EDC Minutes 2005 01-20-05 Page 1 of 7
APPROVED 7/21/05
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
YORKVILLE CITY HALL CONFERENCE ROOM
THURSDAY, JANUARY 20, 2005
The meeting was called to order at 7 p.m.
ATTENDANCE
Committee Members: Aldermen Richard Sticka and Alderwomen Rose Spears and
Valerie Burd. City Staff: Mayor Art Prochaska, City Administrator Tony Graff, and Code
Official Bill Dettmer Others: Attorney Jason Poppen, Mary Block, Rich Guerard, Roger
Brown, attorney Dan Kramer, attorney John Phillipchuck, Tim Winter, and attorney
Chris Kopecky.
1. Minutes
Minutes from November 18, 2004 and December 16, 2004 were approved.
2. PC 2004 -35 Stewart Farms — Annexation and Zoning
Attorney Jason Poppen representing Stewart Farms presented the petitioner's plan for
annexation and zoning. Poppen said the Stewarts want to sell their property and are
willing to work with their neighbors. The city's proposed comprehensive plan calls for
single and multi - family housing in that area. The proposed city plan also calls for
commercial zoning at the corner. However, Poppen said that zoning wouldn't work on
the property because the soils aren't compatible and the neighboring property owners
were against it.
Poppen said the property owners are looking into creating an easement for the
neighboring farm owned by the Block family to provide access along the southern
boundary.
Development plans for the property include a minimum of 12,000 square foot lots with
the average lot size of 13,500 square feet. The developers are seeking straight R -2 zoning
and aren't asking for any variances. Also buffers would be installed around portions of
the property.
Committee Chairman Richard Sticka said the Plan Commission was essential okay with
the proposed plan. Most of the discussion at the Plan Commission meeting centered on
the need to provide access to the Block property. Poppen said the developers are meeting
with the Block family to work out the access issue and to install adequate fencing.
Mary Block said she's not trying to be difficult, but it's important that she has access to
her property and also adequate fencing needs to be installed as a safety issue. She said
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she wants the same sort of fencing and buffering installed on this property that the
developers of Raintree Village have agreed to.
Sticka urged the developers to work with the Block family. He said when residents want
to keep their agricultural businesses alive; the city wants to make sure they're content. He
suggested the rezoning matter be forwarded to the Committee of the Whole as long as the
developers continue to work with the Block family.
3. Request by Property Owners at Eldamain and Galena for Comprehensive Plan
Revision
Attorney Dan Kramer said there's a group of four families who own roughly 900 acres of
property along Eldamain Road who are asking for an amendment to the comprehensive
plan.
People interested in industrial uses have approached the property owners on that property
which the comprehensive plan has tabbed as residential. Kramer said he'd like the
property to be zoned a combination of office, manufacturing and residential.
Sticka said the city has an agreement with the city of Plano to have zoning on that
property similar to what Plano's zoning is.
Committee member Rose Spears said she feels that the property owners have owned the
land for generations and that the city should consider their request.
Mayor Art Prochaska said the big issue is how the request fits into the city's plan and
also he said the city needs to protect that corridor, which is an entry to the city.
Sticka agreed and said he doesn't think the city should change the comprehensive plan
without meeting with Plano first.
Committee member Valerie Burd suggested the issue go to the C.O.W.
4. PC 2004 -18 Wynstone Townhome Development Concept and Preliminary Plan
Rich Guerard said the proposed development is located at the southeast corner of Route
47 and 71 and changes have been made since the plan was first presented. For one, he
said plans now complete the connection to the north and south; it isn't just a stub
anymore.
Also, Guerard said the detention area was square in the previous plan and now it is an
irregular shape to allow for more flexibility. And, a berm would be built in the back to
make it a more natural detention area.
Meanwhile, he said a neighboring resident has concerns she won't be able to get out of
her driveway if Walnut Road is extended and used as the main access. But, he added the
developers need to continue the road and the resident would still have 58 to 75 feet in
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front of her house. Guerard added the developers would replace the driveway and put in
landscaping.
