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EDC Minutes 2002 12-19-02 Regular Meeting Page 1 of 5 REVISED 2/13/03 UNITED CITY OF YORKVILLE ECONOMIC DEVELOPMENT COMMITTEE THURSDAY, DECEMBER 19, 2002 °o 8:30 P.M. �`� 'a•aoa3 � IN ATTENDANCE: 4 ' Committee members Mike Anderson, Richard Sticka, Valerie Burd and Joe Besco; Mayor Art Prochaska; City Administrator Tony Graff; Kelly Kramer; Mark Baker, Gary Colby and Kevin Biscan for the Menard's Residential project; Dean Kleronomos and Angelo Kleronomos, for the Rose Hill project. MINUTES Minutes from the November 21 meeting were approved. PC 2002 -25 Daniel Lanoisz, petitioner, requests 1.5 -mile review for Kendall County Special Use for a garden center for the property located at 10701 Route 71. Lanoisz said he plans to share the building with D and H Ag Center already located there. He said his business will occupy about two - thirds of the building. The only items to be stored outside will include plants, mulch and soil. Committee Chairman Richard Sticka said the Plan Commission had no problem with the request when it was brought before the commission earlier in the month. The committee agreed to move the request to the Committee of the Whole. PC 2002 -16 Menard's Residential: Menard, Inc., petitioners, request to annex and rezone to R -2 Planned Unit Development. The real property consists of approximately 142 acres and is located on the south side of Kennedy Road. Mark Baker, Gary Colby and Kevin Biscan were on hand to discuss the proposed project. Baker said the planned development sits on 142 acres off Kennedy Road. He said the proposed use is consistent to what the city's comprehensive plan shows for the property. He said the plans call for townhomes on the west side of McHugh Road. The proposal went before the Plan Commission earlier in the month and also was taken to the Park Board, he said. After looking at the revised plans, both boards gave their approval, he added. The main concerns expressed at the public hearing centered on the entrance to the eastern portion of the development and safety on Kennedy Road. Page 2 of 5 REVISED 2/13/03 Baker said the developers would like to begin preparing a PUD agreement where they outline more specific items such as architectural standards and landscaping requirements j and densities. City Attorney Kelly Kramer said after the PUD is drafted, the developers can begin to address some of the concerns raised, especially the concerns raised by staff. Sticky stated that some of the comments raised by the city's staff are significant. One comment brought forth by City Engineer Joe Wywrot and City Planner Mike Schoppe, he said, regards density. There seems to be a question on whether the developers are j exceeding the density allowed for R -3 residential developments. Baker said that R -3 zoning allows for 5 units per acre and that one of the concessions agreed to by the developers was to decrease the density to 4.25 units per acre. Meanwhile, the residential area will comply with the city's R-2 zoning requirements of 12,000 square foot lots. Sticka said that Wywrot's comments indicate that the density in the single - family section exceeds the allowable range, but that the overall density is ok. He said he's not sure how to interpret the comment. Baker said the overall density on the project is 3.1 units per acre and that east of McHugh; the density is 2.2 units per acre. Sticka said that density seems okay to him. Sticka added that another one of Wywrot's comments addresses a lack of green space in the single- family section of the plan. Baker responded that they put the green space where the park board suggested they locate it. The intent is to locate the green space next to a larger regional space, he said. Baker said the developers would like to draft a preliminary plan and wanted to hear commend from the Economic Development Committee regarding safety issues on Kennedy Road. Sticka said Smith Engineering conducted a study. Sticka said he's a big believer in traffic calming devises, but the Smith Engineering plan said those are not suitable on the road. They want to design the road so people can travel at higher speeds without going off the roadway. Baker said part of it stems around what the future use is of the road and whether it will be a major collector. Sticka asked if the developers were aware of the fact that a possible site for a new high school is on Kennedy Road. Kramer said the city would like the EDC to recommend that the City Council consider the Smith Engineering recommendations. There are several basic options — soften the curve or widen Kennedy Road because it is going to eventually be a major collector road. If EDC adopts Smith's recommendations, then they can go to the city council. Sticka said he thought the city already adopted the safety study. Sticka said the study should be II Page 3 of 5 REVISED 2/13/03 reviewed or if other proposals are better, they should be considered. Sticka said something needs to be done to the road because it is a place where people have been killed. Baker said they would like to address whatever recommendations are made in the PUD. Sticka said that if they are proposing anything better than what is in the