HomeMy WebLinkAboutMinutes - 05/07/2005 - Committee of the WholeCOMMITTEE OF THE WHOLE MEETING
JULY 11, 2005
The Committee of the Whole Meeting of the McHenry City Council was called to
order by Mayor Low at 7:30 P.M. on Monday, July 11, 2005 in the Council Chambers of the
Municipal Center. At roll call the following Aldermen were present: Santi, Glab, Murgatroyd,
Wimmer, Peterson and Condon. Absent: Schaefer. City Staff in attendance were: City
Administrator Maxeiner, City Clerk Jones, Chief of Police O’Meara, Director of Public
Works Marcinko, Director of Community Development Napolitano, Director of Parks and
Recreation Merkel. Absent: City Attorney McArdle, Community Relations Management
Assistant Hobson and City Administrator Assistant Martin
CONSENT AGENDA
Mayor Low announced there was a correction to the Agenda Supplement, due to a
typographical error, regarding the company issuing the bonds. She stated all other
information regarding the refinancing of the Series 1997A and Series 2002 bonds is
correct.
Motion by Wimmer, seconded by Condon, to approve the Consent Agenda as
amended:
A. Approve ordinance authorizing the refinancing of Series 1997A and Series 2002
General Obligation Bonds;
B. Approve final payment request for Jaycee Park Playground Installation to Fritz
Landscaping;
C. Approve picnic/special use permit requests;
D. Approve block party requests:
a. Bob Richardson, 1110 Bonita Lane, McHenry Shores
b. Ron Bielski, 1719 Jennifer, Mill Creek;
c. Approve list of As-Needed Checks: ACRES GROUP 15,900.00 AFLAC 1,786.00
ALEXANDER, CHRIS 1,979.90
BANKCARD SERVICES 890.48
BENEFIT SYSTEMS & SERVIC 19,947.38
BUSS FORD SALES 20,975.00
FOP UNITS I/II 1,961.00
HARRIS, TIMOTHY 501.00
HOME DEPOT/GECF 37.95
ILLINOIS DEPARTMENT OF P 1,066.00
ILLINOIS STATE POLICE 132.00
MCH COUNTY DEPT OF HEALT 80.00
MCHENRY COUNTY MENTAL HE 7,500.00
MCPOA 621.00
MIDCO 140.00
MILLS ENTERPRISES LLC 2,500.00
NATIONAL GUARDIAN LIFE I 123.83
NCPERS GROUP LIFE INS. 319.00
PANERA BREAD 33.38
POSTMASTER MCHENRY IL 2,746.51
REIL CONSTRUCTION INC 2,653.00
SAFARI LAND LLC 434.00
SCHAUMBURG CASTLE INC 725.00
SECRETARY OF STATE/INDEX 20.00
SIX FLAGS GREAT AMERICA 1,259.50
SWIFT CO INC, JOHN S 4,748.00
THELEN SAND & GRAVEL INC 18,165.35
UNITED PARCEL SERVICE 115.43
July 11, 2005
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UNITED WAY OF MCHENRY CO 78.00 UW-MADISON 700.00
VELEZ, JENNIFER 820.00
WALMART COMMUNITY 1,260.49
WOODSTOCK SWIMMING ASSOC 920.00
GRAND TOTALS 111,139.20
FUND TOTALS
GENERAL FUND 78,318.33
DEVELOPER DONATION FUND 2,653.00
TIF FUND 2,500.00
WATER/SEWER FUND 8,013.52
UTILITY IMPROVEMENTS FUND 18,165.35
INFORMATION TECHNOLOGY FUND 1,489.00
TOTALS 111,139.20
Voting Aye: Santi, Glab, Murgatroyd, Wimmer, Peterson, Condon.
Voting Nay: None.
Absent: Schaefer.
Motion carried.
DISCUSSION: SUPPORTIVE LIVING FACILITY, EAST SIDE OF CRYSTAL LAKE
ROAD:
ANNEXATION
ZONING MAP AMENDMENT
CONDITIONAL USE PERMIT
Director of Community Development Napolitano informed Council the Applicant,
Living Springs of McHenry, LLC, is requesting annexation of approximately 4.83 acres of
property located on the east side of Crystal Lake Road, across the street from the
Marathon Gas Station. Upon annexation, It is the intent of the Applicant to seek a Zoning
Map Amendment to RM-2, High Density Multi-Family Residential District and approval of a
Conditional Use Permit to allow the construction of a 99-unit, 3-story assisted living facility
on the subject property.