Kendall County's road commissioner suggested the developers use the exit and an
emergency access only. If St. Joseph Way can be used as the main access, then Walnut
could be used as an emergency access, he said.
As for the development, Guerard said the developers are proposing the same type of
buildings their currently building in Elgin. The buildings would be ranch units with side
loading garages facing out. The building would have a residential look and there would
be various elevations on the units.
Mayor Prochaska said he'd like to see the access issue resolved before the plan proceeds
any further.
5. PC 2004 -24 Caledonia Final Plat
Roger Brown from Inland said the final plat for PC 2004 -24 features 206 single - family
homes on 85 acres. The lot sizes are an average of 12,100 square feet with a minimum of
9,300 and a maximum of 24,970.
The PUD was approved almost nine months ago, Brown said. The developers were
working on some issues regarding Rob Roy Creek before the plans could be completely
finalized. Back flow was a big issue, but he said everything is now under control and
John Whitehouse from Engineering Enterprise, Inc., has given the developer the green
light to move forward with plans.
Spears expressed concern over the fact there are lots less than 12,000 square feet while
the amount of green space is limited. However, Mayor Prochaska said the agreement with
the city was that the developers could have four units per acre if the property went to
residential. Also, he said the city received some forestland as parkland in the agreement.
The committee agreed to move the final plat approval to the C.O.W.
6. PC 2001 -06 Grande Reserve Unit 10 & 11 Preliminary /Final Plat
Attorney John Phillipchuck said the Plan Commission gave its recommendation for
approval.
The committee also agreed to send the request to the C.O.W.
7. PC 2004 -14 Swanson Lane Estates Preliminary /Final Plat
Attorney Chris Kopecky said the property consists of 15 -acres and would be divided into
six lots. He said there would be a large conservation easement along the flood plain.
Originally, he said lots 3 and 4 were one lot. The developers went ahead and subdivided
it into two lots although it is unlikely the open lot would be sold and developed at this
point, he said.
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Sticka said the plan is in conformance to what has previously been submitted. The
committee agreed to send the request to the C.O.W.
8. PC 2004 -32 River Oaks Development Rezoning Request
Petitioners Melissa May and Cheryl Lee are seeking rezoning to allow for an office
building. May said there are different types of zoning in the area already and she feels
this would be a good fit. The design of the proposed building would fit in with the
surroundings and as many trees as possible will be left standing in the area.
Mayor Prochaska said the Plan Commission gave the plan its recommendation for
approval subject to a development agreement. Prochaska added he's happy to see a plan
come forth that fits in with the land so well.
9. PC 2004 -31 Yorkville Commons PUD Request
The petitioner requested to remove this item from the agenda.
10. PC 2004 -06 Centex Homes Bristol Bay Annexation and Zoning
The entire plan covers 624 acres with frontage on Route 47 and commercial property on
Route 47. The two -acre farmstead would be maintained and a fire station has been added
to the plan. Since the plan was first introduced, open space has been increased by eight
acres and the density has been decreased from 3.43 units per acre to 3.36 units per acre.
Also, a duplex component has been added to the area nearest to the commercial area. The
duplexes would feature a first floor master bedroom and would be 2,000 to 2,200 square
feet. Amenities would be aimed to meet the needs of empty nesters.
City Administrator Tony Graff said the road to the development would connect with the
Dixon piece, which connects to Cannonball Trail. Cannonball Trail will be a major
county collector. Also, Graff said the school site for the property has changed to better fit
what the School District wants.
Meanwhile, Mid - America owns the commercial portion of the property and that company
is trying to attract a big -box user.
Sticka said the Plan Commission voted to unanimously to recommend approval for
annexation and voted 7 -2 to recommend the requested zoning.
The committee agreed to bring the request to the C.O.W.
11. Intergovernmental Agreement between Kendall County and the City for County
Road Fee
Mayor Prochaska said the county is asking the city to request a fee of $1,000 from
developers to go toward county road improvements. Legally, he said the city would have
to look at the issue. He said he doesn't oppose the issue; it's a matter of how to
implement such a project.
