Plan Council Packet 2004 02-12-04 to 7/7.,..0
United City of Yorkville
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County Seat of Kendall County
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PLAN COUNCIL AGENDA
Thursday, February 12, 2004
9:30 a.m.
CITY CONFERENCE ROOM
1 . Approval/Correction of Minutes: January 8, 2004 and January 22, 2004
2. PC 2001-16 Fox Hill POD 10 - Preliminary Plan
3. Additional Business
Adjournment
4 1 APPROVED BY THE
CQMMITTE ARD
UNITED CITY OF YORKVILLE ON: ,),stP 0
Plan Council Meeting Minutes
City Hall Conference Room
Thursday, February 11, 2004
9:30 AM
Attendees:
City Administrator Tony Graff Mike Schoppe— Schoppe Design
Planning Coordinator Anna Kurtzman Tim Fairfield - BKFD
City Engineer Joe Wywrot Sergeant Ron Diederich
Ex. Director Parks &Recreation Laura Brown
Guests:
Marvin DeLahr—Fox Hill Pete Huinker—Fox Hill
Minutes
1) January 8 —on page 2 under Preliminary Plan Presentation, change wording"Plan
Commission recommended approval"to wording to reflect that the plan
commission's consensus was that the Preliminary Plans for neighborhoods #6-#16
be approved. There was no formal action taken.
2) January 22, 2004—on page 2 under Roadway Stub, change "on lot to the north
(not east as stated) in order to improve".
PC 2001-16 Fox Hill POD 10—Preliminary Plan
Mr. Graff stated that at the Plan Commission meeting on February 11, the Commission
by 9-1 voted down the request for rezoning of the petitioner's request to R-4. Mike
Schoppe stated that concerns voiced expressed prior to the voting were primarily
sensitivity to current residents that the lots would remain zoned R-2, and not be
considered to a change to R-4(multifamily).
Engineering review
1) Clarify plat—comments of initial plans submitted Dec. 23, 2003. The residential
portion of the plat is zoned for R-4 and this needs to be stated on the plat, and
identified in the PUD amendment (requiring 15,000 SF lots with 100' lot width,
30' side yards and 40' rear yards).
2) The storm water basin and floodplain is an issue, because the lots, as stated by
Tony Graff, are extended all the way through to the property line. The
recommendation is that their would be separate lots to discourage residents from
using these areas as part of their own lawns, with shed and lawn furniture there,
as well as additional grading that may be perfonned. The city wishes to keep
ownership out of the flood plain.
3) Joe Wywrot commented that he is concerned with the functionality of the pond
with the floodplains elevations as stated. In addition the timing of the work to be
done will need to be taken into consideration and will need to be re-addressed as
the Fox Hill proposed project progresses.
2
4) The trail to the pedestrian bridge leading from Fox Hill Lane towards Rob Roy
Creek, along the north boundary, is not shown on the plan. Tony Graff would
like to see a connection to the current B-3 that is currently owned by another
property owner, or in the least an easement. Mr. Huinker suggested they would
show an easement, along the detention basin, and keep it out of the floodplain.
Mike Schoppe states the bike trail would be in the floodplain, and providing a
"city access easement", and the flexibility to put the bike trail within the
easement.
5) Tony Graff stated the city is asking for a 15' foot access easement on Eldamain
Road, with language stating it will be coordinated when Eldamain Rd. is
redesigned.
6) Tony Graff stated that the city is requesting an easement for the public sidewalk
along the Eldamain Rd. frontage, for plat purposes. He needs direction from the
Council on the legality and language as to who might construct the sidewalk, and
will be a part of the rezoning negotiations.
7) Joe Wywrot confirmed that the water main layout on the new plans had been
revised. He addressed a need to confirm that the alignment with Lakewood
Springs is included. Fran Klaas, Kendall Co. Highway Department, okayed the
access point,per a letter received by Tony Graff.
8) Joe Wywrot stated that Deuchler has okayed the move of the lift station to the
south end, with minor changes on the resubmittal.
Landscaping
1) Mike Schoppe indicates that a berm needs to be shown along Eldamain Road.
Presently there is only grading shown. Anna Kurtzman stated that a minimum of
25' is needed for the easement, which would be inclusive of the 15' rail/sidewalk.
2) In the new subdivision revision, the medians are to be a part of the public right of
way, per Dan Kramer's determination.
Fire Department - BKFD
1) Tim Fairfield shared his concern that some of the buildings in the plan are farther
than the city's standard of 150' from a roadway. Mr. Fairfield said it would be
extremely difficult to fight a fire, that they would be fighting from the street.
The southernmost building is of the utmost concern, and he stated that the fire
department would need a cut in the berm for equipment, in order that they not
fight the fire from Eldamain Rd. Mike Schoppe suggested that the developer
may want to consider moving the cluster counterclockwise, but Mr. Fairfield was
not favorable to that suggestion. He suggests a stub turnaround at the end of the
street for fire trucks to pass through. Typically, for this type of development,
when the City street dead ends on a property line, the City does a flare out—
hammerhead with a full right of way. Mr. Dresden suggested they could
redesign a hammer head.
2) Mr. Graff and Tim Fairfield said that perhaps the City needed to address,
internally, some additional regulations and standards for proposed multi-family
housing. One possibility would be additional fire stopping. Anna Kurtzman and
3
Bill Dettmer will be addressing a section in the PUD amendment regarding fire
codes.
3) Mike Schoppe stated he would consider redesigning with an opening in the berm,
and would consider this, once the Council has taken action on the plan.
4) Another concern voiced was the watermain layout, which will be revised. This is
going to be a central pressure zone, with mains, originally 8"now to be 16".
Parks & Recreation
1) Laura Brown suggested in the landscape plan that she would need to see the
pedestrian bridge connected. Mike Schoppe is not certain if the landscaping will
be applicable in the new landscape ordinance. Tony Graff suggested that the
more detailed landscaping could be a part of the negotiation process for the
rezoning PUD amendment.
Comments regarding commercial lighting and headlights were also expressed by the
residents east of the proposed development. Suggestions were evergreens along the back
end of the current development, and implementation of the night sky standard. The
police department will need to be included in preliminary landscape reviews.
If the City Council recommendations are favorable for the plan, Fox Hill will be
rescheduled at a Plan Council meeting before they go to Plan Commission. The EDC
zoning PUD amendment is on the agenda for Thursday, February 19, 2004. Fox Hill will
not resubmit until they have received policy direction.
Tony Graff did ask the developer to bring some design standards, with street scapes and
elevations before the EDC meeting.
Additional business
Tony Graff asked the members of Plan Council to review the draft of the pollution
control facility siting ordinance and have their comments to him by Tuesday, February
17, for review by John Watson.
Meeting adjourned at 10:40 AM.
Respectfully submitted,
Annette Williams
Page 1 of 4
UNITED CITY OF YORKVILLE DRAFT
Plan Council Meeting Minutes
City Hall Conference Room
Thursday, January 8, 2004
9:30 A.M.
Attendees:
City Administrator Tony Graff City Engineer Joe Wywrot
Public Works Director Eric Dhuse Lynn Dubajic—YEDC
Planning Coordinator Anna Kurtzman(arrive 9:50) John Whitehouse—EEI
Jeff Freeman—EEI Sergeant Ron Diederich - YPD
Tim Fairfield—BKFP
Executive Director of Parks &Recreation Laura Brown(arrived 10:03)
Guests:
See attached
MINUTES
The minutes from the October 23, 2003 were accepted.
PC 2001-06 GRANDE RESERVE FINAL PLAT UNITS 1,2,AND 3
John Whitehouse with Engineering Enterprises, Inc. (EEI) reported that the only thing remaining to be
adjusted on the plat is the easement provision language which he will email to the surveyor after the
meeting. He stated that the developer is not disputing any of the engineering issues and is working on the
final revision to the engineering. He also stated that the developer is not disputing any plat issues either.
He stated that the Plan Commission recommendation could be made subject to the final engineering.
Engineering items discussed were:
o Unit 3 Road Location—the location of the road along the south side of Park E was discussed.
MPI has made revisions to the intersection alignment.
o Easement Issues—items such as wider easements on the side yard lot lines were addressed.
o Lot Width Issue - Mrs. Kurtzman has reviewed the engineering plans and verified that minimum
lot widths meet the Annexation Agreement. Mr. Whitehouse stated that EEI asked that minimum
lot width be listed on the plats.
o City's Park Development Standards—Mr. Whitehouse stated that the published pamphlet that
applies to this should be referenced in the General Notes of the plats to indicate that these are the
standards that apply. Joe Wywrot explained that this deals with grading issues, how the shoreline
is treated with landscaping, safety shelves, etc. The developer did not have a problem adding this.
o Communication with Fox Metro & Deuchler- Mr. Wywrot stated that the developer is
communication directly with Fox Metro. . The developer explained that Fox Metro is doing the
review and comments not Deuchler as Deuchler doesn't handle all of Fox Metro's reviews.
Administrator Graff asked if the City could get a copy of their review and the developer agreed to
forward it to Mr. Wywrot.
o ComEd easement language—Mr. Whitehouse stated that revised easement language is being
negotiated between ComEd and the City. This language will be provided in an electronic format
once it has been finalized. He discussed that three words are in questioned by ComEd. He stated
Page 2 of 4
that he will not be sending the revisions back to ComEd and the plat will be recorded as is. Mr.
Graff stated that the City Attorney agrees that the city has met its obligation according to the
franchise agreement.
o Preliminary Plan Presentation - Mr. Whitehouse stated that a Preliminary Plan presentation for
ten neighborhoods was made to the Plan Commission in December and it was well received. The
Plan Commission recommended approval of the Preliminary Plan for neighborhoods# 6—#16.
There will be additional Preliminary Plans as the developer moves into the western and/or
northern sections.
Mike Schoppe was unable to attend the meeting however Mr. Graff went over his December 30, 2003
memo regarding Unit 1. The following items were discussed:
o #1 under Final Engineering Plans -Median Gap in Street "A" - Tim Winter with Pasquinelli
Development Group stated that the 175' gap was intended for a bridge effect for their entrance
feature. Mr. Whitehouse commented that from a traffic and/or functional standpoint he did not see
a problem with the gap. Mr. Graff stated that it does not hinder the function of the street but could
be an esthetic issue. He noted that the gap should be pointed out to the Plan Commission and City
Council so that they are aware of it. Mr. Graff stated he would address this with Mr. Schoppe to get
clarification for his recommendation.
o #2 Final Engineering Plans - Street"A" and Route 34 Intersection - Mr. Whitehouse stated that
the outbound lane back-to-back (B/B) minimum is 28' and should not be changed to 26' as Mr.
Schoppe recommended. The inbound B/B requirement is 20'. The developer indicated that the
inbound will be 21 or 22' as requested by Illinois Department of Transportation (IDOT).
o #5 Final Engineering Plans - Emergent Plantings— Seeding so there will be vegetative cover
before the permanent plants take over. was discussed
o #8 Final Engineering Plans - Regional Bike Trail—Ms. Brown stated that Mr. Schoppe
recommended that the trail be a public trail. Mr. Whitehouse stated that he has handled this
situation in the general easement provisions by including public pedestrian and bicycle trail
easement rights to all storm water management areas.
