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Plan Commission Minutes 1993 01-20-93 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS HELD AT THE KENDALL COUNTY BOARD ROOM JANUARY 20, 1993 7 :00 P.M. The January meeting of the Plan Commission was called to order by Chairman Harold Feltz with the following members in attendance: Harold Feltz, George Stewart, Clarence Holdiman, Sandra Adams, Michael Crouch, Tom Lindbloom, Kevin Collman, Anne Lucietto; Buck Kolkmeyer Others Present: Treasurer Dick Huston, City Administrator Don Peck, Mayor Ken Kittoe, Attorney Dan Kramer, Alderman Jack Jones, Alderman Patricia Clark, Alderman Bill Baird, Chief Anton Graff and interested citizens as listed on the sign-in sheet on file with the minutes. The minutes fro the December meeting were presented for approval. The motion to approve was given by George Stewart; the second was by Kevin Collman. Voice vote carried. PC93-1 - Bicksler, Schwartz, Wissmiller-Morgan St. Rezone - P.H. Chairman Feltz called to order the first public hearing of PC93-1. Ron Bower owner of RB & Associates, represents Bicksler, Schwartz, Wissmiller for Morgan Street. Ron Stated the property they are looking at is the old farmers elevator closed 4 - 5 years ago. Ron stated the property is limited to access to Van Emmon because of the hill . It does have a narrow strip of frontage on Adams Street on this main parcel. Ron stated Bixler has been approached by a franchise company belived to be based out of Iowa and would like to build a retirement home which would be built to state standards. The people would live on their own and bring their own belongings, but would have the supervision that is needed. The property limits the access of the streets because of the nature of the property. They feel a drive coming off Adams Street and going through a parking lot and going over to Morgan Street right near the bottom of the hill. Ron stated any buildings would be built into the hill which would back up to Van Emmon. They forsee any access to Van Emmon would be a walking type traffic. Ron stated that Bixler is requesting a P.U.D. zoning and the City and Plan Commission would still have control of parking lots , building layouts, etc. M w January 20, 1993 - Plan Commission Minutes Page 2 Tom Lindbloom asked Ron what has changed since the gentlemen were in front of Plan Commission in September? Ron replied they still had planned on the P.U.D. and submitted it as being a blanket property and they are not sure what they want to do exactly with the property. The franchise is saying if Bicksler can get the zoning changed they are definitely interested in the property. Ron also stated the franchise company is out of state and require them to get zoning of P.U.D. before they will go any further. George Stewart asked if there would be units on both sides of the road as in the original concept. Ron replied he believes there interested in purchasing both sides of the road, but has not spoken directly to them and doesn't know how there concepting it. Chairman Feltz stated Ron's not telling the Plan Commission what they intended to do with the property, and Plan Commission is going to have to see the entire plan before any decision can be made on the P.U.D. Chairman Feltz asked if there was any questions or comments from the audience. Dave Allison who lives on the corner of Adams Street stated he came in tonight because of the dealings they have had with them. When they tore down the elevator they burned for quite some time, it got so bad the smoke detectors in the house just about went off. He went to the Police Department and filed a complaint and there hasn't been a fire built since. Dave stated he doesn't think it is a good idea for older folks because the property is all on a hill and the snow and the ice on there, he doesn't believe there is any way to clean it out. He also doesn't think it will be taken care of. Dave stated he is definitely opposes this. Chairman Feltz asked Dave if he would prefer apartments there rather than senior citizens. Dave replied he opposes apartments. Harriett Arnold asked Ron how many stories this building would be. Ron replied if it was a retirement building it would probably be just one story. Chairman Feltz asked if there were any further questions or comments. Hearing none Chairman Feltz called an end to public hearing on PC93-1. January 20, 1993 - Plan Commission Minutes Page 3 PC93-2 - Wrigley - Annexation and Rezoning - Public Hearing Chairman Feltz called to order the public hearing on PC93-2 - Wrigley Annexation and Rezoning. Tom Cross stated he would go thru the presentation again if the Plan Commission wanted him to. Chairman Feltz stated he would like them to do the presentation because it is a public hearing, and the public needs the same information the Plan Commission does. Tom stated the property is located at the North East corner of Cannonball Trail and Route 47 . Tom stated he would like at this time to turn it over to Amurol to explain their intentions. Tom introduced Jorge Sirgo and Victor Krasnopolsky engineers for Knight Architects and Bill