Plan Council Minutes 2009 08-20-09 d OOD
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Plan Council
August 20, 2009
Attendees:
Joe Wywrot, City Engineer Travis Miller, Dir. Of Comm.Development
Anna Kurtzman, Zoning Coordinator Sgt. Donald Schwartzkoph, Police Dept.
Brendan McLaughlin, City Administrator Bill Dunn, EEI (9:30 am)
Jackie Dearborn, Civil Engineer
Guests:
Deborah Cox, RWJ Management Brian Plautz, Premier Land Surveying
Dave Hene,Northgate/JR Yorkville (10:30) Tom Hartnett, SAC Wireless (10 am)
Craig Knoche, Knoche Engineering (10:30)
The meeting was called to order at 9:00 am by Joe Wywrot.
The June 30, 2009 minutes were approved after corrections.
PC 2009-13 RWJ Yorkville LLC -Preliminary plan, Final Plat
Deborah Cox said her company is an AM/PM franchise. In 2008 when the BP station
was put up for sale, it did not include the property the restaurant is on. The two properties
were adjoined together so that BP am/pm would have space for a car wash. BP has
attempted to lease the restaurant. The company is hoping to sell the restaurant
for a music business in the front of the building and a restaurant to operate in the rear.
The ZBA has made a recommendation for City Council approval on August 25th for a
setback variance on this property. The plat can only be voted on at Plan Commission and
City Council if approved if the variance has been approved. Staff is holding the meeting
today with the assumption that the setback variance will be approved on the 251'.
Anna Kurtzman stated that on Lot B/2 the corner side yard, rear yard and internal side
yard, if adjusted, would give the petitioner a larger buildable area. Joe Wywrot would
like the easement language for the cross access easement along the eastern lot line, which
the surveyor will send to him. The petitioner will not be required to submit a plan.
The petitioner should check with IDOT for easement or conveyances for the Route 47
project. The pedestrian easement for the trail should be shown on the plat. The surveyor
showed staff a covenant that stated the BP will build a sidewalk along Route 47 and a
trail along Route 34, and would commit to paying for these two items.
The variance must be approved by City Council on August 25 before the plat can be
revised for votes before plan commission and City Council.
PC 2009-14 SAC Wireless LLC- Special Use
This tower will be located in the Yorkville Business Center. Dimensions should be
listed on the drawings(sheet C-2). The minimum requirements apply to the tower
setbacks and the equipment cabinets setbacks, individually. Anna Kurtzman needs a site
plan showing all buildings, structures and accessory buildings to insure that the lot
coverage in this B-3 district is no more than 50%. This should include the acreage of the
entire proposed site.
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The petitioner will be moving the structure and cabinets a couple of feet to the east, to
accommodate the 20 foot side yard setback.
Joe Wywrot would like to be assured by the developer that the separation between the
mono-poles and the Com Ed wires meet the standards. The underground easement has
no room for additional utilities. SAC needs two 4" conduits elsewhere. The city's
utilities, within 100 ft. of the tower, should be shown on a larger scale- and in the lease
area also.
It was suggested that the petitioner could consider an adjustment to the site plan 30'
wide access easement. Ms. Dearborn says a general access easement might be more
appropriate to this site for a defined route to the tower.
The variance request before the ZBA board will be revised to reflect a 99 feet variance,
so the tower will be a total of 199 feet high, not 180 feet. The petitioner will need to
write a letter for the ZBA committee, reflecting the height change. Travis Miller stated
that there should be a submittal for an inventory of all tower sites north of the Fox River.
The tower should be finished in a neutral or galvanized finished. The detail should be
revised to provide an opaque fence. Mr. Miller will check the site and change the
verbiage regarding landscaping comment.
A table should be provided giving the distance from the nearest residential structure,
vacant residential platted lot, and residential zoning district. In addition the table should
show the distance from closest major highway right-of-way.
A narrative should be turned in to Travis for the public hearing and packet.
This will be at the September 9 Plan Commission.
PC 2009- 11 Midco NorthQate LLC - Preliminary plan, Final plat
David Hene stated that the preliminary plan and final plat application petitioner will
now be JR Yorkville LLC and Midco Northgate LLC. The rezoning applicant will be
JR Yorkville LLC.
The 16"watermain on the east side of Route 47 will eventually be abandoned,when
engineering and the rebuild of Route 47 are complete. If not, an 8"watermain will be
constructed north of Galena Rd. through Lot 6 to the far eastern edge of the Northgate
property.
The petitioner must confirm whether the property owners at the far east of the property
limits are able to receive sanitary service by way of gravity.
Bertram Drive, in the future, will be a collector road, and this road will slope low.
The current easement will remain in place for the overflow out of the pond,but with
subdividing occurring in future years, there may be need for an overflow pipe.
At the current time, IDOT's right of way conveyance at Bertram Drive and Route 47
was okayed by Joe Wywrot. The bike path should be extended out to the intersection and
engineering is ok with the placement on top of the Nicor main.
The dry basin 6 ft. slopes were discussed. Staff will further discuss whether the
embankment slope will be 4:1 (city ordinance) or allowed to be greater. Expansion of the
basin to the standard ratio would increase the size approximately 50%. Brendan
McLaughlin believes the end result should be to get the vegetation in every pond. A
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naturalized basin would require a retention area below the flared end section,to
encourage retention of moisture there. Silt fence will be added to the top of the slope.
Because of the concern with the amount of traffic at this intersections, there will
be an ingress/egress access between Lot 2 and 3. There will be four total accesses on this
site, two on Galena Blvd. and two on Route 47. One access on Route 47 will be
signalized.
The subdivision title on the plat should be "Northgate"The easements should be on a
separate plat. All drives, except Bertram Drive, are private. Lots 2 and 3 will have 30 ft.
setbacks from the middle of the street. Setbacks, including the front(50 ft) and corner
sides(30 ft.) of all buildings must be shown.
Staff will debate internally whether or not there will be a sidewalk continuing into
Bristol Bay from the Rt. 47 and Galena Road intersection. It would go from the homes in
Bristol Bay into the CVS pharmacy area. Currently there is a sidewalk planned to go
along Route 47 and also planned between lots 2 and 3.
All information for the preliminary plat will be incorporated in the preliminary plan.
The (a-typical) city's Design Guideline will be noted on the engineering plans. There
will be a note on the preliminary plat adding"developer to construct offsite sanitary
sewer as necessary". More specific cross access language may be added to the separate
easement plat.
The landscape buffer needed for this site will be checked on the annexation agreement.
PC 2009-16 JR Yorkville LLC Rezonin?
The small piece of property is being rezoned from R-3 PUD to B-3.
The Midco Northgate and JR Yorkville LLC applications will be at the September lst
EDC meeting.
Minutes submitted by Annette Williams
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