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HomeMy WebLinkAboutMinutes - 09/15/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION September 15, 2005 Chairman Howell called the September 15, 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, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: None. Also in attendance: Alderman Glab, City Planner Zeller, City Attorney Rob Fetzner, Deputy Clerk Kunzer. Minutes Approval Motion by Buhrman, seconded by Ekstrom, to approve the minutes of the September 1, 2005 Planning and Zoning Commission meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing – Jake Neulist File No. Z-656 Cove Landing on Ringwood Road Chairman Howell at 7:32 p.m. opened the Public Hearing regarding File No. Z-656, a request for • map amendment to RM1; • variance to required lot width for dwelling units on a lot; • variance as to required lot width for property abutting a major arterial street as filed by Jake Neulist for the property located north of Brittany Park Subdivision on the east side of Ringwood Road. In attendance was Applicant Jake Neulist who was sworn in by Chairman Howell. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on August 31, 2005. A Certificate of Publication is on file in the City Clerk’s Office. Notice was mailed to all adjacent property owners and certification of same has been provided to the City Clerk. Mr. Neulist informed the Commission he is seeking zoning and variances for his property along Ringwood Road so that he can build a six-unit townhome building on the premises. He intends to combine seven lots for this project. There would be two access points onto Ringwood Road. Each townhome unit would have two bedrooms. Mr. Neulist noted the property is not located in wetlands or a flood plain. He intends to comply with all City ordinances and codes. City Planner Zeller provided the commissioners with the Staff Report regarding this matter. She noted the applicant is seeking a map amendment from C1 Commercial to RM-1 Low Density Multi Family Residential District. The applicant intends to construct a six-unit townhome building on the site. In order to accommodate this request, the applicant requires two variances P&Z Commission September 15, 2005 Page 2 as to lot width: one for the individual dwelling units of the building, the other for the minimum lot width for property located along an arterial street. Planner Zeller stated Staff is in favor of the zoning reclassification as it would be less intense than any commercial use permitted in the C1 District. Staff has expressed numerous concerns which are noted in the Staff Report. The City Engineers have concerns regarding water, sanitary sewer, drainage, and driveway access onto Ringwood Road. The City Engineers have provided Staff with a three-page report enumerating their concerns. This report and the Staff Report have been forwarded to the applicant so that he can respond to the concerns noted. Staff is recommending this matter be recessed until all issues and concerns have been reviewed and addressed. Staff recommends continuing this public hearing on Thursday, November 3, 2005 at 7:30 p.m. Motion by Nadeau, seconded by Schepler, to recess this Public Hearing until Thursday, November 3, 2005 at 7:30 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Howell recessed the Public Hearing at 7:41 p.m. Patriot Estates Final Plat In attendance were Christopher Zock of Cunat Inc., owners and developers of Patriot Estates, and Attorney Mark Saladin of Militello, Zanck and Coen. Mr. Zock stated the Final Plat of Patriot Estates is presented this evening as the next step in the process prior to City Council approval. Planner Zeller stated the proposed final plat is in substantial conformance to the recently reviewed and approved preliminary plat of subdivision.. She noted the City Engineers are currently reviewing the final engineering and have yet to provide their comments regarding the final plat. Staff recommends approval of the final plat subject to the following: • Approval of final engineering by the City Engineers; • The recordation of the plat within six months of City Council approval. Chairman Howell invited questions and comments from the commissioners. Responding to an inquiry, Mr. Zock stated Outlot A will be for dry detention and is being reserved for the West McHenry Bypass. Outlot C will be wet-bottom retention. Maintenance will be the responsibility of the Home Owner’s Association. A Backup Special Service Area will be P&Z Commission September 15, 2005 Page 3 implemented as a means of paying for maintenance should the HOA default in its obligation. Mr. Zock stated Outlot B has been provided for a walking path and will include features such as benches, gazebo, etc. In response to a question, Mr. Zock noted there is a full access intersection at Cunat Drive and Crystal Lake Road. Mr. Zock stated Cunat Drive also will extend to Bull Valley Road and provide joint access for both Patriot Estates and the recently discussed Gilger Property townhomes. Brief discussion followed regarding the issuance of building permits prior to the completion of the South Wastewater Treatment Plant expansion. Mr. Zock stated the developer was aware no occupancy permits could be granted until the SWWTP expansion is completed and approved by the IEPA. Responding to a question, Planner Zeller stated the Patriot Estates Annexation Agreement prohibits carry over of non-issued building permits from year to year. Motion by Cadotte, seconded by Buhrman, to recommend to Council the Patriot Estates Subdivision Final Plat as prepared by Terra Technology Land Surveying Inc. subject to the following: 1. Approval of final engineering by City Engineers; 2. The recordation of the plat shall occur within six months of Council approval; 3. No occupancy permits shall be issued until the South Wastewater Treatment Plant (SWWTP) expansion is completed and approved fur use by the IEPA; and that the final plat meets the requirements of the City’s Subdivision Control and Development Ordinance. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Schepler, Thacker. Voting Nay: Nadeau. Not Voting: None. Abstaining: None. Absent: None. Motion carried 6-1. Comments by Commissioners: Nadeau: Likes the subdivision, but the lot sizes are just too small. He would prefer RS-2 minimum 10,890 square foot lots. Other Business Chairman Howell reported he sent correspondence to Director of Community Development Napolitano explaining issues and concerns expressed at the last Planning and Zoning Meeting. He did not receive a response, but other commission members noted that some of the nuisance properties were cited. P&Z Commission September 15, 2005 Page 4 Chairman Howell noted the Mayor has responded that she intends to schedule a joint meeting between the McHenry City Council and Planning and Zoning Commission in the near future. Brief discussion occurred regarding various concerns and nuisance issues. Adjournment Motion by Cadotte, seconded by Ekstrom, to adjourn the meeting at 8:15 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. 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.