Plan Commission Minutes 1996 06-12-96 MINUTES OF THE PLAN COMMISSION OF THE
UNITED CITY OF THE VILLAGE OF YORKVILLE,
KENDALL COUNTY, ILLINOIS
JUNE 12, 1996
7:00 P.M.
The June 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 Lucietto
Dave Dockstader
Clarence Holdiman
Michael Crouch
Lawrence Langland
Marty Behrens
Members Absent: Sandra Adams
Greg Kraber
Dale Homyn-Toftoy
Jack Magnuson
Ralph Pfister
John Barber
MAY PLANNING COMMISSION MINUTES
Mr. Langland moved to approve the May minutes as submitted. Mr. Holdiman
seconded the motion. On a voice vote, all members present voting aye. Motion
carried.
CONTINUED PUBLIC HEARING PC 96-7
Requesting Annexation and Rezoning from A Agricultural
to R-2 Single Family
Chairman Lindblom asked for those wishing to speak tonight to stand and repeat
an oath of truth after him.
The petitioners are requesting annexation and rezoning from A-Agricultural to R-
2 Single Family. The property is located on the comer south of Faxon Rd. and
west of Cannonball Trail. It is owned by John Lies, Jr., Kenneth Lies, Linda Lies,
Jeffrey Lies, Jared Conover, James Conover, Stephen Fisher, David Fisher and
Michael Fisher.
Planning Commission Minutes/June 12, 1996
Michael L. Bohr, a developer, represented the petitioners. He passed out
revised plans, traffic and soil studies for review. He is requesting the City of
Yorkville annex this property into the city limits and to accept the subdivision
preliminary plat. He is proposing 110 lots ranging form 12,000-18,000 sq. ft.
Members of the public requested the Public Hearing be adjourned due to new
information which needed to be reviewed. The petitioners requested the hearing
to continue.
Mr. Bohr explained the changes that have occurred on the plat map. The park
area has been moved and some of the lot lines have been changed. There is a
proposed landscape berm approximately 5 ft. high and 40 ft. deep with trees
backing up to Cannonball Trail. The retention area is approximately four acres.
He stated he is not asking for any special variances. According to the traffic
study, there will have to be a left turn lane onto Faxon from Cannonball
Various residents from the Cannonball Trail area expressed their concerns and
opposition.
Tom Javorik addressed the committee concerning the ground water problem.
He's concerned about future development and density in the next 20 years.
Verne Henne passed out pictures of his bade yard which is having water
problems. He speculated the effects that the proposed 110 sump pumps would
have on the water table. Mr. Henne stated that the roads would have to be
rebuilt to handle the construction equipment. He presented the various costs of
the road and sewer improvements.
Frank Viteck displayed a map showing the 50 homes currently on Cannonball
Trail. He stated this proposed development of 115 homes is too dense for the
current infrastructure. There would be 200-250 additional cars on the road daily
and the proposed development to the west could produce another 800 cars. He
said the roads were not designed for this kind of traffic. He also indicated the
extra students added to the school district would overcrowd the system. 'Tax
payers should not be forced to subsidize growth for wealthy developers. Growth
must pay its own way." He suggested that land cash and land impact fees be
increased. He appealed for the various local government committees to be "on
the same page"and develop a master plan for the area.
Bill Nakulski questioned the need for 100 new home sites in a rural area where
there are few jobs. He presented points concerning excavation damaging fragile
underground aquifers. He believes the 5 ft. berm will add to the existing problem
of snow drifts. He would like to see a mutually beneficial plan to address the key
issues of water, traffic flow, property values, growth, road upgrading and
schools.
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Planning Commission Minutes/June 12, 1996
The Cannonball Civic Association asked Dave Palowski, Chairman of the Bristol
Township Plan Commission, to speak in regards to the Faxon Road project and
Cannonball Trail condition. He said this is one of the worse roads in the
township and this winter was exceptionally bad on that road. The township does
not have the funds to maintain that road for heavy traffic. He suggested the
developer could create a "hall" road that would come off Rt. 34 to get his cement
trucks back to the development. Also, the City of Yorkville should be thinking of
the maintenance of that road after the homes are built.
Joe Gilbert spoke about the water retention area and being located at the bade
of the proposed homes. He is concerned about the dry creek becoming flooded
and polluted. He projected the need for a signal light on Rt. 47 due to the
increased traffic. He concluded that this is not a true transition area according to
the Comprehensive Plan
Don Garbe expressed his concerns for the ground water. He complained that 15
residents' water supplies have been disturbed by the sewer line to Amural. He
said that further tilling and digging in this area may affect the water supply.
Otto Koch aired his concern that this development would be located across from
his home. His driveway is directly across from where the opening road is
proposed to be. He stated the headlights at night would shine into his driveway.
Developer Dave Bodiheimer addressed some of the concerns of the residents.
The city's Comprehensive Plan calls for residential development in the area of
Faxon Road and Cannonball Trail. He said his plan shows from 108-110 lots to
fit on 58 acres. The lots are between 12,000-18,000 sq. ft. He stated that
everything else on the plan is according the city guidelines and he is not asking
for any variances. Mr. Bodiheimer said the groundwater concerns are
addressed in the study released this evening. He agreed there are concerns
about the roadways. He stated the traffic study submitted showed there will not
be much impact from the development. He envisions the houses built ranging
$175-$225,000. He concluded in asking the Commission for the annexation and
rezoning of the property.
Developer Mike Bohr addressed the concerns of the detention area and run off
waters. He suggested a field the could be continued from the creek through this
development. Also a modem filtration system could be used in this detention
area to hold and collect any contaminates from the run off water. He said that
990A of the proposed sump pumps in these basements would not even see
water. He commented that the street designs were by recommendation of the
city. He suggested that the berm will act more like a snow fence being 6 ft. and
landscaped with trees.
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P Planning Commission Minutes/June 12, 1996
James Rohrback implied this development will change the character of the
neighborhood. He is opposed to the density and recommended the lots to be at
least one acre. He asked the Commission to reflect back to the area and the
change of character that will occur with the proposed development.
James Liggett handed out excerpts of the Comprehensive Plan. He agreed that
this land will be developed but asked that it be developed right. He suggested
the development blend in with lot sizes. He stated that the R-2 zoning doesn't fit
here and requested that this request for R-2 be turned down.
David Kisser passed out copies of the Illinois State Water Survey in Urbana. He
urged that a complete hydrological study be preformed to find the exact causes
of the current water problem and to determine what effects this development will
have on it. He passed out maps and a soil survey from the U.S. Dept. of
Agriculture. He said there is high risk for ground water contamination and urged
the need to exercise caution. He explained the various soil types, engineering
concerns and the sensitivity of the ground water. He presented an overview
map of the neighborhood's property values into the half million dollar range. He
asked that this neighborhood be preserved with a more desirable zoning. He
distributed an April memo from the two alderman of this ward containing
comments on the proposed development.
Developer Bohr responded to the density concerns. He stated they've scaled
down their plan to 1.86 lots per acre. (108-110 lots divided by 58 acres) They
had considered developing this subdivision into acre lots but the City
recommended that it could not be done in a cost effective way. Upon further
questioning, it was not determined who from the City gave Mr. Bohr that
information.
Alderman Jeff Spang questioned Mr. Bohr's comment of the 1 acre lots. Mr.
Bodiheimer said in order for this to be cost effective with the water and sewer,
there needs to be large density in that area to support the cost the city would
incur. He said they must follow the City of Yorkville's guidelines unless they
would waiver the rights to hook up to sewer and water and the constructing of
curb and gutter. He stated the problem is in what the city's Comprehensive Plan
has designated.
Mr. Dockstader motioned to close the Public Hearing session of the meeting. Mr
Crouch seconded the motion. On a voice vote, all members present voting aye.
Motion carried 7-0.
The petitioners requested to have PC 96-7 tabled. Mr Dockstader moved to
table Petition PC 96-7. Ms. Lucietto seconded. On a roll call vote, all members
voting aye. Motion carried 7-0.
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Planning Commission Minutes/June 12, 1996
Chainfnan's Request
Chairman Lindbloom asked it to be noted in the minutes that the Plan
Commission requests that information be given to the members before the
meeting to be studied.
PC 96-10
General Land Use Plan
This property is located on Faxon Road and the owner is Inland Land
Appreciation Fund L.P. Chairman Lindblom announced that this is not a Public
Hearing, but a first step in the new process of looking at concept only.
Matt Fiascone of Inland Land addressed the Commission. He apologized for
missing last month's meeting. He passed out photos of the proposed
manufactured homes for this senior citizen housing development.
Greg Gable, representing Inland, conducted the visual presentation. An aerial
photograph of the area showing the current city limits of Yorkville and the subject
property of approximately 286 acres was explained. The zoning is currently
Agriculture in the county and city. In the Comprehensive Plan, the subject
property is shown to be zoned manufacturing and would need amending. The
wetland areas and an alternate road plan was presented. Inland would be
responsible for the construction of the collector street. The streets would be to
city standards, but privately owned and maintained. The first housing type, on
the east side of Rob Roy Creek, would be for independent senior citizens 55
years or older. It would be a secure neighborhood with covenants. The
residents would own the housing unit but lease the land. On the west side of the
creek the plans are not definite. Mr. Gable suggested there may be clustered
housing and a public golf course. The average lot size would be 60x120 sq. ft.
Chairman Lindblom asked if the City could support the water and sewer system
there. Ms. Lucietto stated her concern of spot zoning and felt the development
she visited looked like a trailer park. She stated concerns about the density.
Mr. Langland questioned how the property taxes would be handled. A tax study
will be done.
Chairman Lindblom announced a flow chart is being developed so petitioners
will know what the next step is in the concept process.
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Planning Commission Minutes/June 12, 1996
PC 96-14
Preliminary Plat/ Final Plat
Parkway Addition Subdivision
This property located at 202 E. Countryside Parkway is owned by Walker
Custom Homes, Inc.. Ron Walker is requesting subdividing this one B-3 lot into
two. There is a doctor's office interested in buying the lot and would use the
same entrance of Club 47. Ms. Lucietto moved to accept PC 96-14 Preliminary
Plat. Mr. Langland seconded the motion. On a roll call vote, all members
present voting aye. Motion carried.
Mr. Langland moved to accept 96-14 Final Plat. Ms. Lucietto seconded the
motion. On a roll call vote, all members present voting aye. Motion earned.
ADJOURNMENT
Mr. Crouch moved to adjourn the meeting. Ms. Lucietto seconded the motion.
On a voice vote, all members present voting aye. Motion carried.
Submitted by,
Sheryl Washburn
Recording Secretary
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