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Plan Commission Minutes 2002 04-17-02 1 UNITED CITY OF YORKVILLE PLAN COMMISSION MEETING WOF WEDNESDAY, APRIL 17, 2002 S o a Chairman Lindblom called the meeting to order at 7:03 p.m. ROLL CALL Members present: Kerry Green,Clarence Holdiman,Jeff Baker, Anne Lucietto,Bill Davis, Sandra Adams,Brian Schillinger, Ted King,Michael Crouch and Tom Lindblom. Members absent: Jack Jones, Tom Mizel and Andrew Kubala. VISITORS Those who spoke at the meeting or signed the sign-in sheet were: Scott Sleezer,Lisa Sleezer, Tom Grant, Richard Scheffrahn, Peter LoDestro,Melissa May,Robert McCullough, Jeff Spang, Rodney Tonelli, Lynn Dubajic, Mitch LaFave, Mayor Art Prochaska, city attorney Dan Kramer, city planner Mike Schoppe, city administrator Tony Graff A quorum was established. PUBLIC HEARINGS L PC 2002-08: Scott and Lisa Sleezer petition to re-zone Jeff Baker made a motion to open the public hearing. Clarence Holdiman seconded the motion. The motion was unanimously approved by voice vote. Lisa Sleezer said she is requesting re-zoning from R2 to R2 special use to operate a preschool in the basement of her home located at 632 Heartland Drive. Plans are to have up to seven children attend morning classes and up to seven children attend afternoon classes. Anne Lucietto made a motion to close the public hearing and to open the next public hearing. Brian Schillinger seconded the motion. The motion was unanimously approved by voice vote. 2. PC 2002-09 Peter and Cheri LoDestro petition to re-zone Melissa May,representing Peter LoDestro, said the petitioners are seeking a zoning change from R2, single-family residence,to O,office district to allow them to operate a dental office at the location. The property is located at 803 N. Bridge St. Baker made a motion to close the public hearing and to open the next public hearing. Schillinger seconded the motion. The motion was unanimously approved by voice vote. 3. S&K Development and Morrissey & Company petition to annex and re-zone Tom Grant,from S&K Development, said the petitioners are seeking to annex into the city 37.5 acres of land and re-zone from Kendall County A unincorporated to R3 PUD and B3. The property is located at the northwest corner of Greenbriar and Route 47. 2 Grant said 10 acres would be used for commercial purposes and the rest would be used for a multi-family residential development. Engineer Richard Scheffrahn said there would be a 15- foot pedestrian easement along the east side. There would be two points of access to the property —one on Greenbriar and one on Route 47. The multi-family lots are less than one acre and include connected and disconnected townhomes. The disconnected homes would be placed closed to the existing duplex development. The density is at 3.5 units per acres, which is well within the R3 zoning requirements. Resident Robert McCullough asked why the developers didn't plan for single-family housing. Scheffrahn said a very small portion of the property is contiguous to single-family housing. The developers believe the multi-family housing is a good transition from commercial property to the single-family residences to the west. Grant said the city's comprehensive plan calls for the property to be commercial. The R3 plan actually is a down zoning from what is in the plan. Scheffrahn said the developers are going to meet with the Yorkville Park Board next week to discuss a park contribution. He said the Park Board would probably rather have the cash contribution to use to develop a regional park. Baker made a motion to close the public hearing. Kerry Green seconded the motion. The motion was unanimously approved by voice vote. NEW BUSINESS 1. PC 2002-08 Scott and Lisa Sleezer petition to re-zone Baker said he doesn't have a problem with the petition. Schillinger asked if the special use would stay with the house if the family decided to move. City Attorney Dan Kramer said the zoning would remain with the home. However, if the preschool wasn't in operation for six months,it would revert to the former zoning. Scott.Sleezer said he and his wife are working with the Illinois Department of Children and Family Services to be licensed and are working with the city of Yorkville to meet all of the city requirements. The home is fully insured and will meet all of the fire codes, etc. City Administrator Tony Graff pointed out that Scott Sleezer is an employee of the city, but that there is no conflict with his request. Baker made a motion to approve the request for PC 2002-08 to re-zone from R2 to R2 special use. Green seconded the motion. The motion was unanimously approved by roll call vote. Green, Holdiman,Baker,Lucietto,Davis Adams, Schillinger,King, Crouch and Lindblom voted yes. 2. PC 2002-09 Peter and Cheri LoDestro petition to re-zone 3 Bill Davis questioned the parking arrangement. Peter LoDestro said he is working on a site plan for it. City Planner Mike Schoppe said that if zoning is approved LoDestro will have to bring in a site plan that addresses proper parking. He said there appears to be ample room on the property for parking. Graff indicated converting the residence into an office fits in with the city's plan to convert