Plan Commission Minutes 1996 10-09-96 MINUTES OF THE PLAN COMMISSION OF THE
UNITED CITY OF THE VILLAGE OF YORKVILLE
KENDALL COUNTY, ILLINOIS
OCTOBER 9,1996
The October meeting of the Plan Commission was called to order by Chairman
Tom Lindblom at 7:00 P.M..
Roll Call:
Members Present: Michael Crouch
Sandra Adams
Dale Hornyan-Toftoy
Jack Jones
Tom Lindblom
Lawrence Langland
Members Absent: Greg Kraber
Ralph Pfister
John Barber
Clarence Holdiman
Marty Behrens
Jack Magnuson
Anne Lucietto
Dave Dockstader
JACK MAGNUSON RESIGNATION
Chairman Lindblom announced they had received a letter of resignation from
Jack Magnuson. He has sold his property in town and will no longer be a
Yorkville resident.
SEPTEMBER PLANNING COMMISSION MINUTES
Mr. Lanaland moved to approve the September minutes as submitted. Ms.
Adams seconded the motion On a voice vote all members presgrit voting aye
Motion carved,
Chairman Lindblom asked for all those wishing to speak tonight at both public
hearings to stand and repeat an oath of truth after him.
PUBLIC HEARING PC 96-18 EDMEIER GROUP/AMENDED APPLICATION
The petitioners are the Edmeier Group, an IL Corp. They are requesting
rezoning from R-1 One Family Residential District to R-3 General Residence
Planning Commission Minutes 10/9/96
District as a Planned Unit Development on a 36.379 Acre Tract. The property is
located on Rt. 71 between Rts. 47 & 126.
Dean Edmeier stated they were here today for a text amendment. He said that
the initial application was filed R-2 Duplex zoning in the section marked multi
family on the maps. The only issue discussed so far has been town homes.
This text amendment would bring the petition in line with the discussions. There
were no further comments. Ms. Homyan-Toftoy moved to close this pmioo o
the public hearing Ms Adams seconded the motion. On a voice vote, all
members present voting dye. Motion carried.
PC 96-21 KUCZKOWSKI/ REZONING R-2 to R-2 DUPI FX SPECIAL
The petitioners are requesting rezoning from R-2 to R-2 Duplex as a Special
Use. The property is located at 330 E. Van Emmon and the owner is Bonnie
Kuczkowski. The petitioners are Keith Kuczkowski and Kim Peterson. Keith
Kuczkowski presented the request. There were no further comments. NIL
Crouch moved to adjourn this portion of the public hearing. Ms. Adams
seconded the motion On a voice vote, all members press to votingaye. Motion
carved.
OLD BUSINESS
PC 96-4 CIMARRON RIDGE - FINAL PLAT- LOCK 5-UNIT 2
Attorney Tom Grant represented the Conovers. This was continued from last
month due to some engineering issues which have been resolved. He stated
this final plat complies completely with the preliminary plan as previously
submitted. He asked for a recommendation to the City Council, subject to final
engineering. Jim Nanninga stated there were no concerns from Planning
Council and they have complied with all that Joe Wyrot had asked. ML
Lanaland moved to recommend to the City Council to approve the Cimarron
Ridge Final Plat, subject to engineering Ms Adams seconded the motion. On a
roll call vote, all members present voting aye. Motion cam,
PC 96-10 INLAND PARTNERSHIP -FINALIZE LIZE CONCEPT-FAXON RD.
Greg Gable, representing Inland Partnership, asked for comments from the
Planning Commission so to proceed with the process planning of this project.
He displayed an areal photograph of the project located on Faxon Road. Their
concept is a proposed project of single family, manufactured homes restricted to
seniors.
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- Planning Commission Minutes 10/9/96
This restriction would be through covenants and contracts. The area east of the
Rob Roy creek would be the senior project with a club house and park site.
West of the creek would be clustered housing around a 60 acre golf course.
There are 290 acres in this project, 100 acres would be open space with 1,000
units.
Mr. Langland stated he had three comments. The first is that this is a major
change from the Comprehensive Plan, which calls for manufacturing/ industrial
offering a greater monitory return to the City of Yorkville than senior citizen
manufactured homes. Second, that senior citizens are not always mobile, and
this project is a long way from grocery/shopping areas. Lastly, Mr. Langland
felt that manufactured homes start to look shoddy after a length of time. He
considered this to be a 'less favorable solution"for any development for the
Yorkville area. Mr. Jones added that the density is high and goes against the
Comprehensive Plan. Ms. Adams stated that once concessions are being made
to the Comprehensive Plan, they are starting precedent. ME. Crouch moved to
approve the concept as presented for PC 96-10, the Inland Partnership axon
ftd Is Homy seconded the motion. On a roll call vote, all members
present voting no. Motjon denied.
PC 9648 EDMEIER GROUP AMENDED APPLICATION/CONCEPT PLAN
The petitioners are the Edmeier Group, an IL Corp. They are requesting
rezoning from R-1 One Family Residential District to R-3 General Residence
District as a Planned Unit Development on a 36.379 Acre Tract. The property is
located on Rt. 71 between Rts. 47 & 126.
Dean Edmeier recapped the revised layout of the Fox Highland Estates
Development. The overall subdivision is Fox Highlands, the home owners
association area will be called The Villages of Fox Highlands. He addressed the
density issue stating they have decreased the 171 single family homes to 167.
Lot 133 has been eliminated and some lots have been combined. Every lot from
the front will look like a 12,000 sq. ft. lot (89 width), the difference is the depth.
In the area near the 11th hole they have removed the golf villa to the other side
and spread out some of the lots in that area. Similar things were done in the cul-
de-sac at the west end of the property near the town homes to give more added
space to work with. They have decreased the number of lots that are below
12,000 sq. ft. (29°x6 of the lots are below 12,000 sq. ft.). The average lot is
12,744 ft. They have backed many lots up to the open areas. Only 6 lots out of
the 167 are under 12,000 and do not back up to some type of open space. Out
of those 6 lots, 2 are between 11,000-11,999 ft. There will be a residence club
(swimming pool, tennis court, bar&grill)which will be for the home owner
association. This would overlook the ninth green. The golf villas have been
moved to consolidate the commercial into one area. They do not want the
townhome area to be transient or rental.
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Planning Commission Minutes 10/9/96
They have changed the way the roadways flow in the townhome area. They
extended one private drive all the way through connecting to the second private
court. It is a 24`wide private drive system coming off of a dedicated 66' right of
way. The buildings are set back from the dedicated right of way 30' according to
the zoning ordinance. Off the private drive is 25' back of the pavement to the
front of the unit. On one side of each private drive they are proposing to put in a
sidewalk, located 3' off the back of the pavement, still providing each unit with
two parking spaces per driveway. The building separations are 20' side to side,
back to back is 60'. They estimate they are saving about 65% of the mature
trees. They are planning to introduce new plantings as a buffer to Rt. 71, the
town homes, between the out lots, around the perimeter and inner court areas.
With the road way change they have added two town homes. They are at 90
town homes and 167 single families totaling 257 units.
Dean Edmeier addressed the issue brought up last month by George Bell about
a "gentlemen's agreement" made in 1987 as to the portions of the Doetschman,
Halbesma and Johnson property having access and being zoned residential
The Edmeiers do not feel that this agreement can be incorporated into their plan
but would support Mr. Bell in seeking R-3 for his property. Mr. Bell suggested
that the Johnson property could be used as a loop to Rt. 47 and Rt. 71, but he
would prefer to go through the Edmeier's property. He stated it would be more
timely, many trees would be preserved and there would be a loop that would
allow emergency vehicles to enter from either direction. Mr. Bell presented an
overlay showing a tie in with the Edmeier property. Mr. Edmeier said he objects
to the roadway because it would create a public thoroughfare (cut through)
through a dense town home multi family area. He questioned if the letters
presented would be considered legal if they are not recorded.
