HomeMy WebLinkAboutMinutes - 10/16/2000 - Zoning Board of Appeals A REPORT
THE CITY OF MCHENRY
ZONING BOARD OF APPEALS
`-' IN TI�MATT'ER OF THE APPLICATTON OF )
CONCORD DEVELOPMENT CORPORATION ) Z-508
AND NORTHERN TRUST COMPANY, AS ) Shamrock Farm Dev.
TRUSTEE UNDER A TRUST AGREEMENT ) �
DATED SEPTEMBER 12, 1973, KNO WN AS )
TRUST NO. 2-41693, AND HOME STATE )
BANK AS TRUSTEE UNDER A TRUST )
AGREEMENT DATED JULY 23, 1998, )
KNOWN AS TRUST NO. 4686, FOR A MAP )
AMENDMENT UPON ANNEXATION, )
PURSUANT TO THE ZONIlVG ORDINANCE )
OF THE CITY OF MCHENRY, MCHENRY )
COLTNTY, ILLINOIS �
A Public Hearing before the City of McHenry Zoning Boazd of Appeals was held on Monday,
September 11, 2000 and was recessed to October 16, 2000. Chairman Semrow called the
Heazing to order at 7:31 p.m. with the following persons in attendance:
1. Zoning Board of Appeals Members: Cadotte, Ekstrom, Franzen, Howell (arrived at 7:36
p.m.), Lovett, Meyer, Semrow. Absent: None.
2. City Attorney: David W. McArdle.
�
3. Recording Secretary: Deputy Clerk Kathleen M. Kunzer.
4. City Planner: Phillip Maggio.
5. Director of Community Development: Absent:
6. Applicant: Concord Development Corporation represented by Project Manager John
Green; Shamrock Farm Manager Vern and Jean Schiller; Properiy Owner, Pete Johnson;
Engineers Jim Frain and Leonard Strickland.
7. Attorney: Cowlin and Cowlin, represented by James Cowlin, 4108A West Crystal Lake
Road, McHenry, IL 60050.
8. City CounciUStaff• Alderman Bolger, Alderman Glab, City Clerk Althoff, Plan
Commission Chairman Meyer.
9. Court Reporter: None.
10. Registered Observers/Objectors:
Florian Bruzan, 1008 Curran Road, McHenry, IL 60050
,,` Gerald &Lola Schiller, 1015 N. Curran Road,McHenry, IL 60050
Todd& Teresa Goldman, 905 N. Draper Road, McHenry, IL 60050
Donna Pogodzinski, 921 N. Draper Road,McHenry, IL 60050
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Mike Schultz, 5 721 Broadway, Richmond, IL 60071
Bob Ozimek, 6615 W. Roundup Road, McHenry IL 60050
Raymond Schiller, 6311 W Roundup Road, McHenry IL 60050
Dale &Ruth Mc�rin, 6703 Bull Valley Road, McHenry, IL 60050
Tom Fenwick, 401 S. Draper Road,McHenry, IL 60050
Jim Staib, 210 N. Draper Road, McHenry IL 60050
Don Heinz, 216 S. Draper Road, McHenry IL 60050
Pat Waldyn, 6019 Barkley, McHenry IL 60050
Robert &Maureen Biederer, 317 N. Draper Road, McHenry IL 60050
Scott Hunt, 337 N Draper Road,McHenry IL 60050
Phil Schottler, 1020 Curran Road, McHenry IL 60050
John Walanczyk, 433 N Draper Road, McHenry IL 60050
M/M Ralph Kunzmann, 1009 Eagle Point, McHenry IL 60050
Chazles Clark, E513 Burning Tree Circle, McHenry IL 60050
S. Adams, 201 N. Draper Road, McHenry IL 60050
Bruce Uhl, 701 Woodridge Trail, McHenry IL 60050
Karen Kimball, 6221 Ojibwa, McHenry IL 60050
Guy DeVita, 7208 Burning Tree Drive, McHenry IL 60050
Jim&Jackie Chesler, 419 S. Draper Road,McHenry IL 60050
Sue Robertson, 6601 Bull Valley Road, McHenry IL 60050
Dan Romanoski, 505 Draper Road, McHenry IL 60050
� Bart Mueller, 6823 Burning Tree, McHenry IL 60050
Walter Enoch, 606 Waters Edge Drive, McHenry IL 60050
Sue McDougall, 6213 Ojibwa, McHenry IL 60050
Tom Paulin, 7715 Swarthmore, Woodstock, IL 60098
JoDee Elbrecht, 6327 Chickaloon Drive, McHenry IL 60050
M/M Richard Stueckemann, 6630 Hayward, McHenry IL 60050
John Diamond, 5409 Ojibwa, McHenry IL 60050
Shirley Hoguet, 1211 Pin Oak Court, McHenry IL 60050
S. Ellman, P O Box 805, McHenry IL 60051 (reside Ojibwa Lane)
PUBLIC NOTICE
Notice of the Public Hearing was published in the Northwest Herald on August 24, 2000. A
Certificate of Publication is on file in the Office of the City Clerk. Certified notification was
made to all abutting property owners. The subject property was posted as required by ordinance.
