HomeMy WebLinkAboutMinutes - 11/13/2000 - City Council SPECIAL MEETING
NOVEMBER 13, 2000
A Special Meeting of the McHenry City Council was called to order by Mayor Cuda
at 7:30 P.M. on Monday, November 13, 2000 in the Council Chambers of the Municipal
Center. At roll call the following Aldermen were present: Bolger, Glab, McClatchey,
Murgatroyd, Baird. Absent: None. Also in attendance were Zoning Board of Appeals
Members: Cadotte, Ekstrom, Franzen, Lovett, Meyer, Semrow; Plan Commissioners:
Buhrman, Lundberg, Meyer, Nadeau, Osmon, Rickert. City Staff in attendance were: City
Administrator Lobaito, City Clerk Althoff, Chief of Police Kostecki, Director of Public Works
Batt, Director of Community Development Napolitano.
SHAMROCK FARM DEVELOPMENT
Mayor Cuda stated the purpose of this evening's meeting was to obtain clarification
from both the Plan Commission and Zoning Board of Appeals advisory board members
regarding their Shamrock Farm Development recommendations. As this was the largest
development presented to the City of McHenry for consideration over the past 30 years,
Council requested a Joint Meeting with the advisory boards prior to formal Public Hearing
for annexation.
In attendance were property owners Christian and Joan Galli; property managers
Verne and Jean Schiller; Developer John Green from Concorde Development; and
Attorney James Cowlin from Cowlin and Cowlin, McHenry, Illinois.
Mayor Cuda requested Plan Commission Chairperson Meyer provide Council with a
brief overview of the Plan Commission's review and determination of the Shamrock Farm
Development. Chairperson Meyer noted the Plan Commission had met to consider the
proposed development on three separate occasions: February 3, 2000; September 7,
2000; October 5, 2000.
On February Td, the developers presented a Concept Plan including 883 units
which was subsequently reduced to 844 units. The February 3`d meeting raised the
following issues:
■ The entire development should be served with municipal water and sewer;
■ School sites for both McHenry Elementary School District 15 and McHenry High
School District 156, specifically in light of the High School District 156
referendum;
■ Increase minimum lot sizes;
■ The Traffic Impact Analysis did not incorporate approved but as yet unbuilt
residential units east of Draper Road in Boone Creek Subdivision;
■ The impact of the West McHenry Bypass;
■ The apparent discrepancy between the City's Comprehensive Plan and the
proposed Shamrock Farm Preliminary Plat with regard to the extension of
Dartmoor Drive west of Curran Road;
■ Graduation of lot sizes from east to west as the development decreases in
density.
On September 71h the developers presented a Preliminary Plat including a reduced
density to 859 units. The September 71h meeting raised the following issues:
■ Service by municipal water and sewer, and availability of an additional water
source and storage site;
■ Depth of the proposed lake amenity and retention sites, and related safety
issues;
■ Availability of land for future fire station site;
■ Increase minimum lot size and provide for more diversity in size;
■ Village of Bull Valley's stated opposition to any amendment or revision to their
existing Facility Plan Area;
• Elimination of the Shamrock Drive thoroughfare;
• Availability of sanitary sewer capacity;
■ Elimination of cul-de-sacs;
■ Existence of land parcel located north of the proposed development with no
apparent access;
■ Traffic improvements, including:
■ Traffic signalization at Draper and Curran Road intersection;
■ Traffic signalization at Bull Valley and Curran Road intersection;
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■ Proposed McHenry Bypass;
■ Vacation and realignment of the existing Draper and Curran Road
intersection;
On October 5t', the developers presented a revised Preliminary Plat including 844
residential units reduced from 859 units. The October 5th meeting raised the following
issues:
■ Restoration of the Shamrock Drive thoroughfare;
■ Revision of lot sizes adjacent to Burning Tree, Deerwood Estates, and White
Oak Ridge Subdivision, to accommodate the estate zoning district;
■ Graduation of lot sizes from east to west as the development decreases in
density;
Chairperson Meyer noted the revised plat includes 14,000 to 15,000 square foot
lots replacing many of the minimum 10,890 square foot lots. Some discussion followed.
The Plan Commission members requested Council consider implementing a new
residential zoning district classification permitting developers more flexibility in plat design.
In response to Council inquiry, Chairperson Meyer noted the Plan Commission
addressed the need for a thoroughfare connection from the Shamrock Farm Development
to adjacent subdivisions to the north and northwest. The exact connection either to Burning
Tree or Deerwood Estates Subdivision should be determined by Council. In response to
Alderman Murgatroyd's inquiry, Chairperson Meyer noted the Commission did not
specifically address the number of thoroughfare subdivision connections, just the need for
at least one connection. He cited safety and emergency concerns.
