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Plan Commission Minutes 2002 10-10-02 Page 1 of 6 UNITED CITY OF YORKVILLE PLAN COMMISSION MEETING / e 7ir D F,<__.1VIs00 THURSDAY, OCTOBER 10, 2002 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Jeff Baker,Brian Schillinger, Jack Jones, Ted King, Michael Crouch, Andrew Kubala and Tom Lindblom. Members absent: Kerry Green, Clarence Holdiman, Anne Lucietto,Bill Davis, Sandra Adams and Tom Mizel A quorum was established. VISITORS Those who spoke at the meeting or signed the sign-in sheet were: Dallas Ingemunson; Pat Carr; Clayton Marker; Richard Marker; John Philipchuck; Larry King; City Planner Mike Schoppe; Attorney Kelly Kramer;Alderman Richard Sticka;Alderman Valerie Burd; Mayor Art Prochaska; and Lynn Dubaj is of the Yorkville Economic Development Committee. MINUTES Minutes from the Aug. 14 meeting were approved with corrections. Minutes from the Sept. 18 meeting were approved without corrections. NEW BUSINESS 1.PC 2002-02 Carrvilla: Kirt and Pat Carr, petitioners—request a 1 '/2 mile review for a Kendall County Special Use Permit for a dog kennel. The property is located on the north side of Route 71 between Hilltop and Wing roads. Attorney Dallas Ingemunson representing the Carrs said the Carrs intend to build a state- of-the-art dog kennel on the property. The Carrs currently have a dog training school on the site. According to Kendall County zoning regulations,dog kennels are not allowed within 600 feet of a neighboring residence. However,Ingemunson said neighbors who live about 450 feet away have consented to the use. He said neighbors will not be adversely affected by the kennel. Commissioner Andrew Kubala voiced his concern about having a dog kennel adjacent to a park area. Although he said his experience with kennels is limited, he said they tend to be barking, noisy establishments and he is concerned about the noise level. He said it is not a good idea to have a kennel adjacent to the park and he said the kennel would be well within 600 feet of the park pavilion. Page 2 of 6 Ingemunson said the Carrs would do what they can to limit the noise. Pat Carr said she and her husband now operate a doggie day care on Mondays,Wednesdays and Fridays. She said the dogs are outside playing for much of the day and added that she would be the first to complain if it was noisy because she lives on the premises. Carr said she doesn't care for barking any more than her neighbors would. Kubala asked if there was any way to make sure there was no noise from the kennel. Carr said a citronella spay used to quiet dogs will be released if they are barking. She also said the facility will be state-of-the-art and will be double insulated with noise reduction walls on the inside and outside. "We want this to be the nicest place around," she said. Responding to a question from Kubala about dog presence on the property, Carr said that the dogs will be outside every day for play periods and attendants will supervise the dogs during that time. Commissioner Jeff Baker asked if the special use permit stays with the property or if it would expire if the Carrs were to ever sell the property. Ingemunson replied that any special use permit stays with the property. Commissioner Brian Schillinger recommended that the commission give its recommendation for the special use permit, but add a stipulation saying that if the property is sold, then the special use will expire. Attorney Kelly Kramer said that the commission cannot do that. She said the commission could recommend certain conditions be met, but that it cannot revoke a special use permit were the property owners to change. Kubala said that the area near the property is designated as a suburban neighborhood. The fact that a kennel is nearby may be detrimental to future use,he said. Ingemunson commented that special use permits can always be reviewed that is their nature. Baker made a motion to recommend to the county approval of a special use permit as requested for PC 2002-22. Jack Jones seconded the motion. The motion was approved 6- 1. Baker, Schillinger, Jones, Ted King, Michael Crouch and Tom Lindblom voted yes. Kubala voted no. PC 2002-02 Heartland Circle: Richard Marker and Associates petitioners -- request preliminary plan review for property located at the easterly most dead end of Spring Street just east of Teri Lane. Clayton Marker presented an overview of the proposed subdivision located on 129.5 acres of what was known as the Taus family farm. The plan calls for 264 single-family lots and just under 17 acres of open space. A circle park located in the middle of the subdivision would be about five acres. Page 3 of 6 Marker said taking comments voiced by the public and the Plan Commission into account,the subdivision will be all single-family homes. There will be two entrances— one on Spring Street and one on Omaha Drive. A connection to West Road will be blocked off with a gate and will only be used for emergencies. Commission Chairman Tom Lindblom said he's concerned that Redwood Drive is the only access to the circle area. With 28 homes planned around the circle,the singe access point is a major public safety concern, Lindblom said. Marker said the developers are planning to put in a 10-foot wide path, which would be maintained year round so that it could serve as an alternate emergency route. However, Lindblom said he'd feel better to see an actual roadway. Schillinger suggested the developers eliminate up to two lots to put in an alternate permanent roadway to the circle area. Richard Marker, owner of Marker and Associates, said the city's public safety officials had no problem with the accesses planned for the subdivision. .Attorney John Philipchuck, representing Marker and Associates said that if another roadway is added to the circle,it would create a traffic circle. After more discussion, Richard Marker said he did not have a problem with adding another street access to the circle if it would satisfy everyone. Kubala asked if all of the concerns expressed by city engineer Joe Wywrot have been addressed. Clayton Marker said they've solved every problem. City Planner Mike Schoppe said there are some housekeeping types of items that need to be addressed, but nothing that should hold the project back He said the developers did a good job taking care of all of the concerns. Schillinger asked a question about detention. Schoppe said that the standard bounce is set at 4 feet. If the detention area is wet,there is no bounce limit, he said. Clayton Maker said they can do the detention areas wet or dry depending on what the city deems fit for the areas. He said