EDC Minutes 2005 08-18-05 Page 1 of 5
APPROVED 10/20/05
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
YORKVILLE CITY HALL CONFERENCE ROOM
THURSDAY, AUGUST 18, 2005
The meeting was called to order at 7 p.m.
ATTENDANCE
COMMITTEE MEMBERS AND CITY STAFF: Aldermen Marry Munns, Jason Leslie
and Joe Besco; and Alderwoman Valerie Burd; Mayor Art Prochaska; City Attorney John
Wyeth; and City Administrator Tony Graff. OTHERS: Lynn Dubajic, YEDC; Tony
Scott, Record Newspapers; attorney Fred Feinstien; attorney Kevin Carrara; John
Thompson; Bob Nelson; and Matt Cudney.
1. Minutes
Minutes from the July 21, 2005 were approved without corrections.
2. Building Permit Reports for June and July 2005
The building reports for June and July 2005 were reviewed and the committee agreed to
forward the reports to the Committee of the Whole.
3. Northwest Comprehensive Plan Amendment
City Attorney John Wyeth said the Plan Commission recommended Alternative 1.
Committee Chairman Marty Munns said he only has one concern about either alternative
—he wants to make sure there's enough area set aside for commercial and industrial uses.
The amendment to the plan would reduce the amount of commercial and industrial uses
and increase residential zoning. City Administrator Tony Graff said there would be other
commercial and industrial areas reserved south of town down by Caton Farm Road.
However, Alderman Jason Leslie said there aren't any guarantees the city can plan for
that in the southern area.
Alderwoman Valerie Burd said it seems to make sense to continue commercial and
industrial use planning near the areas on the plan that already have industrial uses. But
Dan Kramer, the attorney representing the petitioners, said all of the landowners in the
area have developers calling them with plans for residential developments. There haven't
been many, if any, calls for commercial or industrial uses in the area. Meanwhile, the
current industrial uses are marked in purple on the plan to show what the use is and to
give those users the city's assurance that they won't be forced out, Wyeth said.
Graff also said the Johnson family called the city inquiring why the residential zoning in
the northwest comprehensive plan doesn't extend to their property. He said they'd hire an
attorney to petition the city to look at it.
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After more discussion, committee members decided to move the request forward to the
Sept. 16 C.O.W. meeting without a recommendation. Leslie said he emphasizes with
landowners, but he doesn't want to see Yorkville become a bedroom community.
4. PC 2005 -35 Bristol Bay Units 1 -7 — Final Plat
The Plan Commission gave its recommendation to move the final plat forward for
approval. The EDC voted to move the final plat to the C.O.W. with its recommendation.
5. PC 2005 -37 Corneils Crossing — Annexation and Zoning
The Plan Commission gave its recommendation pending the resolution of six conditions.
Wyeth said the six conditions were:
• To create a 50 foot setback off of Corneils Road
• To include a right to farm clause
• To require road improvements to be completed before homes can be moved into
• To restrict construction traffic so that none of it can come from the east
• To require that the first home in the subdivision must face Corneils
• To require that the first two homes upon entering the subdivision must be on lots
at least 30,000 square feet in size
Graff said the average sized lot in the subdivision is 14,000 with no lots smaller than
12,000 square feet.
Attorney Kevin Carrara representing the petitioner said they believe they can meet all of
the conditions.
The committee agreed to move the petition forward to the Sept. 27 City Council meeting
for an annexation/public hearing.
6. PC 2005 -36 Lynwood Baptist Church —1 '/2 -Mile Review
Munns said the Plan Commission unanimously recommended the request to add onto the
existing church and eventually build a new one.
Wyeth added that usually when the city grants these types of requests, it asks the
petitioners to agree to annex to the city once the property becomes contiguous.
The committee agreed to give its recommendation and to forward the petition to the Sept.
6 C.O.W. meeting.
7. PC 2005 -27 Autumn Creek Unit 1— Final Plat
Wyeth said the Plan Commission gave its unanimous recommendation with little or no
discussion. The EDC gave its recommendation to move the petition forward to the Sept. 6
C.O.W. meeting.
8. PC 2004 -27 X -Pac Preliminary/Final Plat
John Thompson with McVickers Development said the company is acquiring land from
X -Pac and are seeking final plat approval of the subdivision of land.
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Wyeth said the Plan Commission gave a 6 to 1 recommendation based on the realignment
of the westerly road.
Thompson said the property is zoned B -3 and the plan is to subdivide the property into
three different lots. The company has approval from the Illinois Department of
Transportation to make roadway cuts onto Route 47 and the company isn't seeking any
variances or special uses. He likewise said the company would meet all setback
requirements and has met all of the city's requests.
The committee agreed to move the request forward to the Sept. 6 C.O.W. meeting.
9. PC 2005 -34 Evergreen Farm -- Annexation and Zoning
Bob Nelson the developer of Evergreen Farm said the property cover 49 acres on both
sides of Fox Road. The subdivision would have 76 lots with a density of 1.56 units per
acre. There also would be a 50 foot landscaped buffer on both sides of Fox Road.
A traffic study for Fox Road is in draft form, he said. Preliminary results show Pavilion
Road would have to be altered to connect to Fox Road.
Wyeth said the Plan Commission voted against the rezoning request by a 3 to,4 vote
because the watershed report and traffic study weren't complete. The commission did
give a unanimous recommendation for annexation.
The EDC agreed to move the request forward to the Oct. 11 city council meeting for the
annexation and zoning public hearing.
Giving comments on the plan, Alderman Joe Besco said he doesn't like cul -de -sacs and
he suggested making the north side cul -de -sacs a loop. Nelson said he'd be happy to look
at it. Otherwise, Besco said it's a nice looking plan.
Mayor Art Prochaska said like many of the proposed developments in the city, there
would be a stipulation placed on this one not to allow any building until a solution for
Fox Road is determined. Nelson, meanwhile, said he's committed to paying his share of
costs for any necessary Fox Road improvements.
Mayor Prochaska also said it's best to leave this proposal as an annexation agreement and
not a planned unit development agreement because it sets a precedent. The Plan
Commission had suggested a PUD agreement. Meanwhile, a hearing on the traffic study
will be held Sept. 14 at the Plan Commission meeting.
10. PC 2005 -48 Del Webb — PUD Zoning
The Plan Commission voted against a recommendation of the preliminary plan because
the commissioners wanted another public hearing on the plan. The commission voted yes
on PUD zoning.
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Matt Cudney from Del Webb said the plan for an age- restricted community is very
different from anything that's been done in Yorkville. Leslie asked if approval of the plan
would set any precedents. Wyeth said because it falls under a PUD, it wouldn't set a
precedent. Burd commented that the Del Webb community in Huntley has a lot of green
space and golf courses that this proposal doesn't seem to have. However, Cudney said
there are plenty of green spaces and water features in the 250 -acre proposed
development.
Leslie pointed out that there are only two ways out of the subdivision and wondered
about the safety. Cudney said that the people in the targeted age group of the
development don't want people coming in and out of it. He said that the two entrances
and exits should be sufficient.
Leslie also asked if putting the homes on smaller lots as requested by the petitioner would
pose safety issue. But Cudney said because the homes are all ranch homes, adequately
fighting fires wouldn't be an issue. He also said the homes wouldn't look crowded and
wouldn't all look alike.
There's a 3.5 gross density allowable in the plan and the developers are at a 3.2 density,
he said. The developers are requesting reduced setbacks and smaller right of way widths,
which would serve as a traffic calming devise. The petitioners are seeking 5 -foot side -
yard setbacks as opposed to the current 20 -foot side -yard setback requirement. Cudney
said what the developer is proposing is a standard footprint used in developments around
the country.
Mayor Prochaska said he's concerned that there's no planned entrance from the
residential section to the commercial section. That would mean residents would have to
go out onto the roadway to get to the commercial section. He said it would be better to
have a direct access from the residential area to the commercial area.
Also, he said a resident at the public hearing had concerns about water and wells. He said
the city engineer and city attorney would work with that resident to get all of his
questions answered.
The committee agreed to move the request forward for a public hearing on Sept. 13 and
Sept. 14.
11. SSA Tax Policy
Graff gave the committee members a list of infrastructure eligible for an SSA. He said
that an attorney specializing in SSAs recommended the city look at eligible SSA
infrastructures and determine which ones the city would support and which ones it
wouldn't. Connection fees, for instance, should be paid by the developer and wouldn't
fall under an SSA, he said.
Besco said he believes the developers should pay for improvements to make the
development work. The city should only support SSAs if the city gets something out of it.
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Burd, meanwhile, said she'd like the committee to invite Realtors in to tell the committee
their stories about SSAs and how they affect their businesses. She'd also like
homeowners and business owners to come and give their opinions. Graff suggested the
different groups be invited to speak at the Oct. 20 meeting.
Mayor Prochaska said when the developers of Grande Ridge did two different SSAs the
financial burden fell on them and wasn't passed on to the homeowners. He said that
makes sense to him. He said he has an issue with developers passing SSA costs onto
homeowners.
12 Draft Policy for Collection of Transportation Development Fees for Kendall
County Highways
Graff said the Kendall County officials are trying to create policies with every city in the
county to get money for county road improvements. Under the new plan, the cities would
collect the money and make sure the roads are.
The committee decided to get a recommended on the issue from city staff and discuss it
again in September.
13. Discussion of Future Incentive Programs to Attract Commercial/Industrial
Business to Yorkville
Munns said he would like to hold regular discussions on how to attract commercial and
industrial businesses to Yorkville.
Graff said there are several methods, which include rebating sales or utility taxes. Or, he
said, the city could offer a rebate to help defer land acquisition costs.
Mayor Prochaska said depending on what Munns is looking for; competition is either
easier or harder for the city. He said it's always important to see if the return is worth the
investment.
Munns said doesn't have any specifics in mind; he just knows the city needs to attract
more commercial and industrial business. If not, he said, the city will be all residential,
which would put a financial burden on those who live here.
Burd suggested creating a list identifying what types of businesses the city is looking for
and what types of incentives the city would be willing to offer.
Mayor Prochaska also suggested having Lynn Dubaj ic, executive director of the
Yorkville Economic Development Corporation, speak to the committee to give an update
on what she's doing.
The meeting adjourned at 9:10 p.m.
Minutes respectfully submitted by Dina Gipe