Plan Council Minutes 1995 12-05-95 CITY OF YORKVILLE
PLANNING COUNCIL
DECEMBER 5, 1995, 9:30 AM
CITY CONFERENCE ROOM
111 W. FOX STREET,YORKVILLE
Those present were Jim Nanninga, Bill Dettmer, Jeff Palmquist, Ralph Pfister, Tony Graff, Bill
Schmanski, Frank Willman, Greg Gabel and Gary Pike.
RON HILL ESTATES
Greg Gabel stated that himself, Frank Willman and Gary Pike were present to receive approval
from the Planning Council on the second phase of Ron Hill Estates. Greg stated that Phase 2 of
the plan is very similar to Phase and that it basically just a continuation of Phase 1. It has met all
the City of Yorkville and Kendall county requirements.
Bill Schmanski asked about the soil tests. Frank Willman said that if he runs into a sub-grade
problem he will use the fabric on the streets.
Jim Nanninga stated that he would like to see 30' radius on the streets and 5' sidewalks even
though this is not required by the county. Frank Willman stated that this was fine with him and he
would do so.
Bill Schmanski asked if the detention had been taken care of Frank Willman said that it had been
done by Morris Engineering.
Tony Graff made a motion to approve the 2nd phase of Ron Hill Estates. Bill Dettmer seconded
and the motion passed.
ROPPOLO - COACH ROAD
The members of Planning Council are here to discuss and make a recommendation to the Plan
Commission.
Jeff Palmquist passed out a general assessment of the property which the Planning Council agreed
with (see attached). And that will be passed on to the Plan Commission as a part of our
recommendation.
Jim Nanninga asked if the wetlands park would be open to the public. Jeff said absolutely, as well
as it being put in the covenants for public access use. We should also require that they do the trail
system.
Planning Council
December 5, 1995
Page 2
Jeff Palmquist stated that he feels like the plan is good, but not for this site. He did question
whether it is good for the community and if the community will see any benefit from this
development.
Jim Nanninga wants to be sure that these are very upscale townhomes and feels like we should be
setting some standards for Mr. Roppolo as well as other developers of townhome/duplexes that
wish to build in Yorkville. Some of the standards would be: brick fronts, 2 car garages, different
elevations, window treatments, bays, off street parking and large setbacks.
Ralph Pfister stated that he liked the original plan that had been chosen for this piece of property,
which was a golf course
Jeff Palmquist also reports that the Park Board is concerned that there will not be enough useable
open space (a large neighborhood park) so we must make sure that there is. We also must find
out the required land cash contribution. Roppolo will have to compromise. Jeff also reminded
the Planning Council that the City is in total control as far as the rezoning of this property goes,
(it is currently R-1)we should not let Fox Hill set any precedence as far as this property is
concerned, it doesn't have anything to do with the Roppolo property.
Tony Graff feels strongly that we should honor our promise to our county rural friends that this
part of town would be kept as R-1 and be a gradual buffer between city and rural.
Bill Schmanski passed out his general assessment of the engineering issues on this piece of
property (see attached). This assessment will also be passed on to the Plan Commission.
Jim Nanninga stated that the Economic Development Committee wants the recapture to be set in
place now with Mr. Roppolo paying up front now and then receiving the recapture fees. Ralph
Pfister agrees that the developer should pay up front or phase it in as an annexation agreement.
Bill Schmanski stated that it is imperative that the City make a decision on how far south to go
with utilities. We are sizing just for this development. Bill also said that the IL Truck
Maintenance sewer is deep enough to serve the entrance of Legion Road (it runs parallel to Com
Ed ROW). Detention does divide through the site.
Bill Schmanski made a motion that the Planning Council recommends that this site be reworked to
address these issues and be brought back to the Planning Council in the future. Bill Dettmer
seconded and the motion carried.
Planning Council
December 5, 1995
Page 3
There being no further business Jim Nanninga adjourned the meeting at 11:10 AM.
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Pati Bradstreet
12/05/95 17:17 $708 377 7131 LANNERT GROUP Wi. UUCiUUe
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■ LAND
PLANNING
■ LANDSCAPE
MEMORANDUM
ARCHITECTURE
.CIVIL
TO: JIM NANNINGA ENGINEERING
FROM: JEFF PALMQUIST .COMMUNITY
RE: COACH ROAD HILLS CONCEPT PLAN CONSULTING
DATE: NOVEMBER 30, 1995 ■DEVELOPMENT
MANAGEMENT
In preparation for the Planning Council meeting of December 5, The Lannert Group respectfully
submits our general assessment of the concept plan for the Coach Road Hills project (Ropolo/Route
47). Our comments are based upon the revised concept plan prepared by Design Network.
