Plan Commission Minutes 1993 05-19-93 A
MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF
THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
MAY 19, 1993 7:00 P.M.
The May 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, Lawrence
Langland, Sandra Adams, Michael Crouch, Anne Lucietto,
Buck Kolkmeyer; Bob Davidson.
Others Present: Mayor Ken Kittoe, Alderman Jeff
Baker, Attorney Dan Kramer, Aderman
Patricia Clark, Alderman Bill Baird,
Chief Anton Graff, Alderman Jim
Stafford, City Administrator/Engineer
Don Peck, Jeff Palmerquest and the
interested citizens on file with the
minutes.
Chairman Feltz asked if there were any additions or corrections to
be made on the April minutes.
Hearing none, the motion was made to approve the minutes as typed
by George Stewart; seconded Lawrence Langland. Voice vote carried.
PC93-5 - Annex & rezone - Development Resources, Inc.
Chairman Feltz called to order the public hearing of PC93-5.
Chairman Feltz asked if there was anyone here representing this
property.
Ken Baldwin responded that they have been authorized by the
property owner to annex into the City of Yorkville as a planned
Community of mixed use zoning. We have examined the site
boundaries and the existing topography of the site as well as the
natural resources that the site contains, as a result we've
determined that mixed land use as a planned community will provide
the optimum type of development.
Ken stated a couple of facts that pertain to the site include the
site is located approximately 1,200 feet west of the Kendall County
Jail facility as we all know the county has also allocated funds
for the construction of the new court house facility.
Ken stated he would like to turn the floor over to Michael Cap for
the technical aspect of the site.
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Plan Commission Minutes - May 19, 1993 Page 2
Michael stated the nature of the design concept is that we fit into
the nature of the site itself. We propose along the eastern
boundary a B-3 zoning in the N.E. corner of Route 34. One of the
reasons were asking for the B-3 zoning on this particular portion
of the site is we would like the flexibility for the building
height that the zoning would give us.
The intention of our plan is to keep the focus of these office
centers & retail centers within the site. We do not propose
individual driveways to Route 34 except for the access roads.
Michael stated they would like a commercial area west of the
entrance drive. We envision this as a neighborhood shopping
center. It will be adjacent to an area that will be both a
playground and intermediate detention area to store storm water.
Michael stated along Rob Roy Creek an open area of perhaps 100 -
150 feet wide from the banks to use as a recreation center.
Stepping down from the commercial & office area we propose a multi-
family residential area with seven dwelling units per acre. South
of the access road we're proposing single family residential house
at 3.3 units per acre. To achieve the density we will be proposing
some variances from straight zoning. We also intend to parrell the
major access road in the single family areas. We also intend to
try and provide along what would be the rear of the lots an open
space/pathway that would provide a direct route to the focal point
here at Rob Roy Creek which will be the park.
Michael stated on the N.W. corner of the site we propose a B-3
retail zoning for power centers such as Walmart etc. To the south
of that we propose a multi-family residential zoning with eight
dwelling units per acre.
Michael asked if there were any questions or comments he could
possible answer.
Frank Vetek asked what the proposed population would be there.
Michael stated approximately 500 to 1300.
Judy Hewett asked what they intended to do with the property west
of the Rob Roy Creek, because that area floods quite a bit.
Michael stated it would be left open space.
Larry O'hern asked if there would be city sewer and water.
Michael replied yes.
Joe Gilbert stated there needs to be something done with the roads
to accommodate the added traffic.
Plan Commission Minutes - May 19, 1993 Page 4
or have the most questions will arise is the 7 .7 acres that Mr.
Conover has.
Attorney Kramer also noted the reason for these people annexing in
is NOT due to the Amurol Project.
PC93-6 - Annex & rezone - Gail C. Fisher
Chairman Feltz called to order the public hearing on PC93-6.
Chairman Feltz asked if there was anyone representing this
property.
Gary Conover replied he was here on behalf of his sister and father
on this annexation. The property is located .2 of a mile east of
Route 47, fronting on Kennedy Road.
Gary asked if there were any questions or comments he could answer.
Dennis Sorensen asked where is the property exactly located.
City Administrator/Engineer Don Peck replied the land under this
annexation is south of Kennedy Road and east of Route 47.
