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Plan Commission Packet 2004 12-08-04 United City of Yorkville -c• County Seat of Kendall County t'' 800 Game Farm Road .rt EBL IN 1836 Yorkville, Illinois, 60560 .� Telephone: 630-553-4350 i cns"' Fax: 630-553-7575 IALE Website: www.yorkville.il.us PLAN COMMISSION AGENDA Wednesday, December 8, 2004 City Council Chambers 800 Game Farm Road REVISED: 12/1/04 Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: April 14, 2004 Public Hearings: None Presentation: None Old Business: None New Business: 1. PC 2004-20 Gospel Assembly Church - 1 1/2 Mile Review 2. PC 2004-23 Heartland Center Resubdivision- Final Plat 3. PC 2004-28 Corneil's Crossing - Concept Plan 4. PC 2004-29 Willman Property - Concept Plan 5. PC 2004-30 Aspen Ridge Estates - Concept Plan Additional Business: Adjournment: ,r� United City of Yorkville a County Seat of Kendall County 800 Game Farm Road EST. 1836 Yorkville, Illinois, 60560 t Telephone: 630-553-4350 Fax 630-553-7575 � Website: www.yorkville.il.us 1<CE xxv PLAN COMMISSION AGENDA Wednesday, December 8, 2004 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: April 14, 2004 Public Hearings: None Presentation: None Old Business: None New Business: 1. PC 2004-20 Gospel Assembly Church- 1 '/z Mile Review 2. PC 2004-23 Heartland Center Resubdivision -Final Plat 3. PC 2004-28 Corneil's Crossing- Concept Plan 4. PC 2004-29 Willman Property - Concept Plan Additional Business: Adjournment: Page 1 of 10 UNITED CITY OF YORKVILLE PLAN COMMISSION MEETING YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, APRIL 14, 2004 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Kerry Green, Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Brian Schillinger, Jack Jones, Michael Crouch, Andrew Kubala and Tom Lindblom. A quorum was established. VISITORS Mayor Art Prochaska; City Administrator Tony Graff; Kelly Kramer, from the city attorney's office; City Planner Mike Schoppe; Lynn Dubajic from the Yorkville Economic Development Corporation; John Whitehouse, Engineering Enterprises, Inc.; Jeff Hyman, Lynn Whitman, Veronica Straatman; Brian Urban, Richard Scheffrahn; Matt Fiascone; Gary Weber; Drew Daniels; Stephen Yas; Michael Avfderheide; Dean Fisher; Lynn Burks; Dave Durkith; Dr. Thomas Engler, Yorkville School District superintendent; John Phillipchuck; Stanford Stein; Brent Lewis; Chris Lannert; and Dan Waitt. MINUTES Minutes from the March 10, 2004 meeting were approved. PRESENTATION School Site Study City Planner Mike Schoppe gave a presentation on the school site study which addresses where schools should be placed as development continues. Schoppe said the study was conducted to be consistent with other long-range planning practices in the city. Once approved, the study will become part of the comprehensive plan. The 67 square-mile area covered in the study is the same as the area in the comprehensive plan. However, there is an additional 20 square miles of school district property not included in the study. Schoppe said the study also doesn't address timing of when the schools should be built, nor does it address funding. Reviewing the executive summary, the study projects the needs to be: • 47 elementary schools, with a population of 500 students per school and an overall elementary school population of 23,681. • 19 middle schools, with a population of 750 students per school and a middle school total population of 14,384. Page 2 of 10 • 8 to 11 high schools depending on school populations of either 1,500 or 2,000 with an overall high school population of 17, 258. Schoppe said he's met with School District officials who keep records on development and how it relates to student population. The calculations for the future needs were based on the assumption of.98 students per dwelling unit. Of those students, an estimated 45 percent are elementary school age, 23 percent are middle school age and 31 percent are in the high school age category. Schoppe then said the School District needs 15 acres for each elementary school site, 25 acres for each middle school, 35 acres for a combined elementary/middle school site and 100 acres for each high school site. With varying levels of intensity, there are varying levels of density, he said. Based on past history, the density assumption of 1.5 units per acre was made in the estate district, 2.0 units per acre in the yellow area, and 3.0 in the transitional areas and 2.5 units per acre in the traditional area. Schoppe said the study is broken up into various planning areas. And the planning areas are defined by some of the physical barriers in the city such as state highways and railroad tracks. Schoppe then went on to point out the summary of schools required in each planning area, found on Page 2 of the School Site Study. School sites were plugged into a map in the study based on knowledge of past developments and assumptions on where developments likely will occur based on the Comprehensive Plan. To show the level of detail of the study, Schoppe outlined Planning Area 1. The study looks at the number of students coming from existing developments as well as developments planned and anticipated developments. The study then calibrated the number of students that would come from those developments. The next step is to look at how the school district will get land for the school sites. That's when the land-cash ordinance comes into play. For instanced, in Planning Area 1, two properties alone would require a combined elementary/middle school site. There area 10 areas such as that in the study, which underwent the same type of process, he said. Plan Commission Chairman Tom Lindblom asked what would the population of the city be when the entire map is completed. Schoppe estimated that population would be 175,000 to 200,000 in that 67-squaare mile area. Page 3 of 10 Schoppe added that they haven't shown any high school sites in the study because there aren't any potential developments that can give 100 acres for a site. The developments in town won't generate that kind of land. He said the land for a high school will have to be purchased through revenues from land-cash donations. Schoppe added the document will be inserted into the Comprehensive Plan. Someone from the audience asked what the timeframe is for building the schools. Schoppe said that was not included in the study. Yorkville School District Superintendent Dr. Tomas Engler said the main purpose of the study was to identify possible school sites so that they don't have to backtrack later. As developments come into the city, the School District will have the study to look at as a guide, he said. Someone from the School Board predicted that the School District will grow by a minimum of 12 percent in the next 5 to 7 years. By 2010, he said the School District will be looking at a minimum of three elementary schools and a middle school. He added the study will give the School District and city an opportunity to talk about these types of issues as developers come. Schoppe added that the study is based on the assumption that the type of projected growth is the same type as what the city is seeing today. He suggested the study be revisited every few years. Dr. Engler said a sizeable portion of the city's growth will come from Joliet and not all growth will take place in the city. There's potential for volatile growth in the 85 square miles in the School District that wouldn't fall under the guidelines of the city. Commissioner Brian Schillinger asked if the School District decides it would be more economical to put buildings up for a larger enrollment, would the lot sizes planned be large enough for the schools? Dr. Engler, however, said it wouldn't be feasible to build for larger enrollments, such as a 750-student middle school. It would be more practical to have a 1,200-student middle school. Commissioner Michael Crouch, speaking as a School Board member, stated a lot