HomeMy WebLinkAboutPlan Commission Packet 2004 07-14-04 0 United City of Yorkville
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County Seat of Kendall County
EST. 7836 800 Game Farm Road
V) Yorkville,Illinois 60560
O (g fl 0 Phone:630-553-4350
v;• Fax:630-553-7575
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PLAN COMMISSION
AGENDA
Wednesday, July 14, 2004
City Council Chambers
800 Game Farm Road
Revised: 7/8/04
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: June 9, 2004
Public Hearings:
1. PC 2004-04 Villas at the Preserve: Burnside Homes, petitioners, have filed an application
with the United City of Yorkville, Kendall County, Illinois requesting annexation to the
United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City
of Yorkville R-2 Duplex Two-Family Residence Planned Unit Development. The real
property consists of approximately 23.95 acres South of Route 71 and West of Route 47,
Kendall Township, Kendall County, Illinois.
2. PC 2004-09 Richard Marker Associates, Inc. and Hobson Hollow, Inc., petitioners, have filed
an application with the United City of Yorkville, Kendall County, Illinois requesting
rezoning from United City of Yorkville B-3 Service Business District to United City of
Yorkville B-3 Service Business District Special Use for a Daycare/Preschool. The real
property is located at the Southeast corner of McHugh Road and Farmstead Drive, Yorkville,
Kendall County, Illinois.
3. PC 2004-10 Cara Behrens, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-2
One Family Residence District to United City of Yorkville B-2 General Business District.
The real property is located at 801 N. Bridge Street, Yorkville, Kendall County, Illinois.
Presentation: None
Old Business: None
Page 2
Plan Commission Agenda
July 14, 2004
New Business:
1. PC 2004-04 Villas at the Preserve: Burnside Homes, petitioners, have filed an application
with the United City of Yorkville, Kendall County, Illinois requesting annexation to the
United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City
of Yorkville R-2 Duplex Two-Family Residence Planned Unit Development. The real
property consists of approximately 23.95 acres South of Route 71 and West of Route 47,
Kendall Township, Kendall County, Illinois.
2. PC 2004-04 Villas at the Preserve- Preliminary Plan
3. PC 2004-09 Richard Marker Associates, Inc. and Hobson Hollow, Inc., petitioners, have filed
an application with the United City of Yorkville, Kendall County, Illinois requesting
rezoning from United City of Yorkville B-3 Service Business District to United City of
Yorkville B-3 Service Business District Special Use for a Daycare/Preschool. The real
property is located at the Southeast corner of McHugh Road and Farmstead Drive, Yorkville,
Kendall County, Illinois.
4. PC 2004-10 Cara Behrens, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-2
One Family Residence District to United City of Yorkville B-2 General Business District.
The real property is located at 801 N. Bridge Street, Yorkville, Kendall County, Illinois.
5. PC 2004-02 Cornerstone-Preliminary Plan/Final Plat
Additional Business:
Adjournment:
United City of Yorkville
1
L County Seat of Kendall County
EST. zi4 ..:14H..:__71 1636 800 Game Farm Road
,� 1) Yorkville, Illinois 60560
O 1 n O Phone:630-553-4350
�„F' w ��= Fax:630-553-7575
PLAN COMMISSION
AGENDA
Wednesday, July 14, 2004
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: June 9, 2004
Public Hearings:
1. PC 2004-04 Villas at the Preserve: Burnside Homes, petitioners, have filed an application
with the United City of Yorkville, Kendall County, Illinois requesting annexation to the
United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City
of Yorkville R-2 Duplex Two-Family Residence Planned Unit Development. The real
property consists of approximately 23.95 acres South of Route 71 and West of Route 47,
Kendall Township, Kendall County, Illinois.
2. PC 2004-09 Richard Marker Associates, Inc. and Hobson Hollow, Inc., petitioners, have filed
an application with the United City of Yorkville, Kendall County, Illinois requesting
rezoning from United City of Yorkville B-3 Service Business District to United City of
Yorkville B-3 Service Business District Special Use for a Daycare/Preschool. The real
property is located at the Southeast corner of McHugh Road and Farmstead Drive, Yorkville,
Kendall County, Illinois.
3. PC 2004-10 Cara Behrens, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-2
One Family Residence District to United City of Yorkville B-2 General Business District.
The real property is located at 801 N. Bridge Street, Yorkville, Kendall County, Illinois.
Presentation: None
•
Old Business: None
Page 2
Plan Commission Agenda
July 14, 2004
New Business:
1. PC 2004-04 Villas at the Preserve: Burnside Homes, petitioners, have filed an application
with the United City of Yorkville, Kendall County, Illinois requesting annexation to the
United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City
of Yorkville R-2 Duplex Two-Family Residence Planned Unit Development. The real
property consists of approximately 23.95 acres South of Route 71 and West of Route 47,
Kendall Township, Kendall County, Illinois.
2. PC 2004-09 Richard Marker Associates, Inc. and Hobson Hollow, Inc., petitioners, have filed
an application with the United City of Yorkville, Kendall County, Illinois requesting
rezoning from United City of Yorkville B-3 Service Business District to United City of
Yorkville B-3 Service Business District Special Use for a Daycare/Preschool. The real
property is located at the Southeast corner of McHugh Road and Farmstead Drive, Yorkville,
Kendall County, Illinois.
