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HomeMy WebLinkAboutMinutes - 06/13/2002 - Planning and Zoning Commission Minutes of the City of McHenry PLANNING AND ZONING COMMISSION June 13, 2002 The June 13, 2002 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Vice Chairman Howell at 7:31 p.m. in the Council Chambers of the McHenry Municipal Center. Commission members in attendance: Cadotte, Howell, Nadeau, Thacker. Ekstrom arrived at 7:35 p.m. Absent: Buhrman, Franzen. Staff in attendance: City Attorney McArdle, City Planner Martin, Deputy Clerk Kunzer. Approval of Minutes Motion by Cadotte, seconded by Nadeau, to approve the Planning and Zoning Commission Minutes of the May 16, 2002 meeting as presented. Voting Aye: Cadotte, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Buhrman, Ekstrom, Franzen. Motion carried. Shamrock Farms Final Plat: Neighborhood 3 and Neighborhood 9 In attendance were Russ Vogel of Kimball Hill Homes; Scott Viger of Kimball Hill Homes; Jack Murphy of Kimball Hill Homes; James Frayn of Manhard Consulting; and Shamrock Farms property owner Cristian Galli. City Planner informed the Commission the Preliminary Plat for Shamrock Farms was approved by Council in July of 2001. The Final Plats for Neighborhood 3 and 9 being presented this evening are in substantial conformance to the approved Preliminary Plat of this subdivision. Commissioner Ekstrom arrived at 7:35 p.m. Mr. Viger presented a brief slide show informing the members of the Commission about the Kimball Hill Homes Company and provided examples of residential buildings constructed in the past by the developer. Mr. Viger noted Kimball Hill Homes is the contract purchaser for that portion of the Shamrock Farm Property located south of Draper Road. Mr. Viger noted Kimball Hill Homes is seeking Final Plat approval of neighborhoods 3 and 9. Mr. Viger noted Neighborhood 3 is zoned RS-2 and contains 115 lots on 51 acres. Neighborhood 9 is also zoned RS-2 and contains 57 lots on 34 acres. Mr. Viger pointed out the average lot size in Neighborhood 9 is considerably larger than those contained in Neighborhood 3. Kimball Hill Homes is proposing to erect approximately 10 different models, with 5-7 different elevations of each, in order to provide a substantial variation of home elevations in the subdivision. The homes will range from 2,000-4,000 square feet in size and will be priced from the low $200,000’s to the low $300,000’s. City Planner Martin stated the City Engineer has completed review the Final Plat of Neighborhood 3 and has nearly completed review of the Final Engineering Plans. Review will be completed before the plats are presented to Council as an agenda item. Planner Martin noted the Page 2 P&Z Commission 6/13/02 only change from the Preliminary Plat is a slight change in roadway alignment due to soil conditions. The roadway has been moved slightly to the south. The number of lots and density of the neighborhoods has not been altered. It is Staff’s recommendation to approve the Final Plat of Shamrock Farm Neighborhood 3 and Final Plat of Shamrock Farm Neighborhood 9 as presented. In response to commission inquiry, Mr. Frayne stated application has been made for the Wetlands Permit from the Army Corps of Engineers. Farmstead Drive will run internally from Draper Road to another intersection with Draper Road, further to the south. Berming will be in compliance with landscape requirements of the annexation agreement. Attorney McArdle suggested rephrasing the school contributions certificate on page 4 of each of the Final Plats, so that language would be in conformance with the language contained in the annexation agreement. Mr. Thomas Fenwick of 401 S Draper Road addressed the Commission, inquiring how many lots are being proposed in each of the two neighborhoods. Mr. Viger responded there would be 115 units in Neighborhood 3 and 57 units in Neighborhood 9. This is the same density for these neighborhoods as previously approved in October 2000. In response to further inquiry, Mr. Viger stated Kimball Hill Homes will be constructing 674 units of the 761 units (493 acres of the 600- acres) approved for the Shamrock Farm development. All of the Kimball Hill Homes units are south of Draper Road. Mr. Fenwick inquired how developer donation fees paid by the developer will impact the current District 15 financial crisis. Ekstrom responded stating the developer donations can only be utilized for construction of facilities or purchase of land. They cannot be used for operating funds. The developer donations obtained from this development will not affect the District 15 shortfall in their operating fund. A question was raised as to the reason for the larger lots in Neighborhood 9. It was pointed out the larger lots in this neighborhood were negotiated as part of the annexation agreement in order to appease the neighbors across Draper Road to the north who have larger estate-sized lots. In response to an inquiry, Mr. Viger noted the portion of the Shamrock Farm subdivision north of Draper Road will be served by private wells and City sanitary sewer. The portion south of Draper Road will be served by City water and sanitary sewer. The Water Resource Report has been completed and revised. Mr. Viger noted many issues contained in the report have already been addressed by Kimball Hill Homes. Motion by Cadotte, seconded by Ekstrom, to recommend to City Council that  Shamrock Farms Subdivision Neighborhood 3 Final Plat as prepared by Manhard Consulting with a revision date of May 16, 2002 be approved subject to the compliance with all recommendations of the City Engineer and Public Works Department; and  Shamrock Farms Subdivision Neighborhood 9 Final Plat prepared by Manhard Consulting with a revision date of June 4, 2002 be approved subject to compliance with all recommendations of the City Engineer and Public Works Department. Page 3 P&Z Commission 6/13/02 Voting Aye: Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Buhrman, Franzen. Motion carried 5-0. Motion by Cadotte, seconded by Nadeau, to adjourn the meeting at 8:18 p.m. Voting Aye: Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Buhrman, Franzen. Motion carried 5-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Secretary Planning and Zoning Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Applicant, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.