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HomeMy WebLinkAboutMinutes - 09/16/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION September 16, 2004 The September 16, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:35 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: Planner Martin, Deputy Clerk Kunzer, Attorney Rob Fetzner. Approval of Minutes Motion by Cadotte, seconded by Buhrman, to approve the minutes of the Planning and Zoning Commission as presented: September 2, 2004 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Public Hearing: Paul Harris File No. Z-624 206 North Cross Trail Chairman Howell at 7:35 p.m. convened the Public Hearing regarding a request for a shed in the required front yard on the property located at 206 North Cross Trail as submitted by property owner Paul Harris. In attendance representing the applicant was Holly Harris who was sworn in by Chairman Howell. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on August 26, 2004. A Certificate of Publication is on file in the Office of the City Clerk. Notification was made to all adjacent property owners. An Affidavit of Service is on file in the Office of the City Clerk. Ms. Harris stated their residence is situated on a double frontage lot fronting on both Cross Trail and Dartmoor Drive. In order to erect a storage shed, a variance to allow the shed in the required front yard facing Dartmoor Drive is necessary. She noted the items to be stored in the shed would be typical equipment usually stored in garages/sheds. The existing two-car garage does not provide adequate accommodation for equipment storage. Planner Martin provided an overview of the Staff Report regarding this matter. He stated the applicant is requesting a variance to construct a 12’ X 12’ storage shed in the required front yard facing Dartmoor Drive. Planner Martin noted it is Staff’s recommendation to grant the variance P&Z Commission September 16, 2004 Page 2 to allow the construction of the shed and stated all Approval Criteria of Table 32 in the Zoning Ordinance have been met. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Ms. Harris stated the size of the shed is to accommodate equipment which will not fit in their small two-car garage. Ms. Harris clarified the shed would not be a pre- fabricated building. It would be constructed to architecturally blend in with the residence. The shed siding would match that of the residence. Ms. Harris noted the Park Ridge Estate Covenants are very strict with regard to sheds. The plans for their shed have been approved and are in conformance with the subdivision covenants. There were no further comments and/or questions from the Commission regarding the request. In response to Chairman Howell’s request, there were no comments or questions from the audience regarding this matter. Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File No. Z-624, an application for minor variance to allow the construction of a shed in the required Dartmoor Drive front yard of the property located at 206 North Cross Trail in Park Ridge Estates Subdivision as submitted by Paul Harris 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, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Chairman Howell commented that because of the architectural construction matching the residence and the fact that the shed would not be a prefabricated structure, he supports the request. Chairman Howell closed the Public Hearing regarding File No. Z-624 at 7:42 p.m. Public Hearing – La Rosita File No Z-625 4605 West Elm Street Chairman Howell at 7:43 p.m. opened the Public Hearing regarding File No Z-625 an application submitted by Sergio Perez for the following: • Front yard building setback variance to reduce the required setback from 25 feet to 9.6 feet • Side yard building setback variance to reduce the required setback from 10 feet to 2.2 feet • Lot width variance to reduce the required minimum lot width from 200 feet to 150 feet. P&Z Commission September 16, 2004 Page 3 In attendance representing the applicant were: 1. Property Owner Sergio Perez, 131 Main Street, Crystal Lake IL 60014 2. Architect John Swierk of Direct Design, 3321 S State Route 31, Prairie Grove IL 60012. Chairman Howell swore in all witnesses for the applicant. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on August 31, 2004. A Certificate of Publication is on file in the Office of the City Clerk. Notification was made to all adjacent property owners. An Affidavit of Service is on file in the Office of the City Clerk. Mr. Swierk stated Mr. Perez intends to improve the building façade and the overall appearance of his business located at 4650 West Elm Street, commonly known as La Rosita Grocery Store. In order to make the improvements to the building variances are required as to the front yard, side yard and lot width as stated in the Zoning Ordinance. Planner Martin provided an overview of the Staff Report regarding this proposal. He stated there are existing non-conformities on this property. With the widening of Route 120 during the recent highway expansion, the setbacks