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Plan Commission Minutes 1977 11-22-77 f YORKVILLE PLAN COMMISSION YORKVILLE ILLINOIS 60560 Dr. Robert Coleman Lawrence Langland James Kenton Robert J. Mahoney Harold Feltz Fred Dollman Dale Woodworth Mary K. Price Steve Franks Minutes of the Regular.Meeting of the Yorkville Plan Commission 22 November 1977 Public Hearing — Petition for Pre—annexation — Bristol Station — James Stark Chairman Robert Coleman called the meeting to order and requested that anyone wishing to speak for or against the project could have three minutes to express their views. Michael Svanvick asked why the project would be an advantage to the area. Attorney James Wilson asnwered that this would be a different development from a shopping center and that there would be individual businesses,such . as doctors, lawyers and other professional services. He said there was good future planning and off street parking. Svanvick asked why another area of this kind was needed when Countryside Center has vacant buildings. He said there would be possible traffic congestion on Rte. 34 with two developments so close together and that they would be taking good farm land away. Attorney Wilson answered that with off street parking there should not be congestion on Rte 34. He alos stated that this is a country of free enterprise and that other developments should not be prohibited because another has vacancies. Mr. Fred Schneider asked if a buffer zone was required between business and residential zoned propertys. Mr. Wilson answered that there was a forty foot set back off Walnut Street. John Schneider asked who would own to Walnut Street. Wilson answered that much of the buffer zone is trees and that none of the trees would be destroyed. Frank McKeever stated that he would prefer B-1 zoning to mulitple zoning. Mr. Bob Thomas stated that he would much prefer Mr. Stark than someone we don't know. He said he had spoken to Mr. Stark about a doctor's office or clinic. Rosemary Pact,or asked if this zoning could be changed after it was voted in. Chairman Coleman responded that it could not except by vote of the zoning commission and the city council. Mr. Clarage then gave a summary and noted that the zoning ordinance required a fifty foot set back. He said the proposed B—.';; area showed a forty foot set back and recommended that there not be any waiving of set backs or waiving of any other conidtions set by ozdinance. Mr. Mahoney made a motion to close the hearing and was seconded by Mr. Langland. All present voting aye. Public hearing closed. Chairman Robert Coleman called the regular meeting of the Yorkville Plan Commission to order. Those in attendance were Dr. Coleman, Mr. Mahoney, Mr. Fetlz, Mrs. Price, Mr. Dollman, Mr. Langland, Mr. Woodworth, Mr. Clarage and Mr. Bushing. Mr. Mahoney moved to approve the minutes of the October meeting and was seconded by Mr. Langland. All present voting aye. Motion carried. James Stark — Briston Station — Amended Petition for Pre—annexation agreement and Zoning Amendment Mr. Wilson spoke first representing Mr. Stark. Mr. Langland noted that Paragrsph 5 was verbatum of the Woodworth project. Mr. Feltz asked if the only entrance was off Rte 34 as shown on the sketch. 2 — November 1977 He stated the Route #34 Corridor Study had concluded that there should not be a lot of access roads off Rte 34. He pointed out that the petitioner owned the Market Place which adjoins the proposed development and asked if it would be possible for one entrance and a frontage road. Mr. Wilson responded that there would be no additional entrances other than shown on the proposal. Mr. Mahoney suggested that all entrances be combined with one access road to Rte 34. Mr. Clarage stated he could not see a two year agreement on the plans. He also recommended a compromise could be reached and that the streets could be changed to forte foot widths thither than 33 feet. Mr. Woodworth said he just wanted to be sure that the street width would be adequate and that we would not wish later that we had insisted on wider streets at this time. Mr. Stark was aking for 33 foot widths for the roads and if this caused a traffic. jam who would then correct the problem. Mr. Wilson felt that 33 feet would be adequate but that he would suggest to Mr. Stark regarding wider widths and that he felt that Mr. Stark would be cooperative. Mr. Clarage said that 56 feet was proveded at the entrances and that he would recommend that forty feet should be used as a turning lane, and than leave the rest at 33 feet as shown. Many were afraid that semi trucks coming in to deliver would have difficulty in turning around to get out of the development and also that the roads were too narrow for cars to pass. Mr. Dick Morrow stated that when he built he felt he had adequate space but found that semis had difficulty turning around to get out and that he had bought extra space to correct that problem. Mr. Wilson stated that all that was needed now was pre—annexation and that all other questions such as streets:v etc, could be worked out later and that nothing would be done for at least five years. Mr. Feltz moved