Plan Commission Minutes 2001 09-26-01 I I
UNITED CITY OF YORKVILLE
Joint Meeting of the Plan Commission & City Council Minutes
September 26, 2001
City Council Chambers
7:00 PM
DISCUSSION:
COMPREHENSIVE PLAN -LAND USE
Attached is the Discussion Outline prepared by Ruttiger& Tenelli
Mayor Prochaska stated that Rodney Tenelli would lead the group through beginning the process
of updating the Comprehensive Plan. it will be informal and everyone will have an opportunity
to talk. Mayor Prochaska introduced Mr. Tenelli.
Mr. Tenelli stated that this will be an informal meeting, but it would follow a general outline to
get started with the update to our Comprehensive Plan. Tonight we will not talk about land use,
but rather designing a good community. We will discuss developing zoning to meet our
objectives, and we will go beyond designing areas of residential and business. Step by step to
achieve the end goal we want. The Comprehensive Plan should be the basis for all ordinances to
have a legislative foundation. This should be an expression of vision and policies.
Workshops will include: Neighborhood Design September 2001
Community Land Use October 2001
Draft Plan Update December 2001
Revisions & Hearings to Adopt February & March 2002
There will be a vision statement that will incorporate the town we want it to be and have.
Character, Identity, Affordability, Luxury, Conventional, Creativity, Similarity, Variety, Safety,
Space, Seclusion, Convenience. We will develop a path from policy to design. This should be a
design based process. There is more to it than identifying a color on a map with a specific lot
size.
The site plan process includes base information such as analysis & evaluation with alternative
concepts. We will select a preferred concept to get to the final plan development and approval.
The base information includes natural soils and the topography, flood plain areas,wetlands and
vegetation, plus manmade and buildings, transportation and utilities,plans and ordinances, and
demographics.
This will go through analysis and evaluation that includes contextual analysis, market analysis,
and sit analysis.
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There will be alternative concept plans and we will be between the developers wishes and the
City's wishes for a development. The process to selecting the plan means weighing objectives.
Plan approval should show the ingredients of a neighborhood. Site sensitivity, Organization and
structure, roadways, open space, small sections, streetscaping and furnishings, buildings and
architecture.
These items have a dramatic effect on a neighborhood. Integrating design into the
Comprehensive Plan as all of these items are components of a neighborhood. The new
Comprehensive Plan will have similar categories, but be more in depth,to go beyond the basics
and get into the teeth of what we want here in Yorkville. Focusing on design concepts with
guidelines to implement through the updating of codes and ordinances.
ZBA Chairman Feltz asked if this plan would include what is underground? Especially that
which is not pressurized as he felt this need to be included in the Plan.
Mr. Tenelli stated he has discussed this with staff and will incorporate this into future workshops.
Mayor Prochaska asked if there will be theme areas and transition areas as well as the central
City area vs. fringe areas.
Mr. Tenelli stated yes, our current plan doesn't plan for that. There will be plans for district
areas, and appropriate spaces for different types of residential areas.
Plan Commissioner Mr. Green stated that on the Plan Commission they look at development on
the fringe with concern for the schools and worry about areas being gobbled up by some other
nearby town.
Mr. Tenelli stated that many want the maximum economic development for the minimum bottom
line, but the value of land is based on the sale of homes nearby. In a fringe area you create a
transition area between what is on the neighboring town side and what we want in our town.
Alderman Sticka stated this seems to include details we haven't seen in the Comprehensive Plan
before and asked if this would include roof lines, etc. Do others have this type of
Comprehensive Plan?
Mr. Tenelli stated no, it will introduce design concepts to be implemented through the site plan
and landscape ordinance. Concepts that are not reflected now. Tonight you should go away with
thoughts of the ingredients for what level of implementation we want, and this is a common type
of plan now.
Mayor Prochaska stated he has heard questions about looking at commercial in the same way as
this.
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Mr. Tenelli stated yes, commercial and industrial areas of commercial that have the old type
industrial. More modern ones too, but for other areas which is better suited to this type of plan.
Mayor Prochaska asked what should be done with dramatic transitions such as residential to
industrial.
Mr. Tenelli stated the same as before, but we will re-evaluate where the land use goes, but now
with a new spin to go one step beyond to what type of area we want. It will be easier to use the
Comprehensive Plan.
