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Plan Commission Minutes 1989 10-18-89 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS HELD AT THE KENDALL COUNTY BOARD ROOM OCTOBER 18, 1989 7:00 P.M. The October meeting of the Plan Commission was called to order by Chairman Harold Feltz with the following members present: Harold Feltz, George Stewart, Clarence Holdiman, Don Ament, Larry Langland, Kevin Collman, and Dave Greiter Absent members: Sandy Adams, Rick Doetschman, Larry Bretthauer, Don Schoenfielder, and Dan Laube Others present: Mayor Davidson, Fran Klaas, Jim Clarage; Attorneys Tom Cross and Jim Olson The minutes from the regular meeting of September 20 as well as the minutes of the special September 27 meeting were accepted; the motion was made by Don Ament and seconded by Larry Langland. Chairman Feltz stated that beginning with the November meeting, the zoning checklist as approved by the Plan Commission members would be used for discussion and evaluation of rezoning petitions. The meeting was then opened for the Public Hearings as sceduled on the agenda. Mr Feltz asked for anyone wishing to speak to be sworn in and proceeded with with discussion. (Minutes of the Public Hearing listed separately) After the Public Hearings, the regular meeting resumed with the introduction of the first petition on the agenda: PC89-34 -- REZONE R-4 TO B-3 LOTS 1 & 9 COLONIAL PKWY - RON COBB Mayor Davidson stated the city zoning maps show the present zoning to be .R-3 and not R-4 as stated in the petition; this would have- to be_verified He also noted that space for business zoning may not be adequate, and asked that they give further consideration to lot size in respect to proposed use. The zoning issue will need to be resolved before any further proceedings. There is also the issue of B-3 zoning being heavy commercial; B-2 may be more appropriate. Attorney Cross asked that the matter be tabled so that the zoning issue be settled and that the sanitary bill can be taken care of. PC89-35 -- ANNEXATION & ZONING A-1 TO R-1 - STRIP OF MCHUGH RD; COUNTRYSIDE CENTER, INC. & LEON BRUMMEL Attorney Cross stated that this annexation petition, the rezoning from R-1 to R-2 as well as the concept sketch were all relevant and should be discussed together. Chairman Feltz asked that the annexation & rezoning be considered first so that the petition is addressed as written. OCTOBER PLAN COMMISSION MINUTES Page 2 Larry Langland made the motion to recommend approval of the annexation and rezoning from A-1 to R-1 the strip of McHugh Rd as requested. The second was made by George Stewart. Roll call vote carried as follows: Feltz - yes Stewart - yes Holdiman - yes Ament - yes Langland - yes Collman - yes Greiter - yes PC89-36 -- REZONE R-1 TO R-2 - PRAIRIE LANDS UNIT 3 - COUNTRYSIDE CENTER, INC. & LEON BRUMMEL Chairman Feltz asked for comments on the proposed development. George Stewart asked where the storm water retention would be located -- Jim Olson answered that storm water would be retained in the park area. Chairman Feltz commented that green areas used for this purpose have worked quite nicely in other developments; the only real problem with use of the green area exists after a heavy rainfall and normally lasts for only a day or two. Mayor Davidson commented on the im- portance of replenishing the ground water supply rather than continuously funneling all runoff directly to the river. Mayor Davidson also noted that there had been numerous meetings with Mr. Dean and Mr. Purcell with respect to the scope of this development and the potential problems to come. Park area and water detention were included in such discussions. The street concept had also been discussed; the destination of Fremont street is still in question as is the continuation of Liberty St. The question of sewer hookup was discussed. Attorney Cross stated that the hookup would be at Liberty, then to Center, then west. Fran Klaas verified that the sewer line was adequate for capacity. The water tie-in was also questioned. Mayor Davidson stated that it would loop off Somonauk initially; the city would eventually run a main to the corner of Jackson & Fremont and then extend down Jackson Street. Dave Greiter expressed concern with promised "looping" of the water system. Jim Clarage commented on the street system. In his opinion, it needs to be more defined as the plan progresses. The question is whether all streets will be minor streets or if some will be prioritized as low traffic areas; will there be a main street out to Rt. 47. It would also be advantageous to have more curving rather than all straight streets. George Stewart referenced the statement included in previous minutes that the Council & the school board would meet to discuss the impact of this and other such developments on the school district. Mayor Davidson verified that there was indeed a joint meeting and there will be more to come in the future. Fran Klaas expressed concern with the size of corner lots; the building inspector noted problems with adequate space to build on. The concern is the influx of variance requests for all such lots with respect to setback requirements. He noted that other communities required all corner lots to be larger to avoid such problems. Mayor Davidson suggested that perhaps lot size adjustments be requested on the final plat -- in excess of the 12,000 ft required by ordinace. The problem was noted after Phase 2 and should be addressed noV. L OCTOBER PLAN COMMISSION MINUTES PAGE 3 George Stewart asked whether Fremont Street would go straight through to Jackson Street and was told that it would. He also asked just what should be shown on a preliminary plat. Jim Clarage stated that the following should be shown: Specific road section noting sidewalks, curbs, pavement widths; various specs such as how many trees, street lights, sidewalks on both sides or only one, what improvements the developer is paying for, sewer & water schematic. Chairman Feltz added that the checklist would help to address concerns properly. This will hopefully eliminate future problems due to omission of information. Mr. Clarage