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HomeMy WebLinkAboutMinutes - 08/21/2008 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting August 21, 2008 Chairman Howell called the August 21, 2008 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In Attendance were the following: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Absent: Schepler. Also in attendance were: Attorney Cahill, Planner Kolner, Deputy Clerk Kunzer. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the minutes of the Planning and Zoning Commission as presented: May 15, 2008 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Schepler. Motion carried 6-0. Public Hearing: Chi Tai David Yang File No. Z-727 605 Broadway Variance Chairman Howell called the Public Hearing to order at 7:32 p.m. regarding File No. Z-727, an application for driveway width variance regarding the property located at 605 Broadway as submitted by David Yang. In attendance was applicant and property owner David Yang, who was sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on July 29, 2008. Notices were mailed to all abutting property owners of record via certified mailing. The subject property was posted as required by ordinance. The Certificate of Publication, certified mailing receipts, and affidavit of posting are all on file in the City Clerk’s Office. Planner Kolner provided the commissioners with the Staff Report regarding the request. She stated the applicant intends to construct a two-car garage in his rear yard next year. The proposed driveway width alongside the residence on the property would not meet the minimum 9’ width requirement. The applicant is therefore seeking a variance to allow a reduction in the required driveway width. Staff has reviewed the site and supports the variance as requested. Chairman Howell invited questions and comments from the Commission. Planning and Zoning Commission August 21, 2008 Page 2 In response to an inquiry, Planner Kolner stated there are no building plans on file as the applicant does not intend to construct the garage until next year. Responding to a question, Mr. Yang stated there are no protrusions or obstructions, such as a fireplace, on the side of the house which will be adjacent to the driveway. Planner Kolner noted the applicant would be required to contact JULIE prior to construction to ensure that the building and driveway would not be constructed over any public utilities. In response to Chairman Howell’s inquiry, there were no further questions or comments from the Commission. There were no comments or questions from the audience. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, with regard to File No. Z-727, an application for a variance to allow a reduction in the required driveway width from 9’ to 7.63’ for the property located at 605 Broadway be granted; 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, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Schepler. Motion carried 6-0. Chairman Howell closed the Public Hearing at 7:38 p.m. Public Hearing: Kevin and Katherine Mayoros File No. Z-728 707 Country Club Drive Variance Chairman Howell called the Public Hearing to order at 7:39 p.m. regarding File No. Z-728, an application for variance as to the allowable total square footage for accessory structures on the property located at 707 Country Club Drive as submitted by Kevin and Katherine Mayoros. In attendance was applicant and property owner Katherine Mayoros, who was sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on August 4, 2008. Notices were mailed to all abutting property owners of record via certified mailing. The subject property was posted as required by ordinance. The Certificate of Publication, certified mailing receipts, and affidavit of posting are all on file in the City Clerk’s Office. Planner Kolner provided the commissioners with the Staff Report regarding the request. She stated the applicants own 5 adjacent parcels which were recently joined to create one corner zoning lot having a residence with a driveway facing Country Club Drive. The applicants would like to construct a 1,000 square foot garage and driveway on the portion of their property which Planning and Zoning Commission August 21, 2008 Page 3 would be accessed from Victoria. They would like to move the existing frame shed (117 sq ft) to the rear of their property to accommodate the new garage. In doing so they would exceed the 1,000 sq ft limit for accessory structures on residential lots. They are therefore seeking a variance to permit both structures on the property. Planner Kolner also noted the applicants were previously granted a variance to allow two driveways on the subject property. Chairman Howell invited questions and comments from the Commission. Question was raised as to the stone driveway indicated on the plat of survey of the subject property. Ms. Mayoros responded the stone driveway would be removed. The variance previously granted allowed no more than two driveways on the site. There would be a new driveway constructed accessing the garage. At that time, the stone driveway would be removed. Responding to an inquiry, Ms. Mayoros indicated the shed would be relocated to the concrete slab which formerly was the site of the garage for the residence on Victoria which had been razed. Ms. Mayoros noted the shed was constructed and painted to match the house; she would prefer to relocate it rather than destroy it. The shed is used to store lawn and garden equipment. There would not be adequate room in the new 1,000 sq ft garage to store the equipment which is now housed in the shed. In response to Chairman Howell’s inquiry, there were no further questions or comments from the Commission. There were no comments or questions from the audience. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, with regard to File No. Z-728, an application for a variance to allow an increase in allowable total area for accessory structures from 1,000 sq ft to 1,117 sq ft on the property located at 707 Country Club Drive be granted; 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, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Schepler. Motion carried 6-0. Chairman Howell closed the Public Hearing at 7:45 p.m. Public Hearing: City of McHenry File No. Z-729 Main Street Sub-Area Plan Chairman Howell called the Public Hearing to order at 7:46 p.m. regarding File No. Z-729, an application for consideration of the proposed Main Street Sub-Area Plan as recommended by McHenry City Council’s Community Development Committee. In attendance were the following interested observers: Planning and Zoning Commission August 21, 2008 Page 4 1. Kevin and Erin Donlan, 1319 N Millstream Drive, McHenry IL 60050 2. Ed Miculinich, 2714 Lauderdale Court, McHenry IL 60050. Notice of the Public Hearing was published in the Northwest Herald on August 5, 2008. The Certificate of Publication is on file in the City Clerk’s Office. Planner Kolner provided the commissioners with the Staff Report regarding the request. She stated the Community Development Committee and Staff have been working for some time to develop a Main Street Sub-Area Plan. The proposed Plan has been discussed at length by the Committee. Two open houses, one in 2006 and one in June 2008, were held in order to obtain public input regarding the proposed Plan. Planner Kolner stated the Plan is an outline of guidelines and goals envisioned for the Main Street area. It is a policy document which would provide a vision for potential redevelopment of parcels located within the Plan’s boundary. She stated the Plan would be incorporated into the City’s Comprehensive Plan, and the Main Street Sub-Area Plan would offer ideas for the possible redevelopment of the area. The document could be reviewed and amended from time to time as the scope and vision of the area changes. Chairman Howell invited questions and comments from the Commission. Commissioners encouraged Staff to investigate the possibility of providing a second connection to Mill Street via Main Street in order to lessen traffic congestion at the intersection of Mill Street and Crystal Lake Road. Some discussion occurred regarding the Plan’s suggestion to close off the Borden Street access from the south onto Elm Street at Good Year Tire location. While closing the street might provide additional parking for Main Street businesses, the closure would greatly impact Good Year Tire and the Main Street Car Wash. It was the consensus of the commissioners that most people utilize Borden Street to gain access to and from Main Street businesses including the Good Year Tire Center, while the Walgreen’s access from Elm Street is solely utilized by Walgreen’s patrons. The commissioners were not in favor of closing off the south Borden Street access to Elm Street. It was noted the Commission voted to deny a proposal for conditional use permit and variances to allow a restaurant within the City’s John Street right-of-way about one year ago, only to have Council support the request and grant its approval. It was the commissioners’ opinion that allowing that conditional use permit exacerbated the parking shortage in the general area. Commissioners expressed approval of the proposed extension of Crystal Lake Road to the north to accommodate an alternative access at a traffic signal for the Elm Street businesses at that location (Taco Bell, Long John Silver’s, etc.). Chairman Howell invited public questions and comments. The following were sworn in prior to making their statements/comments: Planning and Zoning Commission August 21, 2008 Page 5 Ed Miculinich, 2714 Lauderdale Ct, McHenry IL: Mr. Miculinich stated he owns the Auto Tech Center Good Year Service Center on the corner of Borden Street and Elm Street. He stressed the closure of south Borden Street would greatly impact his business and the adjacent car wash. He opined it is the main artery between Main Street and Route 120. Mr. Miculinich suggested the City purchase property along Main Street when it becomes available and create parking lots from the acquisitions after tearing down the buildings. He noted acquiring parking through acquisition is better than displacing existing businesses. Chairman Howell noted he would not be in favor of historic buildings being razed in order to create additional parking. The commissioners concurred with Mr. Miculinich’s statement regarding the heavy use of Borden Street for traffic between Main Street and Elm Street. If Borden Street were closed, there would be a significant negative impact on the area. Closing Borden Street would create further congestion on the Elm Street and Crystal Lake Road intersection. In response to Chairman Howell’s inquiry there were no further comments or questions regarding the Main Street Sub Area Plan. Motion by Nadeau, seconded by Buhrman, to recommend to the City Council, with regard to File No. Z-729, the Main Street Sub-Area Plan, be approved as presented, subject to the inclusion of Commission and Audience Comments, as presented at the Public Hearing, specifically with regard to: 1. Possible access between Mill Street and Main Street; 2. Removal of proposed closure of south Borden Street at Elm Street. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Schepler. Motion carried 6-0. Chairman Howell closed the Public Hearing at 8:10 p.m. Other Business Planner Kolner stated the next meeting is scheduled for September 4, 2008. On the Agenda will be Cornerstone’s request to expand their existing conditional use permit. A future meeting will include proposed text amendments to the Zoning Ordinance and Subdivision Control Ordinance, as well as the Cunat Mixed Use Development on Green Street. Planner Kolner announced the commissioners were encouraged to consider attending a Planning Commission Workshop sponsored by Chicago Metropolitan Agency for Planning on September 13 and 27, 2008. Anyone planning to attend should contact the City for reservations. The City would pay the registration fees for those attending. Planning and Zoning Commission August 21, 2008 Page 6 Brief discussion occurred regarding vacancies and possible new tenants in various locations in town. Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn the meeting at 8:17 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. The meeting was adjourned at 8:17 p.m. Respectfully submitted, _______________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry