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Plan Commission Minutes 1996 09-11-96 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE KENDALL COUNTY, ILLINOIS SEPTEMBER 11,1996 7:00 P.M. The September meeting of the Plan Commission was called to order by Chairman Tom Lindblom at 7:00 P.M.. Roll Call: Members Present: Anne Lucletto Michael Crouch Sandra Adams Jack Magnuson Dave Dockstader Jack Jones Tom Lindblom Lawrence Langland Marty Behrens Members Absent: Greg Kraber Dale Holrnyn-Toftoy Ralph Pfister John Barber Clarence Holdiman AUGUST PLANNING COMMISSION MINUTES Mr. Crouch moved to approve the August minutes as submitted. Mr. Magnuson seconded the motion On a voice vote, all members present voting W. Motion carved. PUBLIC HEARING PC 96-18 Mr. Lindblom asked for all those wishing to speak tonight to stand and repeat an oath of truth after him. The Edmeier Group, the Petitioners, presented a Preliminary Plan. They are requesting rezoning from R-1 One Family Residential District to R-2 One Family Residential District and R-2 Duplex Two Family Residential District. Each would be a Planned Unit Development on a 31.831 acre tract: requesting annexation and rezoning from R-1 One Family Residential District to R-2 One Family Residential District and R-2 Duplex Two Family Residential District, each as a Planned Unit Development on a 186.112 acre and a 4.548 acre tract. The property is located on Rt. 71 between Rts. 47 & 126. Planning Commission Minutes/September 11, 1996 Dean Edmeier recapped the revised layout of the parcel. The property is approximately 220 acres owned by Charlie and Mary Doetschman. A full 18 hole golf course is being proposed. The map showed two main entrances that are located off of Rt. 71. The plan calls for 259 units: 88 townhome units and 171 single family units. The concept plan map showed development with the townhome area on the western end of the property. The density has gone from 5.5 units per acre to under 5 units per acre. This allows for creating distinctive areas within the townhome project through the use of the old grove trees and new plantings. The width of each single family lot is at least 12,000 sq. ft., but drops below that in depth. They are proposing to back those lots under 12,000 sq.ft. to open space. (Golf course or retention areas.) The golf course will take advantage of the natural water features and rolling terrain. The Edmeiers are offering to fund the construction of a city approved sewer line. Joe Edmier explained the layout of the buildings, roadways and traffic. He showed an overlay of the entryway and the "streetscapes"which will include a 6 ft. picket fence on Rt. 71. Another 3 ft. picket fence will create an 11-12 ft. parkway from the curb to the fence extending to the clubhouse. There will be shared driveways with Eft. breaks between each drive. The ranch town homes are from 1,500 sq. ft. two bedrooms to 1,700 sq. ft. three bedrooms. The two stories range 1,900 to 2,200 sq. ft. One subdivision will be called Fox Highlands. It will contain The Villages of Fox Highlands which will include the town homes and some single family homes under a homeowners' association. The golf course will take care of the retention area. The square footage of the other houses average 1,600-2,400 sq. ft. George Bell represented the Halbesma Group which owns property adjacent to the high density development on the western edge of the property. He stated that 10 years ago, they appeared before the Planning Commission about the Johnson property, an existing single family development along Rt. 71. There was an agreement between the Doetschmans, Johnson and Halbesmas concerning one road being built that would give access to all three properties. That Planning Commission agreed there should be a common access to all three properties so they could later be developed as a one group parcel. The Johnson made provisions for an access to the Halbesma property, with the road continuing through the Halbesmas' and back over to the Doetschmans' property. Mr. Bell passed out minutes of the 12/12/86 Planning Commission and sketches showing the property lines. They recommended to get letters from the two adjacent property owners stating their intention to follow the general development plan and at some point the three properties have a single road and their properties rezoned residential. Mr. Bell stated that their concern now is that the proposed high density home site butts up against their property. They would like to be able to have some way of developing an access through the property and to be considered part of the plant. They want entry to Rt. 47 and would like to see two road accesses. He stated they are not seeking any 2 • Planning Commission Minutes/September 11, 1996 development to their property at this time and are not in objection to this proposal Mr. John Ruthledge, of Harris Bank, asked to go on record stating they have written to the city with some operational implementing concerns. Mr. Langland moved to ajoum the Public Hearing. Ms. Lucietto seconded the motion On a voice vote, all members present voting Mm. Motion carried. OLD BUS NOS PC 96-4 Cimarron Ridge - Final Plat. Block 5 -Unit 2 Attorney Tom Grant, representing the Conovers, asked for a continuance until next month. Ms Lucietto moved to continue at the Witioners request. Ms. Adams seconded the motion On a voice vote, all members present voting M. Motion carried. PC 96-10 Inland Partnershi�Fiscal hrivact -Faxes Greg Gables, representing Inland, introduced Steve Hovany, President of Strategy Planning Association, to continue the Concept Plan presentation. They are proposing a development of detached, manufactured senior housing units plus other attached housing located on the west side of Rob Roy Creek. They would like to conclude their presentation next month and get a recommendation from the Plan Commission. Mr. Hovany explained the concept's Fiscal Impact, which is a "snapshot" picture of the local economy. It covers everything from