Plan Commission Minutes 2000 01-12-00 YORKVILLE PLAN COMMISSION
UNITED CITY OF YORKVILLE
MINUTES OF JANUARY 1, 12, 2000
The January meeting of The Yorkville Plan Commission was called to order by Chairman Tom
Lindblom at 7:00 PM.
Roll Call:
Members Present: Tom Lindblom Sandra Adams Tom Mizel
Jeff Baker Anne Lucieto Clearance Holdiman
Janet Reaves Brian Schillinger Jack Jones
Joseph Besco Andrew Kubala
Guests: Dean Kleronomos, Art Prochaska, Rich Sticka, Richard Scheffrahn, also see attached list
of additional guests.
MINUTES
Ms Lucieto motioned and it was seconded to approve the minutes from December 8, 1999. On a
voice vote , all members present voting aye.
PUBLIC HEARING
Chairman Lindblom swore in those wishing to speak at the hearing.
PC#99-10
Requesting Annexation & Rezoning from Kendall County "A"Agricultural to City of
Yorkville R-2 Single Family zoning and Preliminary Plan approval for The Fox River
Estates Subdivision.
Tom Grant, attorney for the petitioner explained that this is 96 acres just west of the Yorkville
Ccity Limits on the north side of Fox Road, and along the south side of the Fox River. They are
seeking plat approval for this subdivision featuring fully improved lots. They will have sewer,
water and a park. They will comply with City zoning with two exceptions. 1. The existing home
on Fox Road (on lot #3 on The plan)will remain there with access onto Fox Road, and they are
asking for a reduction to the sideyard setbacks for some homes. They estimate this would be
approximately 10% and only those home buyers seeking a 3 car garage.
Several land owners from Fox Lawn expressed concerns regarding property values, storm water
flow to the River, detention& retention of storm water, the new entrance road being in line with
the entrance to Fox Lawn, whether the road would be widened for turn lanes, and how each of
these concerns will impact their neighborhood.
PC 499-15 Requesting Annexation & Rezoning on 2 parcels.
The request for Parcel 1 is for rezoning from Kendall County R-3 Single Family to City of
Yorkville B-3 Service Business District, and parcel 2 rezoning from Kendall County R-3
Single Family to City of Yorkville R-3 Multiple Family
Bob Pilmer, attorney for the petitioners explained that they feel this property is consistent with
and partially adjoins the Edmeier parcel to the east. They have no plans to develop the property,
but plan to sell at some time in the future. There were no questions from the audience.
A motion was made to adjourn from the public hearing, seconded by Mr. Baker. On a voice vote,
all members present voting aye. Motion carried.
OLD BUSINESS
PC 99-14 Request for Final Plat approval of Fields of Farm Colony
in Kendall County within 1 V2 miles of Yorkville.
Ed Joanis of Siebert Engineers stated on behalf of the petitioner, Inland Real Estate that this was
essentially the same as Unit One which was reviewed and is already completed following rural
standards. He indicated the pond detention and showed all lots having access to either sidewalk
or trail system.
Mike Schoppe, planner, on behalf of the City stated that at the staff level they felt it appropriate to
forward a compliant recommendation to Kendall County. Road widths are narrower than they
should be, but shoulders are wider. The lots should be 200 ft. wide and some are less than that.
Mr. Wywrot stated staff felt it important that development in Kendall County within 1 '/z miles of
the City comply. The Plan Commission agreed it was important to reiterate this on all County
developments coming before the Plan Commission.
Mr. Jones motioned to accept The request for Final Plat stressing the importance of adherence to
City Standards in the future. Seconded by Ms. Lucietto. On a roll call vote, all members present
voting aye. Motion carried 11-0.
PC#99-10
Requesting Annexation & Rezoning from Kendall County "A" Agricultural to City of
Yorkville R-2 Single Family zoning and Preliminary Plan approval for The Fox River
Estates Subdivision.
Tom Grant, representing the petitioners presented an overview of the plan stating this would be
all R-2 single family zoning. He distributed pictures of typical homes built by Windham homes in
the recent past. These homes would be approximately 2000 to 3000 square feet of floor space and
the price range would be $225,000. to $250,000. They would seek an annexation agreement that
would cover The trail and park, and also they are seeking the side yard exceptions only where a 3
car garage would be wanted by the home owner. They expected this to be about 10%.
Mr. Jones stated the side yard setback should be kept at the City Standard. Mr. Schoppe stated
that a variance would be required. Mayor Prochaska stated he felt the tend was toward 3 car
garages and that 10% is a very low estimate.
Mr. Wywrot thought since Fox Lawn has a fire address that probably the street name and/or
numbers would need to be different.
Joe Wywrot, City Engineer, along with Mike Schoppe, Planner for the City stated they are
requesting a change in one of the roadways. Members of the Plan Commission expressed a
concern about there being an unknown number of houses that will not comply with the side yard
setback requirements.
