Loading...
HomeMy WebLinkAboutMinutes - 07/11/2002 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION July 11, 2002 The July 11, 2002 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Vice Chairman Howell at 7:40 p.m. in the Council Chambers of the McHenry Municipal Center. Commission members in attendance: Buhrman, Ekstrom, Howell, Nadeau. Absent: Cadotte, Franzen, Thacker. Staff in attendance: City Attorney Cahill, City Planner Martin, Deputy Clerk Kunzer. Approval of Minutes Motion by Nadeau, seconded by Ekstrom, to approve the Planning and Zoning Commission Minutes of the June 13, 2002 and June 20, 2002 meetings as presented. Voting Aye: Ekstrom, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: Buhrman. Absent: Cadotte, Franzen, Thacker. Motion carried. City Planner Martin stated Staff’s opinion had changed considerably since the Staff Report was submitted to the Commission for review. Most concerns expressed in the Report were satisfactorily addressed by the applicant. Additionally, correspondence in support of the applicant’s proposed drive-thru and expansion of the existing facility was received from the McHenry Plaza Management Company, Heil, Heil, Smart and Golee, as well from the anchor tenant, Sears Hardware. Planner Martin stated it is now Staff’s opinion to support the applicant’s request for conditional use permit subject to the ten conditions as stated in the Staff Report. Public Hearing: Harris Bank and Trust File No: Z-553 Vice Chairman Howell at 7:49 p.m. called to order the Public Hearing regarding the Petition filed by Harris Bank and Trust of McHenry for a conditional use permit to allow a drive-thru facility for their facility located at 1712 North Richmond Road in the McHenry Plaza Shopping Center. In attendance were Attorney Sarah Nadelhoffer; Harris Bank and Trust representatives, Francis Catini and Mark Kapicak; Traffic Engineer Luay Aboona of KLOA Inc.; and Heil, Heil, Smart and Golee representatives, Roberty Doody and Gregory Hughes. Vice Chairman Howell swore in the following witnesses for the applicant:  Francis Catini, Harris Bank and Trust of Chicago, Illinois  Mark Kapicak, Harris Bank and Trust Real Estate Division of Chicago, Illinois  Luay Aboona, KLOA Inc. of Rosemont, Illinois  Robert Doody, Heil, Heil, Smart and Golee Property Management Company of Evanston, Illinois  Gregory Hughes, Heil, Heil, Smart and Golee Property Management Company of Evanston, Illinois. Attorney Nadelhoffer provided an overview of the proposed project, indicating Harris Bank is proposing a three lane drive-thru canopy to be located in the parking lot of the McHenry Plaza Shopping Center. Harris Bank has also committed to leasing the vacant space adjacent to their 1712 North Richmond Road facility in order to expand their McHenry operation. Attorney Page 2 P&Z Commission 7/11/02 Nadelhoffer noted other tenants in the shopping center support the proposed drive-thru facility and believe it will enhance the amenities offered to shoppers on the premises. Attorney Nadelhoffer noted the applicant concurs with the conditions stipulated by Staff in the Report for this Public Hearing and is willing to work with Staff to ensure all stated concerns are addressed satisfactorily. Mr. Aboona of KLOA Inc. addressed the Commission stating at the request of Staff a traffic study was completed of the McHenry Plaza Shopping Center. Concerns expressed by Staff included the proposed impact on the internal circulation pattern and the loss of twenty parking spaces. Mr. Aboona stated there would be minimal impact on the existing circulation pattern. The proposed drive-thru would not create any unsafe conditions. With regard to the loss of twenty spaces, Mr. Aboona noted the use of the parking lot was assessed and a 25% increase factored in to account for heavier December shopping. The results of the parking survey indicate the remaining parking would more than suffice for the entire shopping center. Mr. Kapicak reviewed the site plan and addressed Staff concerns as stated in the Staff Report. Mr. Kapicak noted in order to minimize the visual impact on existing store fronts in the shopping center, Harris Bank has determined there would be no building constructed for the drive-thru. A canopy over the three lanes would be constructed to shelter the two drive-thru lanes and one ATM lane. Transactions at the drive-thru would be remote and handled via pneumatic tubes through an underground system. Mr. Kapicak noted the only difference between the proposed drive-thru facility and more traditional drive-thru’s is the distance it would be located apart from the principal facility’s storefront in the shopping center. Mr. Kapicak itemized Staff’s specific concerns and addressed them as follows:  Location of drive-thru in center of the parking lot: as indicated in the traffic study, there would be minimal impact. Even with the reduction in the number of available parking spaces, there would remain more than adequate parking for the retail establishments located in the shopping center.  Impact on existing tenants: As noted previously, all tenants within the shopping center support the addition of a drive-thru facility and believe it would enhance business in the center.  Expansion of bank’s existing office: The applicant is confident a facility having 5,000 square feet in area will be adequate to accommodate the needs and varied services of its customers in the area.  Maintenance of the drive-thru: Most occasions for repair would be caused by human error, as is the case at all ATM and drive-thru facilities. Maintenance and repairs of the drive-thru and ATM would be the same as for any other non-remote drive-thru facility.  