to approve the petition for pre—annexation with the considerationd. of road width and access to Route 34 and be forwarded to the impact study committee and city council. Seconded by Mr. Dollaman. All voting aye. Motion carried. Tom McNelis — Subdivide Acreage at end of Olsen and Walter Streets Attorney Tom Grant representing Mr. McNelis askei for this to be tabled to the next meeting. Pre-application Conference — Mr. Metzger — Yorkshire Estates Attorney Tom Grant representing Mr. Metzger noted that there was not sufficient water to the development. He said they will provide one walkway servicing the area which would be well lighted. Mr. Clarage suggested that there be an easement between lots to provide an option for another crossing to the south of the suggested wal',Iway. Mr. Grant stated they will provide a pedestrian bridge and an easement to extend White Fawn Court. Mr. Clarage stated there was a question on the 30 foot slope. Mr. Grant said the plan of procedure would depend on the water extention and that he would return to the plan commission at the January meeting. RanIZ, Ericksen — Final Proposals. Attorney Grant representing Mr. Ericksen stated that the zoning board of appeals had voted a variance regarding set backs in order to reduce the density. Mr. Langland moved to authorize the plan commission chairman to sign the agreement to execute the final plat of the subdivision upon the recommendation of the confirmation that the city council has approved the subdivision and the vacation of Powers Court along with the city engineer's approval. Seconded by Mr. Feltz. All present voting aye. Motion carried. Chairman Coleman stated there would be no December meeting. Mr. Feltz moved to adjourn the meeting and was seconded by Mrs. Price. Meeting adjourned. • _ 3 — October 1977 Meeting r Mr. Woodworth asked if they went with the 80 foot right—of—way and specified a thirty—three foot paved portion for a road, could a variance be granted. Mr. Clarage stated that a thirty—three foot road would not be acceptable at Routes 34 and 47• Dr. Coleman stated he felt most plan commission members desired the eighty foot right—of—way and that as the ordinance required a fifty—six foot road, the petitioner should talk to the impact study committee and city council regarding a variance. Mr. Wilson asked that if with the exception of paragraph e, the plan commission members would accept the rest of the petition. It was indicated that they would although it was felt that the petitioner would also have problems regarding accesses. At the request of Mr. Wilson, the members were then polled regarding this: Mr. Mahoney— yes; Mr. Feltz — a qualified- yes he felt they showed too many accesses to Rt. 34; Mr. Langland — yes; Mrs. Price — yes; Mr. Kenton — yes; Mr. Woodworth — yes; Mr. Franks — yes; Dr. Coleman — yes. Mr. Wilson requested that they be placed on the agenda for November. 77.27 Pre-Application Conference — Mr. Metzger Attorney Tom Grant introduced Mr. Richard Metzger of Classic Land Consultants and Mr. Andy Ballestra, their project coordinator to the plan commission. The land to be developed is a 71 acre parcel located on the eastern most portion of Yorkville and with the exception of an approximate ten acre parcel is located within the corporate limits of the city. Yorkshire Estates, the proposed name of the development, will contain 71 single family lots zoned R-2. He stated there was a grade drop of 100 feet north to south and 70 to 80 feet east to west and the property was very wooded. They plan to have all custom homes and in order to enhance the rural setting wish to dispense with curbs, gutters and sidewalks. The average lot size is over 36,000 square feet which they want to improve with sewer and water. Mr. Metzger stated that because of the unique character of the land, they hoped the plan commission would allow the variation regarding curbs, etc. He then passed out Comparable Densities of Recent Subdivisions In And Near City of Yorkville to all members. Mr. Andy Ballestra stated that a great deal of care and effort had been made in the planning of this development because of its unique character. He stated the existing creek would act as a natural barrier. He then showed an aerial photo of the property. He said they were not looking for high density as the topography of the land would prohibit this. He said they wanted side road ditches and used Crooked Creek as an example of a subdivision with large, wooded lots. Mr. Ballestra said the storm water run—off would be fast, but would not be increased too much because of the large lots. He said the natural slope varied from 8 to 15 per cent. Mr. Clarage stated that if a waiver were given they might need a paved ditch in :, ome places for erosion control. Mr. Feltz stated the property had a high potential for erosion. Mr. Metzger stated they wanted to try to retard the water where it fell and thus to slow down the velocity. When asked how children would get to school, Mr. Metzger replied either up Van Emmon to Mill Street or up Rte 126 to Mill Stree:.,. When asked by Mr. Clarage if they would provide pedestrian crosswalks, they responded