of people might find it difficult to think of Yorkville to look as it does on the study. The district can never say that each of the schools in the study will be built, but it is important to keep in mind that the district is in the midst of growth. He added, the School Board is more concerned about the next five than the next 20. Mayor Art Prochaska said he's glad the study was made and that it will be an important tool for the city. He, too, said the schools might not be built exactly as shown in the study. However, the study is a guideline to help the city. Page 4 of 10 Commissioner Andrew Kubala stated that the study shows two new elementary/middle schools proposed, but none are west of Route 47. He asked why the study was drafted that way. Schoppe said most of the other areas were already developed, plus part of the land is in the Plano School District. Dr. Engler suggested that people not get too worked up about projected populations or even the number of schools, it's just important that there is a map to follow beyond 7 to 10 years. At the most conservative estimates, he said the district is looking at doubling the school system by 2010. NEW BUSINESS 1. PC 2001-06 Grande Reserve Units 5, 7 & 8 -- preliminary and final plats John Phillipchuck, representing the developers MPI, said the plats have been labeled preliminary/final. As they progress to where they will be recorded, they will be labeled final. Schoppe said his comments are similar to what they were last month. There is a small list of comments that need to be addressed prior to final plat approval. His recommendation was to approve the final plats subject to those comments being met. John Whitehouse from Engineering Enterprises, Inc. concurred saying there were just a few minor items that need to be met. Schoppe said a major part of the light green area on the map is a little bit smaller than the acreage in one of the annexation agreements. The difference in the slight acreage reduction will be met in a cash donation. The city is okay with that arrangement, he said. Kubala made a motion to approve Grande Reserve Units 5, 7, and 8 as presented subject to staff and consultants' input. Commissioner Anne Lucietto seconded the motion. The motion was unanimously approved by a roll call vote. Kerry Green, Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Brian Schillinger, Jack Jones, Michael Crouch, Andrew Kubala and Tom Lindblom voted yes. Whitehouse added that the project for permanent road improvements on Bristol Ridge Road was let for bid at the end of March and a bid was accepted. Work will begin sometime in May. That was one of the projects that was supposed to be done before any houses were constructed. 2. PC 2002-06 Westbury Village— preliminary plan, annexation and zoning Schoppe said it has been awhile since the plan has been before the Plan Commission. In November 2002, R-2 residential and B-3 business zoning were approved. In April 2003, the concept plan failed before the Plan Commission. Since then, there have been some presentations to the Committee of the Whole on the project, but not official decisions have been made. The developer made a decision to submit the preliminary plan in April. Page 5of10 There also has been a reduction of units since that plan. Tonight, the concept plan is back in front of the Plan Commission as a preliminary plan. Schoppe said there also are some housekeeping items that need to be completed on the annexation of 43 acres and on zoning of R2, R3 and B3. Lindblom said the annexation, zoning and preliminary plan need to be voted on in three different motions. Green made a motion to approve the annexation. Lucietto seconded the motion. The motion was unanimously approved by roll call vote. Holdiman, Lucietto, Davis, Adams, Schillinger, Jones, Crouch, Kubala, Green and Lindblom voted yes. Kubala made a motion to approve an R-2, R-3 and B-3 PUD (Planned Urban Development) for PC 2002-06. Lucietto seconded the motion. The motion was unanimously approved by roll call vote. Lucietto, Davis, Adams, Schillinger, Jones, Crouch, Kubala, Green, Holdiman and Lindblom voted yes. Standford Stein, attorney representing the developers, said in March 2003 there was a public hearing on the proposed development. The developers then worked diligently with city staff, the Planning Council and the COW to work out a viable plan. As a result of those meetings, he said the developers reduced the number of units and he believes they now have a very good plan now ready for the Plan Commission's consideration. Brent Lewis from the Lannert Group said the proposed development covers over 300 acres which is now cropland. Rob Roy Creek goes through the property. Going over the details of the proposed development, Lewis said there are two minor collector roads— Westbury Boulevard and Manchester Way --winding through the development and providing access. There are three single-family pods. Each pod has lots of 12,000 square feet, except on lots that back up to open space. Those lots are 10,000 square feet. There are two types of multi-family housing. The townhomes are located in Pods 5 and 8 and the courtyard residences are located in Pods 3 and 7, he said. There is a school site between Pods 1 and 2. The school site if 15 acres and the neighboring park site is 5 acres. Lewis said there also is a park site to the south consisting of 4 acres. Lewis said the clubhouse is centrally located and would be open to all of the property owners in the development. As for water, wet detention areas are planned with a variety of plantings surrounding them. There also will be trails through the whole system as well as trails that will tie-in to the regional trail system. Lewis said they plan to add a lot of buffering on the sides and in between the different uses. Page 6 of 10 Green asked if parking would be allowed on the 28-foot streets. Lewis said no parking will be allowed on those streets found in the multi-family area. Lindblom said that the majority of buildings on page L5 have only one access. Lewis said most of the traffic will come off Corneils Road and traffic can come through Westbury Boulevard. He added there is a cul-de-sac in that area. Lindblom said from a safety standpoint, he has a concern about getting fire equipment to those buildings. Lewis said there has been some discussion about getting higher fire ratings on some of the buildings. Stein said the fire department has seen the plan and the concerns have been covered. He said maybe an emergency access route can be added through another pod. Lindblom said he's also concerned about the area on Wyntrhop Lane, he said there's only one way in. Stein said again an emergency access could be built through another pod. But Lindblom asked where that could go. He asked why the developers wouldn't just make the access road a through road. However, Lewis said they don't want to encourage traffic driving between the pods. Lindblom said he's still nervous about trying to get fire- fighting equipment to the areas he's mentioned. Kubala said in April 2003, the plan presented had 937 units, The plan now has 890 units. He said that is a very small 5 percent reduction. In addition, the developers are now asking for private roads. He said it doesn't seem as if the situation has materially changed since the last time the plan was before the Plan Commission. Lewis said the private roads will be maintained by the homeowners association. More importantly, the development consists of 25 percent multi-family housing and 30 percent open space. It complies with the standards in the comprehensive plan according to Schoppe. Kubala said including the 22.7 acres of commercial property when claiming 2.9 units per acres is against what Schoppe said would be allowed in his April 3, 2003 letter. Schoppe said the majority of the property is in the transitional neighborhood. However, he said that Kubala is right and that the commercial area should not be included when calculating the density. With the amount of open space provided the developers are in compliance with the comprehensive plan. Lindblom asked why the developers want to have private roads in the multi-family area. Lewis said by making the bigger roads, they're adding more pavement, which is what they don't want to do. He said it's not appealing and people drive faster on wider roads. Crouch said the density of the plan is too high. He said this plan looks a lot like the plan the Plan Commission rejected last year. Everyplace where they could squeeze in one more lot, they did, he said. Page 7 of 10 He also said Corneils Road is a country road and isn't ready to handle two entrances to the development. Stein said the decrease in units is substantial and that there is more than 100 acres of open space. Kubala said most of what is set aside for open space is natural areas and wetlands. Stein said the wetlands could either be ignored or the developers can work with the area creatively. He said they've done just that. He said the plan is well crafted and organized. To set the record straight, Lindblom said he represents the fire department on the Plan Commission. In good conscience, he said he cannot vote in favor of the plan because of the two multi-family areas which to him are not safe. Commissioner Jack Jones said the developers have met the criteria given to them by the city. Schoppe said in previous Plan Council discussions this type of townhome is becoming more prevalent. Fire department representative Tim Fairfield is looking at changing building standards regarding building materials to address these types of concerns. Schillinger said replacing regular building materials with materials that are slower to burn might not be the best way to go. He said the materials still burn. Stein said they're not here to supplant anyone's knowledge. However, he said they've met with the fire department twice and the representatives there seemed okay with the plan. Crouch asked if the fire department was in agreement with the plan. Secondly, he said since the proposed plan is a PUD, the Plan Commission has more latitude. City Administrator Tony Graff said Tim Fairfield with the fire department and met with a representative from Washington D.C. on this specific issue. He said they're recommending a full suppression system or the next best system to give people more time to leave the scene if there is a fire. Graff said Fairfield met with Bill Dettmer and that the fire suppression system recommendation will be part of the language regarding fire safety in the PUD. As for the 28-foot roads, Graff said that's appropriate. He said a 28-foot lane provides more space than a 30-road where parking is allowed. Also, he said the police department will have the authority to enforce traffic laws. Schillinger said he's never been a fan of narrow roads and said that since there is no parking he wondered if there would be ample parking available for homeowners and their guests. Page 8 of 10 Lewis said the plan allows for 4.5 parking spaces per unit. He said two cars can go in the garage and at least two cars will fit in each driveway. In addition, there will be separate parking for visitors. Other than parking, density and safety, Lindblom asked if there were any more issues of concern to Plan Commission members. Lucietto asked if the developers have met with the Illinois Department of Natural Resources. She said the wetlands study needs to be reviewed before the plan can be approved. Likewise, Lindblom said there are four or five issues in a letter from Whitehouse that need to be addressed before the council could approve the plan. Schillinger said that other than Westbury Boulevard, he wondered how traffic was supposed to get to the clubhouse and the school and park sites. Lewis said for the most part, that is the only way to access those sites. Following the call for a vote, Lucietto made a motion to recommend approval of the preliminary plan for PC 2002-06 subject to all comments from John Whitehouse, Mike Schoppe and city staff. The motion failed 1 to 9 in a roll call vote. Jones voted yes. Davis, Adams, Schillinger, Crouch, Kubala, Green, Holdiman, Lucietto and Lindblom voted no. 3. PC 2003-13 Bailey Meadows -- preliminary plan Kubala said that at a previous meeting, he suggested a certain road in the development go straight to Baseline Road. He wondered why the suggested change hadn't been made. Whitehouse said that the developers have since eliminated the far west entrance and have planned a collector road to go north and south. The two stubs to the west would connect to the collector, he said. Also, Schoppe said that the transportation study hadn't been completed when the original suggestion was made. To solve the access problem, Kubala suggest that lot 183 be temporarily eliminated and uses as a temporary access. When an access road to the west becomes available, then the lot could be developed, he said. Gary Weber said the developers would prefer to leave the plan as is. He said a direct connection to Route 47 would only encourage cut-through traffic and the residents will bear the burden of that traffic. Schoppe, however, said he'd like residents to have full access to Route 47. Whitehouse said the road wouldn't have to be a straight line to Route 47. However, there needs to be a real intersection mainly for the benefits of the residents trying to access 47. Kelly Kramer, representing the city attorney's office, said there's a motion pending on the recapture resolution along Baseline Road. Page 9 of 10 Kubala made a motion to recommend approval of the plan as presented subject to comments from Schoppe and city staff and subject to the recapture agreement to Baseline Road. Green seconded the motion. The motion was approved 8-2. Adams, Crouch, Kubala, Lindblom, Green, Holdiman, Lucietto and Davis voted yes. Schillinger and Jones voted no. PC 2004-03 Rob Roy Falls—concept plan Stephen Yas said the plans for the development are unique and that before there is a concept,there must be a spirit. Looking at the community, the developers have devised a plan that builds on a 270-acre parcel of land that builds on little of the land and embodies the spirit of the community, Yas said. Between the farming community and the downtown, Yas said there are a whole series of quality of life issues. Therefore, the plan takes on a three-dimensional outlook. Using the Prairie Crossing development in Grayslake as a prototype, Yas said that development is very much like the one proposed for Yorkville. Looking at the whole site in context with neighboring sites, Yas said they are proposing a plan that would gateway with retail space roughly 60,000 square feet. Condos and offices would be located above those retail spaces. Then there would be a reflecting pond with farm windmills. The village center would feature rowhouses (townhomes) with alleys and each would have a two-car garage. The Daily Farm which is now on the property would be restored and renovated as a demonstration farm and would maintained by a homeowner's association. The site also would include condo sites and single-family home sites on 12,000 square foot lots. There also would be plenty of prairie restoration and parkland, he said. Yas said the development would have a special identity and that there are 12 prototype homes that have never been built before. From the outside, the development would look like Old Yorkville and from the inside, it would look like Yorkville today, he said. Lucietto said she likes what she has seen so far. Kubala also said he was impressed with the combination of uses. Yas said all of the developer's projects are different from one another. He said the plans come from quality of life issues. Schillinger said he likes the plan, but he doesn't like alleys. He asked if the project could be done without the alleys. But, Yas said he'd like to use them where they're necessary. Schoppe said because of the location of the property, which is on Route 34 near a two- light intersection, he would suggest including more commercial areas. Yas said they've done studies and said the image of the project from Route 34 is very important. Page 1.0 of 10 Crouch said the Plan Commission will need to approach the plan cautiously because it is different than anything that has been done before. He also said that he wishes the plan included more single-family homes and fewer townhomes. Kubala and Lindblom both said they'd like to see a concept laid out so they could get a better feel for the project. 