Plan Commission Minutes 2005 10-26-05 Page 1 of 3 APPROVED BY THE
OOMMITT �OARD
UNITED C ITY OF YORKVILLE � �� '
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, OCTOBER 26, 2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Sandra Adams, Clarence Holdiman, Anne Lucietto,
Brian Schillinger, Bill Davis and Tom Lindblom. Members absent: Jack Jones and
Michael Crouch.
A quorum was established.
CITY STAFF AND VISITORS
Mayor Art Prochaska; City Planner Mike Schoppe; City Attorney John Wyeth; Bill
Dunn, Engineering Enterprises Inc.; Rodger Brown, Inland Real Estate; Richard
Scheffrahn; Jim Olguin, Prestwick of Yorkville; Carrie Hansen, Wiseman-Hughes; Todd
Lundquist, SEC Planning; Patti Bernhard; and Pete Huinker, Smith Engineering.
NEW BUSINESS
1. PC 2005-46 Prestwick of Yorkville Unit 1 —Final Plat
Jim Olguin representing Prestwick of Yorkville said the final plat is in substantial
compliance with what was previously approved by the city and he requested
recommendation for approval of the final plat.
City Planner Mike Schoppe said Unit 1 is the first piece of property up for approval under
the already approved preliminary plan. He said the final plat is in conformance with the
plan. While there are a few engineering issues, those changes won't affect the final plat,
he said.
Commissioner Charles Kraupner asked if there are any plans for buffering along Route
126. Olguin said that is one of the final issues being discussed.
Commissioner Anne Lucietto made a motion to recommend approval of PC 2005-46
subject to staff and engineering comments. Commissioner Brian Schillinger seconded the
motion. The motion was unanimously approved in a roll call vote. Commissioners
Kraupner, Clarence Holdiman, Lucietto, Davis, Adams, Schillinger and Lindblom voted
yes.
2. PC 2005-26 Eldamain Center for Business -- Concept PUD Plan
Rodger Brown with Inland Real Estate said the plan includes 50 acres near the
intersection of Route 34 and Eldamain Road. It doesn't include the corner lot at that
intersection.
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The developers are proposing a business center with 26 lots in that location with
entrances off of Route 34 and Eldamain. A stub also would be added to the north side of
the property for access when that property is developed. So far, he said the developers
haven't heard back from the Illinois Department of Transportation on whether access to
Route 34 would be approved.
With 1 to 1.5 acre lots, Schillinger questioned what types of businesses the developers
planned to attract. Brown said businesses would be able to buy more than one lot to meet
their needs. In the meantime, he said the developer envisions something similar to the
Yorkville Business Park featuring some light industrial, distribution and light
manufacturing businesses.
Schoppe said the property was brought in as a Planned Unit Development a few years
ago and the city approved zoning for any land uses in the O, B1, B2, and B3 districts and
manufacturing as long as the businesses are retail based.
Lindblom said he doesn't believe the intended use is the best fit for the property. He said
the site would better lend itself to retail development, even if it doesn't attract a big box
retailer.
Inland would prefer to sell the property to retailers as well, Brown said. However the
developer has had conversations with retailers who aren't interested in the property. One
problem, Brown said, is that Inland doesn't own the corner lot. Also he said he's not sure
they'll get approval from IDOT for full access to Route 34 which also discourages retail
development.
Schillinger also said he envisions Eldamain becoming a retail center somewhat like
Randall Road in Batavia and Geneva. Adams, Lucietto and Holdiman all said they agreed
with Schillinger's comments and would prefer retail development in that area.
Lindblom also said he'd like the developers to talk with the City of Plano about their
proposed plans. Brown said the plans have been sent to the city and are awaiting
comments.
Schoppe said that when the preliminary plan is presented, the commissioners might want
to give Brown an idea about what types of architecture and elevations the commission
has in mind for buildings. Also, he said, the development would fall under the city's
recently adopted appearance code criteria.
Lindblom said he doesn't like the layout of the property. He said it reminds him of a
typical industrial park. In this location, with Eldamain possibly becoming busier than
Route 34, he'd like to see something with more character than a typical industrial park.
Schillinger, meanwhile, said he still believes this site would be a prime retail site and
suggested any development plans on the part of Inland might be premature.
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3. PC 2005-50 Windett Ridge Unit 3 (Dhuse Property)—Concept Plan
Patti Bernhard representing the petitioners said the development plans are on property
located on the east side of Route 47 currently used as farm land and adjoining the
Windett Ridge development. The developers are seeking R4 PUD zoning to put 198
towmhome units on the 91.8-acre site. The overall density would be 2.16 units per acre,
which falls within the criteria established in the city's comprehensive plan.
The proposed plan would feature 39 buildings and 55 acres of open space along with a
trail system and a school and park site. That school and park site would adjoin with a
park site currently in the Windett Ridge development.
Plans are to cluster the townhome units on the west side leaving open space on the north
and east sides.
The main entrance would be a boulevard entrance on Route 47 and a 200-foot landscape
buffer would be installed along that roadway. Also, the units along Route 47 would have
side and front orientations, there wouldn't be a rear view of the homes from Route 47,
she said.
Carrie Hanson, with Wiseman-Hughes, said the density of the project would be
compatible with a single-family housing development. Also, she said the clustering
encourages the most desirable use of the land. Part of the land falls in the Ausable Creek
area.
Davis said he'd like to see what type of product the Wiseman-Hughes is proposing.
Hansen said while plans are finalized, the developer does have a type of product in mind.
The townhomes would be about 1,500 to 2,000 square feet. The garages would be in
front, but would be recessed a little bit. The units would feature ranch and two-stories
with a mix of two and three bedrooms.
Lindblom said he likes the plan and said that townhomes at a single-family density raises
the bar a little bit.
Schoppe, meanwhile, said that the city has met with Yorkville School District
Superintendent Dr. Thomas Engler who concurred that this seems to be a good location
for an elementary school.
As for the land use, Lucietto said towmhome developments aren't her favorite, but this
seems to be a good plan. Schillinger said he likes that the developer isn't trying to push
the envelope and is coming to the city with a plan that fits the comprehensive plan.
Lucietto made a motion to adjourn the meeting. Schillinger seconded the motion. The
meeting was adjourned at 7:45 p.m.
Minutes respectfully submitted by Dina Gipe