Road as requested in File No. Z-589 as filed by Applicants City of McHenry and Gus Demas Building Corporation; and that Table 32, the Approval Criteria For Variances, pages 377-378 of the Zoning Ordinance, has been met. Page 2 P&Z Commission 6/26/03 Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Chairman Howell closed the Public Hearing at 7:41 p.m. Public Hearing: Rubloff Development Corporation Z-588 2300 North Richmond Road Chairman Howell at 7:42 p.m. called to order the Public Hearing regarding File No. Z-588, a petition for parking variance and a conditional use permit to allow a drive-thru facility for Oberweiss Dairy in Outlot #5, as filed by Rubloff Development East for the property located in McHenry Town Centre Outlot #5. In attendance were Jim Loarie from Rubloff Development Corporation and Wayne Marth from Arcline Associates who were sworn in by the Chairman. Chairman Howell stated notice of this Hearing was published in the Northwest Herald on June 9, 2003. A Certificate of Publication is on file in the Office of the City Clerk. Certified written notices were provided to all abutting property owners. An Affidavit of Service and Posting is on file in the Office of the City Clerk. Mr. Marth stated the applicant is requesting a variance as to the required parking for Outlot #5 of McHenry Town Centre Subdivision. There are three restaurants as proposed tenants of the building constructed on the subject property which would cause a deficiency of 45 parking spaces. Mr. Marth noted overall there is adequate parking in the shopping center. Dedicated spaces within the center would make up for the shortage in the Outlot. Secondly, the applicant is seeking a conditional use permit to allow a drive-thru facility for the Oberweiss Dairy, one of the proposed tenants for this Outlot. Mr. Marth stated the applicant will comply with all of Staff’s concerns and recommendations. City Planner Martin provided an overview of the Staff Report. He stated the parking variance, due to the fast-food nature of the proposed restaurants, including a drive-thru facility at Oberweiss Dairy, will not require the typical amount of parking. In addition overflow parking could be provided to the east of Outlot #5. Regarding the conditional use request, Planner Martin noted Staff’s primary concern was for safety of the patrons. He stated the original site plan provided for this project was rejected by Staff due to safety concerns. Staff suggested a physical barrier be created so that midway entrance/exit from the drive thru lane is not permitted except for a small escape area. Planner Martin stated signage will direct cars through the onsite traffic pattern, including the drive-thru. Chairman Howell invited questions and/or comments from the Commissioners. In response to an inquiry, Mr. Marth stated the 30’ long loading ramp would service all businesses contained in the Outlot. Delivery to the tenants would be done during off-peak hours. Mr. Marth also noted landscaping will shield the delivery area as well as the refuse disposal area Page 3 P&Z Commission 6/26/03 from public view. Mr. Marth stated the applicant intends to install “yield to pedestrian crossing” signs at the northwest corner of the building. Mr. Loarie stated the variance is being requested for specific fast food tenants. It is not anticipated there would be a full-service restaurant(s) with wait staff on the premises. Such a facility would require additional parking. If in the future, a full service restaurant intends to lease one of the spaces in this building, the matter would be brought back to the Planning and Zoning Commission and City Council for further review and approval. Mr. Marth stated a monument sign has already been approved for the subject property. Any variance to the sign would require Council action. Chairman Howell noted there was no one in the audience wishing to be head with regard to this matter. Motion by Nadeau, seconded by Franzen, to recommend to Council that with regard to File No. Z-588, an application for parking variance filed by Rubloff Development Corporation to allow a reduction by 45 from the required number of parking spaces for Outlot #5 of McHenry Town Centre Subdivision be granted, and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Motion by Nadeau, seconded by Buhrman, to recommend to Council with regard to file No. Z- 588, a request for conditional use permit to allow a drive-thru facility for Oberweiss Dairy located in Outlot #5 of McHenry Town Centre, as filed by Rubloff Development Corporation, be granted, subject to the following: • Drive-thru “escape area” depicted on site plan shall be reduced in size. The escape area should be sized to allow a vehicle to escape from the