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HomeMy WebLinkAboutMinutes - 4/22/2008 - Community Development Committee Y COMMUIVITY DEVELOPMENT COMMITTEE MEETING �. Tuesday,April 22, 2008 Aldermen's Conference Room, 7:00 p.m. In Attendance: Committee Members: Chairman Alderman Condon, Alderman Santi and Alderman Wimmer. Absent: None. Also in Attendance: Deputy City Administrator Martin, City Planner Kolner and City Clerk Jones. Others in attendance: Bill Schneider Terra Development Services, LLC, 14044 Petronella Dr., Ste, 1 Libertyville, IL 60048 Robb Satten Terra Development Services, LLC, 14044 Petronella Dr., Ste, 1 Libertyville, IL 60048 Ronald and Mary Koehn Owners of Koehn Farm Chairman Alderman Condon called the meeting to order at 7:00 p.m. Presentation: Conceatual Site Plan—Koehn Farm Messr. Robb Satten and Bill Schneider, of Terra Companies LLC ("Terra") introduced � themselves and informed the Committee that Terra is considering the purchase and development of Koehn Farm, located at the northeast corner of Crystal Lake Road and Bull Valley Road. Mr. Schneider stated that Terra previously approached the City at the November 6, 2006 Community Development Committee meeting, regarding the development of the former Portable Tool site at the southeast corner of Crystal Lake Road and Elm Street(Illinois State Route 120). Mr. Schneider introduced Mr. and Mrs. Koehn and informed the Committee that he and Mr. Satten have met with Staff and discussed the possibility of apartment housing and retailed use on the site of the Koehn Farm. Staff directed Terra to assemble a conceptual proposal and present it to the Committee. Mr. Schneider informed the Committee that the Koehn Farm site consists of approximately 18 acres with frontage along Crystal Lake Road and Bull Valley Road. The site is currently zoned A-1, Agricultural and the current land use is agricultural. A home is located on the site. The Future Land ilse Map in the Comprehensive Plan designates the site as medium-density residential which, in accordance with the City's zoning ordinance, is approximately 26 persons per acre. Terra is proposing multi-family and retail use for the location. Tena proposes the development would act as a transition between the future commercial development at the intersection of Crystal Lake }toad and Bull Valley Road to the south and the Trails of Winding Creek Subdivision to�:he north. Additionally, it is adjacent to the future independent and assisted living � Community Development Committee Meeting April 22, 2008 Page 2 �' facility to the south, Kresswood Trails Townhome Subdivision to the east and the Prairie Lakes Townhome development to the south of Bull Valley Road. City Planner K�lner noted that the proposed retail use at Bull Valley Road is appropriate but should be limited. She noted in light of future signalization at the intersection of Remmington and Bull Valley Road, east of the independent and assisted living facility, some neighborhood retail could provide useful services to residents in the immediate vicinity living on this property, as well as in the Kresswood Trails Subdivision to the east. Mr. Schneider presented a conceptual site plan, which includes five buildings (27-dwelling units each) with a total of 135 dwelling units, translating to a gross residential density of 8 dwelling units per acre and a net density of 9.7 dwelling units per acre. The net density excludes the recreation and detention area of the proposed residential development area. Additionally, a retail building, of approximately 19,000 square feet fronting Bull Valley Road is proposed. Each of the apartment dwelling units would have surface parking adjacent to the building and separate parking garages. A clubhouse is proposed including a pool and parking area. A spine roadway traverses the property on the southern property line extending from Bull Valley Road to Crystal Lake Road with access off that road to each apartment building, the clubhouse and the retail property. Staff opined that the proposed density may be acceptable given the easy access to Crystal Lake Road and the signalized intersection at Bull Valley Road. Depending on the median rent of the \.- dwelling units, the apartments could provide much needed housing to employees who cannot afford a single-family dwelling. Many employees of the companies in the business and industrial parks seek different housing options in close proximity to their place of employment. In addition, the development could serve as housing for out-of-town physicians employed at the Northern Illinois Medical Center. The following topics were discussed based upon the preliminary Staff analysis: 1. The site plan shows little open space. There may be children living in some of the units and amenities should be provided, such as a small playground and an open space seating area for residents. Mr. Schneider informed the Committee that the clubhouse would have a play area for children. 