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Plan Commission Minutes 2002 03-13-02
UNITED CITY OF YORKVILLE e -i ��0VE© PLAN COMMISSION MEETING -� WEDNESDAY, MARCH 13, 2002 Chairman Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Kerry Green, Clarence Holdiman,Jeff Baker, Anne Lucietto,Bill Davis, Sandra Adams, Jack Jones, Ted King, Michael Crouch,Andrew Kubala, Tom Lindblom Members absent: Brian Schillinger, Tom Mize] VISITORS Those who spoke at the meeting or signed the sign-in sheet were: Luella Kubala,Lori Lucas, Shirley Rice,Roger Murphy,Martha Perry, Jan Murphy,A] Dubajic,Chris Taus, Tom Hills, Sue Hills, Pam Yane, Jim Bertram, Raymond and Alice Bertram, Richard and Janie Huston, Elizabeth Taus, Victor Taus, Camille Grimes,Barb Merten, Dale Woodworth, Erwin Howzkopf, Joseph E Efe,Randy Mohn,Donald Saam,Russ Scholl, Sandi Markswart,Mary Heeren, Joe Besco, Rich Sticka, Denise Olek, Kim Ratkovich,Jeff Spang, Sandy Spang, Rich Stone, Bob Allen Dave Waden, Bill Zalewski, Rich Guerard, Kevin Benson, Duane Hartman, Clayton Marker, Richard Marker,Mike Bolweg, Art Prochaska, Shelly Johnson, Mike Schoppe, Barry Niles, Joe Wywrot, Steve Booth, Larry King, Lori King, Lori Haff deLancy, Chris Valentine, Tony Graff. A quorum was established. Minutes from the February 13 meeting were approved with one revision. PUBLIC HEARING 1 PC 2001-18 Wyndham Deerpoint—The Highlands annexation and re-zoning Anne Lucietto made the motion to open the public hearing. Kerry Green seconded the motion. The motion was unanimously approved by voice vote. Rich Guerard representing Wyndham Deerpoint Homes outlined the proposed project. The overall site covers 300 acres. Plans call for 427 single-family residences with a minimum lot size of 1,200 square feet; 108 duplexes; and 174 townhomes. There would be 25 percent open space in the development with 37 acres reserved for public parks and 22 acres set aside for a school site. Guerard said the school site is adjacent to the park site. He said plans try to preserve existing tree lines and another park site has been placed next to the tree line,which would be large enough for ballparks. In actuality,the developer has contributed more land than needed to the city,he said. He also said there are 10 connections to the subdivision. All the traffic is intended to go out the 2 main entranceways to the subdivision. One Yorkville resident expressed concern about the amount of construction traffic off Route 71. Guerard said there will be construction traffic,but he's not sure what the route will be yet. He also said there was debris on his property when a different development went up and he doesn't want more debris. City Administrator Tony Graff said the city does have debris and dust control ordinances in effect and that the city will ask the developers to soften the dust. Guerard said the developers don't know what the phasing of the project will be as they are still in the preliminary stages. He said the Illinois Department of Transportation will review road plans and that he believes there will be turn lanes of the highways into the subdivision. Yorkville resident Jeff Spang questioned the grade and sewer capacity for the project. Guerard said the sewer capacity questions have been resolved and that the grade still remains a question. He said the city still has to complete a main line to the property and that a lift station will not be necessary. Yorkville resident Rich Stone asked it the development would comprise track housing or would different builders come in. Guerard responded that it would not be track housing. When resident Kevin Benson asked if one or two builders would be involved, Guerard said he did not know. Yorkville resident Duane Hartman questioned how many townhomes would go on a lot. Guerard said that the 12,000 square foot minimum lot size was designated for single-family homes. He said he could not give a lot size because they're not built on lots but rather on common areas. Guerard said Wyndham Point is seeking R4 zoning for the townhomes which would allow for eight units per acre. Guerard also said a water study is in progress. Graff said the developer is funding the study for the southern zone. Hartman also questioned the assessment of impact fees and wanted to know if the city should charge higher fees for townhomes than single-family homes because of density issues. Guerard said the impact fees are paid on a per-unit basis. Graff also said that another developer is funding a study regarding impact fees and that impact fees are directly related to population. Michael Crouch made the motion to close the public hearing. Andrew Kubala seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARING 2 PC 2402-02 Heartland Circle annexation and re-zoning Clayton Marker, representing Richard Marker and Associates, said the proposed development is an extension of the Heartland Development already underway in Yorkville. The 129-acre extension would include 252 lots with an average lot size of 11,827 square feet or 1.99 units per acre. "It's a fairly unique development," he said. It features open space, a unique land plan and unique home designs, he said. 3 Marker said the development features 2 3/4 miles of paved trail system that would be open to the public and that the entire development is designed more for the walker or rider and not for the automobile. At the