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Plan Commission Minutes 2006 09-13-06 Page 1 of 6 APPROVED 10/11/06 UNITED CITY OF YORKVILLE PLAN COMMISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, SEPTEMBER 13, 2006 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Michael Crouch and Tom Lindblom. A quorum was established. CITY STAFF AND GUESTS Mayor Art Prochaska; City Attorney John Wyeth; Community Development Director Travis Miller; Lynn Dubajic, YEDC; consulting engineer Bill Dunn, Engineering Enterprises, Inc.; Richard Scheffrahn; Patti Bernhard; James Uecker; Michelle Cullen; Glenn Posmer, CB Primus; Jeff Perry, Pasedena Development; Paul Orzeske, Pasedena Development; Susan Kritzberg; Leslie Kritzberg; Dan Kramer, attorney; Pete Huinker, Smith Engineering; David Harper, Yorkville Farms Dev.; John Duggan, Yorkville Crossing; Paul Sestak, CMP Properties and Development; Tim Tynan, Main Street Commercial; Scott Mai, SEC Group; Jason Poppen, LAS; Drew Daniels, Sexton Development; Rolf Campbell, Rolf Campbell and Associates; and Tony Scott, Kendall County Record. Clarence Holdiman made a motion to go to public hearing, Michael Crouch seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARING 1. PC 2006 -59 Susan Kritzberg and Gary Kritzberg, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning from the United City of Yorkville R -2 Two Family Residence District to the United City of Yorkville B -2 General Business District. The real property consists of approximately .2938 acres located at 101 E. Center Street, Yorkville in Kendall County, Illinois. Dan Kramer, attorney representing the petitioner, said Susan Kritzberg and her daughter, Leslie Kritzberg, plan to run a small gift shop and clothing store out of the existing home. The owners intend to put in an asphalt parking lot and will put a different entrance on the home, Kramer said. Otherwise, the building will stay as is. Page 2of6 Kramer said the proposed change in zoning would have a low impact on the neighborhood. Basically, requested change is in the nature of the overlay district along Route 47, which allows existing homes to be converted into businesses without changing the residential character of the area. No one from the public spoke at the hearing. Sandra Adams made a motion to close the public hearing. Kraupner seconded the motion. The motion was unanimously approved by voice vote. NEW BUSINESS 1. PC 2006 -59 Susan and Gary Kritzberg: rezoning. Adams asked about the proposed light poles in the parking area. Kramer said the light from those poles would be screened downward. They shouldn't bother neighbors and are mainly planned for security reasons. Reviewing the staff comments on the request, Community Development Director Travis Miller, said B -2 is an appropriate use for the property. However, he said B -2 zoning allows for a larger sign than what staff would like to see erected at the location. Therefore, staff recommends that no signage may be internally illuminated; that no pole signs will be allowed; and a maximum sign area of any sign shall be no more than 32 square feet. Miller said the petitioners are agreeable to the proposed sign limitations. Also, Miller said the existing structure will encroach the B -2 required setbacks and the proposal will need to go before the Zoning Board of Appeals on Oct. 4 for consideration of several variances. Anne Lucietto made a motion to recommend rezoning approval for PC 2006 -59 subject to staff comments. Holdiman seconded the motion. The motion was unanimously approved by roll call vote. Kraupner, Holdiman, Lucietto, Bill Davis, Adams, Crouch and Lindblom voted yes. 2. PC 2006 -26 Cobblestone: Preliminary Plan Kramer, representing the developer, said the request is for preliminary plan approval. The plan is in the original part of the Fox Hill development, so it's already been zoned a commercial area. Kramer said the developer has no quarrel with meeting the recommendations from city staff and the park district. Miller said revised staff comments have been distributed to the Plan Commission. The petitioner is requesting zero -foot setbacks. He said the city is okay with the request in the parking area, but not with the buildings. The side and rear yard setbacks should be 20 Page 3 of 6 I feet, consistent with requirements for B -3 zoning. By requiring those setbacks, Miller said the city isn't putting a hardship on the developer. Miller also said signage plans should be submitted to the city for review as part of the preliminary PUD plan review. Also, he said asphalt trails lieu of sidewalks are recommended along Rob Roy Creek, Eldamain Road and Route 34. Also, he said the sidewalk/trail pan should be connected to the internal sidewalk system planned for the development. Staff also recommends aligning the eastern access drive to Route 34 with the future access drive being planned for the Daniel property north of Route 34. Lindblom asked how the storm water would be handled. Bill Dunn, from Engineering Enterprises, Inc., consulting engineer for the city, said the storm water would be managed through an underground system. He said they want to make sure the emergency waterflow lots are maintained. The proposed plan is basically for an underground detention basin accomplished though a system of pipes. Kramer said the planned detention is part of good cutting edge technology. Dunn commented there also are some differing traffic counts to work though. Crouch made a motion to recommend approval for PC 2006 -26 subject to staff comments. Lucietto seconded the motion. The motion was unanimously approved by roll call vote. Holdiman, Lucietto, Davis, Adams, Crouch, Kraupner and Lindblom voted yes. 3. PC 2006 -50 Prairie Pointe: Preliminary Plan and Final Plat Pete Huinker with Smith Engineering said the planned proposal first came to the Plan Commission a few months ago. The proposed development is located at the northeast corner of Countryside and McHugh, it's on the post office site. Huinker said the developer is seeking approval of the preliminary plan and the final plat simultaneously and would like to break ground this fall. Miller said final plat and preliminary plan are consistent with the PUD agreement. While there are still a few details to be worked out, Miller said the staff recommendation is to grant approval subject to staff comments. Dunn said he's satisfied with the plan. There were some