Council discussion followed with regard to the Plan Commission's request to
implement a new residential zoning district classification. Council directed Staff to provide
classification options for consideration. Commissioner Buhrman noted the Plan
Commission had previously recommended thoroughfare connections from both the
Burning Tree and Deerwood Estates Subdivisions.
Chairperson Meyer stated the Plan Commission recommended at least one stub
accessing the Donald Heinz property be eliminated from the Shamrock Farm Preliminary
Plat as presented. The Preliminary Plat currently depicts three access points into this
property.
Alderman Glab expressed concern regarding the apparent disregard of the impact
of additional traffic from the proposed development as well as undeveloped Boone Creek
Subdivision property. He also noted the realignment of Dartmoor Drive following the Traffic
Impact Analysis requires further traffic study. He suggested the final buildout of the Park
Ridge Estates Development on Crystal Lake Road will have a significant impact on traffic
in this area. He expressed concern regarding the safety of Dartmoor Drive's current
configuration and the potential for increased traffic flow on this thoroughfare.
A lengthy discussion followed with Chairperson Meyer noting developers typically
are not required to submit traffic studies in conjunction with Preliminary Plat review.
Preliminary Plat review concentrates on street alignments and lot configuration. Alderman
Glab suggested the current development procedure be modified to include Plan
Commission review of traffic studies at Preliminary Plat presentation. -�
In response to Alderman Baird's inquiries, Chairperson Meyer noted the Plan
Commission reviews Staff analysis of traffic improvements and/or studies. He stated the
Plan Commission reviews subdivision street alignments, Staff-recommended traffic
improvements, and, in this instance, the configuration and location of the proposed West
McHenry Bypass, as it relates to this development. Chairperson Meyer conceded
additional traffic information may be needed in light of the realignment of Dartmoor Drive.
Chairperson Meyer suggested the traffic impact analysis information obtained from the
Boone Creek Development be incorporated into the Shamrock Farm Development Traffic
Analysis. This would eliminate the need for an additional study. It was the consensus of
the Plan Commission competent planning includes street configuration which directs traffic
around and not through subdivisions.
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Mayor Cuda suggested Council address the need for an additional traffic study.
Concorde Development representative John Green noted the developers have already
requested this information be provided to Council. He also suggested Zoning Board of
Appeals Chairperson Semrow provide Council with a synopsis of the Zoning Board's
review and recommendation of the Shamrock Farm Development.
Chairperson Semrow noted the Zoning Board of Appeals considered the Shamrock
Farm Development petition and expressed the following concerns prior to making its
recommendation:
■ Parcel 4 should contain 1-acre lots meeting the Estate Zoning District criteria;
--- ■ Parcel 3 should contain larger lot sizes permitting feathering from east to west
[It should be noted at this time Chairperson Semrow stated the Zoning Board of
Appeals supports the Plan Commission recommendation for the creation of an
additional residential district zoning classification between RS-1 Low Density
Single Family Residential District and E-1 Estate Zoning District. He suggested
a lot size of 20,000 to 25,000 square feet.]
A lengthy discussion followed regarding the apparent discrepancy between
definitions of "Estate Zoning" as used in the City's Zoning Ordinance and the City's
Comprehensive Plan. In addition, Zoning Board Member Meyer noted the Comprehensive
Plan depicts the Shamrock Farm area as "low density residential". The Comprehensive
Plan defines "low density" as 1-4 units per acre. Whereas, the City of McHenry Zoning
Ordinance defines "low density" as lots having a minimum between 30,000 square feet and
one acre. Mayor Cuda stated the City's professional land planner, Mr. Pete Pointner of
Planning Resources, Wheaton, Illinois, recommended the City of McHenry's Zoning
Ordinance be revised to mirror the Comprehensive Plan's land use definitions.
Commissioner Lundberg stated the Plan Commission reviewed the Shamrock Farm
project on the premise municipal water and sewer would service the entire development.
The Comprehensive Plan, however, depicts all development west of Draper Road on well
and septic. In the event this infrastructure information changes, Council may direct the
developer to appear before the Plan Commission for reconsideration of the plat.
Chairperson Semrow stated the Zoning Board approved the multi-family density of
Parcels 1 and 2. However, it was the consensus of the Zoning Board of Appeals the
requested classification was inappropriate and should reflect the minimum residential
zoning district which could accommodate the townhome use, RA-1 Detached Single
Family. In response to Alderman Murgatroyd's inquiry, Chairperson Semrow concurred the
Zoning Board of Appeals would have approved the multi-family zoning request for Parcels
1 and 2 had the request been for RA-1 Detached Single Family District.
