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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. Mai or , , City CI r r .. ., .. - ..j...._...:.._.. � .