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Plan Commission Minutes 2006 12-13-06 Page 1 of 5 i APPROVED 2/14/07 UNITED CITY OF YORKVILLE PLAN COMMISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, DECEMBER 13, 2006 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Sandra Adams, Brian Schillinger and Tom Lindblom. Members absent: Bill Davis, Jack Jones and Michael Crouch. A quorum was established. CITY STAFF AND GUESTS Mayor Art Prochaska; City Administrator John Crois; City Attorney John Wyeth; Community Development Director Travis Miller; consulting engineer Bill Dunn, Engineering Enterprises, Inc.; Byron Hyink, Yorkville resident; Darryl Hyink, Yorkville resident; Barry Saunders, Maple Grove; Jack and Joan Poal, Yorkville residents; Patti Bernhard, DBCW, Ltd.; and Jim Olguin. MINUTES Clarence Holdiman made a motion to approve the minutes from May 10, 2006; June 14, 2006; June 28, 2006; July 12, 2006; July 26, 2006 and September 25, 2006. Sandra Adams seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARINGS 1. PC 2006 -77 PC 2006 -77 Rob Roy Falls, Sexton Development, LLC, petitioners have filed an application requesting annexation and rezoning. The real property consists of approximately 274 acres on Veteran's Parkway between Eldamain Road and Cannonball Trail. Lindblom said the petitioner has requested the petition be continued to the Feb. 11 Plan Commission meeting. Anne Lucietto made a motion to continue the public hearing for PC 2006 -77 until February. Holdiman seconded the motion. The motion was unanimously approved by voice vote. 2. PC 2006 -90 and PC 2006 -91 Brighton Oaks II, Fox Valley View, Inc., petitioners have filed an application to annex and rezone. The real property consists of approximately 37.55 acres south of Route 71 and adjacent to and north of Highpoint Road. Page 2of5 I I Lindblom said the petitioner has requested the petition be continued to the Jan. 10 Plan Commission meeting. Holdiman made a motion to continue the public hearing for PC 2006 -90 and PC 2006 -91 to the January meeting. Lucietto seconded the motion. The motion was unanimously approved by voice vote. Adams then moved to go to public hearing. Charles Kraupner seconded the motion. The motion was unanimously approved by voice vote. Lindblom swore in those who intended to speak at the meeting. 3. PC 2006 -65 Beaver Street/Route 47 Rezoning (continued public hearing) Yorkville Partners, LLC, petitioner, has filed an application with the city requesting rezoning from M -1 Limited Manufacturing District to B -3 Service Business District. The real property consists of approximately 2.33 acres at the southeast corner of Illinois Route 47 and Beaver Street, Yorkville. Lindblom formally read the petition for the record. Patti Bernhard, attorney for the petitioner, said the property is located at the southeast corner of Beaver Street and Route 47. She said the petitioner is asking to down zone the property from M -1 to B -3. The petitioner feels the requested zoning is a more appropriate use for the parcel, Bernhard said. The fire department is located to the north, the Fox Industrial Park is on the east, there's commercial to the west and to the south. She said she doesn't expect the zoning change to have any negative impact on the surrounding uses. The trend of development is commercial in the area, she said. The zoning change would also bring the potential for a better tax base, she said. And, the requested change has city staff support. Likewise, she said the zoning change would allow for a more aesthetically pleasant building to be erected. Bernhard said the petitioner is not seeking access from Route 47, but will seek access from Beaver Street. She also said the rezoning shouldn't have any impact on traffic. If the zoning is allowed to remain M -1, that zoning would have more traffic impact, she added. Lindblom asked if there were any comments from the public. There were none. Lucietto moved to adjourn the public hearing. Adams seconded the motion. The motion was unanimously approved by voice vote. ACTION ITEM PC 2006 -65 Beaver Street/Route 47 rezoning Lucietto said the proposed use would fit in with what uses are surrounding it. Holdiman said the requested zoning makes sense. Page 3 of 5 Community Development Director Travis Miller recommended the Plan Commission go through the findings A -E, a necessary step for a proposed zoning change. The commissioners agreed that the proposed zoning change was ok under findings a -d. Those findings ask whether the proposed change is compatible with the existing uses in the general area and addresses the suitability of the property is question to the uses permitted under the existing zoning classification. Commissioners also agreed the proposed use fits the trend of development in the general area. Finding addresses the impact a zoning change would have on traffic or traffic conditions. Lindblom said the proposed change would probably be better than the current zoning classification. Lucietto made a motion to recommend rezoning PC 2006 -65 from M -1 to B -3. Adams seconded the motion. The motion was unanimously approved by roll