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Plan Commission Minutes 1993 02-17-93 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS HELD AT THE KENDALL COUNTY BOARD ROOM FEBRUARY 17, 1993 7:00 P.M. The February meeting of the Plan Commission was called to order by Chairman Harold Feltz with the following member in attendance: Harold Feltz, George Stewart, Clarence Holdiman, Sandra Adams, Michael Crouch, Tom Lindbloom, Anne Lucietto, Buck Kolkmeyer; Bob Davidson. Others Present: Mayor Ken Kittoe, Attorney Dan Kramer, Alderman Gary Bown, James Clarage, City Administrator/Engineer Don Peck and interested citizens as listed on the sign- in sheet on file with the minutes. Chairman Feltz asked if there were any additions or corrections to be made on the January minutes. George Stewart replied on page six paragraph four should read: George Stewart as his own 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 HIGH density on this property. Tom Lindbloom stated on page six paragraph six the last sentence should read: Tom stated these nine items need to be addressed BEFORE the Plan Commission can give more input and begin process on this property. Tom also stated on page seven third paragraph should read: Victor replied SOUTH of the railroad traks. Anne Lucietto requested on page seven paragraph four to be punctuated as: Anne Lucietto asked if 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. With no further additions or corrections present the motion to approve the January minutes was given by George Stewart; the second was by Tom Lindbloom. Voice vote carried. PC93-2 - Wrigley Annex and Rezone Chairman Feltz called to order the public hearing of PC93-2. Chairman Feltz stated it was his understanding that Amurol would not be here to present anything and feels between what the Plan February 17, 1993 - Plan Commission Minutes Page 2 Commission knows and with the help of the City Council and Dan Kramer that they would be able to handle most of the questions and if not they can get the answers related to it. Chairman Feltz stated this is to annex the remander of the Wrigley property on Route 47 and Cannonball Trail. At this time the proposal to manufacturer M1. Chairman Feltz asked if there are any questions or comments related to the City annexing this property. Pam Freeman asked what kind of impact this would have to the adjacent property. Chariman Feltz asked if this was in regards to zoning. Pam replied yes. Chairman Feltz stated it will not have any impact as far as it in itself. If people want to come in and change zoning that can happen. Pam stated she was concerned about the twenty-six acres she owns right across from a manufacturing company. George Stewart asked Pam if she was thinking of a force annexation. Pam replied yes and that her property is zoned estate and that if she trys to sell it, it will not sell very well. George Stewart stated the City will not do any force zoning. He asked Pam if she was concerned the City would force her to come into the City. Pam replied yes. Chairman Feltz stated the City has never forced anyone to annex. Bob Davidson asked Dan Kramer if the City has to provide property owners with the same adequate zoning that they have now. The City can force annexation by can not take away the zoning they have now. Dan Kramer replied yes. Pam Freeman stated she is afraid of being stuck with the estate zoning. Dan Kramer asked Pam when she says "Estate Zoning" does she mean agricultural under the County ordinances? February 17, 1993 - Plan Commission Minutes Page 3 Pam asked if she could come back later and rezone her property. George Stewart stated yes at your request. Chairman Feltz stated any land owner has the opportunity to ask for rezoning. George Stewart asked if Pam was concerned about what she has read in the papers over the last several years where the City had people annexed in; like the bowling alley. Pam replied yes. George stated what's happen there is the City is rounding off it's boundries to get everything kind of squared off. Alderman Gary Bown stated the only way your zoning can be changed is if you request it to be changed. The City does not force annex residential, we do commercial becuase of the tax benefit to the City. David Pawlouski of Bristol Township whom has recently been appointed to the Bristol Township Plan Commision stated there should be some publication made for the Bristol Township people to put everyone at ease and so they will understand what is going to happen. Mayor Ken Kittoe stated he had a meeting with the people of Willow Brook and Story Brook and there was a good turn out of about fourty people. Randy Mohr was there that night and he believes the first week of March there is a meeting set up with the City Council of Yorkville at the Bristol