Mr. Green asked about old areas of town that have a grid community. What a bout the impact
from new to the older areas. And, how do we address road use for narrower streets etc.
Mr. Tenelli stated we haven't gotten into specifics on land use, it may be influenced by those
types of situations or areas where wider streets are needed. We will talk about this next month.
Mayor Prochaska stated the Comprehensive Plan will address some of that.
Mr. Tenelli stated if we propose another bridge we will need appropriate land use, and we need
to explore this. The Comprehensive Plan will give the frame work for the next step to be
implemented. Some foundation to contribute to background for next step.
Plan Commission Chairman, Tom Lindblom stated this seems like the chicken and the egg,
which came first. What if you plan for a bridge,but the balance doesn't support it.
Mr. Tenelli stated 20 years of growth. The Plan will let us jump ahead to look at how to
accomplish this.
Mayor Prochaska stated this is a tool to help with other issues. This may look aggressive, but we
need to plan for our own center and even look at other sources.
Mr. Tenelli stated this is a useful tool for the next step.
Alderwoman Burd asked if this would address what we want downtown.
Mr. Tenelli stated yes, historically it is identified as existing and ignore, but here we will
recognize it as different. But, we would use the downtown re-development plan. It is important
to preserve development downtown,but we won't get into re-design or development of
downtown.
Alderwoman Burd asked about parking lots stating nothing is uglier than a plain parking lot.
Mayor Prochaska stated we will see details in the downtown plan.
Mr. Tenelli agreed saying the Comprehensive Plan can't deal with concepts for that.
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Alderwoman Burd stated, yes, but the Comprehensive Plan will show we value green space.
Mr. Tenelli stated the Comprehensive Plan will show some specific goals to improve, but won't
outline specifics. Next we will be more structured with the workshop. Ideas where some of these
things should be. It will be an interactive process.
Mayor Prochaska stated everyone should bring their ideas and see what you like and don't like.
Mr. Tenelli stated that recently in Shorewood they stood firm on their lot sizes and his firm did a
study of all lost sin the town and 90% of the lots were non-conforming. You can have standards
but there is a difference between lot size and value. We will talk about what it takes to make a
nice neighborhood.
Alderman Besco stated many developments have open space but they also have lower quality of
homes.
Plan Commission Chairman, Tom Lindblom asked if he could bring some samples.
Plan Commissioner Kubala asked if they could get them prior to the next workshop to share and
review.
Mayor Prochaska stated he had seen some with specific names for design areas.
Mr. Tenelli stated yes, "Town Transition" is a name for one area in Shorewood. Living Sector
represents single family homes. You can coin a name for it. He will get examples. We are not
designing subdivisions,but there will be some clearly defined areas.
Mike Schoppe, City Land Planner stated that other communities have done this. Plainfield and
Oswego have sectors. Different terms, but ones that fit into that plan. What is often seen is the
day to day approval where they are not using the document and don't have the vision in place.
We can get the vision and get that vision to Mr. Tenelli so we do have that step included. We
can show slides of differences, pros and cons. Think about neighborhoods, and think about what
makes it good to you. This should be helpful to Mr. Tenelli in implementing this.
Mayor Prochaska stated you have the ability to touch many people in the community, talk to
them and get feedback.
Mr. Tenelli stated that prior to the next workshop we will be looking at more specifics and in the
neighborhood. Get this information to him and he will drive through and look at these areas.
Mayor Prochaska thanked Mr. Tenelli and thanked the group for spending this time tonight.
Adjourned 8:50 PM
Minutes by Sandy Marker
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UNITED CITY OF YORKVILLE
JOINT MEETING OF THE CITY COUNCIL & PLAN COMMISSION
SIGN-IN SHEET
September 26, 2001
NAME (PLEASE PRINT!) REPRESENTING PHONE
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UNITED CITY OF YORKVILLE
Comprehensive Plan Update
Kick-Off Meeting
September 26, 2001
7:00 p.m.
