Plan Council Minutes 1997 09-25-97 r
UNITED CITY OF YORKVILLE
Committee Minutes -Planning Council
Date of Meeting: September 25, 1997 Location: 111 W. Fox Street
Time Convened: 9:30 am Time Adjourned 11:20 am
Attendees:
Jim Nanninga Mike Steck
Joe Wywrot Bob Williams
Tim Fairfield Mike Hitzemann
Matt Fiascone John Spenader
Terry Majlen Chris Glick
Tony Graff Ralph Pfister
Paul Somers J.T. Johnson
WHITE OAK ESTATES
Wywrot stated that he had reviewed the revised plat and it looks like a good document. The
remaining unresolved issue is sidewalk that is included in the letter of credit for this unit. Also
there is no mention of trees in the engineers estimate, and I don't believe they were particularly
excluded, but they are not indicated anywhere. None were listed for this subdivision, and none
were shown on the preliminary plan. Nanninga stated the issue of the trail needs to be addressed.
Steck stated he would like sidewalks on both sides of the street rather than having a nature trail
and preferred going back to the original ordinance written at the time White Oak came in.
Nanninga stated this presents a problem as some residents want that trail, and the City sent letters
to all residents stating we can only enforce what was approved. Steck stated he had met with
Tony Robinson&will work with him on the western part and are close to what we believe the
trail should be there. There is an easement here and all of that has been conveyed to the
homeowners association. He agreed to clear trees and make a path of wood chips or lime stone.
In the other area,- cutting into the hill to put in a path would cause erosion. It would be located on
home owners prperty in part of this area. It would not go around the pond, it would just go in
and end. Walkers would have to turn around and go back.
The club house has been sold, and he shows emergency easement access. It doesn't state "path".
They could change the wording. They had a lawsuit at the railroad crossing and so they cut it off
at the tracks due to the liability.
Wywrot stated that if we vary from the preliminary plan then we need to petition to modify it.
Steck stated he can't answer for Tony Robinson. Nanninga stated we could have a meeting here to
resolve this. Graff stated that since you are asking to vary, you need a public hearing. Steck
agreed we are getting closer as one side is resolved. The other side is not resolved and probably
won't be. The only real issue is if it can be looped. Nanninga stated the best suggestion is to
apply for a variance and have a hearing. There are no trail issues on unit 4. Steck stated that they
would put up a letter of credit to move forward. Nanninga stated he thought that was reasonable.
Page 2 -Planning Council Meeting Minutes 9/25/97
Steck stated that on unit 1, 2 and 3 there is no letter of credit due to the sidewalk vs. trail issue.
J.T. Johnson stated that historically Planning Commission wants all issues resolved before it goes
to them. We are holding them up because it wasn't done right in the first place. Nanninga stated
this will be in the minutes that go to Planning Commission so they will know. Steck stated that
the sidewalk is a City issue but the trail is a homeowners issue. Nanninga stated that the letter of
credit is still a City issue whether it goes to sidewalks or trail and it will put people more at ease.
Pfister asked how the amount was determined. Nanninga stated it is based on the cost of
sidewalk as they cost the most. Steck stated chips. Nanninga stated asphalt lasts and the other
materials wash out, and if it goes back to the preliminary plan then it is paved. Wywrot stated this
will go to Planning Commission.
Nanninga asked about landscaping. Wywrot state there is none on the plan. Nanninga stated it is
by ordinance. Steck stated it was approved at that time and there was no mention of trees. J.T.
Johnson stated it was in the annexation. Wywrot stated the annexation agreement stated it should
meet the requirements at the time of final plat. Steck stated they would put the requirement in the
homeowners contract agreement& specify each homeowner put in trees. Nanninga asked if
everyone agreed on allowing them to put it in the contract for the homeowners. Pfister stated he
had a problem with the City enforcing Homeowners agreement. Hitzemann asked how that
would work. Nanninga stated it would be required prior to the occupancy permit. Hitzemann
asked if the City can enforce an agreement between the homeowners. Pfister stated there are still
places where trees and sidewalks have never been put in. J.T. Johnson stated that developers
have been on the hook before for these improvements, and then once that expires we are left with
improvements still not done. Pfister stated that when you have their letter of credit you have the
control.
