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HomeMy WebLinkAboutMinutes - 08/04/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION August 4, 2005 Chairman Howell called the August 4, 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, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: Cadotte. Also in attendance: City Planner Zeller, City Attorney Kelly Cahill, Deputy Clerk Kunzer. Minutes Approval Motion by Nadeau, seconded by Ekstrom, to approve the minutes of the July 21, 2005 Planning and Zoning Commission meeting as presented. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte. Motion carried 6-0. Public Hearing – Russ Micklinghoff File No. Z-651 4214 West Crystal Lake Road Chairman Howell at 7:33 p.m. opened the Public Hearing regarding File No. Z-651, a request for a minor variance to permit a shed in excess of 300 square feet on the property located at 4214 West Crystal Lake Road as submitted by Russ Micklinghoff. Chairman Howell announced notice of the Public Hearing was published in the Northwest Herald on July 19, 2005. Certificate of Publication is on file in the City Clerk’s Office. Certified notices were mailed to all abutting property owners. An affidavit of Compliance is on file in the Clerk’s Office. In attendance was Russell Micklinghoff who was sworn in by Chairman Howell. Mr. Micklinghoff stated he is seeking a variance from the Zoning Ordinance to allow an oversized shed on his residential property located at 4214 West Crystal Lake Road. He intends to conduct his woodworking hobby in the shed. He noted the size of the shed would be 416 square feet which is 116’ larger than permitted by the Zoning Ordinance. City Planner Zeller stated Staff has analyzed the applicant’s request and noted there are similar buildings in the neighborhood. If the applicant constructed a driveway to the building, it would be considered a garage and could be up to 1,000 square feet in area, considerably smaller than the requested 416 square feet. As the applicant is proposing to use the facility for his woodworking hobby, and not for business purposes, Staff supports the request. Chairman Howell invited questions and/or comments from the commissioners. P&Z Commission August 4, 2005 Page 2 In response to an inquiry, Mr. Micklinghoff stated he had discussed his proposed shed addition with each of his neighbors. The proposal was favorably received by all. Responding to further inquiry, Mr. Micklinghoff stated the shed currently has 75 amp service and he does not intend to increase it at this time. He acknowledged he has no intention of converting his woodworking hobby into a business. Answering a question, Mr. Micklinghoff stated the shed is not currently heated and he has no immediate plans of installing heat. In the future he may consider baseboard heating, but not at this time. In response to Chairman Howell’s inquiry, the following commented on the project after being sworn in by the Chairman: David Porter, 4210 West Crystal Lake Road: Mr. Porter stated he supports his neighbor’s proposed expansion of the shed and intends to help Mr. Micklinghoff with the construction. He also stated other neighbors have also indicated they have no objections to the project. Responding to an inquiry, Mr. Micklinghoff stated noise from his woodworking should not bother his neighbors as the shed is not in close proximity to any residence. Motion by Nadeau, seconded by Schepler, to recommend to Council with regard to File No. Z- 651, a request for a variance to permit the expansion of the shed located at 4214 Crystal Lake Road to 416 square feet, as presented by Russ Micklinghoff, to grant the request, provided that when the electrical service is upgraded, the owner apply for a building permit and pass inspections by the City; and that Table 32, the Approval Criteria for Variances, Pages 377-378 of the Zoning Ordinance, has been met.. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte. Motion carried 6-0. Chairman Howell closed the Public Hearing at 7:43 p.m. Final Plat of Resubdivision Meijer/Home Depot Subdivision Lots 1,8,9 and 10 In attendance was Mr. Michael Dahm of Ruettiger, Tonelli and Associates, representing Illinois Department of Transportation (IDOT). Mr. Dahm stated the request before the commission this evening is for approval of Final Plat of Resubdivision of Meijer/Home Depot Subdivision, Lots 1,8,9 and 10. The Resubdivision would allow for right-of-way dedication to IDOT without encumbering Lots 1,8,9 and 10 of Meijer/Home Depot Subdivision. P&Z Commission August 4, 2005 Page 3 Planner Zeller provided the commissioners with a Staff Report regarding this matter. She noted the request for Resubdivision is to dedicate right-of-way to IDOT and will afford unencumbered ownership of the lots fronting Route 31 in this development. Staff is requesting the applicant provide the following prior to this Final Plat being recorded: 1. Provide a Plat of Vacation for a 30‘ access easement from Lot 3 to Outlot A; 2. Provide a Plat of Dedication for a 30’ access easement from Lot 3 through the north property line of Outlot A to Petersen Farm Homestead Property. Planner Zeller stated Staff supports the request subject to the stated conditions. Mr. Dahm stated as he represents IDOT and not Meijer Stores or Home Depot, he would be unable to assist with items 1 and 2. Planner Zeller responded Staff would work with Meijer Stores and Home Depot regarding vacating the current easement and securing a more usable access easement for the City to Petersen Farm through the subdivision. In response to an inquiry, Planner Zeller stated IDOT needs the right-of-way dedication for Route 31 improvements. The dedication should have occurred when this subdivision was originally platted. Following Resubdivision of this property, landowners of Lots 1,8,9 and 10 would not have to pay property taxes on land dedicated to IDOT. Chairman Howell invited questions and/or comments from the audience. There were none. Motion by Nadeau, seconded by Ekstrom, to recommend to Council the Final Plat of Resubdivision of Meijer/Home Depot Subdivision as prepared by Ruettiger, Tonelli and Associates dated June 1, 2005 be approved. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte. Motion carried 6-0. Other Business Some discussion occurred regarding: 1. the sale of the remainder of the King Farm on McCullom Lake Road; 2. the status of the Budreck Farm development before Council; 3. China Light re-opening; 4. Assisted Living Facility Project on Crystal Lake Road; 5. Whale’s Tail redevelopment; 6. Haystacks Manor aka Blue Spruce Café. P&Z Commission August 4, 2005 Page 4 Adjournment Motion by Ekstrom, seconded by Nadeau, to adjourn the meeting at 8:40 p.m. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: 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.