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Plan Commission Minutes 2003 02-12-03 Page 1 of 9 UNITED CITY OF YORKVILLE REVISED 3-18-03 PLAN COMMISSION MEETING APPROVED WEDNESDAY, FEBRUARY 12, 2003 Chairman Tom Lindblom called the meeting to order at 7 p.m. 3-ta•o a ROLL CALL Members present: Kerry Green, Clarence Holdiman, Jeff Baker, Anne Lucietto, Jack Jones, Ted King, Michael Crouch, Andrew Kubala and Tom Lindblom. Members absent: Bill Davis, Sandra Adams, Brian Schillinger and Tom Mizel. A quorum was established. VISITORS Those who signed the sign-in sheet or spoke at the meeting were: Richard Nenne, Bristol; R.E. Nelson, Aurora;Andy Fritz, Montalbano Homes, Oak Brook; Tony Scott, Record Newspapers; Martha Price, Yorkville; Kyle Price, Yorkville; Ted Feenstra, Woodridge; John Martin, JEN Land Design, Chicago; Richard Young, Kimball Hill Homes, Inc., Rolling Meadows; Brent Lewis, Wheaton Center, Wheaton; Tedd Lundquist, Maple Park; Mitch Leave, Ocean Atlantic, St. Charles; Chris Lannert, The Lannert Group, Geneva; Gary Taylor, Wheaton; Paul Buck, Yorkville; Kevin Serafn, Winfield; Kenneth Neumann, Naperville; Helen Mitchler, Oswego, Bob Mitchler, Oswego; Dan Waitt, Beacon News; Jim Nanninga, Applied Civil Engineers; John Ulibarri, Manhard Consulting; Executive Director of Parks& Recreation Laura Brown; City Attorney Kelly Kramer; City Planner Mike Schoppe; City Administrator Tony Graff, Mayor Art Prochaska; and Alderman Richard Sticka. MINUTES Minutes from the December 11, 2002 and the January 15, 2003 meetings were approved. PUBLIC HEARINGS PC 2002-06 Westbury Village: Ocean Atlantic, petitioners request to annex and rezone from Kendall County A-1 Agricultural and Yorkville B-3 and A-1 to Yorkville Planned Unit Development with zoning districts of B-3 Service Business District, R-2 One-Family Residence District, R-3 General Residence District and R- 4 General Residence District. Clarence Holdiman made a motion to go to public hearing. Jeff Baker seconded the motion. The motion was unanimously approved by voice vote. Gary Taylor, representing Ocean Atlantic, said the property under discussion is referred to as the Undesser Property and covers 300 acres. Of the 300 acres, 50 were not annexed Page 2 of 9 when the rest of the property was annexed to the city. Subject to the annexation of those 50 acres, Ocean Atlantic is seeking a Planned Unit Development. Taylor said part of the property along Route 47 is already zoned B3 in Yorkville. The plan submitted by Ocean Atlantic features 1,200 units. Taylor said the developers worked very hard with the city's staff and the number of units has decreased to 1,047 at a density of 3.48 units per acre. The plan, which was revised the previous week, includes numerous features that differ from the plan submitted in November, Taylor said. He added that at the end of the presentation by Ocean Atlantic representatives, he asks that the Plan Commission continue the public hearing to allow the commissioners time to review the revisions which were just recently completed. He also asked for the commissioners' comments following the public hearing. Taylor then handed over the presentation to Chris Lannert of The Lannert Group in Geneva. Lannert said the biggest change is in trying to conform to the city's comprehensive plan. He said the developers did not know the extent of the flood plain, which set them back almost 100 acres. He said they're also trying to balance the amenities of the project with the density. He said they've come to a"pretty good compromise." This new plan shows 930 units, which is approximately 3.3 units per acre. The reason they've set on that number is that is the number where they can subtract the commercial land from the total site, multiply the densities and the open space by the comprehensive plan table, and come to a project that they can characterize. The plan now includes a park site to the north of the property and to the south. The park site on the south side is slightly less than 2.5 acres adjacent to the ball field. The reason they placed the park in that location is because there is adjacent land where the park can be expanded. Another significant change is that while they feel apartments and condominiums are a very valuable asset to the community and they generate tax money without impacting the schools, the developers dropped plans for apartments and condominiums. Instead, there is now a court home type of product in the spot where the apartments would have been. The commercial area stayed the same. It is 25 acres. In the comprehensive plan, there is a 20-acre commercial site on one corner of Galena Road and Route 47 and a 5-acre commercial site on the corner of Corneils and Route 47. Lannert said the developers believe that by putting a small commercial piece on the corner of Corneils and Route 47, it dilutes the opportunity to have a major commercial center at the corner of Galena Road and Route 47. They are requesting that that part of the comprehensive plan be modified. Page 3 of 9 As for other changes, the developers had lakes