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Plan Commission Minutes 1992 08-19-92 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS HELD AT THE KENDALL COUNTY BOARD ROOM AUGUST 19, 1992 7:00 P.M. The August meeting of the Plan Commission was called order by Chairman Harold Feltz with the following members in attendance: Harold Feltz, Clarence Holdiman, Don Ament, Larry Langland, Sandy Adams, Anne Lucietto, Buck Kolkmeyer, Bob Davidson; George Stewart (arrived at 7:30) Absent: Gail Digate, Tom Lindbloom, Kevin Coltman Others present: James Clarage, Mayor Ken Kittoe, Chief Tony Graf, Aldermen Gary Bown & Pat Clark, Atty. Dan Kramer, Harold Scholle & Jim Boan of the County Board, and interested citizens as listed on the sign-in sheet on file with the minutes. The minutes from the July meeting were presented for approval. The motion to approve was given by Bob Davidson; the second was by Sandy Adams. Voice vote carried. The first order of business was the introduction of the Public Hearings on the agenda. Chairman Feltz asked those wishing to speak during the hearings to be sworn in. PUBLIC HEARING: PC92-8 Niles - Annexation and rezoning Jim Olson asked that this be re-scheduled for next month or at the convenience of the Plan Commission. Bob Davidson asked if it would be necessary for the petitioner to file again. Atty. Kramer said that if it were postponed to a date certain, it would not be necessary to refile; a list of persons in attendance at this meeting could be used to send out notice of the next hearing. The attorney for Mr. Cliff Wackerlin and Mr. William Wackerlin asked that the record show that they, as the present owners of the said property, were not presenting the petition. There is no agreement as of yet as to transfer of the property. Therefore, the Wackerlins must also be notified of any subsequent hearings. Atty. Kramer noted that city ordinance requires that either the owner or an individual having the authority of the owner sign the petition. With ownership not transferred at this point, he suggested that the petitioner may want to postpone the next hearing until October. Mr. Olson stated that he would prefer to stay with the Sept. 16 date. Chairman Feltz said that it would be better if, due to present circumstances, the standard publication process including green cards be followed. Bob Davidson wanted this action to be made official with a motion and a second. August 19, 1992 - Plan Commission Minutes Page 2 Mr. Davidson made the motion to postpone the Public Hearing on PC 92-8 until the Sept. 16 meeting of the Plan Commission at the petitioner's request; all adjoining property owners as well as the present owners of the property will be re-notified. The second was given by Larry Langland; voice vote carried. PUBLIC HEARING: Amendment of City Comprehensive Zoning Ordinance to add Agricultural Zoning Classification Chairman Feltz read the Agricultural Zoning Ordinance in its entirety. It was noted that members of the Commission had received copies of the first draft of the Ordinance a few months ago; they did not receive the final copy until it was distributed at tonight's meeting. Bob Davidson questioned the provisions for rest homes, nursing homes, hospitals, etc. , within the zoning; he said it did not appear necessary since such uses were already covered under regular zoning. Discussion followed on the potential uses that could fall into the new zoning (college campus site, for example) . Atty. Kramer noted that the ordinance was kept as flexible as possible to cover any unforseen future need. James Clarage noted the favorable requirement for a site plan review by the Plan Commission on any residential construction under the new zoning. Alderman Gary Bown said that all uses listed under the zoning were also covered under the present County agricultural zoning classification. Chairman Feltz asked for comments from the public. Hearing none, this hearing was closed. PUBLIC HEARING: PC92-9 K & K Well Drilling - Annexation and rezoning. Don Peck, City Administrator, noted this as one of the friendly annexations to the City. There is existing sewer line on the back of the property; the City would get a. 20' easement from west to east for sanitary sewer. Also, there will be a 20' easement along the front of the property for water line. The easement will not adjust any building setback lines. Hearing no questions or comments from the public on this hearing, Chairman Feltz called an end to it; the regular Plan Commission meeting resumed at 7:35. PC92-9 K & K Well Drilling - Annexation and rezoning Larry Langland made the motion to recommend to the City the approval of the K & K Well Drilling annexation and B-3 rezoning. Anne Lucietto gave the second. Atty. Kramer stated that this annexation was the second to the last of the 30 annexations proposed about 4 years ago. August 19, 1992 —Plan Commission Minutes Page 32 Roll call vote carried the motion as follows: Holdiman - yes Ament - yes Langland - yes Adams - yes Lucietto - yes Kolkmeyer - yes Davidson - yes Feltz - yes PC92-6 - Purcell —additional discussion Mayor Kittoe stated that Mr. Purcell canceled his petition. Any future action of his would require that he refile. LARRY NELSON - Application for A-SUin Kendall Township, Kendall County, Illinois Mr. Nelson presented his petition. The property is located across from the Kendall Township Building, just south of the land just annexed into the City of Yorkville. There is an existing tower at Legion & Immanuel Rds south of Rt. 71. Nelson Broadcasting, Inc. , has been there since 1986 with the existing 4 towers. The proposal is to add 2.3 acres to the existing tower field. The existing lot is approximately 1200' long by 650' wide; the parcel to be added on the south side is 150' long by 650' wide. The request is for a tower to have a maximum height of 300' (the tower is expected to actually be no more than 1991 ) . The additional request is for another tower not exceed 4901; _=it will be located on the parcel to be zoned. In addition to the towers, Mr. Nelson wants to construct a building not to exceed 1900 sq. ft. This is not planned