CONFORMANCE WITH COMPREHENSIVE PLAN
Comprehensive Plan Designation:
Low density residential 0 - 2.1 units per acre. Based upon the area of the subject site less
wetlands and detention,the generally permitted density range (0 - 2.1 units per acres) results
in a total potential unit count range of approximately 0 to 305 units.
Proposed Uses:
Commercial, townhomes, duplexes, single family residential. A total of 437 units are
proposed.
Assessment:
The Lannert Group can generally endorse a commercial site along Route 47; however, we
recommend that this site be planned for a targeted commercial use, designed in harmony with
the potential adjacent residential community, not strip retail development.
We encourage the City to explore development of the subject site which may include cluster
and/or some non-single residential development provided that the community can benefit from
appropriate trade-offs. Such appropriate trade-offs would include Route 47 corridor
protection and enhancement, open space preservation(public accessible), and extensive site
amenities.
THE LANNERT GROUP
311 NORTH 2ND STREET SUITE 300 ST. CHARLES, IL 60174 706 377.6900 FAX 708 377.7131
12/05/95 17:18 V708 377 7131 LANNERT GROUP `JUVO/VVY
CONFORMANCE WITH ZONING ORDINANCE
Existing Zoning: R-1 (1 acre minimum lot size)
Proposed Zoning:
PUD; underlying zoning to be determined. The lots within the single family portion of the
concept plan conform to R-2 criteria(12,000 st lot size minimum;
80 feet x 150 feet typical
lot size). The duplex lots conform to R-2D density and setback criteria(15,000 s.f. lot size
minimum; 100 feet x 150 feet typical lot size). The articulation of the townhome area
generally appears to conform to R-3 density and setback criteria(7.0 units per acre maximum
density, 30 feet frontyard setbacks, 20 feet, building separation, 30 feet rear-yard setbacks).
Additional development/zoning ordinance criteria shall be evaluated when, and if, further
detail is provided.
LAND USE ARRANGEMENT LAN-FORM
Our comments and recommendations regarding the general land use arrangement and plan form are
as follows:
1. Consider relocation of the commercial site northward at the Legion Road/Route 47
intersection.
2. Enlarge the commercial site. The developer has 'indicated that the commercial site
is intended for a banquet facility. Our initial asdetli�iacrest
the 1.9 acre site is too small. 250 parking stalls along would occupy
Additional setback area could easily amount to an additional .7 acres or more.
3. Lessen the impact of the townhome area along Route 47. Much discussion is
anticipated at the Plan Commission and City Council levels regarding the townhomes
(how appropriate they are as an element of this project; if townhomes are part of the
e and where should
project,how many are appropriatnt of the an, we recommend that they be
townhomes remain as a viable compone p
much less prominent along Route 47-perhaps relocate some or all to the east side of
the Commonwealth Edison right-of-way. One technique for offsetting density of
townhomes would be to orient them more prominently adjacent to the central open
space feature.
4. The concept plan may undergo substantial modification as it proceeds through Plan
Commission and Council review. However, based upon the plan under review, the
overall circulation pattern is good. The roadway hierarchy and proposed connections
to adjacent properties appear appropriate. One issue requiring further analysis is the
determination of the need and alignment of a potential be Route collector extends g t rough the
site from Route 47 to parcels to the cast a y
12/05/95 17:20 $708 377 7131 LANNERT GROUP QUU4/UU4
OPEN SPACE
In order to justify the proposed townhome and duplex components of the plan, we recommend a
thorough review of the open space system- does it contribute p ?Tre
does it mitigate the impacts of the proposed non-single mil Y developmenthe evsed plan
appears to be evolving toward these gods-open space s�ll�na substantial component of he Route
the interior project streets. However, the open space is
47 corridor, and a contiguous area around the wetland/detention area is no yet available to adequately
accommodate the recreational elements of a neighborhood park.
We recommend that the petitioner, as soon as possible, provide calculations regarding the required
park land contribution based upon his proposed residential program. This is vital to an
of how much additional open space is to be provided i above open spaced he required park rade off
contribution in order to access the extent to which ad P
for density.
ADDITIONAL COMMENTS/RECOMMENDATIONS
The elements of the plan likely to generate significant debate here two areas, especially the
Lannert Group has refrained from engaging in a detaile d review of
townhomes, until the City has reviewed the general concept. Clearly, issues such as sidewalks,
parking, roadway criteria, and landscaping shall require much attention in the future. However, the
Planning Council and Plan Commission is reminded that ilt of the proposal
t wnho es and duplexes.
can exercise extreme control in the character and quality p otential
Features such as two car driveways,brick facades, minimum floor areas, exterior facade appearance,
and detailed landscaping are the types of elements which can be negotiated
t keep
d mind the in
standards
s
agreement. The Plan Commission and City Council are g
and conditions of townhomes and duplexes which they would potentially find acceptable as part of
the PUD agreement.
