Plan Commission Minutes 1986 01-28-86 'r
t '
MINUTES OF THE PLAN COMMISSION OF THE CITY OF YORKVILLE
HELD AT CITY HALL ON JANUARY 28, 1986 AT 7:30 P.M.
Chairman Groner called the meeting to order. Members in attendance were
Mrs. Price, Mr. Beaudry, Mr. Stewart, Mr. Feltz, and Mr. Groner. A quorum
was present. Also present were Jim Clarage, Jim Hayden, Attorney Grant
Wegner, Jim Olson, Frank Willman, Rick Groesch, and Dale Woodworth.
Minutes
Mr. Feltz made a motion to approve the minutes of the January 7, 1986
meeting. Mr. Stewart seconded the motion. All members present were in
favor. Mr. Stewart inquired as to what was discussed at the last meeting
concerning the Westphal property. Chairman Groner stated that Mayor
Davidson had stated that he would check into whether their filing fee had
been refunded and about bringing the entire non-conforming area in. Mr.
Stewart stated that it had been a year since they received notification
from Larry Jennings about the non-conforming property. Mr. Hayden stated
that changes were made in the B-zoning classes which may aid in the decision
of what B zoning to give the area. Mr. Clarage felt that it would be
a good idea for the City to make an insert of the B class changes to put
into their zoning ordinance books.
PC-86-1 - Pre-application Conference - Frank Willman (Formerly known as
McHugh Subdivision
Chairman Groner stated that the order of business would be to discuss the
pre-application conference by Frank Willman for the property formerly known
as McHugh Subdivision.
Attorney Wegner stated that Willman & Groesch are in the process of purchas-
ing a portion of the property. It is presently owned in trusts. They would
like to proceed by the end of March subject to rezoning and other factors.
Willman & Groesch have been in the community for a long time and have a
good reputation. They would like to develop the section of property between
Liberty St. and McHugh Rd. . The strip of property will be divided up into
31 lots. They would like to rezone from R-1 to R-2. The map that the Plan
Commission received is only a rough draft, and there will be changes made.
They would like to obtain the necessary zoning and to comply with the
Subdivision Control Ordinance. Jim Olson is doing the surveying and en-
gineering.
Mr. Feltz inquired as to where the sewer would be tied in and what size it
will be. Attorney Wegner stated that they may tie the sewer and water in
off of Spring St. at Liberty St. Mr. Olson stated that the sewer will be a
12 inch, and that it is very deep in that area.
Attorney Wegner stated that the topography indicates that there is a high
aspect on the east and west side of the property. Mr. Olson stated that the
tree line is where the abandoned road used to be which now has an utility
line down the middle. They may try to keep the good trees that are left
along the sides of the road.
Attorney Wegner stated that they will comply with the Subdivision Control
Ordinance, and will not be asking for any variances of which they are aware
of at this time.
1/28/86 - p. 2
Mr. Feltz inquired as to whether there is an easement for the power line or
whether it will have to be moved. Mr. Olson stated that there is not an
easement. They put it in when the lane was a road, and it was just left.
They would like to put the power lines underground.
Mr. Hayden inquired as to what will be done with the surface water. Mr. Olson
stated that Mr. Willman had spoke with J.T. Johnson, and he would like to
run a storm sewer down Main St. going to a revene at Gawne Ln. , and then have
it empty out into the creek. Mr. Hayden stated that they get a big pond at
the bottom of the hill now. Mr. Olson stated that there will be a storm
sewer, but he does not know where it will go at this time. Mr. Clarage
stated that they would have to provide for storm water retention on site .
unless they get a variance. He felt that some of the lots may have to be
used for water retention.in the proposed 31 lot subdivision. He did not
think that they could discharge into another creek.
Mr. Clarage inquired as to what they would like approved at this time.
Attorney Wegner stated that they would like approval of rezoning from
R-1 to R-2, and they would like recommendations under the Subdivision Control
Ordinance. Mr. Clarage stated that the plat complies with the R-2 zoning.
The lots are over 12,000 square feet. They are also contiguous to existing
R-2. There will be question as to whether the storm water retention will
be located on or off site. He stated that they are installing the roads
and improvements as to the ordinance and are not asking for any waivers.
Due to the mini water sheds with different flows, they may want to consider
having a storm water retention easement recorded between lots 12 and 14 and
void lot 13. He felt that it may be too expensive to run the storm water
pipe down the street.
Mr. Stewart inquired as to what will be done with the southerly portion of
the property. Attorney Wegner stated that he does not know the present
owner's plans for the property.
Mr. Woodworth, adjacent property owner, was concerned with the water run off.
He did not feel that the problem would be solved by running the water into
a small ditch. Wackerlin Subdivision's water runs off onto him now. He was
required to put in a storm sewer large enough for his entire subdivision.
He felt that some type of storm sewer should be put in even if it is expen-
sive, with which the City may be willing to help. Liberty St. is a low spot.
