DATE: September 23, 2016 TO: FROM: Committee of the Whole-CD Drew Rackow AICP, Planner CITY OF BATAVIA SUBJECT: Initial Land Use Proposal Review for Landmeier Farm, North Side of McKee Street at Deerpath Road, K. Hovnanian Homes, Applicant Summary: K. Hovnanian Homes has submitted an application for Initial Land Use Proposal Review (ILUP) to consider a proposed plan for the property commonly known as the Landmeier Farm, north of McKee Street at Deerpath Road. The applicant proposes a land use plan with 198 total units, with 110 single family residences and 88 duplex units (44 structures). The development proposal will require formal requests for annexation and zoning entitlements to develop the approximately 69 acres. The proposal is in alignment with the range of units allowed by the Comprehensive Plan of between 126 to 227 units. This development includes the Landmeier parcel as well as the parcel owned by TLCB, LLC, formerly RA Faganel Builders. Background: The ILUP process allows the Committee of the Whole (COW) to discuss proposed new uses of land that differ from what is prescribed for a property in the Comprehensive Plan or the Official Zoning Map, and to give the general public an opportunity to participate in the Council s review. The goal of the process is to discuss issues regarding the proposed change in use and provide general commentary on the proposal. The result of the process is that the applicant may identify the major areas of concern of the COW and use those comments to refine a formal zoning application or can reevaluate their efforts. This process is not intended to provide a comprehensive detail oriented review and focuses on the larger concepts of the proposal. The current use of the property is farmland zoned F, Farming under Kane County jurisdiction. In 2006 RA Faganel Builders proposed development of the property as Batavia Reserve. Due to the 2008 economic recession the development application was withdrawn prior to the final approval of the Annexation Agreement. Batavia Reserve included 93 townhomes and 44 single family homes (137 total units). The Comprehensive Plan reflects the densities and use arrangements of that project. In 2013, the COW conducted a pre-application review requested by MI Homes which included 210 units (76 townhomes and 134 single family lots) and a clubhouse. The Comprehensive Plan Land Use Map designates approximately 39 acres of the property as Residential >.5-2 dwelling units per acre, allowing between 126 and 227 units. It designates 30 acres as >3.5-5 dwelling units per acre, allowing between 107 to 153 units per acre. The Comprehensive Plan does not distinguish between single family and multiple family residences. The submitted plan meets these density allowances; the Comprehensive Plan would be amended to reflect the proposed groupings of residential densities. Information Submitted by the Applicant: The applicant proposes use of the R1-M Single Family Residential - Medium Density Zoning District and R2, Two Family Residential Zoning Districts. All existing roadway stubs are connected through the site, with Deerpath Road serving as a collector. Plans indicate a bridge connection to Branson Drive, across the McKee Tributary. Pedestrian connections are also shown as part of the site plan. Mill Street is depicted with a boulevard entry, aligning with a planned model home court at Mill and Deerpath Road. All other rights of way are depicted as standard 66 feet wide. A mix of private and public open space, consisting of about 34% of the site is proposed. The applicant and City have had initial discussions with the Geneva Park District, who would accept a suitable park site, cash in lieu of land, or a combination of both under the Land Cash Ordinance.. A tree preservation area is indicated along the east property line providing a buffer between the proposed single family and existing multi-family buildings.
Existing wetlands are preserved on site, with an additional detention pond providing stormwater management for the southern portion of the site. The applicant notes that the site s two cell towers under existing easements granting perpetual access. The applicant proposes placing the property underlying the towers under HOA control. For additional description of the proposal, please see the applicant s letter attached to this report. Staff Analysis: The proposed duplexes would be designed as marketed as age-targeted toward senior buyers. Since they would not be age-restricted, the Land Cash Ordinance will be applied. First floor master units would likely fill a market demand in the community. The proposed residential mix includes more single family homes than contemplated with the Batavia Reserve project, which will increase student generation (and required landcash fees). The applicant s letter indicates that some Code relief for lot size and building bulk would be sought. The proposed roadways along the west boundary of the property would preserve vistas into the McKee Tributary for the public, rather than