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Plan Commission Minutes 1998 10-14-98 YORKVILLE PLAN COMMISSION CITY OF YORKVILLE KENDALL COUNTY, ILLINOIS October 14, 1998 The October meeting of the Yorkville Plan Commission was called to order by Chairman Lindblom at 7:00 PM. Members Present: Tom Lindblom Lawrence Langland Anne Lucietto Tom Mizel Janet Reaves Sandra Adams Dale Homyan-Toftoy Bob Wenman Clarence Holdiman Ralph Pfister Burton Callmer September Minutes Mr. Pfister moved to approve the September minutes as submitted Ms. Adams seconded_the motion. On a voice vote all members present voting ave. Motion carried. Public Hearings Chairman Lindbloom swore in all those wishing to give testimony. PC 98-08 Alan Dale Fanms&Development Cannonball Hill Subdivision Re-Zoning Request Allan Norton introduced himself to commission. He stated the plat is"pretty straight forward"and would defer until after public comments. Al Vitous, Christy Lane, expressed his concerns related to water. He stated the land proposed to be rezoned is very low and is in the flood plain. His property, which is along the Blackberry Creek, floods 2-3 times a year. He listed concerns of the land being spongy and acting as a buffer. He is concerned about development affecting this and causing more flooding. Mr. Vitous suggested there may need to be a 100- 200 ft. setback along the creek and an environmental impact study done. Mr. Pfister moved to dose this public hearing Mr. Wenman seconded the motion. On a voice vote, all members present voting ave. Motion carried. PC 98-14 KB& I,L.L.C. (Dr. Brenart) Request for Re-Zoning from "O" Office to B-1 Limited Business Attorney Dallas Ingemunson represented Dr. Brenares family who own the parcel requesting rezoning. The parcel is located adjacent to B-3. They are requesting rezoning from"O"to B-1 because of a limited market for office space and B-1 is more appropriate for the highway usage. He stated it would provide a reasonable step down from B-3 to Residential. Mr. Ingemunson said the petitioner is reasonable to restricting uses that would be inappropriate to the neighborhood. Identa Austin, 712 N. Bridge, addressed the Commission stating she owns 712 and 714 N. Bridge. She asked for clarification of who is asking for the application and a definition of what businesses are allowed in B-1. Chairman Lindblom read the list to the audience. Ms. Austin stated her concerns of the traffic problems and asked to go on record stating her objection to change of classification. Mr. Wenman moved to dose the public hearing. Ms Lucietto seconded the motion. On a voice vote, all members present voting ave. Motion carried. • Plan Commission 10/14/98 New Business PC 98-08 Alan Dale Farms& Development Re-Zoning &Preliminary Plat Request Mr. Norton responded he does not plan to do any building in the flood plain. There will be a stoffnwater detention basin to catch the runoff. The type of houses would be compatible to what is already in Blackberry Creek North with the same zoning and lot size. Mike Schoppe reviewed a list of items: 1. The property is currently zoned A-1 in the City. The request is to re-zone the property to R-2. 2. The comprehensive plan identifies this area as Low Density Residential-2.1 Hu/Ac. The proposed density is 1.2 Hu/Ac. 3. The proposed minimum of 12,000 s.f. is consistent with the R-2 zoning district and the adjacent Blackberry Creek North Subdivision. 4. Prior to approval of the Preliminary Plan the following items should be submitted or added to the plans: a. Limits of the 100 yr. Floodplain. b. Limits of any jurisdictional wetlands. If no wetlands exist a report stating this should be submitted. C. A land use opinion from the Kendall County Soil Conservation Service. d. Hilltop Court should be renamed. e. The existing berming/planting buffer along Cannonball Trail at Blackberry Creek North should be extended east in back of lot 126 and lots 1 through 4. f. The land cash ordinance requires 0.975 a.c. of park land be provided. This number is based on 25 single family lots. The preliminary plan should describe how this requirement would be met. One option would be to create a pocket park between lots 19 and 20 at the end of Overlook Ct. This park would be owned by the City and managed by the Park and Recreation Dept. A grading plan would need to be prepared to determine if a suitable park site could be developed there. The balance of the open space area along Blackberry Creek could be transferred to the County Forest Preserve District. Mr. Norton had conversations with the Forest Preserve and Park District concerning the 10 acres on the south half on the creek. He proposes building upon 26 lots. Mr. Norton said the Park District would prefer cash in lieu of land and work against the foundation connected to the subdivision to the west. He is not proposing to change the creek. The Soil Conservation will be reviewed for final engineering and before construction. He agreed to landscaping along Cannonball Trail. Ms. Lucietto suggested Mr. Norton contact the Blackberry Creek Watershed Committee. Mr. Lanaland moved to recommend to the City Council the approval of rezoning reguest. Mr. Wenman seconded the motion On a roll call vote all members present voting ave. Motion carried. Mr. Wenman moved to approval of the preliminary plat subject to the concerns expressed in the list earlier and subject to notification from the park department of what their desire is. Ms. Homvan-Toftov seconded the motion On a roll call vote all members present voting ave with the exception of Mr. Mizel who voted no. Motion carried 10-1. PC 98-14 KB&1,1L.L.C. -Re-Zoning Request Mr. Schoppe stated he would like to see a site plan showing the size of the existing building and parking lot spaces. Mr. Langland stated his concerns of the suggested B-1 list and suggested it be narrowed down. Mr. Ingemunson said they were agreeable to that to suit the neighborhood. The family plans to keep the building and lease it. Mr. Pfister moved to table this request to review the site plan and B-1 uses. Ms Lucietto seconded the motion On a roll call vote all members present voting ave. Motion carried. 