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HomeMy WebLinkAboutMinutes - 08/06/2002 - Committee of the WholeI\k COMMITTEE OF THE WHOLE MEETING AUGUST 6, 2002 A Committee of the Whole Meeting of the McHenry City Council was called to order by Mayor Althoff at 7:00 p.m. on Tuesday, August 6, 2002 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: Assistant City Administrator Lockerby, Director of Community Development Napolitano, and City Clerk Jones. Absent: City Attorney McArdle, City Administrator Lobaito, Director of Public Works Marcinko, Chief of Police O'Meara, Director Parks and Recreation Merkel. Mayor Althoff advised the purpose of this meeting is a preliminary review of the Concept Plan for the subdivision proposed by Concord Home and Prime Commercial. Mayor Althoff noted the property is located on south Route 31 adjacent to Tonyan Industrial Park. The applicants are proposing a mixed use development comprised of Business Park, Commercial and Residential districts. Mayor Althoff recognized Thomas Zanck of Militello, Zanck and Coen, attorney for the applicants. Attorney Zanck introduced Planner John Nelson of Jen Land Design and Developer Nate Wynsema of Concord Development. Attorney Zanck noted the development is comprised of approximately 90 acres. Fifty acres to the north will be developed as a Business Park by Prime Commercial. The parcels immediately east of and adjacent to Route 31 would be commercially zoned with no direct access from Route 31. The remainder of the property would be a residential subdivision. Attorney Zanck noted the Comprehensive Plan delineates the northern portion of this property should be multi -family residential and the southern portion should be industrial/business park. The applicants are proposing to reverse the uses shown on the Comprehensive Plan: business park and commercial to the north and residential to the south. Attorney Zanck stated Terra Cotta Realty owns the property to the immediate south of the subject property. TC has recently published for a Hearing to modify the zoning of their property to residential which makes the proposed concept plan for subdivision more acceptable to them. There would then be commercial and business park adjacent to Tonyan Industrial Park, and the multi -family residential would be a buffer to the TC residential to the south. Attorney Zanck noting Staffs concerns regarding possible connection to Albany to the north and access to its traffic signal, stated the petitioner would be willing to attempt to secure access through a vacant parcel in Tonyan Industrial Park. The petitioner would provide an access easement on their property for future connection to Tonyan Park. John Nelson of Jen Land Design presented the site plan of the proposed development. Mr. Nelson noted a single access point from the subdivision collector road onto Route 31 is depicted. It is anticipated the collector road will bisect the property and will ultimately connect Route 31 with Barreville Road. The collector road also serves as a buffer between the business park and commercial district to the north and the multi -family residential to the south. The collector road is shown as a boulevard. Mr. Nelson noted the August 6, 2002 Page 2 portion of the property adjacent to Route 31 would be commercial, with internal entry from the collector roadway. No curb cuts are projected on Route 31. Referencing the residential portion of the development, Mr. Nelson noted the units constructed would be unique in that they would not have garages visible to the streetscape. The proposed product to be utilized is streetscape sensitive. Two distinct types of products will be utilized: the villa and the mews. The mews would have a two -car garage visible at both ends. It would have a two story single family home profile. Mr. Nelson noted there would be drainage areas sited on the premises. Actual locations will be determined following engineering of the property. Mr. Nelson noted the unique style of the architecture lends itself to an appeasing streetscape, both from the internal road in the residential portion of the development, as well as from the collector street. The Villa product has essentially two fronts and two sides. Driveway access leads to the ends of the building. Not only are garages available for all units but additional off-street guest parking is available. Mr. Nelson noted the proposed layout of the residential portion affords freedom of vehicle movement due to the lack of driveway curb cuts along the roadway. Mr. Nelson noted the residential portion of the concept plan is comprised of 300 units on 36 acres for a density of 8.3 units/acre. Mr. Nate Wynsma of Concord Homes indicated the two distinctly different products to be presented in the residential development of the subdivision. The first product described was the court homes (row homes) are referred to as the Mews style. The mews orientate with front doors facing a landscaped courtyard, with the exception of the end units. The rears of the units hiding the garages face a motor court. These units also have the appearance of a raised ranch end unit which faces the street on both the interior road as well as College Parkway road. The townhomes range in size, two-story interior units 1,600 —1,700 square feet; the ranch end units are 1,763 square feet. These units would be priced from $190,000-$200,000. Mr. Wundma stated the second product known as the Villa which has identical front and rear facades. The ends of the buildings face motor courts similar to the Mews. The garages for adjacent buildings face each other. Mr. Nelson noted the Villa has all