Plan Commission Minutes 1979 11-27-79 YORKVILLE PLAN COMMISSION
YORKVILLE ILLINOIS 60560
Dr. Robert Coleman Lawrence Langland James Kenton
Robert J. Mahoney WW%FfW KZ-PR% GF6W
Harold Feltz Fred Dollman Dale Woodworth
Mary K. Price Steve Franks
MINUTES OF THE REGULAR MEETING OF THE YORKITILLE PLAN COMMISSION 27 NOVEMBER 1979
Chairman Robert Coleman called the November meeting of the Yorkville Plan Commission
to order. Those in attendance were Dr. Coleman, Mr. Mahoney, Mr. Feltz, Mr. Langland,
Mr. Beach and Mr. Clarage. Mr. Feltz moved to approve the minutes of the October
meeting and was seconded by Mr. Woodworth. All present voting aye. Motion carried.
79.32 Petition for Annexation and Re-Zoning - Wildwood Subdivision
Attorney Dallas Ingemunson representing Northern Trust of Chicago, owners of the
property to be known as Wildwood Subdivision, introduced Mr. Robert Bailey, vice-
president of Northern Trust and Mr. Richard Selleg, a land lanner from St. Charles,
Illinois. Mr. Selleg presented a General Development Plan/Preliminary Plat of the
property which is bounded by Rts. 47, 71 and 126. He stated that surrounding land uses
are industrial, residential and farming land. He said there was a Co—nonwealth Edison
right-of-way through the property which followed an old railroad track system. He said
the property, consisting of approximately 226 acres was adjacent to the city of Yorkville.
He said there was no emphasis on rushing the development; that full development could
take up to ten years and that they would not begin for two or three years. They
proposed expansion of the industrial area with a limited manufacturing area (M-1) located
on the northwest section of the property containing 66 acres with a single controlled
access to Rt #47• Badger Street would also be extended from the Industrial Park to
connect with their property. East of the Con Ed easement would be an open space system
consisting of either a public park or privately owned open space owned by residents of the
subdivision which is to be left in it's natural state. There is also to be a system flowing
through the subdivision to be used as bicycle or walking trails. To the east of the property
will be a B-1 category to allow construction of a controlled service center. To the
south, there is a 9.9 acre parcel to be zoned R-4 for a condominium project and 26.5 acres
to be zoned R-4 for apartment and condominium developments. Mr. Selleg stated they do not
envisage large traffic movements out of the property. He said in the R-3 area, there will
be an intercircumferential road system with an egress and ingress point at Rt. #126 and
an extention of the road leading through Crooked Creek Subdivision. He stated there
would be 206 single family lots on 114.816 acres zoned R-2. It was noted that the area
designated on the map as R-3 should properly be zoned as R-2. Mr. Selleg stated this
would be changed.
Mr. Feltz asked if they had made any density projections. Mr. Selleg responded
they will go through this when they go before the Impact Study Committee.
Mr. Dollman noted that our ordinance states a density of 12 units per acre in
R-4 zoning and they are asking for 20 units per acre which would require a variance.
He also stated that our ordinance requaires an 80 foot roadway width rather than 66 feet
as shown.
Mr. Feltz then inquired about installation of streets, curbs, sewer systems, etc.
Mr. Selleg responded they would provide a sanitary sewer system acceptable to our
city engineer, full water service, streets, curbs and gutters. They want a compromise
on sidewalks - to provide only one sidewalk and none in the cul-de-sacs.
Attorney Ingemunson stated they will commit themselves to open land development and
that they will agree to provide any reasonable items.
Mr. Mahoney stated that it was not the job of the plan commission to ask for these items
We should be shown their proposals in advance which we would then either approve or reject.
( 2 ) November, 1979
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Mr. Selleg stated that all items would appear on an amended document.
Mr. Feltz noted that in this subdivision, the final developer would not necessarily
by the preliminary owner. Mr. Selleg responded this was often the case with developments
with a large land area. Mr. Woodworth asked if the original developer was. responsible
for all improvements. Mr. Selleg responded negatively, that the city could deal
with a number of different developers before the project was completed. Mr. Dollman
asked what effect this development would have on Crooked Creek. Mr. Selleg stated
that according to law, they can not increase the discharge from the property. He said
all engineering drawings would be shown with the final plat and said their planned open
space would slow water discharge and further that they are proposing several small
detention areas.
Mr. Dollman stated we required a soil and water conservation report from Mr.
George Hinman's office.
Mr. Woodworth stated that it has to be determined who will run water and sewer lines
to the property as a small unit owner could not afford to do this.
Mr. Clarage stated that a development with 206 single family units and 730 multiple
units was very heavy in multiple density. For a request of over 700 multiple units, he
said the city should be especially concerned with the esthetics of the area, size and
cost range of the units and have an idea of what housing market the developer was
trying to reach. He said that more back up was needed to justify their request for this
number of multiple units which may be excessive at this time for the city. Concern
should also be directed towards traffic flow. Regarding single family lots with only
9,000 square footage, he felt granting this might set a precedent as the city expanded
south. He said the general idea was that this should be a low density area and that any
increase in density should have more documentation before approving a preliminary plat.
He stated he approved of their concept of open space within the subdivision.
Mr. Selleg suggested that they bring their proposal to the Impact Study Committee
before returning to the plan commission.
A number of residents of Crooked Creek Subdivision were present. Chairman Coleman
asked for their comments.
A resident stated he felt there was a need for more exits otherwise Crooked Creek
would get excessive traffic. Another resident stated people would use the Crooked Creek
road because it was easier and faster.
The owner of Lot 5 in Crooked stated that with such small lots, the drainage to her
property would be greatly increased. The owner of Lot 21 stated that water already
came through in a rampage in the spring and that it would be greatly increased if this
area were developed.
Mr. Selleg responded that engineering could solve the water run off problem.
A Crooked Creek resident stated that if this development were annexed to the city,
they would be completely surrounded by the city and asked if they would be forced to
annex. He stated he did not wish to be annexed to the city.
Attorney Ingemunson noted that the proposed street connecting Wildwood to Crooked
Creek did not have to remain in the plans.
Mr. Dollman then moved that the plan commission forward this matter to the Impact
Study Committee and was seconded by Mr. Mahoney. A roll call vote was taken with all
members voting aye. Motion carried.
Dr. Coleman announced that because of the holidays, there would be no plan commission
meeting in December.
( 3 ) November, 1979
Alderman Beach announced that the Kane—Kendall Development Co. will assume all
responsibilities for Yorkshire Estates Subdivision and that they will appear before
the zoning board of appeals on December 10, 1979• He also stated that the developers
of the McHugh property have requested that any interested plan commission or city
council members visit a dry detention property located in Arlington Heights in January.
Mr. Clarage stated that the Illinois Supreme Court has ruled that if a development
is within 1 1/2 miles of the city and refers to itself as a Planned Unit Development,
then the city's subdivision control ordinance would not apply. He suggested twat
the City of Yorkville adopt the PUD ordinance b� reference and incorporate it within
the Subdivision Control Ordinance. He suggested that the city attorney look into
this matter.
Mrey Price moved to adjourn the meeting and was seconded by Mr. Woodworth.
All present voting aye. Meeting adjourned.
Betty uston, Secretary