HomeMy WebLinkAboutMinutes - 09/24/2001 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING
SEPTEMBER 24, 2001
A Committee of the Whole Meeting of the McHenry City Council was called to order
by Mayor Althoff at 7:00 P.M. on Monday, September 24, 2001 in the Council Chambers of
the Municipal Center. At roll call the following Aldermen were present: Bolger, Low,
Murgatroyd, Wimmer. Alderman Glab arrived at 7.30 p.m. Absent: None. City Staff in
attendance were: City Administrator Lobaito, Director of Community Development
Napolitano, City Planner Martin and City Clerk Jones. Absent: Director of Public Works
Batt, Chief of Police Kostecki, Assistant City Administrator Maxeiner, Director of Parks and
Recreation Merkel and City Attorney McArdle
Mayor Althoff stated the purpose of this evening's Committee of the Whole Meeting
was to discuss and consider the development of McAndrews Farm.
In attendance was Attorney Samuel J. Diamond from Diamond, LeSueur and
Associates; developers James Schaid and Ken Koreba of ReMax Plaza McHenry; Rob
Young of Woodstock; wetlands consultants, Patrick Hickey and Carl Petersen of ENCAP,
Inc.; and Jim Condon of Condon Consulting Engineers.
Mayor Althoff stated McAndrews Glen Subdivision is located on the north side of
Bull Valley Road. It was noted with the recent annexation of Shamrock Farms the
McAndrews Glen Development is now contiguous to the McHenry city limits, making
annexation a possibility. Total land area is 93.41 acres of which 69% is to be preserved for
perpetual open space. The developer proposes construction of 93 units for a gross
density of 1 unit per acre. A mix of single family, two-family and quad units in 38 structures
are proposed. The site would be serviced by private wells and a community septic system.
City Council first reviewed and revised the proposed development of the
McAndrews Property on July 24, 2000. Primary concerns expressed by Council were
density and lack of municipal sewer and water for the multi -unit buildings. Unable to
overcome the sewer issue, and not being contiguous to the City at that time, the developer
chose to pursue the development through the McHenry County development process.
The developer went before the County Board on January 2, 2001. The tentative
plan was reviewed by the County Plat Review Committee and approved in March. As the
proposed development lies within the City of McHenry's 1-1/2 mile extraterritorial
jurisdiction, the City may formally object to any County zoning action. In March 2001, the
City Council formally voted to provide written protest to the County Board in opposition to
the proposed McAndrews Glen development. However, the City has not yet filed the
objection, as the developer has not yet officially applied for zoning reclassification with the
County. Instead, the developer is again seeking annexation with the City prior to making
formal application with the County.
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Mayor Althoff recognized Attorney Diamond. Mr. Diamond stated the land planner,
Mr. Roger Dupler of Welch Hanson & Associates, Inc:, was expected but had not yet
arrived. In Mr. Dupler's absence, Mr. Diamond addressed the Council stating he, Jim
Schaid and Ken Koreba of ReMax Plaza and Jim Young of Woodstock, were partners in
the proposed construction and development of the property.
Mr. Diamond advised Council the developers have received preliminary plat
approval from the County, which is a prerequisite for the zoning hearings. Prior to
proceedings further with the County, the developer is seeking annexation with the Council.
Mr. Diamond addressed the following issues:
■ Perpetual Preservation of Open Space
- Approximately 64.20 acres will be perpetually protected as open space.
• Restoration and Enhancement of Natural Habitat
- The developer plans to restore and enhance the nature habitat, including wetlands
reclamation, prairie restoration and woodland preservation. Environmentalists have
informed the developer the wetland areas show a large diversity of various qualities
of wetlands. The wetlands currently exhibit substantial degradation as a result of
the nitrates suspended in particulate matter from normal farming operations. The
developer plans to alleviate this problem, restoring and enhancing the natural
ecosystem. Entities have been contacted who .are interested in overseeing and
implementing the management of the wetland and open space maintenance and
restoration plan. Provisions for guarantee of payment in connection with the cost
and enforcement of the plan will be put in position.
• Reduction of Run -Off Impact
- The developer will implement storm water management practices that insure the
preservation of the wetlands and aquifer recharge. Surface water will be filtered via
extensive grass swales in route to the wetlands and aquifer recharge areas.
Additionally, water will be collected in a series of sedimentation pools in accordance
with storm water management practices, resulting in higher quality of discharged
water. Landscaping of the development will implement ecologically sensitive
practices.
• Density
- If annexed by the City of McHenry, the developer intends to reduce the density
not to exceed one unit per acre.
Alderman Glab arrived at 7:30 p.m.
Engineer Jim Condon of Condon Consulting Engineers reported:
• The project has been designed around open space
• Stormwater management has been considered and will create additional wetlands.
• Soil has been mapped for the project and a preliminary septic layout has been
created.
• A northernmost access is planned and will serve as the boulevard entrance, while
the southernmost access would be considered a backdoor entry.
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Wetland consultants, Patrick Hickey and Carl Peterson of ENCAP, Inc., were
introduced to Council. Mr. Hickey informed Council ENCAP, Inc. has represented
numerous park districts, villages and developers regarding the preservation of wetlands.
He stated this is a unique project with wetland protection built into it. He opined creating
wetlands from agricultural property is definitely an enhancement.
In response to Alderman Bolger's inquiry, Mr. Hickey stated approximately 15.7
acres of the 64 proposed acres is not wetland.
Mayor Althoff opened the meeting to questions from Council. In response to
Alderman Bolger's inquiry, Mr. Diamond stated no input from abutting neighbors has been
sought regarding the development of this project.
Alderman Murgatroyd opined maintenance of the wetlands would be the
responsibility of the homeowners' association under the supervision of professionals. He
expressed concern regarding maintenance cost and stated the actual maintenance could
potentially revert to the City. Mr. Diamond responded the covenants are enforceable and
not the responsibility of the City. The covenants require the residents follow direction of
professionals regarding maintenance of the wetlands. While the initial cost for restoration
of the wetlands is $15,000, annual cost thereafter is anticipated to be no more than
$5,000. Mr. Schaid stated approximately $10,000 per year has been budgeted for
maintenance of the property, including the wetlands.
Alderman Bolger expressed reservations about a communal septic system. He
stated he prefers municipal sewer over a septic system.
Mayor Althoff opened the floor to questions from the audience.
Brian Clark, of 7413 W. Bull Valley Road, expressed concerns regarding traffic
issues. Jim Condon of Condon Consulting Engineers stated he believed Draper Road was
of sufficient size and configuration to deal with traffic impact from the development.
Mayor Althoff noted correspondence from Robert and Ruth Wohnrade, of 7216 W.
Bull Valley Road, was distributed to Council. Mrs. Wohnrade addressed Council, advising
she currently experiences difficulty exiting her property onto Bull Valley Road. Mrs.
Wohnrade declared her property abuts the development. Mrs. Wohnrade expressed
concern about the proximity of the development and inquired how many feet would be
between her property line and the proposed residents of the project. Mr. Condon
responded, approximately 70 feet would separate her property line from any residence. Mr.
Patrick Hickey of ENCAP, Inc. advised the 70 feet would contain a buffer of wooded
hillside and wetlands.
Mr. Tom Fenwick of 401 S. Draper Road queried where drainage will flow and
asked the specific function of prairie grass plantings. Mayor Althoff noted specific
development questions are not relevant at this time.
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Joy Martin of 7420 Bull Valley Road advised Council she lives close to Ridge Road
and has concerns regarding water and drainage issues. Mrs. Martin inquired if developer
has proposed any protective measures for current residents of the area. Mayor Althoff
opined an inquiry of this nature was premature and assured those present these concerns
would be addressed prior to annexation of this development.
Robert Wohnrade of 7216 Bull Valley Road addressed Council and inquired about
the following issues:
• City's restrictions regarding double frontage, which he feels certain pertains to his
property.
• Concerns about flooding and storm water run-off, in particular a spot on Draper
Road where water tends to accumulate.
• The communal septic system.
Mr. Condon addressed Mr. Wohnrade's concerns stating there was no double
frontage proposed. Open space and detention ponds would address the existing flooding
issue. Mr. Condon noted the communal septic system meets County Standards of Article
10.
Mayor Althoff excused the developer and inquired of Council:
• Is the City interested in this development?
• Likes and dislikes concerning the development?
• Does Council wish for the objection to remain in place?
Alderman Glab opined the property belongs in the City but expressed reservations
concerning the development. He advised he may feel differently with the installation of
municipal water and sewer lines but maintains serious concerns about traffic issues.
Alderman Bolger expressed his concerns regarding the lack of public utilities, the
additional roads to maintain, plow and repair, and his disappointment with the developer
for not contacting residents for their input.
Alderman Low advised she does not care for the communal septic system and
expressed concern regarding only one access point on Draper Road. Additionally, while
Alderman Low stated admiration for aspects of clustering, she admitted to some doubts
about long-term maintenance of the wetlands by the homeowners' association.
Alderman Wimmer stated his opposition to the septic system.
Alderman Murgatroyd opined the preservation of open space is admirable, but feels
the number of units proposed is excessive. He stated his preference of sewer to septic but
does not believe the developer will wait for sewer installation. Alderman Murgatroyd
concurs with Alderman Low regarding the single property access and expressed
skepticism regarding homeowner maintenance of the wetlands over an extended period of
time.
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Alderman Murgatroyd further stated the property should be annexed to the City, but
would like to see modifications to the developer's plan and design. Aldermen Bolger,
Glab, Low and Wimmer concurred with Alderman Murgatroyd.
Council directed Mayor Althoff to contact the developer regarding the following
concerns:
• Density of the development
• Singular vehicular access to the subdivision
• Traffic issues
• Septic system as opposed to public sanitary sewers
• Ground water engineering
Mayor Althoff inquired if Council wished the objection to remain in place. It was the
consensus of Council the objection is to remain.
ADJOURNMENT
Motion by Low, seconded by Glab, to adjourn the meeting at 8:55 P.M.
Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer.
Voting Nay: None
Absent: None
Motion carried.
The meeting was adjourned at 8:55 p.m.
Mayor
City Clerk