3. PC 2004-10 Cara Behrens, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-2
One Family Residence District to United City of Yorkville B-2 General Business District.
The real property is located at 801 N. Bridge Street, Yorkville, Kendall County, Illinois.
4. PC 2004-02 Cornerstone - Preliminary Plan/Final Plat
Additional Business:
Adjournment:
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG July 7, 2004
TYPE OF DATE OF AP
NAME PETITIONER APPLICATION STATUS
Westbury Village Ocean Atlantic Annexation & PUD 10/2/02 Approved @ 6/22/04 City Council
Preliminary Plan 6/12/03
Yorkville Hill Landscaping Edelmira Ortega& Annexation/Zoning 7/28/03 7/13/04 City Council
Gerardo Barajas
Bailey Meadows IRED Development Annexation/Zoning & 8/6/03 7/13/04 City Council
(f/k/a Runge Property) Ventures, Inc. Preliminary Plan
Fox Hill Unit 7 DCI Charrington Rezone, Amend. to 12/11/03 Approved @ 6/8/04 City Council
(POD 9 & 10) Annex. & PUD Agree.
Preliminary/Final Plat 8/11/04 Plan Comm
Cornerstone Triangle Investments Preliminary/Final Plat 4/19/04 7/14/04 Plan Comm
Prairie Meadows Menard's Final Plat 4/19/04 Approved @ 6/22/04 City Council
Villas at the Preserve Burnside Homes Annex, Zoning, PUD & 5/25/04 Public hearing at 7/14/04 Plan Comm
Preliminary Plan
Heartland Center Richard Marker & Special Use 6/1/04 Public hearing at 7/14/04 Plan Comm
Assoc.
801 N. Bridge Street Cara Behrens Rezone from R-2 to B-2 6/7/04 Public hearing at 7/14/04 Plan Comm
Page 1 of 7
UNITED CITY OF YORKVILLE
PLAN COMMISSION MEETING
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, JUNE 9, 2004
Chairman Tom Lindblom called the meeting to order at 7:03 p.m.
ROLL CALL
Members present: Kerry Green, Sandra Adams, Brian Schillinger, Jack Jones, Michael
Crouch, and Tom Lindblom.
A quorum was established.
VISITORS
Mayor Art Prochaska; City Administrator Tony Graff; Kelly Kramer, from the city
attorney's office; Lynn Dubajic from the Yorkville Economic Development Corporation;
John Whitehouse, Engineering Enterprises, Inc.; Jim Riley, Elgin; Kevin Biscan, Smith
Engineering; Dan Venard, Elgin; Todd Briner, Smith Engineering; Gary Weber,
Wheaton; Trevor Ryan, Naperville; Peter Huinker, Yorkville; Kevin Stough, Elgin; Greg
Kunstman, Eau Claire, Wis., attorney with Menard's; Tony Scott from the Record
Newspapers; and Dan Waitt, from the Beacon News.
MINUTES
Minutes from the May 12, 2004 meeting were approved.
Chairman Tom Lindblom reported that Andrew Kubala resigned as a member of the Plan
Commission. The resignation brings the number of commissioners to nine. Rather than
finding a replacement, the City Council had previously decided to reduce the commission
to nine members by not replacing those who resign.
Lindblom said the commission now needs five members to reach a quorum.
Lindblom then asked which commissioners planned to attend the June 23 joint meeting of
the Plan Commission and City Council. Commissioners Sandra Adams, Jack Jones,
Kerry Green, Brian Schillinger and Michael Crouch indicated they were planning to
attend.
NEW BUSINESS
1. PC 2004-05 Prairie Meadows—Final Plat
Greg Kunstman, attorney with Menard's, and Kevin Biscan, engineer with Smith
Engineering Consultants, attended the meeting seeking final plat approval.
Kunstman said they've received the plat and engineering comments from the city, but
otherwise the plans are okay.
Page 2 of 7
Lindblom said City Engineer Joe Wywrot listed several items in his letter dated June 2.
However, he said those comments were basically all engineering concerns that are being
addressed. Lindblom said that comments from other city staff and City Planner Mike
Schoppe also are in substantial completion. Schoppe recommended that the
commissioners approve the final plat.
Kelly Kramer, representing the city attorney's office, stated Schoppe and Wywrot did
have a question regarding lots 47 and 48. They wanted to know if the developer would
hold off and not develop those lots until the property to the east is developed. Kunstman
said he would talk to his client about the matter.
City Administrator Tony Graff said Kennedy Road would be designed and posted for 35
mph. He said it will be designed for speed control and the design criteria will override the
speed limit.
He added that the final plat is in compliance with the preliminary plan.
Commissioner Michael Crouch asked if the Kennedy Road intersection with Prairie
Meadow Drive would be eliminated. Mayor Art Prochaska said that would happen only if
the road was not posted at 35 mph. The problem with the intersection centered on the
sight distance based on speed.
Mayor Prochaska added that some of the residents who live on Kennedy Road have
requested that the speed limit be reduced and the curve be redesigned.
Biscan said that the curve will be modified and won't be as sharp as it is currently.
Commissioner Kerry Green made a motion to approve PC 2004-05. Commissioner
Sandra Adams seconded the motion. The motion was unanimously approved 6-0 in a roll
call vote. Green, Adams, Brian Schillinger, Jack Jones, Crouch and Lindblom voted yes.
2. PC 2004-06 Bristol Bay—Concept Plan
Kevin Stough said the property is slightly less than 600 acres on both sides of Galena
Road. It is under the ownership of four different entities, one of which is Northgate and
that portion of the property is already zoned R-3, R-3 PUD, and B-3.
He said the plan before the commission doesn't include commercial, that will be
maintained by the current owners.
He said the developer, Centex Homes, had envisioned traditional neighborhoods when
they first started looking at the property. Then, the city approached the developers about
using some of the land for a regional storm water facility.
Of the 1,900 acres east of Route 47, west of Cannonball Trail, south of Route 30 and
north of Corneils Road, the concept is that the regional storm water facility would handle
Page 3 of 7
•
all of the storm water needs for that area and no storm water detention would be needed
for individual parcels outside of their property.
The city then asked the developer to look at land for regional recreation areas such as a
golf course or ball fields. The exact use would be up to the Park Board to decide.
Stough said the concern of the developers from the beginning was that the developable
land started shrinking with all of the requests. He added that they want to work with the
city and that the concept plan now could be called a cluster/conservation plan.
The plan now consists of residential pods clustered in areas and a large conservation area
at the southern end of the property. The proposed zoning on the project would be R-3
PUD. Proposed land uses include condominiums. The developers have a two-story, 16-
unit building they plan to build. There also would be several different types of
townhomes. The plan also calls for three different products in the single-family portion.
Ranch type homes would range from 1,600 square feet to 2,000 square feet. Two-story
homes would range from 1,900 to 3,500 square feet. Stough added that the large single-
family homes are a new product for the company.
With the cluster conservation concept, the developers will give 75 acres of land to the
city for the storm water facility and parkland. Stough estimated that the 75 acres of land
is worth about $4 million.
He said the single-family residences being proposed meet the city's R-3 designation. He
said Centex is proposing lots ranging from just over 9,000 to 12,000 square feet.
Since the city is in need of the extra open space, the developer is willing to work with the
city. But it brings about the need for a cluster-style of development. One positive aspect
of that type of development is that the public right of ways will be reduced dramatically.
Also, Stough said that the condos and townhomes would be located on private streets
maintained by a homeowner's association.
Stough added that this type of development proves to be a good transition from higher
density areas to the lower density neighborhoods. He said the developers intend to design
the subdivision in accordance with the city's comprehensive plan.
Stough also said there are four neighborhood parks planned in the development and 245
total acres of open space. He said 42 percent of the land area is open space, under the
proposed plan.
Also included in the plan is an amenities center or clubhouse with a swimming pool and
tennis courts.
From a transportation standpoint, Stough said Galena Road cuts through the middle of the
development and there also is a north-south collector road. The east-west neighborhood
collector would go to Route 47, keeping in line with the city's transportation plan.
Page 4 of 7
Also, he said they're planning a bike path on the north-south collector linking parks and
amenities. It also will go south to the shopping centers.
As for the proposed density, it sits at 3.39 units per acre. Stough said the developers
decided not to max it out to the allowable 3.5 units.
Green asked if the bike path would go to the amenities center for people in the Bristol
Club area. Stough said they would be willing to work with the city regarding that type of
access.
Lindblom said that Schoppe has asked the Plan Commission to comment on the
appropriateness of the commercial land. Stough said that the commercial land on the
property already has been approved. It was also stated that Inland no longer owns the
Northgate property.
Lindblom also said that Bristol Club was to have been estate lots. However, he said
anything the city approves would supercede anything already approved.
Adams asked what percentage of lots were certain sizes. Kevin Biscan from Smith
Engineering Consultants said 37 percent are on 9,000 square foot lots; 15 percent are on
10,000 square foot lots; 21 percent are on 11,000 square foot lots and 25 percent are on
lot 12,000 square feet or larger.
Commissioner Brian Schillinger said the Plan Commission is looking for lower densities
than what the developers are proposing. He also asked if the developers would consider
enlarging the commercial area. Biscan said that the commercial developers are not
interested in increasing the size of the property.
Schillinger said he feels as if the city "got played." He said the development previously
came in as a complete package and now that's changing.
Kramer said that right now the Plan Commission needs to focus on the concept. When the
developers come in for the preliminary plan, they the can iron out some of the details, she
said. Right now, the developers are seeking the commission's input.
At the request of Lindblom and Mayor Prochaska, Lynn Dubajic, with the Yorkville
Economic Development Corporation, explained what commercial developers are
interested in seeking in communities. Dubajic recently attended several seminars on the
issue. She said it is important to keep higher densities around planned commercial areas.
She said developers look at a 1 to 5 mile radius of a commercial area to see if there is a
great enough population to support the commercial area.
She said she's heard time and again for communities to be mindful of intersections and to
keep densities in those areas higher.
Page 5 of 7
Commissioner Michael Crouch said he heard the same discussion last month. He said
there weren't any houses around it when the Fox Valley Mall was built.
