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HomeMy WebLinkAboutMinutes - 06/02/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION June 2, 2005 Chairman Howell called the June 2, 2005 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Absent: None. Also in attendance: Alderman Glab, Director of Community Development Napolitano, City Planner Zeller, Deputy Clerk Kunzer, Attorney Kelly Cahill. Approval of Minutes Motion by Ekstrom, seconded by Cadotte, to approve the Planning and Zoning Commission minutes of the May 19, 2005 meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Public Hearing – SW Venture (Windsor Development) File No. Z-645 Mill Street Station Chairman Howell at 7:32 p.m. convened a Public Hearing regarding File No. Z-645, an application filed by SW Venture for: 1. Map amendment from RS4 High Density Single Family to RM2 High Density Multi Family District; 2. Variances for minimum lot width and to allow multiple buildings on a zoning lot; 3. Preliminary Plat approval for Mill Street Station. In attendance representing the applicant were: Stanley Sumner, SW Venture of Elgin Illinois Todd Bundrant, SW Venture of Elgin Illinois. Both gentlemen were sworn in by Chairman Howell. The following interested parties were also in attendance: 1. Margaret Bennett, 4111 Crestwood Drive, McHenry IL 2. Kathleen Lynd, 813 N Mill Street, McHenry IL 3. Jerry and Carol Kollenkark, 708 Logan Street, McHenry IL 4. Dale Koss, 4105 W Crestwood Drive, McHenry IL 5. Kay and Marvin Bauer, 4206 W Crestwood Drive, McHenry IL 6. Ron Wagner, 4316 W Sioux Lane, McHenry IL 7. Lorenzo Chey, 817 N Mill Street, McHenry IL 8. J.L. Althoff, 801 Mill Street, McHenry IL 9. R.J. Miller, 4304 W Crestwood Drive, McHenry IL 10. Tim Koss, 5418 W Chasefield Circle, McHenry IL P&Z Commission June 2, 2005 Page 2 11. Christopher Cope, 91 Brinker Road, Barrington IL 12. Bill Houck, 4507 Ponca Street, McHenry IL 13. Kitty Zriny, 614 Lillian Street, McHenry IL 60050. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on May 14, 2005. A Certificate of Publication is on file in the Office of the City Clerk. Notice was sent to abutting property owners of record and certified mailing receipts were provided and are on file in the Office of the City Clerk An Affidavit of Service is also on file in the Office of the City Clerk. Mr. Sumner stated the request before the Commission this evening is for a 26-unit townhome development on Mill Street which would be situated on 2.7 acres. Due to the conformation of the site, the developer is seeking variances as to lot width and multiple buildings on a zoning lot. A homeowners association would be created to address maintenance issues regarding the complex. Mr. Sumner noted the proposed site plan preserves open space on the property. The proposed mid-point selling price is approximately $210,000. He speculated approximately 75% of the 26 units would be two-bedroom and 25% would be three-bedroom. The project would result in only 5-6 school-aged children as computed by the Naperville formula. Mr. Sumner suggested the development would create a good buffer between the adjacent industrial and multi-family districts and the Cooney Heights single family residences. He stated the site is well-suited for the proposed project. The 26-unit development would be a very attractive addition to the neighborhood. It would also provide an opportune location for residents who daily commute via Metra as they would be within walking distance of the downtown station. Mr. Sumner stated a tree survey of the site has been completed. There are currently 103 identifiable trees on the premises of which 40 are desirable. The developer intends to retain approximately 28 of those 40 trees. The developer intends to install screening and landscaping as well. Both a site plan and a landscape plan have been provided to Staff for review and comment. Mr. Sumner noted an elevation change of more than 13 feet from property front to rear which would reduce the impact of the buildings on the neighborhood as the overall height would appear less pronounced. Director Napolitano provided the Commission with the Staff Report regarding this project. He noted the unique shape of the property. Referencing the existing adjacent density of 18.6 d.u./acre apartments and 2.9 d.u./acre single family, Director Napolitano stated the proposed density of this project of 9.5 d.u./acre is appropriate and provides a good transition. He stated the development is in compliance with the Comprehensive Plan which shows high density residential for this property. Director Napolitano stated the townhomes would generate some traffic; however, the impact would be less than if single family homes were constructed on the property. Staff concurs with the proposed layout the elevation changes on the property would reduce the perceived building