center of the development, are plans for a business area that would feature businesses such as a family restaurant or community ice cream store,Marker said. "We're looking to bring back the corner store,"he said. Raised pavement around the area would slow traffic down. He said the whole project is designed to be pedestrian oriented and very family friendly. Yorkville resident Mike Bollweg asked if the trail system would be open to the public. Marker said it would be public property, privately maintained. He said the developer is in negotiations with the park board to discuss what to do with property donated to the Yorkville Park Board. Bollweg said there is no actual park space in the proposal. Graff said Heartland is offering what is called passive use parkland. He said there's been no determination yet by the park board in accepting the contributions. In Heartland I, the park board accepted some of the open space as part of the land cash contribution. Regarding the issue of density address by Bollweg, Graff said the project meets the required density level. Some lot sizes do not meet the required lot size under the zoning. Those lots are all located where there is open space, Graff said. Marker said when the open space is included with the lot size, the average lot size is about 16,000 square feet and that's without the detention area. On those smaller lots, Marker said there's a 30-foot setback instead of a 40-foot setback. It's similar to the method used in Heartland I. Stone questioned whether Marker and Associates have given consideration to increasing lot sizes to 12,000 square feet and maintaining the trail system. Marker said no. Yorkville resident Randy Moore suggested that lots get larger as they go further out of town. He said that to be fair to the residents on Teri Lane, the lot sizes bordering the subdivision should mirror the size of their lots and that the people on Tuma Road have the same rights. He also said he'd like to see a tree survey done. He said the southwest corner has a decent stand of trees that should be saved and also there are evergreen trees in the round about that could be saved if the round about was moved 100 feet. Moore also questioned who maintains the round about. Graff said the city is checking on round- abouts now and how they should be maintained. He also said there is no way Tuma Road has the ability, the width to handle the traffic proposed in the development. He said it's basically a cow path. 4 Yorkville resident Duane Hartman questioned whether the width of the road on the turn around would be wide enough to get fire trucks in there. Marker said the city would make the decision on the road size. Yorkville resident Shelly Johnson asked if the developers have taken into consideration the semi trucks delivering goods to business proposed in the B-3 section of the development going down Spring Street which is in a residential area. Marker said Spring Street is designated a truck route. He also said the developer would limit hours, limit the usage on the roadway. Yorkville resident Sue Hills questioned why the developers want to put businesses in the development and said she doesn't want to worry about her kids getting hurt in the traffic. Yorkville resident Denise Olek said she wouldn't want liquor to be sold in any of the businesses and said if the developer wanted to work with the community the plan for the subdivision would call for larger lot sizes and less homes. Olek spoke in opposition to the lots that are less than 12,000 square feet as did several other residents. Marker said the development falls under the density requirements of two units per acre and that it could within the realm of possibility develop 325-350 lots. City Planner Mike Schoppe explained that developers seeking strict zoning changes must comply with the ordinances as outlined. Under a PUD, or Planned Unit Development, there is more room for flexibility and negotiation. The PUD allows for customization of a development, he said. Yorkville resident Barry Niles said Yorkville has always had high standards and that he would prefer a development like what Heartland is proposing because it is a more diverse type of housing plan. However, he said he disagreed with some of the plans. For instance, if there are 250 homes in the development, there's no place for the estimated 400-500 kids it would bring to go to a park and play baseball. Also he said the storm sewer that runs down Spring Street was something he put in when he made a development. He said it alleviated some of the drainage problem and that the storm sewer should be extended to the river. Plan Commission Chairman Tom Lindblom asked what the average lot size is on Teri Lane. Niles said it is 19,000 square feet. When asked about the development on Teri Lane, City Engineer Joe Wywrot said the density is about 1.85 lots per acre. Niles said that with ordinance changes made in 1996, it is impossible to reach a density of 3.3 lots per acre. 5 In response to a question by Yorkville resident Steve Booth who questioned how he would get out of his driveway with heavy traffic anticipated, Marker said Spring Street was designated the main entrance because the city has designed the road as a collector road. Schoppe explained that smaller roads in the city lead to collector roads and collector roads lead to the main arterial roads such as Routes 34 and 47. After discussions where several different residents raised concerns about the potential for heavy traffic on several neighboring streets, Niles suggested Heartland developers conduct a traffic study. Graff said a traffic study has not yet been requested because the development is still in the engineering phase but that one will likely be recommended. When questioned about the city's comprehensive plan, Schoppe said the development meets the intent of what is in the comprehensive plan. More discussions about the potential for heavy traffic on several roads including Tuma Road ensued. Roger Murphy suggested that a great number of issues would be solved if the road near Quinsey Lane would be turned into a dead end. Lindblom said the Plan Commission will take all comments into consideration when it deliberates on the matter and he is not sure when that will be. Kubala made a motion to close the public hearing. Lucietto seconded the motion. The motion was unanimously approved by voice vote. Jeff Baker made a motion to table discussions on Wyndham Deerpoint and Heartland developments. Sandy Adams seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARING 2 PC 2002-05 Christopher Valentine request to re-zone. Christopher Valentine said he is requesting B3 zoning to address the needs of the people who own the rental store in Bristol that burned down. The property where the new rental building will be located in along Bristol Road and Oak Street and faces on Cannonball Trail. For the property to the west, which is along Cannonball Trail and is contiguous to the Wrigley property Valentine is requesting M1 or light manufacturing zoning. He said at some point in the future there could be the possibility of very light industry on the property. He said he does not have plans for a manufacturing plant or factory to be built on the property. One person questioned what uses would fall under light industrial zoning and what Valentine's plans are for the property. Valentine said in his request the type of business would be based on what market conditions allow for. He said he can't envision how soon putting up a metal 6 building would make sense. Five years might be overly optimistic. He said there's no desire on his part to build a manufacturing plant. Another Bristol resident expressed concern about the amount of traffic any businesses could create. Bristol resident Lori Heff deLancy questioned why Valentine is seeking M1 zoning if he does not intend to put a factory on the property. She also wanted to know how it would help the rental business to be annexed to the city of Yorkville. Valentine said that under Kendall County regulations all of the equipment must be kept inside the building. When the fire occurred the losses were greater because all of the equipment was inside. Also,he said it is nicer to be part of a bigger entity and possibly someday in the future have access to some of the services the city might provide. Heff deLancy said she and her neighbors would prefer that the equipment be stored inside. Valentine said all of the dangerous equipment would be kept outside in a fenced-in area. The current plan is to erect a 3,250 square foot building that would house the one business. In response to concerns expressed at a previous meeting,Valentine said a wetlands delineation of the property has not been made,but he is in the process of finding someone to do the work. He also said he built the pond that exists on the property and he has no desire to fill it in. With questions about potential uses for the property unanswered,the Plan Commission decided to split the request into two votes - one on the request for B3 zoning and one on the request for M1 zoning. Lindblom also suggested City Planner Mike Schoppe conduct a review of the zoning. Kubala made the motion to recommend approval of B3 zoning for the property east of Cannonball Trail. Baker seconded the motion. The motion was unanimously approved by roll call vote. Michael Crouch made the motion to table consideration of Ml zoning. Baker seconded the motion_ The motion was unanimously approved by roll call vote. OTHER BUSINESS Lindblom reported that the Plan Commission will meet twice a month for the next three months. Kubala made a motion to close the meeting. Jack Jones seconded the motion. The motion was unanimously approved by voice vote. The meeting adjourned at 9:40 p.m. Minutes by Dina Gipe Dear Ms. Milschewski, I picked up copies of the March 13, 2002 Plan Commission meeting the other day. Upon reading statements from citizens and Clayton Marker, 1 VERY important issue for my neighbors and I (Spring St., Teri Ln. & Quincy Ln.) was left out. One citizen (I believe it was my husband, Steve Booth) asked where construction traffic would go. Mr. Clayton Marker stated: Construction traffic will NOT Go down Spring Street rather it will go thru their existing subdivision Heartland I. If this could be re-written into or an addendum added to the minutes it would be greatly appreciated. We are very concerned that Mr. Marker will bring construction down Spring Street and say he never said that it wouldn't. Also, are these tapes of meetings saved and kept in a file for future use if needed? Please call me at 553-7904 and let me know about my requests. Thank you for you time. Sincerely, ' V 'II' �K&- �k Ma i/ ; I3OOth gg 904 E. Spring St. Cc: &A-