Planning and Zoning Commission Minutes 2020 02-12-20
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APPROVED 3/11/20
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, February 12, 2020 7:00pm
Meeting Called to Order
Commissioner Danny Williams called the meeting to order at 7:00pm, roll was called and
a quorum was established.
Roll Call:
Deborah Horaz-yes, Don Marcum-yes, Greg Millen-yes, Danny Williams-yes
Absent: Rusty Hyett, Jeff Olson, Richard Vinyard
City Staff
Krysti Barksdale-Noble, Community Development Director
Other Guests
Christine Vitosh, Vitosh Reporting Service Len Pfaff
Lynn Dubajic, City Consultant Laurie Pfaff
Ron Smrz Nancy Zier
Katie Finlon-Kendall County Record Ron Zier
Michele Breyne Nick Cordell
Linden Breyne Shannon Moverod
Previous Meeting Minutes January 8, 2020
The minutes were approved as presented on a motion and second by Commissioners
Horaz and Millen, respectively.
Roll call: Marcum-abstain, Millen-yes, Williams-yes, Horaz-yes. Carried 3-yes, 1-
abstain
Citizen’s Comments None
Public Hearings
Commissioner Williams explained the procedure for the Hearing and swore in those who
would speak. At approximately 7:02pm a motion was made and seconded by Mr.
Marcum and Ms. Horaz, respectively, to open the Hearings.
Roll call: Marcum-yes, Millen-yes, Williams-yes, Horaz-yes Carried 4-0.
Mr. Williams read the Public Hearing as follows:
1. PZC 2020-01 The United City of Yorkville, Kendall County, Illinois, petitioner,
is proposing to amend the Yorkville Comprehensive Plan to include a new
appendix which identifies locations where the future land use designations are
recommended for reclassification along U.S. Route 34 (Veterans Parkway), Route
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71 (Stagecoach Trail), and Eldamain Road. The proposed amendments are a result of
rezoning and development approvals made by the City Council between 2017 and 2019,
as well as aligning the potential future industrial development along the Eldamain
Corridor.
(See Court Reporter Transcript)
The Hearings were closed at approximately 7:16pm on a motion by Mr. Marcum and
second by Ms. Horaz. Roll call: Williams-yes, Horaz-yes, Marcum-yes, Millen-yes.
Carried 4-0.
Unfinished Business None
New Business
1. PZC 2020-01 Text Amendments (see full description above)
Ms. Noble said that since there are numerous amendments, the changes will be done as
an addendum. There was no further discussion. Mr. Williams entertained a motion to
vote for approval of PZC 2020-01 Map and Text Amendment. Roll call: Williams-yes,
Horaz-yes, Marcum-yes, Millen-yes. Carried 4-0.
Action Item:
Text Amendment
Ms. Horaz read the two separate motions for PZC 2020-01Yorkville Comprehensive Plan
Amendment:
1st motion: In consideration of testimony presented during a Public Hearing on February
12, 2020, and discussions conducted at that meeting, the Planning and Zoning
Commission recommends approval to the City Council of a request to amend the United
City of Yorkville's 2016 Comprehensive Plan Update future land use for the five
identified land use changes and the single potential road extension as presented in a staff
memorandum dated February 5, 2020.
2nd motion: In consideration of testimony presented during a Public Hearing on February
12, 2020, the Planning and Zoning Commission recommends approval to the City
Council of a request to amend the United City of Yorkville's 2016 Comprehensive Plan
Update future land use designation of unincorporated areas on the east side of Eldamain
Road from the BNSF rail line north to Galena Road from “Estate/Conservation
Residential (ECR)” to “General Industrial (GI)” as presented by staff in a memorandum
dated February 4, 2020 and a map entitled “Eldamain Road Corridor Future Land Use
Map”
A motion was made Mr. Marcum to approve both text amendments. Roll call: Millen-
yes, Marcum-yes, Horaz-yes, Williams-yes. Carried 4-0.
2. PZC 2020-04 Ronald Smrz, petitioner, on behalf of the Ronald Smrz Trust, is
requesting special use authorization from Kendall County to establish a storage
business for non-motorized pull behind campers. The real property is located at
7821 Route 71, Kendall County, Illinois.
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Ms. Noble presented the details for this petition which was before the Commission for a
1.5 mile review. Mr. Smrz is requesting to build a 51-space storage facility for pull
behind campers on a 17-acre site owned by him. There had been comments that the
property could be annexed to the City, however, that is not anticipated. He said there has
been some concern from neighbors and he is working on solutions.
Action Item:
1.5 Mile Review
Commissioners Marcum and Horaz, respectively, moved and seconded to recommend
approval of this petition. Ms. Horaz read the motion as follows: In consideration of the
information presented at the February 12, 2020 meeting, the Planning and Zoning
Commission recommends approval of County Case 19-34 – 7821 Route 71 special use
request for a non-motorized storage business.
Roll call: Marcum-yes, Horaz-yes,Williams-yes, Millen-yes. Carried 4-0.
Additional Business
1. Year in Review 2019
Ms. Noble presented the summary for 2019. She said 2,100 building permits were issued
in 2019 with 178 of those for residential housing and foreclosures are down. She also
listed some of the larger commercial projects and City projects that are or will be
underway. The UDO (Unified Development Ordinance) was also kicked off this year
and the City approved the 2018 adoption of the international codes. Ms. Noble also
reviewed some of the goals for the coming year. Training for Commissioners will also
continue and there is a state conference if any PZC members which to attend. The City
will cover the $50 fee.
2. City Council Action Updates
Ms. Noble summarized PZC cases that were recently approved by the City Council
including a text amendment and a special use permit for Wrigley.
3. Planning Training Series:
The training scheduled for tonight will be continued to the next meeting so all
Commissioners can attend.
Adjournment
There was no further business and the meeting was adjourned at 7:35pm on a voice vote.
Respectfully submitted by Marlys Young, Minute Taker
PZC - Public Hearing - February 12, 2020
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5 UNITED CITY OF YORKVILLE
6 YORKVILLE, ILLINOIS
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9 PLANNING AND ZONING COMMISSION
10 PUBLIC HEARING
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16 800 Game Farm Road
17 Yorkville, Illinois
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20 Wednesday, February 12, 2020
21 7 : 00 p .m.
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1 PRESENT :
2 ' Mr . Danny Williams, Chairman,
3 Mr . Donald Marcum,
4 Ms . Deborah Horaz,
5 Mr . Greg Millen.
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7 ALSO PRESENT :
8 Ms . Krysti Barksdale-Noble, Community
9 Development Director;
10 Ms . Marlys Young, Minute Taker .
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1 WHEREUPON, the following
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proceedings were in
3i public hearing : )
41 CHAIRMAN WILLIAMS : There is one
5 ' planning -- or, I ' m sorry, there is one public
6 hearing scheduled for tonight ' s Planning and
7I Zoning Commission meeting.
8 The purpose of this hearing is to
91 invite testimony from members of the public
10 regarding the proposed request that is being
1/ considered before this commission tonight .
121 Public testimony from persons
13 present who wish to speak may be for or against
141 the request or to ask questions of the petitioner
151 regarding the request being heard.
16 ! Those persons wishing to testify are
17 , asked to speak clearly, one at a time, and state
181 your name and who you represent, if anyone . You
19 are also asked to sign in at the podium.
201 If you plan to speak during
21 tonight ' s public hearing as a petitioner or as a
22 member of the public, please stand, raise your
231 right hand, and repeat after me .
24 MS . NOBLE : Yours is not a public
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1 hearing item, but you can feel free to be sworn
2 in anyways --
3 UNIDENTIFIED AUDIENCE MEMBER: Oh, okay.
4 ' Discussion had off the
5 record . )
6 CHAIRMAN WILLIAMS : Looks like that ' s a
7 no . Thank you, folks .
8 The order for receiving testimony
9 during the public hearing will be as follows :
10 The petitioner will present, those who wish to
11 speak in favor of the request will present , and
12 those who wish to speak in opposition of the
13 request .
14 May I have a motion to open the
15 public hearing on petition number PZC 2020-01 ,
16 Yorkville Comprehensive Plan map and text
17 amendment?
18 MR. MARCUM: So moved .
19 MS . HORAZ : Second .
20 ' CHAIRMAN WILLIAMS : Roll call vote on
21 ; the motion, please .
22 MS . YOUNG: Yes . Marcum.
23 ' MR. MARCUM : Yes .
24 ; MS . YOUNG: Mr . Millen .
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1 MR. MILLEN : Yes .
2 MS . YOUNG: Williams .
3 CHAIRMAN WILLIAMS : Yes .
4 MS . YOUNG : Horaz .
5 MS . HORAZ : Yep .
6 CHAIRMAN WILLIAMS : The public hearing
7 up for discussion tonight is the following : PZC
8 2020-01, the United City of Yorkville, Kendall
9 ; County, Illinois, petitioner, is proposing to
10 ' amend the Yorkville Comprehensive Plan to include
11 , a new appendix which identifies locations for the
12 future land use designations recommended for
13 classification along U . S . Route 34 , Veteran ' s
14 Parkway, Route 71 , Stagecoach Trail , and Eldamain
15 ' Road . The proposed amendments are a result of
16 ' rezoning and development approvals made by City
17 Council between 2017 and 2019, as well as
18 aligning the potential future industrial
19 development along the Eldamain Corridor .
20 Krysti, please present PZC 2020-01 ,
21 ! Yorkville Comprehensive Planning map and text
22 amendment .
23 MS . NOBLE : Good evening, everyone . As
241 it was mentioned in the introduction, this is a
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1 two-part request . The first part of the request
2 , is actually perfunctory; it has to do with
3 several entitlements that were granted through
4 the public hearing and City Council approval
5 process, and at that time their request did not
6 line up with our Comprehensive Plan, so after the
7 , approval, staff went through all of the proposed
8 developments as they were developed and are now
9 , aligning our Comprehensive Plan to reflect the
10 development .
11 ' So what happens when you look at a
12 Comprehensive Plan, you base off of existing
13 conditions, trends in development, economic
14 , market, you make the best guess of what that
15 ; future land use will grow into eventually within
16a horizon of the plan, and our plan was adopted
17in 2016, it has a ten-year horizon, so we are
18 looking at 2026, and at that time there were
19 areas in the development of the city that we felt
20 would remain as-is or not be developed within
21 that time frame .
22 . As business came to Yorkville, or
23 changes in some of the locations regarding
24 transportation to a site, utilities available,
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1 these sites were developed and now we are
2 re-aligning them, so the sites that are in your
3 packet for this first part of the conversation
4 have to do with the Cedarhurst Living
5 development .
6 Originally the Comprehensive Plan
7 had the future land use as suburban neighborhood;
8 again, that was a blank slate of land at that
9 point, we didn ' t see any development happening .
10 There had to be some adjustments to the roadway
11 and some easements given .
12 Well, the developer came in, was
13 approved, and developed the site to a senior kind
14 of assisted living facility, and so we are
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15 changing the Comprehensive Plan future land use
16 to commercial office .
17 And the reason why it ' s commercial
18 office even though it ' s a residential living
19 facility, as an assisted living facility, it is
20 zoned as business and so that is why that
21 category suits it best .
22 It also has the ability per their
23 Planned Unit Development Agreement to have an
24 , office use ancillary to the senior living
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1 facility.
2 The second property was a Casey ' s
3 General Store . If you recall, that location had
4 an apartment complex where people were actually
5 living there on the site .
6 The owner sold the site, the
7 apartment was torn down, and then there was
8 construction of a gas station, so the
9 Comprehensive Plan had it originally designated
10 as mid-density residential , which was consistent
I1 with its current land use at the time, and now we
12 are changing the future land use to destination
13 commercial, which would fit with a gas station .
14 Adjacent to that Casey ' s property is
15 the Coffman Carpets . As part of Casey ' s
16 proposal, they needed to annex the Coffman Carpet
17 site; the reason being is because --
18 MS . HORAZ : It wasn ' t on the sales tax
19 rolls?
20 MS . NOBLE : Well, the reason being is
21 because the underground tanks , they needed to be
22 able to locate them and they needed to kind of
23 squeeze closer to the Coffman Carpet site, and so
24 Coffman requested that they extend utilities to
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1 ' them, so we annexed, and that ' s why that parcel
2 came in.
3 We also had that as mid-density
4 residential , and we are requesting to revise that
5 to destination commercial to reflect its current
6 land use .
7 Heartland Business, we had a request
8 recently from that developer to develop an empty
9 site . Due to its configuration, it ' s a very odd
10 configuration, its location and size, we felt
I1 that it would not develop, so we kind of went
12 with the mid-density residential thinking that
13 that would maybe become a part -- come to be a
14 part of the apartment complex, maybe someone
15 would develop somewhere along with that . That
16 ; did not happen, and the petitioner came in to
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17build an office use, and so they are requesting
18 an office kind of business district zoning, which
19 they have, and so we are proposing to change the
20 designation to commercial office as well .
21 And the last one is Hively . That
22 ' was part of an overall PUD . The developer came
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in and took out a couple of sites, parcels ,
24 within that overall development to do a nursery
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1 , annex as well as an agricultural site .
2 We originally had it as estate
3 residential . Because we didn ' t feel it was going
4 to develop within that ten-year horizon, we did
5 rezone that property and so we are looking to
6 maintain that future land use as destination
7 , commercial .
8 The other request as part of this is
9 there -- due to development on the City ' s
10 southeast side, there is an additional potential
11 roadway coming in, the realignment at that
12 intersection for Ashley for the school .
13 MS . HORAZ : Right .
14 MS . NOBLE : In our plan we do have it
15 indicated on our transportation map that there
16 could be a future connection north on Ashley, but
17 the actual owner has requested that the City look
18 at that, so that -- to reassign its future land
19 use for that site . We haven ' t gotten a petition
20 request yet, but when we do, we will bring that
21 in there .
22 MS . HORAZ : You said more students ,
23 right?
24 MS . NOBLE : Correct . So 2021 is when
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1 that road intersection is supposed to be
2 completed, so with that in mind, we decided to
3 show on the land use map that future connection
4 going north as well .
5 Again, that may change if the
6 petitioner -- or the owner rather comes in with a
7 petition to look at maybe commercial for that
8 area, so that is something the City is proposing,
9 but they may come in and seek that . We are just
10 asking to show that future extension on the map .
I1 And if you look in your packet,
12 there is prepared -- for each of these sections
13 it shows color changes as well as the description
14 of what those land uses will be .
15 And with that, if you have any
16 questions , I ' d be happy to answer them.
17 CHAIRMAN WILLIAMS : There was a
18 petitioner last year who wanted to build offices
19 right on the corner by Casey' s . Does that affect
20 them in any way?
21 MS . NOBLE : That is the Heartland
22 Business .
23 CHAIRMAN WILLIAMS : Oh, that ' s
24 Heartland . Okay.
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1 MS . NOBLE : That is the Heartland, yes .
2 CHAIRMAN WILLIAMS : I am sorry, I was
31 thinking Heartland Blood Center, which is around
4 ' the corner . Thank you.
5 MS . HORAZ : Are they going through with
6 . that?
7 MS . NOBLE : We have not received an
81 application for that, so we don' t know if they ' re
9 going to move forward with that, but we had to
10 reflect that in the Comprehensive Plan because
11 the entitlement was granted.
12 CHAIRMAN WILLIAMS : Okay. Perfect .
13 That ' s all I had.
14 MS . HORAZ : Are they working with IDOT
15 at all?
16 MS . NOBLE : I have not heard anything
17 sinceht at --
18 , CHAIRMAN WILLIAMS : I think it ' s going
19 to be hard for them to get anything built there .
20 It ' s very cramped . All right . Thank you,
21 KrY sti .
22 , MS . NOBLE : You are welcome .
23 CHAIRMAN WILLIAMS : Is there anyone
24 present who wishes to speak in favor of the
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1 request?
2 Looks like that ' s a no .
3 MS . NOBLE : Oh, I do have a second
4 section.
5 CHAIRMAN WILLIAMS : Oh, I 'm sorry . My
6 apologies .
7 MS . NOBLE : Just any questions for that
8 section.
9 So the second part of the request
10 has to do with the area around Eldamain Road. So
11 if you notice in our current Comprehensive Plan,
12 we do have land that is designated, about 400
13 acres , for industrial land use .
14 Those are acres that are actively
15 within our corporate boundaries , so there is no
16 need to annex these properties, there is no
17 need -- they are actually zoned for
18 manufacturing, so there is nothing affecting
19 those properties, but Kendall County requested
20 that we look at the area north of our current
21 boundary there to Galena and kind of align with
22 their Comprehensive Plan or future land use, as
23 industrial --
24 MS . HORAZ : Is that where Menards is at?
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1 MS . NOBLE : It ' s across the street from
2 Menards, but north .
3 So this was a request that they made
4 to us shortly after we adopted our Comprehensive
5 Plan in 2016, and at that time we brought it to
6 City Council and to you guys at the Planning and
7 Zoning Commission and we felt that there was no
8 need to make a change at that point .
9 There was kind of some ambiguity if
10 the Eldamain Road would ever be funded within the
11 ' horizon of the plan for the connection with the
121 bridge over Fox River . The county ' s plan did
13 rely heavily on a future prairie parkway, which
14 is not a viable option anymore, not only
15 ; planning, but just funding-wise, so we kind of
16 held off on that .
17 So within that time, since 2016, a
18 , couple of things have happened. IDOT -- the --
19 ! METRA has engaged in a study of where we ' re going
20 to locate a METRA station if Yorkville does, in
21 fact, receive that .
22 , One of those locations is right
23 there at Eldamain right next to BNSF rail line,
24 so that ' s a potential location, so that
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1 interested us as a different change in focus ,
2 transportation plan in that area .
3 The second item -- I began to tell
4 you about IDOT . IDOT did fund the 40 million for
5 the extension of Eldamain Road going over the Fox
6 River, so that ' s another north/south arterial
7 that the City can utilize, so that may be
8 bringing more industrial or any number of types
9 of land uses available in that area, and the
10 third was one of the parcels that is not annexed
11 into Yorkville at this time, which is designated
12 as certified site by BNSF, meaning that they are
13 actively out there with our site promoting it,
14 advertising it as a great site for industrial, so
15 that may happen in that area .
16 What the site doesn ' t have at this
171 point is utilities, so we don ' t have water, we
18 don ' t have sewer, some of the area that ' s
19 unincorporated that we ' re looking to change is
20 not within Yorkville-Bristol Sanitary District ' s
21 FPA, which is future planning area, so there are
22 some curves , but we felt this would be a good
23 opportunity to kind of recognize that there are
24 things happening, there are conditions that are
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1 changing that would require us to have a second
2 look, and that ' s what the Comprehensive Plan
3 does . It kind of gives you a snapshot where the
4 City is at that time based off the information we
5 have at that time, and then as things change, we
6 have the ability to do a refresh and kind of
7 adjust as we go along, so City Council was
8 supportive of this change, Kendall County was
9 supportive of this change, staff is not opposed
10 . to it, so we are asking for your input and
11 recommendation if we should, in fact, change this
12 area from estate/conservation residential, which
13 is what ' s pretty much there, into industrial ,
14 future land use .
