HomeMy WebLinkAboutMinutes - 11/08/1999 - City Council SPECIAL MEETING
NOVEMBER 8, 1999
A Special Meeting of the McHenry City Council was called to order by Mayor
Cuda at 7:30 P.M. on Wednesday, November 8, 1999 in the Council Chambers of the
Municipal Center. At roll call the following Aldermen were present: Bolger, Glab,
McClatchey, Murgatroyd, Baird. Absent: None. City Staff in attendance were: City
Administrator Lobaito, City Clerk Althoff, City Attorney McArdle, Director of
Community Development Napolitano. Absent: Chief of Police Kostecki, Director of
Public Works Batt, Director of Parks and Recreation Merkel, Assistant Administrator
Maxeiner.
TEN MINUTE PUBLIC INPUT SESSION
No one signed in to speak during the Ten Minutes of Public Input Session.
DIEDRICH FARM PROPERTY ANNEXATION
Mayor Cuda stated the purpose of this evening's Special Meeting was to
consider Mr. Gerstad's revised Concept Plan for the 100 acre Diedrich Farm Property.
Mr. Gerstad has been identified as the property owner and is seeking annexation to the
City of McHenry and a zoning reclassification to RS-2 Medium Density Single Family
Zoning District. The property is currently zoned E-1 Estate and R-1 Single Family in
McHenry County. The E-1 zoning encompasses approximately 58 acres permitting a
minimum lot size of 1 acre. The R-1 zoning encompasses 42 acres requiring a
minimum '/2 acre lot size.
Court Reporter Barbara Franger of Q & A Reporting, Crystal Lake, Illinois, swore
in the Petitioner Roger Gerstad, Attorney Samuel Diamond of Diamond LeSueur and
Associates, and land planner Roger Dupler of Otis, Koglin and Wilson, Lincolnshire,
Illinois.
Attorney Diamond gave a brief presentation of the project's development. He
noted the process began back in May of 1998 with a request for annexation and a
-- zoning reclassification to RS-2 Medium Density Single Family Zoning District, which
would have yielded approximately 337 units. At this time Council expressed concerns
with regard to three areas:
• The right-of-way designation for the extension of FAP 420;
■ The proposed high school site on this property; and
■ The extension of water and sewer utilities across the Fox River to serve this
property.
Attorney Diamond noted since this time the State of Illinois has purchased the
FAP 420 right-of-way, consisting of approximately 18 acres. McHenry High School
District 156 has withdrawn their condemnation petition, eliminating this concern.
Council has recently informed the petitioner water and sewer utilities will be extended
across the Fox River with funding provided by the City. The developer will pay its pro
rata share based on the impact of the proposed development. The revised Concept
Plan includes 219 residential units, preservation of existing trees and substantial open
space. Attorney Diamond noted if the City of McHenry chooses to deny Mr. Gerstad's
annexation request, he could yet develop the property within the County. Based on
information provided by McHenry County Planning and Development Department, the
property could be developed with approximately 170 units. Attorney Diamond also
noted, if developed under the County's development parameters, open space, tree
preservation, and landscape buffering, will not be as restrictive as under the City's
development requirements. In addition, school donations, which would total
approximately $1 .4 million for the City would equal only $330,000 under County
ordinance and jurisdiction.
Attorney Diamond introduced landscape architect Roger Dupler. Mr. Dupler is
associated with the multi-disciplinary firm of Otis, Koglin, and Wilson of Lincolnshire,
Illinois. The firm employs architects, land planners, landscape architects, structural
engineers, and interior architects. Mr. Dupler addressed Council, noting the Diedrich
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Property was before them for consideration. The property is located at the northwest
corner of the intersection of Lincoln and Chapel Hill Roads. Eighteen acres, located at
the property's northernmost boundary, were recently acquired by the Illinois
Department of Transportation, reducing the property size to approximately 100 acres.
