Plan Commission Minutes 1989 04-19-89 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF
THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS
HELD AT THE KENDALL COUNTY BOARD ROOM
APRIL 19, 1989 7:00 P.M.
The regular monthly meeting of the Plan Commission was called to order by Chairman
Harold Feltz with the following members present:
Harold Feltz Don Ament Lawrence Langland Mary Kay Price
Dave Greiter
Absent members included: George Stewart, Clarence Holdiman, Rick Doetschman,
Larry Bretthauer, Kevin Collman, Don Schoenfielder,
Dan Laube.
Others in attendance were: Mayor Davidson, Fran Klaas, Attorneys Olson, Grant,
Hollingsworth; citizens Jean Brady & Stanley Zepelak
The minutes of the March meeting were presented and approved; the motion was
made by Mary Kay Price & the second by Don Ament. The meeting was recessed to
conduct the public hearing.
After the public hearing, the first topic of discussion on the agenda was introduced.
PC89-9 -- KENDALL COUNTY PETITION TO REZONE A-1 to R-4 BY STANLEY ZEPELAK--
CORNEILS ROAD.
Attorney Jim Olson presented the petition. He stated that the petitioner had met
with the County Plan Commission once & that a second meeting was scheduled for
next week. There had been no public hearings set to date.
Development would be in three stages -- first, the area north of the road; second,
one-half of the southerly portion; third, the remainder of the southerly portion.
(Anticipated completion time frame estimated from 5 - 10 years)
Plans for the project include wells and a pumping system under the jurisdication
of the Homeowners Association, similar to what exists with Fox Lawn Subdivision.
Soil types are well suited to septic system. Lot size would be a minimum of
30,000 sq. ft. up to 1-1/2 acres. Tonight's request is for zoning only; feedback
from Plan Commission members is welcomed so final plans can be made.
Dave Greiter questioned the turn around provision, question of curbs, and septic.
Attorney Olson responded 750, no curbs, individual septic fields. Dave's concern
was the possible adverse effect of the proposed density on the City's future under-
ground water supply in the area. Jim Olson stated that it would not be a problem.
Mayor Davidson questioned the size of the water main. EPA minimums are 6 inch;
it is his opinion that this would be sufficient for the north side but not for the
south. Dave Greiter stated that having the water pipes positioned for possible
hook-up should the City supply be available would be preferred - Chairman Feltz
asked that the standard nomenclature stating annexation and hook-up to City water
and sewer when adjacent be included; this should also include any necessary
easements.
MINUTES OF THE PLAN COMMISSION 04-19-89 PAGE 2
The low area was questioned with respect to standing water -- Jim Olson said that
the detention pond would alleviate any potential problems. With respect to
streets, it was stated that they would be 66' wide with 12" of gravel and 3" of
asphalt & would have ditches rather than curbs.
Mr. Clarage offered the following comments with regard to this petition:
The Plan Commission will need to decide whether or not they want to
allow central water systems within the mile & a half jurisdictional
limits when being governed - & administrated by a Homeowners Association.
An agreement between the City & the developer to insure that the water
system would be of a municipal type that would mesh with the overall
growth of the area should be formulated.
"Piece meal" type of development could be chaotic to future growth. The
opportunity exists to go to larger lot sizes & allow each homeowner to
have an individual well. Going below the one acre to get greater density
could conflict with the guidelines of the Comprehensive Plan. The area in
question is in what called for light industrial type use -- the Plan Comm-
ission could elect to waive the Comprehensive Plan guidelines & allow the
proposed use. If the subdivision was a low density type, it would be
feasible; lot sizes of less than one acre do not qualify for low density.
There are some key issues involved here & there is a strong possibility
of setting some serious precedents with this decision. Issues at hand
need consideration by the City, the Sanitary District, and the Owners in
a team effort to form conclusions. Mr. Clarage feels that a Homeowners
Association should not have the responsibility for central water systems.
Also, from a planning standpoint, approval of this development would not be
consistent with the overall plan.
Mr. Zepelak stated his opinion that it would be quite some time before the City
of Yorkville would extend water lines as far as the proposed development. He
also stated that the developers would have no problem with becoming part of that
network when available.
Mr. Clarage stated that in his opinion just voting on the zoning without
addressing the major concerns at hand would not be advisable. The Plan Commission
& the City Council would have to decide on a major revision of the overall plan
to allow for residential rather than light industrial use for the area in question.
Should they do so, the issue of lot size needs to be addressed -- the lot size
being under one acre is not low density use. If the density which requires a
central water system .is allowed, should the City and/or the Sanitary District
have more input or control over the situation.
Chairman Feltz stated that a significant number of homes was being proposed. Mr.
Zepelak agreed that the project was large in scope but it would be completed over
a comparable period of time. He also disagreed with the feeling that 30,000 sq. ft.
lots were being termed high density. Mr. Greiter explained that the guidelines
normally followed were the City subdivision control ordinace requirements; any lot
with a septic system needs to be one acre or larger.
MINUTES OF THE PLAN COMMISSION 04-19-89 PAGE 3
Discussion followed on the proposed subdivision being a rural project as opposed
to a standard city subdivision area. Mr. Greiter gave his opinion that it was
the intent of the overall plan to allow development in such a manner that all areas
would blend in with some degree of continuity as future growth is accomplished.
Chairman Feltz stated that the City engineer was agreeable to meeting with the
developers to discuss the various concerns that had been introduced; it could be
advisable to table the discussion until the next meeting. Mr. Zepelak stated
that this was agreeable.
The main areas of concern include lot size (Plan Commission members wanting to
see one acre lots at a minimum); water detention area; soil conditions -- members
Greiter & Langland voicing strong concerns with feasibility of septic systems
on the proposed lot sizes.
The motion to table the discussion until further study & any necessary negotiation
with respect to the feasibility of the proposed land use could be accomplished
was made by Don Ament. Larry Langland seconded. Voice vote to table the discussion
carried as follows:
Feltz - yes Ament - yes Langland - yes Price - yes Greiter - yes
PC89-10 -- KENDALL COUNTY CONCEPT PLAN - D. HOLLINGSWORTH - ELDAMAIN RD.
The concept plan was presented for discussion by Mr. Hollingsworth. The property
consists of 68 acres bordered by River Rd. on the south, Schaefer Rd. on the
north, and Eldamain Rd. on the east. The plan is for the development of one-acre
minimum lots. The project is planned to be completed within two to three years.
Tonight's request is for input from the Commission.
Mr. Clarage asked that the density figure shown on the exhibit be corrected to
read gross density of .7 units per acre. He stated that the proposed use is in
agreement with the Comprehensive Plan; the project is in conceptual stages at
this time with zoning, layout specifics, etc. , to follow at the appropriate time.
Chairman Feltz referenced the possiblility of the water line between Plano & Yorkville
(current status unknown) being a future consideration. He also mentioned the road
going into the adjacent property to the west -- is there some consideration
to that area that this concept fits in with? It was indicated that it could be
a future possibility.
Dave Greiter asked about the lake that was planned. Mr. Hollingsworth stated that
it was under study. It was possible that a lake would not be formed. The current
study showed an area of wetlands to be maintained -- lot #28 & a small portion
of #29. Mr. Greiter also questioned the type of homes being considered. It was
stated that building covenants would be laid out -- lots would be priced to sell
between $40,000 & $70,000. These would be custom built homes,
Chairman Feltz asked for the standard annexation agreement with easement for sewer
and water to he provided. This. tequest :ls 'bein4 msde of ail typbs`of'.aevelopments
outside of the city to safeguard the time at which the property should become
adjacent to the city.
. V r
MINUTES OF THE PLAN COMMISSION 04-19-89 PAGE .4
PC89l1 -- KENDALL COUNTY PRELIMINARY PLAT - FOX GLEN - TED GRAF - FOX ROAD.
Mr. Langland asked that the minutes reflect that he will abstain from the following
discussion for reason of personal interest in the project.
Attorney Olson presented the petition. He stated that the zoning request was
granted by the County approximately two months ago. County questions were similar
to those introduced by the Plan Commission; the major concern being with the
cul-de-sac. The cul-de-sac has been eliminated & the road would be brought back
out in a horseshoe manner. Second was the question of curbs; this will be a curbed
street. Third, the annexation clause was agreed to. Easement for sewers would
be provided.
The only problem is with the area of the northeast cul-de-sac. There will need
to be drains provided to lower the water table; the drains will go to the back
property lines along the railroad tracks. Mayor Davidson asked if the tile
would service all the lots; Mr. Olson stated that it would in the affected
area. (Basically lots 9, 10, 11, & 12) Concern is with potential problems that
could arise if a large number of lots failed soil perk tests. Mr. Olson stated
that the only problem was with the water table, not with any soil problems. The
detention facility is planned for an area south of the ravine area & another one
at the discharge point into the railroad tracks.
Mr. Greiter questioned the entrances with regard for visibility. Attorney Olson
confirmed that visibility was good from both directions.
The minutes from the January 1989 meeting at which the zoning request was made
were reviewed to determine whether all areas of concern had been addressed.
Mr. Greiter questioned the amount of water running after a heavy rain. Mr. Olson
stated that there was a 32" tile under the road to block it. There would not be
any runoff over the road. Dave's concern was for lot #1, especially possible
water problems in the basement.
With no further discussion, Chairman Feltz asked for a motion. Mary Kay Price
made the motion to recommend approval of the preliminary plat for Fox Glen. The
second was by Don Ament; voice vote carried as follows:
Ament - yes Langland - abstain Price - yes Greiter - yes Feltz - yes
PC89-12 -- FINAL PLAT - COUNTRYSIDE SUBDIVISION - UNIT 9 - HILLCREST AVE. -
JOHN CONOVER.
Attorney Grant presented the final plat noting that it hadn't changed from the
preliminary. The only question to be resolved was with the underground cables.
The lines running through lots #1 through #8 were south of the rear setback lines.
If possible, the lines would be moved to within the utility easement; otherwise,
the proper notation regarding caution to cutting the lines would be on the plat.
It was requested by Tom Grant to change the name of North Ave. to Hillcrest Ave.