5. PC 2004-04 Villas at the Preserve— concept plan Chris Lannert said the concept plan covers a parcel of land 23.9 acres in size that abuts a gas station and a forest preserve. Plans are to build duplexes on the property. The duplexes would feature varying rooflines and materials and the driveways would come out in different directions. The property falls into the transitional area of the Comprehensive Plan and the proposed density would comply with the plan. Green said he likes the plan except there is only one way in or out of the property. Lannert said the developers would work with the owner of the commercial property to see if an emergency access way could be installed. Also, he said a divided boulevard into the subdivision could be made wider so that would provide greater access. Lindblom said it seems as if the Plan Commission likes the concept of the development. The meeting adjourned at 10 p.m. Minutes respectfully submitted by Dina Gipe UNITED CITY OF YORKVILLE PETITION APPLICATION LOG December 1, 2004 NAME PETITIONER TYPE OF DATE OF STATUS APPLICATION AP Grande Reserve Unit 9 MPI Final Plat 7/12/04 12/7/04 COW Swanson Lane Estates Gordon &Marcia Annex, Zoning & PUD 7/16/04 12/9/04 Plan Council Swanson Rt. 71 & Rt. 47 Larry Saravanos Annexation & Zoning 8/4/04 Approved at 11/9/04 City Council 2 acre Commercial Autumn Creek(f.k.a. Pulte Homes Annex, Zoning & 8/10/04 12/7/04 COW Theidel Property) Preliminary Plan Bristol Bay Centex Homes Annex, Zoning& PUD 8/17/04 *Public Hearing @ 1/12/05 Plan Comm. Grande Reserve Unit 10 MPI Final Plat 9/23/04 12/9/04 Plan Council Blackberry Oaks Annexation & Zoning Pending Future Plan Commission Golf Course Yorkville Ace Hardware Annexation &Zoning Pending Future Plan Commission Wynstone Townhome Dev. Wyndham Deerpoint Preliminary Plan 10/6/04 1/12/05 Plan Commission Herren Property(NE corner of Rt. 47 Carolyn Herren Rezone 10/14/04 12/7/04 COW & Corneils Rd.) Gospel Assembly Church Gospel Assembly 1 1/2 Mile Review 10/19/04 12/8/04 Plan Commission Church Anderson Farm Kimball Hill Homes Concept Plan 10/25/04 12/7/04 COW Challey Farm Wyndham Deerpoint Concept Plan 10/21/04 12/7/04 COW Heartland Center Marker & Associates Resubdivision Final Plat 10/15/04 12/8/04 Plan Commission Caledonia Inland Final Plat 10/21/04 12/9/04 Plan Council Woodworth Estates Dale Woodworth Preliminary Plan 12/7/04 COW XPAC at Yorkville XPAC Properties LLC Preliminary/Final Plat 11/9/04 12/9/04 Plan Council Corneils Crossing Corneils Crossing LLC Concept Plan 11/16/04 12/8/04 Plan Commission *Centex has purchased two additional parcels, 40 acres and 3.5 acres. APPROVED BY THE 1 COMMITI'EE1B¢ARD United City of Yorkville ON: ! J Plan Council October 28, 2004 Attendees: Tony Graff, City Administrator Joe Wywrot, City Engineer Eric Dhuse, Public Works Director Laura Brown, Director of Parks &Red Anna Kurtzman, Zoning Coordinator Tim Fairfield, BKFD Ron Diederich, YPD (arrived at 10:30) Mike Schoppe, Schoppe Design Jeff Freeman, EEI John Whitehouse, EEI Guests: Tim Winter, Pasquinelli Daniel Oefner, CGL Ed Peterson, Landmark Don Halamka, DHAIA Christopher Kopecky, Lord, Bissel &Brook The meeting was called to order at 9:30 AM by Mr. Graff. John Whitehouse presented his corrections for the Sept. 23rd meeting minutes to the Annette Williams. The minutes were approved, pending these corrections. Grande Reserve Unit 10—Final Plat Anna Kurtzman's comments 1) Tony Graff asked for interpretation on side and rear yards, for setback purposes, from the developer. Mr. Winter stated that the front yard faces street and rear would be the opposite. Lot #3020 is in question. These will be condos,per Mr. Winter. Mr. Whitehouse suggested the developer declare one lot per building. Anna will receive a new geometric plan from the developer. Mr. Schoppe stated he was concerned with the 60 ft. rear to rear design standard. This information will be provided for compliance with exhibit El. 2) Lot 3022 will need clarification on building 11-14. She suggested the developer move the lot line north. This is a unit perimeter issue, not a development perimeter issue on lot#12. The developer will do a change in the boundary legal description if needed. 3) Mr. Graff stated that the architectural control designs must be submitted to Ms. Kurtzman before the City Council will vote on the final plat. 4) All setbacks need to be identified on the plat. Mike Schoppe's comments 1) Engineering comment#1 - At question are pulling out of driveways and safety issues, as well as the possibility of additional parking spaces. Ron Diederich will check with other communities in developments similar in density to see if, historically, there are traffic problems with this type of configuration. Mr. Schoppe pointed out lot 3019 is being used as open space, and the City might investigate additional parking spaces, privately maintained by the association. The plat or PUD agreement would state who would be responsible for maintenance. The additional parking spaces are not required by the City but being suggested. 2) Comments 2, 3 & 4—Mr. Schoppe is concerned about those lots along Grand Trail. His objection would be redirecting some of the drainage. It appears the pitch is a minimum of 1 %. Mr. Oefner stated that they were maintaining flood routes, and they want the garage floors above these. The 2 developer will look at flattening the slopes along the trails. Mr. Schoppe suggested retaining walls, planting trees or adding tiers to this area. 3) Landscaping proposed meets the city standards,per Mr. Schoppe. Mr. Winter suggested Pasquinelli will be doing the building, and Mr. Graff recommends that the builder show a typical landscaping design to the City Council. 5) Mr. Whitehouse stated since all will be condominiums there will be one 6" sewer service coming in from the street side,with individual connections inside the building. There would be meter for each unit, with a common meter for each building. In a condominium, the common meter would be billed to each condominium. Manhole placement will need to be considered for maintenance purposes. 6) Ms. Kurtzman clarified that the 30' perimeter next to the multifamily areas was to give further separation from the detention areas. John Whitehouse comments 1) Staff will check with Bill Dettmer regarding his initial recommendations in regards to the multifamily units and the individual sewer for condominiums. If the units are constructed as condos, engineering approval for service layouts will be conditioned on this fact, per John Whitehouse, and will not need to be re-engineered. Anna Kurtzman will check with Kelly Kramer to see if"condominium" should be notated on the recoding of the plat. 2) The developer will see that Tim Fairfield will get a copy of the plans to make a determination on item#4, Sheet 4. Mr. Whitehouse asked for an additional valve, where looping occur, to add hydrants at garage ends. 3) The portion of lot 3022 used for storm water management should be placed in the easement. Some of the blanket easement needs to be revised providing a 10' minimum to the underground utility. (sheet 8, comment 12). 4) Ownership of Lots 3019 and 3022 will need to be noted,whether it is the Unit 10 home owners association, or Gr. Reserve home owner association. 