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HomeMy WebLinkAboutMinutes - 03/13/2000 - Committee of the Whole (2) COMMITTEE OF THE WHOLE MEETING MARCH 13, 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, March 13, 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, Deputy Clerk Kunzer, Director of Community Development Napolitano. Mayor Cuda informed Council the purpose of this evening's Committee of the Whole Meeting is to consider and discuss the Lou and Paul Pacini Commerce Center Concept '— Plan. Land Planner Gregg Gabel of GBI Land Development Services and attorney Daniel Curran of Campion, Curran, Rausch, Gummerson and Dunlop, were in attendance representing the Pacini Brothers. Mayor Cuda invited the Applicants to make an informal presentation, to be followed by questions and/or comments by Council. Attorney Curran addressed Council stating the Horizon Pipeline Project has been eliminated from the Concept Plan. He explained numerous unknown variables have made the inclusion of this project unrealistic at this time. Land Planner Gabel provided Council with a revised concept plan. Land Planner Gabel noted the proposed development extends to the southern boundary of the City's current Facility Plan Area. The subject property abuts the southern edge of the McHenry Corporate Center, extends west beyond the Union Pacific Railroad tracks, east to Route 31, and south to the proposed route of the West McHenry Bypass. He noted the Union Pacific Railroad tracks bisect the property from north to south. Additionally, there is a 75' wide Natural Gas Pipeline Easement and a 75' wide Lockheed Oil Pipeline Easement which cross the property. The existence of railroad tracks and these easements present a challenge in the planning of the property. Alderman Bolger expressed his satisfaction with the overall plan. He opined, however, the development should also connect Ridgeview Drive, as well as Miller Drive, to the McHenry Corporate Center Business Park. In response to Alderman Bolger's inquiry, Mr. Gabel stated he had no knowledge of any future plans to align additional roadways with the proposed northernmost egress from the development onto Route 31. In response to Council inquiry, Mr. Gabel noted 150' of right-of-way has been reserved along the southern boundary of the development for the West McHenry Bypass. There would be no conflict with wetlands in this reserved right-of-way. Land Planner Gabel noted the internal roadway network of the Business Park would provide for 100' wide sliver lots, which would accommodate various sized tracts of land. Lots are 400' in depth. Minimum zoned lot width would be 200' as in other existing business parks in the City. He stated he expects this Business Park to draw the same type of clientele as the McHenry Corporate Center and Inland Business Park. The developer would like to take commercial advantage of the corner of Route 31 and the West McHenry Bypass. Regional and community-wide commercial is planned for this 20-acre parcel. The developer anticipates construction of large buildings (each 60,000-80,000 square feet in size) in addition to outlot structures. Mr. Gabel stated the Plan Commission was concerned regarding the extension of the Horizon Pipeline development west of the Union Pacific Railroad tracks. However, as this project has been eliminated, their concern has been satisfactorily addressed. Additionally, the area west of the tracks has been reserved for wetlands, wetland mitigation, wetlands banking and open space. This modification of the plan should assist in the preservation and safety of the bike path. In response to Council inquiry, access will be gained to the areas west of the tracks via farm access. This will accommodate entry to facilitate wetland plantings, banking and other maintenance upkeep. In response to City Administrator Lobaito's inquiry, Mr. Gabel stated the wetland banking could be utilized for onsite wetlands as well as other wetlands in the area, including possibly wetlands from the Pacini North property at the northwest corner of the intersection of Bull Valley Road and Route 31. City Administrator Lobaito asked how many acres would be designated for wetland banking. Mr. Gabel responded approximately 35 acres would be set aside. In response to City Administrator Lobaito's inquiry, Mr. Gable Page 2 3/13/00 responded the property would be subdivided as directed by Staff. If Staff required the entire property to be subdivided at the onset of development, the developer would comply. It is expected the commercial portion will not take off until the West McHenry Bypass is constructed. In response to Alderman McClatchey's inquiry, Mr. Gabel stated there has' been no discussion with Illinois Department of Transportation (IDOT) with regard to traffic signalization at the intersection of the