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HomeMy WebLinkAboutMinutes - 07/07/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION July 7, 2005 Chairman Howell called the July 7, 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. Absent: Thacker. Also in attendance: City Planner Zeller, Deputy Clerk Kunzer, Attorney Kelly Cahill. Public Hearing – Anthony Lovorn File No. Z-646 3014 West Elm Street Chairman Howell opened the Public Hearing regarding File No. Z-647, a request for a conditional use permit to allow the outside storage of vehicles on the property located at 3014 West Route 120, as submitted by Anthony Lovorn at 7:33 p.m. In attendance was Anthony Lovorn who was sworn in by Chairman Howell. Chairman Howell announced notice of the Hearing was published in the Northwest Herald on May 18, 2005. Notice was posted on the subject property, and certificate of notification to all abutting property owners was provided to the City Clerk. All notification certifications are on file in the Office of the City Clerk. It was pointed out notification was incorrectly made for a June 2, 2005 Public Hearing date. Chairman Howell noted testimony would be heard this evening. However, the applicant would be required to properly notice the hearing in the newspaper and to all abutting property owners before the matter could be referred to Council for formal action. Mr. Lovorn stated he is seeking a conditional use permit to allow the outside storage of towed vehicles for a minimum of thirty days on the subject property in conjunction with his Marathon Towing business. He stated following the minimum thirty-day waiting period the vehicles would be sold for scrap or junked. Planner Zeller provided the Staff Report regarding the request. She noted the property is comprised of approximately 9,500 square feet and would be utilized for the business office as well as the outdoor storage of vehicles towed by Marathon Towing. Ms. Zeller stated the storage of vehicles is an important part of the towing business. Staff has no concerns and recommends approval of the request subject to the applicant providing privacy/screening slats in the existing chain link fence and that no vehicles be stored for more than 45 days. Chairman Howell invited questions and/or comments from the commissioners. Responding to an inquiry regarding security of the vehicles being stored on the premises, Mr. Lovorn stated barbed wire has been installed on top of the fencing surrounding the storage area on the site. Mr. Lovorn stated the business hours would be: P&Z Commission July 7, 2005 Page 2 Monday through Friday 8 a.m. until 5 p.m. Saturday 8 a.m. until noon Sunday closed. In response to an inquiry regarding signage, Mr. Lovorn noted there would be a window sign. No façade or wall sign would be installed. He intends to utilize the free-standing sign standard on the premises and would abide by the City’s sign ordinance. A request was made to provide additional landscaping in order to make the property more aesthetically pleasing. Responding to further inquiry, Mr. Lovorn indicated there would be no maintenance done on stored vehicles. No vehicles would be serviced on the premises. In response to Chairman Howell’s inquiry, there was no one in the audience wishing to comment or raise questions regarding the request. Motion by Cadotte, seconded by Buhrman, to recommend to Council that the request for a conditional use permit to allow the outside storage of towed vehicles on the property located at 3014 West Route 120 as submitted by Anthony Lovorn, be granted, subject to the following conditions: 1. Slats shall be installed in the existing chain link fence; 2. No vehicles shall be stored for longer than 45 days; 3. Flowering planter boxes shall be installed to provide additional aesthetic improvements on the site; And that Table, 31, the Approval Criteria for Conditional Uses, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler. Voting Nay: Howell. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Comments by Commissioners: Chairman Howell: He noted Staff has been attempting to enhance the appearance of businesses on the east side of the river. He stated he would prefer a more retail and aesthetically-pleasing use of this property. It is time for the City to be proactive regarding land use on one of the City’s major corridors and entryway. Chairman Howell closed the Public Hearing at 7:45 p.m. Public Hearing – Mark Justen File No. Z-647 3800 Charles Miller Road P&Z Commission July 7, 2005 Page 3 Chairman Howell at 7:46 p.m. opened the Public Hearing regarding File No. Z-647, a request submitted by Mark Justen for property abutting the Municipal Center and located north of Charles Miller Road as follows: 1. Conditional Use Permit to allow a mortuary