Plan Commission Minutes 1995 12-13-95 Ypy
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MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE
OF YORKVILLE, KENDALL COUNTY, ILLINOIS
DECEMBER 13, 1995
7:00 P.M.
The December meeting of the Plan Commission was called to order by Acting Chairman,
Anne Lucietto.
Roll Call:
Members Present: Sandra Adams
Jack Magnuson
Lawrence Langland
Anne Lucietto
Dale Hornyan-Toftoy
Michael Crouch
Clarence Holdiman
John Barber
Dave Dockstader
Absent: Tom Lindblom
Ralph Pfister
Marty Behrens
Greg Kraber
Others Present:
City Planner, Jeff Palmquist, City Attorney, Dan Kramer, Consulting Engineer, Bill Schmanski,
Police Chief Tony Graff, Mayor Bob Johnson, City Treasurer Richard Scheffrahn, Aldermen Jeff'
Baker, Kathy Jones, and Jeff Spang.
Anne Lucietto asked if there were any additions or corrections made to the November Minutes.
Hearing none, Jack Magnuson voted for approval. Michael Crouch seconded.
Voice Vote: Carried.
PUBLIC HEARING PC 95-15
Requesting rezoning from R-1 One Family Residence to R-2 Duplex, R-3 R B-2 (all with the Special
Use of Planned Development). The property is adjacent to and on the east side of Route 47, 1/2 mile
south of Route 71, across from Legion Road. The owners of the property are Michael Wheeler and
Robert E. Davidson, Jr., and the petitioner is William Roppolo.
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Representing Mr. Roppolo was Attorney Bill Murphy. Mr. Murphy described the Roppolo family
as having two plans for this space. The first was called the "Open Space" Plan. The other plan was
referred to as the "Golf Course" Plan, but the Open Space Plan-was what they wanted to present
tonight.
Presenting the plan was Dave Behrens from Design Network. Mr. Behrens said Mr. Roppolo's main
objective was to develop a site that had a sense of"community." The major clientele they are looking
for is the young,married professionals and empty-nesters. This is a 164-acre development. It would
have four different zoning classifications. A townhouse area, a duplex area, a single-family area and
a small commercial area. What would tie the whole project together is the open space of 37.5 acres.
It would have a bicycle trail on the old Commonwealth Edison right-of-way, and there is space for
green areas and wetlands. There would be 156 single-family homes, 167 townhomes and 114
duplexes. The total overall gross density for the area was 2.7 dwelling units per acre.
Anne Lucietto asked about the Golf Course Plan. Mr. Murphy said that plan was only a conceptual
plan. After reviewing the site, the Open Space Plan, rather than the nine-hole golf course, would be
more appropriate for the City of Yorkville and the developer.
Anne Lucietto asked for any comments from the public. Hearing none, she closed the Public Hearing
for PC 95-15.
NEW BUSINESS
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PC 95-15 Requesting rezoning from R-1 One Family Residence to R-2 Duplex, R-3 & B-2 (all with
the Special Use of Planned Development). The property is adjacent to and on the east side of Route
47, 1/2 mile south of Route 71, across from Legion Road. The owners of the property are Michael
Wheeler and Robert E. Davidson, Jr., and the petitioner is William Roppolo.,
Lawrence Langland said the density was quite high and questioned whether the City of Yorkville
wants another development of this type. Sandra Adams and Michael Crouch agreed that Yorkville
was getting too many high-density developments. Michael Crouch said it was inevitable, no matter
how much they would prefer retired residents or young,childless couples, that kids would come with
this development. Yorkville schools were over capacity now.
Dave Dockstader said that after some research, he found that Yorkville had 30% of its housing
zoned as multi-family. This figure was higher than the one the Plan Commission had previously
thought it had.
Anne Lucietto asked if there would be any sidewalks and Mr. Murphy said no.
Housing density was discussed and Anne Lucietto read the Zoning Analysis checklist.
