Plan Commission Minutes 1976 04-27-76 r
YORKVILLE PLAN COMMISSION
YORKVILLE ILLINOIS 60560
Dr. Robert Coleman Lawrence Langland James Kenton
Robert J. Mahoney if&jXU FRRW&)
Harold Feltz Fred Dollman Dale Woodworth
Danny Hanback Mary K. Price
MINUTES OF THE REGULAR MEETING OF THE YORKVILLE PLAN COMMISSION 27 APRIL 1976
Chairman Robert Coleman called the April meeting of the Yorkville Plan
Commission to order. Those in attendance were Dr. Coleman,, Mr. Mahoney,
Mr. Feltz, Mr. Dollman, Mr. Hanback, Mr. Kenton, Mr, Woodworth,, Mrs. Pricey
Mr. Clarage, Mr. Beach and Mr. Ericksen. Mr. Mahoney moved to approve the minutes
of the March meeting and was seconded by Mr. Kenton. All present voting aye.
Motion carried.
76.7 Proposed Riding Academy and Stable — Don Drobac — Tabled from March, 1976
Mr. Don Drobac and his attorney Dave Dyer were present at the meeting.
Dr. Coleman passed out a letter from Mr. Drobac stating his ir_tentions for the
stable. Mr. Drobac showed a drawing of the property which included location of the
buildings, pastures,, etc. and also an aerial photograph of the property.
He stated that he now has parking for ten to twelve cars and that he is in the
proce.ks of removing some fences in order to accomodate twenty—five cars. He
stated that the main barn was seventy feet by twenty feet and the smaller was
fifty by twenty feet. He presently has twenty box stalls and has room to add
ten more stalls. He said the large barn has a floor which is half dirt and hal'T
cement and the smaller barn has an all dirt floor. He stated he had approximately
six acres which he felt was adequate. Mr. Mahoney stated that the county
veterinarian had indicated that there should only be one horse per acre on poor
land. Mr. Drobac stated that the horses would be fed in the stalls and would only
be taken out for brief exercise periods. Responding to a question regarding the
actual number of horses he intended to boards he stated he would have a total of
twenty—five horses — five of his own, fifteen boarded horses,, and five
transient (for sale or breeding) horses.
Mr. Dollman asked why the documents had not been submitted to the plan
commission ten days in advance as had been requested. Mr. Dyer stated that he
had gone on vacation and had been unable to contact Mr. Drobac.
Mr. Dollman asked why they did not have a soil and water conservation
report from George Hinman. Neither Mr. Drobac nor Mr. Dyer responded to the
question. ". Dyer said a licensed engineer had looked at the stream on the
property and that the county board had requested it be fenced off. Mr. Drobac
was going to fence off forty feet on either side to help with the drainage. Mr.
Dollman stated there have already been complaints about the smell from the
horses now there. Mr. Woodworth said there was no grass on the property and
that drainage could be a problem. Mr. Drobac said all manure would be hauled
away from the barns so there would be no drainage problem there.
Mr. Dollman said he didn't feel the plan commission could take any further
action on the request until they received the soil and water conservation report.
He then moved to table the request for a special use permit until the
May, 1976 meeting with the provision that the soil and water conservation report
be submitted at that time. Seconded by Mr. Hanback. A roll call vote was taken
with all members present voting aye. Motion passed.
_ 2 _ April meeting
a
76.8 Michael Morey - Madsen Construction Company on Senior Citizen Housing -
Petition to Re-zone
Mr. Michael Morey representing the Madsen Construction Company, Madison,
Wisconsin, submitted to the plan commission 1) a Plat of Survey 2) a Plot Plan and
3) a Copy of Option Agreement between Ter-Jac Construction,, Inc., and Madsen
Development Corporation. They are requesting a zoning change from the present
R-2 classification to R-4 in order to develop the property for low-income
housing for the elderly under a federal program sponsored by the Department of
Housing and Urban Development. The Madsen Construction Co. plans to construct
housing for the elderly not only in Yorkville, but also Planog Mt. Morris,
and Oregon, Illinois. The subsidy comes from the Housing and Urpan Development
Department and the initial morgage money comes from the Illinois Housing Development
Authority. He stated that the site they have selectedg lots 20, 21, 22, 23 and
24 at Countryside Center,, is the best and most suitable site for such housing in
the area. They are also requesting the following variances: 1) density of 13.9
units per acre rather than 12 units per acre and 2) 26 parking spaces rather than
2 parking stalls per unit.
Mr. Morey introduced Dick Edwards, an architect with the firm of Sie6Priedt
Johnsong Edwards AIA Architectsv who described the plans for the building in detail.