The property is currently zoned for one and half acre lots in McHenry County. The
developer, Roger Gerstad, is proposing, instead, annexation to the City of McHenry
with an RS-2 Medium Density Single Family Zoning District designation. The Concept
Plan proposes 219 units with a gross density of 2.14 units/acre and a net density of
3.3 units/acre, removing green space, detention, and park areas. Two points of ingress
and egress are proposed: one on Lincoln Road south, the other on Chapel Hill Road
east as required by the Illinois Department of Transportation. The proposed land plan is
developed in a loop cul-de-sac manner. Mr. Dupler stated this type of land plan
provides for housing units and incorporates the best use of green and open space.
Existing trees and natural landscaping have been incorporated to provide buffering
from future FAP 420 and existing subdivision developments. The annexation
agreement and Concept Plan also provide for 2.1 acres of playground. The two
playground areas are centrally located and accessible to all subdivision residents. In
addition, the playground sites have been located in areas which are immediately visible
to all traffic entering and exiting the subdivision. The subdivision's street layout has
been designed to avoid cut-through traffic. The developer is requesting Council grant a
modification/variance. to permit a reduction in the front yard lot width in order to
increase the back yard width, specifically from an 80-foot lot width to a 70-foot lot
width.
Mayor Cuda requested Council input, comment and inquiry.
In response to Alderman Bolger's inquiry, Mr. Dupler noted McHenry Elementary
School District 15 property was located at the property's extreme eastern boundary.
Mr. Dupler also informed Council, if developed under the County's current zoning
classifications, septic fields would be permitted. In response to Mayor Cuda's inquiry,
Mr. Dupler noted connection to the City of McHenry's water and sewer infrastructure
might be considered, even if the proposed subdivision were to be developed within the
County's jurisdiction.
In response to Alderman Glab's request for clarification, Mr. Dupler explained
the 30% open space calculation did not include the green areas within the cul-de-sacs.
Mr. Dupler also noted the 30% open space is not a requirement for Medium Density
developments. Director of Community Development Napolitano, also in response to
Alderman Glab's request for clarification, noted the terms and development of open
space, is for use and accessibility by the general public. The proposed Concept Plan
proposes to utilize the larger back yard lot depth as conservation or landscape
easement with pedestrian walkways as designated green space. Further discussion
followed.
Alderman Glab opined open space should not only be easily accessible to the
general public, but also large enough for recreational use. In response to Alderman
Bolger's inquiry, Mr. Dupler stated a homeowner's association would maintain the
green spaces. In addition, they would be preserved with a landscape or conservation
easement. Responding to Alderman Baird's comment, City Administrator Lobaito
clarified, as the proposed development is located within the City of McHenry's mile
and one-half jurisdiction, the developer would be required to pay Park Developer
Donation Fees. Developer Roger Gerstad, responding to Mayor Cuda's inquiry,
informed Council, at this time, engineering for the proposed FAP 420 roadway has not
been addressed. Therefore, existence of an intersection would be purely speculation.
Mr. Gerstad continued, noting, during his negotiations with the Illinois Department of
Transportation, it appeared no access from FAP 420 to Chapel Hill Road was
proposed. In addition, preliminary conversations indicated Chapel Hill Road would be
an overpass to FAP 420. Further discussion followed regarding Illinois Department of
Transportation approval to construct the proposed ingress and egress onto Chapel Hill
Road from the proposed subdivision.
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In response to Alderman Bolger's question regarding traffic enhancements to
Lincoln Road, Mr. Dupler stated additional right-of-way would be allocated for potential
turn lanes if future engineering determined the need. Alderman Bolger also opined he
preferred to see the proposed walkways abandoned and the proposed open space
developed into ballfields in conjunction with the McHenry Elementary School District
15 property.
In response to Alderman Murgatroyd's inquiry, Mr. Dupler clarified the cul-de-sac
green ways would be maintained and owned by the homeowner's association. A
lengthy discussion followed regarding future development of FAP 420 and adequate
notification to potential home/property owners. Mr. Gerstad stated all home/property
owners would be notified of the proposed FAP 420 construction prior to the sale of
any lot.