An Affidavit of Service is on file in the Office of City Clerk.
LOCATION
The subject property cunently known as Shamrock Fazm is located on the north and south sides
of Draper Road, west of Curran Road. The property is comprised of 604 acres, 55 of which are
located east of Curran Road.
JMMARY
�The Petitioners are seeking zoning upon annexation as follows: '
RS-1 Low Density Single Family 100 lots (30,000 S.F. minimum)
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�S-2 Medium Density Single Family 5381ots(10,890 S.F. minimum)
RM-1 Low-Density Multi-Family 240 units.
TESTIMONY
Chauman Semrow swore in the following witnesses for the Petitioners:
1. John Green, Concorde Development Corporation;
2. Jim Frain, Manhazd Consulting Engineers;
3. Leonard Strickland, Manhazd Consulting Engineers.
Attorney Cowlin addressed the Zoning Boazd of Appeals stating the Shamrock Farm
Development project appeared before the City of McHenry Plan Commission on October 5, 2000
and received a favorable recommendation to the City Council. He noted this Petition was
originally scheduled before the Zoning Board of Appeals on September 11, 2000. However, the
Zoning Board elected to await recommendation by the City's Plan Commission before hearing
testimony. Therefore the September 11�' Public Hearing was recessed to this evening. All
previous notification and publications are applicable for this evening's heazing.
Mr. Crreen indicated the following parcels on a site plan for the Shamrock Farm Development:
Parcel#1 55 acres requesting RM-1 zoning 120 units
Parcel#2 26 acres requesting RM-1 zoning 120 units
Pazcel#3 346 acres requesting RS-2 zoning 517 single-family homes
`'�rcel#4 173 acres requesting RS-1 zoning 87 single-family homes
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In addition, the plan shows a park site, school site, Shamrock Fazm Club House and 137 acres of
open space which would be maintained by the Homeowners Association. Mr. Green stated the
open water azeas shown on the plan represent lakes, which will be utilized to provide onsite
detention for the development. He noted the wetlands shown on the plan east of Draper Road are
predominantly fazmed wetlands. However, the wetlands west of Draper Road are high quality
wetlands, which will have to be preserved. A gasline easement which will be dedicated and
maintained by the Homeowners Associa.tion exists on the property.
Mr. Green stated the developers, in conjunction with the development of the Shamrock Farm,
. would realign the Draper Road and Curran Road intersection, and would extend Dartmoor Drive
west to Draper Road, as recommended by the City. Seven residential neighborhoods are being
proposed within the Shamrock Farm Development:
Neighborhood#1 87 RS-1 single family lots west of Draper Road;
Neighborhood#2 120 RM-1 multi-family units(townhomes) southeast of Draper Road;
Neighborhood#3 120 RM-1 multi-family units(townhomes) south of Draper Road;
Neighborhood#4 134, RS-2, 14,580 S.F. single family lots east of Draper Road;
Neighborhood#5 80, RS-2, 14,893 S.F. single family lots east of Draper Road;
Neighborhood#6 226, RS-2, 13,000 S.F. single family lots east of Draper Road;
Neighborhood#7 92, RS-2, 14,890 S.F. single family lots east of Draper Road
�Ir. Green stated he anticipates 450 elementary school students will be generated by this
oposed development at project buildout. In addition, 165 high school students are expected to
�e produced by the development over then next ten years. Accordingly, the developers are
proposing an elementary school site to be offered to McHenry Elementary School District 1 S.
