HomeMy WebLinkAboutPlan Commission Packet 2004 08-11-04 United City of Yorkville
EST. 1836 County Seat of Kendall County
Kula800 Game Farm Road
{ Cl) Yorkville, Illinois 60560
O O Phone:630-553-4350
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4 L E NN' Fax:630-553-7575
PLAN COMMISSION
AGENDA
Wednesday, August 11, 2004
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: June 23, 2004 Joint Meeting of City
Council and Plan Commission and
July 14, 2004
Public Hearings:
1. PC 2004-14 Swanson Lane Estates: Gordon and Marcia Swanson, petitioners, have filed an
application with the United City of Yorkville, Kendall County, Illinois requesting annexation
to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural and R-3
One-Family Residence District to United City of Yorkville Estate Class One-Family
Residence Planned Unit Development. The real property consists of approximately 14.49
acres a 3150 A and 3150 C Cannonball Trail, Bristol Township, Kendall County, Illinois.
Presentation: None
Old Business: None
New Business:
1. PC 2004-14 Swanson Lane Estates: Gordon and Marcia Swanson, petitioners, have filed an
application with the United City of Yorkville, Kendall County, Illinois requesting annexation
to the United City of Yorkville and rezoning from Kendall County A-i Agricultural and R-3
One-Family Residence District to United City of Yorkville Estate Class One-Family
Residence Planned Unit Development. The real property consists of approximately 14.49
acres a 3150 A and 3150 C Cannonball Trail, Bristol Township, Kendall County, Illinois.
2. PC 2001-16 Fox Hill Unit 7 POD 10 -Preliminary/Final Plat
Additional Business:
Adjournment:
UNITED CITY OF YORKVILLE
JOINT CITY COUNCIL AND PLAN COMMISSION MEETING DRAFT
YORKVILLE CITY HALL COUNCIL CHAMBERS
JUNE 23,2004
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
City Council—Rose Spears, Paul James, Valerie Burd, Larry Kot, Wanda Ohare, and
Mayor Art Prochaska.
Plan Commission— Sandra Adams, Jack Jones, Tom Lindblom, Anne Lucietto, and Brian
Schillinger.
VISITORS
City Administrator Tony Graff; City Planner Mike Schoppe; Mark Baker; John
Whitehouse, Engineering Enterprises, Inc.;Lynn Dubajic, YEDC; Tony Scott, Record
Newspapers;Dan Waitt, Beacon News; Wendy Yaksich, Moser Enterprises; and Roxann
Sega.
PRESENTATION
City Planner Mike Schoppe gave a presentation on a comprehensive plan update looking
at the southern portion of the comprehensive plan.
Schoppe said he met with the city council several times to get an idea of what the council
wants to do in this area. He said the plan commission had not yet heard what his firm has
been charged to do.
His firm is working with SEC Planning Consultants to come up with some land use
recommendations for the area. However, first Schoppe said it was important to get some
thoughts and direction from the city council and plan commission.
Schoppe said there is a series of seven tasks that need to be completed in the project:
1. Collect data. Shoppe said they are in that process now.
2. Hold a planning workshop. Shoppe said it is important to get input from the city
council and plan commission outside of this meeting.
3. Develop a draft land use plan.
4. Hold a plan commission and city council workshop. Shoppe said it would be
important also to get community input at this time.
5. Create a revised draft plan.
6. Get a recommendation from the plan commission.
7. Get city council approval.
Schoppe said it's important in this project to come up with some types of land use
definitions for the southern area not currently located in the city limits.
As part of the process, he said they'd use some existing plans such as the school site
study, the Prairie Parkway plan and the bike plan. Also, Schoppe said input from the city
council and plan commission is critical in giving direction.
Another issue to consider is the encroachment of Joliet into the southeast portion of the
Yorkville planning area. Schoppe said the City of Joliet has a draft plan that shows
residential development at the corner of Brisbane and Walker.
Overall, Schoppe said he has a good handle of what's coming toward Yorkville from the
east. For instance,the Morris plan stops six or seven miles south of the Yorkville study
area.
Mark Baker with SEC Planning said his firm works in the private and public sectors.In
the private sector,his firm has worked on some large-scale master plan communities.
He said he hopes he can bring ideas to city officials and they plan for the future. He said
he wants to help the city come up with a plan that fits Yorkville. Baker said he wouldn't
come up with a plan without first hearing what the visions are of city officials.
As a starting point,he said they've outlined some main points as to what some goals and
objectives should be. Some of those paints include open space, land use trends and land
preservation.
Alderman Larry Kot said he has always envisioned the southern end of the city to have a
lower density to offset the higher density planned in the northern side. He added he'd
like to see some special zoning to preserve the agriculture aspects of the area.
Plan Commission Chairman Tom Lindblom said he agrees with Kot's vision but he
worries what might happen as Joliet approaches and changes the intended tone for the
area.
Kot said he'd rather see Yorkville set the tone and have Joliet meet that standard. Mayor
Art Prochaska said he agrees. He said Yorkville can set the tone.
As for keeping the agricultural flavor of the area,he said it is important to be creative
enough to keep that land valuable to the landowner. Prochaska said he's thought about
taking the southern area and creating some sort of a base density. Then looking at main
corridors such as Route 47, developers would have to buy development rights to the
southeast. That would set up a buffer of agricultural areas.
Plan Commissioner Anne Lucietto said the city would need to be careful to make the plan
attractive to fanners. Most farmers don't want to keep working with large residential
areas around them. Mayor Prochaska said he agrees that it can't be a 100-acre farm
surrounded by residential areas. He said the area would need to encompass 1,000 acres or
more.
Going back to the original objective of the comment, Schoppe asked if those in
attendance were interested in seeing an open space corridor to separate the city from its
neighbors to the southeast. Plan Commissioner Brian Schillinger said he thinks it's more
economically driven. If the growth continues as it has been, how can the city plan for it?
He said the issue isn't whether the city preserves open space or farmland. The issue is
that the city needs to make itself distinct. How the city goes about making that distinction
is up for consideration. It could be done with roads, landscapes, roads, signage or lights,
Schillinger said. Lot sizes have generally been 12,000 square feet, but it is time to go
beyond that?
He said he would rather pay more in property taxes and live in a nicer area than have
lower taxes and live in a more populated area.
Plan Commissioner Jack Jones said as the city prepares to quadruple in size,he fears it
will lose its identity. He said he's like to see the city maintain a distinction.
Shoppe said it seems clear the city wants to maintain a distinction and how to go about
that can be determined later.
Alderman Paul James asked if the city has to give up density in order to get more open
space? Mayor Prochaska said the density is based on the comprehensive plan. There are
areas in the plan that allow for greater densities. He said he hears a lot about city taxes. If
the city only approves low-density developments,then taxes will be higher,he said.
Going back to the issue of identity, Alderwoman Valerie Burd said she was on the Prairie
Parkway Advisory Committee. One of the objectives of the committee is to try to control
growth along the proposed parkway. She suggested it should be a goal in the city to have
large setbacks along some of the major highways and roadways to give the appearance of
open space. She said she'd also like to see the city have open spaces between its
commercial developments as well so that it's not all one big block.
Schoppe asked what the city would try to accomplish with larger setbacks. Burd said she
envisions a more country feel. She can imagine more flowers, some split rail fences and
other such amenities.
Schoppe said that's a perfect objective to have and that the details can be worked out.
Mayor Prochaska said if the city plans for more greenery along roadways and even in
medians, it will get away from an urban look.
As for commercial development, Jones said he's in favor of it, but he wants it to be
tasteful. He said the city needs an architectural review board. Burd agreed, adding that
there also needs to be control on signs.
Baker said many of the objectives stated are right on target for setting an identity. He
once worked with a small community in Texas whose number one concern was
maintaining rural charm. It was a small,rural town expecting to grow to a community of
about 100,000. As part of the process,the community conducted a full-blown scenic
corridor study. Borrowing from that community's efforts,Baker said Yorkville could try
to identify the scenic routes coming into town. The city can then start designating
overlays, frontage requirements or design elements along those roadways.
Also Baker said as the city further develops, it can identify the types of design elements it
wants for the community. For instance, he said, larger businesses like McDonald's will
conform to design guidelines set up by cities,but those guidelines need to be in place first
and they need to be uniform.
Baker said he encourages the city council and the plan commission to continue to discuss
many of the items they've already discussed. They also need to discuss broader issues
such as land uses.
Mayor Prochaska said he'd like to find a way to limit traffic control signals on some of
the major roadways in town. As one way of limiting the signals,he said, the city could
reduce the number of entrances required on some subdivisions when possible. He said
he'd like to see if there's a way the city could require a temporary access on some
subdivisions until another development comes along.
With so many cuts onto roads,there's too much pavement and it takes away from the
country look,he said.
Schoppe said that preserving the country look has been aforementioned and wondered if
that was a consensus among those present. The city council and plan commission agreed
that is a look they'd like to preserve. If that is an objective,he said, that parlays into
many other things.
Lindblom said he'd like to see the country look maintained at the intersection of Routes
71 and 126.
Talking about scenic drives into town, Burd said VanEmmon and Fox roads are gorgeous
routes. Schoppe said they can definitely identify some scenic routes including High Point
Road,which overlooks the Fox River valley.
Plan Commissioner Bill Davis asked if the city could get input back from Schoppe and
Baker about how to designate certain areas as agricultural areas. He also asked if they've
seen it done successfully. Baker said the way he's seen it done is taxpayers do it. Schoppe
said that is probably the most common way. However, he said there are other ways to do
it such as creating an open space corridor. He said that might not be as big as some
people want to see it.
Mayor Prochaska said he's suggesting that developers buy development rights that way _
developers would help pay for some of the preservation. The issue, he said, is getting the
area big enough so that farmers can still farm.
City Administrator Tony Graff said there that will help buy farmland to conserve.
However,they generally like the acreage to be in the range of 3,000 to 4,000 acres.
Kendall County is too late to quality for any of those programs. Also, he said many
farmers aren't interested because they don't want government intrusion on their
operations.
Graff said the last trust group that came to the county said the county would have to
purchase 6,000 acres to preserve the ag community. They said the best way to preserve
the agricultural feel of the community is to work with the farm community and to come
up with some standards.
Graff said there has to be a balance of land use. One of the issues the city needs to
address is the balance of residential and commercial uses. Looking at the southern area,
how much commercial area is the city looking at?
Schillinger said that two years ago the city talked about density and how the commercial
area should be developed. Now, he said, it seems like the city is more concerned about
getting the rooftops here so we can get more commercial.
Mayor Prochaska said we're looking at those certain areas or corridors. He said those are
the ones that are difficult to accept because they're higher in density and that's the way
the planner 10 years ago said it would happen. That's why, he said,the city needs to have
a plan in place.
Alderwoman Wanda O'Hare said the idea of trying to preserve farmland is nice. But, she
said the farmer is not going to farm forever and once a farmer retires or passes on, what
would happen to the land set aside. It would sit there and fill with weeds.
She said the city can't tell farmers or landowners who to sell their property to whether it's
to the city or to a trust. What the city does need to do is watch the rooftops and try to
make the development that comes more attractive. Whether it's commercial or
residential, it needs to look appealing, she said.
On the issue of land use,Burd said she would hate to see a big shopping center on the
south side of the city. She said she'd like to make it a less dense area. Even though the
tax base would help, she said the quality of life is more important.
Alderwoman Rose Spears said she'd like to see 3-acre lots in the area zoned for horse
property. She suggested special equestrian zoning.
Mayor Prochaska said that might be something to look at for areas where sewer service
wouldn't be available.
Lucietto said she'd like to see larger lots by the falls area. She also said that years ago,
the city plan was to put stores and commercial areas around intersections. She said the
city should go back to that to help create transitions.
As far as rooftops go, it'll increase commercial interest a little bit, Lucietto said. She
added that everyone is feeling a little tense as the big box developers come in.
Burd said she's bothered by the clustered developments that purport more open space.
Although there is open space,the living areas in those types of developments are more
closed in, she said.
John Whitehouse,with EEI, said some of the cookie-cutter development look can be
addressed with design standards.
Meanwhile,he said the value of farmland is already beyond the price for taxpayers to
purchase for open space. The city is seeing much larger developments of 600 to 1,000
acres, he said.
The only way to implement open space if the city can't purchase land is to work with
developers so they can make it work,he said.
Whitehouse added that in the southern area there are quite a few drainage areas. His
recommendation is to make corridors with significant widths in that area.
Lynn Dubajic with the YEDC said commercial developers are already showing interest in
the Caton Farm Road and Route 47 intersection. She said it would be important for
Yorkville to get to that intersection before the city of Joliet.
Schillinger asked how quickly Yorkville needs to move. Graff answered that the time
frame would probably be in 10-15 years.
Davis said the city can't be naive.He said the city will need to work out a boundary
agreement with Joliet and bait landowners to come to Yorkville.
Back to residential issues, Spears said she'd like to see the city increase its minimum lot
size requirements to 14,000 square feet. The city could then sometimes negotiate for
smaller lot sizes of 12,000 square feet.
She said she also would like to see some senior housing developments in the southern
area. Mayor Prochaska said the city has been trying to encourage it. However, senior
housing tends to deal more with tax credits and dollars.
Also,he said when looking at how the city develops,only 15 percent of the land is
designated for commercial/industrial while about 85 percent is residential. Part of the
reason for that is the city has low density.
The city also needs to keep the Prairie Parkway in mind. It is still on the table, he said.
As for land use issues,he wanted to know if the city wants the whole southern area to be
residential. Or if the Prairie Parkway comes, is there a possibility for industrial uses or
manufacturing?he said.
Lindblom said as someone who lives on the southern side of town, he would like to see
services come to the area for those who live there.
Mayor Prochaska said he likes the idea of nodes or commercial areas rather than never-
ending commercial areas like on Randall Road. He said he likes the parkway look
whenever possible.
Schoppe asked the group if there are any residential or commercial developments that
they like. Jones said he likes the way Hudson, Ohio has been developed. O'Hare said she
likes Hilton Head Island, South Carolina and the way that community is designed. Burd
said she likes Town Square, a commercial development on Butterfield Road in Wheaton.
Mayor Prochaska said he likes Geneva Commons. Schoppe said malls like Fox Valley
Mall are passé. The new trend is lifestyle centers like Geneva Commons. Residential
developments mentioned were White Oak and Farm Colony.
Schillinger asked if there was any way to keep out cookie-cutter type developments or to
limit them. Schoppe said there are ways to do it without telling track builders they're not
welcome.
O'Hare said that as fast as development has occurred on the north side, it will come on
the south side. She said the city needs to move quickly to plan for it.
Schoppe asked if industrial uses would be welcomed. Davis said that if they Prairie
Parkway goes though, yes. If not,he'd like to see the area primarily residential. Burd
added that business parks would be an okay use.
Lindblom said he'd like to see an industrial/business park on Route 126.
Taking everything mentioned by the city council and plan commission into consideration,
Schoppe said he would try to develop a review draft in a month or two.
The meeting adjourned at 8:45 p.m.
Minutes respectfully submitted by Dina Gipe
'71sr
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UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY,JULY 14,2004
Chairman Tom Lindblom called the meeting to order at 7:04 p.m.
ROLL CALL
Members present: Kerry Green, Clarence Holdiman, Anne Lucietto,Bill Davis, Jack
Jones, Michael Crouch and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; City Attorney Dan Kramer; City Planner Mike Schoppe; and John
Whitehouse, Engineering Enterprises, Inc. Also, see attached sign-in sheet.
MINUTES
Minutes from the June 9, 2004 meeting were approved.
PUBLIC HEARINGS
1. PC 2004-04 Villas at the Preserves—Burnside Homes, petitioners, have filed an
application requesting annexation and rezoning from Kendall County A-1 Agricultural to
R-2 Duplex Two-family Residence Planned Unit Development.
See attached.
2. PC 2004-09 Richard Marker and Associates Inc and Hobson Hollow, Inc.,petitioners
have filed an application requesting rezoning B-3 Service Business District to B-3
Service Business District Special Use for a daycare/preschool.
See attached.
3. PC 2004-10 Cara Behrens, petitioner, has filed an application requesting rezoning
from R-2 One-family Residence District to B-2 General Business District.
See attached.
NEW BUSINESS
1. PC 2004-04 Villas at the Preserves
City Planner Mike Schoppe said the Plan Council met on the project and there also are
review memos from Schoppe Design Associates, Inc. and City Engineer Joe Wywrot
included in the Plan Commission packet.
In Schoppe's memo, he recommends a road connection be made to the commercial
property immediately east of the residential area. The developers would like the
connection to be a 24-foot private drive. They would like to regulate traffic coming
through from the commercial area,he said. Making the road private is okay, Schoppe
said.
Because of the proposed 80-foot lot widths, Schoppe said it is important to take a closer
look at the driveways, The petitioners have included driveways in the landscape plan.
Schoppe said that even though those plans show driveways with a common line, he said
the city needs to make sure the geometrics work.
Schoppe also said it's important that the plan be developed as a PUD because of the
natural features on the property such as the existing trees. Schoppe suggests particular
attention be given to existing trees in the open space areas along the Route 71 right-of-
way.
Schoppe also said he will work through the request for 20-foot setbacks. He suggests in
his letter that the 20-foot setback along Harris Court should be 30 feet and that all other
building setbacks are acceptable.
Schoppe added that he'd also like to see how wetlands are incorporated into the overall
development.
Commissioner Kerry Green asked if the 24-foot private drive would be used all the time
and not only for emergencies and the answer was yes.
Commission Chairman Tom Lindblom asked how the developers would be assured the
road would be private. Schoppe said the road won't be platted over to the city. Also, he
said signs would be posted to identify that the road is a private drive.
Chris Lannert,with The Lannert Group, said the developer is okay with the comments
and suggestions from city staff.
Commissioner Jack Jones said he doesn't agree with allowing 20-foot setbacks. He said
that would put the homes too close to the roadway.
Lannert said he would like to document some of the potential benefits of the setbacks.
The 20-foot setbacks would save on pavement costs and provide more grass and open
space, he said. However, he said he would be willing to accept the staff recommendation
of 30 feet.
Overall, he said the project is designed to be and upscale duplex development aimed at
seniors.
Commissioner Michael Crouch asked if the developers have come up with a plan to
protect the existing trees on the property. Schoppe said the plans aren't clear yet. But,
he's assuming the developers will submit new plans showing vegetation.
Jones made a motion to approve the annexation of PC 2004-04 Villas at the Preserve.
Crouch seconded the motion. The motion was unanimously approved in a roll call vote.
Kerry Green, Clarence Holdiman, Anne Lucietto,Bill Davis, Jack Jones, Michael Crouch
and Tom Lindblom voted yes.
Crouch then made a motion to approve the rezoning of PC 2004-04 from agricultural to
R-2 PUD. Lucietto seconded the motion. The motion was unanimously approved in a roll
call vote. Holdiman, Lucietto, Davis, Jones, Crouch, Green and Lindblom voted yes.
Lucietto made a motion to approve the preliminary plan for PC 2004-04 subject to staff
comments. Jones seconded the motion. The motion was unanimously approved in a roll
call vote. Lucietto, Davis, Jones, Crouch, Green, Holdiman and Lindblom voted yes.
2. PC 2004-09 Richard Marker and Associates,Inc. and Hobson Hollow,Inc.
John Whitehouse with Engineering Enterprises Inc. asked if the special use request
covered the whole 10-acres of the property. He then asked if that would allow the
petitioners to add on to the business if they so chose.
City Attorney Dan Kramer said the owners would be able to add on as long as they didn't
exceed any city ordinances.
Commissioner Bill Davis expressed concern over the number of parking spaces. Attorney
John Phillipchuck, representing the petitioners, said the 20 spots should be sufficient. He
said there would be 12 employees initially who would park in a separate parking area.
Commissioner Jack Jones said he doesn't have a problem with the concept or location
But,he too,thinks more parking is necessary.
Phillipchuck said people dropping off their kids also could park in the employee area if
necessary. However, he didn't think there would be a problem with parking.
Petitioner Clayton Marker said they are in the bidding process of putting a full access
entry onto Route 34. He said there are two accesses now and the entry to Route 34 would
make a third. He said they have a 12,000 square foot daycare in Naperville with a similar
set up and said there haven't been any parking problems.
Green asked when the petitioner anticipated the daycare center to be at full capacity.
Shannon Lee,who would operate the daycare, said she expect it to take at least a year to
reach a 50 to 60 percent capacity and at least two years before it would come anywhere
full capacity.
For the first year, she would operate the daycare center as a daycare center with preschool
integrated. For the second year, she would attempt to fully incorporate the preschool.
Lindblom said his wife runs a preschool and he is concerned about parking. Marker said
he doesn't anticipate a problem. However, he said if it is a problem, he could add more
parking.
Lindblom said the developers have been reputable developers in the community and that
he's willing to accept their word that they will add more parking if necessary.
Davis drew a map depicting a parking pattern for the building. See attached exhibit.
Crouch asked why the petitioners are asking for the whole parcel to be special use, but
only the one building will be used for a daycare. Marker because they haven't parceled
off where the other buildings will be yet,they had to ask for the special use for the entire
property.
Crouch made a motion to approve PC 2004-09 special use permit subject to plans drawn
on the attached map. Lucietto seconded the motion. The motion was unanimously
approved in a roll call vote. Davis, Jones, Crouch, Green, Holdiman, Lucietto and
Lindblom voted yes.
3. PC 2004-10 Cara Behrens
Lindblom said he's a little concern because the city has been burned in the past under this
zoning classification where it was told one thing, but another thing happened.
Attorney Gregg Ingemunson, representing petitioner Cara Behrens, said Behrens is a
lifelong Yorkville resident. The only reason why she is seeking B-2 zoning is so that if
she decided to sell the business in 15 or so years, she would be able to find a buyer for it.
Mayor Art Prochaska said that in a previous, but similar, request,the city drafted a
development agreement where a layout of the property was attached to the plat. If the
petitioners ever wanted to change the layout,they would have to come back to the city.
Ingemunson said he would have no problem agreeing to a similar development
agreement.
Crouch said his only other concern would that it would be difficult to get in and out of the
business because of where the property lies.
Green made a motion to approve rezoning of PC 2004-10 with the recommendation that a
development agreement be drafted between the city and the petitioner. Holdiman
seconded the motion. The motion was unanimously approved in a roll call vote. Jones,
Crouch, Green, Holdiman, Lucietto, Davis and Lindblom voted yes.
4. PC 2004-02 Cornerstone—Preliminary Plan/Final Plat
Jones made a motion to approve the preliminary plan/fmal plat for PC 2004-02 subject to
staff concerns. The motion was unanimously approved by a roll call vote. Crouch, Green,
Holdiman, Lucietto, Davis, Jones and Lindblom voted yes.
Ingemunson, representing the petitioner, said all of the lots are 12,000 square feet and
added that the petitioner is willing to agree to all of the staff comments and concerns.
Schoppe said a few minor adjustments to the conservation easements are needed
otherwise everything looks fme. He added that Wywrot also recommend approval.
Additional Business
Mayor Prochaska said that in the last few months builders that have already had talks
with the city of Montgomery have approached Yorkville. He said the city doesn't want to
be put in the position of bargaining back and forth. He said he doesn't feel it's fair to
either city.
He said it's the policy of the city not to bargain with builders. Lindblom said that is an
admirable position to take.
Also under additional business, Jones said that with large developments coming in, it's
becoming harder for some of the local builders in town to get a piece of the pie. He
suggested requiring a certain percentage of each subdivision be open to local builders.
However, Kramer said legally the city cannot do something like that because it would be
a restraint on trade.
The meeting adjourned at 8:22 p.m.
Minutes respectfully submitted by Dina Gipe.
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG August 4, 2004
TYPE OF DATE OF AP
NAME PETITIONER APPLICATION STATUS
Yorkville Hill Landscaping Edelmira Ortega & Annexation/Zoning 7/28/03 Approved @ 7/13/04 City Council
Gerardo Barajas
Bailey Meadows IRED Development Annexation/Zoning & 8/6/03 Approved @ 7/13/04 City Council
(f/k/a Runge Property) Ventures, Inc. Preliminary Plan
Fox Hill Unit 7 POD 10 DCI Charrington Preliminary/Final Plat 12/11/03 8/11/04 Plan Comm
Cornerstone Triangle Investments Preliminary/Final Plat 4/19/04 Approved @ 7/27/04 City Council
Villas at the Preserve Burnside Homes Annex, Zoning, PUD & 5/25/04 Public hearing at 8/24/04 City Council
Preliminary Plan
Heartland Center Richard Marker& Special Use 6/1/04 Approved @ 7/27/04 City Council
Assoc.
801 N. Bridge Street Cara Behrens Rezone from R-2 to B-2 6/7/04 Development Agreement @ 8/10/04
City Council
Raintree Village Wyndham Deerpoint Final Plat 6/13/04 8/26/04 Plan Council
Units 4, 5, & 6 - Final Plat Homes& Creek Partners 9/8/04 Plan Commission
Grande Reserve Unit 9 MPI Final Plat 7/12/04 8/26/04 Plan Council
10/13/04 Plan Commission
Swanson Lane Estates Gordon& Marcia Annex, Zoning PUD & 7/16/04 Public hearing @ 8/11/04 Plan Comm
Swanson Preliminary Plan
Evergreen Farm Tanglewood Concept Plan 7/19/04 9/8/04 Plan Commission
Development
DPAFT
United City of Yorkville
Plan Council Meeting
July 22, 2004
Attendees:
Tony Graff, City Administrator Joe Wywrot, City Engineer
Anna Kurtzman, Zoning Official Mike Schoppe, Schoppe Design
Sgt. Ron Diedrich, Yorkville Police John Whitehouse, EEI
Jeff Freeman, EEI Tim Fairfield, BKFD
Lynn Dubajic, EDC (arrived at 10:10 AM)
Guests:
Marvin DeLahr, DCS/Fox Hill David Schultz, Smith Engineering
Mr. Wywrot called the meeting to order at 9:30 AM. The minutes from the July 8, 2004
meeting were approved as written.
Fox Hill Unit 7 POD 10—Preliminary/Final Plat
Mike Schoppe comments
1) Mr. DeLahr will leave the turn around between buildings 5 & 6, and it will be
signed"No Parking Except City Vehicles". There will be a 20' wide break in the
berm to allow access for foot/ fire access. On sheet 4, storm sewer(near the
parking lot) was requested to be deeper per Mr. Dhuse.
2) Mr. DeLahr said the 25' landscape easement is contained in the 40' setback. Plat
shows it as a 40' easement, according to Ms. Kurtzman's comments (#1) as the
annexation agreement indicated. She stated that a 4th amendment to the PUD
amendment application could be done. Rear yard setback is 40' for R-4, meaning
buildings would need to be 65' feet back from the ROW along Eldamain.
3) In regards to Ms. Kurtzman's #2 comments, Mr. DeLahr will move the "hereby
dedicated text" into the 60' dedicated area.
4) Under discussion was the additional 10' ROW and the language in the annexation
agreement. The plan will need to be revised to the PUD agreement, with a public
hearing before the City Council.
5) Ms. Kurtzman will clarify if the 30' buffer yard will be part of the lot or part of
the rear yard setback (page 4, paragraph 8 of the 3'd amendment to the PUD
agreement). The easement needs to be shown on the plat per Mr. Schoppe.
6) Mr. DeLahr said the street was 36' feet wide in the commercial area, and Mr.
Schoppe would like to know if the City would be restricting parking on either side
of the road. Mr. Schoppe does not recommend any additional guest parking.
7) Mr. DeLahr wants the plat to be approved and engineering plan to be approved
but no architectural plans are being submitted by Mr. DeLahr. Mr. DeLahr says
building envelope would not change. Mr. Schoppe recommends that architectural
plans be submitted to the City before the final plat is approved. Included should
be no encroachment of the porches on the ends, shown sidewalk approaches for
the buildings, and median cutouts with landscaping (in the motor court).
8) Comment#4 - There will be no trash dumpsters in the development.
2 ',d
9) Comment# 5 - Contour of the outfall swales will be submitted to Joe Wywrot per
Mr. DeLahr.
10) Comment# 6—Mr. Schultz will submit the berming plans along Eldamain
Road.
11) Comment#7—New landscape plans, other than the May 17th plans reviewed by
Mr. Schoppe, have been submitted.
12) Comments #8 —The developer will comply with showing the location of the
Lakewood Springs entrance road.
13) Mr. Schoppe, in regards to the bike trail, suggested the area between the creek to
the property is to become City property,then he suggests the City may want to
reconsider the bike trail path to Eldamain. Laura Brown stated the City already
will have one side of the creek. The developer has agreed to give the City 4.6
acres of land for the bike trail. The City would have responsibilities for
maintenance. Lot lines need to be changed so the bulk of the flood plain area
would be a separate lot, making certain setback lines are correct. Basins would be
owned by the Home Owner's association. The trail (from the pedestrian trail
south) does not need to be built at this time. Easements may be needed on the
southwest area and sliding of a building may occur, may be needed before these
plans are approved. There will also need to be an easement granting the City
access to the cul-de-sac.
14) Laura Brown stated that 10' asphalt path does not need to be constructed in Fox
Hill Lane. You would go through the cul-de-sac to the trail. Mr. DeLahr will
designate the lot lines for lots 6 and 7, and the east property lines of the detention
facility and deed the rest to the City for bike trail easement. Mr. DeLahr will put a
15' easement to the south, which, should that property develop, give the City
flexibility to connect the bike trail. Buffering in existence may be modified at a
later date, which originally was accommodated for the property owners. Mr.
DeLahr will put a 15' easement to the south.
Anna Kurtzman's comments
1) Comment#2 (bottom of page 1)—Mr. DeLahr will provide a separate document
with the setback information and check on the 62' setback from the lot line.
2) Comment# 5 (page 2) - Mr. DeLahr will provide setback conservation easement
language (some may be retained in lots 6-7).
3) The landscaping plan has been submitted.
Joe Wywrot's comments
1) Comment#1 —Mr. Wywrot stated"Hill"street name is not being used elsewhere.
2) Under general comments: 1) Mr. DeLahr will revise pond volume discrepancies;
2) Mr. DeLahr will check with Dan Kramer regarding the hold harmless
agreement; 3) Mr. DeLahr will provide a new cost estimate to the City.
3) Sheet# 7—Mr. Wywrot stated the water mains were deeper than necessary. On
sheet 7, regarding station 301, the alignment will need to be shifted 10 away from
the building.
4) Sheet#10—Mr. Wywrot is requesting a landscape plan for the lift station site.
�-- -
UNITED CITY OF 3
YORKVILLE
5) Sheet# 13 - Mr. Schultz stated the parkway varies due to the floodplain. The
elevation for the sanitary rim will need to be revised.
Memo 6) Sheet#14— 1) Mr. DeLahr will realign the storm sewers; 2) Mr. Wywrot is
To: Mike Scho e requesting a striping plan for Fox Hill Lane; 3) pond calculations are okayed and
pp the pond grading will be revising providing these volumes.
From: Tony Graff, i�'ty Administrat 7) Mr. Dhuse, in reference to Sheet 4, would like a double feed for the water main.
He would prefer the water main skirt the edge of the pond. Smith engineering is
CC: Planning Commission Members going to provide options to the City for better looping.
Date: 8/5/04
Revised engineering, plat and landscape plans need to be submitted by July 28th. This
Re: Swanson Lanes Estates will go to Plan Commission on August 1 lth
Mike: Respectfully submitted,
This is an explanation reflecting the process for approval of Annexation and Zoning for the
Annette Williams
Swanson Lanes Estate project subject to preliminary engineering review. At this time, I have
received direction to recommend approval of the annexation and zoning along with the exhibit
of the preliminary site plan displaying 4 new lots and one existing lot. The applicant will
return to the planning commission for preliminary plan and plat approval upon a full
engineering review by the city engineer. This area is identified within the comprehensive plan
as suburban classification which this plan meets. Any questions regarding this matter please
call me.
Thank you,
1
l _ { - 1 )
yORKvILLE
rl
t
PAR cc&REcREAMON Yorkville Parks &Recreation Department
908 Game Farm Rd. Yorkville, IL 60560 630.553.4357 630.553.4360 fax e-mail: yorkrecdeo(o_Jaol.com
Administrative Office 301 E Hydraulic Street Yorkville, IL 60560 630.553.4341 630.553.4347
Memo
To: Tony Graff
Anna Kurtzman
Kelly Kramer
From: Laura J. Brown
Date: July 26, 2004
Re: Swanson Lane Estates
Swanson Lane Estates subdivision is planning area#4 with boundaries of Burlington Railroad, route
34, Kennedy Road, and Route 47. The property is adjacent to the Blackberry Creek to the south.
The developer is proposing 5 lots.
Parks currently in this planning area are Purcell Park, and the Grande Reserve parks.
Park Board Recommendations
Cash only contribution for land cash requirement.
In addition Park Board are recommending a conservation/trail easement along north and south
banks of the Blackberry Creek and an easement along Boomer lane. This will allow for a
connection of the Blackberry Creek Trail if agreements with adjoining properties can be reached.
When possible put trail easement outside the 10 year flood plain north side of the Creek.
1
Aug . 4. 2004 4 : 41PM No .5736 P 2/3
PoOH /Cp
Schoppe Design Associates
• Landscape Architecture and Land Planning
126 S. Main St. Ph, (630) 551-3355
Oswego,IL 60543 Fax (630)551-3639
August 4,2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Fox Hill Pod 10
We have reviewed the revised Final Plat of Subdivision dated 7/26/04 and the Civil Engineering
Plans dated 7/27/04, both prepared by Smith Engineering Consultants, and provide the following
comments:
Final Plat
1. The 15' landscape easement along the south property line should be changed to a 15' trail
easement, which is to be granted to the City per staff discussions at the Plan Council.
Trail easement language will also need to be added to the plat. The easement needs to
run from the west edge of lot 14 to the Eldamain Road R.O.W. Therefore,the 10' utility
easement and the 15' trail easement should be flipped so that the trail easement lies south
of the utility easement. This easement is to provide the City the option of constructing
the regional bike trail along the south property line.
2. The grading plans show the north storm water basin extending north onto the adjacent
property. The drainage easement needs to be revised on the plat to extend north to cover
that portion of the storm water basin extending onto the adjacent property.
Civil Engineering Plans
1. Landscape medians should be shown in the motor courts to identify the intent to provide
landscape islands in these parking areas. Final location of the medians will be
coordinated with the building footprint when building plans are submitted.
2. Show the contouring of the outfall swale from the FES to Rob Roy Creek. The specific
type of vegetation for this swale and conservation easement needs to be shown on the
landscape plan.
ftgelot2
•
Aug . 4 . 2004 4 : 42PM No • 5736 P . 3/3
1.
3. All other engineering issues have been addressed..
Landscape Plan
1. Add property lines to the plans.
2. Show the extent of seeding including the area north of the northern storm water basin on
adjacent property.
3. Show proposed vegetation for lot 14 included in the graded swale for the outfall pipe.
4. Add 5 shade trees, 5 evergreen trees and 7 ornamental trees to the buffer along the south
property line per the amended P.U.D. agreement.
5. Provide a 20' wide clear opening in the south end of the buffer plantings along Eldamain
Road.
6, Additional landscape plans will be required when the building plans are submitted.
We recommend approval of the final plat subject to resolving these issues.
CC: Mayor Art Prochaska
Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
Bill Dettmer, Building Code Official
John Whitehouse, Engineering Enterprises
•
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0 United City of Yorkville
Nara County Seat of Kendall County
EST.% 7"1836
800 Game Farm Road
V) Yorkville,
Q L i i
.c./2
Phone:630-553Illinos-435060560
p,� mmom Fax:6e30-553-7575
/1-LE \\'
August 5, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman
IC
SUBJECT: Fox Hill Unit 7 Final Subdivision Plat
I have reviewed the document listed above for compliance with the annexation/PUD agreement
and the subsequent amendments. Based upon this review I have the following comments:
l . The bulk of the Subject Property is now zoned R-4 PUD with the northwestern corner
zoned B-3 PUD. I found no deviations in any of the agreements regarding the
required lot width or setbacks for this property. The requirements for these districts is
as follows:
Requirement R-4 B-3
Minimum Lot width 90' at Bldg setback line N/A
Required Front Yard 30' 50'
Required Rear Yard 30' 20'
Required Interior Side Yard 10' 20'
Required Corner Side Yard 20' 30'
The final plat of subdivision does not comply with many of the standards listed
above, including:
a. Lot width at the building setback line: Many of the lots do not have the required
minimum width of 90' at the building setback line.
b. Required Front Yard in the R-4 district: The petitioner is proposing a 25 foot
front yard setback, which is 5 feet shorter than the required 30 foot setback.
c. Required Rear Yard in the R-4 district: Lots 6-12 do not meet the minimum 30
foot setback.
d. Required Front Yard in the B-3 district: For zoning purposes, the frontage along
Eldamain Road is considered to be the front yard. The petitioner is proposing to
have a front yard of 40 feet, which is 10 feet shorter than the required 50 feet.
•
T. Graff
Fox Hill Unit 7 Final Plat of Subdivision
August 5, 2004
Page 2 of 2
e. Required Corner Side yard: The requirement is to have a 30 foot setback while
the petitioner is seeking a 25 foot setback.
If the City supports the petitioner's requested setbacks and lot widths, then I would
recommend that these deviations be reflected in an amended annexation/PUD
agreement. If the City does not support the requested deviations, then the plat should
be revised to meet the City's zoning code.
2. For your information: Other than for front yard setbacks and corner side yard
setbacks, I typically do not advocate putting building setback lines on plats. In this
case, I believe it would be advisable to include all building setback lines. This is due
primarily to the configuration of Lot 5. Lot 5 is what is commonly referred to as a
"flag lot." The way the City's zoning code is currently written, it is impossible to
issue a building pelniit for flag lots. This is due to the definitions used for defining
front, side and rear lot lines. In applying the definitions, one or more property lines in
a flag lot cannot be classified and therefore a setback yard cannot be deteiniined. To
avoid this problem, staff has recommended that all setback lines be reflected on the
plat, which the petitioner has done.
If you have any questions regarding the above, please see me.
/abk
filename: C:\Documents and Settines\Anna\My Documents\Fox Hill\Unit 7 8-5-04.doc
_`,��® Cer® United City of Yorkville Memorandum
800 Game Farm Road
EST.14 ft.:m"' 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
Lti -
o Fax: 630-553-7575
ktE
To: Plan Commission
Subject: Updated Residential Development Key
Date: August 5, 2004
Enclosed is the updated version of the Residential Development Key. It has been
updated from the June 2004 Key, and has added total property acreage. All properties
have commercial, residential, and park acreage calculated into total acreage figures.
Quoted figures for"Estimated Units Still To Be Constructed" are calculated from x%
Built Out under "Status" column. Information regarding residential density will be
calculated and distributed at a later date.
Bart Olson
•
UNITED CITY OF YORKVILL1E
Current and Pending Residential Developments
Property Owner/Developer Location Types of Units Units Acres Status
American Richmond-H.Dickson NE Corner of Galena Rd.and Dickson Rd. Single Family 183 129.87 Concept Plan Design
Bailey Meadows(Runge) W of SW Corner of Baseline Rd. Single Family 189 150 Annexation,Zoning,Preliminary Plan
and Rt.47 Town Homes 153 Approved
Bristol Bay N and S of Galena Rd, Single Family 497 597.3 Concept Plan Stage
between Rt.47 and Cannonball Tr. Condominiums 560
Town Homes 967
Caledonia NW Corner of Rt.47 and Burlington Single Family 206 85.28 PUD,Annexation Agreements
Northern Railroad Tracks,Near F.E.Wheaton Approved
Cimarron Ridge SE and SW Corner of Rt.34 and Single Family 29 40.82 90%Built Out
West Cannonball Tr. Duplex 46
Corner Stone W of Rt.47,N of Greenbriar Rd., Single Family 30 36.75 Final Plat Approved,Under Construction
between Sunflower Estates and Prairie Gardens
Country Hills S of Rt.71,W of Southern Corner of Single Family 138 65.6 60%Built Out
Rt.71 and Rt. 126 Duplex 34
Dresden-Michael Morris SW Corner of Fox Rd.and Pavillion Rd. Single Family 130 87.12 Pre-Conferences
Pox Highlands E of SE corner of Rt.47 and Rt.71 Single Family 33 34.71 80%Built Out
Town 1-tomes 90
Fox Hill SE Corner of Eldamain Rd.and Rt.34 Single Family 221 34.25 90%Built Out
Town homes 240 Unit 7:Rezone,Amend PUD,
Duplex 32 Annex Agreement Approved
Fox River Bluff-Inland NE Corner of IIighpoint Rd.and Fox.Rd. Single Family 495 302.6 Concept Plan/Pre-Conferences
' 1` 1.,
BAO-Revised 8/5/2004-4:06 PM-Page I
U F ITD CITY OF YORKVILLE
Current and Pending Residential Developments
Property Owner/Developer Location Types of Units Units Acres Status
Grande Reserve N of Rt.34,E of Pulte Property Single Family 1324 1,127.30 Final Plats Approved
(Hinsdale Nursery),S of Kennedy Rd., Duplex 394 for Units 1-8
and W of Rickard Dr. Town Homes 632 Under Construction
Apartments 300
Greenbriar W of Rt.47 Between Fox Road Single Family 152 166 95%Built Out
and Rt.71 Duplex 34
Heartland Circle N of Fox River,Immediately E of Teri Ln. Single Family 250 129.546 4%Built Out
Immediately W of Tuma Rd.
Heartland Subdivision SE Corner of Rt.34 and McHugh Rd Single Family 186 135.576 85%Built Out
Inland Immediately S of corner of Galena Rd.and Single Family 184 119.11 Preliminary Plat
Cannonball Tr.,E and W of Cannonball Tr.
