Loading...
HomeMy WebLinkAboutMinutes - 09/10/2002 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING SEPTEMBER 10, 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, September 10, 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, City Attorney McArdle, Director of Community Development Napolitano, Director Parks and Recreation Merkel, Director of Public Works Marcinko, and City Clerk Jones. Absent: City Administrator Lobaito, Chief of Police O'Meara. Mayor Althoff advised the purpose of this meeting is a preliminary review of the proposed Concept Plan for the Adams Farm. Mayor Althoff noted Staffs analysis of the proposed development of this property was previously distributed to Council. Mayor Althoff recognized Adams Farm Developer Roger Gerstad. Mr. Gerstad noted the Adams Farm is comprised of 303 acres and is located on the north side of Bull Valley Road, straddling Curran Road to the east and west. Mr. Gerstad provided the Committee with an overview of the concept plan, noting the easternmost portion would be RS-3, adjacent to existing RS-3 land use within the City. Mr. Gerstad stated the proposed development also includes a 21-acre commercial hub. This commercial area would be developed with smaller retail units as opposed to big box stores currently being erected north of town. To the west of the commercial hub is a multi- family buffer, and expanding to RS-2 residential to the north and west, adjacent to the recently annexed Shamrock Farm Property. Moving further to the west the residential would be expanded to R1A zoning, one-half acre lots, as the development approaches the less dense Bull Valley area. Mr. Gerstad noted the variety of housing choices depicted on the concept plan. The plan provides affordable housing as well as upscale housing. He opined the plan represents a good mix as opposed to strictly single-family detached homes. Mr. Gerstad distributed a copy of an analysis of the concept plan and its compliance with the City's Comprehensive Plan. Mr. Gerstad noted he is proposing 444 single family detached homes on 216.5 acres. He noted 61.5 acres of multi -family would generate 359 units. Applying the Naperville School Consulting Formula it is anticipated 437 students would be generated. If strictly detached RS-2 single family homes were built, 671 homes would be constructed and 25% more students would be generated by the development. Historically Gerstad Builders has constructed 75% three -bedroom homes and 25% four -bedroom homes. It is anticipated there would be a population generated by the development of 2,100 people as compared to 671 single family homes generating 2,090 people. Mr. Gerstad, addressing the Equalized Assessed Valuation (EAV) in the City, noted the EAV would be increased by $147,298,000 of which the City will be able to apply its September 10, 2002 Page 2 levy and increase its revenues. Financially for the City this mix of development would be better than straight RS-2 single family houses. It would also be better for the school system as fewer students would be generated. Mr. Gerstad noted the environmental corridor will be preserved along Boone Creek. The multi -family units comply with the City's Comprehensive Plan and provide a good buffer next to the commercial portion of the development. The multi -family units are also adjacent to the two arterial roadways which is desirable in good planning. Mr. Gerstad stated the RS-3 continues on from the RS-3 in Winding Creek Subdivision. The RS-1a represents an application of the City's new '/ acre zoning district. The RS-2 is consistent with the majority of the property within the general area. The commercial property conforms to the Comprehensive Plan. Mr. Gerstad iterated he has reviewed recently approved annexation agreements. He understands the limitations on building permits and the architectural standards recently adopted. He has reviewed the tree survey issue and park land dedications and improvements with tot lots. He is also aware of the additional requests for right-of-way dedication for the future West McHenry Bypass which may be located in the area. Mr. Gerstad stated some additional issues for Council to consider in this project: • Lines of variation regarding sanitary sewers not be installed in the center of the road, but alternatively located in the parkway; • Variations on public walk to have the walk only on one side of the street, as opposed to two sides of the street, at least on secondary streets. In return the developer might increase the walk width; • In the commercial area, the general aesthetics be subject to Council approval, but not absolutely required to "appear like a single family home". In closing, Mr. Gerstad stated this is a good plan for the City. It will create a nice transition between the City of McHenry and the Village of Bull Valley. He is planning to service the entire project with City water and sanitary sewer. Storm water management will be carefully engineered and addressed. Mayor Althoff informed Mr. Gerstad there will be no formal action taken this evening. Following the meeting, he will be provided with a summary of the portions of the concept plan which are acceptable, which portions need further refinement and/or amendment, and which portions are not acceptable to Council at this time. Mr. Gerstad stated he would like some direction from Council on how he should proceed with the development. He specifically needs to know Council's feelings regarding the 2.65 units/acre density issue. Mr. Gerstad also noted he would like Council input as to possible curb cuts on