Director Napolitano stated the facility would be known as a supportive living facility
(SLF) for frail senior citizens. He noted the State of Illinois administers a program
encouraging the development of SLF’s, which are apartment-style developments providing
personal care and services to residents of the facility. The SLF residents must require
assistance with activities of daily living such as meals, personal care, laundry, dispensing
of medication and the like, in order to qualify for residence at the facility. The facility would
be staffed 24-hours a day. Because of assistance from the State, SLF’s present a more
affordable alternative to other types of assisted living facilities. The Applicants have a
similar facility in Batavia, Illinois.
Director Napolitano indicated access would be provided from a new driveway onto
Crystal Lake Road. The site plan presented by the Applicants shows a cross-access
easement with the parcels to the north and south. Parking for 77 vehicles is proposed.
The Applicant proposes a three-story structure having a brick and siding façade. Storm
water detention would be provided at the rear of the site. The Applicants are requesting
the City consider vacation of the Maryetta Street right-of-way, which is approximately 60
feet wide and 805 feet in depth, and runs through the middle of the property.
Director Napolitano reiterated to Council that the project has already been presented
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at a Public Hearing before the Planning and Zoning Commission. The Applicants believe
they received mixed signals from the Commission’s recommendation. Director Napolitano
informed Council that the Planning and Zoning Commission recommended denial of the
Zoning Map Amendment to RM-2, by a vote of 4-3; however, the Conditional Use Permit
for the assisted living facility was approved by a vote of 4-3. The Applicant, in order to
receive better direction, has elected to come before the Committee of the Whole.
Director Napolitano introduced the following:
• Kristina Dalman, Esq. of Gardner Carton and Douglas
• Stephen Barron, Living Springs of McHenry, LLC
• Blair Mitton, BMA Management
• Fran Fazio, Manhard Consulting
• Thad Gleason, Gleason Architects, P.C.
Attorney Dalman reiterated the concept of supportive living to Council. She
indicated the facility does not provided skilled care. Attorney Dalman informed Council
most of the residents would not have a vehicle stating that traffic generated by the
development would be comprised mostly of visitors and employees, creating little
congestion to the area during typical morning and evening peak hours for vehicular traffic.
Mr. Mitton informed Council that he is a Registered Nurse and a proponent of low-
cost assisted living facilities. He stated a market study, which included Crystal Lake,
McHenry, unincorporated McHenry, Ringwood, Wonder Lake and Woodstock, indicated
steady growth for each age group over the age of 60 years, over the next five years, with
the 85+ age group projected to grow by 25%, and the 80-85 age group projected to grow
by 15%. It was noted that 50% of individuals over the age of 75 years are estimated to
have some type of disability, which would qualify them for assisted living. Additionally, he
indicated that 43% of all individuals over 80 years of age and 38% of all individuals over 75
years of age have less that $25,000 in annual income, which qualifies them for a tax credit
property.
Mr. Mitton stated he believes a facility in McHenry would draw from most of
McHenry County due to the central location. Mr. Mitton explained the following typical
services and amenities of the facility and apartment:
Services
• Ongoing health monitoring and nursing assessments
• Personal assistance with activities of daily living, including bathing, dressing,
personal grooming, hygiene and getting to and from the dining room and activities
(needed assistance is provided by Certified Nursing Assistants, working under the
direction of a Registered Nurse and staff at the facility, 24-hours per day, seven
days a week)
• Medication reminders and assistance
• Three meals per day, plus snacks, with the ability to handle prescribed therapeutic
diets
• Weekly housekeeping
• Flat linen and personal laundry
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• Assistance with transportation needs
• A range of interesting social and recreational programs and events
• On-site beauty and barber services (additional charge would apply)
• Reception desk services.
Apartment Amenities
• Private apartment
• Full, private bathroom with shower and grab bars
• Kitchenette with sink, refrigerator, microwave oven, countertop and cabinets
• Individually-controlled heating and air conditioning
• Carpeted living and sleeping areas
• Emergency call devices in each bedroom and bathroom
• Pre-wired for telephone and cable TV
• Mini-blinds provided.
Mr. addressed Council explaining the difference between an assisted living and a
supportive living facility is affordability. The residential fees at a supportive living facility are
partially paid by the State. The goal of the project is to create a quality of life, which can be
achieved in a supportive living facility, as opposed to an assisted living facility or a skilled
care facility. He noted that the positioning of the structure on the property is facilitated due
to the extremely deep configuration of the property. He stated each of the units in the
facility would be 500 square feet in area and would contain two rooms, a bedroom and a
combination living room, kitchenette/eating area. The criteria for residency in the
supportive living facility are age, at least 65 years old, and Medicaid eligibility. He stated
the program works because the State and Federal government pay the balance of what the
residents are unable to afford. Mr. Barron indicated most of the existing mature trees on
the property would remain on the site.