planned in various areas on the property. Lannert said they do not need the lakes in terms of storm water management or open space. He said they're now looking at putting in restored wetlands and natural areas. He said they presented the plan to the Yorkville Park Board last week. He said they're very close to having concurrence with the Park District. He said there are still some issues regarding trail locations, buffers and other specifics. However, he believes they will be able to resolve all of those issues. Another issue, he said, is that they are respecting the buffers along Galena and Route 47 in accordance with the comprehensive plan. Lannert said the developers also have a mix of uses with 12,000 square foot lots and 10,000 square foot lots in different neighborhoods. Also, he said there are two different town home products and two different court home products. Lannert also said Ocean Atlantic sells developments to multiple builders, which is an asset to the plan. Also, he said the gross density matches the open space, which also matches the individual pod densities. Also, they have worked out a plan to pro-rate the storm water drainage. Lannert added that at his last meeting with city staff, the developers finally got to the same page and were able to evolve the plan to meet the city's comprehensive plan. Lannert said Ocean Atlantic also wanted to know what credit they would be given for a unified development scheme along the Rob Roy Creek. That appears to be approximately 15 percent, he said. That percentage, which is less than what they were hoping for but more than they expected to get, is a key element they have not had until recently, he said. Taylor said this was a difficult project because of some ambiguities in the annexation agreement impressed upon the property. As it stands now, he believes Ocean Atlantic has come up with a project that they believe is something the city of Yorkville would want. Commission Chairman Tom Lindblom then asked if there were any comments from the public. There were none. Lucietto then made a motion to continue the public hearing until the next meeting. Jack Jones seconded the motion. The motion was unanimously approved by voice vote. OLD BUSINESS PC 2002-27 Fisher Property: Kimball Hill Homes, petitioners, have submitted a revised concept plan for the property consisting of 308 acres and located at the northwest corner of Cannonball Trail and Faxon Road. Page 4 of 9 Richard Young, director of land acquisition for Kimball Hill Homes, said the developers modified the plan presented to the Plan Commission in November. He said they have met with the Park Board and the School District. The School District wants a 15-acre school site in the center of the proposed development. The total development covers 300 acres. Plans include 1200 square foot lots with 85 foot wide widths. The total program includes 445 lots and 12 acres of park space in two different locations. Young said the hope is to have the project ready for preliminary plat approval in the near future. John Martin from JenLand Design went over the plan. Martin said the city's comprehensive plan shows a realignment of Faxon Road as it comes through the property. There are 30 acres of flood plain associated with Rob Roy Creek on the west side of the property. As for retention, Martin said there is a detention basin in the center portion of the development and a couple of retention ponds near what would be Old Faxon and four detention ponds to the northwest and north. They've aligned then entrance off of the portion of Faxon Road with the existing Kylyn's Ridge Subdivision entrance. The property is divided into three separate neighborhoods. They're asking for an R-2 subdivision. Lots sizes are 12,000 square feet with 80-foot minimum frontages. In neighborhood 1,there are 73.5 acres and 101 lots with an average size of 14,103 square feet. In neighborhood 2,there are 39.7 acres and 181 lots with an average lot size of 13,672 square feet. In neighborhood 3,there are 64.4 acres and 163 lots with an average size of 13,680 square feet. Overall, Martin said, there are 445 lots with a density of 1.5 units per acre. A 15-acre school site and a 7-acre park site sit in the center of the proposed development. He added that there is internal access to the school site from neighborhood 1 and 2 and neighborhood 3 would have access to the site from a collector street. The project contains 105 acres of open ground and is over 35 percent open space, Martin said. The 5-acre park on the north end as well as the 7-acre park next to the school site tie in the northern open space with the central open space. There is a minimum of 100 feet of open space along the railroad tracks for a buffer zone. The plan also includes 30 foot front yards, 10 foot side yards and 40 foot rear yards. Page 5 of 9 Not including the flood plain and right of ways, the density for the project is at 1.76 units per acre. Commissioner Kerry Green asked if the School Board members liked having a pond so close to the school site. He said it seems a little