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HomeMy WebLinkAboutMinutes - 08/18/2005 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION August 18, 2005 Vice Chairman Buhrman called the August 18, 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, Nadeau, Schepler, Thacker. Absent: Howell. Also in attendance: City Planner Zeller, City Attorney Kelly Cahill, Deputy Clerk Kunzer. Minutes Approval Motion by Ekstrom, seconded by Nadeau, to approve the minutes of the August 4, 2005 Planning and Zoning Commission meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 6-0. Public Hearing – SW Venture File No. Z-652 Gilger Property – 4919 West Bull Valley Rd Vice Chairman Buhrman at 7:32 p.m. opened the Public Hearing regarding File No. Z-652, a request for the following upon annexation of the Gilger Property to the City as submitted by SW Venture: 1. Zoning Map Amendment to RM-2 High Density Multi-Family Residential District; 2. Approval of Preliminary Plat for the Townhomes of Prairie Lakes. Attorney Cahill announced notice of the Public Hearing was published in the Northwest Herald on July 30, 2005. Certificate of Publication is on file in the City Clerk’s Office. Certified notices were mailed to all abutting property owners. An affidavit of Compliance is on file in the Clerk’s Office. In attendance was Stanley Sumner of SW Venture who was sworn in by Vice Chairman Buhrman. Also in attendance were the following: 1. Jane Meyer, 4801 Glenbrook Trail, McHenry IL 2. Peggy Gilger, 8112 Hickory Run, Woodstock IL 3. Merle Janssen, 5238 Cobblers Xing, McHenry IL 4. Joan Briscoe, 718 Kresswood Drive, McHenry IL 5. Carol Haske, 722 Kresswood Drive, McHenry IL. Mr. Sumner stated the project is comprised of 180 townhomes on what is currently known as the Gilger Property. SW Venture intends to develop this property as the Townhome of Prairie Lakes. The subject property is located south of Bull Valley Road and west of the Union Pacific Railroad P&Z Commission August 18, 2005 Page 2 Tracks and is comprised of approximately 31 acres. The property is the site of the Holly Jolly Tree Farm. Mr. Sumner noted the project would be accessed from Cunat Drive which intersects with Bull Valley Road. All proposed buildings would face the exterior street including the ring road of the project, while the garage side would face the rear interior private drive. Two detention areas are proposed. At this time it is unknown if they would be wet bottom or dry bottom. Final engineering will determine the type of detention used. The common open space areas would include amenities such as a gazebo, park benches, open seating and sidewalks. Proposed setback from the railroad tracks is 105 feet. This area would also be heavily landscaped. An undulating berm would be constructed along Bull Valley Road. A boulevard entrance at Cunat Drive is proposed. Mr. Sumner also noted the project includes a mix of 4-unit, 5-unit and 6-unit buildings. Approximately 80-90% of the units would be two-bedroom with the remainder being three- bedroom. The project density is 5.8 units/acre which complies with the City’s Comprehensive Plan. In conclusion, Mr. Sumner stated the larger 6-unit buildings would be “rounded off’ with a lower elevation on the ends in order to minimize the size of the building’s appearance. City Planner Zeller stated Staff has analyzed the applicant’s request. The subject property is currently in unincorporated McHenry County and is zoned A-1 Agricultural. The applicants are seeking RM-2 Multi-Family zoning upon annexation. The proposed density of 5.8 units/acre is in compliance with the Comprehensive Plan. The proposed streetscape and rear load garages are appealing. The project’s amenities are an asset to the development. The multi-family use blends in with surrounding uses. The proposed 180 units would be subject to the terms and conditions of an annexation agreement between the City and the applicant. Staff supports the request for zoning as well as preliminary plat approval of the Townhomes of Prairie Lakes. Vice Chairman Buhrman invited questions and/or comments from the commissioners. In response to an inquiry, Mr. Sumner stated the current property owner intends to sell off as many trees as possible from the tree farm. Of those remaining, he is not certain at this time how many would be saved at current locations or replanted elsewhere on the property. Mr. Sumner, referencing the proposed entrance to the Prairie Path along the railroad tracks, stated there would be access from the development all along the path and not merely at the one point