Tony Graff stated that he preferred limited access especially off of main arterial
cluster roads such as Rt. 71. He advocated trying to limit access from other
subdivisions since this is exclusive living project with a golf course. He said
limited access and pass through traffic assists neighborhood security.
Mr. Crouch commended the Edmeiers for what they have done with the lot sizes
and addressing the concerns of the fire department and access. Jeff Palmquist
advised not to preclude the development of the Halbesma's property. Mr. Jones
stated he would like to see Mr. Bell's concerns addressed before this would get
to preliminary plat. Mr angland moved the request for rezoning
from R-1 Family ResodentW District to R-3 General Residence District as a
Planned Unit Development on a 36,379 acre tract Mr. Jones seconded the
motion On a roll call vote, all members present voting ao. Motion carried.
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96-21 KEITH KUCZKOWSKI REZONING R-2 TO R-2
DUPLEX AS A SPECIAL USE
The petitioners, Keith Kuczkowski and Kim Peterson, are requesting rezoning
from R-2 to R-2 Duplex as a Special Use. The property is located at 330 E. Van
Emmon and the owner is Bonnie Kuczkowski. Mr. Kuczkowski recapped the
ventures he has taken to improve these three lots to sell such as the sewer and
water main extension. These lots were for sale as single family, but with Robb
Container across the street, a four flat apartment building and duplex to the
west, they have not sold. He questioned why this was listed under Special Use.
He stated that under the straight R-2 Duplex zoning, he fulfils all the
requirements for straight zoning and is not asking for any variance. He stated
there was a misunderstanding with Jim Nanninga concerning the rezoning
issues.
Jeff Palmquist stated the city's request of having two car garages and brick or
masonry facade as part of PUD. He stated the Planning Council's concern of
the impact on the trees and the ability of the duplexes to fit into the topography
of the site. By allowing a straight duplex zoning, they could construct duplexes
which were different from the city's standards, and have no ability to work with
how these units would fit amongst the trees. Mr. Palmquist said If they could fit
and maintain the same standards, the Planning Council didn't have any
problems. They proposed "what if' in order to save the trees but added that if
they keep the property zoned as it is, the petitioners could cut down every tree.
Jack Jones added that with straight zoning the city"doesn't have a leg to stand
on" if the petitioner agrees to meet the subdivision control ordinances. It was
discussed if the R-2 Special Use for duplexes is appropriate and even exists.
Mr. Nanninga stated that the Planning Council does not feel this property should
not be zoned duplex because of the beautiful woods. The city sees things
changing with the river front and this property is on an entry into town. He
added there are some nice homes in the area besides the apartment house. He
also said if this becomes duplexed, it should be a higher quality due to the
woods with the gigantic oak trees. Mr. Crouch asked what legal right does the
city or the Planning Council have to hold the petitioner to a higher standard than
the zoning ordinances require. The question is if this zoning request is
compatible with the existing zoning in the area. Mr t analand moved to
recommend that the request for the city approve R-2 Duplex for PC 96-21. Mr.
,Zones seconded the motion On a roll call vote Mr Crouch and Mr. Jones
voting yo, Chairman Lindblom Mr. angland, Ms Adams_, Ms. Homvan,� ToftW
voting no. Motion denied 4-2.
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Planning Commission Minutes 10/4/96
Tony Graff asked for a poll to see how some of the committee members feel
about this petition going PUD: Mr. Jones, Mr. Crouch, Ms. Adams and Chairman
Lindblom all stated their reasons for wanting a PUD. Mr. Kuczkowski said he
does not have a problem with having two car garages, 40°x6 brick and he does
not want to cut down the trees. He said his problem with the PUD is that the city
is asking for a 7' right of way for the future expansion of Van Emmon Rd. He has
already granted an easement for the sewer and water main extension.
/ADJOURNMENT
Mr angland moved to adioum the meeting Mr,_Jones seconded the motion.
On a voice vote all members present voting aye. Modan carries
Submitted by,
Sheryl Washburn
Recording Secretary
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