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Plan Commission Minutes 2002 04-10-02 1 UNITED CITY OF YORKVILLE PLAN COMMISSION MEETING APPROVED WEDNESDAY,APRIL 10, 2002 s-`6 o a 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,Clarence Holdiman, Jack Jones,Michael Crouch, Brian Schillinger, Tom Mizel,Andrew Kubala, Tom Lindblom Member absent: Ted King VISITORS Those who spoke at the meeting or signed the sign-in sheet were: Maggie Booth, Steven Booth, Dallas Ingemunsen,Mary Block,Raymond Bertram, Jeannette Bertram, Jim Bertram, Vallie Rice,Doris Dick,Denise Olek,Bob Pilmer,Robert Allen,Matt Fiscone,Rich Guerard,Mary Krasner,Tony Graff,Mike Schoppe,Joe Wywrot,Richard Sticla, Art Prochaska, Valerie Burd, Dan Kramer. A quorum was established. MINUTES Minutes from the March 13 and March 20 meetings were approved without changes. OLD BUSINESS 1. PC 2002-05: Christopher Valentine petition to re-zone. Bob Pilmer,representing Christopher Valentine, spoke about the petition. He said the Plan Commission had questions about the 15-acre parcel west of Cannonball Trail and also requested a wetlands delineation. Valentine since hired a firm to conduct the delineation that was completed. A copy of the delineation was provided in the packets of information to Plan Commission members. City Planner Mike Schoppe recommended B3 zoning for the parcel of property where the grain storage business is Located and combined MII133 zoning for the western portion of the site. Andrew Kubala made a motion to recommend zoning for PC 2002-05 as pointed out in a letter from Schoppe and specifically including the grain storage business. Sandra Adams seconded the motion. The motion was approved 1 I to 1 by roll call vote. Kerry Green,Clarence Holdiman, Jeff Baker,Anne Lucietto,Bill Davis, Sandra Adams, Jack Jones, Tom Mizel, Michael Crouch, Andrew Kubala and Tom Lindblom voted yes. Brian Schillinger voted no. 2. PC 2000-11 Galena Yorkville LLC petition to annex and re-zone. Matt Fiscone with Inland said that based on the type of residential product on the south end of I i 2 the proposed project and the number of specific concerns expressed at the public hearings,he asked the commission to make a recommendation for R3 PUD zoning on the residential portion and B3 zoning on the commercial portion of the project. He said he understands that detached townhomes don't meet with city code and would require a.PUD,Planned Urban Development. Gary Weber presented a revised plan for the property that included two potential changes. One change would reduce the number of full access points. The last plan called for two full access points on Galena Road and one right-in right-out access on Route 47. Under the revised plan, Weber said they may move one full access point, however, that would mean losing about 20,000 square feet of retail space. He said they're working out the details. Weber also said they have worked with the Yorkville Park Board and with Schoppe and will increase the frontage of the proposed park area. He said they'll lose seven units along the border to accommodate the change. Also, he said the Park Board would tike a 10-foot bike path easement through the park. Weber said it will have to be designed so that the path doesn't split the park. Kubala said he doesn't see a material change in the plan the developers are proposing compared to previous plans. He said he didn't feel comfortable recommending a PUD agreement without seeing more concrete changes. Many members of the Plan Commission voiced agreement to his comments. However,Fiscone said the developers are not prepared to revise the plan without specific recommendations. Tom Mizel and Michael Crouch both indicated the thoughts and concerns of the Plan Commission were made clear at the last public hearing. Fiscone said the developers would take a recommendation on the PUD as the plan stands. City Administrator Tony Graff asked if the Plan Commission thought the R3 PUD zoning was acceptable, the city staff could negotiate the terms of the PUD with the developer. Mayor Art Prochaska said Schoppe indicated R3 is the proper zoning for the parcel. Jeff Baker indicated the zoning is ok, however, density is a concern. Kubala made a motion to approve B3 zoning for the parcel along Route 47 in the approximate size that's shown on the plat as requested for PC 2000-11. Baker seconded the motion. The motion was approved by a&4 roll call vote. Holdiman, Baker, Lucietto, Davis, Schillinger, Jones, Crouch, and Kubala voted yes. Green,Adams,Lindblom and Mize] voted no. Kubala