dangerous to have a pond so close. Martin said it could be worked out so that it isn't so close. Lindblom said the map shows a road from the property going to Route 47. He asked if the developers planned access all the way to Route 47. Martin said that they don't control that property. They show on the map a stub on the eastern boundary so that if the neighboring property develops in the future, it could go to Route 47. City Administrator Tony Graff said the city is going to acquire that right of way so that there is access to Route 47 and that the roadway would be built in a timely fashion. Lindblom commented that overall he likes what he sees in the proposed development. He added, however,that the lots abutting Cannonball Trail in the Kylyn's Ridge subdivision are larger than the rest of the lots in the subdivision. He wanted to know if these developers could do the same thing. Serafin said that those lots are extra deep to serve as a buffer. Kubala said the Plan Commission approved a subdivision just south of the planned subdivision. He asked if the developers have tried to match up roadways. Serafm said they have met with AMG Homes to determine the proper realignment and intersections. He said they are committed to working that out. However, they are concerned they will end up with a triangular piece of property that would be unusable to them. Commissioner Jack Jones said he likes the whole concept and asked if there was any way the developers could make the detention or retention areas less aesthetically pleasing to the Canadian geese. Schoppe said he likes the geese. He said there are ways to design the basins so that they're not as attractive to the geese. Serafm said if they go with more natural materials, he's been told that supposedly it deters the geese. But Commissioner Anne Lucietto said it doesn't work. Lucietto said she wanted to clarify a statement at a previous meeting that she made regarding the homes along Cannonball Trail. One of the statements she made was to make it broader or to reduce a few lots. On that curve she said it would be more noticeable than on the straightaway. Page 6 of 9 She said she would like to see less lots facing Cannonball. Schoppe said maybe they could look at standards on Cannonball Estates. The lots backing up to Cannonball Trail had to meet certain standards in that subdivision. Schoppe then said that the comprehensive plan calls for the northeast side of the property to be ORI. He asked if the Plan Commission felt comfortable with a single-family use instead. To him, he said it makes sense. Also, he said the Faxon Road realignment is being worked on. In additions, he said there are some open space concerns he thinks the Park Board might have. After the Park Board concerns are met, he said they could begin working on a preliminary plan. Because it was a concept only presentation, the commission did not need to vote. NEW BUSINESS 1. PC 2002-06: Westbury Village: Ocean Atlantic petitioners. Commissioner Michael Crouch asked if Ocean Atlantic has met with the School Board. LaFave said he met with Dr. Engler who indicated he would like to see a school on the site. Crouch said the development would bring in a significant number of students and that the developers would need to provide a school site. LaFave said they are prepared to work with the School District. Kubala asked about how the developers were addressing a 30-acres deficiency of land and what doesn't Ocean Atlantic understand about the density being too high. Schoppe said those comments came from a Feb. 7 memo. However, a new plan has since been presented. The packets to Plan Commission members were already sent out. Lannert said that after Mr. Schoppe's memo,the developers and the city finally got to the same page and that the developers believe they are now with the city's comprehensive plan. Kubala then asked if they have now met the 30-acre deficiency. LaFave said it is a little different because the densities have changes. The parkland went up and commercial land increased. Lannert said it is a difficult computation because of the population and what is included and not included in countable open spaces. Also,they have restored wetlands and bike trails in there. They were looking for more credit than 15 percent; they were looking for about 25 percent. Without the school site, they comply with the plan. With the school site, they more than comply, Lannert said. LaFave added that they have included 22 percent of additional open space. He said the density is in line with the 22 percent of additional open space. He said the maximum density overall is 3.3 units per acre. i Page 7 of 9 Kubala asked if they have an adequate amount of open space relative to the requirements of the comprehensive plan. Schoppe said he still thinks they're still off a little bit. By the next meeting, however, the numbers should be worked out. They haven't had time yet to go over the acreage. He said he believes it's Ocean Atlantic's intention to meet the requirements. Lannert said they're going to fall between the tables. However, he