height of the four-building project. Staff concurs with the requested variances as to lot width and P&Z Commission June 2, 2005 Page 3 multiple buildings on a zoning lot. Staff supports the request for zoning, variances, and the proposed Preliminary Plat of Mill Street Station. Chairman Howell invited questions and/or comments from the commissioners. In response to an inquiry, Director Napolitano stated Staff has not expressed a need for direct connection to Main Street from the project. Noting the long list of engineering concerns included in the packet, the commissioners inquired if all engineering concerns have been addressed at this time. Director Napolitano responded the engineering issues customarily are addressed prior to final plat review and approval. Responding to inquiries, Mr. Sumner stated the building height would be 44 feet at the front of the site (facing Mill Street) and 30 feet at the rear of the site. A ten foot retaining wall would be constructed along the rear (southeast) property line. The buildings would be constructed with a 60’ courtyard-style area between them so that garages and parking areas would not be visible from the front or rear property lines. Parking ratio for the site is 4.2/unit. Mr. Sumner stated the buildings would face outward toward the community while the rear of the buildings would face the courtyard. Staff noted there had been no concerns expressed by the McHenry Township Fire Protection District regarding the proposed project. Addressing questions regarding lighting, Mr. Sumner stated there would be security lighting on the premises; however, the developer would be in compliance with City lighting regulations. A lighting plan would be provided to Staff. Mr. Sumner acknowledged there would be no dumpsters on the premises as each homeowner would place their refuse in their garages, similar to single-family residences. Mr. Sumner stated all utilities would be installed underground. Where existing above-ground utilizes are currently located on the premises, they would be relocated underground. At this time the only improvement to Mill Street which have bee suggested by Staff is the resurfacing of Mill Street. In response to an inquiry, Mr. Sumner stated the bike path is located along the front of the project and would not be changed or relocated following the completion of this project. Commissioners inquired as to the size of the detention area. Mr. Sumner could not provide specific data at this juncture. Following final engineering, the exact dimensions of the area would be determined. The detention area would be maintained by the homeowners association. Addressing concerns expressed regarding the bike path’s proximity to the detention area, Mr. Sumner stated there is considerable distance between the two. No barrier or fence is contemplated to surround the detention area. Commissioners inquired as to the amount of open space on the site. Mr. Sumner stated he could not provide an exact percentage. P&Z Commission June 2, 2005 Page 4 Chairman Howell invited questions and/or comments from the audience. All were sworn in by Chairman Howell. Kathleen Lynd, 813 North Mill Street: Ms. Lynd stated the proposed project would not be an attractive addition to the area. She cited existing traffic concerns. Mill Street and Crestwood Drive are already heavily traveled. Adding this project would drastically increase traffic in Cooney Heights Subdivision. Traffic continues to get worse. With Mill Street being only 500 feet long, placing this development on the subject property will cause more traffic problems for residents in the area. Ms. Lynd also noted the high rate of cut thru traffic which currently finds its way through Cooney Heights from Route 31 to Crystal Lake Road and Route 120 west. Kitty Zriny, 614 Lillian Street: Ms. Zriny noted if the subject property were developed as single family on ½ acre sites there would be less impact on surrounding properties. Such a development would be more desirable in the neighborhood. It would most certainly produce less additional traffic in the area. Ms. Zriny also expressed concern regarding the City’s ability to handle storm water runoff from the project. She opined there would be flooding similar to the flooding which occurs on Route 31 when there is a heavy rain. Concurring with Ms. Lynd’s statements regarding cut thru traffic in Cooney Heights, Ms. Zriny stated she found it difficult to exit her driveway. Dale Koss, 4105 West Crestwood Drive: Mr. Koss stated Cooney Heights has slowly been changing over the years. It used to be a quiet neighborhood. He noted he currently views green open space across from his yard. If the proposed development is constructed he will be looking at four buildings containing 26 dwelling units. There would also be 26 bar-be-cue’s and 52 cars creating air pollution. The detention area will