Plan Council Minutes 2007 06-28-07 V
Plan Council
June 28,2007
Attendees:
Travis Miller, Community Development Director Bill Dunn, EEI
Eric Dhuse, Director of Public Works Charles Wunder, Urban Planner
Anna Kurtzman, Zoning Coordinator Joe Wywrot, City Engineer
Dave Mogle, Director of Parks &Recreation Bart Olson, Asst. City Administrator
Sgt. Ron Diederich, Yorkville Police Dept.
Guests:
Dan Kramer,Attorney
Jeremy Meek, Schoppe Design Associates Eric Goodman, Marquette
Gregg Ingemunson, Attorney Chris Lindley, Burke-West
John Hubeny, CBBEWL Trevor Ryan, Marquette
Dave Waden, Land Vision, Inc. John Philipchuck, DBC &W
Rick Murphy, Pasquinelli John Marten, JEN Land Design
Mike Cook, CM Lavoie &Associates
The meeting was called to order at 9 am by Joe Wywrot. The minutes from the May 24
meeting were approved as corrected.
B &P-Rezoning
The property is currently zoned M-1. The Moose Lodge bought the property to
the east, and there is a flag lot in the rear. The petitioner will draft a development
agreement, and attach to the plan for the plan commission meeting. Also a concept site
plan is requested by staff, to show this property in context of other sites. Staff is advising
R-2 zoning because there are duplexes, and each lot should be a minimum of 15,000 Sq.
feet. Density on the comprehensive plan in a transitional neighborhood is 2.25–3.5 units
per acre.
There will be trails on the south side of Corneils Rd. The petitioner should
dedicate a 40 ft. right of way easement from the center line of Corneils Road and a 15
utility easement in addition to the 40 feet ROW.
Dan Kramer will provide documentation he could provide to the city, to prove the
area was annexed to the City.
This is scheduled for the July 11 Plan Commission.
Bru-elio, Lot 2 Meyers Subdivision–Annexation
The property is located on the south side of River Road, and 300 ft. east of
Conover property. The north portion of this is being developed by Rush Copley and staff
would like the petitioner to consider easements to allow for storm water discharge to the
river. The first would be 15 feet wide parallel to the east property line, and the other 50
feet wide (and temporary)parallel to the east property line, allowing for a storm water
conveyance pipe from River Rd. right of way to the river. The petitioner would like the
city to replenish any trees removed during construction.
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Joe Wywrot said if a trail was on the north side of River Road would require a 40'
easement. A draft annexation agreement will be drafted.
This is scheduled for the July 11 Plan Commission.
Zangler— 1.S Mile Review
The property is off the southwest corner of Heartland Circle, and is served by
Quinsey Lane. The city is recommending that the petitioner seek annexation with an R-1
zoning classification,which requires minimum lot size of 18,000 sq feet and 100 feet
building setbacks.
The petitioner will schedule a pre-application meeting and draft an annexation
agreement. The petitioner may subdivide with 1 lot to the front, and 3 to the back. There
is a possibility of an east/west street, connecting to Bruell Street to the west.
There could be interest in putting a trail on top of the easement, running N-S, and
extending into the Woodworth property. The petitioner should check the access
easement to Quincey Lane and confirm any private streets in the subdivision.
Kalant—Rezoning
The existing business on Rt. 47 does not meet setback requirements for the
proposed B-2 zoning. Staff is suggesting upon approval of the zoning change, this
building be considered a non-conforming structure. A new building should not be built
without applying for a variance.
The parking lot access needs to be okayed by IDOT. The petitioner should verify
the square footage of the house to calculate the number of parking stalls. There will be a
6'- 8' wide carriage walk along Rt. 47.
The petitioner should prepare a site and landscaping plan before rezoning.
This is scheduled for the July 11 Plan Commission.
Fields of Westhaven—Preliminary Plan
Bill Dunn stated the 16" stub out of Bailey Meadows should come across the site
and the 16"main coming down Beecher Rd. should be extended. The sanitary comes
down Beecher to the south. The transportation plan shows Beecher Rd. with a 100' right
of way. All intersecting right of ways lines should have a minimum 25-foot radii.
Anna Kurtzman states that this area is annexed and subject to an agreement. Fifty
four lots do not meet the minimum lot requirements of the established zoning as R2 PUD,
so the agreement needs to be amended. To conform, staff is advising an amendment,
where all lots need to be a minimum of 12,000 sq. feet and a minimum of 80' wide.
The city is asking for clarity on who maintains the landscape easement. Joe
Wywrot is asking for an additional access point along Baseline Rd. He suggested
moving the school site north, with a frontage on Silverton. This would give the city two
points of ingress and egress. A roadway would connect Silverton with Baseline at the
northeast corner of this development.
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Staff is recommending of an additional 5 acres for a school/park site. Bailey
Meadows to the east has a 5 acre park, and a 5 acre park was planned for this
development, for a total of a 10 acre park. The school district needs 15.01 acres for a
site. Staff is recommending the road coming west from Bailey Meadows be extended to
make a natural separation between the park and school site.
There is a 10' trail along the west side of(Aspen) Beecher Rd. Currently there is
no proposed trail east from Baseline Rd. There is a dedicated right of way along Baseline
Rd. so a trail, in lieu of sidewalk, was the direction Dave Mogle believes the city will go.
There are no credits offered for improvements to Baseline Road currently in any
annexation agreements. A full roadway improvement to the easement was proposed by
Joe Wywrot, similar to one completed by the developer at Cannonball Estates along
Faxon Road.
