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HomeMy WebLinkAboutMinutes - 02/13/2001 - City Council SPECIAL MEETING FEBRUARY 13, 2001 A Special Meeting of the McHenry City Council was called to order by Mayor Cuda, at 7:30 P.M. on Tuesday, February 13, 2001 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, Chief of Police Kostecki, Director Community Development Napolitano, Planner Maggio. Absent: Director of Public Works Batt, Director Parks and Recreation Merkel, Assistant Administrator Maxeiner. Mayor Cuda at 7:30 p.m. reconvened the Public Hearing from Monday, February 5, 2001, to consider an annexation agreement, zoning reclassification, and preliminary plat approval for the proposed Shamrock Farm Property, located south of Route 120, north of Bull Valley Road between Curran Road and Draper Road, and consisting of approximately 600 acres. The property extends beyond Draper Road to the northwest where it abuts the City adjacent to both the Burning Tree and Deerwood Estates Subdivisions. Mayor Cuda introduced the property owners, Joan Johnson Galli and Christian Galli; developer John Green of Concorde Development Corporation; Attorney James Cowlin of Cowlin and Cowlin. Mayor Cuda noted the February 5, 2001 meeting ended when it was time for the Petitioners to make closing remarks and/or statements. The next phase of the Public Hearing would be Statements and Comments from members of the Public, and finally, from members of the McHenry City Council. CLOSING STATEMENT BY PETITIONERS Representing the Petitioners, John Greene of Concorde Development Group, addressed Council. Mr. Greene noted that the Shamrock Farm Development team has addressed as many concerns as possible from Council, Staff, neighbors, and even from the Public Hearing audience participants. He opined the concerns could be categorized into three types: ■ Development issues; ■ Design issues; ■ Concern with change. Mr. Greene stated change is inevitable. The property in question will not remain a cattle farm forever. In response to development concerns, a growth management provision has been agreed to, restricting the number of units constructed per year. In addition, off-site roadway improvements have been agreed to and annexation agreement provisions addressing development donation fees, and other development issues in general, will be executed. Architectural standards are being developed. Mr. Greene also opined the Shamrock Farm `,. Development team has set a new, higher, and better standard for future developments. Page 2 2/13/01 -� The City's current Comprehensive Plan also depicts this area as future residential development. Mr. Greene stated residential development is needed to foster additional, better, commercial development. He requested Council now address the following design issues: ■ Road and intersection layouts; ■ Lot feathering; ■ Neighborhood configuration; and ■ Park, school and fire station locations. AUDIENCE COMMENTS AND/OR QUESTIONS Mayor Cuda opened the floor to audience comment. Richard Stueckmann, 6630 Hayward Court, addressed Council, stating the proposed development is a business venture only, which is driven by money. He opined, as proposed, the development is too dense, and will negatively impact both the high school and elementary school districts. He suggested deleting Neighborhood #2, which is one of two multi-family neighborhoods. He then suggested 30% of the remaining development be deleted. Bruce Uhl, of 701 Woodridge Trail, addressed Council. Mr. Uhl noted approval of the Shamrock Farm Development will hasten the need for additional schools. He also noted the City's Comprehensive Plan depicts two sub-feeder roads within the proposed development. The proposed Shamrock Farm Development Plan currently does not incorporate these two sub-feeder roads. He also opposed the development of multi-family neighborhoods within the proposed development. Mr. Uhl submitted a design plan incorporating feathering and larger lot sizes for Council consideration. He suggested the front yard setback be increased from 30 to 40 feet from the right-of-way, and side yard lot widths be increased from 15 to 20 or 25 feet. He also suggested lot depths which are 137 to 175 feet be increased to 160 to 175 feet. He also suggested this development and all future developments attempt to incorporate lots of 1/3 or '/2 acre in size. Mr. Uhl also suggested the fire station be relocated to the corner of Route 120 and Ringwood Road. Maureen Biederer, of 317 North Draper Road, addressed Council as a representative of the Homeowners of Draper Road to Promote Consideration of More Responsible Development of the Draper Road Property. She noted this group has met with additional concerned community groups including: ■ Burning Tree Subdivision; ■ Deerwood Estates Subdivision; ■ Bull Valley Association; ■ Boone Creek Watershed Alliance; --N ■ McHenry County Defenders; ■ McHenry High School Districts 156; and ■ McHenry Elementary School District 15. Page 3 2/13/01 �-- Ms. Biederer stated these groups were not opposed to change, however, they were opposed to the proposed Shamrock Farm Development as presented. Ms. Biederer stated, as presented, the Development fails to address the following issue: ■ Inability of the developers and property owners to guarantee adequate water drainage from the site. Ms. Biederer stated the area currently is unable to drain seasonally and the development, as presented, will increase the additional loss of porosity in the area, with the proposed connection of underground storm sewers to Boone Creek. She cited the overall negative impact of additional storm water runoff to Boone Creek, and, ultimately, to the Fox River. Additional concerns included: ■ Increased traffic; and ■ Loss of rural setting. Jim Zeinz, of 4736 Loyola Drive, addressed Council, stating his support for the proposed development. He also suggested