HomeMy WebLinkAboutMinutes - 09/10/2002 - Committee of the Whole (2) COMMITTEE OF THE WHOLE MEETING
SEPTEMBER 10, 2002
A Committee of the Whole Meeting of the McHenry City Council was called to order
by Mayor Althoff at 7:00 p.m. on Tuesday, September 10, 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: Assistant City
Administrator Lockerby, City Attorney McArdle, Director of Community Development
Napolitano, Director Parks and Recreation Merkel, Director of Public Works Marcinko, and
City Clerk Jones. Absent: City Administrator Lobaito, Chief of Police O'Meara.
Mayor Althoff advised the purpose of this meeting is a preliminary review of the
proposed Concept Plan for the Adams Farm. Mayor Althoff noted Staffs analysis of the
proposed development of this property was previously distributed to Council.
Mayor Althoff recognized Adams Farm Developer Roger Gerstad.
Mr. Gerstad noted the Adams Farm is comprised of 303 acres and is located on the
north side of Bull Valley Road, straddling Curran Road to the east and west.
Mr. Gerstad provided the Committee with an overview of the concept plan, noting
the easternmost portion would be RS-3, adjacent to existing RS-3 land use within the City.
Mr. Gerstad stated the proposed development also includes a 21-acre commercial hub.
�.. This commercial area would be developed with smaller retail units as opposed to big box
stores currently being erected north of town. To the west of the commercial hub is a multi-
family buffer, and expanding to RS-2 residential to the north and west, adjacent to the
recently annexed Shamrock Farm Property. Moving further to the west the residential
would be expanded to R1A zoning, one-half acre lots, as the development approaches the
less dense Bull Valley area. Mr. Gerstad noted the variety of housing choices depicted on
the concept plan. The plan provides affordable housing as well as upscale housing. He
opined the plan represents a good mix as opposed to strictly single-family detached
homes.
Mr. Gerstad distributed a copy of an analysis of the concept plan and its compliance
with the City's Comprehensive Plan. Mr. Gerstad noted he is proposing 444 single family
detached homes on 216.5 acres. He noted 61.5 acres of multi-family would generate 359
units. Applying the Naperville School Consulting Formula it is anticipated 437 students
would be generated. If strictly detached RS-2 single family homes were built, 671 homes
would be constructed and 25% more students would be generated by the development.
Historically Gerstad Builders has constructed 75% three-bedroom homes and 25%
four-bedroom homes. It is anticipated there would be a population generated by the
development of 2,100 people as compared to 671 single family homes generating 2,090
people.
`- Mr. Gerstad, addressing the Equalized Assessed Valuation (EAV) in the City, noted
the EAV would be increased by $147,298,000 of which the City will be able to apply its
September 10, 2002
Page 2
levy and increase its revenues. Financially for the City this mix of development would be
better than straight RS-2 single family houses. It would also be better for the school
system as fewer students would be generated.
Mr. Gerstad noted the environmental corridor will be preserved along Boone Creek.
The multi-family units comply with the City's Comprehensive Plan and provide a good
buffer next to the commercial portion of the development. The multi-family units are also
adjacent to the two arterial roadways which is desirable in good planning. Mr. Gerstad
stated the RS-3 continues on from the RS-3 in Winding Creek Subdivision. The RS-1a
represents an application of the City's new % acre zoning district. The RS-2 is consistent
with the majority of the property within the general area. The commercial property
conforms to the Comprehensive Plan.
N.'r. Gerstad iterated he has reviewed recently approved annexation agreements. He
understands the limitations on building permits and the architectural standards recently
adopted. He has reviewed the tree survey issue and park land dedications and
improvements with tot lots. He is also aware of the additional requests for right-of-way
dedication for the future West McHenry Bypass which may be located in the area.
Mr. Gerstad stated some additional issues for Council to consider in this project:
• Lines of variation regarding sanitary sewers not be installed in the center of the road,
but alternatively located in the parkway; —�
• Variations on public walk to have the walk only on one side of the street, as opposed to
two sides of the street, at least on secondary streets. In return the developer might
increase the walk width;
• In the commercial area, the general aesthetics be subject to Council approval, but not
absolutely required to "appear like a single family home".
In closing, Mr. Gerstad stated this is a good plan for the City. It will create a nice
transition between the City of McHenry and the Village of Bull Valley. He is planning to
service the entire project with City water and sanitary sewer. Storm water management will
be carefully engineered and addressed.
Mayor Althoff informed Mr. Gerstad there will be no formal action taken this evening.
Following the meeting, he will be provided with a summary of the portions of the concept
plan which are acceptable, which portions need further refinement and/or amendment, and
which portions are not acceptable to Council at this time. Mr. Gerstad stated he would like
some direction from Council on how he should proceed with the development. He
specifically needs to know Council's feelings regarding the 2.65 units/acre density issue.
