Plan Commission Minutes 1997 02-12-97 ` y
MINUTES OF THE PLAN COMMISSION OF THE
UNITED CITY OF THE VILLAGE OF YORKVILLE
KENDALL COUNTY, ILLINOIS
FEBRUARY 12,1997
The February meeting of the Plan Commission was called to order by Chairman
Tom Lindbloom at 7:05 P.M.
Roll Call:
Members Present: Tom Lindbloom
Michael Crouch
Jack Jones
Anne Lucietto
Ralph Pfister
Clarence Holdiman
Dave Dockstader
Members Absent:. Sandra Adams
Lawrence Langeland
James St. Jules
Marty Behrens
Dale Homyan-Toftoy
JANUARY MINUTES
Mr. Holdiman moved to approve the January minutes as submitted. Mr.
Pfister seconded the motion. On a voice vote, all members present voting aye.
Motion carried.
OLD BUSINESS
PC 96-7 Cannonball Estates - Preliminary Landscape Plan & Preliminary
Plan
Cal Thelin, attorney with Goldsmith, Thelin, Dickson & Brown of Aurora, represented
the owners of this property, Cannonball LLC. He distributed binders showing other
projects his clients have worked on. Mike McCoy, Civil Engineer, and Mike Bohr and
Jeff Williams, land developers, were also present.
Mr. Lindbloom announced since this firm has now hired Hitchcock Designs to do work
for the developer, he will abstain from the vote due to a conflict of interest.
Mr. Lindbloom asked if anything has been done since the last Plan Commission
meeting in trying to resolve the water issue. Mr. Thelin said there has been a meeting
with the Planning Council staff, and Mr. Lindley and Mr. McCoy have been out to the
land. He said Mr. Lindley has made proposals for studies to be undertaken.
.Plan Commission 2/12/97
Mr. Thelin said they are not prepared to talk about the Cannonball Trail water issue but
are willing to do what they can with respects to their site to meet whatever needs. They
feel it would be presumptuous to take the lead to resolve the neighbors' water problem
issue. They would like to see the water issue be dealt with in the annexation
agreement and be worked out after the planning uses relating to their site are dealt with
by this commission. Mr. Thelin said that this subdivision is not doing anything to
impede harm to the eastern neighbors. Mr. Lindbloom restated his position of wanting
the water issues to be resolved because it is vital to planning.
Mr. Thelin said they would design the detention and structure of the subdivision in such
a way there would be no diminution from this subdivision of the waters that would pass
to the east. He assured that they would do everything the city asks them to do with
respect to engineering their site to assure the neighbors to the east are not impaired by
what they do.
City Attorney, Dan Kramer, stated that the city has three or four water issues to be
addressed. He said Mr. Lindley has more testing to do. The City Council has to
address this, but it is not this developer's issue. Mr. Kramer said the Commission can
take the water issue and storm water effect on neighboring property into consideration
if they believe that influences this subdivision. Mr. Kramer said the issues of
annexation and zoning still need to be addressed and can be acted upon regardless of
the water issue.
Mr. Thelin stated the technical issues should be dealt with by the professionals and
they will participate in the solution. With respect to that surface water, he believes it is
their obligation to deal with that water in such a way that it does not impede or diminish
the water that passes from their property to the east. He said as they view their primary
responsibility about the shallow water issues, his client indicated he would provide
assistance for those who wished to tie into the city and pay a certain amount of those
costs contingent upon this progressing and have the terms spelled out in the
annexation agreement.
Mike Shoppe presented an updated plan addressing the issue which caused them to
change their plan from November 4. He said the lot sizes and house placement along
Cannonball Trail had been an issue along with the birm heights along Faxon Road. He
said they are looking at how the development fits into the "Big Picture" of the
Comprehensive Plan and how does the project fit in with the existing land uses. He
said these issues lead to the modifications on the new plan.
1. The lots that back along Faxon Road had the depth increased by 10-15 ft.which allowed the width
increase of the landscape easement to 40 ft.wide, allowing a 5 ft. birm to built along the entire Faxon
Rd. frontage.
2. All of the five lots along Cannonball Trail are a minimum of one acre. The lots are approximately 200
ft.wide and 200 ft.deep. The set backs will be 60 ft. in the front and 40 ft.to the side. He
recommended dedicating 40 ft.to Cannonball Trail plus the 60 ft. setback to have the homes being 100
ft.to the centerline of Cannonball Trail.
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' Plan Commission 2/12/97
3. With the fronting of the lots on Cannonball Trail,drive ways will exist. He recommended having a
turn around on the driveways in the 60 ft. setback to exit onto Cannonball Trail without having to back
out. He recommended this be a requirement on the final plat.
4. The stub road/corridor that had been proposed has been removed.
Mr. Shoppe reviewed the other area subdivisions' lot sizes and their relation to the
Comprehensive Plan. He stated their subdivision has 111 residential lots which is less
than the Comprehensive Plan and has the density of 1.96 gross density.
Mr. Jones said he liked the changes to 5 lot sizes and the setbacks. He questioned the
interior lot sizes and stated the need for transitional lot sizes being 15,000-18,000 sq.
ft. going to 12,000 sq. ft.
Mr. Lindbloom stated his concern about the proposed west/south road for future
development. He said there should be a provision made for more than one way into
the subdivision. He suggested that a temporary road for emergency vehicles only be
constructed by the storm water management area. Mr. Shoppe agreed.
Mr. Lindbloom also stated that lots 101-104 are less than 80 ft. wide. Mr. Shoppe
explained those lots are on the outside of the curve and the distance of the setback line
would be 80 ft.
Jim Liggit and Dave Kisser, Cannonball Trail neighbors, expressed their concerns
about density, water problems and core out development.
Mr. Palmquist explained the difference between gross and net zoning. The
Comprehensive Plan is based upon gross and the Zoning Ordinance is net. Gross
density has been presented on this plan. Mr. Kramer said that PUD has allowed open
space tradeoffs but straight zoning is based on net.
Jim Nanninga stated the city has gotten a proposal from their consultant, Mr. Lindley.
He has laid out a plan of holes to be drilled and lined with plastic for about$3,200. The
next step after City Council approval of that plan would be to monitor those holes for 4
or 5 months and see how the water elevation reacts to storms.
Mr. Pfister stated his concern of contingencies attached to this petition. Mr. Crouch
commended the developers for listening to the concerns of the neighbors along
Cannonball Trail but it seems there are many issues still "in the air". Ms. Lucietto
expressed her concerns about density, wanting to see a transitional stair step of lots
and the need for a second road access.
Mr. Shoppe said that his client would not accept decreasing the number of lots. Mr.
Lindbloom asked the petitioner if they would like to wait for a vote due to many issues
still needing resolved. Mr. Thelin declined and asked for a vote. Mr. Dockstader
moved to approve the annexation. Mr. Pfister seconded the motion. On a roll call vote,
all members present voting no. Motion denied.
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.s Plan Commission 2/12/97
PC 96-18 Fox Highlands - Final Plat Phase I
Dean Edmeier presented his Phase I Final Plat to the Commission. Plan Council has
made the changes on the plat with comments from Joe Wyrott being addressed. That
changed version has been given to Mr. Nanninga. He said some of the changes are
not addressed on tonight's plat because they are engineering related issues and are
being addressed with final engineering.
Mr. Palmquist stated his approval would be subject to engineering and this may impact
the need for more trees than were indicated on the plat. He said there is not a final
landscaping plan yet. He had recommendations for the preliminary plat:
- In the townhome area,the street tree placements should all be at a 50 ft. minimum.
- He would need to see the grading plan before he could sign off on the landscaping of the birm. They
may need to add more evergreen trees.
- There needs to be foundation plantings in the rear of the townhome plan.
- if anymore trees are lost, he recommends a replacement of 2 to 1.
Mr. Edmeier was agreeable to all of Mr. Palmquist's suggestions. He added that the
paved trail will be with Phase I. Phase it will not be presented until 1998.
Mr. Pfister moved to accept the plan as presented subiect to engineering, landscaping
and PUD agreement. Mr. Crouch seconded the motion. On a roll call vote, all
members present voting ave. Motion carried.
Comprehensive Plan Meetina
Mr. Palmquist said he would like the results of the Comprehensive Plan Review
meeting to be reviewed in March.
Adioumment
Mr. Crouch moved to adiourn the meeting at 8:40 p.m. Mr. Pfister seconded the
motion. On a voice vote, all members present voting aye. Motion carried.
Submitted by,
Sheryl Washburn
Recording Secretary
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