Plan Commission Minutes 2006 01-11-06 Page 1 of 5
APPROVED 3/22/06
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, JANUARY 11, 2006
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Sandra Adams, Clarence Holdiman, Michael
Crouch, Anne Lucietto, Bill Davis, Brian Schillinger, Jack Jones and Tom Lindblom.
A quorum was established.
CITY STAFF AND VISITORS
Mayor Art Prochaska; City Planner Mike Schoppe; City Attorney John Wyeth; Interim
City Administrator John Croi; John Whitehouse, Engineering Enterprises, Inc.; Tony
Scott, Record Newspapers; Lynn Dubajic, YEDC; Belinda Lies; Hendra Konrad; John
Lies; Charles Wilson; Nanny Wilson; Courtney Satlak; Alan Kato; Lisa Brady; John
Diederich; John Lies; Delores Lies; Gary Conover; Bob Fisher; Gail Fisher; Tom Grant;
Diane Conover; Jim Olguin; John Philipchuck; Bob Nelson; and Richard Murphy.
Commissioner Sandra Adams made a motion to go to public hearing. Commissioner
Charles Kraupner seconded the motion. The motion was unanimously approved by voice
vote.
PUBLIC HEARINGS
1. PC 2005 -57 Belinda Lies, Hendra Conrad and Faith Unlimited, Inc., petitioners,
application to rezone.
See attached.
Commissioner Anne Lucietto made a motion to continue the public hearing.
Commissioner Michael Crouch seconded the motion. The motion was approved by roll
call vote. Commissioners Kraupner, Clarence Holdiman, Lucietto, Bill Davis, Adams,
Brian Schillinger, Jack Jones, Crouch and Tom Lindblom.
2. PC 2005 -53 Kendall Creek Development, LLC, petitioners, application to annex
and rezone. See attached.
Kraupner made a motion to continue the public hearing. Adams seconded the motion.
The motion was unanimously approved in a roll call vote. Holdiman, Lucietto, Davis,
Adams, Schillinger, Jones, Crouch, Kraupner and Lindblom voted yes.
OLD BUSINESS
1. PC 2005 -16 Kendallwood Estates Preliminary Plan
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Attorney John Philipchuck, representing the petitioner, said there were 92 lots in the
preliminary plan. But, because of some storm water issues that have since been resolved,
the plan was revised. The number of lots now sits at 83.
Philipchuck said the developers have tried to maintain the integrity of the land. John
Whitehouse, from Engineering Enterprises Inc., said the developers have met all of the
city's concerns and there are no objections to moving forward on the project.
City Planner Mike Schoppe said there are still some questions on where the connection to
126 will be located. There may be some changes to that access point when the final plat is
submitted for approval.
Concerned about the number of road cuts on Route 126, Jones asked if the city could
request a right -in turn land from the roadway. Whitehouse said that's likely what the
Illinois Department of Transportation will approve.
Jones made a motion to recommend approval of the preliminary plan for PC 2005 -16.
Crouch seconded the motion. The motion was unanimously approved in a roll call vote.
Lucietto, Davis, Adams, Schillinger, Jones, Crouch, Kraupner, Holdiman and Lindblom
voted yes.
1. PC 2005 -57 Belinda Lies, Hendra Conrad and Faith Unlimited, Inc., petition to
rezone.
Because the public hearing was continued, the commission voted to table the discussion.
Lucietto made a motion to table discussion on PC 2005 -57 and Crouch seconded the
motion. The motion was unanimously approved by voice vote.
2. PC 2005 -53 Kendall Creek Development, LLC, petition to annex and rezone.
Because this public hearing was continued, the commission also voted to table the
discussion. Lucietto made a motion to table the discussion. Adams seconded the motion.
The motion was unanimously approved by voice vote.
3. PC 2005 -34 Evergreen Farm Preliminary Plan
Bob Nelson said the proposed development sits on 49 acres. Under the revised plan
submitted there is one single entrance on Pavilion Road and stubs to the east for future
developments.