There are storm sewers off in the grass on the west side which could be
enlarged. His other concern was that Spring St. to Quincey will become the
main artery to Fox River Gardens. He felt that the road should be made
66 feet rather than 60 feet for the right of way. He did not think that
they would want the traffic coming off the intersection of Main and Bridge
because it is at the top of the hill. Mr. Clarage felt that there would be
enough depth on the lots to the south to make the roads 66 feet.
Chairman Groner stated that his main concern is with the water pond that will
be created at the southerly corner. Mr. Clarage felt that in the final en-
gineering, the best solution may be to locate a storm water area to the south-
east corner which could be used by the proposed developer. He stated that the
water comes from the north and swings back around and goes through the lots
with houses on them, so the lots to the south will fill up. He suggested
that a drainage easement be provided on a master plan concept if there is
not going to be any on site storm water retention. Mr. Woodworth stated
that if they do not change the land, it will run towards the west. Mr. Feltz
stated that according to the contour lines, it is pushing it off to the east.
The land is flat, and there is not a big grade, but it does drain the water.
1/28/86 - p. 3
Mr. Hayden questioned why there are two units. Mr. Olson stated that it
was broken into two units because of the amount of time it will take to do
the area.
Chairman Groner inquired as to whether the street would be extended for both
units when the first unit is begun. Mr. Olson stated that it would depend
on where the utilities are to come from. Mr. Feltz inquired as to how
traffic will be handled in the subdivision. Mr. Olson stated that there
would be a temporary turn around.
Mr. Olson stated that there is a portion of property that is not in the city
limits. The line is in between the pavement and the right of way. They will
only go to the line once they start subdividing.
Mr. Stewart inquired as to what will be done with the lower property. He
questioned as to where the access will be to the lower lots behind the
houses on Main St. . Water will also dump onto these lots if there is not
water retention on the proposed lots.
MR. FELTZ MADE A MOTION TO RECOMMEND APPROVAL OF THE PRE-APPLICATION CONCEPT
AS SUBMITTED WITH SPECIAL CONCERN GIVEN TO STORM WATER, STREET WIDTH AT
66 FEET, AND ALSO GIVE CONSIDERATION TO THE OTHER GENERAL COMMENTS MADE DUR-
THE DISCUSSION. MR. STEWART SECONDED THE MOTION. A ROLL CALL VOTE WAS
TAKEN.
STEWART - YES FELTZ - YES GRONER - YES
PRICE - YES BEAUDRY - YES
MOTION CARRIED UNANIMOUSLY.
Unincorporated Boundaries
Chairman Groner stated that he received a letter from the Plano Plan
Commission stating that they would like to hold a joint meeting to discuss
the boundaries between the two cities on Rt. 34. Mr. Clarage stated that
he had contacted Plano regarding this several months ago advising them that
there is interest with the City of Yorkville and that Mayor Davidson would
contact them regarding the matter. He believed that this was a follow up
letter from that conversation. Mr. Clarage stated that this study actually
goes back eight to ten years to study common boundaries, drainage boundaries,
etc. . He suggested that the letter be forwarded to the City Council to
see whether they would like the Plan Commission to be the entity to discuss
this matter with Plano. A different body may be designated to work on this.
Mr. Clarage is the City Planner for Plano.
Mr. Hayden stated that getting the comprehensive plan updated is very much
in the City Council's plans. Mr. Feltz felt that the Rt. 34 Corridor studies
would have been effective if the municipalities had met once every year. He
felt a study should be done with Plano and also Oswego to show that there is
interest. Mr. Beaudry felt that Oswego may be more urgent due to the rapid
growth on Rt. 34 out of Naperville.
Mr. Stewart suggested that greater concern be given to annexing neutral land
in between cities rather than force annexing small properties in town. He
proposed that some type of a deal be made with owners of land that may be of
value in the future to the City. He envisioned that Bristol would one day be
a part of Yorkville. Mr. Feltz reported that a few years ago there was go-
ing to be a big development in Bristol, and they were going to run a sanitary
sewer to it. He felt that the topographic grade would be good to run sewer
i s
1/28/86 - p. 4
and water to Rt. 34 & 47. He perceived that expansion would be easier to the
north on Rt. 47 with Model Box and then leaning to the Bristol area. This
area may develop more quickly then to Plano. Plano has a natural barrier
to the east where the creek is which may be a handicap. Route 47 may also
be the quicker way to the tollway. Blackberry Creek could also serve as a
natural storm which runs all the way to Bristol. The grade is there also.
Mr. Hayden felt that the sewer would be the major thing. Mr. Feltz advised
that they may need larger sewers because they will not be able to keep adding
onto the existing 12 inch sewers. Mr. Stewart did not feel that the City
would have to shoulder the whole expense.
Mr. Clarage reported that other communities have made pre-annexation agree-
ments with farm owners, and they state in them that the municipal taxes will
not be levied for a certain period of time. The City may give them the zoning
of their choice. Mr. Clarage advised that if the City were to solve some
of the problems for the land owner, he may be more willing to negotiate, and
then the City can provide contact locations, and then help market the
property and improve the value of the land by making it a part of the City.
