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HomeMy WebLinkAboutMinutes - 09/04/2008 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting September 4, 2008 Chairman Howell called the September 4, 2008 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:33 p.m. In Attendance were the following: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: Cadotte. Also in attendance were: Attorney Cahill, Planner Kolner, Deputy Clerk Kunzer. Approval of Minutes Motion by Nadeau, seconded by Buhrman, to approve the minutes of the Planning and Zoning Commission as presented: August 21, 2008 regularly scheduled meeting. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte. Motion carried 6-0. Public Hearing: Cornerstone Material Recovery File No. Z-730 4172 and 4564 Bull Valley Road Amend and Expand existing Conditional Use Permit Chairman Howell called the Public Hearing to order at 7:35 p.m. regarding File No. Z-730, an application for the following: ▪ To permit an amendment of the Conditional Use Permit granted by Ordinance No. ORD-02- 1065 to allow the outdoor storage of bin containers and roll off boxes on the premises; ▪ To allow the operation of a recycling center on the property which may include outside storage of construction materials on the site; ▪ To allow an expansion of the Conditional Use Permit granted by Ordinance No. ORD-02- 1065 to increase the area covered to include 4564 Bull Valley Road; and ▪ To allow a 7-year extension of the Conditional Use Permit. In attendance was applicant Steve Clements, who was sworn in by Chairman Howell. Notice of the Public Hearing was published in the Northwest Herald on August 20, 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. Mr. Clements stated he would like to add the outdoor storage of box containers and bins to the existing conditional use permit. In addition, He noted he also intends expanding his property, including the parcel known as 4564 Bull Valley Road to the previously included area (4172 Bull Planning and Zoning Commission September 4, 2008 Page 2 Valley Road). Mr. Clements stated it is his intention to collect recyclable materials, consolidate them on the premises and then take them to market. Previously the accumulation of materials occurred at construction sites. Due to the current state of the economy and reduced amount of construction business, he has been forced to maintain the bins and box containers on his site as opposed to formerly locating them on construction sites. Consequently, he is also asking that the conditional use permit allow the operation of a handling/recycling center on the premises. Planner Kolner provided the commissioners with the Staff Report regarding the request. She stated the conditional use permit granted by Ordinance No. ORD-02-1065 would expire next year. Upon reviewing the applicant’s application, Staff would recommend granting the conditional use permit as requested for a term expiring in five years, even though the applicant is seeking a seven-year term. Staff believes the redevelopment of this area could occur in the near future and the granting of a five-year term is preferable to the requested seven-year term. Planner Kolner stated there should be no traffic impact upon the expansion of the conditional use permit. The applicant has been working steadily on cleaning up the site. Staff recommends approval of the request subject to the following conditions: 1. All construction materials and waste shall be kept in bins or storage units; 2. All miscellaneous items currently being stored in piles on the property shall be removed from the property or stored inside; 3. All existing piles of construction material shall be collected and placed into bins or storage containers; 4. The property shall be kept in a neat and orderly manner. Chairman Howell invited questions and comments from the Commission. Responding to an inquiry, Mr. Clements noted 4564 Bull Valley Road and 4172 Bull Valley Road are contiguous properties. They actually form a “horseshoe” configuration north of Bull Valley Road. The property currently governed by the conditional use permit is east of the auto body business. The proposed expansion would include property west of the auto body business. Mr. Clements noted in response to an inquiry there are no homes situated in close proximity to the subject property. From time to time, there have been vandalism issues. Mr. Clements stated the parcels are gated. In response to a question, Mr. Clements noted that all items except cardboard are currently located in bins/containers. Question was raised as to a potential for a fire hazard due to the onsite storage of cardboard. Mr. Clements responded in more than twenty years managing his business he has never experienced issues with the fire department. He further noted there is no onsite processing of recycled materials. In addition, materials are not stored long enough to become a fire hazard. As soon as a full load is achieved the materials are transported to market. Responding to a commissioner inquiry regarding the term of the conditional use, Mr. Clements stated he would have no issue with a five-year term, provided he would simply be required to request term extension via Council action at that time. Mr. Clements noted the roll off bins and Planning and Zoning Commission September 4, 2008 Page 3 containers would be located on 4564 Bull Valley Road and Bins would be located on 4172 Bull Valley Road. Chairman Howell invited questions and/or comments from the audience. The following were sworn in prior to making their statements. John Baumgartner, 1913 Lakewood Street, McHenry: Mr. Baumgartner questioned whether all materials would now be required to be stored in containers on the premises. Planner Kolner responded in the affirmative. Mr. Baumgartner stated he had been informed by the City many years ago that no materials could be stored on the ground on his property which is located immediately west of the subject property. He wanted to make sure that the applicant was being required to uphold the same restrictions as he was regarding outside storage. Ted Jensen, 3431 W Elm Street, McHenry: Mr. Jensen stated he owns 9 adjacent parcels within the applicant’s “horseshoe” property. He stated he has been attempting property clean-up for the past