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HomeMy WebLinkAboutMinutes - 04/10/2000 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING APRIL 10, 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 Monday, April 10, 2000 in the Council Chambers of the Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, McClatchey, Murgatroyd, Baird. Absent: None. City Staff in attendance were: City Administrator Lobaito, City Clerk Althoff, Director of Community Development Napolitano. Mayor Cuda stated the purpose of this evening's Committee of the Whole Meeting was to review and consider the Shamrock Farm Concept Plan. Mayor Cuda noted the Committee will be taking no formal action on the proposal at this time. Property owners Pete Johnson, Christian Galli, and Joan Johnson Galli, Project Manager and homebuilder John Green of Concorde Development Corporation, Land Planner Scott Freres of the Lakota Group, Attorney James Cowlin of Cowlin and Cowlin, and Shamrock Beef Farm Managers Verne and jean Schiller, were in attendance. Mr. Green addressed Council, noting the Concept Plan currently before the Committee was the first of many. Concorde Development and the Johnson Family are seeking Council input and direction for the subsequent development of the Shamrock Beef Farm Property. Mr. Green explained Concorde Development was not a contract purchaser of the property, but was developing the property as a joint venture with the Johnson Family. The subject property, Shamrock Beef Farm, is located south of Route 120, north of Bull Valley Road, between Curran Road and Draper Road, and consists of approximately 600 acres. The property extends northwest beyond Draper Road where it abuts the City of McHenry's corporate boundaries, adjacent to both the Burning Tree and Deerwood Estates Subdivisions. The property is currently being farmed, as it has been for the past 35 years, with 1,175 head of cattle. The property is currently zoned A-1 Agricultural in McHenry County. Mr. Green continued his presentation, noting the City of McHenry's current Comprehensive Plan designates this property as estate residential, north of Draper Road, and as low density residential, for the balance of the property. Estate residential zoning provides for less than one unit per acre; low density residential provides for one -four units per acre. Mr. Green noted there are 30 different wetland locations totaling approximately 24 acres on the site. The property's topography is diverse, with a bowl -like center extending upward to an undulating ridge. Mr. Green identified the adjacent zoning and land uses as follows: ■ North — RS-1 (City), Burning Tree Subdivision A-1 (County), Glacial Heights Subdivision ■ South - A-1 (County), agricultural ■ East - RS-2 (City), Boone Creek Subdivision ■ West - RS-1 (City), Deerwood Estates Subdivision E-1 and E-3 (County), White Oak Ridge Subdivision The City's current Comprehensive Plan details 15 specific goals including diversity and an increase of property values. The proposed Shamrock Farm Concept Plan attempts to meet these goals, incorporating seven distinct neighborhoods with varied housing styles, sizes, and price ranges. These differing residential styles and sizes should appeal to differing age groups and lifestyles, including first time home owners and empty -nesters. The overall density of the proposed development as depicted on the submitted Concept Plan, subtracting the area proposed for right-of-way, is 1.59 units per acre, or 883 units on 556 acres. Water and sewer infrastructure is available at the intersection of Dartmoor Drive and Curran Road. The City of McHenry's Master Plan for Public Utilities suggests a 12- inch water line along Draper and Curran Roads, as well as the installation of a well and elevated storage tank along Draper Road. The western portion of the property is currently Page 2 4/10/00 outside of McHenry's Facility Planning Area (FPA) for Public Sanitary Service. Development within the corporate limits of the City of McHenry will require an amendment to the FPA. Mr. Green referenced the City's current Developer Donation Fee schedule, noting the park areas, which would be dedicated to the City of McHenry, as depicted on the Concept Plan, meet the Park Developer Donation obligation and the proposed 20-acre school site meets the Developer Donation requirement for McHenry Elementary School District 15. Talks are ongoing with McHenry High School District 156, regarding potential land donation. Designated public open spaces and buffer areas will be maintained by homeowner's associations. Mr. Green stated the possibility of two homeowner associations: one master homeowners association for the entire subdivision; and one association for the condominium units. The Concept Plan also includes a clubhouse for Shamrock Farm Subdivision residents. The clubhouse will include meeting room facilities, a swimming pool, and tennis courts. Mr. Green introduced land planner Scott Freres of the Lakota Group, Chicago, Illinois. He stated the Concept Plan as presented was a land plan with character, incorporating enjoyable user-friendly open spaces, distinct neighborhoods, and diverse housing styles and sizes. He stated the Concept Plan as presented also proposes to keep each of the neighborhoods independent, yet accessible and interconnected to each other. Mr. Freres stated, in particular, Council comment and suggestion is sought regarding the symmetry between the existing roadway alignment and future land use plans. The current Concept Plan is