HomeMy WebLinkAboutMinutes - 12/09/2002 - City Council COMMITTEE OF THE WHOLE MEETING
DECEMBER 9, 2002
A Committee of the Whole Meeting of the McHenry City Council was called to order
by Mayor Althoff at 7:30 p.m. on Tuesday, December 9, 2002 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
Maxeiner, Assistant City Administrator Lockerby, Director Community Development
Napolitano, Director Public Works Marcinko, City Clerk Jones. Absent: Chief of Police
O'Meara, Director Parks and Recreation Merkel, and City Attorney McArdle.
Mayor Althoff stated the purpose of the meeting is twofold, to discuss and review
concept plans regarding:
• A proposed 22-acre residential development by Hallmark Homes on the north side of
McCullom Lake Road, just west of Meijer Stores/Home Depot Subdivision on north
Route 31;
• A proposed residential senior citizen development on a 107acre parcel just north of
Church;of.Holy:Apostles on Bull Valley Road.
PARKSIDE TOWNHOMES PRESENTED BY HALLMARK HOMES
Mayor Althoff stated the Parkside Townhome Project is being proposed by Hallmark
Homes on a 22-acre parcel directly west of Meijer Stores on the north side of town. The
proposed development is comprised of 119 residential dwelling units constructed in 4-unit
and 5-unit buildings.
Mayor Althoff recognized Attorney Thomas Zanck of Militello, Zanck and Coen
representing the applicant, Hallmark Homes. Attorney Zanck informed Council the
proposed subdivision is a townhome development providing for less than six units/acre.
The project would be developed on property which would be annexed to the City of
McHenry. If the proposed project meets with Council preliminary approval, the applicant
will move forward with annexation, zoning, building permitting, etc. so that groundbreaking
would commence in Spring 2003. The proposed townhome product provides for a large
amount of square footage per unit, and includes linking to the park via footpath/bike path.
In attendance was David Branch, President of Hallmark Homes who explained the
project concept plans and provided Council with a proposed concept plan as well as floor
plans for the individual units. Mr. Branch provided an overview of the project indicating the
site plan which includes four-unit building configuration. Each unit would have a two-car
garage. The plan provides for a great amount of open space and utilizes a loop street.
Mr. Branch, referencing the proposed product, noted the overall density of the
project has been reduced subject to Staff recommendation. The current proposed density
is 5.4 units/acre. All units would have stone accents on the exterior. The units would range
from 1,200 square feet to 1,900 square feet. They range from two bedrooms, two and one-
half baths with loft areas, to three-bedroom units. There is an optional fireplace and bay
ti window as well. The proposed price range will run from $165,000 up to $180,000's. Some
units would include basements.
December 9, 2002
Page 2
Attorney Zanck noted there would be specific amenities to the development and
there would be a homeowner's association to care for the amenities. Attorney Zanck noted
there would have to be access granted from the private roadway to the south of the
development. Perpetual access would have to be addressed within the terms of the
annexation agreement for this property.
In response to Alderman Low's inquiry, Mr. Branch stated the project will include
eleven five-unit buildings and sixteen four-unit buildings. The total number of units
proposed is 119.
Mayor Althoff expressed some concern regarding the easement in perpetuity on the
private roadway. Mayor Althoff noted there would be issues regarding maintenance,
snowplowing, roadway repair, roadway responsibility, etc.
Alderman Bolger noted the drainage would flow to the south and west, which could
potentially impact the Olde Mill Ponds Subdivision. He inquired if there has been any
engineering done with regard to drainage management. Mr. Branch responded there has
been no engineering done at this time. However, if the project is preliminarily approved by
Council, engineering would be completed prior to submittal of final plat. Mr. Branch also
noted Staff has provided comments regarding the impact of surface water runoff on ,—
surrounding properties.
Alderman Low stated she is in favor of the development. She opined it is
appropriate to place this type of residential use on the north side of town. Alderman Low
noted her greatest concern is the drainage issue impacting existing development.
Alderman Glab opined drainage would be one of the major issues regarding this
development. He stated he would be in favor of restricting the development with a 50%
restrictor being utilized. Alderman Glab also stated traffic impact is a major concern. He
opined the density of the project is too high. The layout design is good, but there are too
many units. Additionally, he expressed concern regarding the impact on the schools.
Alderman Glab noted three-bedroom units would most likely draw families, and thereby
children, into the development. Mr. Branch responded most units would be two-bedroom
units with lofts, which would ultimately produce very few children. Alderman Glab also
expressed concern with sole access being derived via private roadway.
In response to Alderman Murgatroyd's inquiry, Director Public Works Marcinko
stated the private roadway in question was built according to City standards as provided in
the Subdivision Control Ordinance. After further inquiry, the developer stated the private
loop road within the subdivision could be dedicated to the City or remain a private road,
whichever the City prefers. It is typically Staffs position to request the roadway be
dedicated to the City. ,
Attorney Zanck stated the loop roadway could be dedicated to the City. The
maintenance of the private access road, which belongs to Meijer Stores, would be
December 9, 2002
Page 3
addressed and an agreement reached prior to the property being annexed to the City.
