Plan Commission Minutes 1990 03-21-90 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF
THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
MARCH 21, 1990 7:00 P.M.
The March meeting of the Plan Commission was called to order by Chairman Feltz.
New member Gail Digate was welcomed. The following members were in attendance:
Harold Feltz, George Stewart, Clarence Holdiman, Gail Digate,
Louie Nauman, Kevin Collman, Dave Greiter, Tom Lindbloom
Absent members: Don Ament, Larry Langland, Sandy Adams, Ken Johnson
Others present: Mayor Davidson, Fran Klaas, Jim Clarage, Jim Olson, Attorneys
Dan Kramer & Tom Grant, petitioners Zepelac & Hughes, and
Architect Larry Demian
Minutes from the February meeting were approved as written; the motion was by
Clarence Holdiman, the second by Louie Nauman.
PC90-10 -- KENDALL COUNTY - REZONING A-1 TO R-3 BY BERNARD G. & KARLA A.
SCHUPBACH - KENNEDY ROAD
Attorney Tom Grant presented information on the petition. It was stated that the
portion of the parcel presently zoned R-3 was not sufficiently large enough for
the site of the type of residence the Schupbachs wish to construct. The total area
to be rezoned is less than two acreas; they also own twenty acres to the north that
is a lowland area and rezoning is not indicated. That portion of the property
fronting on Kennedy Rd. has a deed restriction preventing further construction
unless (or until) the present owners obtain title to the additional adjacent part
of the parcel still owned by Clarence Bazan.
Dave Greiter questioned the driveway; it was stated that access would be by a
private drive through the A-1 portion of the property. Chairman Feltz stated a
need for inclusion of the annexation agreement. Mayor Davidson added that a road
right-of-way of 33' north of the center line. City planner Jim Clarage concurred
with both recommendations.
George Stewart made the motion to recommend approval of the requested zoning change
subject to the inclusion of the standard annexation when adjacent agreement and the
provision of road right-of-way easement to be 33' north of the center line. The
second was given by Kevin Collman. Roll call vote carried as follows:
Greiter - yes Feltz - yes Stewart - yes Holdiman - yes
Digate - yes Nauman - yes Collman - yes Lindbloom - yes
PC90-11 -- PRELIMINARY PLAT - BARRY NILES - PRAIRIE PARK SUBDIVISION
Member George Stewart abstained from participation in discussion & subsequent
recommendation of this portion of the meeting.
MARCH PLAN COMMISSION MEETING PAGE 2
The property in question would be primarily for single family residences with
duplex construction on lots 2 through 5, 7 through 11, and 17-18-19. This would
be 12 of the 65 lots. Also present-Od were two alternative street plans; one would
extend Fremont, the other would extend Liberty.
Barry Niles commented on his views of the proposed development stating the need
for affordable housing for individuals in the 25-44 age bracket. An overview of
an article from the Beacon-News from the Aurora Economic Development Commission
was presented. Mr. Niles stated that people had approached him regarding the
type of duplex construction he is proposing. Any such construction would include
regulatory deed covenants; included would be attached garages, paved driveways,
and 50% brick fronts.
Gail Digate asked how the tremendous impact of such developments on the schools could
be offset. One concern is that it will take anywhere from 18 months to 2 years
to realize any effect from new developments to compliment educational operations.
Mayor Davidson stated that the portion of the Land Cash dollars designated for
schools had to be used for capital improvements only. Digate stated that the
resources were not available to build the necessary facilities to accommodate the
influx of additional children into the already over crowded system. Chairman Feltz
stated the decision of the voters regarding the referendum could be considered as
a protest against the present taxpayers shouldering the tax burden resulting from
new developments.
Mr. Niles stated the necessity to create a ground for stimulating industry growth
by having a balance of the different types of residential development, not limited
to executive type attractions. Chairman Feltz questioned whether the type of
industrial growth discussed was-. realistic for the City.
Mayor Davidson re-stated the school problems and cited what other communities are
attempting in effort to alleviate the burden on .existing taxpayers, such as entering
into agreements between the school district and the new developers.
Mr. Niles stated the necessity to settle the issue of the duplex zoning. He needs
an decision on the R-3 before he can proceed with the engineering and hopefully
begin construction this summer.
Regarding the R-3, Jim Clarage noted that the duplex lots are spread out over the
property and suggested instead clustering them across from the open space area.
The concern is that the present plan leaves room for discussion in the future
to fill in with more duplex construction requests. Mr. Niles disagreed; he does
not feel that granting zoning as requested would follow with the same in the future.
Dave Greiter questioned whether or not the duplex construction would be suitable
for the area as well as sewer & water concerns, and the drainage issue. It was
stated that sewer would be directed toward Fremont & Liberty rather than Main St. ;
detention areas would need to be provided.
Chairman Feltz summarized that this meeting was primarily to give feedback. A show
of hands gave evidence of a favorable recommendation after all points, including
the school issue and the location of the duplexes, were fine tuned. Attorney Kramer
suggested a PUD type agreement to guarantee limitation of duplex lots.
MARCH PLAN COMMISSION MEETING PAGE 3
PC90-12 -- KENDALL COUNTY - STANLEY ZEPELAC - BRISTOL WOODS - (TABLED FROM
02/21-90 MEETING)
Jim Olson presented the petition. The property is located north & south of Corneils
Rd. He asked if there were any new developments on getting sewer lines extended;
in view of no progress, the petitioner is then asking for recommendation of R-3
County zoning.
