Plan Council Minutes 1998 01-08-98 UNITED CITY OF YORKVILLE
Committee Minutes -Planning Council
January 8, 1998
Meeting Location: City Conference Room
111 W. Fox Street
Time Convened: 9:30 AM
Time Adjourned: 11:00 AM
Attendees:
Jim Nanninga 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
Tony Graff Police Department/City of Yorkville
Chris Glick The Lannert Group/City of Yorkville (arrived at 9:45 AM)
Gregg Gabel Inland's Landmark Center
Dan Bauer Inland's Landmark Center
INLAND-RE-ZONING OF LANDMARK CENTER PARCEL/ROUTES #47 & #34
Greg Gabel presenting the plans for Landmark Center near Route#34 &Route 947 stating that
this parcel is zoned B-3 and B-1, there seems to be a discrepancy on the map as to whether it is all
B-1 or all B-3. Nanninga stated that while the Comprehensive Plan changes are dated 12/4/97,
the changes have been an ongoing process for quite some time, and these changes also went to
the Competitive Community Initiative Committee.
Gabel stated that this is viable commercial that they propose to develop it to include a grocery
chain store. There will be a re-configuration of McHugh Road. The interior will be R-4 on the
interior with 2 major access roads along with the new road alignment to serve the grocery area.
There will be residential that will meet City codes so they are just asking for a zoning change for
the residential portion. Bauer stated that this had been the zoning for many years, they just want
to bring the rooftops closer so as to spark additional growth. Nanninga stated that the grocery
store will spark other commercial. Bauer stated that the grocer wants the rooftops close to them
for pedestrian traffic. Gabel stated that they want the density close. Pfister asked what would
come first commercial or residential. Gabel stated it is hard to know which would come first,
though they hope to start with the commercial.
Johnson stated the right-of-ways they are showing on this plan are not adequate for multi-family,
the City needs that much room for plowing, etc. They are showing 50' and it should be 66'.
Nanninga stated that Chris Glick is the one that needs to comment on this plan, for any
recommendation to the Planning Commission. Gabel stated that 66' right-of-ways are not a
problem, but asked if private roads are allowed, and are there any in the City. Johnson stated the
City has one, but over the years they have not worked out well.
Plan Council 1/8/98 -Page 2
Chris Glick arrived at 9:45 AM late due to the snow and bad roads.
Nanninga stated that even though the effective date on the Comprehensive Plan is 12/04/97, it has
been in progress for a long time and all updates were finally all finished. Gabel stated this had
been shown for years as with the zoning showing high density filtering down to low density on the
Comprehensive Plan. Johnson stated this was brought in 1974 as commercial. Gabel stated their
reason for wanting this zoning is to create some residential to support the commercial along the
highway (Route#34). Pfister asked if the Eagle Grocery was locating there was realistic. Gabel
stated yes. They want the residential there also. They planned on 8 units per acre. Nanninga
stated that town homes have just been reduced to 5 per acre. Gabel stated they had planned
combined B zoning uses.
Nanninga asked if they were looking for a transition from townhomes to apartments. Gable
stated they are with combined B uses. Wywrot stated that B-2 is on the outer end and B-3 is
along the outside. Nanninga stated there 96 units are coming in soon in an area that is the old R-2
at Countryside. Gable stated that we believe in the plan.
Johnson stated that there is no sense in talking, I would like to see it go to the planning
commission. Nanninga stated that the commercial is starting to come.
Gable asked if the City is saving this for commercial. Nanninga stated that it is the best corner in
town. Nanninga stated the City is looking for that corner to serve the whole city even if it takes 5
years. Gable stated Eagle want close residential for pedestrian traffic. Bauer stated that we will
let Eagle speak for themselves. Nanninga asked if they have said they won't come without it.
Gable stated that it is a comment that we can't ignore. Bauer stated that nothing has happened
with this parcel since Inland has owned it. Graff stated that we are looking at 500 or so
residence.
Johnson stated that if this does go, the landscaping will have to be stand out as it will be the first
thing people will see coming through town. Nanninga stated that we should consider town homes
to the south and commercial to the north, and go to planning commission with the plans
presented. Any other comments?
SHELL/WENDY'S SITE -Review& Comments
Shell/Wendy's new plan is to be submitted. Wywrot stated this is for Rt. 47 & 34 N. West corner.
Shell/Wendy's haven't submitted their plan for consideration.
