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HomeMy WebLinkAboutMinutes - 03/22/2004 - Committee of the Whole COMMITTEE OF THE WHOLE MEETING MARCH 22, 2004 A Committee of the Whole Meeting of the McHenry City Council was called to order by Mayor Low at 7:30 p.m. on Monday, March 22, 2004 in the Council Chambers of the Municipal Center. At roll call the following Aldermen were present: Bolger, Low, Murgatroyd, Wimmer, Peterson, Condon. Absent: Alderman Glab. City Staff in attendance were: City Administrator Maxeiner, Assistant Administrator Lockerby, Deputy Clerk Kunzer, Director of Community of Development Napolitano, Director of Public of Works Marcinko, Chief of Police O’Meara, Director of Parks and Recreation Merkel, Director of Finance Kline. Absent: City Clerk Jones, City Attorney McArdle. ADAMS FARM CONCEPT PLAN - GERSTAD BUILDERS Mayor Low stated the proposal before the Committee this evening is for a concept plan review of the Adams Farm Property located on north side of Bull Valley Road straddling Curran Road. Gerstad Builders is proposing development of 304 acres as follows: 494 single family units 56 multi-family units 18.9 acres commercial development. In attendance were Property Owner and Developer Roger Gerstad of Gerstad Builders; Project Superintendent Bob Shannon; Attorney Samuel Diamond of Diamond, LeSueur and Associates; and Architect Roger Dupler of Welch Hanson Associates. Mr. Gerstad stated the Adams Farm Development proposal was initially presented to Council in late 2002. At that time several concerns were expressed such as: • Park land size and relocation; • Environmental issues relating to the Boone Creek corridor; • Density; • Commercial area size and proposed uses. Mr. Gerstad noted the project has been extensively redesigned. The current proposal is substantially less dense and takes into consideration the city’s concerns previously expressed. Mr. Gerstad noted he is seeking the Committee’s recommendation to proceed with the development of the project at this time. Mr. Dupler informed the Committee the developer has consulted with the Boone Creek Watershed Alliance (BCWA) regarding possible environmental concerns and issues pertaining to the Boone Creek corridor. It is the developer’s intent to maintain the integrity of the Boone Creek wetlands and the corridor in general. Mr. Dupler noted the development west of Curran Road is a grid design including a large central green space which will host both designated park land and onsite detention. The detention area could give the perception of expanding the available park land. Mr. Dupler noted the overall density of the project is 4 units/acre. The eastern portion of the development includes both a neighborhood park and a designated tot lot. Both park land areas have been relocated more closed aligned with existing neighborhoods in order to serve a dual purpose – providing much-needed neighborhood park to existing residents of Winding Creek Subdivision and Boone Creek Subdivision. The March, 22, 2004 Page 2 eastern portion also features a north/south grid design. The number of direct access points to both Curran Road and Bull Valley Road have been reduced as per Staff’s recommendation, in light of the location of the future West McHenry Bypass. Mayor Low opened the floor to Committee questions and/or comments. Responding to Alderman Bolger’s inquiry, Mr. Gerstad stated access to the commercial portion of the site would be gained directly from Curran Road and Bull Valley Road as indicated in the previously submitted traffic study. Alderman Bolger commended the developer on the revised concept plan and noted the reduction in density from 803 residential units to 550 residential units is admirable. Alderman Condon inquired in the proposed central mail delivery was indicated for Neighborhoods 2 and 3 only. Mr. Dupler responded in the affirmative noting the central delivery station west of Boone Creek was not intended for Neighborhood 3 located east of the Boone Creek corridor. Alderman Condon applauded the new concept plan for the project. She inquired as tot the inclusion of a bike path within the Boone Creek corridor. Mr. Dupler responded there is adequate allowable area for the installation of a bike path in this area. Alderman Condon stated she would prefer to see a bike path included along the perimeter of the development as well. Alderman Condon inquired if visitor parking would be included at each park site. Mr. Dupler responded that could be arranged. He noted overall parking requirements for the project would be met as each residence included a two-car garage, plus space for two vehicles on the driveway. Alderman Peterson expressed his displeasure with the 18.9 acres of commercial area. He suggested this area be reduced to 8-10 acres. Mr. Gerstad stated proposed uses could include gas station, mini-mart, sit-down restaurant, coin-op laundry, etc. Mr. Gerstad stated the site could accommodate a large-box user with outlots or any number of mid-size uses. Alderman Petersen stated a big box user would more likely succeed in the C-5 District along Route 31. Noting the city’s previous discussions regarding a large grocery store on the site, Mr. Gerstad stated this type of user would require a site comprised of at least 10-12 acres. In addition, the commercial site would be required to have a retention area on the premises which could take up a considerable portion of the site. Alderman Wimmer inquired as to the size of the Jewel/IHOP site. Director of Community Development Napolitano responded the site is approximately 12 acres in area. In response to Alderman Wimmer’s inquiry, Mr. Gerstad suggested the open space in the center of the western portion of the development be planted with prairie grass and similar plantings which would not require much maintenance, i.e. mowing, clipping, weeding, etc. Alderman Bolger opined the proposed 18.9-acre commercial site is not that large. He stated he would prefer it to be commercial rather than have more houses on the site. In response to an inquiry, a