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HomeMy WebLinkAboutMinutes - 07/15/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION July 15, 2004 The July 1 5, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Vice Chairman Buhrman at 7:35 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Ekstrom, Howell (arrived at 7:38 p.m.), Nadeau, Schepler, Thacker. Absent: Cadotte. Also in attendance: Planner Martin, Deputy Clerk Kunzer, Attorney Rob Fetzner. Public Hearing: Ernesto Baggio File No. Z-619 913 North Front Street Vice Chairman Buhrman at 7:36 p.m. convened the Public Hearing regarding a request for a conditional use permit to allow the operation of a motor vehicle mechanical repair shop at 913 North Front Street. In attendance representing the applicant were Attorney James Cowlin, Property Owner Ron Bykowski, and Contract Purchaser Ernesto Baggio. City Planner Martin provided an overview of the Staff Report regarding this petition. He noted the building has been vacant for several months. The proposed use of motor vehicle mechanical repair is compatible with surrounding uses. The property is currently zoned C5 Highway Commercial and allows for a conditional use permit for the operation of motor vehicle repairs. Planner Martin noted no outside storage is being requested on the premises. Parking and landscaping requirements will be met. Client parking will be located in front of the building (east side) while employee and surplus client parking will be located at the north end of the building. A minimum of eight parking spaces are required. Planner Martin stated the entire lot will be paved. A fence will be installed along the rear property line. Landscaping including four planters will be included to improve the aesthetics of the site. In conclusion, Planner Martin stated it is Staff’s recommendation to approve the request for conditional use permit and notes that the Approval Criteria for Conditional Use have been met. Chairman Howell arrived at 7:38 p.m. Mr. Bykowski and Mr. Baggio were sworn in by Chairman Howell. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on June 23, 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. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Planner Martin stated there would be no outside storage permitted on the premises. Vehicles requiring mechanical repair could be towed to the site during off-hours. However, regular outside parking/storage of inoperable vehicles would not be allowed. P&Z Commission July 15, 2004 Page 2 Attorney Cowlin referenced the Planner’s Report and stated parking would be located on the east side (front of the building) and on the west side (rear of the building. Employees would be required to park at the rear of the building as there would only be 2-3 client parking spaces in front of the building. There would be no parking on the north side of the building. Responding to an inquiry, Mr. Baggio stated he plans to install fencing along the west property line and intends to fence-in the rear yard. Exhibit A indicating the proposed fence location on a site plan was submitted to the chair. Attorney Cowlin referenced the site plan and stated the applicant hopes to construct concrete curbing along the landscaped green space at the south property line. In response to a question, Mr. Baggio stated he is the contract purchaser for the property. He intends to remove the glass block windows from the front of the building and replace them with plate glass. The glass block windows on the south side of the building will be replaced with three 10’ by 10’ overhead doors which will provide access to three repair/service bays in the building. Mr. Baggio intends to install canopies over the new front windows to dress up the building façade. An overhead door on the west side of the building will be utilized for exiting the building from the repair/service bays. In response to commission inquiry, Mr. Baggio stated he plans wall signs on the building plus a free-standing sign east of the building. Some discussion followed regarding a monument sign causing sight line visibility problems. It was the consensus of the commission no monument sign be constructed on the premises. Mr. Baggio noted the back lot would be illuminated. It was suggested down lights be used to eliminate the possibility of spillover onto adjacent properties. Mr. Baggio stated Safety Kleen will remove all hazardous waste materials. He intends to have an indoor storage tank for waste oil which will be removed by Valvoline. An internal waiting area will be included for express care such as oil changes. The hours of operation proposed are 8 a.m. until 6 p.m. on Monday through Friday and 8 a.m. until 6 p.m. on Saturday. 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. Attorney Cowlin in closing requested the Commission recommend approval of the conditional use permit to allow the operation of a motor vehicle mechanical repair facility on the premises. The proposed use is a good fit in the character of the neighborhood. P&Z Commission July 15, 2004 Page 3 Motion by Nadeau, seconded by Buhrman, to recommend to the City Council, with regard to File No. Z-619, an application for conditional use permit to allow the operation of a motor vehicle mechanical repair facility on the property located at 913 North Front Street as submitted by Ernesto Baggio be granted; subject to the following conditions: 1. All motor vehicle repairs shall be conducted within the building; 2. There shall be no outside storage on the premises, including vehicle storage; 3. At least four parking spaces shall be striped on the west side of the building, and shall be striped prior to the issuance of an occupancy permit; 4. The lot shall be paved prior to occupancy; 5. Four planters shall be placed in front of the building and shall be placed before the issuance of an occupancy permit; 6. Shrubs shall be placed along the south property line in the green space indicated on Exhibit A; 7. Fencing shall be installed as indicated on Exhibit A provided by the applicant; 8. Signage on the site shall not include a monument sign which would limit sight line visibility; 9. Down lighting shall be utilized to illuminate the rear yard of the property. and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:00 p.m. Approval of Minutes Ekstrom noted she voted in favor of Evergreen Park Final Plat on July 1, 2004 and asked that the minutes be amended to reflect this vote. Motion by Buhrman, seconded by Nadeau, to approve the minutes of the Planning and Zoning Commission as amended: July 1 , 2004 regularly scheduled meeting. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 6-0. P&Z Commission July 15, 2004 Page 4 Other Business Planner Martin provided a brief report of recent Council action. He also noted the Council’s Transportation Committee recently met. The next scheduled meeting of the Planning and Zoning Commission is August 5th. A joint meeting of the City Council and the Planning and Zoning Commission is tentatively scheduled for September 13, 2004. He inquired if all commissioners in attendance would be available to attend the joint meeting. Commissioner Ekstrom stated she may have a conflict that evening. Planner Martin will advise the Mayor the September 13th date is acceptable. Commissioner Thacker reported his one-on-one meeting with the Mayor went very well. Chairman Howell stated he has yet to set a date to meet with the Mayor regarding the status of the unincorporated islands of land. Adjournment Motion by Ekstrom, seconded by Buhrman, to adjourn the meeting at 8:10 p.m. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte. 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.