of access shown on the preliminary plat. Responding to an inquiry, he stated there would be fencing along the tracks to protect the users of the Prairie Path from the trains, but there would not be fencing separating the path from the townhomes. Mr. Sumner responded to an inquiry noting 35 buildings are proposed as follows: Nine 4-unit buildings Five 12-unit buildings Fourteen 6-unit buildings. P&Z Commission August 18, 2005 Page 3 There would be a blend of building sizes throughout the development. As the proposed units are approximately 20% narrower than typical townhome buildings, the final building size of the larger 6-units buildings is more consistent with the size of 4-unit buildings in other communities. Responding to a question, Mr. Sumner stated the setback from Cunat Drive is the required 30- foot minimum. Noting a possible build-out of 25-35 units per year, but hoping for 50 units per year, Mr. Sumner stated he anticipates a 3 ½ to 6 year build-out for this project. Mr. Sumner noted using the Naperville School Formula, the projection is for approximately 36 students to be generated by this development. Conversely, the project would have a positive impact on the community as far as real estate taxes generated for all taxing districts. Responding to a comment, Mr. Sumner stated typically the third bedroom in townhomes is utilized as an office or hobby room and not as a bedroom, and would therefore not be a child generator. Garages would be located on the rear of the buildings. There would be a 10-30 deep unfinished room in front of each garage which would include the laundry area. This room could be finished or left unfinished at the owner’s discretion. This room would be similar to an English basement and have full windows on its front side. Responding to an inquiry, Mr. Sumner stated he is unsure if the detention areas will be wet bottom or dry bottom. That will be determined by final engineering for this project. The detention areas would be interconnected by a 24” pipe. The detention areas would likely drain to the east and south. Mr. Sumner noted this land had previously been determined as farmed wetland. Responding to an inquiry regarding the manner in which the developer would prevent the private drives from being used as streets, Mr. Sumner stated the drives could be posted 5mph and speed bumps may also be utilized. The depth of all driveways would accommodate two-vehicle parking. Guest parking has been included in several locations, including one side of the proposed ring road, and at numerous places along private roadways. A traffic study has not yet been done regarding this project. Mr. Sumner indicated the developer anticipates paying their fair share of the cost of traffic signalization at Cunat Drive and Bull Valley Road when it is warranted. He noted the traffic signal will serve Kresswood Trails Subdivision, as well as Prairie Lakes and Patriot Estates. Question was raised as to the side elevation facing Bull Valley Road. Mr. Sumner stated the side building elevation would be appealing. Additionally, the undulating 4-5 foot berm and 10-12 foot trees and mature landscaping would screen the building and minimize its size appearance from the roadway. Responding to a question, Mr. Sumner stated this would not be an age-restricted community. There would be a homeowner’s association and subdivision covenants established as approved by the City. Proposed cost of the units would be $180,000-$225,000 with a $200,000 mid-point price. Responding to a comment about a playground in the southernmost open space, Mr. P&Z Commission August 18, 2005 Page 4 Sumner stated a playground is not anticipated as the liability of neighborhood tot lots upon the homeowner’s association is cost prohibitive. In response to Vice Chairman Buhrman’s inquiry, the following commented on the project after being sworn in: Jane Meyer, 4801 Glenbrook Trail, McHenry: Ms. Meyer respectfully asked the Commission if the City would have a well-balanced community with yet another multi-family subdivision being planned. She opined there is an overabundance of multi-family housing in McHenry. She expressed concern regarding potential impact on schools, library, fire and police. Ms. Meyer also questioned where families would move if they chose to leave the townhomes, if no more single family homes are available. At the current rate, there will be a shortage of single family homes in the community. There should be a better balance between single-family and multi-family dwellings. Ms. Meyer expressed concern regarding possible drainage issues. She