In reviewing, we have to bring the water's main valve across. We need approvals for the
following:
IDOT to approve the driveways. Ordinance states that you need 25' for the driveway. Johnson
stated the ordinance needs to be changed, 25' is intended for residential.
Plan Council 1/8/98 -Page 3
Wywrot stated that we need the storm sewer re-routed, and some extension. IDOT needed on
curb cuts, and they need to move this light pole.
Wywrot stated in regard to detention this site is tight compared to the industrial site. Detention
with vertical retaining walls with chain links 5' high looks bad and collects garbage and weeds
along the fence, and there is no way to keep it mowed. Johnson stated it could be underground.
Wywrot stated that we should replace the chain link with wrought iron, something that serves the
purpose and would be more attractive. The grassy area adjacent to the theaters would also serve
the purpose. Johnson asked if they own that ? Graff stated that the theater has plans to expand.
Why do we need detention when the sand dries so fast, even in heavy rains? Pfister stated that all
the green area was originally designated as detention and now they are building on it. Wywrot
stated that this is what causes flooding down stream. Graff asked if he meant the flooding by the
creek near Kritzburg. Wywrot stated yes. Graff stated that you can't make detention look nice
with a fence. Wywrot stated that it could be covered. Johnson stated that it would still look bad.
Wywrot stated another option would be a cash contribution and build detention somewhere else.
Johnson asked where can you do regional detention. There are no buildings from there to the
creek, they have built on hills and the school owns most of that land now. It would not be a
good place. Wywrot stated yes, I agree Johnson stated that the service area stops at the peak of
the hill. Wywrot stated another option would be a smaller pond with a restriction of 4".
Calculating the pond size based on 4" could make a ditch more shallow. Johnson stated that
detention becomes a catch all with junk and garbage, an underground could be covered with dirt
and grass. Wywrot stated yes, but it would be expensive. How can you make the side yard an
exceptional landscaping? Johnson stated that paving everything, you'd lose run off and have a
little strip of green on the edges. Wywrot asked if IDOT would allow detention in the
right-of-way here? Johnson stated yes, with heavy landscaping. Wywrot stated I agree it has to
meet state requirements other than detention.
Wywrot stated there should be a grease trap at the shell. Johnson it is a slow area. Wywrot
stated the parking should be 50 stall parking with 2 handicapped and should also be well
landscaped.
Pfister asked if they would have a car wash. Wywrot stated yes.
Graff asked about lighting? Wywrot stated they need a landscape plan and lighting plan. Graff
asked the number of pumps they would have. Wywrot stated 3 with a 4th in the future. Johnson
stated they would have a 20' high I.D. sign.
Graff asked if they had 150 psi for water. Wywrot stated yes, with a small line they shouldn't
have a problem passing the test.
Pfister stated Amoco had a crew that in cleaning out the trap and had allowed 2,000 gallons of
sludge go down the sanitary sewer with no one knowing. We were able to find out who it was
Plan Council 1/8/98 -Page 4
and fined them $2,400. It's a felony. Graff stated that it is a crime and the P.D. has talked about
checking these services when they are working here in town. Wendy's will have 1 & 1 sanitary.
Single 2" water tap goes into Shell. Single service for 3 users. We may want them to cut a
hydrant line. Wywrot stated there will be a B-box at car wash to have single service. Johnson
asked about a shut off for each service. 1 meter for car wash, 1 service for Shell building, meter 2
shut off in basement. Wywrot stated there will be a separate sprinkler inside Shell building.
Dettmer stated they can they can run 4" separate service for sprinklers. Wywrot stated they
should make a cut for a hydrant and maybe 1 additional one in between these two along the west
property line for better access. Graff stated that it would be a good idea since they would need to
service 2 extra buildings, and then the hydrant is closer to the tank locations, but the Fire
Department should also look at that.
Wywrot stated they also show a little storm sewer that isn't needed. Johnson asked if they have
any elevation problem? Wywrot stated that "I think they can eliminate it."
Graff stated that the P.D. would like to see lighting vs. landscaping and camera positions because
at their other location, the south camera at the doors can't detect license plates.
Nanninga asked if there were further comments, with none then this can go to EDC, with the
basic plan O.K.
Adjourned
Minutes by Sandy Marker
CITY OF YORKVILLE
PLANNING COUNCIL
JANUARY 8, 1998
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