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Plan Commission Minutes 1988 05-18-88 MINUTES OF THE PLAN COMMISSION OF THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS, HELD AT THE KENDALL COUNTY BOARD ROOM MAY 18, 1988 7:00 P.M. The meeting of the Plan Commission was called to order by Chairman Feltz with the following members in attendance: Harold Feltz, George Stewart, Lawrence Langland, Mary Kay Price, Rick Doetschman, Larry Bretthauer, Dave Greiter, Don Schoenfielder Members absent included: Clarence Holdiman, Don Ament, James Stafford, and Kevin Collman. Also present were Mayor Davidson, Jim Clarage, Attorneys Jim Olson, Tom Cross & Win Wehrli; Randy Bus, and Fran 51aas. (city engineer & administrator) Mayor Davidson announced that Fran would attend the Plan Commission to aE ist with engineering questions, etc. The minutes of the previous meeting were reviewed and approved. The motion to approve was made by George Stewart; the second was by Rick Doetschman. At this point Chairman Feltz recessed the meeting to conduct the Public Hearings as sceduled. (minutes included) At approximately 8:00 the regular meeting resumed. PC88-22 -- Petition to Rexone B-2 to B-3 by James Olson, Agent for Superwash -- Center Pkwy. & Rt. 34 -- Block 2, Lot 3 Countryside Center. Jim Olson captioned the proposed project as follows: 1. Building worth will be estimated at $350,000 when completed and ready to sell. 2. Water usage -- unknown at this time; Dave Greiter questioned the excess water from vehicles as well as the possibility of reclaiming the water. 3. The present zoning for Pizza Hut, the Veterinary Clinic, etc. was questioned. It was stated that it was thought to be B-3. 4. Larry Langland suggested the inclusion of a clause to revert the zoning back to B-2 if the car wash project were to fold in several years. Jim Clarage offered the following points for consideration: B-2 Zoning with special use may better serve the petitioners; this zoning allows for gasoline service stations & this may well fit into the same category. B-3 would require a 50' set back as well as grass areas in the front. PLAN COMMISSION MINUTES 05-18-88 PAGE 2 Mr. Clarage further stated that the B-2 zoning would alleviate potential problems; B-2 with special use would not require a minimum setback or green area. It would eliminate question of reverter clause. Dan Kramer joined the meeting and agreed that B-2 with special use would be an appropriate way to go. Mayor Davidson added that a grassy area would be desirable . Fran added that the state required the 50' setback -- this takes care of the grassy area. Larry Langland made the motion to recommend that the City Council that they approve B-2 zoning wihh special use with the green area, the common accord and subject to the agreement with the Council. It was seconded by George Stewart. Motion carried by roll call vote as follows: Schoenfielder - yes Greiter - yes Bretthauer - yes Doetschman - yes Price - yes Langland - yes Stewart - yes Feltz - yes PC88-23 Preliminary Plat & Petition to Rezone R-1 to R-2 by Countryside Center Inc. -- Unit Two -- Prairie Lands -- 25 lots between McHugh Rd. & Liberty St. Tom Cross presented the petition. It was stated that the main concern was the same as it was previously -- the streets to go through. The issue now is Center St. ; then Somonauk will be next. The issue tonight is the rezoning; there appears to be no problem with that; the concern is with the land to the north. Chairman Feltz suggested that a list of concerns be made so the developers are aware of some of the feelings of the Plan Commission. The following items were mentioned: 1. Question of the landlock of the adjacent property. 2. Issue of the storm sewer at McHugh. 3. Street to north (Quinsey Ct. ) 4. East/west street in the area of Somonauk or Park -- should consider how this would fit in. 5. Concern if Center Street would go through. After some discussion, Chairman Feltz asked for a motion -- George Stewart made the motion that the Plan Commission recommend the approval rezoning of this area and that the following points be considered in the platting -- the Center St. roadway, the water main along Qunisey, and the north/south roads. The motion was seconded by Larry Langland. It was carried with roll call vote as follows: Greiter - yes Bretthauer - yes Doetschman - yes Price - yes Langland - yes Stewart - yes Feltz - yes Schoenfielder - yes PLAN COMMISSION MINUTES 05-18-88 PAGE 3 PC88-24 -- Preliminary Plat & Petition to Annex & Zone A-1 to R-2 by Crestview Builders -- White Oak Farm -- 94 lots, 113.937 acres on Fox Rd. Jim Clarage presented the following comments on the petition: 1. Zone change -- instead of R-2 perhaps the R-2 PUD or R-2 that would make this a specific exhibit to the pre-annexation agreement. This This would protect the plan from extreme deviation 2 to 3 years along. Rgarding the Waiver -- asked for are sidewalk variations, private road concerns, covenants for open space area, the outlot, the issue of septics along river. 