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Plan Commission Minutes 1995 01-18-95 CORRECTED MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS JANUARY 18, 1995 7:00 P.M. The January meeting of the Plan Commission was called to order by Acting Chairman, Dan Kramer. Mr. Kramer, an attorney for the City of Yorkville, chaired this evening's meeting due to the absence of Chairman Harold Feltz. Roll Call: Don Ament, Ralph Pfister, George Stewart, Michael Crouch, Clarence Holdiman, Dave Dockstader, Sandra Adams, and Anne Lucietto. Others Present: City Planner, Jeff Palmquist, Consulting Engineer, Bill Schmanski, and Police Chief Anton Graff. Dan Kramer asked if there were any additions or corrections made to the December Minutes. Hearing none, Ralph Pfister moved to accept the minutes as written. Dave Dockstader seconded. Roll Call Vote: Carried. PUBLIC HEARINGS PC 95 Annexation and rezoning from Kendall County A-1 to City M-1, B-3 and R-2 P.U.D. Property is located west of Route 47, south of Corneils Road, and north of the Burlington Railroad tracks and contains 224.7 acres. The owner of the property is the Inland Land Appreciation Fund, L.P. Representing Inland was Attorney Dan Bower. Describing the property location, Mr. Bower explained that the land in question was directly west and contiguous to Rt. 47, north of the Commonwealth Edison Easement, and south of Corneils Rd. Inland is asking for zoning of M-1 or B-3 and R-2 P.U.D. Part of this property, approximately 27 acres, (the 27 acres closest to Rt. 47), is under contract by Inland to a prospective purchaser who would use it for commercial use. Hoping that it gets annexed and zoned, they would like construction to begin this spring. Purchaser is Wesley Property Corp. The architect for them, Mr. Neal Pollock, will go over their plans later in the meeting. Chuck Hanlon, a land planner from L.P.S., proceeded with the presentation. Mr. Hanlon explained that his illustration was really an attachment to the annexation agreement. It is a request for annexation and zoning. The parcel to the north is residential and to the south is a combination ofM-1 and B-3. The only wooded area on the site is proposed as a park. They would like an R-2 P.U.D., which would mean that any plans for residential development would come back 1 through the village with much more detail. They are looking for a maximum density of 3.5 units per gross acre, with 30%of that area for attached single-family housing. With those numbers, the single family lots would be at minimum 12,000 S.F. or greater. For the 30% attached single-family development(for-sale units), density would not exceed eight or nine units per acre. The M-1 and B-3 area comprising 35 acres of a marsh area, would be incorporated as part of the detention area. As this property develops, all of those areas would have to come back through the village for specific design and meet the requirements of all the drainage ordinances that are in place. The lower area is in the southwest corner of the property. The Commercial and Industrial are identified as M-1 and B-3. They would like the flexibility of returning to residential zoning or add into the R-2 P.U.D. area, so if marketplace demands, they had the ability of having the acreage. So the proposal this day, is an annexation and zoning of the entire property with zoning areas of flexibility for the residential. (118-140 acres of residential) The commercial would result in 80-102 acres and the park site between 7-8 acres. The numbers would be more specific and exact when this would come back under different and specific development proposals. Mr. Neal Pollock,the architect working on the southeast corner of the parcel, said this area is a 27.61 acre site. Wesley Properties is interested in developing this parcel of land and has a prospective tenant user who would be proposing a use on this site. They are looking for a use on this site that would be dealing with lumber, materials distribution, retail, and light assembly manufacturing. What Wesley Properties is interested in doing with the development of this parcel in coming in with this classification of M-1 Limited Manufacturing, (because of those uses), is to be able to pull with it, the ability for a B-1, B-2, B-3, within that M-1 Limited Manufacturing. Two lots were shown on the illustration. The east lot would have 7.8 acres and a lot to the west of 19.81 acres. The reason for this division is for a proposed easement though this area that would work with the alignment for the installation of a water main to the property. To preserve and maintain this easement, they would identify it and leave it there. Again, they are looking for the M-1, B-1, B-2, B-3 uses for that property. Dan Kramer asked the audience testimony. Several angry residents came forth with numerous objections. The objections heard were that of extreme density, dangerously slow trucks pulling out on Rt. 47, (a road not equipped for this much traffic), far too many multiple-family dwellings, a huge taxation of our sewer system, a drainage canal in an area not meant for such a development, a park surrounded by M-1, and a deterioration of their land and house value. OLD BUSINESS PC 94-14 Stepan(Kendall Co.) -Preliminary Plat Jim Olson, representing Mr. Stepan, was back to discuss changes to the property located on the south side of Van Emmon Road about .4 miles east of the city limits. The Stepans own about 26 acres as one parcel. Some is a wetland area, and some is a natural area, which is the slope of the hill from the wetlands up to the flat spot on top. That area is being excluded from the zoning petition, in addition 2 t to the Stepan homesite and lot K. Lot K is an area on the north side of Van Emmon along the river. The Stepans will retain ownership of that lot. They will retain ownership of the wetlands and the natural area also. This is a county petition. They are asking for a recommendation because they are within 1.5 miles of the city. There are two issues; one is the zoning, from AG to R-3. Two, they are asking for comments on the preliminary plat of six lots. The lots would be served by a private road. It would be maintained by the homeowners. That is provided for in an agreement that will be set up prior to the Final Plat. The gross density on the property is a little over three acres per home, but the homesites themselves are from one to two acres. The Plan Council had some concerns about the slope of the road. They would like the road base meet the thickness and requirements of the current city standards, and Mr. Stepan has agreed. There would be no sidewalks since it is not a public road. Jeff Palmquist asked if tree preservation would be included in the covenants. Mr. Olson said the rear 50 feet of the property is to be left in its natural state. They are allowing a certain area around the house to be cleared and the rest of the lot is to be left in its natural state. Mr. Palmquist said the issue of the septic fields affecting the seep should be further studied by the County. Mr. Olson said the seep area is along.the edge of the wetlands, outside the lot area. Bill Schmanski said he too, is concerned how the septic fields may affect the seep. He has not seen anything about the soil types and whether there would be any migration through the seep from the septic fields. He said the County is currently studying this issue, but the information has not been passed to him yet. Mr. Schmanski continued, saying the 8%slope of the road, and the 10" stone base for the city section was agreed to. E George Stewart asked what subdivision control improvements this subdivision is complying with. Mr. Olson said the lot size and the distance to any public utilities are in compliance. The road is private, so it is not built to public standards, except in some respects. There would be no street lights. Mr. Stewart asked how they could be guaranteed that the city would never be responsible for the road, sidewalks, street lights, etc. Mr. Olson said with a 40' right-of way, it does not qualify to be a public street. Mr. Olson said the sidewalks were specifically covered to be put in at the owner's expense in the note. Street lights were not mentioned. Mr. Stewart pointed out that thirty years later, the taxpayers were paying for Countryside Center's street lights. He thought street lights should be on the note along with the sidewalks. Ralph Pfister said it seemed like sometimes sidewalks were required when some developments were within 1.5 miles to the city and sometimes they were not. He thought there should be more consistency in policy, especially when this area could be part of the city in ten years. Mr. Olson again pointed out that sidewalks weren't required on a private road. Ralph Pfister asked who would pay for the maintenance of this private road. Mr. Olson responded that all the homeowners would pay for it by virtue of an agreement annexed with part of the plat. George Stewart asked when the road would be built. Mr. Olson said probably the gravel would go down one year and the asphalt the next. He anticipated the subdivision would be built out in one year. "Built out,"to him,means ready for housing development to be built, not all houses being built. George Stewart asked Mr. Olson once the development is open, would the road be put in to the 3 point of asphalt. Mr. Olson said yes, after the seasoning occurs. Michael Crouch asked what would happen if only one lot was sold. Is the road completed? Who would maintain it? Mr. Olson said the homeowner and Mr. Stepan would be responsible. In the early stages, the maintenance is merely plowing anyway. Mr. Crouch pointed out that City Council required Ron Hill in the country to have sidewalks. He thought if they were required in a case like that, they should be required here too, rather than wait ten to fifteen years and have them installed. He thought sidewalks and street lights were needed, and the road should meet city standards. George Stewart moved to accept PC 94-14 Preliminary Plat and Zoning R-3 Single Family. Seconded by Ralph Pfister. Roll Call Vote: George Stewart - No Don Ament - Yes Ralph Pfister - No Sandra Adams - No Dave Dockstader - No Michael Crouch - No Clarence Holdiman - No Motion denied 6-1. NEW BUSINESS Annexation and rezoning from Kendall County A-1 to City M-1, B-3 and R-2 P.U.D. Property is located west of Rt. 47, south of Comeils Rd. and north of the Burlington Railroad tracks and contains 224.7 acres. The owner of the property is the Inland Appreciation Fund, L.P. George Stewart said that in viewing this application, he agreed with the commercial property and some business property. The layout of the zoning was a natural progression; however, he was very uncomfortable with the R-2 P.U.D. He thought it would be more appropriate to break it into two or three parcels. He then excused himself fro this portion of the meeting. Jeff Palmquist asked Mr. Pollock just how much of this parcel would be commercial vs. industrial. He responded that it was principally material distribution and light manufacturing with a much lesser degree of involvement of retail. It was hard to qualify what it was at this time, since there were no hard plans drawn yet. Mr. Pollock said the retail portion would be a secondary role in the operation as opposed to the manufacturing material distribution. From the road, the general appearance would look like a manufacturing area. Chuck Hanlon wanted to restate that building would be done on the existing marsh. He also said they will be able to substantially improve the drainage. Jeff Palmquist wanted the access points addressed again. Mr. Hanlon said they worked with IDOT before they made the drawings. He said IDOT would want a stop light at one, (the southern), but not both intersections. When traffic warranted, a turn lane would be considered. This would be built out over time. 4 Bill Schmanski said the intention of the City was to extend the sewer and water brought out to the Amural property across the Burlington tracks to serve the property. There is sufficient capacity in those lines for this property. Tony Graff said concerning the traffic, the Police Department is referring to IDOT standards of traffic light prerequisites. The sight distance requirements with the viaduct are a concern, but IDOT said they are well within the means of having an access road with proper sight distance for the first intersection. It does fit within the Comprehensive Plan, where they thought an intersection would go to the proposed Metra Station. They are concerned about the traffic count on Corneils Road and a traffic study will be done. If warranted, turn lanes would be installed. Township requirements would be followed for that road. Michael Crouch said he was uncomfortable with the light location, the residential was too dense, they needed to be more sensitive to the people living in the area, and information was just too sketchy to be brought before the Commission at this point. Bill Schmanski said the engineering staff went out to the site and approximately located where they thought a good entrance would be. The location they chose is based on the engineering staffs recommendation to do a survey, which they did. They also corresponded with IDOT about the location. He thought the entrance was at the best and only location. If it were any further north, there would be a site distance problem due to the hill. He does have some concerns about the viaduct and the lack of vision for the signal. Dave Dockstader thought the park should be more centrally located. Chuck Hanlon said the location was due to the nice area of trees. It was a transition between the commercial and residential. Dan Kramer asked if Mr. Dockstader would like these developers to attend the next Park Board meeting. Mr. Dockstader said yes. Ralph Pfister said because of the size of this development, when they come to the District for annexation, they will be told that the land will be annexed, but service will not be guaranteed, due to the volume of development going in before them. Dan Kramer asked Mr. Pfister if the Sanitary District would like a meeting with these developers. Mr. Pfister said if they would like to meet, they were welcome. Sandra Adams said she would like to table this petition due to several factors: it is such a large undertaking, controversy in the audience, discomfort with the R-2 P.U.D., uncertainty about the Corneils cut-ins, and the detention. Ralph Pfister seconded. Dan Bower, the attorney for the petitioner, wanted to restate that the developer would pay for improvements on Corneils Road, and for any sewer, water, and roads running inside the project. Regarding the Plan Commission's complaints about lack of detail, Mr. Bower said the information they presented was all they had at this point. More information would be available at the planning stage. All they wanted now, was approval for annexation of the zoning proposed. Also, the road cut was driven by IDOT, the developer and city would have little to say about that. They are here early, 5 because they have someone who is anxious to use the property for the M-1, B-2, B-3 use. They want to start construction this spring and operate by fall. It made sense not to piecemeal when asking for zoning. Roll Call Vote for tabling PC 95-1: Dave Dockstader - Yes Clarence Holdiman - Yes Sandra Adams - Yes Ralph Pfister - Yes Michael Crouch - Yes Anne Lucietto - Yes Motion carried 6-0. Dan Kramer said PC 95-1 will be put on the agenda for February 15th's meeting. Mr. Kramer asked for comments from the Commission, or any additional business. Don Hausler gave a brief presentation of the new County Building and the meeting was adjourned. l J e E. French, Recording Secretary 6