EDC Minutes 2003 06-19-03 i
Page 1 of 6 APPROVED PY THE
COMMETTEEMOARD
UNITED CITY OF YORKVILLE Opt
ECONOMIC DEVELOPMENT COMMITTEE
- 3vNs Iq
THURSDAY, M A 2003'
7 P.M.
In Attendance:
Committee members: Aldermen Richard Sticks and Joe Besco, and Alderwoman Wanda
Ohare; Mayor Art Prochaska; City Attorney Kelly Kramer; Alan Brauer, Land Vision;
Rodger Brown, New Directions Housing; Dick Huston, Yorkville; Anthony A. Casaccio,
Inland; Anthony V. Casaccio, Inland; Anna Kurtzman, Yorkville; William Dettmer,
Yorkville; and Lynn Dubajic, Yorkville Economic Development Corporation.
MINUTES
Minutes from the May 16, 2003 meeting were approved.
PC 2003 -04 Caledonia areliminary slat auuroval
Alan Brauer with Land Vision reviewed the background of the annexation agreement
reached in 1995. The agreement allows for four units per acre and doesn't stipulate
whether the homes be townhomes or single family.
The property consists of 85.28 acres west of the Yorkville Business Park. The planned
development includes 215 lots with an average size of 11,000 square feet. The smallest
lot size is just over 9,000 square feet and the maximum lot size is 27,000 square feet.
Density of the project is at 2.5 units per acre and the open space covers 10.63 acres. The
plan before the Economic Development Committee has undergone several changes. It
started with duplexes and single - family housing. But this plan, with all single - family
homes is the one Inland is most confident with.
Brauer said the Plan Commission had issues with the lots sizes, which are on average 65
feet by 140 feet. The side yard setbacks are 6.5 feet.
There's a road stub to the east and to the west, the roadway would connect to the
industrial park.
Some of the comments from the Plan Commission centered on the 6.5 foot side yards.
Brauer said Plan Commission members seemed to think it would be difficult fighting
fires with that size of side yard. One solution to the problem would to prohibit fences and
certain types of landscaping, Brauer said.
Another issue was the flood plain. He said there are some questions about whether part of
the property falls in the flood plain.
Alderman Joe Besco asked what the city's comprehensive plan calls for. Sticka said it
calls for residential zoning. He said they city had hoped to develop the property for
Page 2 of 6
industrial uses. But after so many years, the developers were allowed to zone the property
residential.
Sticka, who attended the Plan Commission meeting, said the Plan Commission voted
unanimously against the preliminary plat. He said the strongest opposition centered on
the lot sizes and setbacks. Sticka told the developers that when the city agreed to a greater
density than it usually allows, it didn't mean that the developers could plan smaller lot
sizes and reduce the setbacks.
Anthony Casaccio said that by changing the original plans to only include single - family
housing, the developers thought they were devising a plan more palatable to the city.
However, Sticka said the city never said it would agree to reduce setbacks or smaller lots.
But, Casaccio said the financially, this is the only way to do it.
He added there are all types of subdivisions some of which have lots that are 50 feet wide
and seem to work. The purpose of being at the EDC meeting is to get direction from the
members.
Sticka informed the committee members that City Planner Mike Schoppe said smaller
lots can be done well, but in the city's instance they generally are allowed only when the
lots abut open space.
Casaccio said he wants to be flexible, but the development also needs to be economically
viable.
Mayor Art Prochaska said this property was annexed to the city a number of years ago to
bring needed development into the city. At the time, an agreement was made to allow
four units per acre. Now, he said it is up to the City Council to look at what is the value
of the development and what is an acceptable compromise to having a lesser density.
Sticka said that while the city agreed to a greater density, it didn't agree to smaller lot
sizes and setbacks. He said he doesn't want to dismiss the Plan Commission's
recommendations out of hand. Many of the members held very strong opinions, he said.
Alderwoman Wanda Ohare suggested that the development be redesigned so that the lots
abut open space. However, Sticka said the developers would lose some lots.
Casaccio said the only alternative that remains is multi - family housing. He said they've
tried to take directions they've hears from a series of meetings with city staff to develop a
plan that could earn approval. He added that they are far enough in the process that they
would like to continue with the present plan.
He added that precedents have been set in that the city is allowing 9,000 square foot lots
in the Grande Reserve development.
I
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Mayor Prochaska said that at the Plan Commission, members indicated they could accept
the smaller lot widths given, but the major contention was the size of the side yards. He
asked if it was possible for the developers to make adjustments to make the lots wiser.
He said that there are many styles of homes that could better fit on the more narrow lots
than other styles.
Casaccio said the market study in Yorkville indicated that ranch -style homes are
preferred. Also, he said there are some people who prefer smaller lots for maintenance
and other reasons. Casaccio said it's always a balancing act to achieve what the city
wants and what the market indicates.
Sticka suggested that a compromise could be reached to achieve 15 yards between
homes, which was done in the White Eagle development in Aurora.
Casaccio didn't think an arrangement like that would work. In a market like the White
Eagle development, architects looked at the site plans and made it work, he said. In this
development, a track builder would come in, who might only have 22 different houses,
making it difficult to determine which houses should go on certain lots.
Mayor Prochaska said the city is looking at developing standards for the development,
which could require single -story and two -story homes to be built at certain distances from
the property line.
Sticka said he still wouldn't feel comfortable with any distance less than 15 feet between
homes.
Casaccio said if 15 feet is acceptable, then the developers may have to lose some lots to
accomplish that. He then asked for more feedback. Ohare said 15 feet is much more
agreeable.
