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HomeMy WebLinkAboutMinutes - 10/20/2001 - Planning and Zoning Commission CITY OF MCHENRY PLAN COMMISSION DECEMBER 20, 2001 North Gate Preliminary Plat and North Gate Final Plat Phase I 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: Absent. 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 In attendance were property owners and developers Samuel Diamond of Diamond, LeSueur and Associates, Jim Schaid of Remax Plaza, and Jim Condon of Condon Consulting Engineers. 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 Subdivision would be built so that it is City water and sewer ready. It is anticipated Phase II will be immediately connected to City utilities. Mr. Condon went over the comments provided by City Staff and City Engineering firm Baxter and Woodman. With regard to Assistant Director Marcinko’s correspondence of September 10, 2001 regarding the Preliminary Plat, Mr. Condon noted the following: Page 2 PC 12/20/01 1. Illinois Route 31 right-of-way should match Rubloff Development right-of-way: proposed right-of-way exceeds the Rubloff right-of-way; 2. Label future connection “hereby dedicated to the City of McHenry for future public right-of-way”: developer concurs to label access easement with this language; 3. Illinois Route 31 plans must have same cross-section design as Rubloff Development plans: the Developers request permission to have specification conform to Illinois Department of Transportation (IDOT) standards, as Route 31 is a state highway; 4. Traffic Study must be submitted to determine if a traffic signal is warranted: developer concurs with this point, but would like to hold off until Phase II is concluded; 5. Public right-of-way must be in compliance with C-5 Highway Commercial Zoning: Both Baxter and Woodman and Assistant Director Marcinko commented on this matter. It is a point of contention the proposed roadway is not a collector street, but a minor street, and should be constructed according the specifications for a minor street as designated in the Subdivision Control Ordinance; 6. All gateway features and green space setbacks will be in compliance with requirements of the Comprehensive Plan and Development Policies adopted in August, 1999; a 50’ gateway setback would be provided. Discussion occurred regarding the subject correspondence of September 10th which was not provided in the Plan Commissioners Packets for this evening’s meeting. It was the consensus of the Commission that all related correspondence be provided in agenda packets prior to each meeting. A discussion followed regarding the construction of North Gate Boulevard and the possibility it might become a major collector and that it be constructed accordingly. It was noted in light of an access easement from North Gate Boulevard to the dedicated City’s triangular piece of property to the west, North Gate Boulevard should be constructed to accommodate high volumes of traffic. It was the contention of the Developers North Gate Boulevard should not be classified or constructed as a collector street. A lengthy discussion continued. In response to commission inquiry, Attorney Diamond noted Staff did not request direct access to the triangular parks parcel immediately west of the proposed North Gate Boulevard. However, the Developers chose to provide for the 60’ access in the event the City at some future time decided to access the parkland via this development. Discussion continued. In response to an inquiry, the difference between construction of a minor street and the construction of a collector street was provided. Mr. Condon noted the Staff memo of November 30, 2001 regarding the Final Plat of Phase I, points #5,6 and 8 are also in contention at this time and are directly related to similar points in the September 10th memo regarding the Preliminary Plat of the entire development. Mr. Condon addressed Baxter and Woodman comments of December 18, 2001 correspondence which was not provided to the Commissioners in their Agenda packets. Mr. Condon noted the Developers will assure with the McHenry County Recorder’s Office there is no other recorded subdivision having the same name “North Gate”. The well and septic systems for Lot 1 will be considered temporary. Noting the discrepancy in the wetlands delineation, Mr. Condon stated the initial request to the Army Corps of Engineers was for the entire 61-acre McHenry parcel along Page 3 PC 12/20/01 Route 31, both east and west of the highway. The proposed development on the west side only of Route 31 is a 23-acre parcel. Mr. Condon noted in Phase I no wetlands are being disturbed. Therefore no permits or approval are required by the Army Corps of Engineers for Phase I. Referencing Baxter and Woodman notes that 80% of the minimum lot area shall be at least 3 feet above the highest ground water level, Mr. Condon stated this is not appropriate for commercial property on which no basements will be constructed. He noted the Developers will be seeking a variance from the requirement that this note be included on the plat. Additionally, the Developers will required two other variances: 1. Sidewalk requirement; 2. Cul-de-sac length. Questions by Members of the Commission In response to commission inquiry, Attorney Diamond responded the septic system