Mayor Low opened the floor to discussion by Council.
Responding to an inquiry from Alderman Glab, Mr. Barron stated the reason this site
was chosen is the demographics, staff thought it was the most favorable and the heavily
wooded area was favored aesthetically. Alderman Glab stated the Comprehensive Plan
called for low-density construction on the property. He indicated this should have been
mentioned at the Planning and Zoning Commission meeting. Attorney Dalman noted the
developers were unaware of the recommendations on the Comprehensive Plan until they
had a conversation with City Staff, following the Planning and Zoning Commission meeting
held on April 21, 2005.
Alderman Glab stated he has an issue with the project because of District 15 and
District 156 and listed the following concerns:
• Impact on vehicular traffic
• Ingress and egress to the property
• Aesthetics
• Believes other areas in the City to be more appropriate for the project
Alderman Glab opined he does not support changing the zoning in the area for the
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project. Attorney Dalman attempted to address Alderman Glab’s concerns.
Director Napolitano, responding to Alderman Murgatroyd’s inquiry regarding the
area along Crystal Lake Road, stated information has been gathered and goals and
objectives are in the process of being formulated. It is Staff’s intent to present them at the
next Community Development Committee meeting, scheduled on Tuesday, July 19, 2005.
Responding to Alderman Murgatroyd’s inquiry regarding funding, Mr. Barron stated
the project is funded by a Federal Tax Credit. However, a State agency allocates the funds
through Industrial Revenue Bonds.
Alderman Murgatroyd inquired about peak visiting hours. Mr. Mitton indicated there
are no set hours; however, evenings, Saturday, Sunday and holidays are the busiest.
Alderman Murgatroyd stated he would not want to set a precedent regarding the
construction of multi-family structures on Crystal Lake Road. He opined the concept for
the facility is good, although he questions the chosen site.
Alderman Murgatroyd indicated he would like to hold the project in abeyance until
completion of the revised Comprehensive Plan Land Use Map.
Alderman Wimmer stated he concurs with Alderman Murgatroyd regarding holding
the project in abeyance. He noted he has no issues with the overall project.
Responding to an inquiry from Alderman Wimmer regarding the number of units in
the project, Mr. Barron stated the size of the project and the number of units was
determined by a market study. He noted 106 persons can live in 99 units. Six of the units
can accommodate double occupancy.
Alderman Peterson opined he likes the project. Parking appears to be adequate.
He stated he is not in support of the vacation of the Maryetta right-of-way. Alderman
Peterson mentioned concerns regarding the projects impact on the wetlands in the vicinity
and indicated he would like to know more regarding access to the park behind the
proposed project.
Alderman Condon stated she approves of the project’s concept for the community
and sees the need for a facility of this type; however, she cannot support the project at the
proposed site.
Alderman Condon indicated she would like to compare the City’s Comprehensive
Traffic Plan and the Traffic Impact Analysis, dated March 21, 2005, performed by Land
Strategies, Inc. for Spectrum Management Company, which was submitted by the
developer.
Alderman Condon stated she does not care for the three-story structure and
indicated she has ascertained that residents in the vicinity are not in favor of the project.
She encouraged the developer to continue working with Staff to find a more appropriate
site for the project.
July 11, 2005
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Alderman Santi thanked the developer for an excellent presentation. He concurred
with Alderman Condon regarding the need in the community for a facility of this type.
Alderman Santi indicated he was not in favor of the present site for the project.
Mr. Mitton thanked Council for their input. He informed Council that the developer is
anxious to locate a facility in the City of McHenry. Mr. Mitton stated if Council believes the
current site is not appropriate the developer is willing to work with Staff to explore other
sites.
Mayor Low stated Council and Staff look forward to working with the developer as
the project moves forward.
DISCUSSION: GILGER PROPERTY (31 ACRES) AKA HOLLY JOLLY TREE FARM:
ANNEXATI ON
ZONING MAP AMENDMENT
Director Napolitano informed Council that Windsor Development Corp. has
submitted a Concept Plan to construct 180 townhomes on the property located on the
south side of Bull Valley Road, immediately west of the railroad tracks, commonly known
as the Gilger Property a/k/a Holly Jolly Tree Farm.