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`--� The developers are still having conversations with McHenry High School District 156 but have
not come to terms regarding property donation versus monetary contribution or a comhination of
both.
Mr. Crreen went over the Approval Criteria for Zozung Map Amendments as stated within the
Petition. He noted of the 604 acres, there is a net of 370 developable acres. He indicated the
Comprehensive Plan shows this azea to be developed as low density residential with an ultimate
buildout ratio of 1-4 units per acre. The proposed density of this project falls within those
prescribed limits of the Comprehensive Plan.
All townhomes would be owner-occupied and not rental units. The developers have placed the
multi-family townhome adjacent to Curran Road. The Comprehensive Plan directs Staff to
achieve a diversity of development when planning such a large pazcel of undeveloped land. Mr.
Green stated he believes the proposed plan would meet the housing needs of the community. As
requested, the developers have done an economic analysis, fiscal impact study, trai�ic analysis,
and school impact study. He noted the results of the various studies could be provided to this
Board.
4UESTIONS BY MEMBERS OF THE BOARD
Cadotte asked if a projected 450 elementary school students to be generated by this proposed
development is realistic. Mr. Green responded in using the state-approved Naperville formula,
the anticipated number of elementary school students is 450 by the end of the ten-year buildout.
�
Lovett asked about the environmental corridor in Parcel#4. Mr. Green responded the reference is
to the wetlands and open space.
Semrow expressed confusion regazding the low density directed by the Comprehensive Plan and
the medium density request pursuant to the zoning ordinance. A lengthy discussion followed
regarding the difference in meaning of the term "low density" as stated in the text of the
Comprehensive Plan and within the zoning ordinance. Staff pointed out "low density" in the
Comprehensive Plan indicates a density of 1-4 units per acre; the zoning ordinance defines `low
density" as a specific residential zoning district with minimum 30,000 squaze foot lots. Staff
clarified the Comprehensive Plan definition is not meant to be used within the context of the
zoning ordinance or vice versa.
In response to Board inquiry, Mr. Green stated there would be no extension of municipal water
and sewer west of Draper Road.
Ekstrom referencing City Engineers Baxter and Woodman's concerns regazding storm water
release, asked how the surface water would flow to Boone Creek. Mr. Frain responded the
property drains to the middle, then east to Boone Creek. Baxter and Woodman has suggested a
direct connection to Boone Creek. Ekstrom asked if the lakes/ponds shown on the site plan
would be connected to the drainage system and ultimately flow to the Creek. Mr. Frain
responded in the affirmative. He noted there would be underground storm sewer connections
� directly to the Creek. The proposed storm water management would make the possibility of
flooding in this area less than currently exists.
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`— Meyer asked if there would be fire hydrants throughout the development. Mr. Frain responded
there would be; fire hydrants installed as required by the Subdivision Control Ordinance,
including the areas north and west of Draper Road. Ekstrom asked if a proposed location has
been determined for the water storage tank. Mr. Green stated the location has not yet been �
designated; however, the City has indicated a preference for an at-grade facility as opposed to a
tower, for aesthetic purposes.
Howell, referencing the traffic study, noted no large increase in traffic is projected for the major
intersections to be impacted by this proposed development. Mr. Green responded improvements
would be made at the following intersections, in spite of minimal anticipated tr�c impact by
this development:
• Bull Valley Road and Draper Road intersection
• Bull Valley Road and Curran Road intersection
• Curran Road and Draper Road intersection
• Draper Road and Route 120 intersection
• Crystal Lake Road and Bull Valley Road intersection.
Chairman Semrow inquired if a right-of-way easement for the widening of Curran Road would
be granted. Mr. Green responded 150' right-of-way would be dedicated for Curran Road. In
response to Board inquiry, Mr. Green stated Dartmoor Road would terminate at Draper Road.
However, it has not yet been deternuned if Shamrock Farm Development will directly connect to
Burning Tree and/or Deerwood Estates Subdivisions.