would meet county specifications. Referencing the sidewalk waiver being requested, Mr. Condon stated the Developers would be asking that all requirements for sidewalks be waived, including those internal to the subdivision, as well as those required along Route 31. Discussion regarding sidewalk placement and waiver occurred. It was noted as the property is zoned commercial, there could be some property uses which would benefit from sidewalk installation, such as a restaurant. Lengthy discussion occurred regarding the desirability or necessity of sidewalk installation in the development. Noting the utilization of well and septic for Lot 1, Home State Bank, question was raised as to provisions for fire safety. Mr. Condon stated if the building was required to be sprinklered, the well would be required to meet the fire flows. Each lot could be sold and developed on well and septic until such time as City utilities are installed. In response to commission inquiry, the subdivision covenants will assure that no buildings will have the rear facing Route 31. If the back of the building faces Route 31, it will appear to be the front of the building, architecturally. North Gate Phase 1 – Final Plat Mr. Condon proceeded to review Staff comments regarding the North Gate Final Plat of Phase I. He asked the City to abide by IDOT’s recommendation regarding acceleration and deceleration lanes on Route 31.The Developers are willing to install to exit lanes from the subdivision, to permit left-hand, northbound turns, and right-hand, southbound turns. The Developers concur the radius from back of curb should be at least 40’ to the back of curb at the Route 31 intersection. The Developers intend to install a full temporary cul-de-sac as opposed to the indicated T-turn around. Mr. Condon noted the Developers will work with City Engineers Baxter and Woodman to assure satisfactory compliance with engineering and drainage concerns. The two major areas of contention are that IDOT right-of-way requirements be met and that the street be classified as a minor street as opposed to a collector street. Page 4 PC 12/20/01 Mr. Condon in reviewing the review by Baxter and Woodman dated November 29, 2001, noted the Developer concurred with the review. Issues of concern and contention were, again, the classification of the street and construction requirements as a result, and drainage issues resulting from surface flow from the Rubloff Development. Mr. Condon noted the Rubloff Development drains through the wetlands on the subject property to the north to the creek. He noted the Developers are providing onsite detention which will release into the wetlands, and the drainage will ultimately find its way to the creek to the north. The wetlands on the subject property are being protected by buffering from the project’s development Questions by Members of the Commission In response to commission inquiry, the detention would be located on Outlot A, which is not a part of the Final Plat of Lot 1. Planner Martin suggested if the Commission makes a recommendation to the City Council regarding the Preliminary Plat of North Gate Subdivision and/or the Final Plat of Phase I of North Gate Subdivision, the Commission address the following: Requirement for installation of sidewalks variance request; Cul-de-sac length variance request; Other variances as deemed necessary by City Staff in working in conjunction with the applicant; Minor versus Collector Roadway determination should be agreed upon between Staff and the applicant prior to presentation to City Council. It was noted there are several outstanding issues which should be rectified prior to bringing this matter before Council for approval. The applicant noted most points addressed in the Staff Memo and Baxter and Woodman correspondence have been agreed to by the developers. Recommendation Motion by Franzen, seconded by Howell, to recommend to the City Council that the Preliminary Plat of North Gate Subdivision prepared by Condon Consulting Engineers, last revised 12/10/01 be approved, subject to the following: 1. Installation of sidewalks throughout the subdivision; 2. Installation of street lights throughout the subdivision; 3. All issues raised by City Staff and Baxter and Woodman be resolved with the applicants prior to presentation of the plat for action before the City Council. Voting Aye: Buhrman, Cadotte, Franzen, Ekstrom, Howell, Thacker Voting Nay: None. Not Voting: None. Abstained: None. Absent: Nadeau, Osmon, Semrow, Motion carried 6-0. Page 5 PC 12/20/01 Motion by Franzen, seconded by Howell, to recommend to the City Council that the Final Plat of North Gate Subdivision Phase I, prepared by Vanderstappen Surveying Inc, with a revision date of 12/13/01 be approved, subject to the following: 1. Installation of sidewalks throughout the subdivision; 2. Installation of street lights throughout the subdivision; 3. All issues raised by City Staff and Baxter and Woodman be resolved with the applicants prior to presentation of the plat for action before the City Council. Voting Aye: Buhrman, Cadotte, Franzen, Ekstrom, Howell, Thacker Voting Nay: None. Not Voting: None. Abstained: None. Absent: Nadeau, Osmon, Semrow, Motion carried 6-0. Riverside Hollow – Final Plat In attendance was Bill Koclanis of Kennedy Homes, recent