HomeMy WebLinkAboutMinutes - 05/20/2003 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING
MAY 20, 2003
A Committee of the Whole Meeting of the McHenry City Council was called to order
by City Clerk Jones at 7:30 p.m. on Tuesday, May 20, 2003 in the Council Chambers of
the Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, Low,
Murgatroyd, Wimmer, Peterson, Condon. Absent: Mayor Althoff. City Staff in attendance
were: City Administrator Maxeiner, Director Community Development Napolitano, Director
Public Works Marcinko, City Clerk Jones. Absent: Assistant Administrator Lockerby, Chief
of Police O'Meara, Director Parks and Recreation Merkel, and City Attorney McArdle.
In the absence of Mayor Althoff, City Clerk Jones asked for a motion from the floor
to nominate a Mayor Pro Tem for this evening's meeting.
Motion by Glab, seconded
Tem for this evening's meeting.
Voting Aye: Bolger,
Voting Nay: None.
Absent: None.
Motion carried.
by Wimmer, to nominate Alderman Low as Mayor Pro
Glab, Low, Murgatroyd, Wimmer, Peterson, Condon.
BUDRECK FARM CONCEPT - DEER POINT HOMES
Mayor Pro Tem Low stated the proposal before the Committee this evening is for a
concept plan of the Budreck Farm Property located on the west side of Barreville Road
opposite State Park Road. Deer Point Homes is proposing development of 197 acres as
follows:
167 cluster single family units on the north acreage
366 townhome units on the northwest part of the site
249 single family units over the south and southeast parts of the site.
Mayor Pro Tem Low noted approximately 70 acres would remain as open space. The
project would connect to the Concord Homes Morgan Hills Subdivision via a continuation
of the boulevard which begins at Route 31 and extends to the east.
In attendance were Wallace Stils, Vice President of Deer Point Homes, Mike Menas
of Deer Point Homes, Todd Frederick, Vice President of Marketing for Deer Point Homes,
Chris Mertins of Deer Point Homes, and Rich Pietranek of Deer Point Homes. Mr. Stils
provided the Committee with a brief history of Deer Point Homes. He noted Deer Point
Homes is not a large company, but has very successfully developed vacant land in
northern Illinois communities.
Mr. Stils stated the concept plan before the Committee is to develop the Budreck
Property which is currently outside of the City of McHenry's corporate limits. He noted the
amount of proposed open space is approximately 35% which exceeds that required by the
City's Comprehensive Plan.
The townhomes are six -unit structures which face each other in a courtyard style
design. Each unit has a two car garage and available space for guest parking as well.. The
cluster single-family homes have 0' lot lines with little or no maintenance, which would be
appealing to empty -nesters. The single-family homes south of the boulevard have 8,500
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Page 2
square foot lots. Mr. Stils stated the developer has attempted to remove most of the green
space from within each of the lots and thereby create a larger more usable combined open
space area for the entire community.
Mr. Frederick stated the proposed development includes a diverse product of townhomes
and single-family units to appeal to a broad representation of the community. He noted all
of the three types of products have been very successful in current developments in other
communities. There would be three separate model complexes utilizing three separate
model offices. Deer Point Homes markets the residential products by highlighting features
such as smaller -sized homes, less individual property maintenance, high curb appeal, and
vast common open space.
Mr. Stils stated the reason for the cluster home portion of the plan is its proximity to the
industrial zoned district and townhome district. The cluster home configuration provides a
transitional zoning buffer adjacent to those more intense districts.
Mayor Pro Tem Low invited questions and/or comments from the Committee members.
In response to Alderman Bolger's inquiry, Mr. Stils stated he was uncertain as to the
direction of the surface drainage flow from the northern cluster home portion of the
development. He noted as the project is in its very preliminary stages, the engineering has
not yet been completed.