He said he doesn't envision people living in the condos walking over to the commercial
area to make them viable entities.
Mayor Prochaska asked how long the city wants to wait for the commercial
developments to happen. He said the city has several hundred acres annexed and zoned
commercial. What the city needs, he said, is a balance of growth.
Schillinger said Plan Commissioners aren't involved in this on a daily basis and it's
sometimes hard to make decisions when they don't have the big picture.
Crouch said his point is to consider not just the 1 to 5 mile radius. He said the city needs
to look at what's happening throughout the entire city.
Dubajic added that commercial development has changed a lot since Fox Valley Mall
was built. She said more commercial centers are being built now and rules are changing.
The city needs to be mindful when looking at these intersections.
Schillinger said they've seen a lot of high-density developments come to town. But as
he's mentioned in the past, city officials needs to discuss how they want the town to be
developed. "Do we want to be like everybody else?" he asked.
Lindblom said overall, the concern of the commission is density. He added that in each of
the single-family neighborhoods, there are about three homes planned per acre. That
means the lots are at or exceed 12,000 square feet.
Also, he said that for the most part people who would be living in the proposed area are
not going to go through downtown Yorkville; they'll go north and east.
Graff asked if it would be appropriate for the commission to ask Mid America
Development to look at flex-zoning classifications to allow them the opportunity to
market more commercial property.
Stough said he has met with Mid America regarding the commercial size. He added he
would work with them on the depth of the commercial center.
Green commented it's important for the city to get the regional storm water facility and
the land for parks.
Schillinger asked if the Yorkville School District has had an opportunity to look at the
concept plan. Graff said that the developers are aware that they might need to put an
elementary school on the site. The developers likely will go before the School Board after
the City Council looks at the concept plan.
Page 6 of 7
After Lindblom asked if there were any other comments, Crouch said he shares the
density concerns, not only regarding the 9,000 square foot lots. He said he's especially
concerned about the density for the condominiums.
Stough stated that there will be open space and ponds between the condos and that the
developers are giving more open space than what's required.
Commissioner Jack Jones said that while density is a concern, he understands elevation is
a problem. He added he'd like to see diversity among the buildings the builder plans to
erect.
3. PC 2004-07 Theidel Property— Concept Plan
Dan Venard from Pulte Homes; Gary Weber with Gary Weber and Associates; and Todd
Briner with Smith Engineering presented a concept plan for development of 286 acres on
what is known as the Theidel Property.
Venard said Route 34 is the southern boundary, the northern boundary is Kennedy Road,
Grande Reserve is to the east and Menard's is located to the west.
The concept plan calls for 20.5 acres of retail along Route 34. It also includes some
townhomes, single-family homes on 12,000- and 14,000-square foot lots, and a school
and park area.
Weber, the land planner, said Blackberry Creek is located in the northwest corner of the
site and a farm pond is located in the middle of the site on what is currently the Hinsdale
Nursery property.
Pointing to a map of the area, he said the high points are indicated with red Xs and the
green Xs indicate the low points. The orange Xs indicate potential access points—one
along Route 34 and two along Kennedy Road. The main entry to the development would
be on Route 34 and Kennedy Road.
Plans along the Route 34 frontage include 20 acres of commercial property. That would
transition to townhome lots and single-family lots then an open space network. From the
open space corridor it would transition to larger single-family lots.
There are two different single-family areas planned. One would have an average lot size
of 12,000 square feet with a minimum of 10,000 square feet. The other area would have a
14,370 square foot lot average size with a minimum size of 12,000 square feet. In all,
Weber said there are 321 single-family units planned and 263 townhome units planned.
The density works out to be 2.4 units per acre, excluding the commercial area.
Weber said the biggest component of the proposal is the open space network. He said
there also is a planned 25-acre combined school/park site.
Page 7 of 7
The plan also includes trails, which widen near Blackberry Creek.
In all, 95 acres or 1/3 of the site would be open space. Weber added the three main entries
would have landscaped boulevards and monuments. He said he feels the project fits in
nicely on the site.
Lindblom asked if all of the road connections with Grande Reserve line up exactly.
Weber said they would be discussing that with the Grande Reserve developers to possibly
eliminate cuts on Kennedy Road.
Jones said the proposed densities are better than what was proposed by the previous
presenter. However, he added he would like to see some diversity among the homes and
townhomes. Jones said most subdivisions are as aesthetically pleasing as he would like.
Kramer said the city is in the process of drafting design standard that developers would
have to meet.
Crouch asked how the density matches with the neighboring Grande Reserve. Lindblom
said in Pod D, which abuts Grande Reserve; the lot sizes in each development are the
same. Crouch added that the lots along the eastern edge should be 12,000 square feet as
well.
Crouch also asked if the developers have talked to the School District. Venard said they
haven't yet. However, he said they are working off the school study.
Lindblom said the cul-de-sac looks too long. And although Venard said it's within the
city's ordinance, Lindblom suggested the planners take another look at it.
Green commented that the planned park area is pretty soggy and he said he's not sure
how much park use they would get out of it. Weber said that they were expected to get at
least an acre of high and dry land.
John Whitehouse from Engineering Enterprises, Inc., said there was a recent public
hearing on the water quality control ordinance. He stated there are some wetlands on the
property that may impact the development.
Green motioned to adjourn the meeting. Jones seconded the motion. The meeting
adjourned at 8:43 p.m.
Minutes respectfully submitted by Dina Gipe
L 4,4 I
United City of Yorkville
Plan Council Meeting
June 24, 2004
Members:
Tony Graff, City Administrator Eric Dhuse, Director of Public Works
Mike Schoppe, Schoppe Design Joe Wywrot, City Engineer
Anna Kurtzman, Planning &Zoning Sgt. Ron Diedrich, Yorkville Police Dept.
Tim Fairfield, BKFD
Guests:
Gregg Ingemunson, Attorney Bruce Sperling, Triangle Investments
Pete Huinker, Smith Engineering
The meeting was called to order at 9:40 AM by Tony Graff. The May 27, 2004 minutes
were approved as written.
Cornerstone—Final Plat Review
Engineering Comments by Joe Wywrot
1) Point #2 under Plat— Pete Huinker gave Joe Wywrot a copy of the 1997 recorded
document showing a dedicated ROW to the south. Mr. Wywrot will check the
document. The City wasn't to maximize the ability for commercial use, and the
City has no site plan or transportation plans, and Mr. Graff asked that the
developer add language providing an additional 30' (maximum) for utility
easements.
2) Mr. Graff pointed out that the two ponds on Lot 44 will have stagnant water
problems. Items to address are 1) mosquitoes, 2) surface water, 3) shore line
management and establishment of vegetation, and 4) aeration. The City is asking
for a management plan from the developer, during the housing development
stage.
3) Mr. Huinker stated that the revised plan include the easement extension to the
property lines, extending the side yards back. Mr. Graff and Joe Wywrot
suggested that, other than selective clearing of trees within the conservation
easement by the City's park department, that language be added. This would
protect the trees (ex. silk fencing) from grading during the construction phase.
4) The 50' language easement alongside Lot 44 has been added per Pete Huinker.
5) Mr. Graff clarified with Joe Wywrot that the road connection to Prairie Gardens
will have two access points during the entire development process.
Landscaping comments by Mike Schoppe
1) Point #2 under Final Plat—Mr. Schoppe asked that the easements be re-notched
to 45' wide on lots 10 and 14, keeping the east line of the easement a minimum
of 10' from trees that are 6" or larger.
2) Point # 1 under Final Engineering - The silk fencing needs to be pulled to the
edge of the easements to keep the grading at least 10' away from the base of the
trees.
7
3) Point#2 under Final Engineering—Mr. Schoppe stated lot 44 basins should be
added to the management plan.
Zoning comments by Anna Kurtzman
1) Ms. Kurtzman stated that all lots on the plat submitted June 24t'' meet the
minimum lot requirements.
2) Point # 3 —There is access in the bike trail easement on Lot 45. Mr. Huinker
shows an alignment of the proposed plan, and a separate lot has been created for
the building of the path. Mr. Wywrot is asking for further detail in the plans,
extending all the way to the north property line, with an 8'path.
3) Point#4 - Mr. Schoppe stated that the plat, Lot 46, should contain language "to
be conveyed to the City" (not dedicated) upon City's acceptance of
improvements.
4) Point # 5 - Mr. Schoppe asked about the "5 BPE" language reflect what the bike
path easement is, which Mr. Huinker stated is on the new plans. These
easements are on either side of Lots 14 and 15.
5) Point# 5, 8 and 9 - Ms. Kurtzman stated that the developer has the discretion to
reduce the building setback according to code. Wood Sage Ave. setback should
be increased. Along Rt. 47 the setback can be 20', and the tightest it would be is
30', per Mr. Sterling, falling under the landscape ordinance. The developer will
check that they have Rt. 47 right of ways, and that it has been submitted to IDOT.
The developer will six sets of engineering plans are due by June 29th Continents are due
in the clerk's office by July 7th. This will move Plan Commission on July 14, COW on
July 20th and City Council by July 27th.
Respectfully submitted,
Annette Williams
j - S 1
.
United City of Yorkville
Plan Council Meeting
July 8, 2004
Attendees:
Tony Graff, City Administrator Laura Brown, Director of Parks & Rec
Mike Schoppe, Schoppe Design Anna Kurtzman, Planning Coordinator
Joe Wywrot, City Engineer Eric Dhuse, Director of Public Works
Tim Fairfield, BKFD Sgt. Ron Diedrich, Yorkville Police Dept.
Guests: .
Cris Lannert, The Lannert Group Jeffrey Hyman, Burnside Homes
Patrick Williams, ENCAP, Inc.
The meeting began at 9:45 AM. The minutes from the June 24, 2004 were approved,
after addition of the word - "submit" six sets - in the very last paragraph.
Villas at the Preserve - Preliminary Plan
Comments by Mike Schoppe
1) Point 2 under preliminary plan—Mr. Lannert would like to look at the Hughes
property adjoining and his concerns with an emergency access road is that it would
mix the residential and commercial aspects of the two properties. He would like to
design the boulevard road—divided- throughout the development, and have just an
emergency lineage on the southeast corner. The City would not want to promote
this as a primary emergency access drive, and Mr. Graff stated the City will want
an access easement for this drive. The City pointed out that that commercial/retail
development is coming—Larry's Diner. Mr. Lannert wants to explore the 28'
wide road with the property owner to the east. Mr. Schoppe suggested the access
go further south, so as not to make it conducive for residents to use as a thru-road.
