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HomeMy WebLinkAboutMinutes - 04/22/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION Special Meeting April 22, 2004 The April 22, 2004 Special Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:31 p.m. in the McHenry Municipal Center Classroom. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Absent: Franzen. Also in attendance: Alderman Glab, Planner Martin, Deputy Clerk Kunzer, Attorney Rob Fetzner. Public Hearing: Gerstad Builders File No. Z-613 Adams Farm Property Chairman Howell at 7:33 p.m. convened the Public Hearing regarding a request for zoning map amendment upon annexation to the city as follows: RS-2 Medium-Density Single-Family Residential District; RM-1 Low-Density Multi- Family District; C-3 Community Commercial District. In attendance representing the applicant were Attorney Samuel Diamond; Developer Roger Gerstad of Gerstad Builder; Land Planner and Landscape Architect Roger Dupler of Welch Hanson Associates; and Gerstad Builders Vice President of Construction Bob Shannon. Chairman Howell swore in Mr. Gerstad and Mr. Dupler. Also in attendance were: Larry Waco Sr, 6611 Bull Valley Road, McHenry IL 60050. Nancy Gonsiorek, 3720 Buckhorn Drive, Crystal Lake IL 60012. Carol Harrington, 505 Brookwood Trail, McHenry IL 60050. Sue Robertson, 6601 Bull Valley Road, McHenry IL 60050. Kelly Grimshaw, 119 Creekside Trail, McHenry IL 60050. Patrick Curry, 310 Brookwood Drive, McHenry IL 60050. David and Patricia Ours, 311 Brookwood Trail, McHenry IL 60050. Randy Meyer, 526 Tower Court, Gilberts IL 60136. David and Patricia Adams, 6404 Bull Valley Road, McHenry IL 60050. Lisa Rhoades, 1111 S Fleming, Woodstock, IL 60098. Melissa Horten, 301 Brookwood Trail, McHenry IL 60050. Nick Provenzano, 316 Brookwood Trail, McHenry IL 60050. Chairman Howell stated public notification requirements had been met. Notice was published in the Northwest Herald on April 5, 2004. A Certificate of Publication is on file in the Office of the City Clerk. Notification was made to all adjacent property owners. An Affidavit of Service is on file in the Office of the City Clerk. Attorney Diamond provided an opening statement in which he asserted the applicants are seeking a zoning map amendment upon annexation to the city of the Adams Farm Property, comprised of approximately 304 acres. The subject property is located north of Bull Valley Road P&Z Commission April 22, 2004 Page 2 and straddles Curran Road, south of Shamrock Farms and Boone Creek Subdivisions, and west of Winding Creek Subdivision. Attorney Diamond reminded the Commission the Adams Farm Development was previously before this body in May 2003. Since that time, the applicant has appeared before the Council’s Community Development Committee, met with Staff on numerous occasions, and most recently presented a revised concept plan before the Committee of the Whole. At the direction of the Committee of the Whole, the applicant is once again before the Planning and Zoning Commission requesting a zoning map amendment and approval of the much-revised concept plan. Mr. Gerstad stated the proposed concept plan includes 550 single family units. Most of the Multi-Family units have been eliminated. At Staff’s suggestion the multi-family portion comprises 10% of the development. Mr. Gerstad noted his firm has historically utilized local suppliers, businesses and sub-contractors. The development’s proposed storm water management plan, detention facilities, care and consideration of the Boone Creek corridor have met with the approval of the Boone Creek Watershed Alliance (BCWA). Mr. Gerstad also noted a traffic study had previously been completed, although the density has been reduced by 1/3 since the time the study was done. Mr. Gerstad stated the average sale price for single-family homes would be approximately $250,000 - $300,000. Mr. Dupler provided a summary of various projects he has worked on which had similar environmental concerns. He noted much consideration has been given to assuring the sensitivity of the Boone Creek corridor be acknowledged and protected. Mr. Dupler stated the overall density of the project has been greatly reduced. Referencing the open space, Mr. Dupler pointed out the open space areas have been consolidated on the concept plan to provide more usability for the adjacent residents as well as the community. The open space can accommodate active and passive recreational activities. Mr. Dupler also indicated two additional park lands – one abutting the Winding Creek Subdivision to the east; one abutting the Boone Creek Subdivision to the north. Provision has also been made to include bike path extensions both north-south and east-west along Bull Valley Road. Mr. Dupler provided a lengthy explanation of the manner in which ground water will be treated via a comprehensive filtration system prior to entering the creek. Exhibits were utilized to explain the storm water treatment train. Mr. Dupler stated the developer hopes to enhance the existing wetlands