Harry Anderson Farm- S of Rt.71,between Highpoint Rd. Single Family 363 221.15 Concept Plan Design
Kimball Hill Homes and Pavillion Rd.
Konicek Property(No Developer) NE Corner of Galena Rd.and Eldamain Rd. Single Family 439 70 Pre-Conferences
Kylyn's Crossing West SW Corner of Faxon Road and Single Family 111 56.6 92%Built Out
West Cannonball Tr.
Kylyn's Ridge S of Faxon Rd.,W of West Cannonball Tr. Single Family 134 70 39%Built Out
and Kylyn's Crossing West
Longford Lakes Immediately S of Jewel,N of Walnut St., Town Homes 62 13.6 78%Built Out
E of Rt.47,W of McHugh Rd.
MeadowBrook-Harris Farm W of NW Corner of Rt.47 and Rt.71 Single Family 360 145.42 Pre-Conferences
Northgate NE Corner of Galena Rd.and Rt.47 Town Homes 240 60 Annexation/PUD Approved
tt
BAO-Revised 8/5/2004-4:06 PM-Page 2
UNI'l'E]D CI' FY OF YORKV=I1[ IF
Current and Pending Residential Developments
Property Owner/Developer Location Types of Units Units Acres Status
Prairie Gardens W of Rt.47,between Fox Road and Rt.71 Senior Homes 56 24.2 75%Built Out
(N of Greenbriar)
Prairie Meadows(Menards) E of Menards,Stretching N to Single Family 174 142.2 Final Plat Approved
Kennedy Rd.and W to Rt.47 Multi-Family 268 Under Construction
Pulte Homes-Brummel&Garritano NW Corner of Rt.47 and Galena Rd. Single Family 783 579.45 Concept Plan Design
Town Homes 639
Pulte Homes-(Hinsdale Nursery) Immediately W of Grande Reserve, Single Family 321 286 Concept Plan,
N of Rt.34 and S of Corner of Bristol Ridge Town Homes 263 Preliminary Engineering Review
Rd.and Cannonball Tr
Raintree Village S of Rt.71 Between Rt.47 and Rt. 125 Single Family 404 320 Final Plats Units 1-3 Approved
(Immediately S and surrounding Country Hills) Duplex 238 4%Built Out
Reserve at the Fox River Apts. Immediately E of Jewel,E of Market Place Apartments 132 9.5 Under Construction,
Dr.and W of McHugh Rd. 0%Built Out
River's Edge N of W.Fox St.,Immediately Single Family 166 96.906' 58%Built Out
W of White Oak Estates
Rob Roy Falls E of NE Corner of Rt.34 and Eldatnain Rd., Single Family 120 270.6 Preliminary Engineering Review
N of Fox Hill Condominiums 174
Town Homes 204
Silver Fox Subdivision S of Fox Rd.,E of SE corner of Pavillic'n Rd Single Family 187 102.7 Concept Plan
and Fox Rd.
Stewart Farms SW Corner of Ashley Rd.and Rt.126 Single Family 236 193.8 Concept Plan Design
Duplex 151
Sunflower Estates NW corner of Rt.71 and Rt.47 Single Family 117 65.19 54%Built Out
Immediately S of Greenbriar
i
BAO-Revised 8/5/2004-4:06 PM-Page 3
UNITED CITY OF YORKVILI ,E
Current and Pending Residential Developments
Property Owner/Developer Location Types of Units Units Acres Status
TangleWood-Ray Theis SE Corner of Fox Rd.and Pavillion Rd. Single Family 106 49 Concept Plan
Villas at the Preserve W of SW Corner of Rt.47 and Rt.71, Duplex 84 2195 Annexation,Zoning,PUD,
Across from Sunflower Estates Preliminary Plan Stage
Westbury Village SW Corner of Galena Rd.and Rt.47 Single Family 312 300 Anetixation,l'UD,
Town Homes 618 Prelim.Plan Approved
Whispering Meadows N of corner of W.Cannonball Tr and Faxon Single Family 450 75.67 Final Plat Units 1,2 Approved
Rd.,S of Burlington Northern RR Tracks Under Construction
White Oak Estates N of W.Fox St.,W of Morgan St. Single Family 87 113.776 95%Built Out
Wildwood E of NE corner of Rt.47 and Rt.71 Single Family 271 187.769 98%Built Out,Preliminary Plans for
Multi-Family 160 More Phases Complete,Build Out TBD
Windett Ridge E and SE of corner of Rt.47 and Legion Single Family 277 163 Final Plat Approved
Road,N of Atnent Rd. Single Family 141 Concept Plan Stage
Under Construction
Chally Property- W Corner of Rt.71 and Pavillion Rd.,Stretching Single Family 120 80.12 Concept Plan Design
Wyndham Deerpoint W to and around Pavillion Heights.
York Meadows Apartments East side of E.Kendall Dr.,Immediately N Apartments 96 10 Complete
of Mulhern Ct.
Yorkville Senior Apartments W of Rt.47,S of Greenbriar Rd.N Apartments 50 3.48 PUD Agreement Approved
of Sunflower Estates
Single Family Total- 9926 Condominium Total- 734 Total Units on Key Estimated Units Still
Multi-Family Total- 428 Town Homes Total- 4108 16843 To Be Constructed
Duplex Total- 1013 Senior homes Total- 56 13422
Apartment Total- 578
BAO-Revised 8/5/2004-4:06 PM-Page 4
J2��D1 UNIT ED CITY OF YO I'. KVILLE
Current and Pending Residential Developments
10000 9926 - 58.93%
9000--------
TOTAL UNITS ON KEY — 16,843
8000 ------- SATED UNITS STILL TO BE CONSTRUC;!EL) — 13,422
7000- T
6000
5000--% - --
4108 - 24.39%
4000 �� - - -------
3000
2000------
1013 - 6.01% °
734 - 4.36 /o 78 - 3.41%
10001111 428 - 2.54% 56 - 0.33%
11111
0 -
Single Family Town Homes Duplex Condominium Apartment Multi-Family Senior Homes