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Plan Commission Minutes 1994 08-17-94 y 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 17, 1994 7:00 P.M. The August 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, Don Ament, Lawrence Langland, Michael Crouch, Ralph Pfister, and Anne Lucietto. Others Present: Building Inspector Bill Dettmer, Alderman Art Prochaska, Attorney T.J. Hiles, City Planner Jeff Palmquist, Administrator Jim Nanninga, and Police Chief Anton Graff. Chairman Feltz asked if there were any additions or corrections to be made to the June minutes. Anne Lucietto asked that there be a correction to her name, noting there was not an E at the end. Noting the correction, the motion was made to approve the minutes as typed, by Lawrence Langland and seconded by Ralph Pfister. Voice Vote: Carried. PUBLIC HEARING PC 94-15 BRUCE AND JOYCE BEST - REZONE Chairman Feltz opened the Public Hearing regarding request to rezone from R-2 to R-2 Special Use to operate a bed and breakfast. The property is at 201 E. Jackson and the petitioners are Bruce and Joyce Best. Thomas W. Grant represented the Bests and presented the information on PC 94-15. He stated that the Bests intend to operate the bed and breakfast in complete accordance with the Bed and Breakfast Act of the State of Illinois. The facility would have no more than five guest rooms for rent. A guest register will be maintained and will be available to the city and state at all times. The parking lot will be blacktopped. A larger sign was requested, from 1 1/2 square feet to a 2X3 or 3X3, which is in accordance with city ordinances. No guest rooms will have any type of kitchen facility. The breakfast will be prepared in the house kitchen. The guest rooms will be sleeping rooms only, intended to serve no more than two transient guests per room per night. 1 Plan Commission Meeting Minutes August 17, 1994 Length of stay would be a maximum of one week. The establishment will at all times be owner-occupied and owner-maintained. Neighbors had been notified of the public hearing, and most were sent an informational packet indicating the Best's plans. Chief Anton Graff asked if the food service would be certified. Joyce Best and Thomas Grant replied yes, that statute provides that you must be certified to serve the food. Lawrence Langland asked where the owners would sleep if all five rooms would be guest rooms. Joyce Best said if they do go to a total of five rooms they will remodel the basement and that would be their sleeping area. They would not immediately rent all five rooms, but work up to that number, so there would be time to remodel. Ralph Pfister made the point that this residence within the last two years, hooked up with the city sewer and water with a single-family permit. Now it is becoming a multi-unit establishment, and the cost of tapping in would have been roughly five times what they paid. Mr. Pfister suggested that an amendment may have to be made to the ordinance. Harold Feltz said when they addressed amending the ordinance to be R-2 Special Use later, this would be a consideration they would have to discuss. Chairman Feltz asked if there were any other questions or comments from anyone present. Hearing none, Chairman Feltz called an end to the Public Hearing for PC 94-15. PC 94-16 Request to rezone from O-Office to R-2 Duplex. Property is located south of Hillside Healthcare Center(which is at the corner of Rt. 34 & Game Farm Rd.) and the petitioner is Inland's Monthly Income Fund, L.P. a Delaware Limited Partnership and the owner of the property is American National Bank and Trust Company of Chicago, as Trustee under a Trust Agreement dated 1/27/88 and known as Trust No. 104500-05. Matthew G. Fiascone represents the petitioner. Mr. Fiascone stated the three existing lots are located immediately south of the Hillside Living Center. The Living Center and these three lots have been owned by the Delaware Limited Partnership since approximately 1987. The lots have been contracted to be sold to VanDeusen Ventures, represented by Thomas Grant. VanDeusen plans to build duplexes on the lots subject to approval of the zoning change. They would not be involved in the development of this piece. They are simply selling these three lots. Although this property was originally planned for office space for the nursing home facility, Mr. Fiascone felt the ample space across Rt. 34 could meet their needs. 2 Plan Commission Meeting Minutes August 17, 1994 Chairman Feltz asked for any other questions or comments regarding this petitioner. Robert Thorpen, Gary Sinding, Shirley Duckett, Pat Thorpen, Deborah Sinding, Stan Goodwin, Alice Campbell and Gordon Johnson, all neighbors of the petitioner's property, voiced their opposition. Sighting too much hazardous traffic and congestion already, this proposal would only increase their problems and possibly decrease their land values. Ralph Pfister, also a nearby resident, stated that since it is not within the city, there would be no sidewalks. With many children in the area, an already dangerous situation could worsen. Sue Bullock stated that traffic with an office at the property would be greater than with the duplexes. It would be nice if Yorkville offered more affordable housing. Ralph Pfister noted that increased traffic would be at certain times of the day with an office, owner-occupancy could change at any time, and it was not the planning commission's job to see that there is affordable housing for the city. Chairman Feltz asked for any other questions or comments regarding this petitioner. Hearing no more comments from anyone present, Chairman Feltz called an end to the Public Hearing for PC 94-16. OLD BUSINESS 94-14 Stepan (Kendall Co.) No discussion was held on Stepan as it was still being discussed at the Planning Council. NEW BUSINESS 94-15 Request to rezone from R-2 to R-2 Special use to operate a bed and breakfast. The property is at 201 East Jackson and the petitioners are Bruce and Joyce Best. Mr. Gerald Lynch, another bed and breakfast owner in Yorkville, was asked by George Stewart if the traffic posed a problem in his area. He stated that with adequate parking, the traffic did not bother his neighbors. He said he would welcome another establishment to