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HomeMy WebLinkAboutMinutes - 05/15/2003 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION May 15, 2003 The May 15, 2003 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, Ekstrom, Franzen, Howell, Nadeau, Thacker. Absent: Cadotte. Staff in attendance: City Planner Martin, City Attorney Rob Fetzner, Deputy Clerk Kunzer. Public Hearing: Gerstad Builders File No. Z-571 Adams Farm Chairman Howell at 7:31 p.m. called to order the Public Hearing regarding File No. Z-571, an application for zoning map amendment filed by Gerstad Builders for the Adams Farm Property located at south and west of Winding Creek Subdivision, straddling Curran Road and north of Bull Valley Road. In attendance were Developer Roger Gerstad, Attorney Marvin Keys of Diamond, LeSueur and Associates, and Landscape Architect Roger Dupler of Welch Hanson Associates. Chairman Howell swore in the witnesses for the Applicant. Also in attendance were the following: Kelly Grimshaw, 119 Creekside Trail, McHenry Peggy and Jim O’Donnell, 5929 Eaglewood Trail, McHenry Jill Bywater, 5925 Eaglewood Trail, McHenry Eric Marto, 5925 Eaglewood Trail, McHenry Chuck Allen, 5701 Bull Valley Road, McHenry Andy Lester, 301 Brookwood Trail, McHenry Jennifer Thomas, 7306 Timber Trail, McHenry Pat Adams, 6404 West Bull Valley Road, McHenry Roger Biggus, 6415 Bull Valley Road, McHenry Jim Heffelfinger, 1805 N Donovan Street, McHenry Jess and Sue Robertson, 6601 Bull Valley Road, McHenry Carol Harrington, 505 Brookwood Trail, McHenry Dwight Hibicke, McHenry School District 15, 1011 N Green St, McHenry Lauren Manusos, 2935 N. Sterling Drive, McHenry Duncan and Sonia Thompson, 6809 Bull Valley Road Vic Nowicki, 307 Brookwood Trail, McHenry Dale and Ruth Morin, 6703 W Bull Valley Road, McHenry Chairman Howell stated notice of this Hearing was published in the Northwest Herald on April 26, 2003. A Certificate of Publication is on file in the Office of the City Clerk. Certified notices were mailed to all abutting property owners. An Affidavit of Service and Posting is on file in the Office of the City Clerk. Attorney Keys provided the Commission with an overview of the Applicant’s request. He stated the subject property is comprised of 304 acres and is currently not located within the McHenry City boundary. The proposed zoning request upon annexation would result in a multi-use development. The request includes 723 dwelling units on 279 acres and two commercial sites on a total of 25 acres. The proposal would have 330 townhomes and 393 single family houses. Page 2 P&Z Commission 5/15/03 Mr. Gerstad noted the proposed concept plan provides for: • 330 townhomes, RM-1 Low Density Multi-Family on 63.67 acres • 47 houses, RS1A Medium Low Density Single Family on 34.87 acres • 214 houses, RS2 Medium Density Single Family on 114.98 acres • 132 houses, RS3 Medium High Density Single Family on 65.64 acres • Commercial development with C2 and C3 Zoning on 25 acres. Mr. Gerstad stated the lot sizes increase from east to west as per good planning practices. He reported Council reviewed the proposal at a Committee of the Whole Meeting on September 10, 2002. In response to Council’s input the plan has been revised accordingly: • Density has been reduced to 4 units per acre; • Traffic study has been completed and provided to the Commission. The Study concluded possible traffic signalization at Curran and Bull Valley Road as well as possible improvements needed at Bull Valley Road and Crystal Lake Road; • Developer is willing to negotiate contributions toward impacted offsite traffic improvements, i.e. the Crystal Lake Road and Bull Valley Road intersection; • Connection to existing stubbed streets has been done; • An additional creek crossing has been discussed, although no final direction has been given; • Creation of an 800’ buffer straddling Boone Creek, 400’ on either side. The spirit of the request has been fulfilled; • Limitation of possible commercial uses; • Wastewater capacity is questionable for the buildout of the development; • Public sidewalks have been included on both sides of all streets. Mr. Gerstad noted the developer has substantially complied with all of Council’s requests. Attorney Keys reaffirmed the Approval Criteria for Zoning Map Amendments with Mr. Gerstad and Mr. Dupler, as stated in the application. Mr. Dupler stated the Boone Creek corridor is of major concern to the City. All existing topographical conditions have been taken into consideration in planning the proposed concept plan. In addition, Council’s suggestions from the Committee of the Whole Meeting have been incorporated into the plan before the Commission this evening. The environmental sensitivity of this land has been noted in planning the different pods of the development. Mr. Dupler stated the spirit of the 400’ buffer requirement on both sides of Boone Creek has been taken into consideration. However, the open space has been incorporated into the plan where it can best be utilized by residents of the community, and not solely adjacent to the Boone Creek corridor. Mr. Dupler stated the commercial parcels would be utilized for retail entities servicing the neighborhood and would include a grocery anchor, another bib box anchor, gasoline service station, as well as other neighborhood businesses agreed to by the City Council. The existing barn adjacent to the westernmost commercial site would be preserved and utilized as perhaps a nursery similar to the Harms Farm business in McHenry. City Planner Martin provided the Commission with a Staff Report regarding File No. Z-571. He summarized the highlights of the written report and providing background information relevant Page 3 P&Z Commission 5/15/03 to the project. He noted the Commission is charged with weighing the proposed development and assessing whether or not the proposal meets with the Approval Criteria for Map Amendments as directed by the Zoning Ordinance. Following the findings of fact, a recommendation will be made to Council regarding the requested amendments. Planner Martin reminded the Commission the subject property will be subject to the terms of an annexation agreement. Following annexation, the developer would be required to follow regular subdivision platting procedures. The proposed land use is appropriate for this property. The transition of smaller to larger lots from east to west follows good planning procedures. The 400’ buffer requested on each side of Boone Creek is advisable as it would preserve the Boone Creek corridor. The recommendation by Staff for an 80-acre community park should also be considered. Planner Martin noted the layout and design are improved over the original presentation made to the Committee of the Whole; however, there is still room for improvement to the overall plan. With regard to public utilities, Staff and Council have previously expressed concerns regarding water and sewer capacity and impact on the road infrastructure. Of particular concern was traffic impact on the following intersections: • Curran Road and Bull Valley Road • Brookwood Trail and Bull Valley Road • Crystal Lake Road and Bull Valley Road. If any or all of these intersections require improvement, the developer should be required to contribute to the cost. Planner Martin noted Staff would like to preserve the tree rows on the property. In conclusion, Planner Martin stated an architectural manual should be incorporated into the annexation agreement as was done with the Shamrock Farm development. Staff also advised a growth management/fiscal impact analysis should be done on this project. Chairman Howell invited questions and/or comments from Commissioners. In response to Commission inquiry, Mr. Dupler stated the 800’ foot corridor is not being maintained as one solid unit. Instead, several open spaces adjacent to community pods are proposed. The smaller open spaces would be located in areas where they could be utilized more advantageously by the residents. Mr. Dupler stated the spirit of the request is being met. A Pedestrian walkway and bike path would be incorporated into the plan. Diversion swales would be utilized in back yards abutting the Boone Creek basin to collect and direct runoff from backyards to the detention areas. Suggestion was made to site the commercial uses all in one location as opposed to the barn site and the Curran Road and Bull Valley northwest corner. Mr. Gerstad noted the developer would like to preserve the natural assets of the development , one of which is the barn. The best way to utilize this site would be as a nursery, which would require commercial zoning. Commissioners suggested reducing the number of townhomes, particularly on Parcel 3 east of Boone Creek. Mr. Gerstad noted the density of the project has been reduced as suggested by the Committee of the Whole recommendation. He stated the proposed density is acceptable, Page 4 P&Z Commission 5/15/03 especially as multi-family produces less children to impact the school system. Even though the multi-family units will general less children, they will produce property taxes which will help all taxing bodies, including the schools. Mr. Gerstad noted he has met with District 15 representatives regarding this project. They have indicated they would desire the monetary developer donations in lieu of land donation. In response to an inquiry, Mr. Martin stated the Fire District already has two sites in the southwest quadrant of the City. Mr. Gerstad responded to a question, noting the proposed buildout for the project is 9-10 years. The project would be market driven. Planner Martin stated the City does not guarantee water or sewer capacity. Paying for capital improvements and expansion is funded through capital development fees paid at time of building permit issuance. Each building permit includes capital development fees for infrastructure expansion and growth, as well as developer donations for schools, library, parks and fire district. Mr. Gerstad noted the project would be completed in phases. Parcel 2 would initiate the project, followed by Parcel 1 and Parcel 3. Planner Martin stated the phasing sequence, and all fees would be spelled out in the terms of the annexation agreement. Question was raised as to the timeframe for the construction of the West McHenry Bypass. Planner Martin responded the bypass is at least 6-8 years away. In response to an inquiry, Planner Martin stated a second Boone Creek Crossing is not part of the Comprehensive Plan at this time. Staff is requesting a bike path along Bull Valley Road, in addition to paths along the internal streets. Sidewalks would be constructed on one side of the street and paths would be constructed on the other. An internal circulation plan is desirable, particularly along Boone Creek. In response to an inquiry, Mr. Dupler noted there are approximately 90 acres of open space in the proposed development with about 30 acres being usable for recreational purposes. Commercial development could include such uses as a grocery store, restaurant, bank, service station, dry cleaners, or a day care facility. Planner Martin stated Council intends to limit the proposed uses within the terms of the annexation agreement. It was suggested some side and rear load garages be constructed in order to enhance the streetscape. Chairman Howell noted there were several issues raised in the Staff Report which must be addressed. Chairman Howell called for a recess at 9:04 p.m. The Hearing was reconvened at 9:10 p.m. with all Commissioners still in attendance. Chairman Howell opened the floor to questions from the audience. Andy Lester: Mr. Lester inquired why the Commission was seeking rear and/or side load garages. Chairman Howell stated the aesthetics of the development would be increased if the garage dominant appearance were improved. Patricia Adams: Ms. Adams noted her property would be surrounded on three sides by the proposed subdivision. She expressed concern on the impact of the value of her property, particularly if a gas station were constructed in the commercial area. Mr. Gerstad stated if a gas station was sited in the development it would be at the corner of Curran Road and Bull Valley Page 5 P&Z Commission 5/15/03 Road, a distance of at least 1,000’ from Ms. Adams property. Ms. Adams inquired as to the possibility of the City forcibly annexing her property. Planner Martin assured Ms. Adams the City could not forcibly annex the property unless it was surrounded by City boundary on all four sides. Ms. Adams inquired as to the possible commercial use for the small site adjacent to her property. Mr. Dupler responded the existing Adams Farm Barn located on that parcel could potentially be utilized as a nursery, similar to the Harms Farm Property on Crystal Lake Road. Mr. Dupler also noted Ms. Adams property would be buffered from the commercial site to the east by the multi-family pod Victor Nowicki: Mr. Nowicki inquired what would be done to reduce the traffic tie-ups on bull Valley Road. He noted with the addition of another residential and commercial development, traffic would be made even more impossible. He stated the traffic study did not reflect any impact on the intersection of Brookwood Drive and Bull Valley Road. He noted it is impossible to leave his subdivision at this time due to the steady flow of traffic moving in both directions. Mr. Nowicki inquired if there would be any protection for Winding Creek residents as far as the dust and noise generated by the development of this property. Planner Martin stated the developer would have to conform to the Zoning Ordinance and Subdivision Control Ordinance. Mr. Nowicki inquired as to the size of the lots which would abut the existing Winding Creek Subdivision along Brookwood Trail. Mr. Gerstad responded the lots would be the same size as both the existing and proposed pod adjacent to Winding Creek would have RS-3 zoning. Mr. Nowicki inquired as to the type of multi-family dwellings being proposed. Mr. Gerstad stated the units would be townhomes similar to those on Fieldstone Trail in Boone Creek Subdivision. In response to Mr. Nowicki’s inquiry regarding the proposed reduction in density of the development from east to west, Mr. Dupler stated it is good planning practice to reduce the density from the City’s center outward, and this development follows those guidelines. Mr. Nowicki asked the potential price range of homes within the development. Mr. Gerstad responded would most likely be from $187,000 to $300,000 for the single family homes. The townhomes would be priced around $178,000. Dale Morin: Mr. Morin inquired when the traffic study was done. Mr. Gerstad responded the intersections were monitored during peak hours. Mr. Morin asked if there was room for expansion of Bull Valley Road on the northern side of the roadway. Mr. Dupler noted there is land being held in green space which could be utilized for the expansion of Bull Valley Road to the north. He noted the traffic study indicated no Bull Valley Road improvements would be required at this time. Mr. Gerstad stated the only intersection to be impacted by the proposed development would be the Crystal Lake Road and Curran Road Intersection which would most likely require signalization as it is a Class F intersection. It is possible the Bull Valley Road and Crystal Lake Road might need some expansion/improvements as well. In response to an inquiry, Mr. Dupler stated there most likely would be no impact on existing shallow wells in the area from a potential City well being drilled in the southwest quadrant. The City well, if located in this area, would be drilled very deep. Peggy O’Donnell: Ms. O’Donnell expressed concern regarding the potential impact on the schools by the development of this property. Mr. Gerstad stated developer donation fees are paid at the time of building permit issuance. Mr. Gerstad also noted it has been proven that multi- family development would have less impact on school overcrowding than single family homes. Page 6 P&Z Commission 5/15/03 In addition, the multi-use development which incorporates some commercial uses, will have