City Council Minutes 2002 08-06-02 (special cc) 1
YORKVILLE CITY COUNCIL, YORKVILLE COMMUNITY SCHOOL
DISTRICT,YORKVILLE-BRISTOL SANITARY DISTRICT,YORKVILLE-
BRISTOL FIRE DEPARTMENT AND YORKVILLE PARK BOARD JOINT
MEETING
fifth
am
TUESDAY,AUG. 6,2002 ful
6 P.M. Arnm
In Attendance:
Aldermen Larry Kot,Rose Spears,Mike Anderson,Richard Sticka;Mayor Art
Prochaska; Rodney Tonelli,from Ruettiger,Tonelli and Associates;Ralph Pfister,from
the Yorkville Sanitary District; Mike Hitzemann and Tom Lindblom from the Bristol-
Kendall Fire Department; Chris Rollins,from the Yorkville Park Board; City Attorney
Dan Kramer;and Kathy Farren,Kendall County Record
Joint Review of Comprehensive Plan Draft
Mayor Art Prochaska opened the meeting stating that the city is in the process of
updating the comprehensive plan. He said the city wanted to hear from representatives
from other taxing bodies in the city to get their comments. He said he had hoped a
representative from the school board would be present to share ideas.
Rodney Tonelli, from Ruettiger,Tonelli and Associates,presented an overview of the
draft plan. Tonelli said the draft plan differs significantly from the current plan. The
current plan has the city's planning area in similar land use districts.
The difficulty comes in the residential area. New residential developments coming into
the city were falling under one category,which was too broad of an area. The draft plan
contains six broad classifications of land uses. Within the residential area there are five
different categories. Tonelli said the categories are color coordinated and density based.
The beige color represents the estate neighborhood, which tends to have larger lot sizes
of about 1.5 units per acre or less.
The yellow color represents the suburban neighborhood. Tonelli said that represents a
good portion of what is in the planning area. The suburban neighborhood consists of
single-family homes on lot sizes in the 12,000 square foot range and is geared toward the
city's zoning ordinance. The typical density is about 1.5 to 2.25 units per acre.
A new category is the transitional neighborhood, shown in a salmon color on the map.
Tonelli said if developers do nothing to meet design incentives,the land use is identical
to the suburban neighborhood. However, if developers meet some of the design
incentives,the city will allow residential units that are not single-family units on 12,000
square foot lots in the transitional areas.
Some of the design incentives include open space. Tonelli said text in the draft plan
provides guidelines for increasing open space. He said open space is defined as additional
open space above and beyond Park Board requirements. He said this provides a formula
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for the Plan Commission and City Council a way to scientifically evaluate and identify
new developments. He said the guidelines help city officials select areas where
townhomes may be palatable.
For instance,he said townhomes might be acceptable in areas that abut Montgomery and
Oswego where those densities are drawing market prices.
Alderman Richard Sticka questioned that last two lines in the chart on Page 7 of the text
in the land use plan. Tonelli said the lines offer two different scenarios for townhomes.
He said the overall density on the property is the same and the exchanges are not all that
different. According to the chart,the additional open space in both categories is 25
percent. The first line calls for the maximum area within development of single-family
attached to be 40 percent with a maximum overall density of 3.5 units per acre and a
maximum density of single-family attached homes to be six units per acre. The second
line calls for the maximum area within development of single-family attached to be 25
percent with a maximum overall density of 3.5 units per acre and a maximum density of
single-family attached homes to be eight units per acre.
Tonelli said that in the last line,developers are allowed a little more density on a smaller
area. In the first line, developers are allowed a little less density on a larger area. He said
the chart is making it flexible to provide alternatives on attached single-family homes.
He said any total holding of property only grants a percentage of land to be used for
attached products. The majority of all that area still must be single-family homes,he said.
Further explaining the colors on the map,Tonelli said the red area represents commercial
land uses. The orange represents the traditional neighborhoods found in the historic
downtown and the pattern of homes around it. He said the designation of the traditional
neighborhood tries to take into account the unique way homes occur in the downtown
area.
Tonelli said there area still a lot of single-family homes that front Route 47. As the
roadway becomes busier,he said many of the homes are converted into retail/office
space. He said the plan allows for those homes to be used as boutiques and other similar
uses.
The dark purple color represents industrial uses on the map and the pink is reserved for
office/industrial/light industrial. Tonelli said there is a good amount of in the plan for
economic development areas.
The blue area of the plan is public use land and the green area represents parks and open
space,Tonelli said.
Tonelli explained that the draft plan also extends the boundaries of the city. In the last
plan,the south limits were drawn at Ament Road. This time,the plan goes further south
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to Caton Farm Road, he said. That land is colored white on the map to represent a
possible future land use area.
Once Tonelli summed up the review,Mayor Prochaska said to those present that he
wanted their input on future locations of facilities.
Mike Hitzemann representing the Bristol-Kendall Fire Department, said the department
has an eye on a couple of places. He said he would meet with City Administrator Tony
Graff to go through the proper channels.
Prochaska said that the more the city knows about what other taxing bodies are looking
for regarding future building,the better the city can plan for the sites. Tonelli said the
draft plan gives the city a framework and that it isn't set in stone. Prochaska said the city
is trying to carve out areas that may be needed for future building needs. He said major
growth is coming to the city.
Ralph Pfister,representing the Yorkville-Bristol Sanitary District, said the district is
going to build an interceptor once in 100 years, so they better know where the city is
going so the lines can be sized properly. Prochaska said he was right and that it is
important the right lines be installed. Pfister asked if the city had looked at the sanitary
district's comprehensive plan and Prochaska said no,but that it would be reviewed.
Prochaska said the draft version of the plan is close to what the city will adopt as a final
plan. As another issue, he said crossing the river is something that needs to be looked at.
The draft plan shows three other possible river crossings,however,nothing is definite.
Hitzemann asked about more crossings for Blackberry Creek. He said traffic goes from
Route 47 to Bristol Ridge road without a crossing.
Prochaska said Hitzemann raised an interesting point but the hard part is that most of the
area is already developed.
Prochaska asked all those in attendance to take the draft plan back to their boards and to
bring any comments back to the city staff.
In response to a question from Pfister,Tonelli said there are 1,200 acres in the industrial
park. He said that in the old plan,the industrial area was more spread out through the
planning area. In the new plan,a cleaner transition has been created. Pfister said he likes
the way the area is isolated.
On another matter,Prochaska said the area north of the river and east of Eldamain shows
lower density levels. He said that area could be the start of the Rob Roy interceptor.
The meeting adjourned at 6:45 p.m.
Minutes respectfully submitted by Dina Gipe