2. Operation and maintenance of the clubhouse/pool and clarification regarding if it is to be maintained by a homeowners association. Mr. Schneider stated that the plan is for the owner of the property to maintain the pool. 3. Contribution to traffic signal and improvements at Bull Valley Road and Crystal Lake Road. Staff stated that the City would be seeking a contribution for off-site improvements, noting that alignment of the road would have to be considered in the future. 4. E�rterior appearance of the buildings should be architecturally pleasing and compatible with s��rrounding area. Mr. Schneider noted the architect would provide information/renderings of building elevations. 5. The plar. should include a dense evergreen landscape buffer along the north property line. � Mr. Sclvieider indicated the required landscaping is included in the plan. Community Development Committee Meeting April 22, 2008 • Page 3 6. A 30-foot wide spine road may not be sufficient to handle traffic in the development. `— Deputy City Administrator Martin stated that the amount of proposed traffic would determine road width. 7. Lightin�; should be tempered to ensure no spillover on adjacent residential properties. Deputy City Administrator Martin noted the applicant would comply with the lighting provisions of the Zoning Ordinance. 8. The amount of proposed retail area would be evaluated. Staff suggested having an additional strip retail center may not be the best use for the area. Deputy City Administrator Martin questioned the appropriateness of the venue for a retail center. 9. The applicant should investigate the possibility of lining up the Bull Valley Road intersection with Cunat Drive, even if the properties do not e�end directly across from each other. Mr. Schneider assured the Committee this would be investigated. 10. Multiple buildings on a single lot would be addressed through zoning and/or subdivision of the property. Mr. Schneider stated an Integrated Design District would be discussed as the project proceeds. 11. Drainage in the area is a concern. Additional detention or a lower water restriction rate should be required. The Committee expressed concerns regarding drainage. A discussion ensued regarding the natural flow of water following the development of the Abbey Ridge Subdivision. In conclusion, Mr. Schneider stated the applicant is seeking direction from the Committee regarding whether or not they should pursue the project. The applicant is requesting the Committee's input regarding the concept of an apartment housing/retail site on the property as � well as the site layout. Chairman Alderman Condon inquired about the number of stories of the building and the architectural style. She noted that she supported the idea of a clubhouse and a pool, but expressed concern regarding maintenance of the facility and the lack of playground equipment. Mr. Schneider assured her the matter would be addressed. Additionally, Chairman Alderman Condon expressed concerns regarding detention, stating that the engineering would have to be very precise. She also had concerns regarding the proposed retail facility, citing numerous empty retail establishments throughout the community. Alderman Santi expressed concerns regarding whether the exterior of the structure would be aesthetically pleasing. He inquired about parking on the premises and the ratio of 1, 2 and 3 bedroom apartments. Alderman Wimmer opined that overall the concept was appealing; however, he expressed concern with the retail aspect of the project. Chairman Alderman Condon inquired about the tenant profile. Mr. Schneider stated that demographics are difficult to ascertain. Mr. Schneider �;hanked the Committee for their input. Mr. Schneider, Mr. Satten, Mr. and Mrs. Koehn departec at '7:50 p.m. �- Community Development Committee Meeting April 22, 2008 Page 4 �" Discussion Regarding Public Art and Creatin�a Public Art Program City Planner Kolner informed the Committee that currently the City has few items of public art and no way of encouraging art to be placed in public sectors. She noted many other cities have avenues for the placement of public art and public art ordinances. Staff has reviewed some the ordinances and discussed ways to incorporate art into public spaces. Staff believes additional public art wou)d serve as an economic development stimulator as well as provide an overall benefit to the community and residents. City Planner Kolner stated some examples of public art include: • Temporary or permanently placed work; • Aesthetic objects; • Suspended or kinetic work; • Commemorative memorials and statues; • Traditional or folk-inspired art; • Functional work(doors, gates, fences, street or