questions about the storm water management, but as it stands he believes it's OK without having to take any of the water off site. Kraupner made a motion to recommend preliminary plan and final plat approval for PC 2006 -50 subject to staff comments. Davis seconded the motion. The motion was Page 4 of 6 unanimously approved by roll call vote. Lucietto, Davis, Adams, Crouch, Kraupner, Holdiman and Lindblom voted yes. 4. PC 2006 -57 Prestwick of Yorkville: Final Plat Huinker said the final plat represents the south half of the subdivision and he's seeking a positive recommendation from the Plan Commission. Miller said the plat substantially conforms to what was presented earlier and voted upon. Dunn added he found no significant issues. Crouch made a motion to recommend approval of the final plat for PC 2006 -57 as requested subject to staff comments. Lucietto seconded the motion. The motion was unanimously approved in a roll call vote. Davis, Adams, Crouch, Kraupner, Holdiman, Lucietto and Lindblom voted yes. 5. PC 2006 -63 Kendallwood Estates: Final Plat Attorney Patti Bernhard said the petitioner is seeking final plat approval for property located on Route 126 between Route 47 and Route 71. The plan is for 83 single - family lots on approximately 50 acres. She said a number of issues with terrain and hills have been worked out. Also, the petitioner has met with Miller regarding access to Route 126. She said the petitioner would like to move forward with the plan so that roads can be put into place. However, she said the city could withhold final occupancy until access to Route 126 is obtained. Miller said city staff has agreed that the Plan Commission could give a positive recommendation with the stipulation that occupancy would not be allowed until the road segment through the adjacent Woodstone Development is completed. Dedication of the right -of -way must occur prior to final approval, he said. Crouch made a motion to recommend final plat approval for PC 2006 -63 Kendallwood Estates subject to staff concerns and a right -of -way agreement for access to Route 126. Lucietto seconded the motion. The motion was unanimously approved in a roll call vote. Adams, Crouch, Kraupner, Holdiman, Lucietto, Davis and Lindblom voted yes. 6. PC2006 -60 Walnut Enclave: Concept Plan Presentation Paul Orzeske with Pasedena Development Partners, Inc. said the property located east of Freemont St. is currently zoned R -1. The proposal is to change the zoning to R -4 to allow for 24 row homes. R -4 zoning would allow a density of 8 units per acre and is consistent with the Transitional Neighborhood land use recommended in the Comprehensive Plan. Orzekse said the petitioner requests variances for a 9 -foot front -yard setback and a 19- foot rear -yard setback. Plans are for a three -level building with two bedrooms and a study in each unit. Masonry would be featured on the buildings designed to look like urban row homes. Page 5 of 6 He said access to the homes would be from the front and each unit would have a back yard. The petitioner had originally planned for recessed garages. However, it was discovered at the meeting that the city's height requirements had changed and the Orzekse said recessed garages would no longer have to be part of the plan. Crouch said the proposed density is too high and that there's only one access to the site. It the developer could deal with those issues, the proposed plan would have a better chance for a positive recommendation from the Plan Commission, he said. 7. PC 2006 -78 Rob Roy Falls: Concept Plan Drew Daniels with Sexton Development said the petitioner came to the city a few years ago with plans for the property, but got tied up with engineering. The property consists of about 274 acres on Veteran's Parkway between Eldamain Road and Cannonball Trail. Now, he said, an updated proposal features three components. One component is an age - restricted community. That community would be a gated community featuring ranch - style homes, duplexes and assisted living. There also would be walking paths throughout the community, which would.include a bridge over Rob Roy Creek. Speaking of Rob Roy Creek, Daniels, said his company has been working with conservationists to try to bring the creek back to its full potential. The creek would be an amenity throughout the planned development. In that portion of the development, there are two planned accesses — one the north and one to the west. A second component to the project is a large commercial area. Since the commercial development next to this property was approved, Daniels said he's received a lot of interest from retailers in his property. Detention areas will be a focal point on the property and the boxes outlined on the concept plan would change depending on the user. The third component of the plan features a residential community similar to a golf - course community. This community would be marketed to young professionals and retired persons. It's not a community geared toward families, Daniels said. The development, known as the Rob Roy Club, would feature tennis courts, pools and restaurants. It, too, would be a gated community. Lindblom said he's concerned about the gated community aspect. He wondered how it would operate and how emergency vehicles would have access. Land planner Rolf Campbell said all of the details would have to be refined, but he hopes to have them tied up and come to the Plan Commission in November. He also said he lives in a gated community and it works well. Page 6 of 6 Daniels said the property isn't annexed to the city yet. He also said that it falls in the Plano School District. He said he's already met with the School District and city staff. Lindblom said overall, the plan looks good. ADDITIONAL BUSINESS Mayor Prochaska said the ground breaking for the new assisted living complex would be Sept. 22 and he invited Plan Commissioners to attend. Crouch made a motion to adjourn. Lucietto seconded the motion. The motion was unanimously approved by voice vote. The meeting adjourned at 8:17 p.m. Minutes respectfully submitted by Dina Gipe PLEASE SIGN IN MEETING: l �'Y1�V�'l.� /?( �l. /&0 DATE: NAME BUSINESS PHONE # &sot. i .e C,6 �)elm ()S 3 -- 1� 0 0 o �jP, l�fvaoPI 3�-7- - / - b ? 7 2 z 02 e- C.e 30 6 -7 ? ?3 J 653 — 777 -q 5o I gee h_ Y '. k,Z:1 TA,) L '5 6,�j d iL r'0gJw4f lo, 0/ - 77;vA�V ' f GJGOf( 1il�t soc- G2oJP 65 3 - Iscla kA5 S - -) Sla e?