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r 1) Is the change consistent with the comprehensive plan? No
2) Is the change congruous with surrounding zoning districts? No
3) Is the change congruous with existing adjacent uses? No
4) Is the change congruous with existing commitments or
planned public improvements? Yes
5) Will the change result in private investment which would be
beneficial to the redevelopment of a deteriorated area? N/A
6) Will the change generally maintain or enhance property values
in the vicinity? N/A
ENVIRONMENTAL AND DEVELOPMENT CONCERNS
1) Is the location of future roads consistent with the official plans
of the City? - - Yes
2) Does the change conform to standards of traffic safety and
orderly traffic patterns? Other
3) If necessary, are other means of transportation available for access
to and from the proposed use? No
4) Does the proposed use promote the use of pedestrian rights
of way for convenience and safety? No
5) Does the change conform to all pertinent environmental
regulations? Yes
6) Can the proposed use conform to storm water run-off
requirements? Yes
7) Are recreational opportunities available or being provided
for the proposed use? Yes
8) Can the proposed use be adequately served by municipal
services? Yes
9) Is there capacity in the local schools for new students produced
by the proposed use? No
SUITABILITY OF THE SITE
1) Can the proposed use fulfill all current zoning requirements? No
a. frontage Yes
b. setbacks
C. lot areas
d. maximum lot coverage Yes
e. floor area ratio Yes
f. enclosure of use N/A
g. parking spaces No
h. screening Yes
i. water and sewage disposal Yes `
j. right-of-way from street width(city, county or state) Yes
2) Is the topography of the site suitable for the proposed use? Yes
3) Are the soils suitable for the proposed use? Yes
4) Are the soils suitable for septic systems if proposed as part of
the use? N/A
Dale Hornyan-Toftoy stated she disliked such a densely populated development, and she thought
most Yorkville residents would not approve.
Sandra Adams said this was a very large proposal with much information. She would like to table
it until next month, thus giving the Commission more time to study the project. Mr. Murphy said
their plan was a good sound plan. He thought they had given what the City had asked for, and he
wanted a vote immediately.
Sandra Adams made the motion to accept the zoning change for PC 95-15 from R-1 One-Family
Residence to R-2 Duplex, R-3 & B-2 (all with the Special Use of Planned Development).
Roll Call Vote:
Jack Magnuson - No Dave Dockstader - No
Michael Crouch - No Dale Hornyan-Toftoy - No
Sandra Adams - No Clarence Holdiman - No
Anne Lucietto - No John Barber - No
Clarence Holdiman - No
Motion denied 9-0.
OLD BUSINESS
PC 93-16 Kendall County- Ronhill Estates Unit II Final Plat. The applicant is Pavillion Hills, Inc.
Representing the owners of Fox Hill was Greg Gabel.
Mr. Gabel said they were present to receive approval of the Final Plat for the second phase of Ron
Hill Estates. He stated that Unit I had been successfully completed and Unit II had been previously
zoned R-3. The Plan Commission had already reviewed the preliminary plan for the development of
Unit II. The Final Plat had been planned and platted according to the Preliminary Plan. The size of
the plat is 25 acres, and there are 18 lots on the site. The minimum lot size is 45,000 S.F., and they
are served by well and septic. There has been work to verify that both systems will work. They have
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provided all the Yorkville requirements on the plat, such as easements for future utilities, sidewalks,
and annexation to Yorkville if this property becomes contiguous. The construction of the road will
be curbs and gutters and there will be storm sewers. They believe it is in accordance with previous
review and with.the Comprehensive Plan.
A short discussion about Unit II was held.
Lawrence Langland made the motion to approve PC 95-16 Ronhill Estates Unit II-Final Plat. Sandra
Adams seconded.
Roll Call Vote:
Anne Lucietto - Yes Clarence Holdiman - Yes
Michael Crouch - Yes Dale Hornyan-Toftoy - Yes
Sandra Adams - Yes Dave Dockstader - Yes
Jack Magnuson - Yes John Barber - Yes
Lawrence Langland - Yes
Motion passed 9-0.
With no further business, the meeting was adjourned.
s
J EF---Fren-cr,liecoiding Secretary
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