EDC Minutes 1999 09-21-99 i
CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
SEPTEMBER 21, 1999
7:00 P.M.
Present: Richard Sticka, Art Prochaska, Valerie Burd, Tom Sowinski, Mike Anderson,
Jim Nanninga, Dave Dockstader, Mike Schoppe
Richard Marker - Preliminary Plan
Richard and Clayton Marker, developers of the Heartland Development at Rt. 34 and McHugh Road
made a presentation. Richard Marker proposes to build 186 single family detached houses and
90,000 sq. ft of commercial property on three existing parcels. There would be a system of paved
trailways, tot lots and a private swim club. They propose moving McHugh Rd. and having a traffic
signal on Rt. 34. IDOT has been consulted and a traffic study is being ordered. The overall density
is 2.13 per acre with a PUD, R -2 Zoning and B -3 Commercial. The lots are 80 ft. wide by 150 ft.
deep (12,000 sq. ft. ) around the perimeter and 80 ft. by 125 ft. on the interior (10,000 sq. ft.).
There was discussion of the Park Board's recommendation of receiving cash and not giving credit
for the open space. The maintenance responsibility of the 12 acres of open space and if it would be
public or private was an issue. The property would be owned by the Homeowners Association and
controlled by the 186 subdivision residents. Various scenarios were discussed and explored
concerning the open spaces, public parks, dedications and right -of -ways.
Mr. Marker presented a list of16 items with questions, requests and solutions. (See Attachment).
The clarification of what is entailed by recapture annexation fees was discussed. Mr. Marker
expressed his concerns of the pitch of a sewer line they would need to hook up to.
Mike Schoppe explained how a larger park could be developed if 4 more lots were used.
Bill Flowers, 804 Wacker Dr., presented concerns that this development is near his neighborhood.
Some concerns were the disruption of the neighborhood during construction, possible flooding
problems, placement of sewer pipes near his property and the proposed park areas not being seen.
Mr. Marker was asked to draft a PUD agreement for the City Council on October 10q for a vote on
annexation and zoning. The preliminary plat will need to be presented. There will need to be a
public hearing. He will meet with the Park Board on September 27
Annexation Letters Rt. 34 & Rt. 47
Mayor Prochaska stated annexation inquiry letters have been sent to property owners along Rt. 34
and Rt. 47. There has been interest expressed but no applications taken out.
Andy Patel - New Motel
Mayor Prochaska said Andy Patel is looking into building a 46 room, $2M motel along Countryside
Parkway, across from Club 47. He questioned if the city plans on continuing the road to its end. It is
currently gravel. There is the potential of sales and real estate taxes of $10,000 - $11,000 per year
and other economic benefits were discussed. Mr. Nanninga was asked present the road cost at
COW.
YEDC 9/21/99
Overlay Zoning - Bridge St.
Some properties along Bridge St. (Rt. 47) have asked to be considered for business use. Various
examples from other communities were discussed. The zoning would be limited and would be
special use. Areas will be identified and a rough draft will be developed.
Landscape Ordinance Slides
Mr. Schoppe showed slides of various parking lots in commercial areas from other communities. He
showed examples of islands, number of trees and their placements, screening and landscaping.
Removing the requirement for an island in the middle was decided. There will be 1 tree for 20
spaces. This will go to COW.
Meeting End
The meeting ended at 9:45 P.M.
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Submitted by,
Sheryl Washburn
Recording Secretary
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Richard Marker Associates, Inc.
Heartland in Yorkville
1. Lot Sizes
❑ 10,000 sq. ft. lots could have been made larger by 25 feet at the rear of
the lot. However, the concept of the greenway would be smaller by
2.49 acres
❑ Average interior lot size is 11,057 sq. ft.
❑ 103 Lots on the interior portion of Heartland development.
❑ 12.631 acres of open space.
❑ 6.663 additional acres in detention area.
❑ If R -2 zoning is to be used as the underlying single - family zoning
district for the Heartland P.U.D. we need to adjust the zoning
requirements for the following:
• Rear yards for all interior lots number 84 thru 186 and lots 33 thru
44 will be 30 feet rather than 40 feet
• Lot width for all interior lots and lots 33 thru 44 will be 75 feet rather
than 80 feet. This primarily affects only the cul -de -sac lots.
• Lot coverage on all interior lots numbers 84 thru 186 and lots 33
thru 44 needs to be 30% rather than 20 %.
• Lot coverage on perimeter lots needs to be changed to 25% rather
than 20 %.
• The setback for side yards fronting on streets is 25 feet rather than
30 feet.
2. Park Donation
• We feel that a partial credit for park donation should be given.
• We are providing 12.631 acres of open space (almost twice the
acreage required by Yorkville's ordinances).
• Facilities for the public use include: Trail system, tot -lots,
exercise /fitness trail installed in Heartland development should receive
park donation credit.
• Yorkville Master plan calls for 45 miles of trails. Is Yorkville intending
to develop, own, and maintain all of the trail system?
• If some credit is not given for our 12.631 acres of open space, I feel
that this will be the last development in Yorkville that has an open
space concept. And that would not serve Yorkville's purposes.
• The Heartland development is providing for recreational needs of 186
single family homes with the trail system, tot -lot, exercise fitness trail,
clubhouse and swimming pool. These are services that the Park
Board will not have to provide. We should be given a credit for this.
