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HomeMy WebLinkAboutMinutes - 10/15/2011 - Community Development Committee SPECIAL � COMMUNITY DEVELOPMENT COMMITTEE MEETING Tuesday,November 15, 2011 Aldermen's Conference Room, '7:00 p.m. In Attendance: Committee Members: Chairman Alderman Condon, Alderman Peterson and Alderman Santi. Absent: None. Also in Attendance: Deputy City Administrator Martin and City Clerk Jones. Also in Ariendance: Alan Belcher, Executive Director, Transitional Living Services ("TLS") Dan McGrath, Architect and Board Member of TLS Larry Ellis, St. Paul's Episcopal Church of McHenry Alderman Glab Helen Glab Chairman.�lderman Condon called the meeting to order at 7:06 p.m. Review of Conceptual Develoument Proposal,Affordable Housing for Veterans Property Located at the Southeast Corner or Ridge Road and I(linois Route 120 Deputy City Administrator Martin informed the Committee that as a result of a policy shift by the federal government, housing funding options for veterans have switched from transitional housing to permanent affordable housing. Transitional Living Services ("TLS") is seeking annexation to the City of McHenry to develop six acres at the southeast corner of �-- Ridge Road and Illinois Route 120 with permanent affordable housing for veterans. TLS currently operates a walk-in support center on West Elm Street, in McHenry, for veterans. Deputy City Administrator Martin provided the website for the TLS organization (http://tlsveterans.org). It is TLS's intent to purchase the site from St. Paul's Episcopal Church of McHenry. The property consists of six acres on which one and two-story homes, which were constructed more than 140 years ago, are located. The property is currently zoned A-1 (Agricultural District) and is located in unincorporated McHenry County. The future land use map in the City's Comprehensive Plan designates the site as Low Density Residential. To the east and south of the property is Meyer Gravel Pit, zoned RS-1/A-M. to the west in unincorporated Bull Ridge subdivision, which is zoned E-3C Estate District with a conditional use permit. North of the site across Route 120 is a 28-acre farmette, also unincorporated, zoned A-1CV (Agriculture District) with a conditional use permit and variance. The property is contiguous to the 150-acre Meyer North Gravel Pit (future 60 single-family home development) and Thatcher Meadows, a mixed use development in Wonder Lake. Deputy City Administrator Martin noted that in 2002 the city entered into a pre-annexation agreement with trustees of the 28-acre Howe Estate located across from the proposed development on the north side of Route 120. He also informed the Committee that the City � Community Development Committee Meeting November 15, 2011 Page 2 � has a Boundary Agreement in place with Village Bull Valley, but not with the Village of Wonder Lake. TLS propo�es razing the existing homes on the site and constructing 24 efficiency dwelling units comprised of three 2-story apartment style buildings. Surface and garage parking are proposed a� depicted on a preliminary site plan. City water and sewer are not available or in close proximity to the site. Well and septic will be required. The applic�ints are seeking direction from the City regarding: • Ove�rall development proposal including annexation to the City, multi-family zoning ma�� amendment, and required variances (multiple buildings on a zoning lot); • Cor�ceptual site and floor plans; • Adclitional comments, questions or concerns. Mr. Belcher addressed the Committee providing a brief background about the organization. He stated that the organization serves a population of homeless veterans, noting that within 30-60 days of connecting with the organization the veteran is able to find employment. Mr. Belcher informed the Committee that cunently TLS operates a 20-person transitional home for veterans in Hebron and a Drop-in Center in McHenry. Mr. McGrath addressed the Committee. He stated that he is a Board member of TLS and a licensed architect. Mr. McGrath indicated he had spoken with Deputy City Administrator Martin approximately 4-6 weeks ago. He noted it is the intent of TLS to raze the two homes �, currently on the property, which are in a dilapidated condition. Mr. McGrath stated that the proposed project's intent is to provide surface parking for handicap individuals, space for two cars per unit, storage for all units and garage parking for approximately 50% of the units. Responding to Alderman Peterson's inquiry about whether the entire site is populated by buildings, Mr. McGrath indicated that approximately 50% of the property will be septic field, 50-70% will remain green. Mr. McGrath noted there are a number of mature oak trees on the property that will be integrated into the development. Alderman Peterson opined that the site is on a major corner. He noted he foresees a potential for commercial value to the City in the