5) John Whitehouse provided the developer with a sketch providing alternatives to three driveways. . The sketch provides additional green parkway and parking spaces, and not as many driveways to restore if public utility maintenance is done. The crucial intersections are 13-14. There will be 50 feet of asphalt on the approach, as the plans are depicted now. Staff suggests a 3-4' flair on the ends. 6) Old telegraph lines on the Burlington Northern cross arms (unit 6)wiring may be removed per John Whitehouse. Needed are new submittals of the geometric plans and parking exhibits by Nov. 10`h. It will be scheduled on the Dec. 9 Plan Council. Swanson Lake Estates—Preliminary Plan Anna Kurtzman's comments 1) Mike Schoppe stated the City needs more specifics for landscaping: 1) typical plants to be planted; 2 ) maintenance and management plan; 3) commitment to saving trees. The tree preservation language will be needed for the annexation agreement. The developer will be provided a copy of the Cornerstone agreement as a model. 3 2) The lot line on 5 will be resubmitted to mimic the floodplain. The conservation easement will encompass the flood plain line. 3) The preliminary plat will need to show 6 lots without the out lots and will need to be submitted for staff review. 4) The preliminary landscape plan will a part of the PUD plan. The preliminary plat going to plan commission needs to show landscaping,. 5) Mike will review the new Landscape ordinance in reference to this property. Joe Wywrot's comments 1) Mr. Swanson, the owner, wants to develop the septic only on this property. He met with the Kendall Co. Health Department. The proposed easement through Fairhaven through the existing lots is only a water line easement, as stated by Chris Kopecky. Joe Wywrot suggested the City would have a small force main that could go out Boomer Lane to a gravity sewer. He prefers that to a septic system. The City Council, in their best efforts toward preservation of the Blackberry Creek Floodplain, is not in favor of accepting septics in proximity to Blackberry Creek. Mr. Graff referred to White Oaks estates, offered that there may be a price incentive on lots if a force main was offered and an advantage that the City would maintain. 2) The developer will discuss the cost differential between the septic and the force main system. Joe Wywrot stated the City's intent was maintenance of the force main and not the grinder pump in front yards. 3. The road is a 16' wide road system. Mr. Graff suggested a compromise of 20' asphalt road to give greater accessibility to emergency vehicles and garbage truck. The City would like to see language in the annexation agreement regarding the access to garbage haulers on the properties. 4. Boomer Lane stops at Lot 80, and Joe Wywrot stated that the road was vacated years ago, and that his recommendation is that it remains so. It would be a private road. 5. The public portion of Boomer Lane adjacent to Lot 80, is now 19' wide. Joe Wywrot recommends the minimum of 22', as stated in the In-town Road program. He will check to see what portions of this might have been recently asphalted when Trinity Church was built and advise the developer. Mike Schoppe comments 1) Mr. Schoppe inquired as to the ownership of the drive and Mr. Kopecky stated the homeowners association would maintain. At question was maintenance of lot 8 and who would maintain it. Mr. Schoppe suggested they run a lot line down the center of the road, and all owners would maintain easement rights along either side. Lot 1 and 2 need to be separated and transferred to the owner(to the south). Adjoining homeowners along side of each other could have access to easements along side their properties. 2) The access easement along side lot 3 needs to be clarified. Laura Brown's comments 1) The park board is looking for best management practices along the creek and asking for trail easements along both sides. This is the Blackberry Creek regional trail and at this time, the board is uncertain what path the trail will take, and needs flexibility. 2) Normally the covenants would have language to protect the conservation areas. This would be provided on the plat. Rather than no trail, the trail may be in the floodplain. 3) The private lane was suggested as being a part of the trail. The City will need access within the conservation easements in Lot 3 and Lot 5. 4 4) The design of the homes and roadways need to be explored to give the City the accessibility to easements. The developer will speak with Mr. Gordon. The preliminary and final plats, engineering and landscape plans will be submitted by November 10th They will be rescheduled for November 18th. Re-submittal may be required by November 24 following the next Plan Council. Submitted by Annette Williams Id is a a it T United City of Yorkville Plan Council November 18,2004 Attendees: Tony Graff, City Administrator Laura Brown, Director of Parks & Re Mike Schoppe, Schoppe Design Joe Wywrot, City Engineer Sgt. Ron Diedrich, Police Dept. Anna Kurtzman, Zoning Coordinator Eric Dhuse, Public Works Director Tim Fairfield, YBFD Guests: Attorney Tom Grant Pastor Tom Schofield David Schofield Rich Guerard, Wyndham Deerpoint Jason Wiesbrook, Jacob &Hefner Mary Kasner, Wyndham Deerpoint Dave Waden, Land Vision Attorney John Phillipchuck Clayton Marker, Marker Development The meeting was called to order at 9:40 AM. The minutes from October 28th were approved as written. Gospel Assembly Church -1 1/2 mile review 1) Mr. Graff stated that the water and utility easements need to be identified, as the City has plans to extend the water main on Rt. 71. The water easement needs to be 30 feet. Mr. Grant stated the property to the east, at some point, most likely will be subdivided into lots. The lines for the easement will be worked out in the pre-annexation agreement, with the hookup fee to be negotiated. The acceptance of the mile and one half review will be recommended to the Plan Commission. 2) Mr. Graff stated that City regulations allow a steeple height no higher than 75 feet. The maximum building height is 45 feet. 3) The landscaping language will be in the annexation agreement. The county is not obligated to follow the recommendations for landscaping. 4) Attorney Kelly Kramer will be contacted to provide a model 1 '/2 review to Attorney Grant. The council recommends this go to Plan Commission contingent on the pre-annexation agreement. This will be scheduled for Plan Commission on December 8th, EDC on December 16th, COW on December 21st and recommendation to the county on December 28th. Wynstone Townhome Development-Preliminary Plan Per Ms. Kurtzman, the City is looking at a PUD to address the deviations in the original agreement. Joe Wywrot comments 1) In his question to St. Josephs Way being a private street, Mr. Guerard stated that he had a call into Lennar, and believes the stub was connected for public access, but Ms. Kurtzman will check 1 the Fox Highlands agreement to verify. There is no commercial property plan being proposed, thus no building locations or road connectors. There is a 20 ft. drop from Rt. 47, and there would be difficulty in adding a road, cost-wise. On the final plat, Mr. Wywrot is asking for an exact location for the road. Lynn Dubajic will contact Phil Nelson to see if there is a commercial area being planned. 2) The developer will stub out a road to Walnut, so the City will have a connection to Rt. 71. Pavement will be continued all the way out and the right of way is already provided. The fire department is recommending no gate, rather a road. The City wants to provide flexibility in the placement of the road, as part of the PUD agreement, and an exhibit will be provided by developer. The developer will look at the Saravanos property for approved entrances into the commercial area. 3) The developer will obtain necessary easements for Rt. 47 water main. 4) The basin is less than two acres and it will be dry. 5) The driveway widths are over 60' wide. Mr. Guerard showed the layout of other like units they are building. Mr. Wywrot will be provided photographs of other units being built. 