The proposed development would include a north/south collector road along the
west property line. The collector road would provide access to Bull Valley Road and to the
proposed Patriot Estates Development to the south. Townhomes would be located along a
loop road that has two connections to the collector road. The proposed buildings would
have 4, 5 and 6 units. Director Napolitano noted there would be no front-loaded garages.
Instead, garages would be built to the rear of the buildings and served by a privately-
maintained alley. Storm water detention would be provided at the center of the site and in
the northeast corner. A 50-foot landscape easement is proposed along the Bull Valley
Road frontage.
Staff indicated the proposed land use is consistent with the land use designed on
the Comprehensive Plan, high-density residential, 9-plus dwelling units per acre. The plan
includes 180 units on 31 acres, for a gross density of 5.8 dwelling units per acre. Open
space would be provided around the two detention areas and in two courtyard areas.
Director Napolitano noted that density is one of the crucial issues of a residential
project, due to the impact on traffic, schools, city sewer and water, inspection services, etc.
The gross density of the proposed development is 5.8 dwelling units per acre, which is
consistent with the most-recently approved townhome developments in the City.
Director Napolitano stated a total of 35 buildings are proposed. Setbacks are 30
feet in the front yard and 20 feet at the side yard. Five of the buildings would back up to
the railroad tracks. The minimum distance between the tracks and the buildings would be
105-feet, which is consistent with the Kresswood Trails development. He noted proposed
development is using a unique design in that no garage doors would face a public street.
Two courtyard areas would provide open space, in addition to the two storm water
detention areas. The Applicant is willing to consider adding a walking path, gazebo/picnic
area, and/or recreation equipment in the open space area for the use of residents.
July 11, 2005
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Additionally, the Applicant intends to install significant landscaping between proposed units
and the railroad tracks to the east.
Director Napolitano informed Council that a north-south collector road would be
constructed from Bull Valley Road, south to connect with the proposed collector road in the
Patriot Estates development. Staff has been working with the County Highway Department
regarding the Bull Valley Road corridor and this north-south road is a critical element.
Director Napolitano stated it would assist in eliminating access points on Bull Valley Road
and would also provide a second means of access for Patriot Estates. The Applicant is
aware a contribution would be required for a future traffic signal at Bull Valley Road.
Additionally, the Applicant is aware there would be no sanitary sewer treatment available
until the end of 2006.
Mr. Stan Sumner of W indsor Development made a brief presentation to Council. He
noted the Applicant is willing to comply with the required contribution regarding road
improvements.
Alderman Murgatroyd stated the project complies with the Comprehensive Plan. He
opined he has some issues regarding the project which need to be addressed; however, he
encouraged the developer to move forward with the project.
Alderman Wimmer concurred with Alderman Murgatroyd. Responding to Alderman
Wimmer’s inquiry, Mr. Sumner stated the private alleyways would be maintained by the
Homeowner’s Association. He assured Council a Special Service Area would be
established to ensure maintenance of the common areas.
Aldermen Peterson and Condon concurred with Alderman Murgatroyd and
Alderman Wimmer.
Alderman Condon opined she would like to see additional off-road parking
staggered throughout the project. Additionally, she would prefer lower density and she
would like to see bike paths and walking paths integrated into the design.
Alderman Santi stated he likes the project overall; however, he indicated some
concerns regarding the 6-unit buildings.
Alderman Glab emphatically stated he does not support the construction of
additional multi-family homes in the community. He indicated he has nothing against the
development; however the timing is poor for the project.
NEW BUSINESS
City Administrator Maxeiner informed Council that one of the requirements for
approval of the Appropriation Ordinance is to hold a Public Hearing prior to passage of the
Ordinance. A requirement of the Public Hearing is the advertisement of the meeting, at
least ten days prior to the meeting. Due to an oversight, the publication was not done prior
to the July 18, 2005 meeting. Consequently, a Special Meeting will be held on Monday,
July 25, 2005 at 7:30 p.m. in Council Chambers to accommodate the requirements of the
July 11, 2005
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Ordinance. Following the Public Hearing, Council would take action on the Appropriate
Ordinance.
City Administrator Maxeiner apologized for any inconvenience this may cause.
ADJOURNMENT
Motion by Wimmer, seconded by Condon, to adjourn the meeting at 9:30 p.m.
Voting Aye: Santi, Glab, Murgatroyd, Wimmer, Peterson, Condon.
Voting Nay: None.
Absent: Schaefer.
Motion carried.
The Meeting was adjourned at 9:30 p.m.
__________________________________ ________________________________
MAYOR CITY CLERK