and to expand available open space. City Planner Martin provided an overview of the Staff Report regarding this petition. He noted the applicant previously appeared before the Planning and Zoning Commission on May 15, 2003. Major concerns expressed at that meeting included: • Protection of the Boone Creek corridor • Reduction in the proposed number of multi-family units • Road Improvements and Traffic Impact • Open Space preservation and usability • Creation of an Architectural Standards Manual • Aesthetics of the project P&Z Commission April 22, 2004 Page 3 • Density • Impact on schools • Drainage • Impact on existing development in the area • Construction traffic, noise, dust, etc. • Buffers from existing development • Status of the existing tree lines. Since that Public Hearing, the applicant has appeared before the Committee of the Whole on October 22, 2003; before the Community Development Committee on January 14, 2004; and again before the Committee of the Whole on March 22, 2004. As the plan has changed substantially, Staff and Council recommended another Public Hearing be held. Issues which have been discussed at great length include: • Park site areas • Density • Developer work to further protect Boone Creek to maintain the integrity and rating as a Class A (highest class) stream in Illinois • Establishment of Boone Creek Corridor and long-term maintenance • Area of the creek be looked at to address the runoff from the ridge and address the lowland, lying southwest, from the creek into that ridge • Size of Commercial Area. Planner Martin stated the developer has worked extensively with members of the Boone Creek Watershed Alliance to enhance the environmental aspect of the property. Overall, the following changes have been made to the plan; • The property east of Boone Creek has been reconfigured, eliminating 4 cul-de-sacs and adding a small area of open space abutting the Winding Creek Subdivision to the east. Further, a boulevard entrance has been added to this portion of this development. • The lowland area east of Boone Creek has been added as open space. • Infiltration areas, denoted in red/orange hash marks have been added behind some of the lots on both sides of the creek to further reduce silt flowing to the creek. • The 2-acre park site was moved, on the west side of the creek, to the north, adjacent to the Boone Creek Subdivision to the north. The developer has addressed several of the concerns of the Planning and Zoning Commission and public including: • Reduction of density. • Elimination of RS-3 zoning. • Preservation of the northern tree line adjacent to Boone Creek. P&Z Commission April 22, 2004 Page 4 • Enhanced preservation techniques for Boone Creek including: prairie plantings, infiltration swales and protection of the low areas. • Locating a park adjacent to the Boone Creek Subdivision. • Agreed to a comprehensive bike plan. • Staff will require, if the plan moves forward, the following road improvements and/or contributions for the following road improvements: a) Intersection improvements at Draper and Bull Valley Road b) Intersection improvements at Curran and Bull Valley Road c) Improvements to Curran Road and Bull Valley Road (road widening, turn lanes and deceleration lanes) d) Monetary contribution for intersection improvements at Crystal Lake and Bull Valley Road • Staff will also require a contribution for establishment and long-term maintenance of the Boone Creek Corridor. The developer has been working with the Boone Creek Watershed Alliance about the preservation of the creek. Infiltration swales have been added to reduce the amount of silt flowing into Boone Creek. • Staff will require that architectural guidelines be developed as part of an annexation agreement, including: prohibiting fences in rear yards along Boone Creek, a community fence for the subdivision for lots abutting along Bull Valley and Curran Roads and other aesthetic issues. • The lot sizes along the eastern boundary of the subdivision have been increased. • Developer has significantly reduced the number of multi-family housing units. Planner Martin stated it is Staff’s recommendation to approve the zoning map amendment from E, Estate to RS-2, RM-1 and C-3 upon annexation to the City of McHenry. Staff finds that the requirements set forth in Table 33 of the City of McHenry Zoning Ordinance have been met. Chairman Howell invited questions and/or comments from the Commission. The commissioners expressed concern regarding the lack of 400’ setback on each side of Boone Creek, as well as the creation of detention areas within the 400’ setback area. Mr. Dupler provided a lengthy explanation noting the wetlands require ground water runoff in order to survive. He also noted it would be difficult to maintain the 400’ setback due to the meandering characteristics of the creek. Some discussion occurred regarding the creek setbacks to existing development to the north. Mr. Dupler stated the 400’ setback is an arbitrary figure and would create a great hardship to the applicant