Mr. Sorensen asked if this was going to come out on Kennedy Road
and if so will this be the only access road.
Don Peck replied this has not been determined at this time.
Mr. Sorensen stated he recommends it not coming out on Kennedy.
Frank Vetek stated the infrastructure needs to be looked at first
before any development goes on.
Don Cool stated he would like to see what's going in this property
before it is rezoned.
Corey Williams stated she would like to see a buffer to divide the
residential from the business.
Chairman Feltz asked if there were any further questions or
comments.
Hearing none, Chairman Feltz called an end to the public hearing of
PC93-6 .
PC93-7 - Annex & rezone - John G. Conover
Chairman Feltz asked if there was anyone here representing this
property.
Gary Conover stated the property is located immediately west of the
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Plan Commission Minutes - May 19, 1993 Page 5
Kendall County Jail complex on Route 34.
Gary asked if there were any questions or comments he could answer.
Dennis Sorensen asked what the height limits on an office building
is.
Bob Davidson replied three.
Chairman Feltz asked if there were any further questions or
comments.
Hearing none, Chairman Fletz called an end to the public hearing of
PC93-7 .
PC93-8 - Annex & rezone - John G. Conover
Chairman Feltz asked if there was anyone here representing this
property.
Gary Conover replied the property is located north of Faxton Raod
and west on Cannonball Trail at that intersection containing 195
acres.
Chairman Feltz asked if there were any questions or comments.
Dave Grieter asked if it had been the policy in the past to have
some sort of idea what kind of manufacturing would be going in
there before zoning is granted.
Attorney Kramer replied that's not exactly true. Look at Fox
Industrial Park, we didn't know who the users were going to be
there.
Dave Pawloski asked if this section of property was noted as
manufacturing on the City Comprehensive Plan.
Chairman Feltz replied yes, but it's just a concept, that's not
saying how the roads will be developed.
Arnie Breitung stated he wants this handled very carefully.
Joe Stenger stated he would like to see buffers go in to keep the
residential section sperate.
Alderman Bill Baird stated the Mayor has hired the best planners in
the Chicago land area and is constantly talking to IDOT (Illinois
Department of Transportation) about the roads. We are. handling
this very carefully.
Chairman Feltz asked if there were any further questions or
comments.
Plan Commission Minutes - May 19, 1993 Page 6
Hearing none, Chairman Feltz called an end to the public hearing of
PC93-8.
PC93-9 - Annex & rezone - Gary Conover
Chairman Feltz asked if there was anyone representing this
property.
Gary Conover stated the property is located 200 feet east of the
intersection of Cannonball Trail and Route 34 on the north side of
Route 34 .
Gary asked if there were any questions or comments he could answer.
Mrs. Vollendorf stated she has an appraisal that states the
rezoning will negatively impact the value of her home. The
appraisal states "Evolution from residential to commercial uses is
common in an older residential neighborhood neighboring an
established commercial area, such as a downtown core. As the non-
residential demand grows, the older and often functionally obsolete
homes are demolished or converted to commercial uses. There is no
indication that this transition is likely in your neighborhood. "
Mrs. Vollendorf stated there are convenents against the property I
own and those have not been signed off on.
Tim McHan stated he's here on behalf of several adjoining owners
and people who live in the area who oppose the 7 .7 acre rezoning.
on behalf of these people I have some documents I 'd like to tend to
the commission.
1. Copy of the formal protest against the proposal petition for
annexation and rezoning.
2 . A less formal petition signed by a number of people from the
area opposed to the proposed rezoning for a number of reasons.
Tim stated the petition describes the property as currently being
zoned Al, but note on the 4th page of the hand out there was an
ordinance adopted by the County Board which was granted in August
1988 for R-3 residential. There are also pictures of abanded
business property in Yorkville that are not being used now for a
business purpose.
Gary Conover stated this property will go along with what ever
zoning the Cooper's property goes as.
Chairman Feltz stated he would like to read a letter received from
Verne Lee Henne. It states as follows:
We would like you to know we have filed a legal objection to
Gary and Sandra Conver's application to rezone 7 .734 acres to
.y
Plan Commission Minutes - May 19, 1993 Page 7
commercial zoning next to our home. Conover's property is located
approx. 200 ft. east of the intersection of Cannonball Trail and
, Route 34 on the north side of Route 34. My home is directly east
of their property and adjoining. We do not object to their
annexation to the City of Yorkville but to the commercial zoning.
