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HomeMy WebLinkAboutMinutes - 05/21/2001 - City Council t COMMITTEE OF THE WHOLE MEETING MAY 21, 2001 A Committee of the Whole Meeting of the McHenry City Council was called to order by Mayor Althoff at 7:30 P.M. on Monday, May 21, 2001 in the Council Chambers of the Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, Low, Murgatroyd, Wimmer. Absent: None. City Staff in attendance were: City Administrator Lobaito, Assistant Administrator Maxeiner, Police Chief Kostecki, Director of Public Works Batt, Assistant Director of Public Works Marcinko, Director of Parks and Recreation Merkel, Director of Community Development Napolitano, City Planner Maggio and City Clerk Jones. Mayor Althoff stated the purpose of this evening's Committee of the Whole Meeting was to review and consider the Facility Planning Report, Boundary Agreements with Surrounding Communities, Current Development and Proposed Development, Transportation issues, and City Council Development Policies. FACILITY PLANNING REPORT Mayor Althoff introduced Carl Moon of Baxter & Woodman. Mr. Moon provided a summary of the Facility Planning Report required by the Illinois Environmental Protection Agency ("IEPA') prior to any improvements to the Wastewater Treatment System. Mr. Moon outlined the present condition of the Central Treatment Plant and the South Treatment Plant and future needs based upon population projections as detailed in the City of McHenry Comprehensive Land Use Plan. Two alternatives were evaluated for `- each plant. In both cases conventional wastewater treatment plant design philosophies (Alternatives A) were compared with more innovative, non-conventional approaches (Alternatives B). Probable capital costs for the alternatives and the associated increase in annual operation and maintenance costs were summarized. Mayor Althoff thanked Mr. Moon for the presentation and opened the Meeting to Council and/or Staff inquiry and comment. Discussion followed regarding the facility plan report. Council noted the facility planning area dissects the Shamrock Farm Development. Alderman Bolger inquired whether the Facility Planning Report took into account any planning for utilities. In response to Alderman Bolger's inquiry Mr. Moon stated that this plan addressed -_ wastewater treatment only and did not address other utilities. BOUNDARY AGREEMENTS WITH SURROUNDING COMMUNITIES City Administrator Lobaito addressed Council regarding interest in the pursuit of boundary agreements with the surrounding communities of Bull Valley and Prairie Grove. Mayor Althoff interjected the referenced boundary agreements are in circulation to the surrounding communities. She stated that the Boundary Agreement with Johnsburg has been executed and recorded and the Boundary Agreement with Ringwood has been executed. Mayor Althoff stated that the remaining municipalities of Bull Valley, Lakemoor and Prairie Grove have all contacted her with comments during the last two weeks regarding the pursuit of boundary agreements. Page 2 5/21/01 Alderman Murgatroyd inquired about the possibility of McCullom Lake's interest in a boundary agreement. Mayor Althoff responded McCullom Lake is interested in a boundary agreement insofar as it relates to the extension of sewer service to their municipality. Staff interjected Johnsburg has made application to Northeastern Illinois Planning Commission ("NIPC") and the IEPA for approval to amend the existing Facility Planning Area ("FPA"). It is Johnsburg's intent to pursue a loan through the IEPA and stated the City of McHenry has agreed per the executed Agreement to support the amendment to the FPA. REVIEW CURRENT DEVELOPMENT AND PROPOSED DEVELOPMENT Staff summarized current and proposed developments within the corporate boundaries of McHenry as follows: 1. Shamrock Farms (600 acres, +/- 750 units) 2. McAndrews Glen (94 acres, 98 units) 3. Pacini Commerce Center (240 acres) 4. McHenry Savings Bank (14 acres) 5. Parkside Townhomes (22 acres, 144 units) 6. Meijer/Home Depot (66 acres) 7. Rubloff Town Center (28 acres) 8. Diamond/Schaid Office Park (61 acres) "1 9. Riverside Hollow (54 acres, 95 units) 10. Liberty Trails (100 acres, 191 units) 11. Village Green Senior Condos (13 acres, 91 units) 12. Wolf Realty (13 acres) Alderman Glab suggested with all the proposed development taking place, the City should consider Boone Creek drainage issues and concerns. TRANSPORTATION Staff introduced transportation issues and concerns. The following transportation factors should be evaluated: 1. Public transportation assessment a. Metra b. PACE/Dial-a-Ride Program 2. Bike Pathways 3. Roadway System a. Arterial streets b. Collector streets c. Minor/Local streets Staff noted all these factors work together to provide a transportation system which should meet the needs of the community. If these systems are not adequate, or logically planned, the entire system is affected. Page 3 5/21/01 It was suggested by Staff that a comprehensive approach to planning the following policies should be pursued in an attempt to develop a comprehensive approach to transportation: 1. Require developers to pay their pro rata share of roadway improvements that are necessary due to the impact of the development, including traffic signalization when appropriate. 2. Interconnection of bike path routes as depicted in the City of McHenry Comprehensive Land Use Plan. 3. Continuation of dialogue and lobbying efforts with IDOT in an effort to improve city roadways. 4. Improvement of Metra service levels to the community. 