Mr. Wywrot discussed a January 6, 2004 fax from Brian Urban of Cowhey Gudmundson Leder, Ltd.
regarding the entrance road, American Way, off of Route 34. Two items were discussed:
o Safety Shelf Width—the plans indicate a 3' wide safety shelf however the Park Development
Standards call for a wider shelf, 5 to 10'. He stated that a safety shelf was needed all the way
around the pond and suggested a 5' safety shelf near the bridge effect. The developer stated that
most areas of the pond have two safety shelves, one at water level and another at 10 -15 feet. Mr.
Wywrot stated that the second shelf needs to be wider.
o Easements along American Way—He stated that the right-of-way (ROW) was being "pinched".
He indicated an area where it might be possible to get by without front yard easements because
there are no utilities in the area.
Mr. Graff discussed street lights. Mr. Wywrot stated that the City's standard street lights would be used on
all roads with the exception of American Way where they would be double backed. The Council discussed
using "night sky" street lights which put a reflector on top of the light. This reduces glow and allows the
night sky to be seen. Mr. Graff stated that this is a rural characteristic that the City is trying to promote and
he pointed out that this has been used on the collector road by Menard's. He stated that the standard for
this hasn't been passed however it is being looked into. He suggested that it would be a good characteristic
Page 3 of 4
for this subdivision. The developer asked for more information regarding this and Mr. Graff stated he
would get it to them.
Mr. Wywrot addressed his January 7, 2004 memo to City Attorney Dan Kramer regarding medians and
islands in the City ROW. He stated that Mr. Schoppe sent him a memo regarding the creation of separate
lots for medians and islands. He was suggested that the lots be owned by the Homeowners Association
(HOA). Mr. Wywrot asked EEI for their comments regarding this along with Attorney Kramer's legal
opinion. Mr. Graff stated that a policy addressing this needs to be established by the City Council. He
stated that he would put this issue on the January 20, 2004 Committee of the Whole meeting agenda for
discussion.
Mr. Wywrot addressed his January 2, 2004 letter to Mr. Whitehouse regarding street names. He stated
there are a few problems:
o Anna Marie Lane— Should be changed to Anna Maria Lane to match the existing roadway
name.
o McClellan Blvd. —He suggested that the south end of the boulevard should end at the south side
of Lot 61. He suggested that Lyman Loop make a complete circle.
o Hastert Drive—Hastert Drive is across from Sunset Avenue. He suggested that the name of this
street be changed to Sunset Avenue and the name Hastert Drive be used elsewhere. He suggested
changing American Way to Hastert Drive.
o Grand Trail East/Grande Trail West—He felt that the naming system is confusing and cannot
be numerically addressed in a logical way. He suggested renaming Grande Trail East to just
Grande Trail starting at Sunset/Hastert and extend east and then north to where it is proposed to
end at Matlock Drive. The name Grande Trail West should be eliminated and the street heading
west be renamed from Sunset/Hastert to McLellan Blvd. As the road passes McLellan, it should
be changed again until is reaches its south intersection with McLellan. The road should then
change names again for the section between McLellan and Alden.
o Burr Street—the cul-de-sac off Burr Street should be named separately such as Burr Court.
There is the same problem in Neighborhood 11
The developer understood Mr. Wywrot concerns and Mr. Graff asked them to resubmit street names to Mr.
Wywrot by February 3, 2004 so the information could be put into the Plan Commission packets.
Mr. Graff discussed Mr. Schoppe's December 30, 2003 memo regarding Unit 2. Items discussed were:
o #7 Final Engineering Plans - United City of Yorkville Sign - The developer stated that they
would include landscaping information around the sign with their next submittal.
o #6 Final Engineering Plans - Plantings - Sergeant Diederich expressed concern regarding the use
of evergreens along roads such as American Way because they grow and block surveillance to
homes. Mr. Graff suggested that Sergeant Diederich meet with Mr. Schoppe to discuss the
landscape plan.
Joe Wywrot discussed the January 7, 2004 memo from Conservation Design Forum(CDF). They
expressed their displeasure that stormwater management plans for the development do not provide the use
of bioswales as referenced in the annexation agreement. They have also made suggestions such as
plantings in the vicinity of basins. Mr. Wywrot stated he just received the memo and did not have time to
go over it in detail. The use of bioswales was discussed further. Mr. Graff suggested scheduling a staff
Page 4 of 4
meeting with CDF. If there are any recommendations from the meeting, they will be forwarded onto the
developer.
Mr. Graff went over Mr. Schoppe's December 30, 2003 memo regarding Unit 3. Items discussed were:
o #4 Final Plat- Lot Ownership - Mr. Whitehouse stated that this as been resolved.
o #5 Final Plat - Access Easement—Mr. Whitehouse stated that this was addressed with the
blanket easement provision.
o #6 Final Plat- Location of Lot 2N- Mr. Whitehouse stated that this is covered under a
separate set of plans which are referenced in the Unit 3 plans. He did not feel this was an issue.
o #2 Final Engineering Plans - Park Sanitary Sewer and Water Service - Mr. Whitehouse
stated that this should be addressed by the Park Development Plan. Ms. Brown stated that Mr.
Schoppe is preparing this plan. The final location of buildings needs to be verified before
utilities are run.
o #3 Final Engineering Plans - Basin Grading—The developer questioned Mr. Schoppe's
recommendation. The slope of the basin was discussed; gradual versus a steeper drop. The
developer indicated that the detention basin is already built and felt that the way it is currently
designed provides an area that is more useful. Ms. Brown explained that Mr. Schoppe is
recommending a gradual slope instead of a steep slope because it is safer from a play
standpoint as well as if a car goes off the road in that vicinity. Mr. Wywrot stated that the
basin complies with state statute. The Council further discussed the pros and cons of the 5-1
slope versus the 8-1 slope.
o #6 Final Landscape Plan - Entry Sign- Mr. Wywrot recommended that the sign be at least
15' off the ROW.
