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Plan Commission Minutes 1988 02-17-88
MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF Y_O_RKVILLE, KENDALL COUNTY, ILLINOIS . HELD AT CITY HALL ON FEBRUARY 17 1988, 7 : 00 P.M. The regular meeting of the Plan Commission convened at 7 : 00 p.m. with the following members in attendance: Chairman Feltz, George Stewart, Clarence Holdiman, Don Ament , Mary Kay Price, Rick Doetschman, Larry Bretthauer , Dave Greiter , and Don Schoenfielder. Also present were Mayor Davidson, City Planner James Clarage, City Attorney Dan Kramer, Aldermen Radke , Small , and Bown. Individuals present for the Public Hearing are listed on the attached sheet . After approval of the January Minutes (motion by Amernt , second by Stewart) , the meeting was adjourned to conduct the Public Hearing. This continued until 8 : 15 p.m. and the Commission meeting resumed. The first item on the agenda was : P_C88-4 - Petition by City of Yorkville to Vacate North St., Dedicate a New Street , and Rezone from B-2 (Business District) to R-2 (Single- family District ) - North Street & Area South of North Street . It was stated that the petition was published as rezoning to R-2 ; this is not correct (should have been R-3) and will make republication necessary. No decision can be reached at this meeting. Tom Grant offered the suggestion of putting in stop lights only and leave the rest of the options open. He does not feel that a sufficient amount of study has been given to the present situation. He further stated that Leisure Street did not appear wide enough to handle additional traffic flow. Don Ament made the motion to table the petition by the City on North Street. The second was by Mary K. Price. Roll call vote carried the motion as follows : Stewart - yes Holdiman - yes Ament - yes Price - yes Bretthauer - yes Greiter - yes Schoenfielder - yes Feltz - yes PC88-5 - Comprehensive Plan Mr. Clarage stated that he had made note of the comments presented by the public regarding the Plan. One option to consider would be the issuanace of a report by himself revising the Plan accordning to the comments presented. Also, a recommendation could be made to the City Council to accept the plan subject to review according to the comments made tonight. Based on the final consideration of the Council , Mr. Clarage would meet with them and with J.T. Johnson to clarify any remaining questions prior to publication. George Stewart questioned where the discussion on future streets or extensions should be addressed. Mr. Clarage stated that this would be devined in the test and support documents that would accompany the Comprehensive Plan. Minutes 2/ 17/88 - Page 2 Chairman Feltz suggested that the comments and suggestions from this meeting be referred to the Building & Zoning Committee for their review at the March 3 , 1988 meeting . Chairman Feltz asked for any futher comments or questions regarding the Comprehensive Plan. Dave Greiter suggested that more recreational areas are needed. This would aid in the preservation of open land for city use in the future . (For examble , areas on Fox Rd . , Van Emmon Rd. ) Hearing no further discussion, the mother was called for. Mary K. Price made the motion to refer the Comprehensive Plan to the Building and Zoning Committee meeting, including the commends received from the public and Plan Commission members for there insertion into the Comprehensive Plan, and that it be presented to the City Council for final approval after their review. The second was by George Stewart . Roll call vote carried the motion as follows : Holdiman - yes Ament - yes Price - yes Bretthauer - yes Greiter - yes Schoenfielder - yes Feltz - yes Stewart - yes PC88-6 - Pre-application Conference by Leonard Devick to Subdivide , Annex & Zone A- 1 to R-2 - Woodland - 22 acres - 20 lots - E. Van Emmon Leonard Devick presented his petition - a 20 lot subdivision on 22 acres to include sewer & water , curber - the homes to be 2000 sq. ft . & larger. It was stated that he would prefer not having sidewalks and would like to have gas lights as each house is built rather than street lights. The run off water would be handled by the engineers. Lot size would be 3 /4 acre and larger. Jim Clarage questioned the topography - lot variance from one side to the other. It appears that in some areas there would be as much as a 30' drop. Mr. Devick expressed his opinionm that it was this unique feature that would add attraction to the subdivision. Mr. Clarage summarized that perhaps some thought needed to be given to lot design according to topography and resulting technical problems . Mayor Davidson suggested that attention be given to fire department turn around provisions. Mr. Bretthaurer stated that there would be further problems in getting water to successfully fight a fire. Both Mayor Davidson & Chairman Feltz expressed concern and explained that this will be a difficult situation as far as development was concerned. It wa suggested that Mr. Devick take into consideration all comments and bring back at a later date. Mr. Feltz further suggested that the Plan Commission members actually walk through the area in question. Hearing no further discussion on the petition at this time, the discussion was closed. PC88-7 - Kendall County Rezoning by Gordon Swanson A-1 to R-3 Single Family Rt . 