The minimum lot size for homes in the subdivision is 12,000 square feet and 50 -foot
landscape buffers will be installed along major arterial roads. Also, Nelson said a bike
bath would run along the northern side of Fox Road.
Nelson said neighbors who attended the City Council meeting the previous evening said
they were pleased with the improvements made in the proposed plan. Some residents
previously had been concerned with the developer's plan for storm water management.
Whitehouse said the developer's new storm water management plan would handle the
subdivisions storm water sufficiently.
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Crouch indicated he's glad to hear the detention basin is to be a dry one. He didn't like
the idea of a wet detention basin so close to a proposed school site.
Meanwhile, Mayor Art Prochaska said members of the city staff plan to hold a meeting
with some of the developers so that they can look at roads, water mains, sewer lines and
storm water management from a regional point of view.
Also, he said this development was set up as an annexation agreement rather than a PUD
(planned unit development) because as an annexation agreement it sets precedent.
Crouch made a motion to recommend approval of the preliminary plan for PC 2005 -34
subject to staff comments. Lucietto seconded the motion. The motion was unanimously
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approved in a roll call vote. Davis, Adams, Schillinger, Jones, Crouch, Kraupner,
Holdiman, Lucietto and Lindblom voted yes.
4. PC 2005 -54 Grande Reserve Unit 12 Preliminary/Final Plat
Philipchuck said Pasquinelli Homes is purchasing the units to build attached single -
family homes. He said the plan is in compliance with the concept plan for Grande
Reserve.
In Unit 12, plans are to build a front- loaded single- family attached product. In all there
would be four buildings. For Unit 13, plans are to build a rear- loaded courtyard type
product with a driveway located off from the courtyard.
Schoppe said the layout is consistent with the concept plan and all details have been
addressed to the city staff's satisfaction.
Lucietto made a motion to recommend approval of the preliminary /final plat for PC
2005 -54 subject to staff comments. Kraupner seconded the motion. The motion was
approved 8 -1 in a roll call vote. Adams, Schillinger, Crouch, Kraupner, Holdiman,
Lucietto, Davis and Lindblom voted yes. Jones voted no.
5. PC 2005 -55 Grande Reserve Unit 13 Preliminary/Final Plat
Philipchuck said the designs for homes in this unit are for a more traditional town home
product.
Crouch asked why the unit numbers have changed. Whitehouse said that to ease
confusion, the city suggested numbering the units as they are recorded.
Lucietto made a motion to recommend approval of the preliminary /fmal plat for PC
2005 -55 subject to staff comments. Kraupner seconded the motion. The motion was
approved 8 -1 in a roll call vote. Schillinger, Crouch, Kraupner, Holdiman, Lucietto,
Davis, Adams and Lindblom voted yes. Jones voted no.
6. PC 2005 -61 Rush - Copley Concept PUD Plan
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Representing Rush - Copley, Philipchuck said the contract purchaser is very excited about
a medical complex in Yorkville.
The site is located south of Route 34, north of River Road and adjacent to the Fox Hill
subdivision. Philipchuck said the north 45 acres are already annexed to the city and that
the total acreage of the property is about 155. The purchasers are seeking zoning
classifications of B -3, B -1 PUD and R -2 PUD, he said. The plan is to locate the Rush-
Copley buildings on about 45 acres. That area would feature an urgent care center along
with physicians' offices. It also includes enough land for future growth, if needed.
The remaining acreage would be residential development consisting of condominiums,
town homes, duplexes and single- family homes along with a park site.
Philipchuck said it makes sense to develop the property as one plan because of the
proposed Beecher Road extension.
The concept plan call for a stub to the Blackberry Wood subdivision and larger lots
would be located along River Road. Meanwhile, Philipchuck said the developers would
work with IDOT to get signalization at the intersection of Route 34 and Beecher Road.
Jones said he likes the medical facility part of the plan, but he doesn't like the condos,
single - family homes or town homes.
Crouch said he doesn't like the density or the lot sizes in the residential area. Lindblom
added he doesn't have a problem with the intended use, only with the overall density.