purchasers of the Riverside Hollow Subdivision. Mr. Koclanis noted there were three primary issues at the time of Preliminary Plat Approval for Riverside Hollow: 1. Increased depth of lots abutting the right-of-way of FAP420 2. Buffer along Orchard Beach Drive to include preservation of existing trees 3. Entrance onto Orchard Beach Drive through the Riverside Hollow Subdivision. Mr. Koclanis noted the developers have dedicated an additional 15’ along the east property line for future roadway expansion of Orchard Beach Road. Preservation of the trees could prove difficult as Staff has requested the installation of a 5’ high PVC fencing along the property’s eastern boundary. The fence will not be installed on Lot 96, however. A tree survey was submitted. The applicant will be required to replace any substantial trees which are removed during development of the property. Planner Martin noted the applicant is planning to vacate the portion of Orchard Beach Avenue which intersects with Riverside Drive. The road will be vacated from Riverside Drive to Lot 3, essentially closing off the intersection. Residents of Orchard Beach Subdivision will have to access their subdivision via the Riverside Hollow Subdivision. In response to commission inquiry, the annexation of Riverside Hollow will extend to the other side of Orchard Beach Avenue. With the elimination of the Orchard Beach Avenue and Riverside Drive intersection, the access to the Orchard Beach Subdivision will be much safer. No improvements will be made to Orchard Beach Road or Orchard Beach Avenue. Planner Martin noted Orchard Beach Road would not at this time be improved by the City. Land would be dedicated by the developer to the City to assist in widening the roadway. Discussion occurred regarding Outlot 96. It was noted it will be utilized as a detention pond for the Page 6 PC 12/20/01 subdivision. In response to commission inquiry, the piping to the river will traverse through Lot 8. Discussion followed regarding the private status of Orchard Beach Road. In response to commission inquiry, Mr. Koclanis stated the Staff comment regarding the buffer required between the FAP420 right-of-way and lots 26 through 35 had been addressed. These lots are 160 feet in depth, which is 40 feet more than required. Mr. Koclanis stated there is no specific buffering plan to protect lot owners from the FAP420 right-of-way. The Final Plat will contain a denotation the FAP420 land has been dedicated to the State of Illinois. The possibility of the roadway extension will be made clear to all potential property owners of Lots 23 through 39. The commission suggested the developers include information in their advertising brochures advising the public of the adjacent FAP420 right-of-way for Lots 23 through 39. Planner Martin noted the developers intend to construct a five-foot cedar fence along the east property line to buffer the existing Orchard Beach Subdivision from the new development. Additionally, the developers have made provisions to dedicate 15 feet of property to the City along the east property line to be utilized for the expansion of Orchard Beach Road. Commissioners expressed concern regarding the 15-foot wide dedication of land east of the developers fence on the east property line, and the potential property maintenance of this strip of land. If it is dedicated to the City, the City would then be responsible for weed mowing and other maintenance issues. Discussion occurred regarding the possibility of dedicating this 15-foot strip to the Orchard Beach Homeowners Association. Planner Martin also noted the Tree Preservation Ordinance will be followed. Many trees contained within the development are not required to be saved. Those that are, will either be left as is, relocated or replaced, as required by the ordinance. Regarding the third Staff comment to include a small park area to be preserved for potential connection between Riverside Hollow and Orchard Beach Subdivision, Mr. Koclanis noted the residents of Orchard Beach Subdivision are opposed to any future connection between the two subdivisions. Therefore, this point was not addressed on the plat. Recommendation Motion by Franzen, seconded by Cadotte, to recommend to the City Council that The Riverside Hollow Final Plat as prepared by V3 Consultants and dated 11/12/01 be approved subject to the following conditions: 1. All promotional literature for sales would include detailed information informing potential buyers that Lots 23 through 39 abut the proposed FAP420 right-of-way; 2. The buffer along Orchard Beach Subdivision has been addressed with a five-foot cedar fence to be constructed by the developers on the east property line; 3. Staff comment requiring preservation of an open area to be utilized for a possible future interconnection between Orchard Beach Subdivision and Riverside Hollow shall be disregarded as no interconnection is sought at this time; Voting Aye: Buhrman, Cadotte, Franzen, Ekstrom, Howell, Thacker Voting Nay: None. Not Voting: None. Abstained: None. Absent: Nadeau, Osmon, Semrow, Motion carried 6-0. Page 7 PC 12/20/01 Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn the meeting at 9:26 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Nadeau, Osmon, 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.