if it were strictly maintained along both sides of the creek. In response to an inquiry, Mr. Dupler stated the detention basin would be maintained by the Homeowner’s Association. He stated the city could also implement a back special service area to pay for maintenance of the basin. Further inquiry was made as to homeowners along the creek P&Z Commission April 22, 2004 Page 5 possibly contaminating the creek by fertilizer runoff, herbicides, oil/gasoline from vehicles. Additionally, homeowners may begin to “claim” a part of the dedicated open space on either side of the creek through mowing and maintenance as an “extension of their yard”. Mr. Dupler suggested 12” or 18” posts could be installed on property corners. Question was raised as to the number of proposed units at the time the traffic study was completed. Mr. Gerstad responded at the time of the traffic study 883 units were proposed as compared to 550 units on the current concept plan. Mr. Gerstad also stated the traffic study assumed complete buildout of the commercial portion of the project. Results of the traffic study included the assumption Curran Road would be incorporated as part of the West McHenry Bypass. Several intersections were identified as being heavily impacted by the proposed buildout of the subdivision. Planner Martin stated as this project moves forward, Staff will more closely review and definitively identify all surrounding intersections and determine potential improvements, traffic signalization, deceleration/acceleration lanes which would need to be included and attributable to this project. Some discussion occurred regarding environmental concerns which have been discussed and taken into account by the developers. In response to an inquiry, Mr. Gerstad noted the project would be serviced by City of McHenry water and sanitary sewer. A projected 9-12 buildout of the subdivision is being proposed at this time. Responding to commission inquiry regarding the proposed phasing of the development, Mr. Gerstad stated the initial phasing of the development would be dependent upon the siting and installation of the sanitary lift station which is required for this project. The detached single-family units would be constructed first, followed by the multi-family units. At this time, Mr. Gerstad is not certain when the commercial portion of the project would be constructed. Possible used proposed for the commercial area could include a grocery store, fuel supply store, sit-down restaurant, satellite financial drive-up facility, plus other local neighborhood uses. Mr. Gerstad noted the goal of the commercial area is to provide local neighborhood retail shopping and thereby reducing the number of cross-town commercial traffic trips. Chairman Howell called for a recess at 8:50 p.m. The Hearing was reconvened in the Municipal Center Council Chambers at 9:00 p.m. with all still present. Chairman Howell acknowledged the City’s receipt of three letters opposed to the proposed development and concept plan of the Adams Property, and stated these documents would be incorporated into the record of these proceedings. Chairman Howell invited questions and/or comments from the audience, noting each person who spoke would first be sworn in by the Chairman. Chairman Howell stated response to all questions and/or comments would be provided at the end of the Public Input portion of this hearing. Nancy Gonsiorek, 3720 Buckhorn Drive, Crystal Lake: Ms. Gonsiorek expressed concerns regarding the environmental sensitivity of Boone Creek, noting more than 2/3 of the land in the Boone Creek corridor contained hydric soils. She stated the proposed concept plan is an P&Z Commission April 22, 2004 Page 6 excellent plan for this property. She acknowledged the developer has taken into consideration the creek. Her concerns also include the education of the residents of the subdivision so as to maintain/retain the special characteristics and sensitivity of the corridor, particularly with regard to fertilizer usage, herbicides, road salt, etc. Larry Waco, 6611 Bull Valley Road: Mr. Waco asked for clarification of the previous appearance before this commission by the developer. Mr. Waco also inquired if the Traffic Study had been completed by an independent consultant. Mr. Waco noted his concerns involved area roadway improvements needed as a direct result of this development. Planner Martin noted at the time of preliminary platting of this subdivision, engineering would be completed and specific roadway issues would be addressed. Dave Adams, 6404 Bull Valley Road: Mr. Adams challenged the City of McHenry to leave the Adams Property as vacant farmland. He noted farmland is one of the greatest natural resources in McHenry County. Once the land is converted to residential homes it can never be restored to farmland. Mr. Adams suggested the city expand Bull Valley Road and install oversized sanitary sewer lines prior to the homes being built. He expressed his concern regarding adding to the overpopulation of the school system. The city