for offices or any of the business facilities of the station; it would be primarily designed for an emergency broadcast station. It was noted that FAA and FCC approvals had been granted. The land surrounding the towers would remain Ag zoning. Chairman Feltz asked if the towers were to fall, would they be contained within the property. Discussion followed on what could happen if a tower were to collapse and if the general occurrence was indeed an accordian type fall down. Bob Davidson asked what benefit this project would be for the City. He asked if the tower could possibly be used to mount emergency siren horns. Mr. Nelson said that even if they agreed to such, he did not know if this would conform to regulations. Mr. Nelson stated that the proposed 300' tower is shown on the plat as T-5. The other tower site has not yet been determined. This is part of the long range plan with the primary function to be a back-up for WSPY; construction is not planned for another year or two. Plans for T-5 are for fall building. Bob Davidson questioned whether the owner of the property, Mr. Pottinger, had signed the request. Mr. Nelson noted that the original application on file had been signed by Mr. Pottinger. August 19, 1992 - Plan Commission Minutes Page 4 Bob Davidson made the motion to recommend that the City Council indicate to the County that the Plan Commission approves the application of Larry Nelson for A-SU in Kendall as submitted. Roll call vote carried as follows: Stewart - yeg Holdiman - yes Ament - yes Langland - yes Adams - yes Lucietto - yes Kolkmeyer - yes Davidson - no Feltz - yes HAROLD SCHOLLE - Jail/Court Complex Dr. Scholle gave a brief overview of how the proposed site plan for the new complex was arrived at. The Public Building Commission chose an architect about 5 months ago to prepare a site plan for the Public Building site. The County Board and the Public Building Commission reviewed the resulting plans and ideas in terms of what was needed and what they were looking for. They also interviewed the various departments involved to gain opinions. The progression of development would likely be the Courthouse, then the Public Service Buildings, then Office. Out of the several plans offered by the architect, three were chosen for further review. The plans were presented to the Plan Commission in May to get further input on the design; it was agreed that the discussion would continue at upcoming meetings.. . At the June meeting the matter was discussed and the major concerns of the Plan Commission were noted -- extension of Cornell Lane, cuts onto Rt. 34 and the location of the Courthouse. At. the July meeting, Chairman Feltz noted he had been contacted by Dr. Scholle and that time would be set aside during the August meeting for further discussion between Commission members and County representatives. An open discussion of the plans under consideration followed with highlights and concerns as noted bolow: The most popular plan ( "C") positions the Courthouse in the center within 150' of the jail. A boulevard for the public would be off Rt. 34. The future would include the construction of the Health Dept. and Human Service Building, a raised public arcade area and internal parking. The focal point for the plan is the Courthouse. Once in place, all layouts will follow. The concept is a shopping center type approach to facilitate traffic- flow. Mr. Clarage asked that the ordinance concerning frontage roads be reviewed so that right-of-way and construction guidelines are adhered to. Chief Graf questioned whether this proposal was similar to that of other government and corporate centers. Does the one way in with a second exit for emergency purposes appear to be the norm? Dr. Scholle stated that the idea is to deter people from going in and out. August 19, 1992 - Plan Commission Minutes Page 5 Sheriff Randall commented on the safety issue and the proposed tunnel. His opinion is that it is as advantageous to make it difficult for someone to leave as it is for him to get in. He also noted that the tunnel or its equivalent was inevitable. Bob Davidson said that Cornell should extend all the way through the complex. Sheriff Randall commented that the future would likely bring more activity to the 50°acre complex-. All agreed that some type of slow down device would need to bc,implemented ta,)avioid inviting quick moving through traffic. Dom Ament reminded Plan Commission members of the concern voiced at the June meeting that the Rt. 34 cut be placed as far west as possible. With regard to security, it was noted that there would be 3 separate Courthouse entrances to allow the various groups of individuals to enter by separate means and avoid preliminary contact prior to being in the courtroom situation. George Stewart expressed concern with getting emergency vehicles, likLl fire trucks in. He asked that it be questioned whether this project was practical or just conceptually attractive. The primary concern should be how functional the final plan would be. Alderman Bown agreed with Mr. Stewart and questioned the arcade type design and the possibility it could inhibit emergency vehicles. SUMMARY OF CONCERNS: (1) the extension of Cornell through the complex; (2) Rt. 34 cut to be as far west as possible; (3) the assurance that the project be both functional and practical with concern given to safety as well as to aesthetic value;, (4) compliance with frontage road ordinance. Dr. Scholle assured the Commission members that various groups were contacted for input on the plans for the center. All opinions would be compiled and appropriately reflected in the final plan. COMPREHENSIVE PLAN DISCUSSION Mr. Clarage addressed the concerns of the Commission members noted at the July meeting: (1) The plan can be adjusted to include additional industrial and office research areas in various locations. (2) The 1-1/2 & 2-1/2 acre designations can be eliminated. Mr. Clarage suggests labeling these locations as "low density" as has been done in the past. This will keep any implication that well and septic could be acceptable away; it will keep the control and negotiating power