Potential abandonment of the drive-thru: The applicant is making a considerable investment in their McHenry branch office and does not contemplate abandoning this site. If however, the applicant moved to another location, the drive-thru facility would be removed and the site restored to its previous condition as recommended in the Staff Report.  Safety: Traffic can be directed through the use of islands and curbing so that safety hazards are minimized.  Daily stocking and refilling of ATM facility: The ATM would be serviced by an independent third party. Page 3 P&Z Commission 7/11/02 Mr. Doody of the shopping center property management firm noted maintenance and general housekeeping of the site is in the process of being addressed by management. Heil, Heil, Smart and Golee is happy with the proposed expansion of Harris Bank and its drive-thru facility. As stated previously, other tenants in the shopping center are supportive of the proposed plans for expansion. In response to an inquiry, Mr. Catini noted the hours of operation are currently 9 a.m. until 5 p.m. Monday through Friday, and 9 a.m. until noon on Saturdays. The hours of the drive-thru would most likely be expanded based on the prevailing hours of other banking facilities in the McHenry area. It is anticipated the drive-thru hours will be approximately 7 a.m. until 6 p.m. Monday through Friday, and 7 a.m. until 1 p.m. on Saturday. The bank will continue to remain closed on Sundays. Mr. Kapicak noted the pneumatic system will be installed underground, below frost level, so that cold weather does not hinder its use. He noted the walk-up ATM will remain available on the front of the main facility. Discussion occurred regarding the adequacy of parking for the shopping center. City Planner Martin noted the number of parking spaces would be in conformance with the ordinance and no variance is being sought. In response to an inquiry regarding signage on the drive-thru, Planner Martin stated Staff will investigate the sign ordinance and determine the signage permitted on the canopy. If a variance is sought by the applicant, they would request it from Council as stated in the Zoning Ordinance. Discussion ensued regarding Staff Report condition #7 regarding the vacation of the drive-thru for a period of 30 days. Mr. Catini noted the bank will not be vacating the drive-thru unless they move from the site altogether. He noted Harris Bank does not consider this a viable site without a drive-thru. In closing, Attorney Nadelhoffer stated Harris Bank is happy to be in McHenry and is grateful for Staff’s time and consideration of the petition. Harris Bank respectfully asks for a favorable recommendation regarding the conditional use request. Motion by Buhrman, seconded by Nadeau, to recommend to the City Council that the request as specified in File No. Z-553, Harris Bank and Trust, applicant for a conditional use permit to allow the construction and operation of a drive-thru facility in the McHenry Plaza Shopping Center be granted subject to the following conditions: 1. Landscaping be placed within all curbed grass areas around the drive-thru lanes, 1 and 3; 2. Additional curbing be added to the entrance of lane 1; 3. All signage and architecture associated with drive-thru be consistent with the style of the existing shopping center; 4. All recommended traffic control signage be placed in and around drive-thru; 5. Smith Engineering’s curbing suggestions be incorporated into a revised drive-thru design. In addition, Applicant shall work with Staff to develop a mutually acceptable design; 6. Harris Bank shall lease vacant space to the east of its present location in order to expand its present facility; 7. If the Harris Bank site is unoccupied for more than 30 days or in the alternative, if the drive- thru facility is not utilized for more than 30 consecutive days, the drive-thru facility shall be Page 4 P&Z Commission 7/11/02 completely removed by Harris Bank and the affected site area fully restored by Harris Bank to its original condition with six months; 8. Security lighting shall be provided for the ATM; 9. An alarm system shall be provided for drive-thru facility; 10. Provide information on repair calls, frequency at various facilities, length of calls and types of problems. and that Table 31, the Approval Criteria for Conditional Use Permits, pages 356-357 of the Zoning Ordinance, have been met. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte, Franzen, Thacker. Motion carried 4-0. Motion by Ekstrom, seconded by Nadeau, to close the Public Hearing at 8:37 p.m. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Franzen, Thacker. Motion carried 4-0. Other Business Discussion occurred regarding the creation of an additional residential zoning district. Ekstrom had written a letter to Mayor Althoff, City Planner Martin, and Chairman Franzen seeking the City’s consideration of a district with a lot size of approximately 1/3 acre. It was the consensus of the Commission this item be placed on the Agenda of a Planning and Zoning Commission Meeting for further discussion and recommendation to Council for formal action. Motion by Nadeau, seconded by Buhrman, to adjourn the meeting at 8:48 p.m. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte, Franzen, Thacker. Motion carried 4-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Secretary Planning and Zoning Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Applicant, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.