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HomeMy WebLinkAboutMinutes - 10/17/2013 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes October 17, 2013 Chairman Strach called the October 17, 2013 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Buhrman, Doherty, Nadeau, Sobotta, Strach, and Thacker. Absent: Morck. Also in attendance were: Deputy City Administrator Martin and Planning and Zoning Secretary Wolf. Approval of Minutes Motion by Buhrman, seconded by Thacker, to approve the minutes of the Planning and Zoning Commission Meeting as presented: September 19, 2013 regularly scheduled meeting. Voting Aye: Buhrman, Doherty, Sobotta, Strach and Thacker. Voting Nay: None. Not Voting: None. Abstaining: Nadeau. Absent: Morck. Motion carried 5-0. Public Hearing: DRH Cambridge Homes Inc. File No. Z-823 152 platted lots South of Veterans Parkway Amendment to Existing Conditional Use Permit and Integrated Design District Plan to eliminate the community center clubhouse building and construct a pavilion, playground, benches, swings, and picnic tables Chairman Strach called the Public Hearing to order at 7:33 p.m. regarding File No Z-823, an application for an amendment to an existing conditional use permit and integrated design district plan as submitted by DRH Cambridge Homes Inc. for 152 platted lots South of Veterans Parkway. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on October 1, 2013. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. In attendance were Attorney Steven Goodman, 1515 E. Woodfield Rd., Suite 250, Schaumburg, IL 60173; and Erik Peterson and Chris Metz, DRH Cambridge Homes Inc., 800 S. Milwaukee Ave., Suite 250, Libertyville, IL 60048; who were sworn in by Chairman Strach. Attorney Goodman provided a summary of the request before the Commission at this Hearing stating the only change to the original IDD plan is to the common area to allow for more expansive and significant park site and an open air pavilion to be available to the community. Mr. Peterson gave a summary of the proposed concept plan for the community park that can be used by all residents, including the children. They are proposing to remove the clubhouse and add a park in the Planning and Zoning Commission October 17, 2013 Page 2 one acre parcel, which will include a parking lot and a pavilion, 2 playground structures, a pedestrian path, and a picnic area. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter stating in August 2005 the City of McHenry annexed and zoned approximately 200 acres located north and south of Veterans Parkway at Barreville Road. The entire 200 acres was zoned Integrated Design District (IDD) and granted a conditional use permit (ordinance attached) to allow the development of the property in accordance with the approved IDD Plan dated March 1, 2005. An amendment is required to any approved IDD where there is a proposed major change involving open space or land use. DRH is proposing to eliminate the community center clubhouse building, which is referenced on the approved IDD Plan for Oaks at Irish Prairie Subdivision attached to the submittal. In its place they are proposing to construct a pavilion, playground, benches, swings and picnic tables on the 1.05-acre site. DRH has included a concept plan for the community center property. While DRH is proposing to eliminate the community center clubhouse building they are not altering any lot lines on the preliminary plat or making any other substantive changes to the approved IDD Plan. Specific approval criteria are associated with any proposed IDD development. These are included under Table 21 in the zoning ordinance. The amendment to the existing conditional use permit approving the IDD for Oaks at Irish Prairie currently being proposed by DRH, which includes eliminating the clubhouse building and redesigning the community center property, must comply with the same criteria utilized for considering conditional uses in Table 31 of the zoning ordinance. This is the same procedure and criteria any other conditional use permit or amendment to a conditional use permit would be required to follow and meet. Deputy City Administrator Martin stated Staff believes eliminating the previously-approved clubhouse building from the original IDD Plan will not substantially alter the original design intent or overall development concept approved for the Oaks at Irish Prairie Subdivision. Further the concept plan DRH is proposing for the community center site is congruent with the overall design and purpose of the originally-approved IDD plan and still satisfies the approval criteria set forth in the IDD ordinance in Table 21. Staff also believes DRH has met the criteria in Table 31 of the zoning ordinance and supports the proposed amendment to the conditional use permit. Staff is recommending approval of an amendment to an existing conditional use permit to eliminate the proposed clubhouse building on the approved IDD Plan with the condition the community center site is developed in substantial conformance with the concept plan presented and incorporated herein prepared by DR Horton and dated September 26, 2013. Staff finds the requirements of Table 31 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Commission Thacker inquired why DRH is making the change to the plan. Attorney Goodman stated the applicant believes the new plan is more functional and offers more play areas able to be used by more members of the community. The previous clubhouse plan would be a financial burden to the homeowners. Commissioner Thacker asked if the community meeting with residents was well- received. Mr. Peterson stated there was a very good turnout of approximately 40-50 residents and questions were answered and concerns addressed. The residents at the meeting made it clear they did not want a clubhouse and liked the park concept. Planning and Zoning Commission October 17, 2013 Page 3 Commissioner Buhrman inquired how many of the 46 residents at the meeting voiced opposition to the plan changes and what the cost savings to the homeowners will be if this change to the plans is made. Mr. Peterson stated there were no residents voicing opposition and he did not know the cost saving yet. Attorney Goodman stated the original budget submitted by the original developer that included the clubhouse was looked at and appeared lower than it really should have been to provide proper maintenance and upkeep to the building and grounds. Commissioner Nadeau asked if this new park will be the only one with a pavilion and picnic areas and a playground. Mr. Peterson responded affirmatively but stated there will be other tot lots in the development. Commissioner