Plan Commission Minutes 2003 07-09-03 Page 1 of 6
APPROVED PY THE
UNITED CITY OF YORKVILLE COMMWTEEMOrARD
PLAN COMMISSION MEETING Ok. t 3 d 3
WEDNESDAY, JULY 9, 2003
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL $ft",
Members present: Clarence Holdiman, Anne Lucietto, Jef$aiker, Al Trotsky, Bill Davis,
Brian Schillinger, Jack Jones, Ted King, and Tom Lindblom.
Members absent: Kerry Green, Tom Mizel, Sandra Adams, Andrew Kubala and Michael
Crouch.
A quorum was established.
VISITORS
Those who spoke at the meeting or signed the sign-in sheet were: Asif Dada, Yorkville
School District; Rich Guerard; John Whitehouse, EEI; John Philipchuck; Larry Vaupel;
Rich Sheffrahn, Lynn Dubajic, Yorkville Economic Development Commission; City
Attorney Dan Kramer; City Planner Mike Schoppe; Alderman Richard Sticka; and Parks
and Recreation Director Laura Brown.
MINUTES
Approved with corrections
Commissioner Tom Lindblom announced the resignation of Commissioner Ted King
who is moving out of town.
Commissioner Brian Schillinger made a motion to vary the agenda. Commissioner Jack
Jones seconded the motion. The motion was unanimously approved by voice vote.
NEW BUSINESS
PC 2003-08 Heartland Center Unit 1 —Final Plat
John Philipchuck, representing Heartland Center, said the commercial section is divided
into three lots. An office building is already planned for Lot 1,there's a potential buyer
for Lot 2 and he's not sure what will go on Lot 3.
There's full access to the site off Farmstead and a right-in and right-out on McCue.
Schillinger said originally there was talk about attracting a grocery store. However,
Philipchuck said that is no longer in the plans. He said the developers are hoping for a
combination of retail and office use for the property. He said a grocery store would need
a bigger site.
City Planner Mike Schoppe said he has no concerns about approving the final plat. He
said in creating three lots,the project is still consistent what what's in the preliminary
plan.
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Commissioner Anne Lucietto said City Engineer Joe Wywrot has some issues at the June
26 Planning Council meeting. But Schoppe said those issues have been resolved.
Lucietto made a motion to accept PC 2003-08 Heartland Center Unit 1-Final Plat with the
outstanding issues brought up by engineering to be resolved. Commissioner Jack Jones
seconded the motion. The motion passed unanimously in a roll call vote. Clarence
Holdiman, Al Trotsky, Anne Lucietto, Bill Davis, Brian Schillinger, Jack Jones, Ted
King and Tom Lindblom voted yes.
PC 2003-10 Raintree Village (formerly known as The Highlands)—Final Plat
Rich Guerard from Windham-Deerpoint Homes attended the meeting to ask for the
approval of the final plat for Unit 1, the first of six proposed phases.
When asked about the arrangements for landscaping and berms. Guerard said that all the
berms, landscaping and fences requested are part of the final engineering. Some areas of
the development will have fences, berms or landscaping. Other areas will have all of the
components. He said Mary Block, who had opposed the development for fear of the
impact it would have on her farm, signed an agreement with Windham-Deerpoint Homes.
Schillinger said he'd like to commend Guerard for the working so well with the Blocks
and the community to make a viable development. Guerard said a lot of people worked
together to make the development.
Lucietto asked John Whitehouse from Engineering Enterprises Inc., if all of his concerns
were met. Whitehouse said he's sure they will be. He said there are a lot of engineering
issues and some technological things they're still trying to work out. However, he said
the engineering plat is in substantial conformance.
Whitehouse also said water supply is an issue. He said the completed plans for the
booster station needs to be in place and open before any occupancy permits are issued.
The booster station would serve unit 1, he said.
Schoppe said he has no concerns,just some housekeeping type of issues that need to be
addressed. For instance, the right to farm clause still needs to be added to the plats.
Lucietto made a motion to recommend approval of PC 2003-10 pending resolution of
engineering and plat comments. Jones seconded the motion. The motion was
unanimously approved by roll call vote. Trotsky, Lucietto, Schillinger, Jones, King,
Holdiman, Davis and Lindblom voted yes.
Parks Master Plan
Mike Schoppe presented the proposed Parks Master Plan to the Plan Commission
outlining aspects that would be important to the commissioners. Schoppe said a public
hearing on the plan will be presented on July 15 and he wanted the commissioners to
have a chance to review the plan.
Page 3 of 6
Of the items of interest to commissioners, Schoppe said Section 2, page 2 features a chart
on park sizes.
Section 3 consists of a series of maps. Schoppe pointed out one map on planning areas.
One planning area outlines potential greenways. As developments come along, the
greenways will be referred to, he said. A lot of input went into developing the greenways
area including comments from city staff, Kendall County staff and the Illinois
Department of Natural Resources.
Greenways were chosen based on unique features, habitats and best overall uses for the
land, he said.
Schillinger asked how it related to the Comprehensive Plan and asked if it could backfire
on the city.
Schoppe said it could only backfire if there are greenways planned and later the city
decides the greenways aren't needed.
City Attorney Dan Kramer said that in recent court decisions, as long as a municipality
follows a plan as best as it can, the courts will uphold it. He added that the plan should
put the city in good standing.
