Plan Commission Minutes 2004 11-10-04 Page 1 of 7
APPROVED 1/12/05
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, NOVEMBER 10, 2004
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman,Anne Lucietto, Bill Davis,
Sandra Adams, Brian Schillinger, Michael Crouch and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; Alderman Richard Sticka; Kelly Kramer, from the city attorney's
office; City Planner Mike Schoppe; and Lynn Dubajic, Yorkville Economic Development
Corporation. Also, see attached sign-in sheet.
MINUTES
Minutes from the September 8, 2004 meeting were approved.
NEW BUSINESS
1. PC 2001-06 Grande Reserve Unit 9—Preliminary/Final Plat
John Philipchuck, representing MPI, said the preliminary/final plan is in conformance
with the approved concept plan. One issue came up with the plan,but was settled quickly.
He said a line showing a lot was missing in the preliminary/final plan,but is should have
been there. Since the missing line was essentially a mistake in the auto cad program, the
line was added. By adding the line, the draft of the plan now matches the wording in the
plan.
City Planner Mike Schoppe said there are a few minor engineering issues that need to be
resolved,but he suggested approving the plan.
Commissioner Charles Kraupner voted to recommend approval of the preliminary/final
plat for PC 2001-06 subject to compliance with engineering and staff comments.
Commissioner Brian Schillinger seconded the motion. The motion was unanimously
approved in a roll call vote. Commissioners Clarence Holdiman, Anne Lucietto, Bill
Davis, Sandra Adams, Brian Schillinger, Michael Crouch, Charles Kraupner and Tom
Lindblom all voted yes.
2. PC 2004-21 Anderson Farm Concept Plan
Rich Young presented the plan on behalf of the developers. He said the developers have
contracted to purchase 236 acres on either side of Route 71 west of East High Point Road
just past the Timbercreek subdivision.
Page 2 of 7
Young said developing the property will be challenging because of the trees on the land.
The developer intends to preserve as many trees as possible and preserve the fen area.
Because of the trees on the property, Young said the plan had to be drawn accordingly.
He asked the Plan Commissioners to take into consideration the uniqueness of the
property and to look at the density levels rather than lot sizes.
Schoppe said the property is in the estate area and the surrounding land uses are farm
fields and estate subdivisions.
He also said that more than likely a school site would not be required for this property.
Chairman Lindblom asked why the individual lots weren't made larger instead of having
conservation easements. Young,however, said that if the trees were put into private
ownership, there wouldn't be a way to make sure the trees are kept.
Still, Lindblom said the proposed 8,000-square-foot lots trouble him. Young said the
8,000 square foot lots would be located in the green areas and most of the 9,000 square
foot lots would be north of Route 71. All of the lots near the Timbercreek subdivision,
meanwhile, would be 14,000 square feet.
Crouch said the only reason the lots north of Route 71 aren't 12,000 square feet is
economics. Schillinger added that the entire area of the Anderson farm is marked as an
estate area on the city's Comprehensive Plan. He said he couldn't see veering from that
plan.
Young said that with the estate lots, the city wouldn't be able to guarantee tree
preservation. By clustering the development, it allows for 20-30 acres of forest area that
isn't touched. Also, there is an 18-acre fen area that will be preserved. Young added that
the developers also intend to cut roads through areas that aren't as heavily wooded.
Crouch, however, said he believes the developer can preserve the trees and still follow
the estate zoning guidelines. Schoppe said the design technique of clustering allows for
more trees to be saved.
Crouch said he thinks clustering is a good idea. However, he'd like to see a plan that
preserves as much of the trees as possible and still comes closer to the required lot sizes.
Young asked what the commission feels are acceptable lot sizes. Lindblom said if lots are
backed up to green space, 10,000 square foot lots are generally accepted. He said buyers
would probably be willing to pay premiums for lots near the trees.
Lindblom also commented on the lack of entry and exits for the proposed subdivision. At
the very least, he said he'd like to see at least an emergency exit added to the southern
portion of the property.
Page 3 of 7
Not needing to vote on the concept plan, commissioners then voted to go to the public
hearing portion of the meeting. Crouch made a motion to open the public hearing.
Holdiman seconded the motion. The motion was unanimously approved by voice vote.
PUBLIC HEARINGS
1. Southern Comprehensive Land Use Plan
Schoppe said that when the city adopted the current Comprehensive Plan, not a lot of
thought was given to the southern area. Since then, the city has moved forward and
decided more planning is needed in that southern portion which covers a 50-52 square
mile area. The area goes from the Fox River to 1 mile south of Caton Farm Road. It goes
east to Grove Road and west to Hellmar Road.