Doherty inquired as to the design of the pavilion building and how many tables it might hold, as well as whether or not it will have electrical outlets and/or a bathroom. Mr. Peterson stated the pavilion will be similar to a shelter at a forest preserve. He stated there are some of a similar design in both Huntley and Wauconda. Mr. Peterson stated the plan presented considers the pavilion holding at least 6 tables but no bathrooms were considered as it is simply a concept plan at this point. Mr. Metz stated the homeowners did not want homeowner’s association fees to be increased so electricity and bathrooms are not in the plans for that reason. Commissioner Thacker inquired if the final plans will include input given from the residents or just decided by the developer. Mr. Peterson stated they took input from the residents at the community meeting and will implement their suggestions. Commissioner Doherty inquired as to the overall design of the park and whether bbq grills will be included. Mr. Metz stated the common area park will be well-landscaped and there will a food prep area. He stated their intent is to create an attractive space that will be a draw for the entire community. Commissioner Thacker asked what the time frame is for starting construction if the changes are approved. Mr. Peterson stated they are hoping to begin construction in the spring. Mr. Metz stated this common area park will be the first impression of the community and it is their intent to make it a good impression. Commissioner Doherty asked if the City should consider having all pavilions in community parks be similarly designed. Mr. Peterson stated DRH increased the size of the pavilion as a result of discussions with homeowners. Chairman Strach opened the floor to questions and comments from the audience. David Kosta, 1804 Dundalk Lane, McHenry was sworn in by Chairman Strach prior to addressing the Commission. David Kosta acknowledged appreciation to DRH Cambridge Homes for meeting with residents. He stated the meeting was very productive and contained a lot of idea sharing. There was an overwhelming positive response in agreement with eliminating the clubhouse and not raising fees of the HOA too high. Mr. Kosta stated he would like to know what the expected impact fees will be to the residents with this new changed concept plan in regard to HOA fees. Planning and Zoning Commission October 17, 2013 Page 4 Mr. Metz stated a property management company is doing an analysis of the costs and fees and they do not have it finalized yet. He stated that based on other communities, the maintenance costs of a park like this will be a fraction of the costs required to build and maintain a clubhouse. DRH has the same goal as the residents and is looking to present a high value, low cost amenity to the community. Mr. Kosta stated he is looking further at the safety of the park and that lighting and electricity would be needed. Mr. Metz stated that lighting would be provided for safety in the park but electrical outlets in the pavilion may not be in order to keep costs lower. Mr. Kosta stated that presently the residents have no control over the bylaws. He inquired if 80% of the community needs to be occupied in order for the residents to take over the HOA. Mr. Kosta stated that will be difficult given the other vacant parcels in the development. Attorney Goodman stated these are all details that need to be considered in the future. When DRH acquires the property discussions can be started regarding separating the properties as far as HOA’s are concerned so one section of the development doesn’t have to cover the costs for the other section. He stated DRH is more than willing to work with the residents when that time comes. Mr. Kosta stated residents are more interested in homeowners being able to take over control of the HOA and being allowed to have more input in the design decisions for their own community. Attorney Goodman stated they have been concentrating on the concept plan for the park changes and haven’t considered the status of the HOA yet because this project took precedence. He also stated they are all happy to work with a committee of homeowners on community decisions in the future. All residents in attendance expressed approval of the change in the plans. Chairman Strach closed the public comment portion of the hearing at 8:03p.m. Mr. Nadeau’s stated his only concern is whether this concept plan will be big enough for the community. He asked DRH about the possibility of adding other pavilions in the other lots if it is well received. Motion by Nadeau, seconded by Buhrman, to recommend to the City Council with regard to File No. Z- 823, an application for an amendment to an existing conditional use permit and integrated design district plan to eliminate the proposed clubhouse building on the approved IDD Plan with the condition the community center site is developed in substantial conformance with the concept plan presented and incorporated herein prepared by DR Horton and dated September 26, 2013, as presented by applicant DRH Cambridge Homes Inc. for the property located at 152 platted lots South of Veterans Parkway, be granted and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Doherty, Nadeau, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Morck. Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-823 at 8:05 p.m. Planning and Zoning Commission October 17, 2013 Page 5 Public Hearing: Banner Acquisitions LLC File No. Z-820 8.23 acres North of Bull Valley Rd. and East of Ridgeview Drive Zoning Map Amendment, Conditional Use Permit, Preliminary Plat of Subdivision Deputy City Administrator requested the Banner Apartments Hearing be continued until the December 12, 2013 Meeting. Motion by Thacker, seconded by Doherty to continue File No. Z-820, to the December 12, 2013 regularly scheduled Planning & Zoning meeting at 7:30 p.m. in the City Council Chambers. Voting Aye: Buhrman, Doherty, Nadeau, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Morck. Motion carried 6-0. Staff Report At this time there is nothing further scheduled for November. Deputy City Administrator Martin asked the commissioners to keep the materials they received for File Z-820 in case the plans do not change for the December meeting. Adjournment Motion by Sobotta, seconded by Thacker, to adjourn the meeting at 8:15 p.m. Voting Aye: Buhrman, Doherty, Nadeau, Sobotta, Strach and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Morck. Motion carried 6-0. The meeting was adjourned at 8:15 p.m. Respectfully submitted, _____________________________________ Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry