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Record of Proceedings

Woodstock City Council Meeting - April 2, 2024: Lennar Riverwoods Development Approved

City Council — Tuesday, April 2, 2024
BodyWoodstock, Illinois
SessionCity Council
DateTuesday, April 2, 2024
StatusFILED
Video Record
0:00 / 5:35:40

Original source
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0:03

Well, good evening, ladies and gentlemen.

0:05

I would like to welcome you all to this evening's meeting of the Woodstock City Council.

0:10

A few brief announcements before we get started this evening.

0:13

City Council operates on what's called a consent format.

0:18

Consent format means that all items for action this evening will be considered in a single motion and a single vote.

0:25

This evening, we actually have an item that has been removed separately.

0:30

It is the Lenar Riverwood subdivision, so actually the consent calendar this evening does not contain that action item.

0:37

So that is a separate item and purposely set aside for uh for separate consideration and action this evening.

0:44

The consent calendar, though, uh, if uh someone is here for a consent calendar item, those items are considered in a single motion in a single vote.

0:51

If a member of city council wishes to, they may have an item removed for separate consideration and voting.

0:57

Uh, if a member of the public would like to have one of the consent calendar items removed for separate consideration and voting, they may make a request for a city council member to remove that for separate consideration and voting and agreed to by the member of council, it too will be removed.

1:12

Uh the agenda will be on the screen behind me.

1:16

Council also has a monitor in front of us so that we can see what's being displayed on the screen on the screen that you all are looking at as well.

1:24

There are two opportunities for public comment this evening.

1:27

Uh the first being at the start of the meeting under floor discussion.

1:30

There'll be an opportunity for members of the public to come forward to the podium in the middle of the room.

1:35

If you're willing to do so, state your name and address for purpose of the record.

1:38

Feel free to make your comments under floor discussion on any items that are not on this evening's agenda.

1:44

There will be a second opportunity for public comment this evening when we consider and vote upon any item.

1:52

Are there any questions on those announcements before we get started this evening?

1:58

Hearing none, I'll go ahead and officially call the order this April 2nd, 2024 meeting of the Woodstock City Council to order and ask the clerk to please call the role.

2:08

Councilman Flynn.

2:09

Here.

2:10

Councilwoman McCann.

2:11

Here.

2:12

Councilman Nearman.

2:13

Here.

2:14

Councilman Seegers?

2:15

Here.

2:15

Councilman Tebow?

2:16

Here.

2:17

Councilwoman Ziemba.

2:18

Here.

2:19

Mayor Turner.

2:20

Here.

2:20

Let the record reflect that all members of the Woodstock City Council are present and in chambers at the Opera House this evening.

2:26

Jane, will you please confirm that the agenda this evening is the same as the true and published agenda?

2:32

Yes, it is.

2:33

Thank you, Jane.

2:33

That being the case, ladies and gentlemen, the council, the people's business is duly inappropriately before us.

2:38

First item this evening is floor discussion.

2:41

And under floor discussion, uh we have a proclamation, uh National Library Week.

2:47

Um I am going to read that proclamation here, and then I'm going to ask our library director uh to come forward, and I'm also going to ask members of our friends of the Woodstock Library to come forward as well.

2:59

For now, I'll go ahead and read the proclamation.

3:01

Council without objection.

3:04

Proclamation honoring National Library Week and the Woodstock Public Library.

3:09

Whereas since 1958, the American Library Association has sponsored National Library Week annually to celebrate the contributions of our nation's libraries and librarians and to promote library use and support for our libraries.

3:23

And whereas libraries offer the opportunity for everyone to connect with others, learn new skills, pursue their passions, no matter where they are in life's journey.

3:34

And whereas libraries adapt to the ever-changing needs of their communities, developing and expanding collections, programs, and services as diverse as the populations they serve.

3:45

And whereas libraries are accessible and inclusive places that promote civic engagement, a sense of local connection, advancing understanding, and a shared community and shared community goals.

3:58

And whereas libraries play a pivotal role in economic development by providing resources and support for job seekers, entrepreneurs, and small businesses.

4:09

And whereas libraries have long served as trusted institutions, striving to ensure equitable access to information and services for all members of the community, regardless of race.

4:20

And whereas National Library Week is being observed across the country this year from April 7th through 13th, 2024, with the theme ready set library.

4:32

And whereas during National Library Week we pay special tribute to our beloved Woodstock Library and encourage all community members to call or visit the library and show their appreciation to library staff on Tuesday, April 9th, designated as National Library Workers Day.

4:50

And whereas Woodstock Public Library has provides proof of National Library Week's theme every day through over 100,000 in-person visits and almost one million online contacts yearly.

5:04

Now therefore be it proclaimed that the city of Wood, the City Council of the City of Woodstock, on behalf of all citizens of Woodstock wishes us to applaud the role of the American Library Association in conjunction or in continuing to promote National Library Week, thereby offering the opportunity to once more express the Woodstock community's deep gratitude and continued support the Woodstock Public Library.

5:29

Approved and adopted adopted by the City Council, the City of Woodstock, McHenry County, the second day of April 2024.

5:37

Nick, I'd like you as well as members of the Friends of the Woodstock Library in attendance tonight, Donna Fowler Treasurer, Megan Anderson's secretary, Marty Schaefer, and Donna Emmons.

5:48

If you'll uh come up through the side door there and join me in the front, I'd be happy to present this as well as a gift to the city.

6:00

Yes, sir.

Discussion Breakdown — Share of Meeting
Environmental Protection█████████████████████████25%
Procedural████████████████16%
Engineering And Infrastructure███████████11%
Economic Development██████████10%
Affordable Housing███████7%
Water And Wastewater Management██████6%
Public Engagement█████5%
Transportation Safety████4%
Downtown Planning████4%
Summary of Proceedings

Woodstock City Council Meeting - April 2, 2024

Introductory Paragraph

The Woodstock City Council met on April 2, 2024, at 7:00 PM in the City Council Chambers. The main agenda item was the Lennar Riverwoods development, a proposed 320-unit residential project on 135 acres north of Lucas Road. After a public hearing and extensive council deliberations, the council voted unanimously (7-0) to approve all five ordinances related to the development, including annexation, zoning change to R3, a special use permit for a planned unit development, and the preliminary plat.

Proclamations & Presentations

  • Mayor Turner read a proclamation declaring National Library Week (April 7-13, 2024). Library Director Nick and members of the Friends of the Woodstock Library accepted a check for $30,000 raised for the library.

Public Comments (Non-Agenda Items)

  • John Buzo (679 Game Street) expressed concerns about potential changes to the town square and parking meters. Mayor clarified there are no plans for parking meters or radical changes to the square, only a park master plan.
  • Greg Hanson (Woodstock) questioned the city's investment in the Public House restaurant, which recently closed, and called for transparency and accountability on taxpayer money.
  • Rick Belair (1403 Moraine Drive) humorously clarified that Woodstock Willie was not responsible for the weather.

Consent Calendar

  • Approved unanimously with no items removed. Included acceptance of minutes, warrants #4094 and #4095, Parks and Recreation Commission minutes, and Manager's Report No. 246 (including a fence variation at 656 Lake Ave., a police facility security fence expenditure of $63,000, and UPS battery replacement for $13,001.34).

Discussion Items: Lennar Riverwoods Development

Developer Presentation

  • Tom Burney (attorney) introduced the annexation agreement, highlighting $2.3 million in impact fees to the city and $1.2 million to the school district, with approximately $1.5 million in credits for extraordinary off-site improvements, including a bridge over the Kishwaukee River connecting to Memorial Drive.
  • Rich Olson (land planner) described the plan: 244 single-family homes and 76 duplexes, 40% open space, a 3,500-foot multi-use trail, tree preservation (50% of high-quality trees, 762 new trees), and wetland mitigation.
  • Rick Murphy (Lennar) emphasized Lennar's 70-year history, financial stability, and commitment to the community. He noted the development would represent over $100 million in investment.
  • Council questions addressed setbacks (six-foot side yard for three-car garages, with agreement to avoid adjacent three-car garages), phasing (4–5 years, starting with off-site improvements), and homeowner association maintenance.

Public Hearing Comments (Nearly all opposed)

  • Greg Parkhouse (10017 Lucas Rd.): Concerned about traffic on Lucas Road and Route 47, citing 50 existing homes and 600 new cars, plus bicycle and motorcycle traffic.
  • Dave Brant (Wonder Lake): 88% of the site has hydric soils; warned of wet basements and erosion into the Kishwaukee River headwaters.
  • Eleanor Rourke (435 Daisy St.): The development violates the 2008 comprehensive plan (resource conservation designation) and argued the city is subsidizing Lennar with over $1.6 million in fee waivers.
  • Catherine Bullen (Union): Raised water supply concerns, noting 30% of the parcel is sensitive aquifer recharge area (SARA). Cited water demand increase projections and cases of aquifer depletion in Huntley and Lake in the Hills.
  • Amber Bauman (5116 Mt. Thabor Rd.): Questioned police staffing (1.56 officers per 1,000 residents vs. state average of 3.07) and argued Lennar's impact fee reductions shift costs to taxpayers. Noted the homes are not affordable (expected prices over $400,000).
  • TJ Leverrow (11106 Lucas Rd.): The development does not comply with the city's Conservation Design chapter of the UDO, which requires 50% open space (plan offers 40%) and preservation of natural features.
  • Gunnar Gitlin (Woodstock): Argued the tree survey was outdated (2004) and did not meet UDO requirements for a tree survey of trees 4 inches or larger. Estimated that required replacement trees could number in the thousands. Also noted soil borings were below UDO standards.
  • Maxwell Parrish (Student, Woodstock North HS): Concerned about taxpayer costs for infrastructure (roads, sewer, electric grid).
  • Bill Schubert (Hickory Lane): Asked why Woodstock should lose its unique character for a development on small lots.
  • Aaron Kennedy (Environmental Defenders of McHenry County): The plan lacked input from the city's Environmental Commission, the Land Conservancy, and the Soil and Water Conservation District. Set dangerous precedent for water resources.
  • Lisa Hatterlein (Land Conservancy of McHenry County): Called for adherence to UDO standards, noting that tree replacement requirements could require 8,000 trees based on average 18-inch tree removal.
  • Megan Libertiau (11106 Lucas Rd.): Argued the LaSalle factors for rezoning were not met. Density is inconsistent with surrounding agricultural and rural character.
  • Alan Erickson (Midwest Land Partners, property owner): Asked council to consider the extensive planning and expertise involved. Noted the property was previously approved for development in 2007.
  • Other speakers expressed concerns about water quality, aquifer recharge, soil percolation, traffic safety (Lucas/47 intersection had 70 accidents since 2019 per FOIA), and preservation of rural character.

Council Deliberations

  • Mayor Turner emphasized the strategic importance of the US 14 corridor and the need for growth to support the tax base, schools, and local businesses. He noted that hydric soils and SARA are widespread in the county and can be managed with proper engineering.
  • Councilman Bob Seegers countered concerns about contamination by comparing fertilizer and chemical application rates: farms apply 1,151 lbs/acre of fertilizer vs. 131 lbs/acre for lawns, and farms use pesticides/fungicides while residential lawn care often does not. He argued that not all residential acres will be treated. He noted the property has been zoned for residential development since the 1990s and that Lennar has made substantial concessions.
  • Councilman Gordy McMahan highlighted benefits: reduced tax burden, increased customers for local businesses, use of existing school capacity, and the inevitability of growth.
  • Councilman Tom Nearman pushed for strict enforcement of stormwater management and tree preservation with a certified arborist.
  • Councilwoman Melissa Ziemba initially had concerns about six-foot side setbacks but was satisfied with the agreement on third-car garage placement.
  • Councilman Darren Seegers acknowledged learning from the public and supported the development, noting the 17 additional acres added since the original plan, and expressed interest in a partnership with the Land Conservancy to protect open space.
  • City Attorney Ruth clarified that the comprehensive plan is a planning document, not a binding law, and the UDO's provisions can be deviated from via a special use PUD. The city engineer and wetland specialist explained that stormwater management, erosion control, and wetland mitigation will meet all county and city ordinances.

Key Outcomes

  • Vote on Document #2 (Annexation Agreement): Approved 7-0.
  • Vote on Document #3 (Annexation Ordinance): Approved 7-0.
  • Vote on Document #4 (Zoning Map Amendment to R3): Approved 7-0.
  • Vote on Document #5 (Special Use Permit/Planned Unit Development): Approved 7-0.
  • Vote on Document #6 (Preliminary Plat of Subdivision): Approved 7-0.
  • Developer offered $100,000 for city forestry to address tree replacement concerns; council accepted the offer as part of the agreement.
  • The next meeting is scheduled for April 16, 2024, at 7:00 PM.

Meeting Transcript

Well, good evening, ladies and gentlemen. I would like to welcome you all to this evening's meeting of the Woodstock City Council. A few brief announcements before we get started this evening. City Council operates on what's called a consent format. Consent format means that all items for action this evening will be considered in a single motion and a single vote. This evening, we actually have an item that has been removed separately. It is the Lenar Riverwood subdivision, so actually the consent calendar this evening does not contain that action item. So that is a separate item and purposely set aside for uh for separate consideration and action this evening. The consent calendar, though, uh, if uh someone is here for a consent calendar item, those items are considered in a single motion in a single vote. If a member of city council wishes to, they may have an item removed for separate consideration and voting. Uh, if a member of the public would like to have one of the consent calendar items removed for separate consideration and voting, they may make a request for a city council member to remove that for separate consideration and voting and agreed to by the member of council, it too will be removed. Uh the agenda will be on the screen behind me. Council also has a monitor in front of us so that we can see what's being displayed on the screen on the screen that you all are looking at as well. There are two opportunities for public comment this evening. Uh the first being at the start of the meeting under floor discussion. There'll be an opportunity for members of the public to come forward to the podium in the middle of the room. If you're willing to do so, state your name and address for purpose of the record. Feel free to make your comments under floor discussion on any items that are not on this evening's agenda. There will be a second opportunity for public comment this evening when we consider and vote upon any item. Are there any questions on those announcements before we get started this evening? Hearing none, I'll go ahead and officially call the order this April 2nd, 2024 meeting of the Woodstock City Council to order and ask the clerk to please call the role. Councilman Flynn. Here. Councilwoman McCann. Here. Councilman Nearman. Here. Councilman Seegers? Here. Councilman Tebow? Here. Councilwoman Ziemba. Here. Mayor Turner. Here. Let the record reflect that all members of the Woodstock City Council are present and in chambers at the Opera House this evening. Jane, will you please confirm that the agenda this evening is the same as the true and published agenda? Yes, it is. Thank you, Jane. That being the case, ladies and gentlemen, the council, the people's business is duly inappropriately before us. First item this evening is floor discussion. And under floor discussion, uh we have a proclamation, uh National Library Week. Um I am going to read that proclamation here, and then I'm going to ask our library director uh to come forward, and I'm also going to ask members of our friends of the Woodstock Library to come forward as well. For now, I'll go ahead and read the proclamation. Council without objection. Proclamation honoring National Library Week and the Woodstock Public Library. Whereas since 1958, the American Library Association has sponsored National Library Week annually to celebrate the contributions of our nation's libraries and librarians and to promote library use and support for our libraries. And whereas libraries offer the opportunity for everyone to connect with others, learn new skills, pursue their passions, no matter where they are in life's journey. And whereas libraries adapt to the ever-changing needs of their communities, developing and expanding collections, programs, and services as diverse as the populations they serve. And whereas libraries are accessible and inclusive places that promote civic engagement, a sense of local connection, advancing understanding, and a shared community and shared community goals.

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