Plan Commission Minutes 2000 09-13-00 UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING MINUTES
SEPTEMBER 13, 2000
In Chairman Lindblom's absence Mr. Kubala chaired the meeting.
Mr. Kubala called the meeting to order at 7:00 P.M.
Roll Call:
Members Present: Anne Lucietto Sandra Adams
Lawrence Langland Tom Mizel
Bob Wenman Janet Reaves
Clarence Holdiman Andrew Kubala
Joe Besco Brian Schillinger
A quorum was established.
Minutes
Mr. Langland motioned and Mr. Schillinger seconded to accept the minutes of the meeting of
July 12, 2000 Plan Commission. On a voice vote all members present voting yes. Motion
carried.
Mr. Kubala asked that everyone who wished to speak during any of the public hearings to be
sworn in. Mr. Kubala administered the oath. The list of public hearing speakers is attached to
permanent record copy of minutes.
Ms. Reaves motioned and Mr. Wenman seconded to go into public hearing for PC 2000-17. On a
voice vote all member s present voting yes. Motion carried.
Public Hearing. PC 2000-17 Carolyn Herren, petitioner requesting to annex into the United
City of Yorkville and re-zone from Kendall County A-1 Agricultural to
United City of Yorkville B-3, Service Business District.
Attorney Kramer stated this parcel is one that the City has invited to annex as it is within the area
we are pursuing for commercial expansion. The are requesting B-3.
J.T. Johnson stated he had a call from the Bristol Township Highway Department just to let us
know, since they are notified of the annexation, that they have no objections.
Mr. Langland motioned and Ms. Adams seconded to go out of public hearing for PC 2000-17.
On a voice vote all member s present voting yes. Motion carried.
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Mr Holdiman motioned and Mr. Besco seconded to go into public hearing for PC 2000-18 On a
voice vote all member s present voting yes. Motion carried.
Public Hearin: PC 2000-18 Robert Kunicek, petitioner requesting to annex into the
United City of Yorkville and re-zone from Kendall County A-1
Agricultural to United City of Yorkville M-1 Limited Manufacturing
District.
Attorney Kramer stated that again this was the same situation and in the past couple of months
we had the Enron facility before the Plan Commission, this is the balance of Mr. Kunicek's
property not sold for the Enron Plant. He is asking for M-1 and complies with our standard
agreement.
Mr. Wenman motioned and Mr. Landland seconded to go out of public hearing for PC 2000-18.
On a voice vote all members present voting yes. Motion carried.
Mr. Langland motioned and Mr. Holdiman seconded to table PC 2000-19 Robert& Gail Fisher,
Diane Conover and John& Delores Lies, petitioners requesting to annex into the United Cit�of
Yorkville and re-zone to the Plan Commission meeting of October 11. 2000. On a voice vote all
member s present voting yes. Motion carried.
New Business:
PC 2000-15 Overstreet Acres and Doug Overstreet seeking review on their request for
re-zoning and re-platting of a 24 acre parcel in Kendall County
within 11/2 miles of the United City of Yorkville.
Mike Sheppard speaking on behalf of Overstreet acres stated that this is a 24 acre site they wish
to subdivide on Route#71 in Kendall County. They received comments from Mr. Wywrot and
will address those comments. The developer asks that no sidewalk or trail be required as
required per Mr. Wywrot's letter. Also Mr. Wywrot's letter addresses a sizable space for
detention. Kendall County wants the trees to stay as this is a Scenic Route and needs the trees.
They will ask for a statement from Kendall County.
Attorney Kramer stated this is a unique situation due to the desired preservation of the trees.
Mr. Schillinger stated that Lot A and Lot 1 are both natural lowlands anyway.
Mr. Sheppard stated, yes, and is also a natural detention area.
Mr. Kubala asked if the flow of water goes to the gravel pit.
Mr. Wywrot stated it will go everywhere without grading, and grading takes out the trees.
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Mr. Kramer stated that Kendall County does have some areas that are an immediate release.
Mayor Prochaska stated we can address this along with the mention of the open space in our
letter to Kendall County.
Mr. Besco asked if this was an operating gravel pit.
Mr. Wenman stated it had been out of operation for about 30 years.
Mr. Langland asked if Mr. Wywrot was OK with no detention and property as it is.
Mr. Wywrot stated that on the whole, considering the entire parcel, it is better to save the trees.
Ms. Lucietto motioned and Ms. Adams seconded to approve PC 2000-15. Overstreet Acres,
request to re-zone and re-platt a 24 acre parcel in Kendall County within 1 1/2 miles of the
United City of Yorkville to include the City's recommendation of sidewalks. On a roll call vote,
all members present voting yes. Motion carried.
