Plan Commission Minutes 2002 10-09-02 Page 1 of 9
UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING
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Wednesday QCTOBER 9, 2002
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Clarence Holdiman,Jeff Baker, Brian Schillinger, Ted King,Michael
Crouch,Andrew Kubala and Tom Lindblom.
Members absent: Kerry Green,Anne Lucietto, Bill Davis, Sandra Adams,Jack Jones and
Tom Mizel.
A quorum was established.
VISITORS
See attached.
MINUTES
Andrew Kubala made the motion to change the agenda to move the reading of the
minutes to next week and to move the public hearing for PC2002-21 to the beginning of
the meeting. Michael Crouch seconded the motion. The motion was approved by voice
vote.
PUBLIC HEARINGS
PC 2002-21701 N Bridge St • Nadine Gaiter petitioner-- request to re-zone from R-
2 One-Family Residence to B-1 Limited Business District.
Kubala made the motion to open public hearing PC 2002-21. Crouch seconded the
motion. The motion was unanimously approved by voice vote.
Nadine Gauer stated she had no comments to add to the petition. No comments were
made from the public.
Kubala made a motion to close the public hearing. Crouch seconded the motion. The
motion was unanimously approved by voice vote.
Kubala proposed that the petitioner be requested to meet the same conditions that the
adjacent property owners were asked to meet. He suggested that the access to Route 47
and parking be a coordinated effort between the businesses.
Kubala made a motion to recommend approval of PC 2002-21 to the city council as
presented with the caveats as previously mentioned. Crouch seconded the motion.
Clarence Holdiman, Jeff Baker, Ted King,Michael Crouch, Andrew Kubala and Tom
Lindblom voted yes. Brian Schillinger abstained. The motion was approved by a vote of
6-0-1.
Page 2 of 9
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PC 2001-06 Grande Reserve: Petitioners requesting annexation to the United City of
Yorkville and rezoning from Kendall County A-1 Agricultural to Yorkville R-2
Planned Unit Development.
Kubala made a motion to open the public hearing for PC 2001-06 Grande Reserve. Baker
seconded the motion. The motion was unanimously approved by voice vote.
Art Zwemke, president and CEO, of Moser Enterprises Inc., provided an overview of the
Grande Reserve project during a slide presentation. He said the planned development
falls on 1,127 acres of land bounded on the north by Galena Road and runs down to
Route 34.
"We have a tremendous opportunity on this property with two large green areas,"Moser
said. One is located near Galena Road and Mills. He said the 56 acres of land could be a
regional park. The second green area is located off of Kennedy. He said the 88 acres
would be used as a conservation area.
Only three or four lots are proposed near the conservation area and would be serviced
with wells and septic systems, he said.
Continuing the topic of open space, Zwemke said the project calls for 422.3 acres of open
space. The space features 12 neighborhood parks totaling 76.1 acres of land in addition to
the conservation area and the regional park.
In addition,he said the developers will pledge $1,000 per homesite for park
improvements. Plans also call for an 8,000 to 10,000 square foot private clubhouse and
I 1 miles of trails to connect the neighborhoods with future regional trails.
Zwemke said developers are required to donate a formulated amount of land to a city
when planning a subdivision. For every 1000 people, the developers are to donate 10
acres of land. If the city doesn't want the land,city officials can ask for cash instead.
Typically,developers give 1/2 land and 1/2 cash, he said.
What the developers are proposing in the Grande Reserve project is a win-win situation
for everyone, he said.
He showed a slide of a clubhouse in S. Elgin He said the clubhouse in Grande Reserve
would be a private, state-of-the-art facility located off the main entrance to Route 34.
Zwemke added that development plans also include apartments,which would also have
various amenities.
He said the site offers numerous opportunities. It has natural amenities such as
Blackberry Creek. He said developers need to be mindful of topography and ride lines,
which could impact the sanitary sewer system. Drainage is another issue. He said the
developers will create detention areas to improve the area as a whole and not just the
Page 3 of 9
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development. Other issues include the wetland areas, high water tables, external roads
and the railroad tracks.
Zwemke said the site has lots of access points to disperse traffic. A traffic study will be
conducted and the developers will work with all of the jurisdictions to make sure the
traffic plans are acceptable.
Discussing the housing components of the development, he said there is a number of
different sized lots for different styles of homes in the single-family areas. The land plan
also includes three separate single-family areas called villas. The villas would have
smaller lot sizes and would have a homeowner's association take care of yard
maintenance and snow removal.
South of the villas area is an area for townhomes and duplexes and possibly a campus for
a high school or middle school. South of the railroad tracks, more duplexes and
townhomes and the apartments would be located. One reason for the placement is the
proposed Park and Ride near Orchard Road and Mill Street,Zwemke said.