the income tax rebate from the state, to the Motor Fuel Tax, per capita. He explained that manufacturing housing tax is different from property tax. The lots are leased at a $27,000 value and the units pay a privilege tax which start at $.15 sq. ft. and drops down at three years to $.07 sq. ft.. These taxes are distributed the same way as property taxes to the taxing bodies. The sewer and water funds were not represented in this study. He explained that the Yorkville School District would benefit from the senior units by receiving about$97,000 without adding any children to the schools. PC 96-13 Darren Sloniger/the Chicago Development Group Final Plan - Fox Mill Landing Valerie Burd said that Darren Sloniger could not be present. He asked her to state that the siting concerns about the town houses has been corrected. There is now 20ft. between the railroad siting and the building front. Jeff Palmquist said there were loose ends that needed tied up. He requested a more specific rendering of the town homes' architecture and landscaping plans. Bill Detmers said they had discussed several points concerning the plan. The water main location and the placement of a fire hydrant into the island was discussed because it could not be accessed through the parking lot due to a 30 ft. set back. 3 Planning Commission Minutes/September 11, 1996 PC 96-18 Edmeier Group - Preliminary Plan - Ragwwtinq Rezoninq from R-1 One Family Residential District to R-2 One Family Residential District&R-2 Duplex Two Family Residential District.Each As A Planned Unit QMlopment On A 31,831 Acre Tract Requesting Annexation&Rezoning from R-1 One Family Residential District to R-2 One Family Residential District&R-2 Duplex Two Family Residential District;Each As A Planned Unit Deymlaplment On A 186.112 Acre&A 4,548 Acre Tract The Proof/Is Located On Rt 71 Between Rts.47&126. Mr. Palmquist stated there were no problems from a planning standpoint on the overall concept. He stated the golf course was a reasonable tradeoff for the proposed land use and the general density/open spaces were not unreasonable. He suggested they look at the whole area from Rts. 71/126147 with some connections to the east, and asked if the long cul-de-sac could be used as a connection road. The Edmeiers showed the proposed road layout with changes added. They have tried to break up the long stretch with hills and curves. There will be 171 single family lots. They illustrated the lots that fall below the 12,000 sq. ft. section. (10,000-10,999 sq. ft. / 11,000-11,999 sq. ft.) 50% of the lots fall below the 12,000 sq. ft.. 18% of the 171 lots are under the 12,000 sq. ft. and do not back up to open spaces. (31 lots being in the 10,000-10,999 sq. ft. range.) They showed an overlay of the adjoining subdivision. A 4 acre parcel, the Doetschman's existing home, is not presently annexed. Chairman Lindblom stated his concerns of fire safety with there being only one way into a development with high density and a narrow road. Ms. Lucietto and Mr. Crouch expressed their concerns of the lot sizes and road length. Mr. Dockstader suggested the Edmeiers come to a Park Board meeting. Mr. Jones commented on the PUD, and does not think 18% small lots are beyond feasibility. He said that the tradeoffs the Edmeiers are proposing outweigh the smaller lot sizes. Mr. Magnuson agreed that the PUD should be evaluated on its own merit and thought, in general, this was a good plan. Mr. Langeland and Ms. Adams commented that they would like to see the Edmeiers further check upon the agreement Mr. Bell presented. Mr. Palmquist suggested showing a plan for landscaping. Ms Lucietto moved to approve the annexation as requested for PC 96-18 Mr. Magnuson seconded the motion On a roll call vote, all members present voting dye. Motion carried. Ms Lucietto also moved to awrove rezoning asMuested for PC 96-18 Mr. Magnuson seconded the motion_ On a roll call vote, all members pmwnt voting WA Motion carried. Ms. Lucietto asked for a rendering of the town homes for next month. 4 Planning Commission Minutes/September 11, 1996 NEW BUS/NESS PC 96-20 Fox Hollow Rt. 71 /,Landmark America Concept Attorney Tom Grant represented Landmark America. He gave an overview of the Fox Hollow project, a PUD development of 25 acres for senior citizen apartments (150 units). It will be located west of Rt. 47 on the south side of Rt. 71, west of the Harris Forest Preserve and is owned by Jerry and Ruth Wyler. Adam Trott and Carl Knorberg, of Landmark America of Portland, MA, presented the concept plan. The amenities list and code exemptions were reviewed and discussed. They are proposing one and 2-story rental, town home units for ambulatory seniors and a 2-story, 32 unit central building for the more frail, home bound elderly. Mr. Lindblom expressed his concerns of some of the code exemptions such as building height, side walk and street design standards. Landscaping between adjoining properties instead of screening was suggested. There would be a 210 ft. set back off of Rt. 71. The senior designation would last as long as the project, 15-30 years. They will be asking for rezoning to R-3 Special Use and Annexation. PC 96-21 Kuczkowski / Peterson Concept Plan RezQflin.9 330 E. Van Emmon Ken Peterson requested rezoning and presented the concept plan for duplex units on Van Emmon Street. There are 3 R-2, 15,000 ft. lots there now. They are asking for R-2 Multi-Duplex rezoning. He explained that this zoning is more in line with the area. They presented a rendering and are planning to save as many trees on the lots as possible. The lot size and width do conform with the R-2 Duplex criteria. They would build the duplexes to sell. They will continue with the rezoning procedure. Adloumment Mr. Jones moved to adjourn the meeting. Ms. Lucietto seconded. On a voice vote, all members present voting aW. Motion carried. Submitted by Sheryl Washburn/ Recording Secretary 5 PLAN COMMISSION MEETING SIGN-IN SHEET NAME ADDRESS yvo"ROV I 3a a Vd v Lu o Lj i -C � ),A4 Xv-s 4g� ��o