Loading...
COW Minutes 2004 06-15-04 APPROVED '7-© Page I of I I UNITED CITY OF YORKVILLE COMMITTEE OF THE WHOLE Council Chambers June 15, 2004 - 7:00 p.m. In Attendance: Cit-V Art Prochaska — Mayor Richard Sticka - Alderman Valerie Burd - Alderwoman Rose Spears - Alderwoman Paul James - Alderman Larry Kot - Alderman Wanda Ohare - Alderwoman Joe Besco - Alderman Tony Graff — City Administrator Lynn Dubajic — Economic Development Marry Munns — Alderman Kelly Kramer — City Attorney Harold Maritn — Chief of Police Eric Dhuse — Public Works Director Bill Powell — City Treasurer Laura Brown — Executive Director Parks & Recreation Guests John Repsholdt — Ehlers & Associates, Naperville Barbara Chevalier — Speer Financial, Inc. Greg Kunstman — Menard, Inc. Russ Walter — Library Board Mariane Wilkinson Kelly Murray Sandy Lindblom Kevin Stough — Centex Homes Peter Huinker — Smith Engineering Trevor Ryan Dan Venard — Pulte Homes Rodger Brown Gary Weber Matthew Lordeal ?? (illegible) Kevin Biscan — Smith Engineering John Arnold — La Salle Bank Laura Bilas — Foley & Gartner Linda Schweitzer — Beacon News Kathy Farren — Kendall County Record The meeting was called to order at 7pm by Mayor Art Prochaska. The Mayor stated he was going to change the order of the agenda and asked to have Speer Financial give a report on the Grande Reserve SSA. Barbara Chevalier gave a brief overview of the financial plan to issue variable rate bonds for this new project. The repayment method Page 2 of 11 will be special taxes on the property. The remainder of this presentation was delayed until later due to the absence of LaSalle Bank personnel scheduled to be present. ----------------------------------------------------------------- ---------------------------------------------------------------- PC 2004 -06 Bristol Bay — Concept Plan — Plan Commission 6 -9 -04 Kevin Stough of Centex Homes gave this presentation. He reported he had been at the Plan Commission the previous week and gave the concept plan of the 600 acre Rosenwinkel and Bertram properties which includes the commercial portion — Northgate and the residential portion — Bristol Bay. Northgate is already annexed and zoned. The Bristol Bay currently has an annexation agreement in place with a proposed small shopping center at Cannonball and Galena. Currently this property is farmland. This development has a cluster conservation concept whereby there is a large amount of open space with residential areas in smaller clusters. The open space would include: • Regional stormwater facility • Area for recreation, possibly golf course, ball fields, etc. • Amenity center with pool, clubhouse and tennis courts The amount of open space being donated is more than the required amount. The residential is a mix of single family, condos and townhomes. The single family area abuts most of the open space and the higher density is adjacent to commercial areas. The lot size vary from 9,000 to more than 12,000 square feet with the lot width being 70 -75 feet. The total open space is 42 %. Mr. Stough noted that 75 acres less would be provided in a traditional neighborhood. Mr. Stough then described the residential dwellings: Condos: 2 story, 16 unit with private entrance plan, detached garages with both surface parking and hidden garage parking. Single family: ranch and 2 story, 2000 -3500 square feet, elementary or jr. high school site as a result of a school donation by Centex Park site: each will have a play area, bike trail along Galena to link park sites and amenity center (see attached handout from Centex homes for further details) Mayor Prochaska then opened the floor for discussion. Alderwoman Spears expressed concern for the high density of this development and said she would prefer larger lots as opposed to more open space. The Mayor stated that this is a transition area which allows for a density of 3.5 units per acre under the comprehensive plan. In return, Centex is providing 141% above the required open space with a density of 3.39 units per acre. They are clustering the open space in one area to make it more usable. Another positive element noted by Mr. Stough was that in a clustered development there are fewer streets to maintain. The townhomes and condos will have private streets which will be maintained by the homeowners association. Page 3 of 11 Currently, the Rosenwinkel property is not part of the proposed development. And, neither the commercial area at Bristol Bay or the two larger single family lots on Cannonball Trail are part of the Centex development. Alderman Sticka said that many senior citizens prefer smaller lots and that some attention needs to be paid to the needs of the older citizens who are not adding to the school population. Mr. Stough stated that the plan provides a mix of housing and that the condos will not have many children while the townhomes will have more. A total of 585 kids is projected for this development. Of the 1500 units, 1200 would be single family. The average price of a single family home will be $250,000. Alderwoman Spears was concerned that most senior citizens cannot afford a house over $200,000. Alderman Munns asked what range of prices would be advertised. Mr. Stough replied the approximate prices would be as follows: 1. Single family: starting at $200,000 2. Townhomes: from $140,000 to $170,000 3. Condos: $110,000 to $115,000 The increasing traffic was a concern brought forth by Alderman Munns. A north/south collector will be built as well as an east/west corridor in the northern portion linking Rt. 47 to Dickson Road. Also the Northgate Shopping center will be accessible without traveling on Rt. 47 or Galena Rd. Alderman James raised some concern about the stormwater area. Mr. Stough stated the area will be more than adequate to accommodate excessive rains and still allow dry area for ball fields. Mayor Prochaska then offered some comments about the plan. He is looking for creativity, rather than the standard type subdivision. In addition, he stated that one pitfall of larger lots is more streets being required, thus more maintenance on sewer and water pipes. To help pay for that maintenance, commercial sites are needed. Another issue is the road system which will be served by an inter -city system of streets. He also commented that open space is needed and its importance will grow. He liked the idea of a large lake as a natural attraction and stated that smaller ponds require more maintenance. He preferred smaller lots backed up to green space to give the feeling of openness. He further stated the goal of the City is to control the spending and taxes. To do that, commercial must be encouraged and he felt the proposed commercial area has value in helping to achieve this goal. And last, he noted that 2 -3 acres of additional commercial space was gained at Rte. 47 and Galena Rd. In a final comment, Alderman Spears noted that there is already a " Northgate Shopping Center" in Aurora. Mr. Stough will relay this information to the owners of the commercial site. Alderman Besco expressed his concern that the Bristol Club had been presented as an upscale neighborhood and now it has been downsized somewhat. One reason the townhomes had been agreed to was because the single family lot sizes were presented as being larger. Mr. Stough replied that most of the density is near the commercial area. Mr. Graff stated that a school site of 12 acres was being studied. Traditionally, single family homes would surround a school site, however, townhomes are proposed for that area. However, Page 4 of 11 Centex has not spoken with the school district yet about this. Mayor Prochaska stated he would like a combination of school /park sites together. The density of the condos was also discussed. At present, 16 units per building are proposed. Mayor Prochaska stated he would like to stay closer to the traditional density. Alderwoman Ohare asked if duplexes had been considered for this location. It was not considered, although Mr. Stough stated that it could be looked at. However, the Mayor noted that many duplexes are becoming rental properties. This presentation was concluded at 8:05pm. ------------------------------------------------------------- PC 2004 -07 Theidel Property — Concept Plan — Plan Commission 6 -9 -04 Dan Venard of Pulte Homes and Gary Weber, land planner /landscape architect gave this presentation regarding the proposed development of the current Hinsdale Nursery area ( Theidel property). This 286 acre property is north of Rte. 34, east of Rt. 47and near Menards. He noted this plan was presented to the Plan Commission and the Park Board in May. Gary Weber then continued the presentation. He said that the site is proposed as a mixed development with commercial planned along Rte. 34, transitioning to townhomes and then to single family homes. The Blackberry Creek area will be preserved and will include a trailhead. The main access points are along Rte. 34 and Kennedy Road. He showed three proposed stub areas to connect with the MPI development and tie into the Hamann property. Single family lot sizes range from 10,500 to 14,370 sq. ft. with about 321 single family. Townhomes will number about 263 units on 52.5 acres with a natural farm pond. Mayor Prochaska asked the developer to minimize the number of townhome driveways fronting on main streets. Overall average density is 2.2 units per acre. Alderwoman Spears commended Pulte for their lot sizes. In addition, a school park site will be provided with a bike path network to connect across Kennedy and then with the Grande Reserve. Other amenities include masonry entryways, playgrounds and perimeter buffers. Mayor Prochaska voiced two concerns on behalf of the Plan Commission: 1) to increase lot sizes backing up to Grand Reserve to be the same size as the adjacent ones in Grande Reserve and 2) the appropriateness of townhomes near commercial, separating 2 single family areas. Mr. Weber replied that a large buffer would be included to allow townhomes access to open space as well. One entrance off Rte. 34 and two off Kennedy are slated for for development. Mr. Weber stated their plan allows for a 2.5 to 3 year buildout time. Alderman Besco expressed concern about the large number of homes, but no plan for widening the surrounding roads. Mayor Prochaska stated that the planners must create inter -city roads so drivers can avoid traveling on major roads. Alderwoman Burd suggested that the developers should build the needed schools. The Mayor said that some developers are putting money in escrow or giving Page 5 of 11 money to the City for schools. He also stated that the City cannot tell the school district to build schools. This presentation concluded at 8:30pm. -------------------------------------------------------------------- Library Referendum Update A draft of an ordinance for the library referendum and written by the bond company was presented. This referendum will appear on the November ballot. The bonds will be revenue rather than general obligation bonds. Alderman Sticka commented on the high interest rate percentage of the bonds. However, Attorney Kramer noted that the bond company can negotiate that rate and it is better to err on the side of caution. Ms. Chevalier commented that the current rate for general obligation bonds is 5- 5.25 %. John Repsholt of Ehlers & Associates noted that the 9% rate is statutory and has no relevance to the bond market. The legal maximum, according to Ms. Chevalier is 9 %, but is not the expected rate. This item will be placed on the next City Council full agenda for consideration. -------------------------------------------------------------- --------------------------------------------------------------- Grande Reserve SSA Barbara Chevalier opened the discussion regarding the purchase of $12,950,000 in bonds for the Grande Reserve. Alderman Sticka referred to an article that appeared in the Chicago Tribune which suggested that Yorkville was requiring SSA's. He asked how this might affect residents trying to sell their homes in the City. Also voicing concern was Alderwoman Burd who stated that area realtors told her people often purchase homes they can't afford and file bankruptcy due to imposed fees. However, developers must disclose the SSA's by law according to Attorney Kramer. She stated realtors and homebuyers must be educated about the SSA's and that the fees are not city taxes, but rather a tax for bonds used by the developer. Attorney Kramer also noted that SSA's do appear as a separate item on tax bills. Mayor Prochaska inquired if there was a cap on the variable rate for the bonds. Ms. Chevalier stated there is a 7% maximum and it can be paid off at any time using a formula for pre - payment. The Mayor said he views SSA's as a double edged sword since they guarantee improvements will be paid for by the buyer, but on the other hand, the buyers must be educated. He noted that the same issues surfaced regarding recapture fees and developers' fees. Some developers advertise no SSA fees. City Administrator Graff further explained that the bonds are needed for infrastructure costs (i.e., roads and water /sewer treatment centers which are needed before houses are built). He stated that SSA's actually allow homes to be affordable to buyers and deemed SSA's a good tool. He also said that Yorkville is one of the few communities which holds seminars educating the public on SSA's. Mayor Prochaska clarified the two different SSA's. The initial one is paid for by the developers, while the second one is the homeowner's responsibility (which is a fixed annual payment). As a result, the burden is on the new homeowner, not the established taxpayers. It was noted that the bond market determines the rates rather than the City. For clarification, Ms. Page 6 of 11 Chevalier stated that the variable rate is for the developer /infrastructure. There is no liability to the City with the SSA's. John Arnold of LaSalle Bank confirmed that the bonds never revert to the City for repayment. In conclusion, the attorneys were asked to review the SSA's. Mayor Prochaska said that the SSA's have allowed the City to make infrastructure improvements such as the wells in the Grande Reserve. A water well originally planned for the north party of the City limits can be delayed due to the construction of the Grande Reserve wells. He reiterated the structure of the SSA's (from developer to owner). Alderwoman Spears stated that in the future she would like to know all the disadvantages as well as advantages, to any similar programs. The Mayor replied that the issue with SSA's is education and that this info should be placed in the newsletter. Ms. Spears noted that the newsletter would not go to potential buyers. However, Alderman James replied that a lawyer is needed for a home purchase and should inform the buyer. It was suggested that the ordinance be reworded as follows: "...at the developer's request, the City forms these [SSA's]... The SSA presentation concluded at 9:1 Opm. -------------------------------------------------------------------- -------------------------------------------------------------------- Mayor Prochaska called a short break at this point and the meeting then resumed at 9:20pm. Detail Board Report (Bill List) There was a very brief discussion about three specific expenses. Mayor Prochaska stated that the policy of the City has been to purchase items at city owned businesses first. One of the items on the bill list had been purchased at Yorkville Ace Hardware and it was noted by Alderman Sticka that Ace had donated a grill. This was noteworthy since they are not in the city limits, though there is an effort to annex that business at the beginning of July. It was noted that the cost of the T -1 line will be split with half from the current budget and half from the next budget. This list moves to City Council. ---------------------------------------------------------------------- ------------------------------------------------------------------- Police Reports for April 2004 PS 312704 These reports will move forward to the City Council consent agenda. Greenspace — Countryside Property Owners This item was postponed as not all documents were available. Coffee With the Mayor June 19 Town Square Park Mayor Prochaska reminded everyone of the coffee and also stated that Senator Lauzen would make an appearance that morning. i Page 7of11 Rob Roy Creek Sanitary Sewer Interceptor /Agreement Mayor Prochaska reported that a $750,000 cost would be funded upfront by Westbury Developers for the interceptor. This project approval is subject to receiving funds. Attorney Kramer stated that the City does not own the property, however, and the city is not liable. Westbury is writing this interceptor project into their annexation agreement. The attorneys have met with the sanitary district to discuss an inter - governmental agreement and the verbage "subject to receiving funds" will be added to the agreement. This item will be moved to City Council. ------------------------------------------------------------------- ----------------------------------------------------------------- Emergency Repair for Well # 3 Mayor Prochaska gave an overview of the malfunctioning well. At the time of occurrence, a press release was issued asking citizens to refrain from unnecessary use of water. Repairs began immediately on this $87,000 to $90,000 repair job. The money is already in the water fund. Director of Public Works Eric Dhuse then distributed a timeline of the proposed schedule of necessary repairs. Testing will be done to insure water safety. This item will be on the City Council agenda for ratification. ------- ------------------------------------------------------------------- --------------------------------------------------------------- Ordinance Repealing Ordinance 1976 -42 — U.S. 34 Corridor Study This item will repeal the repeal ordinance from 1976. This ordinance would have allowed for a Rt. 34 corridor study, which is no longer needed. It is now being done by IDOT. Master Facility Plan This agenda item will be reviewed at the next Committee of the Whole Meeting so there will be adequate time to discuss. ------------------------------------------------------------------- --------------------------------------------------------------------- PC 2003 -13 Bailey Meadows Annexation & Preliminary Plan CC 5124104 This was tabled due to lack of all the necessary materials. --------------------------------------------------------------------- -------------------------------------------------------------------- PC 2004 -05 Prairie Meadows — Final Plat — Plan Comm. 619104 Greg Kunstman, Attorney for Menards gave this presentation. He stated there were two remaining issues. 1) It had been previously suggested that Prairie Meadows Drive be reconfigured to resolve a speed issue, which has been completed. 2) There was a request for a temporary easement for the proposed fire department. Mr. Graff reported that this easement has been approved and language will be attached to the plat according to Ms. Kramer. Additionally, a grading issue between lots 47 Page 8 of 11 and 48 was discussed. The issue was — to not build on one lot or tapering the grading between the lots after securing an agreement from the adjacent owner. The engineering department will review this issue. A 7.05 acre (shown as 7.1 on the map) park site drawn on the concept plan was also reviewed. The site will not be part of the annexation agreement, so there will be an increase in the cash donation to $289,130. Also, land will be donated for a fire department and no developer fees will be required. Alderman James suggested language should be included in the agreement that would state that no fees will be levied. Mayor Prochaska concluded by saying that all of this is subject to approval by the Engineering Department. This item will move to the next City Council meeting. Menard's Commercial — Final Acceptance PW 1126104 This item moves to the consent agenda of the next City Council meeting. --------- — Request from Wiseman Hughes — Sanitary Sewer Connection Wiseman Hughes front - funded $1800 of the required $2000 connection fee towards the interceptor costs. They requested the remaining $200 be used towards the oversizing of the interceptor. They will be given a $200 credit on the building permit, which can be tracked by Finance Director Pleckham. This moves to the City Council consent agenda. ---------------------------------------------------------------------- --------------------------------------------------------------------- Joint Agreement and MFT Resolution for Tian Emmon Road This agenda item concerns the upgrade of Van Emmon Road in a joint effort with the County. The bid was $75,000 with a budgeted amount of $100,000. This project was brought directly to the City Council in an effort to keep the project progressing. There was discussion as to whether or not the City can approach a firm doing improvements for the County and ask them to do an overlay for the City. Attorney Kramer will ascertain if this would affect the inter - governmental agreement. This moves to the City Council agenda. ---------------------------------------------------------------------- ---------------------------------------------------------------------- Request to Purchase Total Station for Forensic Mapping of Crime Scene Alderman Kot gave an overview as follows. Officer Delaney is now trained in accident reconstruction and it was recommended to purchase a total station (a highly accurate measuring tool) for him to use. The data from this instrument is also admissible in court. The cost is $9,999 which the Police Department already has available for this capital purchase. It was noted that Public Works could also use this device. Mayor Prochaska asked if other quotes had been Page 9of11 requested. Chief Martin replied that other quotes had been received, however, training was included in the recommended package. Mayor Prochaska recommended moving this forward to the City Council consent agenda. ------------------------------------------------------------------- --------------------------------------------------------------------- C. H. Schrader & Associates Contract for Grant Research Consulting Services Alderman James stated there had been a positive recommendation from the Administration Committee for continuing this service. He added that a list of priority grants would be given to the grant writer. Alderwoman Spears voiced her opposition to this service since she felt that the Parks and Recreation Director had grant writing capabilities and that the City cannot continue to hire grant writers, consultants, etc. However, Mr. James pointed out that the grant writer had written a proposal for a $400,000 total in grants. In addition, she has worked on grants for Boy Scouts and others. With these grants, she has already paid for the $14,000 salary. Mayor Prochaska stated the City needed this grant writer to concentrate on all areas of concern. He said that many grants are more difficult to procure for other city departments, while they are more readily available for areas such as parks. Ms. Spears recommended finding a grant writer who specializes in the more difficult areas, however, Alderman James pointed out that persons in the grant writing field are limited. He said a letter would be sent to her with the focus areas being identified, as a result of a lengthy discussion in the Administration Committee. Mr. Kot recommended extending the contract one year. Mayor Prochaska said that perhaps Schrader & Associates has more expertise in other areas and that they should be asked to submit in writing, their areas of concentration. Administrator Graff said the grant writer conducts research for grants and that manhours should be considered also. Too much staff time is being used to assist the grant writer, according to Ms. Burd. In September 2001 and 2003 the grant writer was asked to research other avenues and the Mayor would like a report to detail how much money was procured and the salary spent. Alderman James stated there had already been a lengthy discussion at the Administration level and Schrader and Associates has grants pending. Alderman Munns asked how many grants she had applied for and how many were approved. She has applied for 8 grants, one of which has been secured with others pending. But, Alderman Sticka pointed out that the amount of the grants needs to be considered as well. It was noted that she had been contacted last fall asking her to research other avenues and that she had attended a department head meeting. She has also informed the City of other grants available, through her own research. Mr. Graff reported that Schrader's area of expertise is in Parks. Mayor Prochaska added that the Council needs to determine which grants should be emphasized. This matter will be forwarded to the City Council, however, it will be up for discussion and not on the consent agenda. --------------------------------- ------------------------------------- ------ -------------------------------------------------- - - - - -- Page 10 of 11 Resolution to Appoint IMRFAuthorized Agent A new IMRF agent must be appointed since the person acting in that capacity has left the City. It was recommended the Finance Director be appointed to fill the position. This position is needed to file quarterly reports. A second person will be appointed in the future. This moves forward to the next City Council consent agenda. --- Renewal Contract for EAP There has been a 4% increase for this service at a cost of about $50 per employee. Alderman Kot reported that other quotes are being requested and that the contract with Provena can be terminated. Alderman Munns suggested looking at agencies which charge a fee for each service and can be less expensive depending on the number of times the service is used. Mayor Prochaska reported there were seven employee visits last year. Another company will be giving a presentation to the Administration committee at a later date and Mayor Prochaska asked the committee to inquire if the counselors are local, rather than someone traveling from a distant location for the services. This moves forward to the City Council for renewal. ------------------------------------------------------------------- Road Improvement Program — Financing This program relates to the in -town road program. It was recommended by Traci Pleckham to issue bonds in phases to pay for road improvements. This would be comprised of a $650,000 debt certificate that is not callable, but is a fixed 10 -year debt certificate. Alderman James stated that this is a line item in the budget and the fees coming in from development pays for the line item. Item moves forward to City Council for consideration. -------------------------------------------------------------------- 'Additional Business Alderwoman Spears asked if the EAP matter could be on regular vote to which the Mayor agreed. Alderman Munns reported that he would be out of town for the next Council meeting and asked what procedure needed to be followed in order to vote. Administrator Graff instructed him to contact the City Clerk about setting up a phone connection for a phone vote and that he must be on the phone prior to the start of the meeting. Mr. Munns also stated that 10 people were involved in the beautification of the park at Fox Hill. It was decided that such an event should be publicized more and low participation might have been due to subdivision garage sales that day. . A time frame for the treasurer's report was requested by Alderwoman Spears. Treasurer Powell reported he was waiting for the audit to be completed. Page 11 of 11 Mr. Graff reported the shredding company item was still on the agenda. It was recommended by City staff that Shredco be retained to handle the shredding. He asked to have Attorney Kelly Kramer review the analysis to ascertain if Shredco meets the City's needs. The Police Department currently uses Shredco since another lower bidder did not meet Police regulations. Mr. Graff will write a memo and place on the agenda to hire Shredco. Mayor Prochaska reported the receipt of a letter from the County Board commending the City's police officers for the professional handling of threatening calls and the manner in which the officers responded. The Mayor told the committee that the Relay for Life in Yorkville raised over $113,000 which was $30,000 over the goal. Chief Martin reported that Officer Patricia Cerneke will be leaving after two years of service, to join the State Police. The Plan Commission is now at 9 members, following a resignation. This is the desired level. The meeting was adjourned by Mayor Prochaska at 10:47pm. Minutes respectfully submitted by Marlys Young, Minute Taker PLEASE SIGN IN, MEETING: DATE: NAME STREET ADDRESS CITY rQ�?' & lV ► s � 1wso O V ftdRA- l-4C-VA0 6 G � R u^i5'rM 47 / ANA , -, p Rk ,,�s w,(.�#r ,4 v Cl- A I R - G: . Gt�� � � l I� f �TbuG-H ZZb PZSI g�UfJ.� L '5r'\ . Q(A �cJ er i I Bnsto[Bay In Torkv& Presented by CENTEX HOMES Bristol Bay Yorkville, Illinois Development Summary Bristol Bay is a proposed master planned community of approximately 600 acres located on the north and south sides of Galena Road and about 1 /4 mile east of Rte. 47. The property is made up of the Rosenwinkel farm, Bertram farm, the residential portion of Lay -Corn's Bristol Club development, and the residential portion of the Northgate development. The terrain of the property is slightly rolling with the high point of the property along the north property line and the low point at the southwest corner of the property. The concept for Bristol Bay is a cluster /conservation development with approximately 42 % open space and a mix of residential products. The open space is predominantly located through the middle of the property with the residential neighborhoods clustered in the eastern and western portion of the property. The higher density residential is clustered adjacent to the proposed commercial on Rte. 47 and Cannonball Trail with single family neighborhoods adjacent to the open space. Four Neighborhood parks improved with play equipment and open play areas -will be spaced throughout the neighborhoods. An elementary school site is located at the northeast corner of the development to allow for additional school land to be provided when adjacent properties are developed. An amenity center consisting of a clubhouse, pool and tennis courts is provided at the entrance into the development, which along with the open space will be a focal point of the neighborhood. Existing Zoning and Land Use: The Rosenwinkel and Bertram farms are zoned A -1 in Kendall County. The residential portion of the Northgate development is zoned R -3 in Yorkville, and the residential portion of the Bristol Club is zoned R -3 PUD in Yorkville. All of the property is presently farmland. Proposed Zoning and Land Use: The requested zoning will be R -3 PUD to allow for the development of a residential master planned community consisting of single- family detached, single family attached townhomes, condominiums, a school site, Amenity Center, and park land. Also, approximately 42 % of the property will be open space. Open Space: The concept plan provides for approximately 245 acres of open space with most of the land located in the central and southern portions of the development. This amount of open space is considerably more than what would be necessary with a traditional development (parks and stormwater ponds). With a traditional development approximately 170 acres would be dedicated to parks and stormwater ponds. The City approached us with the concept of developing a regional stormwater facility to handle all of the stormwater detention on the approximately 1,900 acres of land between Rte. 30, Cannonball Trail, Corneils and Rte. 47. The City then approached us with the concept of having additional land added to the area where the regional stormwater facility would be developed to allow for additional open space /recreational opportunities. The concept plan for Bristol Bay was created to provide for 237.9 acres of open space that can be developed by the City with a regional stormwater facility and recreational uses. The extra developable land that we have agreed to donate to the City is approximately 75 acres (the additional open space difference between the traditional subdivision and our proposed cluster /conservation subdivision). This equates to approximately $4,000,000 worth of land at no cost to the City. The ability to provide the extra open space is predicated upon placing the same number of dwellings on less land (the concept of cluster /conservation development). Density: The Comprehensive Plan provides for a maximum density of 3.50 units per acre when 25% more park land over and above the required park donation is provided in a development. The park donation that is required for Bristol Bay is 53 acres. Instead of 25% more park land (13.25 acres), Bristol Bay will have 141% more park land (75 acres). The density that is necessary to support such a large amount of extra park land, and the density which is being proposed for the entire development is 3.39 units per acre. Lot Sizes: The R -3 regulations within the City's Zoning Ordinance lists a minimum lot area for single family lots of 9,000 square feet. Since Bristol Bay is planned as a cluster /conservation development, the lot sizes within the single family neighborhoods will be a mix of lots measuring 9,000 sq. ft., 10,000 sq. ft., 11,000 sq. ft. and 12,000 + sq. ft., with an average lot size of 11,000 + sq. ft. I Residential Product: Bristol Bay will be a mix of single family detached homes, townhomes, and condominiums. The single family detached homes will range in size from 1,420 sq. ft. and 1,962 for our ranch homes and 1,844 sq. ft to 3,620 sq. ft. for our two story homes. The townhomes will be a mix of neotraditional rear load garage homes and traditional front load garage townhomes. The condominium homes are provided in a 16 unit two story building. The second floor homes have their own private front door at grade level with stairs leading to the unit. All of the condominiums will have either a patio or balcony. - Transportation: Bristol Bay has Galena Road runnin east -west through the middle of the development. Also, the concept plan provides for a north -south neighborhood collector running through the middle of the development and an east -west neighborhood collector in the northern portion of the development. The development allows for street connection to adjacent properties to the north, east and west. Bristol Bay Yorkville, Illinois Traditional Development vs. Cluster /Conservation Development Traditional Development When we started to assemble the land for the proposed development, the concept was to do a traditional neighborhood with condominiums, townhomes and single family mixed with the required stormwater detention areas, park land (plus 25% extra park land to gain density bonus up to 3.5 units /acre) and a school site. The stormwater detention areas would not only handle our subdivision needs, but also stormwater depressional storage from off site. Under this scenario, a total of approximately 15% of the land area would be dedicated to stormwater detention. Following is a land use summary of the planned traditional neighborhood: Total land area: 597.3 acres (597 acres) Stormwater Detention: 90 acres (includes compensatory storage) Park Land: 53 acres Extra Park Land (25 %) 14 acres School Site: 12 acres Amenity Center: 3 acres Right -Of -Way: 31 acres Condominiums: 30 acres (30 acres X 16 U /AC = 480 units) Townhomes: 88 acres (88 acres X 9 U /AC = 774 units) Single Family: 276 acres (276 acres X 3 U /AC = 834 units) Total Number of Units: 2088 (3.5 U /AC) Cluster /Conservation Development A few months ago the City approached us with the concept of developing a regional stormwater facility to handle all of the stormwater detention on approximately 1,900 acres of land between Rte. 30, Cannonball Trail, Corneils and Rte. 47. The concept would allow the developers of all of the land outside the regional stormwater facility to develop their subdivisions without having stormwater detention on their individual sites. The land where it makes sense to develop the regional stormwater facility happens to fall mostly on the land that we have assembled. Centex Homes agreed to cooperate with the City as long as the density was not diminished. The City then approached us with the concept of having additional land added to the area where the regional stormwater facility would be developed to allow for additional open space /recreational opportunities. Again, Centex Homes agreed to cooperate with the City as long as the density was not diminished. As such, the enclosed concept plan for Bristol Bay was created to provide for 237.9 acres of open space that can be developed by the City with a regional stormwater facility and recreational uses. The extra developable land that we have agreed to donate to the City is approximately 75 acres (the additional open space difference between the traditional subdivision and our proposed cluster /conservation subdivision). This equates to approximately $4,000,000 worth of land at no cost to the City. Bristol Bay Yorkville, Illinois Comprehensive Plan Summary It is objective of Centex Homes to have Bristol Bay follow the intent of the guidelines of the City's Comprehensive Plan. Following is a summary of how the development provides for this: TRANSITIONAL NEIGHBORHOOD Intent The Transitional Neighborhood establishes a medium- density residential setting that includes a mix of residential uses within master planned communities. Bristol Bay provides for a mix of single family detached lots, single family attached townhomes, and condominiums within a master planned community. These master planned communities can have neighborhoods of varying densities, open spaces, and carefully integrated commercial uses. The Transitional Neighborhood can be designed to provide an intermediary space between lower density residential areas and non - residential areas, and to allow greater flexibility of development adjacent to areas outside of the Planning-Area subject to development pressures. Gross residential density in this classification will be between 2.25 and 3.50 dwelling units per acre. The densities vary from higher densities closest to the commercial along Rte. 47 to lower densities adjacent to the 237 acres of open space. The overall density is 3.39 units per acre. Location • Generally between Suburban Neighborhood areas and non - residential uses along primary roadways. Bristol Bay is located between the proposed commercial areas along Rte. 47 and the Suburban Neighborhoods to the east. • Planned locations in the north half of the Planning Area adjacent to major roadways or nonresidential uses. Bristol Bay is located in the north area of the City's Planning Area. • Planned locations adjacent to the north and northeast limits of the planning area where planning areas of other jurisdictions overlap. Bristol Bay is not adjacent to ally other municipalities. Design Guidelines • Transitional Neighborhoods shall be developed as Planned Unit Developments. Bristol Bay will be developed as a PUD. • Transitional Neighborhoods may include single - family attached sub - neighborhoods. The amount of land devoted to single- family attached use and the overall density of the development shall be determined by the amount of additional open space that is provided. The area considered as additional open space shall be land over and above the park and recreation land donation required by the City's Land Cash Ordinance. Bristol Bay will have 141 % additional open space (as compared to 25% called for in the Comprehensive Plan) over and above the park and recreation land donation required by the City's Land Cash Ordinance. The park donation that is required for Bristol Bay is 53 acres. 25% of the park donation would be 13.25 acres. Bristol Bay will have 75 acres of park donation above the minimum requirement. Existing natural resource areas or environmentally constrained areas (i.e. wetlands, floodplains, extreme slopes, unbuildable soils) may be considered as additional open space for this purpose provided that they are: 1) Accessible to neighborhood or community residents where practical; 2) Contain trails, pathways, pavilions, or other recreational amenities where appropriate; and 3) Are linked to other open spaces or greenways when feasible. Areas containing lakes and} or ponds created for the purpose of meeting the City's stormwater management ordinance shall not generally count toward the additional open space requirement. However, if the stormwater area is integrated into a larger open space /recreational area then the City may allow that portion dedicated to stormwater management to constitute a minor percentage of the additional open space requirements. The table below provides a guideline for increasing open space in order to include areas of single - family attached residences within a master planned community. The Column labeled "Additional Open Space" means land area provided which exceeds the required park land donation. Maximum Area Within Maximum Maximum Density of Additional Development of Overall Density Single - Family Attached Open Space Single - Family Attached Units per acre Units per acre 0% 0% 2.25 N/A 10% 10% 2.50 6 15% 20% 3.00 6 25% 40% 3.50 6 25% 25% 3.50 8 • The single - family attached sub - neighborhood typically should function as a transition between the more intense non - residential uses along arterial and collector roads and the remainder of the area that is comprised of single - family detached residences. The higher density sub - neighborhoods function as a transition between the more intense commercial area along Rte. 47 and the single family detached sub - neighborhoods. • Particular attention should be given to the periphery of developments within the transitional neighborhood. Where transitional developments are adjacent to existing single- family or estate neighborhoods they should include features, lot sizes or open spaces that continue the lower density character of the adjoining areas. Bristol Bay is surrounded by farmland The Transitional Neighborhood should include provisions for bicycle transportation throughout the development, and to access open space facilities. Bicycle paths are planned along Galena Road and Bristol Bay Drive (north — south neighborhood collector street), which will provide for access to the neighborhood parks and Amenity Center. • Residences built in the Transitional Neighborhood should include substantial architectural detailing to display a diversity of styles. Extensive use of brick and natural materials on attached residences should be included. Other quality materials may be used in addition to natural materials on the second floor to address issues of building bulk and elevation articulation. Detached residences should include brick and natural materials on elevation alternatives. All townhome buildings will have brick. The single family detached residences will have brick as an option on upgraded elevations. • Individual residences should include significant architectural detailing to avoid a monotonous presentation. There will be several color packages (both siding and brick) along with an anti - monotony layout of the streetscape. Approximately 8 models will be provided in the single family detached home product line, with three different elevations for each model. • Single - family attached residences should include significant setbacks from individual unit to unit, providing the basis for a well - articulated building facade. There will be two townhome products consisting of a courtyard townhome with a rear loaded garage and a traditional two story front load garage townhome. • Street - facing garages and garage- dominant positioning on single - family residences (both single - family detached and attached) should be minimized as much as possible, de- emphasizing the impact of the garage on the streetscape. Use of "motor courts" or other creative designs is encouraged in the single - family attached sub - neighborhood. The townhome neighborhoods will have motor courts to vary the streetscape. • Transitional Neighborhood developments should have significant useable open spaces designed to be a functional part of the development. Whenever possible all such facilities shall be connected to existing open spaces and open space use corridors. Bristol Bay will have 237 acres of open space located along the central and south portions of the development so that more open space can be added when the adjacent properties are developed. • Transitional Neighborhood developments should locate appropriate school sites if and when they are required. An elementary school site is located in tine northeast corner of the development to allow for the incorporation of additional school land when the adjacent properties are developed. • Open spaces, stormwater management areas, and landscape berms should be designed to buffer and transition the entire development from its surroundings and to provide buffers and transitions between sub - neighborhoods within each development. Substantial open spaces should be provided along major roadways. Bristol Bay will have open space and stormwater management areas on the periphery of the development, and landscaped berms will be located along Galena Road where homes back up to the road