Council consider accepting the Shamrock Farm lakes in lieu of the cash equivalent value for the Park Developer Donation Fees. The financial benefit of this credit might allow the developers to reduce the density of the proposed development. Dale Moran, of 6703 Bull Valley Road, addressed Council, expressing concerns regarding traffic congestion. She cited the real possibility of additional development on the 340-acre parcel located just south and east of the proposed Shamrock Farm Development. She also suggested this project be developed in the County according to County Subdivision Control regulations. Scott Hunt, of 337 Draper Road, addressed Council, stating his opposition to the proposed development as presented. Hew expressed concern with the possibility of Concorde tract housing. He suggested the proposed Shamrock Farm Development receive a zoning reclassification more in keeping with the zoning of adjacent parcels. Tom Fenwick, of 401 S. Draper Road, addressed Council, stating the Shamrock Farm Development Proposal as presented is too big, too wet, too congested, and will negatively impact both the community schools and infrastructure, specifically, roads. He suggested Council consider eliminating the multi-family neighborhood, located on the west side of Curran Road. In addition, Neighborhoods #4, #5 , #6 and #7 could be designed in concentric pods, with larger lot sizes on the exterior and smaller lot sizes toward the center of the pods. Quarter acre sized lots would be kept on the properties located east of Curran Road. Mr. Fenwick also opined the Shamrock Farm Development Proposal as presented negatively impacts the current rural setting of the existing neighborhood. Beverly Erickson, of 8907 Bull Valley Road, cautioned Council against fostering another concrete urban sprawl neighborhood. She stated this development as presented �.. negatively impacts the environment and continues to overpopulate the area. She urged the City Council to vote "no" to the annexation and zoning reclassification of the Shamrock Page 4 2/13/01 Farm Development. Jerry Kramer, of 1103 Matanuska, addressed Council. He opined the Shamrock Farm Development as presented promotes school overcrowding. He suggested Council place a 10% growth per year on this and all future developments. Charles Page, of 1410 Cherry Valley Road, addressed Council, expressing concerns regarding the Concorde Development Group's building standards. Mr. Page cited specific examples of previous Concorde McHenry County developments. Tom Paulsen, of 7715 East Swarthmore, addressed Council, requesting clarification of proposed annexation language requiring the developer to provide funding for future off- site road improvements. He opined additional development of this magnitude will create the need for a future educational referendum. In addition, Mr. Paulsen noted an amendment to the City of McHenry's current Facility Planning Area to permit the extension of municipal utility services to this area is required. Mr. Paulsen also expressed concern with the impact of drilling a 700' well on the existing wells located on adjacent properties. He inquired as to what entity would be responsible if the existing wells were negatively impacted by the new 700' deep well. David Treviranus, of 207 Windridge, addressed Council expressing concern with the development of homes in a flood plain. He noted the negative impact of this development on the watershed, water table, infrastructure, traffic, and both elementary and high school districts. John Probistein, of 8505 Concorde Drive, addressed Council, requesting Council represent the people who elected them into office. COUNCIL COMMENTS AND/OR STATEMENTS Noting no further statements and/or comments from the audience were forthcoming, Mayor Cuda requested Council address the Petitioners with comments and/or statements Alderman Bolger noted the issues of density, traffic, and drainage. He also suggested the annexation agreement include language specifying an annual building permit maximum. Alderman Glab expressed concerns regarding the project's overall density and the impact of additional traffic on McHenry, specifically, Dartmoor Drive. Alderman McClatchey stated his opposition to the project as presented, noting the project will burden the City's current infrastructure and schools. He opined this development proposal will diminish the quality of life within the City of McHenry. --1 Alderman Murgatroyd stated numerous issues remain unresolved and require further investigation and attention. Page 5 2/13/01 Alderman Baird stated his preference for large acre parcels, specifically one to five acre lots. In addition, he stated his opposition to the extension of sanitary sewer to the proposed development. He also opined City services were currently overtaxed and the proposed development would have a negative impact on both the elementary and high school districts. He suggested the annexation include language restricting the number of homes constructed per year to a maximum number. Alderman McClatchey stated in an attempt to clarify the City's Comprehensive Plan in just a planning tool, a blueprint, which can be revised and amended accordingly. Alderman Glab recommended Council address the issue of density. Motion by Glab, to direct the Petitioners, Concorde Development Group Inc. and the Johnson Family, to revise the current Concept Plan with a maximum of 572 units, with no multi-family development on the west side of Curran Road, and minimum one-acre lots on the northwest side of Draper Road. Motion died for lack of a second. Some discussion followed. In response to Alderman Baird's inquiry, Ms. Johnson- Galli explained the Johnson Family would remain an active partner in the property's development. Discussion continued. Alderman Murgatroyd noted the lack of support for any multi- family development west of Draper