Plan Commission Minutes 1990 02-21-90 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF
THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
FEBRUARY 21, 1990 7:00 P.M.
The February meeting of the plan commission was called to order by Chairman
Harold Feltz with the following members in attendance:
Harold Feltz, George Stewart, Clarence Holdiman, Don Ament,
Sandra Adams, Tom Lindbloom, Dave Greiter, Ken Johnson,
Louie Nauman.
Absent: Larry Langland, Gail Digate, Kevin Collman
Others present: Mayor Davidson, Attorney Dan Kramer, Fran Klaas
Jim Olson, Jim Clarage
Chairman Feltz introduced Mr. Nauman to the commission and also extended a welcome
to Mr. Johnson and Mr. Lindbloom, also recent additions.
The minutes from the January meeting were presented and approved -- the motion
made by George Stewart, the second by Sandy Adams.
The meeting was adjourned to conduct the public hearings on the agenda and then
resumed at approximately 7:30 p.m; at this time the first item on the agenda
was introduced:
PC90-2 -- Petition to Annex & Zone to B-3 by Bob Thomas -
Route 34 (Holland's Drug Store)
City Planner Jim Clarage stated that there were no apparent problems from a
planning standpoint. Clarence Holdiman thought that it would conform to the
overall plan.
The motion to recommend annexation of the Bob Thomas property and zone B-3 was
made by George Stewart and seconded by Sandy Adams. Roll call vote carried:
Feltz - yes Stewart - yes Holdiman - yes Ament - yes
Adams - yes Lindbloom - yes Johnson - yes Nauman - yes
Greiter - yes
PC90-3 -- Petition to Annex & Zone to B-3 by Patricia Stark-
907 Bristol Rd.
Comment was made by Jim Clarage that consideration should be given to including
in any recommendation the provision for a sign variance agreement as was stated
by Attorney Kramer, as well as mentioning the concerns of the property owner
across the street with regard to pavement improvements. He also favored the
B-3 zoning which would give better control than would B-2.
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FEBRUARY PLAN COMMISSION MINUTES PAGE 2
With regard to the signs, several plan commission members did not favor continuing
to allow them. This could be recommended, but the final decision would be
with the Council.
Tom Lindbloom made the motion to recommend approval of the annexation and re-
zoning of the Patricia Stark property with consideration given to the matter of
the signs and .blacktop in the immediate area. The second was made by Don Ament.
Dave Greiter asked that the motion also include the matter of the off street
parking. The motion and the second were so amended. Roll call vote carried:
Stewart - yes Holdiman - yes Ament - yes Adams - yes
Lindbloom - yes Greiter - yes Johnson - yes Nauman - yes
Feltz - yes
PC90-4-- Petition to Annex & Zone to B-3 by Old Second
National Bank of Aurora as Trustee Under Trust
#1986 (Roy Fair) - 1213 Bridge St.
No adverse comments were heard from plan commission members. The motion to
recommend approval of the annexation and rezoning of the Roy Fair property was
made by Don Ament; the second was by Louie Nauman. Roll call vote carried:
Adams - yes Lindbloom - yes Greiter - yes
Johnson - yes Nauman - yes Feltz - yes Stewart - yes
Holdiman - yes Ament - yes
PC90-5 -- Petition to Annex & Zone to B-3 by Pride
Petroleum (Thomas Hughes) - S/W corner of
Route 47 & 71
Tom Lindbloom asked if it was proper to recommend approval of annexation
without the zoning. It was confirmed that the commission being an advisory
board could indeed do so. Mayor Davidson stated that it would be in the best
interest to act on the annexation request at this meeting so that the Council
could act on it without delay. Although not immediately contiguous to the city,
it is expected to be within 30 days.
The motion to table this petition made by Mr. Lindbloom at the beginning of
the discussion was withdrawn. Attorney Kramer said that a favorable response to
the annexation would enable the petitioner to proceed with the layout design.
Then next month they could come back with a precise layout; by the second
meeting in March the other three properties should be annexed thus making the
property contiguous.