The City favors a"No Thru Traffic" signage. Mr. Graff suggests that the drive be
24" wide, so as not to encourage traffic. The homeowner's association will
maintain the driveway,but it will be a private drive. The developer will check with
Mr. Hughes to the east, in proposing a sidewalk that would abut the joint property.
2) Point #4 under preliminary plan - Mr. Lannert said they are looking at impacting
approximately .42 acres of wetlands on the site, in ten-ns of jurisdictional
wetlands. The modified plan shows improved creek channelization, increasing the
length from 900-1200 feet, improving with bio-swales. Mr. Lannert will resubmit
the site analysis, providing clarification for drainage. The Army Corps of
Engineers has determined one area is jurisdictional and Mr. Graff suggested that
the developer keep the Army Corps jurisdictional permit, since our stone
water/wetlands ordinance is undergoing technical review. The City staff will
decide, as part of the PUD agreement, if we will be mitigating those area that are
non-jurisdictional.
3) Point #3 under preliminary plan - Mr. Lannert said their plan shows 30' setback on
the side loaded garages, making for large driveways. He is requesting 20'. The
ordinance states the building setback line, per Anna Kurtzman. Mr. Graff's
concern is that two cars can park in the driveway, and that there is adequate
parking and sufficient utility easements. Joe Wywrot stated 5' within a footing is
not favorable. This age targeted development will have driveway maintained by
the association, per Mr. Lannert. Mr. Graff suggested that the first issue is that the
back of curb setback fits with all engineering issue. The closest footing will be the
garage footing. Potentially, if there is a tree line in the rear, the utilities would be 1
in the front. Mr. Schoppe would look at the side load garage and assure that the
owner will be able to make a 90 degree turn into the drive. Lannert will look at
rear utilities. Mr. Lannert will add preliminary footprint and driveways to the
preliminary plan for all lots.
4) Point # 5 under preliminary plan—The City is looking that at this property as an
addition to the Harris Preserve, as open space. The City will have a meeting with
Dan Kramer's office, Tony Graff and Ryan and Nelson Pottinger to determine the
land use for this property.
5) The Bristol Kendall Fire Department's concerns are covered in Joe Wywrot's
comments.
6) Mr. Lannert, in response to a question from Anna Kurtzman regarding shared
access for driveways, stated that there would be right of ingress and egress will be
incorporated in the homeowners' documentation. Blanket easements will be
available for cable, utilities and driveways.
Engineering comments from Joe Wywrot
1) Storm calculations will be provided to Joe Wywrot, including lot size and grading
•
concerns. Mr. Graff stated this development fits with compatibility with nature
and the council also likes the designs with the side load garages. It also
compliments the commercial area nearby. Mr. Lannert stated that architectural
standards will be provided, in particular the brick used.
2) Last bullet on page 1 —Mr. Lannert is requesting 24' on the eyebrow. The City is
suggesting a decrease in the size of the island. The fire department's concerns is
difficulty of bringing in equipment. The City's position has been 28'. The
developer is given the option of resubmitting new plans after Plan Commission,
for consideration for Public Works, BKFD and the Police Departments review.
3) Point#1 on page 2 —The City is requesting a traffic study and the City prefers
Metro. Mr. Wywrot stated this study will go to IDOT and work with the City for
completion.
4) Point#2—The typical pavement section will be revised, because of the wetlands,
will be provided to Mr. Wywrot.
5) Point # 4—The developer will submit a true grading of the sides and 4-5/1 side
slopes will be shown. Mr. Graff suggests the developer meet with the Forest
Preserve prior to the Public Hearing.
6) Point# 8 —The developer will determine after meeting with the Preserve, whether
a stub will need to be provided. Mr. Wywrot stated a pump station may need to
be cited there.
7) Point# 10—Lannert will comply with and add the drainage swale extending from
Harris Court to the NW pond.
J
8) Point#1 on page 1 — The City is needs a uniform parkway width. Mr. Lannert
will get a copy of their survey to Mr. Wywrot. The developer will send the plans
to IDOT and will copy the information to Joe Wywrot.
9) The park donation is 100% cash and the pedestrian trail goes across the front of
the development.
The preliminary plan will be presented at the Plan Commission on July 14th and at EDC
on July 21 at 7 PM. The targeted public hearing date will be August 24. The draft of the
PUD / annexation agreement needs to be submitted 2 weeks prior to the public hearing.
The meeting was adjourned at 10:45 AM.
Respectfully submitted,
Annette Williams
Jul . 7 . 2004 2 : 55PM No. 5425 P. 3/3
i(
Schoppe Desi associates
landscape Architecture and Land Planning
430 W. Downer Place Ph, (630) 896-2501
Aurora, IL 60506 Fax(830)896-3228
July 7, 2004
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe, Schoppe Design Associates
Re: Cara Behrens— 801 N. Bridge Street Rezoning
We have reviewed the rezoning application dated 6/7/04 and provide the following comments:
1. The Comprehensive Plan identifies this parcel as Traditional Neighborhood. The design
guidelines for this land use state that "Residential properties fronting arterial streets may be
used for professional or service offices, or for small retail shops consistent with the character
of such use in the downtown area. The requested rezoning is consistent with this guideline.
