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HomeMy WebLinkAboutMinutes - 07/24/2000 - City Council SPECIAL MEETING J U LY 24, 2000 A Special Meeting of the McHenry City Council was called to order by Mayor Cuda at 7:30 P.M. on Monday, July 24, 2000 in the Council Chambers of the Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, McClatchey, Murgatroyd. Absent: Baird. Mayor Cuda arrived at 7:53 p.m. City Staff in attendance were: City Administrator Lobaito, City Clerk Althoff, Director of Community Development Napolitano. In the absence of Mayor Cuda, City Clerk Althoff called the meeting to order at 7:38 p.m. She requested Council action to elect a Mayor Pro Tern to conduct this evening's Special Meeting. Motion by Glab, seconded by Murgatroyd, to appoint Alderman Bolger Mayor Pro Tern to conduct the Special Meeting in the absence of Mayor Cuda. Voting Aye: Glab, McClatchey, Murgatroyd. Voting Nay: None. Absent: Baird. Abstaining: Bolger. Motion carried. Alderman Bolger took the chair. TEN MINUTE PUBLIC INPUT SESSION No one signed in to speak during the Ten Minute Public Input Session. MCANDREWS FARM CONCEPT PLAN DISCUSSION Mayor Pro Tern Bolger stated the purpose of this evening's meeting was to consider the McAndrews Farm Concept Plan presented by contract purchasers and developers Jim Schaid and Ken Koreba of Remax Plaza McHenry, Attorney Samuel Diamond from Diamond, LeSueur and Associates. Also in attendance was Architect Planner Roger Dupler of Otis, Koglin and Wilson, Architects. - Director of Community Development Napolitano informed Council the proposed McAndrews Farm Development is located at the northwest corner of the intersection of Bull Valley and Draper Roads and consists of approximately 94.4 acres. The property currently lies within unincorporated McHenry County and is zoned A-1 Agricultural. A total of 94 units contained in 39 buildings with an overall density of one unit per acre is proposed in the following manner: 10 single family homes 16 buildings containing a total of 32 duplex units 13 buildings containing a total of 52 quadriplex units. Open space of 69.31 acres is anticipated through the conservation of wetlands, wooded areas, storm water detention and community leach fields. The area will be developed with private wells and septic systems, utilizing community leach fields. In response to Mayor Pro Tern Bolger's inquiry, Attorney Diamond stated submittal of wetland delineation maps was not required at this stage. City Administrator Lobaito also clarified Commissioner Lundberg's statement in the June 15, 2000 Plan Commission Minutes, regarding the proposed McAndrews Farm Development's noncompliance with the City's current Comprehensive Plan. He noted, although the City's current Comprehensive Plan depicts estate zoning for this area, the proposed clustered development with an overall density of one unit per acre meets the intent of the Comprehensive Plan. In addition, City Administrator Lobaito noted this area falls within the Village of Bull Valley's Facility Plan Area. The City of McHenry's Master Plan for Sewer and Water Service indicates this area should be developed with wells and septic systems. Attorney Diamond addressed Council stating he, Jim Schaid, and Ken Koreba of Remax Plaza and Jim Young of Woodstock, were partners in the proposed construction and development of the property. He introduced architect Roger Dupler of the firm Otis, Koglin, and Wilson, Architects, who is the architect for the project. Attorney Diamond Page 2 7/24/00 stated the proposed McAndrews Farm Development is adjacent to the Shamrock Farm Development whose Concept Plan was recently presented before the Plan Commission and City Council for consideration. The McAndrews Farm Property would become contiguous to the City of McHenry if Shamrock Farms is annexed. He also noted he and his partners were pursuing the development of this parcel within unincorporated McHenry County. Attorney Diamond opined McHenry County Board members approved of the proposed McAndrews Farm Development as presented, particularly the preservation of the significant amount of open space. He also suggested if the McAndrews Farm Property were to be developed within the City of McHenry, easements for future water and sewer lines could be reserved. Attorney Diamond also noted the duplex and quadriplex buildings will be designed and constructed with the appearance of a single family home. The multi-family units will be sold as condominiums and/or townhomes and be maintained by a homeowner's