Schoppe said in the city's comprehensive plan, the area is marked for office and suburban
residential. Under the suburban residential classification, the maximum density allowed is
2.25 units per acre.
7. PC 2005 -63 Heartland Crossing Concept PUD Plan
Philipchuck, representing Richard Marker and Associates said this plan is located on 514
acres at the southeast corner of Ament Road and Route 47.
The concept plan is designed to build commercial nodes on Route 47, which would
transition to small uses such as offices or day care centers. About 833 single - family
homes would then be located on the remainder of the property.
A trail system would be built to attach to the regional trail system. Meanwhile,
Philipchuck said the Yorkville School District is interested in locating an elementary
school on the site and there also would be a park site.
Philipchuck said the comprehensive plan shows the property as suburban, which would
allow for residential densities of 1.75 to 2.25. The proposed residential density on this
site is 1.9, he said. However, there are some modifications the developer would like the
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city to consider. For one, he said, the developer would like to put sidewalks on one side
of the street to encourage residents to use the asphalt trails.
Kraupner said he likes the open space concept, but said the lots seem narrow. He also
said he'd rather see sidewalks on both sides of the street.
As for the commercial aspect, Lucietto said she doesn't like the commercial layout. She
said the city doesn't want a commercial strip area. Crouch said he likes the type of
commercial layout at Menard's better. Philipchuck said that is the type of layout this
development is proposing.
Lynn Dubajic with the Yorkville Economic Development Corporation said there are
bigger commercial businesses interested in Yorkville and they need deeper lots like the
one proposed in this development.
ADDITIONAL BUSINESS
Mayor Prochaska said that the city's new community development director has been
hired and would start on Jan. 17.
Schillinger made a motion to adjourn the meeting. Davis seconded the motion. The
motion was unanimously approved in a voice vote.
The meeting adjourned at 9:15 p.m.
Minutes respectfully submitted by Dina Gipe
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE, ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above - entitled matter taken before
CHRISTINE M. VITOSH, C.S.R., on January 11, 2006,
at the hour of 7:00 p.m., at 800 Game Farm Road,
in the City of Yorkville, Illinois.
D- 781906
REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630 - 983 -0030 Fax 630 - 983 -6013
www.depocourt.com
2
1 P R E S E N T:
2 MR. TOM LINDBLOM, Chairman;
3 MR. CLARENCE HOLDIMAN;
4 MS. SANDRA ADAMS;
5 MS. ANNE LUCIETTO;
6 MR. BILL DAVIS;
7 MR. CHARLES KRAUPNER;
8 MR. MICHAEL CROUCH;
9 MR. BRIAN SCHILLINGER;
10 MR. JACK JONES;
11 MR. MIKE SCHOPPE;
12 MS. DINA GIPS.
13 A P P E A R A N C E S:
14 WYETH, HEITZ & BROMBEREK
300 East Fifth Avenue, Suite 380
15 Naperville, Illinois 60563
(630) 355 -1458
16 BY: MR. JOHN JUSTIN WYETH,
appeared on behalf of the United
17 City of Yorkville, Illinois.
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1 (WHEREUPON,
2 proceedings were had
3 which were not
4 reported.)
5 CHAIRMAN LINDBLOM: With that, I
6 would entertain a motion to go into public
7 hearing.
8 MS. ADAMS: So moved.
9 MR. KRAUPNER: Second.
10 CHAIRMAN LINDBLOM: Moved and
11 seconded to go to public hearing. Further
12 discussion on the motion?
13 (No Response)
14 CHAIRMAN LINDBLOM: Hearing none,
15 those in favor signify by saying aye.
16 (A Chorus of Ayes)
17 CHAIRMAN LINDBLOM: Opposed?
18 (No Response)
19 CHAIRMAN LINDBLOM: Motion passes.
20 At this time I'd like to ask anybody that plans
21 on speaking at these two public hearings, I would
22 ask you to stand and raise your right hand and
23 take the oath with me.
