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HomeMy WebLinkAboutMinutes - 02/23/2000 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING FEBRUARY 23, 2000 A Committee of the Whole Meeting of the McHenry City Council was called to order by Mayor Cuda at 7:30 P.M. on Wednesday, February 23, 2000 in the Classroom of the Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, Murgatroyd, Baird. Absent: McClatchey. City Staff in attendance were: City Administrator Lobaito, City Clerk Althoff, Director of Community Development Napolitano. Mayor Cuda informed Council the purpose of this evening's Committee of the Whole Meeting is to consider and discuss the Deer Park Concept Plan. Applicants Frank and Michael Blazevich, in addition to their attorney, Tom Zanck of Militello Zanck and Coen, and land planner, Steven Albert, of Civil Design Group Inc. were in attendance. Attorney Zanck addressed Council noting the Deer Park Concept Plan of approximately 89 acres is located on the east side of Route 31 south of Tonyan Industrial Park. The property has 1,482 feet of frontage on Route 31 and extends to the south behind Mid Town Warehouse and Storage. The Plan proposes 48 acres of Business Park on the northern half of the property, and 41 acres of RA-1 Multi -Family Townhomes to the south. The City's Comprehensive Plan provides, however, that the proposed land uses should be reversed on the property. Attorney Zanck introduced land planner, Steven Albert, who enumerated the perceived benefits of the Concept Plan's land use reversal: ■ The Route 31 frontage has more value as commercial development as opposed to residential; ■ The townhome residential development on the southern end of the property provides for greater separation from Route 31 in the existing industrial development in Tonyan Industrial Park and on Hi Point Road; • The adjacent zoning to the north and west of the subject property of 1-1 Industrial and C-5 Highway Commercial, is compatible with the Concept Plan's developmental proposal; ■ The vacant parcels located to the south and east of the subject property can, as yet, be developed in a manner compatible with the proposed residential zoning. ■ The Concept Plan provides for the first phase of a collector roadway between Route 31 and Barreville Road and a significant landscape buffer between the northern Business Park and the southern townhome development. The proposed collector road separates the uses, as well; ■ The property's topography is more conducive to the Plan's proposed land use. The northern half of the property is flat, while the southern half is more rolling. The flatter topography lends itself to industrial and commercial development; whereas, the more rolling land contours can be aesthetically enhancing for residential development; ■ The proposed multi -family townhome development provides for excellent transitional zoning. Citing the Route 31 visibility, Mr. Albert noted the Petitioners are requesting permitted C-5 uses within the Business Park zoning for lots located adjacent to Route 31. Direct access to Route 31 from these lots would be prohibited. Mr. Albert also noted the Concept Plan as presented provides for: • Phase 1 of the collector roadway, between Route 31 and Barreville Road; • Traffic lane improvements along their property's frontage; and ■ Development of a complimentary entrance sign to the City of McHenry. The proposed plan also includes significant landscape buffering along Route 31. The proposed residential townhome development presents a unique design. Unit driveways do not access the public roadway, but connect to private looped driveway roads, providing a more attractive streetscape. Sixteen acres of open space, including pathways between units, pocket parks, and landscape buffers, is proposed. Additional pathways will be constructed around the residential perimeter and will connect to the lake located at the southeast corner of the property. Page 2 2/23/00 In response to Council inquiry, Mr. Albert noted the purchase price of these units would be $160,0004170,000. The sixteen acres of open space does not include unit envelopes. The open space would, however, be owned and maintained by a homeowner's association. Sidewalks would be installed along the main public road only. Private roads would be built and paved as per City standards; however, plans do not include curb and gutter improvements. The , residential townhome development would consist of 48 buildings for a total of 236 units. The majority would be two -bedroom units, although some one- and three -bedroom units would be provided. Building exteriors would be fifty- percent brick. Two car garages would be provided for 85% of the units. One car garages would be provided for the balance. In response to Alderman Murgatroyd's concern regarding guest parking, Mr. Albert stated each unit would have a driveway capable of parking four cars. Mr. Albert did concede parking along the looped driveway roads would be difficult. Guest parking could be accommodated along the public collector roadway. Mr. Albert stated parking could be modified dependent upon final Council comments. The existing tree line located along the property's south and west property line would be preserved and enhanced. Wetlands located on the. property's southeast corner would also be incorporated into the plan's landscaping and open space development. Mr. Albert again iterated lots adjacent to Route 31 would not have direct access to this arterial. An additional Route 31 curb cut, directly across from Hi Point Road, is being sought. The lots located along Route 31 would present an attractive appearance both along Route 31 and the internal access road. Applicants have also expressed their willingness to work with the City of McHenry to obtain a traffic signal in this area. Attorney Zanck and land developer Albert distributed information regarding estimated revenues per each student generated as well as estimated future property tax revenues from this