Plan Commission Minutes 2005 06-08-05 APPROVED 7/13/05
UNITED CITY OF YORKVILLE
PLAN COMIVIISSION
YORKVILLE CITY BALL COUNCIL CHAMBERS
WEDNESDAY,JUNE 8,2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Brian
Schillinger, Michael Crouch and Tom Lindblom. Members absent: Bill Davis, Sandra
Adams and Jack Jones.
A quorum was established.
VISITORS
City staff. Mayor Art Prochaska; City Attorney John Wyeth; City Administrator Tony
Graff; Alderman Dean Wolfer; and John Whitehouse, from EEI. Also, see attached sign-
in sheet.
PUBLIC HEARINGS
Lucietto made a motion to open the public hearings. Holdiman seconded the motion. The
motion was unanimously approved by a voice vote.
1. Draft Ordinance Amending Title 10 of the United City of Yorkville Zoning code
in regard to off street parking.
2.Draft Ordinance Amending Title 10 of the United City of Yorkville Zoning Code
in regard to mini warehouse storage.
3.Draft Ordinance Amending Title 11 of the United City of Yorkville Subdivision
Control code in regard to 100-year storm water release rate for Aux Sable Creek
Watershed.
Talking about all three of the above proposed text changes, City Attorney John Wyeth
said the text changes all passed through the Committee of the Whole. The first item deals
with some technical requirements, Wyeth said. The second item is in regard to changes in
zoning for mini warehouse storage and the third item attempts to change the release rate
from .10 CFS per acre from the 100-year flood rate, which is .15 CFS per acre,Wyeth
said.
Anna Kurtzman, zoning official,the proposed text changes regarding mini-warehouses
seeks to remove mini-warehouses from commercial zoning and puts them in industrial
zoning.
4. PC 2005-04 Don and Carol Hamman and Five H, LLC, petitioners have filed an
application requesting a Special Use permit for an asphalt plant.
John Duggan, representing the petitioners, said the petitioners are requesting approval for
an asphalt plan on property directly south of the Commonwealth Edison plant. He said
the property is located in the northern most and western most area of the city and just east
of the Mendard's Distribution Center.
Eventually, he said the petitioner hopes to bring in a redi-mix plant and a concrete block
plant to the location. For now, the petitioner is asking for a special use permit to locate an
asphalt batch plant on the property.
Tim Bulger, a manufacturer of asphalt plants, said the asphalt batch plants are similar to
concrete plants. The only difference, he said, is that in the asphalt batch plants the
materials are liquid tar, which is left over from crude oil, and gravel or rock.
He said in the asphalt making process, rocks are put into a rotary drier to dry off the
moisture so that the asphalt will stick to them.
Asphalt is 100 percent recyclable, Bulger said and the proposed plant would exceed all of
the U.S. and Illinois Environmental Protection Agency requirements.
Sue Hanson of Plano who lives near the proposed site asked if there's any type of odor
containment for the plant. She also asked where the trucks would be entering and exiting
the property, what the hours of operation would be, if she should be concerned about
traffic and lighting and if there are any possibilities of groundwater contamination.
Duggan said there are two methods of ingress and egress. One is to head south to Faxson
Road and another is west to Eldamain. The objective, he said, is to keep traffic off
Beecher Road. Also, he said the plant would share an entrance with Menard's.
Answering some of the other questions, Bulger said containments are part of the
permitting process. As for odor, he said the plant would have the best available systems
installed to reduce odor. Likewise, he said studies done by the EPA show that toxicity is
not an issue.
On the topic of construction traffic and hours, Duggan said the city has an ordinance
limiting construction hours from dawn until dusk. Meanwhile, typical hours of operation
for an asphalt batch plant are from 5:30 a.m. to 4 p.m. Monday through Friday and a half
day on Saturday.
Hanson asked how Faxson Road would be able to handle all of the truck traffic and
suggested that a traffic signal light might need to be installed at the corner of Faxson and
Eldamain roads.
Duggan said the petitioners would make necessary road improvements.
5. PC 2005-18 Del Webb,Pulte Homes,LaSalle Bank,petitioners,have filed an
application with the city requesting annexation and rezoning from Kendall County
A-1 to Yorkville Planned Unit Development District consisting of R-2 One-Family
Residence District,R-3 General Residence District and B-3 Service Business
District.
Chuck Byram said Pulte Homes is one of the major builders in the country and owns Del
Webb. The proposed development site is located on approximately 586 acres at the
intersection of Galena Road and Route 47. Most of the development would be residential
with 30 acres set aside for commercial development.