24 (Witnesses sworn)
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1 CHAIRMAN LINDBLOM: The first public
2 hearing is PC 2005 -57, Belinda Lies, Hendra
3 Conrad and Faith Unlimited, Incorporated,
4 petitioners, have filed an application with the
5 United City of Yorkville, Kendall County,
6 Illinois, requesting rezoning from the United
7 City of Yorkville "0" Office District to the
8 United City of Yorkville "0" Office District with
9 a special use for a day care.
10 The real property is located at
11 705 Conover Lane in the United City of Yorkville,
12 Kendall County, Illinois.
13 MR. WYETH: It's at the corner of
14 John and Cannonball, west of John.
15 CHAIRMAN LINDBLOM: This property is
16 at the northwest corner of John and Cannonball.
17 Is there anybody here to speak for the petitioner
18 at all? Tom?
19 We're going to -- I don't know
20 what else there is to be said about it. Is there
21 anything you care to speak to?
22 WHEREUPON:
23 TOM VAN BOEKEL,
24 having been first duly sworn, testified before
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1 the Yorkville Plan Commission as follows:
2 MR. VAN BOEKEL: Basically the Kiddy
3 Campus wants to expand their project. They are
4 building about another 4500 square feet, so they
5 were told that they need to go -- and then the
6 special use from what they already have because
7 they are changing the size of the building, so
8 that's -- that's why we're here.
9 CHAIRMAN LINDBLOM: Okay. Is there
10 anybody else then that has any questions or
11 comments for the petitioner?
12 (No response)
13 CHAIRMAN LINDBLOM: Okay. Hearing
14 none, I would entertain a motion then to continue
15 this until the next meeting.
16 MR. HOLDIMAN: So moved.
17 MS. LUCIETTO: Second.
18 CHAIRMAN LI.NDBLOM: Moved and
19 seconded for continuance. Is there any
20 discussion on the motion?
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21 (No Response)
22 CHAIRMAN LINDBLOM: Hearing none,
23 can we have roll call, please?
24 MS. GIPE: Charles Kraupner.
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1 MR. KRAUPNER: Yes.
2 MS. GIPS: Clarence Holdiman.
3 MR. HOLDIMAN: Yes.
4 MS. GIPE: Anne Lucietto.
5 MS. LUCIETTO: Yes.
6 MS. GIPE: Bill Davis.
7 MR. DAVIS: Yes.
8 MS. GIPE: Sandra Adams.
9 MS. ADAMS: Yes.
10 MS. GIPE: Brian Schillinger.
11 MR. SCHILLINGER: Yes.
12 MS. GIPE: Jack Jones.
13 MR. JONES: Yes.
14 MS. GIPE: Michael Crouch.
15 MR. CROUCH: Yes.
16 MS. GIPE: Tom Lindblom.
17 CHAIRMAN LINDBLOM: Yes.
18 And the motion passes. Thank
19 you, and we will see you next month.
20 Our second public hearing then
21 is PC 2005 -53, Kendall Creek Development, LLC,
22 petitioners, have filed an application with the
23 United City of Yorkville, Kendall County,
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24 Illinois, requesting annexation to the United
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1 City of Yorkville and rezoning from Kendall
2 County A -1 Agricultural to the United City of
3 Yorkville R -2 One - Family Residence District.
4 The real property consists of
5 approximately 141.31 acres south of Route 126,
6 east of Route 47, north of Ament Road, and west
7 of Ashley Road, Kendall County, Illinois.
8 This is written in our agendas
9 correctly; it was published incorrectly in the
10 paper.
11 And who would be speaking for
12 the petitioner?
13 WHEREUPON:
14 JAMES OLGUIN,
15 having been first duly sworn, testified before
16 the Yorkville Plan Commission as follows:
17 MR. OLGUIN: Thank you, Chairman,
18 Commissioners. My name is Jim Olguin. I am from
19 the law firm of Goldstine, Skrodzki, Russian,
20 Nemec & Hoff. They are located in Burr Ridge,
21 Illinois.
22 And tonight we are here on
23 behalf of Kendall Creek Development, LLC, the
24 petitioner, on our petition to annex and zone
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1 this particular property.