ranch units, twelve units per building. There are common corridors, and common entrances. The Villa units range in size from 1,200-1,400 square feet. All are designed with two bedrooms, two baths. The pricing of the ranch units would start at $170,000. Attorney Zanck noted with regard to the business park portion of the development sidewalks would be installed at least on one side of the street. Walking paths along the detention facility in the southern parcel would also be included. Mr. Scott Dixon reported there is already one potential client for the business park. The client needs a 37,000 square foot two-story office building. The property adjacent to Route 31 would be zoned commercial and would be comprised of retail -type entities. Attorney Zanck commented the entrance to the development at the intersection of the collector street and Route 31 will have enhanced architecture and landscaping noting August 6, 2002 Page 3 this would become the new southern gateway to the community. Mayor Althoff invited questions and/or comments from Council regarding the subdivision Concept Plan. In response to Alderman Bolger's inquiry, Attorney Zanck stated he is not certain a traffic signal would be permitted by IDOT at the intersection of Route 31 and College Parkway street. Alderman Bolger opined reversing the two uses of the Comprehensive Plan is appropriate. He noted he would prefer more industrial and less residential uses. In response to Alderman Bolger's inquiry, Mr. Nelson noted the only private road would be the driveways to each of the buildings. All roadways would be dedicated to the City. There would be a homeowners association for snowplowing, refuse disposal, etc Mr. Nelson noted everything depicted in green on the concept plan would be landscaped and maintained by a property owners association. In response to Mayor Althoff inquiry, Mr. Wynsma stated the motor courts would contain an intermediate island with trees and shrubs to separate the driveways. The drive aisle is actually 20 feet wide. The separation between the buildings on either side of the courtyard would be approximately fifty feet. In response to Alderman Low's inquiry, Mr. Wynsma noted the ratio of ranch style to two-story would be 168 Villa ranch units to 132 Mews units. Of the Mews units, there would be 46 ranch style and 86 two-story units. The total number of ranch units would then be 214. Alderman Low concurred with Alderman Bolger regarding the reversal of the industrial to the north and the residential to the south. Alderman Low also appreciated the garages facing each other and not predominating the streetscape. Alderman Glab inquired as to the width of the collector street right-of-way. Mr. Scott Smith of Smith Engineering responded the proposed right-of-way is eighty feet. Alderman Glab noted collector roads are typically two-lane roads extending into subdivisions. Mr. Nelson stated the proposed right-of-way is wider for several reasons, notably the inclusion of the boulevard's landscape median, as well as the two distinct types of traffic utilizing the roadway, i.e. residential and business park (industrial and commercial). Alderman Glab opined the collector road would in all actuality be a minor arterial eventually connecting Barreville Road and Route 31. He stated his concern that this collector road would be overburdened. In response to Alderman Glab's inquiry, Mr. Smith noted a possible left turn lane and a deceleration lane would be proposed at the Route 31 intersection with College Parkway. All IDOT requirements and standards would be met. Attorney Zanck noted if there is no interior connection through to Tonyan Industrial Park a variance would be required for the length of the cul-de-sac which exceeds that allowed by the City's Subdivision Control Ordinance. Brief discussion followed regarding the potential stubs of the roadway to the south for possible connection to Terra Cotta proposed residential property in the Village of Prairie Grove. August 6, 2002 Page 4 Attorney Zanck responded to Council inquiry, noting there would be typical property owner covenants established to ensure the maintenance of all "common" property within the development. Alderman Glab opined stipulation should be made regarding "owner occupied" status of the residential units. In response to Alderman Glab's questions regarding drainage of the property, Mr. Smith stated the engineering for the property has not yet been completed, However, the proposed detention sites follow the natural topography as the land drains from the northwest to the southeast. Mr. Nelson stated at the present time, prior to final engineering being completed, a total of three detention "lakes" are being proposed. Alderman Glab opined there should be a traffic signal at Route 31 and College Parkway street. Mayor Althoff stated Staff would review the need for a traffic signal at this intersection. Alderman Murgatroyd suggested an effort be made to secure an internal connection to Tonyan Industrial Park in order to obtain access to the traffic signal on Albany Street at Route 31. In response to Alderman Murgatroyd's inquiry, Mr. Smith stated the interior residential streets would be designed according to City specifications and would not be private streets. Mr. Nelson stated additional guest parking would be located in the street which would be wide enough to accommodate such temporary parking. It was noted, however, the plan meets the ordinance with regard to off street parking. The utilization of the street would be for overflow on holidays and/or when residents are entertaining. In closing, Attorney Zanck stated one of the issues