Plan Commission Minutes 2001 05-09-01 s
UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING MINUTES
May 9, 2001
Chairman Lindblom called the meeting to order at 7:00 P.M.
Roll Call:
Members Present: Anne Lucietto Kerry Green
Andrew Kubala Clarence Holdiman
Bob Wenman Sandra Adams
Tom Mizel Brian Schillinger-arrived late
Tom Lindblom
A quorum was established.
Approve Minutes:
Mr. Wenman motioned and Mr. Green seconded to delay approval of minutes until the June 13,
2001 Plan Commission meeting. a voice vote all members present voting Yes. Motion
carried.
Chairman Lindblom asked that those wishing to speak during the public hearing stand for the
oath. Chairman Lindblom explained that motions for passage would be done after the public
hearing is concluded.
Chairman Lindblom asked for a motion to open the public hearing.
Mr. Kubala motioned and Ms Lucietto seconded to go into the public hearing for PC 2001-08
On a voice vote all members present voting yes. Motion carried.
PUBLIC HEARING: Tucker Development Corp. and Kyle& Martha Price petitioner seeking a
Planned Unit Development, and modification to the Consent Decree
entered in Kendall County as Case#98 CH 19 adding this parcel to the
PUD agreement approved March 30, 2001 by the United City of Yorkville
for Tucker Development & TDC Yorkville L.L.C. and LaSalle Bank N.A.,
Successor Trustee to American National Bank& Trust Company of
Chicago a/t/u/t/a dated July 16, 1991 and known as Trust #114224-09.
The property is located at the southeast corner of Route#34 and Route
#47, Yorkville, Kendall County, Illinois
Mr. Tracy Kasson on behalf of the petitioner explained that he, along with Mr. Ken Fixler will
take the Plan Commission through this PUD which is for the purpose of gaining access to Route
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#47 for the Jewel store which will be built on the larger parcel that has just completed the City
process. The agreements are identical.
Mr. Fixler stated this is adding 2 acres for customer access to the 15,000 square feet of shops
which will be built here. Landscaping will follow the City ordinance and the detention will be on
the Landmark parcel.
Mr. Kasson stated there will be no additional signs connected to this PUD, as they are all included
in the first parcel. There will be no adverse impact, and this fits with what has been approved.
There are adequate utilities which will be reviewed by staff, and there is an IDOT permit for a
right in, right out from this parcel. They are not asking for any variances.
Chairman Lindblom asked if there were any questions.
Mr. Green stated he was concerned about pedestrian traffic and if the pattern could be
re-configured.
Mr. Fixler stated it could not be changed, but there will be a traffic light on route 947 just south
of this entrance which should alleviate traffic problems.
Chairman Lindblom asked for further comments. There were none.
Chairman Lindblom asked for a motion to close the public hearing.
Mr. Kubala motioned and Ms. Adams seconded to go out of the public hearing for PC 2001-08
On a voice vote all members present voting yes. Motion carried.
PC 2001-08 was moved to item#I on the Agenda
NEW BUSINESS
Tucker Development Corp. and Kyle & Martha Price petitioner seeking a Planned Unit
Development, and modification to the Consent Decree entered as Kendall County as Case
#98 CH 19 adding this parcel to the PUD agreement approved March 30, 2001 by the
United City of Yorkville for Tucker Development & TDC Yorkville L.L.C. and LaSalle
Bank N.A., Successor Trustee to American National Bank & Trust Company of Chicago
a/t/u/t/a dated July 16, 1991 and known as Trust#114224-09.
Chairman Lindblom asked for input from Mr. Wywrot
City Engineer, Joe Wywrot stated they are amending the PUD only, and are not adding anything
to the plan.
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Attorney Kramer stated this is unusual as it was annexed bout 20 years ago as B-3 Highway. This
PUD will only add this parcel to the original PUD done for the larger parcel recently for the
Jewel. The vote will be only to amend the original PUD.
Mr. Schoppe stated that he suggests a 30 foot parking set-back.
Mr. Fixler stated they would look at the site plan as they are way over what is needed for parking.
