Plan Council Minutes 1998 02-26-98 a f
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UNITED CITY OF YORKVILLE
Committee Minutes -Planning Council
February 26, 1998
Meeting Location: City Conference Room
111 W. Fox Street
Time Convened: 9:30 AM
Time Adjourned: 11:20 AM
Attendees:
Jim Naninnga City of Yorkville
Joe Wywrot City of Yorkville
J.T. Johnson City of Yorkville
Bob Williams R.E.I./City of Yorkville
Ralph Pfister YBSD
Robert E. Lee Lee Re-zoning Project
Tim Fairfield BKFPD/EMS
Tony Graff Police Department/City of Yorkville
Chris Glick Lannert Group
Mike Hitzemann BKFPD/Fire
Joe Hammer Morris Engineering
Mike McCurdy McCurdy Re-zoning Project
Len Dreas Fox Highlands
Dean Edmeier Fox Highlands
ROBERT E. LEE RE-ZONING
Robert E. Lee asked the function of the Planning Council. Nanninga replied that it is department
heads who look at specifics(e.g. is there water, sewer, etc.), but the planner is here too.
Lee stated that the property is located at 1111 S. Bridge Street, Yorkville. He also stated it is
zoned for office with B-3 uses such as retail zoning. He also added that 806 warehouse has had
difficulty selling and is trying to get it more marketable by seeking a B-4 zoning.
Nanninga stated that B-4 zoning allows anything. Lee stated that it will allow new car
dealerships, etc., but B-3 has only three uses and therefore makes it too restrictive. Nanninga's
rebuttal was that B-4 has uses that we wouldn't want.
Glick asked Lee if he would come to see us if he had someone with a more specific use. Lee
stated that he would rather go somewhere else. Johnson asked if the Planning Council is
supposed to be concerned with zoning. Nanninga replied that the minutes go to the Planning
Commission, but for most of us zoning is not an issue here. Johnson stated we need to be
restrictive due to the sewer. Graff discussed CarStar& the high standards that were met.
Plan Council 2/26/98 -Page 2
Glick inquired about the surrounding uses. Lee stated office, new fire department, Coenly family,
M-1 and recreational B-3. Glick then stated that he would rather have use before changing the
zoning. If they allow B-4, the City could get something we don't want. Lee replied buy it.
Nanninga stated that is why zoning is there as B-3. Lee stated that it makes it impossible to sell.
Glick stated bring a use forward first before we change the zone because we won't know the
impact on surrounding uses or the property itself and it may be disruptive. The purpose of zoning
is to minimize uses
Mike Hitzemann stated make it B-4 now for auto dealer for zoning special use. Graff stated the
dilemma is we have a mixed code. Most places have auto dealership in B-3. Some of the B-4
uses, e.g. utility co yard, wouldn't be good there, but some would be okay. We should probably
re-examine the B-3 code. Nanninga agreed with this. Johnson stated it was supposed to be all
automotive when established. We wanted B-4 on outskirts. Lee stated he thought it should be
okay for trucks. Graff stated that we have a concern and he thinks we need to market it for retail
sales.
Lee once again stated that B-4 gives more options. Actually, M-1 would be logical. Graff stated
that looking for better solution than B-4. Zoning should not impact neighbors. Residential is
moving in on neighboring properties. Glick stated that it depends on use again. If someone
approached then we would say okay for special use. Lee stated that would take three years.
Nanninga stated not with something favorable. Graff asked Glick to make a recommendation that
the Planning Council provide the minutes to the Planning Commission. The Commission could
then make a recommendation to the City Council.
MCCURDY RE-ZONING
McCurdy stated that his plan involves four acres that he wants to re-zone in order to build. Joe
Hammer is doing the engineering. The four acre lot has been owned for fourteen years. Re-zone
-build house. He wants to change to three houses: two houses on 1/2 acre lots and one house
on a three acre lot. The land is on septic and city water.
McCurdy is talking to Ralph Pfister and they want him to change to city sewer. He will tap his
septic tank to city sewer. Ultimately, all three houses would have city sewer and city water.
Nanninga asked who will own lines. McCurdy stated that each owner will have his own pump as
Joe Wywrot would rather have it this way and J.T. Johnson wanted three lines to tie into city
sewer. At this point, Johnson stated that legally they have to tie them into city sewers. Wywrot
stated gravity to SE sewer that goes in on ComEd might be an option. There was agreement that
this would be looked at.
McCurdy's lot is wooded and this could be hard to do. Now you have to have one acre for septic.