�
Franzen opined more lot size feathering was needed north and west of Draper Road in the
proposed RS-1 Neighborhood. Although Draper Road provides a buffer, lower density north and
west of Draper Road to adjacent Buming Tree and Deerwood Estates is desirable. Additionally,
there is very little lot feathering east and south of Draper Road, specifically to the adjacent large-
acre property owners.
QUESTIONS BY OBSERVERSBJECTORS
Rick Stueckemann. 6630 Haywazd Court• Mr. Stueckemann opined the enormous size of the
Sha�nrock Fazm Development will have a great impact on schools, traffic in the area, and on the
City in general. He inquired if the Zoning Board of Appeals could deny the request for
development of this property, until such time as school, roadways and other related issues and
concerns have been addressed. Chairman Semrow responded the developers are projecting a
gradual ten-year buildout. If the City Council approves the developer's plan, it must do so with
an eye to how the project will affect the City as a whole. All issues and concerns would have to
be addressed simultaneously with the developer of the property. In the final analysis, the City
must determine the highest and best use for this property.
Walter Enoch 606 Waters Edge Drive: Mr. Enoch inquired if anyone has contemplated putting a
new state highway in this residential district. Staff responded the specific location of future West
McHenry Bypass has not been determined at this time.
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L-- Don Heinz, 216 S. Draper Road: Mr. Heinz asked if the RS-2 Zoning District would be
compatible witli his seven days/week landscaping business which is adjacent to the proposed
residential distr�ct. Chairman Semrow stated the existing businesses located in the area would not
be jeopardized by the development of this property. �
Gere Stueckemann. 6630 Haywazd Court• Ms. Stueckemann asked if this Public Heazing
pertained to the development of the entire 604 acres of the Shamrock Farm, including the
proposed multi-family district. She noted no specific site plan for the two multi-family areas
exists. Mr. Green stated the entire proposed development is before this Board for consideration at
this time. He noted the City's Comprehensive Plan specifically indicates diversity of housing and
density is desirable in the City's overall plan. This project provides for a good blend of
residential density.
Maureen Biederer. 317 N Draper Road• Ms. Biederer noted if this project is approved and the
property annexed, Draper Road would be within the City's jurisdiction. She stated there are five
business properties located along Draper Road which could be impacted by City ordinances with
regarding to weight limitations on Draper Road. These business properties are currently zoned
agricultural in McHenry County. How would the annexation of the Shamrock Fazm impact those
business operations? Staff responded the State Vehicle Code would be enforced by the City as it
is currently being enforced by the County.
Kazen Kimball, 6621 Ojibwa Lane• Ms. Kimball expressed concern in the public being heaxd
� with regard to the development of this project. She opined her one-acre property abutting the
smaller RS-2 lots is not appropriate. She requested the Board require more lot feathering
adjacent to larger parcels.
John Diamond, 6449 Ojibwa Lane• Mr. Diamond asked the potential impact on adjacent
properties with regard to real estate taYes following the development of the Shamrock Fazm
Property. He inauired if the developer would pay impact fees for the development of this land.
Mr. Green responded the City of McHenry has in place an extensive impact fee schedule which
will be followed as the property is developed.
Scott Hunt, 337 Draper Road• Mr. Hunt inquired if there is a need for more small residential lots
and multi-family units in the City. Mr. Green reiterated the Comprehensive Plan indicates
diversity of housing is desirable. He noted the Petitioners could attempt to better feather the lot
sizes, however.
Jackie Cauthen, 6504 Ojibwa Lane• Ms. Cauthen inquired how this development could help
traffic in the City, which is already overburdened, with tra�c congestion. She opined the
residential development of the subject property is not needed at this time.
Tom Fenwick 401 Draper Road• Mr. Fenwick opined the area of this proposed development is
very unique. The addition of 1,600 to 2,000 additional vehicles will be a detriment to the area.
He inquired who would accept responsibility for traffic congestion, potential accidents or loss of
� life due to the over-development of the Shamrock Farm Property. He stated safety is a grave
concern. Mr. Green noted the developers have looked at the current configuration of the Draper
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�-- Road and Curran Road intersection, as well as other inherent natural curves which may present
safety hazards. Tr�c safety and congestion will be addressed and corrected as much as
possible.