2 Also here with me this evening
3 are Dan Harper and Dave Knott, the project
4 managers for the Kendall Creek Development, Ted
5 Lundquist of SEC Planning, the project planner,
6 and Dave Schultz of Smith Engineering, although
7 at this point in the process, right now we are
8 just looking at annexation and rezoning, but they
9 are here just in case you guys might have any
10 questions.
11 As previously mentioned, the
12 petitioner has submitted applications to the city
13 for annexation and rezoning of 141 acres of
14 property from County A -1 to the City's R -2
15 One - Family Residence District.
16 The property is located, as is
17 -shown in this regional map here, south of
18 Raintree Village, immediately to the west of the
19 project of Deer Point subdivision and east of
20 Windett Ridge.
21 This project was actually
22 before you for a concept plan review I believe
23 back in November and we're just still working
24 with the city regarding certain revisions to
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1 the -- to that concept plan, and this will be
2 before you yet again for a preliminary plat
3 review with some changes based on comments from
4 the city.
5 So at this point I know that
6 this is a meeting that is going to be continued
7 to the next board -- or commission agenda, but
8 should any of you have any questions at this
9 point, we'd be more than happy to answer them.
10 Thank you.
11 CHAIRMAN LINDBLOM: At this point,
12 is there anybody in the audience that has
13 questions, comments, for the petitioner?
14 (No response)
15 CHAIRMAN LINDBLOM: Hearing none,
16 any questions from the Commission on this at this
17 time?
18 (No Response)
19 CHAIRMAN LINDBLOM: Okay. Then I
20 would entertain a motion for this to be
21 continued.
22 MR. KRAUPNER: So moved.
23 MS. ADAMS: Second.
24 CHAIRMAN LINDBLOM: Moved and
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1 seconded for a continuance. Is there any further
2 discussion on the motion?
3 (No Response)
4 CHAIRMAN LINDBLOM: Hearing none,
5 could I have a roll call, please?
6 MS. GIPE: Clarence Holdiman.
7 MR. HOLDIMAN: Yes.
8 MS. GIPE: Anne Lucietto.
9 MS. LUCIETTO: Yes.
10 MS. GIPE: Bill Davis.
11 MR. DAVIS: Yes.
12 MS. GIPE: Sandra Adams.
13 MS. ADAMS: Yes.
14 MS. GIPE: Brian Schillinger.
15 MR. SCHILLINGER: Yes.
16 MS. GIPE: Jack Jones.
17 MR. JONES: Yes.
18 MS. GIPE: Michael Crouch.
19 MR. CROUCH: Yes.
20 MS. GIPE: Charles Kraupner.
21 MR. KRAUPNER: Yes.
22 MS. GIPE: Tom Lindblom.
23 MR. LINDBLOM: Yes.
24 CHAIRMAN LINDBLOM: Motion passes.
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1 Thank you, Jim.
2 MR. OLGUIN: Thank you, Chairman.
3 Thank you, Commission.
4 (Which were all the
5 proceedings had in
6 the public hearing
7 portion of the
8 meeting.)
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1 STATE OF ILLINOIS )
) ss:
2 COUNTY OF LASALLE )
3
4 CHRISTINE M. VITOSH, being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter doing business in the State of
7 Illinois;
8 That she reported in shorthand the
9 proceedings had at the foregoing hearing;
10 And that the foregoing is a true and
11 correct transcript of her shorthand notes so
12 taken as aforesaid and contains all the
13 proceedings had at the said hearing.
14 IN WITNESS WHEREOF I have hereunto set
15 m hand this {�
y � a - - - -- y of
16 _ , 2006.
17
18
19
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CHRISTINE M. VITOSH, C.S.R.