Commissioner Jack Jones asked if the greenways would be applicable to the Grande
Reserve development. Schoppe said it wouldn't. However, he said the developers of
Grande Reserve and the city have worked out a plan works well with what the city
desires.
Jones commended the plan and said it is a quantum leap from what the city previously
had.
Parks and Recreation Director Laura Brown said a map for bike and pedestrian trails also
is being devised. The Yorkville trails and the county's trails will be included, but the
private trails won't be on the map.
Another section that would interest plan commissioners is Section S, which addresses
park geometry. Brown said that section is under legal review, but will be completed in
time for the public hearing.
Davis added that it would be nice to see an overlay of the comprehensive plan with
greenways.
Page 4 of 6
ADDITIONAL BUSINESS
School Sites Proposal for Land Use Plan
Schoppe said the city asked his firm to look at school site selections. He said it is time to
look at the issue in a more organized fashion now that new developments keep coming to
the city.
The proposal will be made in conjunction with the School District and he said he's
already met with School Superintendent Dr. Engler.
Kramer said this is an important issue to look at. The courts have ruled that communities
cannot willy-nilly take land and if a school site is not necessary, go off and sell that land.
If land set aside for schools, is not used for schools, it must go back to the developers.
Schoppe said that the School District has already done some work on a plan. A citizen's
board has already looked at where school sites may be needed. Schoppe said he would
pick up where that plan left off and get more specific.
Schillinger said that as a Yorkville citizen, all he hears about is the Grande Reserve
development. He asked if there was a way to get a grander picture of all of the
development already approved and what is proposed. He's not asking for anything too
detailed, he just thought it would help to have an overview of all of the development
projects in the works.
Schoppe said he didn't' think that would be too difficult. Schillinger said he would be
interested in including county developments in the overview because those developments
would affect the school district as well.
Lindblom said he's amazed at how many developments are out there and how quickly
plans are coming before the Plan Commission and how large the proposed developments
are.
When asked about the timetable of the study, Schoppe said it should be completed in
about three months.
Asif Dada, who attended the meeting on behalf of the school district, commended the
study to create a comprehensive plan. And, he said it is critical for the School District to
know where the proposed subdivisions are and how many school-age children those
subdivisions could generate.
NEW BUSINESS
PC 2003-09 Windett Ridge—Final Plat
In asking for approval of the final plat for Windett Ridge, Larry Vaupel with Wiseman-
Hughes said the planned development covers 163 acres and 277 lots with a density of
1.69 units per acre. All of the lots are 12,000 square feet and the proposed development is
in conformance with the concept plan and PUD approved last November.
Page 5 of 6
Originally, there were 280 lots in the development, but it was reduced to 277 because of
soil constraints, he said.
As a side issue, Lindblom said he's heard comments from community members
wondering if it was necessary to lose all of the trees. Vaupel said the site is to be home to
a sanitary interceptor and a big path was needed. However, he personally felt a more of
the trees along the perimeter could have been saved.
Schoppe said the final plat is on compliance with the concept plan. However, he said
there are a few housekeeping items. He said the commission could give its approval
subject to staff comments.
When asked about his comments, Whitehouse said the issue of side yards could be
worked out. However, he said there are a lot of plat issues. And he said the lift station is a
concern. As it's proposed, he said 16 lots would use a lift station and force main. The lift
station doesn't meet city requirements, he said.
Whitehouse suggested that those 16 lots be omitted from this unit and could be added to
the next phase of the development where they could be serviced by a gravity sanitary
sewer.
Vaupel agreed it's not in the developer's best interest to install a temporary lift station
and he agreed to add those 16 lots at a later phase of the development.
Beyond that issue, however, Lucietto said she's concerned about the length of the list of
engineering issues that still need to be resolved. While some of it is nitpicky, she said
there just seems to be too many things outstanding. She added that she wouldn't be able
to vote in favor of approving the final plat even pending the resolution of engineering
issues as she usually does.
Whitehouse said the developers also need to get an off-site water main to the
development. Vaupel said he's talked with the developer north of the property and those
easements will be in place.
The comments made by the engineering firm don't affect the layout of the lots and that is
what is up for consideration, he said. He asked for the Plan Commission's
recommendation and said he knows there are some engineering issues to be resolved
before the final plat goes before the City Council for approval.
But Lindblom agreed with Lucietto and said he'd like to see some of the issues resolved
before the commissioners take a vote.
Schillinger said while he believes those issues need to be resolved, he said a vote might
be appropriate at this time. He then asked if the developer would be opposed to pushing
the vote back a month.
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Vaupel said when he comes back;the plat will be the same. He also said it took EEI four
months to review the engineering plans they submitted and they cannot afford to wait
another four months for another review.
But commissioners reiterated their concern over approving something with so many
errors in it.
Lucietto made a motion to table PC 2003-09. Holdiman seconded the motion. The motion
was unanimously approved by roll call vote. Lucietto, Davis, Schillinger, Jones, King,
Holdiman, and Lindblom all voted yes.
In other matters, Jones said he doesn't like the idea the Grande Reserve project is on a
fast track. He said he wants to see it come back to the Plan Commission as the project
advances. Kramer said it isn't on a fast track and that it will need to come back to the
Plan Commission for preliminary plat, engineering and final plat.
Lucietto made motion to adjourn at 8:20 p.m. Jones seconded the motion. The motion
was unanimously approved by voice vote.
Minutes respectfully submitted by Dina Gipe