HomeMy WebLinkAboutMinutes - 06/07/2007 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Meeting
June 7, 2007
Chairman Howell called the June 7, 2007 regularly scheduled meeting of the City of McHenry
Planning and Zoning Commission to order at 7:35 p.m. In Attendance were the following:
Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: None. Also in
attendance were: Director of Community Development Napolitano, Planner Jurs, Deputy Clerk
Kunzer.
Director Napolitano introduced Kim Jurs, Planner I for the City. He noted she has been
with the City approximately one month. The Commission welcomed her and wished her well.
Approval of Minutes
Motion by Nadeau, seconded by Cadotte, to approve the minutes of the Planning and Zoning
Commission Meeting as follows:
April 5, 2007 regularly scheduled meeting;
April 19, 2007 regularly scheduled meeting.
Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker.
Voting Aye: None.
Not Voting: None.
Abstained: None.
Absent: None.
Motion carried 7-0.
Other Business
The following matters were briefly discussed by commissioners:
1. Sign (oversized?) for new restaurant on Route 120 east of the Fox River;
2. Status of the construction of the future Mexican restaurant on Front Street at John Street;
3. Status of the Whales Tail renovation and proposed use of the building;
4. Bike traffic on the Riverwalk;
5. Status of the Fuhler Property Project at the northwest corner of Elm Street and Ringwood
Road;
6. The unsightliness of the dry retention area on the Shamrock Farms Property along Curran
Road (adjacent to the townhome development).
Public Hearing: Progressive AE
File No. Z-706
2253 North Richmond Road
Expansion of Conditional Use Permit and Variance
Chairman Howell at 7:44 convened a Public Hearing regarding File No. Z-706 a request for
expansion of the existing conditional use permit and request for drive-up pharmacy stacking
space variance for Meijer Store located at 2253 North Richmond Road .
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June 7, 2007
Page 2
In attendance was Robert Petco of Progressive AE representing Meijer Stores. Mr. Petco was
sworn in by Chairman Howell.
Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on
May 23, 2007. A Certificate of Publication is on file in the City Clerk’s Office. Notices were
mailed to all adjacent property owners of record. Receipts of certified mailing as well as an
affidavit of posting and notification requirements are on file in the City Clerk’s Office.
Mr. Petco stated Progressive AE stated his firm has been involved in the renovation of various
Meijer Stores who have been implementing a corporate-wide upgrade and revamping of its
stores. He noted this is the first time for an Illinois store, however. The renovation involves
relocating the pharmacy from the north end to the south end of the store. As a result, the
pharmacy drive-up window will shift to the southeast corner of the building. To accommodate
the change, internal store reconfiguration will take place and the fence for the outdoor portion of
the garden center will be pushed back approximately twenty feet. Mr. Petco noted the applicant
is seeking an expansion of its existing conditional use permit for the drive-up pharmacy and a
variance to permit a reduced number of stacking spaces for the drive-up from 5 to 4. The only
modifications to the exterior of the building would be the placement of the drive-up window, a
small canopy over the window and signage relocation for the pharmacy. Mr. Petco noted Meijer
has already revamped fifty to sixty of its stores.
Director Napolitano provided the commissioners with a Staff Report regarding this matter. He
noted Staff’s initial concern was traffic impact upon relocation of the drive-up window,
particularly pedestrian traffic entering/exiting the outdoor garden center area. The applicant
provided Staff with a DVD illustrating how the drive-up window would work at its new location
and ensuring Staff there would be no traffic circulation or safety issues. Director Napolitano
stated the window would be used minimally, approximately 28 times per day. Relocating the
garden center fence and entry gate further to the west will be safer than its present location. Staff
supports the applicant’s requests.
Chairman Howell invited questions and comments from the Commission.
Question was raised regarding how the relocation of the drive-up window would impact the
garden center pedestrian traffic. Mr. Petco responded the gate would actually be moved west
approximately 20-25 feet. Pedestrians would actually be safer as they would no longer go out the
gate directly into moving traffic on the drive along the building’s east side. He noted the garden
center entry would ultimately be approximately fifty feet back from the drive-up lane.
Responding to an inquiry, Mr. Petco stated cars would exit the drive-up lane and go north after
crossing the southbound traffic lane. Question was raised regarding the possibility of drive-up
stacking issue interfering with the stop sign at the pedestrian crosswalk. Mr. Petco responded that
should not be a problem.
Some discussion followed regarding traffic circulation entering and leaving the pharmacy drive-
up lane. Mr. Petco noted there would be no right-hand turns permitted for southbound traffic
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June 7, 2007
Page 3
attempting to enter the northbound drive-up lane. Suggestion was made to implement a barrier of
some sort to prohibit traffic from making the right-hand turn into the drive-up lane.
Responding to a question, Mr. Petco stated no handicapped parking spaces would be lost; they
would, however, be shifted to the east along with the parking islands which would be moved to
allow for the drive-up lane installation.
Some discussion occurred regarding a desire for a more ornate building façade such as that
which was constructed on the Meijer Store in Algonquin.
In response to Chairman Howell’s inquiry, there was no one in the audience wishing to comment
regarding the application before the Commission. There were no further comments or questions
by the commissioners.
Motion by Cadotte, seconded by Nadeau, with regard to File No. Z-706, a request for expansion
of the existing Conditional Use Permit and request for variance to allow four stacking spaces for
the Meijer Store pharmacy drive-up window for their facility located at 2253 North Richmond
Road be granted; subject to the applicant making the proposed alterations according the site plan
submitted with the application; and that Table 31, the Approval Criteria for Conditional Uses,
pages 357-358 of the Zoning Ordinance, and Table 32, the Approval Criteria for Variances,
pages 377-378 of the Zoning Ordinance, have been met.
Voting Aye: Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker.
Voting Nay: Buhrman.
Not Voting: None.
Abstained: None.
Absent: None.
Motion carried 6-1.
Comments from Commissioners:
Buhrman: He stated he would have to vote no based upon concerns regarding crossover traffic,
difficulties entering the drive-up for southbound traffic in front of the store, and traffic flow in
general.
Chairman Howell: He requested a more upscale façade be installed on the building.
Chairman Howell at 8:15 p.m. closed the Public Hearing.
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June 7, 2007
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Adjournment
Motion by Nadeau, seconded by Cadotte, to adjourn at 8:20 p.m.
Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: None.
Motion carried 7-0.
The meeting was adjourned at 8:20 p.m.
Respectfully submitted,
_______________________________
Kathleen M. Kunzer, Deputy Clerk
City of McHenry