6) The far southeast corner of the plan is zoned R-3,not B-3, as shown on the plan. This change will be noted. 7) In the PUD agreement, the City is requesting a cross access in the southeast area, which will be shown on the preliminary engineering, and determined at the time of the final plat. 8) The road being proposed is 28', and will be a private road. 9) Mr. Fairfield asked about parallel parking, which will be opposite the fire hydrants. The developer will eliminate some of the parking at the T - intersection, and add parking along the north stub. 10) Delineations have been received by the developer. There is a depressional wetland of.2 acres, and the developer feels no restriction because of the Army Corp of Engineer determination. The City's position is that it be mitigation or that it be treated as depression storage. Cooperatively, the City would be losing wetland but planting can be made in the basins. 11) Sidewalks will be provided on one side. Mr. Schoppe will explore the possible linkage trail with the Highlands plane. There is sidewalk now on the south side of St. Joe's Way. Mike Schoppe's comments 1) Since the PUD is being proposed,the new ordinance advantages, in particular to density, may be considered by Mr. Guerard. The property was originally annexed as one piece, by the City's request, and zoned R-3. Recreational land use, good emergency accesses provisions with adequate width, and additional parking would be possible justifications to go above the five unit per acre density limit, as outlined in the zoning ordinance. 2) Attorney Kramer will be consulted to determine if the tree preservation agreement will be applicable in the original agreement. 3) Setbacks must be documented on the preliminary plan. 4) In the project further separation of the garage door to the drive being entered onto. A forced turn in the opposing direction is forced per Mr. Schoppe. A straightened drive or a curve will be explored by the developer. 5) Mr. Graff asked about character identity with streetscape, and the developer assured the city that the landscaping had been identified. 6) In the southwest building, Tim Fairfield is okay if the street is stubbed, for emergency access. The City will identify the land use for the area zoned D-3, to propose a good access to Rt. 47. 2 Laura Brown comments 1) Ms. Brown would like to have a 1 acre recreational area and would consider it a part of the land cash contribution, as long as there was public access to this area. In the PUD agreement, the City would put a public access easement over the road. The developer's engineers will attempt to find a'/2 - 3/4 acre next to, but out of the basin as requested by Mr. Schoppe and Ms. Brown. It could be designed like the River's Edge Park. 1) Soft pavement is proposed around the detention area park, rather than asphalt. Anna Kurtzman's comments 1) Normal setback for R-3 is 30 feet, and the developer is proposing 25 feet. Mr. Guerard stated the bump-out design of the building is why this is being asked for. The City is flexible and favorable, providing the easements are satisfied. The developer will provide an exhibit showing the easements. This will be scheduled January Plan Commission. New engineering, preliminary plat, landscape plans and architecture submittals will be in by December 15th. Staff comments will determine if it will come back to Plan Council. Heartland Center Subdivision —Final Plat 1) Mr. Philipchuck is proposing a resubdivision of Lot 3 of the commercial development. They will create building pads, with separate mortgages, on#4, 5, 6 and 7. A larger retail is being proposed for Lot 7, and the others will be office use. Lot 2 could be combined to the east, for additional parking. 2) Meetings have been held with IDOT for entrance on Hwy. 34, and developer is asking for the revision in subdivision plat. A land swap right of way is complete by the developer with IDOT in order to obtain the permit for the exit. Joe Wywrot's comments 1) A public sidewalk needs to be provided along Hwy 34. Subject to the written revisions being completed, Mr. Wywrot is favorable to moving this to Plan Commission. 2)Parking lot on engineering plan should be corrected to show what is on the final PUD plan. Mike Schoppe's comments 1) Final plat—comment#1: Easement language should be applicable to lots 1 and 2 also. 2) Final plat- comment#2: Note 7 on the plat will be removed per Mr. Philipchuck. 3) Landscaping with lots 1 and 2 should be shown, around the Hwy 34 perimeter(when the lot is put in). The developer will spot trees already planted on the berm. 4) An interim landscape plan, with language, needs to be provided for the site, in particular along the northern corridor during the pre-construction period, eg. perennial grass to be planted and grading of the site. This will be provided on the final engineering plan. Anna Kurtzman's comments 1) The developer is addressing her comments, after her meeting with them on Nov. 15th. Ms. Kurtzman will provide an exhibit showing an enlargement of the proposed changes to the Plan Commission and Council. 3 This will be scheduled for Plan Commission Dec. 8th. The preliminary plat will be submitted. The final plan will go to the Plan Commission with a final plat, so revisions can be seen from the preliminary plan to the final PUD plan. The Council will see the subdivision and will be asked to amend the final plat that has been approved by the Plan Commission. The meeting was adjourned at 11:45 AM. Respectfully submitted, Annette Williams 4 ft0c + - ,51-0 UNITED CITY OF YORKVILLE To: Tony Graft City Administrat,r From: Joe Wywrot, City Engineer ()'��( Subject: Gospel Assembly Church—Preliminary Plan Date: October 28, 2004 I have reviewed the preliminary plan for the referenced project, received on October 22, 2004. This property will be served by a private well and septic field. Stormwater management is proposed. Conventional stormwater management is proposed. Calculations were not submitted for review, but I assume that the site will comply with Kendall County's stormwater requirements. EEI has identified this site as the location of a future 16" watermain that would extend from Route 71 to Route 126. Please refer to the attachment. We should request that easement be dedicated at this time. We may wish to locate the easement to facilitate an easy connection to the church building in the future. ------ This item is scheduled for review at Plan Council o •vember 18, 2004. .0 have any questions regarding this development, please see aika , �/42. Cc: Liz D'Anna, Deputy City Clerk Kevin Bomstad, Engineering Enterprises, Inc. 1...1 i _ — Fa .. . �— --- .L._ � ' . ,,r, - at ._ .....:. •.. .. iIIIthop:A.,7 ten•• I —�, , , FxQ�Rir:____, L q� D• ... N�: �l: i ` �yiaI.�bwe®x,".781 ell i � .I4•ILiu�1i.�� - z000' o' -- z000' a000 ' � .L_ � 1 i1I � - '® SCALE FEET 'z:- Ic � � � � �///I�Ip `1 �� vi �—, . y �' miii. � � ,// , p°'" ee `. n»1.1.17- w a wair%L.it z., nm _ . 0 � ,„.„,,di . ..ip . ,.:7 400 , , . ..-s--lik botr _b.: ,4 , w L�� mumF RIC ARD ' S 1!'rI 440 Nom�� 4,-- PRELIMINARY .E. .A"Waal /l, LZ*J ��_r•TM�N NTN9'�-•"- �V %O —% ,,i. ! . c,:, ,,/ .." 411,41.4 I. A / .0.: • am. Mb._ 44 mall low!' suar.t...4- ,, „,,s. . \ o PV54O�PrRATN , . willMi� --1- ..,,,.__,.... r ...._.,, OMMII ...:f)0A`P:., 191,— -qtr.' — ,,,,,- .7ce, , • ArgrAr01011 lit 111211E111 `1\7\-1.--4pi 1/4 / ,\.."-. III Affogy A\ M r I 0---------sm„--L,x �It .. N4,9„. ,.. „...., , .„, �; . . . /; ` .,„ LEN• ,, ® - . . , . . . / „:„.,„,,70 LEGEND \-----) ............. . ,._ I PROPOSED I -+01111� ' W LL WITH RAW WM1 aw-R —- -----=----:------';Z.