Loading...
Economic Development Packet 2003 04-17-03 it,© C`A 9.rt United City of Yorkville County Seat of Kendall County EST.114 ®1836 800 Game Farm Road i_11441 U) Yorkville, Illinois 60560 Q i_ LL . 0 Phone:630-553-4350 "P,c„ K�� � Fax:630-553-7575 L®CLE `, AGENDA ECONOMIC DEVELOPMENT COMMIT'T'EE MEETING Thursday, April 17, 2003 7:00 p.m. City Hall Conference Room 1. Approval/Correction of Minutes: March 20, 2003 2. PC 2003-02 9818 Route 71: Roy and Susan Greene, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-1 One Family Residence District to United City of Yorkville B-1 Limited Business District. The real property is located at 9818 Route 71, Yorkville, Kendall County, Illinois. 3. PC 2002-06 Westbury Village: Ocean Atlantic, petitioners, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting to annex and rezone from Kendall County A-1 Agricultural and United City of Yorkville B-3 Service Business District and A-1 Agricultural to United City of Yorkville Planned Unit Development with zoning districts of B-3 Service Business District, R-2 One Family Residence District, R-3 General Residence District, and R-4 General Residence District. The real property consists of approximately 300 acres and is located on Galena Road, Route 47 and Comeils Road, Kendall County, Illinois. 4. Text Amendment for R-2 Zoning regarding Lot Area Coverage 5. Additional Business Page 1 of 6 UNITED CITY OF YORKVILLE ECONOMIC DEVELOPMENT COMMITTEE DRAFT THURSDAY, MARCH 20, 2003 7 P.M. In Attendance: Committee members Richard Sticka; Valerie Burd; Mike Anderson; and Joe Besco; City Administrator Tony Graff; City Attorney Kelly Kramer; Molly Stadler, Yorkville; Tom Small, Pasquinelli; John Zediker, Moser Enterprises; and Art Zwemke, Moser Enterprises. Minutes Minutes from the February 20, 2003 meeting were approved. Building Reports The building reports for February 2003 were accepted and forwarded to the Committee of the Whole. Menard's -- Kennedy Road City Administrator Tony Graff said Smith Engineering Consultants recommend the reduction of the speed limit to 35 mph on Kennedy Road. Also, he said Smith Engineering recommended the intersection for Kennedy and McCue roads be a normal intersection. He said the engineers believe people would want to stay on Kennedy Road instead of going down McCue. Smith Engineering also recommends berms along Route 47. The berms would help protect homes in the event of any vehicle accidents along the road, Graff said. As for the realignment of Kennedy Road, Graff said Smith Engineering recommends a softening of the curve, rather than a realignment of the road. Along with the softening of the curve, the engineering firm recommends the road be widened to the south. The roadway should be widened to a three-lane section with one through lane in each direction and a center median through the curve and along the frontage of the Menard's residential property. Graff said engineers recommend 12-foot lanes and 2-foot shoulders. Graff said that because of the new land use, engineers believe a 35 mph speed limit would be warranted on the roadway. Committee Chairman Richard Sticka said he's still concerned about the intersection. However, Graff said the intersection would have to meet all of the current design standards. Page2of6 Sticka then asked if these improvements would be required by Menards as part of the planned urban development agreement. Graff said yes and added that the issue won't have to go to the Committee of the Whole. Menard's wanted at least the Economic Development Committee to agree on the issue. A public hearing on the PUD will be held in April. Committee members agreed with the recommendations. PC 2003-01 101 E. Somonauk St. Robert and Molly Stadler, petitioners, filed an application with the City of Yorkville requesting rezoning from R-2 One Family Residence District to B-1 Limited Business District. Sticka said the Plan Commission gave its recommendation for the change at its last meeting. Also, the property across the street from this property already is zoned B-1. Alderman Joe Besco asked about parking. Sticka said the only entrance to the property is on Somonauk Street. He added the house is a solid house with a large back yard not accessible to Route 47. Molly Stadler, who owns the home with her husband Robert, said it is very unlikely anyone would want to access Route 47 from the property. Sticka said that because of the wideningof Route 47, manyof the houses alongthe road couldn't be used for homes. The general concept for the area is to have it become a business corridor, he said. Alderwoman Valerie Burd said the city should consider creating a plan for access to the businesses along Route 47. However, Sticka said he doesn't see a need for a plan now. As businesses come in, they'll produce the plans, he said. Burd said that the houses on Route 47 will need some sort of access point and asked if this was part of the downtown study. She suggested the city be proactive and make sure there's a plan in place for when the business corridor comes to fruition. Graff said the corridor from Route 34 to Route 126 could be part of the plan. As a legal question, he asked if as the city approves these changes, should the city stipulate that businesses would need to come to the city with site plan approval. He said there are some concerns that if the city approves these zoning changes without a plan, there might be a problem. He suggested that the site plans should come before the City Council until the standards in an overlay ordinance are in place. City Attorney Kelly Kramer said she would look into the possibility of creating an ordinance stating that the zoning changes would be approved contingent upon site plan approval until the overlay ordinance is in place. Page 3 of 6 Stadler said she's thinking about selling the property and wanted to know how the stipulations would affect her. Sticka said the stipulations would not be restrictive to the seller, but are a way to protect the city. Graff also indicated that because the house is about 1100 square feet, any business in the home would be required to provide at least three parking spaces. City ordinance requires one parking space for every 300 square feet. Stadler said she envisions that whoever purchases the property would tear down the garage to get access to the backyard for parking. Alderman Mike Anderson moved to forward the rezoning request to the C.O.W. and to create an ordinance regarding the site plan approvals in place before more requests come forward. The committee agreed to send the request to the April 2 C.O.W. meeting. PC 2001-06 Grande Reserve CEO of Moser Enterprises Art Zwemke highlighted some of the refinements made to the development plan. The developers laid out the lots in the single-family neighborhoods to give the city a better idea of how those neighborhoods would look. In those neighborhoods,they have a mixture of lot sizes from a minimum of 10,000 square feet with an average lot size of 11,500 square feet. Also, he said the developers were asked to give more details on the townhome portion of the development. Zwemke said neighborhood 3 is a traditional townhome area with parking areas provided and a park included. Neighborhoods 4 and 7 would include a back-to-back type of townhome product. They would be two-story townhomes with garages underneath and no basements. He said they may be able to put in daylight or English basements, but that depends on the water tables. He said they're trying to come up with a lot of different product types. He said they understand MPI is building a community here, not just another subdivision. Neighborhood 1 would consist of 290 units. He said the homeowner's association would maintain parks and the park area in that section of the development would not be included in the park donation. He added they will try to connect homes to the trail system. Sidewalks also will be placed in front of all the homes and along the perimeter. After Sticka commented that there are a lot of cul-de-sacs in Neighborhood 3, which would be hard for city trucks to plow, Zwemke said that the homeowners association would be responsible for plowing those townhome neighborhoods. Burd asked if Zwemke had any ideas of what the homes in the development would look like. Zwemke said the base prices of homes in Neighborhood 1 would have a base price Page4of6 point of$200,000 to $250,000 and the buyers would generally put in about 15 to 20 percent in extra improvements. He also said the developers will put in requirements of minimum square footages for homes. He said they want it to be an upscale neighborhood. Sticka said that what is selling that potion of the development to him is that it is a cash cow for the school district. He asked what sort of stipulations would be made to make sure it is a community for people who don't have school-age children. Zwemke said the homes in that neighborhood would have certain restrictions place on them. For instance, two-story homes must have the master bedroom on the first floor. Eighty percent of the homes will be ranch-style homes and there will be a monthly homeowner's fee of no less than $150. Those types of restrictions will weed out families looking for value purchases, he said. Sticka suggested the city require a certain percentage of the homes be brick. However, Zwemke said a better way to ensure quality would be to have limitations on the minimum square footage. Burd said she has a problem with that and said it's up to the City Council to make standards in the community. But Zwemke said that by placing requirements such mandating a percentage of brick homes, the city would be restricting the artistry of the builders. Burd insisted that the city be allowed to make some requirements to safeguard the community. Zwemke said the developers would work with the city on developing some sort of standard. Moving on to other issues, Zwemke said the developers are requesting the modification of local codes, which include the minimum average lot size which is currently12,000 g square feet. Also, he said the developers are asking for an amendment to the ordinances that typically give developers a five-year timeframe to develop a site. Because of the size of the development, MPI is requesting the provision be changed to 20 years. Likewise, MPI is asking for 20 years instead of five on fees and charges to stay at the same rates they were when the annexation agreement was approved. Zwemke said he's working with city staff on prepaying some of the fees. As for school and park donations, Zwemke said MPI owes the School District 75 acres. He said MPI needs to come up with 60 acres or come up with the cash value. He said they're working with Hinsdale Nursery to get an additional 40 to 45 buildable acres. For parks, MPI is required to donate 73 acres and they have donated 118 acres, Zwemke said. Also, MPI is pledging $1,000 per homesite for park improvements. How the money will be allocated is a work in progress, he said. Page5of6 MPI also is requesting a sign package for the marketing of the site. Zwemke said they would give details in the annexation agreement on the signage. He added there would be numerous model complexes and sales trailers on site. Regarding special service areas, the city is working on those. On the requirements for the transitional area, Zwemke said MPI has met the requirements. MPI also is asking for the right to mass grade prior to final subdivision plat approval in an effort to get a jump on the weather. Zwemke said they would be doing so at their own risk. MPI also agrees to construct and pay for its portion of infrastructure improvements. Between fees and improvements, the cost is in excess of$35 to $40 million, Zwemke said. At the time of annexation, the MPI property will be contiguous to the City of Yorkville boundaries either through the Wurst property to the northwest or the Thiedel property along Route 34. Zwemke said MPI is working on an easement agreement with the Wurst property. Graff asked if MPI would be willing to front fund some of the park and park improvements. Zwemke said the developers would tag a park or two in a few neighborhoods. Parks sell homes, he said, so they don't want to postpone anything in that regard. Graff also said that Parks Director Laura Brown wants to have money to design the parks. Zwemke said Brown wants a couple of different categories of parks with different types of equipment. In looking at the overall development, Zwemke said MPI has designed something that takes advantage of the fact that they have road frontage. He said the plan improves traffic safety and there are 11 miles of trail systems throughout the development. The main spike of the trails will be 10 feet in width with the others being 8 feet wide. On the topic of infrastructure, Graff said the transportation study is done and will be brought to the City Council. He said the study indicates that right and left turn lanes on Kennedy Road are preferable to three lanes. Kennedy would have three lanes to Bristol Ridge Road and then go to right and left turn lanes. Also, a softer shoulder and softer swales would be added. Graff said MPI would like to develop the road for 20 years rather than just come in and add more asphalt. Also, he said MPI would put in some traffic lights ahead of time. The Illinois Department of Transportation favorably looks upon the plan to put in lights at Bristol Ridge Road, he said. Meanwhile, Kendall County is putting in lights at Orchard and Galena and Galena and Kennedy, he added. Page6of6 Graff also said that the traffic plan has been given to the county, Montgomery and Oswego. In conclusion, Zwemke said the annexation agreement is almost complete with all of the exhibits. He said it's important to build it right on paper. He said he'd like the EDC to give its approval to the Concept Plan so that the developers could give notice for a public hearing. The committee gave its approval. Plan Commission New Rules and Regulations Kramer said a new court case has changed the procedures for public hearings. In a case involving the City of Lisle, the court rules that people who attend public hearings need to be afforded time to speak and ask questions of the developer. Graff said the city ran the public hearing on the Grande Reserve project in perfect accordance with the new law. The city of Yorkville intends to make is to hire a court reporter for every public hearing and the cost will be charged back to the developer. Also, he said the hearings would have more formality to them. The Plan Commission chairman will act as judge and the commissioner will serve as jurors, he said. Kramer said it's a way for the city to protect itself. Additional Business Burd brought up the subject of fmding ways to market the city more and to use the Aurora Tourism Council more effectively. Burd suggesting fmding someone who could do public relations for the city and possibly coordinate a web page. Anderson suggested asking the mayor to find a volunteer who could serve in this capacity. The meeting adjourned at 9:17 p.m. Minutes respectfully submitted by Dina Gipe 0 United City of Yorkville County Seat of Kendall County EST. 1836 800 Game Farm Road f C/) Yorkville, Illinois 60560 O t' ' '„ O Phone:630-553-4350 K Q� Fax:630-553-7575 MEMORANDUM DATE: April 11, 2003 TO: Tony Graff, City Administrator and Kelly Kramer, City Attorney (4) FROM: William A. Dettme44 e • $ ficial SUBJECT: 10-6-B-5 Lot Area Coverage in R-2 District I am requesting that the City change the lot area coverage in residential from 20% to 25%. Twenty percent tends to leave a hardship when people wish to add accessory structures to their property after a permit has been issued to a builder who uses the whole 20%. We are seeing houses that are now larger are builders are requesting more lot area coverage. This will meet both the needs of the builders and the homeowners. It is my opinion that this is a more reasonable percentage to deal with in the R-2 District based upon the homes and developments coming into this municipality.