3. Wetland regulations -- this property contains areas that cannot be disturbed under the Dept. of the Interior guidelines. (all of the above refers to the PUD R-2) Mr. Clarage stressed preventing as much change as is possible. He further stated that the Fox Road perimeter be considered. Rick Doetschman asked whether the river lots could possibly be in a flood plain area -- Mayor Davidson and the attorney for the project stated that they were not. Chairman Feltz commented on the attractive features of the layout. Attorney Dan Kramer commented on the annexation agreement: The present PUD ordinance requires engineering to be presented along with the preliminary plat, etc. . If changes are to yet be presented, the second option as presented by Mr. Clarage would be more advisable -- with this option all conditions to be met can be recorded. Larry Langland questioned the use of private roads within the city boundaries. Dave Greiter questioned the sewer & water service & how the city would get the services to the subdivision. Mayor Davidson stated that it would be necessary to use (or establish) an intercepter to accomplish this. George Stewart questioned the issue of sidewalks --Mr. Wehrli stated that sidewalks are shown on the plat as discussed earlier; they would be possibly on one side of the street only combined with the pathway system on the other. Driveways would be paved, especially on the inner ring. Attorney Wehrli said that his guess would be that the developers would want to ga the annexation agreement with the detailed listing of requirements suggested rather than the idea of the PUD. At this point the suggestion would be to table temporarily. PLAN COMMISSION MINUTES 05-18-88 PAGE 4 The Mayor suggested that we go over the list of suggests & recommendations so the points to be considered by the developers be clear. 1. Emergency access to the pond area. 2. Covenants for the open space areas and houses. 3. Outlot (well house) . 4. Wetlands -- not to be necessarily considered now but in the future. 5. Private Road theory. 6. Septic system along the river lots -- negotiations with the city now in process. 7. Sidewalks on Fox Road. 8. Setbacks on the river front lots. 9. Maximum number of lots. 10. Cul de Sac -- 50' radius - okay. It was agreed to table any further discussion until the next meeting. Chairman Feltz asked for a -review of the Preliminary Plat for the First & Second additions to Woodworth subdivision. Originally this was before the Plan Commission on November 18, 1987. Mayor Davidson questioned the sewer line & water line extension on Quinsey & on Main St. His suggestion would be to extend Main Street through & sewer and water with it. The Woodworth project was discussed with emphasis on the sewer & water issue. on Quinsey, the extension of Main Street, and the extension of the line to lot #94. Dan Kramer asked that it be noted to advise the clerk to notify the parties involved in the original ,.public hearing of the upcoming meeting -- not as a legal requirement but as protocol. Mayor Davidson asked that he be allowed to give an update on the Conover issue. He stated that the curbs would put into Conover subdivision. This would result in the closing of North St. for as long as ninety days or more. The traffic will enter the subdivision and leave via Game Farm Road. The project could involve up to four to five months to complete entirely. It was stated that the business owners had not yet been notified but would be as soon as possible. None of the above will occur until Game Farm Road is opened. FLAN COMMISSION MINUTES 05-18-88 PAGE 5 Mayor Davidson further stated that the city was anxious to get Route 34 closed up and be through with it. With no further discussion, the motion to adjourn was made by George Stewart and seconded by Rick Doetschman. Chairman Feltz adjourned the May meeting of the Plan Commission at approximately 9:30 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 MAY 18, 1988, 7:00 P.M. The regular meeting of the Plan Commission was recessed to conduct the Public Hearing on the three agenda items beginning with the following: Petition to Rezone