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Plan Commission Minutes 2002 03-20-02 UNITED CITY OF YORKVILLE 7PIR�OoVED 1 PLAN COMMISSION MEETING -eg -k-10 o a WEDNESDAY, MARCH 20, 2002 Chairman Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Kerry Green, Jeff Baker, Anne Lucietto,Bill Davis, Sandra Adams,Ted King, Michael Crouch, Brian Schillinger, Tom Mizel,Andrew Kubala, Tom Lindblom Members absent: Clarence Holdiman, Jack Jones VISITORS Those who spoke at the meeting or signed the sign-in sheet were:Raymond Bertram, Alice Bertram, Jim Bertram, Gary Weber, Frank Taus, Elizabeth Taus, Michael Mondus, Tony Graff, Mike Schoppe,Joe Wywrot,Richard Sticka,Art Prochaska,Dan Kramer. A quorum was established. PUBLIC HEARING 1 PC 2000-11 Galena Yorkville LLC petition for annexation and re-zoning Anne Lucietto made the motion to open the public hearing. Sandra Adams seconded the motion. The motion was unanimously approved by voice vote. Gary Weber presented an overview of the proposed project. The plan covers approximately 85 acres at the corner of Galena Road and Route 47. It would include a commercial area along the highway and a townhome component consisting of 256 units. Plans include three access points along Route 47 and two on Galena Road. Weber said the townhome component includes attached and detached townhomes in a maintenance free setting. A central green runs through the proposed property, which would be dedicated to the Yorkville Park District as part of the land cash contribution. The Yorkville Park Board also expressed interest in running a bike bath along the east property line, Weber said. Mike Mondus said the development would have six detention facilities and would have storm water drainage. Plans would call for connecting to a water tower that would be erected on the facility for water and in the future a connection to the Rob Roy interceptor. Jim Bertram who neighbors the proposed development presented the Plan Commission with a list of questions and concerns. Some of the concerns include the proposed 4.9 dwelling units per acre,the "barracks look" sported by many similar developments,the main entrance is too close to existing private property,the four houses proposed on the main entry way need to be removed, the landscape buffer needs to be extended to include the east and south sides of the south east detention area,the lack of supplemental parking for townhomes in the development, access for 2 emergency vehicles, snow plows and similar vehicles and a central park that is virtually useless because of its size. Andrew Kubala made a motion to close the public hearing. Lucietto seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARING 2 PC 2002-07 R.W. Development,Inc. petition to re-zone City Administrator Tony Graff said the petitioner is requesting a zoning change from R2D two- family residence district to R2 one-family residence district. The property consists of lots 190- 200 on Walsh Drive in the Green Briar Subdivision. Graff said the petitioner has indicated the market for duplexes is slow and wants to put up single-family homes instead. He will put in 11 single-family units instead of 16 duplexes. The request falls under permitted use in the PUD agreement, he said. Also, he said the developer is working with the city to purchase land along the riverfront by the post office to develop and in turn will donate land to the city as a way to provide open space. City Attorney Dan Kramer said the change in zoning would be good for the city as well as for the developer. Kubala made a motion to close the public hearing. Michael Crouch seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARING 3 PC 2002-08 Scott and Lisa Sleezer petition to re-zone Adams made a motion to open the public hearing. Kerry Green seconded the motion. The motion was unanimously approved by voice vote. At the recommendation of Krasner, the Plan Commission then entertained a motion to table the public hearing. The Sleezers filed for the wrong zoning classification and will resubmit their petition. Kramer said they applied for a B3 zoning but a special use permit is available. The Sleezer's filed the petition to operate an in house daycare from their home. Kubala made a motion to table the public hearing. Lucietto seconded the motion. The motion was unanimously approved by roll call. Green, Schillinger,Adams,Lucietto,Mize],King,Baker, Crouch, Kubala,Davis,Lindblom voted yes. PUBLIC HEARING 4 PC 2002-01 Elizabeth Collins petition to annex and re-zone The public hearing was not held because the petition has been withdrawn. 3 OLD BUSINESS PC 2000-06 Menard, Inc. petition for approval of subdivision plat of Menard's Commercial Commons Graff said the Illinois Department of Transportation requested easements on the south east corner of the project which came through on March 20. City Engineer Joe Wywrot recommended the plat be approved subject to a few minor revisions. Graff said the project needs to move forward so the development can begin. Schillinger expressed concern that there isn't another route into the development. Wywrot indicated it wasn't much of a concern. Lucietto said it needs to be looked at differently than a residential subdivision. Kubala made a motion to accept Menard's Commercial Commons plat as presented subject to the resolution of Wyrot's comments. Baker seconded the motion. The motion was unanimously approved by roll call vote. Schillinger, Adams, Lucietto, Mizel, King, Baker, Crouch, Kubala, Davis, Green,Lindblom voted yes. Lucietto made a motion to accept the Ratos's plat of dedication as presented by Wyrot. Baker seconded the motion. The motion was unanimously approved by roll call vote. Adams,Lucietto, Mizel,King,Baker,Crouch,Kubala,Davis,Green, Lindblom, Schillinger voted yes. NEW BUSINESS PC 2000-IlGratena Yorkville LLC petition to annex and re-zone Weber addressed some of the issues mentioned by the Bertram family. Weber said the plan uses a modified grid combines some curbing of streets and some grid streets. It's a neo-traditional kind of layout that includes some traffic calming devices such as a large island and curves. They have not done a detailed projection on the number of people, particularly children that the development will bring in,but it will be addressed. As for the"barracks"look,he said the design would be a traditional style. He said he's not sure what the commercial uses for the property will be at this point. Regarding the main entrance being too close to the Bertram property line,Weber said there is a very good chance the entrance will be moved or eliminated. He said the four houses along the main entrance create a streetscape leading in the development and that it is an attractive element to the plan. He said there will be a large berm element between the commercial buildings and the back of the property. Addressing the issue of parking,Weber said each one of the townhomes,comes with a two-car garage and two cars could be parked in the driveway. Also, he said there are long runs of no driveways were there is the potential for one side parking in those areas. He said the plan 4 probably exceeds parking requirements. He also said the developer does not want to provide perpendicular parking because of safety and maintenance concerns. Regarding the central park area,he said there's potential to expand it in an easterly direction. He said the park board would consider the park as a donation to allow for extension of a bike trail. Baker questioned how the feasibility of running a bike trail through the park. He questioned why move the park so that another future development could add to it only to run a bike trail down the middle. Schillinger said the plan will need to be revised. He said he has a problem with the maximum density. Kubala said he doesn't see a material change in this plan compared to the plan that the commission has pretty significant comments on when it was presented the last time. Schillinger said the city's standards are set a minimums and there are many points in the plan where there are requests way below the minimums. He said the developer needs to work on meeting some of those standards in order to gain approval. Lucietto said the developer is asking for R3 and B3 zoning on Al zoned land with no PUD. She fears the city will get stuck with something that doesn't meet the comprehensive plan. Graff said the developers last Friday said they would consider a PUD recommendation especially after the city indicated the zoning does not address the single-family or detached townhome zoning. The plan commission agreed that once the plan is revised under a PUD,it could be considered. Lindblom said the concerns expressed by the Bertram family are the same concerns the board shares. He said the list of concerns should be used as a guide. Kramer said there are three issues facing the commission—annexation, zoning and preliminary plat approval. He recommended the commission vote on the annexation to let the developer know if he should progress. Kramer said recommended against making any decisions on zoning. He said the city considers the property contiguous to the city. Lucietto made a motion to continue the deliberation of re-zoning and the preliminary plan. Green seconded the motion. The motion was unanimously approved by roll call vote. Lucietto, Mizel, King, Baker, Crouch, Kubala, Davis,Lindblom, Green, Schillinger, Adams voted yes. Lucietto made a motion to annex the property to the city of Yorkville. Kubala seconded the motion_ The motion was unanimously approved by roll cal(vote. Mizel, King, Baker,Crouch, Kubala, Davis, Lindblom, Green, Schillinger, Adams and Lucietto voted yes. 5 PC 2002-07 R.W. Development Inc., petition to re-zone Green said he was concerned about the 7-'/z feet side yard setbacks. He said 15 feet between houses seems narrow. Kramer said it meets BOCA codes, which is 10 percent or 10 feet between buildings. Lucietto said the property backs up to Prairie Gardens and that the new development will transition nicely. Baker made a motion to recommend the re-zoning of the property. Lucietto seconded the motion. The motion was unanimously approved by roll call vote. King, Baker, Crouch, Kubala, Davis, Lindblom, Green, Schillinger,Adams,Lucietto,Mizel voted yes. OLD BUSINESS Graff said Rodney Tonelli will bring revisions to the comprehensive plan to the commission on the third Wednesday in April. Also,he said the changes to the Green Briar subdivision will go the commission at that same meeting. He also indicated that Richard Marker will redraw and present a new plat for the Heartland Circle Development. Graff said in response to residents concerns, Marker has agreed to remove the business portion of the development and will reconfigure other issues to try to meet the concerns of his neighbors. Revisions to the Wyndham Deerpoint project should come forth in May,he said Also,the Old Coach Road Hills project will come before the commission soon as well. Lucietto made a motion to adjourn the meeting. Brian Schillinger seconded the motion. The motion was unanimously approved by voice vote. The meeting adjourned at 8:23 p.m. Minutes respectfully submitted by Dina Gipe