SUNFLOWER ESTATES
Nanninga asked Wywrot if he has reviewed their new plat. Wywrot stated he has reviewed the
first version of the plat and sent the comments to them. Most issues were easements, lot numbers
and turn around extension. There wasn't anything big,just little stuff. The biggest being
extending the R.O.W off of the unit. Spenader stated that if everything is addressed that
eliminates the plat from further discussion. Nanninga stated we still have these other items,
landscaping and covenants and restrictions. The big thing is the traffic study.
Wywrot stated that he questions catch basins vs. inlets. Spenader stated they would plug catch
basin. Wywrot asked Glick about landscaping. Glick stated they need some trees in the parkway.
Wywrot stated the City doesn't allow trees in the parkway, they need to be in a band 4'to 7'
behind the parkway. Glick asked about islands in the cul de sacs. Wywrot stated they have been
eliminating islands for snow plowing purposes. Glick suggested putting a curve into the berm so
it isn't just a long straight one, and a little more massing of the trees. Spenader stated that would
work for most of the berm. Glick asked if there was a berm along the road. Spenader stated no,
that the site detail would show that area. Glick stated he would get his comments to Spenader.
Fiascone stated the comments need to be based on the ordinance as this is not a P.U.D. Also the
extension of Greenbriar was negotiated at length at City Council and the result was we don't have
Page 3 - Planning Council Meeting Minutes 9/25/97
to put in any further improvements, we have to pay our $36,500. Just sidewalks and that is it.
We aren't required to extend Greenbriar any distance anywhere. As to your comments about
extending that to the west, we went all through this, and finally agreed we were not required to
do anything. We went through parkway trees, streetlights, everything. Wywrot stated we went
specifically through streetlights, landscaping and parkway trees. I don't think this extension was
discussed in the agreement. Fiascone stated wasn't that part of Greenbriar's responsibility?
Wywrot stated no. Fiacone stated that was the point of that agreement so we would not be stuck
with things that were their responsibility. The point was we defined what we would do, we made
an agreement and paid $36,000. and that was the agreement. . Nanninga stated he agreed. That
also was his recollection that Greenbriar should have built those things and somehow got out of it.
Kramer has told us that when it was extended west they would have to do it. Wywrot stated
roadway and watermain are currently on the plan. Nanninga stated he agreed that the road was
an issue for Greenbriar. J.T. Johnson stated that Greenbriar was responsible for this half of the
road and the owners on the other side of the road were responsible for that side of the road.
Wywrot stated here is the agreement signed by Bob Johnson, we don't have one signed by both
parties. The agreement states the following:
That Petitioner will install a 5' sidewalk on south side of Greenbriar Road
beginning at Petitioner's western property boundary and continuing to Petitioner's
eastern property boundary(excluding the A and R Trucking Company, Inc.
property). This sidewalk will be installed as the frontage is developed (i.e. the
residential portion at the time of residential development and commercial portions
at the time of commercial development).
Other than the above stated improvements and Petitioner required percentage
contribution to Greenbriar Road, (which, if paid, does not exceed $36,500.),
Petitioner will have no further obligation for any of Greenbriar Road improvements
including but not limited to streetlights, landscaping, parkway trees, etc. "
Fiascone stated he could sign it right now. Wywrot stated what you are saying is that the
watermain would go to here, the sidewalk would go to here, but not the roadway . Nanninga
stated that is my opinion. Wehrli should have done it, but got out of it. J.T. Johnson stated by
the same token, I understand part of it, but not all of it. One man came in and put in all of that
roadway, in fact past that point and yet he gets no recapture off of that, and the developer has
dumped a pile of money into it. Fiacone stated he does get recapture, we have an agreement to a
contract and we are paying $36,500. If City is not satisfied with those improvements then they
should take that $36,500, and use it to bring it up to their standards or as close as they can, and
not only that but he got free right-of-way from the adjoining property owners to do this thing.
We didn't get anything for 40 feet of right-of-way that is on our entire property line. J.T.
Johnson stated that you benefited. Fiascone stated that if we had gone through condemnation we
would have gotten fair market value for that, and that was part of our contribution to the road.
J.T. Johnson asked if this part of the road cost more than $36,500? Wywrot stated it would be
about that. J.T. Johnson stated that in the future it would be tough to get someone to put that in.
r
Page 4 -Planning Council Meeting Minutes 9/25/97
The only other access would be off of Route#71. Fiascone stated it should have been Wehrli's
and why were we required to dedicate the right-of-way at that time? If it wasn't supposed to be
his they would have stopped the right-of-way right at Wallace Drive. Hitzemann stated when you
said Wehrli got away with not extending it the rest of the way, was that something in writing, or
did we just not enforce them to build it? Wywrot stated the engineering plans were never
approved. Nanninga stated they would talk to Dan, and agreed it should have been done, and
asked for other issues. J.T. Johnson stated the watermain and the sidewalks, that might be it.
