Plan Council Minutes 2006 02-09-06 /A\PPQ RD.
Plan Council
February 9, 2006
Attendees:
John Crois,City Administrator Travis Miller, Comm. Development Director
Eric Dhuse, Public Works Director Joe Wywrot, City Engineer
Mike Schoppe, Schoppe Design John Whitehouse, Engineering Enterprises
Anna Kurtzman, Zoning Official Tim Fairfield, BKFD
Sgt. Ron Diederich, Yorkville Police
Guests:
David Schultze, Smith Engineering Pete Huinker, Smith Engineering
Bruce Sperling, Midwest Development Attorney Greg Ingemunson
Scott Mai, Smith Engineering Delores and John Lies
Attorney John Philipchuck Vince Rosanova, DBCW Ltd.
Lisa Brady,Rush-Copley Nancy Wilson, Rush-Copley
Charles Wilson, Rush-Copley Clayton Marker, Richard Marker Assoc.
Gary Neyer,Richard Marker Assoc. Phil Steupfert, Smith Engineering
Dean Talmadge, Crestlake Holdings
The meeting was called to order at 9:30 by Joe Wywrot. The January 26 minutes were
approved.
Silver Fox—Preliminary Plan
Mike Schoppe stated the conservation easement is for tree preservation and
should not affect the lot sizes, as long as the lots measure 12,000 to the east property line.
A tree survey needs to be completed for evaluating the placement of the easement lines.
The developer will prepare a list of justifications for the increased density. A five foot
concrete sidewalk will be added to the south side of Fox Road in the fifty foot landscape
easement. Mike Schoppe will check the landscape plans for Evergreen Farms to confirm
the placement of the sidewalk. The YBSD easement resolution will be determined on the
final plat but should be shown on the preliminary engineering plans. The sidewalk may
be moved 5 foot to the south. The contours around basins should be adjusted to eliminate
grading within the drip line.
John Whitehouse said the Fox Rd. transportation study does not give final cross
sections as to the type of construction road to be built. The right of way should be
extended to the Matlock property and curb returns should be completed. