EDC Minutes 2005 02-17-05 Page 1 of 6
APPROVED 3 -17 -05
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
YORKVILLE CITY HALL CONFERENCE ROOM
THURSDAY, FEBRUARY 17, 2005
The meeting was called to order at 7 p.m.
ATTENDANCE
COMMITTEE MEMBERS AND CITY STAFF: Alderman Richard Sticka; and
Alderwomen Rose Spears and Valerie Burd; Mayor Art Prochaska; City Administrator
Tony Graff, City Planner Mike Schoppe; Code Official Bill Dettmer; City Attorney John
Wyath; and John Whitehouse from Engineering Enterprises Inc. OTHERS: Lynn
Dubajic, YEDC; Pete Huinker, Smith Engineering; David Meek, Aspen Ridge; Bruce
Sperling, Midwest Development; Greg Ingemunson; John Duggan; Don Haniman; Neil
Goltermann; and Art Meinzer and Carol Meinzer.
Presentation
Lynn Dubajic from the Yorkville Economic Development Commission gave .a
presentation on the Kendall County EDC Tax Abatement Program.
Dubajic said she wanted to inform the committee about the county's program to see if the
city might be interested in joining the county program and possibly considering a similar
program within the city. Through its program, the county allows for real estate tax
abatements on a percentage basis. For qualified businesses, the county abates 75 percent
of taxes the first year, 50 percent the second year and 25 percent the third year to start a
new project or expand an existing business, she said.
She said the focus of the program is to attract business that would bring jobs to the area
such as manufacturing industries or warehousing type of businesses.
If the city was interested in participating, Dubajic said she could ask the county for an
application. The county has certain criteria a business must meet in order to qualify for
the tax abatements. The development must have an assessed valuation of $500,000 or
greater. Also, the company must meet wage requirements and hire at least 50 percent of
workers from taxing districts granting the abatement.
The county also devised a scoring sheet to detect eligibility. Given points for items such
as jobs created, payroll, strategic impact and fiscal impact, a company would need to
score 45 points to be eligible for the abatements.
If the city was interested, Dubajic said, it could use the county's system as a model and
devise it's own evaluation guide.
Committee Chairman Richard Sticka it seems that the county is going to do it whether all
of the taxing bodies within the county sign on or not. Dubajic said county officials intend
Page 2 of 6
to meeting with all of the taxing bodies within the county to ask them to sign on to the
agreement. She said the county is willing to hold a joint meeting with all of the taxing
bodies to discuss the program.
Dubajic added that when the county's program is up and running, it would put the county
on an even footing with Will and Grundy counties which have similar programs in place.
By adopting the program, it would put the county in a position to compete evenly for
development, she said.
Sticka said he likes this approach better than other approaches city and county
governments have taken in the past to attract businesses. Offering to put in sewer lines
and roads to attract businesses incurs a debt the city's taxpayers have to pay. By using
this approach, there is no debt to payoff, he said.
Mayor Art Prochaska said if the City Council is interested, he wanted to see if this type of
program could carry over to include commercial businesses as well.
The committee agreed to recommend to the Committee of the Whole that the city join the
county program. Committee member Valerie Burd also suggested that he city come up
with it's own criteria.
1. Minutes
None
2. PC 2004 -33 Silver Fox — Annexation and Zoning
Attorney Greg Ingemunson, representing the petitioners, said the petitioners are
requesting to annex to the city and rezone to R2. He said there are 170 units on the plan
and all would be located on 12,000 square foot minimum lots.
Ingemunson added there is a possible school site to the south of the property and that the
Park Board recommended the developers put in a two -acre tot lot and fulfill the
remaining land -cash obligation in cash.
Traffic, meanwhile, is another major topic, he said. He said a regional traffic study would
need to be done. In the meantime, he said it appears the project will be in a holding
pattern for a while. He said they want to see if they can get preliminary plat approval.
Sticka said the Plan Commission recommended annexation, but rejected the zoning
request. In denying the request, Sticka said the Plan Commission wanted to be sure the
city would be guaranteed what would actually go on the property was the same thing that
was in the petition request. Sticka said he's feels that the request for R -2 zoning instead
of a PUD agreement should provide more comfort.
Meanwhile, he agreed that the main issue facing the proposed development is the traffic
on Fox Road. Sticka said the road simply wouldn't be able to handle the traffic from all
of the proposed developments. He'd like to see the developers, the city and the county
Page 3 of 6
work together to try to devise a viable plan. He said he doesn't think the city should allow
any more development until the traffic issue is adequately addressed.
Mayor Prochaska said he'd like to see the city work toward an annexation agreement
rather than a PUD with the developer. He'd also like to see some of the petitioners with
planned developments on Fox Road help fund a traffic study.
As for other issues, Mayor Prochaska said residents at the public hearing expressed
concerns about water run off. He shares that concern and said runoff could be a big
problem for the first few lots adjacent from the hill.
John Whitehouse, a representative from Engineering Enterprises, Inc., said it might take
about 90 days to come up with a study and offer possible solutions to the traffic issue.
Wanting to move the proposed development forward, Ingemunson suggested wording be
placed in the annexation agreement that the developers couldn't do anything unless the
city gave its approval. Sticka said if the developer wants to move forward, then he will
need to sit down with the city to try to work out a solution to the traffic issue.
Spears asked how many options are there for Fox Road. She said it seems clear the road
needs to be four lanes. However, Sticks said getting everyone quickly to Route 47 isn't
the solution, either.
The committee agreed to recommend to the C.O.W. that an annexation agreement be
drafted.
3. PC 2005 -03 Aspen Ridge Estates — Annexation and Zoning
Sticka said the Plan Commission voted the same as it did for the Silver Fox proposal. He
added that the concerns expressed about the Silver Fox development apply to this
development as well.
David Meek, attorney representing the developer, said the developer is prepared to come
to the city with more than just a concept plan. The developer is requesting straight R -2
zoning with lots an average of 15,000 square feet.
He realizes there are traffic concerns. However, he said the full build out wouldn't
happen for a number of years. He suggested the proposed traffic study look at interim
solutions instead of full -blown solutions.
At this point, Mayor Prochaska said it would just be good to get the study done and to go
from there.
In the development plan, Meeks said the proposal is to keep the public trail system along
the tree lines along Pavilion Road and connect to the Chally property.
i
Page 4 of 6
Meanwhile, he said the park board doesn't want a park in the middle of the property, so
the developer added more lots to the area. There still, however, are 1.5 acres of green
space with a proposed tot lot.
Spears said she liked that in the original plan, the trees in the middle were going to be
preserved. However, Meeks they couldn't afford to keep the trees and the extra land. He
said they were required to put up $700,000 to meet the park board's request for cash and
that
Mayor Prochaska said the main thing is that the developer intends to preserve the tree
line along Pavilion Road.
Meanwhile, Marvin DeLar said he understands traffic is an issue. However, he'd like for
the proposal to move forward if possible. Sticka said it could move forward, but there
will be a stopping point until the traffic issue is resolved.
Burd added she still would like to see a larger park area in the center of the proposed
development. She said sometimes when the park board tweaks theses plans, these
communities loose quality of life. She likes to see more open space within the
developments.
Mayor Prochaska suggested some lots could be moved to make the planned park area
more symmetrical and open up the green area. The park board and the developers may be
amicable to that, he said.
However, Meek said that they'd like to stick with the plan presented. He said the
developers aren't interested in redrafting the plan and working with a PUD agreement.
The committee agreed to recommend annexation and zoning to the C.O.W.
4. PC 2005 -04 Lincoln Prairie Yorkville — Annexation and Zoning
Mayor Prochaska said the petitioners originally asked for annexation and zoning which
would carry all special uses. The Plan Commission said it couldn't give carte blanche
special use zoning to the entire property without knowing what would go on it. The Plan
Commissioners said the petitioners would have to ask for special use permits as
companies or businesses approached the developers.
Mayor Prochaska said he agreed with the Plan Commission's decision. He said people
have a right to come in a comment on the special uses as they happen.
Sticka said one person who lives near the property expressed concerns at the public
hearing. She wondered about setbacks and said she didn't want construction going on day
and night.
City Code Official Bill Dettmer said the city has noise ordinances in place to protect
residents.
Page 5 of 6
Meanwhile, Sticka said he likes the fact that the petitioners are asking for industrial uses
on the property rather than residential uses. It's and opportunity for the city to bring in
some businesses, he said.
5. PC 2005 -05 Landscape Depot — Annexation and Zoning
Attorney Neil Gothermann representing the petitioners said the petitioner has 5 acres
under contract near Route 126 and is requesting B -3 zoning to operate a landscaping
business.
The property is located near the Illinois Department of Transportation's proposed re-
alignment of Route 126. How IDOT realigns the road will determine where the
petitioner would put the building.
Art Meinzer, the petitioner, said he already operates a landscaping business in Lombard.
At the proposed Yorkville location, he would like to put in a design center where people
could view the different designs and landscaping items offered. It would be more of a
retail center, he said.
Because the Route 126 alignment is uncertain, Gothermann said the petitioner would like
to erect a temporary structure on the property and then be allowed to install a permanent
structure within a set amount of time one the alignment goes through.
Sticka said he believes an annexation and zoning agreement can be reached on the
property. The committee agreed to go forward with the annexation and zoning with a
positive recommendation to the C.O.W.
6. Bristol Kendall Fire Department request for fee consideration for permits /reviews
for building their new station
Sticka said he doesn't have a problem with the request. He said the city has done similar
fee considerations in the past as long as the city didn't have to incur any out of pocket
expenses.
The committee agreed to move the matter forward to the C.O.W. with a positive
recommendation.
7. Intergovernmental Agreement between Kendall County and the City for a county
road fee
Sticka said the county is requesting the city collect a $1,000 road fee for each new
residential unit since the county legally can't collect the fees. Sticka said he understands
the county needs funding for road improvements, he just not sure this is the right way to
get that funding.
Mayor Prochaska said he questions the legality of such a proposal. He also wants to know
if other municipalities in the county have received the same request. He said he wouldn't
want Yorkville to participate if all of the other towns weren't.
Page 6 of 6
Sticka also said he'd want to make sure that the money collected by Yorkville would go
to fix roads in this part of the county.
City Attorney John Wyath said he thinks the competing goals between the city and
county are insurmountable. He said the county would either have to zone the roadwork so
that funding from Yorkville would go to fix roads in the area or fractionalize it.
The committee directed the attorney and the mayor to try to come up with some language
to make the program workable.
8. Draft Ordinance amending Title 10 of the city code — building height
Bill Dettmer submitted a draft ordinance amending the allowable building height in the
city to 80 feet or six stories. He said he'd like to recommend a possible amendment to
protect the downtown area. Under the amendment, any building over 35 feet or three
stories in the downtown area would require a special use permit.
There was some discussion on the definition of the downtown area and it was recommend
that a definite geographical area be determined. Dettmer said the idea is to preserve the
feeling the city has in its downtown area.
The committee agreed to send the amendment forward to the C.O.W. with a positive
recommendation.
9. Building Permit reports for January 2005
The permit report was reviewed and the committee agreed to bring it to the C.O.W.
10. Additional Business
City Administrator Tony Graff said there's a group of residents who believe a section of
the Comprehensive Plan should be changed to reflect more appropriate zoning uses. The
group is willing to pay the costs for the change on the map.
The meeting adjourned at 9:25 p.m.
Minutes respectfully submitted by Dina Gipe
PLEASE SIGN IN
MEETING: G ��-
DATE: I `7
NAME BUSINESS PHONE #
i
(� - Q
��!"i06c 3� Z - 7 / S v 73
/ ri-
r
L
Ne Z-a4 b2pc q t y - o �Qd ws�
I