Graff asked are you going to require a sidewalk on the west side? Wywrot stated yes, and Ron
will put in sidewalk on this side. Fiascone stated we can work out timing on this later.
J.T. Johnson asked about the corner lot requirements. Wywrot stated there is no specific
mention of corner lot situations regarding the direction the house faces. Wywrot stated the back
yard becomes a side yard. Wywrot stated he has checked the zoning book and it does require a
bigger back yard on a corner lot.
Nanninga stated that to go to Plan Commission they will need the plans and Wywrot's letter of
review. Fiascone stated they will shoot for it with plans as up dated as possible if Joe will do a
letter of review. All agreed.
AUTONATION
Nanninga asked Paul Somers to walk everyone through the schedule and site plan for
AutoNation. Somers stated that AutoNation is the sole subsidiary of Republic Industries. They
are constructing a number of retail facilities around the US and in the Midwest, to sell
reconditioned used automobiles. They have one is in Downers Grove, Elgin, Gurnee and
Milwaukee.
In each region they construct a regional reconditioning facility. Here they are developing a
regional reconditioning facility north of Remline and to the south of the railroad tracks on the
west side of Route#47 and across from Amurol. They will completely recondition used and
rental cars that are no more than 5 years old and have under 75,000 miles on them in a 165,000
square foot facility. They will do whatever is needed to recondition each car. This includes
engine work, re-painting and body work.
They will have 50 office white collar jobs and 350-400 plant jobs starting with 250 in the plant.
They will have a 24 hour a day guard station. They will have about 15 offices and a larger open
office area. Coming into the reconditioning area will be the paint booths, and then go to the
mechanical area, continuing to misc. areas. and then they digitally photograph each car. It is then
digitally transferred to the site where it will go to be sold.
Pfister asked if the zoning is M-1, where they have other reconditioning facilities and what kind
of paint and chemical waste they will have. Somers stated existing facilities are in Houston,
Texas, Atlanta, Georgia and Cincinnati, Ohio and one in Florida. The paint booths have a filter
system and he would check on the sanitary waste volume. You can stand next to a car
Page 5 -Planning Council Meeting Minutes 9/25/97
and spray paint and not get any on you. He presented the proposed Elevation plan and showed
the site moved to the rear of parcel. This shows only a preliminary landscape plan. Hitzemann
asked if this area would be fenced. Somers stated it would be completely fenced.
To give you some background, I am with Lincoln Properties, and we are helping AutoNation get
started in the Midwest. They are out of Florida. Nanninga asked about their construction
schedule. Somers stated they are pushing hard to get final engineering plans for review coming in
5 days on 9/30. They want to be under construction in October and have their pad in before bad
weather.
Nanninga stated that we have made application for a $500,000. grant to loop this watermain from
Cannonball and 47 down to Countryside Center and 47 so that we can create a loop and make a
better water system. We have a good chance to get it, but the problem is timing. AutoNation is
in a hurry, (The grant would be a revolving loan, and we told them we would put a recapture on
this water main. We would then put those recaptures into a revolving fund so that the next
developer coming into Yorkville could borrow against those funds through a low interest loan.)
Pfister asked about the wage level. Somers stated the average of the 50 office personnel is
$50,000. The plant personnel are mostly hourly employees with an average in the $12.50 to
$14.80 range. They will not be transferring any personnel to this site except maybe a couple
management people. They will set-up a trailer personnel office and immediately start by hiring
approximately 350 people for their start up.
Nanninga asked about traffic entering and leaving. Also AutoNation will be developing the
industrial road to 39' the full industrial standard. He has been working with Somers to help out
with that with some Utility Tax or perhaps some future sales tax to try and help them with the
cost. Hitzemann asked if there is a connection to Remline for an exit in an emergency situation.