Mr. Gerstad also noted he would like Council input as to possible curb cuts on the arterial
streets.
Director Community Development Napolitano commented on the proposed concept
plan noting the plan makes good planning sense. He is implementing a feathering affect,
with larger lot sizes as the development moves further to the west. However, the City's
Comprehensive Plan does require 30% open space and 15% roads to be taken off the
open space. The preservation of the Boone Creek corridor is a critical aspect to the plan,
September 10, 2002
Page 3
�. as well as connections to existing roals. Securing additional right-of-way necessary for the
West McHenry Bypass is also critica►. The crossing of Boone Creek might be desirable
through this development, although probably not necessary. In response to Mayor Althoff
request, Director Napolitano stated the Comprehensive Plan shows a 40-acre commercial
hub. This concept plan proposes a 21-acre commercial area which would probably be
adequate. It would create a good neighborhood center. Director Napolitano noted the
density of the creekside multi-family development on the east side of existing development
is 5.8-5.9 units/acre.
Director Parks and Recreation Merkel stated his comments with regard to the
proposed development. Director Merkel stated the bike path plan shows an extension to
the west along Bull Valley Road. The City has targeted area adjacent to the creek at a
minimum of 400' on each side to be maintained as an environmental corridor. Director
Merkel noted wetlands might also be an issue in areas of the development. Areas for the
bike path need to be located outside of the wetlands area.
Alderman Bolger inquired as to the capacity of the wastewater treatment plant to
accommodate this development. Alderman Bolger also asked the developer to summarize
the buildout plan for the development. Mr. Gerstad responded he would begin the
engineering process immediately. He noted the project would not actually commence in
less than 18-24 months. The buildout program for this project would be 10-12 years.
Alderman Bolger stated Council may find it necessary to limit the number of building
permits issued per year in light of available sewer capacity.
Alderman Glab referencing the commercial portion of the development, cited the
Comprehensive Plan indicates the intent for commercial in this area is 3-5 acres and not a
21-acre commercial development. Alderman Glab stated he would like to place restrictions
on the type and intensity of commercial businesses allowed in this area. In response to
Alderman Glab's inquiry, Director Napolitano pointed out the three potential stubs
connecting the development to the Shamrock Property. Alderman Glab stated he would not
like to see a gas station in this commercial hub. In response to Alderman Glab's inquiry,
Mr. Gerstad stated the 303 acres includes the Curran Road right-of-way and up to the Bull
Valley Road right-of-way. Alderman Glab opined the undevelopable portions of the
property should not be counted as available open space nor included in the overall density
computations. He estimated at least 22 acres would be undevelopable wetlands. In
response to Alderman Glab's stated concerns regarding environmental issues, Mr. Gerstad
noted a wetlands survey has been done of the entire 303 acres.
Alderman Glab opined the density being requested is approximately 60-70% greater
than the density granted to the adjacent Shamrock Farms development. Mr. Gerstad
responded Council must look at each parcel of land independently. Each parcel has its
own unique topographical issues, drainage and environmental concerns which play into
the final density granted. Some discussion occurred regarding the projected density and its
relation to the approved Comprehensive Plan. Alderman iterated the proposed density
`-- should be reduced.
September 10, 2002
Page 4
In response to Mayor Althof 's inquiry, Mr. Gerstad stated he understands
contributions may be required toward potential traffic improvements in the area.
Alderman Bolger stated he was in favor of the environmental corridor shown on the
plan. He also stated he has no objection to the proposed commercial corridor which would
bring the City revenue.
In response to Alderman Low's inquiry, Mr. Gerstad stated if the plan moves forward
he is proposing more of a curved lineal street format as opposed as to a grid-type
subdivision.
Mr. Gerstad provided Council with the following summary of financial benefits to the
City as a result of the proposed Adams Farm Development. In response to Mayor Althoff s
inquiry, Mr. Gerstad stated all figures are computed at today's dollars and do not factor in
cost-of-living or inflationary increases:
Schools $3,344,002 Impact Fees
Parks $2,195,225 Cash beyond 2 fully improved tot lots
Library District $ 212,795
Fire District $ 212,795
City General Fund $ 744,225 Annexation Fees and Improvements
Capital/Water $1,907,498 .�
Capital/Sewer $1,801,497
Tap-on Fees $ 401,500
Proposed increased assessed valuation of City $147,298,000
Additional MFT Fund for an estimated 7.25 miles of roads
Estimated increase in population 2,100
Total acreage of development 303
Single family units 444
Multi-family units 359
Total units 803
Proposed Density 2.65 units per acre.
Mr. Gerstad also noted the City Comprehensive Plan permits utilization of open space and
environmental corridor in the 30% open space and density formulas. Mr. Gerstad also
noted the single family units per acre averages out at 2.05. The multi-family average
computes to 5.84 units/acre. Both numbers fall within the acceptable range as stated in the
Comprehensive Plan.