stated that the presentation as it is now could be considered as a concept plan; when the petitioner brings it back it should have additional in- formation related to corner lot sizes and showing the types of things that are normally included on a preliminary plat, including curbs, sidewalks, pavement widths, street lights, etc. Discussion followed on problems that are created by only doing sections instead of presenting the overall plan in the beginning. With regard to the corner lot size, it was suggested that there could be a covenant on the deed showing that no variance will be given for problems related to adequate space for building the structure of choice. The position of the city with respect to paying for one-half of the street was questioned; Mayor Davidson stated that a policy had been agreed to with this developer as far back as Unit 1. Chairman Feltz & George Stewart stressed the importance of the Plan Commission receiving input from the City in such matters. It was suggested that this be tabled until zoning and related issued are settled. However, they are presently meeting subdivision ordinance requirements and there may not be sufficient concern to deny zoning. Chairman Feltz- asked if there was further information related to this issue; if not, a recommendation was in order. Larry Langland made the motion to recommend approval of the zoning and the concept plan for unit 3 of Prairie Lands Subdivision provided that consideration is given to the no variance policy on the corner lots. The second was made by George Stewart. Roll call vote carried as follows: Stewart - yes Holdiman - yes Ament - yes Langland - yes Collman - yes Greiter - yes Feltz - yes PC89-37 -- CONCEPT PLAN - PRAIRIE LANDS UNITS 4 & 5 & AREA NORTH -- COUNTRYSIDE CENTER, INC. Mayor Davidson stated that this issue is not ready for any decision at this time. It was introduced for the purpose of discussion only. Attorney Cross withdrew the petition, stating that no action was required. PC89-38 -- PRELIMINARY PLAN --WFLDWOOD SUBDIVISION PHASES 2, 3, 4, 5, & 6 - FOX VALLEY PARTNERSHIP OCTOBER PLAN COMMISSION MINUTES PAGE 4 Attorney Olson presented the petition. He stated that the project included 30 acres reserved for commercial development, a total of 123 residential lots, an open area (lot #27) , and a detention area in the low area of the parcel. He would like to hear the Plan Commission's comments on the overall concept and expressed the developer's intent to develop Phase 2 in the Spring. In response to the question about the sewer situation, it was stated that the sewer from Phase 2 and Phase 3 would feed into the sewer line in Phase 1 and would ultimately be directed to the lift station in the designated open area. Mayor Davidson questioned the cut onto Rt. 71; Mr. Olson stated that it met with the approval of IDOT. Mr. Olson also explained the water looping network that was designed to insure sufficient pressure to the commercial site. The 30 acres allotted for commercial use was questioned as being larger than what could feasibly be .used. Fran Klaas asked about access to the commercial portion. It was stated that access would be off the cutoff road; access would be similar to the situation existing in Countryside Center. Only three cuts onto the highway are planned for the entire project. George Stewart questioned the transition from residential to commercial area. His opinion is that a buffer area of some type is needed. Jim Clarage suggested a boulevard with a 10 or 12' green curbed area. It was noted that the intent of the presentation was to secure comments in general. Comments from the Mayor included the following; The City Council has made the decision to make R-3 zoning Duplex only. The matter of amending the ordinance to reflect larger corner lot sizes will be taken to Council and could hopefully be amended within 60 days. With no further business, the meeting was adjourned. The motion was made by Don Ament and the second by Dave Greiter. Joanne M. Ellertson Recording Secretary r MINUTED 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 OCTOBER 18, 1989 7:00 P.M. Chairman Feltz opened the Public Hearing with swearing in anyone present wishing to contribute to the hearing. Plan Commission members present are listed in the regular minutes; there was no need for a sign-in sheet for public attendance. Discussion proceeded as follows: PC89-34 -- REZONE R-4 to B-3 LOTS 1 & 9 COLONIAL PKWY - RON COBB Attorney Tom Cross presented the petition and explained the location of the property as follows: the east side of Rt. 47, south of Rt. 126, with the Industrial Park immediately to the south, Witts to the north, and the law offices of Dan Kramer across the street. The zoning is presently R-4 and the requested change is B-3. He explained that there were no immediate plans for either lot with respect to proposed use. With no comment available from the public, Chairman Feltz closed the hearing on this petition. PC89-35 -- ANNEXATION & ZONING A-1 TO- R-1 - STRIP OF MCHUGH RD; COUNTRYSIDE CENTER, INC. & LEON BRUMMEL Attorney Tom Cross presented the petition. The area in question is actually only a small strip of McHugh Rd. presently outside the city limits. This will need to be annexed before they can proceed with Prairie Lands Unit 3 development. Hearing no comment from the public, Chairman Feltz closed the hearing on this petition. PC89-36 -- REZONE R-1 TO R-2 - PRAIRIE LANDS UNIT 3 - COUNTRYSIDE CENTER, INC. & LEON BRUMMEL Attorney Cross presented the petition. He asked that Plan Commission members note that a concept sketch for the planned units 4 & 5 of Prairie Lands was in- cluded as requested. Dave Greiter asked about the strip of McHugh requested for R-1 zoning in the previous petition; Attorney Cross clarified that it would first be annexed as R-1 and then be part of the R-2 request for Unit 3. With no further questions or comments, Chairman Feltz closed this hearing. NOTE: All proper documents with reference to proper notification were presented for filing with the minutes by Chairman Feltz. 9=e._e *^ oanne M. Ellertson Recording Secretary