City of Crystal Lake Planning and Zoning Commission met June 15.
Here are the minutes provided by the commission:
The meeting was called to order by Mr. Jouron at 7:00 p.m.
CALL TO ORDER
Mr. Jouron called the meeting to order. On roll call, members Atkinson, Gronow, Jouron, Repholz, Skluzacek and Teetsov were present. Mr. Greenman was absent.
Katie Rivard, Assistant City Planner, was present from Staff.
Mr. Jouron said this meeting is being recorded for broadcast and future playback on the City’s cable channel. He led the group in the Pledge of Allegiance.
APPROVE MINUTES OF THE JUNE 1, 2022 PLANNING AND ZONING COMMISSION MEETING
Ms. Repholz moved to approve the minutes from the June 1, 2022 regular Planning and Zoning Commission meeting as presented. Mr. Gronow seconded the motion. On roll call, members Atkinson, Repholz, Skluzacek, Teetsov, and Gronow voted aye. Motion passed.
2022-81 – 230 VIRGINIA STREET – SPECIAL USE PERMIT
Special Use Permit to allow a drinking establishment.
Lam Nguyen, business owner, and Tim Nguyen, were present to present the request. Mr. T. Nguyen explained that tenant space would go from Boba Tea to the proposed Beesy Bar. Boba Tea would combine with the existing Pho Royal restaurant.
Mr. Jouron asked if they have obtained the required licenses. Mr. T. Nguyen responded that they have submitted their applications and are in the process.
Ms. Rivard provided a summary of the request.
Mr. Skluzacek asked the petitioner about the hours of operation. Mr. T. Nguyen responded they will be open 11am – 9:30 pm Monday-Friday, 11am – 10pm on Saturday, and 11am-9:30pm on Sunday.
Mr. Gronow asked about the layout of the tenant spaces and the doorway. Mr. T. Nguyen explained the hallway was a requirement from of the Fire Rescue Department. Mr. Gronow asked if they would serve any specialty liquor. Mr. T. Nguyen described the type of alcohol and drinks they would serve.
Ms. Repholz stated the request meets the SUP criteria. She stated she is glad to see this development have another destination.
Ms. Teetsov thanked the petitioner and was happy to see another use in this shopping center. Mr. Atkinson stated he was happy to see this use and had no concerns.
Mr. Jouron wished the petitioner good luck.
Mr. Skluzacek made a motion to approve the Special Use Permit with the following conditions:
1. Approved plans, reflecting staff and advisory board recommendations, as approved by the City Council:
| A. Application (Lam Nguyen, date signed 03/10/2022, received 04/06/2022)
B. Floor Plans (Lam Nguyen, received 05/23/2022) | ||
| 2. The number and location of seats cannot be expanded without modification to this Special Use Permit. | ||
| 3. The petitioner shall address all of the review comments and requirements of the Community Development and Fire Rescue Departments. | ||
2022-111 – 35 BERKSHIRE DRIVE – COVENTRY PLAZA – FINAL PLANNED UNIT DEVELOPMENT AMENDMENT
A Final Planned Unit Development Amendment to allow changes to the permitted uses for Coventry Plaza for a Barbeque Cooking Supply Sales store.
John Gallegos, petitioner and business owner, and Michael Nichols were present to present the request. Mr. Gallegos stated that barbeque is a culture and that families will often get together for a barbeque. Mr. Gallegos described the items that would be sold including grills, and accessories such as spatulas, rubs and more. He noted he is seeking new and innovative ideas and he would like to offer more than the commonly sold barbeque items. He stated this use is designed for the neighborhood. He wants people to be the best pit masters they can.
Mr. Jouron opened the public hearing. There being no one in the public wishing to speak Mr. Jouron closed the public hearing portion and turned it over to staff for a summary of the request.
Ms. Rivard provided a summary of the request and spoke to the history of the shopping center. She spoke to the rezoning from B-1 to B-1 PUD, and that the intent of the PUD was to allow a specific list of permitted uses in the shopping center.
Mr. Atkinson asked if there would be any cooking on-site. Mr. Gallegos responded no. He stated he may hold demonstrations of the equipment, but no cooking. Mr. Atkinson asked what section of the shopping center they would be located. Mr. Gallegos stated they would be next to the Dairy Queen. He noted there is ample parking available.
Ms. Teetsov asked the petitioner if he had another location or business. Mr. Gallegos responded no. He stated he has been involved in competitions for the past 8 years. Ms. Teetsov stated she thinks this is a good addition to the shopping center.
Mr. Skluzacek asked about the items that would be sold in the store. Mr. Gallegos stated they would sell grills, accessories, rubs, etc. He spoke to the various users and brands.
Mr. Gronow asked about the business name, Bluesmoke BBQ, and if it was a chain. Mr. Gallegos responded no. Bluesmoke is the term for the thin smoke you can see through. Mr. Gronow stated this meets the Findings of Facts and will be a good use at this location.
Ms. Repholz stated this is a good location and it makes sense. She was happy for the potential use, and noted that Crystal Lake welcomes the business.
Mr. Jouron stated he travels to Texas all the time and spoke to the different types of barbeque. He asked the petitioner if he participates in contests. Mr. Gallegos stated he has thought about competitions with City approval. He spokes to possible locations for such events. Mr. Jouron stated he believes this is a great ideas.
Mr. Jouron stated he sees how this request meets the Finding of Fact including the hardship standards. He asked for a motion.