Byram said there are still some items the petitioners need to submit to comply with the
PUD ordinance. Therefore,he asked the Plan Commission to make a recommendation on
the annexation and zoning part of the request. Then,the petitioners would come back
next month for a vote on the PUD portion of the petition.
Pete Huinker with Smith Engineering said the plan shows a northwest collector road to
the Beecher extension, which would connect to the eastern portion of Route 47. Also, a
loop road would connect to Galena Road.
Meanwhile,he said the site would be serviced by the Rob Roy Creek interceptor and
would receive water from a water tower.
Phil Stuepfert, said the project is unique for Yorkville and is in compliance with the city's
Comprehensive Plan,which shows a mix of commercial,traditional and suburban
neighborhoods.
Plans for the development would include a nice entrance from Route 47,he said. Del
Webb shines in landscaping and making its entrances look nice,he added.
There also are proposed trails throughout the planned development some of which could
connect to a regional trail along Route 47.
The petitioner,meanwhile, is asking for approval of smaller lot sizes some of which
would be about 7,800 square feet. Stuepfert said active adults don't want big yards.
Also,he said in that location, the petitioners also are asking for narrower right-of-ways of
60 feet rather than 66 feet. Stuepfert said the narrower right-of-ways are safer and more
pedestrian friendly.
As for the commercial portion, Stuepfert said there would likely be one access from
Route 47 and possibly two accesses on Galena Road.
Matt Cudney, from Pulte Homes, said the Del Webb portion of the proposed
development is age-restricted to residents 55 and older. He added that Del Webb is the
premier developer for active older adult communities in the country and it's a niche in
Yorkville not being served right now.
Plans for the Yorkville community are about1,200 home with an estimated population of
1.8 people per home. The total population of the Del Webb portion would be about 2,200
people. Cudney said that's a huge difference in population from traditional
neighborhoods.
Residents of the Del Webb communities also tend to travel at off-peak hours, the impact
on water and sewer services isn't as great as that of traditional neighborhoods and there
are no school children in these developments, Cudney said.
Also, he said people who live in Del Webb communities typically like to volunteer in the
community about 10 hours a week.
Lindblom asked what the developer's timetable was on the project. Cudney said they'd
like to begin moving dirt in spring 2006 and build-out would take four to five years.
As for the traditional residential portion of the development planned, Cudney said the
homes will be located on 12,000-square foot lots and the residences won't be age-
restricted.
Schillinger asked why the north side of the property wasn't age-restricted as well.
Cudney said the property didn't fit with the goals of the development. He said power
lines and Beecher Road split the north and south sides of the property. If that had all been
one development, it would have been divided. That division wouldn't have fit in with the
anticipated quality of a Del Webb development, he said.
Yorkville resident Jerry Murphy said he has already spoken with the developers
regarding a number of questions he's had about the proposed development. However, he
had a few more questions he wanted answered. He wanted to know if the wells of
existing residences in the area would be affected if the developer has to drill a new well
and install a pumping station.
John Whitehouse from Engineering Enterprises, Inc. said if there was an impact,
residents would have several different options. Residents could drill a deeper well or
connect to the city's water once that becomes available.
Murphy also asked about plans for road improvements and traffic control. Whitehouse
said a traffic study would need to be done.
Street lighting was another concern of Murphy's. Whitehouse said the city's existing
standard is to eliminate as much glow in the sky as possible.
Cudney also said there's a five-acre park in the plan and a school site.
Crouch made a motion to close the public hearing. Lucietto seconded the motion. The
motion was unanimously approved by voice vote.
NEW BUSINESS
1.Draft Ordinance Amending Title 10 of the Yorkville Zoning code in regard to off
street parking.
Crouch commented that, in the future,he'd like to see what's being deleted and what's
being added to the ordinance more clearly defined.
Lucietto made a motion to recommend approval of the ordinance amendment for off
street parking. Schillinger seconded the motion. The motion was unanimously approved
in a roll call vote. Kraupner, Holdiman, Lucietto, Schillinger, Crouch and Lindblom
voted yes.
2. Draft Ordinance Amending Title 10 of the Yorkville Zoning code in regard to
mini-warehouse storage.
Lucietto made a motion to recommend approval to amend sections 10-7D-1 and 10-8A-3
and add a new section 10-8A-7 to the zoning code regarding zoning for mini-warehouse
storage facilities. Crouch seconded the motion. The motion was unanimously approved in
a roll call vote. Kraupner, Holdiman, Lucietto, Schillinger, Crouch and Lindblom voted
yes.
