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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