Walsh - Vice President of Operations. Bill stated Amurol is located currently in Naperville and is a gum and candy manufacturer. They do approximately 100 million in sales and employ approximately 350 people. Bill stated at this time he would like to turn it over to Jorge Sirgo who will explain the site alongthe front of route 47, the North property line. Jorge stated the design calls for approximately 200,000 sq. feet. The corporate office has approximately 20,000 sq. feet, the factory has approximately 100,000 sq. feet and the warehouse has approximately 50,000 sq. feet. Jorge stated at this point he would like to turn it over to Victor Krasnopolsky who will explain the floor plan. Victor stated the building itself has three main components. First is the corporate headquarters. The main entrance will occur at this point into a corporate block along with that then will be a circulation spine which links it to the production offices that relates directly to what happens in the other areas of the factory as well as the amenities as lunch room, locker rooms for the employees. The manufacturing area is where the sugar and other ingredients are mixed together and makes what we recognize as gum form. The warehouse is mostly for raw materials or materials that will bring into begin production and some finished products. Victor stated the building itself is composed of two different types of materials; the lower scaled office portion is made of glass and metal wall with a neutral color. The exterior wall will be of precast concrete and will be articulated and have arcdhitecutal finish - it would not be just a gray, it wil have ribbing on it and horizonal banding. The pattern will be different between production building and the warehouse. `I January 20, 1993 - Plan Commission Minutes Page 4 Chairman Feltz asked if there were any questions or comments from the audience. Lawrence Casey asked the following questions: 1) Will he be forced to hook to City water & Sewer. 2) Why is the full 300 acres being annexed instead of the 35 acres they would need to build on. 3) Is Amurol going to abide by the EPA standards 4) What revenue will be used to pay for this 5) Will there be stop lights on 47 & Connonball 6) How many people will they hire from this area 7) Will there be any hazardous waste 8) How many water towers will there be on the site Bill Walsh replied there is no hazardous waste - just 1 55 gallon drum of oil from the machines and it is professional taken care of. Mayor Kittoe stated he wants Lawrence's questions answered one by one because this is getting blown out of portion; he's talking about stop lights which IDOT has not come back to the City on yet. Mayor Kittoe stated it's up to IDOT to determine if lights are needed and it was not up to the City of Yorkville nor Kendall County. Attorney Dan Kramer replied he would like to answer Mr. Casey's questions. 1. In regards to the tax advantages to the Petitioner; the Petitioner had asked for a combination of tax advantages when in fact it looked like they would have to bear certain infrastructure cost they might not have to pay if they were in Naperville, Aurora or some other town that had bigger sewer and water. They have been resolved and there will be no tax rebates going to the Petitioner. 2 . The City has had preliminary talks with IDOT (Illinois Department of Transportation) they do everything by a traffic warrant which is a fancy name for traffic count. They have indicated to the City and the Petitioner that with the shifts of employees that would come in and out even if they had 500 employees; because they are not all on one shift, IDOT is not going to require signalization or stop lights at the intersection of Route 47 and Cannonball. Dan stated thats not to say in ten years down the road as Cannonball keeps growing and subdivision in Bristol that there will never be a stop light there. But Amurol is not going to be the trigger for any signalization. 3. In regards to going to City water and sewer the City has had a policy for the last 12 years, they have never forced annex in any residental property owners. • January 20, 1993 - Plan Commission Minutes Page 5 4 . With respect to the water towers, we were discussing a pressurization tank for fire control purposes. We are all working with rough numbers, the Petitioner gave us some numbers in what they thought there needs were going to be we looked at what the city system could produce and looked frankly because we didn't have a loop system where we fed water to this project from both ways they might need an on site tank not a tower and the tank would be underground. Now it appears frankly we would put a big enough water main in that it would take care of that pressurization problem and very likely no tank would be needed. If it is, true the City would contribute to the tank and the reason we would contribute it would not only benefit Amurol, but any future development North of the river, it keeps a high pressure water system. Mr. Casey then asked what side of Route 47 would the water and sewer lines be run on. Attorney Kramer replied sewer