Plan Commission Minutes 1992 06-17-92 r
MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF
THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
JUNE 17, 1992 7:00 P.M.
The June meeting of the Plan Commission was called to order by Chairman Harold
Feltz with the following members in attendance:
Harold Feltz, Clarence Holdiman, Don Ament, Sandy Adams, Tom Lindbloom,
Buck Kolkmeyer, Bob Davidson
Absent: George Stewart, Larry Langland, Gail Digate, Kevin Collman,
Anne Lucietto
Others present: Mayor Ken Kittoe, Aldermen Bill Baird & Pat Clark,
Don Peck, Anton Graf, Jim Olson, Dale Woodworth, Barry Niles,
Dean Fisher
The minutes from the May meeting were presented for approval. The motion to approve
was made by Bob Davidson; the second was given by Sandy Adams. Voice vote carried.
PC92-7 Woodworth Estates -- Additional Information
Mr..Woodworth-presented copies of the original plan along with the new plan showing
proposed changes. The first plan showed the road down the middle as requested by
the City (Ridgeway':) to provide a loop for the water line. Dale explained the
problem with keeping a road due to the intensity of the grade of the property;
he stated that the only answer was to eliminate Ridgeway Dr. and revert backs to the
original plan. This would also delete Wood Dale Dr. The property over the hill
would not be developed.
Bob Davidson questioned the 8" sewer main to service the property to the north and
asked why none of the lines were extended to 12" to provide adequate capacity.
Don Peck referred to a study done by Baxter & Woodman confirming that the capacity
would be sufficient with the existing 8" lines and lift station changes. Mr.
Davidson indicated that an interceptor would have to be utilized when the property
to the north was heavily developed.
Mr. Davidson asked for discussion on the issue of acquiring a 60' easement along
the river for future sewer extension; in his opinion, this would be in the best
interest of the City and could be accomplished at the same time as the approval
to eliminate Ridgeway; Mr. Woodworth stated that the issue at hand had nothing to
do with property along the river. He further noted that when the City was ready
to address the whole problem with existing homes along the river on the private
drive, he would be willing to discuss an easement for the sewer line. For the
present, he is only interested in eliminating Ridge Road. It is his opinion that
he is trying to correct a problem that was forced on him by the City. Don Ament
agreed that the issue of Ridgeway Dr. should be addressed first and the issue of the
easement was perhaps not relevant at this time.
The entire sewersituation with Mr. Woodworth's subdivision, Mr. Niles subdivision
and the subdivision flowing onto Main St. was discussed. Don Peck added that within
JUNE PLAN COMMISSION MINUTES PAGE 2
the past two weeks he had discussed the matter of an interceptor with Dale. The
issue is definitely up front between the City and Mr. Woodworth and discussion
would continue. Mr. Woodworth is aware of the need and agrees that the interceptor
will indeed become a reality. Mr. Woodworth asked about the easement for the
dumping of water on the adjacent property. Mr. Davidson stated that he was trying
to resolve the issue; the proper documentation cannot be found.
Mr. Woodworth confirmed that he was not opposed to granting the easement for the
sewer line, but asked that the issue be addressed at the proper time and that
consideration be given to his development plans as well as the needs of the City.
Chairman Feltz asked if there were plans to extend Bruell St. Dale said that when
Phase 3 was developed he would come in with a plan to bring Bruell St. down.
Sandy Adams commented that the request to eliminate Ridgeway Dr.' -did not appear to
interfere with anything already done and probably would not hamper future plans.
Chairman Feltz asked for futher comments or for a motion on the subject. Sandy
Adams made the motion to recommend approval of the vacation of Ridgeway Drive
and the lot changes as shown on the illustration along with the future easement
dedicated to the City as worked between the City and Mr. Woodworth. The second
was given by Don Ament. Roll call vote carried as follows:
Holdiman - yes Ament - yes Adams - yes Lindbloom - yes
Kolkmeyer - yes Davidson - yes Feltz - yes
BARRY NILES PRE-ANNEXATION, PRE-APPLICATION PRESENTATION (WACKERLIN PROPERTY --
93 ACRES)
Jim Olson presented the proposed plan for development of the 93 acres considered by
Barry Niles and Harold Oliver. This is part of the original Wackerlin Farm;
the first development was south of the present parcel on McHugh Rd; the second
subdivision is situated along Tuma Rd. Plans for this parcel include single
family residential along with some duplex and four acres depicted as R-3 Along
McHugh. Mr. Olson explained the road configuration and where connections would be.
It was noted that the road layout is similar to one that was done several years
ago for the City. Tonight's proposal is an informal request for the purpose of
getting feedback from the Plan Commission. There would be 200 single family homes
on 12,000 sq. ft. lots, 12 duplex lots of 15,000 sq. ft. minimums. Also indicated
is open space and detention areas.
Barry Niles stated that covenants would be similar to those applying to the Prairie
park subdivision "including:
1500 sq. ft. minimum for a ranch, 1700 sq. ft. for a 2-story, 30% brick to
be evident, paved drives, 2-car attached garages, subject to architectural
review.
Mr. Niles also noted that the lots along the far edges would be larger and the
required square footage, etc. , would increase accordingly.
Chairman Feltz said that he would like to see a plan depicting how this development
would fit in with adjacent parcels. Bob Davidson also had questions relating to
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JUNE PLAN COMMISSION MINUTES PAGE 3
the number of Phases and to the matter of water detention. The question was whether
or not everything was directed to a single area as depicted on the plat. He noted
that this was an issue when Prairie Park was developed. Perhaps a storm sewer
should be constructed to carry the runoff to the river; avoiding an open ditch
seemed necessary.