Attorney Zanck further noted the residential development would enhance the commercial
development to the east and north. He stated 8-9% of the parcel would be dedicated open
space in addition to the wetlands/detention area.
Alderman Glab suggested a traffic study be done regarding the potential impact of
this development on the surrounding area. Some discussion followed regarding the
comparative density of similar projects already approved by Council such as Kresswood
Trails and Timber Trails.
Alderman Glab, noting the Comprehensive Plan designates this area to be business
park, expressed his concern with the addition of more multi-family development. Stating
the City's goal of controlled growth is fast becoming an impossibility, Alderman Glab
opined the density is too high, but he would actually prefer a business park development in
this area.
Alderman Bolger concurred the property would be best suited as a business park.
He expressed concern with the capability of the waste water treatment plant being able to
accommodate such a residential development. Low-density townhomes would be
acceptable; however medium to high density for this area is too high.
Alderman Glab stated he would be open to a mixed use on the site, such as
business park/residential. Mayor Althoff suggested obtaining the number of school children
resulting from existing townhome developments in the City. Staff was directed to secure
this information including statistics compiled from both newer and older, more established
neighborhoods.
Alderman Low stated she likes the layout of the project; however, she would prefer
four dwelling units per building overall.
Alderman Wimmer expressed his desire for a lower density, He noted similar
concerns regarding sewer capacity and potential traffic impact.
Alderman Glab opined there should be only one connection to the private (Meijer)
roadway, as opposed to the two connections shown on the concept plan. Attorney Zanck
responded this point would be incorporated into the traffic study. In response to Alderman
Glab's inquiry, the applicant stated the ponds would be retention ponds.
In response to Mayor Althof 's inquiry, Director of Public Works Marcinko
summarized the proposed improvements for McCullom Lake Road. In Spring 2003
McCullom Lake Road would be widened to the private access road from Route 31 to three
lanes, including curb and gutter. The City is also in the preliminary stages of widening
-� Route 31 north all the way to Ringwood Road. The sewage capacity for this area
addressed the property being developed as a business park. If the property is to be
developed as multi-family, Director Marcinko stated he would have to confer with City
December 9, 2002
Page 4
engineers Baxter and Woodman to determine if there remains satisfactory sewage
capacity. He noted this development would be piped to the Donovan Street Lift Station and
then to the Central Waste Water Treatment Plant.
In response to Alderman Bolger's inquiry, Director Napolitano stated the
homeowner's association would maintain the open space within the subdivision. Alderman
Glab expressed some concern regarding the detention/retention ponds being considered
as open space in the density computation of the development. Director Napolitano stated
the Comprehensive Plan states the open space should be permanently dedicated with
provisions made for management, maintenance and perpetuity. This could be
accomplished through dedication to a homeowner's association.
In response to Alderman Glab's inquiry, Director Napolitano stated the Petersen
Farm Property abuts the subject property both to the north and to the west. Alderman Glab
suggested another issue to be addressed by Staff would be screening this development
from the City's Petersen Farm Property.
Alderman Murgatroyd stated he would not be in favor of fast-tracking the
development. He suggested a Spring 2003 groundbreaking might be too aggressive a
schedule. Alderman Murgatroyd inquired as to the project buildout schedule for the
development. Mr. Branch responded the timeframe would be approximately 50 units
constructed per year. Alderman Murgatroyd opined he would be more comfortable looking
at this development a year from now, as there are already several new residential
developments recently approved and now underway. Until the sanitary sewer availability is
known regarding the land use change, he would not be comfortable approving this
development at this time. He concurred the density should be reduced. Alderman
Murgatroyd suggested Staff inventory the amount of business park zoned property within
the City and advise if there is an adequate amount available for potential business park
development. He also inquired if the City preferred to have business park zoning on the
north side of town or if this type of residential development was more preferable.
In response to Alderman Glab's comment some discussion followed regarding
sanitary sewer capacity for this development.
Mayor Althoff informed the developer the City has in the past restricted the number
of building permits allowed per year within the terms of annexation agreements. This might
be something which should be considered for this development, as the City may not be
able to accommodate an aggressive buildout schedule as far as municipal infrastructure is
concerned.
Mayor Althoff stated the applicant has received definitive direction from Council and
should work with Staff to address the various specific concerns.
SENIOR HOUSING PROJECT PRESENTED BY PROFESSIONAL REALTY AND
DEVELOPMENT CORPORATION OF M_IDDLETON, WISCONSIN
December 9, 2002
Page 5
Mayor Althoff stated the second project before Council for review this evening is a
10-acre senior housing project being presented by Professional Realty and Development
Corporation (PRDC) of Middleton, Wisconsin. The proposed site is on the north side of
Bull Valley Road directly across from Church of Holy Apostles. The number of proposed
units for this project is 100 units constructed on 4 acres. This would be a congregate and
assisted living facility. The remainder of the property would be subdivided into 4 lots for
office or retail development.
