Plan Commission Minutes 2005 03-23-05 APPROVED 5-11-05
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, MARCH 23, 2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Brian
Schillinger, Jack Jones and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka; John Whitehouse, Engineering
Enterprises, Inc.; City Planner Mike Schoppe; City Attorney John Wyeth; Richard
Schreffrahn; Kevin Stough, Centex Homes; Fred Feinstein, attorney; Kevin Biscan,
Smith Engineering; Shane Schallock, SEC Planning; Dale Woodworth; Tim Winter,
MPI; Lynn Dubajic, Yorkville EDC; and Stanley Woodworth.
PUBLIC HEARINGS
1. PC 2005-11 The United City of Yorkville, petitioner, has filed an application with the
United City of Yorkville requesting rezoning from Estate District to R-2 One-Family
Residence District with a special use to allow a pumping station at 1975 N. Bridge Street.
See attached.
2. PC 2005-12 The United City of Yorkville, petitioner, has filed an application with the
United City of Yorkville requesting rezoning from Estate District to R-2 One-Family
Residence District with a special use to allow a pumping station at 101 Bruell Street.
See attached.
The public hearings were then closed.
Commissioner Anne Lucietto made a motion to change the order of the agenda to move
item 4 up to item 3. Commissioner Brian Schillinger seconded the motion. The motion
was unanimously approved.
NEW BUSINESS
1. PC 2005-11 The United City of Yorkville, petitioner, has filed an application with the
United City of Yorkville requesting rezoning from Estate District to R-2 One-Family
Residence District with a special use to allow a pumping station at 1975 N. Bridge Street.
Without discussion on the issue, Lucietto made a motion to recommend approval for PC
2005-11 as requested. Commissioner Jack Jones seconded the motion. The motion was
unanimously approved in a roll call vote. Commissioner Clarence Holdiman abstained.
Commissioners Lucietto, Bill Davis, Sandra Adams, Schillinger, Jones and Tom
Lindblom voted yes.
2. PC 2005-12 The United City of Yorkville, petitioner, has filed an application with the
United City of Yorkville requesting rezoning from Estate District to R-2 One-Family
Residence District with a special use to allow a pumping station at 101 Bruell Street.
Without a discussion by the commission, Lucietto made a motion to recommend approval
for PC 2005-12 as requested. Adams seconded the motion. The motion was unanimously
approved in a roll call vote. Lucietto, Davis, Adams, Schillinger, Jones, Holdiman and
Lindblom voted yes.
3. PC 2005-06 Grand Reserve Unit 7 Lot 3011—resubdivision or lot
Tim Winter, from MPI, said that the park and school site on the lot originally was left as
one big unit and now the delineations have been set. He said the lot needs to be
resubdivided so that 12 acres will go to the Yorkville School District and the remaining
acreage of the estimated 21-acre site will go to the Park District.
City Planner Mike Schoppe asked if the school district is comfortable with the lot that has
been created and Winter responded that the district has approved the lot size. He said it
was the School District's plan.
John Whitehouse with Engineering Enterprises, Inc. said that all of the storm water
would be handed in a specified area not on the school site, which is why the school
district is okay with the 12-acre site as opposed to the usual 15 acres it requires.
Schillinger said that while he understands it's up to the School District to decide what its
future needs are, he said that one school for 6,000 people doesn't seem adequate.
However, Mayor Art Prochaska said the city doesn't know that the estimated population
will be. He added that the School District believes the plan is adequate.
Meanwhile, Schoppe said that there are school sites planned in developments north and
west of the Grande Reserve development that should be enough to handle the student
population.
Lucietto made a motion to recommend approval for PC 2005-06 the resubdivision of Lot
3011 as requested. Adams seconded the motion. The motion was unanimously approved
in a roll call vote. Davis, Adams, Schillinger, Jones, Holdiman, Lucietto and Lindblom
voted yes.
4. PC 2004-06 Bristol Bay–Preliminary Plan
Kevin Stough with Centex homes said the plan has been before the Plan Commission
twice before. This new plan consists of 633 acres, which features commercial space. 242
acres of open space including a regional storm water detention site, condominiums,
townhomes, single-family residences, a school site, a fire station site, an amenities center
and neighborhood parks.