Mr. Niles said that when Teri Lane/Foxfield was planned the runoff problem was from
Wackerlin subdivision. He further stated that he paid to have storm sewers put in
to handle the problem. The problem was to be settled by a four way agreement
(Niles, Woodworth, Taus, Griesman) which was never officially drawn up and therefore
was never completed.
Tom Lindbloom asked about Landmark Lane. Jim Olson said that it could eventually
go through and around to connect with Tuma Rd. Mr. Feltz again noted the importance
of showing all surrounding areas when the petitioners were ready to come back before
the Plan Commission. He also noted that the runoff/storm sewer situation was a
major concern.
Mr. Niles responded to the question of sewer tie-in possibilities; several options
could be considered including a tie-in with Walnut which is a 12" line, a tie-in
to Teri Lane, or a tie-in with Main or Center St.
Bob Davidson stressed the importance of giving consideration to the future and to the
need for the interceptor. This issue has been under discussion for several years;
there is a need for the City to prepare for future growth or the growth will not
come about.
Barry Niles said that he agreed with the concerns expressed by the Plan Commission
and noted that some of those concerns had already been addressed, especially in
the discussion of a lift station. Bob Davidson said that the interceptor issue
was a major concern and that the plans must move forward.
PC92-5 Fisher Rezone
Don Peck said that Dan Kramer was to have the verbage to fit the Fisher project into
the special use category. Since Dan was not present, it was decided to proceed with
other business and come back to this issue later in the evening.
Discussion on the County Property
It was noted that the minutes from the Sept. 27, 1989 special meeting were included
with the mailing packet to give the Plan Commission members an opportunity to review
the original concerns voiced when this matter was first discussed. Discussion
followed on issues such as a main thoroughfare, cuts allowed onto Rt. 34, alternate
access/exit routes, safety problems projected with evacuation situations, etc.
Chief of Police Graf asked if the plans as set forth were aesthetic or practical.
He indicated that the jail should be able to be entered from more than one way.
The Plan Commission said that perhaps the project was fine when viewed as a separate
unit; but, when considered as part of the whole, many questions surfaced.
Don Peck thought that plan "C" was probably the one that made the most sense.
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JUNE PLAN COMMISSION MINUTES PAGE 4
In his opinion this plan offers the most flexibility. The police offices would
be in the back; stages of development would be possible with the courthouse
located in the center and being constructed first.
Everyone was concerned with the west boundary line, possible location of an
additional cut and development of the property to the west. Of major concern
was the fact that this project could become a block to the growth of the City
to the west. None of the plans depicted by the County were viewed as favorable
to the City.
It was decided to draw up a list of the major concerns and then discuss with the
County. Suggestions from the Plan Commission are as follows:
1. Cornell Lane -- extend as the main thoroughfare to the west. This
would be in the interest of traffic flow, future development and
safety issues and concerns; example, evacuation & emergency needs.
2. Any other cuts onto Rt. 34 would be at the west line (from Rt. 34 to
River Rd. ) A north/south road would provide an alternate way in and
out;as well as facilitate the main flow of traffic:-and service the
development to the west and to the south. These considerations are
based on the Rt.: 34 study that suggested---that cuts onto Rt. 34 be
limited; a frontage road would be preferable to an additional cut.
3. Courthouse -- put to the west and south of Cornell Lane.
* * * * * * * * * *
Regarding the Fisher issue
The possibility of a special meeting to settle the zoning issue was suggested.
Mayor Kittoe stated that the Council held a Public Hearing on the project and
no objections were heard. The ordinance for the zoning was prepared by Atty.
Kramer.
Don Peck suggested that the Plan Commission make a recommendation subject to the
criteria of the Council so that Mr. Fisher would not be delayed any longer.
Bob Davidson made the motion to recommend the rezoning of the Fisher request
based on the approval of the B-2 special use zoning ordinance with the stipulation
that it meets all the criteria of the City Council. The second was given by
Clarence Holdiman. Roll call vote carried as followed:
Ament - yes Adams - yes Kolkmeyer - yes Davidson - yes
Feltz - yes Holdiman - yes
Bob Davidson suggested that some consideration be given to collecting additional
fees for the interceptor by either:asking a flat $500 per home or raising the
sewer fee to $650 per home. This would put the pressure on the incoming develop-
ments rather than causing existing residences to absorb the costs.
JUNE PLAN COMMISSION MINUTES PAGE 5
The sewer tapping fee is now $150, the lowest in the area. Getting the $650
would be an up-front issue and could save a battle with the developers. Handling
the issue where multi-family construction was concerned would need to be worked
out. It would be important to discuss and implement such a plan prior to any
futher discussion on the 93 acre development being planned by Mr. Niles
Bob Davidson also questioned if anything would be done with regard to the
transitional fee for the education fund as far as the Niles project was concerned.
This fee could be effected at the time of the sale of the lot as is done in a
neighboring community. The Niles project is just the beginning and the importance
of putting policies together in a creative fashion to promote development was
pointed out.
With no further discussion to be heard from the members of the Commission, Chairman
Feltz asked for the motion to adjourn the meeting. Bob Davidson so moved; the
second was given by Sandy Adams. Meeting adjourned at-.:9:15 P.M.
Joanne M. Ellertson, Recording Secretary