Mr. Graff asked the developer to resubmit to the City by January 16, 2004. He asked them to look at the
street names. He reiterated that the City staff would meet with CDF and relay any information to the
developer. Also,the ROW policy will be discussed with the City Council. The developer was instructed
to resubmit the final plats to Mr. Whitehouse. Mr. Graff asked that all information for the Plan
Commission be in to the Clerk's office by February 4, 2004.
The Plan Council's recommended that this move on to Plan Commission subject to review of the
resubmitted information.
Additional Business
None.
Meeting adjourned at 11:30 P.M.
Respectfully submitted,
Jackie Milschewski, City Clerk
Page 1 of 9
'UNITED CITY OF YORKVILLE DRAFT
Plan Council Meeting Minutes
City Hall Conference Room
Thursday, January 22, 2004
9:30 A.M.
Attendees:
City Administrator Tony Graff City Planner Mike Schoppe
Public Works Director Eric Dhuse Planning Coordinator Anna Kurtzman
City Engineer Joe Wywrot Jeff Freeman—EEI
Sergeant Ron Diederich—YPD (arrived 10:30) John Whitehouse—EEI
Assistant Fire Chief Tim Fairfield—BKFP (until 11:15)
Guests:
See attached
MINUTES
None.
PC 2003-19 BRISTOL CLUB 1 %MILE REVIEW
Gregg Gabel was in attendance though not on the agenda. He stated that he received a memo from Deputy
Clerk D'Anna stating that PC 2003-19 Bristol Club would be on the agenda today. Administrator Graff
allowed them to do a presentation.
Attorney Rick Williams representing Laycom gave a brief presentation. Laycom owns approximately 122
acres at the southwest corner of Galena Road and Cannonball Trail known as Bristol Club. An Annexation
Agreement and Planned Unit Development (PUD)was entered into which provides for 112 single-family
homes on 25,000/square foot lots (minimum). The property is not contiguous to the United City of
Yorkville and it is not known when this will occur. The developer would like to proceed and has decided
to reduce the density by having the lots be a minimum of 3 acres. The developer has proposed to plat the
development with Kendall County and the City will review under it the 1 1/2-mile review. When the
property has contiguity, it will be annexed to the City under the estate zoning classification and governed
by those regulations.
Mr. Gabel asked the status of the City's review. He stated that they have submitted engineering and
landscape plans and he thought the review was this morning. Mr. Graff stated that City Attorney John
Wyeth has met with Planning Coordinator Anna Kurtzman to review the PUD amendment and is drafting a
memo that he is expecting to receive later in the week. John Whitehouse with Engineering Enterprises,
Inc. (EEI) stated that the engineering review is basically complete but needs to be finalized based on the
PUD amendment. Mr. Schoppe stated he received a revised landscape plan which he commented on in a
memo a few weeks ago but he has not seen the revised plat or engineering plan. Mr. Schoppe stated that he
assumed any current plans addressed the issues discussed at the September Plan Council meeting. Mr.
Gabel stated that nothing has been changed because there wasn't a consensus at that meeting.
Mr. Graff stated that it needs to be determined if the City is reviewing this as a 1 1/2-mile estate zoning for
the City versus just a 1 1/2-mile review for the county. This needs to be clearly stated in the PUD
Page 2 of 9
amendment so the staff understands what their review comments are related to. He indicated that a concept
plan for the Rosenwinkle property, which makes the Bristol Club property contiguous, is due in to the City
in the next 4-6 weeks and they hope to go before the Plan Commission in April. He stated with this
imminent, Attorney Wyeth should request from States Attorney Tim McCann an intergovernmental
agreement with Kendall County for jurisdiction. This would eliminate the 1 1/2-mile review as it would be
reviewed under the City's estate zoning. He stated that he would be speaking with Mr. McCann and after
this would have a better timeline for this to proceed. He stated he would contact Mr. Williams with the
information.
Mr. Graff suggested that there be a staff meeting and a meeting Anna Kurtzman, Joe Wywrot and Rick
Williams to discuss the PUD amendment. The intergovernmental agreement and PUD amendment could
be brought before the City Council at the February 3, 2004 Committee of the Whole (COW) meeting. He
estimated that this would go before the Plan Commission in March.
PC 2003-28 TANGLEWOOD TRAILS— 1 1/2-MILE REVIEW
Bob Nelson the owner/developer gave a presentation to the Council. Mr. Nelson is new to the area so he
gave a brief history of his company which was begun in 1987 and he gave the locations of his
developments in Batavia,North Aurora and St. Charles. He will be closing on property located on
Highpoint Road just south of Legion Road next to the Tucek farm on February 2, 2004. The 67 acre parcel
will have 39 lots varying in size from 40,000 square feet to over two acres. He has met with Kendall
County whose ordinance requests 40,000 square foot lots and is still requesting them. The homes will be
on well and septic and he outlined the location of detention areas and walking/bike paths.
While addressing City Engineer Joe Wywrot's January 14, 2004 memo it was discussed that the county's
new RPD2 zoning is in conflict with the City's estate zoning. Mr. Graff explained that if the developer is
looking to annex to the City in the future (anywhere in the next 3-7 years)the Plan Council will
recommend to the Plan Commission that some of Mr. Wywrot and Mr. Schoppe's comments get
incorporated into the agreement. Mr. Nelson stated that he hadn't planned on annexing so he would have
to research this further.