2 • Plan Commission 10/14/98 PC 98-15 Request to Kendall Co.Within 1 '/z miles Gary Schlapp Re-Zoning Request&Special Use Allan Garrow represented the petitioner. He stated Dr. Schlapp has acquired a 5 acre parcel of land adjacent to New Life Assembly Church on Cannonball Trail. Dr. Schlapp is proposing the construction of a commercial kennel on that A-1 site. They are seeking a special use designation to incorporate living quarters for an attendant and to allow some retail sales pertaining to the operation of a kennel. The proposed site is 1 %miles from the City of Yorkville. The proposed building will be 10,000 sq. ft. pre- engineered building with a brick facade front with landscaping. The living quarters would be 1,200 sq. ft. on the second floor. They are prepared to sign a pre-annexation agreement to hook onto city water and sewer. Many sections of the building will be extra insulated for sound proofing. He restated they are seeking a special use designation under the existing A-1 zoning which would include living quarters for an attendent and have incidental retail sales. They can do sewer and water if necessary. Mr. Pfister expressed concerns for the Sanitary District in regards to annexation fee and providing service outside of corporate limits. He suggested talking further to the Sanitary District. Joe Stiner, Cannonball Trail, was told this petition would come into the City under A-1 Special Use. Otto Koch, 3524 Cannonball Trail, explained that the area is entirely residential with the exception of the church. He stated the homeowners would like to keep this that way and not have a business located there with a pre-annexation agreement. Martha Price of Hickory Lane concurred with her neighbors. She asked about the procedure of requesting a text change in the ordinance. Jim Rohrbach, 10 Amanda Ln., expressed that he finds this project objectionable. He is opposed to the business hours of 8-8 Mon. - Fri. and 8-12 Sat. and asked for Dr. Schlapp to reconsider this location. Frank Vitek questioned having a business in a residential area and not following the Comprehensive Plan. He expressed concerns of the"blind" spot the proposed driveway from a public safety viewpoint. Gary Schlapp explained the reason of this location for his project and stated he had a discussion with Jim Nanninga concerning a pre-annexation agreement and re-capture fees. He said this would be a good business and quality operation Mike Schoppe commented: 1. The proposal is to re-zone the property form A-1 to A-1 Special Use. The property will remain in the County and will not be annexed at this time. 2. The Comprehensive Plan identifies this area as Low Density Residential. The intent of the comprehensive plan is to preserve a semi-rural character along Cannonball Trail. The plan also states that this planning area will be characterized by a blend of land uses supporting continued agricultural uses an areas of minimum one-acre lot single family development. 3. If this property were to be annexed into the City,there are two zoning classifications which would allow this type of use: A-1 Agricultural District and B-3 Service Business District. If the property were to be zoned A-1,the current site plan probably doesn't work due to the residential lot line. The ordinance doesn't make any stipulations for indoor versus outdoor kennels. If the property were zoned B-3,the current site plan would meet the setback back requirements of this district. 4. If the kennel is to be allow,the architecture of the building and the landscaping should be designed to create the semi-rural character identified by the Comprehensive Plan. The building elevation, roof lines, and choice of materials should be consistent with the rural residential character of the immediate area. Significant tree plantings along Cannonball Trail and along the driveway should be provided. Also, landscape screening should be provided along the west and north sides to screen future homes. 3 Plan Commission 10/14/98 Mr. Wenman moved to approve the plan submitted as a recommendation to the County as A-1 Special Use. Ms. Reaves seconded the motion. Mr. Pfister moved to amend the motion to include the Planner's statements. Ms. Lucietto moved to second the amendment. On a roll call vote on the amendment members voting yes were: Mr. Holdiman. Ms. Homvan-Toftov. Mr. Pfister Ms Reaves Mr. Wenman and Ms Lucietto Members voting no were: Mr. Mizel. Mr. Callmer.Mr. Lindblom and Mr. Langeland abstained Motion for the amendment carried 6 yes. 3 abstained. 1 no. On a roll call vote on the main motion recommending approval to the county with the planner's comments votina yes were Mr. Holdiman Ms Homvan-Toftoy, Ms Reaves Mr. Wenman. Ms. Adams, Ms. Lucietto. Members voting no were Mr. Pfister Mr. Mizel and Mr. Langeland Mr. Callmer and Mr. undblom abstaining Motion carried 6 yes. 3 no and 2 abstaining. Adjoumment Mr. Wenman moved to adioum the meetinsa at 8.52 PM until November 11. Ms. Homvan-Toftoy seconded the motion On a voice vote all members present voting no. Motion ca Submitted by, Sheryl Washburn Recording Secretary 4