Since the plan was last presented in December, the density has reduced to 3.28 units per
acre from 3.4 units per acre. Also, a two-acre historic farmstead property has been added,
Stough said.
As for the townhomes, there are three different types planned most of which will feature
first floor master bedrooms. All duplexes also will have first floor master bedrooms and
will range in size from 2,000 to 2,200 square feet. Single-family homes, meanwhile, will
be sold on several different sizes of lots. There are six different models planned for the
larger lots. Of those models, four different elevations and four different color packages
will be available. On the standard-sized lots, there will be nine different models available
with four elevations to choose from a four different color packages.
Schoppe outlined his memo regarding the compliance of the project to the city's
Comprehensive Plan. In looking at the density, Schoppe said there is a 4.9-acre shortfall.
However, because of the large regional storm water basin on the property, that shortfall
needs to be taken into consideration. Whitehouse said that the regional storm water
detention area will be advantageous to all potential commercial properties up to Baseline
Road as well as to those located at the corner of Corneils and Route 47. Commercial uses
in those areas won't be required to have individual storm water basins on their property
because of the regional facility.
Meanwhile, he said that from an aesthetics and maintenance standpoint, the regional
detention facility, which will be a rather large body of water, could be a feature in itself.
Lucietto wanted to know if traffic had been addressed. Whitehouse said meetings have
been set up to discuss the matter. Also, the Illinois Department of Transportation and
Kendall County have made some suggestions for improvements.
Lindblom commented that because the development has come to the city as a Planned
Unit Development the city has to option to weigh the good and the bad.
Davis then asked if the city's architectural standards were in place yet. Mayor Prochaska
said they aren't, but added that there are architectural standards in this agreement.
Schillinger asked what the population estimates are for the development. Stough said the
overall population is estimated at 5,200 with an estimated population of about 633
elementary students. While Schillinger said he likes what the plan has to offer the
community, he questioned the math on the estimated student population. He fears the
development will bring many more students and wondered if the planned school was
adequate enough to handle the expected student population. But, Mayor Prochaska said
the estimations are based on a state formula that has been tried and proven and is well
trusted. He also commented that the developers have talked to the School District and
received input.
Moving forward, Lucietto said the engineering comments are good and that the project
seem straightforward. Davis asked to see some architectural renderings of possible homes
and other buildings to be constructed. Stough showed some drawings, which included the
planned clubhouse. He also said that the developer has an anti-monotony clause of its
own and also intents to follow the city's anti-monotony rules.
Lucietto suggested that the developer might want to upgrade the homes to match the area.
Stough, however, said that most people add at least $10,000 in options to upgrade their
homes.
As for the timetable on the project, Stough said they would like to start moving dirt in
early summer if approved.
Lucietto made a motion to recommend approval of PC 2004-06 as requested submit to
comments from engineers and city staff. Adams seconded the motion. The motion was
approved in a 4-3 roll call vote. Adams, Holdiman, Lucietto and Lindblom voted yes.
Davis, Schillinger and Jones voted no.
Lindblom reminded commissioners there will be two meetings in April. Lucietto then
moved to adjourn the meeting. Davis seconded the motion. The motion was unanimously
approved by voice vote.
The meeting adjourned at 8:20 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 . , R . P . R . , on March 23 ,
2005 , at the hour of 7 : 00 p . m. , at 800 Game Farm
Road, in the City of Yorkville , Illinois .
D-754505
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REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013
www.depocourt.com
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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 . BRIAN SCHILLINGER;
7 MR . WILLIAM DAVIS ;
8 MR . JACK JONES ;
9 MR . MIKE SCHOPPE;
10 MS . DINA GIPE .
11 A P P E A R A N C E S :
12 WYETH, HEITZ & BROMBEREK
300 East Fifth Avenue, Suite 380
13 Naperville , Illinois 60563
( 630 ) 355-1458
14 BY : MR . JOHN JUSTIN WYETH,
appeared on behalf of the United
15 City of Yorkville, Illinois .
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1 ( Pledge of Allegiance )
2 CHAIRMAN LINDBLOM : I would
3 entertain a motion to go to public hearing .