This property is currently zoned County Residential-3 (R-3
Single family housing) and is surrounded on all sides by County
Residential-3 and residential uses.
We would be in favor if the City of Yorkville would consider
to maintain the residential zoning equivalent to City Residential-1
(R-1 single family housing) if the annexation is approved.
Chairman Feltz asked if there were any further questions or
comments .
Hearing none, Chairman Feltz called an end to the public hearing of
PC93-9 .
PC93-10 - Annex & rezone - John Edward Lies Jr.
Chairman Feltz asked if there was anyone here to represent this
property.
Gary Conover stated the property is located at the south west
corner of the intersection of Faxton Road and Cannonball Trail.
Chairman Feltz asked if there were any questions or comments.
Mayor Kittoe stated the reason why we didn't go up from Route 47 is
because we can't go through the creek and it would cost to much
money and you'd have to put a lift station up, now were running a
16" main instead of a 10" main up Route 47 . Now we can service
going north beyond the railroad tracks.
Frank Vetek asked if we were selling bonds to finance the water and
sewer.
Attorney Kramer replied no. We've applied for a state grant for a
portion and the other portion is coming from our own revenues,
Chairman Feltz asked if there were any further comments or
questions.
Hearing none, Chairman Feltz called an end to the public hearing of
PC93-10.
Chairman Feltz stated he would like to take a five minute break and
would like to recommend tabling these annexations and refer them to
the new planner so they can get caught up on them.
Plan Commission Minutes - May 19, 1993 Paga 8
PC93-2 - Ron Hill Subdivision - Final Plat
Chairman Feltz introduced Greg Gable.
Greg Gable stated this is a final plat for Ron Hill Subdivision
just S.W. of town. We have prepared a final plat on there
recommendations that were requested.
Chairman Feltz asked George Stewart to go over the list of prior
recommendations.
George stated the list as follows:
1. 40' right of way on Emmanuel. Shown on final plat
2. Temporary T at dead end. - Shown on Engineering plans
3. Utility easement of 201 . - Shown on final plat
4 . No access strips on final plat. - Not shown on final plat
5. City Engineer to sign off on subdivision improvements.
6. Street lights at all intersections & Culdesacs. - On Eng. Plans
7 . Diameter culdsac paved 90' diameter. - Shown on final plat
8. Annexation when contiguous to City. - Shown on final plat
Sandra Adams stated she would like it noted that Michael Crouch and
herself did not receive a copy of final plat map.
Chairman Feltz stated all recommendations have been completed.
George Stewart motion to accept the final plat; seconded Lawrence
Langland.
Chairman Feltz stated the motion had been made and seconded to
recommend to the City Council the approval of the Ron Hill
Subdivision with the City Engineer reviewing the engineering
drawings.
Roll call vote:
Feltz - yes Holdiman - yes Adams - yes
Stewart - yes Langland - yes Crouch - yes
Lucietto - yes Kolkmeyer - yes Davidson - obstained
Bob Davidson asked if we could comment on the annexations as a
courtesy to the developers.
Attorney Kramer stated that seeing how the audience for both
Eldemain Rd. and the other annexations has left due to the light
statement of referring them to the planners, it would be a good
idea to- let the planners review them and make their suggestions.
Sandra Adams stated Kathy Kowaski called her and stated that she's
very concerned about added traffic on Eldemain Road.
Plan Commission Minutes - May 19, 1993 Page 9
Bob Davidson motioned to table the following:
PC93-5, PC93-6, PC93-71 PC93-8, PC93-9 and PC93-10.
Seconded Anne Lucietto
Roll call vote:
Feltz - yes Langland - yes Lucietto - yes
Stewart - yes Adams - yes Kolkmeyer - yes
Holdiman - yes Crouch - yes Davidson - yes
Chairman Feltz asked Bob Davidson if he had any information on the
Counties Comprehensive Plan.
Bob stated that last Friday he sat in executive session with the
County Board and Mr. Nelson presented them with the County
Comprehensive Plan. Mr. Nelson stated that Plan Commission and
City Council had approved it.