Tom Paulin, 7715 Swarthmore Road, Woodstock IL: Mr. Paulin asked if Manhard Consulting
Engineers will t�,e bonded to protect the school and the school site, especially since the proposed
school site appears to be located on one of the lowest elevation points of the property.
Teresa Goldman, 905 North Draper Road: Ms. Goldman inquired how the developer could state
there would be no more than 450 elementary school children and 165 high school students
generated by this development. Mr. Green replied the numbers were determined by using the
State accepted Naperville School Formula. This formula, 1.2 students/single family home and .2
students/multi-family unit, is commonly used throughout the State in computing potential
students generated by households.
Dale Moran, 6703 Bull Valley Road• Mr. Moran opined if the Shamrock Farm Development is
approved, the McAndrews Farm Development is approved, as well as the akeady-approved
development of Boone Creek Subdivision with all of its residential lots, a precedent would be set
for smaller-sized residential lots in this azea.
Bart Mueller, 6823 Burning Tree Circle• Mr. Mueller stated it was premature to discuss zoning
this property prior to the November 7�' election and resolution to the high school District 156
`.. referendum question.
Bob Olsnick, 6615 Burnin� Tree Circle• Mr. Olsnick stated he moved to McHenry from
Naperville. He is currently surrounded by neighbors with large estate-sized lots and expensive
homes. He opined the proposed development of the Shamrock Farm would diminish his and his
neighbors' property values.
Shirley Hoguet, 1211 Pin Oak Court: Ms. Hoguet inquired as to the benefit to the City of
McHenry of the annexation of the subject property. Mr. Green responded the Zoning Board of
Appeals represents the entire municipality of 20,000 people. The City must determine if this
proposed project is beneficial to the City at large. This property will ultimately be developed
whether within the City of McHenry or in McHenry County. The City is charged with assuring
the best development of this property for the entire community's benefit.
Jim Brady, 7408 Burning Tree Drive: Mr. Brady noted 850 residences are being proposed. Many
of the adjacent property owners have private wells and septic systems. He expressed concern
with the depth of the water table and how it would be affected by the proposed development of
this property. Mr. Frain responded the City of McHenry drills its municipal wells into deeper
aquifer than private well drillers do. City wells are drilled in the 900'-1300' depth range. There
should be no impact on private wells. Mr. Brady noted the high rate of nitrates in the soil due to
cattle feces, and expressed concern for potential contamination to the private wells adjacent to
the development. Mr. Frain again noted the depth of private wells at approximately 600' and
� noted the nitrates would be filtered from the soil prior to reaching such a depth. Mr. Schiller,
Manager of Shamrock Farms, noted the State of Illinois enforces strict requirements regarding
the removal of nitrates and ammonia from the soil.
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Rory Mattioli, �011 Prestwick: Mr. Mattioli inquired if there had been any soil borings done on
the Shamrock I�azm Property. He asked how basements would be kept dray and free of water
especially at the lower elevations toward the middle of the property. Mr. Frain responded
basements would not be constructed in areas where flooding could be a concern. This issue
would be addressed at time of engineering for the project.
Chairman Semrow called for a recess at 9:32 p.m. The Public Hearing reconvened at 9:46 with
all members of the Board still in attendance.
Patrick Sayler, 117 South Draper Road• Mr. Sayler stated it is not his intent to stop growth,
merely to modify it. He opined Shamrock Farm is a beautiful part of town. It is imperative the
City makes every effort to preserve some part of the rural atmosphere as this pazcel is developed.
He opined once the RS-2 zoning is granted, the area will continue to grow and expand at a rapid
rate. Mr. Green noted the City Council ultimately would make the final decisions with regard to
the proposed development of this and other properties. Each proposed future deveiopment would
have to be judged on its own merit. Meyer noted the original plan presented to the City would
have created many more RS-2 lots at the minimum 10,890 square foot size. The developers have
increased lot sizes in this district and reduced the number of proposed lots.
Don Heinz, 216 South Draner Road• Mr. Heinz inquired if any consideration has been given to a
�,.. potentia.l buffer, such as a fence or landscaping, to separate the e�sting businesses from the
proposed adjacent RS-2 lots. He cited safety concerns created by his business being located
adjacent to residential zoning. Staff acknowledged fencing could be implemented to address this
issue.