Mr. Mizel motioned and Ms Lucietto seconded to add PC 2001-08 to the original parcel PUD
with the additional 30 feet of setback and address the walkwayissue. On a roll call Mr.
Schillinger abstained the balance of the members present voting yes. Motion carried.
OLD BUSINESS
PC 2001-11 Concept Plan - Northgate Development- Inland Land Appreciation
Mr. Matt Fiascone of Inland stated this is a repeat performance on the Concept for this 90 acre
parcel at Route#47 and Galena Road. Inland was approached by the City regarding this parcel in
seeking annexations along route#47 to the north, and also as a potential site for an additional
water storage tower.
Alderman Sticka stated that there have been some modifications.
Mr. Fiascone stated yes, they now are showing 130,000 square feet of commercial along the route
#47 side of the parcel. They have incorporated a buffer around the property to the lower density
portion and using the detention as a buffer to the existing homes. A regional park is also on site.
Unchanged from the original concept is the B-3 along route#47 and a 2 acre site for the water
storage tower. They intend to continue discussion with the City and are looking for comments.
Chairman Lindblom stated that the proposed tower site is marked option 2.
Mr. Fiascone stated the tower was originally planned on route#47.
Chairman Lindblom asked why not put it higher up into the corner? The ground is higher and it is
even farther from route#47.
Mr. Fiascone stated he is not opposed to moving the site, as it is what is driving the project.
Mr. Green asked if IDOT would widen route 447
Mr. Fiascone stated that widening is IDOT's call, but if they want to widen , it would not have a
big impact on their plan.
Mr. Schillinger asked how high the curbing would be for the center islands.
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Mr. Fiascone stated 6 inches.
Ms. Lucietto asked if the state will allow all the road cuts to route 947 that are shown.
Mr. Fiascone stated there are 2 full access points and the others are right in and right out which
are not a problem. This amount of commercial would require this much access.
Mr. Schillinger stated that having the townhome detention up at the east would provide a better
buffer.
Mr. Fiascone stated that would be a matter of moving those buildings elsewhere, or they can do a
berm and have lots of other options.
Mayor Prochaska asked Mr. Schoppe to address the landscape issues.
Mr. Schoppe stated a buffer is required between the residential and the business, and it is
appropriate for a buffer between the townhomes and commercial.
Mr. Schillinger stated that the Comprehensive Plan calls for single family here, but they have
asked for town homes.
Mr. Fiascone stated the Comp. Plan also only called for a small amount of commercial at the
corner. The benefit is less impact to the schools as there would be far less school age children.
The project as a whole, this versus single family, this is much better.
Mayor Prochaska stated that the City has met with Ruttiger and Tonelli and since this area will
touch Montgomery somewhere, and in discussions with the landowners we call it a transition area
with more commercial.
Mr. Fiascone stated that the area behind the commercial will have privacy and the islands will be
maintained by the homeowners through the establishment of an SSA.
Mr. Kubala stated that according to Mr. Wywrot's comments of March 16, 2001 the water
storage tower should be moved to the northeast corner based on the USGS topo.
Mr. Fiascone stated he has not seen those comments, but this site was picked by the City staff
Mr. Wywrot stated this is a mute point, if the northeast location was 40 feet higher it would
make a difference, but I think this is OK.
Mr. Fiascone stated this parcel is adjacent to a planned large park which is off-site, and thanked
the Plan Commission members for their consideration.
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PPC 2001-05 Fox River Estates By Windham Homes -
Final Plat & Plan, also seeking Approval for Ornamental Lighting & Landscape Islands
Attorney Tom Grant on behalf of the petitioner stated that they are here for three issues. The first
issue is Street Lighjting, and the developer would like consideration of the old fashioned lighting
even though it will require more lights to achieve the required illumination. The second is
ornamentation of the cul de sacs. The propose planting the islands with one tree and some bushed
in the cul de sac islands stating they would be maintained by the Homeowners Association. The
third issue is their request for approval of their Final Plat & Plan. Phase one includes 110 lots,
phase 2 has 35 lots and phase 3 has 21 lots and there are three dedicated park areas. In regard to
a second access they had a commitment to provide an access to the east, and a bond to install in
the future an emergency access from the west, but this is not possible.