Ohare also asked about the traffic plan. Brauer said a study is being conducted and that
most of the traffic will go through the north end of the property rather than through the
industrial park.
On the topic of the flood plain, Casaccio said Engineering Enterprises Inc., believes part
of the property may be in a flood plain. He said he believes some more cross sections of
land might need to be taken in the watershed area. The issue must be dealt with before the
development reaches the final plat stage, he added. It may be an issue of compensatory
storage, he said.
Mayor Prochaska said he wants to see a buffer space along the western border of the
proposed development and the property zoned M -1.
Casaccio said the developers would do their best to modify the plan and make
adjustments.
Page 4 of 6
PC2003 -06 Senior Aaartment Housins Rezoning
Rodger Brown with New Directions Housing said he went to the Plan Commission with a
proposal for a senior housing development on 3.48 acres near the corner of Route 47 and
Greenbriar.
The plan presented is for a three -story building with one- and two - bedroom units and a
covered entrance. An uncovered parking area would be provided at a ration of two lots
for every housing unit.
Changes were made to the architectural drawing of the proposed housing unit after
comments were made about its looks at the previous meeting. Brown said the draft design
now includes brick and siding, windows were arranged to break up the building and a
grass way was included between the parking lot and building. However, Sticka said the
building still looks too institutional.
Brown said would be happy to change the look of the building but wanted suggestions
from the committee.
Ohare asked why a covered carport area wasn't included and Brown said cost was the
main factor, plus city doesn't allow carports. After talking to city staff members who
indicated that weather issues were one of the main reasons for requiring enclosed
parking, Brown said he offered to have management staff be available to provide a valet
service for residents during regular office hours.
Sticka said the issue of enclosed parking is a serious one. Part of the city's goal is to have
the type of development where garages are provided. However, he added that a carport
offer a solution. Brown said if money weren't an issue, they would add a garage.
Bill Dettmer, the city's code official, said he studied 11 to 14 communities on the issue of
parking and none of them required covered parking for their senior housing
developments.
Mayor Prochaska told the committee he wouldn't give in on the provision to require at
least some covered parking.
He advised that the committee could ask the staff to proceed and draft a Planned Unit
Development for the housing complex or possibly a special use. He said he'd like to look
at the density allowable for senior housing and acceptable parking allowances, adding
that he'd like to see at least some covered parking.
Yorkville resident Dick Huston said that in looking at parking allowances and other
factors, the city should take into consideration what ages it will include for senior
housing. He said there's a world of difference between retirees who are 62 and those who
are 55.
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He said he tried to work with the city earlier on a senior housing development. He
believes his property is ideal for senior housing, but he couldn't get it to work with all of
the city's standards.
Sticka said if the city does devise standards for senior housing, the standards should
include both age groups. Mayor Prochaska said for developments for residents 62 and
older, they might require less parking and look at the size of the units slightly differently.
For residents who are 55 and older who are generally more active, the standards may
need to be a little higher, he said.
Mayor Prochaska suggested the staff create either a PUD or special use and bring it to the
Committee of the Whole. Sticka said he wouldn't feel comfortable approving the
proposed development unless some standards are formed.
When asked about the time frame for obtaining financing on the project, Brown replied
that the earliest deadline would be November. At that time, zoning would need to be in
place in order to apply.
Mayor Prochaska said the city is willing to work with the developers on this project. City
Attorney Kelly Kramer said she would contact Brown to let him know which is the
quickest and best way to proceed — either with a PUD or special use.
In the meantime, Brown asked again for suggestions regarding the looks of the building.
Anna Kurtzman suggested breaking up the roofline with gables, adding columns or
something that gives the illusion of columns, breaking up the windows so they don't fall
in straight lines or adding window boxes.
PC2002 -10 Hopkins Corner annexation and rezoning
No one was in attendance to discuss the matter.
Buildinff permit report for Mav
The reports were accepted.
Proposed Ordinance Revisions
Dettmer attended the meeting to go over proposed amendments to the landscape code, a
proposed appearance code to be applied throughout Yorkville and proposed regulations
for an architectural overlay district.
On the proposed amendments to the landscape code, Dettmer said there are no provisions
in the current landscape ordinance for maintaining landscaping once it is planted or
installed. The city does not require property owners to maintain landscaping or replace it
if it dies. While the city's ordinance is tough, it doesn't do any good if it doesn't require
maintenance, he said.
Sticks agreed it is a loophole that needs to be closed.
Page 6 of 6
Dettmer suggested the city create a board to review improperly maintained areas and
forward them to the City Council.
As for the appearance code, Mayor Prochaska said that unless any committee members
saw anything grossly undesirable in it, the draft is a good start.
Sticka asked for clarification on several items in the draft and pointed out several a few
sentences that needed revisions. In many places, the word "encouraged" is used. Sticka
wondered if "required" would be a better word. He also suggested "construction
material" be redefined in the proposed code.
As for the regulations for an Architectural Overlay District, Sticka said creating a district
is a really good idea.
Mayor Prochaska said he'd like to get the regulations installed as soon as possible,
adding that the regulations would not affect current residents unless they want to change
the use of their property.
The district would include an area along Route 47 down to Route 126.
Dettmer said the mayor is considering changing the Zoning Board of Appeals to the
Appeal Board and would be in charge of appeals to the overlay ordinance or landscaping
ordinance. Appeals to the appearance code would go to the Fagade Committee.
The meeting adjourned at 9:30 p.m.
Minutes respectfully submitted by Dina Gipe
(The meeting inadvertently was not taped.)