Discussion Outline
I. Purpose of Comprehensive Plan
II. Update Process for Yorkville
III. Relationship of Plan to Subdivision Design
IV. Process of Subdivision Design
V. Ingredients of Neighborhood Design
VI. Integrating Neighborhood Design Into the Comprehensive Plan
VII. Wrap-Up
KICK-OFF WORKSHOP" � - - —
COMPREHENSIVE PLAN UPDATE
UNITED CITY OF YORKVILLE
September 26, 2001
RUETTIGER TONELLI & ASSOCIATES, IN
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k U RPOSE OF COMPREHENSIVE PLAN
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Statutory u I" n
Basis for Ordinances
Express n'
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for a Community
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;YORKVILLE UPDATE
PROCESS-" r
• Neighborhood Design Workshop
• Community Land Use Workshop
• Draft Plan Update and Workshop
• Revisions - Hearings - Adoption
UNITED CITY OF YORKVILLE
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WHERE
DESIGN FITS TODAY
COMMUNITY PLAN
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CHARACTER SIMILARITY,
IDENTITY CODES & ORDINANCES VARIETY
AFFORDABILITY SAFETY
LUXURY SPACE/SECLUSION
SUBDIVISION LAYOUT
CONVENTIONAL SITE PLAN
CONVENIENCE
& s
CREATIVITY
UNITED CITY OF YORKVILLE
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TO PATH FROM POLIC Y DESIGN
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COMPREHENSI �� u
PLAN
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DESIGN Bulk Requirements
Lot Size, Area, Etc.
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DESIGN
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PROCESS
• Base informati ,
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• A and EvaluatioW'7-n
Alternative Concep,'-is uAw
• Select Preferred Concept
• Final Plan Development and
Approval
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BASE N TI
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Floodplains, Wetlands, Vegetation
• Manmade = Buildings,
Transportation, Utilities
• Plans and Ordinances
Demographics
UNITED CITY OF YORKVILLE __ • . •
ANALYSIS AND EVALUATION
• Contextual Analysis
*Regional
*Community
*Site
• Market Evaluation
• Site Analysis
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ALTERNATIVE CONCEPT PLANS
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• Look for the second " Right" answer
• Challenge the Rule's
UNITED CITY OF YORKVILLE . .
SELECTING THE PLAN
• Meets "Quality of Place Objectives"
• Works in the Marketplace
• Can It be Implemented - Zoning ,
Politics, etc.
• Economically Feasible
UNITED CITY OF YORKVILLE
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Annexation , Zoning , Subdivision
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INGREDIENTS OF A
NEIGHBORHOOD PLAN ,
• Site Sensitivity
• Plan Organization and Structure
• Roadways
• Open Space
• Small Sections
• Trees and Landscaping
• Streetscaping and Furnishings
• Buildings and Architecture
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SITE E
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• Minimize Visual Im '
Allow Natural Features to Dominate
• Minimize Environmental Impact
Smooth Fit with Site n and Community
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ORGANIZATION AND STRUCTURE
• Roadway System
• Open Space System
• Remnant Spaces
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• Provide Order and Structure -
Fit to Existing Topo and Natural
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Keep Straight Streets Short
Design based Hierarchy
Incorporating Pedestrians and
Streetscape
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OPEN SPACE
• Provide Order and Structure
• Hierarchy of Open Spaces
• Breaks Large Areas into Units
• Focus of Neighborhood Units
• Preserves Natural Features
• Location of Trail and Recreational
Amenities
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SMALL
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Provides Human kale
• Flexibilit to a mix of products y and
prices
• Promotes Design Flexibility
• More Homes with Views and Amenity
Frontage
More Easily Phased
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• Defines and Organizes Sp� ac,e --
• Provides Unity and Scale
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Environmental 'Benefits
Enhances Streetscapes 'and public
views
• Softens Visual
Impacts
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• Defines Chara tlt
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Entry Features
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BUILDINGS AND ARCHITECTURE
• Dominate Feature in the Streetscape
• Enhanced Exteriors and Elevations
• Enhanced Rooflines
• Landscaping Homes
UN/TED CITY OF YORKV/LLE
INTEGRATING DESIGN INTO
THE COMPREHENSIVE PLAN _.___,.._______..___
• Develop Design Theme Based
Planning Sectors
• Establish Design Guidelines within
Sectors
• Implement Through Update of Codes
and Ordinances
UNITED CITY OF YORKVILLE