21 CSR License No. 084 - 002883
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Yorkville Plan Commission Multi - Page"' & - petitioners
January 11, 2006
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Conover [1] 4:11 6:4,6,8,10,12,14,1610:6 8:16 p
annex [1] 7:24 10:24
Conrad [1] 4:3 10:8,10,12,14,16,18,20,22 looking [1] 8:8
annexation [3] 6:24 8:8 Goldstine [1] 7:19 PC [2] 4:2 6:21
8:13 consists [1] 7:4 Lucietto [6] 2:5 5:17 6:4
contains [1] 12:12 guys [1] 8:9 6:5 10:8,9 petition [1] 4
answer [1] 9:9 continuance [z] 5:19 Lundquist [1] 8:5 petitioner [6] 1 4:17 5:11
appeared [1] 2:16 on -�j- 7:12,24 8:12 9:13
application [z] 4:4 6:22 petitioners [2] 4:4 6:22
Depo Court Reporting Service Index Page 1
Naperville, Illinois (630) 983 -0030
Yorkville Plan Commission Multi -Page plan - zone
January 11, 2006
plan (s1 1:1 5:17:16 8:22 SEC (11 8:5 written [1] 7:8
9:1 second [41 3:9 5:17 6:20 WYETH [31 2:14,16
planner [1] 8:5 9:23 4:13
Planning [11 8:5 seconded [31 3:11 5:19
plans [1] 3:20 10:1 -y-
plat [1] 9:2 see [11 6:19 yet [11 9:2
point [s] 8:7,19 9:5,9,11 set [1] 12:14 Yorkville [12] 1:2,10
portion [11 11:7 shorthand[3] 12:6,8,11 2:17 4:5,7,8,115:1 6:23
preliminary [11 9:2 shown [11 8:17 7:1,3,16
previously [11 8:11 signify [11 3:15
proceedings [s] 1:6 3:2 size [11 5:7 -2-
11:5 12:9,13 Skrodzki (11 7:19 zone [11 7:24
process [1] 8:7 Smith [1] 8:6
project [51 5:3 8:3,5,19 south [21 7:5 8:17
8:21 speak [21 4:17,21
property [61 4:10,15 7:4 speaking [21 3:217:11
8:1,14,16 special [21 4:9 5:6
public [6] 3:6,11,21 4:1 square [11 5:4
6:20 11:6
published [11 7:9 ss [1] 12:1
stand [1] 3:22
_ State [21 12:1,6
-Q still [11 8:23
questions [s1 5:10 8:10 subdivision [11 8:19
9:8,13,16
submitted [11 8:12
- R - Suite [11 2:14
Sworn [41 3:24 4:24 7:15
R[2] 2:1,13 12:5
R -2 [2] 7:3 8:14
Raintree [11 8:18 -T-
raise (11 3:22 T (11 2:1
real [2] 4:10 7:4 Ted (11 8:4
regarding [11 8:24 testified (21 4:24 7:15
regional [11 8:17 Thank [6] 6:18 7:17 9:10
REPORT [11 1:6 11:1,2,3
reported [2] 3:4 12:8 Tom [s] 2:2 4:18,23 6:16
Reporter [11 12:6 10:22
requesting [2] 4:6 6:24 tonight [11 7:22
Residence [21 7:3 8:15 transcript [1] 12:11
response ui 3:13,18 5:12 true [1] 12:10
5:219:14,18 10:3 two [1] 3:21
review [21 8:22 9:3
revisions [11 8:24 -jJ-
rezoning [4] 4:6 7:1 8:8 United [v1 1:2 2:16 4:5,6
8:13 4:8,11 6:23,24 7:2
Ridge [21 7:20 8:20 Unlimited [1] 4:3
right [21 3:22 8:7
Road (31 1:9 7:6,7 - V -
roll [2] 5:23 10:5
Route [2] 7:5,6 VAN (z1 4:23 5:2
Russian [11 7:19 Village [11 8:18
VITOSH [3] 1:8 12:4,20
-S- -w-
S [2] 2:1,13
' Sandra [31 2:4 6:8 10:12 wants (11 5:3
says [11 12:5 west (31 4:14 7:6 8:18
Schillinger [5] 2:9 6:10 WHEREOF [1] 12:14
6:1110:14,15 Windett [1] 8:20
SCHOPPE [1] 2:11 WITNESS [1] 12:14
Schultz [1] 8:6 Witnesses (11 3:24
Depo Court Reporting Service Index Page 2
Naperville, Illinois (630) 983 -0030
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