Bob stated there showing for a traffic study the corridor in Route
34, 47 north of 34, Orchard Rd. to 34 . There not showing traffic
corridor for Orchard Rd. south of 34, 71 or 47 coming south and
there draft of the county transportation plan there not showing
anything in her other than identifying some major collectors and
minor collectors. There's a scenic route that they have marked
out. There's no thought of real major roads, they've isolated out
Eldamain & Lisbon Center Rd. being connected together. There is
nothing of any major improvements and what were seeing and have
heard tonight around Yorkville on the north and south side of town
our secondary collectors.
Bob stated he would like to suggest turning this into the city and
hold a joint meeting on this.
City Administrator/Engineer Don Peck stated he forgot to notify one
property owner (Price's) about tonight's meeting. What do I do
with this one I didn't notify.
Attorney Kramer replied to send him a notice for the June meeting.
Attorney Kramer recommended the minutes reflect that Kyle and
Martha Price were in attendance for tonight's meeting as shown on
the sign in sheet on file with the minutes.
With no further comments evident on the topics listed on tonight's
agenda, the motion to adjourn was given by Chairman Feltz.
The meeting was adjourned at 10:00 p.m.
Vm;;��King, R o ng Secretary
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STATE OF ILLINOIS
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COUNTY OF KENDALL )
PROTEST AGAINST PROPOSED
PETITION FOR ANNEXATION AND ZONING
WE the undersigned, are the owners of at least twenty percent
(20%) of the frontage proposed to be altered, as a result of the
Petition for Annexation and Zoning filed by GARY CONOVER, which
petition is dated April 27, 1993, and which Petition is regarding the
land attached to this written protest described in the attached Exhibit
"A".
This protest is based upon, concerns that the proposed Annexation
and Zoning will have a detrimental effect on current area residents,
said proposed Annexation and Zoning is not in the best interest of the
community, is in conflict with the Comprehensive Plan of the United
City of the Village of Yorkville, and will have a negative impact on
property values in areas adjacent to the land proposed to be annexed
and zoned.
IN WITNESS WHEREOF, we have each affixed our hands and seals on
the dates noted below.
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.DATED: C
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(Name)', (Address)
Subscribed and sworn to before me,
1993 OFFICIAL SEAL "
—May / 7 TIMOTHY J. McCANN
NOTARY PUBLIC, STATE OF ILLINOIS
MY COMMISSION EXPIRES 3/4/96
tary Public
DAT 6(1 17 1? ,7
�Y= s
(Name.) (Address)
Subscribed and sworn to before me,
YYl C AZ A.,, , 1993.
OFFICIAL SEAL "
SANDRA L. BELL
Notary Public NOTARY PUBLIC. STATE OF ILLINOIS
MY COMMISSION EXPIRES 8/2/93
DATED:
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(Name) (Address)
Subscribed and sworn to before me,
�!l � ' 1993. EOTARYPUBLIC, L SEAL "
L. BELL
STATE OF ILLINOIS
Notary Public EXPIRES 8/2/93
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DATED: 4., z i /5� do cl '
(Name) (Address) '
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Subsc ' ed and sworn to before me,
1993.
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DATED:
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Subscribed and sworn to before me, •J�JT J?JJ JJ JJ J)J L>I).Jl,>1.gJ.?>.r`."T�Jr':.'.>.J7.').�',"r
1993 .
Notar ublic
DATED:
(Name) (Address)
Subscribed and sworn to before me,
1993.
Notary Public
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That part of the Northeast Quarter of Section 29, Township 37 North,
Range 7 East of the Third Principal Meridian described as. follows:
Beginning at the Northwest corner of said Northeast Quarter; thence -.
South 0°49'35" East along the West line of said Northeast Quarter.,. 763:83
feet to the center line of U.S. Route No. 34; thence Easterly along
said center line, 473.0 feet; thence. North 06•°45'28" West, 872.55 feet.
to a point on the South line of Oak Knolls Subdivision which is 372.0
feet easterly of the point of beginning; thence South 88°3623". West
along said South line, 372.0. feet to the point. of beginning in Bristol..
.Township, Kendall County, Illinois and. containing .7.734 acres.
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