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HomeMy WebLinkAboutMinutes - 08/07/2003 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION August 7, 2003 The August 7, 2003 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Absent: Franzen. Staff in attendance: City Planner Martin, Deputy Clerk Kunzer, City Attorney Regan Shepley. Approval of Minutes Motion by Nadeau, seconded by Cadotte, to approve the Planning and Zoning Commission minutes as presented: July 17, 2003 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None Not Voting: None Abstaining: None Absent: Franzen. Motion carried 6-0. Motion by Nadeau, seconded by Buhrman, to approve the Planning and Zoning Commission minutes as presented: July 24, 2003 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Thacker. Voting Nay: None Not Voting: None Abstaining: Nadeau Absent: Franzen. Motion carried 6-0. Chairman Howell announced the Public Hearing for File No. Z-593, originally scheduled for this evening, will be continued to a later date. A motion to set the continuance date will occur later in this evening’s proceedings. Public Hearing: Bank of America Z-594 Rubloff McHenry Towne Centre Chairman Howell at 7:35 p.m. opened the Public Hearing for File No. Z-594 a request from Bank of American for a conditional use permit to allow a drive-thru banking facility at 2400 North Richmond Road in Rubloff’s Towne Centre. In attendance were Jim Loarie of Rubloff Development, Thomas Hatzold of Arcline Associates, and Ray Kennedy, architect for Bank of America. All were sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on July 17, 2003. Certificate of Publication as well as an Affidvit of Service as required by ordinance are on file in the Office of the City Clerk. Page 2 P&Z Commission 8/07/03 Mr. Kennedy stated Bank of America is seeking a conditional use permit to construct and operate a bank with a drive-thru facility at 2400 North Richmond Road, an outlot in Rubloff’s McHenry Towne Centre Shopping Center. He noted there would be two ATM’s in the drive thru lanes, as well as a walk-up ATM on the exterior of the building. The building will feature ACM (Aluminum Composite Metal) accents on the canopy and entrance. Mr. Kennedy noted the onsite traffic flow is counterclockwise. An escape lane from the drive-thru lanes on the northeastern corner of the site is indicated. City Planner Martin provided an overview of the Staff Report. He stated the proposed land use is appropriate for the site. The Bank of America location is on the last outlot of the development and is sited just north of the Oberweiss Dairy. Staff approves of the building elevation and site plan. Planner Martin noted Staff has encouraged additional landscape screening be provided, particularly on the east side of the building. Chairman Howell opened the floor to comments and questions from the commissioners. Question was raised as to the need for yet another bank facility in McHenry. Mr. Loarie stated with all of the development on the north end of town and additional bank would be welcome in the community. In response to an inquiry regarding the appearance of wall signs on all four facades of the building, City Planner Martin noted the applicant would conform to the City’s sign ordinance or seek a variance from the City Council, if they desired more signage than permitted by ordinance. A brief discussion followed regarding the location of the walk-up facility on the exterior of the building. It was noted the safety of walk-up patrons is a concern. Additionally, safety of pedestrian traffic from one outlot to another and to/from the main shopping center complex was expressed. In response to an inquiry, Mr. Loarie stated there are two access points to the lot in addition to the escape lane from the drive-thru. The pylon sign for the shopping center is already in place. Mr. Loarie stated at time of subdivision platting, Council approved a monument sign for each of the outlots in McHenry Towne Centre Subdivision. He noted the maximum height of the sign is 8’. Mr. Kennedy, responding to an inquiry, noted there is no trash corral shown on the plan. There will be nightly custodial service and no outside storage of trash on the premises. Chairman Howell inquired if there were any public comments and/or questions regarding the petition. There were none. In closing, Mr. Loarie thanked the Commission for hearing the petition and requested the Commission make a favorable recommendation to City Council regarding the application for a conditional use permit. Motion by Cadotte, seconded by Nadeau, with regard to File No. Z-594, an application filed by Bank of America for a conditional use permit to allow the construction and operation of a financial institution with drive-thru facility at 2400 North Richmond Road, to grant the request, subject to the submittal of a revised landscape plan addressing Staff’s concerns prior to Page 3 P&Z Commission 8/07/03 consideration of this matter by City Council; 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, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen. Motion