should take into account the number of children this project would generate. Mr. Adams further suggested development of this property from east to west. He asked that annexation of this property be deferred until Route 120 improvements have been completed. Acknowledging that Mr. Gerstad purchased the property with the understanding it would be developed, he asked the developer and the city work together to address all concerns expressed prior to authorizing the developer to move forward with his plan. Nancy Rhoades, 1111 South Fleming, Woodstock: Ms. Rhoades as a representative of the Boone Creek Watershed Association stated the BCWA has not officially endorsed this project. Certain proposed portions of the plans to protect the Boone Creek Corridor have, however, been approved. Ms. Rhoades suggested ordinances should be passed to assure the maintenance/retention of the sensitive issues relating to the Boone Creek corridor. Patrick Curry, 410 Brookwood Trail: Mr. Curry thanked Mr. Dupler for his extensive research in preparation for this presentation as well as his efforts to preserve the sensitivity of this land. He stated his main concerns as a conservationist are the loss of natural habitat in two specific zones: the black dirt prairie west of Curran Road and the Class A stream, one of only two in northern Illinois. Mr. Curry stated we as a community have an obligation to protect these valuable resources. He raised the following questions/comments: • Construction runoff particularly regarding grade changes east of Boone Creek; Boone Creek would become silted over; • Storm water runoff and the siltation of Boone Creek; pollution from homes and gardens, i.e. herbicides, fertilizers, gasoline from vehicles, road salt, etc.; • Was the FEMA Map consulted regarding the wetlands contained in this project; • Will the developer comply with the new County Storm Water Management Ordinance; • Is the proposed development the highest and best use for this land; • Usage and designation of open space and parklands on the site; P&Z Commission April 22, 2004 Page 7 • Citing recent publicity regarding the city’s inability to properly maintain its existing roadway system, how will the city be able to manage additional mileage of streets; • Free-blowing silica as a result of project digging and grading causing health concerns. Victor Nowicki, 307 Brookwood Trail: Mr. Nowicki inquired as to the potential range of home prices in the subdivision. He further inquired where the lower-end range of housing would be located. He expressed concern regarding standing water in the retention ponds and increased mosquito population as a direct result. Mr. Nowicki questioned how many back yards should be adjacent to his backyard, and how many homes would be readily visible from his back door. He expressed environmental issues and opined the development should be phased from west to east. Nick Provenzano, 316 Brookwood Trail: Mr. Provenzano questioned if the BCWA endorses the proposed plan for this project. He concurred with Mr. Nowicki’s statement regarding the increase in mosquito population, noting mosquitoes have the ability to fly ½ to 1 mile from where they hatch. Mr. Provenzano also noted concerns regarding the location of a water tower in the southwest quadrant of the city. Regarding the traffic study, Mr. Provenzano stated the impact on Brookwood Trail’s intersection with Bull Valley Road should be addressed. Nancy Rhoades, 1111 South Fleming, Woodstock: Ms. Rhoades reiterated the BCWA has not formally endorsed this plan. She stated the BCWA is a grassroots organization which is concerned with protection of the entire Boone Creek Watershed. Ms. Rhoades stated there are portions of the proposed plan which meet with the approval of the BCWA; however, the BCWA does not endorse the plan in its entirety. Melissa Smith, 315 Brookwood Trail: Ms. Smith noted she has traffic concerns. She inquired as to the average lot size and noted she has an issue with the already overcrowding in schools. Chairman Howell closed Public Comment at 9:40 p.m. Planner responded to comments and/or questions raised as follows: • The city is in the process of securing a location for a water storage facility in the southwest quadrant of the city; • The city’s storm water management ordinance is more restrictive than the newly-adopted McHenry County Storm Water Management Ordinance; • Minimum lot size permitted in the requested RS-2 District is 10,890 square feet. Mr. Dupler responded to comments and/or questions raised as follows: • Long-term maintenance of the Boone Creek corridor will be discussed with the BCWA which has previously approved the submitted maintenance plan; • Covenants will be included in the Home Owner’s Association regarding the mowing, polluting and otherwise endangering the watershed/open space areas; • Contamination of the watershed area by fertilizers, herbicides, gasoline runoff from driveways would be covered in the covenants; removal of such contaminants from the soil would be accomplished via the extensive