Once the land is incorporated, the City could apply for storm, water, and
sewer grants, and they could show that it is part of the City's plan. The
City could then start planning for engineering. Mr. Clarage suggested that
the Commission recommend to the City Council that they start proceeding on
that basis with special emphasis given to the north. This project may fall
under economic development. The City could send letters out to land owners
stating that they have a proposal that may be of interest to them. The
City should try to sell itself.
Mr. Feltz stated that the City would need a good comprehensive plan. Mr.
Stewart felt that some of the boundaries should be determined first to give
them something to work with. Mr. Clarage suggested that the City spend
60 to 90 days to annex property to see if there is interest. The first
quarter of 1986 would be a good time to begin making contacts.
Mr. Clarage reported that there is a bill that will allow other taxing
bodies to waive assessments to establish a tax base. Some municipalities
have gone to the school districts and help the developer to lobby for a
waiver in fees and convince them that it will be an increase in the tax base
for the area,,and if they do not accomodate the person, he may not locate
in the area. The State Legislature is trying to change the law to include
not only industrial,but also commercial. Many developers are not familiar
with this, and the City can assist them by putting the pieces together ahead
of time by annexing the property, giving them the zoning they want, changing
the value of their property from farmland to possibly commercial, not charg-
ing city levies for an alotted period of time, helping them go to other
taxing bodies for waivers in fees, and let them know that the City is pro-
viding a service, and it will not cost them anything. Mr. Stewart felt that
this may be easier now because of the down economy.
Mr. Woodworth stated that Wackerlin owns the property out to behind the
Legion, and he may like to annex. He is waiting for someone to run the
line for the sewer out there. If the City wants to build, they should be
running the line out to the property. Mr. Hayden felt that the City would
like for the Sanitary District to run all the main interceptors. Mr. Woodworth
felt that the City should work with the Sanitary District to take the
initative of running the line and taking the property.
r ,
1/28/86 - p, 5
MR. STEWART MADE A MOTION THAT THE COUNCIL CONSIDER A PROGRAM TO EXPAND ON
THEIR PRESENT ANNEXATION PROGRAM TO SELECT SOMEBODY FROM THE COUNCIL OR WITH-
IN THE CITY TO DEVELOP PERSONAL CONTACTS WITH LAND OWNERS ADJACENT TO THE
CITY, IN PARTICULAR, NORTH ON RT. 47.
SUCH CONTACT IS TO EXPLAIN THE ECONOMIC BENEFITS TO THE LAND OWNER TO
ANNEX INTO THE CITY (WITH SPECIFIC REFERENCE TO TEMPORARY WAIVERS OF
MUNICIPAL LEVY AND OTHER INCENTIVES THAT WOULD NOT HURT THE CITY ECONOMICALLY
BUT WOULD BENEFIT THE CITY'S GROWTH OVER THE NEXT TWO OR THREE YEARS) TO
FOSTER ECONOMIC DEVELOPMENT AND GROWTH SO THAT WORK MAY BEGIN ON A COMPRE-
HENSIVE PLAN,
THE COMMISSION IS ALSO IN FAVOR OF THE COUNCIL TO WORK WITH SURROUNDING
COMMUNITIES, NAMELY, PLANO AND OSWEGO, ON THE BOUNDARY STUDIES.
MR. FELTZ SECONDED THE MOTION. ALL MEMBERS WERE IN FAVOR.
Mr. Clarage suggested that a person be designated to go to the assessor's
office and pull the names on each of the tax parcels for the property to the
north, Mr. Hayden stated that the City Attorney has contacted several
properties which are outside of the city.
Minutes
Mr. Clarage suggested that the motions in the minutes be put in capitol
letters to highlight them. Mr. Hayden suggested that headings be put on
each subject discussed.
Special Meetings
Mr. Stewart questioned as to who calls the special meetings. Mr. Groner
felt that it was the City Council, and he has discussed the matter with the
Mayor. The members did not feel that they should be counted as absent from
the special meetings on the attendance records. They set the fourth
Tuesday aside as their meeting date, which is why there has been the
difficulty in establishing a quorum at the special meetings. Mr. Stewart
inquired as to who is paying the planner to come to all the special meetings.
He felt that the special meetings are called to zone for dollars. He did
not think that it was right for the City Council to call special meetings
due to special interest groups for tax dollars. He felt that the regular
meetings should not be cancelled due to the fact that there are many items
which they may discuss. The Commission felt that the chairman should be the
only body to call special meetings and cancel regular meetings. The
Commission also asks that the City Council be more considerate of their
time. The Commission does not get paid for their time, and they would like
to keep it that way. Their objective is to look out for the good of the
community. If special meetings continued to be called, they will have a
difficult time getting a quorum, and in the long run, they may lose
board members.
Meeting Starting Time
The Commision would like for the meetings to begin at 7:00 p.m. . Chairman
Groner stated that he would contact the City Clerk regarding this.
Mr. Stewart made a motion to adjourn. Mr. Feltz seconded the motion. All
members were in favor. The meeting was adjourned.
Q01g--
Debbie Robertson, Rec. Secretary