drive-thru, but should not allow vehicles traveling south to gain access to the drive-thru. • The drive-thru area shall be curbed to provide a landscaped island between the drive-thru and shopping center drive aisle, and to provide clear separation between the drive-thru area and the rear building areas. • A directional sign shall be placed at the northern end of the property showing an arrow to the west and then south for customers wishing to use the drive-thru. • A directional sign shall be placed at the southern end of the property (rear of building) indicating “Drive-thru entrance”. • An additional sign, prohibiting access to the drive-thru from the north, shall be placed, facing north at the escape area. • All loading/unloading takes place during off hours (early morning/late night). • Bollards shall be placed in front of both dumpsters, similar to outlot directly to the south. • Install yield sign at the northwest corner of the building. Page 4 P&Z Commission 6/26/03 and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358 of the Zoning Ordinance, has been met Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Chairman Howell closed the Public Hearing at 8:00 p.m. Public Hearing: Professional Realty and Development Corporation (PRDC) Z-583 Bull Valley Road Chairman Howell at 8:01 convened the Public Hearing regarding File No. Z-583, an application filed by PRDC for the following on the 10.11 acres of property located on the north side of Bull Valley Road approximately 575 feet east of the intersection of Bull Valley Road and Crystal Lake Road: • Zoning Amendment form E Estate District to RM-2, High Density Multi-Family Residential District, O-1 Local Office and O-2 Office Park, Upon annexation to the City; • Conditional Use Permit to allow for the development of a senior housing facility; • Zoning Variances for building height, density, parking and frontage; • Preliminary Plat approval for Foxcroft Ridge. In attendance were Attorney Mark Saladin of Militello, Zanck and Coen; Virginia Gully, Vice President of PRDC; Gene Gully, Consultant for PRDC; Robert Shipley, Architect; Meghan Michel, Condon Consulting Engineers; Lisa Weesner, Transportation Strategies. Chairman Howell swore in all witnesses for the applicant. Chairman Howell noted there were no objectors present in the audience with regard to this matter. Chairman Howell announced notice of this Public Hearing was published in the Northwest Herald on June 10, 2003. A Certificate of Publication is on file in the Office of the City Clerk. Certified written notices were provided to all abutting property owners. An Affidavit of Service and Posting is on file in the Office of the City Clerk. Attorney Mark Saladin provided an overview of the applicant’s request before the Commission. He noted the request pertains to a 10.11-acre parcel currently zoned agricultural within McHenry County. The applicant is seeking annexation to the City and intends to develop the subject property as a senior housing complex. He stated 7.6 acres of the site would be utilized for the senior housing building. The remaining three lots would be developed with auxiliary uses which would provided needed services to not only the seniors but other residents in the area. The senior housing facility would be developed on property zoned RM-2, while the ancillary uses would be constructed on property zoned either O-1 or O-2. Page 5 P&Z Commission 6/26/03 In addition to the zoning request, the applicant is also seeking variances as to parking, density, building height, and lot frontage, as well as a conditional use to permit the construction of the residential facility itself. Finally, the applicant is seeking approval of the Preliminary Plat of the Foxcroft Ridge Subdivision. Ms. Gully provided the Commission with a brief background of PRDC. She noted PRDC specializes in both independent living for seniors and assisted living for seniors. The average age of clients in PRDC facilities is 84 years of age. Ms. Gully noted the request for variance as to building height is for the benefit of the clients who do better in buildings which extend upward, as opposed to spreading outward, with longer hallways and corridors. A private loop road is proposed around the perimeter of the building. The loop road would be used for service providers and emergency vehicles. There will be a water retention facility on the east side of the lot. It will be excavated and aerated by a fountain. Ms. Gully stated occupants of the buildings on the three outlots could include a dentist, doctors, and other small businesses which would benefit the senior housing clients. Ms. Gully stated the building construction would blend in with the residential neighborhood. Regarding the