47 & Kennedy Rd . Minutes 2/ 17/88 - Page 3 There was no one present at the meeting to present the petition. Mayor Davidson stated that he had had some contact with the developer - he asked that the portion of the land being in a flood plain area that would not permit building, be considered. (off Blackberry Creek) He would like to recommend that when the city boundary lines again come to the property line , the deed have provision for the subdivision coming into the City of Yorkville. Also, an easement for sewer & water should be shown for possible service at a later date , if so determined by the City Council . It was also pointed out that the issue at this meeting was for zoning only. Actual use designs would come back at a later date . Mr. Clarage stated that there could be future potential for a couple of the residential lots having commercial value if they were not built on for some time. He further stated that having residential lots in the area could be a good buffer . Dave Greiter referred to a previous petition in which the situation of the backs of lots facing Rt. 34 were discussed; It was stated that this would be the same type of development - back lots against Rt. 47. Mr. Clarage stated that we are not approving any street alignments , etc., at this time; the commission would be simply saying that only one acre or larger lots would be acceptable. Mr. Greiter further stated that it was his opinion that the Plan Commission be consistent in its recommendations and that this petition be studied in greater depth before approval . The motion was made by George Stewart that the Plan Commission approve the rezoning from A-1 to R-3 County and recommend that the land be brought into the city as the city becomes adjacent and that the easement for sewer and water and general services be put in conforming to city requirements . The second was made by Mary K. Price. Roll call vote was called by Chairman Feltz with results as follows : Ament - yes Price - yes Bretthauer - yes Greiter - yes Schoenfielder - yes Feltz - yes Stewart - yes Holdiman - yes Motion carried as presented. kr -8 - Preliminary Plat - Wildwood Unit 1 - Dr. Daveis - Revised Sewer „drawings Presented at Meeting . In the absence of Dr. Davis , Jim Olson presented and explained the new plat drawings ; he pointed out that the new plat showed sewer lines and lift station. The lots were kept the same size as previously submitted (20,000 - 30,000 sq. ft.). All lots would be served by sanitary sewer, city water; there would be no variances asked for and detention facilities would be provided along the far western edge . . r Minutes 2/ 17/88 - Page 4 Mayor Davidson stated that the sewer dedicaton needed to be at least 10 ft. on both sides for maintenance purposes ; also, the water and sewer lines should not be under pavement . The Crooked Creek entrance was questions . Jim Olson said that a construction road would be used. There has not been a meeting with the township as of yet . Mr . Olson explained that total residential acreage was 130 acres (approximately). This could be lowered to 93 acres . Chairman Fe.tz complimented Mr. Olson on the Preliminary Plat as now presented verifying that the comments from the previous meetings had been considered. Mrry K. Price made the motion to approve the Preliminary Plat of Wildwood Unit 1 , without any variances to the City requirements and subject to the following: 1 . engineering; 2 . recording of water retention easement ; 3 . agreement with the Kendall Township Road Commissioner ; and 4. annexation of the total area ( 100 acres ) into the Sanitary District . The seconde was by Don Schoenfielder. Roll call vote carried the motion as follows : Price - yes Bretthauer - yes Greiter - yes Schoenfielder - yes Feltz - yes Stewart - yes Holdiman - yes Ament - yes P-('88-8A - Preliminary Plat - Ouinsey Rd . - Barry Niles Barry Niles presented his Preliminary Plat. Dan Kramer stated that the zoning and annexation was approved at the last meeting. It was further stated that the plat was subject to engineering. Mr. Niles explained that the lots previously questioned along Wackerlin Subdivision were a minimum of 54% larger than the minimum required size. It was explained that there would be a storm sewer along the easement down to an open ditch east of Quinsey Lane, through a culvert , and into a revince that water now dumps into and ultimately into the Fox River. Water detention in the area east of the road behind lots 7 & 9 would be accounted for. Chairman Feltz questioned the land to the north - Mayor Davidson stated that agreements with all surrounding landowners were being discussed. The legal aspects still are pending, but the ultimate agreement would provide for the easement necessary to create a road shere there is now a lane and to provide a solid storm sewer when necessary. Dave Greiter questioned the open ditch concept. Mr. Niles explained that a serious problem now exists - water dumps out on Quinsey Rd. and runs down into Quinsey Lane and washes of the grave. The present plan will alleviate Minutes 2/ 17/88 - Page 5 the problem by getting the water across that road and into an open ditch. He feels that he is spending his own funds to orrect a problem that should be been solved by the previous developer - it is not economically possible for him to develop the property and put in a storm sewer at that same time. However the provision for the necessary