Mr. Gronow made a motion to approve the Final Planned Unit Development Amendment with the following conditions:
1. Approved plans, to reflect staff and advisory board comments, as approved by the City Council:
A. Application (Dylan DeGraw, received 05/17/22).
B. Sign Plan Package (Kiku Obata, dated 05/10/22, received 05/17/22)
2. Changes to the signs which meet the UDO or the heights and sizes in this amendment are not required to amend the SUP in the future.
3. The petitioner shall comply with all of the requirements of the Community Development Department
Ms. Teetsov seconded the motion. On roll call Members Atkinson, Gronow, Jouron, Repholz, Skluzacek, Teetsov voted aye. Motion passed 6-0.
2022-103 – 731 E. TERRA COTTA AVENUE – CLOVER – FINAL PLANNED UNIT DEVELOPMENT
Final Planned Unit Development for a 124-unit senior living apartment building.
Ms. Beth Ernat, representative for Clover, was present to represent the petition. Ms. Ernat spoke to the Preliminary PUD conditions of approval and described how they met those conditions. She noted they worked extensively with staff and the Engineering Department. They reduced the number of units from 124 to 121 units. She stated they met with the neighbors and have positive support from Sunrise Senior Assisted Living.
Mr. Jouron asked if there was anyone in the public that wanted to speak. There being none, Mr. Jouron turned it over to staff for a summary of the request.
Ms. Rivard provided a summary of the petitioner’s request. She noted the petitioner is providing an additional 4 parking spaces.
Ms. Ernat stated they have space for additional parking spaces, if needed.
Mr. Skluzacek stated he has no concerns.
Mr. Gronow appreciated they worked with staff, and he is happy to have this type of use.
Ms. Repholz was grateful the petitioner listened to staff’s comments and the neighbor’s concerns. She stated the City welcomes them. She asked if there was anything they did not address. Ms. Ernat responded that they have addressed all the comments. Mr. Ernat spoke briefly about the traffic study. Ms. Repholz asked about the approximate timeline. Ms. Ernat stated it would take approximately 45 days once PUD approval has been granted to submit for the building permit, and then one month later they would like to break ground. The construction will start in September 2022 or February 2023 depending on the weather. Ms. Repholz thanked the petitioner.
Ms. Teetsov was grateful they listened to staff and the neighbors, and made the necessary changes. She stated the changes to the elevations make a more pleasant façade.
Mr. Atkinson stated the changes look good.
Mr. Jouron thanked the petitioner.
Mr. Jouron stated this request meets the Finding of Fact. He asked for a motion. Ms. Teetsov made a motion to approve the Final Planned Unit Development with the following conditions:
1. Approved plans, reflecting staff and advisory board recommendations, as approved by the City Council:
| A. Application (Terra Cotta Development, dated 07/11/2021, received 11/02/2021)
B. Site Plan (Midwestern Consulting, dated 05/11/2022, received 05/11/2022) |
| C. Landscape Plan (Midwestern Consulting, dated 05/11/2022, received 05/11/2022)
D. Elevations (Sebree Architects, received 05/11/2022) E. Engineering Plans (Midwestern Consulting, dated 05/11/2022, received 05/11/2022) F. Project Narrative (Clover Communities Crystal Lake LLC, dated 11/19/2021, received 11/19/2021) G. Traffic Impact Study (Gewalt Hamilton Associates, Inc., dated 09/29/2021, received 09/30/2021) |
| 3. Final elevations must include the following elements: |
| A. Rafter tails under the projections in the gables
B. Extension of the tan brick vertically on a portion of the front elevation. | |
| 4. Final Engineering Plans must be submitted with permit in compliance with the City’s Code and Stormwater ordinance. | |
6. If the City finds the parking to be insufficient for its residents and staff, the petitioner shall work with staff to provide additional parking on the site to meet the demand.
7. Traffic Study:
| A. Construct a new full access to IL Route 176 has been discussed aligned opposite the existing access for the office complex.
B. Westbound left turns into the site from IL Route 176 will be made from a newly created westbound left turn lane within the existing painted median on IL Route 176. C. Eastbound right turns into the site from IL Route 176 will be made from the existing through lane. An increased curb radius is recommended, but a right turn lane is not warranted. D. Exiting traffic onto IL Route 176 should have separate right and left turn lanes under Stop Sign control. E. As previously noted, a 3/4 access (left turns in prohibited) to Terra Cotta Road has been discussed offset south of the existing Casey’s access drive. F. On-site parking should be increased by approximately 11 spaces to provide a supply sufficient to meet the Clover Group’s internal data’s suggested demand of 0.84 spaces per unit plus the City’s required 0.25 spaces per unit guest parking requirements. G. Preserve additional space for future Right of Way along IL Route 176 and Terra Cotta Road (not dedicate) to minimize development impacts should IDOT ultimately improve the intersection to the geometrics recommended in the 2010 SRA report. |
Mr. Atkinson seconded the motion. On roll call Members Atkinson, Gronow, Jouron, Repholz, Skluzacek, and Teetsov voted aye. Motion passed 6-0.
REPORT FROM PLANNING
Staff summarized the items scheduled for the next PZC meeting, July 6, 2022.
COMMENTS FROM THE COMMISSION
Mr. Atkinson stated there is no barrier installed for Jude’s outdoor seating. There are no parking spaces between the seating. He asked staff if the barrier was a requirement per the approved ordinance. Ms. Rivard read the related condition of the ordinance. Ms. Rivard stated she will look into this.
ADJOURNMENT
Mr. Atkinson made a motion to adjourn the meeting. Ms. Teetsov seconded the motion. On voice vote, all members voted aye. The meeting was adjourned at 7:43 p.m.
https://ecode360.com/documents/CR2206/public/669545324.pdf
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