designed with two interior collector streets with access from the development's designated gateways. Each neighborhood is designed in a grid format with roadway linkage between the north and south development sections. He noted large areas of open green space have been incorporated into the proposed land plan, preserving much of the natural features, including ponds, oak savannas, and ea;sting woodlands. The 18-acre Johnson homestead site has also been incorporated into the proposed land (concept) plan. Fitness trails have also been incorporated in many of the designated open green spaces. Drainage has been addressed with an extended waterway system to the 17.55-acre gateway park, located at the development's southwest corner. The Concept Plan provides for green space all along Draper Road, with a single access from Draper across Curran to neighborhood #3, the 150-unit townhome neighborhood. Mr. Freres noted the 21.75 —acre wetland parcel is located directly south of the 150-unit townhome neighborhood #3. Mr. Green referenced the Traffic Impact Analysis prepared by Metro Transportation Group of Hanover Park, Illinois. He noted the Traffic Study provides a description of the existing roadway system, traffic volumes, and traffic operations in the site vicinity. Several issues need to be examined. ■ Bull Valley Road/Crystal Lake Road intersection: Although separate left turn lanes are provided on both Bull Valley Road and Crystal Lake Road, only Bull Valley Road provides separate right -turn lanes. Therefore, installation of right -turn lanes on Crystal Lake Road need to be provided; specifically, on northbound Crystal Lake Road. ■ Route 120/Draper Road intersection: Although signalized, no turn lanes are provided at this intersection. North and southbound turn lanes from Draper Road need to be installed. ■ Bull Valley Road/Curran Road intersection: A traffic signal may need to be installed at this intersection in the event this development proceeds. Mr. Green stated their willingness to contribute their fair share toward these improvements. He also noted the Traffic Study recommended there should be only one lane entering the subdivision from Curran Road onto Shamrock Drive; however, there Page 3 4/10/00 should be two lanes exiting the subdivision at this intersection. The Draper Road and Shamrock Drive intersection should be configured in the same manner. Mr. Green also noted as stated at the Plan Commission Meeting of February 3, 2000, the Traffic Study made no reference to the possible use of Dartmoor Drive as a means of accessing the development. The Study assumed Dartmoor Drive ends at Curran Road. The City of McHenry's Comprehensive Plan, however, depicts Dartmoor Drive extending through the subject property to Draper Road. Mr. Green also noted the Traffic Study recommended a secondary access via roadway connections to Eagle Point Drive and Timber Trail to the north of the western parcel, and a future roadway extension to the south of the middle parcel be provided. Staff noted the developer of Boone Creek Subdivision has purchased the property located south of neighborhood #3 and the wetland parcel. Staff is recommending the elimination of the Bluegrass Trail/Curran Road intersection, and the development of an access through the proposed neighborhood #3. Water and sewer service is proposed for the entire development. Mr. Green also stated the Shamrock Farm developer's willingness to work with City Staff regarding the construction and installation of an elevated water storage tank on Draper Road as referenced in the City of McHenry's Master Plan. He did cite some concerns, however, regarding the sight line view of homes built on the adjacent hillside. In conclusion, Mr. Green referenced the Fiscal Impact Study prepared by Strategy Planning Associates, of Schaumburg, Illinois. The Fiscal Study projects an overall fiscal impact of between $175,000,000 and $180,000,000. The proposed development could generate new properties with a taxable value of $57,370,787. The project will also generate $3,000,765 in new annual property tax revenue for all districts, once the project is complete. Finally, the revenues and costs expected for the City result in an annual operating surplus of approximately $83,000 upon subdivision buildout in year 2012. The Study assumed the proposed development would include 642 single family homes, including 129 three -bedroom homes and 513 four -bedroom homes, with an average value of between $225,000 and $230,000. Two hundred forty one townhome units including 192 two -bedroom units and 49 three -bedroom units with an average value of between $140,000 and $150,000 are proposed. The project as presented will generate 2,804 new residents with 754 school age children, including 219 high school students, 187 middle school students, and 348 elementary school students. The project will also generate approximately $53,000,000 in construction costs; $13,000,000 would be spent locally. Mayor Cuda thanked Mr. Green and Mr. Freres for their presentation and opened the meeting to Committee inquiry and comment. Alderman McClatchey noted the revenues referenced in the Fiscal Impact Study do not include City impact fees that are utilized to pay for new development's infrastructure and City services. He opined the cash flow impact will be enhanced. In response to Alderman Bolger's inquiry, Mr. Green noted the Shamrock Farm developers are aware of the McHenry Bypass project. The issues of location and right-of- way requirements along Curran Road remain. Some