Tom Lindbloom motioned to recommend approval of the annexation only (not rezoning)
of Pride Petroleum - S/W corner of Route 47 & 71. The second was by George
Stewart. Roll call vote carried as follows:
Johnson - yes Nauman - yes Feltz - yes Stewart - yes
Holdiman - yes Ament - yes Adams - yes Lindbloom - yes
Greiter - yes
FEBRUARY PLAN COMMISSION MINUTES PAGE 3
PC90-8 -- Petition to Annex & Zone to B-3 by Richard
Holland - Route 34
There was no information available on this petition. It was recommended that
it be tabled; the motion was by Don Ament, the second by Sandy Adams. Voice
vote carried.
PC90-6 -- Petition to Annex & Zone to R-2 by Charles
Doetschman - Route 71
The Mayor abstained from discussion as a member of plan commission and joined
the audience for this discussion.
Jim Clarage presented a layout that had been presented when the property in
question came into the County. It was pointed out that the farmstead and the
buildings were not part of the planned annexation. Tonight's issue does not
include any platting; future discussions & happenings may directly affect
the property.
It was noted that how the property tied in with existing properties would have
to be shown. George Stewart asked about the roadway and whether or not there
had been a previous layout concerning the Halbesma, Doetschman, Johnson
properties. George Bell expressed concern that the zoning change might affect
the lot size thereby altering the road structure and also questioned how it
would tie in.
Dave Greiter asked how many homes were planned. Mike Wheeler said that would
depend on the type of zoning granted; probably the lots would be 1/3 acre.
Dave stated that it did not seem consistent to have one subdivision with one acre
lots tied in to another with only 1/3 acre lots.
It was agreed that further discussion would be needed at time of platting. For
the present the R-2 zoning would insure sufficient control.
The motion to recommend the annexation and R-2 zoning of the Doetschman property
was made by Louie Nauman; the second was by Sandy Adams. Roll call vote carried:
Feltz - yes Stewart - yes Holdiman - yes Ament - yes
Adams - yes Lindbloom - yes Greiter - yes Johnson - yes
Nauman - yes
PC90-7 -- Petition to Annex & Zone to R-1 by Robert E.
Davidson, Jr. , & Mike Wheeler - Route 47
at Legion Road
Mayor Davidson abstained from discussion as a member of plan commission and
remained a member of the audience for this discussion.
Mike Wheeler described the property location as directly south of the Doetschman
property; consisting of a total of 164 acres, of which 120-140 would be used
FEBRUARY PLAN COMMISSION MINUTES PAGE 4
for an 18-hole golf course. Commission member Nauman asked what Mr. Wheeler felt
the advantage of city zoning rather than county zoning would be. Mr. Wheeler
stated such favorable concerns as general location, feasibility of sewer &
water hook-up rather than well & septic, and rising land value.
Chairman Feltz stated that as the project approached the platting stage, it
would be necessary to have a concept plan for the general area layout to see
how the development would affect and fit in with adjoining parcels. He also
expressed concern for an area this large becoming a block to extending sewer
and water to future developments beyond this point.
Dave Greiter asked how the need for water would be satisfied. Mr. Wheeler said
that for general watering a well or options for recycling could be used. Other
concerns for sewer considerations were discussed.
The general opinion was that annexation was not a problem; general layout, road
struction, etc. , would need to be addressed when platted.
The motion to recommend approval of the annexation and zoning of the property
owned by Robert E. Davidson and Mike Wheeler at Rt. 47 & Legion Road was
made by Sandy Adams; it was seconded by Louie Nauman. Roll call vote carried:
Lindbloom - yes Greiter - yes Johnson yes
Nauman - yes Feltz - yes Stewart - yes
Holdiman - yes Ament - yes Adams - yes
PC90-8 -- Petition to Annex & Zone to B-3 by Richard
Holland - Route 34
Tabled
(Discussed & tabled earlier out of sequence with agenda)
PC90-9 -- Kendall County Rezoning -- A-1 to R-3
Residential - Bristol Woods - Corneils Rd.
Jim Olson stated that this petition was first presented about a year ago. The
standard county R-3 zoning with 45,000 sq. ft. lot size with well/septic is
being asked for. Location is east of Rt. 47 about 1/4 mile and north &
south of Corneils Rd. Previously R-4 zoning with a private water system was
requested; it was not received favorably by the plan commission. City water
was not feasible at that time; extending sewer lines seemed likely after
months of planning, but then fell through.