The developer should obtain a right of way across the ComEd property going to
the south along(Aspen) Beecher Rd. The developer will meet with Dr.Engler.
The petitioner would like to continue without an amendment to the annexation
agreement.
This will be at the July 26 Plan Council meeting.
Grande Reserve Unit 28—Preliminary Plan
This plan contains the same number of units approved in the annexation
agreement.
Bill Dunn's comment#4 will be struck from the record. The developer will
address Laura Haake's comments#14 on the final landscaping plan. Onsite buffer
requirements are addressed in the annexation agreement and the developer will abide by
these. Travis Miller will check the annexation agreement regarding Mill Rd. buffer
landscaping and the 30' buffer yard around the storm water basin(items#5 and#6.)
Regarding Anna Kurtzman's comments, Rick Murphy showed the minimum
setback distance data table to staff. The design standards and setback verbiage are copied
from the annexation agreement and comply with standards. The developer will add a
diagram of the buildings showing the side and front yards to the plan. There are 3
parallel parking spaces north of building#17, so the total spaces equal 67 (comment#3).
The developer is adding sand volleyball off Big Rock Boulevard.
Sidewalks will be on one side of the street only. The developer pointed out
additional parking north of buildings 11-16. In addition there is a walk through between
buildings 13 and 14 connecting to the interior bikepath. The developer is open to striping
this pathway.
Private roads will be on private lot easements dedicated to the association.
Dave Mogle would like trail in lieu of sidewalk on the south side of Mill Road, to
the YMCA then across to the regional park. Funding will be researched—it could be
built as part of the Mill Road project or the developer could build the trail.
Joe Wywrot questioned if the annexation agreement needs to be amended because
of the change in the order of the roads being constructed. Bristol Ridge Road and
Freedom Place projects depleted monies in the road fund. Funding is needed for Mill
Road. John Philipchuck read from the annexation agreement regarding Mill Rd. and
Kennedy Rd. north of the railroad: "within 1 year of issuance of 500 building permits in
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Units#1,2,3,4,5; or sooner if funds in the Grande Reserve road fund are available".
Currently about 150 building permits (approximately)have been issued.
This is scheduled for the July 11 Plan Commission.
Rob Roy Falls—Annexation and Concept PUD
Per Travis Miller,the staff will prepare comments on the annexation agreement
for the public hearing, which is scheduled on July 11th at plan commission, and City
Council on July 24. It is targeted for EDC/COW in August.
Mike Cook and the developer, at this time, have no comments or discrepancies
regarding Anna Kurtzman's memo. The transfer of land, 3 acres west of Beecher, is very
crucial to this plan. The city needs to ok the location of the police station, which is
shown too far west on this plan. Rob Roy attorneys are preparing documents regarding
conveyance of this property. The developer also has reviewed documents for Rt. 34
conveyance plats and Beecher Rd. easements,prepared by Smith.
Water mains will come through Kendall Marketplace. There is a 16' available
near out lot O and a 12' on the north east side near the proposed police station area.
There is a need for a pressure reducing valve station in the western part of this
development, or perhaps even further west. Annexation agreements negotiated will
determine the proportionate shares for the developers. There is a stub needed to
Cobblestone or at the west property line extended to the south.
All sanitary west of the creek will then go to the south. The pump station is not
temporary,but a permanent solution should be determined. Mike Cook needs
engineering information regarding stubs on Cobblestone plans, and a main connecting in
Fox Hill, serving as a tributary to the lift station. Sexton offered to front fund the
temporary signalization, as well as the 4 legged sign studies. Staff will make a final
determination on signalization and funding and draft an agreement, which would be
independent of the annexation agreements.
Between out lots H and 1, they proposed a right in, right out, left in to IDOT. The
developer needs traffic studies reports by Cobblestone. Joe Wywrot wonders if IDOT
will review all four traffic signals (west of Beecher Rd.) as one, in order to approve any
one location. If so, the timing for developers' submittals to IDOT, annexation
agreements, and funding become increasing important to completion of the all of the Rt.
34 corridor projects.
There is a Nicor 8" gas main along Rt. 34 and an AT&T transcontinental fiber.
Traffic studies must be complete before IDS are completed. The developer will check on
this.
The city extension of Beecher Rd. to Faxon Rd. will be an off site improvement.
On site will be an extension of Faxon Rd. west, which clips the northwest corner and
comes south of the tracks. The development would like an alignment sketch. This road
gives an additional access to the sr. living area.
There is a trail to the west of Beecher Rd. and trails coming from Cobblestone to
the creek. This should cross the creek. Staff is asking for a sidewalk north of the
detention,behind lots P and Q, with a trail to the shopping area. Rob Roy Club trail to
the Rob Roy Creek is a possibility and will be discussed at the park board meeting.
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A frontage road off Beecher Rd. is shown, and Mike Cook will address the fact
that this is too close to exit from the club. All roadways on site are private. Sidewalks
north of Rt. 34 and 10' trail west side of Beecher will be provided.
The water fall is a mechanical system and the lower basin will release near the
frontage road. The police station access would be on Beecher Rd. and a stub would be
on the southeast corner. There is a HOA park in the age appropriate section and no credit
given for that.
The developer advised the interceptor sewer will remain, and no changes are
being sought through YBSD.
This will be presented at the July 11 Plan Commission and July 24 City Council.
Minutes submitted by Annette Williams
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