He would be the only property affected by the change.
MINUTES OF THE PLAN COMMISSION 04-19-89 PAGE 5
Larry Langland made the motion to recommend approval of the final plat of Unit 9
of Countryside subdivision and also to change the name of the remaining portion
of North Ave. to Hillcrest Ave. Don Ament seconded the motion. Roll call vote
carried as follows:
Langland - yes Price - yes Greiter - yes Feltz - yes Ament - yes
PC89-13 -- PETITION TO REZONE R-2 TO R-3 BY JEAN P. BRADY - CORNER OF BRISTOL
RD & WALNUT ST.
Jean Brady presented her petition. It was stated that two lots would be covered;
the lot on the corner of Bristol Rd. & Walnut St. to be 105' x 100' and the one
to the east to be 80' x 1601 . A duplex would be constructed using both lots.
The rezoning is being requested only for the two lots to be used.
Larry Langland questioned the rezoning with respect to past recommendations.
He stated that several years ago, the building of duplex units in various areas
of the city was being curtailed. The concern was with potential problems to be
caused by now allowing this duplex to be constructed. The other concern is the
fact that there is potentially enough land area to build two duplex units; if
the present plans were not carried out for one reason or another and the property
were to be subsequently sold, the new owners could try for two units; this could
perhaps be covered with a special use notation that the area was to be rezoned
only for the construction of one duplex unit. Mr. Clarage verified that the total
area was approximately 24,000 sq. ft. & could indeed support two duplex units.
Mrs. Brady expressed that it was her intent to sell off the long portion of the
one lot along with her house. There is a discrepancy with how the petition is
worded and with changes that are being considered. The actual area to be covered
by the rezoning request was discussed and determined to include the following:
the north 99.96' of lot #4 & the 99.94' of lot #3. It was recommended by
Mr. Clarage that the plan be evaluated by Attorney Dan Kramer before it is
presented to the City Council and that the proper terminology to allow only one
duplex unit be included.
It was asked by Mrs. Brady what would happen if the rezoning were approved (R-3)
and she could not go through with the plan as stated -- would she be allowed to
construct single family residences; it was verified that this would be down
zoning & would be permitted. With no further discussion evident, Chairman Feltz
asked for the motion from members of the Commission. Dave Greiter made the
motion to recommend approval of the rezoning of the north 100' of lot #4 and the
north approximately 100' of lot #3 to multi-family R-3 duplex zoning with a
special addition as deemed necessary by legal council for the city describing that
only one duplex or two single units could be constructed on the property. The
second was made by Larry Langland.
Before voting on the motion, some concern was noted. Mr. Langland questioned the
possibility ofsetting a precedent & causing problems with the next such petition
presented. Chairman Feltz stated that the Plan Commission was separate from the
Council and should make recommendations that the members are satisfied with. Both
Chairman Feltz & Mr. Greiter agreed that with business zoning adjacent, the
MINUTES OF THE PLAN COMMISSION 04-19-89 PAGE 6
approval of the rezoning of the land in question to R-3 would not be detrimental
to best use of the property. The motion was carried by voice vote as follows:
Price - yes Greiter - yes Feltz - yes Langland - yes Ament - yes
Chairman Feltz asked for discussion on the zoning checklist. Regarding use of
the checklist, he suggested that an assigned person be responsible for filling
out the form during the regular meeting; then it could be reviewed by the
Chairman & given to the secretary for copying & filing.
General opinion was favorable with the checklist as presented. It was suggested
that it be put into use to determine how well it worked & also to note any
changes that should be made. Mayor Davidson agreed that the evaluation would be
subject to many revisions during the next few months. It was suggested that some
headings be changed and a index system be included to facilitate proper record
keeping procedures.
The motion to adjourn the meeting was made by Dave Greiter; the second was by
Don Ament. Before adjournment, Mary Kay Price asked the Commission to note for
the record that her term as a member of the Plan Commission had expired and that
this would be the last meeting she would attend. Chairman Feltz as well as all
the members of the Commission present thanked Mary Kay for her contributions to
the meetings during her term; she would be missed by all.
The April meeting of the Plan Commission adjourned at 9:00 P.M.
Joanne M. Ellertson
Recording Secretary
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
APRIL 19, 1989 7:00 P.M.
Chairman Feltz opened the Public Hearing with the swearing in of those in
attendance wishing to speak during the hearing. Plan Commission members present
are listed in the minutes of the regular meeting.
The only citizen present for the hearing was the petitioner, Jean Brady.
PETITION TO REZONE R-2 TO R-3 BY JEAN P. BRADY
CORNER OF BRISTOL RD. & WALNUT ST.
Chairman Feltz noted that adjacent property owners had been notified of the Public
Hearing on the above petition.
Jean Brady presented her petition. She stated that the intent was to construct
• duplex; she would live in one unit & rent the other out. It was noted that
• drawing of the building design was provided for the record.
With no other individuals present to either object or comment on the issue, Chairman
Feltz called the Public Hearing to a close; the petition would be discussed at
the proper time during the regular meeting.
Joanne M. Ellertson
Recording Secretary