easement will be provided by agreements in progress with other landowners . Dave Greiter further questioned the amount of hook-ups each sewer line would handle. His opinion is that the line in question is too small to handle adequately at the present - last month additional lots were added and tonight still another addition is requested. (He contends that an 8" line can handle 70 hook-ups ). Mayor Davidson stated that EPA standards would have to be met . George Stewart suggested that the detention provision behind lots 7 , 8, and 9 be recorded. One of the neighboring land owners complained at this point that he was not properly notified of the public hearing at the time the issue wa first presented, and questioned the legality of the proceedings now taking place. Dan Kramer stated the City Clerk did have the notice published according to State Statutes , the required 15 days prior to said hearing. He further stated that a special meeting was called to accomodate the neighbors. He stressed that the City was not bound to send any subdivision petition to the Plan Commission - it is an advisory body only. Mr. Clarage requested that the Plan commission be given as much material as possible relative to the engineering report and exhibits prior to the approval of the final plat and have ample time to review. In response to questions by Dale Woodworth, Chairman Feltz expressed the opinion that development of property will happen when it can support what needs to happen at the cost of the developed property, not at the expense of existing citizens ; this expense should be internal to the development and in the cost of the new home , the lots , etc . George Stewart made the motion to approve the Preliminary Plat subject to engineering approval , retention easement indication, with no variances . Don Ament seconded the Motion. It was carried with roll call vote as follows : Bretthauer - yes Greiter - yes Schoenfielder - yes Feltz - yes Stewart - yes Holdiman - yes Ament - yes Price - yes Chairmen Feltz stated that the next Plan Commission meeting would be held in the County Building in the County Board Room on the Second Floor. (East side of the hall ) The meeting adjourned at 10 : 00 p.m. G ' 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 CITY HALL ON FEBRUARY 17 , 1988, AT 7 ; 00 P.M. The regular meeting of the Plan Commission was recessed to conduct the Public Hearing scheduled. In attendance were regular Plan Commission members as listed in the Minutes , citizens as lested on the attached sign- in sheet, Mayor Davidson, Jim Clarage, Dan Kramer, Aldermen Radke, Small & Bown; also Leonard Devick, Tom Grant & Jim Olson. Petition by City of Yorkville to Vacate North Street, Dedicate a New Street, & Rezone from B-2 (Business District to R-2 (Single- family District) - North Street & Area South of North Street . Mayor Davidson presented the issue. He explained that the state had questioned the intersection in question for a number of years and stated that Mr. Conover had approached the city with his suggestion for a possible solution -- vacate North Street and run a new road directly south and approximately 170 ft . south of Rt . 34 ( to the new street located approximately where the nursing home is .) This would necessitate the zoning change. After explaining that the proposed change would cause some inconvenience , the floor was opened to discussion and comments . Citizens and business owners offered the following; 1 . Dave McCauslin, dentist , stated that, in his opinion the proposal would have a devasting effect on his business which is located on Sunset . 2. Hair Creations questioned the impace of traffic for the businesses on Sunset being directed through the subdivision; it was asked why the road going to the nursing home could not be continued. Mayor Davidson responded with the fact that this had been discussed, but would have an adverse effect. Also, the building belonging to Tom Grant would be directly in the way of relocating boundary lines . 3 . The suggestion to cut out onto Rt. 34 with Sunset was made. the Mayor added that it would not be advantageous to do so, and that the State would most likely not agree. They Mayor further stated that the plan was to handle the situation with only one control light and to eliminate the hazardous problem that now exists . 4. The question was reaised as to the advisability of turning the now residential Leisure Street into a business thoroughfare. Would this now make the lots remaining on Leisure Street difficult ( if not impossible) to sell ? Another citizen, Rod Olson, a resident on Leisure Street , stated that the traffic has been a problem since the closing of Game Farm Road. He further stated that the intersection is too dangerous as it now exists ; the small inconvenience to the businesses would be worth the safety factor . The Mayor stated that the City was open to suggestions on how to alleviate Public Hearing 2/ 17/88 - Page 2 the problem, and he was willing to work with all concerned. Mr. Doetschman asked why the zoning from B- 1 to R-3 was being asked for. The Mayor stated that this was part of the agreement with Mr. Conover. Dale Woodworth suggested that perhaps a professional engineering firm should be asked to study the situation rather than how it is being handled at the present time; he asked for Jim Clarage's opinion. He responded that this has been a topic of