request for variances, Ms. Gully noted one request is to allow a maximum building height of no more than 50 feet. She stated the actual building height is anticipated to be 42.6 feet, 47 feet at the tallest ridge. Regarding the parking variance, Ms. Gully stated there are no specific standards in the ordinance regarding parking standards for a senior housing facility. She noted based upon her experience with previous senior housing facilities of this nature, the request to allow the structure with only 126 parking spaces would more than satisfy the needs of the residents and their guests. Sixty of the 126 spaces would be underground. The remaining 66 spaces would be sited above grade along the perimeter of the loop road. The lot frontage variance request is to allow construction on a lot which has less than 200’ of frontage along Bull Valley Road. Ms. Gully stated none of the three outlots would have direct access onto Bull Valley Road. These lots would actually front on the private loop road. The variance to permit a density of 201 units on 7.6 acres would include a two-phased development. Phase I would include 129 units; Phase II would include 72 units. Ms. Gully stated the maximum number of units on the residential lot would be 230 units. She noted the ordinance permits a density of 31 persons/acre in the RM-2 district. The size of the residential units would be: Efficiency units 400 square feet One-bedroom units 750 square feet Two-bedroom units 1,000 square feet. In conclusion, Ms. Gully stated the request before the Commission this evening fits a need driven by the area’s market. The constraints of the site cause the need for the variance requests. Planner Martin provided the Commission with an overview of the Staff Report. He noted Staff concurs with the requested map amendments of RM-2, O-1 and O-2. The proposed senior residential facility offers a product which fulfills a need in McHenry. The proposed office use compliments the senior facility. Planner Martin addressed the variance requests, noting: Page 6 P&Z Commission 6/26/03 • Density and Height: Due to the topography of the site, the building mass and the number of units present no concern to Staff. The density appears to be in conformance to the Comprehensive Plan. Traffic impact created by the development would be minimal as indicated in the traffic study provided to the Commission. Additionally, a stub is being provided to the vacant parcel to the west of the subject property to ultimately provide a joint access to Bull Valley Road. The private loop road will meet City standards pursuant to the Subdivision Control Ordinance. Also relative to the density of the project, the loop road provides good access for the fire department and all emergency vehicles. The applicant has set aside right-of-way for potential Bull Valley Road improvements. The bike path connection to the Prairie Bike Path is also shown on the Preliminary Plat. • Parking: Staff has no problem with the proposed number of parking spaces indicated on the plan. The parking ratio is satisfactory. • Lot Frontage: It is Staff’s opinion the loop road should remain private and that frontage for the three outlots should be taken from the loop road and not Bull Valley Road. The variance as to lot frontage makes good zoning sense. Planner Martin stated the request for conditional use for allow the senior housing facility goes hand in hand with the land use request. The propose site plan and landscape plan conform the ordinance requirements. As stated by Attorney Saladin, the applicant could conceivably construct up to 330 units on the 7.6 acres of Rm-2 property. However, the applicant has agreed to a maximum of 230 units which is far less dense than ordinance would permit. The proposed subdivision would be served by municipal water and sewer. In conclusion, Planner Martin stated the Preliminary Plat of Foxcroft Ridge Subdivision conforms to the City’s Subdivision Control Ordinance. Staff recommends approval of the applicant’s requests subject to the conditions indicated in the Staff Report. Chairman Howell invited questions and/or comments from the Commissioners. In response to an inquiry, Ms. Gully stated historically in other PRDC facilities the number of residents have automobiles on the premises are: • 74 units 6 vehicles on site • 113 units 30 vehicles on site. This represents an approximate 25% of residents having vehicles on the premises. Ms. Weesner, indicated residents would most likely not enter or leave the facility during peak hours and would therefore provide minimal impact on Bull Valley Road traffic. Likewise, the employees’ shift changes would not occur during peak traffic hours. Some discussion occurred regarding the need for and