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HomeMy WebLinkAboutMinutes - 07/12/2004 - Committee of the Whole COMMITTEE OF THE WHOLE MEETING JULY 12, 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, July 12, 2004 in the Council Chambers of the Municipal Center. At roll call the following Aldermen were present: Bolger, Glab, Low, Murgatroyd, Wimmer, Peterson, Condon. Absent: None. City Staff in attendance were: City Administrator Maxeiner, Assistant Administrator Lockerby, City Clerk Jones, Director of Community of Development Napolitano, Director of Public of Works Marcinko, Director of Parks and Recreation Merkel, Director of Finance Kline. Absent: Chief of Police O’Meara, City Attorney McArdle. DISCUSSION REGARDING THE BUDRECK FARM PROPERTY Mayor Low introduced developer John McFarland, Vice President of Town & Country Homes. Mr. McFarland informed Council that Town & Country Homes proposes to construct 401 single-family dwelling units on property located off Barreville Road, directly east of the Morgan Hill Subdivision, commonly known as the Budreck Farm. Mr. McFarland stated the development plan proposed is a neo-traditional design concept, which incorporates the following design principles into the concept: • Lots form a series of individual neighborhoods throughout the site; • Lot sizes are smaller, average area of 9,100 square feet with a 70-foot lot width, conforming to RS-3 zoning district designation; • Building envelopes provide for a 30-foot front yard setback, but with an allowable 6- foot front yard encroachment for an unenclosed porch, entry portico or stoop; • Many small community park areas are distributed throughout the development; • Majority of the homes back up to park space; • Active and passive recreation areas are provided throughout the site, including active parks and passive wetland/open space area at the southern portion of the site; • A boulevard roadway system design is utilized with roadways ending in open space, or designated open space provided along the roadways, taking advantage of the view sheds throughout the site; • Streets generally follow a grid-style system in conjunction with the proposed boulevards; and • Home styles offer a variety of architectural diversity. Director of Community Development Napolitano stated the proposed use, and the density, is consistent with the City of McHenry Comprehensive Plan. The proposed subdivision neo-traditional design concept is new to the City of McHenry. It provides an alternative design approach, which is consistent with the revised Planned Unit Development Ordinance Staff has been working on. Director Napolitano informed Council at build-out the proposed subdivision would add approximately 1,043 new residents, 467 of which would be school age children. Currently the City is unable to serve the property with sanitary sewer until at least the end of 2006. Director Napolitano noted the developer is aware of the situation regarding the sanitary sewer. Staff believes the design of the proposed plan, in general, is positive and provides a new concept for the City. Staff opined, however, that some parks should be consolidated July 12, 2004 Page 2 to form a larger subdivision park. The larger park could be located adjacent to the Tonyan Industrial Park to form a buffer, which would require the elimination of some homes at that location. Staff noted the following issues regarding utilities and roadway design, which would need to be addressed if the project moves forward: • Due to the size of the development, the water main should be tied into the Pebble Creek Subdivision. The water main should be extended from Veterans Parkway to the west. • The developer should consider placing the lift station (temporary lift station to be abandoned in the Morgan Hill Subdivision and moved to this site) further north, in order to accommodate additional gravity flow from property on the east side of Barreville Road, north and south of State Park Road. The lift station should be constructed with an 8-inch force main. • Contribution should be made towards future road improvements to Barreville Road, Route 31/Veterans Parkway intersection/traffic signal, and the Green Street/Charles Miller Road intersection, pending the results of the Comprehensive Traffic Study. • Overhead utilities need to be buried; • Additional access to the detention basin/wetlands on the southern portion of the site needs to be added; • The subject property is part of a major watershed/wetland system (Fox River) and all associated storm water/drainage issues need to be considered closely; and • Barreville Road is a secondary arterial, according to the City’s Comprehensive Plan, and all requirements should be met to comply with that rating. Mr. McFarland, responding to an inquiry from Alderman Bolger, stated the detention to the north would drain east. The developer is willing to comply with the ordinance regarding storm water drainage. Alderman Glab, concurring with Staff’s suggestion, stated he would prefer to see the park areas combined. The developer noted the parks were distributed throughout the development for added interest. Alderman Glab suggested reconfiguring the house on the lot to allow for parking of a boat or recreational vehicle. Alderman