the arterial streets. Director Community Development Napolitano commented on the proposed concept plan noting the plan makes good planning sense. He is implementing a feathering affect, with larger lot sizes as the development moves further to the west. However, the City's Comprehensive Plan does require 30% open space and 15% roads to be taken off the open space. The preservation of the Boone Creek corridor is a critical aspect to the plan, September 10, 2002 Page 3 as well as connections to existing roads. Securing additional right-of-way necessary for the West McHenry Bypass is also critical. The crossing of Boone Creek might be desirable through this development, although probably not necessary. In response to Mayor Althoffs request, Director Napolitano stated the Comprehensive Plan shows a 40-acre commercial hub. This concept plan proposes a 21-acre commercial area which would probably be adequate. It would create a good neighborhood center. Director Napolitano noted the density of the creekside multi -family development on the east side of existing development is 5.8-5.9 units/acre. Director Parks and Recreation Merkel stated his comments with regard to the proposed development. Director Merkel stated the bike path plan shows an extension to the west along Bull Valley Road. The City has targeted area adjacent to the creek at a minimum of 400' on each side to be maintained as an environmental corridor. Director Merkel noted wetlands might also be an issue in areas of the development. Areas for the bike path need to be located outside of the wetlands area. Alderman Bolger inquired as to the capacity of the wastewater treatment plant to accommodate this development. Alderman Bolger also asked the developer to summarize the buildout plan for the development. Mr. Gerstad responded he would begin the engineering process immediately. He noted the project would not actually commence in less than 18-24 months. The buildout program for this project would be 10-12 years. Alderman Bolger stated Council may find it necessary to limit the number of building permits issued per year in light of available sewer capacity. Alderman Glab referencing the commercial portion of the development, cited the Comprehensive Plan indicates the intent for commercial in this area is 3-5 acres and not a 21-acre commercial development. Alderman Glab stated he would like to place restrictions on the type and intensity of commercial businesses allowed in this area. In response to Alderman Glab's inquiry, Director Napolitano pointed out the three potential stubs connecting the development to the Shamrock Property. Alderman Glab stated he would not like to see a gas station in this commercial hub. In response to Alderman Glab's inquiry, Mr. Gerstad stated the 303 acres includes the Curran Road right-of-way and up to the Bull Valley Road right-of-way. Alderman Glab opined the undevelopable portions of the property should not be counted as available open space nor included in the overall density computations. He estimated at least 22 acres would be undevelopable wetlands. In response to Alderman Glab's stated concerns regarding environmental issues, Mr. Gerstad noted a wetlands survey has been done of the entire 303 acres. Alderman Glab opined the density being requested is approximately 60-70% greater than the density granted to the adjacent Shamrock Farms development. Mr. Gerstad responded Council must look at each parcel of land independently. Each parcel has its own unique topographical issues, drainage and environmental concerns which play into the final density granted. Some discussion occurred regarding the projected density and its relation to the approved Comprehensive Plan. Alderman iterated the proposed density should be reduced. September 10, 2002 Page 4 In response to Mayor Althof 's inquiry, Mr. Gerstad stated he understands contributions may be required toward potential traffic improvements in the area. Alderman Bolger stated he was in favor of the environmental corridor shown on the plan. He also stated he has no objection to the proposed commercial corridor which would bring the City revenue. In response to Alderman Low's inquiry, Mr. Gerstad stated if the plan moves forward he is proposing more of a curved lineal street format as opposed as to a grid -type subdivision. Mr. Gerstad provided Council with the following summary of financial benefits to the City as a result of the proposed Adams Farm Development. In response to Mayor Althoff inquiry, Mr. Gerstad stated all figures are computed at today's dollars and do not factor in cost -of -living or inflationary increases: Schools $3,344,002 Impact Fees Parks $2,195,225 Cash beyond 2 fully improved tot lots Library District $ 212,795 Fire District $ 212,795 City General Fund $ 744,225 Annexation Fees and Improvements Capital/Water $1,907,498 Capital/Sewer $1,801,497 Tap -on Fees $ 401,500 Proposed increased assessed valuation of City $147,298,000 Additional MFT Fund for an estimated 7.25 miles of roads Estimated increase in population 2,100 Total acreage of development Single family units Multi -family units Total units Proposed Density 303 444 359 803 2.65 units per acre. Mr. Gerstad also noted the City Comprehensive Plan permits utilization of open space and environmental corridor in the 30% open space and density formulas. Mr. Gerstad also noted the single family units per acre averages out at 2.05. The multi -family average computes to 5.84 units/acre. Both numbers fall within the acceptable range as stated in the Comprehensive Plan. In response to Alderman Murgatroyd's