and funeral home; 2. Use Variance to allow a crematory; 3. Variance to eliminate required parking lot islands. In attendance representing the applicant were: 1. Attorney Samuel Diamond 2. Crematory manufacturing agent Ron Salvatore 3. Applicant Mark Justen 4. Applicant Nancy Justen 5. Land sale attorney Guy Youman 6. Architect David Gillespie. All were sworn in by Chairman Howell. In attendance were the following registered observers: Joseph and LeeAnn Depner, 3801 Bull Valley Road, McHenry IL Derek Wabon, 3718 W. Ellen Road, McHenry IL Thomas and Michele Mercure, 3805 Bull Valley Road, McHenry IL Herb Burnap, 3815 Bull Valley Road, McHenry IL Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on June 17, 2005. Certified notification was provided to all adjacent property owners of record. An affidavit of service, posting of subject property and Certificate of Publication are on file in the Office of the City Clerk. Attorney Diamond provided the commissioners with an overview of the proposed request for the property located at 3800 Charles Miller Road. He noted the applicant is proposing a funeral home, mortuary and crematory on the subject property which is located just west of Green Street, north of Charles Miller Road and immediately south of the McHenry Municipal Center. Applicant Mark Justen stated he is planning to develop only the eastern portion of his property at this time. The remaining 4-5 acres would later be developed as commercial with uses complimenting his funeral home, i.e. restaurant, flower shop, offices, etc. Attorney Diamond went over the Approval Criteria for conditional use permits, use variances, and variances as stated in the application. He noted the variance for parking island strips is so the applicant can more easily line up funeral processions on his property. The use variance is needed to permit the operation of the crematory on the premises. Mr. Justen noted he has been operating a crematory on his current site at 3519 West Elm Street for more than twenty years. He explained he would more his existing crematory to the new facility. It would be utilized in the small chapel provided for family members who wished to be present during the cremation process (approximately 10% of his clientele). A new crematory would be installed which would be utilized for the remaining 90% of his clientele who did not wish to be present during the process. P&Z Commission July 7, 2005 Page 4 Mr. Gillespie stated the 20,000 square foot funeral home would blend in well with the surrounding environs and compliment the municipal center to the immediate north of the premises. He noted access onto Charles Miller Road is permitted by the original annexation agreement for this property. The applicant is proposing only right-in right-out access onto Charles Miller Road. Additionally, the facility would have direct access onto Municipal Drive which will ultimately be extended west to Bank Drive and connect with Route 31. Mr. Gillespie pointed out the unusual striping of the parking lot allowing for easier aligning of cars for funeral processions. Attorney Diamond introduced Ron Salvatore of Matthews Manufacturing Crematory Division. Mr. Salvatore stated there would not be any undesirable environmental impact from the use of the crematories on the subject property. Crematories are subject to IEPA regulations and requirements. Ms. Zeller provided the commissioners with the Staff Report regarding the project. She noted the zoning on the subject property is C3 Community Commercial District. The proposed use is appropriate in this district. The mortuary requires a Conditional Use Permit and the Crematory requires a Use Variance. The proposed use is in compliance with the City’s Comprehensive Plan. The parking island strip variance is acceptable by Staff. However, it is Staff’s opinion the parking island strips should not be omitted along the east side and along the north side, as these areas would most likely not be utilized in aligning funeral processions. Planner Zeller stated Staff has some concerns regarding the site plan. The parking striping configuration and internal traffic pattern might be confusing to patrons. She suggested there might be a better internal traffic configuration. Other concerns raised by Staff included the monument sign location, the need for a landscape plan, and a right-of-way easement agreement with the property owner to the east. In conclusion, Planner Zeller noted Staff supports the applicants’ request. Chairman Howell invited questions and/or comments from the commissioners. Responding to an inquiry, Mr. Justen stated he intends to have the sign comply with the sign ordinance as far as area, height and location. In response to a question, Mr. Justen noted Municipal Drive when improved would have