Alderman Glab expressed his support for the four -lane boulevard as opposed to merely a
collector road. Director of Community Development Napolitano stated turn lanes would be
provided as part of the adjacent Concord Homes Morgan Hills Subdivision. In addition, if
right turn lanes would be required in the subject property, the developer would be required
to install them. Alderman Glab stated the density was too high in spite of the allotted 35%
open space. The number of proposed units should be reduced.
Alderman Murgatroyd concurred with Alderman Glab. He expressed his pleasure with the
amount of open space, but agreed the proposed density is too high. He stated he was
opposed to the numerous islets in the townhome portion of the development, particularly
as maintenance such as snowplowing would be extremely difficult. Alderman Murgatroyd
stated he is in favor of cluster housing and the amount of open space in the proposed
development. Otherwise, he has many concerns regarding the proposed plan.
Alderman Wimmer concurred with previous concerns regarding the density of the project.
In response to his inquiry, Director Napolitano stated there are no actual cluster
developments in the City at this time. The required setbacks would be established within
the terms of the annexation agreement. Development of this project would in essence be a
Planned Unit Development.
Alderman Glab expressed his concern regarding additional multi -family portions of the
project as Council has recently approved several multi -family developments within the City.
He is not in favor of row housing. He also suggested the roadways be more curved to
provide more curb appeal within the subdivision. Alderman Glab suggested more of a
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Page 3
green belt along the perimeter of the property particularly adjacent to the industrial zoning.
A City Tot Lot Park(s) within this development might be desirable. The multi -family portion
of the development should be reduced in density.
Mayor Pro Tem Low expressed her support of the cluster homes. She concurred the
density of the multi -family is too great. More green space along the perimeter would greatly
improve the plan.
Alderman Condon concurred with the additional open space belt along the perimeter and
noted the proposed density is far too great. Cluster homes are an interesting concept.
Alderman Bolger stated the density is too great, the City is not in favor of cul-de-sacs, and
there is no provision for clustering in the Zoning Ordinance. He suggested the project be
presented before the Planning and Zoning Commission for their input prior to further
Council consideration.
Mr. Stils stated, in response to Alderman Murgatroyd's inquiry, a small commercial area
could be incorporated into the project. Alderman Glab stated if a- small commercial
segment were permitted, a specific list of permitted uses should be agreed upon within the
terms of the annexation agreement. Alderman Glab suggested curb cuts along Green
Street/Barreville Road be limited to the four -lane boulevard which ultimately would most
likely be signalized. Director of Public Works Marcinko suggested rather than elimination
of possible access points, right -in, right -out access could be utilized in order to reduce the
amount of access to/from the subject property.
In response to Alderman Wimmer's inquiry, Director Marcinko stated the City advocates
teardrop design cul-de-sacs versus the bulb -type designs used in the past. Snowplow and
roadway maintenance are much easier to accomplish in the teardrop design.
Alderman Murgatroyd stated the project is too preliminary to discuss density of the project.
The plan should be presented to the Planning and Zoning Commission prior to
commenting on density. He opined delay of project development might be in the best
_interest of the City.
Noting the presence of McHenry Township Fire Protection District Chief Amore, Mayor Pro
Tem Low invited his comments regarding the project. Chief Amore stated he has not yet
had an opportunity to review the plan. As the proposed project includes the jurisdiction of
both Nunda and McHenry Township Districts, he stated he is very interested in reviewing
the plan and providing his comments.
Some discussion followed regarding the proposed density of the project as it relates to the
Comprehensive Plan.
Alderman Peterson inquired if Deer Point Homes has previous experience with cluster
homes. Mr. Stils indicated this is their first attempt at clustering. In response to Alderman
Peterson's inquiry, Mr. Stils stated all common space within the clustered portion of the
project would be maintained by the homeowner's association.
May 20, 2003
Page 4
Alderman Murgatroyd encouraged addressing landscaping and other aesthetic
requirements for this project.