Smith Engineering plan, the city would like to know about it. � Kramer said they'll probably use the recommendations from Smith. However, the developers would like to know if the EDC wants Kennedy Road widened or something else. Sticka said he doesn't think making the traffic go faster is the right thing to so. He'd like to see something to make the traffic slow. He added that he like what the developers were proposing to curve Kennedy Road into McHugh to slow traffic. Committee member Mike Anderson said he's not sure which option in the Smith Engineering plan is the best one at this point. Whatever it is, however, will need to be worked into the PUD. Baker said he's hesitant to craft a PUD, without direction from the EDC regarding Kennedy Road. Anderson suggested that the developers work it out with city staff as to what should go in the PUD. Committee member Joe Besco added that the EDC members value what recommendations Wywrot makes. Biscan said that traffic from the Grande Reserve development may dictate that the road goes straight, so a curve to McHugh may not be possible. Kramer also added that City Administrator Tony Graff said earlier in the day that if Kennedy Road is widened instead of bringing it into McHugh, they would funnel the traffic from the developments to Yorkville's commercial area. Biscan said no single option has been recommended. Mayor Art Prochaska said that in his opinion Kennedy Road needs to be widened. Sticka asked if the study addressed where it would be widened and how the property would be acquired to do such. Sticka asked if there were other concerns besides Kennedy Road. He added that the park board is content with the proposed project. At this point, Baker said, the project is all designed under current subdivision code. He said they intend to sell off the land in blocks of 5 to 20 lots. He said they intend to market to small to mid -size builders. I Page 4 of 5 REVISED 2/13/03 The EDC recommended the request move forward so that the city staff can begin working with the developer to draft a PUD agreement. PC 2002 -26 Rose Hill: Property Concepts, Inc., request for 1.5 -mile review of preliminary plat of subdivision. The real property consists of 97.564 acres and is located at the northwest corner of Hilltop Road and Minkler Road off Route 71. Dean Kleronomos said Property Concepts is seeking rezoning from agriculture to RPD -1 Residential Planned Development on 90 acres of land surrounded by the Fields of Farm Colony development. The homes would be placed on lots of 30,000 to 45,000 square feet for an overall project density of .6 units per acre. The plan includes 42 acres of open space, bike paths, a pool and clubhouse. Kleronomos said a homeowners' association will maintain the open space. He said there are very strict covenants to ensure quality homes. Sticka said that the Plan Commission had concerns about the front yard setbacks and asked if any changes had been made to the plan to address those concerns. Angelo Kleronomos said they will match front yard requirements with those in Farm Colony. However, he said they will need to use some open space for lots in the event that additional land is needed for affluent or septic or other such needs. Dean Kleronomos said they may need to do a conservation easement over the open space and discharge into the open space, if necessary. Angelo Kleronomos said that in most cases that will not be necessary. They have agreed to a front yard 50 -foot setback. i The covenants in the development exceed those of the Oak Creek subdivision. The minimum two -story home is 2,900 square feet and the minimum ranch is 2,200. Aluminum siding and vinyl siding will not be allowed. The homes will be priced beginning in the lower $300,000 range. i Sticka suggested that the development be moved ahead with a recommendation that the city's R -1 subdivision standards be applied. Dean Kleronomos said the city had backed off on many of those requirements to allow for the flavor of the country subdivision to be carried out. Angelo Kleronomos said the development will be consistent to the development already there. ZONING TEXT CHANGES Sticka said that there's a ready mix plant coming into Yorkville in the industrial park right on Route 47. He said it is a permitted use for the property and that virtually anything regarding building materials is a permitted use. He said it seems to him that uses such as this should be special use. Page 5 of 5 REVISED 2/13/03 Bill Dettmer took that part of the zoning ordinance to make those types of businesses related to building materials special uses. On the positive side, Sticka said the plant is in the TIF district and it will generate sales tax to the city. Prochaska said that the facility won't be out in the open and that masonry walls will be put up. He added it will not look like the plant on Route 34. Also, the city is looking to make rental equipment a permitted use for M -1 zoning. Sticka said it seems like a reasonable change. j i The committee decided to bring the zoning changes to the COW. NOVEMBER 2002 BUILDING PERMIT REPORT The committee accepted the reports. Chairman Sticka adjourned the meeting at 9:25 p.m. Minutes respectfully submitted by Dina Gipe Revised by City Clerk Jackie Milschewski i i I i i Page 1 of 5 UNITED CITY OF YORKVILLE ECONOMIC DEVELOPMENT COMMITTEE THURSDAY, DECEMBER 19, 2002 8:30 P.M. IN ATTENDANCE: Committee members Mike Anderson, Richard Sticka, Valerie Burd and Joe Besco; Mayor Art Prochaska; City Administrator Tony Graff; Kelly Kramer; Mark Baker, Gary Colby and Kevin Biscan for the Menard's Residential project; Dean Kleronomos and Angelo Kleronomos, for the Rose Hill project. MINUTES Minutes from the November 21 meeting were approved. PC 2002 -25 Daniel Lanoisz, petitioner, requests 1.5 -mile review for Kendall County Special Use for a garden center for the property located at 10701 Route 71. Lanoisz said he plans to share the building with D and H Ag Center already located there. He said his business will occupy about two - thirds of the building. The only items to be stored outside will include plants, mulch and soil. Committee Chairman Richard Sticka said the Plan Commission had no problem with the request when it was brought before the commission earlier in the month. The committee agreed to move the request to the Committee of the Whole. PC 2002 -16 Menard's Residential: Menard, Inc., petitioners, request to annex and rezone to R -2 Planned Unit Development. The real property consists of approximately 142 acres and is located on the south side of Kennedy Road. Mark Baker, Gary Colby and Kevin Biscan were on hand to discuss the proposed project. Baker said the planned development sits on 142 acres off Kennedy Road. He said the proposed use is consistent to what the city's comprehensive plan shows for the property. He said the plans call for townhomes on the west side of McHugh Road. The proposal went before the Plan Commission earlier in the month and also was taken to the Park Board, he said. After looking at the revised plans, both boards gave their approval, he added. The main concerns expressed at the public hearing centered on the entrance to the eastern portion of the development and safety on Kennedy Road. Page 2 of 5 Baker said the developers would like to begin preparing a PUD agreement where they outline more specific items such as architectural standards and landscaping requirements and densities. City Attorney Kelly Kramer said after the PUD is drafted, the developers can begin to address some of the concerns raised, especially the concerns raised by staff. Sticka stated that some of the comments raised by the city's staff are significant. One comment brought forth by City Engineer Joe Wywrot and City Planner Mike Schoppe, he said, regards density. There seems to be a question on whether the developers are exceeding the density allowed for R -3 residential developments. Baker said that R -3 zoning allows for 5 units per acre and that one of the concessions agreed to by the developers was to decrease the density to 4.25 units per acre. Meanwhile, the residential area will comply with the city's R -2 zoning requirements of 12,000 square foot lots. Sticka said that Wywrot's comments indicate that the density in the single- family section exceeds the allowable range, but that the overall density is ok. He said he's not sure how to interpret the comment. i Baker said the overall density on the project is 3.1 units per acre and that east of McHugh; the density is 2.2 units per acre. Sticka said that density seems okay to him. Sticka added that another one of Wywrot's comments addresses a lack of green space in the single- family section of the plan. Baker responded that they put the green space where the park board suggested they locate it. The intent is to locate the green space next to a larger regional space, he said. Baker said the developers would like to draft a preliminary plan and wanted to hear commend from the Economic Development Committee regarding safety issues on Kennedy Road. Sticka said Smith Engineering conducted a study. Sticka said he's a big believer in traffic calming devises, but the Smith Engineering plan said those are not suitable on the road. They want to design the road so people can travel at higher speeds without going off the roadway. Baker said part of it stems around what the future use is of the road and whether it will be a major collector. Sticka asked if the developers were aware of the fact that a possible site for a new high school is on Kennedy Road. Kramer said the city would like the EDC to recommend that the City Council consider the Smith Engineering recommendations. There are several basic options — soften the curve or widen Kennedy Road because it is going to eventually be a major collector road. If EDC adopts Smith's recommendations, then they can go to the city council. Sticka said he thought the city already adopted the safety study. Sticka said the study should be Page 3 of 5 reviewed or if other proposals are better, they should be considered. Sticka said something needs to be done to the road because it is a place where people have been killed. Baker said they would like to address whatever recommendations are made in the PUD. Sticka said that if they are proposing anything better than what is in the Smith Engineering plan, the city would like to know about it. Kramer said they'll probably use the recommendations from