three lanes, including a center left-turn lane. Responding to questions regarding the current site, Mr. Justen stated the property is currently on the market. Several potential buyers have shown an interest in purchasing the property. Some discussion occurred regarding the potential development of the remainder of the Justen Property to the west of the proposed funeral home. It was noted by the applicant, the City is proposing a north-south connector between Municipal Drive and Charles Miller Road at Mr. Justen’s western property line. Mr. Justen intends to provide easement for this access. P&Z Commission July 7, 2005 Page 5 Additionally, Mr. Justen has agreed to dedicate right-of-way for the eventual widening of Charles Miller Road. Discussion occurred regarding the applicant’s use of security lighting. Mr. Gillespie stated full cut-off non-glare lighting fixtures would be utilized. These fixtures would not provide nuisance glare in the neighborhood. Mr. Gillespie noted a photometric plan would be provided along with the construction plans upon submittal to the City. Chairman Howell invited Public Comment and Questions. Each of the following were sworn in by Chairman Howell. He noted all questions and comments would be addressed following the conclusion of the public comment. Joseph Depner, 3801 Bull Valley Road: Mr. Depner expressed concern regarding the increase in traffic caused by the proposal. He noted traffic is already congested on Charles Miller Road. Having another curb cut on this roadway and the traffic generated by the funeral home will only exacerbate the problems. Mr. Depner stated he has great difficulty getting out of his subdivision onto Charles Miller Road. Mr. Depner also expressed his dismay at having a crematory across the street from his home. He stated he would have to look at the funeral home sign and parking lot from his living room window. He opined the funeral home and crematory should be situated in an industrial park Michele Mercure, 3805 Bull Valley Road: Ms. Mercure stated she had the same concerns as those expressed by Mr. Depner. Ms. Mercure stated she thought additional curb cuts on Charles Miller Road were prohibited due to the already heavy traffic congestion. Ms. Mercure stated other issues which concerned her were the crematory and the fact the petitioner was planning to move his old equipment to the new facility. She suggested once it is moved it might not pass IEPA requirements, it might leak pollutants, etc. Ms. Mercure also inquired where the embalming fluids would drain. She inquired if there were special holding tans for bodily fluids. She asked how many crematories would be located on the premises. She also asked if the applicant would be performing cremations for several other funeral homes. Ms. Mercure expressed her concern he property value would be decreased as it would be located across the street from a funeral home and crematory. Ms. Mercure also acknowledged concern regarding possible light pollution and restaurants serving alcoholic beverages on the applicants’ property to the west of the premises and the potential impact on her young children. LeeAnn Depner, 3801 Bull Valley Road: Ms. Depner expressed confusion regarding the stated surrounding property zoning. She stated she resides across the street from the proposed facility. She also inquired if access to Charles Miller Road would require County approval. Ms. Depner stated she is familiar with the proposed Phase III widening of Charles Miller Road. She stated she had been informed no more direct access onto Charles Miller Road would be permitted. She opined the proposal would greatly impact the already badly congested traffic situation on Charles Miller Road. Ms. Depner concurred with previous concern expressed with the crematory located across the street from her home. She had traffic concerns and inquired where the bodily waste from embalming would drain. In conclusion, Ms. Depner stated she would prefer her neighborhood and the surrounding area to remain as it is. P&Z Commission July 7, 2005 Page 6 Thomas Mercure, 3805 Bull Valley Road: Mr. Mercure noted there is already a funeral home located less than .7 mile from this location. He questioned the need for another funeral home at this location. He then suggested the funeral home be situated on the corner lot of Charles Miller Road and Green Street and that access be permitted solely from Green Street. Herbert Burnap, Manager for the Alliance Bible Church, 3815 Bull Valley Road: Mr. Burnap stated the church has concerns regarding the existing traffic congestion and how it will increase when this property is developed. He noted church members would be unable to make westbound turns onto Charles Miller Road. He also shared previously expressed concerns regarding