not addressed this evening is attainable housing. Concord Homes likes McHenry and is proposing units which in all likelihood will not produce a lot of children. A high quality product is being proposed. Both proposed developers, Concord Homes and Prime Commercial, are reputable. All traffic issues can be accommodated. Mayor Althoff excused the applicants and stated Council will now discuss the project, enumerate its concerns and reach consensus regarding the concept plan. Mayor Althoff noted her areas of concern: • Each unit should have a two -car garage; • Amount of concrete versus the amount of green space between the units. Alderman Low commented the population which gravitates to this type of residential development are typically older, and they usually have only one car. To have a two -car garage would drive up the price of the unit. In speaking with local realtors, Alderman Low determined the most sought-after price range at this time is $170,000. Townhome and/or condo living units also sell very quickly, particularly ranch -style units. Discussion occurred regarding the streetscape appearance of the buildings and the proposed density of the project. August 6, 2002 Page 5 Alderman Glab opined College Parkway should be widened to accommodate future through traffic to Barreville Road from Route 31. Mayor Althoff noting a non -written border agreement with the Village of Prairie Grove, indicated the land directly to the east of the subject property would be developed within the City of McHenry. Suggestion was made by Alderman Glab to have a joint meeting with the Village of Prairie Grove to discuss the development of this corridor. Alderman Glab stated he appreciates the street layout of the project. He is opposed to the large barracks -style buildings being proposed. Alderman Low opined this development meets the need in the community. She stated she has reservations regarding the number of ranch -style units being proposed. The density is too high. Alderman Murgatroyd stated upon completion of the preliminary engineering, the density might be reduced as more land would be required to accommodate poor soils, drainage swales, etc. There might be a natural reduction in the number of units following the engineering for the project. In response to Alderman Murgatroyd's inquiry, Director Napolitano stated the Comprehensive Plan provides for a fifty -foot green space along Route 31 which would prohibit buildings and parking in this fifty -foot setback area. This area could then be more heavily landscaped to address the beautification of the southern gateway to the City. Director Napolitano also noted the same type of landscaping restrictions could be implemented along College Parkway. Alderman Murgatroyd opined he would prefer more landscape buffering between the industrial parcel to the north and the residential property south of College Parkway. Alderman Murgatroyd stated prior to the final approval of this project, he would like a preliminary idea of proposed uses to the east of this property to ensure adequate sizing of College Parkway right-of-way. Mayor Althoff reported the Village of Prairie Grove has been open and accommodating during all discussions of potential development along this corridor. Mayor Althoff noted, however, it is the intent of Prairie Grove to retain Barreville Road as a pleasure drive. Discussion continued regarding the right-of-way required for College Parkway whether it initially be constructed as a collector or minor arterial. Alderman Bolger expressed his opinions regarding the project: • Would prefer additional off-street parking; • Would prefer two -car garages on all units; • Does not see a drainage problem with the project; • Believes the density is too high. Alderman Glab noted the density at Kresswood Trails Townhomes is 6 units/acre. The proposed building size and density of this project is much larger than the existing Kresswood Trails. In response to an inquiry Director Napolitano stated he will provide Council with the density of the Fieldstone Trail units and Timber Trail units in this week's Friday Report. Alderman Wimmer stated he has no issues with the concept as presented. He noted August 6, 2002 Page 6 the density could be reduced and the amount of green space increased. He stated the reversal of the Comprehensive Plan is good, as is the implementation of more industrial area within the City. Further discussion followed regarding the proposed density, the need for multi- family townhomes in the City, and the implications of approval of the proposed project upon future requests for multi -family zoning proposals. Mayor Althoff summarized Council concerns regarding the Concord Homes/Prime Commercial concept plan as follows: • Reduction in density; • More green space is desirable; • Minimum of a fifty -foot buffer along Route 31 corridor and along College Parkway; • Reserve right-of-way along College Parkway in the event the collector needs to be widened; • More than one ingress/egress to the development, i.e. secure access to Albany Street through Tonyan Industrial Park; • Further discussion should occur regarding traffic signalization at College Parkway and Route 31. Mayor Althoff noted it was the consensus of Council to advise the developer that the project proceed, specifying the stated areas of concern, and that appropriate petitions be filed with the City to move the project forward. ADJOURNMENT Motion by Low, seconded by Glab, to adjourn the meeting at 8:29 p.m. Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer. Voting Nay: None Absent: None Motion carried. The meeting was adjourned at 8:29 p.m. Mayor City Clerk