WEDNESDAY MAY 18, 2011
7:30 p.m.—Crystal Lake
Meets in Crystal Lake
100 Woodstock Street.
100 Woodstock Street.
The following projects are to be considered.
Money-1557 Hollytree Lane
Request to allow a patio to be located in the required side yard as close as one foot from the property line.
The property is a non-conforming corner lot in a single-family district and does not meet the minimum lot area requirement in the R-2 district. The petitioner is required to show that the plight of the property owner is due to unique circumstances.
Vineyard Christian Church--7105 Virginia Road
It is proposed that the church would be located in a Virginia Park office building. The center where this is located was approved to allow a mix of uses, shared parking for the two separate office condo buildings. There is no restriction of permitted uses in the development.
There are a total of 158 parking spaces on site. The church needs parking at different times from the office uses.
Dynamic Health and Wellness-6119 Northwest Highway
In the past this has been the location of Sherman Mechanical, Douglas TV, and Cash for Gold. The proposed user is requesting added signage allowance. There may be a shortage of required parking area. However, truck parking in the rear is no longer applicable for the uses of this building, and could be converted to parking for the tenants use.
Barnes -321 W. Terra Cotta Avenue
The building at this location is developed with an eight-unit apartment building. The parking is in need of upgrading. The building owner desires to replace the parking lot with new asphalt and striping in the same configuration as before. The building owner is now required to meet the current Unified Development Ordinance (UDO) requirements. There would be 15 parking spaces required for the eight units. Only eight spaces can fit on the lot while meeting the dimensional standards. The building owner notes that many of the current tenants do not have vehicles and only six cars are usually parked on the lot.
Evangelical Free Church, 575 E. Crystal Lake
Project review.
The church is requesting a variation from a requirement to post a bond or letter of credit for required improvements regarding a portion of Oak Hollow Road
The church property was annexed in 1997 with Estate-5 zoning with a PUD overlay and SUP for an institutional use. In 2004, Ashton Pointe residential subdivision located southeast of the church, requested a final plat of subdivision, which included property owned by the church. As part of this subdivision process, the church was required to provide a Letter of Credit for their section of the Oak Hollow Road improvements.
The Oak Hollow Road is planned to extend from Crystal Lake Avenue alongside Hanna Beardsley Middle School
This roadway is planned to go through and provide access for a property that is currently in the county, the Schroeder property, which is not yet developed.
This roadway is planned to go through and provide access for a property that is currently in the county, the Schroeder property, which is not yet developed.
The church has a $94,274.70 Letter of Credit being held for this improvement. This is to meet the City’s requirement that a LOC, Bond or other security be provided which covers 120% of the cost of installation of the improvements. If the property owner does not complete the required improvements, the City can obtain the capital to complete the work.
The church is requesting a variation to the requirements regarding the security requirement as they currently expend $1,000 a year to maintain the Letter of Credit for a future Oak Hollow Road through their property.
The church could transfer the LOC to a Bond which would keep the funds available but may be less expensive for the church.
Another alternative is the church could pay the total amount of the LOC which would be placed in an escrow and held until the improvements are needed.
The church could construct the roadway up to the Schroeder property line. The final engineering for the roadway would have to be added.
The LOC could be removed, with a condition placed on the property PUD and record a lien on the property for the payment of the improvements.
The Planning and Zoning Commission will have to provide a recommendation.
Schafer Subdivision-1351 W. Route 176, west of Lippold Park
This subdivision is located on approximately 7.92 acres of wooded property. Five lots, 1.1 to 2.3 acres each, are planned for the subdivision,
The Planning Commission is to consider the request for a final PUD and final plat of the subdivision. A number of issues have been raised by the Commission at prior meetings. These include architecture, wetland delineation, roadway maintenance.
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