with the City. August 19, 1992 - Plan Commission Minutes Page 6 (3) Additional "M" zoning would be added east on Rt. 71. Chairman Feltz will get the original plans to Mr. Clarage and he will incorporate the requests of the Commission into a final draft. The resulting Comprehensive Plan should be ready for a Public Hearing in October. (Could be later if necessary) Mr. Clarage commented further on the related issue of the proposal for the government center that was discussed earlier in this meeting. In his opinion, the Plan Commission should consider having the recommendations put in resolution form for the record and present it more formally to the City Council. Bob Davidson said the recommendation needs to be made to the Council to do in resolution or ordinance form and have the Council send it to the County. Mr. Clarage stated that the County will have to firm up their proposal just like anyone else and the official record of the recommendations of the Plan Commission will be of value to the City. Mr. Davidson and Mr. Clarage both commented that it was vital to have these recommendations recorded to prevent any misconstrued information from being relayed 2 or 3 years down the road, noting that there was no way of judging how long it would be before the final proposal would actually become a reality. It was noted that this issue was definately related to the overall comprehensive plan for the future of the City. The list of comments would be quite general and yet designed to protect the interests of the City. SUMMARY OF RECOMMENDATIONS TO BE SUBMITTED TO THE CITY COUNCIL: (1) Development as they are proposing should be more finely tuned to not negatively impact at a future date development adjacent to their property. In particular, they have large parking lots under both Plans "C" & "D" that come very close to property lines. If there is going to be residential development to the south, we do not want large lots or large buildings impacting other future development. (There is a direct concern with the proposed interior land plan. Future negative impact seems apparent based on such designs as locating an animal shelter 50' off the property line. This basically inhibits development of the land directly to the south of it; the same situation could occur with the large parking lots under plans "C" & "D". ) (2) There should be a westerly entrance off Rt. 34 on the west boundary line. No additional cuts are recommended. (3) Inlieu of any compliance with the frontage road ordinance, John St. (Cornell Lane) might serve as an internal loop to free up traffic; it was not discussed and therefore is uncertain how heavy the traffic flow in and out could become. It is also suggested that the islands be eliminated and speed limit control be used. August 19, 1992 - Plan Commission Minutes Page 7 (4) Cost consideration -- is the relative cost involved in the construction of a raised pedestrian arcade as proposed in plan "C" justifiable with the anticipated benefits? (5) Buffer zones -- the proposal does not address topography, berming or landscape plans. The Plan Commission suggests that some type of buffer be used whenever the zoning designation changes; for example, the animal shelter location in respect to the property directly to the south. (6) City ordinance compliance -- it is the understanding of the Plan Commission that the ultimate development will comply with all City regulations including zoning and building permit guidelines. It is further understood that the plan as presented is conceptual and a final proposal incorporating the recommendations of all related groups that were asked for input will be offered for review. The Plan Commission would appreciate the opportunity to view this final plan. Bob Davidson made the motion to recommend to the City Council that they, in ordinance or resolution form notify the County of the list of concerns for the future site of the County complex; the Plan Commission would like the opportunity to review the proposal in platted form, both as a preliminary and a final plat, to arrive at a further recommendation to assist the City in protecting,_the interest of the adjacent property owners and that of future development. Sandy Adams gave the second to the motion; voice vote carried. Bob Davidson offered comments on the procedure followed in the matter of a Public Hearing. He referenced the Niles annexation that was scheduled for tonight's meeting and the statement made by the Wackerlin's attorney regarding the same. In his opinion, it might be better to let the petitioner make a presentation of his petition during the Public Hearing and then table it so the adjacent owners have an equal opportunity to give consideration to any proposal before they are expected to present their views. Discussion was held on the various potential arguments surrounding this particular proposal; there are 40 adjacent land owners, the fact that the entire existing Wackerlin subdivision is then surrounded by the City, residents of Fox River Gardens will be concerned with runoff, and the schools would definitely be concerned. The checklist formulated by the Plan Commission months ago will be a necessary reference tool on this project. The question was raised on how the policy regarding Public Hearings could be changed. Jim Clarage commented on how the city of Morris handles such matters. _ August 19, 1992 - Plan Commission Minutes Page 8 The attorney or the petitioner is put on the agenda to request a Public Hearing for the next month. He briefly states what he is going to be asking for. This is picked up in the minutes and in the newspapers. No action is taken during that initial meeting. This way of handling the situation gives everyone the necessary time to review any given proposal. It was decided that this was definitely a matter that would require additional consideration before any recommendation could be made. With no further comments evident on the topics listed on tonight's agenda, the motion to adjourn was requested. Bob Davidson so moved; Larry Langland gave the second. The meeting adjourned at 9:45 p.m. Joanne M. Ellertson, Recording Secretary