• - - Toweu mT _ . -� , - EXISTING LESS THAN 4”WATER MAIN i----j�--- ~AND• , !I♦ i� TREATMENT FACILITY I, EXISTING 4"WATER MAIN OSED I �1 EXISTING 6"WATER MAIN NTIAL I- 1 ANK,WELL, AT=D I '- AquTYAND EXISTING 8"WATER MAIN sITE - _ ? T101ENT p EX S I 'd•t c+T /BP/PRV S T10N SITE o .I / o,`'1.9:::// � EXISTING 10"WATER MAIN ' `/ til AM Imilir _ — I .� EXISTING 12"WATER MAIN PPIr - I R. .1 d EXISTING 16"WATER MAIN • �I - - MU —FUTURE 12"WATER MAIN . ININ ... Y . ms..=__ __________ .,_=._ , - . "ir a y 111:••. .- - - _. — FUTURE 16"WATER MAIN _.,_APPROXIMATE LOCATION OF SANDWICH FAULT -� � l l/ zAPPROXIMATE BOUNDARY OF °5BLOCK PROPERTIES / iI ii l I ' m r / vin.n.\SMXPROJ\•,WJ9\O•L,OD.]9D• DATE OCTOBER 2004 SOUTHEAST WATER WORKS SOUTH WATER DISTRIBUTION PLAN PROJ. NO. Y00439 SYSTEM EXPANSION PLAN FILE NO. Y0043904 EXHIBIT A-1 MONS Nov . 10. 2004 5 :11PM No . 664I P. 2/6 re--) O L4-_'k Sclwppe (Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax (630)551-3639 November 10, 2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe- Schoppe Design Associates, Inc. Re: Gospel Assembly Church We have reviewed the Preliminary Improvement Plans prepared by EEl dated October 2004 and provide the following comments. • Preliminary Improvement Plans 1. The City's Comprehensive Plan calls for this area to be Estate Neighborhood. A church use is an allowable use in the City's residential district. 2. If the site where to be annexed to the City, we would recommend it be zoned R-2. The setbacks on the proposed development comply with the standards of the R-2 district. 3. The R-2 standards have a maximum steeple height of 75' and maximum building height of 45'. These heights should be identified on the plan. 4. We would recommend that the development comply with the City's landscaping standards which would require perimeter, parking lot and street tree plantings. If you have any questions, please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MPI John Whitehouse— BEI Bill Dettrner, Building Official 113.7)8_MEMO 11.10.04 memo to Joe WywroLdot ?Mt 1 of 1 PC) c4 United City of Yorkville cST 11111 1836 County Seat of Kendall County 800 Game Farm Road 0 LTJS Yorkville, Illinois, 60560 0 Telephone: 630-553-4350 <CE Fax: 630-553-7575 Website: www.yorkville.il.us November 12, 2004 Mr. Steve Roake Roake & Associates, Inc. 1887 High Grove Lane Naperville, Illinois 60540 Re: Heartland in Yorkville Resubdivision of Lot 3 Dear Steve: I have reviewed the proposed plat, plan, and supporting documentation for the referenced project, received October 22, 2004, and have the following comments: General • A landscape plan is needed. Since landscape requirements can affect site geometry, it is important to submit this information as soon as possible. • Please provide documentation of submittal of the Notice of Intent to the Illinois EPA. • An Illinois EPA construction permit is required for the watermain and sanitary sewer extensions. • Please submit the plans to Walter E. Deuchler Associates, Inc. to review on behalf of the Yorkville-Bristol Sanitary District. • Please submit the plans to Tim Fairfield of the Bristol-Kendall Fire Protection District to see what fire protection improvements they might require. • Please revise the engineer's estimate of cost per the comments below. Plat: Sheet 1 • Does the 20' utility easement along the east line of the development overlap Lot 6? • Revise Note 3 by replacing any reference to "Lot 3" with"Lot 8". Sheet 2 • Revise the ingress/egress language by deleting the phrase "of the village" on Lines 2 and Line 11. • Revise the utility easement language by deleting the phrase "storm sewers" in Paragraph 2, Line 4. 2/7/03 City of Yorkville Meter Room Requirements • Each meter-shall have 12" of clearance in all directions. • The top of the highest meter shall be no more than 6 feet above the floor. • The bottom of the lowest meter shall be no less than 1 foot above the floor. • One-inch ball valve shut-offs shall be located on both sides of each meter. • Typical meter size for domestic usage is 5/8"x3/4". • Meters are to be purchased from the City of Yorkville. • Meters are to be arranged in a logical pattern. Layout of manifolds and piping should be submitted to the Public Works Department for approval prior to construction. • Meters are to be tagged or otherwise identified as to which unit they serve. • Cables from individual meters are to be zip-stripped to piping and then run to an accessible spot on the wall where the splitter boxes and MXU's are located. • Splitter boxes and MXU's are to be mounted on a piece of 3/4"plywood in the meter room. One splitter box can handle up to 8 meters. One MXU can handle up to 2 splitter boxes. • A 1/2" diameter conduit shall be provided through the wall to a location to be determined by the city. This conduit will carry wires needed for the back-up touch pads. • Meter room is to have adequate heating, lighting, and electrical service. ( �s fy C `•S 3- United City of Yorkville Est �_`7836 County Seat of Kendall County 800 Game Farm Road "O F ` Yorkville, Illinois, 60560 `on 0 Telephone: 630-553-4350 lrjLL \‘'\/ Website: 630-553-7575 Website: www.yorkville.il.us November 29, 2004 TO: Tony Graff yy;�� FROM: Anna B. Kurtzman �� SUBJECT: Final Plat of Subdivision Heartland Center Resubdivision of Lot 3 I have reviewed the document listed above for compliance with the annexation agreement and have the following comment: 1. The annexation agreement indicates that development of this property will be done in compliance with the zoning code and in conformance with the approved preliminary subdivision plat. This property is zoned B-3. Based upon definitions of front yard, building permits would not be able to be issued for proposed lots 3 through 7 as they do not abut a public right-of-way. I would recommend that building setback lines be reflected on each lot (with the exception of Lot 8, which is to only be used for parking and access). It should be noted that the agreement stipulates that the minimum front yard in the B-3 district is 30 feet. abk filename: CDocuments and Settings\Anna\My Documents\Heartland CenterALot3Resub11-29-04.doe Nov• 10. 2004 5: 01PM No . 6641 P. 3/6 - :, 3 Scfioppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630) 551-3639 November 10, 2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Heartland Commercial Center Re-subdivision We have reviewed the Final Plat of Subdivision for Heartland Center re-subdivision of Lot 3 in Unit 1 dated 7-16-2004, the Final Engineering Plans for Heartland Commercial Center dated 08-26-2004 and the Landscape Plan dated 09-09-2004; all prepared by Roake and Associates Inc. and provide the following comments. Final Plat 1. The engineering plans show lots 1 and 2 as future parking lots. If this is the case, then the ingress/egress language should be amended to cover these two lots. 2. Note 7 references an ingress/egress easement in lot 3 which does not exist. The note should be revised Engineering Improvement Plans 1. The site plan represents a well planned traffic and pedestrian circulation system. 2. Revise the plan to eliminate the conflict at the north east corner of Lot 7 with the sidewalk and parking lot. 3. It should be clarified as to whether the layout of the future parking lots on Lots 1 and 2 are to be approved as part of these plans. It should be noted that ordinance 98-32 requires a 20' parking setback when parking is located next to an arterial roadway. Final Landscape Plans 1. In accordance with the City's Landscape Ordinance Section 3 General Notes please provide the following: a. The current zoning and land use for adjoining properties and properties located across abutting streets. 113.239_7.i¢MO 11.104Ip,cmo to Jog Wyw o14ot Poet 1 ort Nov . 10. 2004 5 : 01PM No . 6641 P. 4/6 b.• The location, quantity, size, and type (both botanical and common names) of all existing landscaping to be preserved and removed, and all proposed landscaping to be added. This includes all material located along the existing berm. 2. Provide locations of all street trees located along Farmstead Drive and Heartland Drive. There are a number of trees already planted that do not show up on the provided landscape plans. 