Loading...
HomeMy WebLinkAboutMinutes - 10/02/2003 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION October 2, 2003 The October 2, 2003 meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:32 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau. Absent: Thacker. Staff/Officials in attendance: Alderman Glab, City Attorney Cahill, City Planner Martin. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the minutes of the September 4, 2003 and September 11, 2003 regularly scheduled Planning and Zoning Commission Meeting as presented. All ayes. Motion carried. Public Hearing: Kimball Hill Homes File No. Z-598 Shamrock Farm Subdivision Chairman Howell at 7:34 p.m. called to order the Public Hearing regarding File No. Z-598, an application for variances as filed by applicant Kimball Hill Homes for the property located at the northwest corner of Dartmoor Drive and Curran Road within Shamrock Farm Subdivision as follows: • To permit more than one building on a zoning lot; • To permit a front yard building setback of 25 feet. In addition, Chairman Howell noted the applicant is seeking a recommendation for Preliminary and Final Plat Approval for Shamrock Farms Neighborhood 2. In attendance were Scott Viger, Michelle McLaughlin and Jack Murphy of Kimball Hill Homes, Christian Galli of Shamrock Farms who were sworn in by Chairman Howell. Chairman Howell noted all publication and notification requirements had been met. Notification of the Public Hearing was published in the Northwest Herald on September 12, 2003. A Certificate of Publication and an Affidavit of Service are on file in the Office of the City Clerk. Applicant Scott. Viger stated the petition for variance is two-fold as stated by the Chairman. The variances pertain solely to Neighborhood 2 of Shamrock Farms. Mr. Viger noted after working extensively with Staff, the applicant is submitting a plat for Shamrock Farms Neighborhood 2 depicting all four-unit buildings with a total proposed density of 100 townhomes. The plat does not include direct access onto Curran Road. There is a 50’ landscape buffer along Curran Road as required by the Annexation Agreement. Mr. Viger noted the plat addresses previously expressed Commission concerns regarding improved streetscape by reducing the number of garages facing the roadways. The garages on each end of the buildings would be side-load and not visible from the street. Mr. Viger noted the Neighborhood 2 Final Plat features an internal loop road with a great amount of open space depicted at the northeast corner of the site. At least five of the buildings, each containing four dwelling units, would lie adjacent to the lake and open space directly north of Neighborhood 2. Page 2 P&Z Commission 10/2/03 Mr. Viger also stated the McHenry Township Fire Protection District has been consulted regarding the layout of Neighborhood 2, specifically the landscape berm adjacent to the Fire District designated site, and the Fire District has no objection to the proposed Plat. Mr. Viger noted the anticipated cost of the units would start at approximately $175,000. The units would range in size from 1,400 square feet to 2,000 square feet which would be comprised of two and three-bedroom units. Proposed population of the site would be 225 (46 children, 179 adults) based upon the Illinois School formula. Addressing the application for variations, Mr. Viger stated the applicant determined it would be best not to carve the neighborhood into individual lots, but instead to request a variance to permit multiple buildings on a zoning lot. The second variance seeks a reduction in the required 30 ‘ front yard setback to permit a 25’ front yard setback. This variance would allow for larger back yards for each building. Parking would meet the requirements of the zoning ordinance. Planner Martin provided the Commission with an overview of the Staff Report. He noted the density of this portion of the Shamrock Farms Development which was approved and annexed in 2001 is fairly low. The proposed side load garages greatly enhances the streetscape. The variance for the 25’ front yard setback also enhances the streetscape. The multiple buildings on a zoning lot variance request is also acceptable as most townhome developers require undefined lot separation. Parking is satisfactory. The engineering for this phase of the project has been completed. Staff has no major concerns or issues with the Final Plat as presented. Staff recommends the approval of the requested variances, the Preliminary Plat of Shamrock Farms Neighborhood 2, and Final Plat of Shamrock Farms Neighborhood 2. Chairman Howell invited questions and/or comments from the Commission. In response to an inquiry, Mr. Viger noted there would be sidewalks along the street throughout the development. Planner Martin stated each driveway curb cut would conform to City standards and no drive-over curbs would be permitted. Mr. Viger responding to a question stated all buildings would be constructed on slabs; there would be no basements. Vapor barriers would be provided. Following a brief discussion as to the proposed West McHenry Bypass, Planner Martin noted the Bypass is currently on hold as State and Federal funding is unavailable. There has not yet been a traffic study completed specifically about this portion of the project, although one was completed for the entire Shamrock Farms Development prior to its annexation in 2001. With regard to the construction schedule and projected buildout, Mr. Viger projects beginning this project no later than Spring 2004 with a projected two-year buildout. The open space indicated on the plat will remain open and undeveloped in perpetuity. Some discussion followed regarding the width of the entry to the neighborhood from Dartmoor Drive. Mr. Viger noted the roadway configuration was approved as a part of the overall Preliminary Plat approval at the time of annexation