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HomeMy WebLinkAboutMinutes - 10/22/2003 - Community Development Committee COMMUNITY DEVELOPMENT COMMITTEE MEETING • Wednesday, October 22, 2003 Aldermen's Conference Room at 7:00 p.m. � In Attendance: Committee Members Chairman Alderman Wimmer, Alderman Condon. Absent: Aldernian Glab. Also in attendance: Director of Community Development Napolitano, City Administrator Maxeiner, City Planner Martin, City Clerk Jones, Alderman Peterson. Also in attendance: Bill Buhrman, Planning and Zoning Commission Mr. Nowicki Roger Gerstad, Gerstad Builders Attorney Sam Diamond The meeting was called to order by Chairman Alderman Wimmer at 7:03 p.m. Discussion Resardins Adams Farm Development Director of Community Development Napolitano stated that Gerstad Builders (Gerstad) has petitioned for the annexation of 304 acres, commonly known as Adams Farm, located on the north side of Bull Valley Road straddling Curran Road. Should the annexation proceed Gerstad is proposing a mixed use development consisting of a range of single-family detached dwellings zoned RS 1 A, RS-2 and RS-3, townhouses and commercial uses. Director Napolitano informed the Committee that in September of 2002 Gerstad appeared before a Committee of the Whole. At that time lots were not shown on the plan, but the Applicant proposed to build a total of 803 units consisting of 444 single-family homes and 359 � townhomes including appro�mately 75% 3-bedroom homes and 25 % 4-bedroom homes. Director Napolitano noted conceptually the plan offered a mix of units and lot sizes with a feathering effect from east to west. The Committee of the Whole expressed the following issues and concerns: • Density too high • Protection of 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. Director Napolitano stated that based upon the comments elicited at the Committee of the Whole meeting, the developer revised the plans for development of the site and made formal application to the City. The Plan presented to the Planning and Zoning Commission showed 723 units: 393 single-family units, 330 townhome units, 25-acres proposed for commercial development. Director Napolitano informed the Committee that the Planning and Zoning Commission, at their May 15, 2003 meeting, unanimously recommended denial of the Applicant's request. Concerns and issues addressed by the Planning and Zoning Commission included: �- • Protection of the Boone Creek comdor • Reduction in the proposed number of multi-family units • Timel�ne of the build out of the project . ' Community Development Committee Meeting � October 22, 20()3 Page 2 `-- • Road improvements and traf�ic impact • Open space preservation and usability • Creatior of an Architectural Standards Manual • Aesthetics of the project • Side/rear load garages • Contribiitions to taxing entities Director Napolitano stated on June 16, 2003 the Applicant appeared before the City Council to disc�zss the development. The following issues were discussed and raised as concerns by Council: • Density • Size of��roposed commercial area • Appropr�iateness of townhomes west of Cunan Road • Storm v��ater runoff • Issues addressed by the Planning and Zoning Commission. Council then directed the Applicant to continue working with Staff to address the issues raised by the Committee of the Whole and the Planning and Zoning Commission and to work with Staffto further reduce the density. Staff met with the developer shortly after the June 16, 2003 Council meeting. Following � the meeting, the developer provided Staff with a document dated August 21, 2003 entitled Adams Farm Annexation Concept. The Concept summarizes the developer's intent with regard to the development of the property. The Concept states the proposed plan would change and many of Council's and Staf�s concerns would be addressed. To date, however, the main concerns of the City Council, expressed at the June 16, 2003 Council meeting, have not been addressed. The Applicant indicated to Staff that he is seeking definitive direction from Council prior to proceeding with any additional plans for the property. Applicant Roger Gerstad addressed the Committee stating he is confused regarding the number of issues presented by the Committee of the Whole, Council and the Planning and Zoning Commission. Mr. Gerstad stated he is seeking direction on how to proceed with the project. He noted he is amenable to bike path participation, is willing to work with the City regarding a right in/right out access from the commercial property and is willing to consider donating additional property for the right-of-way regarding the West McHenry Bypass. Attorney Sam Diamond, Applicant's counsel, noted the proposed site density complies with the mandate of the Comprehensive Plan. Attorney Diamond noted in an effort to alleviate concerns regarding traffic, Gerstad Builders has engaged the services of a traffic consultant to study the immediate area, as well as regional patterns, to determine exactly how vehicular movements generated by the proposed development would impact the community. L - Community Development Committee Meeting � October 22, 2003 Page 3 `.