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Plan Commission Minutes 2002 07-10-02 UNITED CITY OF YORKVILLE PLAN COMMISSION MEETING WEDNESDAY,JULY 10, 2002 Chairman Tom Lindblom called the meeting to order at 7:03 p.m. ROLL CALL Members present: Kerry Green, Clarence Holdiman, Anne Lucietto, Sandra Adams, Brian Schillinger,Jack Jones,Ted King,Andrew Kubala and Tom Lindblom. Members absent: Jeff Baker,Bill Davis, Tom Mizel and Michael Crouch. A quorum was established. VISITORS Those who spoke at the meeting or signed the sign-in sheet were: Mark Baker, Kevin Biscan, Tom Grant, Rich Sheffrahn, Lynn Dubajic, Yorkville Economic Development Commission; City Administrator Tony Graff; City Planner Mike Schoppe and attorney Dean Kleronomos. MINUTES Approved with corrections PUBLIC HEARINGS None OLD BUSINESS PC 2002-10 Hopkins Corner; S & K Development, preliminary plan Rich Scheffrahn said the preliminary plan is the same as the concept plan except for a few changes, which were requested by the Plan Commission. The changes alter the configuration of the plan,but not the number of units. The changes include the realignment of one road in the westward direction and the other change redirects a trail into the subdivision area. S &K Development is seeking the commission's approval of the preliminary plan subject to the approval of issues that have been raised. Scheffrahn distributed a picture of the type of product that will be installed in the development. He said there are two types of units in the development—a detached townhome and an attached townhome. City Planner Mike Schoppe said the Plan Council identified several bits of information that need to be provided or put into the plans. A letter from Schoppe Design Associates to City Administrator Tony Graff includes 11 suggestions and concerns that need to be addressed. 2 Scheffrahn said S &K Development is trying to complete a Planned Unit Development, which requires a preliminary plan. He said there were no issues raised in the letter than cannot be addressed. Tom Grant said many of the issues boil down to final engineering. Grant said the development group does not have any current plans for the commercial section of the property, so that portion us unplatted for now. Commissioner Andrew Kubala said he would feel better approving the project is he could get a better feeling for how the plans fit together. Schoppe suggested that the drawing of the townhomes distributed at the meeting be officially submitted. Commissioner Kerry Green questioned the retention and detention plans. He expressed concern about putting overflow into the already questionable Prairie Garden detention area. Specifically, he is concerned about creating more flooding problems in the city. Scheffrahn said much of the water on the property already runs into Prairie Garden. He also said detention ponds actually alleviate the problems of flooding in a community rather than adding to any problems. Commissioner Jack Jones said that while he thinks the plan is a good one, he is against it. He said Yorkville is inundated with townhomes. Scheffrahn said zoning has already been approved for townhomes. Chairman Tom Lindblom entertained a motion to vote on the project or to table it until more information is available. Kubala made a motion to table the preliminary plan for PC 2002-10 Hopkins Corner. Sandra Adams seconded the motion. The motion was approved by unanimous roll call vote with one abstention. Kerry Green, Clarence Holdiman, Sandra Adams, Jack Jones, Ted King, Andrew Kubala and Tom Lindblom voted yes. Anne Lucietto abstained. Lindblom said the commission would like S &K Development to address concerns by City Engineer Joe Wyrot, those expressed in the Plan Council minutes, those of the design concept and those expressed in the memo from Mike Schoppe. He said part of the commission's frustration is that the plans came in a piecemeal fashion. NEW BUSINESS PC 2002- Menard's Residential, concept plan Mark Baker from Smith Engineering Consultants presented an overview of the Menard's residential plan. Baker said the residential property covers 142 acres, part of which is in the city limits. Townhomes would be built on the western portion of the development and single-family detached homes would be built on minimum lot sizes of 12,000 square feet on the eastern 3 half. By placing the townhomes closest to the commercial development, Baker said the plan meets the intent of the transitional category in the city's land use plan. Baker said the project calls for a lot of pedestrian and bicycle connections and comprehensively designed park system. He said Menard's plans to develop the single-family lots and sell them off to builders. The townhome lots would be sold to a townhome developer. According to the city's requirements, 13.75 acres of park land are required for the project. Baker said the project includes 12 acres. He said the rest could come in cash or improvements. Green said that the project is planned in an isolated area and he is concerned that the designated recreation area won't be big enough. Baker said that hike and bike trails are requested in subdivision developments and he said those areas would be active, usable spaces. Schoppe said that the concept plan would go before the Yorkville Park Board later in July and input from that board would be given at that time. Commissioner Sandra Adams said that McCue is a collector street and that it is going to be a very busy street. She questioned the feasibility of having bike trails cross the street. Schoppe suggested the possibility of putting a smaller park on the town home side of the development. Lindblom said he would like to see future access points to the property south of the residential area. He'd also like to see a couple of entrances off of McCue. Tones said the city's density range for townhome developments is 3 to 5 units per acre. The Menard's development proposes 5.1 units per acre. Jones said he'd like to see the number of units decreased. Green questioned where the detention area flows. Kevin Biscan with Smith Engineering said the storm sewer is connected to Blackberry Creek. Commissioner Anne Lucietto said that by connecting to the creek,the developers are not adding to the flow, but just doing it differently. Green again issued his concerns about potential flooding. City Administrator Tony Graff encourages commissioners' remarks. He said release rates into Blackberry Creek should be improving and that Kane County will be reducing its flow into the creek. 4 Commissioner Brian Schillinger said he is not only concerned about flooding. He's also concerned about any potential impact on the Hammond property. He said the Hammond property could become a big draw to the city and he wants it to be used as an asset. Baker said it sounds beneficial and that it sounds like a timing issue. Graff said it also sounds like a legal issue and that if the commission wants the city council to look at is as a regional plan, it should inform the council of such. In response to a comment by Green about making sure park plans are enough, Baker said he believes the commission will find there's more usable park land in the plan than what the commissioners think. On the topic of density,Baker said the single-family homes will have lot sizes of 80 to 100 to 120 foot lots. He said the overall density of the entire project,which includes townhomes and single-family units is 3.5 units per acre. He asked if the developers reduced the density on townhomes, would the commission be flexible on the minimum lot size for single-family homes. Lindblom seemed to indicate the commission would not be in favor of such an agreement. He said the commission is gun-shy about giving away small lots. Kubala summed up his opinion by saying the townhome development is in a great location,but that the density is too high. He said the commission is looking in the range of 4 to 4.25 units per acre for townhomes. Graff said that if there is an argument to exceed the minimum limit,this is it. He said that commercial users like to have high-density townhomes around their developments. Also, the proposed townhome area is in an island because of the road structure. ADDITIONAL BUSINESS Lynn Dubajic said the Harold and Becky Oliver are the new owners of Countryside Center and that they plan to refurbish the center over the next couple of years. Also,the September meeting will be moved from Sept. 11 to Sept. 18. The meeting adjourned at 8:30 p.m. Minutes respectfully submitted by Dina Gipe