association. In response to Council inquiry, Attorney Diamond stated it was not the intent to restrict this development to senior citizens. Mayor Pro Tern Bolger opined the development should be constructed with municipal water and sewer services. In response to Mayor Pro Tern Bolger's inquiry regarding postponing the development of the McAndrews Farm Property until the Shamrock Farm Development is resolved, Attorney Diamond stated the increased cost of providing municipal water and sanitary sewer service would require a developmental density of at least two units per acre, or twice the density of the current developmental proposal. Mayor Cuda arrived at 7:53 p.m. at which time Mayor Pro Tern Bolger relinquished the chair and took his seat as Alderman. Attorney Diamond stated the proposed development would comply with all current City of McHenry Subdivision Control and Zoning Ordinances, as well as all Building and Property Maintenance Codes. In response to Council inquiry, Attorney Diamond stated he and his partners will continue to pursue the proposed development within the County, if the City of McHenry rejects the proposed Concept Plan. Architect and Land Planner Roger Dupler provided Council with a brief visual presentation of the proposed project. He depicted the location of the wetland area and noted only three structures will be visible at the ridge sight line. All other structures will be constructed below the ridge and will not be visible from the roadway. In response to Alderman Glab's inquiry, Architect Dupler stated the term "cluster development' was being referenced as defined by the planning and construction industry. Alderman Glab stated the City's Comprehensive Plan proposes this area be developed under estate zoning. The overall developmental philosophy of the City's Comprehensive Plan was to "feather° residential development from the smaller lot sizes of the central downtown areas to larger lot sizes to the City's outlying corporate boundaries. These larger lot sizes are also in conformance with the Comprehensive Plan of adjacent municipality, the Village of Bull Valley. Alderman Glab also noted cluster developments were recommended when the cost of providing municipal sanitary sewer and water services was prohibitive. The McAndrews Farm Concept Plan proposes cluster development with no municipal water and/or sanitary sewer services. In response to Alderman McClatchey's inquiry, Attorney Diamond stated all streets within the proposed development will be dedicated to the City. A homeowner's association will be formed to address property maintenance issues. Attorney Diamond also stated, responding to Alderman McClatchey's inquiries, the developers have agreed to comply with all City fee structures including annexation and developer donations. A pre- annexation agreement will address payment timing and amounts. Some discussion followed regarding acceptable conditions and terms for initial development within McHenry County until contiguity is established, permitting annexation to the City of McHenry. Page 3 7/24/00 In response to City Administrator Lobaito's inquiry, Attorney Diamond explained a variance to permit the construction of an 850' cul-de-sac is necessary to preserve the extensive wetland area located at the property's northeast corner. Attorney Diamond also noted the developers are not purchasing the original homestead property, and, at this time, the current property Mr. and Mrs. James McAndrews are not seeking annexation to the City of McHenry. Further discussion followed regarding connection to the City's water and sanitary sewer infrastructure. Mayor Cuda strongly supported providing water and sanitary sewer services to, at a minimum, the multi-family units. In response to Alderman Glab's inquiry, the developers noted they will comply with all the provisions of the City's tree preservation ordinance. In addition, compliance with the City's tree preservation ordinance will be required as part of the terms of the development covenants. Alderman Glab, citing its non-conformity to the City's Comprehensive Plan, stated his objection to the McAndrews Farm Concept Plan. Alderman McClatchey also suggested the pre-annexation agreement include language requiring connection to City water and sanitary sewer infrastructure within a specified time period. Discussion followed regarding the proposed 850' cul-de-sac road. Attorney Diamond stated the roadway design as presented protects the wetland area with the need for only one crossing through the