Plan Council Minutes 2000 10-12-00 UNITED CITY OF YORKVILLE
Committee Minutes - Plan Council
October 12, 2000 Meeting Location: 800 Game Farm Rd.
Time Convened: 9:38 a.m.
Time Adjourned: 9:29 a.m.
Attendees:
Jim Nanninga - City Administrator J.T. Johnson - Director Public Works
Tim Fairfield - B.K.F.P.D. Bill Dettmer - Building Official
Mike Schoppe - Schoppe Design Harold Martin - Police Department
Joe Wywrot - City Engineer Ralph Pfister - Y.B.S.D.
Jim Ratos - Rezoning on Rt. 34 Greg Ingemunson - Rezoning on Rt.34
Jim Bilotta - Stough Development Mike Pizzuto - Stough Development
Rezoning of Parcel SE of Cannonball Trail on Route 34
Ratos is working with Fisher to rezone this parcel from R2 to B2 for an upscale
restaurant on the lake by Blackberry Creek. This is a 1 �/z acre parcel that is
202x250 and 375 deep. He stated there is no site plan yet but will possibly include
a strip mall, office space or additional commercial. Wants to solidify zoning first.
Nanninga checked and the lake will act as adequate detention for this site as well.
Access to Route 34 has already been researched with I.D.O.T. They have restricted
access from Cannonball Trail east 400' then open access is okay.
Wywrot stated there aren't any water or sewer issues yet without a site plan
submitted. Ratos stated that there is already an easement thru the property
They have talked to Sandy already and have a flow chart. Request is on file with
her.
Next step for this to go to Plan Commission in November as a rezone for one large
parcel only - no subdivision of land.
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PC 2000-20 Revised Concept Plan for Sr Housing Development by
The Stough Group
This is for 62+ age group development consisting of all one bedroom single
occupancy homes. This has gone to Plan Commission and this plan reflects changes
they requested. The issues were parking density, covered parking and unit density.
Stough feels that covered parking is not appropriate for this type of development
and the demand for it could break the deal. Four different sites in four different
towns are being considered for this and they want Yorkville to have it. They must
make a final decision within three weeks.
The parking density was increased from the 1.5 spaces previously shown to 1.83
spaces per unit. Most senior developments don't even use one space per unit.
Since this development will be private, run by The Stough Group, managed and
maintained by them, they have set strict rules regarding children staying over night,
babysitting services as a business, visual restrictions on the exterior decoration of
the units and they even restrict the type of chairs allowed on the outside of the
buildings.
Wywrot stated that the covered parking issue will need to be decided by the City
Council. Planning Council can only compare projects to the standards and
ordinances that are in place. He suggests that the access to the project from Fox
Highlands be full access and not just emergency access from this side street. Stough
agreed. The street entrance to Route 47 will be a public street and needs to be
wider than 28'. It also needs to provide the access thru the B3 zoned property.
Perpendicular parking on one side of the street will then make parking on the other
side of the street prohibited.
Pizzuto will check with other towns regarding ordinances in place for senior
developments.
Zoning and PUD were discussed. They are requesting the existing zoning of R3 and
adding a PUD. Stough will request a variance on some issues. Nanninga asked
them to list the deviations from our standards. No covered parking, no school
transition fee to be paid or at least a compromise of a lessor amount, some deviation
on the park contribution from land cash and the amount of parking.
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Property access should be included in the site plan.
They Bells own the B3 zoned property the access road will run thru. Stough will
construct the road.
They manager's office is the only two bedroom. All others are one bedroom units.
The manager can have a child living on site. No others.
Stough will draft a PUD document and submit it with a preliminary site plan,
architect plan and landscape plan.
There are standards in the annexation agreement that must be maintained; a 6:12
roof and face brick. These are the same as Fox Highlands Subdivision.
Stough invited all to come and see one of their developments either in Princeton or
Lyons. Jim also has a video of the interior of units that can be viewed. Stough will
get us a copy of their lease, all one year terms.
Stough stated that the high range of annual incomes of tenants is usually about
$35,000 to $36,000. Kendall County has a higher median income, about $8,000
above other counties. There are only 10-12 of these types of developments done in
the entire state each year.
There won't be any federal section 8 or title 9 used. Only title 3 which provides for
no discrimination of contractors. Section 42, which enables them to take 90% of the
construction costs in tax credits which they then sell for $.80 on the dollar to a
mortgage broker. The mortgage will be through the Illinois Housing Authority. It is
private, no federal or state mandating who rents.
Martin feels this type of development is needed in our community and is glad to see
it.
Next step is for this to go to November Plan Commission with architectural, site and
landscape plan. Stough will draw up a PUD agreement and get it to Dan Kramer.
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Additional Business
Fox Mill Landing - CJ Anderson Construction
This is regarding four units only, located in what is referred to as the Button
Factory. Some issues need to be reviewed. Because of the trees and railroad
tracks, there is no room north of the Burd's house for onsite storm sewer. An
exchange of storm sewer construction is okay; CJ needs to reconnect the storm
sewer on Hydraulic Ave. Wywrot stated that there does not need to be any storm
sewer added on Mill Street for this project. Also, because of the lack of frontage on
Mill St., Wywrot stated that it would be inappropriate to put in sidewalk and would
recommend that the sidewalk installation be put off until the Burds proceed with the
townhomes. Burds still own the land planned for the eight unit townhome. CJ will
be contacted and asked for the second time to mow their property.
Next step is to November Plan Commission.
Annex 30.32 acres of Fisher Property
This parcel is located across Route 47 from F.E. Wheaton just north of the railroad
tracks. The City requested them to annex. The zoning requested is R2 with 800'
frontage of B3. Need separate legals for each for the Plan Commission in
November. Would like to proceed with annexation quickly. This helps to establish
our commercial corridor.
Next step is to November Plan Commission, with separate legals for the two
zonings requested.
Meeting adjourned at 10:38 a.m.
Minutes respectfully submitted by Holly Baker.
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