invite mosquito breeding. Mr. Koss stated the applicant is asking this neighborhood to accept a reduced quality of life. He stated he cannot accept devaluation of his quality of life. Ron Wagner, 4316 W Sioux Lane: Mr. Wagner stated some of his concerns are similar to those previously expressed. He noted he questions whether the developer will be able to sell his units for $210,000. He opined the cost seems high for this area. He also questioned whether the developers would be able to find 26 families who would want to move into this area, particularly since there are many other townhomes currently being constructed in other locations in the City. Mr. Wagner stated 26 townhomes is too great a number for this site. He suggested the developer reduce the density of the project. Referencing the number of two and three-bedroom units, Mr. Wagner said the projected number of school age children generated by this development is an arbitrary number. Citing recent publicity about Metra building a train station north of town, he questioned the advisability of constructing housing for Metra commuters when the station may be closed. Mr. Sumner responded to Mr. Wagner’s questions. He noted the project is comprised of 26 units in order to make it financially feasible. If the density is reduced the overall cost of the development is increased and passed on to each individual homeowner. Mr. Sumner stated he is reluctant to increase the cost per unit. P&Z Commission June 2, 2005 Page 5 Referencing the number of proposed school age children generated by the development, Mr. Sumner stated most northern Illinois municipalities utilize the Naperville formula when computing projected student population predicted for a specific development. Utilizing this formula shows there would be only 5-6 children generated by this project. Mr. Sumner stated the three-bedroom units would likely be the first to sell. The units are desirable in that the third bedrooms are used for home office, den, or entertainment center. Mr. Sumner stated he does not believe Metra intends to close the Main Street Railroad Station. If a new station is constructed to the north, it is his understanding the downtown station would continue to operate. Jerry Kollenkark, 708 Logan Street: Mr. Kollenkark stated there was a similar proposal before the City approximately three years ago. The City rejected that proposal. Mr. Kollenkark suggested the City should better control residents in the subdivision who have 6 or 7 cars parked in their driveway. If this were accomplished, the construction of a 26-unit complex would not be such a problem. Neighborhood traffic would be reduced if the City was able to control the number of cars per household. Mr. Kollenkark inquired if there was a proposed phasing of the development. He also wanted to know which of the four buildings would be constructed first. Finally, he asked if the shrubs and trees planted would be mature vegetation. Mr. Sumner responded noting he anticipates a one year buildout for the entire project. Regarding the landscaping, Mr. Sumner stated the size of the trees and shrubs would be greater than what is typically found in new development. Trees would be 2 ½ inch caliper just above grade. The evergreens would be at least 6’ tall. He stated he was not certain of the order of construction of the buildings. Tim Koss, 5418 West Chasefield Circle: Mr. Koss stated most discussion has centered upon the minimal impact of this development upon the neighborhood. He inquired as to the maximum number of people who would be able to live in the proposed development. Mr. Koss stated this should be stated for the record. Mr. Koss referencing previous statements regarding each unit having a two-car garage as well as two external parking spaces outside of the garage, expressed concern that there could be 100 or more cars parked in this development on a daily basis, On holidays, there would be even more vehicles. He stated Mill Street is a 500’ street which is not designed to handle this kind of increased traffic. It is unreasonable to put 26 units on less than three acres. This project would devalue the lifestyle of the residents in the area. Chairman Howell closed Public Comment at 8:40 p.m. He invited further comments from the Commission. Question was raised as to the location of any patio or deck for the units. Mr. Sumner stated each unit would have a small balcony located just off the kitchen/dining room area. In response to an inquiry, Mr. Sumner stated the developer considered placing single family homes on the site. Due to the site restrictions and topography, however, this was not pursued. P&Z Commission June 2, 2005 Page 6 Responding to a question, Mr. Sumner stated the possible financial impact on the residential neighborhood produced by the townhome construction is positive. The construction of high