homes along Route 47 to businesses. Michael Crouch made a motion to approve the re-zoning from residential to office as requested in PC 2002-09. Baker seconded the motion. The motion was unanimously approved by roll call vote. Holdiman, Baker, Lucietto, Davis, Adams, Schillinger, King, Crouch, Lindblom and Green voted yes. 3. PC 2002-10 S&K Development and Morrissey & Company petition to annex and re-zone Baker said he didn't like several major areas of the plan. One is he believes the commercial area is way too small for Route 47 frontage. Secondly, he said there are no duplexes on Greenbriar anymore they've been re-zoned to single family. Mayor Art Prochaska said that isn't the location where the duplex lots were changed. They still are duplexes. Scheffrahn said he believes the duplexes provide transitional zoning from the commercial to the duplex and single-family lots. Grant said the five Greenbriar lots meet 7 proposed dwelling units of the proposed development. Also there is a conservation easement with a tree line along the area. Baker said he's still not happy with the commercial aspect. He said the developers are limiting themselves as to what types of businesses they can attract. Scheffrahn said the entire parcel is 2,000 feet deep with 500 feet reserved for commercial use. Schoppe said the request is proceeding a little differently than most. They petitioners are asking for annexation and zoning. They're not asking for preliminary plat approval at this time. They want the Plan Commission's conceptual input so they can take that back and put in their preliminary plan. Baker questioned if the property is annexed and re-zoned R3 and commercial, does the city have any control over how much is commercial and how much is residential. Schoppe said preliminary plat would come back for approval. Schillinger said the commercial area depth doesn't match up the depth of the Prairie Gardens business area. If Route 47 is a viable business district to this city, why do this to it. He said it should be more consistent. Baker said The Ground Effects goes back farther than what is being proposed by S & K Development. Schoppe asked how Baker would feel if the commercial depth of the S &K property was extended west to meet with the Prairie Gardens depth to the north and The Ground 4 Effects property to the south. Grant indicated the two do not evenly line up. When questioned by Kerry Green about the layout of any potential businesses, Scheffrahn said they don't know who the end users will be. The intent is to develop it as one long parcel splitting it off for whatever uses the end user would want and to have internal connections, not have a separate road. He said it's somewhat like the Jewel area where several businesses have the same access. Baker pointed out that the development is much smaller than the Jewel development and that the S&K developers are cutting themselves short. Crouch indicated he too believes the commercial property should have more depth to align with what's to the north and south. He also would like to see fewer townhomes. When asked about the width of Route 47, Scheffrahn said IDGT doesn't need any additional right of way. Schillinger said that if the Plan Commission is to err in any direction it would rather err to the favor of taxpayers—saying that residences benefit more from commercial taxes. Schoppe said a straightforward layout for the commercial property would be 1-acre lots to be developed. That's essential 200 feet by 200 feet. Typically, fast food restaurants and banks are the types of businesses that go on those size lots. When questioned, he said strip malls usually are narrower in depth. "The issue before us is do we want this property in Yorkville and do we want it commercial. If you do want it commercial, what are, if any,the conditions we want to put on it," Schoppe said. Schillinger said it's obvious it's wanted in the city and the commercial is wanted. He also said he liked the residential aspect. However, he said the B3 zoning areas should be matched up. Lindblom asked if the Plan Commission could pass a motion requesting they slide the line to match up. Kramer said yes. Baker said such a move might enable the developers to take the road spur onto Greenbriar out of their plan because Woodsage would be the road that would lead to either the residential area or the business area. Lindblom said they're all good comments,but to let the comments go to the planners. He also suggested that the developers might want to change the name of Hopkins Park and Hopkins Circle because there is a Hopkins Road in Yorkville. Kramer suggested the Plan Commission split the vote into three votes—one for zoning, one for business and one for residential. Baker made a motion to annex PC 2002-10 as requested. Adams seconded the motion. The 5 motion was approved unanimously by roll call vote. Davis, Adams, Schillinger,King,Crouch, Lindblom, Green,Holdiman and Baker voted yes. Lucietto abstained. Schillinger made a motion to re-zone PC 2002-10 to B3 commercial with the recommendation that the B3 zoning between the north and the south lot lines match with the B3 zoning that is already present. The south line would meet with the westerly