He said that two sanitary systems will service everything north of the ridge line and that
eventually another line will be extended south to Route 34 to service the single family
homes. Most of the area falls in the boundary of the Yorkville-Bristol Sanitary District.
However,he said that the Facilities Planning Area(FPA)boundary for the Fox-Metro
Water Reclamation District is just west of Orchard Road and may provide a portion of
the service. West of Bristol Ridge Road is an area with 18,000 square foot lots. He said
the developers will try to work out an agreement with Kendall County to allow septic
systems on the property which would eliminate the need for a Blackberry Creek
interceptor.
Discussing plans for the single-family homes,he said MPI(Moser Enterprises,
Pasquinelli Builders and Isenstien Development) anticipates a 12 to 18 year build-out on
the project. He said the villa area will be simple ranch-type homes with a two-car garage.
He anticipates they'll sell for around $200,000 and will be maintenance free.
Homes on 10,000 square foot lots will sell for$240,000 to $260,000 and will have two-
and three-car garages. Homes on the 11,000 square foot lots will sell for the upper
$200,000 range. Homes on the 12,000 square foot lots will sell for well into the $300,000
range and homes on the 18,000 square foot lots will sell for more than that.
He said the developers are trying to create a unique area with different neighborhoods
and different housing styles. To make sure they development doesn't have a grid-like
structure, he said MPI plans on varying the lot sizes. The minimum lot size is 10,000
square feet and the average is 11,500, he said.
The overall density of the project is 2.4 units per acre and falls to 2.15 units per acre if a
middle school or high school site is added. He said MPI believes it is in compliance with
Page 4 of 9
the city's new comprehensive plan. He said they've shown how the various areas in the
development fit into the transitional area of the plan.
Regarding infrastructure, he said the area west of Bristol Ridge Road falls into the
Yorkville-Bristol Sanitary District. The area would be service by a lift station at Route
34,a Mill Street interceptor and possibly a Blackberry Creek interceptor and a Menard's
interceptor.
The area would receive water from a 1 to 1.5 million-gallon storage tank and two wells.
Zwemke added that the deeper city wells work in different aquifers than private wells and
that the new wells will not interfere with existing wells.
Attorney John Philipchuck, representing the developers, said that the development of the
area would not endanger property values,etc. Property values will likely remain the same
or increase once the development is built, he said.
Philipchuck said the developers will address storm water concerns and that in all the
development will be a benefit to the city.
Resident Don Peterson voiced several concerns. He said as the development is being built
more garbage and debris will come onto his property. He also asked if Bristol Ridge
Road will remain a county road. City Attorney Dan Kramer said that all county roads
remain county roads and that township roads generally become city roads when they area
annexed.
In response to another question voiced by Peterson, Kramer said that if the area is
annexed, it would fall under the jurisdiction of the city police.
Peterson also wondered if a stoplight is planned for the entrance onto Bristol Road and if
there will be traffic control. Commission Chairman Tom Lindblom said a traffic study
has not been completed yet.
Peterson asked that all of these things be considered before the commission takes a vote.
He also expressed concern about the impact the development could have on wells,
possible problems as the result of retention ponds, the possibility for a change in
telephone exchanges if the community grows too large, construction traffic, weight and
speed restrictions on roads and the possibility of forced annexation.
Kramer said the city has never forced anyone to annex to the city.
Resident Birgitt Peterson said that it looks as if the main entrance to the subdivision is
parallel to her driveway. Zwemke responded that the entrance will be aligned with a
roadway and will not interfere with the driveway.
Birgitt Peterson also asked if the area would be serviced by the Bristol-Kendall Fire
Protection District to which the answer was yes. She also wanted to know if her
Page 5 of 9
homeowner's insurance would increase. Lindblom replied that with city hydrants in the
development, her homeowner insurance would likely decrease.
Resident Dusty Rhodes asked about the number of students the development would
generate. Zwemke said that it would generate either an estimated 1702 or 1595 if a
middle school or high-school campus was built.
Resident Debbie Olson expressed her concerns about possible drainage problems in the
Storybrook Highlands subdivision because of the development. She also said that any
berms planted might impact the area's natural drainage.
She also wanted to know if the villas would decrease the property values of the homes in
Storybrook Highlands that back up to the proposed area and added that the proposed
middle-school and high-school site surrounded by railroad tracks is in an unsafe location.
Zwemke said that he doesn't anticipate any problems with wells, but he will check plans
out with engineers. He also said the developers will make all efforts to now impact other
homes in dealing with drainage and also said that care will be exercised when creating
the berms.
