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.
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