- Attornev Diamond opined the proposed annexation of the Adams Farm property presents the City with a comprehensive development, which responds to City guidelines and development policies. He stated acceptance of the petition and proposed Concept Plan would provide the City with a well-bal�inced project of commercial benefit. Addressing Alderman Condon's inquiry regarding Council's concerns with a townhome development west of Curran Road, Mr. Gerstad stated his reasoning for placement of the townhomes is tc� act as a buffer between single-family dwellings and the commercial property. Alderman Condon stated she is in favor of the commercial development. However, she would prefer to see the overall density reduced. She also noted concerns regarding the lack of park space for recreational purposes. Director Napolitano opined the density of the project appears to be the Council's main concern. He stated Staff is concerned regarding the number of townhome units. Staff suggests consideration be given to limiting the townhome development to 10%. Alderman Condon concurred with Staff. Attorney Diamond opined a 10% ratio is a good overall planning objective, but unjust to impose on a cunent development. Alderman Wimmer stated density is still an issue and suggested 550 units as more agreeable. Mr. Gerstad stated 550 units is an unrealistic number. Alderman Wimmer and Alderman Condon agreed they were not rigid regarding 550 units, but suggested something close to that number. � Alderman Condon and Alderman Wimmer concuned the three main issues of concern regarding the development are: • Density • Ratio of townhomes to single-family • Preservation of open space and park lands. A lengthy discussion ensued regarding open space on the Site Plan and passive versus active recreational parks. Attorney Diamond stated the developer would continue to work with Staff and then make arrangements to once more come before Council in an attempt to gain consensus regarding moving forward with the project. Discussion Regarding Limitation on New Banks Chairman Alderman Wimmer stated he has issues regarding the number of banks in the City limits of McHenry. Director of Community Development Napolitano stated that Staff has contacted other communities to deternune action taken regarding the increasing number of banks. Director Napolitano noted there are currently 21 banks within the City limits. He noted this includes all existing banks and those under construction or approved. Director Napolitano stated the number of banks being built in McHenry can be attributed to many factors, including but not limited to `„ the growth rate in McHenry County, low interest rates and banking laws in the State of Illinois. He noted while banks pay property taxes they do not generate any sales t� while occupying in some cases prime retail space within the City. • Community Development Committee Meeting ' October 22, 2003 Page 4 �. Directoc Napolitano stated there are few options available to limit new banks in the City. However, Staff believes that the best way to reduce the number of banks in the City without prohibiting them outright is to limit them to certain commercial districts. A secoiid option suggested by Director Napolitano would be to require that all banks obtain a Conditional Use Permit. This option would subject banks to a more rigorous review process to comply with Conditional Use Standards. Rigorous enforcement of"compatibility " standards is seen as the only reasonable way of being able to justify denial of a conditionaUspecial use. Chairman Wimmer agreed with Staff's analysis regarding limiting banks to certain districts. He stated this matter should be addressed immediately. Alderman Condon concurred. It was the consensus of the Committee to direct Staff to move forward with an amendment to the Zoning Ordinance, removing banks from the list of permitted uses in C-5 zoned areas. Discussion Regarding Comqrehensive Plan Uadate Director Napolitano stated in March 2003 the Committee discussed some possible changes to the Existing and Proposed Land Use Maps in the Official Comprehensive Plan. Director Napolitano informed the Committee the E�cisting Land Use Map, showing � e�sting land uses for all properry in the City and within the 1-1/2 mile e�raterritorial jurisdiction, required several changes due to development which has occurred from the time the map was adopted in August 1999 until the present. Director Napolitano noted correcting the Existing Land Use Map allowed Staff to update Table 2-1, which provides acreages and percentages of e�sting land uses within the City and in the planning area. This information can help to identify the mix of uses within the City and assist in planning for future uses. Director Napolitano stated the Future Land Use Map shows the ultimate land uses the City would like to see for vacant and undeveloped land providing the basis for City Officials to make zoning decisions, which accurately reflect the City's development policies. Following a brief discussion it was the consensus of the Committee to direct Staff to make the indicated changes and move forward to the Planning and Zoning Commission for discussion and recommendation. Adjournment Motion by Condon, seconded by Wimmer, to adjourn the meeting at 9:07 p.m. Voting�ye: Wimmer, Condon. Voting Nay: None. Absent: Glab. Motion carried. Respectfu}�y uhmitted, \'-� �.���///, �,tichard W. Wimmer, Chai an