3. Sump Pump Discharge
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❑ None of the existing residences on the entire perimeter of the
Heartland development have their sump pump connected to the storm
sewers.
❑ Our entire site drains internally within the Heartland Development.
❑ Our lots back up to large open areas.
❑ We have talked to the farmer on this property. We have examined
new construction excavations in this area. We have talked to City staff
regarding the soil at the Heartland development. All agree that the
sub -soil is sand and gravel and that the property drains fast.
❑ The Farmer has stated that he is one of the earliest to plant in the
spring because of the good natural drainage.
❑ The Northern Illinois Plan Commission recommends strongly that
sump pumps should not be connected to the storm sewers because of
the lack of natural ground filtration and the quality of water purity.
Connection to the storm sewer also accelerates storm water run -off.
❑ The cost of connecting the sump pumps to the storm sewers is also
very substantial. $1,200 to $1,500 per residence, and for this
additional $1,500 the homeowner receives no added benefit.
4. Twenty Eight Foot Street Widths
❑ Only area that we know of that has 31 foot streets in residential areas
is Aurora.
❑ We have completed 14 subdivisions to date and all have 28 foot wide
streets.
❑ School busses and fire trucks have no problem serving these
communities. A ladder truck is not required in a residential
neighborhood.
❑ 31 foot streets have 10% more street, 10% more cost, 10% more
deterioration, 10% more maintenance.
❑ Once again residents of communities don't get any benefit from the
added cost of installation and in fact are forced to spend more to
maintain the streets.
5. B 6 — 12 Curbs
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❑ Not only do these curbs cost almost $2.00 per foot more to install, they
require saw cutting at every driveway. 186 cuts at $500 is $93,000.
Again the resident gets no added benefit or value for this expense.
❑ Because a snow plow causes limited damage to a very few lawns is
hardly justification for this curb.
❑ B 6 —12 curbs are desirable at the entryways to the Heartland
development and in all commercial areas, but not in the residential
areas.
6. Business Zoning Request
❑ We are requesting B -3 Business usage on the commercial part of this
development, including the swim club.
7. so Foot Recommended Setback on Route 34
❑ It should be noted that existing 50 foot setbacks of existing businesses
on Route 34 are measured from existing 33 foot centerline R.O.W.'s.
The Heartland development is dedicating an additional 17 feet of
R.O.W. for Route 34 so that our side of Route 34 will have 50 feet from
the center of the R.O.W.
8. Route 34 and McHugh Road Intersection
❑ When we first contacted IDOT the already had preliminary plans
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completed for the Route 34 and McHugh Road intersection. They
were also investigating the condemnation of the used car property for
this improvement.
• This intersection is designated as a high -risk intersection.
• What is our fair share, the City's fair share, and the State's fair share of
this intersection improvement?
❑ The Heartland development is providing the land at plus $150,000. It
seems the City and the State should complete the intersection.
9. Off Site Recapture on Sewer and Water
❑ We would like to be treated at least as well as you are proposing to
treat other annexations in this immediate area. See item number
seven (7) on your list of Proposed Annexation incentives.
❑ We already have been passed over on number one (1).
❑ I think number twelve (12) could also apply to the Heartland
development.
❑ Also, as your recapture is worded, it appears that the Catholic Church
would owe us a recapture on the section of 12 inch watermain that
they did not install.
10. Tree Line Protection for Neighbors to the South
(Neighbors Concerns)
• Make absolutely positively for sure that they would not ever be
annexed to Yorkville...
• They would like to continue to use Yorkville Streets. Continue to use
Yorkville shopping, continue to use Yorkville Parks and continue to
attend Yorkville City Functions.
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❑ And they would like Yorkville to make sure that the developer of
Heartland in Yorkville will complete the project, that they will Stay
off their roads, that they will not disturb the existing treeline, that
they will plant new trees, and not run the sewer down their streets.
11. S" and /or to" Sanitary Sewer Connection
❑ Discuss capacity of line.
❑ Discuss alternatives.
12. Depth of Storm Water Detention Area
• The existing topography on this property has a deep (25 feet) drainage
way and natural swail. We propose to locate our storm water detention
at this location. When the property is final graded our detention area
would vary in depth from one (1) foot to ten (10) feet.
• Discuss where four (4) foot deep came from.
• Yorkville /Bristol Rescue Service did not see a big difference between
four feet of depth and 10 feet of depth.
• A pond or wet detention basin would have a 10 to 12 foot deep pond.
• By locating all of our detention requirements in one location we have
more than 12 acres of open space that will not flood and all of our
commercial parking areas will not flood and no streets will need to be
designed to flood.
❑ Side slopes of the proposed detention facility are a minimum of one
foot of rise to five feet of horizontal run.
13. Omaha Drive Location
❑ Leave it where it is.
❑ Concept plan for property to the South shows it off center.
❑ Let that development meet our location.
❑ Centering roadway is a random guess of future development.
14. Wacker Drive Connection
❑ Bill Wackerlin stood up at the Plan Commission meeting and stated
that he told the residents of Wacker Drive 20+ years ago that some
day that road would connect to more houses and another road.
❑ Sanitary Sewer has to go down Wacker Drive for gravity connection.
15. School /Park Credit for Commercial Development
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❑ No credit has been extended for property taxes or sales taxes.
16.2s Foot Side Yard at Corner
• We are requesting a 25 -foot side yard at corner lots at the street side.
• R -2 is 30'
• R -3 is 20'
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