Plan Commission Minutes 2006 05-10-06 APPROVED BY THE
COMMITTEE/BOARD
UNITED CITY OF YORKVILLE ON: 3
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, MAY 10, 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,
Michael Crouch and Tom Lindblom. Members absent: Bill Davis, Brian Schillinger and
Jack Jones.
A quorum was established.
CITY STAFF AND GUESTS
Mayor Art Prochaska; City Attorney John Wyeth; Community Development Director
Travis Miller; Interim City Administrator John Crois; Lynn Dubajic, YEDC; consulting
engineer Bill Dunn, Engineering Enterprises, Inc.; Tony Scott, Kendall County Record;
Dave Waden, Land Vision, Inc.; Pete Huiniker, Smith Engineering; Jeff Stanko, Smith
Engineering; Vijay Gupta; George Fisher, Fisher Construction; Michael Hartel, EMO
Architects, Inc.; Chuck Brooks; R.J. Groner, Masonic Building Association; Robert
Coleman, Masonic Building Association; Bill Anajnosto; Rodger Brown, Inland Real
Estate; Michael Mondus; Spaceco, Inc.; David Brand, Hallmark Homes; Matt Cudney,
Pulte Homes.
Michael Crouch made a motion to alter the agenda to discuss PC 2006 -31 under New
Business immediately after the public hearing. Clarence Holdiman seconded the motion.
The motion was unanimously approved by voice vote.
Holdiman then made a motion to open the public hearing. Charles Kraupner seconded the
motion. The motion was unanimously approved by voice vote.
PUBLIC HEARINGS
1. PC 2005 -31 George Fisher petition for rezoning.
Mike Hartel, EMO Architects, presented a plan for a three -story mixed use residential
and retail development on Bridge Street.
The petitioner, George Fisher, is requesting a Special Use Mixed Use Retail/Residential
component to the properties currently zoned B -2 General Business District at 201, 201
and 203 South Bridge Street.
Plans are to erect a building that would house a total of 20 units. Six or seven retail units
would be located on the first floor and the other units would be residential.
Hartel said the petitioner also is seeking a variance to decrease the rear and side yard
setbacks from 20 feet to 0 feet and an increase in lot coverage of 10 percent.
He said the building would be constructed to have a Main Street type of feel. Along
Bridge Street, the building would be a mix of two and three stories to pick up the
character of the downtown setting. Retail spaces would be located along Hydraulic. He
added the plans for the development fit in well with the city's vision of the downtown.
Lucietto made a motion to close the public hearing. Adams seconded the motion. The
motion was unanimously approved by voice vote.
NEW BUSINESS
1. PC 2006 -31 George Fisher petition to rezone
Hartel said the building is located where Inland Real Estate is located on the southwest
corner of Bridge and Hydraulic. He said the developer would demolish the existing
building to construct a new one.
To provide ample parking, Fisher said they would construct a lower -level parking area
with 29 lots accessible by an elevator. Off -site parking also would be available.
So far, he said there isn't a definite layout to the residential units. Most of them will be
one- or two- bedroom units ranging in size from 7,800 to 1,300 square feet. As part of the
petition to rezone, Fisher said he's asking for a variance to provide one parking space per
unit rather than two.
i Crouch, however, said parking downtown at night is hard now. He doesn't believe Fisher
has provided adequate parking at this point.
Mayor Prochaska said the city's downtown plan calls for developers to look at parking
beneath the buildings. This proposal is the first redevelopment coming into the downtown
and more below -level parking will come as the area is redeveloped, he said.
Also, Fisher said that the city's plan includes a future three to four story parking lot.
Lindblom asked the Fisher if he'd done any soil boring. Fisher said there are some good
soils and some hard spots were found at about six to eight feet. He said he heard
comments that there was bedrock at that location, but he did eight borings and no bedrock
was found.
Adams asked why Fisher asked for a variance on the setbacks. Hartel said that they're
asking for setbacks of zero because that is what is consistent with downtown.
Kraupner made a motion to recommend approval of PC 2006 -31 as presented. Holdiman
seconded the motion. The motion was approved in a 5 -1 roll call vote. Kraupner,
Holdiman, Anne Lucietto, Sandra Adams and Lindblom voted yes. Crouch voted no.
PRESENTATION
1. PC 2006 -35 Six Pillars of Yorkville — Concept Plan
David Branch from Hallmark Homes and Dave Waden, a land planner with Land Vision,
Inc., presented a development plan for a residential subdivision on 350 acres. The plan
calls for 618 units on 12,000 square foot lots. The proposed density is 1.76 homes per
acre.
Branch said there would be two access points off High Point Road and two from Walker
Road. Likewise, there would be stubs throughout the development for future growth.
There also is a proposed 9.5 -acre park and the development's bike trails would connect to
the regional bike trail.
The property isn't contiguous with the city yet, but the developer has an agreement with
the Dhuse Family, which would make the property contiguous.
Lindblom said High Point Road is basically a farm road and he sees potential problems if
that north area of the development comes first. John Whitehouse from Engineering
Enterprises Inc., the city's consulting engineer, said that is definitely an issue to be
resolved.
Community Development Director Travis Miller said the proposed development
complies with the city's comprehensive plan as does the overall density. Because the
proposed development carries over into the estate portion of the comprehensive plan, it
would have to follow the design guidelines establish by the city.
NEW BUSINESS
2. PC 2005 -60 Bailey Meadows — Revised Preliminary Plan
Rodger Brown with Inland Real Estate said some revisions were made to the preliminary
plan. There now is a 30 -foot landscape buffer near the commercial area. The access to
Route 47 was moved at the city's request. Also, two more outlots were added.
Miller said the staffs recommendation is to recommend approval of the plan subject to
staff comments and engineering issues. Whitehouse said there aren't any serious
engineering issues to be resolved.
Crouch made a motion to recommend approval of PC 2005 -60 subject to staff comments.
Holdiman seconded the motion. The motion was unanimously approved by roll call vote.
Holdiman, Lucietto, Adams, Crouch, Kraupner and Lindblom voted yes.
3. PC 2006 -13 Autumn Creek Unit 2 -- Final Plat
Whitehouse said the plan is consistent with the approved preliminary plan. Also, he said
they're trying to schedule road improvements so that Kennedy Road and Route 34 aren't
shut down at the same time.
Matt Cudney, with Pulte Homes, said they've submitted their road plan to the Illinois
Department of Transportation, but they've don't have a reply yet.
Lucietto made a motion to recommend final plat approval for PC 2006 -13 subject to
comments from staff, EEI and Laura Haake from the community development
department. Crouch seconded the motion. The motion was unanimously approved in a
roll call vote. Lucietto, Adams, Crouch, Kraupner, Holdiman and Lindblom voted yes.
At 7:55 p.m. Crouch made a motion to adjourn the meeting. Lucietto seconded the
motion. The motion was unanimously approved by voice vote.
i
Minutes respectfully submitted by Dina Gipe