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Graff said at a meeting of mayors and managers in the county, it was agreed that such a
program wouldn't be implemented unless all of the communities in the counties agree to
it.
The committee decided to table the issue until more information is available.
12. Amendment to Building and Zoning Code Addressing Maximum Height and
Building Materials
Spears said she'd like for the information to be distributed to the committee this month
and then for the issue to be tabled until next month so that the committee members have
time to review it. The topic in general spurred an elevated discussion among committee
members.
A letter in the committee's packet from Mike Hitzemann, chief of the Bristol Kendall
Fire Department, states that the fire department doesn't have a vehicle or equipment that
could support an increase in height restrictions on buildings in the city. The letter states
the city would have to rely on surrounding communities in an emergency event in a four,
five or six story building.
Upon meeting with the city's code official Bill Dettmer, the fire department agreed that
the height restrictions could be increased from the current level of 35 feet provided a
number of provisions were met. The letter outlines all of the provisions.
Mayor Prochaska said the issue of increasing the height limits from three stories or 35
feet to four or more arose when a medical group approached the city about building a
clinic.
Sticka said that it's really important for seniors in the community to have medical
services nearby and if the fire department says it can fight a fire in a taller building, then
he believes it would be safe.
Spears, however, said she wouldn't feel safe and that she doesn't believe without a ladder
truck a fire could adequately be fought.
Burd said she feels the committee chairman and other officials are browbeating other into
agreeing with their opinions. She said if the committee can sit down and rationally
discuss the issue, they could all be on the same page.
Spears said the city needs to research the matter by consulting with state experts and
others on the topic before making any decisions. Spears suggested a specific consultant
be contacted about speaking to the committee or even the C.O.W. She also provided
some information garnered from other departments and officials regarding their codes. -
Dettmer said he believes the provisions outlined by the fire department are sufficient. He
said an adequate fire suppression system in a building goes a long way to combating any
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potential fires and puts them out early. For instance, the recent fire in Chicago was in a
building that didn't have a fire suppression system.
He said he met with the fire chief and the deputy chief and went over everything with
them. They agreed to greater building heights if all of their provisions were added which
include a fire suppression system.
Dettmer added that he's dedicated his life to ensuring safety and he hasn't taken this
assignment lightly.
Mayor Prochaska suggested Dettmer look at the new information provided and
incorporate any necessary information into the code. Meanwhile, he'd like to see the
issue move forward. Burd suggested the matter move to the C.O.W. rather than keeping it
in the Economic Development Committee.
13. Clarification of Balloon Sign Ordinance
Graff said there have been some recent complaints about the balloon signs in the city and
suggested the city's ordinance be reviewed.
The current ordinance allows for balloon signs to be up for 72 hours and only for grand
openings. Some businesses, however, have requested the balloons be up for three or four
days or longer for special events as well as grand openings.
Dettmer said placement of the balloons could be a safety issue. As long as the balloons
are in a safe location, he said he doesn't' have a problem with balloons being up for 14
days. Sticka said 14 days seems reasonable. The committee agreed to move the issue of
revising the ordinance to the C.O.W.
14. Population Projection
Graff said he included a copy of the city's population projection. The numbers have been
calculated on a per year basis through 2010 and longer. Graff said he wanted the
committee to be aware of the numbers and said the figures will be used as a planning tool
and marketing tool.
15. Building Permit Reports
The committee agreed to send the revised August and September 2004 building reports as
well as the October, November and December 2004 building reports to the C.O.W.
Additional Business
Mayor Prochaska said he's talked with a business owner about bringing one or more
trolleys to the city for Christmas and possibly Halloween. The trolleys likely would run
on weekends from the time of the Christmas walk through Christmas, he said. Burd said
it sounds like a fascinating plan.
The committee adjourned at 9:30 p.m.
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Minutes respectfully submitted by Dina Gipe
PLEASE SIGN IN
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