Township Barn. This will let everyone know what's going on. There is a petition going in Willow Brook and Story Brook to annex to the City of Yorkville, they want the property around there to be Yorkvillle but we will not force annex. Sharon Robinson asked if there would be any odors from the manufacturing plant. Chairman Feltz stated there would probably be some odor, what that odor will be he does not know. Sharon asked if the odor was the reason why Amurol was moving from their current location in Naperville. Chairman Feltz replied no. Amurol no longer has enough room. Tom Lindbloom stated for the benefit of everbody who is a part of this public hearing, at my request at the last meeting Mike February 17, 1993 - Plan Commission Minutes Page 4 Henzman - Fire Chief and myself sat down with the represenatives of the architects firm for Wrigley. We had a two hour meeting and I ' ll tell you I was impressed with the cooperation and with what they were willing to do. We didn't ask a whole lot because they thought it thru very very well and the couple of little things we did ask the attitude was very very positive. I 've delt with a number of people like this in my occupation before and I 'll say these people are probably as cooperative as any I 've seen. They want to to this right. Bob Davidson stated once we annex this, we assume the road from Route 47 into Bristol and are responsible for it once it comes into the City. Attorney Dan Kramer replied Township roads come in automaticly when annexed. County roads only come in if the City specifically annexes the road and the County consents to it. Bob stated it should be clarified with the County to make sure what this is . Dan stated the Illinois law is on a County Road when you annex that doesn't come in automatically, the road stays out. The road is part of the City but the County still owns it and maintains it. Bob asked why are we taking approximately 290 or 300 acres and adding on an M zoning. Why aren't we zoning this Ag. We want Amurol to come back to the City and show where there will be cuts on the roads. Bob stated thats why he thought the City created the Ag. zoning. For the purpose of what will be done in the future. As a board in four years we may see a di f f erenct Council and we may see different people running Amurol and we have different ideas but yet we've handed out the zoning. Why are we handing out an M zoning for 200 some acres and not knowing what Amurol is going to do with it. Attorney Dan Kramer replied Amurol would have been perfectly content to just zone and annex the 45 acres. We as a City Council said were not going to run and put the infrastructure in for utilities with out all of the property in. Now thats not saying the whole 300 acres is gonna end up being developed as manufacturing as a matter of fact I talked to Harold before the meeting tonight. The portion South of Cannonball is two seperate traks - 1 right adjacent to Route 47 - 2 back on the curve going probably closer to Pam's property. Amurol said they were perfectly content to leave those zoned Ag. and still bring them into the City. If it is your recommendation tonight to make those two South of Cannonball Ag. we don't have a problem with and Amurol doesn't February 17, 1993 - Plan Commission Minutes Page 5 have a problem with that either. Attorney Kramer stated in terms of manufacturing North of Cannonball I don't see that as a problem because if Wrigley decided to bring the parent plant out here and used all 200 acres for that, True they should not have to come in and plat anything because there not asking to come up in a subdivision. If they want so much as to subdivide and sell off five acres to anyone, they would have to come in with a subdivision plat to develop that. George Stewart asked what if they come in and built a building under their name - another sub-comapny. Dan Kramer asked to put it on the big 200 acres that are left. George replied yes. Dan Kramer stated they can't do it. George asked what does the City do about road and things in there then. Dan replied internally they would have to work that out themselves. The City would never pick up maintenance and would not own them. George asked what about access roads? Dan replied Amurol would have to get permits from the County for Cannonball. If they wanted additional cuts on Route 47 they would have to get a state permit. With a state permit they always come to us a say you as a village or a township do you agree where it's at on Route 47 . Bob Davidson stated say we get this developed under the M1, is there any agreement with the City that once this all becomes developed with what ever subsidiaries and the City decides they want some turn lanes and lights, where is the controll that the citizens of Yorkville aren't