Economic Development Minutes 2015 09-01-15Page 1 of 4
APPROVED 10/6/15
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, September 1, 2015, 6:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
In Attendance:
Committee Members:
Chairman Ken Koch
Alderman Carlo Colosimo
Alderman Chris Funkhouser
Absent: Alderman Diane Teeling
Other City Officials:
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
City Planner Chris Heinen
Code Official Pete Ratos
Administrative Intern Nicole Kathman
Other Guests:
David Schultz, HR Green
Niko Villacci, State Farm Agent
Steve Steinwart, Meadowvale
The meeting was called to order by Chairman Ken Koch at 6:02pm.
Citizen Comments: None
Previous Meeting Minutes: August 4, 2015
The minutes were approved as read on a voice vote.
New Business:
1. EDC 2015-33 Building Permit Report for July 2015
Mr. Ratos reported 71 building permits were issued--10 of those were single family homes under the
B.U.I.L.D. incentive program and 12 were commercial. Much of the building is in Windett Ridge.
2. EDC 2015-34 Building Inspection Report for July 2015
There were 274 inspections completed and 12-13 were done for the County. Most were for fences,
decks and houses.
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3. EDC 2015-35 Property Maintenance Report for July 2015
Several weeds and grass citations were issued in July with the biggest violation on 96.5 acres on Route
47 across from the waterpark resulting in a fine of $2,475. The property owners were also cited for
trash, debris and dumping. The police are checking this site periodically and the City is trying to
persuade the owners to shut off access or clean up the site. The property is owned by a venture capital
bank in California and there has been no communication from them. The property has been subject to
litigation according to Mr. Olson.
4. PC 2015-15 Text Amendment for Zoning Code Regarding Lot Coverage and Floor Area Ratio
City staff wishes to amend Chapter 7 of the zoning ordinance adopted last year, since changes were
needed. The purpose of a lot coverage ratio is to control stormwater runoff on impervious surfaces.
Previously only the building surfaces had limits and now most impervious surfaces are included. Many
lots were over the maximum threshhold and staff has adjusted these limits. A chart was compiled to
illustrate this information and adjustments were also compared to other towns. Only new lots would be
affected, not ones already planned or with locks on them.
Chairman Koch inquired if a resident could ask for a variance. If one is requested, standards must be
considered and the Council has the final decision. Alderman Funkhouser said he had concern with the
percentage of coverage in the zoning districts O, B, and M zoning and felt 80% would be appropriate in
O through M. Ms. Noble said permeable pavers would not be counted in these districts. It was noted
that nearly 100% coverage could be achieved with permeable pavers. Mr. Ratos added that if a large
company located in the City, there could be a problem with the large percentage of coverage.
Alderman Funkhouser said he would like to examine the amendment further as he felt the coverages
were too high. Ms. Noble said the City does not want to have large numbers of non-conformities.
Alderman Colosimo said he favored adding more green space and grassy medians and was OK with the
80% coverage. Mr. Olson suggested making a mockup of a couple different site plans for the Plan
Commission Public Hearings. This proposed amendment will move to Plan Commission September
9th and to the City Council consent agenda on September 22nd.
5. ZBA 2015-04 Meadowvale Lot Coverage Variance
Mr. Heinen said Meadowvale wishes to construct a 17,000 square foot building and parking lot
expansion. They currently have 26 parking spaces which will be taken up with the new addition. An
additional curb cut onto Beaver St. is also requested. The maximum lot coverage of 60% would be
exceeded with an increase to 77% coverage in their request. Mr. Heinen compiled a coverage
comparison chart of the surrounding buildings. About 60% of the structures would exceed the
ordinance, but would be in compliance with approval of the text amendment. There is a cross-access
easement with the neighbors to the east that would be within 80%. This request is scheduled for a
Public Hearing at ZBA on September 2 and for City Council on September 22nd.
6. ZBA 2015-05 Sign Variance for Property Located at the NE Corner of John St. & Sycamore Rd.
Niko Villacci, petitioner, wishes to construct a sign at the NE corner for an office complex. The
requested height is 18.5 feet (up from the maximum of 12 feet) and 155 square feet in area. A
monument sign is requested and will be used for all 4 buildings when the development is complete.
This petition will also be heard at the September 2nd ZBA meeting and the September 22nd Council
meeting.
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Mr. Villacci said the property is already zoned and approved for four buildings. Alderman Funkhouser
said he thought the sign would not be visible from the road when the lots are built out and he is
concerned about the various requests for larger signs. He felt the sign size was not appropriate for the
duplexes in the area and said that the City should adhere to the present ordinance. Mr. Villacci replied
that there will be 26 units when all buildings are up (a $4 million project) and not all tenant names
could be put on an 18-foot sign. Alderman Koch cautioned against using smaller panels that cannot be
seen. Alderman Koch and Colosimo said they would support the sign. This matter goes to the City
Council on August 22nd.
7. EDC 2015-36 Comprehensive Plan Update – State of the City Report
Mr. Heinen summarized the activities of the Lakota Group. Phase I (data-gathering) has been
completed. Phase II will begin soon and last until spring and Phase III completion is expected by
August-September 2016. The Lakota Group will be attending the Hometown Days to gather input.
The State of the City report was included for review by the committee.
Ms. Noble said the level of comprehension from Lakota Group was impressive and will be helpful for
economic development. The City currently has an 8-year stock of houses and 2 years is desirable
according to Mr. Olson. The number of building-ready lots is also important to be aware of according
to Mr. Ratos. This information also assists with City staffing purposes. Mr. Colosimo said no new
subdivisions will be approved until the existing lots are built. Those with utilities are more attractive to
developers according to Mr. Funkhouser. He also commented that the marketshare is with lease/rent
and age-targeted buildings.
Chairman Koch asked if the homebuilders could be included in the Comp Plan. Mr. Funkhouser
cautioned against doing this as they may sell off to other builders and the builder name becomes less
relevant. Mr. Koch also commented on the new ownership of the Kendall Marketplace.
8. EDC 2015-37 Commercial / Industrial Incentive Plan
Ms. Noble said this is a step-off for 2015-2016 goals to look at commercial/industrial programs.
Commercial builders have said permit fees are too high and asked for relief. Some of the existing
programs include TIF districts and sales tax rebates. Ms. Noble asked the committee what other types
of programs staff should research. She said building permit and engineering review fees are the biggest
hurdles and engineering fees are high since they are outsourced. She suggested a possible cap on fees.
Mr. Olson said the fees won't deter large dollar projects in comparison to the total costs. He added that
previous incentives such as front-funded infrastructure and other programs were beneficial. Alderman
Koch added that City bonds are less expensive than what a business can obtain.
Alderman Colosimo said the city needs large employers that bring jobs. He suggested the City could
provide incentives for business and also for their employees in the form of home tax rebates etc.
Alderman Funkhouser said he would like to see commercial development on Eldamain especially since
there are railroad spurs there already. However, Mr. Koch pointed out there is no natural gas to this site
and that advertising such property is also important. Mr. Ratos said that if a large manufacturing
company would develop there, utilities might be run for free.
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Alderman Colosimo suggested an incentive to bring a business to complement the waterpark, however,
it was noted the price is too high on the surrounding private land. Mr. Olson said a gas station has
looked at the NE corner of Galena & Rt. 47 and is researching a variance for access. There was also a
brief discussion of the widening of Rt. 47 into Kane County. Street lights were also discussed and that
project should be finished by February or March and is under budget.
In summary, the committee desires a big business that would provide jobs and taxes and in turn, give
them incentives. Staff will work on this idea and request input from Lynn Dubajic. Mr. Olson will also
report on a related County meeting he and Ms. Noble will attend.
Old Business: None
Additional Business:
Alderman Funkhouser asked about the status of Lynn Dubajic and the YEDC. The City Attorney is
drafting a consultant's agreement for her since the YEDC is dissolving. She is still providing updates to
the City. Alderman Koch said he would like to see her at the EDC meetings once the agreement is in
place. Alderman Funkhouser said he would like this committee to discuss objectives, goals and
expectations with her and a written, non-compete clause to not work for other towns, was requested by
Alderman Colosimo.
There was no further business and the meeting was adjourned at 7:26pm.
Minutes respectfully submitted by
Marlys Young