2. If this rezoning is approved, a site will need to be submitted showing compliance with the
city's engineering, zoning,and landscaping standards.
If you have any questions regarding this information,please call.
cc: Liz D'Anna, Deputy Clerk
UNITED CITY OF YORKVILLE
To: Tony Graff, City Administrator , \
From: Joe Wywrot, City Engineer
Subject: Cornerstone Subdivision
Date: July 7, 2004
I have reviewed the revised final plat and plan for the referenced project, received on June
30, 2004, and have the following comments
Plat
• Need language regarding the Public Utility and Drainage Easement, Conservation
Easement, Bike Path Easement, and Landscape/Buffer Easement. The easement
provisions listed only run to Com Ed and SBC, and is specific to their use. Insert
the city-standard language for PU&DE, which also includes the city, NiCor, and
Comcast.
• Confiiui with DOT that their requirements for ROW along Route 47 and the north
side of Greenbriar Road are satisfied.
• Call for blanket public utility and drainage easements across Lots 42, 43, and 46.
Plan
• I have begun review of the plan, but need to go over the stormwater detention
design in more detail. The bulk of my previous review comments have been
satisfactorily addressed.
I recommend that the final plat for the Cornerstone Subdivision be approved, subject to the
plat comments listed above, any comments from Mike Schoppe, Anna Kurtzman, and
Walter E. Deuchler Associates, and plan review comments that I will be sending to Smith
Engineering Consultants once I complete my review.
This item is scheduled for review at the Plan Commission meeting on July 14, 2004. If you
have any questions regarding this matter, please see me.
Cc: Liz D'Anna, Deputy City Clerk
Jul . 7 . 2004 2 : 55PM No . 5425 P . 2/3
CJ C,;° t 1
Schoppe Vesign dissociates
Landscape Architecture and Land Planning
430 W. Downer Place Ph. (630)896.2501
Aurora, IL 60506 Fax (630)896.3228
July 7, 2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe- Schoppe Design Associates, Inc.
Re: Cornerstone
We have reviewed the Final Plat of Cornerstone Subdivision dated 6/23/04 and the Civil
Engineering Plans for Cornerstone Subdivision dated 6-22-04, both prepared by Smith
Engineering Consultants, and provide the following comments:
Final Flat
1. The minimum residential lot size as proposed is 12,000 s.f., which is consistent with the
R-2 zoning classification.
2. The conservation easement on lots 10 and 14 needs to be increased to 45' wide in order
to keep the east line of the easement a minimum of 10' from trees that are 6" or larger.
3. Easement language regarding the 50' landscape easement on lots 24 through 32 and lot
44 needs to be added to the plat.
4. Easement language regarding the protection of the vegetation in the conservation
easement along the west property line needs to be added to the plat.
Final Engineering
1. All comments regarding the engineering plans have been satisfactorily addressed.
We recommend approval of the final plat and engineering plans subject to these comments being
addressed.
CC: Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
Greg ingemunson
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800 Game Farm Road
- — (n YorkvilleIllinois 60560 560L � .., Phone:630-553-4350
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July 7, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman°L
SUBJECT: Cornerstone Final Plat of Subdivision
I have reviewed the Conerstone Final Plat of Subdivision (last revision date: 6/23/04) for
compliance with the annexation/PUD agreement. I have deteimined that this plat is in
compliance with the teuus of the agreement.
In conducting my review I noticed that there are a number of different types of easements listed
in the Standard Abbreviations box and located throughout the plat, however, no corresponding
easement language has been provided for those easements. I believe that the Plan Commission
could recommend approval of the plat, subject to the appropriate easement language being
provided.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Cornerstone\7-7-04final plat review.doc
•
pc) _ _
UNITED CITY OF YORKVILLE
To: Tony Graff, City Administra or
From: Joe Wywrot, City Engineer
Subject: Villas at the Preserve—Preliminary Plan
Date: June 29, 2004
I have reviewed the preliminary plan for the referenced project, received on May 25, 2004,
and have the following comments:
• The name of the development on the petition is ViiIlas at the Preserve, while the
name on the preliminary plan is Traditions at the Preserves. Which is correct?
• The property is located on the south side of Route 71 opposite Walsh Drive. It is not
annexed to the city. It is adjacent to Tommy Hughes property to the east and Harris
Forest Preserve to the west.
• The project consists of 42 duplex lots (84 dwellings) on 23.9 acres.
• The R-2 zoning district requires lots to be at least 15,000 square feet. Only 9 of the
42 proposed lots comply.
• The plan should be submitted to Walter E. Deuchler Associates to review on behalf
of the Yorkville-Bristol Sanitary District.
• There are several missing backup documents:
o Information on offsite tributary areas.
o Detention calculations.
o Tree survey for all trees greater than 6" diameter.
o Field tile survey.
o USDA Iand use report.
o Endangered Species Consultation Report.
