McHenry Times

City of Crystal Lake Planning and Zoning Commission met Oct. 7.

Here is the minutes provided by the commission:

The meeting was called to order by Chair Greenman at 7:00 p.m.

Mr. Greenman called the meeting to order. On roll call, members Esposito, Gronow, Jouron, McGinnis, Skluzacek, and Greenman were present. Ms. Repholz was absent.

Katie Cowlin, Assistant City Planner, and Abigail Wilgreen, City Engineer were present from Staff.

Mr. Greenman said this meeting is being recorded for broadcast and future playback on the City’s cable channel.

APPROVE MINUTES OF THE SEPTEMBER 16, 2020 PLANNING AND ZONING COMMISSION MEETING

Mr. Jouron moved to approve the minutes from the September 16, 2020 regular Planning and Zoning Commission meeting as presented. Mr. Esposito seconded the motion. On roll call, members Esposito, Greenman, Jouron, Skluzacek, Gronow and McGinnis vote aye. Motion passed.

2020-154 1410 GARDINA VISTA – VARIATION FENCE – PUBLIC HEARING The petitioner is requesting a continuation to the October 21th Planning and Zoning Commission hearing for their fence variation.

Mr. Esposito made a motion to continue the request to the October 21th Planning and Zoning Commission hearing for the fence variation. Mr. Gronow seconded the motion. On roll call, all members voted aye. Motion passed 6-0.

2020-150 GOLDMAX – 6107 NORHTWEST HWY - SPECIAL USE PERMIT – PUBLIC HEARING

A special use permit for a used merchandise store at 6107 Northwest Highway for Goldmax/Cash for Gold.

Mr. Greenman stated the sign has been posted. He said the surrounding property owners were notified and the Certificate of Publication was in the file. Mr. Greenman waived the reading of the legal notice without objection.

Ms. Cowlin gave a summary of the request. The Special Use Permit is required for stores that sell used merchandise and the recommended conditions of approval can be found on page four of the staff report. The recommended conditions were reviewed by the Crystal Lake Police Department.

Mr. Jacob Sadoff, petitioner, stated that they agree with the recommended conditions in the staff report. The business buys jewelry, gold, coins and other metal items and also sells jewelry. The petitioner stated they owned the Cash for Gold that was located at the subject property before and due to the economy, they are reopening the store. They have used the LeadsOnline system and are familiar with the Crystal Lake Police Department requirements, including the requirement that all persons be 18 years or older and must show a valid ID to make a sale.

The Chairman opened the public hearing and there was no one in the public wishing to speak on the agenda item. The public hearing was closed.

Mr. Skluzacek asked if the business only buys metals/gold. Mr. Sadoff verified that it is metals and golds and the business does not function like a pawn shop, they purchase used materials which gets sent off-site and they sell new jewelry.

Mr. Esposito stated the request met the findings of fact.

Mr. Jouron asked if they smelt the metal on-site. Mr. Sadoff confirmed they do not and all items are picked up at the end of the day so no merchandise or gold is on-site overnight.

Mr. McGinnis asked about the hours of operation. Mr. Sadoff stated they are 10am-6pm Monday through Saturday and 10am-4pm on Sunday.

Mr. Greenman asked about security for the business. Mr. Sadoff stated that they have a high level of security with cameras and remote monitoring.

Mr. Esposito made a motion to approve a special use permit for a used merchandise store at 6107 Northwest Highway with the following recommended conditions:

1. Approved plans, reflecting staff and advisory board recommendations, as approved by the City Council:

A. Application (Goldmax, received 09/30/2020)

B. Floor Plan (Goldmax, received 09/17/2020)

2. Police inspection: Records of all items purchased and sold shall be kept and shall be made available during regular business hours for inspection by the Police Department.

3. Electronic reporting: Any used merchandise store that purchases electronic goods or jewelry is required to report/upload to LeadsOnline, or the City's current electronic reporting system, the information outlined by the City's Police Department for each and every transaction where electronic goods, jewelry or other items were purchased by the end of that business day. All information shall be recorded in the English language. The electronic reporting requirement also applies to all used merchandise stores that conduct 10 or more purchase transactions (not limited to electronic goods or jewelry) in one week (calculated from each Monday through the next Sunday, inclusive).

4. The petitioner shall address all of the review comments and requirements of the Community Development, Police and Fire Rescue Departments.

Mr. Skluzacek seconded the motion. On roll call, all members voted aye. Motion passed 6-0.

TRAINING FOR THE PLANNING AND ZONING COMMISSION

Training session led by Abby Wilgreen, City Engineer on the Watershed and Traffic Studies.