discussion followed regarding property maintenance of the detention/retention areas and the cost of providing this service. Alderman Murgatroyd asked if there would be a homeowner’s association which would be responsible for maintenance of the storm water drainage areas. Mr. Dupler stated storm water drainage would not impact the wetlands. He noted the system being implemented would be March, 22, 2004 Page 3 extremely self-reliant and require very little maintenance. Alderman Murgatroyd expressed his concern regarding the individual pockets of commercial/office use along Bull Valley Road. Mayor Low concurred with Alderman Bolger and commended the developer for listening and responding to city concerns. The revised concept plan is a great improvement over the initial proposal. Mayor Low expressed her belief that providing neighborhood commercial sites to the southern region of the city is admirable. Mayor Low stated she is in favor of the proposed commercial use as long as it is appropriately buffered from the adjacent residential use. Alderman Condon stated her preference for commercial use on the site would not a big box user or a financial institution. She agreed with Alderman Bolger, stating commercial use is preferable to additional houses which would cause a further burden on the already- overcrowded school districts. Alderman Condon further suggested limiting the number of residential building permits issued annually for this development. Alderman Peterson stated with regard to the Boone Creek corridor, he would be opposed to locating a bike path in this environmentally sensitive area. He also expressed concerns regarding the close proximity of the homes on the cul-de-sacs to the corridor, particularly as annual controlled burns are conducted in the wetlands. Alderman Peterson opined the 400’ Boone Creek corridor is not adequate. Director of Parks and Recreation Merkel concurred with Alderman Peterson, stating the city has requested additional land be preserved in the Boone Creek corridor. He stated detention ponds should not be located in the 400’ corridor. As Boone Creek is the last remaining meandering creek in eastern McHenry County, it should be protected. In addition, Director Merkel suggested there would not be adequate room for a bike path along the perimeter of the corridor, particularly in the area adjacent to the homes on the cul-de-sac. These residents would have a bike path adjacent to their back yards. Director Merkel stated planting the central open space with prairie grass and other non-mowable plantings would ultimately result in the city having to maintain these areas. He concurred with Alderman Condon’s request for parking provisions on the park land. Alderman Murgatroyd suggested the three park locations should be more for passive use or tot lots as opposed to more intense recreational uses, such as soccer, baseball, and softball. Some discussion followed regarding storm water management and open space maintenance. Attorney Diamond stated the developer would have very strict covenants for the subdivision. The city’s requirements regarding storm water management could be included in the covenants. Director Napolitano, noting the issue of open space maintenance was of great concern to both the developer and Staff, stated it is imperative that some vehicle be implemented to assure maintenance of the environmentally sensitive area. He suggested an alternative means of financing the cost of the maintenance, such as a backup special service area, be implemented. This could also be addressed in the March, 22, 2004 Page 4 annexation agreement for this property. In response to Alderman Murgatroyd’s inquiry, Mr. Dupler stated the reason for the single pocket of multi-family residential would be to provide a buffer from Curran Road and Bull Valley Road for the single family residential. He stated it is not good planning to have single-family development on these corners. The developer is using multi-family to buffer on the east and commercial to buffer on the west. Responding to an inquiry, City Administrator Maxeiner stated, in light of previous discussions before Council and with Staff, the developer was advised to include no more than 10% multi-family residential in the development. Director Napolitano stated as the concept plan has changed so dramatically since it was first presented to and denied by the Planning and Zoning Commission, it is Staff’s recommendation that the developer present his project before the Planning and Zoning Commission once again. The developer initially had sought five different zoning classifications while the current plan shows three zoning classifications. The Preliminary Plat could be presented for consideration and recommendation at the same time. It was the consensus of the Committee of the Whole that the developer return to the Planning and Zoning Commission for consideration, review and recommendation. EXECUTIVE SESSION: PROPERTY ACQUISITION Motion by Bolger, seconded by Wimmer, to go into Executive Session to discuss Property Acquisition at 8:51 p.m. Voting Aye: Bolger, Low, Murgatroyd, Wimmer, Peterson, Condon. Voting Nay: None. Absent: Glab. Motion carried. The Committee of the Whole went into Executive Session at 8:58 p.m. Motion by Murgatroyd, seconded by Wimmer, to go back into Open Session at 9:14 p.m. Voting Aye: Bolger, Low, Murgatroyd, Wimmer, Peterson, Condon. Voting Nay: None. Absent: Glab. Motion carried. The Committee of the Whole went back into Open Session at 9:14 p.m. Finance and Committee Chairman Alderman Murgatroyd announced the Finance and Personnel Committee previously scheduled for Tuesday, April 13th at 7:30 p.m. has been moved to Thursday, April 15th at 7:30 p.m. March, 22, 2004 Page 5 ADJOURNMENT Motion by Wimmer, seconded by Murgatroyd, to adjourn the meeting at 9:15 p.m. Voting Aye: Bolger, Low, Murgatroyd, Wimmer, Peterson, Condon. Voting Nay: None. Absent: Glab. Motion carried. The meeting was adjourned at 9:15 p.m. __________________________ ____________________________ Mayor Deputy Clerk