• The following information is missing from the plan:
o Lengths and bearings for the boundary of the property.
o Zoning on and contiguous to the property.
o Names and widths of adjacent platted streets.
o Routing of offsite watermain and sanitary sewer.
• The proposed ROW approach to Rt. 71 should be widened to provide a uniform
parkway width.
• There should be provisions in the annexation agreement that requires the HOA to
maintain the landscape island on Harris Court.
• ROW intersections should be rounded off with 25' radii or 25' chords.
• Sidewalk should be provided along Rt. 71, similar to that shown on the Lannert plan.
Sidewalk should also be shown on the west side of Harris Circle, along the east side
of Lot 1.
• The eyebrow cul-de-sac calls for 24' B-B pavement. This should be increased to at
least 28 feet.
• The plan refers to a traffic study for the Route 71/Harris intersection. This study
should be submitted to the city and IDOT for review.
• The pavement typical section should include Amoco 4551 fabric at the subgrade.
• I ran independent detention calculations, which indicated a required detention
volume slightly larger(0.11 acre-feet) than proposed.
• The Harris Forest Preserve has a fairly uniform elevation of 732 adjacent to the NW
detention basin. Since the pond has a NWL of 721, the resulting slope along the
property line would be severe. A similar condition would exist at the south end of the
NE pond.
• The typical section for the pond grading should show the safety shelf 2 feet below
NWL.
• Revise the note regarding watermains to state that sizing, valve locations, and
hydrant locations shall be determined during final design.
• Watermain should be extended to the west end of the property along Route 71.
• We should check to see if Harris Forest Preserve wants/needs sanitary service. It
may be possible to provide service through a sideyard easement south of the NW
pond.
• Two onsite wetlands have been identified, one of which is probably a jurisdictional
wetland. The non jurisdictional wetland should be evaluated to determine if any
mitigation measures are advisable.
• A typical section should be added for the drainage swale that extends from Harris
Court to the NW pond.
• Curb drains are needed for the low spot on Harris Circle just south of Route 71.
• Curb drains are shown near Lot 18, but there is no downstream storm sewer.
• Add a note stating that additional or modified curb drains may be required in areas of
steeper roadway grades.
This plan is scheduled for review at the Plan Council meeting on July 8, 2004.
Cc: Liz D'Anna, Deputy City Clerk
Jul . 1 . 230.4 2 : 39PM No • 5390 P . 2/3
Schoppe V esign Associates
Landscape Architecture and Land Planning
430 W. Downer Place Ph. (630)896-2501
Aurora,IL 60506 Fax(630) 896-3228
July 1, 2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Villas at the Preserve
We have reviewed the Preliminary Plan dated 5/18/04, Preliminary Landscape Plan dated
5/19/04, Architectural Exhibit dated 5/21/04 prepare by the Lannert Group and the Preliminary
Engineering Plan dated 5/20/04 prepared by P&D Consulants, and provide the following
comments:
Preliminary Plan
1. The overall site layout is well thought out and works well with the topography and the
existing drainage patterns.
2. We recommend a road connection be made to the commercial property immediately east
of this property. The proposed 20' emergency access should be changed to a drive or
public street with a pavement width of 28'. The pavement should extend from Harris
Circle to the east property line.
3. The petitioner has submitted an architectural exhibit illustrating a general style and look
of the duplex units. One of the attractive features of the product is the side load garage
and staggering of the front garage facade as shown in the Duplex First Floor Plan. The
preliminary footprint and driveways should be added to the Preliminary Plan for each
residential lot. This will allow us a better opportunity to identify any potential concerns
with this type of product and the proposed SO' lot widths.
4. As was pointed out during the discussions of the Concept Plans, and as is shown on the
site analysis, this site has some unique features in the form of the drainage corridors and
the existing trees that are on the property. These unique features should be addressed as
part of the P.U.D. plan. To that end, the existing trees should be shown on the
Preliminary Plan. Additionally, it should be described how the existing trees are
P.ye 10l 2
4 Jul . -l . 2004 2 : 39PM No . 5390 P . 3/3
incorporated into the site design and what steps will be used to protect the trees which are
to remain. Particular attention should be given to existing trees in the open space areas
and along the Route 71 right-of-way.
5, The Pottinger Property, which is immediately south of this site, is a relatively long and
narrow property, which has limited frontage on Legion Road. If the City anticipates
development of this property, a road stub should be provided to the eastern half of the
south property line to avoid having the Pottinger Property possibly develop with only one
way in and out.
6. The proposed 20' setback along Harris Court should be changed to 30'. All other
building setbacks are acceptable.
7. A copy of the Corp. of Engineers written determination regarding jurisdictional wetlands
should be forwarded to our office when it is received.
Preliminary Engineering Plans
1. The plan should address areas anticipated to be used for wetland mitigation. We will
provide additional comments on the design of the storrnwater basins when more detailed
plans are provided.
Preliminary Landscape Plans
I. Existing vegetation which is to be preserved should be shown on the plan.
2. As drawn, the landscape plan meets the standards of the City's Landscape Ordinance.
We recommend approval of the Preliminary Plan, subject to resolving these issues.
If you have any questions, please call.
CC: Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse, EEl
Tom Price, CDF
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