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Plan Commission Minutes 1996 07-10-96 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS JULY 10, 1996 7:00 P.M. The July meeting of the Plan Commission was called to order by Chairman Tom Lindblom at 7:00 P.M.. Roll Call: Members Present: Tom Lindblom Anne Lucletto Michael Crouch Lawrence Langland Marty Behrens Sandra Adams Jack Magnuson Members Absent: Greg Kraber Dale Homyn Toftoy Ralph Pfister John Barber Dave Dockstader Clarence Holdiman JUNE PLANNING COMMISSION MINUTES Mr. Crouch moved to approve the June minutes as submitted. Mr. Magnuson seconded the motion. On a voice vote, all members present voting aye. Motion carried, PUBLIC HEARING PC 96-13 Requesting Rezoning from M-1 to R-4 P.U.D. Chairman Lindblom asked for those wishing to speak tonight to stand and repeat an oath of truth after him. The property addresses are 319 E. Van Emmon & 300 E. Hydraulic. The petitioners are The Development Group/ Sloniger and the owners are Paul & Valerie Burd'and Robb Container Corporation. • Planning Commission Minutes/July 10, 1996 Darren Solinger passed out corrections to his preliminary plan as a result of the Planning Council meeting yesterday. He reviewed his plan for a series of town homes in existing buildings and new construction. No one in the audience expressed any comments. Ms. Lucietto motioned to close the Public Hearing. Mr. Langland seconded the motion. On a voice vote, all members present voting aye. Motion carried. OLD BUSINESS PC 96-7 Preliminary Plan -Cannonball Estates Dave Kisser, a Cannonball Trail resident, introduced Hydro Geologist specialist Glenn Hofer with INDEVCON INDEPENDENT ENVIRONMENTAL CONSULTANTS, INC.. Mr. Hofer explained the various borings, geological and ground water information of the affected area. He showed where water table areas had dropped and questioned what has happened to the area's water table and ground water. Mr. Langland questioned if there were any examples of borings before this water problem occurred and why the sulfur is now present. Mr. Hofer recommended further study and suggested checking out the levels of the water of the wells in the area. He said some parallel piping may be installed to enhance the flow of ground water in the area to counter the dewatering that has occurred. Mr. Hofer indicated that adding 100 residences to this proposed site may lower the water table further and dry out wells near Blackberry Creek due to dewatering the local groundwater system. He said the system is not recharging fast enough to provide water for those wells. Developer Mike Bohr said it may be more advantageous to seek a P.U.D. zoning for the property. He also stated this water problem has existed for some time and does not feel he should be responsible for independent studies to be done. He said if there is an existing problem it may be correctable through engineering. Mr. Bohr wanted to know how things would proceed from here to rectify the problem if there is one. Mayor Bob Johnson suggested that this issue could be brought up to the Economic Development Committee along with the city's engineer for discussion. The overall area, not just the proposed development, would be looked at. Ms. Adams moved to table Petition 96-7 until next month at the Petitioner's request. Ms. Lucietto seconded the motion. On a voice vote, all members present voting aye. Motion carried. 2 Planning Commission Minutes/July 10, 1996 96_10 Inland Partnership -Concept Plan -Faxon Rd. At the petitioners request, Ms. Lucietto moved to continue the concept plan. Ms. Adams seconded the motion. On a voice vote, all members present voting aye. Motion carried. NEW BUSINESS PC 96-13 Preliminary Plan -The Development Group/Sloniger 319 E. Van Emmon & 300 E. Hydraulic Darren Sloniger asked the Commission to table the 72 unit elderly housing portion of this project and proceed only with the town home development. He said there were a few"bugs" being worked out with engineering. He said he needed to proceed so construction could start on this part of the development. The issues with the Planning Council are concerning traffic circulation and detention. The rail road tracks, fencing, lighting and 35 ft. height limit were also mentioned. The P.U.D. zoning agreements of various setbacks were discussed. Chief Tony Graff discussed the possibility of closing Mill St. to eliminate "cruising"the new park. There would be movable barriers at the railroad crossing so the proposed town houses would not be blocked from emergency vehicles. Chairman Lindbloom asked Ms. Lucietto to proceed with a Zoning Analysis Checklist. Ms. Lucietto moved to recommend approval of the Preliminary Plan 96-13, (without the Senior's 72 unit), 3 story building and with the condition that Mill St. be addressed and the pedestrian right of way be reviewed for adequate safety. Ms. Adams seconded the motion. On a roll call vote, all members present voting aye. Motion carried. PC 96-15 Rezoning A-1 to M-1 Don & Cheri Little - RL 47 Kendall County Attgmey Tom Grant represented the petitioner's request for rezoning. The Little's own D&K Plastics in Montgomery and wish to purchase and relocate to the Fisher Body Shop property. They intend to live in the house, but are requesting rezoning on the business buildings only. The Bristol Township Plan Commission and Township Board have both recommended approval to the County Board. The Yorkville Planning Council has also recommended approval, but with the restriction of using the property for clean inside industry with no pollution. The property is within the mile and a half limit and is in the Comprehensive Plan area scheduled to be manufacturing. Mr. Grant sent letters to the four closest neighbors. One neighbor questioned the noise level, but Mr. Grant assured there is no outside noise and only small saws are used. 3 Planning Commission Minutes/July 10, 1996 Ms. Lucietto moved to recommend to the City Council the approval for M-1 rezoning with the restricted use to clean industry. Mr. Crouch seconded the motion. On a roll call vote, all members present voting aye. Motion carried. 86-16 Final Plat - Phase 1 of the Fields of Farm Colony Subdivision Kendall County Mollie Millen of Land Planning Services of St. Charles and Ed Jonas from Seaburg Engineering represented Inland Partnership. They asked for reviews, comments and recommendations of the final plat, Phase 1 of the Fields of Farm Colony. Ms. Millen reviewed the Fields of Farm Colony Preliminary Plat which was approved by the County in June. It is approximately 280 acres between Rt. 71, Hilltop and Minkler Road. Phase 1 is the southwestem comer bounded by these roads including 24 lots, each one over the 45,000 sq. ft. R-3 requirements. Phase 1 will include out lots, ponds and drainage easements. The first step was at the Planning Council yesterday. As a result of that meeting, Joe Wywrot, City Engineer, wrote a letter concerning "housekeeping" issues on the plat, which Ms. Millen agreed would be put on the final plat. She stated that the recommendations will be taken to the County ZPAC meeting next Tuesday. She said she would like to take all the recommendations and make one amendment on the final plat. An 80 ft. right of way and collector roads were discussed. Mr. Jonas stated the Township Commissioner does not want to take care of a collector road. Concerns of a possible deadlock between the City and County were mentioned. Mr. Langland moved to recommend to the City the approval of 96-16 with the stipulation that all the items in Mr. Wywrot's letter be incorporatied, particularly with Hilltop Rd. being a collector road in accordance with the City's Comprehensive Plan. Ms. Lucietto seconded the motion. On a roll call vote, all members present voting aye. Motion carried. PC 96-.17 Rezoning A-1 Agriculture to R-1 Residential Scott&Amy Corwin Kendall County No one was present to represent the petitioners. Mr. Langland moved to recommend the City Council inform Kendall County that the Commission agrees with PC 96-17. On a roll call vote, all members present voting aye. Motion carried, 4 Planning Commission Minutes/July 10, 1996 ANNOUNCEMENT Chairman Lindbloom announced there would be a hearing on the City's Comprehensive Plan on Tuesday, July 23 at 7:00 p.m.. This is a joint meeting between the Planning Commission, City of Yorkville and the Economic Development Committee. ADJOURNMENT Ms. Lucietto moved to adjourn the meeting. Mr. Crouch seconded the motion. On a voice vote, all members present voting aye. Motion carded. Submitted by, Sheryl Washburn Recording Secretary 5