Developer Roger Gerstad addressed Council. He stated Gerstad Builders, the
developers, believe this particular property belongs within the corporate boundaries of
the City of McHenry. Homes constructed in the proposed subdivision would cost
between $220,000 and $275,000. He noted the proposed looped cul-de-sac
development is a new but potentially viable development alternative. He opined the
development of this parcel would provide a benefit to adjacent properties, specifically
the improvement of storm water runoff. He noted the City of McHenry, as well as both
school districts, benefit from the development of this property with additional property
tax revenues. Mr. Gerstad also noted this development will be subject to the recently
increased water and sewer capital development fees as well as increased park
developer donation fees. Gerstad Builders provides jobs to area residents who in turn
provide retail sales tax dollars to the City of McHenry. In conclusion, Mr. Gerstad
stated, in order to reduce the proposed development beyond the 219 units, there must
be some give and take between the Council and the developer. He requested Council
consider annexation of this project to the City of McHenry.
Further evaluation and clarification by the McHenry City Council continued.
In response to Alderman Murgatroyd's inquiry developer Roger Gerstad noted
the County impact fee of $300,000 was calculated utilizing the County's formula of
$2,360 multiplied by the number of potential lot development, which in this case, was
140 units. In response to Mayor Cuda's inquiry, Mr. Dupler noted, although some lots
will be larger than '/2 acre, the smallest lot size proposed in this development is !0,890
square feet. Some discussion followed regarding the adjacent vacant land located to
the east of the proposed development.
Alderman Bolger opined the parcel, if developed, should be developed under the
City of McHenry's jurisdiction, not the County's. He again requested the developer
abandon the proposed open area walkways and develop large open areas with ball
fields near the elementary school site.
Alderman Glab stated his concern was density. He requested a further reduction
of approximately 30 lots. Alderman Baird also expressed reservations regarding the
proposed density of 219 lots. He opined the timing was not right to annex this type of
development. Further discussion followed regarding sheeting. Mr. Dupler stated
sheeting is a large plane of water traveling downhill, similar to a liquid landslide.
Mayor Cuda noted the City of McHenry's Plan Commission did not approve the
proposed Concept Plan as presented. Neither McHenry Elementary School District 15
nor McHenry High School District 156 is satisfied with the proposed plan. In addition,
Mayor Cuda expressed extreme reservations with the proximity of the proposed
development to FAP 420. He suggested Council consider purchasing the property for
open space.
Motion by McClatchey, to deny the proposed annexation of approximately 100
acres, located at the northwest corner of the intersection of Lincoln Road and Chapel
Hill Road, and to cease any further annexation negotiations with the developer.
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Motion died for lack of a second.
Some discussion followed regarding future annexation negotiations with the
developer. Alderman Murgatroyd requested Council provide the developer with
acceptable alternatives. It was the consensus of Council a new development proposal
with approximately 160-170 lots might be acceptable. Council also suggested more
open space between proposed FAP 420 and the housing units. Alderman Murgatroyd
also requested, even if the proposed subdivision were to be developed within the
County's jurisdiction, septic fields should be prohibited. The developer should be
required to connect to sanitary sewer service.
There being no further discussion, Mayor Cuda called for a motion.
Motion by Glab, seconded by McClatchey, to deny the proposed annexation by
Roger Gerstad of Gerstad Builders of approximately 100 acres, located at the
northwest corner of the intersection of Lincoln Road and Chapel Hill Road, commonly
known as athe Gerstad Diedrich Farm Property.
Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Baird, Cuda.
Voting Nay: None.
Absent: None.
Motion carried.
ADJOURNMENT
Motion by McClatchey, seconded by Glab, to adjourn the meeting at 9:03 p.m.
Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Baird.
Voting Nay: None.
Absent: None.
Motion carried.
The meeting was adjourned at 9:03 p.m.
E � ' MAYOR CI CLERK