Mark Baker, with SE Planning Consultants, said that in coming up with a plan, they
gathered as much information as possible. For instance,he said one of the possible
alignments for the proposed Prairie Parkway is included in the plan. Of, the estimated
33,000 acre-area, Baker said they kept the existing land uses except adding a use called
neighborhood retail. The neighborhood retail designation allows for retail businesses to
be located at various intersections, which would reduce trips to main thoroughfares.
The current comprehensive plan allow for densities of 1.5 units per acre in the suburban
areas,however, densities could be increased to 1.75 units per acre if the developer goes
over and beyond required architectural standards or meets other criteria.
In the proposed updated plan, Baker said the estate areas are located where there are the
most infrastructure constraints. Along the main corridors such as Route 47, the more
intense zoning level of transitional neighborhoods has been added, Baker said. The
intersection of Caton Farm Road and Route 47 is a viable area for an intense commercial
development, he added. Also, the intersection of Routes 71 and 121 would serve as a
future prime commercial area as would Route 71 and the proposed Prairie Parkway. He
said the Prairie Parkway site also could serve as a possible employment base and would
be a good location for a business park or light industrial uses.
As a supplement to the land use plan, Baker said he also included some design
guidelines. The guidelines range from environmental guidelines to techniques to do site
plans.
The one comment, Baker said he heard through the entire process to update the plan was
the residents and city officials want to keep Yorkville unique. As a result, Baker
identified main gateways to the city(Routes 47, 71, 126, Caton Farm Road and the
possible Prairie Parkway.) In those areas, he said the plan calls for increased buffers and
other designs that would keep the area rural looking. He encouraged the city to be open-
minded as developers come in with their ideas.
Fox Road, High Point Road and Pavilion are secondary corridors that need special
attention. On those roads the buffers wouldn't be as large,but would still be present to
maintain the rural character of the city.
Page 4of7
Yorkville resident Andy Myers, who also serves on the Kendall Township Plan
Commission, said he said the city's taken some big steps forward and he'd like the city to
keep the larger estate lots in the southern area. He said he doesn't want to see multi-
family housing in that area.
He also said the city should try to focus on finding a place to build a bridge to cross the
Fox River.
Philipchuck, speaking as a Yorkville resident, said he'd like to see the city be realistic
and plan for more commercial or retail areas. He said the southern zone cannot consist
solely of estate type lots. If the city wants any control over the development in the
southern area, it will need to work with public utility providers to extend services to the
area.
Bill Robinson, a resident of the Country Hills subdivision, wanted to know what the
infrastructure will be in the Route 71 and 126 area. Once the Raintree Village
development is completed,he said people will be taking Route 71 and 126 more
frequently and a stoplight at that intersection might be necessary.
Mayor Art Prochaska said Routes 71 and 126 are state highways and the state has
identified Route 71 as a regional arterial highway. The state is planning for improvements
on the roadway and said the city will continue to work with the state.
Wendy Yaksich from Moser Enterprises said she echoes Philipchuck's comments about
extending services.
She also wanted to know how the guidelines in the comprehensive plan relate to the
pending appearance code. Kelly Kramer, from the city attorney's office, said she's not
sure right now how the two will be combined.
2. PC 2004-19 Carolyn Herren, petitioner, has filed an application with the city
requesting rezoning from Yorkville R-2 One-Family Residence District to Yorkville
B-3 Service Business District.
John Duggan said the property was annexed into the city in 2000. The western 24 acres
were zoned B-3 at the time and the remaining 14 acres were zoned R-2. Since then,there
has been an offer made to the land owner to purchase the entire 38 acres site,but the
buyer would need the entire site to be zoned B-3, he said.
He added he feels the zoning change would be appropriate for the area. The property is
located at the northeast corner of Route 47 and Comeils Road.
Schoppe said that area is designated as commercial under the current comprehensive
plan.
Page 5 of 7
Yorkville resident Ernesto Gutierrez said his only concern is traffic. He fears the nearby
landowner will face traffic problems if the property is zoned commercial.
Yorkville resident Ron Reinert said if the area becomes a commercial site, he would want
to see a large buffer zoning created between the commercial use and the existing uses. He
said it's too dramatic of a change to go from 1-acre lots to commercial zoning without
adequate buffers.
Rob Robinson, who lives on Corneils Road, said Crane's Business is reporting that it's
already a done deal and that the commercial zoning has been granted. Kramer, however,
said the application for rezoning was filed in October and the city hasn't made any
recommendations other that to say the zoning would comply with the Comprehensive
Plan.