Smith. However, the developers would like to know if the EDC wants Kennedy Road widened or something else. Sticka said he doesn't think making the traffic go faster is the right thing to so. He'd like to see something to make the traffic slow. He added that he like what the developers were proposing to curve Kennedy Road into McHugh to slow traffic. I Committee member Mike Anderson said he's not sure which option in the Smith Engineering plan is the best one at this point. Whatever it is, however, will need to be worked into the PUD. Baker said he's hesitant to craft a PUD, without direction from the EDC regarding Kennedy Road. Anderson suggested that the developers work it out with city staff as to what should go in the PUD-Committee member Joe Besco added that the EDC members." value what . recommendations Wywrot makes. Biscan said that traffic from the Grande Reserve development may dictate that the road goes straight, so a curve to McHugh may not be possible. i Kramer also added that City Administrator Tony Graff said earlier in the day that if Kennedy Road is widened instead of bringing it into McHugh, they would funnel the traffic from the developments to Yorkville's commercial area. Biscan said no single option has been recommended. Mayor Art Prochaska said that in his opinion Kennedy Road needs to be widened. Sticka asked if the study addressed where it would be widened and how the property would be acquired to do such. Sticka asked if there were other concerns besides Kennedy Road. He added that the park board -is content with the proposed project. At this point, Baker said, the project is all designed under current subdivision code. He said they intend to sell off the land in blocks of 5 to 20 lots. He said they intend to market to' small to mid -size builders. I , Page 4 of 5 The EDC recommended the request move forward so that the city staff can begin working with the developer to draft a PUD agreement. PC 2002 -26 Rose Hill: Property Concepts, Inc., request for 1.5 -mile review of preliminary plat of subdivision. The real property consists of 97.564 acres and is located at the northwest corner of Hilltop Road and Minkler Road off Route 71. Dean Kleronomos said Property Concepts is seeking rezoning from agriculture to RPD -1 Residential Planned Development on 90 acres of land surrounded by the Fields of Farm Colony development. The homes would be placed on lots of 30,000 to 45,000 square feet for an overall project density of .6 units per acre. The plan includes 42 acres of open space, bike paths, a pool and clubhouse. Kleronomos . said a homeowners' association will maintain the open space._ He said there are very strict covenants to ensure quality homes. Sticka said that the Plan Commission had concerns_ about the front yard setbacks and asked if any changes had been made to the,plan to address those concerns. Angelo Kleronomos said they will match front yard requirements with those in Farm Colony. However, he said they will need to use some open space for lots in the event that additional land is needed for affluent or septic or - other such needs. Dean Kleronomos said they may need to do a conservation easement over the open space and discharge into the open space, if necessary. Angelo Kleronomos said that in cases that - will not be necessary. They have agreed - to a front yard 50 -foot setback. The covenants in the development exceed those of the Oak Creek subdivision. The minimum two -story home is 2,900 square feet and the minimum ranch is 2,200. Aluminum siding and vinyl siding will not be allowed. The homes will be priced beginning in the lower $300,000 range. I Sticka suggested that the development be moved ahead with a recommendation that the city's R -1 subdivision standards be applied. Dean Kleronomos said the city had backed off on many of those requirements to allow for the flavor of the country subdivision to be carried out. Angelo Kleronomos said the development will be consistent to the development already there. ZONING TEXT CHANGES Sticka said that, there's a ready mix plant coming into Yorkville in the industrial park right on Route 47. He said it is a permitted use for the property and that virtually anything regarding building materials is a permitted use. He said it seems to him that uses such as this should be special use. i Page 5 of 5 Bill Dettmer took that part of the zoning ordinance to make those types of businesses related to building materials special uses. On the positive side, Sticka said the plant is in the TIF district and it will generate sales tax to the city. Prochaska said that the facility won't be out in the open and that masonry walls will be put up. He added it will look like the plant on Route 34. Also, the city is looking to make rental equipment a permitted use for M -1 zoning. Sticks said it seems like a Treasonable change. The committee decided to bring the zoning changes to the COW. NOVEMBER 2002 BUILDING PERMIT REPORT The committee accepted the reports. Chairman Sticka adjourned the meeting at 9:25 p.m. Minutes respectfully submitted by Dina Gipe I ' I SIGN IN SHEET DATE: I " q IY� PLEASE CLEARLY PRINT YOUR NAME NAME: NAME: (, 2FrT tw V A ZISIJ L- ;� i Z - I L / 1 �me1 � I� -(1l� ��� ►t IA n� � M• � I