As for the lot sizes and value of the villa homes, he said the homes will attract empty
nesters and will cost more than $200,000. The market generally has a high disposable
income. He said he does not anticipate any erosion in property values of surrounding
homeowners.
He added that the school issue will go before the school board.
Olson then asked about the size of homes stating that homes in Storybrook have 1,600 to
1,800 square feet. She also asked how many homes would be behind the Ih acre lots in
Storybrook.
Zwemke said he isn't sure yet what the square footage will be,but it will be compatible
to the existing homes. He also said that the subdivision will have a heavily landscaped
buffer to existing neighborhoods and that that lots won't line up.
Resident George Wolf,the Republican precinct committeeman, said most of the people
he's spoken with are very uncomfortable with the size of the development. He wondered
if taxes would go up and who would pay. "I guess there's nothing we can do about it," he
said. He also asked whom to call with questions or concerns.
Zwemke said the developers will respond to all of the questions raised and said that many
of the answers can be found on the website www.MPIJV.com. The transcript of the
meeting will appear on the website and he said they welcome emails.
Resident Howard Shiek said his biggest concerns were the wetlands and the west side of
Blackberry Creek.
Page 6 of 9
Zwemke said the wetland area will not be developed. At some point, he said, portions of
the southern area of the property will be added to the conservation area. He also said no
houses are planned to be constructed in the area.
Resident Anne Denovellis shared concerns on behalf of the residents of Willowbrook and
Storybrook subdivisions. She said she is concerned about a possible high turnover rate in
the owners of the new homes.
She also asked that regarding the open spaces around subdivisions 13, 14 and 15, she
would like to see easements around the existing subdivisions.
She also asked about roadways in existing subdivisions that dead end and said that she
doesn't want those to be extended for safety reasons. She then asked if builders have to
go before the city for approval.
Zwemke said that on neighborhoods 1, 2, and 3, which are the villa areas, they will go
age targeted without being age restricted. For instance he said the covenants may prohibit
backyard swing sets which would discourage people with children from moving in.
In other neighborhoods, he said they will put in buffers between the new subdivision and
the existing subdivisions. However, he said he's not sure what form those buffers will
take yet.
He also said her point was well taken about stub streets,but that those types of issues are
up to the police and fire department boards. As for builders going before the city, he said
that all builders must comply with the city's building codes. He said the system is in
place to ensure quality building.
Resident Linda Sexton said, "Our main concern is safety and I don't think anyone can say
it enough." She said their subdivision is a small area with no sidewalks. People take
walks and walk their dogs along the roads. She said they don't need traffic bombarding
the subdivision.
Zwemke said that the developers are safety minded as well. He said that as part of the
traffic study,they will look at traffic at different times of the day, week and year. He said
they will try to tell the impact the subdivision will have on the community and plan the
streets so that they are safe.
Bristol resident Bill Mikus said he came to the meeting with three concerns: flooding,
road congestion and services. He said the developers are converting 1000 acres of
permeable land to impermeable land. He suggested that the developers plant native
prairie grass in the open spaces to help with drainage problems. Also, he said he is
concerned about the detention areas, what the release rate will be and who will monitor
the areas.
Page 7 of 9
He voiced concern about road congestion and said that the roadways should be widened
and said that construction should be commensurate with the traffic flow.
He said the increased cost of services to the community is another concern. Mikus
believes developers should contribute more to the school system. He said land is only
part of the cost to the district as new developments bring increased enrollment.
Consulting Engineer Bob Cowhey said that as the land stands now, there is uncontrolled
runoff all over the property. When a development of this type comes in,the developers
have the opportunity to control the runoff,he said.
Regarding traffic, Zwemke said that Orchard Road will eventually become a four-lane
road which will have sufficient turn lanes. Route 34 also will be widened, he said.
Zwemke also said that storm water will be handled in a cohesive way. With such a large
development, the issue can be addressed as a while rather than piecemeal.
As for the school district,Zwemke said that payments are made to the school district via
impact fees. He said$3,000 per home will go to construction of new schools. He added
that the development is not all single-family housing. Apartments are typically cash cows
for school districts. They typically generate very few kids and a lot of taxes, he said.
Resident Tom Brown of the Lynwood subdivision said water currently sits in the field
across from him and his sump pump has to run continuously. Field tiles installed a few
years ago helped, but now with construction in the fields, he's having problems again.
Zwemke said that when doing the engineering work, engineers document the field tiles.
He said the area Brown mentioned does happen to be an area of very high water tables.
