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Plan Commission Packet 2005 03-23-05
o United City of Yorkville '� -n County Seat of Kendall County 800 Game Farm Road EST 836 • --_`' Yorkville, Illinois, 60560 .� Telephone: 630-553-4350 11` O Fax: 630-553-7575 Website: www.yorkville.il.us PLAN COMMISSION AGENDA Wednesday, March 23, 2005 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: None Public Hearings: 1. PC 2005-11 The United City of Yorkville, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville Estate District to United City of Yorkville R-2 One-Family Residence District with a Special Use to allow a Pumping Station. The real property is located at 1975 N. Bridge Street in the United City of Yorkville, Kendall County, Illinois. 2. PC 2005-12 The United City of Yorkville, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville Estate District to United City of Yorkville R-2 One-Family Residence District with a Special Use to allow a Pumping Station. The real property is located at 101 Bruell Street in the United City of Yorkville, Kendall County, Illinois. Presentation: None Old Business: None New Business: 1. PC 2005-11 The United City of Yorkville, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville Estate District to United City of Yorkville R-2 One-Family Residence District with a Special Use to allow a Pumping Station. The real property is located at 1975 N. Bridge Street in the United City of Yorkville, Kendall County, Illinois. Page 2 Plan Commission Agenda March 23, 2005 New Business (con't): 2. PC 2005-12 The United City of Yorkville, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville Estate District to United City of Yorkville R-2 One-Family Residence District with a Special Use to allow a Pumping Station. The real property is located at 101 Bruell Street in the United City of Yorkville, Kendall County, Illinois. 3. PC 2004-06 Bristol Bay-Preliminary Plan 4. PC 2005-06 Grande Reserve Unit 7 Lot 3011 - Resubdivision of Lot Additional Business: Adjournment: ,f° caro United City of Yorkville Memo 1` 800 Game Farm Road EST kv. 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 09 �I 4p Fax: 630-553-7575 4LE `N'N Date: March 18, 2005 To: Plan Commission From: Liz D'Anna, Deputy Clerk RE: Meetings for the Month of April CC: Mayor and City Council There are two meetings scheduled for the month of April, the regularly scheduled meeting on April 13th and April 20th. At the April 20th meeting, MPI Joint Venture will present their concept plan for MPI South which consists of the Tuttle, Kuhn, Burkhart and Holt properties. If you have any questions, please do not hesitate to contact me. t 0- 'J 03/18/2005 FRI 12:42 FAX 630 466 9380 EEInc, 2001/012 p . . c k 52 Wheeler Road • Sugar Grove,IL 60554 TEL:630/466.9350 FAX:630/466.9360 www.eeiweb.com Englnssrinp Enterprises. • Ina" March 18,2005 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville • 800 Game Farm Road Yorkville, IL 60560 Re: Bristol Bay(Centex Homes) Preliminary P.U.D. Plan Review United City of Yorkville, Kendall County, Illinois • Dear Mr. Wywrot: • We have reviewed the Preliminary P.U.D. Plan for the referenced Bristol Bay Development consisting of the following material received to date: • Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc. • consisting of 13 sheets dated 03/03/05. • • Preliminary P.U.D. Plat & Plan prepared by Smith Engineering Consultants, Inc. consisting of 15 sheets dated 03/04/05. • Preliminary Landscape Plan prepared by SEC Planning Consultants consisting of 10 sheets dated 03/03/05. • • Population Estimate and School and Park Donation Table by Centex Homes • consisting of 1 sheet dated 01/24/05. • Draft Annexation Agreement & P.U.D. agreement draft dated 03/02/05. • A copy of the Application & Petition submitted for development dated 01/24/05. • A bound copy of Bristol Bay Large Lot Rendering by Centex Homes dated 01/21/05. • Traffic Impact Study dated February 4, 2005 prepared by Smith Engineering Consultants. a\publiicworkv!ii0?00.4w 0.105 ce.ntex ilcmes•Goiefv!hoacf'.tlocsl wyrwrot:'2-Prcairi Flan.cioc Consulting Englnssrs Specializing In Civil Engineering and Lend Surveying 03/18/2005 FRI 12:42 FAX 630 466 9380 EEInc, 1002/012 General 1. No part of the proposed development is located within a Special Flood Hazard Area as identified by FEMA based on the Flood Insurance Rate Map (FIRM) 170341 0010 & 170341 0020 C, dated July 19, 1982. However, areas of this development have been identified as part of the Rob Roy Creek Study as containing floodway and floodplain. No residential development is being proposed in these areas. 2. A thorough review of the Wetland Delineation and Report will need to be completed by the City's wetland consultant prior to Preliminary Plan approval. 3. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered - threatened species or natural areas. b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent • (NOI) General permit to discharge storm water. g. Illinois Department of Transportation regarding points of access to Route 47. h. Kendall County Highway Department regarding points of access to Galena Road. We recommend that item a and b be received prior to Preliminary Plan approval and that for items g & h, a preliminary indication be received from KCHO and 'DOT concerning access locations, required right of way dedications, and required highway and intersection improvements. Items c, d, e & f will be required prior to the start of construction activities. GAPut.•IieWorkv3102004W0040F Centex Homes-Giles Rorid'docs`:iwiwtet02-P:elirn pion:Jou 03/18/2005 FRI 12:42 FAX 630 466 9380 EEInc, 2003/012 4. A Natural Resource Information Report by the Kendall County Soil and Water Conservation District has been applied for and should be submitted for review when received. 5. An existing conditions topographic exhibit should be provided that indicates existing tree location for all trees 6" caliper or higher. This can be provided separately or incorporated into the Preliminary Engineering Plan. SEC has indicated that this exhibit is being prepared and will be submitted upon completion. 6. Street names or another designation such as street "A" and "B" for reference purposes should be added to both the preliminary engineering plan and plat. Preliminary Engineering Plan, General 7. Please refer to the attached memo dated March 9, 2005 for a discussion regarding the City's water supply needs for this and future years. Important items need to be addressed in conjunction with this and other development activity. Traffic Study, Streets and Right of Way • • 8. Our final comments regarding the Traffic Impact Study will be presented following an upcoming meeting between the City, SEC, Kendall County Engineer Fran Klaas, EEI and Centex. As submitted, the study is complete and thorough. • 9. In accordance with other new developments and recent annexation agreements, we recommend that the developer contribute $2,000 / unit towards transportation improvements in the vicinity of this development. 10.Right of way and buffering requirements along Route 47 will be commented • on following IDOT approval of the proposed draft of the Right of Way, • Alignment and Access Plan we prepared for land owner and IDOT review. • 11. An internal roads Average Daily Traffic (ADT) analysis should be provided for verification of the proposed roadway classifications, right of way widths and roadway widths, taking into consideration the proposed roadway stubs to adjoining properties and the potential traffic associated therewith. SEC has indicated this analysis is being prepared and will be submitted upon completion. We do not anticipate any revisions other than pavement structure will be necessary to the Plan based on the outcome of this analysis. (3•\Publinyork.v;ne12oNwoo,o4 Censer,f tomcat;•G,4IE n;)k' j\tjn;:n\1wyv.:x002-PreGm Vl ir..c?ur. 03/18/2005 FRI 12:42 FAX 630 466 9380 EEInc. x]004/012 12. A list of proposed street names should be submitted to the U. S. Postal Service and to KENCOM for approval. A copy of the letter approving the names should be submitted to the City for their records. One name should be drawn from the City's list of historic names. Water Mains 13.We will input the proposed water distribution system into the City's model and provide the design engineer with the required water main sizes upon approval of the preliminary plan, prior to Final Engineering. 14. The proposed water distribution system will have to be coordinated with the proposed Galena Road water main between Route 47 and the Grande Reserve water system. We will meet with the design engineer to discuss the specifics. Sanitary Sewers 15. The internal preliminary sanitary sewer layout appears adequate as presented and provides service to all proposed lots. 16. The funding and timing of the construction of the required off-site interceptor sanitary sewer which will serve this development will need to be established prior to approval of a Final Plat. Easements will be required on the Bristol Bay property in accordance with the final routing to be provided by YBSD. Storm Sewers 17.The preliminary storm sewer layout overall appears to be adequate, subject to the final design of the regional stormwater basin and conveyance channel to be constructed as part of the Raymond Tributary stormwater improvements. A comprehensive storm sewer design report detailing tributary areas for each inlet, storm sewer sizing calculations and overland flood routes with cross-sections for all runoff events in excess of the design storm, will be required with the final engineering plans. Stormwater Management 18. A Preliminary Soils Report has been submitted and provides the required information. 19. The required field tile survey has been submitted and provides the necessary information to design the Raymond Regional Stormwater Management Basin. .i'.eublicworkville)2co ;Yco4o5.cecuex Ite!i‘fr5-Goma -Prohm Plar.doe. 03/18/2005 FRI 12:42 FAX 630 466 9380 EEInc, 2005/012 20. The stormwater management facilities for this development will be provided in the Raymond Regional Stormwater Management Basin to be constructed and managed by the City. Phasing of these improvements will be discussed as the planning for this development and the regional basin progresses. Preliminary P.U.D. Plat and Plan 21. See comment 10 above regarding Route 47 right of way and buffering requirements. 22. We should discuss coordination of the land plans and street and utility connections for the Inland and Rider properties southerly and easterly of this development. Draft Annexation Agreement and P.U.D. Agreement 23.Please refer to our attached memo dated March 13, 2005 for related comments. Conclusion Our review of this Preliminary Plan will continue as the above comments are addressed. If you have any questions or require additional information, please contact our office. • Sincerely, NGINEERING ENTERPRISES INC. 11, • , 1 John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: JWF, EEI • Kevin J. Biscan, P.E., P.L.S., SEC @ 630-553-7646 Kevin Stough, Centex Homes @ 847-783-6303 GU'ublic\Yorkville`20041Y004Q5 Cunlox I nit. -Golwu)Road4i4C4\lwyw:acO2- Pan doe 03/18/2005 FRI 12:42 FAX 630 466 9380 EEInc, a006/012 MEMO141 To: Mr. Joe Wywrot, City Engineer Mr. Eric Dhuse, Director of Public Works Enpinaarinp Mr. Tony Graff, City Administrator Entorpr::o:. From: John T.Whitehouse, P.E., P.L.S, Senior Project Manager Date: 3/9/05 Re: Centex Homes (Bristol Bay) Needs Assessment Update EEI Job #: Y00405 Per your request, we have updated the Needs Assessment calculations to include 2003-2004 water use data for the United City of Yorkville and revised the water demand projections accordingly. The water works system was evaluated for adequacy using the following parameters: Ultimate Source Capacity, Reliable Source Capacity, Peak Hour Storage, Fire Flow, and Emergency Supply. Currently, the United City of Yorkville has two different population projections extending to 2010. The first population projection estimates that Yorkville will have 29,040 residents by 2010; the second population projection estimates 50,188 residents by 2010. Since there is a significant difference between these population projections, calculations were performed and reviewed under both scenarios. First, the use of Wells No. 3, 4, and 7 and the appropriate elevated water storage tanks were run against both population projections (one that has a 2010 population projection of 29,040 and one at 50,188 in 2010). Then, the use of wells No. 3, 4, 7, 8 & 9 and the appropriate elevated water storage tanks were run against both population projections. Please refer to the attached charts for a visual summary of our findings. The observations are as follows: o In either case, the City needs Wells No. 7, 8 and 9 on-line, this year, to not be deficient during peak water use this year. While Well No. 7 still has some hurdles, it would appear that it will be on-line in the Spring of this year. Unfortunately, in order to connect Wells No. 8 and 9 into the water system, either the Galena Road and/or Route 34 water main projects must be completed. Therefore, we recommend that the redesign and easement sign-offs move forward as quickly as possible. o In looking at the two different population projections, and assuming that Wells No. 7, 8, and 9 have been integrated, the water demand projections demonstrate that additional supply improvements should be integrated by 2007 or 2009. Since a new well and water treatment plant takes approximately 20 —24 months to design, permit, and construct (assuming there is the ability to connect into the system when the improvements are done), the City would have to start the design of a new well this year 52 Wheeler Road, Sugar Grove, IL 60554 Tel:630/466-9350 Fax: 630/466-9380 www.eeiweb.com 03/18/2005 FRI 12:43 FAX 630 466 9380 EEInc, 0007/012 in order to meet the water demands of the growing community. If growth slows down (which seems highly unlikely), then the City may be able to delay the well for a few years. However, given the current growth trend in the City, we recommend that the City move forward this year with the design of the new well and water treatment facility. • Therefore, someone needs to be "on the hook" for funding the engineering and then construction for more supply. • o Assuming the more aggressive population projection(50,188) is used to determine the water demand, then the City will need to integrate 3,356 gpm of additional supply and treatment by 2010. Shooting from the hip, my general thoughts on supply and treatment integration locations would be: 1) deep and/or shallow to the north (Northgate and potentially Konicek or Pulte/Del Web), 2) deep near Fox River Bluffs, and/or 3) deep and/or shallow within/near MPI South. Depending on the phasing, we could be designing and/or constructing additional water supply and treatment improvements, each year, for the next five years in Yorkville (Hi Tim!). o With respects to water storage, Yorkville appears to have adequate storage assuming the lower population(29,040) through 2010. However, if the more aggressive population (50,188) becomes a reality, then we recommend that the City begin integrating additional storage by 2008/2009. The logical next step storage integration locations would be either MPI South or the one near Tanglewood's unincorporated subdivision (connected via the large diameter water main that is to be run west along Legion). G:\Public\Yorkville\2004\Y00405 Centex Homes•Galena Road\docs\memowywrot02•Needs Assessment Update doc 52 Wheeler Road, Sugar Grove, IL 60554 Tel: 630/466-9350 Fax: 630/466-9360 03/18/2005 FRI 12:43 FAX 630 466 9380 EEInc, ?008/012 MEMO To: Tony Graff, City Administrator @ 630-553-7575 (fax) Copy: John Wyeth, City Attorney @ 630-553-7575 Englnanring Anna Kurtzman, Planning Coordinator 0 630-553-7264 (fax) leritairprisames. Joe Wywrot, P.E., City Engineer © 630-553-3436 (fax) Mike Schoppe, SDA 0 630-551-3639 From: John T. Whitehouse, P.E., P.L.S. Date: March 13, 2005 Re: Bristol Bay Draft Annexation Agreement dated March 2, 2005 EEI Job #: Y00405 Following are our comments regarding the referenced Draft Annexation Agreement: Introduction; As requested,we have reviewed the referenced Draft Annexation Agreement with latest revision date of March 2, 2005 and offer the following comments for your consideration. Our review and comments have been based on City ordinances, staff meeting discussions, developer representations, public hearing comments and our overall understanding of and experience in land development and its impacts on municipalities. General: The draft as presented is incomplete. Some of the exhibits have previously been presented for review (e.g. Preliminary P.U.D. Plat and Plan, Preliminary Engineering Plan and Preliminary Landscape Plan). All others should be presented as soon as possible for the required review if this agreement, as the petitioner and City wish, is to be promptly processed. Content: Page 1 1. Item 10 in the Table of Contents should be re-titled as WETLANDS AND STORMWATER MANAGEMENT. This is a repeated comment throughout the agreement where the word "detention" is used. This proposed facility should be properly titled as the "Regional Stormwater Management Facility", since it may utilize"wetland" and "retention"features. 2. Item 14 in the Table of Contents begins on Page 21, not Page 20 as stated. Page ii. 3. Signature pages and the "List of Exhibits"should be added to the Table of Contents. 03/18/2005 FRI 12:43 FAX 630 466 9380 EEInc, 2009/012 Page 1. 4. The headings`TABLE OF CONTENTS"and"Page"should be deleted from the top of this page. Page 2. 5. Exhibit "A", Plat of Annexation, should be prepared and submitted for review. 6. Exhibit"B", Zoning Plat, has been submitted for review but is inadequate as presented. Legal descriptions should be provided for each zoning parcel proposed and the revised plat submitted for review. 7. The last sentence on this page should be revised to read " .,all as depicted on the Development Plans attached hereto and incorporated herein as Exhibit D."As presented in the List of Exhibits, the Preliminary PUD Plan should not be listed as Exhibit B, since it Is also included within Exhibit D. This proposed change will eliminate the need to re-letter most exhibits. Page 3. 8. In the sixth line of paragraph H(i), replace the word "detention" with "stormwater management". Page 7. 9. In paragraph 5, we recommend items B. and C. be combined since the document submitted is titled "Preliminary P.U.D. Plat and Plan". Page 8. 10.In paragraph 5.E. at the top of this page, the Zoning Plat should be removed from the group of documents collectively referred to as Exhibit"D", "Development Plans", since it is presented individually as Exhibit "B". Page 9. 