impact from the potential Ridgeview Drive traffic signalization. It was the consensus of the Commission that the traffic signal would assist with vehicles entering/leaving the senior facility. The Commission also concurred the stub to the west as shown on the Preliminary Plat is a good idea as it would afford a joint access onto Bull Valley Road when the property to the west is developed. In response to a questions, Ms. Gully stated full occupancy is expected within three years. The units would be age-restricted to those 55 and over. The units would be staffed 24-hours per day. At full build-out there would be approximately 22-25 full time equivalency employees. Ms. Gully stated PRDC would own the building but the facility would be staffed by a managed care Page 7 P&Z Commission 6/26/03 service provided by Addison Rand. The elevators within the senior housing building would be oversized for stretchers. Attorney Saladin summarized the applicant’s request noting the proposed development would be beneficial to the community. It fulfills a proven need. The use fits into the existing neighborhood, particularly its proximity to the hospital. The use would have little impact on traffic. No children would be produced by the development. Real estate tax revenue would be created. The requested use conforms to the City’s Comprehensive Plan. The need for the facility will make it work in the community. The applicant has proven the requirements of the approval criteria for variances, map amendments, and conditional use permits have been met. The applicant will comply with County traffic requirements such as accel/decel lanes, road widening, etc. in order to facilitate smoother traffic flow in the area. In conclusion, Attorney Saladin requested the Commission recommend approval of the applicant’s request to the City Council. Chairman Howell noted there was no one in the audience wishing to be heard with regard to this matter. Motion by Nadeau, seconded by Franzen, with regard to File No. Z-583 filed by PRDC, to recommend to Council that the zoning map amendment upon annexation for the PRDC Property located on the north side of Bull Valley Road approximately 575 feet east of its intersection with Crystal Lake Road be granted as follows: RM-2 High Density Multi-Family Residential District 7.61 acres O-1 Local Office District 0.50 acres O-2 Office Park District 2.00 acres. and that Table 32, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Motion by Nadeau, seconded by Franzen, with regard to File No. Z-583 filed by PRDC, to recommend to Council that the conditional use permit to allow a senior housing facility for the PRDC Property located on the north side of Bull Valley Road approximately 575 feet east of its intersection with Crystal Lake Road be granted, subject to the incorporation of Staff Report comments into the annexation agreement for this property; and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358 of the Zoning Ordinance, has been met. Page 8 P&Z Commission 6/26/03 Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Commissioner Nadeau stated his original inclination coming into this Public Hearing was to deny the applicant’s requests. However, based upon testimony presented and the enthusiasm of the applicant, he is now in favor of the proposed development and requested action. Motion by Franzen, seconded by Buhrman, with regard to File No. Z-583 filed by PRDC, to recommend to Council that the variances as to: • density – maximum of 230 units on 7.61 acres of RM-2 zoned property; • height – maximum of 50’ for senior housing facility; • parking – to permit a reduction from parking requirements to 126 total spaces, including 60 underground spaces; • lot frontage – to permit utilizing the private loop road for frontage of buildings located on Lots 1-4 of the Foxcroft Ridge Subdivision; to allow a senior housing facility for the PRDC Property located on the north side of Bull Valley Road approximately 575 feet east of its intersection with Crystal Lake Road be granted; and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Motion by Franzen, seconded by Nadeau, with regard to File No. Z-583 filed by PRDC, to recommend to Council that the Foxcroft Ridge Preliminary Plat of Subdivision as prepared by Condon Consulting Engineers with a revision date of 5/12/03 be approved. Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker. Motion carried 4-0. Page 9 P&Z Commission 6/26/03 Chairman Howell adjourned the Public Hearing at 9:37 p.m. Adjournment Motion by Buhrman, seconded by Nadeau, to adjourn at 9:38 p.m. Voting Aye: Buhrman, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Ekstrom, Thacker Motion carried 4-0. 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.