end townhomes will in fact drive up the price of nearby residential properties. Mr. Sumner reported covenants will be drafted for the development. Some discussion followed regarding Mill Street on-street parking. Mr. Sumner noted more parking is provided in the project than in most other similar multi-family developments in town. A brief discussion followed regarding City regulations regarding the number of persons living in a household. Director Napolitano noted it is difficult to arbitrarily restrict the number of family members residing in a household. It is no longer possible to prevent additional persons from living in a dwelling unit based on the definition of a “family”. Responding to further inquiry, Mr. Sumner stated the subdivision covenants would address aesthetics, landscaping maintenance, permissible accessory uses (i.e. bar-be-cue grills, etc). Mr. Sumner provided a closing statement before the Commission. He noted the impact on the surrounding neighborhood would be favorable. Property values would be increased due to the construction of the upscale townhomes. He stated in light of the cost to purchase in the development, overcrowding is not likely to occur. Motion by Cadotte, seconded by Buhrman, to recommend to Council with regard to File No. Z- 645, a request for reclassification from RS4 High Density Single Family Residential District to RM2 High Density Multi-Family Residential District as requested by SW Venture for the property located at 801 Mill Street, be granted; and that Table 33, the Approval Criteria for Zoning Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell. Voting Nay: Nadeau, Schepler, Thacker. Not Voting: None. Abstaining: None. Absent: None. Motion carried 4-3. Comments by Commissioners: Commissioner Buhrman: The developer needs to address traffic issues and a connection to Main Street. It is the City’s responsibility to initiate steps to assure a connection to Main Street as well as resolution of existing traffic issues in the area. Commissioner Ekstrom: The proposal is for a quality development in style and density. This project is farm more desirable than previous proposals for this property. Chairman Howell: Features such as hidden garages, underground utilities assures this as a quality project. It is aesthetically pleasing. The drainage concerns of the neighbors will be addressed during final engineering approval. This is the best option for development of this property. P&Z Commission June 2, 2005 Page 7 Commissioner Nadeau: He has concerns regarding traffic congestion. This promises to be an upscale development. However, too many problems exist which need to be addressed. Commissioner Schepler: Traffic concerns continue to be a problem. The proposed development would add to area traffic congestion. Commissioner Thacker: Too many concerns remain outstanding. Concurs with Nadeau and Schepler. The intersection of Mill Street and Crystal Lake Road could not handle this development. The proposed density is to too high for 2.73 acres. Motion by Nadeau, seconded by Cadotte, with regard to File No. Z-645, a request for variances to allow a reduced lot width and multiple buildings (4) on a zoning lot, for the property located at 801 Mill Street, be granted subject to: 1. The property be developed in substantial accordance with the plans and documents submitted in the SW Venture application for zoning relief; and that Table 32, the Approval Criteria for Variances, pages 377-378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell. Voting Nay: Nadeau, Schepler, Thacker. Not Voting: None. Abstaining: None. Absent: None. Motion carried 4-3. Motion by Cadotte, seconded by Nadeau, to recommend to Council the Preliminary Plat of Mill Street Station as prepared by Condon Consulting Engineers dated 12/13/04 with a revision date of 3/16/05 be approved, subject to compliance with all requirements of Staff and City Engineer. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell. Voting Nay: Nadeau, Schepler, Thacker. Not Voting: None. Abstaining: None. Absent: None. Motion carried 4-3. Comments by Commission: Commissioner Thacker: The developer has instituted some good ideas for this project. However, when this project is compared to all of the recently approved townhome projects in the City, there is really no comparison.. Chairman Howell closed the Public Hearing at 9:01 p.m. Other Business Director Napolitano introduced City Planner Liz Zeller to the Commission. Ms. Zeller was enthusiastically welcomed by the Commission. P&Z Commission June 2, 2005 Page 8 Brief discussion followed regarding several areas of aesthetic concern and nuisance complaints by the commissioners. Adjournment Motion by Cadotte, seconded by Ekstrom, to adjourn the meeting at 9:16 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. 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.