picking up that expense at that time. Dan replied if they have to go in because of additional buildings built and• IDOT says on Route 47 now we want turn lanes or the County says on Cannonball they can have cut backs, it will be Amurols responsibility not the City's. Bob stated it was always told to him by a certain States Attorney that we have to be contiguous. How far out on a limb does our attorney and out City want to put everybody? Dan stated the annexation notice provides it will be officially annexed in upon becoming contiguous. February 17, 1993 - Plan Commission Minutes Page 6 James Clarage stated in regards to the petition they are also asking for a specific land use; designation for heliport to be located on the site. Dan stated as he understood that will be on the 45 acres. Dan suggested to Plan Commission doing two seperate motions. 1 . South side of Cannonball as Ag. 2 . North side to M1 Tom Lindbloom motioned to except the Northside of Cannonball as Ml; Sandra Adams seconded. Roll call vote carried the motion as follows: Feltz - yes Holdiman - yes Crouch - yes Stewart - no Adams - yes Lindbloom - yes Lucietto - no Kolkmeyer - no Davidson - no Chairman Feltz stated with a 4 to 5 vote we recommend to City Council to approve North of Cannonball to Ml. Tom Lindbloom motioned the zoning change to the South side; Anne Lucietto seconded. Roll call vote carried the motion as follows: Feltz - yes Lucietto - yes Courch - yes Stewart - yes Adams - yes Lindbloom - yes Holdiman - yes Kolkmeyer - yes Davidson - yes PC93-1 - Morgan Street Elevator Chairman Feltz stated he spoke with Tom Grant yesterday and they will not be in tonight. They will probably be in next month. Pavillion Hills Greg Gabel stated he is the Vice President of Lannert Group which is located in St. Charles Illinois they are land planners and civil engineering consultants. He is representing this evening the Pavillion Hills Inc. who is represented by Laurel and Frank Willman who are owners of property in Kendall County. Pavillion Hills Inc. owns a 31 acre site South and somewhat West of the City of Yorkville. The municipal boundries on this map, the intersection of Illinois Route 71 and Route 47 if you go three February 17, 1993 - Plan Commission Minutes Page 7 quarters of a mile South Easterly to Legion Road then go Westerly a mile to Immanuel Road. The property is at the South West corner of 2mmanuel Road and Legion Road. Greg stated this is Unit II of Pavillion Hills Subdivision Unit I which was subdivided some years ago along the lots of Legion Road. The surrounding zoning other than on the North is farming. The site conditions on the property are as follows: The property is currently being farmed. One of the main features is the significant ridge which inf act divides the water between the Fox River and the Illinois River. The high point of 798 feet which is one of the highest if not the highest in town. There is a minor ridge further South, the water generally flows South to a low point of 758 feet. There is a row of hedge on the Westerly property line, we only identified three species there that should be preserved the rest were not significant species of education. We will take measures to preserve those three on the property. Another feature which requires some planning is the access along Immanuel Road, there's quite a steep grade from the North to high point then it starts flowing down again to the South. They feel there should be an intersection in that area so you can maintain a line of site for traffic signals. With those features in mind, our clients have decided to exercise there property rights and develop this under the R3 zoning ordinance. The minimum lot size is 45,000 sq. feet. The houses will be served by individual wells and septics. We are investigating both of these situations at this time. We've located the entrance to the property at the high point to maintain that site distance. Showing a main local road that will connect property to the South and to the culdesac on the property to create a nice neighborhood. The average lot size is 56,000 sq. feet. We have three acres in streets and that is probably gonna grow a little bit now because the County just excepted a new ordinance requiring that the min. ROW be changed from 60 feet to 70 feet. We will accomodate that change. Also we are do0ating another 10 feet along Immanuel Road for 40 feet of right of way so eventually Immanuel Road will have an 80 foot right .of way. February 17, 1993 - Plan Commission Minutes Page 8 We are detaining water on the site at two locations. A small detention pond on the North East corner and a larger detention pond on the South East corner. George Stewart asked if that would be a dry pond to the North. Greg replied yes. Greg stated we are engineering