HomeMy WebLinkAboutMinutes - 05/23/2000 - Committee of the Whole (2) COMMITTEE OF THE WHOLE MEETING
MAY 23, 2000
A Committee of the Whole Meeting of the McHenry City Council was called to order
by Mayor Cuda at 7:30 P.M. on Monday, May 23, 2000 in the Council Chambers of. the
Municipal Center. At roll call the following Aldermen were present: Bolger, Glab,
McClatchey, Murgatroyd. Absent: Baird. City Staff in attendance were: City Administrator
Lobaito, City Clerk Althoff, Director of Community Development Napolitano.
Mayor Cuda stated the purpose of this evening's Committee of the Whole Meeting
is to review and consider the Riverside Hollow Concept Plan presented by V-3 Realty
Company of Oak Brook, Illinois.
Land Planner David Wadin of Land Planning Services Inc., Builder Philip J.
Pearson of Vintage Properties, and Developer Keith Blais of V-3 Realty Company were in
attendance.
Mayor Cuda revisited the Concept Plan Review Process, noting the Committee will
be taking no formal action on the proposal.
V-3 Realty Company Developer Keith Blais addressed the Committee. The subject
property is located east of Riverside Drive and north and west of Orchard Beach Road and
consists of approximately 54 acres. This site is currently in unincorporated McHenry
County. County zoning consists of R-1 single family residential on the north half, and A-1
agricultural on the south half of the property.
Mr. Blais noted the property is divided into two sections by the 13 acre parcel
owned by the Illinois Tollway Authority. This parcel has been designated for the future
extension of 1-355. The developers are requesting a zoning reclassification of RS-1 low
density residential with a variance to permit smaller lot widths and attached single family
homes. The Concept Plan requests 65 single family homes and 117 townhomes or
attached single family units.
Mr. Blais stated the proposed Concept Plan recreates the old time traditional
neighborhood development. He conducted a slide show presentation highlighting the
proposed historic traditional architectural home styles and streetscape amenities. The self-
contained neighborhood incorporates the natural features and existing charm of the area.
Garages will be located in the rear yards and building facades will contain front porches
mirroring subdivisions of the 1910 and 1920's promoting a sense of neighborhood and
community.
The proposed development includes three professionally designed and landscaped
community plaza parks and a fully improved tot lot. These parks will have sidewalks and
trails for walking and accessibility. The Concept Plan proposal also depicts the 14.5 acre
parcel north of the Illinois Tollway Authority property as an active park. Proposed access to
this park would be from Riverside Drive. V-3 Realty Company is proposing this site be
dedicated to the City of McHenry Parks and Recreation Department. The existing tree lines
are being preserved and are depicted on the Concept Plan as Tree Conservation
Easements.
Mr. Blais also stated the attached single family units will abut the Illinois Tollway
Authority parcel to the south. Garages located at the rear of these lots, will buffer the
attached single family units from the FAP 420 or 1-355 extension right-of-way. Each of the
attached single family units will have a two-car garage and an open rear yard space.
The Concept Plans proposed lot size of 60' by 120' does not comply with zoning
ordinance requirements as far as minimum lot area or lot width and will therefore require a
variance. Lots located adjacent to the Tree Conservation Easements will be 180' to 200' in
depth.
In addition, a second variance to accommodate the Concept Plan Commission's 20'
front yard setback design will be required. As a point of clarification, Staff noted porches
are an allowable encroachment in front yard setbacks.
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In conclusion, Mr. Blais noted the gross density of the Riverside Hollow
Development is 3.39 units per acres or 6.07 units per acre if the 14.45 acre parcel located
north of the Illinois Tollway Authority parcel is removed from the equation.
Builder and Principal of Vintage Properties, Phil Pearson, addressed Council. He
stated the subject property's topography and natural features were conducive to his style
of historic traditional building and neighborhood development. Mr. Pearson distributed a
promotional brochure on his Kirkland, Illinois development, encouraging Council members
to visit the subdivision.
Mayor Cuda thanked Mr. Blais and Mr. Pearson for their presentation. He opened
the Meeting to Council inquiry and comment.
In response to Alderman McClatchey's inquiry, Mr. Blais stated the subject site
currently does not have municipal water and/or sewer. However, both are accessible; and
it is the intent of V-3 Realty to extend water and sanitary sewer services to the proposed
development. In addition, Staff stated approximately $600,000 in infrastructure
improvements have been tentatively agreed to by the developers.
In response to Alderman Murgatroyd's inquiry, Mr. Blais informed the Committee
second generation trees are trees approximately 25-30 years old. There are no oak trees
within the Tree Conservation Easements. Tree Conservation Easements will be owned and
maintained by adjacent property owners. In addition, the four pocket parks will be fully
improved and developed, including the .38 acre tot lot. Mr. Blais also opined the
development of ballfields on the 14.45 acre parcel is a negotiable item. Mr. Blais stated the
proposed Concept Plan includes 21.3 acres of open space which exceeds the required
30% Comprehensive Plan Open Space requirement.
Continuing to reply to inquiries by Alderman Murgatroyd, Mr. Blais stated the
developers were aware of the City's significant park donation fees. He opined the
proposed development exceeds the City's Developer Donation Ordinance requirements
with land donation and improvements. V-3 Realty is proposing the donation of land in lieu
of cash.
In response to Alderman Bolger's inquiry, Mr. Blais stated Riverside Drive roadway
improvements have not been specifically addressed at this juncture. If the proposed
Concept Plan receives a positive recommendation, Riverside Drive turn lanes and other
roadway improvements can be addressed in subsequent plan revisions. Alderman Bolger
also noted the McHenry Council was considering the passage of an ordinance limiting the
maximum number of residential building permits issued per year.
