Loading...
HomeMy WebLinkAboutMinutes - 10/31/2002 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION October 31, 2002 The October 31, 2002 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:30 p.m. in the Council Chambers of the McHenry Municipal Center. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Absent: None. Staff in attendance: City Attorney Cahill, Deputy Clerk Kunzer, Director Community Development Napolitano. Motion by Cadotte, seconded by Nadeau to approve the Planning and Zoning Commission Minutes of the following as presented: • October 3, 2002 regularly scheduled meeting; • October 17, 2002 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing: Concord Homes File No: Z-558 Krumholtz Property on South Route 31 Chairman Howell at 7:33 p.m. called to order the Public Hearing regarding the Petition filed by Concord Homes for: • Zoning Amendment to C-5 Highway Commercial District; BP Business Park District; RM-2 High Density Multi-Family Residential District; • Variations from the Subdivision Control Ordinance • Variations from the Zoning Ordinance. Chairman Howell noted all publication and notification requirements had been met. The Public Hearing Notice was published on September 30, 2002. An Affidavit of Service is on file in the Office of the City Clerk. In attendance were the following: • Attorney Thomas Zanck of Militello, Zanck and Coen • Planner John Nelson of Jen Land Design • Developer Nate Wynsma of Concord Homes • Traffic Engineer Luay Aboona of Kenig, Lindgren, O’Hara, Aboona • Developer Scott Dixon of Prime Commercial • Planning Analyst Angela Flood of Strategy Planning Associates. Chairman Howell swore in all of the witnesses for the petitioners. Director of Community Development Napolitano provided the Commission with an overview of the Staff Report for the Concord/Prime Commercial Development. Director Napolitano noted the petitioners are seeking a mixed use development consisting of residential, business park and commercial. The subject property is comprised of 90 acres located south of Tonyan Industrial Page 2 P&Z Commission 10/31/02 Park and east of Route 31. Director Napolitano informed the Commission the Comprehensive Plan designated the northern portion of this property residential, the southern portion business park. However, the petitioners are seeking to reverse these uses, as it would appear to be desirable to have business park and commercial zoning adjacent to the existing Tonyan Industrial Park. The proposed residential to the south would then be adjacent to the Terra Cotta Property which is currently in the concept stages of a residential development as well. Director Napolitano noted the street layout includes a collector road which will ultimately link Barreville Road and Route 31. A traffic study of the area has been done. It is possible a traffic signal might be required at the intersection of Route 31 and the collector street. Staff noted some concern regarding the mix of traffic flowing from industrial, commercial and residential uses. In an effort to alleviate potential traffic congestion, Staff is working with the petitioners to seek right-of-way to obtain access to Albany Street in Tonyan Industrial Park. Traffic could then exit through the Industrial Park to access the traffic signal at Albany Street and Route 31. The residential portion of the development consists of 276 townhome units. The density is consistent with the Comprehensive Plan. Stacking units in one portion of the residential development provides more opportunity for open space. Parking allotments exceed the minimum required of 2.33 spaces per unit. Pocket parks and walking trails around the lakes are being sought as the nearest available park would be Pebble Creek or Knox Park. Parklands would be maintained by the property owners association. Landscape enhancements along Route 31 would ensure a nice gateway entrance to the City. In conclusion, Director Napolitano stated the petitioners are seeking a variance to permit multiple buildings on a zoned lot. The requested zoning is BP Business Park District; C-5 Highway Commercial District; and RM-2 High Density Multi-Family Residential District. Attorney Zanck stated the petitioners are seeking a recommendation to approve zoning the subject property to business park, commercial and residential zoning. The multi-family would be located on the south 35 acres. The BP Business Park and C-5 Highway Commercial Districts would be located on the remaining 55 acres. Actual size of each of the three zoning districts would be determined upon final engineering and platting. The petitioners are seeking a variance to permit multiple buildings on one zoned lot in the residential portion of the development. Attorney Zanck, citing correspondence received from Terra Cotta Realty in reference to the adjacent property to the south, noted the request has been made to eliminate the roadway stub to the south. Attorney Zanck noted Terra Cotta Realty intends to develop the property residentially. Mr. John Nelson of Jen Land Design stated there is currently one proposed access to Route 31 from the development. If access is gained to Tonyan Industrial Park, a second access allowing utilization of the traffic signal at Albany could be achieved. Mr. Nelson noted Prime Commercial will develop both the commercial and business park portions of the development. Concord Homes will develop the residential portion. He noted two distinct products are being offered in the residential district: the Mews townhome with a two-car garage; the Villa ranch-style product with a one-car garage. He noted the parking ratio in the residential portion of the development is 2.56, which exceeds the required 2.33 ratio. He noted the addition of 114 on-street parking spaces for temporary guest parking. Mr. Nelson stated the Villa unit buildings have essentially two front facades. The setback from College Parkway is 50’. He noted the Mews units orientate internally toward each other and not Page 3 P&Z Commission 10/31/02 toward the roadway. The internal orientation would be more pleasing to the adjacent development to the south proposed by Terra Cotta Realty. Mr. Nelson noted the project is currently at the concept plan stage as the topographical study and engineering have not yet been completed for the property. Following engineering, the actual layout of the proposed project may change. Mr. Nelson stated the residential portion of the project is not child-oriented, but targeted for empty-nesters. The drainage system, open space and parklands would be community-owned and maintained by the property owners association. Mr. Nate Wynsma