5. Continuation of PACE Bus and Dial-a-Ride programs providing low cost transportation alternatives to the community 6. Continuation of street connections throughout the community. When possible, stubbed streets should be connected to new developments providing alternative routes to motorists. Staff recommended a comprehensive transportation study be considered in an effort to develop a logical approach to improving the city's roadway network. Additionally, it was stated a comprehensive transportation plan would assist the City in seeking grants by anticipating necessary improvements for the future. Alderman Murgatroyd stated that he agreed with a comprehensive transportation plan on both a city level and a regional level. He noted that the City of McHenry deals with traffic that does not necessarily originate in McHenry and we should not isolate ourselves. Council and Staff should be aware of the transportation issues in surrounding communities so we are better equipped to address issues in our community. Alderman Bolger opined that the City of McHenry has a viable solution to some of the transportation issues with the West Bypass and FAP 420. Aldermen Glab, Low and Wimmer supported Aldermen Bolger's statement. Mayor Althoff suggested that Staff peruse the budget for funds that could be applied _.. toward a comprehensive traffic study and pursue grant money for transportation. CITY COUNCIL DEVELOPMENT POLICIES Staff suggested that a general discussion take place to gage the reaction of the council to development policies as presented. Mayor Althoff stated that it is crucial that Staff receive direction on development issues. Director of Community Development stated that having clear, consistent policies in place is a benefit not only for Council, but also for Staff. Director Napolitano presented information concerning annexation fees, new development, density, RS-2 zoning versus smaller lots (clustering), building permit limitations, developer donations, off-site improvements and covenants, architectural standards and landscaping plans. Page 4 5/21/01 a) Annexation Fee Discussion followed regarding potential annexations. Alderman Glab suggested McHenry explore bringing some heavy industry into the area. He opined it was more advantageous if persons that work in an area could afford to live in the same area. Alderman Murgatroyd responded in his opinion we do not have the infrastructure for large industry. He cited transportation restrictions. Alderman Murgatroyd stated that he prefers a more diverse industrial base and would like to see annexation fees made a part of the annexation agreement. It was the consensus of Council to continue the City's current annexation fees policy. b) New Development Discussion ensued as to the Council's position on additional residential development. Alderman Murgatroyd suggested Staff develop a policy regarding the maximum number of annexations, both residential and commercial, Council should be considering at one time. Some discussion followed and Staff agreed to explore Alderman Murgatroyd's suggestion. It is the opinion of both Council and Staff that the downtown area identifies a community. Council stated that they would like to see more commitment from businesses and property owners toward maintenance of the downtown area. Alderman Glab suggested that it might be a good opportunity for the Chamber of Commerce to work with businesses in the area to formulate a plan of mutual support. He opined the Chamber should take a more active role in soliciting businesses and keeping storefronts filled. Alderman Bolger suggested appointing a marshal for each business district to bring certain issues to the attention of the business owner. Mayor Althoff suggested that Staff draft a letter to the Economic Development Commission and the McHenry Area Chamber of Commerce outlining these specific suggestions. c) and d) Density and RS-2 Zoning versus Smaller Lots (Clustering) Staff explained that the density of a development is calculated in two ways, gross and net. Gross density is the total number of dwelling units divided by the total acreage of the development. Net density is the total number of dwelling units divided by the net acreage. Net acreage is the total acreage minus areas dedicated to the public such as streets. The City's Comprehensive Plan includes guidelines for land designated as low- density residential. The guidelines are intended to give the City flexibility when negotiating with developers based on a case-by-case evaluation of a development parcel. The Page 5 5/21/01 guidelines state the allowable density range for a parcel designated as low-density residential is between 1 and 4 units, based on net density. Net density according to the Plan is total acreage, minus 30% for open space, minus 15% of the remainder for roads. For example, a 100-acre parcel is reduced by 30%, or 30 acres. The remaining 70 acres is reduced by 15% or 10.5 acres for streets leaving 59.5 net acres for development. Applying the density range of 1-4 unit per net acre means that anywhere from 60 to 240 units could be allowed on the site. The City can then decide what density is appropriate for the site, depending on factors such as sewer availability, open space usability, layout, etc. Staff continued, explaining that the majority of new subdivisions approved and developed over the last several years have had RS-2 zoning (1/4 acre lots). More recent planning trends have encouraged the preservation of open space and natural areas by clustering units on smaller lots over a smaller area of a parcel. This approach can lead to lower infrastructure costs for the developer and in turn results in less maintenance costs to the City, less impervious surface and more undisturbed open land. Alderman ,Bolger opined there does not appear to be any development on the horizon that specifically requires that the issue of density or clustering need be considered at this time. Extended discussion followed regarding the concept of clustering. Staff noted the concept of clustering decreases the amount of impervious surface, decreases maintenance cost and gives the developer an opportunity to cut his costs. It was also noted that historically the closer people are positioned together the more conflict ensues and more service is placed on the police department. Mayor Althoff noted the lateness of the hour and suggested continuing the Committee of the Whole meeting to Wednesday, May 30, 2001 at 6:30 p.m. Motion by Low, seconded by Bolger, to adjourn the meeting at 9:58 p.m. and continue the Committee of the Whole Meeting to May 30, 2001 at 6:30 p.m. Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer Voting Nay: None Absent: None Motion carried. The meeting was adjourned at 9:58 p.m. C. City Clk