said he thinks they will comply. LaFave said they acted quickly because they wanted to get the revised plan out before the meeting. Kubala said he thinks the commission should let Schoppe do his job and get back to them at the next meeting. Lindblom asked why there are so many 10,000 square foot lots. Jones said typically with a PUD,the only way they give 10,000 square foot lots is if they back up to a lot of open space. But in this plan, there are 200 lots at 10,000 square feet and 115 lots at 12,000 square feet. He said that doesn't come close to meeting the city's requirements. Baker asked if the streets met the city's specifications and Lannert responded yes. Lannert added they have slightly over 30 percent in open space. The simple answer is that they are trying to pro-rate the mixed-use aspect of the comprehensive plan. Unlike previous projects, he said they believe they are zoned for the mixed use. Lindblom said he's still concerned about the number of 10,00 square foot lots compared to 12,000 square foot lots. Crouch said in view of the number of revisions that have recently occurred, he was surprised Ocean Atlantic presented the plan that night. He said it seems very rushed. There is not a school site on the plan yet. LaFave said they're not asking for a vote. They just want some direction and comments form the Plan Commission. Jones said he doesn't have a problem with Ocean Atlantic seeking comments from the commission. Schoppe said the project is planned to proceed similar to the plan for the Grand Reserve development. Grande Reserve should be annexed with a concept plan and a detailed set of design standards. Likewise, when this moves forward there would be fewer details graphically than in a preliminary plan, but the text would be more detailed, he said. i Page 8 of 9 Mr. Schoppe then asked how the commission feels about the location of the commercial area. Lannert said they moved it so that it would be a more valuable piece. He said the location maximizes the value. Lindblom said he doesn't have a problem with it. In response to a question from Kubala, Lannert said the developers are trying to purchase the Forest Preserve to use for commercial property. However, LaFave said they would make do if they cannot purchase the property. Green asked if the course of the Rob Roy drainage ditch would be changed as planned. Lannert said in some cases, it would be left as is. Some of it will change, though. He said they still think that's appropriate. They were hoping to do more, but it's not financially feasible. Green asked if Rob Roy 2, a governing body of the ditch was aware of the proposed changes. However, LaFave said that is no longer a functioning body. The plans would be regulated by the Illinois Department of Natural Resources, LaFave said. Commissioner Ted King asked what kind of uses the developers envision for the commercial area. LaFave said they plan for a large power center featuring one or two large parcels packaged with some smaller ones. There are no specific businesses or retailers in mind. 2. PC2002-31 Deere Crossing: B&B Land Development, LLC, petitioners, has filed an application with the city requesting 1 V2 mile review for Kendall County RPD-2 Residential Planned Development—2. Paul Buck said the property consists of 36.8 acres. Open space would equal 12 acres and there would be 18 lots built on 22 acres of land. The smallest lot would be 45,000 square feet and the largest lot would be 67,800 square feet. The average lot size would be 49,500 square feet. The development would feature trails throughout it and all of the open space is accessible to property owners without going onto private property. Schoppe said the developers have addressed all of the city's concerns and are all set. Crouch made a motion to recommend to the county acceptance of PC2002-31. Lucietto seconded the motion. The motion was unanimously approved by roll call vote. Green, Holdiman, Baker, Lucietto, Jones, King, Crouch, Kubala and Lindblom voted yes. 3. PC2002-32 Landford Lakes: Montalbano Homes, petitioners, has filed an application with the city requesting final plat approval. Danny Fritz, representing Montalbano Homes, said plans call for 62 town homes as per the agreement. Page 9 of 9 There is an existing pond on site. The developers intend to put a loop road and an emergency access way. The developer also has complied with all of the city's staff requirements. Schoppe said that there are some engineering design issues that still need to be worked out. Kubala said the commission couldn't ask for more considering their hands are tied by a consent decree. Kubala them made a motion to approve the final plat for PC2002-32 subject to the resolution of comments made by Schoppe and City Engineer Joe Wywrot. Lucietto seconded the motion. The motion was approved by an 8-1 vote. Holdiman, Baker, Lucietto, King, Crouch, Kubala, Green and Lindblom voted yes. Jones voted no. The meeting adjourned at 8:30 p.m. Minutes respectfully submitted by Dina Gipe. 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