Glab opined that, due to the topography of the property, a buffer should be considered between the homes and wetlands. Alderman Bolger commended Director of Parks and Recreation Merkel on his comments and suggestions regarding park space in the proposed development. He stated the wetlands should not be considered in the calculation of open space. Alderman Condon stated she supports many concepts of the project, however she expressed concern regarding the following: • The homeowners association maintaining the open space; • The schools being unable to handle the volume; and • Transportation issues. Alderman Wimmer opined he likes the design concept of the homes. July 12, 2004 Page 3 Mayor Low concurred with Alderman Wimmer regarding the design concept and agreed with the suggestions presented by Director Merkel regarding the parks in the proposed project. City Administrator Maxeiner requested that Staff be provided with direction from Council regarding the parks in the project. Alderman Bolger and Alderman Glab prefer one large park. Alderman Murgatroyd stated he had no strong feeling either way. Alderman Wimmer stated he would like to see two or three passive parks and one large active park. Alderman Peterson opined his preference for small parks throughout the neighborhood. Alderman Condon and Mayor Low indicated a preference for neighborhood parks. Responding to Mr. McFarland’s inquiry, Council agreed to consider privately-owned amenities maintained by the homeowner’s association, such as, a clubhouse, tennis courts or a pool. It was the consensus of Council to encourage the developer to move forward and present the plans to the Planning and Zoning Commission. Mayor Low recessed the Committee of the Whole Meeting at 8:45 p.m. in order to allow Director Napolitano an opportunity to set up a Power Point presentation. Mayor Low reconvened the Committee of the Whole Meeting at 8:53 p.m. ZONING TEXT AMENDMENTS REGARDING RECREATIONAL VEHICLES Director Napolitano stated the existing language in the City’s Zoning Ordinance relating to parking and storage of recreational vehicles states as follows: • A recreational vehicle must be parked in a garage, carport or covered parking space where one is available on the lot that is large enough to accommodate the vehicle; • Otherwise, the vehicle shall be parked in the driveway, to the rear of the building line, where possible; • Otherwise, the vehicle shall be parked in the driveway ahead of the building line; • Otherwise, if there is no driveway, the vehicle shall be parked in an open off-street parking space. Director Napolitano informed Council that as a policy the ordinance has not been enforced. The City of McHenry has long been a recreational community. Staff has taken the position that as long as the vehicle is parked on a paved surface it was legal. Director Napolitano stated that the Planning and Zoning Commission, during discussions regarding aesthetics, has expressed concern that the City is not enforcing the current ordinances. Staff opined enforcing the current ordinance would have a huge impact, and likely cause great concern, for owners of recreational vehicles in the City. Staff has proposed language that requires any recreational vehicle not parked or stored in a garage must be parked or stored behind the required front or corner yard setback line. The setback line would depend on the district. This language is less restrictive than the existing language in that it allows a recreational vehicle, regardless of July 12, 2004 Page 4 size, to be stored outside rather than in a garage, as long as it is set back properly. However, the language is still restrictive in those instances where the only place a recreational vehicle can be parked is in a driveway in front of the building. Alderman Condon stated she supports the language proposed by Staff. However, she suggested language be inserted to provide a 72-hour window for loading and/or unloading of recreational vehicles, and that current recreational vehicles owners be granted a one-year period to comply with the revised ordinance. Alderman Peterson expressed concern that the restrictions would pose a hardship for a subdivision zoned RS-4. Alderman Bolger stated he supports the current language in the ordinance. He voiced concern that the City is beginning to over-govern the citizenry. Alderman Glab stated the language in the ordinance requires clarification. Alderman Murgatroyd stated he supports changing language in the ordinance so the ordinance can be consistently enforced. It was the consensus of Council to direct Staff to prepare for an Open House to present the proposed ordinance to the public. MAYOR - STATEMENT Mayor Low announced that the flag at the Municipal Center would be flying at half staff in memory of Collier Barcus who was killed in action in Iraq last week. She informed Council that a portion of the memorial service would be held in Veteran’s Park. ADJOURNMENT Motion by Wimmer, seconded by Murgatroyd, to adjourn the meeting at 9:21 p.m. Voting Aye: Bolger, Glab, Low, Murgatroyd, Wimmer, Peterson, Condon. Voting Nay: None. Absent: None. Motion carried. The meeting was adjourned at 9:21 p.m. __________________________ ____________________________ Mayor City Clerk