and water both being brought from the jail complex because thats where the biggest interceptor and best capacity to bring it around. As far as exact location I can't give that as yet. Attorney Kramer stated as far as the cost that yes the estimate the City has now is around one million two it may go up as the project is bided it may go down. There are no federal funds involved in it. Dan stated they've applied for a state grant which they hoped would pay for approximately 1/2 the cost. They City would have to borrow the balance of the money. The City will not commit any City money until they know the project is actually going to go and that they have the financing to do it. Attorney Kramer stated the Petitioner was willing to annex just the 35 acres for the plant, the City Council has instructed him as their attorney to annex the entire parcel so the City would have zoning control over the entire 300 acres. Attorney Kramer stated the Bristol Township share of the taxes will be approximately $14,500.00 and they won't pick up alot of burden because the streets would be dedicated inside the development to the City. Therefore Bistol Township would have to offer no service to it. The Yorkville School District share would be approximately $210,000.00 a year this is relly like a back door referendum. Chairman Feltz asked if there were any further questions or comments from the audience. Chairman Feltz stated he would like to do one other thing, in that he does have copies of the affidavits for both of these public hearings indicating the people whom received a certified mail request. He would like to give these to the secretary to put with • January 20, 1993 - Plan Commission Minutes Page 6 the master minutes . Chairman Feltz hearing no further questions or comments called an end to the public hearing of PC93-2 . PC93-1 - Bicksler, Schwartz, Wissmiller - Morgan St. - Rezoning Chairman Feltz called the regular Plan Commission meeting to order to discuss this property. Chairman Feltz stated he feels a P.U.D. is what's needed for this property. He thinks it would be extremely difficult to have any defintion related to hardly anything until the drawings are done. It could be rezone but if your selling it or somebody is coming in theres not anything given it can be R4 . Until they see the drawing that what will determine the density and the other things. Just because R4 might have a certain number of units per acre but there is no assurance what so ever. George Stewart stated as his personal opion a P.U.D. is the only way to go. The P.U.D. would get the sidewalks there that have never been there. George stated he is definitely not looking for any density on this property. Chairman Feltz stated the important thing is in the design because the design could be a larger building with a basement, parking under the whole thing for all the people. We don't know and until we do the Plan Commission is not going to loose control. Tom Lindbloom stated he feels bad for Ron and the Plan Commission for wasting this time. The guys were before us back in September and there nine items we asked to consider and he thinks those same nine are still unclear and unaddressed. Tom stated these nine items need to be addressed and the Plan Commission can give more input and begin progress on this property. Ron stated he would get the answers he needs and come back with the rest of the information. With no further comments or questions evident Chairman Feltz called and end to PC93-1. Chairman Feltz called a five minute recess. PC93-2 - Wrigley - Annexation and Rezoning Chairman Feltz called the regular Plan Commission to order on PC93- 2 Wrigley - Annexation and Rezoning. Tom Cross stated he doesn't want to repeat what he just went through. We have a petition to rezone this property from Ag. to M1 l January 20, 1993 - Plan Commission Minutes Page 7 and annex to the City. Chairman Feltz asked the displays to be set up to where the Plan Commission can see them.. Chairman Feltz also stated for the record this is the 49 acres there talking about and not the entire 300 acres . George Stewart asked where the detention area will be located at. Victor replied North of the railroad traks. Anne Lucietto asked is the warehouse/production area is that going to be completely environmentally controlled or sealed off or is this to give pretty much the temperature control. Victor replied the temperature is a big part of Amurol production. They have to control the humidity and temperature in the processing of there goods and thats mostly true in the production area where they have to work with the product and that area is fully air conditioned and the air is actually cleaned as part of the environment. The warehouse itself will be conditioned but to a lesser degree, there will be mechanical systems to circulate air and eventually cool the air. Tom Lindbloom requested to get together with Amurol at a future time to dicuss the fire protection. Kevin Collman asked if Amurol if any ponds were considered for fire protection rather than the City water supply. Victor replied that had been consider and a