Plan Commission Minutes 2002 09-18-02 Page 1 of 5
UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING
WEDNESDAY, SEPTEMBER 18,2002
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Clarence Holdiman,Jeff Baker, Bill Davis, Brian Schillinger, Ted
King,Michael Crouch,Andrew Kubala and Tom Lindblom.
Members absent: Kerry Green,Anne Lucietto, Sandra Adams, Jack Jones and Tom Mize(
A quorum was established.
VISITORS
Those who spoke at the meeting or signed the sign-in sheet were: Identa M. Austin; Jeff
Spang; Sandy Spang; Robert Peterson; Jo Ann Gryder; Carl Bargemann; Linda
Bargemann; Frank Yabsley; Catherine Niesen; Mollie Streiker; Anne Denovellie; Tony
Scott; Arlene Reinboldt;Kathy Kowler; Chad Gunderson; Jorge Boada;Dirk Gunderson;
City Planner Mike Schoppe; City Administrator Tony Graff, Alderman Richard Sticka;
Mayor Art Prochaska; and Lynn Dubajic of the Yorkville Economic Development
Committee.
MINUTES
None
PUBLIC HEARINGS
1.PC 2002-18: 691 N. Bridge St.--Jeffrey and Sandra Spang petitioners request to
rezone from R-2 One Family Residence District to B-1 Limited Business District.
Andrew Kubala made the motion to open the public hearing for PC 2002-18. Jeff Baker
seconded the motion. The motion was unanimously approved by voice vote.
In response to a question for a citizen,Jeff Spang said he thought the building might be
used for an antique business, but no definite plans have been made.
Kubala made a motion to close the public hearing and to open the public hearing for PC
2002-19. Brian Schillinger seconded the motion. The motion was unanimously approved
by voice vote.
2. PC 2002-19: 609 N. Bridge St.—Roberta Peterson petitioner request to rezone from
R-2 One Family Residence District to B-1 Limited Business District.
After no comments were made, Kubala made a motion to close the public hearing and to
open the public hearing for PC 2002-12 Kylyn's Ridge. Schillinger seconded the motion.
The motion was unanimously approved by voice vote.
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3. PC 2002-12: Kylyn's Ridge-- AMG Homes, Inc., on behalf of Inland Land
Appreciation Fund petitioners request to annex to the United City of Yorkville and
rezone from Kendall County A-1 Agricultural to R-2 One Family Residence District.
Chad Gunderson said the petitioners plan to build a subdivision on roughly 69 acres near
Faxon Road west of Cannonball Estates. Gunderson said AMG Homes built all of the
homes in Cannonball Estates and is now looking to develop property and build homes
west of Cannonball Estates.
Lot sizes in the planned development are a minimum of 12,000 square feet. The lots will
be surrounded by open space and additional open space will be added to the middle of the
development. "It's a continuation of what we've already done in town," Gunderson said.
He said one issue came up with the city about a road in the subdivision because it may be
a residential collector road. Commission Chairman Tom Lindblom said the commission
would discuss the issue after the public hearing.
One resident asked where the collector road would be located. Gunderson replied that it
is located about 150 feet off of Frank Yabsley's property.
Baker made a motion to close the public hearing. Schillinger seconded the motion. The
motion was unanimously approved by voice vote.
OLD BUSINESS
None
NEW BUSINESS
1. PC 2002-18: 691 N.Bridge St.—Jeffrey and Sandra Spang petitioners.
Kubala asked if this petition and the succeeding petition(PC 2002-19)by Roberta
Peterson were for a joint business purpose.
Jeff Spang said Roberta Peterson called him one night to ask if he would help her with
the process of petitioning to rezone. Since he was thinking of doing the same thing,they
decided to file the petitions at the same time, but they have no intentions of a joint
business venture.
Lindblom said the Plan Commission received a letter from a resident at 101 E. Somonauk
Street in support of the rezoning of the properties at 609 and 619 N. Bridge St.
Kubala asked if each business would have it's own egress to Route 47. Sandy Spang said
they have their own right now and they likely will use the existing drives.
Kubala commented that the use will increase once the home becomes a business.
Commissioner Michael Crouch commented that because traffic is already backed up on
Route 47, the egress onto the roadway is his only concern. He added that there is no easy
answer.
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Jeff Spang said that if the rezoning is approved, he would need to speak with the city staff
about parking on the property. City parking requirements call for one parking space for
every 300 square feet of the business.
Jeff Spang also said he notified the Illinois Department of Transportation about the
request and the hearing. He received a letter back stating they were aware of it.
Commissioner Bill Davis said he was concerned about what would happen once Route 47
is widened. Peterson said that as IDOT eliminates one curve nearby on the roadway,the
department intends to build another curve on her adjacent property.
Back to the issue of parking, Jeff Spang said they could put nine parking spots on the
property if necessary. He said they should only have to put in five parking spots and a
turnaround.