At the present there are 55 lots layed out on the south of the road and 26
on the north; an additional 42 acres to the south and east is to be donated
to the County as a designated wetland area. A total of 4 detention areas
are planned.
Mayor Davidson talked about the extension of sewer lines to the south of
town to a designated "service area"; if the same type of situation to the
north is possible, the area in question could be affected. He felt that
plans should wait for a definite position on the sewer extension matter.
FEBRUARY PLAN COMMISSION MUNUTES PAGE 5
George Stewart asked what time frame was being considered for construction.
Jim Olson said that development would be accomplished in three units, the
first being the part north of the road with road construction this summer or
fall. The other would be split into two units.
The wetland issue was discussed; the County has not yet replied to the offer.
With regard to road configuration, the idea of so many lots with only one
exit was questioned.
In conclusion, the following issues were stated --
1. Getting sewer & water to areas such as this was certainly
favorable in the best interest of the city.
2. Direction from the school board is needed, with consideration
given to the land cash ordinance. The possibility of this
not being a sufficient amount, the probability of an
undetermined donation could be likely asked for.
3. The Mayor stated that he would like about 30 days to get
some answers from the City Council on related issues that
could affect this development. He thinks it should be
stopped at this point before going to the County so that
the sewer/water issue can be settled.
Time limitations to settle above concerns were questioned. The Mayor stated
that it was likely that the issue could be back on the agenda next meeting.
Clarence Holdiman made the motion to table this petition until all concerns
could be researched; Tom Lindbloom made the second. Voice vote carried.
Jim Olson requested time to present a new concept being considered by Barry
Niles; Chairman Feltz stated that no information had been given to plan
commission members, but he would grant time for a brief discussion. Mr. Olson
stated that they had approached the Council with the concept of 2-family units
with one being owner occupied; this project answering a definite need for
affordable housing in Yorkville. Location would be adjacent to Prairie Lands.
Opposition to such a concept was voiced by members Greiter & Adams. The general
feeling was that the idea did not fit with the surrounding area and would not
be in the best interest of the City.
The motion to adjourn was made by George Stewart, the second by Clarence Holdiman.
Meeting adjourned at 9:00 p.m.
Joa ne M. Ellertson, Recording Secretary
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PUBLIC HEARING -- REGISTRATION SHEET
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MINUTES OF THE PUBLIC HEARING OF THE PLAN COMMISSION
OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE
KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
FEBRUARY 21, 1990 7:00 P.M.
Chairman Harold Feltz welcomed the public in attendance and explained
the procedures followed during both hearings and plan commission meetings.
Those individuals wishing to speak during the public hearing were asked to be
sworn in. Plan commission members present are listed in the regular minutes;
citizens present are noted on the sign-in sheet filed with the minutes.
The first four hearings are those annexations complying with requests
by the City of Yorkville and are to be discussed as follows:
PC90-2 -- Petition to Annex & Zone to B-3 by Bob Thomas -
Rte 34 (Holland's Drug Store)
Dan Kramer, City Attorney, stated that he had been directed by the City Council
approximately two years ago to approach certain property owners relative to an
attempt to annex commercial parcels thereby squaring city boundaries on the north
side of the city and more recently on the south. The above property is one of
such parcels. The annexation provides that since itis voluntary annexation
the normal fees are waived, the city pays the cost of the annexation maps, the
necessary title search fees, and offers one free hook-up to sewer and water per
parcel to the owner of the parcel or to anyone they might sell to for a period of
fifteen years. Zoning on this parcel would remain the same as it is presently
with the County. Mr. Thomas has sent back the signed petition and annexation
agreement. With favorable action from the commission, the annexation could be
acted on immediately at the City Council meeting.
Hearing no comments from the public on this petition, Chairman Feltz closed the
public hearing.
PC90-3 -- Petition to Annex & Zone to B-3 by Patricia Stark -
907 Bristol Rd.
This parcel is the location of the Fox Valley Shopper, and the lot immediately
to the south. The arrangement is the same as the Thomas :.parcel. One difference
concerns the mobile signs -- operating under a County ordinance, the petitioner
would like to be allowed to continue under no restriction by the city ordinance
if it differs from the County ordinance. Attorney Kramer noted that the annex-
ation of this parcel was crucial to City plans.