eight years. The subject property surrounds Mr. Jensen’s property on the west, north and east. Mr. Jensen stated the applicant’s business has not bothered him. He noted both his property and the applicant’s property were strewn with junk, trucks, tires and machines and parts. Both he and the applicant have been working to clean-up their properties. In response to Chairman Howell’s inquiry, there were no further questions or comments from the audience or the Commission. Motion by Nadeau, seconded by Buhrman, to recommend to City Council, with regard to File No. Z-730, an application for the following be granted: ▪ To permit an amendment of the Conditional Use Permit granted by Ordinance No. ORD-02- 1065 to allow the outdoor storage of bin containers and roll off boxes on the premises; ▪ To allow the operation of a recycling center on the property which may include outside storage of construction materials on the site; ▪ To allow an expansion of the Conditional Use Permit granted by Ordinance No. ORD-02- 1065 to increase the area covered to include 4564 Bull Valley Road; and ▪ To allow a 5-year extension of the Conditional Use Permit; subject to the following conditions: 1. All construction materials and waste shall be kept in bins or storage units; 2. All miscellaneous items currently being stored in piles on the property shall be removed from the property or stored inside; 3. All existing piles of construction material shall be collected and placed into bins or storage containers; 4. The property shall be kept in a neat and orderly manner; and that Table 31, the Approval Criteria for Conditional Use Permits, Page 357-358 of the Zoning Ordinance, has been met. Planning and Zoning Commission September 4, 2008 Page 4 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 7:56 p.m. Public Hearing: City of McHenry File No. Z-731 Revision to City’s Comprehensive Plan and Development Policies Chairman Howell called the Public Hearing to order at 7:57 p.m. regarding File No. Z-731, an application for consideration of revisions to the City’s Comprehensive Plan and Development Policies as recommended by McHenry City Council’s Community Development Committee. Notice of the Public Hearing was published in the Northwest Herald on August 18, 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 noted the text of the City’s Comprehensive Plan was last revised in 1999, although the maps were more recently reviewed and amended in 2005. Planner Kolner noted Staff has been working with Council’s Community Development Committee to update the text and to include development policies to be used as guidelines for future development/redevelopment projects. Planner Kolner highlighted some of the modifications to the text, specifically those which represent a significant change from the previous Plan. She noted with regard to the Neighborhood Character section, a pros and cons method was used to reflect potential neighborhood developments. In this approach the developer is not being told how the City wants a typical neighborhood developed, but provided with the pros and cons of each type of development. Planner Kolner stated the Crystal Lake Road Sub-Area Plan and Main Street Sub-Area Plan are completed. The Community Development Committee and Staff are currently working on the Core Downtown Plan which will create a cohesive Green Street to Riverside Drive area. Yet to be initiated are the Historic District and the Gateway Entrances to the City. Chairman Howell invited questions and comments from the Commission. Some discussion occurred regarding the potential extension of the bike path from Dartmoor Drive across the railroad tracks to the east so that it can connect with the completed bike path east of Route 31. Responding to an inquiry, Planner Kolner noted that while the bike path may be extended over or under the tracks, it is unlikely at this time that Dartmoor Drive will cross over the tracks to Route 31. Planning and Zoning Commission September 4, 2008 Page 5 It was noted that the revised text of the Plan incorporates all elements of the various City infrastructure, such as the recently approved Bike Path, the Parks Master Plan, etc. It was noted there is a typographical error regarding the number of trains entering/leaving the City each day. There are only five: three in the morning and two in the evening. In response to Chairman Howell’s request for questions and/or comments from audience, there were none. In response to Chairman Howell’s inquiry there were no further comments or questions from the Commission regarding the revisions to the Comprehensive Plan and Development Policies. Motion by Nadeau, seconded by Schepler, to recommend to the City Council, with regard to File No. Z-731, the revisions to the City’s Comprehensive Plan and Development Policies, be approved as presented. 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 8:11 p.m. Other Business Planner Kolner stated the next meeting of the Commission is scheduled for October 2, 2008. Two matters are scheduled for consideration: Cunat redevelopment project along Boone Lagoon and Archos application for temporary use variance to allow residential use on the first floor in a commercial district. The Bear Creek coffee kiosk is scheduled to be delivered in the next couple of weeks. Responding to an inquiry, Planner Kolner stated the conditional use permit granted to allow a coffee kiosk near Applebee’s has expired since the applicant never went forward with the project following Council approval. Commissioners noted the BP Amoco site on the west side of town is in poor shape and requested something be done to bring it into compliance. The McHenry Retirement Community’s Memory Care Facility will soon have a ribbon cutting ceremony. Heritage Woods Assisted Living Facility for Seniors on Crystal Lake Road is open. Planner Kolner also reported the framing has begun for the Olive Garden north on Route 31. Planning and Zoning Commission September 4, 2008 Page 6 Adjournment Motion by Ekstrom, seconded by Buhrman, to adjourn the meeting at 8:22 p.m. Voting Aye: Buhrman, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Cadotte. Motion carried 6-0. The meeting was adjourned at 8:22 p.m. Respectfully submitted, _______________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry