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HomeMy WebLinkAboutMinutes - 07/11/2005 - City Council COMMITTEE OF THE WHOLE MEETING JULY 11, 2005 The Committee of the Whole Meeting of the McHenry City Council was called to order by Mayor Low at 7:30 P.M. on Monday, July 11, 2005 in the Council Chambers of the Municipal Center. At roll call the following Aldermen were present: Santi, Glab, Murgatroyd, Wimmer, Peterson and Condon. Absent: Schaefer. City Staff in attendance were: City Administrator Maxeiner, City Clerk Jones, Chief of Police O'Meara, Director of Public Works Marcinko, Director of Community Development Napolitano, Director of Parks and Recreation Merkel. Absent: City Attorney McArdle, Community Relations Management Assistant Hobson and City Administrator Assistant Martin CONSENT AGENDA Mayor Low announced there was a correction to the Agenda Supplement, due to a typographical error, regarding the company issuing the bonds. She stated all other information. regarding the refinancing of the Series 1997A and Series 2002 bonds is correct. Motion by Wimmer, seconded by Condon, to approve the Consent Agenda as amended: A. Approve ordinance authorizing the refinancing of Series 1997A and Series 2002 General Obligation Bonds; B. Approve final payment request for Jaycee Park Playground Installation to Fritz .Landscaping; C. Approve picniclspecial use permit requests; D. Approve block party requests: a. Bob Richardson, 1110 Bonita Lane, McHenry Shores b. Ron Bielski, 1719 Jennifer, Mill Creek; c. Approve list of As-Needed Checks: ACRES GROUP 15, 900.00 AFLAC 1,786.00 ALEXANDER, CHRIS 1,979.90 BANKCARD SERVICES 890.48 BENEFIT SYSTEMS & SERVIC 19,947.38 BUSS FORD SALES 20,975.00 FOP UNITS I/II 1,961.00 HARRIS, TIMOTHY 501.00 HOME DEPOT/GECF 37.95 ILLINOIS DEPARTMENT OF P 1,066.00 ILLINOIS STATE POLICE 132.00 NCH COUNTY DEPT OF HEALT 80.00 MCHENRY COUNTY MENTAL HE 7,500.00 MCPOA 621.00 MIDCO -- - 140.00 ---- MILLS ENTERPRISES LLC 2,500.00 NATIONAL GUARDIAN LIFE I 123.83 NCPERS GROUP LIFE INS. 319.00 PANERA BREAD 33.38 POSTMASTER MCHENRY IL 2,746.51 REIL CONSTRUCTION INC 2,653.00 SAFARI LAND LLC 434.00 SCHAUMBURG CASTLE INC 725.00 Z' SECRETARY OF STATE/INDEX 20.00 SIX FLAGS GREAT AMERICA 1,259.50 SWIFT CO INC, JOHN S 4,748.00 THELEN SAND & GRAVEL INC 18,165.35 July 11, 2005 Page 2 UNITED PARCEL SERVICE 115.43 UNITED WAY OF MCHENRY CO 78.00 UW-MADISON 700.00 VELEZ, JENNIFER . 820.00 WALMART COMMUNITY 1,260.49 WOODSTOCK SWIMMING ASSOC 920.00 GRAND TOTALS 111,139.20 FUND TOTALS GENERAL FUND 79,318.33 DEVELOPER DONATION FUND 2,653.00 TIF FUND 2,500.00 WATER/SEWER FUND 8,013.52 UTILITY IMPROVEMENTS FUND 18,165.35 INFORMATION TECHNOLOGY FUND 1,489.00 TOTALS 111,139.20 Voting Aye: Santi, Glab, Murgatroyd, Wimmer, Peterson, Condon. Voting Nay: None. Absent: Schaefer. Motion carried. DISCUSSION: SUPPORTIVE LIVING FACILITY, EAST SIDE OF. CRYSTAL LAKE ROAD: ANNEXATION ZONING MAP AMENDMENT CONDITIONAL USE PERMIT Director of Community Development Napolitano informed Council the Applicant, Living Springs of McHenry, LLC, is requesting annexation of approximately 4.83 acres of property located on the east side of Crystal Lake Road, across the street from the Marathon Gas Station. Upon annexation, It is the intent of the Applicant to seek a Zoning Map Amendment to RM-2, High Density Multi-Family Residential District and approval of a Conditional Use Permit to allow the construction of a 99-unit, 3-story assisted living facility on the subject property. Director Napolitano stated the facility would be known as a supportive living facility (SLF) for frail senior citizens. He noted the State of Illinois administers a program encouraging the development of SLF's, which are apartment-style developments providing personal care and services to residents of the facility. The SLF residents must require assistance with activities of daily living such as meals, personal care, laundry, dispensing of medication and the like, in order to qualify for residence at the facility. The facility would be staffed 24-hours a day. Because of assistance from the State, SLF's present a more affordable alternative to other types of assisted living facilities. The Applicants have a similar facility in Batavia, Illinois. Director Napolitano indicated access would be provided from a new driveway onto Crystal Lake Road. The site plan presented by the Applicants shows a cross-access easement with the parcels to the north and south. Parking for 77 vehicles is proposed. The Applicant proposes a three-story structure having a brick and siding fagade. Storm water detention would be provided at the rear of the site. The Applicants are requesting the City consider vacation of the Maryetta Street right-of-way, which is approximately 60 July 11, 2005 Page 3 feet wide and 805 feet in depth, and runs through the middle of the property. Director Napolitano reiterated to Council that the project has already been presented at a Public Hearing before the Planning and Zoning Commission. The Applicants believe they received mixed signals from the Commission's recommendation. Director Napolitano informed Council that the Planning and Zoning Commission recommended denial of the Zoning Map Amendment to RM-2, by a vote of 4-3; however, the Conditional Use Permit for the assisted living facility was approved by a vote of 4-3. The Applicant, in order to receive better direction, has elected to come before the Committee of the Whole. Director Napolitano introduced the following: • Kristina Dalman, Esq. of Gardner Carton and Douglas • Stephen Barron, Living Springs of McHenry, LLC • Blair Mitton, BMA Management • Fran Fazio, Manhard Consulting • Thad Gleason, Gleason Architects, P.C. Attorney Dalman reiterated the concept of supportive living to Council. She indicated the facility does not provided skilled care. Attorney Dalman informed Council most of the residents would not have a vehicle stating that traffic generated by the development would be comprised mostly of visitors and employees, creating little congestion to the area during typical morning and evening peak hours for vehicular traffic. Mr. Mitton informed Council that he is a Registered Nurse and a proponent of low- cost assisted living facilities. He stated a market study, which included Crystal Lake, McHenry, unincorporated McHenry, Ringwood, Wonder Lake and Woodstock, indicated steady growth for each age group over the age of 60 years, over the next five years, with the 85+ age group projected to grow by 25%, and the 80-85 age group projected to grow by 15%. It was noted that 50% of individuals over the age of 75 years are estimated to have some type of disability, which would qualify them for assisted living. Additionally, he indicated that 43% of all individuals over 80 years of age and 38% of all individuals over 75 years of age have less that $25,000 in annual income, which qualifies them for a tax credit property. Mr. Mitton stated he believes a facility in McHenry would draw from most of McHenry County due to the central location. Mr. Mitton explained the following typical services and amenities of the facility and apartment: Services • Ongoing health monitoring and nursing assessments • Personal assistance with activities of daily living, including bathing, dressing, personal grooming, hygiene and getting to and from the dining room and activities (needed assistance is provided by Certified Nursing Assistants, working under the direction of a Registered Nurse and staff at the facility, 24-hours per day, seven days a week) • Medication reminders and assistance • Three meals per day, plus snacks, with the ability to handle prescribed therapeutic July 11, 2005 Page 4 diets �. • Weekly housekeeping • Flat linen and personal laundry • Assistance with transportation needs • A range of interesting social and recreational programs and events • On-site beauty and barber services (additional charge would apply) • Reception desk services. Apartment Amenities • Private apartment • Full, private bathroom with shower and grab bars • Kitchenette with sink, refrigerator, microwave oven, countertop and cabinets • Individually-controlled heating and air conditioning • Carpeted living and sleeping areas • Emergency call devices in each bedroom and bathroom • Pre-wired for telephone and cable TV • Mini-blinds provided. Mr. addressed Council explaining the difference between an assisted living and a supportive living facility is affordability. The residential fees at a supportive living facility are partially paid by the State. The goal of the project is to create a quality of life, which _ can be achieved in a supportive living facility,as opposed to an assisted living facility or a skilled care facility. He noted that the positioning of the structure on the property is facilitated due to the extremely deep configuration of the property. He stated each of the units in the facility would be 500 square feet in area and would contain two rooms, a bedroom and a combination living room, kitchenette/eating area. The criteria for residency in the supportive living facility are age, at least 65 years old, and Medicaid eligibility. He stated the program works because the State and Federal government pay the balance of what the residents are unable to afford. Mr. Barron indicated most of the existing mature trees on the property would remain on the site. Mayor Low opened the floor to discussion by Council. Responding to an inquiry from Alderman Glab, Mr. Barron stated the reason this site was chosen is the demographics, staff thought it was the most favorable and the heavily wooded area was favored aesthetically. Alderman Glab stated the Comprehensive Plan called for low-density construction on the property. He indicated this should have been -- mentioned at the Planning and Zoning Commission meeting. Attorney Dalman noted the--- - -- developers were unaware of the recommendations on the Comprehensive Plan until they had a conversation with City Staff, following the Planning and Zoning Commission meeting held on April 21, 2005. Alderman Glab stated he has an issue with the project because of District 15 and , District 156 and listed the following concerns: • Impact on vehicular traffic • Ingress and egress to the property July 11, 2005 Page 5 • Aesthetics • Believes other areas in the City to be more appropriate for the project Alderman Glab opined he does not support changing the zoning in the area for the project. Attorney Dalman attempted to address Alderman Glab's concerns. Director Napolitano, responding to Alderman Murgatroyd's inquiry regarding the area along Crystal Lake Road, stated information has been gathered and goals and objectives are in the process of being formulated. It is Stafrs intent to present them at the next Community Development Committee meeting, scheduled on Tuesday, July 19, 2005. Responding to Alderman Murgatroyd's inquiry regarding funding, Mr. Barron stated the project is funded by a Federal Tax Credit. However, a State agency allocates the funds through Industrial Revenue Bonds. Alderman Murgatroyd inquired about peak visiting hours. Mr. Mitton indicated there are no set hours; however, evenings, Saturday, Sunday and holidays are the busiest. Alderman Murgatroyd stated he would not want to set a precedent regarding the construction of multi family structures on Crystal Lake Road. He opined the concept for the facility is good, although he questions the chosen site. Alderman Murgatroyd indicated he would like to hold the project in abeyance until completion of the revised Comprehensive Plan Land Use Map. Alderman Wimmer stated he concurs with Alderman Murgatroyd regarding holding the project in abeyance. He noted he has no issues with the overall project. Responding to an inquiry from Alderman Wimmer regarding the number of units in the project, Mr. Barron stated the size of the project and the number of units was determined by a market study. He noted 106 persons can live in 99 units. Six of the units can accommodate double occupancy. Alderman Peterson opined he likes the project. Parking appears to be adequate. He stated he is not in support of the vacation of the Maryetta right-of-way. Alderman Peterson mentioned concerns regarding the projects impact on the wetlands in the vicinity and indicated he would like to know more regarding access to the park behind the _. proposed project. Alderman Condon stated she approves of the project's concept for the community and sees the need for a facility of this type; however, she cannot support the project at the proposed site. Alderman Condon indicated she would like to compare the City's Comprehensive '�-- Traffic Plan and the Traffic Impact Analysis, dated March 21, 2005, performed by Land Strategies, Inc. for Spectrum Management Company, which was submitted by the developer. July 11, 2005 Page 6 Alderman Condon stated she does not care for the three-story structure and �. indicated she has ascertained that residents in the vicinity are not in favor of the project. She encouraged the developer to continue working with Staff to find a more appropriate site for the project. Alderman Santi"thanked the developer for an excellent presentation. He concurred with Alderman Condon regarding the need in the community for a facility of this type. Alderman Santi indicated he was not in favor of the present site for the project. Mr. Milton thanked Council for their input. He informed Council that the developer is anxious to locate a facility in the City of McHenry. Mr. Milton stated if Council believes the current site is not appropriate the developer is willing to work with Staff to explore other sites. Mayor Low stated Council and Staff look forward to working with the developer as the project moves forward. DISCUSSION: GILGER PROPERTY(31 ACRES)AKA HOLLY JOLLY TREE FARM: ANNEXATION ZONING MAP AMENDMENT Director Napolitano informed Council that Windsor Development Corp. has submitted a Concept Plan to construct 180 twnhomes on the property located on the -- south side of Bull Valley Road, immediately west of the railroad tracks, commonly known as the Gilger Property a/k/a Holly Jolly Tree Farm. The proposed development would include a north/south collector road along the west property line. The collector road would provide access to Bull Valley Road and to the proposed Patriot Estates Development to the south. Townhomes would be located along a loop road that has two connections to the collector road. The proposed buildings would have 4, 5 and 6 units. Director Napolitano noted there would be no front-loaded garages. Instead, garages would be built to the rear of the buildings and served by a privately- maintained alley. Storm water detention would be provided at the center of the site and in the northeast corner. A 50 foot landscape easement is proposed along the Bull Valley Road frontage. Staff indicated the proposed land use is consistent with the land use designed on the Comprehensive Plan, high-density residential, 9-plus dwelling units per acre. The plan ___---includes 180 units on 31 acres, for a gross density of 5.8 dwelling units per acre. Open space would be provided around the two detention areas and in two courtyard areas. Director Napolitano noted that density is one of the crucial issues of a residential project, due to the impact on traffic, schools, city sewer and water, inspection services, etc. The gross density of the proposed development is 5.8 dwelling units per acre, which is -- consistent with the most-recently approved townhome developments in the City. Director Napolitano stated a total of 35 buildings are proposed. Setbacks are 30 feet in the front yard and 20 feet at the side yard. Five of the buildings would back up to July 11, 2005 Page 7 the railroad tracks. The minimum distance between the tracks and the buildings would be 105 feet, which is consistent with the Kresswood Trails development. He noted proposed development is using a unique design in that no garage doors would face a public street. Two courtyard areas would provide open space, in addition to the two storm water detention areas. The Applicant is willing to consider adding a walking path, gazebo/picnic area, and/or recreation equipment in the open space area for the use of residents. Additionally, the Applicant intends to install significant landscaping between proposed units and the railroad tracks to the east. Director Napolitano informed Council that a north-south collector road would be constructed from Bull Valley Road, south to connect with the proposed collector road in the Patriot Estates development. Staff has been working with the County Highway Department regarding the Bull Valley Road corridor and this north-south road is a critical element. Director Napolitano stated it would assist in eliminating access points on Bull Valley Road and would also provide a second means of access for Patriot Estates. The Applicant is aware a contribution would be required for a future traffic signal at Bull Valley Road. Additionally, the Applicant is aware there would be no sanitary sewer treatment available until the end of 2006. Mr. Stan Sumner of Windsor Development made a brief presentation to Council. He noted the Applicant is willing to comply with the required contribution regarding road improvements. Alderman Murgatroyd stated the project complies with the Comprehensive Plan. He opined he has some issues regarding the project which need to be addressed; however, he encouraged the developer to move forward with the project. Alderman Wimmer concurred with Alderman Murgatroyd. Responding to Alderman Wimmer's inquiry, Mr. Sumner stated the private alleyways would be maintained by the Homeowner's Association. He assured Council a Special Service Area would be established to ensure maintenance of the common areas. Aldermen Peterson and Condon concurred with Alderman Murgatroyd and Alderman Wimmer. Alderman Condon opined she would like to see additional off-road parking staggered throughout the project. Additionally, she would prefer lower density and she would like to see bike paths and walking paths integrated into the design. Alderman Santi stated he likes the project overall; however, he indicated some concerns regarding the 6-unit buildings. Alderman Glab emphatically stated he does not support the construction of additional multi-family homes in the community. He indicated he has nothing against the. development; however the timing is poor for the project. July 11, 2005 Page 8 NEW BUSINESS '�- City Administrator Maxeiner informed Council that one of the requirements for approval of the Appropriation Ordinance is to hold a Public Hearing prior to passage of the Ordinance. A requirement of the Public Hearing is the advertisement of the meeting, at least ten days prior to the meeting. Due to an oversight, the publication was not done prior to the July 18, 2005 meeting. Consequently, a Special Meeting will be held on Monday, July 25, 2005 at 7:30 p.m. in Council Chambers to accommodate the requirements of the Ordinance. Following the Public Hearing, Council would take action on the Appropriate Ordinance. City Administrator Maxeiner apologized for any inconvenience this may cause. ADJOURNMENT Motion by Wimmer, seconded by Condon, to adjourn the meeting at 9:30 p.m. Voting Aye: Santi, Glab, Murgatroyd, Wimmer, Peterson, Condon. Voting Nay: None. Absent: Schaefer. Motion carried. The Meeting was adjourned at 9:30 p.m. ,--- MAYOR C CLERK