D:pro;eets/9597/docd9597021
" PAVIA-MARTING & CO.
CONSULTING ENGINEERS
910 WEST LAKE STREET AND PLANNERS
s RosELLE IL 60172-3352 CIVIL•MUNICIPAL-TRAFFIC
SITE DESIGN•TRANSPORTATION
(708)529-8000 FAX 894-4910
M = NJ OF` ANDD MGM
To: Yorkville Planning Council Members
From: Bill Schmanski
Subject: Coach Road Hills
Date: December 4, 1995
1 have reviewed the Concept Plan (by Dave Behrens of Design Network, Inc.) for the
subject project, as well as my notes from the November 21 st Council Planning meeting at
which the latest plan was presented. I have the following comments which summarize the
engineering issues relative to this development.
1. The sanitary.sewer service to this project will be via a 10" or 12" diameter
gravity line, running approximately 1,900 feet north from the site along the
Commonwealth Edison easement to Route 71. At this point the future South
Interceptor will ultimately collect the flows and transport it north to a manhole
at the corner of Mill Street and Hydraulic Avenue. Until the South Interceptor
is installed the 8,200 feet up to Route 71, a lift station has been proposed by
the developer (Bill Roppolo) at that point. This station would pump sewage
from here about 2,000 feet west along Route 71 to a sewer at the southeast
corner of Routes 71 and 47. This sewer is part of the Southwest Interceptor
system recently installed, which is subject to a recapture fee (for both sewer
and water service) equal to $200.00 / PE (population equivalent). The
mechanisms for collecting funds for the South Interceptor, as well as how to
address the applicable recapture costs for the temporary use of the
Southwest Interceptor still need to be finalized.
It is imperative that the developer and City staff work out those details in a
way as may be acceptable to the City Council in relation to financing of both
of these lines, as soon as possible. Note that my office is currently working
out a design approach, in concert with Jim Olson's office, to establish a
reliable cost estimate and schedule for the South Interceptor.
Lastly with regards to sewer sizing, a decision must be reached as to the
southern limits of the City's expansion in this area. The developer has begun
the process of expanding the Yorkville-Bristol Sanitary District's FPA to
include the 75 or so acres of the site which are currently outside of the
Facilities Planning Area. The Dhuse property south of this site has not been
included in the preliminary sewer sizing discussions I have had with Ed
NPAVIA-MARTING & CO.
Coach Road Hills Page 2
Joanis of Siebert Engineers. We will initially design the sewers at the
minimum size, slope and depth needed for the FPA boundary only, and
determine if any capacity would be available for the Dhuse site. This is
because depths of 20 feet are already needed to serve the Ropollo site, and
additional depth beyond 20 feet is prohibitively expensive, especially when
the additional costs are for an extension to serve property which may not be
developed in Yorkville.
2. The site will be served by a 12"watermain extension from the intersection of
Route 71 and Candleberry Lane, which will parallel the above sanitary sewer
extension along the Commonwealth Edison easement. In order to provide
a loop through the site, another 12-inch watermain extension, about 2,400
feet in length, will be needed along Route 47. Details for the funding and
timing of the Route 47 extension still need to be worked out.
3. There is a drainage divide through the site which splits runoff north and
south. Site stormwater detention is being provided primarily through use of
the existing 8+ acre wetland which drains south, as does most of the site.
The portion which drains north will pass stormwater runoff through two ponds
currently planned on the northern end of the site, on either side of the
Commonwealth Edison easement. It appears that sufficient land area is
being planned for retention, though the details for that have not been
submitted for review as yet. We therefore cannot confirm the acreage noted
for open space, in terms of being outside of actual wet or inundated areas
needed for detention, as opposed to being available for recreation only.
4. A Traffic Study will certainly be needed for this development. Building a full
intersection at the current Legion Road "Tee" with Route 47 is the best
access point, as indicated on all the plans developed to date. The ultimate
necessity for a traffic signal at this location should be identified in that study.
The City can then address the future funding of it, if needed.
Regarding internal roadways, it appears that the site should be considered
for construction of a collector road. It would ultimately connect to the 40 foot
road recently built in the Country Hills Subdivision, which is planned to stub
at a point which is around a half-mile northeast of this site. An area-wide
study should be performed to identify if there is a need for that collector in
this subdivision.
5. The townhouse area indicates head-in parking immediately adjacent to the
street. This overflow parking, while needed for these units, should not be in
the City R.O.W. unless the maintenance of it(particularly snow removal) and
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PAVIA-MARTING & CO.
Coach Road Hills Page 3
future rehabilitation is additionally funded in some manner. These spaces
should be located so as not to interrupt sidewalks, the lack of which is
another non-standard item to be addressed in the townhouse area. The
circulation plan mentioned at the November 21, 1995 Planning Council
meeting may shed some light on the developer's approach to pedestrian
traffic.
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