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HomeMy WebLinkAboutMinutes - 12/20/2001 - Planning and Zoning Commission CITY OF MCHENRY PLAN COMMISSION DECEMBER 20, 2001 North Gate - Preliminary Plat Riverside Hollow – Final Plat A meeting of the City of McHenry Plan Commission was held on Thursday, December 20, 2001. Chairman Buhrman called the meeting to order at 7:30 p.m. with the following persons in attendance: 1. Plan Commissioners: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Thacker. Absent: Nadeau, Osmon, Semrow. 2. City Attorney: Kelly Cahill. 3. Recording Secretary: Kathleen Kunzer. 4. City Planner: Douglas Martin. 5. Director of Community Development: Absent. 6. Applicants: a. McHenry 31 LLC represented by Samuel Diamond, Jim Schaid, Jim Condon, 3431 West Elm Street, McHenry, IL 60050. b. Kennedy Homes represented by Bill Koclanis, 1081 East Main Street, East Dundee, IL 60118. 7. City Council/Staff: None. 8. Court Reporter: None. 9. Registered Observers/Objectors: None. North Gate - Preliminary Plat North Gate Phase 1 – Final Plat In attendance were property owners and developers Samuel Diamond, Jim Schaid, Jim Condon. Mr. Diamond stated the Preliminary Plat before the Commission this evening is for the entire North Gate Development. The Final Plat is for Phase I (Lot 1 ) of the subdivision. The remainder of the development will be included in Phase II. The property is located just north of the Rubloff Development on the west side of Route 31.The parcel is approximately 23 acres which includes some wetlands. Mr. Diamond noted the Preliminary Plat includes sliver lots so that a potential user can determine the size of lot required for each particular use. The developers have a contract with Home State Bank for development of Lot 1, as shown on the Final Plat of Phase I of the North Gate Development. Mr. Diamond noted the property is currently zoned C5 Highway Commercial. The developers intend to set aside a portion of the site for dedication to the City for use of sign installation. Mr. Diamond noted Phase I would be developed utilizing well and septic. However, the Questions by Members of the Commission Commissioner Ekstrom inquired as to the use of Outlot D. Mr. Gerstad responded Outlot D is farmable wetland which will be designated open space. Outlot E is wetlands which will include a detention pond which will be maintained by the homeowners association. In response to an inquiry, Mr. Gerstad noted Lots 5, 10 and 11 are buildable, in spite of the Natural Gas Pipeline Easement crossing over these properties. The building envelope in each case is more than adequate to permit the construction of a residence on these lots. In response to inquiry, Mr. Gerstad noted all three Outlots will be maintained by the homeowners association. These three outlots are not dedicated parklands. The park donation for this phase of the project was a cash contribution. Commissioner Thacker inquired if it would be the responsibility of the homeowners association to mow the Outlots. Mr. Gerstad stated some of this land may not be mowed as dictated by the Army Corps of Engineers. The Corps may dictate that portions of these Outlots remain in their natural state as they are protected wetlands. Discussion ensued regarding the stub of Wedgewood Trail to the north. In response to Commission inquiry, Mr. Gerstad noted at this time the land north of this stub is designated wetlands and the likelihood of Wedgewood Trail being extended to the north are minimal. The Page 2 PC 12/6/01 Applicant is seeking City permission to place monies in escrow for the future development of the stub should if become necessary, and leaving the right-of-way as green space until such time as the roadway is built and actually extended to the north. The potential stub of Wedgewood Trail would have a sign posted on it indicating the possibility of a roadway extension on the site. This matter is currently under Staff review. In response to an inquiry, Mr. Gerstad noted Lots 9, 10, and 385 might be improved with homes built on crawl spaces rather than basements due to the proximity to the adjacent wetlands and high water table. Final engineering will determine the outcome of this issue. Mr. Gerstad stated Boone Creek Venture has purchased space in a wetlands bank in order to construct the Wedgewood Trail and Wimbleton Trail, as they cross wetlands. Additionally, the developer must include a paragraph on the plat permanently dedicating the wetlands on the plat. Discussion occurred regarding the undulating berm along Curran Road. Mr. Gerstad noted the berm has been constructed according to City engineering specifications. Certain depressions in the berm are required to permit surface water runoff flow from the property. The height of the berm is determined by final engineering. Referencing Staff recommendation that language be included on the plat and a separate document be recorded regarding fence restrictions for lots adjacent to Dartmoor Drive, Attorney Cahill stated this condition should be addressed in any motion for recommendation of plat approval by the Commission. Recommendation Motion by Thacker, seconded by Nadeau, to recommend to the City Council that the Final Plat of Boone Creek Unit 5 prepared by Howard Surveying Co. Inc. on July 9, 2001 and last revised on October 22, 2001, be approved as presented, subject to the condition: 1. The Applicant provide and record a separate document indicating the special restrictions regarding fencing and berming against the lots along Dartmoor Drive. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen, Howell, Semrow. Motion carried 6-0. New Business Chairman Buhrman noted a resolution was included in this evening’s Agenda Packet establishing the 2002 Plan Commission Meeting schedule. Page 3 PC 12/6/01 Motion by Cadotte, seconded by Osmon, to pass a resolution establishing the 2002 Plan Commission Meeting schedule as follows: JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 3 Thursday 7 Thursday 7 Thursday 17 Thursday 21 Thursday 21 Thursday APRIL - 7:30 P.M. MAY - 7:30 P.M. JUNE - 7:30 P.M. 4 Thursday 2 Thursday 6 Thursday 18 Thursday 16 Thursday 20 Thursday JULY - 7:30 P.M. AUGUST - 7:30 P.M. SEPTEMBER - 7:30 P.M. 11 Thursday 1 Thursday 5 Thursday 18 Thursday 15 Thursday 19 Thursday OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M. 3 Thursday 7 Thursday 5 Thursday 17 Thursday 21 Thursday 19 Thursday Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen, Howell, Semrow. Motion carried 6-0. City Planner Martin noted the topic for discussion on the December 20, 2001 Agenda will be the Preliminary Plat of Northlake Subdivision, located adjacent to the Rubloff Development north on Route 31. Commissioner Ekstrom initiated discussion regarding the existing residential lot classifications in the Zoning Ordinance and the possibility of Council consideration of creating an additional zoning district. It was noted there is still a large jump between the RS-1 District (30,000 square feet) and the RS-1a District (18,000 square feet) as well as a large jump between the RS-1a District (18,000 square feet) and the RS-2 District (10,890). It was the consensus of the Commission this matter be included for discussion on the December 20, 2001 regular meeting agenda. Page 4 PC 12/6/01 Adjournment Motion by Osmon, seconded by Nadeau, to adjourn at 8:20 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Osmon, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen, Howell, Semrow. Motion carried 6-0. Respectfully submitted, Kathleen M. Kunzer, Deputy Clerk Recording Secretary McHenry Plan Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Petitioners, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.