There was some discussion on the proposed revision for the Land Plan for the corridor south of Legion
Road. The Yorkville-Bristol Sanitary District has indicated that this area will be serviceable in the future
so the Land Use Plan is being revised but will probably not be adopted by the City Council in the next 6-9
months. Mr. Graff noted that looking at the development's lot sizes;this is probably the type of zoning
that will be proposed for the area. He stated that well and septic is agreeable at this point and if the
property is annexed in the future,the homeowners will not be forced to switch to city water and sewer. Mr.
Graff explained the annexation process to Mr. Nelson and recommended City Attorney Dan Kramer
contact Mr. Nelson's attorney, John Martin, to discuss this further.
Mr. Graff asked Mr.Nelson if he was agreeable with any of Mr. Wywrot's comments. The following
items were discussed:
o Roadway stub - Mr. Wywrot suggested moving a roadway stub (future connection to Ronhill
Subdivision) one lot to the east in order to improve sight distances on Tanglewood Trail. Mr.
Wywrot commented that there is a crest in the road that occurs close to the lot line one lot north and
it is a safety consideration to move the stub. Mr.Nelson indicated he would not like to do this as
the soil supports the present location of the road however he would have his engineer review this.
Page 3 of 9
o Cul-de-sac islands—Mr. Nelson indicated per the county, the cul-de-sac islands are being deleted.
o Sidewalks—Mr. Nelson stated that the county does not want sidewalks or trees in the ROW. Mr.
Nelson indicated the location of a pathway through the subdivision on his plan which amounts to a
one-sided sidewalk. Mr. Wywrot commented that the City's ordinance requires sidewalks on both
sides of the street or a trail system adjacent to every lot. He noted that the changes Mr. Nelson
indicated puts him closer to compliance with the City's standard. Mr. Schoppe stated that the City
standard is for a paved path and he recommended that a hard asphalt trail be located at the very least
on one side of the street. Changing the location of the path from behind lots 37, 38 and 39 to the
front of the lots was also discussed.
o Streetlights - Mr. Nelson indicted on his plan where the streetlights will be placed.
o Highpoint ROW—Mr.Nelson indicated that he has been requested to add an additional 45' of
ROW along Highpoint Road for a total of 90'. Mr. Wywrot clarified that the total ROW for
Highpoint is 80' so the developer needs to dedicate 40' plus an additional landscape buffer. Mr.
Nelson agreed.
o Easements—Mr. Nelson agreed to providing easements adjacent to all roadways and along the
perimeter of all lots.
o Detention basins—Mr.Nelson agreed that the detention basins should conform to the county's
stormwater ordinance.
o Water tower site - Mr. Whitehouse indicated that EEI has identified a potential location for a water
tower on the property south of this however there are a few locations in this subdivision that would
satisfy the elevation requirements for a tower. A determination still needs to be made if there will
be a well and treatment facility at the site as well. Mr. Nelson stated he was not excited about
having a water tower in the subdivision. Mr. Graff stated that this should be addressed in an
annexation agreement and he suggested that EEI verify the location of the tower so that this could
be discussed further.
o Right-of-Way and Road Design - It was suggested to round off the ROW at intersections. Mr.
Wywrot requested the bituminous pavement width be increased to 28 feet whereas the county
requires 24 feet. Mr. Graff explained that the Plan Commission and City Council support the 28'.
Curb and gutter are not required. Mr. Nelson stated he would take the position with the county that
the City is dictating 28'. Mr. Nelson agreed to the binder thickness of 2.5 inches.
The group reviewed Mike Schoppe's January 16, 2004 memo and discussed the following:
o Lot sizes—Mr. Schoppe noted that the lots sizes do not conform to the City's standards however
the plan could be done as a PUD in an estate district. The significant amount of open space justifies
the lot size and width as presented. He stated that this subdivision would come under the City's
Estate Class I.
o Comprehensive Plan —the proposed plan is consistent with the Comp Plan.
o Wetland Delineation - A wetland delineation should be done and the City forwarded a copy. Mr.
Nelson agreed to this.
o Existing vegetation - A general description of existing vegetation should be provided.
o Front-yard setbacks - Front yard setbacks should be revised to 50' to be consistent with the City's
ordinance. Mr. Nelson indicated that the county's requirement is 30'. Director of Public Works
Eric Dhuse noted that the county likes a larger rear-yard setback to allow for septic fields.
o Stormwater Basin Slope—a slope of not greater that 10:1 was recommended for both esthetics and
erosion control. Mr. Nelson stated that the county wanted him to incorporate more bounce and flat
useable space. Mr. Wywrot and Mr. Nelson took a closer look at the plan and found that the shape
Page 4 of 9
of the pond could be shifted to accommodate this. Mr. Nelson stated he would take a closer look
the plan.
o Landscape Plan—this should be revised to illustrate the proposed screening in the open space
along East High Point Road. Mr. Nelson asked for and was provided with a copy of the landscape
ordinance .
The Council further discussed city water in the area,the promotion of the use of city water, combining the
water service to this property along with the Tucek property, and the annexation of this property.
Administrator Graff recommended a meeting between Mr. Nelson, his attorney and representatives from
the Tucek property to discuss future water service in the area. Mr. Graff asked Mr. Whitehouse if he could
develop an estimated cost of extending a watermain into this area.
Mr. Dhuse asked if Mr. Nelson's attorney was preparing a backup SSA for the HOA. Mr.Nelson stated
that he has suggested this to the county and he is open to this.
Mr. Graff explained the City's street naming ordinance to Mr. Nelson and he stated that he would look into
this.
The Plan Council recommended the 1 '/2-mile review to the Plan Commission subject to Mr. Wywrot's and
Mr. Schoppe's recommendations. This will be before the Plan Commission on February 11, 2004.