part of the problem was the maintence and the liability risks for having an open body of water. Kevin Collman asked what: is the status on the finance for the water and sewer on the site is there going to be state money available. Attorney Dan Kramer replied DECCA does have money. There going through a grant process and looking at an absolute maximum of 1/2 the project more than likely one of the caps that the grants have indicated to us is around $500,000.00. The balance of it they have some funds incumbered in account for water and sewer capital expansions but have not made a council decision yet on how much of these funds would be used. Kevin Collman asked if it hasn't been the policy in the past like with Fox Industial Park that the developer put everything in except for the streets which were turned over to the city. Attorney Kramer replied that in bounds on site that would definitely be the developers responsibility. • x • January 20, 1993 - Plan Commission Minutes Page 8 Tom Lindbloom stated he was intreeged by one thing Victor said was Amurol does not use by large much water in the processing. Is the reason for the 2,250 gallons a minute strictly for fire protection. Victor replied as he understood it that is correct. City Administrator/Engineer stated there had been a change in that flow rate of 2 .250 gallons to 1,500 gallons. Kevin Collman asked if the other flow rates stayed the same for the domestic use of 55,000 gallons. Administrator Peck replied there was a report out that he just received that suppose to mention the domestic flow rates and he doesn't remember off hand what it was. Chairman Feltz asked if there were any further comments or questions. Tom Lindbloom motioned the zoning change; Anne Lucietto seconded. Roll call vote carried the motion as follows: Feltz - yes Stewart - yes Holdiman - yes Adams - yes Crouch - yes Lindbloom - yes Collman - yes Lucietto - yes Kolkmeyer - yes Chairman Feltz stated they recommend to the City Council to annex and rezone the Wrigley property. PC88-36 - White Oak Farm - Final Plat Mike Mueller stated he is representing Crestview Builders for White Oak Farm Unit #2 . Mike stated he is here tonight seeking the recommendation from Plan Commission for approval of final plat of subdivison White Oak Farm Unit #2 . This subdivision consist of eight single family lots. These lots are situated between Burlington Northern Railroad and the Fox River. Chairman Feltz asked if there were any questions or comments. George Stewart asked what had been resolved with the railroad. Mike stated he gave testimony in front of the ICC Commission and finally they have come to an agreement there will be a public January 20, 1993 - Plan Commission Minutes Page 9 crossing. Right now there in the process of installing a temporary crossing probably within the next month or two. With in one year they have to install a permanent crossing with signal lights. George Stewart asked when phase II to begin. Mike replied right now the developer intends to develop the eight lots which he believes are sold now. But doesn't know exactly when he intends to begin. Chairman Feltz asked if there were any further questions or comments at this time. Tom Lindbloom motion to approve the final plat of White Oak Farm Unit #2 subject to identification of the outlots and emergency access easement of 20 ft. on lots 44 & 37. Sandra Adams seconded. Roll call vote carried the motion as follows: Feltz - yes Stewart - yes Holdiman - yes Adams - yes Crouch - yes Lindbloom - yes Collman - yes Lucietto - yes Kolkmeyer - yes Chairman Feltz stated they recommend to City Council approval of the final plat subject to those two items. PC93-3 - Jim and Judy Perkins - Resubdivision Attorney Tom Grant stated he represent Jim & Judy Perkins. This is an application to resubdivide lot 2 of Walnut Street Subdivision. Tom stated Jim & Judy want to do is subdivide lot 2 to make two lots and eventually destroy existing building and build another home for themselves and sell off the existing. Eventually what they will have to do is go to the zoning board of appeals and get a variation by splitting it up this way; if you notice the lot 1 of what will be the new subdivision only has a front footage of 180 feet of the building set back line and they need 200. Lot 2 will have the require 200 foot set back line. All the same restrictions that apply to the old subdivision will apply to this and those are basically allowed to be served by private well and private septic until such time as public supply becomes available. Chairman Feltz asked is the berm in the back for prelandscaping. Jim Perkins replied yes. Clarence Holdiman motion to approve the subdividing of Walnut Street lot 1 & 2 . Anne lucietto seconded. January 20, 1993 - Plan Commission Minutes Page 10 Roll call vote carried the motion as follows: Feltz - yes Stewart - yes Holdiman - yes Adams - yes Crouch - yes Lindbloom - yes Collman - yes Lucietto - yes Kolkmeyer - yes Chairman Feltz stated they recommended to the City they approve the resubdivision. PC92-5 - Fisher - Further Discussion Dean Fisher stated the