affirmatively. Mr. Langland said they would have big water problems and that they should look very carefully at this point as we already know what can happen to the creek when the water is high. In the past, water has gone over Van Emmon Street. They would - 4 - October, 1977 Meeting have to satisfy the city engineer regarding this problem before we would approve anything. Mr. Mahoney asked if they had any plans for dedication of green areas other than the lots themselves. Mr. Metzger responded that he felt the lots were adequate. It was noted that a zoning change was also being requested as it is now zoned for 2 1/2 acre lots. The front part of the property now ha§ multiple zoning and there are about twelve acres which need to be annexed. Mr. Clarage stated someone would have to provide lighting at pedestrian crossings. Mr. Feltz stated that neither Van Emmon nor Rte 126 would be suitable for school children to walk on. There would either have to be bus service or walkways would have to be provided for them. Mr. Mahoney said that with 71 lots, there would have to be some green area. Mr. Metzger stated that he was aware of the land and/or cash contribution ordinance and would comply with it. He said they were asking for the variations from the subdivision control ordinance regarding curbs, gutters and sidewalks as these expenses would be too much for these lots to bear. He said streetlights would be included. Mr. Langland said he did not see how the absence of curbs; would enhance the country atmosphere. It was decided there were two main problems to solve regarding water and pedestrians and it was suggested that their planner should study these problems and come back to us with his possible solutions. Mr. Clarage said they would need two pedestrian easements and a pedQstrian bridge. Mr. Metzger asked that all plan commission members physically inspect the property before the next meeting. Mr. Grant stated his client, Mr. McNelis would consult with Mr. Metzger regarding a walkway. He said they would come back with a preliminary plat to accomodate a twenty foot dedication for a walkway. 77.28 Randy Ericksen - Final Proposals - ReSubdivision Attorney Tom Grant stated that on 15 November 1977 the zoning board of appeals was to meet to consider the variation to allow 13.3 rather than 12 units per acre on three lots. On 17 November 1977, the hearing regarding the vacation of Powers Court is to be held and he plans to return to the plan commission on 22 November to get final approval of the final linen. He said that on Lots 4 and 6, the widths of the lots at the building lines are inadequate but that this will be corrected. He said the following items had been corrected: 1. location of streets is now shown 2. sidewalks are shown 3. direction, size and distance to water and sewer lines are shown 4. curbs and gutters are indicated 5. Utility easements are shown - He stated that on the final plat, the utility easements follow contours so they would be off the dedicated road. He also said a new water line easement between lots 4 and 5 was shown. 6. Mr. Ericksen will assume complete responsibility for the surfacing of Powers Court. He is joining with Mr. Loftus in a petition to vacate and later re-dedicate Powers Court, Mr. Feltz then moved to recommend to the city council that a variation as to allowable density on Lots 4, 5; and 6 be granted increasing the density from 12 units per acre to approximately 13.3 units per acre if the setback problems can be resolved. Seconded by Mr. Franks. A roll call vote was taken as follows: Mr. Mahoney - yes; Mr. Feltz - yes; Mr. Langland - yes; Mrs. Price - yes; Mr. Kenton - yes; Mr. Woodworth - yes; Mr. Franks - yes; Dr. Coleman - yes. • - 5 - October 1977 Meeting r All present voting aye. Motion carried. 77.29 Robert Mahone - Rezoning Lots 14 and 15 - Countryside - Special Use Nursing Home to B-1. Also Lots 207 and 208 Cannonball Trail, rezoning from Agriculture to R-1 Mr. Robert Mahoney asked to be excused from his duties as a member of the plan commission and stated he would abstain from any vote. He stated that lots 207 and 208 consisting of 5.24 and 5.25 acres located at Cut-Off and Faxon Roads are zoned agriculture and because of this only one building permit could be obtained because of single ownership. Because the property is located within one and one half miles of the city, he must appear before the plan commission for approval. He said the land was not tillable and that under separate ownershipp there would be no problem in getting building permits for both lots. He said that Lots 14 and 15 are adjacent to the nursing home (south) and that he wants to change the special use zoning to B-1. He stated he was considering a doctors clinic for the property. Mr. Langland moved to state in the minutes that Mr. Mahoney appeared before the Yorkville Plan Commission asking for re-zoning of the property described above and that there were no objections. Seconded by Mr. Woodworth. All present voting aye. Mr. Mahoney abstaining. Motion carried. Mr. Franks moved to adjourn the meeting and was seconded by Mr. Woodworth. All present voting aye. Meeting adjourned.