he believes the detention areas can stay dry and still be safe. Schoppe added that the dry basins in the Heartland Subdivision have more than the city's standard recommendation of a four-foot bounce. Lindblom invited those in attendance to make any comments they deemed necessary or to ask questions. Resident Larry King voiced concern about access routes from the proposed subdivision. He said the access in and out of the entire subdivision is a cul-de-sac. He said the access roads are all to the north and that there is no access to a major roadway such as Route 47 or 34. Page 4 of 6 Clayton Marker said Metro Transportation conducted a traffic study and approved the plan. King said he still had a problem with the traffic and asked the Plan Commission to heavily consider the issue before approving the preliminary plan review. Another concern he shared regarded lot sizes. Clayton Marker said the average lot size is 12,500 square feet,but King said averages hid the fact that there are smaller lot sizes. Schillinger said the lots that are less than 12,000 square feet back up to open space so that homeowners' lots appear to be larger than 12,000 square feet. Resident Randy Moore expressed his concern that three acres of woods will disappear when they're converted to a dry detention pond. He said the developers could put in a 200-foot easement along Quinsey Lane and therefore protect the trees. He also asked where the water and sewer lines were coming into the subdivision. The sewer lines will be pumped at a station on Spring Street. The water will be pumped at several locations with one connection at Spring Street and another connection at Omaha. Moore said it makes more sense to put in a conservation easement and to protect the trees. Richard Marker,however, said that some of the trees are being saved, including all of the ones on the west side of Quinsey Lane and new ones will be planted. "We have listened to concerns about trees,"Marker said. Moore also asked about the safety of wet retention ponds and who has liability. Attorney Kelly Kramer said the city would not incur liability on the ponds. Resident Doris Dick said she picked up a letter from Smith Engineering dated Oct. 6 recommended that if the traffic study was conducted after school let out for the year, it should be done again. Dick also said that the study recommends Quinsey Lane should be a 66-foot right of way instead of 33 feet. She also said it sounds as if a lot of issues are not finalized and she believes all engineering studies should be completed before the project is approved. It was indicated that there were six items in the letter and comments about them were delivered on Oct. 10 to city engineer Joe Wywrot. The comments clarified that the peak hours of traffic are between 8 and 9 a.m. They also increased the traffic by 50 percent, hypothetically. The issue of whether Quinsey Lane should be a 66-foot right of way has already been discussed and the city staff decided 33 feet is preferred. Schoppe said the city will follow up with Smith Engineering regarding the Quinsey Lane right of way and forward the comments to the City Council. In response to comments from a community member, Lindblom said that he has confidence Marker and Associates will meet with the request to add a second entrance to the circle area. He said the process does not need to be held up while the Markers work out the new entrance. "I have confidence they'll do it," Lindblom said. Page 5 of 6 Commission Member Michael Crouch asked how the issues in Mike Schoppe's letter dated Oct. 10 were addressed. For instance item 4 in the letter states that if parcel 19 is to receive credit against land cash requirements, it should be increased in width to a minimum of 80 feet. Schoppe said while all of the issues were addressed they were not all immediately resolved. He said there is a laundry list of items that need to be taken care of. Shoppe said if the land in parcel 19 is designed open space,the city doesn't have a say. However, if it's part of the land/cash contribution, it will need to meet 80 feet. Crouch also asked about item 5 in the letter which states that the proposed rear year and side yard for some of the lots represents changes to standards in the city's R-2 zoning. The letter asks that if the city is to consider the changes, it be given clear benefits to making the changes. Shoppe said he's not sure that issue can be resolved. Marker said only 86 lots are 10,000 square feet where the 30 foot rear yard is requested. Also, on the corner lots the 25-foot setbacks would make the lots more buildable without adversely affecting the streetscape. Other comments raised at the meeting focused on what type of park would go in the circle. Schoppe replied that no specific plans have been made. Also,the issue of potential parking problems at the center park was raised. Schoppe said the park will be developed in an appropriate way and that if there is a need for parking, it will be provided. Another comment addressed the issue of water levels in retention basins and the possibilities of stagnant water and increased risk for West Nile Virus from mosquito populations. An engineer for Marker and Associates stated that safety issues are emotional ones. Addressing earlier comments about the possibility of children drowning in the ponds, he said there have not been very many occurrences of such things happening. He said he does not encourage parents to allow young children to play in such areas whether the basins are wet or dry. He also said mosquitoes breed in smaller bodies of stagnant water and that they are not problems in larger bodies of water such as retention ponds. Kubala made a motion to recommend approval of the preliminary plan for PC 2002-02 as presented with the issue of access to the core circle be addressed and that the comments by Schoppe and Wywrot be addressed. Baker seconded the motion. Schillinger,Jones, King,Kubala,Lindblom and Baker voted yes. Crouch voted no. The motion passed by a vote of 7 to 1. Community Member Rich Stone asked that the Plan Commission ask the City Council to change minimum lot size requirements from 12,000 to 18,000 square feet. "Let's make Yorkville different," he said. Page 6 of 6 Jones replied that at 12,000 the city already had larger lot size requirements than surrounding communities. He said that there's no disagreement that larger lot sizes are preferred, but it won't fly. In other matters, Lindblom asked that members try to attend meetings when they are scheduled. He said the commission barely made quorum the last two meetings. The meeting adjourned at 8:28 p.m. Minutes by Dina Gipe.