Road. He suggested the multi-family neighborhood be eliminated and the acreage used for additional feathering and buffering or increased lot sizes in the southeast corner of the development. He also stated some clustering would be acceptable and supported annexation language restricting the number of buildable units per year. He suggested donated park land be improved by the property owners and developers. He supported the incorporation of architectural standards for the entire development within the annexation agreement. The landscape plan, as presented, is acceptable. The pro rata share for the proposed road and intersection improvements is also acceptable. Alderman Murgatroyd also requested additional information on the environmental aspects and impacts be provided, specifically, addressing surface water runoff. Alderman Murgatroyd also noted the traffic study needed further review. Alderman Glab again expressed concern regarding the impact of additional traffic on Dartmoor Drive. In response to Alderman Baird's inquiry, Director of Community Development Napolitano confirmed the Zoning Board of Appeals is proceeding with consideration of a new lot designation between one-quarter and one acre. In addition, Staff noted credits for completed capital improvements are standard provisions in City of McHenry annexation agreements. Page 6 2/13/01 Alderman Baird also expressed concerns with regard to the coordination of this development and the West McHenry Bypass. He requested further information regarding elevated water tower storage versus ground-level water storage be provided. He also opined the off-site road improvement costs should be borne entirely by the developers. In response to Alderman Baird's inquiry, Mr. Greene noted credit toward tap-on fees for completed infrastructure improvements is a standard provision in City of McHenry annexation agreements. He also noted an addendum to the traffic study relating to the proposed Shamrock Farm Development's impact on Dartmoor Drive has been submitted for Staff and Council consideration. He asked for Council direction with regard to the inclusion of cul-de-sac streets and neighborhood clustering designs. Mayor Cuda stated clustering, dependent on lot size, would be considered. Lot sizes must be in excess of 9,000 square feet. He also noted the lack of support for multi- family units on the west side of Curran Road. He opined townhome developments were needed in McHenry and, if constructed correctly, could be a positive asset for the community and increase the City's tax base. He also noted townhomes and condominium developments typically generate very few children. Alderman Glab opposed additional cul-de-sac streets and suggested the developers consider a circular street configuration similar to that of Manchester Mall or Cumberland Circle in the Whispering Oaks Subdivision. In response to Mr. Fenwick's inquiry, Mayor Cuda affirmed he would be voting on the proposed annexation and development. Mr. Fenwick requested Mayor Cuda provide his comments and/or thoughts regarding the proposed Shamrock Farm Development. Mayor Cuda stated the Shamrock Farm Development, as proposed, meets the terms of the City's Comprehensive Plan. He concurred with Alderman Murgatroyd and stated it is Council's responsibility to consider the proposal of any developer who petitions the City for annexation. He stated his approval of the quantity of Open Space in the proposed development and noted both advisory boards, the Zoning Board of Appeals and Plan Commission, have reviewed and provided comments for Council regarding the proposed Shamrock Farm Development. He also suggested the lot sizes located on the southeast corner of Draper Road and Bull Valley Road be increased in size. He stated, from an ecological standpoint, the land between Curran Road and Draper Road should be developed with municipal sanitary sewer service. Mayor Cuda also noted the school impact fees agreed to be paid by Concorde Development Group and the property owners are the highest fees in McHenry County. Alderman Glab again requested Council give further consideration to an acceptable density figure. Page 7 2/13/01 `- Motion by McClatchey, seconded by Bolger, to close the Public Hearing to consider an annexation agreement, zoning reclassification, and preliminary plat approval for the proposed Shamrock Farm Property, located south of Route 120, north of Bull Valley Road between Curran Road and Draper Road at 9:45 p.m. Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Baird Voting Nay: None Absent: None Motion carried. Mayor Cuda clarified closing the Public Hearing does not mean the debate and consideration of the Shamrock Farm Development have been completed. Motion by Glab, to direct Concorde Development Group and the property owners of the Shamrock Farm Property Development, to design a residential development with a maximum of 572 residential units, with the multi-family development located only on the east side of Curran Road. Motion died for lack of a second. Some discussion followed. Mayor Cuda and Alderman Murgatroyd suggested the new Shamrock Farm Property Development Plan reflect a density of approximately 700 units. Mayor Cuda also suggested the multi-family neighborhood on the west side of Curran Road be eliminated and the lots located on the southeast corner of the development be increased in size. Motion by Glab, seconded by McClatchey, to place the Shamrock Farm Property Development density issue on the regularly scheduled February 21, 2001 Council Meeting Agenda. Voting Aye: Glab, McClatchey. Voting Nay: Bolger, Murgatroyd, Baird. Absent: None Motion failed. ADJOURNMENT Motion by McClatchey, seconded by Glab to adjourn at 9:53 p.m. Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Baird. Voting Nay: None. Absent: None. Motion carried. The Special Meeting was adjourned at 9:53 p.m. MAYOR CltY CLERK