Ms. Wilgreen gave an overview of what types of developments require a traffic study and the process for creating a traffic study. Large scale developments or developments that will generate high traffic volumes require traffic studies, such as gas stations. The traffic studies include a projection of future traffic so they are not solely based on current trends. If another development has been approved in the area, the traffic study from that development is shared with the consultant so those figures can be incorporated into the new study. Traffic studies for properties fronting a state route are sent to IDOT for their review and approval.

Mr. McGinnis asked if IDOT proposes changes to the requirements found in the study, do those get incorporated into the development? Ms. Wilgreen said IDOT does modify the recommendations from time to time and those changes would be reflected in the permit plans for the development. Many times it is a simple change like extending the length of a turn lane. IDOT has been taking approximately six to nine months to review a traffic study so the city does not require the review be completed prior to the public hearing. The comments from IDOT do not affect interior site design, only the access points and state route enhancements.

Mr. Jouron brought up the intersection of Sands/Lutter and Three Oaks Road. Ms. Wilgreen explained how the traffic study for the hospital was shared with the consultants for the gas station at Tek/Route 31 and the apartment development at the end of Central Park Drive. The studies found that a signal is warranted for the intersection and that is in the capital improvement plan. The intersection of Central Park Drive and Lutter Drive was also reviewed and warrants a future traffic signal.

Mr. Greenman stated that it would be helpful for the traffic consultants to be able to provide answers on walkability within a site. During a recent public hearing the consultant gave options for a pedestrian safety question, but the commission was looking for one answer to incorporate into the recommended conditions. Ms. Cowlin said staff can help provide that direct assistance to the commission. Mr. Greenman added the commissioners should clearly communicate any concerns about a site with staff so they can address those points at the meeting.

Mr. Esposito added that the city needs to be pedestrian-friendly and the interior and exterior access to sites is important to consider, as well as bike-friendly. Mr. Esposito also would like to see the sidewalk gaps along Route 14 completed.

Mr. Greenman thanked Ms. Wilgreen for the overview and appreciated the discussion. A future training topic should be the Comprehensive Plan and some of the walkability/bike-friendly topics could be incorporated into that discussion.

Mr. Gronow added that MCDOT also reviews traffic studies. Ms. Wilgreen confirmed this and added that since they have a variety of requirements, the city has the County review the traffic study prior to the public hearing so the site design is ready for the Planning & Zoning Commission’s input.

Ms. Wilgreen gave an overview of the Crystal Lake Watershed by going over what it is and why there is an ordinance to help protect the quantity and quality of water recharging the lake. The first ordinance was passed in 1975 and in 2007 the city adopted an updated manual for commercial or new subdivisions within the watershed with the assistance of Hey & Associates. In general, to maintain the quality and quantity of water reaching the lake, developments within the watershed must clean and infiltrate 95% of the water on site.

Mr. Greenman asked about BMPs. Ms. Wilgreen said the ordinance follows best management practices (BMP), which include natural mechanisms to clean water. New developments that have basins in the watershed have to put an easement over the basin. The easement allows for the city’s consultant to inspect the basins and verify they are functioning properly. There is a yearly deposit required to cover the costs of the inspection, which is typically around $500-$2,000 depending on the size of the easement.

Existing residential was not considered in the 2007 manual and a general policy was developed. Based on feedback received during the stormwater solutions homeowner meetings in 2017, an updated policy was established and became effective on January 1, 2020. The new policy incorporates soil types as well as the lot size to calculate the required trench drain size. An easement and pop-ups are also required for the trench, to help future homeowners know where the trench is located.

Mr. McGinnis asked if the pop-ups are a new requirement. Ms. Wilgreen said they are and it will help people know a trench drain is located on the property.

Mr. Greenman stated that sometimes neighbors attend public hearings and share their stormwater issues, which may not have anything to do with the request being presented to the commission. Ms. Cowlin stated the city has been working on stormwater solution projects in areas that had frequent flooding so hopefully the stormwater concerns are less common. Ms. Wilgreen gave an overview of the stormwater solution projects that have been completed or are in-progress.

Ms. Cowlin reviewed the items that on the previous City Council meeting agenda and the items that are scheduled for the October 21st, 2020 PZC meeting.

COMMENTS FROM THE COMMISSION

None.

Mr. Jouron moved to adjourn the meeting. Mr. Gronow seconded the motion.

The meeting was adjourned at 8:30 p.m.

https://ecode360.com/documents/CR2206/public/569716205.pdf