McCurdy asked if he had to have sewer or if he could get a variance. Pfister stated that it was not
his call if sewer is within 200 feet. Wywrot wants three lines and the City to not own them.
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Plan Council 2/26/98 -Page 3
Nanninga stated that if the property is to be subdivided it has to be in the City. Johnson agreed
that those lines are only as good as the people who maintain them. He also stated that he doesn't
mind lift station with back-up power, etc. He doesn't have a big problem. Nanninga stated that
the City will get called whether or not it's owned by the city. Johnson stated that gravity is still
the best way.
Wywrot stated he talked to EPA and if they pump to common main, city will have to take it over.
McCurdy stated he would sign a statment obligating property owners to maintain the pumps.
Johnson stated that he was not sure that gravity would work. Nanninga asked how will we work
this. Johnson stated that we always want big acreage, but that isn't what happens. Nanninga
asked if every home has to have its own line all the way back. Johnson replied yes. Wywrot
stated that each service line would be 400 feet and we could do it with clean outs. Pfister stated
that the ordinance doesn't say that. Johnson stated that at that time they can. McCurdy stated
that it is 190' from property line to sewer main on Washington Street.
Pfister stated that a small lift station might be okay. Johnson stated we have one now that has
several failures every year. Nanninga stated that a single line is to be on our main on easement
and then they split to three lines. He also stated that we need to investigate.
Johnson is concerned with drainage when it over flows. The engineering is pretty significant.
Hitzemann stated there are other issues such as the 115 feet driveway. McCurdy stated 130 feet.
Hitzemann asked about location of last hydrant. Wywrot said 40 feet from end of the street.
Johnson raised another concern regarding the cul-de-sac radius. McCurdy stated we looked at
this as a split.
Johnson stated that a variance of subdivision ordinance and a drainage/sewer and a variance those
are big issues. McCurdy stated that the Plan Commission didn't have a problem with the concept.
Johnson stated that we have already had to clean-up the gravel and debris. Discussion ensued by
Johnson and McCurdy about the current flow of water. Tile has to be found. McCurdy replied
so what you're saying is that what I'm doing could flood other neighbors. Nanninga asked
McCurdy if McCurdy was saying he had addressed the problem. McCurdy discussed past
problems and how the situation has since been addressed.
Johnson stated that we need a utility easement to allow the City to get in there. Nanninga asked
20' easement. Johnson stated that's what he was thinking. Ditch and culvert only if we want to
make it right. Pfister stated that we did pump some basements when the tile backed-up. Johnson
stated that is has to be looked at closely if the storm water gets to the end of the street and we
need easement for the future. Hitzemann when excavating we need to watch closely for field tile.
Johnson stated that back lot lines go through vacant lot.
If the City were to do this, it would go all the way to the creek or through trees. Wywrot stated
that when the City widens and improves the street, we will need easement to handle the water.
Planning Council 2/26/98 -Page 4
McCurdy wanted to know the use of the easement. Wywrot stated that it was the standard utility
easement that he's looked at in subdivisions. The city sewer needs to be three lines to the city
sewer. Letter of agreement would be appropriate to abandon and tie into sewer when line is
available in back.
Glick asked if in the very long run someone would re-subdivide, and from a land planning
standpoint, a better lot size and remove some of these problems. Johnson talked about subdivision
standards. Wywrot stated that there should be a broad enough storm sewer easement to
discourage re-subdividing. Nanninga stated that any such re-subdividing would require a
variance. Glick stated that saving the garage could cost more in the long run.
Nanninga stated that the cul-de-sac is in our standards. Johnson said McCurdy was advised to do
this twelve years ago for a cul-de-sac. The zoning book doesn't allow you to grant variances
without meeting specific things. Nanninga said you're asking for this from the standpoint of
firetrucks. These are tough issues. Subdivisions require sidewalks. The City Council has to
address these issues. McCurdy stated that no one will be walking there. Johnson stated that this
is a subdivision. Johnson stated that the Planning Commission looks at technical review. Wywrot
stated that he will do a report and the Planning Commission and the City Council will have to
make the final decision.
Johnson stated that if fire department and EMS are happy with access and if Wywrot is happy
with storm sewer, but it is still bending ordinance. Wywrot stated that we need more definition of
how and where. Nanninga asked if McCurdy has looked at sanitary sewer and immanent sewer in
back. McCurdy asked if there is something specific. Nanninga stated I think we should look at
this now. Sewer is not iffy and he is starting in May. We need to let him know what we want.