PC2003-29 WHIPERING MEADOW UNITS 1 & 2—FINAL PLAT
Mr. Graff asked Rich Young with Kimball Hill Homes if he had any comments/questions on Mrs.
Kurtzman's January 16, 2004 memos. Mr. Young stated that he will comply with her recommendations.
Mr. Schoppe indicated that he has only reviewed Unit 1 because he was not aware that both units were on
the agenda. He indicated that he needed the Unit 2 plat and that he felt that the comments will probably be
similar.
Mr. Young stated that he went over Mr. Schoppe's January 16, 2004 memo and in general he did not have
any problems with the comments. His only concern was for comment#3 under Final Engineering
concerning drainage structures being relocated out of the 40' landscape easement. He stated that he needed
to verify if he had enough room to have the 40' easement. Mr. Schoppe explained that the easement needs
to be increased to 40' to reflect the landscape treatment south on Cannonball Trail in order to keep it
consistence. Mr. Young did not feel this would be a problem. Mr. Wywrot noted that there are existing
utilities along Cannonball Trail and he recommended that they not grade the berm directly over the
utilities. Mr. Young stated he would look at the grading.
Mr. Whitehouse's January 15, 2004 engineering report was discussed. Mr. Young stated that he and Brain
Rieger from V3 Consultants, Inc. went over the report and feel that most of the items are not a problem and
have been addressed on the revision of the engineering.
Mr. Whitehouse stated that the biggest engineering issue is stormwater management. There are questions
on how the large central basin (Lot 452) is going to function and discharge. It is proposed to discharge
through Cannonball Estates into an old 10" tile that crosses Faxon Road then into an 8"rear-yard storm
sewer and finally into the Cannonball Estates storm sewer system, which is a ten-year design. Mr.
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Whitehouse recommended an almost zero release rate and minimizing the outlet to a 4" diameter. The
basin will hold runoff from a 100-year storm. Mr. Whitehouse also discussed the rear-yard infiltration
system that is being promoted. This will minimize the amount of water that will even get to the basin. He
also noted that the old tile under Faxon Road will be replaced when the road is reconstructed. Mr. Wywrot
commented that it would be replaced with small diameter PVC and probably should be revised to be
replaced with a 12" RCP. The pond design was further discussed (depth, capacity, duration of holding
water, etc). Mr. Schoppe noted that his letter asked for detailed information on the proposed planting for
the Natural Vegetation Infiltration Area. This should address the possibility that the basin could on
occasion hold water for more than 72 hours so they can select materials accordingly.
The future Faxon Road extension was discussed. Mr. Whitehouse stated that if the geometry for this has
been incorporated in the fmal plat, it is not reflected on the engineering plans. The ownership of Lot 451
was discussed and Mr. Young indicated that this will be owned by the HOA and Mr. Schoppe asked that
this be indicated on the plat. Mr. Whitehouse stated that it was indicated that this lot was access to the
property on the south(Frank Yabsley's property). He stated that he needed information regarding the
existing driveway to the property. The location of the driveway was discussed and Mr. Whitehouse
suggested that it come out on Old Faxon Road. It was suggested to get a comment from City Attorney Dan
Kramer regarding the easements rights of the existing property.
Mr. Dhuse noted that the name of Old Faxon Road should be changed in an effort to keep things consistent.
There are no addresses on Old Faxon Road at this time. Assistant Fire Chief Tim Fairfield stated that it be
preferable to see the name changed to something else while no one lives on it. The Council discussed
alternate names and it was suggested to call the road Yabsley Way. Mr. Graff stated he would talk to Mr.
Yabsley to see if his name could be used. Mr. Wywrot suggested that they check with AMG Homes
regarding the name because they are improving the road.
It was decided to move this on to the Plan Commission. Mr. Graff requested Unit 2 comments from Mr.
Schoppe. Mr. Whitehouse stated that if he could get a response to his comments back from the developer
by January 28, 2004 he will reduce his memo to the Plan Commission. The developer stated that their
concern is running a model on the restrictor. Mr. Whitehouse stated that if the storm water issue was the
only issue without a conclusion, it could be presented to the Plan Commission subject to engineering. Mr.
Schoppe asked if the fmal landscaping plan could be submitted by January 28, 2004. If the storm water
issue is not resolved, he will also comment to the Plan Commission that it is subject to final engineering.
PC 2003-13 RUNGE PROPERTY—PRELIMINARY PLAN
Mr. Graff noted that Mr. Schoppe stated in his January 16, 2004 memo that he had not received revised
preliminary plans on this property. He stated that he was expecting the revised Preliminary Land Plan,
Preliminary Engineering Plan and Preliminary Landscape Plans to review.
Mr. Graff stated that the annexation of this property is still under discussion. Mrs. Kurtzman stated that
there was a staff meeting scheduled for January 23, 2004 to discuss open space and the commercial area
and a meeting on January 29, 2004 with City Attorney Dan Kramer to discuss the annexation language.
Mr. Graff asked Mr. Fiascone if they wanted the preliminary plan and preliminary plat incorporated into
the annexation agreement and Mr. Fiascone stated that at this point they would like to do this. Mr. Graff
asked the Plan Council if they would like to get the annexation language solidified before doing the
complete plan review. They discussed that the annexation language effects the preliminary plan and vice
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versa. Mr. Graff suggested that staff review meeting be scheduled to look at the preliminary plan as part of
the annexation discussions. After everything is worked out, a preliminary plan could be submitted to the
Plan Commission in March. This could coincide with the annexation being approved by the City Council.
The Council agreed this was a good idea. Mr. Graff asked Mrs. Kurtzman to coordinate meetings such as
she did with the Grande Reserve development.