a pert and drain systems for the site because there are tougher & severe soils for septics. The streets would also have curb and gutters and storm sewers to collect the water. George asked would it account for subdivision controll ordinances such as sidewalks and street lights. Greg replied they are following all the requirements of the subdivision ordinances. The curbs are not required but thats a choice of my clients. Alderman Gary Bown stated if there with in a mile and a half of the City boundries, they also have to abide by the City Ordinances. Greg stated he is not a lawyer but believes your correct about that, but it's not mandatory. It would be at your request if you felt that was warranted. In our case we don't think this rural subdivision warrants those kind of improvements. James Clarage stated the extention of the dead end street there should be some kind of temporary T. Greg stated that was a agreement we made yesterday with the County. James Clarage stated on your lot 17 where you have a storm water detention area which will be the wet storage. Will your net area of lot outside of the drainage easement equal the 45,000 sq. feet. Greg stated it's not his understanding that you have to have net outside the easement for building purposes. James stated on Immanuel Road we've been requiring City of Yorkville utility easements as a standard situations on major roads outside in the county that be an easement that would be placed on the adjacent to and on the lots for City of Yorkville utility easements of the future. James also stated along Emmanuel Road there are no access strips shown. Greg stated that's correct and that was another thing that was February 17, 1993 - Plan Commission Minutes Page 9 requested by the County. Greg asked what is the width of that easement along Immanuel Road. James replied I think the City has been going with 20 feet. James stated subject to Don's approval on the street improvements that they do the requirements. Your showing 40 foot radius or an 80 foot diameter of pavement and does that meet fire safety and school bus things. Greg replied after review with the County, we are increasing that radius to 45 feet. Chariman Feltz stated when they become adjacent to the City, we expect that to be annexed directly into the City. James Clarage stated there is a standard clause, the City attorney has that they be put on subject to a certificate on the recording plat that when this subdivision is adjacent to the City limits that it will come in. Greg stated he agreed with that. Greg stated due to the possible confusion between Pavillion Heights and Pavillion Hills they have decided to change the name to Ronhill Estates. Alderman Gary Bown stated he would like the sidewalks and street lights addressed. James Clarage stated they need street lights at all intersections and culdesacs. Alderman Gary Bown stated the property needs to have sidewalks all around it. James Clarage stated they have 146 foot frontages and they are pretty good size. Alderman Gary Bown stated they would have to bring it before the council for a varience. At this point the City's position is anything within a mile and a half radius we would like to see sidewalks and street lights. Greg stated they would like relief from that, they don't think that's a character of the subdivision. George Stewart state he particularly wouldn't force them to put sidewalks in but in the same sentence would say when they do want February 17, 1993 - Plan Commission Minutes Page 10 sidewalks as home owners the City not foot any of the bill. George Stewart made the motion to except the petition; Seconded by Tom Lindbloom. With the following amendments to be included: 1. They have 40 foot min. right of way on Immanuel Road. 2. A temporary T at the end of the dead end street. 3. A City utility easement 20 foot in width at Immanuel Road. 4 . No access strips on the final plat also on Immanuel Road. 5. City Engineer to sign off on subdivision improvements. 6 . Street lights will be required, at all intersections and at the end of each culdesac. 7 . Sidewalks are recommended to be waived for this county type subdivision with a note on the plat indicating they will not be provided by the City in the future. 8. Culdesac pavement widths are to be 90 foot diameter. 9 . Standard certification to be put on the recording plat as to the automatic annexation by the City when it's adjacent to the property. Roll call vote carried the motion as follows: Feltz - yes Adams - yes Lucietto - yes Stewart - yes Crouch - yes Kolkmeyer - yes Holdiman - yes Lindbloom - yes Davidson - obstained With no further comments evident on the topics listed on tonight's agenda, the motion to adjourn was given by Chairman Feltz. 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