In response to Alderman Murgatroyd's inquiry, Mr. Gerstad stated Gerstad Builders
would not be developing the commercial hub.
Mayor Althoff thanked Mr. Gerstad for his presentation. Mr. Gerstad left the
Committee Meeting.
September 10, 2002
Page 5
Mayor Althoff inquired if there were additional comments Council wished to make
regarding the Adams Farm Development proposal.
Alderman Glab again expressed his concerns regarding the proposed density of the
project. He questioned utilizing the entire 303 acres in computing the density of the project.
He opined more than half of the 42.66 acre environmental corridor is actually not
developable. He also noted Curran Road is also an existing major arterial road and should
not be computed in the allowable 15% of the development. He stated following the removal
of the non-allowable acres, the development is actually a 260-acre development and the
density increases to 3.09.
Director Napolitano stated Staff historically has computed the density ratio based on
net development acreage (taking the total site area and reducing it by 30%). Total site
area does not include the existing road right-of-way. However, the Boone Creek
environmental corridor would be included. Based on this information Director Napolitano
opined the proposed density falls well within the guidelines of the policy as stated in the
Comprehensive Plan.
Alderman Low started she has three comments regarding the development:
• She is in favor of the commercial portion of the development;
• She is not in favor of sidewalks to be located only on one side of the street in a
residential area;
�.. She is concerned regarding the timing of the development and the impact on the
wastewater treatment plant capacity.
Alderman Glab expressed his concern regarding the creation of a commercial hub
so far removed from the center of town, and noted it may create more cross-town traffic
issues.
Mayor Althoff noted because the matter is still at a preliminary concept plan stage,
the developer is seeking Council input as to the proposed land uses and not necessarily
the size of each land use, i.e. the number of commercial acres, or multi-family acres, etc.
Alderman Murgatroyd would like to encourage Staffs input as well. He hesitates
placing too many conditions on the plan until further review by Staff, and the Planning and
Zoning Commission has had an opportunity to see the plan as well.
Some discussion occurred as to the size of the commercial hub. It was also noted
the requested zoning for the commercial area is C-3 which is more restrictive than the
more intense C-5 Commercial District. Mayor Althoff opined Staff will look at the proposed
size of the commercial area, and compare it to other commercial developments in the City.
A recommendation would then be brought forth both to the Planning and Zoning
Commission and City Council as to size and suggested permitted uses.
`-- Alderman Bolger stated he has confidence in Staff and the advisory boards.
Alderman Murgatroyd noted his concerns as follows:
September 10, 2002
Page 6
• He would like Staff to review the calculations to verify the actual density and units/acre.
He opined the calculations were not done correctly, especially including the commercial
area in the residential density computations.
• He would like the commercial area reduced in size.
• He would like to see the west side of the development to resemble the approved
Shamrock Farm layout, i.e. the neighborhood format, open space incorporated into
residential neighborhoods, etc.
• He would like Staff to provide a comparison of the existing density of the Boone Creek
Subdivision versus the proposed Adams Farm Development.
• He stated if would be difficult to approve the development as currently presented.
Inasmuch as Boone Creek will be impacted by the development, Alderman Glab
suggested the developer be required to provide an engineering study on the potential
Creek impact.
Mayor Althoff summarized Council concerns regarding the Adams Farm Concept
Plan as follows:
• Density is too high; Staff to calculate density computations;
• Protect the environmental corridor along Boone Creek;
• Commercial development size and proposed uses;
Drainage concerns;
• Continuation of the bike path;
• Investigation of curb cut locations onto arterial roadways;
• Access onto Curran Road at commercial hub;
West McHenry Bypass, frontage road, and associated traffic issues.
Director Napolitano stated his belief the intent of commercial hub in this
development is to have a centralization of commercial for the area as opposed the existing
Route 120 streetscape with its curb cuts, signs, etc. The size of the commercial area
should be driven by the needs to be serviced. A marketing analysis could be done to
determine the best way to fill the need for commercial entities in this area.
Director Napolitano also noted with regard to density, the City needs to look at the
type of units being proposed, the setback being shown on the plan, the size of the building
footprint, and other characteristics of each specific development.
Director of Parks and Recreation Merkel commented the Boone Creek is a
meandering creek and should be preserved as it is one of the few remaining meandering
creeks in the area. Director Merkel also stated the City's bike plan is included in the
Comprehensive Plan along with other transportation routes.
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September 10, 2002
Page 7
ADJOURNMENT
Motion by Low, seconded by Glab, to adjourn the meeting at 8:31 p.m.
Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer.
Voting Nay: None
Absent: None
Motion carried.
The meeting was adjourned at 8:31 p.m.
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