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HomeMy WebLinkAboutMinutes - 12/04/2003 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION December 4, 2003 The December 4, 2003 meeting of the City of McHenry Planning and Zoning Commission was called to order by Deputy Clerk Kunzer at 7:35 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Nadeau, Thacker. Absent: Franzen. Chairman Howell arrived at 7:37 p.m. Also in attendance: Planner Martin, Deputy Clerk Kunzer. Motion by Cadotte, seconded by Nadeau, to nominate Commissioner Buhrman as Chairman Pro Tem for this evening’s Planning and Zoning Commission Meeting. Voting Aye: Cadotte, Ekstrom, Nadeau, Thacker. Voting Nay: None: Not Voting: None. Abstaining: Buhrman. Absent: Franzen, Howell. Motion carried 5-0. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the minutes of the regularly scheduled November 20, 2003 meeting of the Planning and Zoning Commission as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Thacker. Voting Nay: None: Not Voting: None. Abstaining: None. Absent: Franzen, Howell. Motion carried 5-0. Chairman Howell arrived at 7:37 p.m. Public Hearing: City of McHenry File No. Z-603 Update Comprehensive Plan and Zoning Text Amendments Chairman Howell 7:37 p.m. called to order the Public Hearing regarding File No. Z-603, an application for an update to the City’s Comprehensive Plan and Zoning Text Amendments relating to Planned Unit Development. City Planner Martin stated the purpose of this Public Hearing is two-fold: • to review the City’s Comprehensive Plan Land Use Map; and • to consider deletion of the Planned Unit Development Ordinance and replacing it with a Mixed Use Design District (MUDD). Planner Martin, addressing the MUDD stated the purpose of this district would be to zone the development pursuant to the design and layout of the land. Staff has suggested specific areas be P&Z Commission December 4, 2003 Page 2 designated for MUDD development. The MUDD would then be linked to the newly updated Comprehensive Plan. Planner Martin noted MUDD designation would facilitate development of property which has special characteristics, such as environmental or topographical concerns. Referencing the proposed Comprehensive Plan revisions, Planner Martin stated Staff is suggesting the Comprehensive Plan be updated to reflect such things as: • accelerated new residential construction permits; • transportation issues; • identification of the location for the West McHenry Bypass; • Route 53 extension (i.e. FAP 420) north of the City; • increased rail service to the City and points north. Staff has taken various land characteristics prior to recommending proposed revisions to the Comprehensive Plan, notably the lay of the land, topographical issues, environmental concerns, and the status of the City’s infrastructure which would be impacted by the ultimate development of the property. Planner Martin also noted Staff reviewed existing adjacent zoning districts when considering changes to the Comprehensive Plan Land Use Map. He stated the importance of being proactive and designating proposed land use based upon its appropriateness as opposed to prevention of alternative uses. Planner Martin stated the following key areas are being suggested for change on the Land Use Map: Finkelstein Property (south of 120 and east of Chapel Hill Road): Mixed Use Design District; Windsor Property (north of the Finkelstein Property): Low Density Residential; Roberts Property (south of Route 120 and west of Finkelstein Property): Mixed Use Design District; District 156 Property (south of Roberts Property): Institutional; Pacini South Property (west of Morgan Hill and south of McHenry Corporate Center): Business Park; delete High Density Residential and include a commercial node; Fritsch Property (south of Bull Valley Road west of railroad tracks): Medium Density Residential adjacent to tracks feathering to Low Density Residential to the west; Stade Property (south of Bull Valley Road west of Crystal Lake Road): Low Density Residential; Adams Farm Property (north of Bull Valley Road straddling Curran Road): Mixed Use Design District; Martin Woods Subdivision (existing development): change to reflect actual Estate District; P&Z Commission December 4, 2003 Page 3 Howe Property (northeast corner of intersection of Route 120 and East Wonder Lake Road):Commercial node and Low Density Residential; Amli Property (north of Route 120 east of Howe Property): Low Density Residential; remove Business Park and Commercial designations; Ravenswood Property (north of Amli Property, Howe Property and Martin Woods): Low Density Residential. Pacini North Property (northwest corner of intersection of Route 31 and Bull Valley Road): Mixed Use Design District. Planner Martin also noted several smaller areas within the plan area which are being considered for proposed land use re-designation. Chairman Howell opened the floor to questions and/or comments from the Commissioners. It was suggested that a supermarket be sited on the south side of the City, perhaps on the Pacini North Property, to accommodate the growth taking place on the south side of town. It was the consensus of the Commission transportation gridlock is a major issue and must be taken into consideration when proposing land use re-designation on the Comprehensive Plan Land Use Map. The Commission expressed concerns regarding implementing a system of checks and balances to assure that any MUDD development is completely built out according to the approved Preliminary Plat. It was noted a developer could begin building an MUDD Project and not complete it. The City should have some means of assuring the project would be completed as initially approved. Suggestion was made to require that all permitted uses in a Mixed Use Design District be allowed only with a conditional use permit. The commissioners noted the concept of commercial nodes throughout town to accommodate neighborhood retail needs is desirable. Additionally, the feathering concept whereby residential densities are reduced further from the City center is also a good one. In response to an inquiry, Planner Martin stated