Plan Commission Minutes 2006 03-22-06 ' I
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APPROVED 04/26/06
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
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WEDNESDAY, MARCH 22, 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, Jack Jones Michael Crouch and Tom Lindblom. Bill Davis was absent.
A quorum was established.
VISITORS
Mayor Art Prochaska; Travis Miller; Interim City Administrator John Crois; John
Whitehouse, EEI; Mike Schoppe, Schoppe Design; City Attorney John Wyeth; Alderman
Dean Wolfer; Lynn Dubajic, YEDC; attorney Dan Kramer; attorney Greg Ingemunson;
Linda White; C.W. White, Jr.; C.W. White and Son, Inc.; Dennis Lindell, Dykema
Gossett; Patrick Leib, Silver Fox Development; Patrick Hughes, Ocean Atlantic; Greg
Stevens, Lannert Group; Dave Peregrin, Ocean Atlantic; Kevin Serafen, Cemcon; Ryan
Walter, Cemcon; David Schultz, SEC; Phil Stuepfert, SEC Planning; Pete Huinke, SEC;
Richard Scheffrahn, resident; Dave Mogle, director of Parks and Recreation; Lisa Welz,
Record Newspapers.
PREVIOUS MEETING MINUTES
Minutes from the Jan. 11, 2006 meeting were approved without revision. Adams made a
motion to accept the minutes. Lucietto seconded the motion. The motion was
unanimously approved by voice vote.
PUBLIC HEARINGS
Lucietto made a motion to open the public hearings. Adams seconded the motion. The
motion was unanimously approved in a voice vote.
1. Zoning Ordinance Text Amendment to allow contractor's offices as a permitted
use in the M -1 Limited Manufacturing Zoning District.
Community Development Director Travis Miller said the city's staff is recommending
the city revise the zoning ordinance to allow contractor's offices under the M -1 Limited
Manufacturing Zoning District. Also, the revision would allow contractor businesses with
outdoor storage as a special use under the zoning classification.
Crouch made a motion to close the public hearing. Schillinger seconded the motion. The
motion was unanimously approved by voice vote.
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PRESENTATION
1. Westbury West Village — Concept Plan
Attorney Dan Kramer representing the petitioner said the developer is moving ahead on
the east and south villages and wanted to bring the west village concept plan to the Plan
Commission for review. He said it's important to bring the overall plan to the
commission. This section of the plan makes better use of land, he said. Currently the land
is home to an old landfill that just sitting there. In this case, he said, the developer will
take an eyesore and make it an asset.
Pat Hughes representing Ocean Atlantic said the intent is for the Westbury Village
development to be an extraordinary one for the city with special features not currently
found in any other existing or proposed development. Overall, there will be five villages
in the development. The first is the east, which is located on Route 47 and Galena Road.
The second is to the south on property currently known as the Rosenwinkle property. The
middle village would feature a golf course and village center. The north village would be
built on either side of the Commonwealth Edison property and the west village is located
at the corner Eldamain and Galena roads.
Each of the villages will be developed in conjunction with each other but will have
separate amenities, Hughes said. Each village will have a bath house and pool and a club
house will be located in the west village, he said. A main club facility also will be located
on the property, which will feature a 30,000 square foot building. Hughes said it would
give residents an opportunity to come to the main club and use the larger pools. The area
also would feature a banquet facility for parties and weddings.
In the east village, there's a planned 34 -acre commercial site at the intersection of Galena
Road and Route 47. The commercial center would be built more as a lifestyle center
featuring high -end restaurants and shopping. It won't be a strip mall, Hughes said.
The golf course will wind throughout many of the villages. Hughes said the course
represents good planning because it makes use of land that otherwise couldn't be built on.
The golf course would feature a driving range and golf academy. Plans are to allow the
Yorkville High School golf team to use the facilities as well. Initially, the golf course
would be open to the public, but eventually it would become a private course, Hughes
said.
A school site has been located in the north portion of the east village and there may be a
need for an additional school site somewhere on the property. Hughes said the entire
development is expected to bring an estimated 12,000 residents to Yorkville.
Miller said he's spoken with Yorkville School District Superintendent Dr. Engler about
the proposed school location. Engler is happy with the 15 acres in the east village and
said he'd like to see an additional school site, possibly for a middle school.
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Hughes said the developers would work with the city and the school district to figure out
a way to meet what the city's needs are and the developer's needs. Crouch also
encouraged Hughes to talk to the Plano School District because a number of homes in the
plan fall into that school district.
Schillinger said he has a hard time approving a development that would negatively
impact another school district.
Lindblom asked about the white areas on the plan. Hughes said those areas represent
property not owned by the developer. Hughes said the company's policy is to approach
the landowners and if they're not interested in selling, then the developer works with
them to make sure they can co- exist. Kramer also said that the city and the developer
wouldn't land lock any of the existing property owners nor would they cut off any
utilities.
Regarding density, Hughes said the overall density now is at 3.25 to 3.3 units per acre.
He said the density is needed to support the golf course. He then thanked the
commissioners for allowing him to present the plan.
NEW BUSINESS
1. PC 2004 -33 Silver Fox — Preliminary Plan
Attorney Greg Ingemunson said he's met with the Plan Council and he believes all of the
issues have been met.
Lindblom asked about the Fox Road study. Consulting Engineer John Whitehouse from
Engineering Enterprises, Inc., said the study is completed and a solution will be figured
out before any building proceeds. Mayor Prochaska said the city has been talking to four
or five developers in that area to try to work out an agreement.
Whitehouse likewise said a regional storm water study would be done for the area. He
doesn't see a need for a regional basin. But a study would allow for the developments to
be planned on a regional scale so that they work together.
Jones made a motion to recommend approval of the preliminary plan for PC 2004 -33
subject to staff comments. Schillinger seconded the motion. The motion was
unanimously approved by roll call vote. Kraupner, Holdiman, Lucietto, Adams,
Schillinger, Jones, Crouch and Lindblom voted yes.
2. Zoning Ordinance Text Amendment
Lucietto asked what precipitated the change. Miller said a business applied for a zoning
and wasn't given a good answer as to why the use wasn't allowed. As the ordinance
currently stands, a plumber couldn't have an office in the city with some storage not even
in the business park. Under the proposed revision, that use would be allowable.
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Lucietto made a motion to recommend approval of the zoning ordinance text amendment.
Adams seconded the motion. The motion was unanimously approved by roll call vote.
Holdiman, Lucietto, Adams, Schillinger, Jones, Crouch, Kraupner and Lindblom voted
yes.
Crouch made a motion to adjourn the meeting at 8:05 p.m. Schillinger seconded the
motion. The motion was unanimously approved by voice vote.
Minutes respectfully submitted by Dina Gipe.
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