West McHenry Bypass and Route 31. He stated the Developers have no plan to install a light unless the City or IDOT declare it is required through traffic warrants. A this time Alderman McClatchey also stated his preference for the extension of Ridgeview Drive through to the Corporate Center. Alderman Glab asked if the developers would be willing to secure connection to Ridgeview Drive if City support of the project was contingent upon this condition. He opined Miller Road is not designed to handle the amount of traffic that would be generated by the Business Park. Attorney Curran the lot in question which would accommodate an extension of Ridgeview Drive is owned by PACE. An arrangement or land swap would have to be worked out with PACE in order to implement the extension of Ridgeview Drive into the Corporate Center. Mayor Cuda added the cost of street construction would be an additional burden. In addition to.'the-'required McHenry Corporate Center land swap, there would be approximately 315' of roadway to be constructed if Ridgeview Drive were to be extended. Planner Gabel stated the approximate cost for constructing a street is $200%foot. Alderman Murgatroyd asked the length of the Ridgeview Drive cul-de-sac on the current concept plan. Mr. Gable responded the cul-de-sac is in excess of the permitted maximum of 400' and a variance would be required if Ridgeview Drive is not extended. In response to Mayor Cuda's inquiry, Director of Community Development Napolitano stated there has been no building permit application submitted by PACE for the lot which would be utilized if Ridgeview Drive were extended. City Administrator Lobaito noted he had spoken with PACE representatives who indicated construction of the building would commence within the next year. Mayor Cuda inquired as to the proposed development time frame for the Pacini Commerce Center. Mr. Gabel stated it is anticipated construction could begin by Spring 2001. In response to Alderman Bolger's inquiry, Mr. Gabel said the property drains to the west and north. Alderman Bolger noted the City is sorely in need of a regional detention facility on the Pacini North Property. Mr. Gabel responded the Applicant anticipates bringing a plan of the entire Pacini North Property site to the City before July 2000. Discussion ensued regarding the West McHenry Bypass, the proposed time line for engineering the roadway, and how the Pacini Commerce Center concept plan would fit into the Bypass construction plan. City Administrator Lobaito inquired how the development would be accessed prior to the construction of the Bypass. Planner Gabel responded the developer could construct a roadway on the planned McHenry Bypass right-o9f-way pursuant to City standards. In response to City Administrator Lobaito's inquiry, Mr. Gabel said the roadway and/or access to be constructed first would depend upon which lots are sold first. The first access to the subdivision would be market-driven. Mayor Cuda expressed his pleasure with regard to the proposed plan, specifically that new commercial development is being proposed without residential units. This concept plan would not burden the school system. Alderman McClatchey stated his approval of the plan as well. Alderman Glab, referencing the mention of outlot buildings, noted the aesthetics and position of outlot buildings should be considered by Council. He pointed out the City is working to make all entryways into the City rnore aesthetically pleasing and he was not certain outlots would fit into this plan. Discussion followed. Page 3 3/13/00 In response to Alderman Bolger's inquiry, Mr. Gabel stated Staff supported the commercial zoning sought by the developer. Alderman Bolger opined C-3 Commercial Zoning should be the designated for the commercial portion of this development. Mr. Gabel stated the prohibition of any objectionable uses could be addressed in the annexation agreement. Mayor Cuda suggested the design standards and prohibited use language utilized in Inland Business Park's Annexation Agreement could be used in drafting the annexation agreement for the Pacini Commerce Center property. In response to Alderman Murgatroyd's inquiry regarding the gas and oil pipeline easements, Mr. Gabel stated both are active at this time. In response to Council inquiry, Mr. Gabel pointed out the high quality wetlands that are located on the northwest portion of the property just east of the railroad tracks. Alderman Bolger concurred with Alderman Glab's strong recommendation that Ridgeview Drive be extended north to the McHenry Corporate Center. ADJOURNMENT Motion by McClatchey, seconded by Glab, to adjourn the meeting at 8:20 p.m. Voting Aye: Bolger, Glab, McClatchey, Murgatroyd. Voting Nay: None. Absent: Baird. Motion carried. The meeting was adjourned at 8:20 p.m. f,= A OR DEPUTY CLERK