HomeMy WebLinkAboutMinutes - 05/21/2001 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING
MAY 21, 2001
A Committee of the Whole Meeting of the McHenry City Council was called to order
by Mayor Althoff at 7:30 P.M. on Monday, May 21, 2001 in the Council Chambers of the
Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, Low,
Murgatroyd, Wimmer. Absent: None. City Staff in attendance were: City Administrator
Lobaito, Assistant Administrator Maxeiner, Police Chief Kostecki, Director of Public Works
Batt, Assistant Director of Public Works Marcinko, Director of Parks and Recreation
Merkel, Director of Community Development Napolitano, City Planner Maggio and City
Clerk Jones.
Mayor Althoff stated the purpose of this evening's Committee of the Whole Meeting
was to review and consider the Facility Planning Report, Boundary Agreements with
Surrounding Communities, Current Development and Proposed Development,
Transportation issues, and City Council Development Policies.
FACILITY PLANNING REPORT
Mayor Althoff introduced Carl Moon of Baxter & Woodman. Mr. Moon provided a
summary of the Facility Planning Report required by the Illinois Environmental Protection
Agency ("IEPA") prior to any improvements to the Wastewater Treatment System. Mr.
Moon outlined the present condition of the Central Treatment Plant and the South
Treatment (Plant and future needs based upon population projections as detailed in the
City of McHenry Comprehensive Land Use Plan. Two alternatives were evaluated for
each plant. In both cases conventional wastewater treatment plant design philosophies
(Alternatives A) were compared with more innovative, non -conventional approaches
(Alternatives B). Probable capital costs for the alternatives and the associated increase in
annual operation and maintenance costs were summarized.
Mayor Althoff thanked Mr. Moon for the presentation and opened the Meeting to
Council and/or Staff inquiry and comment.
Discussion followed regarding the facility plan report. Council noted the facility
planning area dissects the Shamrock Farm Development. Alderman Bolger inquired
whether the Facility Planning Report took into account any planning for utilities. In
response to Alderman Bolger's inquiry Mr. Moon stated that this plan addressed -
wastewater treatment only and did not address other utilities.
BOUNDARY AGREEMENTS WITH SURROUNDING COMMUNITIES
City Administrator Lobaito addressed Council regarding interest in the pursuit of
boundary agreements with the surrounding communities of Bull Valley and Prairie Grove.
Mayor Althoff interjected the referenced boundary agreements are in circulation to the
surrounding communities. She stated that the Boundary Agreement with Johnsburg has
been executed and recorded and the Boundary Agreement with Ringwood has been
executed. Mayor Althoff stated that the remaining municipalities of Bull Valley, Lakemoor
and Prairie Grove have all contacted her with comments during the last two weeks
regarding the pursuit of boundary agreements.
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Alderman Murgatroyd inquired about the possibility of McCullom Lake's interest in a
boundary agreement. Mayor Althoff responded McCullom Lake is interested in a boundary
agreement insofar as it relates to the extension of sewer service to their municipality.
Staff interjected Johnsburg has made application to Northeastern Illinois Planning
Commission ("NIPC") and the IEPA for approval to amend the existing Facility Planning
Area ("FPA'"). It is Johnsburg's intent to pursue a loan through the IEPA and stated the
City of McHenry has agreed per the executed Agreement to support the amendment to the
FPA.
REVIEW CURRENT DEVELOPMENT AND PROPOSED DEVELOPMENT
Staff summarized current and proposed developments within the corporate
boundaries of McHenry as follows:
1. Shamrock Farms (600 acres, +/- 750 units)
2. McAndrews Glen (94 acres, 98 units)
3. Pacini Commerce Center (240 acres)
4. McHenry Savings Bank (14 acres)
5. Parkside Townhomes (22 acres, 144 units)
6. Meijer/Home Depot (66 acres)
7. Rubloff Town Center (28 acres)
8. Diamond/Schaid Office Park (61 acres)
9. Riverside Hollow (54 acres, 95 units)
10. Liberty Trails (100 acres, 191 units)
11. Village Green Senior Condos (13 acres, 91 units)
12. Wolf Realty (13 acres)
Alderman Glab suggested with all the proposed development taking place, the City
should consider Boone Creek drainage issues and concerns.
TRANSPORTATION
Staff introduced transportation issues and concerns. The following transportation
factors should be evaluated:
1. Public transportation assessment
a. Metra
b. PACE/Dial-a-Ride Program
2. Bike Pathways
3. Roadway System
a. Arterial streets
b. Collector streets
c. Minor/Local streets
Staff noted all these factors work together to provide a transportation system which
should meet the needs of the community. If these systems are not adequate, or logically
planned, the entire system is affected.
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It was suggested by Staff that a comprehensive approach to planning the following
policies should be pursued in an attempt to develop a comprehensive approach to
transportation:
1. Require developers to pay their pro rata share of roadway improvements that
are necessary due to the impact of the development, including traffic
signalization when appropriate.
2. Interconnection of bike path routes as depicted in the City of McHenry
Comprehensive Land Use Plan.
3. Continuation of dialogue and lobbying efforts with IDOT in an effort to
improve city roadways.
4. Improvement of Metra service levels to the community.
5. Continuation of PACE Bus and Dial -a -Ride programs providing low cost
transportation alternatives to the community
6. Continuation of street connections throughout the community. When
possible, stubbed streets should be connected to new developments
providing alternative routes to motorists.