Resident Ray Torres said water retention is his main concern. Resident John Keck who
lives in the River Ridge subdivision.asked how many lots would be going in near his
property. After looking at the map,Zwemke said neighborhood 21 will have 119 lots and
neighborhood 22 will have 46 lots.
Keck asked if the city could force the River Ridge subdivision to annex. Kramer
reiterated his earlier statement that the city has never forced annexation on any resident.
Keck then asked if the subdivision could be forced into city water and sewer services. He
said that there have been radium problems associated with deep wells and wondered if
shallow wells would affect the wells of homeowners in the subdivisions.
Kramer said that the city would not consider shallow wells because they create other
difficulties as well.
Keck also stated that the developer's estimation of a 12 to 18 year build-out seems
conservative. He asked that the Plan Commission and City Council take very slow
methodical steps.
Page 8 of 9
George Wolf asked if all ponds would be retention or detention. Cowhey responded that
they will be a combination of both. Wolf said he worked with State Representative Tom
Cross to get storm sewers into the subdivision. He said he doesn't want to see that
jeopardized by having lakes all around them.
Resident Paul Von Holten of Storybrook asked the Plan Commission members to protect
the people who live in the area from high-density developments. He also asked that the
developers be generous with berms and divisions between the new development and
existing neighborhoods.
Responding to a question about lot sizes,Kramer said that R-2 zoning requires a
minimum lot size of 12,000 square feet. However, under a Planned Unit Development,
the developers can mold things differently. He said the Grande Reserve developers are
planning a classic clustered development with more open space.
Von Holten said that the 12,000 square foot lot requirement was established to try to
maintain larger lot sizes. He asked that the Plan Commission take that into consideration.
He also said that a majority of people would prefer developments with low density. He
then asked what areas would be built first and what will happen to wildlife such as deer,
pheasants and coyotes.
Zwemke said the developers believe it is important for the entire area to preserve the land
and that he thinks the wildlife will be maintained.
As for phasing, Zwemke said the phases likely will begin on the southern portion of the
development and move north. However,he said that because there are different
components to the plan such as duplexes, single-family homes and apartments, work
could begin in multiple areas.
John Martin,JenLand Design Inc., said that the developers are using the term
"neighborhoods" because people identify with the neighborhoods they live in. He said the
neighborhoods are purposefully designed so they're smaller to make them more intimate.
Martin said they've taken care in the planning. They recognize that Yorkville is a rural
area and they're trying to be responsive.
Resident Cindy Carroll of Lynwood subdivision said her concerns include the dropping
of lot sizes. She said more homes equals more asphalt with could lead to more flooding
problems.
She also questioned the proposed school site and listed safety on roadways as another
concern.
Zwemke said he assumes the school district would relish the opportunity to have their
children at this school. He also said that flood concerns have been addressed and said that
the Lynwood subdivision will be more livable when the water is rerouted. Meanwhile,
Page 9 of 9
the density levels of the proposed development fall within the limits of the city's
comprehensive plan.
Resident Richard O'Brien of Lynwood said that the developers are building another town
and all they've done is put in houses and schools and possibly improve drainage. He said
the developers are not bringing in commercial or retail developments to help on taxes.
He also shared concern about safety especially at the intersection of Route 34 and Bristol
Ridge Road.
O'Brien also asked if utility easements are considered open space and said that the berms
should be well maintained. He said planting a row of trees to separate one subdivision
from another may not be enough. He said that trees die and who will maintain the berm if
that happens.
Zwemke said the homeowner's association will maintain the berms and if the association
were to fail the city would come in and maintain the area and assess the subdivision's
property owners for the cost. He also said that they are not calling utility easements open
space. Open space is considered useful and improved space.
On the topic of commercial uses,Zwemke said that the location of the property did not
lend itself to commercial development. It would be better for the developers to have
commercial components in the project, however,Zwemke said it does not fit the
dynamics of the site.
After the residents who signed in to speak had their opportunity, Lindblom recommended
that the public hearing be continued to the following week. Kubala made the motion to
continue the public hearing until Oct. 16. Holdiman seconded the motion. The motion
was approved by voice vote.
The meeting ended at 10:15 p.m.
Minutes by Dina Gipe
October 4,2002
Division of City Planning
800 Game Farm Rd.
Yorkville,IL 60560
Dear Sir or Madam:
I am writing to you regarding a"required letter of notification for annexation&rezoning application"my husband
and I received recently via certified mail. The request is"A planned unit development district on 1,127.3 acres.
Petitioner is requesting an annexation and rezoning of the property from Kendall County A-1 to United City of
Yorkville R-2 planned unit development." The petitioner's names are MPI-2 Yorkville North LLC,MPE-2
Yorkville Central LLC,and MPI-2 Yorkville South LLC.