Mr. Schillinger asked about the possibility of a second railroad crossing as an option.
Attorney Grant stated the railroad will not allow a second crossing, and the Boy Scout Officials
have demanded an outrageous amount. They won't take less than $500,000. for access through
their camp area which is cost prohibitive. They had asked that Chief Tony Graff approach the
Scouts, but he has had the same results.
Attorney Kramer confirmed that the railroad will allow only one crossing per property, But for
the future a crossing will be allowed in Williamsport which is not developed yet, but the access via
the stub road will eventually provide an emergency second access from the north side of the
railroad tracks.
Chairman Lindblom stated his concern is not of a fire, but more along the lines of leaking gas or
something of that nature with no second access for residents to be evacuated.
Chief Graff stated the Scouts are seeking the developer pay all improvement costs, plus the 1/2
million, and their cost is going up daily. Windham had indicated they would pay all improvement
costs, but their offer was rejected. The Scouts really don't want and property owners near them
on the east or west and are doing what they can to keep it that way. He Police concern is for the
Fire Department since the police can go across land with their cars or 4 wheel drive vehicles, but
the Fire Department cannot do that with heavy trucks, etc.
Mr. Green stated the Railnet letter only addresses train blockage, has other problems been
discussed with them.
Ms. Lucietto stated there are only two trays per day, which is not much considering only a train
blockages the problem.
Attorney Lindblom stated that this property is land locked and has only one way in, and one way
out, and the Scouts demand goes up daily.
Ms. Lucietto stated that the City Standard is lighting on a concrete pole.
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City Engineer Wywrot stated the lighting they have requested will take 50% more electricity to
operate, and more effort to maintain.
Mr. Kubala asked about the City having to maintain spare parts for repairs, etc., and ongoing
increased costs, asking who will bear the increased costs.
City Engineer Wywrot stated those costs would be paid by the City.
Mr. Green asked if the islands would be 30 feet in diameter, and would the developer maintain
plantings away form the curbing.
Mr. Schillinger stated this would impact on residents over the next 10 years, but they could
develop some character through the use of landscaping and lighting. This is an asset he would
like to see. Mr. Schillinger stated he was concerned that he park area at the River had no parking
area.
Mr. Kinerim stated that the area at the River ids Flood Plain and the Park Board will not allow
anything in that area to encourage it as a Park Area.
Attorney Grant stated the Park Board Doesn't recognize this as a Park and it won't be developed.
Parking below the hill presents a problem for the Police.
Attorney Kramer stated they would need to vote on these issues separately. The vote for
approval of the Final Plat and Plan, needs to be based on whether it conforms to the Preliminary
Plan.
Chairman Lindblom asked for a motion.
Mr. Wenman motioned and Ms. Lucietto seconded to approve the Final Plat and Plan for PC
2001 05-Fox River Estates subject to Engineering. On a roll call vote all members present voting
yes except Mr. Mizel who voted no. 8 Yes - 1 No. Motion carried .
Mr. Wenman motioned and Ms. Lucietto seconded to approve the Ornamental Lighting for PC
2001 05-Fox River Estates On a roll call vote all members present voting yes except Mr. Kubala
who stated that on going cost maintenance and electric bills enhance some peoples perception of
desirability. Mr. Kubala voted No.. 8 Yes - 1 No. Motion carried .
Ms Lucietto motioned and Mr. Wenman seconded to accept the Cul de sac Islands for PC 2001
05-Fox River Estates. On a roll call vote all members present voting yes. Motion carried .
PC 2001-03 Bristol Club & Station - Concept Plan By Lay Com
Greg Gabel on behalf of Lay Com stated he was here seeking a favorable review and
recommendation to the City Council for their concept for Bristol Club & Station which would
have City water and a private sewer system. This would be a secure development with internal
roads being private, and maintained by the Homeowners, but it would be built to meet City
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Standards. Bristol Club would have minimum 25,000 square foot lots and they would maintain
34 acres of open space. This affords 34 % of the site as open space with a 50 foot buffer around
the perimeter. They will plant large amounts of trees and keep the wetlands.
Mr. Green asked where they City water would come from.