Mr. Schoppe stated that in November 2003 he was given a draft of the annexation agreement for review
and he asked if there was a revised draft prepared. Mrs. Kurtzman stated that the comments were given to
Attorney Kramer who is revising the agreement but he is not finished yet. Mr. Graff stated that the revised
draft will probably not be ready by the January 29, 2004 meeting which was scheduled to discuss staff
comments with Attorney Kramer and to get the revision moving. He stated that Attorney Kramer has
questions regarding what is being recommended and the legal conformity to the subdivision ordinance and
zoning. Mr. Graff stated that some comments are leaning toward a Planned Unit Development (PUD)
which the petitioner is not looking requesting. Mr. Graff stated that this might be similar to the Northgate
development.
Mr. Graff asked Gary Weber with Gary R. Weber Associates, Inc. and Matt Fiascone with Inland if they
reviewed Mr. Whitehouse's January 15, 2004 memo and if there was anything they wanted to highlight.
Mr. Weber gave an overview of the revisions; changes in the court house area; road radius changes in three
locations and they provided a 30' access easement to the commercial area. Mike Mondus with Spaceco,
Inc. addressed storm water management issues. Mr. Mondus explained that their analysis of the detention
areas has to be refined but they are confident that the detention basins have enough volume. In regards to
compensatory storage, Mr. Whitehouse has asked them to use a different method of calculation which they
are in the process of doing. They feel they can make the volumes work. Mr. Whitehouse noted that they
did not include the compensatory storage area in the detention calculations. Mr. Mondus stated that they
did not include this because this area will be restored to a more naturalized state with less runoff.
Mr. Whitehouse discussed the Rob Roy Creek buffer issue(how much is commercial, setbacks, etc).
Whatever is done in the commercial area will impact the compensatory storage volume because more of
the existing Rob Roy Creek flood plain is being filled. If straight zoning is given to the commercial area
without identifying open space and setbacks then the City may be locking itself into storm water
management issues. He stated that it would be good to see a delineation on the commercial area as to the
setback. Mr. Mondus stated that their analysis demonstrates that the function of the width of the buffer
from the creek is not so much a function of storm water management as esthetics. Ultimately, the amount
of filling that the developer wants to do to maximize the commercial area does not cause increases in flood
heights. It is more a planning issue than an engineering issue.
Jeff Freeman with EEI explained the normal way of providing compensatory storage; using cross-sections
rather than grouping it into one larger area downstream. He stated that if a certain cross-section is filled,
then generally between this filled section and the next cross-section additional compensatory storage
volume is provided. In this area,the compensatory storage is being squeezed together on the north side of
the property and not being provided to the south. The reasons for this are 1)they looked at the design
storm and this design did not raise water surface and 2)the design storm will probably never happen but
there are other types of storms that they want to protect against. He stated that it will have to be a policy
decision as to if this is an appropriate way to provide compensatory storage. Mr. Graff stated that this isn't
a policy decision because there is an ordinance to follow. If they are not following it, they will need to ask
•
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for a variance. Mr. Fiascone stated that he felt it was a policy issue because if compensatory storage was
not allowed to be unified in one area it would diminish the ability to have a commercial area. If
compensatory storage is forced on to the commercial site, setbacks will be increased, available parking
areas will be decreased, pad areas will decrease and the area for a"big box" store is decreased. This will
discourage commercial development. Mr. Freeman explained why standard engineering practices and the
requirements of the ordinance are hard to apply due to the location of the creek. Mr. Whitehouse explained
that the developer's compensatory storage is based on filling a certain amount of the flood plain adjacent to
the commercial area and this creates a setback issue from Rob Roy Creek. The width of the setback from
Rob Roy Creek affects the compensatory storage. Mr. Graff stated that he would have to present this as a
policy question to the City Council.
Mr. Whitehouse stated that another major issue for the property is how it will be served by sanitary sewer.
He stated that they recommended an elevation for the interceptor and Mr. Fiascone stated that this
information was provided to Deuchler.
Mr. Whitehouse stated that the Plan Commission also brought up an issue of a north/south collector road.
They recommended that the road immediately east of the park be the one to extend to Baseline Road. He
stated that the layout has not been changed to address this recommendation.
ROW issues were discussed. Mr. Whitehouse recommended that the number of lots remain the same, the
ROW width be increased to 66' in accordance with the ordinance, the pavement width be increased to 30'
and lot size be reduced to a minimum of 11,640/square feet. He stated that the overall impact on the
subdivision will be minimal and the road and ROW widths would not be compromised. Mr. Fiascone
stated that the internal ROW could be addressed by having 5' easement on each side of the road. This
would give 70' of ROW, increase setbacks and not change the lot sizes. Mr. Whitehouse agreed and
demonstrated how an easement along the road could widen the ROW and how it would affect sidewalks
and setbacks. Mr. Fiascone stated that they needed direction as to how to treat the ROW width on Baseline
Road as well as the internal roads. Mr. Wywrot stated that the City needed to coordinate a meeting with
Sugar Grove to discuss Baseline Road. Mr. Graff recommended that the ROW issue be resolved before the
plan goes to the Plan Commission however he was unsure if he could get a meeting scheduled with Sugar
Grove in enough time. He stated that he could probably get direction on the internal roads. Mr. Graff
stated that the internal ROW issue will be discussed at the COW meeting and he will ask the Council for
their input.
There was further discussion on the realignment/relocation of roads, the future use of Baseline Road,
access from the subdivision to Route 47 and the commercial area, a stub road on the southeast side of the
development to the neighboring property and the internal road network.
The purchase of a lot for a pressure reducing center by NICOR was discussed.
Mr. Graff suggested a meeting with Deuchler as well as Sugar Grove. He stated that he would have City
Secretary Annette Williams set up the Sugar Grove meeting and he asked Mr. Wywrot to schedule the
Deuchler meeting.
The Plan Council recommended that the developer resubmit the preliminary plan based on the staff's
direction on ROW widths for internal roads and Baseline Road. A timeline for the annexation and
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preliminary plan was discussed. It was determined that the preliminary plan and annexation agreement
would be before the Council at the February 3, 2004 COW meeting where the Council will be asked for
input on the ROW and compensatory storage issues. The preliminary plan will then be before the Plan
Commission on March 10, 2004.
PC 2001-06 GRANDE RESERVE UNITS 4 & 6—FINAL PLAT
The following comments from Mrs. Kurtzman's January 15, 2004 memo were discussed:
o Minimum lot widths- Mrs. Kurtzman revised her comment by reporting that she received the
information she needed this morning and upon review the minimum lot widths for the number of
lots is fine. She stated that she would like to take a look at this again right before fmal approval to
verify nothing has shifted after the reviews.
o Regional Trail- She stated that clarification was needed as to if the trail was outside the 100-year
flood plain and regarding ownership or easement of the trail. Separate lots or easements for the
trail were discussed. Mr. Whitehouse stated that the trail was addressed under the provisions for
storm water management easements. These easements allow for the location of a pedestrian and/or
bike trails within the easement. Mr. Schoppe asked if this was consistent with the annexation
agreement in terms of the ownership. Mr. Schoppe stated that in the annexation agreement there is
an exhibit that outlines what open space land is owned by the City and what is owned by the HOA.
Mrs. KurtLrnan stated she would have to verify this.
Mr. Schoppe questioned if the trail along the lake meets the standard of being a minimum of 40' from the
lot line. He stated that the annexation agreement states that the parks and trails will be developed to the
Park Development Standards adopted in September 2003. This requirement is one of those standards.
There was further discussion regarding the trail and its proximity to the lot lines and the flood plain. Tim
Winter with PDG stated that there was a provision in the annexation agreement stating that they could get
closer to the lot lines. Mr. Graff read the annexation agreement which states that bike paths would be kept
as far away from residential lot lines as possible using a 40' setback as a guideline and in no event will a
bike path be located closer than 10' from a residential lot line. The developer agreed to review and relocate
the trail one half foot from the high water line which should keep the trail as far away from the lot line as
possible.
Mr. Schoppe stated that he was unable to complete the review for Unit 6 and would have it done within the
next week. The following comments from his January 17, 2004 memo regarding Unit 4 were discussed:
o Bio-swale underdrains - Mr. Schoppe indicated that typically a bio-swale will have a gravel drain
and an underdrain in it to insure that the water moves out in the event that the permeability of the
soil is unsatisfactory. He stated that it is anticipated that the sandy soil in this area will be
permeable enough not to need the underdrain however if it is not,then the underdrain will be
needed. The engineering and purpose of the underdrain was discussed and Mr. Schoppe stated he
would provide the developer with more information regarding them. Mr. Graff reviewed the bio-
swale exhibit in the annexation agreement which does not indicate underdrains.
o Low flow channels - Mr. Schoppe commented that portions of the channels are probably not a
good area to plant emergent zone vegetation. He recommended that a wet mesic community would
be more appropriate for this area. The developer indicated that they are addressing this.
o Final Landscape Plans - Mr. Schoppe indicated that the Final Landscape Plan for Units 4 & 6 had
not been submitted. The developer indicated that they submitted them on January 21, 2004. Mr.
Schoppe asked if they addressed prairie plantings in the basins, a management plan, street trees and
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screenings. He stated that the Landscape Plans need to have this level of information on them and
that the wetland submittal should be consolidated with the Landscape Plan.
Mr. Wywrot commented that all lots should be numbered not lettered on the fmal plats. The developer
agreed to this. He also questioned if there should be a separate landscape plan for each unit bound to the
Engineering Plan. Mr. Schoppe stated that he would prefer to see a separate Landscape Plan for each unit
however it does not need to be bound with the engineering.
John Whitehouse's comments on Units 4 & 6 were reviewed:
o Erosion Control Plan - Mr. Whitehouse recommended that a reference to the Erosion Control Plan
and the latest revision date of the plan be referenced on the cover sheet of each unit.
o Low point of intersecting roads - Mr. Whitehouse demonstrated how the profile of the
intersection could be changed in order to have water flow into inlets and not pool in the road.
o Length of gutter flow - Mr. Whitehouse made some suggestion regarding gutter flow which should
not affect the grading plan. Inlet capacity was discussed and Mr. Whitehouse suggested adjusting
highpo ints.
o Sewer pressure testing - Mr. Whitehouse recommended that a note regarding the pressure testing
of all sewers crossing over water mains be noted on the plat. Televising the sewers was discussed
and Mr. Whitehouse stated that this would be fine.
o Street "M" - Mr. Whitehouse stated that there should be a note on the plans indicating that the
pavement of this road will be thicker due to heavy traffic volume.
Mr. Whitehouse complimented the final plats by stating it was an outstanding presentation.
There was further discussion regarding exhibits to bring to the Plan Commission for review, easements,the
recording of the plats, preliminary plat approval(Units 1-11) and final plat approval(Units 1-3).
Mr. Graff recommended that the final plats be revised according to staff comments and resubmitted to the
Plan Council for review at the February 26, 2004 Plan Council meeting. After this review, the fmal plats
can move on to the March 2004 Plan Commission.
Additional Business
None.
Meeting adjourned at 2:00 P.M.
Respectfully submitted,
Jackie Milschewski, City Clerk