B-2 to B-3 by James Olson, agent for Superwash -- Center Pkwy & Rt. 34 -- Block 2, Lot 3, Countryside Center Chairman Feltz asked all interested parties to sign the registration sheet and then introduced Jim Olson who would make the presentation. He explained that Superwash intended to purchase the property, construct the building, and then proceed to sell the project to an owner/operator or to investors; if sold to investors, Superwash would provide managerial services if desired. Long term plans include the construction of 60 such projects in 1988. Jim Olson further explained the negotiation in process with Pizza Hut to construct & share an entrance. It is his opinion that this would be very beneficial to the area by helping to control traffic from Center Parkway to Pizza Hut. In answer to Larry Langland's question, Jim explained the basic differences between the proposed project and the other car wash now under construction in Yorkville. It was further stated that local contractors would be used for the construction and once finished would employ five people. The nearest such project is in Sandwich; it was stated that Superwash had constructed and sold about 300 of this type facility to date. Mayor Davidson questioned the need for such a business in this particular area. Mr. Olson stated that the developers actually preferred to be adjacent to fast food business similar to those they would be adjacent to in this project. The Mayor also questioned if the condition of the building would be maintained or if it would be an unattractive structure in five years or so down the road. Larry Langland asked if it was wise to even consider this project without knowing the result of negotiations with Pizza Hut. Mr. Olson stated that if the answer to a shared entrance was negative, the cut would be made at a different spot. With no further discussion evident, Mr. Feltz asked that the second Public Hearing begin: Petition to Rezone R-1 to R-2 by Countryside Center, Inc. -- Unit Two -- Prairie Lands -- between McHugh Rd. & Liberty St. Preliminary Plat -- 25 lots Attorney Tom Cross made the presentation. He explained briefly the location of the 10 acres in question was located north of East Main St. , west of McHugh, & east of Liberty. The request is for single family lots of at least 12,000 -sq. ft. He further explained the water & sewer hook-up process. PUBLIC HEARING PAGE 2 Storm water runoff would be designed to flow down to an area where it would meet the storm water set up for Unit One. It was stated that one potential problem may be the now Street name -- on one end it would be Spring, and on the other it would be Quinsey. Mayor Davidson stated that the proposal to change the name to Spring for the entire length of the street was now before the City Council. The question of land locking the property off Center St. Mayor Davidson suggested the need to dedicate an easement for a street to meet with Center Street. George Stewart reminded the Plan Commission members that was the same concern that existed during the discussion held on plans for Unit One. Mayor Davidson, Larry Bretthauer & Chairman Feltz all affirmed the fact that this situation was a major concern; it appears that this is a continuation of a piecemeal situation. Mayor Davidson suggested that the easement of 33 feet was necessary -- the same as the agreement for lot #25 off McHugh Rd. George Stewart asked if the adjacent landowners were notified; Chairman Feltz stated the list was in his possession. Discussion on water runoff followed. It was stated that whatever would be required by the city engineers in regard to storm inlets, etc. , would be included in the final plans. Chairman Feltz presenteO the list of parties rnotifiec for inclusion in the minutes. Included were: Naperville National Bank & Trust; Anna Taus Trust; Thelma L. Wilson; Clifford Hodge; Brett H. Horton; H.D. & B. Partnership; Bert & Holly Erickson; Mrs. George M. Whitfield; Daniel R. Foley; Vesta & Robert Arnold; Maria & Heinrich Schoedl; Marian & Judith Bramel; Carl & June Becker; Joe & Marcie Rogers; Nadine and Gus McCartney Complete copies of affidavit information is provided to file - with the minutes. Hearing no further questions or comments on this petition, the final Public Hearing petition was introduce(.-- Petition to Annex & Zone A-1 to R-2 by Crestview Builders -- Preliminary Plat -- White Oak Farm -- Fox Rd. -- 94 lots -- 113.937 acres. Win Wehrli, attorney for Crestview Builders, introduced Randy Bus who made the presentation of the petition. The property is located west of the City with the Fox River on the north and Fox Road on the south. Mr. Bus gave a descriptive recap of the topography of the land; he stated that the plans were to preserve and utilize all the aesthetic value of the land. He then presented the developers viewpoints regarding the project. 