Tonight At Crystal Lake Planning and Zoning

Wednesday, June 1, 2011

7:30 p.m.—Crystal Lake Planning and Zoning Commission—

Meets in the Crystal Lake City Hall,

100 Woodstock Street  The agenda calls for:

McDonalds, 7615 Route 176, A public hearing is being continued to the June 15, commission meeting.

835 Hawthorne Drive (Ahmed)—A simplified variation from a requirement regarding location of accessory structure to allow an above ground pool to be located in the corner side setback as close as 15 feet from the property line along Colony Drive.

Chick-fil-A-4812 Northwest Highway—The former Hooters was annexed to the City in 2001 and subsequently was retrofitted from an existing vacant fast food (Hardees) with a drive-through into a sit down restaurant.

In 2005, the PUD was amended to accommodate an outdoor seating area and additional parking for variations. When Cog Circle ROW was constructed, it resulted in an irregular lot with frontage on

Northwest Highway, Cog Circle and Manor Drive.

Chick-fil-A is a national restaurant chain with over 1,500 locations in 39 states with annual sales of over $3.5 billion. The proposed development would demolish the existing enclosed with a wrought iron style fence, an indoor play place for children and a drive-through for the convenience of customers

The proposed one-story building is to be constructed of principally masonry materials with partial metal canopy to finish certain sections of the roofline.

Cal Elite Kids, –825 Munshaw Lane--The proposed location is in an existing building with Dolphin Swim Club as the main tenant. This commercial recreation use changed the intended use and marketing of the building to more recreation or service uses rather than manufacturing. However, the property remains zoned as Manufacturing. Therefore the petitioner is requesting a variation to locate a physical fitness facility for dance and gymnastics as well as possible commercial daycare. A special use permit is requested for this proposal.

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Alexander Leigh Center for Autism, 620 Route 31 –The property where this facility for children ages 3 to 14 years is planned is located in an office complex with four separate buildings.

The proposal is to provide an education and therapy for children as well as family member support. The Center is currently located in Lake in the Hills and needs to expand to a new location due to the demand for services. The Center accepts referrals from 14 of the surrounding school districts. Classes operate at a 1.1 student to teacher ratio.

The requested use is considered by the City as an elementary or secondary school which is not permitted in the office zoning district. Therefore, the petitioner is required to seek a Use Variation.

There are concerns expressed by the Planning staff regarding site circulation and the impact of bus stacking in the parking lot. Stacking is proposed along the detention pond on the south side of the site. Bus loading will be in front of the building, behind parking spaces.

Currently many of the office suites are vacant. However, if they should become occupied the site circulation problem would be compounded. City staff has put a condition of approval for the provision of a parking lot striping plan, illustrating bus stacking and loading but still maintaining two-way access for vehicles and access for emergency vehicle.

C & D Recycling Facility, 1350 S. Virginia Road—is seeking a special use permit for a construction and demolition recycling and processing facility and landscape waste transfer station.  This site is located in an area of manufacturing zoning, and adjacent to the northwest side of the existing Waste Management waste transfer station facility. A Special Use Permit is requested for a construction and demolition recycling and processing facility and landscape waste transfer station.

The proposed facility is to receive loads predominantly containing recyclable construction or demolition materials including wood, metals, paper and cardboard, plastics, glass, drywall, brick, concrete, rock, asphalt, and roofing materials. Additionally, tires, batteries and electronics will be collected and sorted into designated roll-off boxes and shipped off-site to a permitted facility.

The landscape waste material arriving at the facility will be inspected and unloaded in a separate facility from the C & D tipping floor. There are approximately eight to ten transfer tuck trailers to be stored overnight in a covered, clear span tension membrane fabric structure. Salt is to be stored during winter in another covered structure.

Floors for the recycling facility and the landscape waste material transfer station are to be asphalt. The property was formerly used as a land fill, therefore, traditional construction methods are challenging and gravel base is proposed for the access drives and maneuvering areas.