Alderman Glab suggested increased setback from Barreville Road to ensure permissible
backyard fences for the single family units. In response to Alderman Glab's inquiry, all
detention would be dry basins. Alderman Glab suggested a transition to the Terra Cotta
Development to the south.
In response to Alderman Peterson's inquiry, Mr. Stils noted the single-family portion of the
project is on the high portion of the property, while the southeast portion includes
wetlands.
Alderman Condon noted much of the open space is unusable. She stated the single-family
homes will need access to usable park lands.
Mr. Stils thanked the Committee for its consideration and input and noted the suggestions
will be incorporated into revised plans of the development.
REVIEW UPDATED SUBDIVISION CONTROL ORDINANCE
Mayor Pro Tem Low stated the draft of the updated Subdivision Control Ordinance
is a result of three years of work by City Staff and City Engineers, Baxter and Woodman.
She requested Director of Community Development Napolitano provide the Committee with
a brief summary of the document before them.
Director Napolitano, noting the importance of the ordinance, stated the proposed
document is more user friendly and reflects the current trend of development and
development standards. He suggested the Committee review the ordinance by section.
Section 1
Basics of the ordinance are laid out, including the purpose of adoption of the code,
administration procedures and processes, variances, violations, penalties and fines.
Section 2
Definitions of all terms contained within the ordinance. The most notable changes to
this section include an all -encompassing definition for "development" and the need for
detention for all developments. Alderman Peterson suggested including a definition for
"clustering".
Section 3
Includes all requirements for making application for subdivision development.
Director Napolitano stated Staff will review the City's proposed fees compared to those
charged by surrounding municipalities. For the first time, a final plat fee submittal is also
included.
Section 4
Development and subdivision review process, including filing requirements,
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Page 5
deadlines, timelines. Single lot developments would be reviewed in-house to ensure
compliance with ordinance regulations.
Section 5
Subdivision layout and design makes reference to other City codes and ordinances
and ensures continuity between them. General design standards for subdivision elements
are outlined, such as preserving natural features, street layouts, continuity, intersections,
lengths of blocks, etc.
Section 6
Public improvements, design standards and engineering requirements. It also
includes the process for reviewing subdivision engineering plans. New features include
mandatorytrees in the parkway and installation of underground utilities. Director
Napolitano, in responding to Alderman Murgatroyd's inquiry, stated maximum cul-de-sac
length has been changed from 400' to 600'. A brief discussion followed. Staff will seek
input from the Fire Protection District regarding the proposed 600' permissible -length of
cul-de-sacs.
Section 7
Construction and maintenance guarantees. Letters of Credit requirements are
outlined. Language has been included to allow for surety bonds posting in lieu of the Letter
of Credit. A two-year maintenance guarantee is also included to ensure the integrity of
public improvements.
Section 8
Developer Donations for Fire Protection District, Library District, School District 15,
School District 156, and Park Land. Language addressing the criteria for park land
donations, fair market value, and other current language is included. In response to
Alderman Condon's inquiry, Director Napolitano stated the schools were not consulted
regarding amending the language in Section 8.
Members of the Committee complimented Staff on the user-friendly format and
clarity of the document.
Alderman Bolger, referencing landscaping, inquired if trees would be permitted only
on private property. Some discussion followed. Staff will review the text to determine if
trees in the public right-of-way would be permitted.
Director Marcinko stated Baxter and Woodman provided input and consultation for
the technical aspects of the ordinance. The greatest change contained is the acceptance
of as-builts in computer files and increase in roadway depth of construction.
It was the consensus of the Committee to bring the updated Subdivision Control
Ordinance to Council for formal action and adoption.
May 20, 2003
Page 6
ADJOURNMENT
Motion by Wimmer, seconded by Glab, to adjourn the meeting at 9:04 p.m.
Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer.
Voting Nay: None
Absent: None
Motion carried.
The meeting was adjourned at 9:04 p.m.
Mayor Pro Tem
City Clerk