Graff stated that legally it doesn't meet the requirements. Wywrot stated that a temporary septic
should go in until the line goes in. Pfister stated no septic tanks in the city limits. Wywrot stated
three individual long water lines. Graff stated that we are going against ordinance to do this.
Nanninga stated that we are not within standards. Come in with a PUD. We have to address
sewer issue because it is not fair to let this go. McCurdy stated that he was confused.
Wywrot stated that the plan is not ideal. There are plans in town like this and it would be best to
be into sewer when line goes down ComEd. Graff stated back one more time. Nanninga stated
should go to back. Does Planning Commission feel that way? Johnson stated that no problem
with subdivide except that technically it doesn't comply with the subdivision ordinance.
IIitzemann stated that fire dept won't raise an objection to long private driveways. Graff stated
that there is a minimum on driveways for firetrucks.
Glick commented build other two homes with different lot configuration. Nothing is standard on
here to meet subdivision ordinance. This is a variance again. There are other ways to do this if
you sacrifice this garage.
Planning Council 2/26/98 -Page 5
McCurdy stated that the whole intention was to build a new home and one other house to
eliminate future re-subdivision. Comments are there for Planning Commission. Johnson stated
that out lot would address future re-subdividing. Wywrot stated that width of drives go to 12'.
Hitzemann said that 12' is much better. Nanninga asked for any other new comments. Wywrot
stated that there are several options and all have pros and cons. His next memo will be a report.
Chris Glick left at 11:00 AM
FOX HIGHLANDS - OFF SITE SANITARY SEWER
Edmeier gave some catch-up information. January ComEd: 60-90 days and will start laying
sewer. Working with Len and we have three points on sanitary line. Replacing gravity sewer
proposed with Siebert. Wywrot stated that existing sanitary down street on Deer Street. Sanitary
sewer is small force main one topic. Sewer in other direction. Temp line. Sure with it. Johnson
stated that we might need permits from IDOT.
Wywrot stated that fire department building will go to same manhole. Fairfield asked how long
would be temporary. Edmeier stated that eventually to Hydraulic with rest of sewer. Dreas
stated that PVC but in proximity of, change with valve in spots, 4" main. Hitzemann asked when.
Dreas replied this summer. Hitzemann concerned about trenches in driveway. Dreas stated they
will be in& out. Dreas also stated they will incorporate into plan.
Discussion about pea rock. Hitzemann stated that he couldn't believe Beaver St. was ever built
without any gravel. Be careful about base as it will disappear. Wywrot stated to make sure pipes
go in first. Edmeier stated that before he gets to this point we will be in and out.
Nanninga stated that if Edmeier is slowed down we could put in pipe. He then asked if we could
go force all the way. If our sanitary is in good shape we can. He asked if there were any
objections to going force all the way. As the sewer continues, this will be phased out. Dreas
asked if we were locked in on easement plan . We asked because we could move things.
Edmeier stated if city lives with this. Nanninga stated that it will be real hard to change it now. It
could add two months. Edmeier stated okay, we're done.
Nanninga asked if there was anything else on Edmeier. There were no other questions.
OTHER BUSINESS
GREEN-BRIAR
Wywrot stated water main loop will rarely transport water, but is needed to keep pressure in the
subdivision. Comments on some minor items. Location of property. 10'utility easement on the
Planning Council 2/26/98 -Page 6
back side, off to west. Have to hug that easement. Talk to Langland, but he won't be happy.
No good way to do it. Hug the easement and tunnel past tree. Put valve back there. Station
hatch. OSHA safety equipment. Purpose of valve is to solve the problem of too high pressure on
the main. Valve allows water to flow in both directions if it needs to. How does it function?
Wywrot answered that if it is closed and it if senses pressure on Eliz, it would open and allow it to
go in. Keeps pressure in mains @ 30-35 psi and maintains for fire, etc.
Compromise of 500 GPM. Hitzemann stated that's okay for residential. Nanninga asked when.
Joe stated we don't know because we need to get approved and get EPA approval. Johnson
stated that it is same can as in industrial park. Wywrot stated that all you will see is a hatch and
an exhaust vent. Johnson stated that E.F.I. did ours last so it should be the same. Nanninga
asked if there was a key lock. Johnson answered yes. Graff asked if we can add an alarm on it.
Johnson stated we can get to water from this. Graff asked how do we know if it fails. Johnson
answered there are many ways.
Nanninga asked if there was any additional business.
Adjourned
Minutes by Sandy Marker
CITY OF YORKVILLE
PLANNING COUNCIL
February 26, 1998
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