have also been reduced necessitating the request for variances. He noted the setback requests are pre-existing and not the result of any action by the applicant. Planner Martin stated the applicant will in fact remove existing encroachments to the adjacent property. It is Staff’s recommendation to grant the request. All approval criteria contained in Table 32 of the Zoning Ordinance have been met. Chairman Howell invited questions and comments from the commissioners. In response to an inquiry, Mr. Swierk stated the proposed façade improvements will not affect the amount of required parking. Responding to a question, Mr. Perez stated there are two apartments above the grocery store. Planner Martin noted the apartments are already in existence and do not impact the request before the city at this time. Responding to an inquiry regarding the location of the free-standing sign, Planner Martin stated a request for sign variance will be brought before Council when this matter is presented for consideration. As a result of the recent Route 120 widening, the free-standing sign is not located within the required setback. A variance will be requested and considered by Council. Some discussion followed regarding the screening of rooftop appurtenances. Planner Martin stated the rooftop mechanical equipment is required to be screened in Business Park Districts only. In response to Chairman Howell’s inquiry, there were no further questions or comments from the commissioners. There was no one in the audience wishing to be heard regarding this matter. Motion by Cadotte, seconded by Buhrman, to recommend to the McHenry City Council, that with regard to File No. Z-625, an application submitted by Sergio Perez for the property located P&Z Commission September 16, 2004 Page 4 at 4650 West Elm Street, commonly known as La Rosita Grocery Store for variances as follows be granted: • Front yard building setback variance to reduce the required setback from 25 feet to 9.6 feet • Side yard building setback variance to reduce the required setback from 10 feet to 2.2 feet • Lot width variance to reduce the required minimum lot width from 200 feet to 150 feet. subject to the condition that the subject property be developed in substantial accordance with the plans prepared by Direct Design Ltd Architects consisting of a Site Plan-Proposed Construction, Site Plan-Existing Conditions/Variance Request and Building Elevations; and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been mete. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Schepler stated he is happy to see the improvements along the Route 120 corridor. Buhrman concurred Schepler regarding the improvements of the building. Cadotte agreed with Buhrman and Schepler. Chairman Howell closed the Public Hearing regarding File No. Z-625 at 7:58 p.m. Bicycle and Pathway System Plan Chairman Howell at 7:59 p.m. opened the Public Hearing regarding the proposed Bicycle and Pathway System Plan. Notice of the Public Hearing was published in the Northwest Herald on August 31, 2004. In attendance were the following Observers: 1. Scott Hoeft, P O Box 157, 4915 Barnard Mill Road, Ringwood IL 60072 2. Stephanie Gaspers, 1107 S Bonita Lane, McHenry IL 60050 3. Walter Enoch, 606 Waters Edge Drive, McHenry IL 60050 4. Joseph Doherty, 217 Loch Glen Lane, McHenry IL 60050. Planner Martin informed the Commission the proposed Bike Plan is a compilation of efforts from members of the Parks and Recreation Department, the Public Works Department, Administration and Community Development Department. The city hosted an open house in May for public viewing of the proposed plan. A large map of the plan was also on display at the McHenry Public Library for 30 days. The proposed plan was reviewed by the Parks and Recreation Committee at its meeting held on September 9, 2004. It was recommended by the Committee to proceed with presentation before the Planning and Zoning Commission, and review and consideration for adoption by City Council. P&Z Commission September 16, 2004 Page 5 Planner Martin stated the Bike Plan represents a tool to use in the future. The adoption of a Bike Plan would enable the Plan to be used in seeking grant monies to facilitate construction of phases of the Plan. Chairman Howell invited questions and/or comments from the commissioners. Suggestion was made to include diagonal striping for on the road paths to prevent motorists driving on bike path. It was also suggested rest stations with trash receptacles, drinking fountains, etc. be considered along the route. City Planner clarified there are three types of paths which would be incorporated into the Plan: • Share the Road – bikes would share the road with vehicles; no markings would be indicated on the pavement; • On the Road – bikes would utilize a portion of the road; markings would be painted on the pavement; • Off the Road – bikes would utilize a path off the vehicular roadway. In response to an inquiry, Planner Martin stated the Riverwalk is depicted on the proposed Bike Plan. However, the route of the Plan would bring bikers to/from the Riverwalk, but