City Administrator Lobaito inquired as to the project's phasing. A three to five year
buildout is anticipated, although specific developmental areas will not be determined until
further, more extensive engineering is completed.
Alderman Glab stated the City of McHenry's Comprehensive Plan depicts this area
as low density residential with 1-4 units per acre. He stated his support for fully improved
parks, including ballfield development of the 14.45 acre parcel north of the Illinois Tollway
Authority property. Alderman Glab expressed some concern regarding drainage and
opined the Concept Plan as presented, proposed too much pavement. Additional concerns
included the natural subrogation of and difficult access to the 14.45 acre park. He also
opined maintenance of the proposed pocket parks might be cost prohibitive. Some
discussion followed regarding maintenance responsibilities for the attached single family
units.
Mr. Pearson responded low maintenance building materials were used exclusively.
Alderman Glab also opined the proposed rear detached garage concept mirrored narrow
City of Chicago style lots. Mr. Blais responded the proposed traditional historic
architectural neighborhood style would not appeal to everyone. This Concept Plan
proposal is an alternative development style.
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Mayor Cuda stated although he was generally in favor of the Concept Plan as
presented, the proposed attached single family 117 units was too dense. He also noted
area storm water drainage problems would be corrected in conjunction with the proposed
development.
Mr. Blais also noted the clustering aspect of a traditional neighborhood
development was more economical. Developers experienced additional expense when
dealing with an urban sprawl concept.
In response to Alderman Glab's stated concerns regarding the proposed 20' front
yard setback variance, Mr. Blais explained the traditional neighborhood development of
Riverside Hollow required the reduced setback to promote the sense of community and
neighborhood interaction. Alderman Glab also suggested the attached single family unit
number be reduced.
Alderman Bolger stated he would not support the development as presented unless
the lot size was increased.
In response to Alderman McClatchey's inquiry regarding the development's impact
on area schools, Mr. Blais stated studies anticipate approximately 70 students would be
generated by the proposed development, ranging in ages from kindergarten through high
school. He stated the development as presented is not geared to young families, nor to
first time home purchasers. Mr. Pearson interjected the Kirkland subdivision has generated
only .5 students per residence.
In response to Committee inquiry, Mr. Blais also noted a full fiscal impact study will
be conducted if Concept Plan approval is obtained. Market value of the single family
homes is anticipated between $165,000 and $170,000; whereas market value for the
attached single family units is anticipated at $140,000 to $160,000. Further discussion
followed regarding the proposed attached single family unit density. Mr. Blais responded
the number of attached single family units was necessary to offset off-site improvements.
Responding to Alderman Glab's statement regarding the military-looking
appearance of the attached single family units, Mr. Pearson explained the building
placement allowed for more attractive landscaping and improved parkways along the front
perimeters of these buildings. Ranch-style layouts were being investigated for the attached
single family units, as well.
Mayor Cuda opened the floor to audience comment.
Orchard Beach Subdivision residents expressed the following concerns:
■ The means of separation between their private road and subdivision and the
proposed development, specifically the placement of and access to alleyways;
■ Retention pond placement, drainage and storm water runoff;
■ Additional vehicular traffic and associated safety issues;
■ Access to the 14.45 acre park;
• Sewer and water service capacity for the proposed development; and
■ Retention of Orchard Beach Road's private status.
Responding, V-3 Realty representatives stated no alleyways will abut the Orchard
Beach Road Subdivision, as only detached single family homes are proposed for this area.
Consideration will be given to the development of a visually appropriate and acceptable
separation feature between the proposed development and the Orchard Beach
Subdivision in the associated annexation agreement. The Orchard Beach Road privacy
status will be addressed at that time as well.
Mayor Cuda stated the detention placement, drainage, and storm water runoff will
be addressed in subsequent phases when engineering is available. He suggested
Association representatives develop and submit all of the Association's concerns and
recommendations. Mr. Blais also noted regarding traffic concerns, a traffic study will be
conducted if the Concept Plan receives a positive response and direction provided to
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continue the annexation process.
Mayor Cuda also noted it is Staffs opinion current City of McHenry sewer and water
capacity is sufficient to service this development. Some discussion followed regarding
current storm water runoff problems. Orchard Beach Subdivision residents opined recent
storm water runoff problems may be associated with the adjacent Gerstad development.
Mayor Cuda directed Staff to investigate this supposition.
In response to Mayor Cuda's request for Committee direction, the following
comments were forthcoming:
Alderman McClatchey:
■ Approved the proposed Concept Plan as presented subject to the following
comments:
■ The proposed attached single family home unit figure is too dense;
■ The proposed 60' by 120' lot size is too small.
Alderman Glab:
■ Supported the reduction in density;
■ Opined the ratio of detached single family units to attached single family units
was lopsided;
■ Opposed the proposed 20' front yard setback variance; and
■ Recommended maintaining the zoning ordinance requirement of 30' setback.
Alderman Bolger:
■ Suggested the developers work within the City of McHenry's Zoning Ordinance
and Comprehensive Plan;
■ The proposed attached single family unit number is too dense;
■ The proposed attached single family unit lot size is too small
Alderman Murgatroyd:
■ Supported the development as submitted;
■ Noted the unique character of the development; and
■ The reduction in lot size permitted additional open space.
Motion by McClatchey, seconded by Glab, to adjourn at 9:30 p.m.
Voting Aye: Bolger, Glab, McClatchey, Murgatroyd,
Voting Nay: None.
Absent: Baird.
Motion carried.
Ma or tity Clerk