Anita Johnson,representing the potential buyer, said her company wants to attract a big
box retailer and in order to do that a larger commercial area is needed.
Schillinger made a motion to close the public hearing. Adams seconded the motion.
Them motion was unanimously approved in a voice vote. The commission then returned
to the new business portion of the meeting.
NEW BUSINESS
3. South Comprehensive Land Use Plan Update
Schillinger said he thinks the majority of the southern portion should be zoned estate. If
the developers can prove that clustering housing units is viable, then it could be changed.
Otherwise,he feels it should all be zoned estate.
Lindblom said he agrees with Schillinger's comments. He added that the planners have
taken the commissions comments and the comments made at the previous joint meetings
into account and have drafted a good plan.
Davis asked how difficult it might be to change the plan as the town progresses. Schoppe
said it shouldn't be too difficult. Davis then said he believes it's important to get a land
use plan adopted. He said while the plan seems adequate now, it might be a little
shortsighted near the Joliet area.
Crouch made a motion to recommend approval of the South Comprehensive Land Use
Plan with direction to city for further examination of the area contiguous of Joliet. Adams
seconded the motion. The motion was later rescinded after a discussion about future
utility services offered in the area. Philipchuck said Fox Metro needs to know what the
city it planning before it can extend services along Route 126. Philipchuck said there's no
definite sanitary sewer provider in the lower area near Joliet. He said the city needs to go
the next step and talk to Fox Metro about the land use plan so that they can plan for it.
That also will allow developers to buy the land. Developers won't buy it if they aren't
certain it will be serviced with water and sewer.
Page 6 of 7
But Schillinger said even if the city does that, it doesn't guarantee that land will be
Yorkville's at some point. Davis agreed saying that all of that area is vulnerable.
Crouch made a new motion to recommend approval of the South Comprehensive Land
Use Plan with direction to the city planners, engineers and administration for study of the
eastern and southeastern edge as it approaches Route 47 from the southern edge and
would impact Oswego and Joliet. Davis seconded the motion. Holdiman, Davis, Adams,
Schillinger, Crouch, Kraupner and Lindblom voted yes.
4. PC 2004-19 Carolyn Herren petition to rezone
Schillinger said the property abuts Route 47 and is a prime commercial location. As for
the two houses that are along the eastern border,proper buffers could be put into place to
minimize the impact.
Davis said he has concerns approving zoning without knowing what type retailer will go
into the spot. However, Johnson said that without the property being zoned commercial
ahead of time, they can't go out and actively try to find a commercial user.
Schillinger made a motion to recommend approval for the rezoning for PC 2004-19 as
requested. Holdiman seconded the motion. The motion was approved 6-1 in a roll call
vote. Adams, Schillinger, Crouch, Kraupner, Holdiman and Lindblom voted yes. Davis
voted no.
5. PC 2004-22 Chaney Farm Concept Plan
Rich Guerard, from Wyndham-Deerpoint Homes, said the property is located at the
southwest corner of Pavilion and Route 71. Plans are to build 144 single-family homes.
Of those homes, 90 would be on lots of 12,000 square feet and 54 would be on lots of
16,000 square feet.
Also, Guerard said the deeper lots would go along the existing county subdivision nearby
and a buffer would be placed in between. Plans also include park sites of about 5 acres
and a 5-acre commercial area at the corner of Route 71 and Pavilion.
Lindblom said he's concerned that there's only one access to the subdivision, which
poses safety concerns. He also said the road coming in through Pavilion Heights scares
him. Guerard said there are three other possibilities for connections; it's just a matter of
planning. Also, City Administrator Tony Graff said another piece of property is being
planned for development next to this piece, which would allow for a better road
connection.
Schillinger suggested making the lots that abut the neighboring subdivision wider instead
of deeper.
Meanwhile, Crouch said he likes the density of the project and the proposed lot sizes. He
said he's not sure about the park plans and suggested the developer seek comments from
the Park Board.
. Page 7 of 7
6. PC. 2004-26 Woodworth Estates—Preliminary Plan
Schoppe said he hasn't done a review on this plan yet. Lindblom said the property is
already annexed to the city and the developer wants to put in 10 lots.
The preliminary plan was unanimously approved in a roll call vote. Adams, Schillinger,
Crouch, Kraupner, Holdiman and Davis voted yes.
The meeting adjourned at 9:35 p.m.
Minutes respectfully submitted by Dina Gipe
The motion was unanimously approved in a roll call vote. Holdiman, Davis, Adams,
Schillinger, Crouch, Kraupner and Lindblom voted yes.
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