Wywrot stated they need a traffic study. Somers stated IDOT has said they do not see a reason
for a traffic signal. He expected it would be a right turn lane. Wywrot stated turn lanes are
already in for Amurol, and would serve AutoNation also. Fairfield asked what their truck volume
will be per day. Somers stated about 10 trucks. Nanninga stated he has heard that it is more like
18. Somers stated they have contracts with National and Alamo for their rental cars, but they
don't own the trucks, so they won't be sitting around waiting. Fairfield stated that Amurol has
been a problem with inadequate parking. Graff stated they had gone in there and designated
some of the parking as a fire lane and it has improved since then. We need to look at parking, as
the parking standard isn't high enough to handle the overlap in shifts and the arrival and departure
of cars, and could cause a problem.
Somers stated their water use will be 20,000 to 30,000 gallons. They do have a car wash and
laundry facilities but they will treat and re-use water. Wywrot stated we need to look at the
numbers again, as it looks like you may be a little shy in the water detention areas, by about 10%.
Basically there are three ponds that serve this parcel as well, and it looks like the storm system
will be able to convey a ten year storm even when these ponds are full. You will need to check
Page 6 -Planning Council Meeting Minutes 9/25/97
with the state on the capacity of this downstream sewer to see if it will handle those flows.
Storm sewer routing will need some fine tuning. We do need some storm water overflow, and
that will be the greatest challenge as you need to provide for an overland flow for storm flow
assuming that all these storm sewers are blocked. The problem here is there is just a depression
there now with no outlet at all, and your property line goes right through the middle of it. It is a
logical place for a pond, but your overflow routing should not go to that depression as it is off
site. It somehow needs to go over to the parking lot and on to pond A.
We need to see field tile report. Has there been soil boring reports done here? I walked along the
railroad tracks and there are low spots where the water doesn't flow very well. I am assuming
that we should be able to pick them up with the storm sewer and bypass them. We need to see
some storm sewer outfall and bypass them..
We do need to see existing watermain and sanitary sewer shown on here. One plan did show
them, but not very well. I am concerned with the watermain along the west side. That is a big
watermain, and right now it shows you are putting a berm on top of it, and we don't want that, so
you need to verify that.
Right now your erosion control plan shows this site as being entirely free of any construction
activity. To me it makes sense that you are going to use it as a staging area and therefore you
need to show some erosion control for it also. If we allow grading before we will need
letter-of-credit.
Nanninga asked Glick to take a look at the site for landscape planning. Wywrot stated there is an
additional issue. We have an ordinance requiring no more than 4' in a detention pond, you have
about 4 1/2' here to 8' here. Its a lot of water. Maybe that additional depth may be OK due to the
lack of residential in the area. Wywrot stated they will need more extensive landscape plan.
Hitzemann asked if the berm will create a pond on the other side. Wywrot stated the preliminary
shows the opposite. Hitzemann stated he was concerned with the railroad underpass and storm
water. Nanninga asked if Somers has talked to IDOT about discharging into their new storm
sewer. Somers stated this was about to be done. Wywrot stated it probably cannot handle the
volume. Nanninga asked for comments. Pfister stated we are close to needing a water tower out
there aren't we? Nanninga stated that further development to the north of the tracks will need a
water tower due to a single feed. With the water looping proposed via the grant it is not
imperative with this development.
Somers stated that regarding scheduling, they will be issuing engineering plans on Tuesday 9/30,
and will be looking for your input at the next Plan Council meeting. Wywrot stated they will need
three sets of the Site Plans. Pfister stated he would like full a set of civil plans. Wywrot stated if
they want to expedite, then they should submit plans to the Fire Department as well for their
review. Somers stated they are hoping to pull the grading permit, and asked what is the next
step? Nanninga stated the next step is to come back with revised landscape plan and civil plan
Page 7 -Planning Council Meeting Minutes 9/25/97
which is needed late next week for Plan Council on 10/9/97. Then they could go on to Plan
Commission in November.
Graff asked what Republic Industries was on the NY stock exchange. Somers stated they were
on RII. The principle is from Chicago and former owner of Blockbuster and Waste
Management. Sold his interest in both to start this.
Adjourned.
Minutes by Sandy Marker
♦ 4
CITY OF YORKVILLE
PLANNING COUNCIL
SEPTEMBER 25, 1997
SIGN IN SHEET
PROJECT
NAME (PLEASE PRINT!) REPRESENTING PHONE #
74 ire
S53
MATT �iAstolX I rsv4oui,— y it
e ,� 0- X53-1�3d
Vo
a I r ✓
�I'U LPC, 3� _�o -S/70
VA-T.-