Plan Commission Minutes 1994 11-16-94 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE
OF YORKVILLE, KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
NOVEMBER 16, 1994
7:88 P.M.
The November meeting of the Plan Commission was called to order by Tom Lindblom, who was
sitting in for the absent Chairman Harold Feltz. The following members were in attendance:
Don Ament, Lawrence Langland, Sandra Adams, Tom Lindblom, Ralph Pfister, Anne Lucietto,
and Dave Dockstader.
Others Present:
City Planner Jeff Palmquist, Administrator Jim Nanninga, and Consulting Engineer Bill
Schmanski.
Tom Lindblom asked if there were any additions or corrections made to the October Minutes.
Hearing none, Lawrence Langland moved to accept the minutes as written. Sandra Adams
seconded. Voice Vote: Carried.
OLD BUSINESS
PC 94.21 Proposed rezoning from R-2 Residential to O-Office of the following described parcel
of real estate: Lot three in Block 5 of Black's Addition to the Village of Yorkville, commonly known
as 301 East Van Emmon. The property is owned by John R. and Joy E. Nemanich.
Jeff Palmquist said the City Staff has reviewed this request and their biggest concern was
parking. They have recommended that this rezoning could move forward,with the following
provisions: Ten parking spaces, rather than eight on the west side. The handicap space should
be paved. The ten stalls should be paved within three years, and additional right-of-way
dedication to get Van Emmon up to 80 feet, or 40-foot center line on his side. It was thought that
the ten stalls on sight would be adequate for their future needs. Police Chief Tony Graff was
consulted about parallel parking on Van Emmon. He said as little as it would be needed, he
thought there would be few problems.
Lawrence Langland asked if an elevator would be required for the second floor. John Nemanich
said meetings would be held on the first floor only. Jeff Palmquist said that is an ADA and State
requirement. Bill Dettmer had inspected the building and found the structure to be sound.
Lawrence Langland moved to accept the zoning change for PC 94-21 from R-2 Residential to
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O-Office. Seconded by Ralph Pfister. Roll Call Vote:
Lawrence Langland - Yes Don Ament - Yes
Sandra Adams - Yes Ralph Pfister - Yes
Dave Dockstader - Yes Tom Lindblom - Yes
Motion carved 6-0. Tom Lindblom said the Plan Commission, therefore, recommended approval
to the City Council.
94-14 Review of proposed zoning change from Kendall County A-1 to-R-2 Single Family
Residential Use. Property is located .4 miles east of the Yorkville City Limits, immediately east
of 9124 East Van Emmon Road and contains 26.046 acres. Petitioner is William J. Stepan.
Jinn Olson, representing Mr. Stepan, stated that they were before the Plan Commission in July.
Since then, the plan had undergone some changes. A wetland's study had been completed.
The State Historical Preservation Agency had been contacted about a possible purchase. To
date,they have a negative verbal response—nothing in writing. Perk tests have been done and
submitted.
What is currently proposed is that the zoning petition will only cover the flat area on top of the
slope and the side of the slope. The wetland's area would be owned by the Home-Owner's
Association with covenants to keep it in its natural state. The eight lot owners would own this
area jointly,along with Lot K, (across Van Emmon), which is an access point to the river. It too,
would remain in its natural state. The Zoning Petition would only encompass 15 acres and 10
1/4 acres would remain a rural area. The road would be a county cross-section with city curbs
and city width. There is a note on the plat that sidewalks would have to be installed at the
owners expense if this area should ever become part of the city. There is also an easement for
Um utilities if the property is ever served by water that could hook up to adjoining properties.
There has been a driveway constructed from Van Emmon to this area. Mr. Stepan can build one
house under the current ordinance and he plans to do so with an outbuilding.
Mollie Millen from Kendall County Building and Zoning, stated that this has been presented to
the county informally. She would be speaking from initial discussions. The first thing that came
to mind was that the County was not interested in a public road due to difficulty of maintenance,
the intrusion into the natural area, and the close proximity to the sensitive seep area. Also, the
Township would not want to take care of it. There would not be any change on that
recommendation. They are also concerned about the number of lots shown and the proximity
to the natural area. They would like to see how they could position the septic fields with the
topography of the area. Earlier on this day, Dick Young told Mollie Millen that The Department
of Conservation may be interested in purchasing this property. The County wanted to restate
that if this road would become a private road, four lots are the maximum number allowed on a
private road. Mollie Millen stated simply as long as it was under the County's jurisdiction, they
definitely would not want a public road.
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Tom Lindblom announced that although this was not a Public Hearing, if there were some
concerned residents that would like to speak about this issue, they were welcome.
Alan Jiranek, a property owner on Van Emmon Road said he and his neighbors had many major
concerns about the development of this property. They are worried about drainage, the
destruction of wetlands, the runoff from the road, and the impact of the septic systems. The
seeps in this area run year-round, heavily most of the year. They are located not at the bottom,
but halfway up the slope. The water table is very high, and because of the cracks in Van
Emmon, (when the wetland is full), there are small waterfalls running off Van Emmon. They are
very concerned about the runoffs and what happens with the water table. They did not like the
idea of Lot K being unattached to the new subdivision. This property is actually in'their
subdivision. Anybody could be there any time, and it could only be reached through their
driveways and the back lanes. There was nothing in the bylaws to prevent the homeowners
deciding to sell Lot K and turn this natural wetland into something else.
Tom L'ncn asked again, what keeps happening to the packets that are to be supplied to the
Planning Commission before each meeting. Jim Olson said there were some sent to the City
one week prior.
Jim Birch, a member of Kendall Natural Area Gardens, said they are concerned that this
development is going to adversely affect the seep. Yorkville seep is recognized by the Illinois
Natural Areas and is on their Illinois Natural Areas inventory. It is considered a very high quality
natal area and he felt certain the State would be interested in this property. There are some
state endangered and threatened species on this parcel. Mr. Birch would hate to see this
beautiful area destroyed fbr the sake of a few homes. It would not be a passive development for
the environment.
Dave Ramsden, also a member of Kendall Natural Area Gardens, and a degreed Botanist from
the University of Montana, said he went over the environment study of this parcel done August
17th of this year. He said it was a good study, but because they went at this particular time of
year it does not list many plants that are there. He said the numerical figure for the quality index
is low. He emphasized that these quality wetlands deserve our every effort to be saved.
Joyce Dudley, a resident along the river since 1969, said people would have to drive to Lot K
through her private lane and she strongly disapproves of the development of this property.
Tom Lindblom asked for comments from the Commission, or any new business.
Hearing, none, Ralph Pfister moved for adjournment. Seconded by Anne Lucietto.
Meeting was adjourned.
co
e E. Frh,
e c ecording Secretary
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PLAN COMMISSION MEETING A-
P/A PC PC PC PC PC PC
HAROLD FELTZ
GEORGE STEWART
CLARENCE HOLDIMAN
DON AMENT e I �
LAWRENCE LANGLAND P
SANDRA ADAMS
MICHAEL CROUCH
TOM LINDBLOOM 1�
RALPH PFISTER L
ANNE LUCIETTO 1
DAVE DOCKSTADER L
GREG KRABER
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