Maureen Biederer, 317 North Draper Road• Ms. Biederer noted the Plan Commission approved
the project subject to recommended conditions. She inquired how the public could be assured
those recommended changes and/or conditions have been followed. Mr. Green responded the
City Council would make the final decisions including the recommendations provided by both
advisory boards, the Plan Commission and Zoning Board of Appeals. This development will be
. negotiated with the neighbors;the terms of annexation will be negotiated with the City Council.
John Diamond, 6409 Ojibwa Lane• Mr. Diamond inquued how the Boazd could vote on the
proposed multi-family zoning when a specific plan has not yet been defined. Chairman Semrow
responded the developers are seeking RM-1, RS-1 and RS-2 zoning. Specific platting is not
required prior to the zoning process.
Tom Paulin, 7715 Swarthmore Woodstock IL• Citing the ambiguity of the project with regard to
the City's Facility Plan Area (FPA), Mr. Paulin inquired how the City could approve this
development at this time. Attorney Cowlin responded the amendment to the City's FPA would
be the financial responsibility of the Petitioners. This issue would be addressed within the terms
of the annexation agreement.
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°�-- ADDITIONAL QUESTIONS BY MEMBERS OF THE BOARD
Ekstrom asked if the Boazd could consider the requests for RS-1 and RS-2 zoning independent of
the multi-familv zoning request at this time. Attorney McArdle responded the Board could
address the zoning of each of the four parcels independently. He suggested the Board make four �
independent mc�tions and clearly indicate in the report of these proceedings their opinions
reference each of the four parcels and the subsequent neighborhoods.
In response to an inquiry by Chairman Semrow, Mr. Green stated the Petitioners could construct
townhomes in an RA-1 District. Semrow noted the RA-1 District would be more desirable than
RM-1 as it would be more restrictive, with a lower density. Townhomes are permitted in the RA-
1 Detached Single-Family District. A lengthy discussion followed. It was the consensus of the
Board RA-1 would be desirable for the townhome portion of the development of this property.
In response to Attorney McArdle's suggestion for cleaz direction to City Council, the Board
responded as follows:
• Franzen opined Neighborhood #1 and Neighborhood #3. He does not like Neighborhood #4.
Neighborhood #7 is too drastic a difference from existing adjacent property sizes. In
Neighborhood #6, he likes the east half, but is uncomfortable with the west half. He would
prefer more lot size feathering in western portion of Neighborhood#6 and Neighborhood #7
in order to accommodate a more gradual transition.
� • Chairman Semrow stated he is not inclined to vote for RM-1 multi-family zoning for areas
that will be improved with townhomes. He would prefer RA-1 detached single-family zoning
be designated. He stated more feathering in Neighborhoods #4 and #7 is preferable. These
neighborhoods are too dense. He would prefer one-acre lots west of Draper Road. He is
satisfied with Neighborhood #2 provided only townhomes and not multi-family apartments
are erected.
• Lovett stated he would prefer estate zoning with at least one-acre sites west of Draper Road.
He stated Neighborhood#7 and the western portion of Neighborhood#6 should include more
lot feathering. Neighborhood #3 is too dense as indicated in the Comprehensive Plan.
Neighborhoods#4 and#5 are okay.
• Meyer noted after meetings with the Plan Commission and City Council, the Petitioners are
making every effort to listen to and accommodate the requests of the City with regard to the
development of this project. The Petitioners have reduced the number of proposed lots by 44
and have indicated a willingness to accede to City requests where financially possible. He
stated his concerns regarding the drastic change to the area environment. He is not in favor of
Neighborhood #2. He would prefer to see the townhomes in the heart of the development
south of Draper Road. He opined more lazger-sized lots are desirable. More feathering in
Neighborhoods#4 and#7 is desirable.
STATEMENTS BY OBJECTORS
� Chairman Semrow swore in the following objectors prior to their statements being made:
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`-- Tom Fenwick, 410 South Draper Road• Mr. Fenwick stated as representative of area residents,
he waived his right to make a statement at this time.
Dale Moran, 6703 Bull Valley Road• "No one has the right to tell someone what they can or �
cannot do with their land. The City must look at the impact on the roads, schools, traffic, etc. I
would like to see this project to be more suitable with existing Draper Road one-acre lots. A lot
of people and properties will be affected by the development of this project. I would prefer one-
acre home sites''.