Mr. Baker asked if a parking lot was feasible to access the River, or perhaps a wider roadway
allowing for easier parking.
Chairman Lindblom stated he felt for River rescue purposes a wider road may be needed for
emergency access.
Mr. Schoppe on behalf of the City asked that Plan Commission see his comments regarding the
north '/2 of the property which is 14 to 15 acres of hardwood trees along the river which should
be preserved. Second, there needs to be sidewalk along Fox Road. The Park Board would like to
see two parks rather than one with one north and one south of the railroad tracks for the safety of
children, and they don't agree with the City in accepting flood plain with no credit.
Chairman Lindblom stated he preferred with so many open-ended items, which need to be
resolved through staff. that this should be tabled until the February 9th Plan Commission meeting.
Mr. Grant stated he would like to preserve a trade off through an annexation agreement. Mayor
Prochaska stated that this should be a PUD rather than an annexation agreement. This is exactly
what a PUD is for, addressing unique environmental or design features in a development.
Mr. Schoppe stated the only trade off that allows for 10,000 square foot lots is lots that are
backed up to open green space. Mr. Jones added that The open space must be your own
property.
Mr. Mizel stated with less houses they could meet The minimum 12,000 square foot minimum.
Mr. Baker motioned & Ms Lucietto seconded for approval of rezoning from Kendall County
"A" Agricultural to City of Yorkville R-2 Single family
Mr. Baker motioned & Jones seconded for approval of the annexation request for PC 99-10
subject to an annexation agreement On a roll call vote, all members present voting aye. Motion
carried 11-0.
Mr. Jones motioned and Ms. Adams seconded to table until February. On a voice vote, all
members present voted aye. Motion carried.
NEW BUSINESS
PC #99-15 Requesting Annexation & Rezoning on 2 parcels.
The request for Parcel 1 is for rezoning from Kendall County R-3 Single Family to City of
Yorkville B-3 Service Business District, and parcel 2 rezoning from Kendall County R-3
Single Family to City of Yorkville R-3 Multiple Family
Bob Pilmer on behalf of the petitioners repeated his opening remarks.
Joe Wywrot state that access requires two point of entry to the R-2 parcel. Mr. Pilmer has had a
discussion with Dean Edmeier developer of the adjacent property and there is no plan to extend
Walnut into parcel 2. Due to not being developed it is hard to say where a second access would
come in.
Mr. Schoppe stated the Comprehensive Plan calls for low density 0-2 units per acre. Regarding
parcel 1 being on Route #47, business makes sense, but R-3 is a concern as that is 5 units per
acre. This is not good due to access. He recommended R-1 or R-2, as there are 1 acre parcels
adjacent and along Route #47 to the south, and along Walnut. Mr. Jones stated The R-3 in
Edmeir's parcel was allowed due to the Golf Course going in. Mayor Prochaska confirmed
same.
Chairman Lindblom was concerned about 9 acres and only one access, adding The B-3 parcel is
OK.
Ms. Lucietto motioned & Mr. Besco seconded to accept the request for B-3 on Parcel 91, and for
R-3 on parcel 42. On a roll call vote The motion failed 8 nays - 3 ayes.
PC 2000-01 Concept Plan for a development by Barry Niles & Robert Loftus
for Prairie Garden located at 6359 S. Route #3347, Yorkville
Mr. Niles presented his concept stating there is a house that will be retained on the property with
1 acre and that along the front property would be retained for B-3. This concept plan proposes a
24 acre development of town houses with walking trails, a club house and homeowners
association geared to seniors but not limited to seniors only. They will have a maximum of 2
bedrooms so he felt they would not have many children. Size would be from 1100 to 1600 sq. ft.
each with 2 car garages. There can be 5 units per building, but there would be 3, 4 or 5 units per
building.
Chairman Lindblom asked about 1 road access. Mr. Niles stated there is no place to add another
due to the area.
Ms. Adams asked about detection & retention. Mr. Niles stated The property pitches to the west
and there is a natural swail there. He would put in pond and club house close to this area
Mr. Wywrot stated the development of Sunflower Estates, already underway will resolve the 1
access problem.
Mr. Jones stated this was a good start.
Mr. Schoppe stated the Comp. Plan Calls for "0" Office, Development & Research for the R-3
part of the parcel. Without a PUD for this development, it could be sold and any R-3 could be
done.
Mr. Baker asked if this was a private road. Mr. Niles stated yes. The homeowners would
maintain.
Chairman Lindblom asked for any additional comments. With none he advised Mr. Niles to go
ahead with a Preliminary Plan.
UNITED CITY OF YORKVILLE
SIGN IN SHEET
PLAN CONIlVIISSION
January 12, 2000
PROJECT
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