PC 2000-16 Robert& Gail Fisher,petitioner represented by Attorney Dallas Ingumunson
requesting to rezone from Kendall County A-1 Agricultural to Kendall County R-2, One
Family Residential District of 2.409 acres located on Conover Lane in
unincorporated Kendall County within 11/2 miles of Yorkville.
Jim Olson, surveyor representing the petitioner on behalf of attorney Dallas Ingumunson, who
couldn't be here tonight stated that basically they ask that this 5 acre parcel be broken into two
parcels so their kids can build a house. This in not a subdivision,just splitting this 2 1/2 acres off
and zoning to R-2 as required by Kendall County.
Mr. Langland stated this lane should have been made a road, and should be annexed.
Attorney Kramer stated that the City of Yorkville does not force annexation, and this is a private
lane, privately maintained.
Mayor Prochaska stated this is still two very large lots.
Ms Lucietto motioned and Mr. Wenman seconded to approve PC 2000-16. Robert& Gail
Fisher, petition requesting to rezone from Kendall County A-1 Agricultural to Kendall County
R-2, One Family Residential District of 2.409 acres located on Conover Lane in unincorporated
Kendall County within 1 1/2 miles of Yorkville. On a roll call vote, Mr. Langland abstained and
the balance of members present voting ,yes. Motion carried.
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PC 2000-17 Carolyn Herren, petitioner requesting to annex into the United
City of Yorkville and re-zone from Kendall County A-1 Agricultural to
United City of Yorkville B-3, Service Business District.
Attorney Kramer stated that this parcel has also been invited to annex by the City as it is within
the area we are pursuing for commercial expansion. Petitioner is requesting B-3.
Mr. Schillinger motioned and Ms. Lucietto seconded to approve PC 2000-17 Carolyn Herren's
Petitioner requesting to annex into the United City of Yorkville. On a roll call vote all members
present voting yes. Motion carried.
Ms Lucietto motioned and Mr. Wenman seconded to approve PC 2000-17 Carolyn Herren's
petitioner requesting to re-zone from Kendall County A-1 Agricultural to United City of
Yorkville B-3, Service Business District. On a roll call vote all members present voting yes.
Motion carried.
PC 2000-18 Robert Kunicek, petitioner requesting to annex into the United City of
Yorkville and re-zone from Kendall County A-1 Agricultural to United City of Yorkville
M-1 Limited Manufacturing District.
Attorney Kramer explained again we have just recently had the Enron facility before the Plan
Commission and this is the balance of Mr. Kunicek's property that he retained ownership of
when he sold the east portion for the development of the Enron Plant. He is asking for M-1 and
complies with our standard agreement.
Mr. Wenman motioned and Mr. Besco seconded to approve PC 2000-18 Robert Kunicek's
petition requesting to annex into the United Cif of Yorkville upon becoming contiguous. On a
roll call vote all members present voting yes. Motion carried.
Mr. Wenman motioned and Mr. Besco seconded to approve re-zone from Kendall Count
Agricultural to United City of Yorkville B-3, Service Business District upon becoming
contiguous On a roll call vote all members present voting yes Motion carried.
PC 2000-20 Concept Plan by the Stough Group for Yorkville Senior Housing Planned
for Parcel#2 of the Bell, Mulvey & Huston parcel on South Route 947
Jim Bulotta gave a slide presentation showing the housing proposed as single story, low density,
one bedroom rental apartments for seniors. Each unit is self sustained with its own heating,
electric, etc., and each unit has washer/dryer hook-ups. The exterior is brick with heavy
landscaping and the Stough Group maintains ownership of all of their developments. These
developments are funded with federal funds that are granted through a state program. Due to the
funding they are locked into 40 years of guaranteed seniors only apartments. Apartment rental s
are controlled by the state and is based on the funding. Apartment rental are estimated to be
approximately $410.00 for the Yorkville complex with about a 2% increase yearly. Rentals have
a one year lease. The development will have a community center and planned activities. The City
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of Yorkville residents will be given preference, as well as their relatives. They have a strong
screening process for tenants and secure good residents. Residents age 62 and over are limited to
$30,250. or less in income for 1 person, and $32,500. for two.
Mr. Schillinger asked what the advantage was of limiting income.
Mr. Bulotta stated this is required due to the tax credits to construct. This requires low rent, and
therefore limits the amount of income for residents.
Ms. Reaves asked what amount they required for a deposit, and why they chose Yorkville.
Mr. Bulotta stated the deposit is one month, and he chose Yorkville because positive things are
happening here. Also tax credits are hard to get, and they go on a point system. Yorkville is still
considered Rural, and rural areas get a higher income limit by $2000. The demographics here
will support 64 units, and the state will support this.
Ms. Reaves asked if the close hospitals and shopping played a role in this.
Mr. Bulotta stated that it is a point system, but Yorkville has a lot to offer. The first year is the
only year they have to meet the income requirement no matter what happens after that.