having a crematory at this location. As the church property is currently up for sale, he further noted the property value would be decreased and the development of the property would not be conducive to the sale of the church property. Chairman Howell closed the Public Comment at 8:57 and called for a brief recess. The Public Hearing was reconvened at 9:03 with all remaining in attendance. Chairman Howell invited the applicants to respond to the comments and questions presented during Public Comment. Mr. Justen stated the cremation services performed on the new site would the same as those currently being provided for area funeral directors. He provides these services for his own customers as well as four or five other funeral directors. Mr. Gillespie addressed nuisance lighting concerns, stating full cut-off non-glare fixture will be utilized. These fixtures would prevent nuisance glare from the site. Mr. Gillespie also noted the C3 Commercial Zoning permits other more intense retail uses which would impact traffic congestion more than this proposed use. He stated the proposed building compliments the residential neighborhood as opposed to typical retail-type or strip mall structures. Attorney Youman confirmed the Busch-Knox Property Annexation Agreement, which prevails over the subject property, permits a full access onto Charles Miller Road. He noted the access is not restricted even though tonight’s applicants’ are seeking solely right-in right-out. He also confirmed there exists an access easement agreement between the subject property and the property under contract to the east of this site. Mr. Gillespie responded to concerns raised regarding existing traffic congestion. He stated Charles Miller Road is a County road. The Justen’s have been asked to dedicate 38’ along the front of their property for future widening of Charles Miller Road. This amounts to almost ¾ of an acre which the applicants are providing for expansion of this roadway. Mr. Salvatore addressed concerns expressed regarding moving the crematory from its current site to the new facility. He noted a contractor would be hired to move the equipment. Following the machines relocation it would be recalibrated. The equipment has been annually cleaned and is under a regular maintenance contract. P&Z Commission July 7, 2005 Page 7 Mr. Salvatore stated property values in neighborhoods where funeral homes are located typically are not reduced due to the presence of the funeral home. The crematory is considered a normal ancillary use of a funeral home. The inclusion of the crematories will not affect the area property values. Chairman Howell invited further questions or comments from the commissioners. Responding to an inquiry, Mr. Justen stated the onsite utilities would be installed underground. All embalming waste would go into City sanitary sewer system and comply with IEPA requirements and regulations. He noted the amount of combined body waste and formalin in the formaldehyde would equate to less than three pints per 100 gallons of wastewater. The City anticipates the South Wastewater Treatment Plant Expansion to be completed by spring 2006. The funeral home expects a May 2006 opening. In closing Mr. Diamond stated in light of the C3 zoning on the subject property, the proposed use will have less impact than other permitted retail uses in this district. The proposed facility could accentuate the residential character of the neighborhood. The funeral home provides a service to the community. The use fits with the City’s Comprehensive Plan. The applicants request an affirmative recommendation to City Council. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, with regard to File No. Z-647, a request for a conditional use permit to allow a mortuary and funeral home on the property located at 3800 Charles Miller Road, as submitted by Mark and Nancy Justen, be granted, subject to the following conditions: a) property owner to confirm or comply with all Staff concerns as stated in the Staff Report; and that Table 31, the Approval Criteria for Conditional Use Permits, Pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: Buhrman. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Comments by Commissioners: Chairman Howell: He heard all concerns expressed by the neighbors. He stated the proposed building will blend harmoniously with the residential neighborhood. There have been no problems with the crematory in the existing facility and he anticipates no problems with its relocation to the new facility. Commissioner Nadeau: He has problems with the entrance at Charles Miller Road and would prefer access only from Municipal Drive. The traffic this project could generate would be far less than that created by other more intense retail uses. P&Z Commission July 7, 2005 Page 8 Commissioner Buhrman: He cited conflicting statements regarding traffic issues and congestions. He opined entrance/exit from Municipal Drive is preferable to access onto Charles Miller Road. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, regarding File No. Z- 647, a request for a Use Variance to allow a crematory in association with a mortuary and funeral home on the premises located at 3800 Charles Miller Road, be granted, and that Table 32A, the Approval Criteria for Use Variances, page 379 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Motion by Cadotte, seconded by Buhrman, to recommend to City Council regarding File No. Z- 647, a request for Variance to reduce the number of parking lot landscaping islands located west of the proposed building on the property located at 3800 Charles Miller Road, 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, Schepler. Voting Nay: Nadeau. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Comments by Commissioners: Chairman Howell: In light of the revised plan requiring parking island strips in the north and east parking areas, he approves the requested variance. Commissioner Nadeau: Expressed concern with the internal vehicular traffic plan. Commissioner Schepler: Concurred with the Chairman and believes the revised variance request for parking island strips is acceptable. Commissioner Buhrman: Concurred with Commissioner Schepler and Chairman Howell. Chairman Howell closed the Public Hearing at 9:32 p.m. Public Hearing – Commercial Horizons File No. Z-648 Northwest Corner Route 120 and Borden Street Chairman Howell opened the Public Hearing at 9:33 p.m. regarding File No. Z-648 submitted by Commercial Horizons Inc for the property located at the northwest corner of the intersection of Route 120 and Borden Street, regarding a request for: P&Z Commission July 7, 2005 Page 9 1. map amendment to C-5 Highway Commercial District; 2. variance to reduce the required parking setback; 3. variance to reduce the required 10’ side yard setback. In attendance was David Herbeck of Commercial Horizons representing Advance Auto. Mr. Herbeck was sworn in by Chairman Howell. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on June 22, 2005. Certified notification was provided to all adjacent property owners of record. An affidavit of service, posting of subject property and Certificate of Publication are on file in the Office of the City Clerk. Mr. Herbeck noted the Commission has previously been apprised of this evening’s request. Responding to previous concerns regarding the aesthetics of the building exterior, Mr. Herbeck stated the building façade has been changed from bright red to taupe. Planner Zeller provided the Commission with a Staff Report regarding the applicant’s request. She reminded the commissioners the applicant informally requested input at their meeting held on June 16th. This evening the applicant is making a formal request for map amendment and variances to accommodate the construction of the Advance Auto facility on the subject property. Ms. Zeller stated reclassifying the subject property would bring it into conformance with the City’s Comprehensive Plan. Staff supports the applicant’s request to reduce the required side yard setback from 10’ to 5’ along the railroad tracks. However, Staff believes the requested parking lot screening strip reduction at the southwest corner of the site from 5’ to 1’2”is not justified and should not be granted. Staff concerns expressed include: 1. No maneuvering area has been provided; 2. A landscape island should appear at the end of the row to delineate the parking spaces from the drive aisle; 3. parking spaces are too close to the driveway entrance/exit to the site; 4. two trees should be added along Borden Street right-of-way; 5. sign height is too high and should be reduced to maximum of 8’; 6. site lighting should be modified to be more in compliance with Staff recommendations. Ms. Zeller in conclusion stated Staff believes the proposed use is appropriate for this site. And recommends approval subject to the conditions noted. Chairman Howell invited questions and/or comments from the commissioners. Responding to an inquiry, Ms. Zeller noted the monument style 8’ sign would not cause sight line problems as it would be setback outside of the vision triangle area. Some discussion occurred regarding possible left-hand turns from westbound route 120 motorists. Planner Zeller will confer with Public Works and determine if IDOT has commented on potential conflicts with P&Z Commission July 7, 2005 Page 10 left turns onto northbound Borden Street, especially in light of the existing left turn lane to southbound Borden Street. Ms. Zeller noted the sign area would remain the same even if the height of the sign is reduced. Chairman Howell invited Public Comments regarding the applicant’s request. There was none. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, regarding File No. Z- 648, a request submitted by Commercial Horizons for a map amendment to C5 Highway Commercial District, be granted, and that Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, regarding File No. Z- 648, a request submitted by Commercial Horizons for a variance to reduce the required side yard setback along the western property line to 5’ to provide required right-of-way dedication for Borden Street, be granted subject to the following conditions: 1. Changes to the site plan and landscape plan to: a. accommodate parking landscape screening strips along south property line; b. provide maneuvering area; c. show landscape island at the end of the row to delineate parking space from drive aisle; d. move parking spaces further away from the driveway entrance/exit to the site; e. two trees should be added along Borden Street right-of-way; 2. Amend the sign height to a maximum of 8’; 3. Modify building elevations to reflect the changes stated this evening, including the altered exterior colors; 4. Modify lighting levels to be more consistent over the entire site; 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. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. The applicant withdrew the request to reduce the required 5’ landscape parking lot screening strip along the southern property line. Chairman Howell closed the Public Hearing at 9:40 p.m. P&Z Commission July 7, 2005 Page 11 Patriot Estates Preliminary Plat of Subdivision Cunat Inc. Chairman Howell invited the applicant to present the Preliminary Plat of Subdivision for Patriot Estates. In attendance representing the applicant were Christopher Zock of Cunat Inc. and Attorney Mark Saladin of Militello, Zanck and Coen. Mr. Zock stated Cunat Inc. is seeking Preliminary Plat approval for Patriot Estates Subdivision. The property is comprised of 87 acres and includes 101 single-family lots, 50 duplex lots and two townhome lots. Mr. Zock stated the applicant has increased the setback from the railroad tracks to the east. An undulating berm will screen the residences from the railroad tracks. The developer intends to connect an internal walking path to the existing Prairie Trail Bike Path. He noted the detention area on the southwest portion of the site would be dry bottom. All other detention areas would be wet bottom ponds. Mr. Zock noted development would be from the center out to minimize construction traffic in already developed portions of the subdivision. Responding to an inquiry, Ms. Zeller stated the current proposal for development of the Gilger Property indicates the internal roadway will line up fairly closely with the northern stub of Patriot Estates. Question was raised as to the area of Lots 59,96,97,98, and 99 which were less than the required 9,000 square feet in the RS-3 District. Mr. Zock responded that was an engineering oversight which will be corrected. A variance as to minimum lot size will not be sought. Concerns were expressed regarding emergency vehicle access to the subdivision with only one entrance into the project. Commissioners recommended the City strive for a second connection to Bull Valley Road through the Gilger Property. Chairman Howell stated there was no one in the audience wishing to be heard regarding this matter. Motion by Cadotte, seconded by Nadeau, to recommend to City Council the approval of the Patriot Estates Preliminary Plat of Subdivision as prepared by Scheflow Engineers dated 4/19/05 and last revised 6/29/05, subject to the following: 1. Lot 59, 96,97,98, and 99 in the RS-3 Single Family District portion of the development shall be amended to at least 9,000 square feet minimum lot size; 2. Amend the location of the walking path to the rear of adjoining Lots 1 and 2; 3. Change the names of “Lincoln Avenue” and “Washington Avenue; 4. Provide one name for leg of “Lincoln Avenue” closest to Crystal Lake Road and a different name for the long curve back to Cunat Drive. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Schepler. Voting Nay: Ekstrom. P&Z Commission July 7, 2005 Page 12 Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Comments by Commissioners: Commissioner Ekstrom: Expressed concern regarding noise and proximity of residential units to railroad tracks. She opined the lots were too small. Other Business Planner Zeller provided the commissioners with an updated Case Progress Report. Concern was expressed regarding the status of Terry Wilborn’s property along Route 120. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 10:10 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. 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.