even less impact on the schools. Eric Marto: Mr. Marto asked is the plan included offset staggered lot lines. Mr. Dupler responded in the affirmative. In response to a question, Mr. Gerstad stated the tree lines would remain on the property. Jim Heffelfinger: Mr. Heffelfinger inquired as to the number of bedrooms in the townhome units. Mr. Gerstad stated final plans have not been set yet, however, the primary market in McHenry is for two-bedroom units. He stated there would most likely be 98% two-bedroom units and 2% three-bedroom units. Mr. Heffelfinger, noting the Mr. Gerstad has already met with District 15 officials, suggested the developer meet with representatives of McHenry School District 156 as well regarding the development of this property. Commissioner Ekstrom noted the Zoning Ordinance prohibits the reclassification of any property to RS-3 after September 1, 1990. She suggested Parcel 3 shown as RS-3 should be classified to RS-2. Mr. Gerstad responded noting the adjacent parcels along Brookwood Trail are zoned RS-3 and he was attempting to create uniformity. Chairman Howell opened the floor to Public Comment and swore in each of the following persons prior to their statements being given: Wendy Harp, 5921 Eaglewood Trail: Ms. Harp stated the following with regard to this development: • The tree line should remain on Parcel 2’s north property line • The developer should install a park when there is equipment, ballfields, etc west of the creek for small children to use • She expressed concerns regarding overcrowding in the schools. Carol Harrington, 505 Brookwood Trail: Ms. Harrington raised the following concerns: • She paid a premium for her property on Brookwood Trail due to the view of the Adams Farm, and now this view is being destroyed by residential development • The proposed density of this project is too high, especially in light of her rear property line width of 204’ • The overcrowding impact on schools • The loss of mature trees • Easement flooding during rains • Concern regarding possible flooding of her basement • Impact on the already heavy traffic in the area • Air pollution. Kelly Grimshaw, 119 Creekside Trail: Ms. Grimshaw, an eight-year resident of the area, noted there have been previous flooding occurrences adjacent to Boone Creek. She expressed concern regarding the development and the potential for increased levels of flooding possibilities. She noted there are many drainage issues , particularly as the property is being developed adjacent to a protected wetlands and the Boone Creek corridor. She opined there is no need for more residential development in McHenry. Page 7 P&Z Commission 5/15/03 Dale Morin, 6703 Bull Valley Road: Mr. Morin stated his support of previously voiced drainage and flooding concerns. He noted the Shamrock Farms retention pond is actually a lake and that it is full at all times. He expressed his concern regarding: • Impact on the environment • Flooding • Drainage • Traffic impact • Density of the project • Impact on City infrastructure. Duncan Thompson, 6809 Bull Valley Road: Mr. Duncan, noting he lived downhill from the proposed development, expressed the following concerns: • Density of the project • Retention of the small town atmosphere of McHenry • Building of new homes is a good thing; however, too much construction is not good for the City • Impact on local schools • Impact on existing traffic problems • Flooding. Andy Lester, 301 Brookwood Trail: Mr. Lester stated the following: • The proposed development would reduce his property value • The impact on the Crystal Lake Road and Bull Valley Road intersection would be tremendous • Requested the City deny the request to develop this property until the traffic concerns have been addressed. Chuck Allen, 5702 Bull Valley Road: Mr. Allen stated he has grave concerns regarding the impact of this development on already poor traffic conditions in the area. He noted nothing should be done with this development until all stated concerns have been addressed. Chairman Howell closed the Public Comment portion of the Hearing at 10:10 p.m. Attorney Keys offered a closing statement on behalf of the Applicant. He stated the proposed concept plan for the Adams Farm Property has taken into account the surrounding environs. The subject property is in the midst of residential development. The proposed concept plan is in compliance with the City’s approved Comprehensive Plan. Good planning practices have been utilized in creating the layout of this project. Environmental concerns have been addressed. Attorney Keys requested the Commission keep in mind the zoning reclassifications being requested are based on the Approval Criteria for Map Amendments being met. He stated the City Council will address the specific issues following the recommendation of this Commission being made. Specific issues can be addressed within the terms of the annexation agreement for this property. Page 8 P&Z Commission 5/15/03 In conclusion, Attorney Keys asked the Commission to recommend to Council that the Applicant’s request for reclassification of the property be granted. Chairman Howell summarized the concerns raised by the Commission as follows: • Protection of the Boone Creek corridor • Reduction in the proposed number of multi-family units • Timeline of the buildout of the project • Road Improvements an Traffic Impact • Open Space