The question was raised as to what would happen if the County was opposed to being
given the wetland area. The homeowners would then be responsible for maintenance
of that area.
Chairman Feltz stated the concern with allowing the development of subdivisions
located five miles outside of the city without sewer & water. It could create
eventually an inside city on city utilities and then a new city outside of the area
even larger with well & septic and related problems.
Road configuration was discussed and no changes were noted; there would be only
one road to service the subdivision. George Stewart questioned the danger factor
involved in exiting as planned onto that particular stretch of road. Tom Lindbloom
cited potential problems for emergency vehicles and school buses getting in and
out of the area.
Chairman Feltz also added concerns for the school district and for the question
of future annexation. Mayor Davidson asked how school related problems should be
handled -- should developers be told to meet with the school district before
coming before the Plan Commission; some type of precedent should be set so that
it is always consistent. The Council would ultimately need to dictate any such
ruling, but the Plan Commission can issue that type of recommendation to the
developer.
The question was asked if the schools could require funding from developers;
Attorney Kramer said they could not. Such requirements would have to be from the
City or the County; however, most developers are likely to co-operate with
requests from the schools realizing that good schools have a direct effect on the
attractiveness of the development.
Mr. Zepelac spoke briefly on the development and how it has progressed since 1985.
He expressed a desire to co-operate fully with whatever direction necessary to allow
him to move ahead; on the subject of school impact, he said he needed to know
just what was being asked of him. He fully understands the concerns of the Plan
Commission but thinks it is time to make some decisions.
Chairman Feltz summarized basic concerns were with roads, schools, and the ultimate
cost to the existing taxpayers resulting from bringing in new developments; sewer
and water issues are still major concerns.
Jim Clarage would like to see an overall plan and how this development relates
to adjacent properties. Issues to be reflected in any recommendation should
include the following points:
MARCH PLAN COMMISSION MEETING PAGE 4
1. Provision for sewer/water easements
2. Access and road problems with adjacent parcels and master plan addressed
3. School agreement with correspondence coming back to Plan Commission
4. Standard annexation agreement
5. Wetland portion not to be included in 1-acre low density zoning
6. Continuing dialog with the Mayor & Council for extended service district
The motion to recommend approval of the R-3 zoning subject to the above listed
concerns being resolved was made by Louie Nauman; the second was given by
Clarence Holdiman. Roll call vote carried as follows:
Feltz - yes Stewart - yes Holdiman - yes Digate - yes
Nauman - yes Collman - yes Greiter - yes Lindbloom yes
The following items were added to the agenda & discussed as follows:
PC90-5 -- PRIDE PETROLEUM PLAZA -- B-3 SPECIAL USE
Attorney Kramer offered introductory comments. The proposed development is a
part of a sector of properties at the south end of the city limits, all of which
were approached by the city requesting annexation. The area was thought to develop
commercially and was not suited to well & septic service; therefore, it was in the
best interest of all involved to annex and service with sewer & water.
The petition to annex has been filed by the owners. The City Council has tabled
the matter until the Plan Commission reviews the site plan. No subdividing of any
part of the property is planned. What is planned is the opening of a Pride gas
station complex. He also noted that a special assessment district would be
most likely established so that the sewer line running south to service the area
would be at no cost to the city.
The architect for the project, Larry Demian, described the planned development
stages. First would come the convenience gas station. (probably completed in
Oct. ) Second phase would include auto related facilities such as a parts store,
muffler / oil change shops, etc. Later would come the food store, drug store,
hardware, etc. Ultimately, a full banking facility could be included.
Jim Clarage suggested that the pre-annexation agreement also entitle the Plan
Commission to review the final site plan for approval thereby allowing the
petitioners to proceed while maintaining control over the issue.
The motion to recommend approval of the annexation and B-3 special use zoning with
the right to review the final plan reserved by the Plan Commission was made by
George Stewart. The second was given by Tom Lindbloom. Roll call vote carried:
Feltz - yes Stewart - yes Holdiman - yes Digate - yes
Nauman - yes Collman - yes Greiter - yes Lindbloom - yes
V ♦
MARCH PLAN COMMISSION MINUTES PAGE 5
PC90-7 -- ANNEX & ZONE RTE. 47 AT LEGION ROAD / MIKE WHEELER, ROBERT DAVIDSON
Fran Klaas explained the design of the property and how it is contiguous to the
City. The rezoning does not include the portion of the Doetschman property
from the home to the Commonwealth Edison easement.
Dave Greiter questioned the annexation when contiguous provision and whether
it would apply in the case of the existing adjacent homes. The Mayor stated
that it would be handled through the proper channels.
R-2 DUPLEX ZONING PROPOSAL
A sample copy of the proposed duplex zoning was given to each Plan Commission
member for review. Fran Klaas explained that this was to be a new category
of zoning designed specifically for duplex, 2-family attached dwellings; this
was suggested by Council rather than trying to add this type of residence to
the R-2 zoning as a special use classification.
The proposed points include 15,000 sq.ft. area, 100' at building line, and
not more than 30% of the lot area be built on. All points and provisions of
the proposal are to be reviewed by the Plan Commission so that discussion can be
held at the April meeting.
The meeting was adjourned at 9:30 P.M.
Joanne M. Ellertson
Recording Sectretary