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Plan Commission Minutes 2005 12-14-05 Page 1 of 3 APPROVED 3/8/06 UNITED CITY OF YORKVILLE PLAN COMMISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY,DECEMBER 14,2005 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 Crois; Alderman Dean Wolfer; John Whitehouse, Engineering Enterprises, Inc.; Tony Scott, Record Newspapers; Ray Brucki; attorney Dan Kramer; YEDC Executive Director Lynn Dubajic; Pam Kleinwachter, We Grow Kids; Dave Faganel, R.A. Faganel Builders; Marjorie Wentz, R.A. Faganel Builders; and Bill Zalewski, Jacob &Hefner. MINUTES Minutes from the Sept. 14, 2005 Plan Commission meeting were unanimously approved by voice vote. Commissioner Clarence Holdiman made the motion to approve the minutes. Commissioner Sandra Adams seconded the motion. Minutes from the Oct. 26, 2005 Plan Commission meeting were unanimously approved by voice vote. Commissioner Anne Lucietto made the motion to approve the minutes. Adams seconded the motion. Commissioner Michael Crouch made a motion to open the public hearings. Holdiman seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARINGS 1. PC 2005-52 Herb and Pam Kleinwachter and Old Second National Bank Trust 8051, petitioners application to annex and rezone. See attached. Lucietto made a motion to close the public hearing. Commissioner Jack Jones seconded the motion. The motion was unanimously approved in a voice vote. NEW BUSINESS Page 2 of 3 1. PC 2005-52 Herb and Pam Kleinwachter and Old Second National Bank Trust 8051, petitioners application to annex and rezone. Lindblom asked if some easements could be in between the stormwater management area and the buildings for property to the north and to the south. Attorney Dan Kramer, representing the petitioners, said it possibly could be done to provide some connectivity. He said the lots are above city minimum so there's space for easements. Lindblom said he made the suggestion because he's concerned about the number of cuts onto Route 47. City Planner Mike Schoppe provided some insights about future developments of the property surrounding this property. He said the west area is planned for residential, but to the north he doesn't know of anything, yet. There has been interest immediately east of the property, he said. If connectivity is a concern, Schoppe said it's safe to say there will be developments eventually surrounding the property. Commissioner Brian Schillinger said he fears this development is reminiscent of the Caledonia-Inland development. The city gave Inland B zoning and a timeline and the development came back with residential after the timeline expired. Kramer said the developers want to try to zone the property all business, but he doesn't think the interest is there. He said he's looking for a flex zoning, which would give business a shot first. It would allow for low intense zoning such as a daycare center or offices. Then eventually it would go to R-2 single family zoning if the entire business are didn't develop. Commissioner Bill Davis asked if contact had been made with the Illinois Department of Transportation. Kramer said there's a preliminary draft. He said he wouldn't expect to need turn lanes or anything of that sort. Consulting engineer John Whitehouse said IDOT's comments will be based on use and intensity,but the overall intent is to limit cuts onto Route 47. Commissioners also addressed the issue of setting precedent. Davis said the commission is setting a line which would the city would probably need to follow in the future. Lucietto commented she'd like the minutes to show that Schoppe Design and Associates prepared all the drawings. Lucietto made a motion to recommend annexation approval as requested for PC2005-52. Crouch seconded the motion. The motion was unanimously approved by roll call vote. Commissioner Charles Kraupner, Holdiman, Lucietto, Davis, Adams, Schillinger, Jones, Crouch and Lindblom voted yes. Lucietto then made a motion to recommend zoning as requested for PC2005-52 subject to compliance with the comprehensive plan and design guidelines. Jones seconded the motion. The motion was approved 8-1 in a roll call vote. Holdiman, Lucietto, Davis, Adams, Schillinger, Jones and