discussion has also occurred regarding the possible installation of a traffic signal at the Dartmoor Drive and Curran Road intersection, if the West McHenry Bypass becomes a reality in this area. Mr. Green, responding to Alderman Bolger's inquiry, stated it was assumed by the Shamrock Farm developers amending the Facility Planning Area (FPA) would not be difficult if a joint application was submitted by both the City of McHenry and the Shamrock Farm developers. Mr. Green also stated no discussion had occurred with the County regarding the proposed Shamrock Farm development. Alderman Bolger also noted Shamrock Lane was a duplicate of an existing street and should be renamed. Alderman Baird noted the total estimated assessed valuation for the proposed Shamrock Farm development was between $55,000,000 and $60,000,000. Anticipated project completion or total buildout is between 8 to 10 years. Page 4 4/10/00 Alderman Murgatroyd stated his opposition to the inclusion of Motor Fuel Tax dollars in the City's operating revenues. Motor Fuel Tax dollars shall be dedicated to road construction, maintenance and repair. Alderman Glab opined the neighborhood designated as #9 appears to be too "military -like" in appearance. He suggested further consideration be given to the design and placement of these units. Mr. Green responded the Concept Plan as presented is just a footprint. Revisions incorporating Council comments and suggestions will be developed. Citing familiarity with the Whispering Oaks Community Center, Alderman Glab expressed concerns regarding the proposed Shamrock Farm Community Club. Mr. Green stated the Community Club would be owned, maintained, and operated by the Master Homeowner's Association. At Alderman Glab's suggestion, Mr. Green stated the developers would consider participating in the development of a recreation center, but would not be willing to build the entire facility. Mr. Green also clarified the donated park property would, at the very least, be graded and seeded prior to its dedication to the City of McHenry. Staff also informed Council using the unit figures from Strategy Planning Associates Fiscal Impact Study, school developer donation fees for both McHenry Elementary School District 15 and McHenry High School District 156 equal $3,654,696. Alderman Glab also expressed concern regarding the configuration of Shamrock Lane and its potential for becoming a "straight raceway". Alderman McClatchey asked ifcontact had been made with McHenry Elementary School District 15 and McHenry High School District 156, and if they had any comment and/or direction regarding the proposed Shamrock Farm Concept Plan. Mr. Green stated both school districts had been contacted. McHenry Elementary School District 15 was considering the developers' suggestion to accept land in lieu of cash for their developer donation contribution. The construction of an early childhood learning center was also proposed. McHenry High School District 156 has expressed interest in obtaining land. Assuming 200 high school students would be generated from this development as presented (as computed by the Naperville Formula), a donation of 7 acres would be required. The developers anticipate City fees adding $17,000-$18,000 to the purchase price of each unit, if all obligations are met as a cash payment. Residential annexation fees are currently $1,000/acre and $541./unit at permit. Alderman Baird addressed the recent increase in Capital Development Fees. He also opined both McHenry Elementary School District 15 and McHenry High School District 156 would not accept a donation of land in lieu of cash for developer donation fees. Staff also noted the Shamrock Farm development would be subject to two recapture agreements: Amoco Water and Sewer, and Boone Creek Water and Sewer. In response to Alderman Bolger's inquiry, Mr. Green stated some of the cul-de-sacs will be eliminated. Alderman Glab expressed concern regarding the proposed site of the elementary school, citing its proximity to the West McHenry Bypass. In response to Alderman Glab's inquiry, Mr. Green stated tot lots will be provided throughout the development. Alderman Murgatroyd stated his preference for fewer and larger -sized parks if the land were to be dedicated to the City. He cited increasing maintenance costs. He also stated he found it acceptable for the developers to make a contribution of both cash and land to meet their park developer donation obligations. Mr. Green also noted the proposed trail system throughout the development will be owned and maintained by the Master Homeowner's Association. However, general public access will be permitted. Alderman Baird expressed concern regarding the FPA amendment. Alderman Glab noting the ongoing boundary agreement negotiations with the Village of Bull Valley, suggested the proposed draft agreement include language addressing the possible FPA amendment, similar to the language included in the City of McHenry/Village of Johnsburg Boundary Agreement. Some discussion followed. It was noted as proposed this development will add approximately 1,000 additional homes to the McHenry community. Council suggested comments regarding the proposed development Page 5 4/10/00 be obtained from the school districts as well as the McHenry Economic Development Commission. Further discussion followed regarding the potential impact this proposed development would have on other development, specifically, commercial. Additional commercial development needs to be procured to offset increasing property