In response to Alderman Glab's stated concerns regarding Comprehensive Plan
open space requirements, Chairperson Semrow noted an environmental district overlay
could be assigned to the Shamrock Farm Development to protect significant wetlands,
endangered flora and fauna. At this time Alderman Glab also stated his concern regarding
Council's apparent disproportionate approval of multi-family developments. Zoning Board
Member Lovett cautioned both advisory boards and Council of the need to proceed
cautiously and judiciously with the review of this large development. He also supported the
need for an additional zoning district classification. He noted the Zoning Board supported
graduated lot sizing from east to west, but the restrictive zoning classifications inhibits the
preferred design of this large development.
Zoning Board member Franzen opined the lots in Parcel 2 adjacent to larger,
unincorporated properties south of the Shamrock Farm, are not adequate in size to buffer
these properties. He also stated the proposed lot size does not provide for a smooth
developmental transition from Parcel 2 to the larger adjacent unincorporated properties.
In response to Mayor Cuda's inquiry, the developers noted the 30-foot setback from
the Draper Road right-of-way was sufficient to accommodate required landscaping.
In response to concerns expressed regarding multi-family density and increased
number of approved multi-family developments, Director of Community Development
Napolitano informed the joint boards the last townhome development approved by Council
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was Pacini's Kresswood Trails on Bull Valley Road. He noted the density of the Kresswood
Trail project is 120 units on 20 acres which represents a density ratio of 6 units/acre. The
proposed Shamrock Farm Development density for the townhome portion of the project is
240 units on 81 acres, or 3 units/acre. The proposed Shamrock Farm density is one-half
that of the previously approved Kresswood Trails density. Director Napolitano stated the
proposed multi-family density of Shamrock Farm Development by neighborhoods is less
than 5 units/acre in Neighborhood #3, and just over 2 units/acre in Neighborhood #2.
Discussion followed regarding the definition of "estate residential district" in the
Zoning Ordinance permitting one unit per acre versus the use of one unit per acre
verbiage in the City's Comprehensive Plan as low density land use. Staff clarified zoning is
specific to a designated parcel. The Comprehensive Plan is intended as a guide/blueprint
for suggested land uses with no zoning specified on the land use map. The
Comprehensive Plan's reference to 1 unit/acre is intended to reflect one unit per acre as it
relates to the total number of units on an entire parcel of property for a project. One
hundred acres of property can support one hundred residential units in total. Director
Napolitano stated the property west of Draper Road is in compliance with the requirements
of the RS-1 zoning district. He noted RS-1 zoning conforms to the intent of the
Comprehensive Plan's one unit per acre when the open space for this portion of the project
is included in the overall acreage of this Neighborhood.
Alderman Glab noted the wetlands contained in Neighborhood #2 could be included
in computing the City's open space requirement criteria. He opined the wetland issue could
be used as a bargaining item in the annexation agreement for the Shamrock Farm
Development.
Mayor Cuda noted City Planner Mr. Pointner suggested the City amend its existing
Zoning Ordinance residential district classification requirements and definitions to better
parallel the language utilized in the City's recently adopted Comprehensive Plan. --.
Director of Public Works Batt noted, at this time, the availability of municipal water
service to the properties west of Draper Road might not be feasible and must be
investigated by staff and the city's engineering firm, Baxter and Woodman. Council stated
the resolution of this issue may ultimately affect zoning approvals.
In response to Alderman Glab's inquiry, Director Batt stated the remaining sanitary
sewer capacity following the complete buiidout of approved residential units is currently
being researched by City engineers Baxter and Woodman. It would appear the proposed
Shamrock Farm density may be too great for the existing trunk lines along Bull Valley
Road. In addition, an amendment to the City's Facility Plan Area will be required.
In response to Alderman Murgatroyd's inquiry regarding water and sanitary sewer
service west of Draper Road, staff noted the Shamrock Farm Preliminary Plat was
presented to both the Plan Commission and Zoning Board of Appeals with the assumption
municipal water and sewer service would be available to the entire development.
In response to Plan Commissioner Osmon's inquiry, Staff noted McHenry Fire
Protection District representatives were discussing the feasibility of a station site within the
proposed development with the property owners.
In response to Zoning Board Member Franzen's inquiry, staff confirmed as it relates
to the Shamrock Farm Development, the appropriate amount of right-of-way, as stated by
the McHenry County Transportation Department, is being reserved for the proposed West
McHenry Bypass.
Alderman Glab requested Council discuss and consider the information contained in
the recently distributed Boone Creek Watershed Study. He noted although this
information was not provided by Staff, it contained pertinent information regarding the
proposed development.
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It was the consensus of Council additional information may be required of the
developers and should be discussed by council at a future regularly scheduled Council
meeting. Council also will formally consider the development of an additional residential
zoning district.
ADJOURNMENT
Motion by McClatchey, seconded by Glab, to adjourn at 9:15 p.m.
Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Baird.
Voting Nay: None.
Absent: None.
Motion carried.
The Meeting was adjourne t 9:15 p.m.
ayor Ci lerk