Plan Commision should have received copies of the site plan and landscaping plan for Midas and Carstar store. Dean stated the following people were in attendance: Midas owner Hugo Boeset, Todd Argyigan, Jim Bippy and Doug Fisher. Dean stated that with respect to the site plan it shows a Route 34 access; detention and areas where it's required and needed those calculations have been done. Parking has been set up to accomodate the Midas Store and Carstar Store. He thinks he' ll address the landscape plan on a seperate issue. The only other thing is they had the original dumpster located for Midas in the back corner of the lot; that will be moved up to behind the building and the pavement extended a few feet to accomodate a drive thru area there. Dean stated they have common easement for a water line to come in and have located a hydrant in the island area right next to the current dumpster is located. As far as the right of way goes that is as per the state's design and their requirements for that locations that's what they requested. Dean stated he would like to look at the landscaping plans for Midas . What we've done is you' ll see the sign sitting out there with heavy landscaping around that. Hugh probably intends to sprinkle his front lawn so it stays nice and green. He has landscaping down thru the whole front of the building and it's calling out different schrubs and trees. With the amount landscaping that should satisfy the state's requirements. In the back they chose not to do the landscaping at the back next to the pavement. Looking at the Carstar print same type of situation with the sign and the landscaping around that and landscaping surrounding the parking areas coming up to the entrance. The most impressive part is around back where we have a designer cedar fence with number two cedar done in six, seven and eight foot tall sectioning and then it goes back and forth to create a neat effect with shadows. Dean think the other point with the landscaping probably is they' ll sod areas that are at a 10% or greater so the seed doesn't wash away. January 20, 1993 - Plan Commission Minutes Page 11 Dean asked if there were any questions at this time. James Clarage stated the landscaping is what they call impact landscaping and that should be rather pleasing and would buffer the building. In some places the size of the trees are not noted. They would have to be semi-mature at the time of planting. Chairman Feltz asked if there were any comments from Plan Commission at this time. George Stewart stated he only hoped that some of the neighbors will pick up on this and do something like this to there properties. Chairman Feltz asked if any of the friends or neighbors had any comments on the landscaping. Don Peck asked what the surface of the fence would be. Dean replied it was number two cedar and would like to leave it natural. Mary Raydos asked how far the fencing is from the sidewalk. Chairman Feltz replied at one end it's sixteen feet and fourty feet on the other end. Dean asked if there were any questions on the site plan. Ron Mcclaron asked the design for this is not to hold water permanently. Administrator Peck replied that was correct. Administrator Peck stated there are two detention ponds one on the North East corner and one on the South West corner of the property. Ron McClaron asked if the water for Midas and Carstar is enough for that building. Tom Lindbloom - Assistant Fire Chief replied with an eight inch main there would be suffcient amount of water. Mary Raydos asked if the equipment would release hazardous elements into the air. Chairman Feltz stated that would be up to the Illinois Environmental Protection Agency to make sure Mr. Fisher abides by these regulations. City Administator Peck stated that a copy of the equipment January 20, 1993 - Plan Commission Minutes Page 12 emmissions test were given to Dr. Hatcher to show they were in the limits of the EPA. Dean Fisher stated he would submit a copy of what equipment he intended to use when the final plan is submitted and would only submit it to the City. Attorney Dan Kramer stated once these documents are submitted to the city they become public information. Administrator Peck stated once these were available to him he would be more than happy to pass a copy on to Mary Raydos. George Stewart motioned to except the plans as written subject to the engineering required on the building and the equipment used in the building. Anne Lucietto seconded. Chairman Feltz stated the motion was made and seconded to recommend to the City Council to except the plans subject to the engineering required on the building and the equipment used in the building. Roll call vote carried the motion as follow: Feltz - yes Stewart - yes Holdiman - yes Adams - yes Crouch - yes Lindbloom - yes Collman - yes Lucietto - yes Kolkmeyer - yes With no further comments evident on the topics listed on tonight's agenda, the motion to adjoun was given by Chairman Feltz. The meeting was adjourned at 10:37 p.m. r K King, Rea6rd Secretary S PLAN CCKUSSICN NMMG : . . 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