EDC Minutes 2005 05-19-05 Page 1 of 5
APPROVED 7/21/05
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
YORKVILLE CITY HALL CONFERENCE ROOM
THURSDAY, MAY 19, 2005
The meeting was called to order at 7 p.m.
ATTENDANCE
COMMITTEE MEMBERS AND CITY STAFF: Aldermen Marty Munns and Joe Besco;
and Alderwoman Valerie Burd; Mayor Art Prochaska; City Attorney John Wyeth
OTHERS: Lynn Dubajic, YEDC; Kelly Knierim, STK Development, LLC; Bob Pilmer,
attorney; Robert Dearborn; Bill McCue, McCue Builders; Markin DeLahr, Aspen Ridge
LLC; David Meek, attorney; Andy Fitz, Montalbano Homes; and David Schultz, Smith
Engineering.
1. Minutes
None.
2. Building Permit Reports for February, March and April 2005
Munns commented that the building permits have grown considerably over the last four
years. The committee agreed to forward the reports to the next Committee of the Whole
meeting.
3. Fox Hill Center Economic Incentive Agreement
Tabled.
4. PC 2005 -08 Blackberry Woods Planned Unit Development
Mayor Prochaska informed the committee that the Plan Commission voted to recommend
the requested annexation for the property but voted against a recommendation for
rezoning.
Plan Commissioners didn't like the idea of the multi - family housing extending so far
west on the property, he said. The commissioners also agreed with city staff in concern
over the fact there's only one way into the proposed subdivision.
Builder Bill McCue who is proposing the subdivision said he's disappointed with the
Plan Commission's vote. He had previously been to the Plan Commission, acted on the
recommendations suggested and then came back. Now, he said, new concerns are coming
UP. -
Responding to some of the issues brought up by the Plan Commission, McCue said the
lots at the bottom of the property will be 12,000 square foot minimum in size and will be
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single - family units. That changes the overall plan from 135 total units to 131 units on
about 60 acres.
As for the access issue, McCue said he tried to get emergency access through a
neighboring property owner, but was denied. Right now, plans show road stubs at the
south and west ends of the plan. He said it shouldn't be long before those areas are
developed and roads can connect to provide another entrance. Otherwise, he said he'd
check with the county to see if a gravel road could be installed to connect to the dog
pound parking lot to use as an emergency entrance /exit.
Commenting on the plan itself, McCue said McCue Builders would build all of the
housing in the R -4 area. The buildings would have nice elevations on the front of the
units, which are expected to sell for $275,000 to $325,000. Plans are for a homeowners
association to do long -term maintenance and a six -foot berm with landscaping would be
installed between the jail and the homes.
Also, McCue said the developer plans on selling 50 to 60 percent of the single - family lots
to local builders first and then to outside builders.
McCue said he also met with Laura Brown, executive director of the parks, and said she
suggested installed a walking trail through the property. The Plan Commission didn't
comment on the parks at all, he said.
The only other comment Plan Commissioners made was that they'd prefer townhomes to
duplexes. McCue, however, said there's a demand for ranch -style duplexes, especially for
the older population. The duplexes would be age - targeted.
McCue said he spoke with Sheriff Randall who liked the idea of what would go behind
the jail.
Alderwoman Valerie Burd asked if the builders would comply with the new appearance
code and McCue said definitely yes.
Offering his comments on the proposal, Alderman Joe Besco said the property is a hard
parcel to work with, but he likes the plan. He said he doesn't like the eyebrows on the
cul -de -sacs because they're hard to plow. As for the secondary access, he said the land
surrounding the proposed subdivision will likely be developed before long.
Mayor Prochaska, however, asked McCue to set up a meeting with the county to see if an
emergency access would be possible.
The committee agreed to move the matter forward to the Committee of the Whole for -
discussion.
5. PC 2005 -02 Lee Farm Annexation and Preliminary Planned Unit Development
Plan
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Andy Fitz with Montalbano Homes said the proposed development is located at the
southeast corner of Ament and Penman roads, east of Route 47.
Outlining some of the changes since the plan was last presented; Fitz said the Park Board
wanted a smaller park and the rest of the land -cash donation in cash. Also, the Park Board
wanted the park located closer to the water feature.
Fitz said the planners also have increased the buffer from 40 to 50 feet and all lots are
12,000 square feet except for the ones that abut open space. There are 294 total lots and
about 40 of them are less than 12,000 square feet. Mayor Prochaska said he's concerned
that the lots were shortened to make the buffer larger.
Burd asked if the developers contacted the School District about locating a school by a
water feature. Fitz said the school site likely would be moved as neighboring land
develops. So, for now, the water feature and park area will stay as they are.
Munns suggested city staff offer its thoughts on the proposal and move it forward.
6. PC 2005 -14 201 S. Main Street — Rezoning
7. PC 2005 -15 204 Hydraulic — Rezoning
Items 6 and 7 were discussed together. Mayor Prochaska said both rezoning requests
received unanimous recommendations from the Plan Commission.
Attorney Bob Pilmer representing the petitioner said there was a home on South Main
that has since been demolished. Plans are to build a commercial building with residential
units on the second floor.
On Hydraulic Street, plans are to leave the existing house there for now and use it as
residential rental property.
City Attorney John Wyeth said the Plan Commission asked for a developmental
agreement in regard to the type of building that would be erected on S. Main Street. Right
now, petitioner Robert Dearborn said there aren't many models to follow. He submitted a
design of the type of building he'd like to construct at the location.
Burd said that whatever is built is setting a precedent. She said she'd like to see the
developer go the extra mile so that the building would look good since it is setting a
precedent.
The committee agreed to move the rezoning requests to the Committee of the Whole with
a recommendation from the committee. Wyeth said he would begin working on a
developmental agreement to guarantee that a building similar in quality to the one shown
in the graphics is erected.
8. PC 2005 -03 Aspen Ridge Estates Preliminary Plan
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Mayor Prochaska said the Plan Commission recommended approval of the request by a 6
to 1 vote.
Attorney David Meek, representing the petitioner, outlined the notable elements of the
planned R -2 development, which would include 217 units. There's a two -acre park in the
center, a public trail along the eastern perimeter, a tree conservation easement along the
west and south perimeters and a 50 -foot buffer along Fox Road. Likewise, he said the lot
sizes that abut existing county developments were increased to match the ones of the
existing home sites.
Now, he said they're waiting for results of a traffic study on Fox Road. Meek said the
developer already has put forth $15,000 to fund the study and will participate financially
in the traffic improvements as well.
Mayor Prochaska said the Plan Commissioners made their recommendation subject to the
developer's adhering to the appearance code and also suggested the city request more
money for schools because of the added density the developer is requesting.
Wyeth said the density for the area according to the comprehensive plan is 1.5 units per
acre. The developer is seeking a density of 1.75 units per acre. To get that additional
density, the developer needs to offer some "extras". The density credit on the preliminary
plan goes over some of what the developer is proposing as going above and beyond the
requirements.
Meek said this project is different because the developer is seeking straight zoning and
isn't requesting a PUD. He said the developer intends to adhere to the city's appearance
code standards. However, he said the developer isn't the builder so it's hard to talk
concretely about what will be built. Meek said the lots will be sold in small allotments to
builders and the homes will be custom.
Because this is an annexation agreement and not a PUD, Mayor Prochaska said it sets a
precedent and it's important for the city to make sure all of the reasons for allowing a
higher density are valid.
The committee agreed to send the request to the Committee of the Whole.
9. Draft of the Appearance Code
Burd said the Appearance Code Committee began meeting in January and had guest
speakers talk about building materials. The code allows for brick, different styles of
masonry and premium siding on buildings.
In addition to building materials, the proposed code addresses appearance. Burd said if a
building faces two streets then a fagade needs to be placed on each of those sides.
She said the Appearance Code Committee would go before the Committee of the Whole
to detail the proposed code.
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Munns said the code seems to try to make buildings look as nice as possible, yet they're
still practical and reasonable so that commercial businesses will want to build in the
community.
10. Review of Special Tax Bond Policy
Burd said she'd like for the EDC to hold a hearing on SSAs to allow people to come in
and testify as to why they either support or are against the SSAs. The committee could
then go to the Committee of the Whole to make a report.
Besco said he has serious concerns about how SSAs affect the community as a whole.
11. Discussion of Future Incentive Programs to Attract Commercial/Industrial
Businesses
Munns said he'd like committee members to bring forth ideas to attract commercial and
industrial businesses to the city.
Lynn Dubajic with the Yorkville Economic Development Commission said the city is
looking into joining the county's proposed real estate abatement program. Such a
program, she said, would put her on an even field when trying to attract business and
industry to the city.
12. Additional Business
Mayor Prochaska said the city is looking at negotiating a boundary agreement with Plano
regarding the south side of the Fox River.
The meeting adjourned at 9:26 p.m.
Minutes respectfully submitted by Dina Gipe
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