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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. 2 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. 3 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. 4 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. 5 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 6