3. Provide landscape plans for proposed parking areas in Lots 1 and 2 if the parking lots are being approved as part of this application 4. In accordance with the City's Landscape Ordinance Section 2 Landscape and Tree Preservation Requirements there are 75 shade trees,2 evergreen trees and 436 shrubs required for compliance. This includes the required quantities for the parking lots on Lots 1 and 2. The plan provides 50 shade, 37 evergreen trees and 158 shrubs. Therefore an additional 18 shade trees or 18 evergreen trees or 178 shrubs are required for compliance. If you have any questions, please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MPI John Whitehouse—EEI Bill Dettmer, Building Official 113.739_MLM0_11.10.01 mmoo io lob Wyw,oI.doc Nobe 2 of * t,o eo United City of Yorkville Memo 800 Game Farm Road EST. °Ni411836 Yorkville, Illinois 60560 Telephone: 630-553-4350 '6 Ip1 II Fax: 630-553-7575 Date: December 3, 2004 To: Plan Commission From: Liz D'Anna, Deputy Clerk CC: Mayor and City Council Staff Please add the attached comments from Mike Schoppe regarding Corneil's Crossing Concept Plan to your packets for the December 8th Plan Commission Meeting. Thank you, Dec . 2 . 2004 I :24PM No .6808 P. 2/3 Schoppe Design Associates Landscape Architecture and Land Planning 128 S. Main St. Ph. (830) 551-3355 Oswego, IL 60543 Fax (630)551-3639 December 2,2004 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe- Schoppe Design Associates,Inc. Re: Corneils Crossing—Corneils Crossing LLC We have reviewed the Concept Site Plan for the Corneils Crossing prepared by Jacob & Heffner dated November 4, 2004. The following information is provided to assist you,the Plan Commission and the City Council in providing conceptual input to the developer on their Concept Site Plan. General Corneils Crossing is investigating the feasibility of developing the 15.3 acre site as a single- family lot development. The property is not yet contiguous to the City. However, the property is adjacent, along the north property line, to the Bristol Bay development proposed by Centex, which is currently being reviewed for annexation by the City. They are currently looking for conceptual input from the Plan Commission, Park Board and City Council on their Concept Site Plan. Formal action by the Plan Commission and City Council is not needed at this time. However, the Commission and City Council members should be prepared to discuss and provide comments to the developer on the following: 1. The appropriateness of the residential land use,the density, and the lot sizes being proposed. 2. The open space system. 3. The overall.style and general character of the development. 4. Other plans or design information that the Plan Commission or City Council might want to see when the Preliminary Plans are submitted. rose1ort Dec . 2. 2004 1 : 24PM No . 6808 P . 3/3 Comprehensive Plan The Comprehensive Plan identifies the portion of the site fronting Corneils Road as Estate Neighborhood, which allows a gross density of 1.5 dwelling units per acre or less. The balance of the property is identified as Suburban Neighborhood, which allows a gross density between 1.5 du/ac and 2.25 du/ac. Existing Land Uses The property is currently zoned A-1 in Kendall County. The surrounding land uses and zoning are as follows: North: Proposed Bristol Bay development, a P.U.D. within the City of Yorkville East: Agricultural use zoned A-1 in Kendall County South: Bristol Woods Subdivision zoned R-3 in Kendall County West: Agricultural use zoned A-1 Special Use in Kendall County Storxnwater Management Immediately north and adjacent to this property is the large regional stormwater basin being proposed as part of the Bristol Bay development. Transportation The City's Transportation Plan does not identify any collector or arterial roadways through this parcel. Schools The City's School Site Study does not identify any school locations on this property. Open Space Based on the City's Land Cash Ordinance, the park requirement for this site is approximately 1.2 acres. If you have any questions, please call. CC: Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk Anna Kurtman;Zoning Administrator Past 2of2 <``o co. o United City of Yorkville Memo # ;u, '1` 800 Game Farm Road EST.14 ;_t,_ _ 18361 Yorkville, Illinois 60560 Telephone: 630-553-4350 -60$1 1i ° p Fax: 630-553-7575 d<L E t�),/ Date: December 6, 2004 To: Plan Commission From: Liz D'Anna, Deputy Clerk CC: Mayor and City Council Staff Subject: Aspen Ridge Estates- Concept Plan Please add the attached comments from the Park Board regarding Aspen Ridge Estates to your packet for the December 8th meeting. Thank you, L ),. L .. • STAFF REVIEW AND PARK BOARD COMMENTS Aspen Ridge Estates (conceptual design) Location — South of Fox River, west of Route 47 and north of US Route 71 Parks and Open Space Master Plan-- Planning Area #7 Other subdivision and parks in this area include — Price Park, Rice Park, Sunflower Park, Gilbert Park and Hoover Outdoor Education Center. However none are within this service area. Land Cash Requirement/Obligation is Approximately 7.54 acres DISCUSSION ITEMS The developer is proposing 1 centralized park/tree preservation area. The estimated housing units is 201 single family. 1. What is the desired park size for this development? We also have Anderson and Challey Farms that connects to this Development to the south. Service area for the neighborhood Park is '/ mile. 2. Are there any schools located on or near this property? 3. We want to consider a trail system through this property and the adjoining properties to the north and south. This would provide a region access to Fox Road Trail system and Hoover Outdoor education Center. We also want some trail connection to the west that would allow us to tie into the Eldamain Road regional trail. 4. What size park would we like for this development and is there any opportunity to centralize the park with the development to the south? Is all of this site high and dry? Has a tree inventory been completed to identify the value of the tree preservation area? 5. What areas are Home Owners Association? 6. Balance of land cash requirement (cash contribution) would be paid in full at the time of final plat. 7. Park land would be accepted according to the Park Development Standards. 8. Is all the park land proposed high and dry outside of the 100 year flood plain. Park Board Meeting 11/22/04 Comments and Recommendations Park Board does not want ownership of the central park, because of the location of a school adjacent to the Chally Farm property. The Park Board would like to create a School / Park site utilizing the land cash donation from the Chally Farm and the adjoining property owner to the west as it is developed. The Parks Master Plan has a service • Park Board Meeting 11/22/04 Comments and Recommendations Park Board is recommending a 2 acre park located on the west side of the property so the park can be enlarged as the adjoining property is developed in conjunction with the proposed school location. In addition the developer will locate a dry detention basin adjoining the 2 acre park for no land cash credit. The Park Board would also like a trail system to connect to the north and south properties (Aspen Ridge Estates and Anderson Farms). Where the trail is in place of side walks there is no land cash credit. In all other areas the Park Board is recommending 50% credit for the land dedicated for the 20' trail corridor. If the developer agrees to install the trail according to Park Development standards, they would receive 100% credit for the land where the trail is (not including where the trail is in place of sidewalks —this is considered equal trade). The balance of the land cash obligation is to be paid in full I cash at the time of final plat.