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EDC Minutes 2003 02-20-03 i Page 1 of 8 APPROVED WITH REV UNITED �•ao•o3 �� =� 0 ' 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. �I 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. I Page 2 of 8 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. � 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. l Page 3 of 8 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. Page 4 of 8 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. I Page 5 of 8 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. I 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. i 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. Page 6 of 8 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. Page 7 of 8 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. I Page 8 of 8 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. PLEASE SIGN IN MEETING: DATE: 0 NAME STREET ADDRESS CITY �• it v�l� 11( W ,hcWk)E9- PL v�� .?oo Aorbre— (oo:'o 7 L � Yivt,lc -cl r �e III ���,N►vl" I IIb��1 �,, S� I yov lie f � � I I � i 1