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HomeMy WebLinkAboutMinutes - 3/5/2003 - Community Development Committee COMMUNITY DEVELOPMENT COMMTTTEE MEETING Wednesday, March 5,2003 Aldermen Conference Room 3:30 p.m. L In Attendance: Chairman Alderman Wimmer, Alderman Glab, Alderman Low. Absent: None. Also iri attendance: Director of Community Development Napolitano, City Planner Martin and Deputy Clerk Kunzer. Members of the Public in attendance: Wallace Stilz, PE, of Deer Point Homes, developer of the Budrick Property. The meeting was called to order by Chairman Alderman Wimmer at 3:33 p.m. Discuss Comgrehensive Plan Uadate Director of Community Development Napolitano stated Staff has reviewed the Comprehensive Plan's E�sting Land Use Map and noted several developments have been approved by Council which need to l�e changed on the Map. The Map should accurately reflect existing development within the City"s plan area. He cited the following developments which should be amended on the Map: • Shamrock Farm • Boone Creek Venture • Rubloff Commercial Development north of town • Riverside Hollow • Liberty Trails • Adams Commercial Park � • Park Ridge Estates • Villa�e Green Senior Development • Kresswood Trails. Director Napolitano noted, additionally, there are several residential developments which are not accurately reflected as far as the overall density of the project. These include: • Martin Woods—should be shown as estate • Glacier Ridge— should be shown as estate • Burning Tree—should be shown as estate • Deerwood—should be shown as estate. Director Napolitano stated the Comprehensive Plan Existing Land Use Map should reflect the density for the entire overall residential development and not the actual lot sizes for each individual residence. Lot sizes are regulated by the Zoning Ordinance and not dictated by the Comprehensive Plan. Director Napolitano noted with Council's recent requests for inclusion of 30% open space in newly annexed property, the project densities are actually less dense than the actual zoning of the development. Director Napolitano, referencing the Comprehensive Plan's Future Land Use Map, stated the Map should be reflective of Council's intent for future use of various vacant parcels within the plan area. Direc;tor Napolitano noted it is the City's intent to provide flexibility to the developers by utilizing density and planning around ma�cimum density shown on the Map. As recent concept � plans presented to Council do not correlate with the Future Land Use Map, he suggested the Committee evaJuate several specific areas on the Map, particularly: Community Development Committee Meeting March 5, 2003 Page 2 `-- • Amli Pruperty — 40-acre commercial parcel and business park area. It was the consensus of the Committee that the commercial and business park designation along Route 120 be flip-flopped with residential use along the east side of Wonder Lake Road. • Residenzial property north of Bull Valley Road between Crystal Lake Road and Route 31 — Staffi� suggesting medium density at this location. • Adams Farm Commercial Portion — the parcel is currently 40 acres in size. Some discussic�n occurred regarding the size of commercial development desirable at this location, northwest corner of Curran Road and Bull Valley Road. It was suggested neighborhood commercial at this location would assist with providing amenities to residents in the area and thereby reducing some of the cross town traf�'ic. It was the consensus of the Committee that more commerciaVshopping center retailers would be desirable on the south side of the City, particularly in light of recent trends in residential development. • Pacini North — the developer has resumed discussion with the City and is now proposing a signalized full service intersection directly across from the McHenry Savings Bank south entrance. It was noted this project will likely include both commercial and multi- family development. It was also stated that this development must include a regional detention site. • Fritsch Property— Suggestion was made to reduce the proposed residential density on this property from medium to light density. It was also suggested that the quadrant nearest to the business park be split 50/50 between medium density (to the north) and low density (to the south). `-- • Pacini South — The indicated commercial portion of the project could be moved further south to the intersection of Route 31 and the West Bypass. Lengthy discussion occurred regarding the amount of commercial development desirable at this location. Alderman Glab indicated his preference for commercial hubs/nodes as opposed to running commercial along the new bypass. • Budrick Property — It was the consensus of the Committee to retain the low density designation for this property. • District 156 Property — the newly purchased property located east of River Road is the site of a proposed new East Campus facility. • Roberts Property — Following discussion regarding this property, it was suggested a mixed use might best serve the area on this property. The mixed use would include, recreational, commercial and residential uses. It was the consensus of the Committee a notation be indicated on the Map that the Roberts Property be a sub-area which could be further detailed elsewhere in the Plan, similar to the Bull Valley Road Corridor and the Downtown Area. It was also suggested the North Town Commercial Development area be a detailed sub-area as well. • Land adjacent to McHenry Outdoor Theater - it was suggested the designation be changed to estate as opposed to low density residential. • Liberty Trails — density designation should reflect low density in light of the 30% open space requirement for this development. Some discussic�n followed regarding the unincorporated islands of land within the corporate `- limits and whe�i these parcels would be considered for forced annexation. Director Napolitano reported this niatter is scheduled for Council Agenda at the March 1��' regularly scheduled meeting. Community Development Committee Meeting March 5, 2003 Page 3 �. It was the suggestion of the Committee that Staff investigate requiring 30% open space be applicable to a(1 residential districts. Staff noted the Council currently requires the 30% open space only via the terms of annexation ageements and this requirement is not dictated by City ordinance. Some discussion occurred regarding the City's storm water drainage ordinance and the impact of 100-year storms on the community. Staf�was directed to investigate storm water management ordinances of other municipalities or jurisdictions. Building Permit Proiections Director Napolitano stated there is currently a large inventory of vacant residentially zoned lots in the City. Referencing the table provided for Committee review, he noted there is a potential for 310 single family and 64 multi-family dwelling units in 2003. These figures would take into consideration the ongoing construction in Boone Creek, as well as new construction in Riverside Hollow, Liberty Trails, Shamrock Farms, Park Ridge Estates, Concorde Homes and River Oaks. Director Napolitano noted that construction has been booming in the City for the past twelve years. He anticipates the pace to continue for 2003 and 2004. The projections then reduce to more manageable numbers. Other Business Alderman Glab asked the status of the Kleinhans Property and the annexation, rezoning, conditional use and variance request. A lengthy discussion followed regarding the aesthetics of � properties located east of the Fox River and how to best improve the western gateway to the City. Adiournment Motion by Glab, seconded by Low, to adjourn the meeting at 5:25 p.m. Voting Aye: Glab, Low, Wimmer. Voting Nay: None. Absent: None. Motion carried. Respectfully submitted, ,�� ' � � ,,. G� �,,. �. ��� Richard W. Wimmer, hairman �