1. Total acreage is approximately 114 acres. This would be divided into 94 lots -- .82 units per acre. Lot size would 20,000 plus with the average being 36,000. • PUBLIC HEARING PAGE 3 2. A good portion of the acreage would be preserved as private recreational open space; this include a trail system which would be rae-.crvad for the S.eneral use of the residents within the subdivision and would be owned and maintained by the owners association. 3. Sewer & water systems would be provided as would a formal drainage system; there would curb & gutter type streets. They are working with the city's public works department to develop a suitable sewer system. The water system would be extended. 4. Roadways of the subdivision would public with one exception -- one private road to service estate type lots along the river. The con- struction of the road would still be up to city requirements. Mr. Bus opened the floor to questions from the commission and the public. Rick Doetschman question the well currently under contract with Hinckley- Schmidt. Attorney Wehrli stated that the contract would expire at the end of the year and that no plans to continue the operation were being considered. One individual asked if supplying the development with city water would affect existing properties by lowering water pressure. He also questioned the additional traffic on Fox Rd. Commission members also questioned the flow of traffic onto Fox Road and the potential dangerous entrance. Dave Greiter suggested the possibility of extending the private road out to west Hydraulic Street. Mr. Bus stated that this would be extremely difficult and not practical. Larry Lang gland asked why the plans included a private road at all. Mr. Wehrli referenced the license situation with the Burlington. He stated that the crossing would be the same whether the road be public or private. Mr. Langland feels that this type of development should not have a private road. The petitioners stated that they were not opposed to the road being public -- they felt that the city would not want it to be that way. Mayor Davidson said it made no difference as long as the road was in accordance with city specs. Attorney Wehrli further referenced the necessity to petition the ICC if the road were made public. Doug Clayton -- stated that land directly behind his property was a bad slew area & wondered if anything would be done to change that. At this point all details are, of course, not known. When it is time for engineering concerns of this type would be addressed. Dave questioned whether there were covenants governing the property at this time. Mr. Bus stated that they were in the process of developing them now. He asked whether the well could be of use to the city; the Mayor stated no. Attorney Wehrli stated that s variance on sidewalk requirements was being asked for. All would have access by sidewalks, but the sidewalk would be on one side of the street only in most cases. The pathway system would be a trade-off for this. The path would be constructed with pressed wood chips or similar materials. The pathway would also include an exercise station plan. PUBLIC HEARING PAGE 4 Roadways to the private pond area were discussed as well as turn around areas on the private road. It was stated that these plans were not yet final & were subject to revision. If this remains a private road, there would b e ditches rather than curbs & gutters, but would be same as standard city streets in other aspects. Regarding the sanitary system, Mr. Bus stated that either a low pressure system or a septic system would need to be used on the estate lots on the river. The question was raised in reference to getting emergency vehicles to the pond area; it was stated that this was not given any thought but would be considered before the final plans were presented. Mayor Davidson explained the intercepter proposal in present negotiations regarding sewer lines. It is a possibility that it would advantageous to run the line around the outside of the city. All involved parties are aware of the difficulties in the engineering of this project. At this point Chairman Feltz called the Public Hearing segment of the Plan Commission to a close. Joanne M. Ellertson Recording Secretary -�7� 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 V / z3