CLOSING STATEMENT BY PETITIONERS
Mr. Green stated this Public Hearing afforded area residents and the Petitioners a forum to hear
comments and input by members of the Zoning Board of Appeals. It has been beneficial to the
Petitioners as well as the neighbors of this project. He thanked the audience and the Board for
their input. He asked the Board to recommend the requested zoning as stated in the Petition,
noting four specific parcels aze identified in the Petition. He asked the Board to vote on each
parcel independently.
Chairman Semrow stated, "there being no further testimony before the Board with regard to this
matter, the Chair will entertain a motion with regard to the Petition, unless there is a motion to
recess by a member of the Board. There being no motion to recess, the Chair will entertain a
motion with regard to the Petition."
�. DELIBERATION AND RECOMMENDATION
Motion by Meyer, seconded by Howell, to recommend to the City Council that
Parcel #1 be classified RM-1 Low Density Multi-Family Residential District, upon
annexation; and that Table 33, the Approval Criteria for Zoning Map Amendments, Page
401 of the Zoning Ordinance, ha.s been met.
Discussion on the Motion:
Lovett, Semrow, Howell and Meyer stated their preference for RA-1 Detached Single Family
Residential District for Parcel#1.
Voting;on the Motion:
Voting Aye: Ekstrom.
Voting Nay: Cadotte,Franzen, Howell, Lovett, Meyer, Semrow.
Not Voting: None.
Abstained: None.
Absent: None.
Motion failed 1-6.
Motion by Lovett, seconded by Cadotte,to recommend to the City Council that
Parcel #2 be classified RM-1 Low Density Multi-Family Residential District, upon
annexation; and that Table 33, the Approval Criteria for Zoning Map Amendments, Page
401 of the Zoning Ordinance, has been met.
�..-
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�-- Discussion on the Motion:
Lovett, Semrow, and Howell stated their preference for RA-1 Detached Single Family
Residential District for Parcel#2.
Voting on the Motion:
Voting Aye: Ekstrom, Franzen, Meyer.
Voting Nay: Cadotte,Howell, Lovett, Semrow.
Not Voting: None.
Abstained: None.
Absent: None.
Motion failed 3-4.
Motion by Lovett, seconded by Meyer to recommend to the City Council that
Parcel #3 be classified RS-2 Medium Density Single-Family Residential District, upon
annexation; and that Table 33, the Approval Criteria for Zoning Map Amendments, Page
401 of the Zoning Ordinance, has been met.
Discussion on the Motion:
Meyer stated his preference for additional feathering and increased lot sizes still subject to RS-2
zoning requirements
Ekstrom noted the Boazd is faced with the dilemma of the tremendous jump in lot sizes from
`,,,; 10,890 square feet in the RS-2 District to 30,000 squa.re feet in the RS-1 District. She asked the
City Council to implement an additional residential zoning classification with lot sizes in
between the existing RS-1 and RS-2 minimums. Implementation of an additional district could
assist with feathering lots in this development as well as future developments in the City.
Semrow concurred with Ekstrom. He would prefer to see more lot feathering. However, it is
dif�'icult to envision lot feathering when utilizing only the RS-2 District and 10,890 square foot
lots sizes for Parcel #3. He noted Shamrock Fazm is the largest piece of property ever to be
reviewed by this Boazd since he has sat on the Boazd. Semrow indicated concern with
Neighborhoods #6 and #7 especially the lots near the eastern boundary of Draper Road. He
suggested lots bordering Draper Road be approximately 20,000-25,000 square feet in size.
Lovett stated he is concerned with balancing the interests of the Petitioners with the Public
interest. Specifically, in this instance he expressed concern regazding the density of
Neighborhood #7 and the western portion of Neighborhood #6. He opined these tow
neighborhoods aze not in the public interest to have such high density. He suggested the City
Council take this into consideration.
Meyer commended Mr. Green's professional presentation before the Boazd. He noted the
Petitioners are attempting to keep the community's interest uppermost as they plan out this
development.
� Franzen commended the developers in taking the lead and listening to the comments and input
�'" from the community.
Page 12
ZBA-Shamrock Farm
10/16/00
`-- Voting on the Motion:
Voting Aye: Cadotte, Ekstrom, Howell, Lovett, Semrow.
Voting Nay: };ranzen, Meyer.
Not Voting: None. .
Abstained: None.
Absent: None.
Motion carried 5-2.
Motion by Meyer, seconded by Franzen, to recommend to the City Council that
Parcel #4 be classified RS-1 Low Density Single-Family Residential District, upon
annexation; and that Table 33, the Approval Criteria for Zoning Map Amendments, Page
401 of the Zoning Ordinance, has been met.
Discussion on the Motion: �
Lovett, Cadotte, and Howell stated RS-1 is not in compliance with the City's Comprehensive
Plan. E-1 Estate Zoning would be more appmpriate for Parcel#4.
Votin�on the Motion:
Voting Aye: Ekstrom, Franzen.
Voting Nay: Cadotte, Howell, Lovett,Meyer, Semrow.
Not Voting: None.
Abstained: None.
L, Absent: None.
Motion failed 2-5.
ADJOURNMENT
There being nothing further before the Boazd with regard to this matter, Chairman Semrow
adjourned this Public Hearing at 10:47 p.m
Respectfully sub 'tted,
Harry e ow, Chairman
Zoning Board of Appeals
C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City
Engineers, Petitioners, Objectors (34), Plan Commission (7), Landmark Commission Chairman
Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy. Z-508
�
A REPORT
TI�CITY OF MCHENRY
ZONIlVG BOARD OF APPEALS
OCTOBER 16,2000
�
IN THE MAT TER OF THE APPLICATION OF )
JEFF AND LIICILLE KLEINHANS ) Z-513
FOR MAP Al��NDMENT AN VARIANCES ) Kleinhans
UPON ANNE xATION, PURSUANT TO THE ) 1107-09 N. River Road
ZOIVING ORI)INANCE OF THE CITY OF ) Map Amendment/Variances
MCHENRY, MCHENRY COUNTY, ILLINOIS )
A Public Heazing before the City of McHenry Zoning Board of Appeals was held on Monday,
October 2, 20(►0 and was recessed to October 16, 2000. Chairman Semrow called the Hearing to
order at 10:48 p.m. with the following persons in attendance:
1. Zoning Boazd of Appeals Members: Cadotte, Ekstrom, Franzen, Howell, Lovett, Meyer,
Semrow. Absent: None.
2. City Attorney: David W. McArdle.
3. Recording Secretary: Deputy Clerk Kathleen M. Kunzer.
4. City Planner: Phillip Maggio.
5. Director of Commuzuty Development: Absent:
�" 6. Applicant: Absent.
7. Attorney: Absent.
8. City CounciUSta.ff: None.
9. Court Reporter: None.
10. Registered Observers/Objectors: None.
LOCATION
The subject property is located at 1107 and 1109 North River Road,McHenry IL.
SUMMARY
The Petitioners are seeking upon annexation the following:
RS4 High Density Single Family Residential Zoning with variance to:
1) Allow the construction of a new residence with an attached garage having a 12-foot front
yard setback and a 2-foot rear yard setback.;or
2) To allow the existing residence as currently situa.ted and to allow the construction of a
new detached garage having a 12'foot front yard setback;or
3) To a11ow the existing residence as currently situated.
�
Page 2
ZBA-Kleinhans
10/16/00
�
RECESS
Motion by Lovett, seconded by Meyer, to recess the Kleinhans Public Hearing File No. Z-513
until Monday, November 6, 2000 at 7:30 p.m. in the McHenry Municipal Center Council
Chambers.
Voting Aye: Cadotte,Ekstrom, Franzen, Howell, Lovett, Meyer, Semrow.
Voting Nay: None.
Not Voting: None.
Abstained: None.
Absent: None.
Motion carried 7-0. The Public Heazing was recessed at 10:49 p.m.
Respectfully submitte ,
���
Harry Semro Chairman
Zoning Board of Appeals
C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City
� Engineers, Petitioners, Plan Commission (7), Landmark Commission Chairman Chicago
Tribune,Northwest Herald, Aldermen Conference Room,File Copy. Z-513
....