Plan Commission Minutes 2016 01-13-16Page 1 of 3
APPROVED 2/10/16
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, January 13, 2016 7:00pm
Meeting Called to Order
Chairman Randy Harker called the meeting to order at 7:25pm.
Roll Call
Roll call was taken and a quorum was established.
Reagan Flavin-Goins-yes, Charles Kraupner-yes, Michael Crouch-yes, Deborah Horaz-
yes, Randy Harker-yes
Absent: Chuck Galmarini, Richard Vinyard
City Staff
Krysti Barksdale-Noble, Community Development Director
Mr. Chris Heinen, City Planner
Brad Sanderson, City Engineer
Larry Kot, Alderman
Chris Funkhouser, Alderman
Ken Koch, Alderman
Lynn Dubajic, Economic Development Consultant
Jim Binninger, City Attorney
Other Guests
Chris Vitosh, Court Reporter Jeff Crane, GC Residential Development
Mr. Tracy Kasson, Attorney Dawn Camp, GC Residential Development
Brendan Goss, GC Residential Jim D'Alexander, Manhard Consulting
Bob Weaver, HDS Architects Darin Peterson, Longford Lakes HOA President
Barb Nielson, Walnut St. Jason Merkel
Nycole Woody, Correct Electric Earl Peterson, Longford Lakes
Tom Stout, Heartland John Bennett
Hartley Pearson, Longford Lakes Karylin Clevenger, Senior Services
Regina Moe, Walnut St. John Schneider, Walnut St.
Richard Motyka, Dalton St. Jennifer Johnson, Landmark St.
Alexandrea Ayers, Landmark St. Kelly Helland, Attorney
Sandra Taylor, Walnut St. Andrew Block, GC Housing
William Woodward, KLOA
Previous Meeting Minutes October 14, 2015 and November 18, 2015
Commissioners Crouch and Kraupner moved and seconded, respectively, to approve both
sets of minutes as presented.
Roll Call: Goins-yes, Kraupner-yes, Crouch-yes, Horaz-yes, Harker-yes. Passed 5-0
Page 2 of 3
Citizen’s Comments None
Public Hearings
Chairman Harker explained the process for the Public Hearing and swore in those who
would presented testimony.
Mr. Crouch moved and Ms. Goins seconded the motion at approximately 7:29pm to open
the Public Hearing.
Roll call: Kraupner-yes, Crouch-yes, Horaz-yes, Goins-yes, Harker-yes. Passed 5-0
1. PC 2015-16 GC Housing Development LLC, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois,
requesting rezoning approval from R-1, Single-Family Suburban Residence
District to R-4, General Multi-Family Residence District. The real property
is located near the northeast corner of Walnut Street and Freemont Street in
Yorkville, Illinois.
(See Court Reporter's Transcript for a record of the proceedings)
The following documents introduced during the Hearing, were requested to become a
permanent part of the official record.
Slide Presentation from GC Housing
Traffic Study
Letter from VAC/Paul LaLonde
Photos/Exhibits from Attorney Kelly Helland
Following all testimony, a motion was made by Mr. Kraupner at approximately 9:31pm
and seconded by Ms. Horaz to close the Public Hearing.
Roll call: Kraupner-yes, Crouch-yes, Horaz-yes, Goins-yes, Harker-yes. Passed 5-0
Old Business None
New Business
Mr. Heinen said 3 conditions were placed on the petitioner and outlined in the staff
memo. He also said staff had noticed the discrepancy with the Comp Plan in terms on
usage of the property.
Commissioner Crouch commented the location was not appropriate, but he
acknowledged the need for senior housing.
The Commission then examined existing uses and zoning criteria. They examined the
appropriateness of this site, whether or not it would diminish the property values of
existing structures, the health/safety/welfare, hardship on the homeowners, suitability of
the zoning for that property, community need and care taken by the community for
planning land use.
Page 3 of 3
Action Item
Rezoning
Mr. Crouch moved to approve PC 2015-16 Housing Development LLC, Petitioner
requesting re-zoning approval from R-1 Single Family Suburban Residence District to
R-4, General Multi-Family Residence District subject to staff comments and additions.
Ms. Goins seconded the motion.
Roll call: Crouch-no, Horaz-no, Goins-no, Kraupner-present, Harker-yes.
Motion failed: 3-no, 1-present, 1-yes
2. PC 2015-17 Kevin Calder, petitioner, has filed an application with Kendall
County seeking an A-1 Special Use to allow the operation of a landscape
business with five employees. The property is located at 9923 Walker Road
in Kendall Township.
Mr. Heinen said the Comp Plan allows for this use and it's far from the City's planning
area.
Action Item
1-1/2 Mile Review (Special Use)
Staff had no concerns with this and the Commission approved by general consensus.
Additional Business
Mr. Heinen stated that James Weaver has resigned from the Plan Commission.
January 28th is the next Comp Plan Steering Committee and the Plan will be presented in
June or July.
Attorney Binninger asked the Commissioners to consider a 7-member Commission and
give input to the staff. Ms. Noble added that a notice has been placed on the website to
generate interest. She also said that this meeting had to be a cancelled on a couple
occasions due to lack of a quorum and that the ZBA only has 7 members.
Adjournment
There was no further business and the meeting was adjourned at 9:51pm on a motion by
Crouch and second by Horaz.
Transcribed by
Marlys Young, Minute Taker
KLOA, Inc. Transportation and Parking Planning Consultants
9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
MEMORANDUM TO: Jeff Crane
GC Housing Development LLC
FROM: William R. Woodward
Senior Consultant
Luay R. Aboona, PE
Principal
DATE: January 5, 2016
SUBJECT: Site Access and Parking Summary Evaluation
Anthony Place Apartment Development
Yorkville, Illinois
Introduction
This memorandum summarizes the results of a summary site access and parking evaluation
conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for the proposed Anthony
Place senior living apartment development to be located in the northeast quadrant of Freemont
Street and Walnut Street in Yorkville, Illinois. The site is bounded by multi-family
residential/Landmark Drive to the north, Walnut Street to the south, multi-family
residential/Freemont Street to the west, and residential to the east. The site is currently
undeveloped.
Development Plan
The plans call to develop the site to include a 75-unit, age-restricted senior living apartment
development with 115 off-street parking spaces. The parking garage on the first level will
provide 75 parking spaces (one parking space per unit), and the remaining 40 parking spaces will
be on a surface parking lot on the west side of the development.
Development Access
Two access driveways are proposed for this development and are described as follows.
Full Access and Freemont Street. This full access will intersect Freemont Street in alignment
with Dalton Avenue becoming the fourth/east leg to this existing T-intersection. The access
driveway will be the main access serving the development and will provide one lane inbound and
one lane outbound. The outbound lane will be under stop sign control. Freemont Street will
remain under freeflow traffic conditions. High-visibility crosswalks are recommended across
Dalton Avenue and across the access driveway to connect the existing sidewalks in the area and
enhance pedestrian mobility within the neighborhood. No roadway improvements are proposed
or needed on Freemont Street or Dalton Avenue to accommodate the proposed access driveway.
2
Emergency Access and Walnut Street. This access driveway will intersect Walnut Street from
the north, at the east end of the site. The access will be gated and will be for emergency access
only.
Estimated Development Traffic Generation
The estimates of traffic to be generated by the development are based upon the proposed land use
type and size. The volume of traffic generated was estimated using data published in the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 9th Edition.
Table 1 tabulates the total trips anticipated from this proposed development for the weekday
morning and weekday evening peak hours, in addition to the weekday daily traffic.
Table 1
ESTIMATED PEAK HOUR TRAFFIC VOLUMES
Weekday A.M.
Peak Hour
Weekday P.M.
Peak Hour
Weekday Daily
(24-Hour)
Land-Use In Out In Out In Out
Age-Restricted
Senior Attached
Housing – 75 Units
(LUC 252)
5 10 11 9 123 123
Site Access Evaluation
The proposed access driveway allowing full movements on Freemont Street will ensure that
adequate access is provided to serve the proposed development. As shown in Table 1, this
development will generate a low volume of traffic during the weekday peak hours and will have
a low impact on the surrounding roadway network. Given the low volumes of traffic to be
generated by the development, the existing two-lane residential roadways along Freemont Street
and Dalton Avenue will be sufficient to accommodate the proposed access driveway and the
projected traffic volumes. No roadway improvements on Freemont Street or Dalton Avenue are
proposed or recommended in conjunction with the proposed development.
Parking
The development proposes a total of 115 off-street parking spaces. These proposed 115 parking
spaces are more than adequate to accommodate peak parking demand based on the following.
According to Section 10-16-3 of the Yorkville Zoning Code, 0.5 spaces per dwelling unit
are needed for an age-restricted residential development such as the proposed development,
thereby requiring a total of 38 parking spaces.
3
Based on published data by ITE (“Parking Generation”, 4th Edition), the average parking
demand for age-restricted developments is 0.59 spaces per dwelling unit, or 43 parking
spaces.
Given these two parking sources, the proposed 115 off-street parking spaces are more than adequate
to accommodate the peak parking demand.
Conclusion
Based on the proposed development plan and the preceding evaluation, the following
preliminary conclusions and recommendations are made.
The proposed age-restricted apartment development will have a low traffic impact on the
surrounding roadway network given the low volume of traffic it is projected to generate.
No roadway improvements are recommended or needed on Freemont Street or Walnut
Street in conjunction with the proposed development.
The main access driveway on Freemont Street in alignment with Dalton Avenue will
provide one lane inbound and one lane outbound under stop sign control. This access
will be adequate to accommodate the proposed low volume of turning movement traffic
during peak hours.
The proposed access driveway on Walnut Street will be gated and restricted to
emergency access only.
High-visibility crosswalks are recommended across Dalton Avenue and across the
proposed access driveway to connect the existing sidewalk system and further enhance
pedestrian mobility within the residential neighborhood.
The proposed 115 off-street parking spaces are more than adequate to satisfy the
Yorkville Zoning Code. Further, ITE parking information also shows that the 115
parking spaces are adequate to satisfy peak parking demands.
Yorkville Satellite Office: Phone: (630) 882-6970
109 W. Ridge Street Room 002 Yorkville, IL Fax: (630) 882-6971
www.vacdk.com
January 13, 2016
United City of Yorkville
Plan Commission Members
800 Game Farm Road
Yorkville, Illinois 60560
RE: Support for the Proposed Senior Living Facility Development of Anthony Place
Dear Members of the Yorkville Plan Commission:
I am the Associate Director at the Voluntary Action Center, the nonprofit agency that operates the
Kendall Area Transit program.
I regret that I cannot attend the January 13th, 2016, meeting in person. However, I feel strongly enough
about the Anthony Place development that I wanted to give something as a matter of record.
I am writing to comment in favor of the proposed development of Anthony Place. This development will
have a direct positive impact on the safety, security, and quality of life for current and eventual Yorkville
senior residents.
As the director of the primary community transportation program serving Yorkville seniors, I have had
many opportunities to speak with the senior community on a variety of issues. Since 2010, when I came
to Yorkville, I have consistently heard two things in particular that are of great concern to them. The first
is access to community and public transportation. The second is access to affordable housing options.
At the January 6th ZBA meeting, everyone submitting public comment – even those against the
development – had mentioned the growing need for affordable senior housing facilities such as Anthony
Place. And the need will only continue to grow.
According to the most recent U.S. Census figures, between 2000 and 2010, the population age 60 and
older grew by 25 percent. Senior citizens now comprise almost 20 percent of the total U.S. population.
Figures project the senior population will grow 33 percent between 2010 and 2020!
The Kendall County senior population grew by 23 percent over the last five years alone!
People are living longer, and this should be seen as a good thing! Yet, it has become an unintentional
political issue for some. I understand that residents have concerns – new developments of any kind
generally bring objection and worry.
However, Anthony Place isn’t a landfill. It isn’t a nuclear power plant. It isn’t a college fraternity house.
It’s a planned residential facility – for those graced to have been alive a little longer than the rest of us –
wishing to call, or remain calling, Yorkville their home.
Yorkville Satellite Office: Phone: (630) 882-6970
109 W. Ridge Street Room 002 Yorkville, IL Fax: (630) 882-6971
www.vacdk.com
This is where the irony of Not in My Backyard (NIMBY) comes into play. One day, those concerned
individuals – all of whom stated they recognize the importance of developments like Anthony Place – will
become seniors in need of more diverse affordable housing options. However, because of the ever
present NIMBY sentiment, all the senior housing developments will not be there.
Where will these people live? NIMBY often times becomes BANANAS – Build Absolutely Nothing
Anywhere Near All Sites.
I mentioned earlier that I have spoken with many seniors and their family members. I have heard stories
about seniors having to leave their longtime homes and communities because they didn’t have options.
Aging in place is a very importance concept. It allows our neighbors and friends to remain active
participants in our community. Aging in place allows families to stay connected.
Anthony Place will be a part of allowing all Yorkville residents (and potential residents) a greater
opportunity to age in place and remain active participants in Yorkville’s community – not to mention
local economy.
I am holding out hope that Yorkville leadership sees this and understands because Yorkville traditionally
has been a friend to seniors. Many of us have seen it firsthand. Yorkville has supported senior rehab
facilities such as Hillside, assisted living facilities like Heritage Woods, senior social service facilities like
the Beecher Center, and community transportation programs like KAT.
By supporting the development plans of Anthony Place, Yorkville again has the opportunity to lead by
example and support the generations that made today possible.
Thank you for your time and please vote in favor of allowing the development of Anthony Place.
Sincerely,
Paul LaLonde
Associate Director
Voluntary Action Center
156 E. Washington Street, Oswego, IL 60543 • 630-554-5602 • 630-554-7365 (f) • www.oswegoseniorcenter.org
United City of Yorkville
Plan Commission Members
800 Game Farm Road
Yorkville, Illinois 60560
January 13, 2016
RE: Proposed Affordable Senior Housing Development, Anthony’s Place
Dear Members of the Yorkville Plan Commission,
The Oswego Senior Center, located in Oswego, IL in Kendall County, is a senior
community center that provides nutrition, education, health screenings and recreation, while
emphasizing the need for socialization to reduce isolation. Kendall County was amongst the fastest
growing counties in our nation during the housing boom, with the population rising from 59,000
in 2000 to 114,900 in 2010. While this boom accommodated many families with good
communities and good schools, it did not accommodate for affordable senior housing alternatives
for seniors living below the area median income.
In 2008, the Elder Economic Security Initiative published the Elder Economic Security
Standard Index for Illinois which outlines how much it costs to live in the various counties of
Illinois. The EESI takes into account only, housing, food, transportation, health care (for someone
in good health), and limited miscellaneous (clothing, goods, etc.). To live in Kendall County, a
single person must make at least $1,732 (no mortgage), $1,904 (renter one bedroom), $2,581 (with
mortgage) a month to afford a basic quality of life. A married couple must make at least $2 ,473
(no mortgage), $2,645 (renter one bedroom), $3,322 (with mortgage) a month to afford a basic
quality of life. Many seniors, especially older woman (who typically outlive their spouse) have an
income of between $1,200-$1,400 a month, which means they cannot even afford to stay in their
homes should they own them and still buy food, take medication, go the doctor or buy gas, among
other things.
So as you can see affordable housing is necessary and needed in Kendall County. With a
high cost of living due to high taxes, Kendall county seniors that fall below the necessary income
needed to sustain a quality of life are left to mitigate their circumstances by going without needed
medical services and medications, food, socialization and other life needs. Affordable housing
will offer another method to alleviate their low income circumstances thus freeing resources to
better their quality of life increasing community health. Affordable housing like this also situates
Yorkville into becoming a liveable community for all ages, which is an asset as the nation moves
from a younger mass population to an older mass population.
156 E. Washington Street, Oswego, IL 60543 • 630-554-5602 • 630-554-7365 (f) • www.oswegoseniorcenter.org
While the current argument heard from the neighbors of the proposed lot is the same
argument from neighbors of proposed sites across America, “this is a great idea but, Not In My
Backyard”. The question then becomes, where is land affordable enough to build affordable
housing that is close to shopping, socialization and transportation? And will those neighbors say,
“this is a great idea, but not in my backyard”?
It is my hope that the United City of Yorkville leadership will vote to approve the zoning
change needed to accommodate this new affordable housing development in order to
accommodate its older citizens that can no longer afford to live in their own homes. Thank you
for your time and consideration on this matter.
Sincerely,
Sandra Pastore, MSW
CCC Manager