being limited to a backyard amenity. The proposed open space within the duplex portion would contribute toward requirements for open space required for the property per the McKee Tributary Detention Stormwater Facility permitting/design requirements. An open space management plan would be needed. The proposed park at the intersection of Deerpath and Mill Street would be HOA controlled. K. Hovnanian proposes that the park and surrounding area for model homes. Staff has suggested that the applicant explore ways to reduce the amount of street pavement in this area, as the design creates two parallel streets, increasing future maintenance costs for the city. The proposed park could be designed to act as island between two one way traffic lanes. Staff has also discussed providing a wider right of way for Deerpath Road, to allow on-street parking. The applicant is willing to explore design solutions that may provide additional parking within a 66 ROW profile. Overall, the proposed plan appears to address several planning objectives for this property, by providing the appropriate roadway connections to this property, and facilitates the construction of the planned bridge across the McKee Tributary Stormwater Management facility. Funding the bridge is a matter for Annexation Agreement negotiation. Staff notes that bridge and roadway connections are specified in the Comprehensive Plan, and have long been part of agreements between the City and Kane County regarding Fabyan Parkway and Randall Road access. A significant amount of open space is also contemplated. Verification of all appropriate open space and detention requirements are continuing and will be part of the evaluation of any formal submission. Architecture will have to be evaluated as part of the design review to assure that homes balance City Design Standards and avoidance of monotonous design with market demands. Requests for Code relief (such as setback and lot size) can be considered if a convincing rationale is presented to the Plan Commission. Recommendation: Staff recommends the Committee of the Whole (COW) conduct the ILUP as prescribed in the Zoning Code as follows: 1. Allow up to 10 minutes for the applicant to make a presentation, after which the COW may ask questions of the applicant. 2. Provide up to 10 minutes for staff to add relevant information, after which the COW may ask questions of staff. 3. Provide up to 30 minutes for public comment. 4. Discuss issues related to the proposed land use change and provide general commentary to the applicant (no vote occurs as part of this discussion). Timeline for Actions: There is no specific timeline. Commentary from the Committee will assist the applicant in determining their next steps. The ILUP is a voluntary process by the applicant, who may submit complete applications for entitlements (Annexation with Land Use Map and Zoning Map amendments) at any time. A 2
public hearing before the Plan Commission would be scheduled after receipt and staff review of those applications and authorization from the City Council to commence work on an Annexation Agreement. Attachments: Application Letter Proposed Site Plan Land Use Exhibit Park/Tower Exhibit c Mayor and City Council Department Heads Scott Barenbrugge, K Hovnanian Homes Jim Truesdell, K Hovnanian Homes Russ Whitaker, Applicant s Attorney Media 3
TON WAY HAM IL EXISTING FLOOD PLAIN 10 14 20 30' TREE PRESERVATION/ LANDSCAPE BUFFER 5 ROAD EXTENSION AND BRIDGE PENDING COST SHARING AGREEMENT 15 24 OPEN SPACE/ WETLAND 40 1 44 ENTRY FEATURE 31 MILL STREET 34 32 35 41 PARK 1 LANDSCAPE FEATURE 64 54 85 53 110 86 PEDESTRIAN PATH WITH NATIVE VEGETATED PARKWAY 5 30' TREE PRESERVATION/ LANDSCAPE BUFFER 90 50 80 60 105 10 95 45 63 74 75 EET 44 98 40 99 TH OR NE STR WOLCOTT LANE 70 16 DETENTION ±1.2 AC 34 33 OPEN SPACE/ WETLAND 30 17 20 26 25 PARK DEERPATH RD SITE DATA MILLBRIDGE BATAVIA, ILLINOIS 8/26/2016 McKEE STREET 0 100' 200' SCALE: 1"=200' NORTH
GENEVACORPORATE LIMIT BATAVIA CORPORATE LIMIT KANE COUNTY CORPORATE LIMIT FABYAN PARKWAY GENEVA CORPORATE LIMIT BATAVIA CORPORATE LIMIT E3 ZONING KANE COUNTY CC ZONING BRANSON DRIVE WALMART GC ZONING R5 ZONING SOUTH DRIVE HANSFORD AVE. OPEN SPACE WINDMERE MILL CREEK TRIBUTARY POS ZONING ILTO NW AY SENNETT STREE T R1-M ZONING HAM SAM'S CLUB MILL STREET HERITAGE R3 ZONING WOLCOTT LANE OPEN SPACE POS ZONING SP RIN GG RE EN WIND POINT SHOPPING CENTER WA Y GC ZONING TROUT FARM MARTIN DR DEER PATH CROSSINGS MCKEE STREET N. BARTON TRAIL R-0 ZONING DEERPATH ROAD WEAVER LANDING W. WIL SON ST REET THO R-0 ZONING TRENTT DRIVE RNE STR EE T KANE COUNTY CO RPORATE LIMIT BATAVIA CORPO RATE LIMIT TRAIL RANDALL ROAD GC ZONING TARGET GC ZONING R-0 ZONING 0 400' 800' SCALE: 1"=400' LAND USE EXHIBIT MILLBRIDGE BATAVIA, ILLINOIS 9/02/2016 NORTH
WOLCOTT LANE TH OR NE EET R T S OPEN SPACE/ DETENTION ±2.35 Ac EXISTING WETLAND ±2.59 Ac TRENTT DRIVE CELL TOWER SITES ±0.12 Ac DEERPATH RD PARK ±5.8 Ac PARK AREA EXHIBIT MILLBRIDGE BATAVIA, ILLINOIS 8/30/2016 McKEE STREET 0 100' 200' SCALE: 1"=200' NORTH