Jean Brady, living directly across from the property, does not object to the
annexation, but questions the zoning -- thinks it should be B-2. Mayor Davidson
explained that the B-3 zoning would actually prevent future adverse building;
it would require a 50' setback (rather than the possibility of lot line to lot
line construction. ) She also questioned the parking and the possibility of re-
quiring blacktop or driveway sealant.
With no further public comments evident, this hearing was closed.
MINUTES OF THE PUBLIC HEARING 02-21-90 PAGE 2
PC90-4 -- Petition to Annex & Zone to B-3 by Old Second National
Bank of Aurora as Trustee Under Trust #1986 (Roy Fair) -
1213 N. Bridge St.
Attorney Kramer stated that the above mentioned parcel is the Fair Real Estate
office. This requires no special treatment; standard annexation agreement is
evident. No comment from the public was given and this hearing was closed.
PC90-5 -- Petition to Annex & Zone to B-3 by Pride Petroleum
(Thomas Hughes) - S/W corner of Rt. 47 & Rt. 71
Attorney Kramer said that originally he & Mayor Davidson had been approached by
Mr. Hughes with regard to putting well & septic on the property. This issue
prompted meetings with adjoining owners between the south city limits -- Elizabeth
St. going straight west, & the owners of Williamsport subdivision on Fox Rd.
which has been platted & annexed but never built. The intent was to disallow
well & septic that close to the City. Three meetings have been held in regard
to a major interceptor line. This would involve the creation of a special tax
district to handle the expense of running a major line behind Bob Lee's property
and through Williamsport, then over to service part of Wildwood, and eventually
the property south of Rt. 71. This would be accomplished at no expense to the
residential taxpayers.
A favorable recommendation is asked for even though Council cannot act on this
annexation at once. Final action will be taken at the time the parcel is actually
contiguous. (Intervening owners need to present petitions at the next plan
commission meeting. )
Bob Ament, supervisor of Kendall township, stated that this subject had been
discussed at length during the regular township meeting. The probability of a
decrease in road funds as a result of the annexations in question was noted; on
the other side, however, the increase in the general assistance fund would likely
offset. Mr. Ament stated that the County would trust whatever decision could be
reached by the plan commission.
No further comments were heard from the public and this hearing was closed.
Chairman Feltz stated that affidavits showing proper notification had been given
for all the public hearings & presented the documents for filing with the minutes.
PC90-8 -- Petition to Annex & Zone to B-3 by Richard Holland -
Route 34
Attorney Kramer stated that this annexation was not one requested by the City;
the property is located to the east of the Los Rios restaurant. The Mayor stated
that he had been contacted by Mr. Holland about two weeks ago, but no indication
of definite plans was noted.
There was no one present to offer comments and this hearing was closed.
MINUTES OF THE PUBLIC HEARING 02-21-90 PAGE 3
PC90-6 -- Petition to Annex & Zone to R-2 by Charles
Doetschman - Route 71
Mike Wheeler presented the petition to annex. He stated that it was brought
into the County two years ago"; now the request was to annex to the City of Yorkville.
Comments were heard from George Bell included concerns over previous plans
and agreements governing the properties in question. Attorney Kramer stated
that both the Doetschman and Johnson properties were approved by the County and
reviewed by the City when presented and the agreements contained the provision
for annexation when contiguous. He further stated that notices have been sent
to Walnut Ridge and annexation is expected shortly.
No further comments were presented and this hearing was closed.
PC90-7 -- Petition to Annex & Zone to R-1 by Robert E.
Davidson, Jr. & Mike Wheeler - Rte. 47 at
Legion Road.
Mike Wheeler explained that they were asking to annex 164 acres of property running
up against the Doetschman property for the purpose of building a golf course, as
well as some residential property.
Comments were presented by George Bell (concerns relative to the Halbesma proper-
ty) ; by Alan Ginger (speed limit restrictions needed) . It was stated that if
the area was indeed annexed, it would allow the City to reduce speeds.
The public hearing on this issue was closed.
Chairman Feltz announced the end of the public hearing portion of the meeting
and the regular plan commission meeting was resumed.
J anne M. Ellertson, Secretary