noted if this site contains wetland, the developer should not be able to build on the wetlands. The community needs more open space for general community enjoyment. Ms. Meyer also opined the fence along the railroad tracks will not buffer the townhomes from train noise and that is also a concern. In conclusion, Ms. Meyer stated she is worried about the impact on the community of this multi-family development. She questioned how many townhome projects the City could support and not result in a shortage of single-family homes in the community. Mr. Sumner responded to Ms. Meyer's inquiries and comments noting the proposed townhome project is in compliance with the City’s Comprehensive Plan Land Use Map. The project is responsible and is in accordance with planned area densities. The subject property is a reasonable site for multi-family as it is surrounded by industrial and multi-family uses. Commissioners inquired if the developers had considered combining single-family and multi- family on the site. Mr. Sumner responded the cost of the property made multi-family development a necessity in order to recoup the high cost of purchasing the land. In response to Vice Chairman Buhrman’s inquiry, there were no further questions or comments from the commissioners. Motion by Cadotte, seconded by Nadeau, to recommend to Council with regard to File No. Z- 652, a request for zoning map amendment to RM-2 High Density Multi-Family District upon annexation to the City of McHenry, be granted, and that Table 33, the Approval Criteria for Map Amendments, page 401 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Schepler, Thacker. Voting Nay: Nadeau. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 5-1. P&Z Commission August 18, 2005 Page 5 Comments by Commissioners: Commissioner Ekstrom: She has reservations regarding the approval of yet another multi-family project. But the proposed project is appropriate for this area, particularly in light of adjacent uses. She encouraged Council to limit the number of building permits granted annually through the terms of the annexation agreement for this property. Commissioner Nadeau: He has concerns regarding traffic attempting a west-bound turn onto Bull Valley Road from this subdivision. He noted if traffic signalization of this intersection was imminent he would approve the project wholeheartedly. Commissioner Schepler: He stated multi-family is appropriate for this site and is in compliance with the Comprehensive Plan. Commissioner Thacker: Concurred with Commissioner Ekstrom. Vice Chairman Buhrman: Although the project is in compliance with the City’s Comprehensive Plan, he encouraged the City to more closely look at the number of townhomes being proposed and approved and the limited number of single-family homes being proposed in the community. Motion by Cadotte, seconded by Nadeau, to recommend to Council that the Preliminary Plat of the Townhomes of Prairie Lakes as prepared by Scheflow Engineers dated 7/22/05 with a revision date of 8/9/05, be approved, subject to compliance with all requirements of Staff and City Engineer. Voting Aye: Buhrman, Cadotte, Ekstrom, Schepler, Thacker. Voting Nay: Nadeau. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 5-1. Vice Chairman Buhrman closed the Public Hearing at 8:28 p.m. at which time a brief recess was called. The meeting reconvened at 8:35 p.m. with all still in attendance Shamrock Farms Subdivision Neighborhood 6 Final Plat Shamrock Farms Subdivision Neighborhood 7 Final Plat Shamrock Farms Subdivision Neighborhood 8 Final Plat In attendance was Scott Viger of Kimball Hill Homes, developer of Legend Lakes Subdivision on the subject property. Mr. Viger noted the Final Plats for Neighborhoods 6, 7 and 8 are being proposed for approval this evening. He stated the Final Plats are in substantial conformance with the previously approved Preliminary Plat for this project. Minor changes have been made as a result of final engineering. He also noted building permits could not be issued for these neighborhoods until completion of the South Wastewater Treatment Plant expansion in late spring 2006. Kimball Hill P&Z Commission August 18, 2005 Page 6 Homes is seeking Final Plat approvals so that building permit applications can be submitted as soon as the expansion is completed and approved for use by the IEPA. Planner Zeller stated the proposed final plats are in substantial conformance with the approved preliminary plat. Minor changes have resulted in the following deviations: Neighborhood Size Zoning Lot Count Changes from Preliminary Plat 6 31 acres