Mayor Prochaska stated that they propose to run it from a lower site on Galena and loop the
water up to Kennedy. At this point this is just and agreement, but the property to the south
(Oliver/Niles) is pending and there is a lot of interest to the and through this entire area. They will
develop an annexation agreement soon.
Ms. Lucietto asked about wells for water.
Mr. Gabel stated they will do some temporary wells till the water gets there. They will work this
out with staff.
Mr. Wenman asked if the sewer would be community or individual.
Mr. Gabel stated individual septic systems.
Ms. Lucietto asked about home size.
Mr. Gabel stated 4,000 square feet.
Mr. Green asked bout road size.
Mr. Gabel stated they were seeking 24 feet built to City Standards to be private and maintained by
the Homeowners. Their entrance would be ominous and apparent that it is private.
Engineer Wywrot stated that the City standard is 28 feet.
Chairman Lindblom stated that allows parking on one side.
Mr. Green stated that is a concern with fire trucks getting through with cars parked along the
street.
Mr. Gabel stated the houses are to be 50 to 70 feet from the road and visitors would be parking in
driveways.
Mr. Gabel stated that originally they had planned to leave the other 30 acres open, but decided
that was silly. They propose to annex the 30 acres which will be commercial on Galena and they
are seeking R-3 zoning with 7 units per acre.
Engineer Wywrot stated the standard for R-3 is 5 units per acre.
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Mr. Gabel stated he stood corrected. They propose to annex and have City services while they
understand this will take some time.
Mr. Green asked about right in and right out for commercial.
Mr. Gabel stated they will have full access off of Cannonball and one right in, right out off of
Galena.
Mike Schoppe stated he looked at the collectors to the west and they should be incorporated into
this plan, and it would be better with through a intersection with a stub to the west for a future
road connection.
Mr. Gabel asked if he was proposing a public street going through a private development. He
stated this changes the whole concept.
Chairman Lindblom stated he liked seeing the commercial up there and felt a convenience store
was good planning.
Mr. Gabel stated that is what they through. Neighborhood type stores. The commercial will be
only about 325 feet deep with typical B-3 type use.
Chairman Lindblom stated he still had some more work to do to correct the density level and they
would be happy to look at it again.
Mr. Gabel stated they are not prepared to show what will be there but what might be there.
Mr. Green stated the streets aren't wide enough.
Mr. Mizel stated he should review Wywrot and Schoppe's comments and work it out.
Mr. Gabel stated he would move forward with the Concept Plan and thanked the Plan
Commission.
PC 2001-09 Concept Plan - Doetschmann Property ((Originally approved as a Golf Course
and a portion of the homes in the Fox Highlands development by The Edmeier Group PUD
approved 1997) Concept presented by Wyndham-Deerpoint Homes.
Dave Waden on behalf of the developer stated that this is currently 126 acres zoned R-1. They
are looking at R-2, plus duplex units with detention at the west end. They propose 96 duplex
units on 48 lots with 1.8 dwelling units per acre. The detention is spread around due to
numerous ridge lines with a park in the center of the project and a future trail on the ComEd
easement planned to tie into their trail. The duplex units will require some re-zoning. The park
will be the center jewel area with roads all around it.
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05/0812001 16: 13 8154310943 ILLINOIS P.AILNET PAGE 01/01
r �
430 West Madison Street 815-431-0940
Ottawa, Illinois 61350 Fax: 815-431-0943
May 8, 2001
Carol Ultsch
Wi)adliam Homes
P.O. Box 307
Wheaton, IL 60189-0307
TO WHOM IT MAX CONCERN:
Please refer to the Illinois Commerce Commission hearing on March 21, 2001, in Chicago,
Illinois, when all parties were present to discuss the construction of a public grade crossing near
Yorkville.
Illinois Ra1lNet agreed in principle with tl-,e construction of one public cresswg. It does not agree
to a secondary or emergency crossing so close to the public crossing. If the public crossing is
blocked by a train for whatever reason, both viAill be blocked because of their close proximity. So
what is the need?
Sincerely,
ZZC2-'�
Ted Bissen
Vicc President/ General Manager
UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING
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