conversation during the past couple of years and they have reached no satisfactory solution due to the lack of interest in helping from the state . Attorney Grant asked what the attitude of the State would be if nothing was done at this time. The Mayor responded that we would simply live with the present situation. Tom further suggested that the lights be put in and that the situation be watched and evaluated further . Dave Light suggested the present cut be eliminated and the cut be put in at Sunset instead; this could alleviate the present situation and still satisfy the business owners . Barry Niles offered his comments ; he stated that he did not believe that the businesses on Sunset owed a large portion of their business to the fact that they could be viewed by those driving by. He agreed with the proposed petition by the city being the most appropriate solution, even if Leisure would become a more high traffic area . Chairman Feltz closed the discussion on this part of the public hearing and introduced the next topic of discussion. *************** COMPREHENSIVE PLAN The introduction to the Comprehensive Plan for the City of Yorkville was made by the City Planner , Jim Clarage. He pointed out that the one and one-half mile jurisdictional limits of the city as defined for planning purposes according to state statutes have been increased. In particular, the plan provides extension further out to the east of town, and to the southeast based on the annexations that have taken place since the original Comprehensive Plan. Residential - divided into low & medium density use : Low Density - extending westerly, south westerly & south easterly to 1 1 /2 jurisdictional limits. This means approximately one acre lot size as a minimum. This is a general type land use and each individual request would be considered as it was brought before the Plan Commission. Medium Density - closer to the existing corporate limits. This would be areas southeast , easterly, northeast , the Countryside area and north and west along Route 34. Medium density land use would be approximately 12 , 000 sq. ft. - occasionally a smaller lot would be considered . Public Hearin 2/ 17/88 - Page 3 He further stated that the open space areas would remaind the same. Mr. Clarage further said that it was not intended to have a continuous strip of commercial parcels along Route 34 within the jurisdictional limits. There is additional retail commercial area along Route 34 , however, for the purpose of sales tax revenue as it gets closer to Rt. 47 (both east & west of Rt. 47). The progressive flow of zoning would include an office park area to act as a buffer to the medium density area. Rt. 47 through the downtown area would remain as existing commercial with the area south of town remaining light industrial as far as Rt. 71 ; a Possible heavier commercial type use. This would be handled by the Plan Commission on an individual request basis . This plan is not considered a zoning map, but rather an overall view of land use policies in general in order that the city through it 's Plan Commission, could review in detail, developer proposals. The main purpose for this plan is jurisdictional limits to enable the city to have control over proposed land uses around the city. The public was then invited to comment. J.T. Johnson offered the following suggestions : 1. A buffer is needed between the planned light industrial area & the residential area . 2. The medium density area along Van Emmon may not be proper zoning - reason being the slope of the land; low density in the hillside area would not cause as many problems with storm water . 3. The area specified as heavy commercial automotive might induce the developer to bring in heavy commercial - straight commercial might be a better guideline . 4. The Beecher property should be designated as park/recreational (rather than medium density) . Another individual brought out the fact that wooded land would be better served by low density zoning - this would preserve the wooded effect instead of destroying it within a few years. The question was then asked as to why the required lot size was reduced to one acres. It wa explained this was a minimum and that it did not insure that every developer would get lots of this approved; it merely gives the Plan Commission the option of approving the plan for subdividing. Barry Niles questioned the rigidness of the plan - Mayor Davidson confirmed that the Comprehensive Plan was a forecast type idea and will change with time. Chairman Feltz added that the development and direction of the community would have an impace on the plan as time goes on. The Public Hearing was closed at 8 : 15 p.m. p ,z - i7- PUBLIC HEARING -- REGISTRATION SHEET IF YOU ARE HERE TO SPEAK AT THE PUBLIC HEARING OR ARE IN ATTENDANCE AS AN OBSERVER, PLEASE INDICATE YOUR NAME & ADDRESS BELOW: NAME ADDRESS f i f Z //0/-ma 7&- �% � D i�>e�.J 5©•(1 �O�v Cl'- //f}.rJ L n m o�U �� KOS�I/i��°t� Thy J 67 `f T ` t 1 VAN 110L /�p V� I ' r PUBLIC HEARING -- REGISTRATION SHEET IF YOU ARE HERE TO SPEAK AT THE PUBLIC HEARING OR ARE IN ATTENDANCE AS AN OBSERVER, PLEASE INDICATE YOUR NAME & ADDRESS BELOW: NAME ADDRESS OD c� n aL L o �, u�� o/wA4 '51e)14 f.� i 1 PUBLIC HEARING -- REGISTRATION SHEET IF YOU ARE HERE TO SPEAK AT THE PUBLIC HEARING OR ARE IN ATTENDANCE AS AN OBSERVER, PLEASE INDICATE YOUR NAME & ADDRESS BELOW: NAME ADDRESS d