wetland area. Responding to Council inquiry, Attorney Diamond noted the Fire Protection District has not yet reviewed the proposal, including the 850' cul-de-sac roadway design. The development also proposes the substitution of nature trails in place of sidewalks. A bridal path is also proposed, connecting to the Shamrock Farm Development. Attorney Diamond, responding to Council inquiries, noted the ten single family home property owners will be required to join the homeowner's association for the purpose of roadway maintenance. Park donation fees will -- be paid. However, if Council concurs, the developers would request credit for the development's open space donation. In response to Alderman Bolger's inquiry, Attorney Diamond stated the developers would prefer the open space remain passive, as opposed to the inclusion of ball fields. He also cited the need for open space to accommodate the septic system's leach fields. In response to Mayor Cuda's inquiry, Attorney Diamond agreed to the inclusion of language in a pre-annexation agreement requiring connection to City sewer infrastructure if available at a specified buildout level. Attorney Diamond also guaranteed the developmental design will also accommodate a cost efficient and cooperative transition from well and septic services to City infrastructure. Alderman Murgatroyd noted the proposed development is located within the Village of Bull Valley's Facility Plan Area and any proposed revision and/or amendment will take time. In response to Mayor Cuda's inquiry, Attorney Diamond noted the developers' engineering firm is Condon Consulting Engineers of McHenry. Attorney Diamond also noted Hays and Associates are their contracted wetland consultants. It was also noted the McAndrews Farm Development has two Draper Road access points. The northernmost access would serve as the boulevard entrance, while the southernmost access would be considered a backdgor entry. The southernmost access contains a 66' right-of-way. Responding to Mayor Cuda's inquiry, Attorney Diamond noted the proposed concept plan design has taken into consideration the crude oil utility easement. Responding to Alderman Murgatroyd's inquiries, Attorney Diamond noted the area wetlands were classified as high quality wetlands, requiring 100' setbacks; however, the wetland area can be utilized for detention. Attorney Diamond also stated, responding to Alderman Bolger's inquiry, no endangered wildlife and/or vegetation has been identified on the property. Page 4 7/24/00 Aldermen Bolger, McClatchey and Murgatroyd expressed their interest in the proposed McAndrews Farm Concept Plan and encouraged the developers to proceed working with Staff on the proposed development. Mayor Cuda expressed reservations with proceeding with this development within the City of McHenry without connection to City infrastructure services. Attorney Diamond also noted a pre-annexation agreement with the City of McHenry would expedite the McAndrews Farm Development's progress. Some discussion followed regarding this project's developmental time schedule. Attorney Diamond opined a pre- annexation agreement would appear before Council for formal action by the end of September. Alderman Glab again stated his lack of support for the proposal, citing the non- compliance with the City's Comprehensive Plan. Responding to Council inquiry, Attorney Diamond noted the proposed base market price for the multi-family units would range from $175,000 to $200,000. Mayor Cuda directed Staff to send the McAndrews Farm Concept Plan to Pete Pointner principal of Planning Resources of Wheaton, Illinois. He noted Mr. Pointner, as the City's consultant during the Comprehensive Plan Update, could provide the City with a written opinion of the McAndrews Farm Concept Plan Proposal compliance to the City's Comprehensive Plan. NEW BUSINESS In response to Alderman McClatchey's request, Staff provided Council with an update regarding City resident Tom Bolger's request for reimbursement for sanitary sewer repairs on his property. Alderman Bolger informed Council he will exclude himself from any discussion and/or formal action on this issue, citing personal conflict of interest. Staff noted a written response had been provided Mr. Thomas Bolger. A copy of this correspondence will be provided Council in Friday's Agenda Packet. ADJOURNMENT Motion by McClatchey, seconded by Glab, to adjourn at 8:57 p.m. Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Voting Nay: None. Absent: Baird. Motion carried. Mayor Ci Clerk L,r, i