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Plan Commission Minutes 2004 12-08-04 APPROVED 2/9/05 UNITED CITY OF YORKVILLE PLAN COMMISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, DECEMBER 8,2004 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, Jack Jones, 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; Lynn Dubajic, Yorkville Economic Development Corporation; John Whitehouse, Engineering Enterprises, Inc.: Richard Scheffrahn; Phil Stuepert, SEC Planning;Jim Menard; Dan Waitt,Beacon News; David Meek; Marvin DeLahr; John Philipchuck, attorney; Tom Schofield; Tom Grant, attorney; and Clayton Marker. Also, see attached sign-in sheet. MINUTES Minutes from the April 14, 2004 meeting were approved. ANNOUNCEMENTS Chairman Tom Lindblom announced that City Attorney Dan Kramer would be retiring as city attorney at the end of the year. Kramer's assistant Kelly Kramer would be moving on as well. He thanked them for their years of service and said he wishes them the best. NEW BUSINESS 1. PC 2004-20 Gospel Assembly Church— 1 %mile review Attorney Tom Grant said the church has the opportunity to purchase 26 acres on Route 71. Immediate plans are to build a church as the site. In the long term,plans for the site would possibly include a school and parsonage, Grant said. He added the use falls under the acceptable use in the Comprehensive Plan. Plans are to begin building the church in the spring. Grant also said the church would like to hook up to the city's water if it fits in the timetable. The committee agreed that water and sewer easements could be worked out in the annexation agreement. A vote on the matter was not required. However the commission gave an indication of a recommendation for approval. 2. PC 2004-23 Heartland Center Final PUD Plan/Final Plat John Philipchuck, attorney for the developers, said some final platting has been done since the last plan before the commission. Lot 3 in the plan had been pegged for a potential big box retailer. However, Philipchuck said the developers have since realized they won't be able to attract a big box user to the site. The developers have since re- subdivided the lot with a series of smaller lots. The current plan shows rough outlines of the buildings, he said. Plans for some of the other buildings include a daycare, retail spaces and office space. John Whitehouse from Engineering Enterprises Inc. comments that right now lots 1 and 2 are reserved for potential parking sits. Kelly Kramer, from the city attorney's office, said that the council could put enough flexibility in the PUD so that the uses such as parking aren't locked in. City Planner Mike Schoppe said there are a few minor details to work out in the plan. Otherwise, he said the plan is well organized and well laid out. Commissioner Bill Davis made a motion to recommend approval for PC 2004-23 fmal plat subject to staff recommendations. Commissioner Jack Jones seconded the motion. The motion was unanimously approved in a roll call vote. Commissioners Charles Kraupner, Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Jack Jones, Michael Crouch and Tom Lindblom voted yes. Davis then made a motion to recommend approval of the final plan for PC 2004-23 subject to staff comments. Adams seconded the motion. The motion was unanimously approved in a roll call vote. Holdiman, Lucietto, Davis, Adams, Jones, Crouch, Kraupner and Lindblom voted yes. 3. PC 2004-28 Corneil's Crossing—Concept Plan Jim Menard said the property involves 15.38 acres east of Route 47 on Corneils Road. The property currently is zoned A-1 agricultural and the developers are proposing an R-2 zoning with a density of 2.02 units per acre. Menard said the proposed minimum lot would be 12,016 square feet and the maximum lot would be 25,807 square feet. The average lot size would be 14,712 square feet. The average lot width would be 90 feet. Menard said they want big lots to allow for quality homes to be built. He added there would be storm water management on the property. The property would not house a school site. Instead, the developer would donate cash to the School District. Menard said it also is likely cash would be given to for parks instead of land, as well. Lindblom said he likes the size of the lots. However, he said it seems as if a lot of the lots on the concept plan aren't accessible. He suggested adding a road stub to the west. Menard said the width of the property to the west poses as a stumbling block to that suggestion. But,he said he could try to work something out. Crouch commented that it doesn't appear as if any of the road stubs in the proposed subdivision would connect to anything soon and for him that is a concern. Menard said he might be able to secure an emergency access way to the property. Schoppe said there are three parcels of property on Corneils Road planned for development. He said one has to be developed first to provide access to the other two planned developments. Schoppe later said that the comprehensive plan calls for the frontage part of the proposed development to be estate lots and the back part to be suburban lots. He said the design standards would need to place those larger lots up front. Menard said the current design attempts to buffer the neighbors property with lengthier lots along that one side. 4. PC 2004-29 Willman Property—Concept Plan Phil Stuepert said the site is very complex and the access point is a bit difficult. He said there's 100 feet of fall across the property and a number of trees. Open agricultural land sits east of the property. Stuepert said engineers concentrated a lot of the proposed lots in open spaces with the intent to preserve as many trees as possible. Also, he said the road network design was drafted to respect the topography. Likewise, he said plans are to tie some trails into the regional trail system if possible. Stuepert said the design mends with the topography as best as engineers could. Plans are to build 70 units on the 37.5 acres. The average lot size would be 14,500 square feet and the largest lot would be 43,000 square feet. There are some 10,000 square foot lots as well. Adams said she's concerned about the fact there's only one way planned into the subdivision. Stuepert agreed access is an issue. He said he's hoping for a secondary access stub as property surrounding the site develops. Also,to the north is an access easement. Schillinger asked if the development was premature given the difficult access to the property. Crouch said access is an issue. Also, he expressed concern about some of the lot sizes. He suggested that the more narrow lots be enlarged while still preserving the existing trees. Schillinger, however, said he doesn't have a problem with some of the lots along the treeline area being less than 12,000 square feet. He said there's nothing wrong with a 10,000 square foot lot as long as quality of life comes with it. Regarding the tree conservation area outlined in the plan, Lucietto asked what the developers plans are for that area. She wanted to know if the developer intends to give upkeep of that property to the park district or to a homeowner's association. Stuepert said it would be good of that area fell under a public area so that it could be more widely used. Wrapping up discussions on the concept plan, Lindblom said it's a necessity to have better access to the property. 5. PC 2004-30 Aspen Ridize Estates David Meek presented the concept plan for Aspen Ridge Estates, a proposed development on a 125-acre site located at the southeast corner of Fox and Pavilion roads. The developers are seeking R-2 single-family zoning and plan to put in 201 lots. Meek said the plan is respectful of the site and the city's codes. There would be two access points—one on Fox Road with a boulevard entryway and another on Pavilion Road. Also, he said the developers intend to preserve the trees on the property. Meek said they'd like to put a 4.85-acre park in the middle of the property as well as some open space with a trail corridor throughout the development. Schoppe said a letter from the park board states that the idea for a park in that location is great. However,the park board doesn't want ownership of the park. But, Meek said there was some confusion and that the rationale for the park district not wanting ownership of a park on the property no longer applies. He said he believes a park in that location would benefit the city. Crouch said he doesn't like the layout of the plan. He said he doesn't like the circular type of subdivision layouts. Schillinger, however, said he likes the layout and said the circular design can be a traffic calming measure. ADDITIONAL BUSINESS Mayor Art Prochaska said that attorney John Wyatt would be appointed interim city attorney until another attorney is hired. The meeting adjourned at 8:30 p.m. Minutes respectfully submitted by Dina Gipe. PLEASE SIGN IN .J MEETING: l a- ti's DATE: NAME STREET ADDRESS CITY h - Ct 59GCGA I i I