Lindblom voted yes. Crouch voted no. Page 3 of 3 2. PC 2005-56 Dhuse Farm Concept Plan Dave Faganel, with R.A. Faganel Builders, said the property consists of 93 acres south of Ament Road and west of Route 47. Plans are to build 167 single-family homes with an average lots size of 14,000 square feet and a minimum lot size of 12,000 square feet. He anticipates it would take two to five years for the property to develop and he attended the Plan Commission to get commissioners' opinions on the concept plan. Lindblom asked if the developers have talked to the Yorkville School District because the planned detention basin on the property is just north of a planned school site. Bill Zalewski, from Jacob & Hefner,who is an engineer on the project, said the detention basin was located in that particular spot because that is a low area. Schoppe said city staff has talked with the school district and said the school district is interested in land rather than cash for this development. Meanwhile, Faganel said he met with the park district, which seems to like the proposed location for a park. Lucietto said that none of the proposed road connections actually connect to anything and said there needs to be more than one exit. She also said the plan has a sticker stamp appearance and it lacks character. Lindblom too said he'd prefer a more creative development in the southern portion. ADDITIONAL BUSINESS Mayor Art Prochaska informed the commission that the city has hired Travis Miller as the city's new Community Development Director. He's due to start in January. The meeting adjourned at 8:10 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 December 14 , 2005 , at the hour of 7 : 00 p . m. , at 800 Game Farm Road, in the City of Yorkville , Illinois . D-779805 __0- I REPO • COURT reporting service 800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013 www.depocourt.com 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 . 18 19 - - - - 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 3 1 ( Proceedings were had 2 which were not 3 reported . ) 4 CHAIRMAN LINDBLOM : And at this time 5 could I have a motion to go to public hearing? 6 MR . CROUCH : So moved . 7 MR . HOLDIMAN : So moved . 8 MS . LUCIETTO : Second . 9 CHAIRMAN LINDBLOM : Moved and 10 seconded . Those in favor signify by saying aye . 11 (A Chorus of Ayes ) 12 CHAIRMAN LINDBLOM : Opposed? 13 (No Response ) 14 CHAIRMAN LINDBLOM : We are now in 15 public hearing, and the issue is PC 2005-52 , Herb 16 and Pam Kleinwachter and Old Second National 17 Bank, Trust 8051 , Petitioners , have filed an 18 application with the United City of Yorkville , 19 Kendall County, Illinois , requesting annexation 20 to the United City of Yorkville and rezoning from 21 Kendall County A-1 Agricultural to United City of 22 Yorkville B-3 Service Business District and R-2 23 One-Family Residence District . 24 The real property consists of Depo Court Reporting Service ( 630 ) 983-0030 4 1 approximately 9 . 81 acres located on Route 47 2 south of Legion Road and north of Ament Road, 3 Kendall Township, Kendall County, Illinois . 4 With that said, before we go 5 into the oath, for Plan Commission members , the 6 second item on our agenda tonight was this aerial 7 photo . 8 This photo happens to show the 9 property in the public hearing very, very 10 clearly, if you hadn ' t noticed that already . 11 Okay . With that being said 12 then, could I have anybody that wishes to address 13 the Commission please raise -- stand and raise 14 your right hand and repeat after me? 15 (Witnesses sworn ) 16 CHAIRMAN LINDBLOM : Thank you . Dan , 17 are you -- 18 MR . KRAMER : I am. 19 WHEREUPON : 20 DANIEL J . KRAMER, 21 having been first duly sworn, testified before 22 the Yorkville Plan Commission as follows : 23 MR . KRAMER : For the record, Dan 24 Kramer . I am an attorney licensed to practice Depo Court Reporting Service ( 630 ) 983-0030 5 1 law . My address is 1107A South Bridge Street , 2 Yorkville , Illinois , and I represent the 3 petitioners . Pam Kleinwachter is here behind me 4 on my right this evening . 5 This property is located, as 6 Mr . Lindblom has referred to, in the aerial 7 exhibit that you have on the west side of 8 Route 47 south of Bonnie Lane and consists of 9 approximately 9 . 