take up the business he had to turn away, and keep the dollars coming 3 Plan Commission Meeting Minutes August 17, 1994 to Yorkville. Anne Lucietto stated that she would welcome this business since the driveway was going to be paved. Bill Dettmer, Building Inspector said he inspected the premises and found it to be in excellent condition. The only items he could note was a smoke detector system was needed and emergency lights in the stairwell installed. Ralph Pfister asked if there would be a hotel tax. It was stated that there would be an additional 3% above the city's 6%. Jean Brady, the Best's neighbor stated that knowing the Bests for 14 years, she was confidant the operation would be A-1. George Stewart asked Bill Dettmer about the condition of the basement. Mr. Dettmer stated that he did not inspect the basement, but a permit would have to be issued upon its remodeling. Mr. Stewart said then he saw no problem with this request. Harold Feltz stated that the sign conforms with the city's requirements. Lawrence Langland made the motion to approve the request for bed and breakfast and request that the city include this as a special use as R-2. Also that the sign conforms to the existing city ordinance, inspection before occupancy, and that the paving for the driveway, (as shown on the sketch), be done. Seconded by Ralph Pfister. Chairman Feltz asked for any further discussion on this motion. Hearing none, Roll Call Vote: Ralph Pfister Yes Anne Lucietto Yes Harold Feltz Yes Michael Crouch Yes Lawrence Langland Yes George Stewart Yes Clarence Holdiman Yes Don Ament Yes Motion Carried 8-0. Michael Crouch made a motion to request the city and the planning council and those involved, review the matter of hook-up for sewer and water for bed and breakfast and any other zoning or changes that might be possible to exist in the future. Seconded by Tom Lindbloom. Voice Vote: Carried. 4 Plan Commission Meeting Minutes August 17, 1994 94-16 Request to rezone from Office to R-2 Duplex. Property is located south of Hillside Healthcare Center (which is at the corner of Rt. 34 & Game Farm Rd.) and the petitioner is Inland's Monthly Income fund, L.P., a Delaware Limited Partnership and the owner of the property is American National Bank and Trust Company of Chicago, as Trustee under a Trust Agreement dated 1/27/99 and known as trust No. 104500-05. Harold Feltz stated that the Planning Council asked to have more time to review this request, but this would be a good time to ask questions. Mr. Feltz asked what the duplexes would look like. Matt Fiascone replied that the builder has built other duplexes in the city, and it would be similar to those; however, more details would be available later. Jeff Palmquist, City Planner stated that the main reason the Planning Council delayed any decision was because they wanted to hear the neighboring resident's comments first. George Stewart stated that he had to agree with the residents of the community. The area already had too much traffic and it did not need any further congestion. Jeff Palmquist announced that upon conferring with Jim Nanninga, City Administrator, the reason they wanted this request to go back to Council was to get neighborhood input. The intent of the body above all, was to be able to bring back a thorough technical review, and they felt they conducted that. Based upon the fact that the Plan Commission will not hear anything different from them in one month, (because they really didn't think any new information would come about), they would feel comfortable if the Plan Commission wanted to make the vote. George Stewart made a motion to recommend approval of rezoning from O-Office to R-2 Duplex on 94-16. Anne Lucietto seconded. George Stewart No Clarence Holdiman No Anne Lucietto No Ralph Pfister No Don Ament No Lawrence Langland No Michael Crouch No Harold Feltz No Motion denied. 5 Plan Commission Meeting Minutes August 17, 1994 SUBDIVISION CONTROL ORDINANCE CHANGES Jim Nanninga, City Administrator, together with his full committee through the Plan Council, which includes City Engineer, City Planner, City Inspector, Ralph Pfister from the Sanitary District, City Administrator, Public Works Superintendent, Water Operator, and Tony Graff, Chief of Police, made some changes to the Subdivision Control Ordinances. Mr. Nanninga said this committee went through the Subdivision Control Ordinances looking at the standards the city had, and decided to stiffen up some loose areas. They decided to look at every issue, and shorten the ordinances by eliminating much of the long description. This committee is recommending many changes. They are as follows: 1) Right of way: a 66 ft. right of way is needed. Some of the city's were 55 Ft. 2) The streets will go to 31 Ft. 3) The asphalt must be 2 1/2" , one year must pass before the surface goes on. 4) Barrier curbs, rather than mountable 5) Pavement fabric will be required on anything other than granular. 6) Minimum spacing of 300 ft. for street lights, rather than 400 ft. 7) Increase water retention 8) Increased the lot grading and slopes 9) Parkways will be sodded rather than seeded. 10) Sidewalks, parkways and street trees will be in before the city will accept the subdivision and before the building begins. 11) All sewers must be televised 12) Manholes will be vacuum-tested 13) Traffic study required for a subdivision of 100 single family lots, rather than 160 14) All sump pump lines must be tied directly to the storm sewer 15) Five-foot sidewalks will be required Anne Lucietto made a motion to recommend to the City Council the immediate approval of the general presentation made by the City Administrator, Jim Nanninga. Seconded by Michael Crouch. Voice Vote: Carried. There being no further business, the Fmeetidjourned. ane F n e ding 6 PLAN COMMISSION MEETING P/A PC'. PCa PCR�`'�1 PC �f4 PC PC HAROLD FELTZ GE RGE STEWART CLARENCE HOLDIM N } 5 ,2 t4 DON AMENT LAWRENCE LANGLAND SANDRA ADAMS MICHAEL CROUCH TOM LINDBLOOM RALPH PFISTER -- ANNE LUCIETTO DAVE DOCKSTADER E GREG KRABER f ___________________________________________ ---_ OTHERS PRESENT: Ida s � i a or r IL rflQ L,2 64 r d J h { ? •p h� 0 PUBLIC HEARING /SIGN-IN SHEET NAME ADDRESS Zl_ <4�o.4 1.D oe�I cSCZC �n aAm wgE lau i Lh f f 1 oy NA ,r r,956&)o