not allow for riding bikes on the actual Riverwalk. Among the challenges faced during the construction of the Bike Plan are narrow existing streets, lack of available right-of-way, power lines, and Green Street’s portion of the path. A lengthy discussion occurred regarding the intricacies of the proposed plan and issues to be overcome such as the Dartmoor extension to Route 31, crossing under or over the Union Pacific Railroad Tracks, and the difficulty in providing a safe pathway up Green Street. Planner Martin stated it is the city’s intent to connect the Bike Plan with surrounding state parks, such as Moraine Hills, as well as to adjacent villages and municipalities. He noted the city has not yet discussed what type of path would be constructed in the various portions of the Plan. Suggestions such as bike registration cost, bike safety classes, bike riding education classes, were made regarding funding the Bike Plan. It was also suggested former railroad tracks could be utilized for the Bike Plan. Planner Martin stated if the Bike Plan is approved by Council, portions of the Plan could then be incorporated into the city’s Capital Improvement Projects (CIP) Plan. Portions of the Bike Plan could then be targeted for construction in CIP budgets. Commissioners noted more of Martin Woods Subdivision should be included in the Bike Plan. Less traveled roads should also be incorporated into the Plan. Responding to an inquiry, Planner Martin stated it is the city’s intent to connect the city’s Bike Plan to nearby villages and municipalities. P&Z Commission September 16, 2004 Page 6 It was mentioned the city is pursuing intergovernmental agreements with surrounding communities regarding transportation improvements. The Bike Plan could also be addressed by the city’s Transportation Committee. It was noted funding is the main issue for both transportation and the Bike Plan. Chairman Howell invited public comment regarding the proposed Bicycle and Pathway System Plan. Stephanie Gaspers: Ms. Gaspers thanked the city for creating the Plan. She inquired if the city would speak with Metra regarding commuters being able to bring their bikes on the train for use in downtown Chicago. She noted this is currently not permitted. She also suggested the city work with other area entities in order to assure connection of various bike trails. Scott Hoeft: Mr. Hoeft stated he recently opened a bike repair business in Ringwood and would be interested in commercial advertising along the bike path. He also commended the city on its forethought in creating such a do-able Bike Plan. Mr. Hoeft also inquired as to the city’s areas of priority with regard to the Bike Plan. Planner Martin responded Staff has targeted the following areas for primary completion of the plan: • Dartmoor Drive West • Charles Miller Road/Bull Valley Road • Dartmoor Drive East • Green Street • Riverwalk connection. In response to Mr. Hoeft’s inquiry, Planner Martin stated the city has no estimated date for completion of any portion of the Plan. Construction of the Bike Plan is solely dependent upon funding and securing the required right-of-way. Walter Enoch: Mr. Enoch thanked the city for what has already been accomplished in drafting the Bike Plan. He inquired if all business districts in town would be accessed by the Bike Path. Planner Martin responded in the affirmative. Mr. Enoch then asked if there would be bike racks along the route, particularly in the downtown area so that bike riders could shop and secure services in the commercial areas. Mr. Martin noted the Plan incorporates bike racks in the commercial areas. Regarding Mr. Enoch’s question as to a direct connection between the bike path and the hospital, Planner Martin stated the Plan calls for the bike path to be installed along the north side of Bull Valley Road. Planner Martin also noted it is the city’s intent to make the bike path user friendly. Chairman Howell closed the Public Comment portion of the Public Hearing. P&Z Commission September 16, 2004 Page 7 Motion by Cadotte, seconded by Buhrman, to recommend to McHenry City Council that the Bicycle and Pathway System Plan and Map be approved as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Chairman Howell stated the proposed Bike Plan is a positive step for McHenry. He noted his only comment with regard to bike path signage would be to limit the signs to general information as opposed to naming specific businesses. Chairman Howell closed the Public Hearing at 8:40 p.m. Other Business Planner Martin provided a brief report of recent Council action. In response to an inquiry, Planner Martin stated the assisted living complex located at the northeast corner of Green Street and Charles Miller Road has been sold and is nearing completion. The Commission stated its support of the recently-held Joint Committee of the Whole Meeting and suggested these types of meetings be held on a more frequent basis. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 8:58 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: 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.