EDC Minutes 2003 02-20-03 i
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APPROVED WITH REV
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UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
THURSDAY, FEBRUARY 20, 2003
7 P.M.
In Attendance:
Committee members Richard Sticka, Joe Besco; and Valerie Burd; City Administrator
Tony Graff; City Planner Mike Schoppe; Mayor Art Prochaska; City Attorney Kelly
Kramer; Lynn Dubajic, Yorkville Economic Development Corporation; Paul Buck; John
Philipchuck; Tom Small; John Zediker; and Art Zwemke;
Minutes
Minutes from the January 16, 2003 meeting were approved.
Buildine Renorts
The building reports for January 2003 were accepted and forwarded to the Committee of
the Whole.
PC 2002 -31 Deere Crossing
B & B Land Development, LLC, petitioners, has filed an application with the City of
Yorkville requesting a 1 V2 mile review for Kendall County RPD -2 Residential Planned
Development Two.
Paul Buck said the proposed development sits on 37 acres and is located on Immanuel
Road south of Amendt Road.
The development would include 18 lots. The smallest lot size is 45,000 square feet and
the largest is 67,000 square feet. The average lot size is 49,000 square feet.
The development features 12 acres of open space. Green areas are located at the front of
the development, around the perimeter and in between lots, Buck said.
He predicts homes in the $400,000 to $500,000 range will be built in the planned
subdivision
Committee Chairman Richard Sticks asked who would maintain the green area between
the lots. Buck said a homeowners association would be established to maintain that area.
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Regarding comments from City Planner Mike Schoppe about the entrance road at the
south side, that will be resolved. Buck said the road alignment was changes so that it is
set at a 90- degree angle and curves.
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Also, City Administrator Tony Graff said City Engineer Joe Wywrot wanted streetlights,
which will now be included in the plans.
Schoppe said he noticed there are some areas with wet soils. Buck said the developers are
using a firm in Sugar Grove to work out those issues to see what they need to do other
than putting in septics.
Graff said the Plan Commission made a recommendation to approve the request at its
meeting and the city is comfortable with that recommendation.
Committee member Joe Besco asked about a pre - annexation agreement. Graff said the
property is far south, but it is in an area that will be serviced eventually by the city.
Buck said he was okay with a pre - annexation agreement.
The committee gave its recommendation to the request and moved it forward to the
COW.
PC 2002 -32 Loneford Lakes
Montalbano Homes, petitioners, has filed an application with the City of Yorkville
requesting final plat approval. The property consists of about 13.6 acres and is located at
Landmark Center.
Montalbano Homes General Counsel Michael McGern said Montalbano Homes is the
contract purchaser of the townhome portion of Landmark Center. The property is part of
some litigation that had a consent decree.
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In looking at the consent decree, he said they had to fill in a lot of blanks that weren't
anticipated. As a result, they worked with City Attorney Dan Kramer and city staff on
what they believe are some ambiguities in the decree.
They've worked on the landscape and received comments on the engineering and accept
all of those comments.
There is a storm water management cross easement agreement and they also will have a
backup SSA agreement to protect the city.
McGern said there would be a singular water and sewer line to the buildings. They're
also trying to decide what ordinances apply, the ones that are on the books when the
decree went into effect or the current ordinances.
Working with Kramer, McGern said they've decided that the least restricted ordinances
would apply.
Sticka asked if they would be willing to comply with the more restrictive ordinances.
McGern answered that city staff recommended that they not use the current ordinances.
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Graff said the city is recommending rolled curbs in some areas and barrier curbs around
the detention areas.
He also said that because of the long driveway to get to the buildings, the Fire
Department asked for a second emergency access. That is now included in the revised
plan.
Sticka asked about landscaping. Graff said they're working on a development agreement.
They are doing landscaping in all of the buffering areas. Schoppe said the original
proposal was to landscape per the consent decree. However, he said some things have
come up. The towhomes are closer to some roads than the consent decree allows, but they
do comply with the zoning ordinances. Now, they'll landscape and will still conform to
the ordinance. From that standpoint, Sticka said the city is not giving anything away.
Graff said also instead of sidewalks on both sides of the street throughout the
development as per the ordinance, the city is asking for sidewalks on one side, but not
around the detention area. In turn, the developer will put sidewalks in on Walnut Street.
Sticka asked if a third party could come in and say the city's not conforming to the
decree. Kramer said that could happen. But Dan Kramer is going before a judge to inform
the judge of the changes.
McGern said they would have a development agreement. Once that's approved by the
city, it will go to the court. Kramer said it shouldn't be a big legal issue.
McGern said he did not like the cross easement for storm water that Inland prepared.
Now, they're adding a backup SSA for at least the townhome portion of it. In addition,
Montalbano will create an add -on condominium form of ownership for the townhomes.
As such, he said they collect three months reserved money for capital improvements so
there is a surplus in the coffers of the homeowners association.
Graff said that in the backup SSA, the city could add language to assess the current
property owners if necessary.
In response to a question from Sticka, Graff said there is one water meter that goes to
each of the six buildings. McGern said water is part of the assessments the owners pay.
The development covers 9 acres. Under the consent decree, 62 units are allowed and the
developers will put in 62.
McGern said he's not sure what the price range of the units will be. He said they do offer
options to let people get a lower base price. All of the units come with landscape plans to
be maintained by the homeowners association. Sticka asked McGern to bring a copy of
the product line to the COW meeting on March 4.
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Text amendment for R -3 zoning
Graff said a portion of the zoning ordinance calls for all residential development to abut a
public street. Kramer recommended the ordinance be changed to state the developments
should be on land that abuts or has public access upon a public street.
Schoppe said he wants a baseline that all residential developments have access to a public
street. He said they would allow public streets, but it would be created under a PUD
agreement.
PC 2001 -06 Grande Reserve
CEO of Moser Enterprises Art Zwemke presented an overview of the Grande Reserve
Plan. He said they started with 1,127 acres and 2,850 units. After several revisions, they
are now at 2,625 units with a density of 2.33 units per acre.
Working with the spirit of the city's comprehensive plan, he said they're complying with
all of the ramifications. In the transitional areas, they're in the density range of 2.82 units
per acre and in the suburban area they're in the density range at 1.28 units per acre.
Many of the discussions on the planned development focus on neighborhoods 1, 2 and 3.
He said the idea of that area is to create a lifestyle community targeting retirees, but not
limiting it to an age - restricted community. Some of those types of properties after a
number of years begin to age and have problems, he said.
The land plan devised by MPI (the developers) no longer looks like a traditional
subdivision. He said the new arrangement is a more cohesive area featuring homes on
cul -de -sac bulbs.
Zwemke said there is a 100 -foot buffer between the existing Storybrook Highlands
subdivision and the back of the lot lines for the new development. There also will be a
100 -foot buffer along Galena Road that will be heavily landscaped and screened.
Zwemke described neighborhoods 1, 2 and 3 like a self - contained village with a
clubhouse within walking distance of all the homes.
The concept of the cul -de -sacs has created some concern. Addressing those concerns,
Zwemke said there would be 10 homes on a cul -de -sac and parking would be provided in
case residents had guests.
Also, he said a stringent homeowners association would be in charge of snow removal
and if that were to fail, a dormant SSA would be created so that the city could assess the
homeowners for snow removal.
The snow removal component would be mandatory, he said. Owners of the homes,
however, also could chose options for landscaping services and other services of those
types.
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The Plan Commission, which approve a recommendation for the project, expressed
concerns about the possibility for families with children moving into these homes in
future years.
Addressing those concerns, Zwemke said they intend to put certain criteria into that
section of the development which include: all homes must have a first floor master
bedroom; 80 percent of the homes must be ranch style; and no more than 50 percent of
the homes can have three bedrooms.
Also, he said that the homeowners would be assessed about $200 monthly for the
homeowners association to cover snow removal and other services. In today's market,
that $200 calculates into about $33,000 worth of home. Zwemke said that the likelihood
is that a buyer with children would rather spend that $200 on a larger home forgoing the
services.
The 7 -acre park located in that neighborhood 1, 2 and 3 area would be maintained by the
homeowners association and would not be a public park, Zwemke said. Zwemke added
that this type of development is a cash cow for a school district.
Overall, the whole Grande Reserve project includes 24 different neighborhoods. Eight
single- family neighborhoods would be located off from Route 34. Three single - family
neighborhoods would be located west of Bristol Ridge Road plus there's an area with
estate -size lots.
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In addition to the onsite parks, Zwemke said they plan to include a lot of open space.
Overall, he said there's 435 acres of open space including a 56 -acre regional park and an
88 -acre donation, which could be used as a conservation area.
Zwemke said Yorkville is not a suburban area. He said it's a real town with rural
character and those who live here or plan to live here want open space.
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As for lot sizes, he said there are some lots of 10,000, some of 11,000 and some of
12,000 square feet. The average lot size is 115 percent of the minimum. Therefore, if the
minimum lot size is 10,000 square feet, then the average has to be 11,500, he said. In the
area where the minimum lot size is 12,000 square feet, he said the average would be
13,800.
Zwemke said that although there are 10,000 square foot lots in the development, they
more than meet the spirit of the city's 12,000 square foot minimum requirement. He said
the smaller lot sizes allow the developers to have different price points for the home sites.
Zwemke went on to say the duplexes and townhomes would be located along the
Burlington Northern railroad tracks. Some of the townhomes would be traditional with a
front -load garage. Others will be designed more like a motor court and would be rear
loaded.
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Sticka suggested that those types of varying products are suggested in the comprehensive
plan. Schoppe said the plan suggests different product types and de- emphasizing the
garage.
Zwemke said their goal is to come back to the committee in a month with an annexation
agreement.
Zwemke went on to discuss the enormous amounts of infrastructure that will need to be
put into place. There are three sources of sanitary service two from Fox Metro and one
from Yorkville- Bristol Sanitary District. There also will be an onsite water tower and two
wells. For every well, the water needs to be treated. How that will happen still needs to be
worked out.
As for the storm sewers, he said the developers took seriously the comments from
neighbors concerned about flooding. He said they would make provisions so that the
water flow that now goes through Lynwood will no longer go through that subdivision.
He said the water flow actually would improve.
He said they have a great opportunity to make this land plan a great place to live.
Zwemke said the roadways could be designed so that there is not a lot of through traffic
through the neighborhoods. The design also would disperse traffic as people leave their
homes.
Zwemke said the developers are going above and beyond what is recommended in the
traffic study.
Also, he said he's working with the city staff to create an SSA.
Parks and open space also were addressed. Zwemke said they will turn parklands over to
the city all graded and seeded. Also, he said the developers will donate $1,000 per home
site for improvements. It would be the city's discretion on where to spend that money.
On the topic of schools, he said there will be a central elementary site of 22 to 25 acres.
Also, Zwemke said there are plans to create a campus north of Kennedy on about 65
acres and the backdrop of the campus would be the open space of the conservation area.
Zwemke added that they received the fiscal impact study and would like to come back to
the committee on March 20. Presuming the committee gives its approval, he said he'd
like to go to the COW in April and have the city council take a vote on it in May.
Zwemke said the project would have a 12 to 15 year build -out timeframe.
Besco said Montgomery officials had voice concern about some of the proposed densities
in the project. Zwemke said he sent copies of the land plan, specifically the land plan for
the lifestyle community, to the city and said he received no additional responses.
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Besco said they also raised concern about traffic. Zwemke, however, said the people
living in the lifestyle community won't have children so they won't be making so many
trips in and out of the house per day.
Sticka said he considers density a more important figure than lot size and the density at
less than 3 units per acre for the lifestyle community is under the city's maximum
density.
Committee member Valerie Burd asked if the lot sizes in the single - family
neighborhoods on lots that are away from open space would be larger than lots that abut
open space. She said the city likes to have lots not adjacent to open space be larger than
lots that are.
Zwemke said they plan to vary the streetscape and add curves in the road and that on
average the lots will average 11,500.
John Philipchuck said they'll come back with specific plats and plans for the
development.
Sticka asked if the current drawing is just doodling or pretty close and said it looks as if
the developers are not trying to connect to existing rural subdivisions. He said the people
in those subdivisions would be happy.
Graff said the city wants to have some cohesiveness of the neighborhoods. Mayor Art
Prochaska said the city probably would want to have at least one connection to an
existing subdivision, but it wouldn't be a major thoroughfare.
Graff also said the Fire Department likes the idea of having access to the existing
subdivisions because of fire hydrants. He said the residents in Storybrook like it as well.
Besco asked if there were plans for any open bodies of water in the development. Tom
Small from Pasquinelli and Associates said there will be a couple of ponds and the rest
will be dry.
Sticka said the Park Board is satisfied with the layout. Schoppe said the city actually is
getting more park space than required. Small added that the biggest part of the regional
park is useable land.
On the issue of traffic, Graff said the developers will put in traffic signals in future years
if the Illinois Department of Transportation allows it. IDOT officials already have
indicated they might allow a light at Bristol Ridge Road.
Meanwhile, he said the developer will improve some roadways to accommodate heavier
traffic.
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Sticka went on to say that the development isn't a subdivision; it's more like another
town. Zwemke said they wished there were more commercial opportunities for the
property, but there isn't.
In response to a question from Besco, Zwemke said the developers sell the land to a
group of builders so that all of the homes do not look alike. He also said they also
welcome the local builders.
As to which phase of the development will come first, Zwemke said it depends on the
market. However, he said the single- family residential areas are a likely place to start.
Mayor Prochaska said that as the roads are improved and the development is built, he
would like to see some nice landscaping especially off Route 34. He said the developers
have an opportunity to make something very nice.
The meeting adjourned at 9 p.m.
Minutes respectfully submitted by Dina Gipe
Revisions by Jackie Milschewski, City Clerk per the Committee and City Engineer.
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