storm water treatment train; P&Z Commission April 22, 2004 Page 8 • Prevention of goose feces in retention areas could be accomplished by utilized natural prairie grass which would be allowed to grow in all areas adjacent to the retention sites. Prairie grass is a natural deterrent to geese taking claim to ponds and/or retention sites. Mown grass encourages the habitation of geese when it is adjacent to a water source. • The developer has reviewed the FEMA Maps; • Regarding the BCWA approval of the proposed plan, Mr. Dupler noted 5 of 6 points have been endorsed by the BCWA. The only outstanding issue is hydric soils. The development will utilize hydric soils to act like a sponge to soak up water back into the soil; • During construction, erosion will be addressed by standard erosion control methods. Storm water management infrastructure would be installed prior to the beginning of construction of the development. Mr. Gerstad noted base price for detached single-family homes in the subdivision would be $215,000 with an average price of $250,000 to $300,000. Multi-family units would range from $175,000 - $200,000. Attorney Diamond summarized the applicant’s presentation noting the BCWA is an impressive grass roots organization. The specified 400’ setback corridor from the Boone Creek Watershed is an arbitrary figure. He suggested the proposed development could become an asset to the city, especially noting the care that is being taken with regard to the sensitivity of the Boone Creek corridor. The development of this property is an opportunity for the city to truly plan for growth in this area. He stated this project represents an opportunity to improve the Boone Creek corridor and will not be a handicap to its vibrancy. Question was raised by the commission regarding the size of the commercial site. Discussion followed. Mr. Gerstad noted the intent of having commercial on this site is to reduce traffic from the neighborhood to other commercial districts, rather than to bring shoppers to this site from other areas in the city. He stated it is hoped to cut down on trips to Route 31 and Route 120 commerce areas. Mention was made that Council has previously opposed a gas station on this property. The commissioners expressed their support of this project being developed as a Planned Unit Development with cluster housing. In response to commission inquiry, Mr. Dupler stated all salvageable trees would be preserved. Mr. Gerstad noted 50% of the models presented in this development would be side-load garages. The developer would also utilize increased garage setback from the front building line to diminish the garage door visibility from the streetscape. There were no further comments and/or questions regarding the Adams Farm Development Proposal. Motion by Cadotte, seconded by Nadeau, to recommend to the City Council, with regard to File No. Z-613, an application for Zoning Map Amendment upon annexation to the city as follows: RS-2 Medium-Density Single-Family Residential District; RM-1 Low-Density Multi- Family District; P&Z Commission April 22, 2004 Page 9 C-3 Community Commercial District; and that Table 33, the Approval Criteria for Zoning Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Howell, Thacker. Voting Nay: Buhrman, Cadotte, Ekstrom, Nadeau. Not Voting: None. Abstained: None. Absent: Franzen. Motion failed 2-4. Comments from the Commission: Buhrman: City Council issues have not been fully addressed; the density is till too high; the project should remain zoned E Estate upon annexation to the city. Cadotte: The density is too high; many traffic issues; school overcrowding, conservancy of the wetlands and Boone Creek Corridor. Ekstrom: Commend the developers addressing the Boone Creek corridor and watershed; however, density is too great; commercial portion of the development is okay; impact upon city services by this development; do not like the grid format; would prefer clustering effect; an additional 400 students being added to the already overcrowded schools. Chairman Howell: A great deal of compromise is noted on the part of the Petitioner; Petitioner has also taken the ecology of the area into consideration; this is prime development land which would ultimately be developed; concur with cluster concept for housing; the proposed 9-12 year buildout is good; all things considered, would prefer a development similar to Prairie Crossing which is a planned unit development. Nadeau: Density is too great; tremendous impact on city services. Thacker: Concur with Chairman Howell; encourage Staff and Gerstad Builders to work together; concern regarding availability of water and sewer for this project; developer has put in great effort regarding the Boone Creek portion of the project; density could be reduced. P&Z Commission April 22, 2004 Page 10 Adjournment Motion by Ekstrom, seconded by Cadotte, to adjourn the meeting at 10:17 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Franzen. Motion carried 6-0. 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.