carried 6-0. Chairman Howell closed the Public Hearing at 7:54 p.m. Public Hearing: Elstrom and Hall LLC File No. Z-592 406 North Front Street Chairman Howell at 7:55 p.m. opened the Public Hearing regarding File No. Z-592, an application filed by Elstrom and Hall LLC for a zoning map amendment from RS-3 to O-2 Office Park, for the property located at 406 North Front Street. In attendance were applicant Dr. John Elstrom, developer Kit Carstens of Prime Commercial and Attorney Neal Anderson, who were sworn in by Chairman Howell. Also in attendance were: • Gino and Ingie Corra, 3902 High Street, McHenry IL 60050; • Raymond Lafrancis, 409 Dale Street, McHenry IL 60050; • Greg Lofgren, 3805 West Clover Avenue, McHenry IL 60050. Chairman Howell noted all publication requirements had been met. Notice of this hearing was published in the Northwest Herald on July 21, 2003. The Certificate of Publication and affidavit of service are on file in the office of the City Clerk. Dr. John Elstrom, an orthopedic surgeon with an office at 1110 North Green Street, stated he and Dr. Hall have recently purchased the property located at 406 North Front Street in McHenry. The subject property is comprised of three parcels with a total of 1.35 acres. Dr. Elstrom stated it is their intent to utilize the two lots abutting Front Street for the construction of a new office facility. The third parcel, which fronts on Dale Street, would be utilized for retention for the project. He stated there would be no building constructed on the third parcel. Attorney Anderson stated it is the intent of the applicants to place restrictions on the deed that no structures be placed on this lot, and that the lot not be sold off as it is tied to the use of the other two parcels. Attorney Anderson stated the proposed office building is in line with the trend of development in the area. The proposed building would be utilized for Drs. Elstrom and Hall’s practice, in addition to a physical therapy and rehabilitation facility. There would remain space for two additional physician practices. Kit Carstens, developer for the project, stated it is the applicant’s intent to utilize the residential parcel abutting Dale Street for retention of onsite drainage. For this reason, there would be a deed restriction preventing construction of any building on the residential parcel which is a part Page 4 P&Z Commission 8/07/03 of this development. He stated surface water runoff will not adversely impact the area. Mr. Carstens stated in developing the site, it is their intent to save as many of the quality trees on the premises as possible. The developer has hired an arborist and landscape architect for the project. Attorney Anderson went over the Approval Criteria for Map Amendments as stated in the application. City Planner Martin stated the request for reclassification to Office park is appropriate for the site. The proposed use is compatible in the area. The neighborhood is in a state of transition. The area along Route 31 is becoming redeveloped as office, which supports the trend of development. The proposed building represents a great improvement aesthetically. Additionally, the area’s drainage should be greatly improved due to the engineered drainage systems which will be installed. The proposed use will enhance the property surrounding the subject property. Chairman Howell opened the floor to questions and/or comments by commissioners. Responding to an inquiry, Mr. Carstens stated the vacant residential lot will be manicured and blend in well with the existing neighborhood. He stated as yet no tree survey has been completed regarding the project. Landscape screening would be provided, particularly when the project abuts less intense use, i.e. residential property. Referencing the parking lot lighting, Mr. Casrstens stated the lighting plan will conform to City standards. There would be no overflow of light onto abutting property. In response to an inquiry, Dr. Elstrom stated the hours of operation are typically 8 a.m. until 5 p.m. However, on occasion, there might be some emergency visits during early evening hours, until perhaps 7:30 p.m. Suggestion was made to include a berm or fence adjacent to residentially-zoned properties. Planner Martin noted the landscape screening plan would be reviewed and approved by Staff. In response to a question, Dr. Elstrom stated the rehabilitation might include aquatherapy. However, there would be no pool constructed on the premises. Some discussion followed regarding the location of the trash corral on the site plan. The applicant agreed to review the site plan and determine if another site for the corral might be more appropriate. Chairman Howell invited questions and/or comments from the audience. Each person speaking was sworn-in by the Chairman. Raymond Lafrancis: Mr. Lafrancis, who resides adjacent to the subject property along Dale Street, requested clarification as to how the vacant residential lot would be developed as a retention site and how it would be