development. In response to Alderman Glab's inquiry regarding drainage, Mr. Albert explained the property drains to the southeast. The plan as presented places a wet detention pond in this area. In addition, there is a seasonal low spot in the business park area, which has been converted into an open water pond near lots 26 through 42. Mr. Albert also stated the applicant's willingness to work with adjacent property owners to the east to develop an enclosed storm water system. The applicants will also try to incorporate surface water runoff cleansing. In response to Alderman Baird's inquiry, Mr. Albert noted the subject property along Route 31 is of comparable grade. The applicants also informed Council the residential area would be developed as a joint venture partnership. The business park lots would be sold to individual developers, and the applicants would develop the commercial lots themselves. The applicants may also develop one or two business park lots to stimulate developmental interest. In response to Alderman Murgatroyd's inquiry, Mr. Albert stated covenants would be developed and recorded. The covenants would be similar to those of the McHenry Corporate Center. It is as yet unclear as to the appropriateness or desirability of covenants for the commercial lots. Mayor Cuda expressed his opposition to the Concept Plan's residential use. He noted the adjacent property owner to the east has submitted preliminary plans for the residential development of 1,300 to 1,600 units. Staff noted the Comprehensive Plan also suggested residential development to the east of the subject property while most of the property located to the south is currently zoned Industrial. Mayor Cuda also stated his opposition to any type of private roadway system. All thoroughfares should be developed as per City standards, and subsequently dedicated to the City as public roadways. Mayor Cuda suggested the applicants consider a revised Concept Plan with industrial, business park and/or commercial zoning. The applicants stated this type of development is cost prohibitive. Anticipated buildout for the townhome residential development is three years, and for the business park portion, eight years. Mayor Cuda also noted any and all developmental concerns could be further addressed within the Annexation Agreement. Page 3 2/23/00 Alderman Glab suggested the residential development be relocated along the Route 31 frontage. Alderman Baird suggested the petitioners be excused to facilitate Council comment and review. In response to Mayor Cuda's inquiry, Mr. Albert explained one car garages were provided for the smaller single user market. Eighty-five percent of the townhome units would have two car garages. The applicants also noted the inclusion of three bedroom units is negotiable. The purchase price of two bedroom units would be in the range of $170,000 to $174,000. Alderman Bolger also stated his opposition to the development of a private roadway system. He also supported a monetary donation toward a future traffic signal. The applicants, their attorney, and land planner were excused at 8:15 p.m. Alderman Glab expresses concern with the proposed 5.75 units/acre density as compared to a 2.2 units/acre single family RS-2 zoning density. Staff noted the 5.75 units/acre falls within the recommended range of 4-9 units/acre as described in the City's Comprehensive Plan. Alderman Bolger stated his opposition to any type of residential development in this area. Some discussion followed. Alderman Glab noted the prevalence of multi -family residential developmental proposals as opposed to single-family residential development. Some discussion followed regarding the open space area. Alderman Glab opined the proposed open space development was not recreational in nature. City Administrator Lobaito clarified the walking paths were considered a recreational use. It was consensus of Alderman Bolger, Alderman Baird, and Mayor Cuda any type of residential development in this area was inappropriate. Staff also reminded Council the subject property is not currently contiguous to the City of McHenry. In addition to the subject property, a small parcel owned by the Kender Morgan Pipeline Company would also have to be annexed. The firm has expressed their interest in annexing. Alderman Bolger suggest Council members provide written comment rIarding the Deer Park Concept Plan to City Administrator Lobaito prior to the March 1 regularly ��.-- scheduled Council Meeting. City Administrator Lobaito noted Mr. Albert was also the land - planner for the property immediately adjacent to the east. Further discussion followed regarding the City of McHenry's past history with private roadways. City Administrator Lobaito also reminded Council of the applicant's request to permit C-5 uses within the business park zoning for lots adjacent to Route 31. He noted Staffs reluctance to grant all C-5 uses unconditionally. Alderman Bolger left the meeting at 8:40 p.m. In response to Alderman Murgatroyd's inquiry regarding the availability of public utilities, Mayor Cuda opined the applicants would not have proceeded this far without the assurance of available utilities to serve this development. City Administrator Lobaito and Director of Community Development Napolitano opined it was too soon to address the development of this specific parcel, particularly in light of the Pacini Commercial Property development and Shamrock Farm development. Mayor Cuda provided Council with a brief summary of this property's developmental process. He noted its close association with the property and property owners immediately to the east. It wds the consensus of Council to provide City Administrator Lobaito with written comments within the ne*t two weeks. Page 4 2/23/00 ADJOURNMENT Motion by Murgatroyd„ seconded by Glab, to adjourn the meeting at 9:00 p.m. Voting Aye: Voting Nay: Absent: Motion carried. Glab, Murgatroyd, Baird. None. Bolger, McClatchey. The meeting was adjourned at 9:00 p.m. MAYOR CITY CLERK