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HomeMy WebLinkAboutMinutes - 09/02/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION September 2, 2004 The September 2, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:32 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 Kelly Cahill. Approval of Minutes Motion by Nadeau, seconded by Cadotte, to approve the minutes of the Planning and Zoning Commission as presented: August 5, 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: Thomas E. Cichowski File No. Z-623 5003 Bromley Drive Chairman Howell at 7:34 p.m. convened the Public Hearing regarding a request for a minor variance to allow a reduced side yard building setback on the property located at 5003 Bromley Drive as submitted by property owner Thomas E. Cichowski. In attendance representing the applicant was Thomas Cichowski 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 18, 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. Cichowski stated he currently has a one-car garage. With three drivers, and the prospect of a fourth next year, he encounters difficulty in parking all vehicles on the premises. In order to expand the garage to accommodate two vehicles, he requires a variance as to the side yard setback. He noted if the garage is expanded the driveway surface would also be increased which would greatly assist in parking all of his family’s vehicles off of the street. Mr. Cichowski stated if the variance is not granted, he could only expand the width of the garage by six feet which would not allow for the parking of another vehicle within it. Planner Martin provided an overview of the Staff Report regarding this matter. He stated the applicant is requesting a reduction in the side yard of 3.5 feet. The applicant has a ranch-style P&Z Commission September 2, 2004 Page 2 home on the property. The size of the lot along with the rambling style home presents a hardship which prohibits expansion of the garage without the granting of a variance. The applicant is requesting the minimum variance needed to provide the garage expansion requested. Planner Martin noted it is Staff’s recommendation to grant the variance to allow a west lot line sideyard setback of 4.08 feet. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Mr. Cichowski stated the construction of the garage would present no drainage issues for his neighbors. He noted he would construct a landscaped retaining wall to hide the garage footings. The remaining setback to the west side property will be adequate to assure no surface water runoff problems for his neighbors. Mr. Cichowski stated drainage would not be considerably altered following construction of the garage and paving of the expanded driveway. Mr. Cichowski stated he hopes to begin construction as soon as city approval is granted. He would like to have the garage enclosed by winter. In response to an inquiry, he stated he has a contractor prepared to begin construction once the variance is approved and the building permit has been issued. Mr. Cichowski noted his contractor has assured him there would be no problem matching siding and/or shingles to those existing on the house. In response to further inquiry, Mr. Cichowski stated his neighbors have been advised of the variance request and have been very supportive. 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 Buhrman, to recommend to the City Council, with regard to File No. Z-623, an application for minor variance to allow a west side property line set back of 4.08 feet; 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 closed the Public Hearing regarding File No. Z-623 at 7:43 p.m. P&Z Commission September 2, 2004 Page 3 Public Hearing – SBC File No Z-622 Lots 55 and 56 – Inland Business Park Chairman Howell at 7:44 p.m. opened the Public Hearing regarding File No Z-622 an application for conditional use permit to allow outside storage in excess of 1,000 square feet on Lots 55 and 56 of Inland Business Park as submitted by Bruce Ebner of SBC. In attendance representing the applicant were: 1. Bruce Ebner, SBC, 425 West Randolph Street, Chicago IL 60606 2. David Young, Teng & Associates, 205 North Michigan, Chicago IL 60601 3. Scott Larsen, Teng & Associates, 205 North Michigan, Chicago IL 60601. 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 18, 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. Ebner stated SBC is purchasing two lots in Inland Business Park. SBC’s current regional work center garage is located on Gracy Road. SBC’s lease for the Gracy Road property is not being renewed as the Village of Prairie Grove has other plans for this site. SBC is therefore in the process of relocating its regional garage and work center. The selected site is situated in Inland Business Park. SBC is requesting a conditional use permit to allow the outside storage of propane tanks and nitrogen cylinders, as well as equipment and vehicles. Mr. Ebner stated SBC stores approximately 35 propane tanks on the premises, one-half of which are full at any one time. Additionally, ten to twelve nitrogen cylinders are stored on site. Both the propane and nitrogen are utilized by employees in the repair/replacement of defective SBC equipment off- site. Neither the propane tanks nor the nitrogen cylinders are filled on the premises. Mr. Ebner noted he has worked extensively with Staff regarding the proposed site and landscape plans to assure more than adequate screening of the outside storage from adjacent properties. Additionally, even though the amount of outside storage being requested supercedes that permitted by the Inland Business Park Subdivision covenants, the Business Park developers/owners have given their approval of the proposed site plan and landscape plan. Planner Martin provided an overview of the Staff Report regarding