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.
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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.
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K King, Rea6rd Secretary
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