15 MS . HORAZ : I was wondering if the train
16 station goes in there it might be more convenient
17 ; to have condos over in that area, too .
18 MS . NOBLE : So we do have a plan that
has a transit-oriented development site . It
20 would be actually east of our identified
21 industrial properties so that it could be right
22 there where the station lands , but not further
23 north, so I don ' t -- I wouldn ' t foresee condos
24 going far north of that area .
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1 MS . HORAZ : I don ' t have any issues .
2 CHAIRMAN WILLIAMS : Just to be safe,
3 I ' ll say it again, is there anyone present who
4 wishes to speak in favor of those requests?
5 No response . )
6 , CHAIRMAN WILLIAMS : Anyone present who
7 wishes to speak in opposition to the requests?
8 No response . )
9 ; CHAIRMAN WILLIAMS : Any questions from
10 , Commissioners for the petitioner?
11 No response . )
12 CHAIRMAN WILLIAMS : Since all public
13 testimony regarding the petition has been taken,
14 may I have a motion to close the taking of
15 testimony and this public hearing?
16 MR . MARCUM: So moved .
17 MS . HORAZ : Second .
18 CHAIRMAN WILLIAMS : Roll call vote on
19 the motion, please .
20 MS . YOUNG: Yes . Williams .
21 CHAIRMAN WILLIAMS : Yes .
22 MS . YOUNG: Horaz .
23MS . HORAZ : Yes .
24 , MS . YOUNG: Marcum.
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1 MR. MARCUM: Yes .
2 MS . YOUNG: And Millen.
3 MR. MILLEN : Yes .
4 CHAIRMAN WILLIAMS : Public hearing
5 portion of tonight ' s meeting is closed.
6 Which were all the
7 proceedings had in
8 public hearing portion
9 of the meeting . )
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1 STATE OF ILLINOIS )
SS .
2 COUNTY OF LASALLE )
3 I, Christine M. Vitosh, a Certified Shorthand
4 Reporter, do hereby certify that I transcribed
5 the proceedings had at the pubic hearing and that
6 , the foregoing, Pages 1 through 19 inclusive, is a
7 true, correct and complete computer-generated
8 transcript of the proceedings had at the time and
9 , place aforesaid.
10 I further certify that my certificate annexed
11 hereto applies to the original transcript and
12 copies thereof, signed and certified under my
13 , hand only . I assume no responsibility for the
14 accuracy of any reproduced copies not made under
15 my control or direction .
16 As certification thereof, I have hereunto set
17 my hand this 25th day of February, A. D . , 2020 .
18
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20 Christine M. Vitosh, CSR
Illinois CSR No . 084-002883
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PZC - Public Hearing - February 12, 2020
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Deborah(1]-2:42020-01[3]-4:15,5:8, 5:15 7:20,9:18 commission[1]-3:11
5:20 ancillary[1]-7:24 Business[2]-9:7,COMMISSION[1]-
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2026[1]-6:18 annex[3]-8:16, 10:1, Commission[2]-3:7, 9.12
25th[1]-19:17 13:16 C 14:7 description[1]-11:13designated[3]-8:9,
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3 15:10,19:10 1710 13:12, 15:11
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16'9'16:11
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Vitosh Deporting Service
815 . 993 .2832 cms.vitosh@gmail.com
2
PZC - Public Hearing - February 12, 2020
E 16:14 19:20 manufacturing[1]- neighborhood(t1-
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2itosh Reporting Service
815. 993 .2832 cms .vitosh@gmail .com
3
PZC - Public Hearing - February 12, 2020
part[9]-6:1,7:3, 3:24,4:9,4:15,5:6, require[1]-16:1 someone[1]-9:14 true[1]-19:7
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Uitosh Reporting Service
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4
PZC - Public Hearing - February 12, 2020
Y
year[3]-6:17,10:4,
11:18
YORKVILLE[2i-1:5,
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Iiitosfi Reporting Service
815. 993.2832 cms.vitosh@gmail. com