maintained. Mr. Carstens stated the retention area would most like be excavated at a gradual slope and then seeded/sodded. It will be maintained similar to the remainder of the subject property. It will be mowed, weeded, etc. In response to Mr. Lafrancis inquiry, Mr. Carstens noted drainage flow will be directed away from the Lafrancis residence. It will flow via swale to Dale and then on to the Anne Street drainage ditch. Mr. Lafrancis inquired as to the parking configuration on the premises. Mr. Carstens stated parking will be situated primarily on the west side (front) of the building. However, there will also be parking spaces on the south and east sides, as well. Staff and physicians will park at the rear of the building (on its east side). Mr. Lafrancis inquired if an exit via the vacant residential parcel through to Dale Page 5 P&Z Commission 8/07/03 Street would ever be proposed. Mr. Carstens stated there would be no drive through access on this property. Dr. Elstrom stated he would be willing to provide an additional deed restriction on the vacant residential parcel preventing such an access through to Dale Street. Mr. Lafrancis commented he has had several beneficial meetings with Prime Commercial relative to their development immediately north of the subject property. He is pleased with the proposed building rendering and believes the project will not hurt the property values in the area. Greg Lofgren: Mr. Lofgren stated he lives on the southeast corner of Dale and Clover. He inquired if the applicant also owns the vacant parcel on Dale Street immediately south of the proposed retention pond. Dr. Elstrom stated he does not own that property. Mr. Lofgren expressed concern regarding the possibility of traffic exiting from the office building onto Dale Street via the applicant’s vacant residential parcel. He noted he is satisfied with the previous comment that a deed restriction would be imposed on this property. Mr. Lofgren also requested that a landscaped buffer be placed along all property boundaries which abut less intense use and/or zoning. Mr. Lofgren commented he has no problem with the proposed development. In closing, Dr. Elstrom thanked the commissioners for their time and requested they recommend to Council the approval of the zoning map amendment to O-2 Office Park. Comments from Commissioners: Chairman Howell commented the building will be a beautiful addition to the area. Commissioner Nadeau stated he liked the building rendering. Motion by Cadotte, seconded by Buhrman, with regard to File No. Z-592, an application filed by Elstrom and Hall LLC for a zoning map amendment to O-2 Office Park for the property located at 406 North Front Street, to grant the request with the understanding there is agreement on the part of the applicant: • to restrict any vehicle access from the office property to Dale Street via the vacant residential parcel; • that the vacant parcel not be sold independent of the remaining two office-zoned parcels; and • that the vacant resident parcel shall remain vacant to be utilized as a retention area for the office building; 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, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:37 p.m. Public Hearing: Terry and Doreen Wilborn File No. Z-593 4907-09 West Elm Street Page 6 P&Z Commission 8/07/03 Chairman Howell at 8:38 p.m. opened the Public Hearing regarding File No. Z-593, an application filed by Terry and Doreen Wilborn for the property located at 4907-09 West Elm Street, as follows: • Conditional use permit to allow the operation of a one-story tavern with live entertainment and dancing; • Variance from required lot width from 200’ to 80’ for each of two lots; • Variance from required parking aisle width from 24’ to 23.3’ for 4907 West Elm Street and 24’ to 22.48’ for the driveway between 4907 and 4909 West Elm Street. Planner Martin read into the record a request to continue the Public Hearing. The request was submitted by the applicant’s attorney. Following a brief discussion, it was the consensus the first available date is September 18, 2003. Motion by Cadotte, seconded by Ekstrom, to recess the Public Hearing regarding File No. Z-593 to Thursday, September 18, 2003 at 7:30 p.m. in the McHenry Municipal Center, Council Chambers. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:40 p.m. Other Business Planner Martin provided information requested by commissioners in order to prepare for the Public Hearing to be continued on September 18, 2003. He also provided an update of recent Council action regarding matters previously presented to the Commission for consideration. He announced there would be a special meeting of the commission on Thursday, August 14th at which the Aesthetics Committee would meet and discuss the list of violations which currently can be ticketed. Planner Martin informed the Commission of upcoming meeting agendas. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn at 8:50 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen. 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.