RS-2 Medium SFR 65 lots - Approved w/64 lots (add 1 lot) -Lots are reconfigured, but sizes are similar to pre-plat dimensions 7 8 acres RS-2 Medium SFR 17 lots - Approved w/14 lots (add 3 lots) - Lot widths reduced from 112 ft to 100 ft 8 7 acres RS-2 Medium SFR 9 lots - Lot widths reduced from 110 ft to 100 ft Planner Zeller noted all lots meet zoning district requirements. The developer is held to maximum number of lots by the terms of the annexation agreement for this property. Even with the slight reconfiguration, the maximum will not be exceeded. As the proposed Final Plats are in substantial conformance with the preliminary plat Staff recommends approval subject to recordation within six months of Council approval. Mr. Viger noted the lot sizes of the three neighborhoods are as follows: Neighborhood 6 65 lots Average lot size, 15,000 square feet Neighborhood 7 17 lots Average lot size, ½ acre Neighborhood 8 9 lots Average lot size, ½ acre. Mr. Viger stated Neighborhood 6 includes Legend Lakes' second neighborhood park (tot lot). Mr. Viger noted Kimball Hill has been selling 80 single homes per year. Approximately ½ of the high-end cost homes have been sold (28 of 57). Mr. Viger briefly discussed the various models included in the Homestead Series and the Preserve Series. Homes found in the Homestead Series cannot be built in neighborhoods where only Preserve Series models are offered. Responding to an inquiry, Mr. Viger stated Kimball Hill is not interested in developing the Johnson Property north of Draper Road. The Johnson Family maintained ownership of that portion of Shamrock Farm. He is unaware what current plans are for its development. Question was raised as to rear lots abutting streets and the problems incurred regarding various rear yard accessory uses, such as fences, sheds, etc. Mr. Viger noted above-ground pools are not permitted by subdivision covenants. There are also fence restrictions noted on plats having rear lots adjacent to Farmstead Drive, Curran Road and Draper Road. Responding to an inquiry regarding the change of some lot dimensions and the number of lots proposed in tonight’s final plats, Planner Zeller stated lot size minimums agreed to in the terms of the annexation agreement have not been reduced. As the number of lots was reduced in P&Z Commission August 18, 2005 Page 7 Neighborhood 3, the increase in the number of lots on the Final Plats for 6, 7, and 8 is consistent with the lot totals permitted in the agreement. Regarding questions raised as to use of land dedicated to the fire district, Mr. Viger stated during recent discussion with the Fire Chief, he has learned the District has not yet determined where they would construct their westside firehouse. It is possible they may yet choose to build on their site in Legend Lakes or they may build on other property they own along Bull Valley Road. In response to an inquiry, Mr. Viger stated the small outlots shown on the Final Plats are set aside for neighborhood masonry monument identification signs. Mr. Viger stated in speaking with the local postmaster, arrangements have been made for mail boxes in the subdivision. This does not include neighborhood lock boxes. Responding to an inquiry, Mr. Viger stated Legend Lakes has a ranch-style model; however, none have been requested or built in the subdivision. Responding to further inquiry, Mr. Viger stated the detention areas in Neighborhoods 6, 7 and 8 would be dry. Vice Chairman Buhrman noted there was no one in the audience wishing to comment on this matter. Motion by Cadotte, seconded by Nadeau, to recommend to Council the following be approved: 1. Final Plat of Shamrock Farms Neighborhood 6 prepared by Manhard Consulting dated 8/23/02 and last revised 2/1/05; 2. Final Plat of Shamrock Farms Neighborhood 7 prepared by Manhard Consulting dated 8/27/02 and last revised 11/23/04; 3. Final Plat of Shamrock Farms Neighborhood 8 prepared by Manhard Consulting dated 8/29/02 and last revised 11/23/04. Subject to the following: 1. Final Engineering approval; 2. Recordation of the final plats within six months of Council approval; 3. No building permits be issued until completion of the South Wastewater Treatment Plant expansion. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 6-0. Other Business Some discussion occurred regarding upcoming matters before the Commission. P&Z Commission August 18, 2005 Page 8 Adjournment Motion by Nadeau, seconded by Cadotte, to adjourn the meeting at 9:10 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Howell. 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.