park furniture); • Ornamental work; • Landmarks; • Environmental work; • Lighted work; • Literary treatment; • Murals; � • Surface treatment (wall, floor, ceiling, sidewalk; plaza); and • Water fountains. City Planner Kolner noted that most public art ordinances have a mandatory 1% contribution required of any new developer, which is utilized for the addition of art to be located within the development. Additionally, money could be placed in a Public Art Fund for the City to purchase art. She noted, however, that many developments exist without art and the 1% adds to the overall cost of the development. City Planner Kolner stated the McHenry County Community Foundation ("MCCF") provides a great avenue for the establishment of a public art program, collecting donated funds for public art. By opening an account with MCCF, the City would be creating the parameters in which the funds can be used, while at the same time individuals could donate to the City's account and have the funds �o to a specific project or public art piece. Ms. Kolner informed the Committee that the MCCF has a minimum starting balance of$25,000, which means that the City would not have access to the funds until that threshold is reached. The MCCF charges a 2% administration fee, which is held in an interest-bearing account. City Planner Kolner suggested that donors could be recognized in the City's newsletter and possible large �ionors' names could be recognized on the actual piece of art to which they contributed. � �Community Development Committee Meeting April 22, 2008 Page 5 �"' City Planner Kolner indicated that upon direction from the Committee Staff would meet with representatives from the MCCF and discuss what is involved with the creation of an account. Additionally, S1:aff is recommending the addition of text to the Comprehensive Plan encouraging voluntary donation of funds and/or piece(s) of art to be placed in public spaces. The goal would be to have public art displayed in every park in addition to the downtown areas. Chairman Alderman Condon opined she is intrigued by the concept. However, she expressed concern regarding maintenance as the artwork deteriorated. Chairman Alderman Condon suggested contacting the Junior High School and High School, noting they have good art programs. She opined the concept has potential and expressed interest in pursuing the program. Chairman Alderman Condon suggested Staff contact the Illinois Arts Council. Alderman Santi stated he was comfortable with the program; however, he suggested moving forward slowly. It was the consensus of the Committee to direct Staff to move forward with the project. Discussion Regarding Buildin�Permit Eztensions Deputy City Administrator Martin explained the difference between minor permits and major permits requirements, and current building permit e�ensions to the Committee. He stated that as �.- a result of the poor economic climate many builders have requested multiple e�ensions for partially constructed buildings or dwelling units that axe not occupied, as well as permits for homes or buildings not constructed at all. Additionally, some homeowners have requested e�ensions on additions and minor permits for the same reason. Deputy City Administrator Martin stated Staff has worked with the builders and homeowners granting e�rtensions; however, the problem is becoming more prevalent and several permits have been extended many times in the past, some as far back as 2004. In an effort to avoid additional permit fees and re-applying for a permit, the builder or homeowner often requests a permit extension. Deputy City Administrator Martin informed the Committee that the number of permit e�ensions is increasing and the time frames over which the eatensions exist are lengthening. In an effort to address the matter Staff has drafted an Ordinance amending the City of McHenry Municipal Code Chapter 7. The amendment includes provisions for minor and major permit eartensions and the fees associated with the extensions, for both residential and non-residential construction. A one-year grace period is provided for all existing permits which were issued prior to or on the date of adoption of the ()rdinance. Responding to a�i inquiry from the Committee, Deputy City Administrator Martin stated the fee for extensions is justified. � Community Development Committee Meeting � April 22, 2008 Page 6 `' Alderman Wimmer commented on the difficult economic climate. Responding to Alderman Wimmer's inqu iry regarding the number of outstanding e�ensions, Deputy City Administrator Martin indicate�i the current number is unknown. Motion by Santi, seconded by Wimmer, to direct Staffto present an ordinance amending the City of McHenry Municipal Code Chapter 7 regarding minor and major permit e�rtensions to full Council for consideration. Aye: Condon, Santi, Wimmer. Nay: None. Absent: None. Motion canied. Discussion Regardin�the Use of Collection A�encies to Collect Unnaid Fines Deputy Crty Admimstrator Martin stated that one of the original 2008 Committee goals was to consider implementing the use of collection agencies as an additional means of collecting unpaid funds owed to the City, as opposed to solely placing liens on the affected properties. Currently the City utilizes both methods depending on the amount of money owed and what the money is owed for. Deputy City Administrator Martin informed the Committee that outstanding fees owed the City of McHenry is $34,780.67, broken down as follows: • $24,094.93 (Property Maintenance) • $10,685.74(Water/Sewer Bills) `- Property liens are currently used for collection of large unpaid amounts owed to the City. Property liens are passive. The lien is recorded with the County and the fees incurred by the City for placing and recording the lien are added to the original lien amount. Property owners are usually unaware of the lien held on the property until they attempt to sell it. The lien must be paid in order the clear title on the property to permit the sale. If the property is moving towards foreclosure, a lien is quickly placed on the properiy by the City. Legally the City cannot collect on a property going through bankruptcy; however, if the property is in foreclosure, a lien can be utilized. Collection agencies are also currently used by the City in order to obtain small outstanding amounts, but not as a main method of collection. When using a collection agency, the unpaid balance is typically at least $30. Collection agency services are used mostly to collect unpaid water/sewer bill s and non-sufficient funds (NSF) checks received through the Parks and Recreation Department. Collection agencies actively call or mail letters to payee, whether it is an individual or a business. This procedure negatively impacts the credit rating of the payee. The collection agency receives compensation only upon receipt by the City of the collectable funds. The collection agency typically adds 30-50% over and above the amount owed as payment for the+r services. If payment is not received through the collection agency a lien is then placed on ttle property, which may take several years to collect. Deputy City Ad ninistrator Martin informed the Committee that there are several references in the Municipal Code regarding the use of liens for collection of outstanding water/sewer bills, `, fines due for property maintenance violations, and vehicles impounded, etc. There is no �Community Development Committee Meeting April 22, 2008 Page 7 L- reference; however, to the use of collection agencies which is another option the City can and does utilize. A�cording to the Municipal Code, there are no regulations regarding which method must be used to collect money. At this time, Staff is not recommending any amendments to the Municipal Code. The general open-ended statement allows the City to use whatever method is deemed necessary to collect outstanding funds and recover all costs incurred as a result of doing so. Staff Report Deputy City Administrator Martin informed the Committee that representatives from the Olive Garden would be before the Planning and Zoning Commission on Thursday, May l, 2008. Deputy City Administrator Martin informed the Committee that he would be attending the International Planning Conference in Las Vegas, Nevada on May 18 through 21, 2008. He stated that ComEd has a business retention visitation program which he will be looking into while there and that he would then present the program to the Committee for review. Deputy City Administrator Martin informed the Committee that he has met with representatives of Centex, who have expressed interest in the south half of the Oaks of Irish Prairie. Chairman Alderman Condon inquired about the winery. Deputy City Administrator Martin informed the Committee that he has called the owner, but has yet to receive a response. � Deputy City Administrator Martin informed the Committee that he and Assistant City Administrator EIobson have spoken with representatives of the McHenry Area Chamber of Commerce about"selling" the City. Other Business Chairman Alderman Condon stated the next meeting of the Community Development Committee would be on Tuesday, May 20, 2008 at 7:00 p.m. in the Aldermen's Conference Room. She indicated some of the topics on the Agenda would be: • The final draft of the Comprehensive Plan; • Main Street Sub-area; • Business retention; • Overlay District. L Community Development Committee Meeting April 22, 2008 Page 8 � Adiournment Motion by Wimmer, seconded by Santi, to adjourn the meeting at 825 p.m. Aye: Condon, Santi, Wimmer. Nay: None. Absent: None. Motion carried. Respectfully submitted, . � Geri Condon, C'hairman `� �.