Mayor Althoff acknowledged Attorney Zanck who also represents PRDC. Attorney
Zanck introduced Nino Pedrelli, President of PRDC, and Virginia Gully, Vice President of
PRDC Attorney Zanck noted the principals of PRDC have met with Staff numerous times
during the past few months. The developer has constructed several congregate care
facilities in Illinois and Wisconsin. Although the proposed density is high, Attorney Zanck
noted the proposed units are apartments and are restricted to those 55 and older. The
units will be subject to covenants as delineated in the annexation agreement and will cover
financing arrangements.
Attorney Zanck continued, stating there would be very little traffic generated by the
congregate care/assisted living portion of the development and there would be almost no
children generated by the development. Attorney Zanck noted the average user is 83
years old. He noted the office/retail users would complement the congregate care/assisted
living facility. Potential office clients could be medical, podiatrist, dental, etc.
Mr. Pedrelli addressed Council noting PRDC is not actually a development
company. Rather the firm is in the senior assisted living/congregate care business.
Ms. Gully informed Council the typical senior assisted living/congregate care facility
is comprised of between 50 and 100 units. The firm caters to a variety of senior needs.
Ms. Gully noted in a congregate care facility, the residents are no longer totally
independent. Residents need limited services such as 20 meals per month, housekeeping,
laundry, transportation, activities, etc. In the assisted living units, residents would require
hands-on care. Services for these residents would include three meals per day, daily
housekeeping, laundry, transportation, activities, as well as personal services such as
bathing, dressing, ambulation, medication monitoring, etc.
Ms. Gully noted the facility would have twenty-four hour per day awake staff. Each
resident would have a lifeline type product to facilitate assistance during an emergency.
The executive director of the facility is a licensed RN or LPN. The facility also includes,
beauty/barber shop, activity room, socialization room, full dining room, and full commercial
kitchen.
Ms Gully also noted the facilities are price point conscious. Parking is available.
-L The parking ratio is typically .5 spaces per dwelling unit. Ms. Gull stated the facilities
generally consist of efficiency units, one and two bedroom units. Price point for efficiency
units would start at $2,600 up to $3,000/month depending on the level of service required
December 9, 2002
Page 6
as well as the size of the unit.
Alderman Bolger stated his support of the project. Alderman Glab stated his
reservation with the construction of a 110,000 square foot building on four acres. He
opined this might not be the best location for this project.
Aldermen Low and Wimmer stated the proposed location and its proximity to the
hospital is appropriate. Alderman Low also stated there is a definite need for this facility in
McHenry to accommodate the City's aging population.
Mr. Pedrelli presented the site plan noting accommodation has been made for
onsite retention. He reiterated there would be literally no impact on traffic and schools from
this development.
Mayor Althoff inquired if the applicant would be agreeable to Staffs
recommendation that only one access point to Bull Valley Road be granted and that onsite
office/retail users would access at this one point via internal road usage. The applicant
concurred.
In response to Alderman Bolger's inquiry, Mr. Pedrelli stated the number of ,—
proposed units has been driven by the projected need in McHenry. Alderman Glab
proposed an internal connection to office/retail portion of the development with a single
access point on Bull Valley Road from the entire project. A lengthy discussion occurred
regarding the possible configuration of the project to ensure a single access onto Bull
Valley Road.
In response to Alderman Murgatroyd's inquiry, Mr. Pedrelli stated the entire 110,000
square foot building would be constructed at one time and would not be phased. The four
outlots would not necessarily be built by PRDC. Alderman Murgatroyd suggested
restrictions be placed on the type of uses permitted on the outlots.
Mr. Pedrelli, in responding to Council inquiry, stated the applicant would like to
begin construction within 60-90 days following final site plan approval and annexation of
the property.
Mayor Althoff stated in addition to transportation concerns, the possibility of turn
lane installation and bikepath issues should be discussed and addressed with Staff.
OTHER BUSINESS
General discussion occurred regarding the updating of the City's Comprehensive
Plan, the need to review general land uses for vacant parcels within and adjacent to the
City, transportation concerns, and infrastructure capabilities. It was also noted there are
several projects before Council for approval at this time, and Council needs to take into
consideration the impact on City services if all projects were built-out concurrently. It was
the consensus of Council the build-out of current projects is a major concern.
December 9, 2002
Page 7
Some discussion occurred regarding whether this matter should be further
discussed at a Community Development Committee Meeting versus a Council Workshop
Meeting.
It was Council direction to have Staff schedule a workshop meeting for February 10,
2003. It was further suggested the issues be addressed at the next Community
Development Committee Meeting as well.
ADJOURNMENT
Motion by Low, seconded by Glab, to adjourn the meeting at 9:20 p.m.
Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer.
Voting Nay: None
Absent: None
Motion carried.
The meeting was adjourned at 9:20 p.m.
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