taxes with retail sales tax dollars. In response to Alderman Bolger's inquiry, Mr. Green stated an anticipated buildout of between 8-10 years. Mayor Cuda opened the floor to audience comment. Charles Clark, Crystal Lake Attorney representing the Burning Tree Subdivision property owners, addressed Council, stating the subdivision residents would like the developers and Council to consider similar lot sizes for the property adjacent to the Burning Tree Subdivision. The current Shamrock Farm Concept Plan depicts 3 lots/acre. Existing Burning Tree lots may abut the rear property line of three separate lots. Larger lots will present a more aesthetically pleasing and beautiful look. Additional concerns included increased vehicular traffic and additional overcrowding at the schools. Attorney Clark addressed the increase in vehicular traffic on Ridge Road and the already dangerous intersection of Ridge Road and Burning Tree Drive. He noted with an increase in density and additional housing in the area, the traffic issue becomes even more of a safety concern. Attorney Clark also stated the Fiscal Impact Studies numbers relating to school age children produced by the proposed development, must be incorrect. It is the opinion of the Burning Tree Subdivision property owners more school age children will be produced by the proposed development. Alderman Baird stated there were some advantages to developing an entire 600 acre parcel as one unit. Alderman Murgatroyd suggested the developers revisit the lot sizes for the property located adjacent to the Burning Tree Subdivision. Mr. Green concurred. Dennis Hiselman of 703 Silver Glen Drive addressed Council. Mr. Hiselman suggested Council consider requiring minimum one -acre lots west of Curran Road. He too opined the number developed by the Fiscal Impact Study regarding school aged children produced by the proposed development is unrealistic. Mayor Cuda responded noting a standard formula is utilized by all developers to ascertain the number of children produced by proposed developments. The formula is provided by the Illinois School Consulting Service. Brian Miller of 1619 North Draper Road addressed Council stating his opposition to the development. He noted it took approximately 30 years to develop similar sized subdivisions in the McHenry area. Edward Gotlieb of 2626 River Road addressed Council. He stated his concerns with the impact this development would have on the elementary and high school districts. He noted his informal group developed to oppose the Gerstad Development will also be monitoring this development closely. Daniel Basara addressed Council, also expressing his concern with the proposed development's impact on both school districts. Allen Hunt of 2218 Woodlawn Park addressed Council expressing concerns regarding the impact this development would have on both school districts, as well as the City of McHenry's current infrastructure. He also recommended Council address the need for an additional commercial base within the corporate boundaries of the City of McHenry. Mayor Cuda noted the last single family development approved by the City of McHenry was in 1995. Page 6 4/10/00 Allen Stensal of 7115 Burning Tree Drive addressed Council, stating the need for a good school system to serve existing students and potential new students. He supported the statements made by Attorney Clark. James Brady of 7408 Burning Tree Drive addressed Council, stating his concern regarding the residential sprawl to the west. He suggested Council consider where appropriate larger sized lots, perhaps 1 acre or more. Alderman Baird noted neighboring Lakemoor recently approved a 400 home residential subdivision. He noted the City of McHenry's fees for all taxing districts are higher. Alderman Glab stated growth in general is impacting the McHenry community. He opined the City needs to plan for this growth. Growth will impact the City of McHenry whether the developments annex to the City or not. Mr. Green stated the developers and land planners will review the proposed Concept Plan, making an attempt to increase lot sizes. He also noted the increased cost associated with larger lot sizes. In response to Mayor Cuda's request for Committee direction, the following comments were forthcoming: Alderman Bolger: ■ Thanked Mr. Johnson for his commitment to the community and his cooperation to facilitate the property's development; • Suggested estate zoning for all lots west of Curran Road. Alderman Glab: • Noted when the Whispering Oaks property was annexed to the City of McHenry, the annexation doubled the size of the City of McHenry at it existed then. Alderman Murgatroyd: ■ Supported the proposed development; ■ Recommended the developers incorporate Council's comments and recommendations into a revised Concept Plan for Council's further consideration. Former Mayor William Busse addressed Council, citing the numerous annexations approved during his tenure as Mayor, stated in retrospect he would have reconsidered this amount of development. Mayor Cuda commented the development as proposed presented developmental challenges, but also a great deal of opportunity. He suggested the developers move forward and develop a revised Concept Plan based on Council recommendation and suggestion. Motion by McClatchey, seconded by Glab, to adjourn the meeting at 9:55 p.m. Voting Aye: Bolger, Glab, McClatchey, Murgatroyd, Baird. Voting Nay: None. Absent: None. Motion carried. The Committee of the Whole Meeting was adjourned at 9:55 p.m. Mayor City Clerk