this proposal. He noted SBC has designed a building which is architecturally pleasing. SBC has met all Staff concerns as well as covenant restrictions with the sole exception of the amount of outside storage being requested. SBC intends to build a concrete precast architectural wall to screen the outside storage from view. The entire perimeter of the site for security purposes would be fenced with metal slats and would provide further screening. All nitrogen cylinders and propane tanks would be stored in a 15’ X 25’ shed. The equipment which would be stored outside of the building and shed would not exceed the height of the precast architectural wall. P&Z Commission September 2, 2004 Page 4 Planner Martin also stated SBC is utilizing a “car port” style motif for loading/unloading and storage of vehicles on the premises. SBC proposes low level lighting, security fencing, and more than adequate screening of the site. In conclusion, Planner Martin stated Staff recommends approval of the conditional use permit to allow outside storage in excess of 1,000 square feet and the storage of propane tanks and nitrogen cylinders on the premises and that Table 31, the Approval Criteria for Conditional Uses, has been met. Chairman Howell invited questions and comments from the commissioners. In response to an inquiry, Mr. Ebner stated the amount of outside storage proposed is 21,000 square feet. Mr. Larsen responded to a question noting the propane and nitrogen storage shed would be protected by bollards. Mr. Young stated there would be no filling of propane tanks on site. Mr. Young responded to an inquiry stating the outside storage area would be surfaced with concrete. The parking area for employee work vehicles would be paved with asphalt. The site would drain into a 48” pipe already in place in the Business Park. The final engineering for the Business Park included the development of Lots 55 and 56. The commissioners expressed concern that Staff should review the engineering to assure that no adjacent property owners are negatively impacted by the construction of the buildings on these premises. Commission concerns regarding traffic were addressed by Planner Martin who stated a traffic signal would be installed at the Bull Valley Road and Ridgeview Drive intersection. Mr. Ebner stated SBC does not plan to expand the current regional operation at this time. There are currently 70 employees and this number will not be increased in the near future. The SBC crews arrive between 6 a.m. and 6:30 a.m. on Monday through Friday, go out to service customers and return to the work site at 3:30 p.m. There are no weekend hours unless there is a weather emergency. Mr. Ebner stated very few employees remain on the premises during the work day. In response to an inquiry, Mr. Young stated the SBC site would not cause any lighting overflow to the Irish Prairie Subdivision. He assured the commissioners SBC would reduce the lighting spillover so as not to negatively impact nearby residents. Mr. Ebner responded to a question, stating mechanics would be on hand to provide minor service repairs on the premises. There would be three service bays, two with lifts, to accommodate such repairs as muffler, brakes, etc. There would be no body work conducted on the site. Mr. Young stated all hazardous wastes would be removed by a certified waste hauler. Used oil removed from vehicles during regular oil changes would be stored in double containment tanks. SBC will meet with all IEPA requirements and state fire marshal regulations. A triple catch basin is included in the plumbing specifications for the building. A storage room has been included in the P&Z Commission September 2, 2004 Page 5 building plans to accommodate waste oil storage and used solvent containment. There would be no fueling operations on site. 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. Mr. Ebner, in closing, requested the plan and zoning commission recommend approval of the conditional use to the McHenry City Council. SBC has always been a good neighbor at its existing location on Gracy Road for the past forty years, and intends to have a long term of good service at its proposed new location in Inland Business Park. Motion by Cadotte, seconded by Nadeau, to recommend to the McHenry City Council, that with regard to File No. Z-622, an application for conditional use permit to allow an outside storage of 21,000 square feet and to allow the outside storage of propane tanks and nitrogen cylinders on Lots 55 and 56 in Inland Business Park, as presented by SBC, be granted subject to the following: • The subject property be developed in accordance with the site plan, landscape plan and building elevations prepared by Tend & Associates, Inc. dated 2/6/04 and bearing a latest revision date of 8/6/04; 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, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Nadeau expressed concern regarding the large amount of outside storage being requested but voted to grant the request. Chairman Howell closed the Public Hearing regarding File No. Z-622 at 8:11 p.m. Other Business Planner Martin provided a brief report of recent Council action. He also reminded the commissioners of the upcoming joint meeting with the McHenry City Council on September 13th. Commissioners requested Staff investigate the following code enforcement issues: 1. Paving of the Gary Lang Auto Center lot; 2. Status of the Wilborn vacant structures to the east of Happy Jack’s; 3. Status of the former Rainbow Play System building on Elm Street; 4. Dollar Video weeds and general lack of repairs on the building exterior and premises. P&Z Commission September 2, 2004 Page 6 Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn the meeting at 8:24 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.