made a motion to approve an R3 PUD for PC 2000-11 with a maximum density of four units per acre. Schillinger seconded the motion. Kubala then amended the motion to include 3 concerns expressed in staff reports and the minutes. Schillinger seconded the amendment. The amendment passed by a 7 to 5 roll call vote. Green, Holdiman, Baker, Schillinger, Jones, Kubala and Lindblom voted yes. Lucietto,Davis,Adams,Mizel and Crouch voted no. The amended motion was approved 7 to 5 in a roll call vote. Green,Holdiman,Baker, Schillinger,Jones, Kubala and Lindblom voted yes. Lucietto,Davis, Adams, Mizel and Crouch voted no. 3. PC 2001-18 Wyndham Deerpoint Homes petition to annex and re-zone. Attorney Dallas Ingemunsen,representing Mary Block and her family,voiced objections to the proposed Highlands Subdivision development. He said the family hired Teska Associates to review the project. Teska concluded that the plan is not suitable for a subdivision. He said the Block family plans to continue their crop and cattle production farm for a long time and will not sell for development. That means the farm will be the outer peripheral of Yorkville for the foreseeable future. Among concerns expressed about the development, Ingemunsen said the density is too high. Also he said the Block farm has an easement for farm traffic. He said it creates dangerous traffic conditions now and that would increase with a new subdivision development. Also the Teska report stated that roadway extension to the Block Farm may be appropriate in the long-term. However, the roadways should not be built to the property line at this time because it could encourage motorists to drive onto Block property. He said the Plan Commission needs to consider the impact the development will have on the Block farming operation. The most serious of concerns is what may happen with homes and a school site bordering the property. He envisions children or others trying to come onto the property. He suggested the proposed subdivision developers create a ha-ha or some sort of buffer zone. The Teska report concluded that without appropriate buffering,there is great concern about the impact of the proposed residential development on the Block family to maintain the agricultural use of the land. Also,Ingemunsen expressed concerns about drainage and how it may affect the Block farming operation. Guerard said the development will not cause a drainage problem and engineering plans call for a system that will actually improve drainage. He said the developers are donating 50 acres of the development for a school and park and that only five lots border the Block farm. "Unfortunately, I think it's a situation where she (Mary Block)just doesn't want anything there,"Guerard said. He said he offered to put a fence on the property, but Mary Block didn't want a fence. Kerry Green suggested a berm. However, Guerard said he's never been in a situation where there was a problem putting a subdivision next to a farm. 4 Anne Lucietto asked if Guerard had considered a ha-ha and he said he's never heard of the practice. Lucietto said she's seen ha-has while visiting in New Zealand and that they look very natural. She said she's familiar with several farming operations that have had subdivision built near them. At first the new neighbors say they don't mind the smells or the sounds,but soon they start complaining. She said many people want to move out to the country, but they don't want everything that goes with it. Baker said he doesn't like the location of the school and suggested it have highway frontage. He believes it is dangerous to send school buses and tragic through a subdivision to get to a school. Graff said the Yorkville School Board indicated it favors the proposed school site. Graff said the developers plan to install a one million gallon water tank to service the development. He said the city is trying to plan it so that it can service water down to Walker Road by paying for an upgrade on the piping system. Also the sewer system may be expanded to go to Walker Road and Caton Farm Road. He said the city it trying to maximize its services by oversizing the infrastructure the developer plans to install. The developer is paying for the infrastructure while the city pays for the upgrades and oversizing. When asked about his comments on the proposal, Schoppe said the townhomes were moved to a new location and that the plan calls for eight units per acre. He likes the idea of the park being located next to the school. Regarding a berm or interface, Schoppe said he'd like to do some more research about what has been done in Yorkville to get a better understanding. He said 3 foot high won't stop a child from getting over it any more than a fence would. Under city regulations,R3 zoning calls for a maximum of five units per acre. Under a PUD agreement the units per acre can increase as part of certain trade-offs. "It needs to be weighed as an overall PUD," he said. Regarding the issue of a subdivision neighboring a farm, Graff said that historically minor issues have been raised. Usually,they're inquiries and not complaints. And the city always replies that the farms were here first, he said. Schillinger suggested Guerard put a buffer up between the houses along the lane on the eastern edge of the property that the Block family uses for farm traffic. Guerard said he has suggested putting up a fence. Schillinger said Guerard could put up some green space. After some discussion on what was being requested, Kramer suggested the Plan Commission separate the zoning request into three parts. Kubala made a motion to approve the annexation of the entire property as shown in the petition for annexation. Michael Crouch seconded the motion. The motion was approved 11 to 1 by a roll call vote. Davis, Schillinger, Jones, Mizel, 5 Crouch,Kubala,Lindblom, Green,Holdiman, Baker and Lucietto voted yes. Adams voted no. Kubala made a motion to accept the PUD single family residence as show on the plat. Crouch seconded the motion. The motion failed by an 4 to 8 vote. Schillinger,Jones,Kubala and Baker voted yes. Davis,Adams,Mize], Crouch, Lindblom, Green, Holdiman and Lucietto voted no. When asked if the developer wanted the Plan Commission to continue voting on the other zoning requests,Guerard said they wouldn't do the project without the single-family component. However, it was recommended the Plan Commission vote on the other requests. Continuing with the voting, Lucietto made a motion to accept the R3 PUD agreement as proposed. Schillinger seconded the motion. The motion unanimously failed in a roll call vote. Adams, Schillinger,Jones,Mizel,Crouch,Kubala,Lindblom, Green,Holdiman,Baker,Lucietto and Davis voted no. Lucietto then made a motion to approve R2 zoning for duplexes as proposed. Adams seconded the motion. The motion unanimously failed in a roll call vote. Schillinger, Jones,Mize],Crouch, Kubala, Lindblom,Green, Holdiman, Baker, Lucietto, Davis and Adams voted no. Guerard said this is the fifth time the developers have been before the Plan Commission. He said they have made changes based on the concerns of the Plan Commission and that the single- family housing plan exceeds the city's ordinances and no variances have been requested. Davis said he's concerned about density off Route 71. Mizel said he's concerned about the 12,000 square foot minimum lot size. "Just because there is a lot of land there doesn't mean we have to cram as many houses on it as possible," he said. Crouch said the developer still needs to find a way to minimize the impact it will have on the Block farm and the impact the farm will have on the development. Lucietto agreed saying she didn't think all of the concerns were addressed. Kubala said he believes the density on the duplexes is too high. Guerard said the plan is for 2.2 units per acre and that is less dense than what exists in the neighboring subdivision. Guerard asked if the developers could comeback and try to address some of the issues. Lucietto indicated that since the Plan Commission made its decision, the issue now goes before the Yorkville City Council. Kubala made a motion to continue discussion on the plat until the next regular meeting in May. Schillinger seconded the motion. The motion was unanimously approved by roll call vote. Jones, Mizel,Crouch,Kubala,Lindblom, Green,Holdiman,Baker,Lucietto, Davis, Adams and Schillinger voted yes. 4. PC 2002-02 Richard Marker petition to annex and re-zone. 6 City Attorney Dan Kramer said the city received petitions against the Heartland Circle development. If 20 percent or more of the surrounding property owners sign a petition, it becomes a legal objection and the city council would need to approve a proposed project by a super majority vote. However, the petition has no significance as to what vote would be required by the Plan Commission, which is an advisory board. Richard Marker presented the same site plan that was previously proposed without changes. The plan calls for 1.99 single family residential units per acre on 129 acres of property. At the center of the property are plans for a limited commercial district. With 2.5 miles of trail systems proposed and 1.5 miles of trail system in the existing Heartland subdivision,Marker said it makes sense to have a number of pedestrian friendly business. However,he said he would remove that aspect if that is the desire of the Plan Commission and the City Council. Marker said he understands the potential conflict for the commercial area. He envisioned single- story buildings to house possibly a medical or dental office or a barber shop/beauty salon or perhaps an ice cream shop. "We merely thought it was a very, very good planning idea,"he said. Mizel said it was made very clear that residence were against the idea. Marker said it was clear by the people who attended the meetings. Regarding lot sizes,Marker said only the lots that back up to open space are smaller than 12,000 square feet. When questioned by Mizel about what would happen when neighbors start claiming the open space as their own, Marker said strict covenants would protect residents from that situation. There's also a mechanism in place for the city to tax or put a lean on the residents in the subdivision if the subdivision association fails and trails,etc. are not maintained properly. Regarding a traffic study,Marker said it's a mute point because the density of the proposed subdivision is less per acre than what exists now. Also at issue was the absence of a sizeable park in the plan, Schoppe said the Park Board recommended a 5 acre park in the project and said that the city would like to see a 4 to 6 acre park located in the development. Lucietto questioned whether the center area reserved for business could be converted to a park. Marker said city staff told him that the park had to be square. Schoppe said it didn't have to be square, but it had to be in a usable shape. Adams voiced her concern over lot sizes saying she'd like to see all of the lots at least 12,000 square feet. Mayor Art Prochaska also said he is concerned about the traffic circle in the project. Marker said that the concepts put into the plan were not meant to be controversial. He thought they would add charm to the development. Bill Davis said Plan Commission refrained until that night to make comments in order to allow community members at the public hearings to air their views. Initially,the Plan Commission gave its nod of approval to the concept plan presented to it. But the concept plan did not offer details of the project. That occurs on the preliminary plat. When the commission okayed the concept, it basically indicated that it liked the idea of what was being presented. Marker said he is committed to Yorkville and that the offices of Richard Maker and Associates, which have been located in Naperville for 30 years, are moving full-time to Yorkville. One of his sons already lives in Yorkville and the other one is moving to Yorkville. In response to a questions about chaining off Tuma Road so there is one exit,Marker said the developers donated a new right of way for McHugh Road to make it circle onto Route 34. The plan would correct the current wishbone that exists now. Mary Herron asked why Tuma Road would be chained off. Lindblom said it would be chained off so that the roadway wouldn't be used on a regular basis, but it would be another way in particularly for emergency vehicles. Crouch made a motion to approve annexation for PC 2002-02. Schillinger seconded the motion. The motion was unanimously approved by roll call vote. Mizel, Crouch, Kubala, Lindblom, Green,Holdiman, Baker,Lucietto, Davis, Adams, Schillinger and Jones voted yes. Lucietto made a motion to accept the R2 PUD zoning for the PC 2002-02 parcel. Kubala seconded the motion. The motion passed 11 to 1 in a roll call vote. Crouch,Kubala,Lindblom, Green,Holdiman, Baker,Lucietto, Davis, Adams, Schillinger and Jones voted yes. Mizel voted no. Lucietto made a motion to accept the B3 PUD service district. Jones seconded the motion. The motion failed unanimously by a roll call vote. Kubala, Lindblom, Green, Holdiman, Baker, Lucietto,Davis,Adams, Schillinger,Jones,Mizel and Crouch voted no. Lucietto made a motion to accept the preliminary plat as presented. Kubala seconded the motion. The motion failed unanimously by a roll call vote. Lindblom, Green,Holdiman, Baker, Lucietto, Davis,Adams, Schillinger,Jones,Mizel, Crouch and Kubala voted no. In response to a question about the negative vote, Schillinger said the commission has made its input. The meeting adjourned at 9:43 p.m. Minutes respectfully submitted by Dina Gipe