most B3 zoning line and the north line would meet with the westerly most B3 zoning line. The motion failed by a vote of 4-5-1. Schillinger,King,Holdiman and Baker voted yes. Davis,Adams, Crouch,Lindblom and Green voted no. Lucietto abstained. Crouch made a motion to re-zone PC2002-10 to B3 commercial with the recommendation that the southern edge of the B3 zone extend straight south of where the Prairie Garden B3 commercial area is. Adams seconded the motion. The motion was unanimously approved by roll call vote. Adams, Schillinger,King, Crouch, Lindblom, Green,Holdiman,Baker and Davis voted yes. Lucietto abstained. Green made a motion to accept the R3 PUD zoning for PC2002-10 based on the B3 boundaries established in the previous motion. Crouch seconded the motion. Schillinger, King,Crouch, Lindblom, Green, Holdiman, Baker, Davis and Adams voted yes. Lucietto abstained. After the voting, Schoppe wanted to clarify with the Plan Commission that the members were comfortable with what is proposed in the plan. Members indicated that they are comfortable. Grant indicated that because the line for the commercial area was moved, the residential housing area will be more dense. "There's a certain number we have to have to make it work," he said. said that with OLD BUSINESS L Update of Comprehensive Plan Draft Graff said Rodney Tonelli from Tonelli, Reuteger and Associates, will take comments from Plan Commission members regarding the draft plan. Changes will be made and the Plan Commission will get another chance to look at it before moving it forward to the City Council. Recapping the major changes from the current comprehensive plan to the proposed draft plan, Tonelli said the plans are very similar in land use with a couple of minor exceptions. The greatest changes, however,come in determining residential density. The new plan expands the number of residential categories. All single family housing with 1.5 units per acre or less falls under the estate category. Those single family housing areas with 2.25 units or less per acre fall under the suburban area and the transitional neighborhoods located on strategic areas of land have a higher density. The purpose of the transitional category is to provide a place in the plan where something other than 12,000 square foot lots might be appropriate, he said. The burden is put on developers to bring in amenities if they propose something that would have a higher density than what the plan calls for. 6 Also, in the old comprehensive plan,there was an office and an industrial category. Now there is an office research category,which is intended for larger units. Smaller office areas from the last plan now fall under the commercial category. Based on the discussions about the Hopkins Subdivision,that area in the comprehensive plan should be changed to a transitional area, he said. Also,regarding the homes on Route 47 that will be converted to business-type uses, they will still be shown as residential on the map. However, the city's policy will show that other uses for small offices and such will be acceptable. Lindblom said Plan Commission member Andrew Kubala who could not attend the meeting left a detailed list of changes and corrections he feels should be made. Tonelli said he and his staff will go though each of the comments made in the letter. Those changes along with changes suggested by other Commission members will be made and a new plan will be brought to the May 8 meeting for review, he said. Schillinger questioned the feasibility of putting a site for a Metro station on the comprehensive plan. There are actually two potential sites shown in the plan. Lucietto said a site needs to be on the plan if Yorkville hopes to get a Metro station. Resident Jeff Spang questioned if a corridor should be shown on Route 47 for the area that will be used for non-residential uses and he wondered if they should be re-zoned. Tonelli said these categories don't correlate to zoning. The plan creates guidelines. Spang also questioned the public/quasi-public areas. He said the designation is not appropriate for public works maintenance yard. By nature it has to be private to protect people from injury and secure the property that the city owns. He said it would be more appropriate as an industrial use. However,Prochaska said it should continue to be shown as public owned so that in the future it couldn't be used for industrial purposes. Green suggested the Plan Commission approve the draft of the comprehensive plan and move it forward to the City Council. However, Schillinger said he would like to review the comments from Kubala before voting on the plan and Crouch agreed. The next draft plan will be presented to the Plan Commission on May 8. ADDITIONAL BUSINESS Mitch LaFave, from LaFave and Associates, Inc., invited Plan Commission members as well as City Council members and Economic Development Committee members to take a bus tour to view developments within the Fox Valley/I-88 corridor area to see projects similar to what is proposed for the Undesser Property. Plan Commission members indicated they would be interested in taking the tour. 7 The meeting adjourned at 9:42 p.m. Minutes respectfully submitted by Dina Gipe