inquiry, Mr. Gerstad stated Gerstad Builders would not be developing the commercial hub. Mayor Althoff thanked Mr. Gerstad for his presentation. Mr. Gerstad left the Committee Meeting. September 10, 2002 Page 5 Mayor Althoff inquired if there were additional comments Council wished to make regarding the Adams Farm Development proposal. Alderman Glab again expressed his concerns regarding the proposed density of the project. He questioned utilizing the entire 303 acres in computing the density of the project. He opined more than half of the 42.66 acre environmental corridor is actually not developable. He also noted Curran Road is also an existing major arterial road and should not be computed in the allowable 15% of the development. He stated following the removal of the non -allowable acres, the development is actually a 260-acre development and the density increases to 3.09. Director Napolitano stated Staff historically has computed the density ratio based on net development acreage (taking the total site area and reducing it by 30%). Total site area does not include the existing road right-of-way. However, the Boone Creek environmental corridor would be included. Based on this information Director Napolitano opined the proposed density falls well within the guidelines of the policy as stated in the Comprehensive Plan. Alderman Low started she has three comments regarding the development: • She is in favor of the commercial portion of the development; • She is not in favor of sidewalks to be located only on one side of the street in a residential area; She is concerned regarding the timing of the development and the impact on the wastewater treatment plant capacity. Alderman Glab expressed his concern regarding the creation of a commercial hub so far removed from the center of town, and noted it may create more cross-town traffic issues. Mayor Althoff noted because the matter is still at a preliminary concept plan stage, the developer is seeking Council input as to the proposed land uses and not necessarily the size of each land use, i.e. the number of commercial acres, or multi -family acres, etc. Alderman Murgatroyd would like to encourage Staffs input as well. He hesitates placing too many conditions on the plan until further review by Staff, and the Planning and Zoning Commission has had an opportunity to see the plan as well. Some discussion occurred as to the size of the commercial hub. It was also noted the requested zoning for the commercial area is C-3 which is more restrictive than the more intense C-5 Commercial District. Mayor Althoff opined Staff will look at the proposed size of the commercial area, and compare it to other commercial developments in the City. A recommendation would then be brought forth both to the Planning and Zoning Commission and City Council as to size and suggested permitted uses. Alderman Bolger stated he has confidence in Staff and the advisory boards. Alderman Murgatroyd noted his concerns as follows: September 10, 2002 Page 5 • He would like Staff to review the calculations to verify the actual density and units/acre. He opined the calculations were not done correctly, especially including the commercial area in the residential density computations. • He would like the commercial area reduced in size. • He would like to see the west side of the development to resemble the approved Shamrock Farm layout, i.e. the neighborhood format, open space incorporated into residential neighborhoods, etc. • He would like Staff to provide a comparison of the existing density of the Boone Creek Subdivision versus the proposed Adams Farm Development. • He stated if would be difficult to approve the development as currently presented. Inasmuch as Boone Creek will be impacted by the development, Alderman Glab suggested the developer be required to provide an engineering study on the potential Creek impact. Mayor Althoff summarized Council concerns regarding the Adams Farm Concept Plan as follows: • Density is too high; Staff to calculate density computations; • Protect the environmental corridor along Boone Creek; • Commercial development size and proposed uses; • Drainage concerns; • Continuation of the bike path; • Investigation of curb cut locations onto arterial roadways; • Access onto Curran Road at commercial hub; West McHenry Bypass, frontage road, and associated traffic issues. Director Napolitano stated his belief the intent of commercial hub in this development is to have a centralization of commercial for the area as opposed the existing Route 120 streetscape with its curb cuts, signs, etc. The size of the commercial area should be driven by the needs to be serviced. A marketing analysis could be done to determine the best way to fill the need for commercial entities in this area. Director Napolitano also noted with regard to density, the City needs to look at the type of units being proposed, the setback being shown on the plan, the size of the building footprint, and other characteristics of each specific development. Director of Parks and Recreation Merkel commented the Boone Creek is a meandering creek and should be preserved as it is one of the few remaining meandering creeks in the area. Director Merkel also stated the City's bike plan is included in the Comprehensive Plan along with other transportation routes. September 10, 2002 Page 7 ADJOURNMENT Motion by Low, seconded by Glab, to adjourn the meeting at 8:31 p.m. Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer. Voting Nay: None Absent: None Motion carried. The meeting was adjourned at 8:31 p.m. Mayor City Clerk