HomeMy WebLinkAboutMinutes - 09/27/2004 - City Council i COMMITTEE OF THE WHOLE MEETING
SEPTEMBER 27, 2004
A Committee of the Whole Meeting of the McHenry City Council was called to order
by Mayor Low at 7:30 p.m. on Monday, September 27, 2004 in the Council Chambers of
the Municipal Center. At roll call the following Aldermen were present: Bolger (arrived at
7:36 p.m.) Glab, Low, Murgatroyd, Wimmer, Peterson, Condon. Absent: None. City Staff
in attendance were: City Administrator Maxeiner, City Clerk Jones, Director of Community
of Development Napolitano, Assistant Director of Public of Works Fink, Chief of Police
O'Meara, Director of Finance Kline. Absent: Director of Parks and Recreation Merkel,
Director of Public Works Marcinko and City Attorney McArdle.
DISCUSSION: PROPOSED PATRIOT ESTATES DEVELOPMENT
Mayor Low announced the purpose of the Committee of the Whole Meeting tonight
is to entertain discussion regarding the proposed Patriot Estate Development.
Attorney Thomas Zanck of Millitello, Zanck & Coen, representing Brian Cunat and
John Cunat of Cunat, Inc. informed Council that Cunat, Inc. is proposing to develop a 404-
unit senior housing community, restricted to persons 55-years of age and older under the
Federal Fair Housing Act, on 101 acres located on the east side of Crystal Lake Road,
south of Bull Valley Road. He stated the proposed development consists of three separate
housing products:
• Single-family dwelling;
• Attached single-family dwellings; and
• Four or five-unit townhome dwellings.
Alderman Bolger arrived at 7:36 p.m.
Attorney Zanck stated the proposed zoning designations are:
• RS-3, Medium-High Density Single-Family Residential, with a minimum lot size of
9,000 sf; and
• RM-2, High-Density Multi-Family Residential.
Dwelling units would range in size from 1,000 square feet to 1,900 square feet. It is
proposed that one Master Homeowners Association and three sub-Homeowners
Associations would oversee the maintenance of common areas on the site.
Attorney Zanck stated applicants are proposing a land swap with Holy Apostles
Church. Approximately 15.5 acres of the site would be given to Holy Apostles, in
exchange for a small area consisting of approximately one acre, currently owned by the
Church.
Mr. Brian Cunat of Cunat, Inc. addressed Council. He provided a history of the
property indicating that it is currently zoned BP Business Park and was preliminary platted
into parcels for future phases of the Inland Business Park, located to the east of the site.
Inland Real Estate Group appeared at a Committee of the Whole meeting on April 23,
2003 with a proposal to rezone the property from BP Business Park to RS-3, Medium-High
'`- Density Single-Family Residential and RA-1, Attached Residential to construct 144 single-
family homes and 110 duplex units. Additionally, Inland proposed 10 acres of commercial
development along Crystal Lake Road. Mr. Cunat noted the majority of the Council did not
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support the proposal. Mr. Cunat stated since that time the property has been purchased
by Cunat, Inc. Mr. Cunat expressed an interest in encouraging seniors to remain in the
community in affordable, easily maintained housing. Additionally, Mr. Cunat stated that
Father Sherry of Holy Apostles Church whose property abuts the subject site has indicated
a preference that the property be developed as residential rather than business. Mr.
Cunat also stated that Cunat, Inc. would be providing jobs for local subcontractors
improving the economy in the area.
Mr. Chris Zock, Vice President of Operations for Cunat, Inc., addressed Council.
He outlined the financial impact analysis. Mr. Zock stated the Superintendent and
Assistant Superintendent of District 15 have verbally indicated support for the project.
Mr. Zock noted there would be no stairs in the units and hallway widths would be
configured anticipating the possibility of individuals with special needs. Of primary
concern to the developer is affordability of the units.
Responding to Alderman Peterson's inquiry Attorney Zanck stated that at least one
of the title owners of the property would have to be 55-years of age or older.
Alderman Peterson indicated he has some concerns regarding an increase in traffic
on Bull Valley Road; however, he opined this proposal is more palatable than the previous
proposal submitted by Inland.
Responding to Alderman Glab's inquiry regarding Federal Guidelines regarding
restrictions to individuals 55-years and older, Attorney Zanck explained specifically how,
and under what conditions the restrictions can be imposed.
Alderman Glab stated he had concerns regarding the location of the development
due to traffic and roadway issues. He suggested the possibility of a frontage road to
alleviate traffic congestion on Bull Valley Road. Additionally, he expressed concern
regarding the proximity of the proposed Catholic school to the development.
Responding to Alderman Glab's inquiry, Mr. Cunat stated the prices of the units are
proposed as follows:
• Townhome $165,500
• Attached single-family home $215,000
• Detached single-family dwelling $262,500
Mr. Cunat noted that a market study has indicated that the product would sell
rapidly at this price.
Alderman Condon supported the residential development of the property. She
concurred with Alderman Glab's suggestion regarding reconfiguration of the road to
accommodate traffic. Alderman Condon noted her biggest concern is the 55-years of age
and older restriction and the possibility that the guidelines could change in the future.
Additionally, Alderman Condon expressed concerns regarding density and sufficient
parking for the townhomes. She stated she would like to see some source of activity in the
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proposed development, such as walking paths.
Alderman Bolger opined that going over each detail of the proposed plan at this
stage is premature. He indicated he would like to see what the Planning and Zoning
Commission has to say regarding the proposed project prior to making a decision.
Alderman Murgatroyd concurred with Alderman Bolger. He indicated concerns
regarding the possibility that the senior housing designation could be revoked.
Additionally, Alderman Murgatroyd stated he would like to see something in writing from
District 15 and District 156 indicating their support of the proposed project. However, he
indicated he would encourage the developer to move forward with the project.
Mayor Low opined that traffic in the neighborhood is an issue, but indicated it could
be resolved without too much difficulty. She stated there is a need for this type of housing
in the community, but finds the density a bit high. In particular, Mayor Low indicated an
aversion to 5-unit townhomes.
Mr. Cunat expressed appreciation to the Committee of the Whole for their input and
thanked Staff for their assistance.
It was the consensus of Council to encourage the developer to proceed with the
project.
ADJOURNMENT
Motion by Wimmer, seconded by Condon, to adjourn the meeting at 8:53 p.m.
Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer, Peterson, Condon.
Voting Nay: None.
Absent: None.
Motion carried.
The meeting was adjourned at 8:53 p.m.
Mayor CAV Clerk
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