He stated it would be a fifty unit building with one and two bedroom apartments on
three and one half acres. The center would have one story with two, two-story
wings extending from each side. The exterior would be brick with wood siding
to accent the windows. The common area includes a large lounge areap a community
room with a kitchens lobby, office, crafts rooms laundry,, and a patio to the rear.
The apartments consist of a large entry closets dining area and living room, kitchenq
a hallway with an area for bulk storage leading to the bedrooms and bathroom.
There is also a two bedroom apartment attached to one end of the building which
will be used by a resident custodian.
Mr. Edwards stated the five lots surround a cul-de-sac on Dickson Court and that
the one hundred and twenty-five foot diameter blacktop area on the cul-de-sac
would be unattractive in front of the building and that they would like to use
a portion of the cul-de-sac for parking.. They proposed having only twenty-six
parking stalls as studies done by HUDD and other agencies indicate that elderly
persons do not own as many cars as the average apartment dweller.
Mr. Dollman stated there was property in the subdivision already zoned R-4
which was adjacent to the property they wished to have re-zoned. He wondered why
they did not want this property. Mr. Jack Purcell stated that the property
presently zoned R-4 included eight and one half acres and that the Madsen Cc.
did not require this much land. He also, said the property they wished to re-zone
was within walking distance of the shopping center which was an important consideration
Rev. Rezash of the Yorkville Congregational Church, Wbo was present along with
about thirty interested personsv stated that successful completion of this project
would help solve three basic problems common to elderly people - housings
transportation and nutrition. He stated that the Kendall County Senior Citizens
Council are presently providing transportation for senior citizens to different
shopping centers and other locations. They are now working on a program to
provide one balanced meal per day not only for the persons residing in this
buildings but throughout Kendall County. He said Kendall County has the need for
about 200 housing units and that he already has over seventy five persons signed
up for future housing. He felt that with this project,, all three problems
would successfully be solved.
_ 3 _ April Meeting
In response to a question regarding any possible violation of set back
requirements, City Abtorney Fred Dickson said there was a difference between a building
lot and a zoning lot and that he felt the new zoning would meet the definition
of a zoning lot according to the code.
Mr. Feltz stated that he agreed with both the objective and the need for such
housingo but questioned the R-4 zoning request.°rather than Special Use.
He also inquired as to landscaping plans by the builder. Mr. Morey said that
although this is a privately owned venture, subsidies are involved because it is
for Senior Citizens and rents will be determined on a sliding scale according to a
person's ability to pay. He also stated that a landscaping plan would be
developed by a landscape architect as soon as affirmative action was taken on
their request.
Chairman Coleman asked if any objectors to the project were present at the
meeting and received no response from those present.
Responding to a question from Mr. Dollman regarding future maintenance
Mr. Morey stated the construction would be high quality and that the caretaker
would live on the premises. Trash shoots will be provided and all trash will
be contained in the building. Mr. Morey also said the following Life Safety
features under- the BOCA Code would be installed: 1) A one hour fire rated enclosure
in each apartment 2) smoke detectors 3) a sprinkler system in the trash room
4) an alarm in each apartment connected'to a nurses call station on the first
floor and 5) smoke doors and walls.
Mr. Woodworth moved to accept the petition to rezone lots 209 219 229 23,
and 24 of Unit 4 in Countryside Center Subdivision from R-2 to R-4 with the
following variances: 1) the density be changed from 12 units to 13.9 units per
acre including the vacation of the cut-de-sac 2) only twenty-six parking stalls
be provided. Further that the petition be forwarded to the Zoning Board of
Appeals. Seconded by Mr. Mahoney. A roll call vote was taken with all members
voting aye. Motion carried.
76.9 Statement of Economic Interest - Ethics Forms
All plan commission members have turned in the forms.
we5
Mr. Dollman moved andAseconded by Mr. Mahoney to begin summer hours for
the May meeting. The meeting will begin at 8 P.M.
Mr. James Clarage passed out copies of an example of a Land And Cash
Contribution Ordinance which would require developers or subdividors to provide
land and/or cash contributions to local taxing bodies for such things as
school sites, forest preservesq fire stations, libraries or other municipal
sites. Mr. Mahoney stated he felt the commission members should have more
time to study the ordinance and moved to place this matter on the May
agenda. Seconded by Mr. Kenton. All present voting aye. Motion carried.
Mr. Kenton moved to adjourn the meeting and was seconded by Mr. Dollman.
All present voting aye. Meeting adjourned.