3. Draft Ordinance Amending Title 11 of the Yorkville Subdivision Control code in
regard to 100-year storm water release rate for Aux Sable Creek Watershed.
Lucietto made a motion to recommend approval to amend the city's standard
specifications for improvements referenced in city code section 11-5-9 regarding the
release rate for storm water in the Aux Sable Creek Watershed. Crouch seconded the
motion. The motion was unanimously approved in a roll call vote. Lucietto, Schillinger,
Crouch, Kraupner, Holdiman and Lindblom voted yes.
4. PC 2005-04 Don and Carol Hamman and Five H,LLC,petitioners application for
a special use permit for an asphalt batch plant.
Crouch said he assumes the traffic concerns will be dealt with. Graff said lights might be
warranted,but that will be determined in the traffic study. He added that if the lights are
warranted, they must be built.
Crouch also said he's concerned about odors. Although the batch plant must meet EPA
standards,that doesn't mean there won't be an odor,he said. Lindblom suggested that a
study on odor be conducted before approval of the asphalt batch plant can be granted.
Schillinger made a motion to recommend approval of PC 2005-04 on a special use permit
for an asphalt batch plant. Lucietto seconded the motion. An amendment was added to
incorporate a study conducted by environmental engineers to determine the emissions
impact on neighbors. The amendment unanimously passed by roll call vote. Crouch,
Kraupner, Holdiman, Lucietto, Schillinger and Lindblom voted yes. The motion was
approved by a roll call vote. Schillinger, Crouch, Kraupner, Holdiman, Lucietto and
Lindblom voted yes.
5. PC 2005-18 Del Webb, Pulte Homes petition to annex and rezone.
Kraupner made a motion to recommend approval for the annexation for PC 2005-18.
Schillinger seconded the motion. The motion was unanimously approved in a roll call
vote. Kraupner, Holdiman, Lucietto, Schillinger, Crouch and Lindblom voted yes.
Lucietto made a motion to recommend approval of rezoning for PC 2005-18 to R-2, R-3
and B-3. Holdiman seconded the motion. The motion was unanimously approved by roll
call vote. Holdiman, Lucietto, Schillinger, Crouch, Kraupner and Lindblom voted yes.
6. PC 2004-27 XPAC Properties, LLC- Preliminary/ Final Plat
Lindblom said the petition is for a straight re-subdivision of the lots. Kevin Biscan with
Smith Engineering said the property consists of one lot now. The petitioner is seeking to
divide the property into four lots, three of which are located on the corner of the property.
Biscan also said the developer will meet the requests of the city's engineer. He asked that
the preliminary/final plat be recommended for approval subject to the engineer's
comments.
Schillinger asked what the plans for the lots are. Biscan said while they'll be commercial,
there isn't a specific user yet.
When asked about the contaminated area on the property, City Attorney John Wyeth said
that area is in the far northwest corner and it is in remediation with the IEPA.
Biscan said the property is already zoned. The southern part is B-3 and the northern part
is zoned M-1. He said site plans wouldn't have any variances. He also added the
developers would realign the driveway with Patricia Lane.
Lindblom said the history of the property has been questionable. He added he would like
to see as much detail as possible on exactly what will be on the property before approval
is granted. For instance, even though the developer says the road will line up to Patricia
Lane, the plat doesn't show that. He said he doesn't have a problem with the re-
subdivision. However he wants to see a more definite plat. Also he said the staff letter
from the city wasn't given to Plan Commissioners until the meeting. Lindblom suggested
the request be tabled until next month.
Lucietto made a motion to table PC 2004-27. Crouch seconded the motion. The motion
was unanimously approved in a roll call vote. Lucietto, Schillinger, Crouch, Kraupner,
Holdiman and Lindblom voted yes.
7. PC 2005-17 Fox Hill Unit 6 Lot 1 —Final Plat
Lindblom said there are some concerns expressed by City Engineer Joe Wywrot. City
Graff suggested the commission base its recommendation subject to comments by the
city engineer and city planner.
Lucietto made a motion to recommend approval of PC 2005-17 Fox Hill Unit 6—Final
Plat subject to staff comments. Kraupner seconded the motion. The motion was
unanimously approved in a roll call vote. Schillinger, Crouch, Kraupner, Holdiman,
Lucietto and Lindblom voted yes.
ADDITIONAL BUSINESS
Mayor Art Prochaska introduced new alderman Dean Wolfer who attended the meeting.
Crouch made a motion to adjourn. Lucietto seconded the motion. The motion was
unanimously approved by voice vote.
The meeting adjourned at 8:55 p.m.
Minutes respectfully submitted by Dina Gipe
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