He said they have 1,300 square feet on the first floor and they will use the second floor
for storage or something of that nature.
Kubala suggested that the Spangs and Mrs. Peterson coordinate their efforts to create a
joint access.
City Planner Mike Schoppe said the city doesn't have a recommendation yet on the
matter. The request is to rezone. Once the zoning is approved,the Spangs will submit a
site plan. He said the city has mechanisms in place to ensure that the site can
accommodate the use the Spangs have planned.
Kubala made a motion to approve the rezoning for PC 2002-18 to B-1 with the caveat
that the property owners and the adjacent property owners work together on an access to
Route 47. Crouch seconded the motion. The motion was unanimously approved by roll
call vote. Clarence Holdiman,Jeff Baker, Bill Davis, Brian Schillinger, Ted King,
Michael Crouch, Andrew Kubala and Tom Lindblom voted yes.
2. PC 2002-19: 609 N. Bridge St. —Roberta Peterson petitioner.
Crouch made a motion to approve the rezoning for PC 2002-19 to B-1 with the caveat
that the property owners and the adjacent property owners work together on an access to
Route 47. Baker seconded the motion. The motion was unanimously approved by roll call
vote. Baker, Davis, Schillinger, King, Crouch, Kubala, Lindblom and Holdiman voted
yes.
3. PC 2002-12: Kylyn's Ridge: AMG Homes Inc. on behalf of Inland Land
Appreciation Fund petitioners.
Schoppe said that all of the city's issues have not been addressed and added that it will
take awhile to get them addressed. However, he said that the staff feels confident to
move the request through the annexation process provided all of the provisions are met.
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The biggest issue if the collector road. He said the city is okay with a 66-foot right of
way. The city is not interested in having High Ridge be a collector street like the ones the
city has had in the past.
Smith Engineering recommends 33 feet of pavement and that the road be a minor
collector rather than a major collector.
Schillinger commented that the city may want an extra width. Schoppe said that to
compensate,parking may be restricted to one side of the street.
City Administrator Tony Graff said all of the driveways on the street are on the east side.
Baker suggested parking be allowed on the west side of the street rather than the east side
so that more cars could fit.
Lindblom said he doesn't believe the street will be that busy because of Cannonball Trail
and Eldamain Road. He is comfortable with the road being a minor collector road.
Kubala said he thinks the road should be wider and said he would limit parking on the
side of the street that has driveways so the cars won't block the view of the cars leaving
the driveways.
Schoppe said Smith Engineering recommends parking on the east side for two reasons.
One is habit. People typically park in front of the house they are visiting and walk up the
driveway to the front door. The other reason is safety. He said people usually don't want
to back out of a driveway with a car right behind the driveway.
Schillinger said asked if the Yorkville Park District and others were satisfied with the
plan. He asked why the plans call for a 30 foot linear park. Schoppe said the plan reflects
what the Park District requested.
He said the Park Board usually asks that the trails be put in before building begins.
However, Graff said the Park Board does not want to have any trails constructed until the
master plan is completed.
In response to a question from Kubala about detention, Chad Gunderson said the
detention areas will be dry and part may be used for private parks. The developers will
establish a homeowners' association to take care of the upkeep.
Also, Schoppe said a resolution on the flood plain issue is being worked out.
Adjacent property owner Frank Yabsley said he's relatively okay with the development.
However, he still has a few issues to work out with Chad Gunderson.
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Kubala made a motion to approve the annexation request for PC 2002-12. Davis
seconded the motion. The motion was unanimously approved by roll call vote. Davis,
Schillinger,King, Crouch, Kubala, Lindblom, Holdiman and Baker voted yes.
Crouch made a motion to approve the rezoning for PC 2002-12 to R-2 One Family
Residence District. Baker seconded the motion. Schillinger, King, Crouch, Kubala,
Lindblom, Holdiman,Baker and Davis voted yes.
Kubala made a motion to approve the preliminary plan for PC 2002-12 pending the
resolution of issues raised by Mike Schoppe and City Engineer Joe Wywrot the
resolution of flood plain issues. King seconded the motion. The motion was approved 7
to 1 in a roll call vote. King, Crouch, Kubala, Lindblom, Holdiman,Davis and Schillinger
voted yes. Baker voted no.
ADDITIONAL BUSINESS
• Graff informed the commission that the City Council adopted the Comprehensive
Plan with a few changes.
• Graff said the Downtown Plan should come before the Plan Commission and a
public hearing will be held in the next 90 to 120 days.
• The next Plan Commission meeting will be Oct. 9 at the Beecher Center. The
public hearing for the Moser Enterprises request is on the agenda. A continuation
of that meeting, if necessary, is scheduled for Oct. 16. New rules will be put in to
place for those who wish to speak at the public hearing.
• The Plan Commission will meet Oct. 10 regarding Heartland Circle.
The meeting adjourned at 8:37 p.m.
Minutes respectfully submitted by Dina Gipe