81 acres . 10 There is a long driveway 11 leading up to the house that sits on the rear of 12 the property, and on the site drawing we have 13 just a bare survey or annexation plat . 14 I don ' t know a good way to get 15 the whole room so back and both sides can see it , 16 but the house sits at the far west end of the 17 property . 18 Under the city comprehensive 19 plan, the front of the property shows as 20 commercial B-3 , and, again, it ' s not real precise 21 because of the color drawing on a comprehensive 22 plan, so there is no magic of you go in 200 feet 23 or 300 or 400 where it turns to showing 24 residential on the comprehensive plan . Depo Court Reporting Service ( 630 ) 983-0030 6 1 When Herb and Pam came in, 2 initially we talked about the idea of doing 3 county zoning, and I said look, with 4 Weisman-Hughes and all the annexation activity 5 that ' s going on on the east side of 47 , we have 6 to go through the mile-and-a-half review of the 7 City of Yorkville in any event . 8 It seems to me that if there is 9 an availability of municipal utility services , we 10 really ought to be looking at a Yorkville 11 development . 12 So we sat down with Mr . Wyeth, 13 with John, who is sitting over there as your 14 outside consulting engineer, to see about the 15 available of hook-up for sanitary, sewer and 16 water, and it appears that it is possible by 17 boring under Route 47 and connecting to the 18 services that are going north and south on the 19 Weisman-Hughes property . 20 In terms of the land use, Herb 21 and Pam have a real clear vision of their 22 immediate needs and what they want to do, and 23 that is Pam has been actively involved in day 24 care for quite sometime , so she would like to Depo Court Reporting Service ( 630 ) 983-0030 1 build a day care facility on what you would see 2 as the southerly lot here , with the low point of 3 the property . 4 I mean, we wish we could 5 frankly when we develop it -- and we haven ' t 6 platted it yet, so this is a concept design -- we 7 really wish we would flip and get the stormwater 8 management where the commercial buildings are and 9 put the commercial buildings , because the 10 frontage is always most valuable for them and 11 certainly good for the city because it generates 12 the most taxes for the school district and the 13 city . 14 Unfortunately God has put the 15 low points in the front end and so it may have to 16 stay where it is , but that ' s something we will 17 work on as our engineers working with us , Smith 18 Engineering, and with Pam and Herb, but they know 19 for sure they want to develop one commercial lot 20 right away for the day care use , and, again, it 21 will likely be this south lot , whether it ' s moved 22 forward or not . 23 As we were going through the 24 comp plan, like some properties that are on the Depo Court Reporting Service ( 630 ) 983-0030 0 1 fringe , we just aren ' t clever enough I think to 2 say where that line should be . 3 My thought with the 4 Kleinwachters when we discussed it and the way we 5 filed our petition and the way I would suggest 6 approaching the annexation agreement with the 7 city, is flex zoning . 8 In other words , we are asking 9 that we zone the whole parcel B-3 and then we 10 measure off where we are showing the back of 11 these two lots and assign underlying or a back-up 12 R-2 single-family with no variances , meeting all 13 city requirements to it , that if they find out 14 (A) , there isn ' t any business needs in the 15 foreseeable future , that without further public 16 hearing they could drop down and use the R-2 and 17 have that in place . 18 But , again, the road would meet 19 all city standard design, utilities would be all 20 city standard design as far as water , storm 21 sewer, sanitary sewer . 22 MR . SCHILLINGER : What type of time 23 frame? 24 MR . KRAMER : In the past what we ' ve Depo Court Reporting Service ( 630 ) 983- 0030 9 1 done , Brian, like with Inland and some of them, 2 I ' d say a six or seven-year window, because , 3 again, in development terms , a year or two years 4 is nothing, so I think six to seven would be 5 fair . 