11.The requirement for the City to act on a Final Plat within 30 days is too restrictive unless this requirement is based on"City Council"action alone. For instance, it is unreasonable, maybe impossible for a Final Plat and all supporting documentation to be processed by Plan Council, Plan Commission, C.O.W. and City Council within a 30 day period. This paragraph could be made realistic by wording it "The City Council shall act.....". Otherwise, the time period should be extended to a minimum of 60 days. 12.1 recommend the City Attorney comment on the last sentence of this page. I do not believe it lawful by statute for a Final Plat to be "approved"by the"inaction"of a City Council. Also, the City should not be party to an agreement with any developer where the language states the City shall act at the DEMAND of the developer. 03/18/2005 FRI 12:43 FAX 630 466 9380 EEInc. 010/012 Page 10. 13_The seventh line of paragraph B should remove the words"Procedures and Standards for Urban Soil Erosion and Sedimentation Control in Illinois"and replace them with "the City's Soil Erosion and Sediment Control Ordinance (Ord. 2003-19). Page 11. 14.Paragraph 7 mentions the City's responsibility for off-site improvements, including"street improvement". Exhibit "E" is supposed to show these items so I anticipate its submittal. However, I do not believe there are any off-site street improvements that will be the City's sole responsibility. 15.Additionally, I do not believe the "City" is responsible for any off-site sanitary sewer improvements as those are the responsibility of YBSD. Page 12. 16.Whether we mention it in paragraph 8,or address it only in Exhibit"L",Fee Schedule,there needs to be serious and definite discussion of the funding of another well and water treatment facility on the Northgate water tower site to serve the population anticipated by this development as well as other current residents of the City. 17. Paragraph 9.A. needs to be revised to remove reference to the City owning and operating a sewer system for sewage disposal. Page 13. 18. Paragraph 9.C. should be revised to state "That the SUBJECT PROPERTY is within the Facilities Planning Area of the Yorkville-Bristol Sanitary District and within the Facilities Planning Area of Fox Metro Water Reclamation District." 19. The heading for paragraph 10 should be revised to read "Wetlands and Stormwater Management". 20. In the seventh line of paragraph 10, replace the word "detention" with "stormwater management': 21. The second to last sentence on this page and the text following on Page 14 should be restated a follows: "The Regional Stormwater Management Facility shall be designed, constructed and maintained by the City on the property provided in the Development Plans for such purpose, and other property, to service tributary properties and other properties deemed appropriate by the City, including at a minimum, all of the SUBJECT PROPERTY. DEVELOPER shall be entitled, at no cost or expense to the DEVELOPER, to the uninterrupted and continuing use of the Regional Stormwater Management Facility, for stormwater management purposes, for the benefit of the SUBJECT PROPERTY and for the benefit of any other properties which DEVELOPER may own, control or develop within such parcels identified by the City, to be within the Tributary Properties to be serviced by the Regional Stormwater Management Facility, such Tributary Properties being depicted on Exhibit G as prepared by the City." 03/18/2005 FRI 12:43 FAX 630 466 9380 EEInc. ?011/012 Page 14. 22. In the fourth line of the middle paragraph, replace the word"detention"with "stormwater management': 23. In the second line of the last paragraph, add the word "management" between "Stormwater" and"Facility". 24. In the third line of the last paragraph, I recommend inserting the date September 1, 2006. 25. In the sixth line of the last paragraph, replace the word "detention" with "stormwater management". Page 18. 26. In the second paragraph, I question why the DEVELOPER is given "sole discretion"as to the dedication, construction, and/or bonding of on-site improvements. Page 24. 27.In the sixth line of the second paragraph of Section 17, replace the word "detention"with "management". Page 26. 28. The first paragraph under Section 19 gives unlimited authority to the OWNERS and DEVELOPERS to determine the number of model homes and sales trailers and the locations thereof. I believe the number and location of sales trailers should be limited by the City. Page 27. 29. In the ninth line of the first paragraph,the words "and water shall be made available within 300'of the model home`, should be deleted since occupation and use of such model home requires the binder course of asphalt to have been installed,which will not be installed until the water system is operational. Page 32. 