Since I will not be in town to attend the public meeting scheduled for Wednesday,October 9,2002,I am conveying
my family's feelings regarding the planned"Grand Reserve"subdivision to be developed around my home. First let
me say that my family are lovers of the wide-open spaces. We are not the least bit intrigued by any aspect of this
development that has so impressed the Yorkville planning commissions. When we moved here ten years ago it was
because we loved the country and hoped it would stay that way. Turning the surrounding countryside into
"Naperville Phase II"as has been done in the last five years throughout Kendall County is nothing but a total
desecration of some of the most fertile farmland in the world. I just hope future generations can forgive us for our
lack of foresight and greed.
Having said that,we are also perfectly aware that once the wheels of"progress"begin rolling in this respect,there is
probably very little my family and small group of neighbors can do to stop it. Heck,even Speaker of the House
Hastert(also my neighbor)knew when it was time to leave the neighborhood. Too bad we don't have two million
dollars lying around with nothing better to do than buy our own farm! So if this subdivision is approved,as it
probably will,then there are a few issues I would like to raise regarding its effect on the surrounding areas:
I. Unless all the residents of this development plan on working at home and home schooling their children,just
where is all the increased traffic generated by these thousands of additional vehicles going to go in the current
road system? Routes 34,30,71,and Orchard Road ALL need to be four lanes NOW as it is. I always wonder
if the members of the Division of City Planning work within walking distance from their homes since they seem
clueless to the already burgeoning traffic that exists at rush hour on all major roads in and around Yorkville.
What is Yorkville going to do regarding improving the commute for thousands of residents that already travel
outside of this area for employment?Let's quit talking about a train station and just build the darn thing! And
while you're at it,how about devising some ideas regarding public transportation to get a lot of these cars OFF
the road in the first place! Some cooperation with surrounding communities—Oswego,Montgomery,Batavia,
Aurora,and Plano—is in order. The Prairie Parkway is not going to matter unless the roads they access are also
improved to accept the increased traffic flow.
2. What about the increased demand on services? Fire,Emergency, Police, Snow Removal? We couldn't get our
mail delivered properly last year that the Yorkville Postmaster blamed on"increased development"and lack of
mail carriers! What are Yorkville and Kendall County going to do to service all these additional houses? Just
raise taxes and hope for the best? Thousands of people are being laid off all around the Chicago area. I don't
think raising taxes is an option.
3. Last and certainly not least,let's not forget schools. So MPI is donating land for schools. Oh goody. So who's
building the things? And filling them with teachers and equipment? And where are all these children going to
attend high school and who's paying for that?
I think if Yorkville is going to act responsibly when considering this development,there are a lot more issues on the
plate then lot sizes. If Yorkville is so eager to join the realm of other overdeveloped areas in the Chicago area,then
the commissions involved should be learning from their mistakes and not be in a rush to repeat them. If the general
population is to be truly SERVED by governing bodies,then I think it's their civic duty to provide the citizens with
the best quality of life possible. Greedily approving monster sized subdivisions that will overcrowd the schools and
bring traffic to a literal stand still without proper planning and implementation is in my opinion a misuse of power
by the officials involved.
On a personal note,my husband attended the last planning meeting regarding"Grand Reserve". He mentioned that
it was someone's brainy idea to extend the already existing roads in our neighborhood into the new subdivision. We
are greatly opposed to this. Our area does not have sidewalks. There are children playing in the streets and
neighbors walking their pets all the time. Extending Oaklawn,Linden,and Sunset avenues into any developed area
would increase the traffic in our neighborhood and put all pedestrians and children who use the streets for foot
traffic at great risk. Therefore it is our request that this idea be eliminated from the plan.
We are also opposed to any consideration to join in annexation to Yorkville and hook up with any sewer or water
being provided to the surrounding area. Being forced to dig up our streets and yards for this convenience is,frankly,
something that we cannot afford. We prefer our area be left out of any future annexation plans.
It is our hope that you take into account the issues I have raised in this letter when considering the approval of
annexation and rezoning of the property to be developed by MPI. We are not ignorant to the fact that Yorkville
wishes to join the rest of suburbia and attract more businesses and residents to its borders. But there is a right way
and a wrong way to improve one's quality of life. Charging forth to approve"Grand Reserve"hoping the
developers will take care of our needs is not the way to do it. A holistic approach to such a large development is
required Please make sure that ALL the needs of the current and future taxpayers are met equitably.
Thank you for your consideration.
Sincerely,
s.Jackie Straub
6 Oaklawn Ave.
Yorkville,IL 60560
(630)-554-1630
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