preservation and usability • Creation of an Architectural Standards Manual • Aesthetics of the project • Side/rear load garages • Contributions to taxing entities A summary of concerns raised by the Public include: • Density • Traffic impact • Intersection of Brookwood Trail and Bull Valley Road • Intersection of Curran Road and Bull Valley Road • Intersection of Crystal Lake Road and Bull Valley Road • Impact on schools • Drainage • Impact on existing development in the area • Construction traffic, noise, dust, etc. • Number of new homes being proposed • Impact on existing private wells in the area • Buffers from existing development • Status of the existing tree lines. In response to Chairman Howell’s inquiry, there were no further questions or comments from the Commission or the audience. Motion by Nadeau, seconded by Buhrman, to recommend to the City Council the grant of zoning map amendments for the following parcels as requested in File No. Z-571 as filed by Applicant Gerstad Builders for the Adams Farm Property: • Parcel 1 RM-1 Low-Density Multi Family District • Parcel 2 RS-2 Medium-Density Single Family District • Parcel 4 RM-1 Low Density Multi-Family District • Parcel 5 RS1-a Medium Low Density Single Family District • Parcel 6 RS-2 Medium-Density Single Family District • Parcel 7 C-2 Neighborhood Commercial District • Parcel 8 C-3 Community Commercial District; and that Table 33, the Approval Criteria For Map Amendments, page 401 of the Zoning Ordinance, has been met. Page 9 P&Z Commission 5/15/03 Voting Aye: None. Voting Nay: Buhrman, Ekstrom, Franzen, Howell, Nadeau, Thacker.. Not Voting: None. Abstained: None. Absent: Cadotte. Motion failed 0-6. Motion by Nadeau, seconded by Ekstrom, to recommend to the City Council the grant of zoning map amendment for the following parcel as requested in File No. Z-571 as filed by Applicant Gerstad Builders for the Adams Farm Property: • Parcel 3 RS-3 Medium-High Density Single Family and that Table 33, the Approval Criteria For Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: None. Voting Nay: Buhrman, Ekstrom, Franzen, Howell, Nadeau, Thacker.. Not Voting: None. Abstained: None. Absent: Cadotte. Motion failed 0-6. Motion by Nadeau, seconded by Buhrman, to enter the following Findings of Fact regarding the request for map amendments as stated in File No. Z571: 1. Compatible with the use or zoning of environs: The Applicant has not protected the Boone Creek Corridor The requested zoning is too dense in relation to the existing development in the area The development of this property pursuant to the concept plan would cause drainage, flooding, and otherwise detrimental problems for existing development in the area 2. Supported by trend of development: The density exceeds that currently existing in the neighborhood 3. Consistent with comprehensive plan objectives: The Boone Creek corridor has not been protected. The amount of multi-family proposed exceeds the density approved by the comprehensive plan The roadway and traffic impact are not approved in the comprehensive plan The park land and open space are not adequate to support the residential development of the project. The elimination of the RS-3 zoning request for Parcel 3 as it is not permitted by zoning ordinance. 4. Furthers public interest: The timeline of the project is too ambitious for growth within the community Page 10 P&Z Commission 5/15/03 Roadway and traffic impact would be to the detriment of the community Open space is not laid out so as to provide recreational use for the residents of the area Aesthetics have not been adequately addressed Garage dominant streetscape is not aesthetically pleasing to the general public and should be addressed Buffers should be included in the plan to assure minimal impact on existing neighborhoods The development would cause undue overcrowding in the school systems Construction traffic, dust, noise, etc. would be to the detriment of the community The existing tree lines on the subject property must be preserved. The elimination of the RS-3 zoning request for Parcel 3 as it is not permitted by zoning ordinance. The provision for an 88-acre active park be included on the plan. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau, Thacker.. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte. Motion carried 6-0. Chairman Howell closed the Public Hearing at 10:29 p.m. Other Business Planner Martin provided the Commission with a brief synopsis of the matters currently pending for action before the City Council. Planner Martin announced a Committee of the Whole Meeting has been scheduled for Tuesday, May 20, 2003. The matter under discussion will be the Budreck Farm Property development as well as discussion of revisions to the City’s Subdivision Control Ordinance. A Community Development Committee meeting has been scheduled for Monday, May 19, 2003 at 6:30 p.m. Topics which will be discussed include establishment of the Aesthetics Committee and authorization of a comprehensive traffic study. Some discussion followed regarding procedures and process to handle large development projects. Page 11 P&Z Commission 5/15/03 Adjournment Motion by Nadeau, seconded by Buhrman, to adjourn at 10:45 p.m. Voting Aye: Buhrman, Ekstrom, Franzen, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Cadotte. Motion carried 6-0. 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.