30. For paragraph B, I question if the SUBJECT PROPERTY is required to reimburse any of the interceptor sewer design fee fronted by Ocean Atlantic, and if any of the Grande Reserve water facility costs are termed recapturable by this development or termed recoverable costs from the City. 31. It should also be clarified in the fee schedule what portion of the cost of the Raymond Strom Sewer Outfall will be the requirement of the DEVELOPER. I recommend that the developer at a minimum,front fund the final engineering cost for the outfall storm sewer so it can be final designed and installed this year. It is a necessity for Westbury to proceed as well. 03/18/2005 FRI 12:43 FAX 630 466 9380 EEInc, 1012/012 • 32. Also in regard to encumbrances of the SUBJECT PROPERTY, we should verify that the Raymond Drainage District has no provisions in any agreements regarding development of this property. Page 36. 33. The top 4 lines of this page should be reconsidered since it may be in the City's best interest, regardless of the DEVELOPER'S opinion, to bury certain overhead utility lines. Page 45. 34. The sentence beginning on the ninth line of this page should begin as follows: "At the City's discretion, to the extent permitted by law, the City may utilize its power of eminent domain "Again,the City should not be bound by the request of the developer by using the words "shall utilize its power of eminent domain", The City may well deem it appropriate to utilize such power, but it should be utilized at the City's discretion, not the developers. Page 46. 35. Signature blocks should be provided for all interested parties. LIST OF EXHIBITS 36. Exhibit B should be listed as "Zoning Plat". 37. All exhibits that have not previously submitted should be promptly provided to enable adequate review and discussion prior to approval of this agreement. Mar . 16. 2005 11 :04PM No .7759 P . 2/3 t ) CC Schoppe Des' Associates, Inc. �-'C(� � Landscape Architecture and Land Planning 126 S. Main St. Ph. (630)551-3355 Oswego, IL 60543 Fax(630)551.3639 March 16, 2005 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Bristol Bay - Comprehensive Plan Compliance We have reviewed the development plans against the Transitional Neighborhood design guidelines as outlined in the Comprehensive Plan and provide the following comments: 1, The Additional Open Space requirement for the proposed density of 3.3 du/ac is 25% per the Comprehensive Plan. The Additional Open Space is defined as the difference between the total open space provided and the open space required for parks and stormwater management (including a 15% stormwater credit). Total Open Space provided • Regional Stormwater 236.9 acres • Bio— Swale 3.3 acres • Parks 6.7 acres • Amenity Center 3.3 acres • School 15.0 acres • H.O.A. Open Space 10.3 acres Total 275.5 acres Total Open Space required • Stormwater Management 115.0 acres • Parks 26.5 acres • Less 15% Stormwater credit 17.25 acres Total 124.25 acres hpIM2 Mar . 16. 2005 11 : 05PM No .7759 P . 3/3 Additional Open Space Provided 275.5 acres - 124.25 = 151.25 acres Additional Open Space Required 624.6 acres x 25% = 156.15 acres Therefore, in order to meet the Additional Open Space requirements, an additional 4.9 acres of open space would need to be provided. 2. The Maximum Area Within Development of Single-Family Attached is 25% or 158.27 Ac. per the Comprehensive Plan. The area proposed for Single-Family attached is 166.8 Ac. or 26.3%. Therefore the overall area of Single-Family attached would need to decrease by 8.53 acres in order to comply with the 25% standard. 3. The Maximum Overall Density is 3.5 du/ac., per the Comprehensive Plan. The proposed overall density is 3.3 du/ac. Therefore the proposed density is lower than the maximum,density by 0.2 du/ac or approximately 130 units. 4. The Maximum Density of Single-Family Attached is 8 du/ac per the Comprehensive Plan. This density is used to review the density in each neighborhood, Neighborhoods 1, 3, 7, 8, and 13 exceed the 8.0 du/ac as illustrated below. Neighborhood 1 3 7 8 13 Density (du/ac.) 8.26 8.6 15.56 10.14 8.85 One of the reasons that these densities exceed the 8.0 du/ac limit is because the stormwater management areas and park areas have been consolidated into larger areas as part of the Regional Detention/Open Space system. When the proportionate area of stormwater management (18.7% of neighborhood area) and park areas (1/2 of land cash area requirement) are factored into the individual neighborhood areas, the density would be lowered as illustrated below. Neighborhood 1 3 7 8 13 Density including proportionate 6.43 6.77 11.57 8.23 6.95 S.W.M. and Park area (du/ac.) Therefore, when the stormwater and park areas axe factored in,neighborhoods 7 and 8 exceed the maximum density. In order for these two units to meet the 8.0 du/ac density, an additional 24.08 ac. and 0.72 ac. respectively would need to be added to the neighborhoods. Please call with any questions or comments. CC: John Wyeth, City Attorney Liz D'Anna, Deputy Clerk MS/dh Poye 2 of 2