call vote. Kraupner, Holdiman, Lucietto, Adams, Schillinger and Lindblom voted yes. NEW BUSINESS 1. PC 2006 -81 Hudson Lakes, Final Plat- Unit 1 Miller said a letter arrived on Dec. 13 from the petitioner explaining the project and the final plat. The preliminary plat on the project was approved last fall. The city staff requested the petitioner include school land dedication as part of Unit 1. Attorney Jim Olguin, representing the petitioner, said the petitioner is willing to include the land dedication in Unit 1. The land would be located next to land in Raintree Village and would be used for a future middle school campus. According to the Dec. 13 letter, the petitioner originally did not include the school site as part of Phase I because the petitioner wanted to provide adequate detention for the school site. The letter states there's a ridge located in the middle of the school site and that the eastern portion of the school site drains to the retention pond on the northeast corner of the development while the western portion flows to the southwest to a retention pond that will be constructed in Phase II. Miller said because the land would be for the athletic fields and not the actual school site, the stormwater issues could be adequately addressed. The second issue has to do with utilities to the property, Miller said. The city would like Forrester Drive extended to the school site. If so, the petitioner would ask that the lots abutting the roadway extension be added to Phase I as well. That would prevent a dead - end section of sewer and water improvements. Olguin said that the two issues are rather minor, but the developer brought them up so that the city is aware of them. If the city and the School District want the developer to put in the roadway addition, the developer will try to accomplish it. Page 4of5 From an engineering standpoint, because of a high point on the property, it makes sense to make the public improvements as part of Phase I, Olguin said. The city initially wanted to limit the number of lots that went through the Raintree lift station verses the newly constructed Aux Sable lift station to the south. But, Olguin said it seems more of a policy issue than a capacity issue. Consulting engineer Bill Dunn said if there are no pervious surfaces being built in the area to the southwest, EEI has no objections as long as proper erosion and sediment control devices were installed. With respect to the extension of the roadway and the sewer, Dunn said the extension of the roadway, which would add about five housing units, would not put undue stress on the sanitary system or the water system. If the section of roadway is needed, it makes sense to allow those units to be developed, Dunn said. Kraupner made a motion to recommend approval of PC 2006 -81 Hudson Lakes Unit 1 subject to staff concerns and including the school site. Holdiman seconded the motion. The motion was unanimously approved by roll call vote. Holdiman, Lucietto, Adams, Schillinger, Kraupner and Lindblom voted yes. 2. PC 2006 -82 Grande Reserve Unit 25 — preliminary plat Miller said there is one issue on this final plat approval. Several months ago city staff was approached by the adjacent property owner to the east wanting to know if the city would consider a street stub. The property owner was seeking a zoning change with the City of Oswego from M -1 to residential. However, Oswego later denied the petition to rezone and recommended against a street stub and future connectivity. Yorkville city staff also agrees a street connection would not be appropriate at this time. Dunn said that as a courtesy, EEI has listed items in its report that exceeds the needs for preliminary plat approval, but would be necessary for final plat approval. Kraupner made a motion to recommend approval for PC 2006 -82 Unit 25 subject to staff concerns. Holdiman seconded the motion. The motion was unanimously approved by roll call vote. Lucietto, Adams, Schillinger, Kraupner, Holdiman and Lindblom voted yes. 3. PC 2006 -83 Grande Reserve Unit 26 — preliminary plat Miller said the plat is consistent with the concept plan. Dunn said he had nothing to add to his report. I Page 5 of 5 Holdiman made a motion to recommend preliminary plat approval of PC 2006 -83 subject to staff concerns. Kraupner seconded the motion. The motion was unanimously approved by roll call vote. Adams, Schillinger, Kraupner, Holdiman, Lucietto and Lindblom voted yes. 4. PC 2006 -87 Grande Reserve Unit 27 — preliminary plat Miller said he had no comments to add to his report. Lucietto made a motion to recommend approval PC 2006 -87 subject to staff comments. Adams seconded the motion. The motion was unanimously approved by roll call vote. Schillinger, Kraupner, Holdiman, Lucietto, Adams and Lindblom voted yes. The meeting adjourned at 7:40 p.m. Minutes respectfully submitted by Dina Gipe 2` "e.0 cir c United City of Yorkville 800 Game Farm Road teL 1836 Yorkville, Illinois 60560 - Telephone: 630 -553 -4350 o� �� 0 C.. Fax: 630 -553 -7575 o '�j Keaaecamry ` Z "I PLEASE SIGN IN MEETING: Pictf) Wrnrn,i ssi 0 n DATE: NAME COMPANY PHONE NUMBER e ' o , � i I