future. Responding to an inquiry from Alderman Santi, Deputy City Administrator Martin informed the Committee that the City does not oversee septic and well, that is regulated by the McHenry County Health Department. Mr. McGrath informed the Committee that the project has not progressed to the extent that topographical issues have been explored regarding drainage. Responding to an inquiry from Alderman Santi regarding whether the organization has approached the County of McHenry about the project, Mr. Belcher advised that he was told � that to get the project done, if at all, through the County would take at least 2-3 years. Community Development Committee Meeting November 15, 2011 Page 3 � Alderman Santi asked if any concerns have been expressed by residents of the Bull Ridge subdivision? Mr. Belcher indicated that the project has not reached the point where the residents h��ve been approached. Deputy City Administrator Martin informed the Committee that in advance of this meeting he contacte�d the Village Clerk of Hebron, the Assessor and a representative of the Hebron Police De��artment. The Clerk and the Assessor were able to provide little information. However, lhe representative of the Police Department said he would recommend the project without he�itation, noting that in all the years the organization has been located in Hebron, near Crandall's restaurant, they have had only 2 or 3 calls to the property. Chairman .�lderman Condon inquired about a site supervisor. Mr. Belcher explained that there would not be a live-in on site, however an After Care Specialist would be there frequently. It was noted one of the units could be converted into an office if that was a requirement of the City. Respondinb to Chairman Alderman Condon's inquiry regarding where the veteran's come from, Mr. Belcher responded that the vast majority, approximately 90%, are out of Veteran Administration Hospitals and the average age is 38-39. Alderman Peterson inquired about the number of facilities of this type in the area. Mr. � Belcher responded that this project is new due to the direction the government is taking for permanent, affordable housing for veterans. Chairman Alderman Condon inquired about funding. Mr. Belcher sated that the funding comes from many sources and foundations, including the Department of Agriculture and HUD. Staffing is provided through the McHenry County Health Department. The veterans are linked to whatever assistance they require. Programs and support are ongoing. Mr. Ellis responded to Alderman Peterson's inquiry regarding the origination of the property, stating that Meyer Material purchased the farm and allowed St. Paul's Episcopal Church to retain 6 acres. Alderman Peterson opined he liked the multi-family concept of housing for the site. He stated he does not have any problems with the project moving forward. Alderman Glab stated that he was told that a long time parishioner had donated the property to St. Paul's Episcopal Church and that the property was designated wetlands. He stated that he was told that is why Meyer Material didn't want the property. Alderman Glab inquired about detention. Alderman Glab stated that the ordinances of the County regarding detention must be upheld. He opined concerns about the topography of the property and ingress/egress onto State Route 120. Mr. McGrath stated he is not anticipating any direct access onto State Route 120. � Community Development Committee Meeting November 15, 2011 Page 4 � Chairman Alderman Condon requested that Alderman Glab not stray off topic, noting that the plan is currently only in the conceptual phase. Alderman Peterson concurred. He noted at this poirrt not all project details are available. If, as the project moves forward, issues are discovered, details will be addressed. Alderman �lab and Helen Glab departed at 7:54 pm. Chairman Alderman Condon inquired about the procedure required to move forward with the project. Deputy City Administrator Martin informed the Committee that a recommen�iation would come from the Committee for the project to be presented to the full Council. Council would then recommend the project proceed to the Planning and Zoning Commissic n for public hearing. Chairman,�lderman Condon indicated she supports the project, but would like to see on-site supervisior�. She acknowledged that logistics need to be worked out. Alderman Santi opined he supports the project, but is unsure about the location. He believes a facility o f this type would be better suited somewhere that is more accessible to business and shopping. Motion by Santi, seconded by Peterson to move the project forward to full Council for consideration. � Aye: Condon, Santi. Peterson Nay: None. Absent: None. Motion carried. Adiournment Motion by Santi, seconded by Peterson to adjourn the meeting at 8:09 p.m. Aye: Condon, Santi. Peterson Nay: None. Absent: None. Motion carried. Respectfully submitted, �x��'!� �S� -r Geri Condon, Chairman �