of Concord Homes addressed the Commission providing additional information regarding the two distinct residential products being proposed. Mr. Wynsma stated the 132 Villa ranch units would be located all on one level and geared to empty-nesters. The units would average 1,300 square feet and range in cost from $170,000 to $180,000. The Mews townhomes would have 1,760 square feet, with two-car garages in the rear of the building, located off the central motor court yard. The price range of the Villa townhome would start at $200,000. Mr. Wynsma noted heavy landscaping would be utilized to reduce the impact of the buildings from the road. He noted in both styles the appearance of garages has been removed and/or minimized from the streetscape. The proposed landscape plan would include fencing, monument signage, and would enhance the southern gateway entrance to the City. In response to Commission inquiry, Mr. Nelson stated the proposed on-street parking was not used in the required parking computations. It is being offered as an “extra” for additional temporary guest parking. Some discussion followed regarding the use of berms to screen the residential property from the business park. It was noted there would be approximately a 200’ setback from building to building between the business park and residential districts. Mr. Scott Dixon of Prime Commercial stated Prime is the contract purchaser for both the business park and commercial portion of the project. Mr. Dixon stated there are already a couple of potential users. He noted the boulevard of College Parkway will provide additional screening between the business park and residential uses. Mr. Dixon noted the commercial portion will feature retail users. Access to the commercial development will not be directly off Route 31. Some discussion followed regarding a potential traffic signal at College Parkway and Route 31. In response to Commission inquiry, Attorney Cahill stated the purpose of this public hearing is to make a recommendation to Council regarding the zoning and variance requests, as well as the general concept plan of the development. In response to further inquiry, Mr. Wynsma stated the exterior of the Villa ranch units would be comprised of 50% brick; the Mews townhomes would have at least 50% brick on the face. Some discussion ensued regarding sidewalks in the development. Attorney Zanck noted Staff suggested sidewalks be located on one side of the street, a bike pathway be included, and that there be internal walkways, particularly in the residential portion of the development. The Commission raised the issue of safety regarding the lakes shown on the plan. Protection of children who may be visiting was voiced as a concern. Page 4 P&Z Commission 10/31/02 Ms. Angela Flood of Strategy Planning Associates noted the project is a positive development fiscally. The project will generate commercial retail sales tax. Because the Concord Homes residential development is targeting an active adult buyer, there would be minimal impact on the school districts. Ms. Flood stated the project development could general $29 million and add $175,830 annually to the City’s revenue. The positive impact on Elementary School District 15 would be approximately $489,372 per year. The positive impact on High School District 156 would be $397,683 annually. The residential development at build-out would realize about 596 new residents by the end of year 4 including a projected 68 school children. Ms. Flood, noting the absence of private yards, stated this type of development does not cater to families with children. Of the 35 acres designated business park and commercial, it is assumed approximately 10 acres would be developed as commercial which would generate sales tax. Some discussion occurred regarding the proposed location of the West McHenry Bypass in relation to this development. Mr. Dixon noted the Bypass would be sited approximately ½ mile south of the development, about 500’ north of Gracy Road. The Commission asked that they be kept apprised of the status of the discussions regarding the potential access to Tonyan Industrial Park on Albany Street. Attorney Zanck in closing requested the Planning and Zoning Commission recommend to City Council that the zoning reclassification upon annexation to BP Business Park District, C-5 Highway Commercial District, and RM-2 High Density Multi-Family Residential District be granted. Attorney Zanck also requested the Commission recommend the approval of a variance to permit multiple buildings on a zoned lot. Finally, he asked that the Commission recommend approval of the concept plan of the Concord Homes/Prime Commercial development as presented. Motion by Cadotte, seconded by Buhrman, to recommend to Council that with regard to File No. Z-558, the request for zoning reclassification upon annexation to BP Business Park District, C-5 Highway Commercial District, and RM-2 High Density Multi-Family Residential District be granted, and that Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Motion by Cadotte, seconded by Nadeau, to recommend to Council that with regard to File No. Z-558, the request for variance to permit multiple buildings on a zoned lot, be granted, and that Table 32, the Approval Criteria for Variances, Pages 377-378 of the Zoning Ordinance, has been met. Page 5 P&Z Commission 10/31/02 Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Prior to final action being taken regarding the proposed concept plan, the following comments were made: • Commissioner Ekstrom stated she does not concur with the proposed stacking indicated on the plan for the Villa ranch units. She stated she is in favor of the development overall, but opposed to the stacking of the ranch units. • Commissioner Franzen opined the Tonyan Industrial Park access on Albany Street should be sought. • Chairman Howell stated the unique look to the buildings is desirable. It will enhance the development within the community. • Commissioner Thacker preferred more brick be included in the building exteriors. Motion by Cadotte, seconded by Franzen, to approve the concept plan presented by Concord Homes/Prime Commercial for the 90-acre parcel located immediately south of Tonyan Industrial Park, east of Route 31. Voting Aye: Buhrman, Cadotte, Franzen, Howell, Nadeau, Thacker. Voting Nay: Ekstrom. Not Voting: None. Abstaining: None. Absent: None. Motion carried 6-1. Chairman Howell closed the Public Hearing at 9:29 p.m. Motion by Franzen, seconded by Cadotte, to adjourn the meeting at 9:30 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Secretary 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.