in 2001. In response to an inquiry, Mr. Viger noted the Curran Road improvements at and south of its intersection with Dartmoor Drive have not been completed as yet. A right turn lane for southbound traffic will be constructed. A right out for eastbound traffic from Dartmoor will also be installed. There will also be a northbound Page 3 P&Z Commission 10/2/03 through lane on Curran Road, as well as a widening of the right turn lane into Boone Creek Subdivision. Me. Viger stated these public improvements will be completed in 2004. Suggestion was made as to the elimination of the boulevard entrance into Neighborhood 2. Concerns were expressed regarding the 17’ entry lane width and fire truck and emergency vehicle capability to navigate the entry to the property should it be necessary. Mr. Viger stated he would investigate with the Fire District if the proposed plan is manageable for their larger equipment. The Commission requested Planner Martin follow up with the Fire District regarding this issue, in addition to the possible elimination of the boulevard entry. Mr. Viger noted similar boulevard entries have already been constructed in other neighborhoods of the Shamrock Farms Development. The Commission also noted the name Donovan Circle should be changed as there is already a Donovan Street in Mill Creek Subdivision. In response to an inquiry, it was noted the other taxing districts, i.e. School District 15, School District 156, Fire District, Library District, were notified of the impending development during the annexation public hearing process. Suggestion was made to reinitiate a notification process to alert the various taxing districts of agenda matters which would ultimately impact them. In response to a question, Planner Martin stated the annual number of detached single family home permits is limited by the annexation agreement. There is no limitation as far as attached single family units are concerned. It is anticipated there would be a two-year buildout, at a minimum. No internal access to the park site west of Neighborhood 2 would be possible as there is a deep drainage swale located between the parcels. However, the bike path will be located on the north side of Dartmoor Drive. In response to a Commission inquiry, Planner Martin stated the number of units proposed for this neighborhood is exactly as spelled out in the annexation agreement. Chairman Howell noted there was no one in the audience wishing to be heard regarding this matter. In closing, Mr. Viger noted the Final Plat is in compliance with the plan presented to and approved by the City in 2001. Staff concerns have been addressed. The Applicant is requesting a favorable recommendation to the McHenry City Council. Motion by Cadotte, seconded by Nadeau, to recommend to the City Council that with regard to File No. Z-598, an application filed by Kimball Hill Homes for variances on Shamrock Farms Neighborhood 2: • To reduce the required front yard setback from 30 feet to 25 feet; • To permit more than one building on a zoning lot; be granted subject to review, consideration and approval of the McHenry Township Fire Protection District of the 17’ boulevard entry; and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Page 4 P&Z Commission 10/2/03 Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau. Voting Nay: Franzen. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Commissioner Franzen stated overall Kimball Hill is building a great project on Shamrock Farms. He expressed concerns regarding the Curran Road widening. The School Districts are financially strapped and he noted he cannot support additional growth which would impact the schools. The layout of the Plat is good; Dartmoor Drive design is good. There are too many traffic issues before additional population should be introduced to the community. Motion by Cadotte, seconded by Nadeau, to recommend to the McHenry City Council that: • Shamrock Farms Neighborhood 2, Final Plat prepared by Manhard Consulting dated 9/8/03 be approved as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau. Voting Nay: Franzen. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 5-1. Chairman Howell closed the Public Hearing at 8:34 p.m. Other Business Planner Martin reviewed recent Council action regarding matters which had previously appeared before the Commission. He also alerted the Commission to upcoming agenda items on future meeting dates. Planner Martin informed the Commission the Riverwalk Architect VOA is in the process of commencing the design development stage, including securing required easements. Following brief discussion, Planner Martin stated beginning immediately he would send Planning and Zoning Commission agenda packets to all taxing districts. Some discussion followed regarding lighting and landscaping for new development and possible reduction in spillover and glare from parking lot illumination. In response to Commission request, Planner Martin noted the Parks Maintenance Department will remove dead trees in the vicinity of Earl Walsh Bridge as soon as the weather gets colder and Parks Maintenance tasks lessen. Regarding the Route 120 roadway improvements, it was pointed out access onto roads north of Route 120 is difficult if not impassable. It was suggested the State should maintain the temporary access points more carefully. Page 5 P&Z Commission 10/2/03 Discussion Regarding Aesthetics The Commissioners continued discussion regarding the off-street parking and loading provisions of the Zoning Ordinance. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn at 8:58 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Thacker. Motion carried 6-0. Meeting adjourned at 8:58 p.m. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Deputy Clerk Planning and Zoning Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Applicants, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.