Mr. Bulotta stated they would like to install a walking trail around part of the complex..
Ms. Adams asked about other developments that they have and how they can have a priority list
for residents as she thought that was against the law.
Mr. Bulotta stated that it is not illegal to priority list, and that they have complexes around the
Chicago suburban area to include Bellwood, Carlinville, and Princeton farther out.
Mr. Schoppe stated that the City would discuss land use, density, and open space when he comes
to Plan Council with a Preliminary Plan.
Mr. Wenman stated he felt this was better suited to a P.U.D. regarding public safety and roads
and access issues.
Mr. Bulotta stated that they generally do a P.U.D. agreement, but emergency access would be
available through Fox Highlands.
Ms. Lucietto stated that a P.U.D. would address the issues, but she is not comfortable with the
high density.
Mr. Bulotta stated he would like to have them taken to see one of their other developments.
The question was asked if Mr. Bulotta felt 700 square feet for a unit was adequate
Ms. Reaves stated she felt that was very adequate for seniors.
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Mr. Schillinger stated he had 2 relatives who lived together in about that amount of space and it
was comfortable.
Ms. Adams asked if lower density affected the funding.
Mr. Bulotta stated that below 52 units the cash flow affect their ability to do a complex.
Mr. Kubala asked about cars and parking and the City's requirements.
Mr. Bulotta stated that lots of them do not have cars, and they have never had a parking problem.
Ms. Lucietto stated this area needs to be reviewed.
Mr. Kubala stated that to summarize they would like to see less density, more parking and more
open space.
Ms. Adams stated the ordinance requires covered parking.
Mr. Bulotta stated he would work on the plan.
PC 2000-21 Concept Plan for Davis Downs by Paul Dresden.
Mike Capp presented the concept plan stating this was proposed for approximately 198 single
family homes similar to those in Fox Hill. Access would be through a connection to Aspen Lane
in Fox Hill. There would be a secondary access along the northwest corner connecting to Unit 5,
Evergreen Lane and John Street. The land slopes dramatically, so drainage is not a problem, and
storm water detention would be off-site on Doc Davis' property. They plan to integrate into Fox
Hill for water and sanitary sewer, with a future stub for a possible future interceptor. A lift
station would have to be constructed to carry back to Fox Hill. The south boundary is 1/4 mile
north of River Road and so no access to River Road is possible, except for drainage.
Ms. Lucietto asked if they have had discussion with the Park Board.
Mr. Capp stated that Paul Dresden has recently do that.
Mr. Mizel asked about lot size.
Mr. Capp stated they would be a minimum of 12,000 square feet with an average of about 13,000
to 14,000 square feet, and corners at about 18,000 square feet.
Mr. Mizel asked if there would only be one access.
Mr. Capp stated yes, through the subdivision.
Ms. Adams stated that for fire access this is not acceptable.
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Mr. Mizel stated he was not comfortable with this many homes on this amount of space and the
only access being via Aspen Lane.
Ms. Adams asked about park space.
Mr. Capp stated they had two large swatches that would be green space and would connect to the
green space in Fox Hill.
Ms. Kubala asked if Mr. Mizel had a consensus.
Mr. Mizel stated that one access and this many homes and no access to River Road.
Ms. Adams agreed.
Ms. Lucietto stated he needs to review access.
Mr. Schillinger stated the two swatches of green space are more like two drag strips.
Ms. Adams stated he needed to stick to the Comprehensive Plan.
Ms. Lucietto stated he needed to talk also to the Park Board.
Mr. Capp stated that at the southeast corner of the property, off this site is wooded and wetland,
and in the next stage you will see that.
Mr. Schillinger stated this plan relies on adjacent park land and not it's own.
Mr. Mizel stated that the density is too high with no open space, and he needs to address EPA
issues.
Ms. Lucietto asked what the density was for Fox Hill.
Mr. Capp stated 3 1/2 per acre.
Attorney Kramer stated that the lots were as small as 9600 square feet clustered with adjacent
open space.
Ms. Reaves asked how many homes in Fox Hill.
Mr. Capp stated that this development is 200 homes. Fox Hill has approximately 400 dwelling
units.
Mayor Prochaska asked if they had any discussion with the property owners to the east. One
access is a serious problem and Aspen is a narrow street.
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Mr. Capp stated that they had concentrated on discussion with the Henders. The property owner
to the east is a land trust.
Mr. Kubala stated to summarize he should meet the square footage standard. Access is another
issue.
Mr. Lucietto motioned and Mr. Wenman seconded to adjourn. On a voice vote all members
present voting yes. Motion carried.
Adjourned at 8:45 PM
Minutes by Sandy Marker
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UNITED CITY OF YORKVILLE
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PLAN COMMISSION
WEDNESDAY, SEPTEMBER 13, 2000
NAME (PLEASE PRINT!) REPRESENTING PHONE
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