Staff recommended a comprehensive transportation study be considered in an effort
to develop a logical approach to improving the city's roadway network. Additionally, it was
stated a comprehensive transportation plan would assist the City in seeking grants by
anticipating necessary improvements for the future.
Alderman Murgatroyd stated that he agreed with a comprehensive transportation
plan on both a city level and a regional level. He noted that the City of McHenry deals with
traffic that does not necessarily originate in McHenry and we should not isolate ourselves.
Council and Staff should be aware of the transportation issues in surrounding communities
so we are better equipped to address issues in our community.
Alderman Bolger opined that the City of McHenry has a viable solution to some of
the transportation issues with the West Bypass and FAP 420. Aldermen Glab, Low and
Wimmer supported Aldermen Bolger's statement.
Mayor Althoff suggested that Staff peruse the budget for funds that could be applied
toward a comprehensive traffic study and pursue grant money for transportation.
CITY COUNCIL DEVELOPMENT POLICIES
Staff suggested that a general discussion take place to gage the reaction of the
council to development policies as presented. Mayor Althoff stated that it is crucial that
Staff receive direction on development issues.
Director of Community Development stated that having clear, consistent policies in
place is a benefit not only for Council, but also for Staff. Director Napolitano presented
information concerning annexation fees, new development, density, RS-2 zoning versus
smaller lots (clustering), building permit limitations, developer donations., off -site
improvements and covenants, architectural standards and landscaping plans.
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a) Annexation Fee
Discussion followed regarding potential annexations. Alderman Glab suggested
McHenry explore bringing some heavy industry into the area. He opined it was more
advantageous if persons that work in an area could afford to live in the same area.
Alderman Murgatroyd responded in his opinion we do not have the infrastructure for
large industry. He cited transportation restrictions. Alderman Murgatroyd stated that he
prefers a more diverse industrial base and would like to see annexation fees made a part
of the annexation agreement.
It was the consensus of Council to continue the City's current annexation fees
policy.
b) New Development
Discussion ensued as to the Council's position on additional residential
development.
Alderman Murgatroyd suggested Staff develop a policy regarding the maximum
number of annexations, both residential and commercial, Council should be considering at
one time. Some discussion followed and Staff agreed to explore Alderman Murgatroyd's
suggestion.
It is the opinion of both Council and Staff that the downtown area identifies a
community. Council stated that they would like to see more commitment from businesses
and property owners toward maintenance of the downtown area. Alderman Glab
suggested that it might be a good opportunity for the Chamber of Commerce to work with
businesses in the area to formulate a plan of mutual support. He opined the Chamber
should take a more active role in soliciting businesses and keeping storefronts filled.
Alderman Bolger suggested appointing a marshal for each business district to bring
certain issues to the attention of the business owner.
Mayor Althoff suggested that Staff draft a letter to the Economic Development
Commission and the McHenry Area Chamber of Commerce outlining these specific
suggestions.
c) and d) Density and IRS-2 Zoning versus Smaller Lots (Clustering)
Staff explained that the density of a development is calculated in two ways, gross
and net. Gross density is the total number of dwelling units divided by the total acreage of
the development. Net density is the total number of dwelling units divided by the net
acreage. Net acreage is the total acreage minus areas dedicated to the public such as
streets.
The City's Comprehensive Plan includes guidelines for land designated as low -
density residential. The guidelines are intended to give the City flexibility when negotiating
with developers based on a case -by -case evaluation of a development parcel. The
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guidelines state the allowable density range for a parcel designated as low -density
residential is between 1 and 4 units, based on net density. Net density according to the
Plan is total acreage, minus 30% for open space, minus 15% of the remainder for roads.
For example, a 100-acre parcel is reduced by 30%, or 30 acres. The remaining 70 acres
is reduced by 15% or 10.5 acres for streets leaving 59.5 net acres for development.
Applying the; density range of 1-4 unit per net acre means that anywhere from 60 to 240
units could be allowed on the site. The City can then decide what density is appropriate
for the site, depending on factors such as sewer availability, open space usability, layout,
etc.
Staff continued, explaining that the majority of new subdivisions approved and
developed over the last several years have had RS-2 zoning (1/4 acre lots). More recent
planning trends have encouraged the preservation of open space and natural areas by
clustering units on smaller lots over a smaller area of a parcel. This approach can lead to
lower infrastructure costs for the developer and in turn results in less maintenance costs to
the City, less impervious surface and more undisturbed open land.
Alderman Bolger opined there does not appear to be any development on the
horizon that specifically requires that the issue of density or clustering need be considered
at this time. Extended discussion followed regarding the concept of clustering. Staff noted
the concept of clustering decreases the amount of impervious surface, decreases
maintenance cost and gives the developer an opportunity to cut his costs. It was also
noted that historically the closer people are positioned together the more conflict ensues
and more service is placed on the police department.
Mayor Althoff noted the lateness of the hour and suggested continuing the
Committee of the Whole meeting to Wednesday, May 30, 2001 at 6:30 p.m.
Motion by Low, seconded by Bolger, to adjourn the meeting at 9:58 p.m. and
continue the Committee of the Whole Meeting to May 30, 2001 at 6:30 p.m.
Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer
Voting Nay: None
Absent: None
Motion carried.
The meeting was adjourned at 9:58 p.m.
Mayor City Clerk