6 Again, we don ' t know your 7 thoughts . You may say tonight , gee, you know, 8 let ' s arbitrarily cut it right where you ' ve got 9 it and make that the R-2 right now . 10 If you tell us that , we ' re not 11 going to scream and yell , we just think, again, 12 you ' ve got a lot of residential on the east side , 13 if you do have the opportunity for the business , 14 let ' s preserve it . 15 At the same time , if there is 16 not a need for it down the road, then it ' s all 17 set up, we ' ve got the lots platted, and we are IS fine . 19 So that would be our 20 recommendation, we do it as flex zoning, again, 21 zoning the whole parcel on annexation as B-3 , 22 pick a time frame for that R-2 to kick in, and 23 then I ' d work on the annexation agreement with 24 your city attorney . Depo Court Reporting Service ( 630 ) 983-0030 10 1 CHAIRMAN LINDBLOM : Okay . At this 2 time I would just ask if there is any questions 3 or concerns from the audience . 4 (No response ) 5 CHAIRMAN LINDBLOM : You are getting 6 off easy tonight , aren ' t you? 7 MR . KRAMER : Hey, I put her to work 8 real hard last night , so give her a break . 9 CHAIRMAN LINDBLOM : Any questions or 10 concerns ? 11 (No response ) 12 CHAIRMAN LINDBLOM : Okay . Hearing 13 none then, I would ask for a motion to adjourn 14 the public hearing and then we ' ll discuss this as 15 a commission . 16 MS . LUCIETTO : So moved . 17 MR . MUNNS : Second . 18 CHAIRMAN LINDBLOM : Moved and 19 seconded to adjourn the public hearing . Further 20 discussion? 21 (No Response ) 22 CHAIRMAN LINDBLOM : Hearing none , 23 those in favor signify by saying aye . 24 (A Chorus of Ayes ) Depo Court Reporting Service ( 630 ) 983-0030 11 1 CHAIRMAN LINDBLOM : Opposed? 2 (No Response ) 3 CHAIRMAN LINDBLOM : Motion passes . 4 Okay . 5 (Which were all the 6 proceedings had in 7 the public hearing 8 portion of the 9 meeting . ) 10 ---000--- 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 12 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 public meeting; 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 meeting . 14 IN WITNESS WHEREOF I have hereunto set 15 my an this __ d y of 16 ------' 2006 . 17 18 19 " 20 —_ — 6 CHRISTINE M . VITO , C.S.R. 21 CSR License No . 084-002883 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 Yorkville Plan Commission Multi-Page & - city December 14, 2005 6:30[il 51:15 2:8,9 22:24 25:5,7,9,11,13,15,17 22:11,15 24:3,4 25:6,7 -&- aldermen[2l 46:22 62:18,20,22,24 63:2,4,6 58:13,15 59:5,21 60:11 _7_ 52:10 62:14,17,18 &[il 2:14 bushes[2l 13:11 18:1 71 [3] 7:16 9:4 10:3 Allegiance[il 3:1 -B- allow[11 58:16 B-3 pol 7:11 15:24 24:16 business 7:12 10:9 - - 7:00[3l 1:9 6:4 51:16 13:17,20 16:4 6:4 24:16 47:10 along[61 39:21,21 42:17 27:13 33:11 34:3 41:9,15 58:4 61:13 64:6 .903[11 24:20 44:14,15 59:18 55:14,16 -8- always[2] 54:10 61:9 B-3/office[il 27:13 businesses(il 18:19 -0- 800[11 1:9 amount[i] 52:23 backed[il 55:13 03-008[11 7:8 8:00[il 51:15 annex[sl 3:6 7:9 24:13 Bank[11 7:8 084-002883[1] 64:21 34:10 60:11 Bart[il 10:23 C[11 2:13 -9- annexation[161 3:10 based[21 22:2 56:10 C.S.R[21 1:8 64:20 -1- 944[11 48:10 7:13 9:16 11:5 12:1 20:8 Beacon[11 36:13 Cannonball[3] 53:19 21:15 23:6 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44:15 55:18,20 _D_ dogs[1] 55:24 exam[1] 54:18 conflicts[1] 38:22 done[z] 23:2 50:24 Fox[1] 3:14 D-779705[1] 1:20 example[i] 49:13 fringe[1] 61:7 conform[1] 60:14 door[1] 48:8 Dallas[7] 12:4,15 13:9 examples[1] 43:15 front[s] 11:12 15:24 16:1 conjunction[1] 43:3 d 1 35322 own ps] 34: : , 13:22 17:15,24 22:5 exams[1] 54:8 39:21 53:12 consider[1] 23:6 Dan[1] 29:6 39:18 41:6 44:17 49:23 exhibits[1] 20:6 consideration[6] 22:2 52:5,23 55:3,11 57:8,9 future[1] 47:8 23:5 40:3 47:6,19 60:1 dance[1] 53:8 60:5,5 existing[3] 39:9,16 dangerous[1] 50:14 Dr[3] 27:20 51:24 53:8 42:10 Depo Court Reporting Service Index Page 2 Naperville, Illinois (630) 983-0030 Yorkville Plan Commission Multi-Page Galena - mom December 14, 2005 help[11 43:6 involve[21 14:9,22 21:7,10 22:6,17 MARTY[1l 2:7 -G- hereunto[1] 64:14 iota(11 52:8 large[11 54:14 match Ili 46:19 Galena[21 36:16 37:7 hey[21 41:17 44:20 ironic[ii 61:3 LASALLE[1] 64:2 matter[3] 1:7 15:17 Game(11 1:9 Hi[2] 28:20 49:11 issue[1l 33:15 last[2] 12:4 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