4 MS . LUCIETTO : So moved .
5 MR . DAVIS : Second .
6 CHAIRMAN LINDBLOM : Discussion on
7 the motion?
8 (No response )
9 CHAIRMAN LINDBLOM : Hearing none,
10 those in favor signify by saying aye .
11 (A Chorus of Ayes )
12 CHAIRMAN LINDBLOM : Opposed?
13 (No Response )
14 CHAIRMAN LINDBLOM : Motion passes .
15 At this time could we have anybody that wishes to
16 address the Commission in the public hearing
17 stand and raise your right hand?
18 (Witnesses sworn)
19 CHAIRMAN LINDBLOM : Going to the
20 other side of the table?
21 MR . WYETH : The public hearings
22 tonight are both in regard to City owned
23 property . They are both in regard to pumping
24 stations with the -- which the City intends to be
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1 constructing very soon .
2 I ' ll take the first one in
3 order, which is what I ' ll refer to as the
4 Countryside pumping station, which is north on 47
5 across from Carpenter Street , which you may know
6 as the Wendy ' s .
7 In each case -- and I ' ll take
8 both of these together -- the land was acquired
9 and was annexed, but when annexed was not brought
10 in with any particular zoning; therefore, it was
11 defaulted to the estate zoning .
12 Technically the pumping station
13 is not a use within the estate zoning, so the
14 petition is to rezone as R-2 with special use for
15 the pumping station .
16 Just to flesh out what happens
17 here , as this was going through engineering, it ' s
18 a credit to the City Staff that they flagged this
19 as being technically in violation of the use for
20 this particular parcel .
21 I think being that it was a
22 City owned property, they could have forged
23 ahead, but they chose not to . They brought it
24 forward and said wait a minute , we need to make
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1 this in full compliance, so here we are in the
2 City, before the City, asking for a change of
3 zoning and for a special use for the pumping
4 station for the property, which is north on 47 --
5 1975 North Ridge Street is technically the
6 address -- across from Carpenter Street .
7 CHAIRMAN LINDBLOM : Take both of
8 them at the same time?
9 MR . WYETH : I ' d be happy to .
10 CHAIRMAN LINDBLOM : Just describe
11 what the --
12 MR . WYETH : The other one is located
13 near the former Lion ' s pool area . It ' s on Bruell
14 Street , and it is again identical in the way it ' s
15 coming forward .
16 It was annexed without zoning,
17 it defaulted to estate . It again needs to be
18 rezoned to bring it in compliance , and that would
19 be again R-2 with the special use for the pumping
20 station . Recommended by Staff .
21 CHAIRMAN LINDBLOM : Okay . Is there
22 any comments from the -- or questions regarding
23 either one of these projects?
24 (No Response )
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1 CHAIRMAN LINDBLOM : Going once?
2 Going twice?
3 (No Response )
4 CHAIRMAN LINDBLOM : No comments ?
5 Okay . I guess not . I guess I have a motion to
6 close the public hearing .
7 MS . LUCIETTO : So moved .
8 MS . ADAMS : Second .
9 CHAIRMAN LINDBLOM : Moved and
10 seconded . Any discussion on the motion?
11 (No Response )
12 CHAIRMAN LINDBLOM : Hearing none ,
13 all those in favor signify by saying aye .
14 (A Chorus of Ayes )
15 CHAIRMAN LINDBLOM : Opposed?
16 (No response )
17 CHAIRMAN LINDBLOM : Motion passes .
18 (Which were all the
19 proceedings in the public
20 hearings . )
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Depo Court Reporting Service ( 630 ) 983-0030
1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
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4 CHRISTINE M . VITOSH, being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter and Registered Professional
7 Reporter doing business in the State of Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing public 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 public hearing .
14 IN WITNESS WHEREOF I have hereunto set
15 my hand this �L _/_L_ day of
16 2005 .
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20 �t C��l-{& /)),
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CHRISTINE M . VITOSH, C . S . R.
21 CSR License No . 084-002883
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