FAP420 is still viable although funding is not available at the current time. Some discussion followed regarding transportation issues. Planner Martin noted most transportation funding is utilized to maintain current infrastructure and not for construction of new transportation corridors. Chairman Howell invited questions and/or comments from the audience. Cheri Rickert, representing McHenry Elementary School District 15 and speaking on behalf of McHenry High School District 156 as well, stated the school districts are requesting the City limit the number of housing starts per year. In light of this year’s already high 237 housing starts, the school districts are struggling financially to keep up with growth. Ms. Rickert noted P&Z Commission December 4, 2003 Page 4 the districts are having difficulty finding the funds to educate the current student population. Ms. Rickert submitted a copy of a joint resolution passed by School District 15 and District 156 Boards of Education in June 2003. She noted the resolution supports limiting the impact of housing growth in the City of McHenry. In response to Ms. Rickert’s comments, the Commission inquired what was being done to limit growth within the school district boundaries outside of the City of McHenry jurisdiction. Ms. Rickert stated she would seek an answer to the question. It was noted by the commissioners it is difficult to regulate housing starts when annexation agreements have already been executed permitting specified numbers of housing starts per year. The City is bound to honor agreements which are currently in place. The commissioners inquired how much money the district derives from developer donations, increase property valuation, and property taxes and how does this amount compare to the cost to educate the students created by that development. Ms. Rickert stated she would investigate what that ratio would be. Responding to Mr. Rickert’s statement about the lag time between when building permits are issued and when property taxes are due and payable, Planner Martin noted the City has instituted Operation Fees which are designed to offset the lag time. Operation Fees are due and collected at time of Occupancy Permit issuance. A lengthy discussion followed regarding the amount, timing and payment of impact fees (developer donations) to the school districts. It was suggested the funds collected are adequate but there may be a cash flow issue. It was further suggested the City could pay the developer donations in a more timely fashion to the taxing districts. In response to Chairman Howell’s inquiry, there were no other comments and/or questions regarding the matter at hand. Motion by Cadotte, to continue the Public Hearing regarding File No. Z-603 to consider the proposed amendments to the Comprehensive Plan Land Use Map as presented. Motion died for lack of a second. Motion by Ekstrom. seconded by Buhrman, to recommend to the City Council that the proposed amendments to the Comprehensive Plan Land Use Map be approved as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen. Motion carried 6-0. Ekstrom stated the proposed amendments to the land use map are positive changes providing for less residential development. The proposed land use map is better than the existing map and more accurately reflects existing land uses. P&Z Commission December 4, 2003 Page 5 Buhrman noted the land use map should include an overlay of adjacent municipal boundaries and facility plan area boundaries. Motion by Cadotte, seconded by Thacker, to recess until February 5, 2004 at 7:30 p.m. the Public Hearing regarding File No. Z-603, the proposed Zoning Ordinance Text Amendments to delete Chapter XI Planned Unit Developments and replace it with Chapter XI Mixed Use Design District. Voting Aye: Cadotte, Thacker. Voting Nay: Buhrman, Ekstrom, Howell, Nadeau. Not Voting: None. Abstaining: None. Absent: Franzen. Motion failed 2-4. Chairman Howell stated direction should be provided to Council and action should be taken at this time. Nadeau concurred with Chairman Howell. Motion by Nadeau, seconded by Buhrman, to recommend to the City Council, with regard to File No. Z-603 proposed Zoning Ordinance text amendment to delete Chapter XI Planned Unit Developments in its entirety and replace it with Chapter XI Mixed Use Design District be approved as presented subject to requiring a conditional use permit for each use allowed in the District. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen. Motion carried 6-0. Ekstrom noted the MUDD would be less cumbersome than the current PUD. Chairman Howell closed the Public Hearing at 9:09 p.m. and departed. Chairman Pro Tem Buhrman again took the chair. Resolution Establishing 2004 Meeting Schedule Motion by Nadeau, seconded by Cadotte, to accept Staff’s recommendation to approve a resolution establishing the Planning and Zoning Commission regularly scheduled 2004 meetings as follows: JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 8 Thursday 5 Thursday 4 Thursday 15 Thursday 19 Thursday 18 Thursday P&Z Commission December 4, 2003 Page 6 APRIL - 7:30 P.M. MAY - 7:30 P.M. JUNE - 7:30 P.M. 1 Thursday 6 Thursday 3 Thursday 15 Thursday 20 Thursday 17 Thursday JULY - 7:30 P.M. AUGUST - 7:30 P.M. SEPTEMBER 7:30 P.M. 1 Thursday 5 Thursday 2 Thursday 15 Thursday 19 Thursday 16 Thursday OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M. 7 Thursday 4 Thursday 2 Thursday 21 Thursday 18 Thursday 16 Thursday Voting Aye: Buhrman, Cadotte, Ekstrom,, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen, Howell. Motion carried 5-0. Other Business Planner Martin reported on recent City Council action reference matters which had previously been considered and reviewed by the Commission. Upcoming Commission Meeting will include: December 11th Special Meeting Northgate West and other tabled items December 18th Shamrock Farms Neighborhoods 4 and 5 January 4th Ponca Street lots Adjournment Motion by Ekstrom, seconded by Thacker, to adjourn at 9:15 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Franzen, Howell. Motion carried 5-0. Meeting adjourned at 9:15 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.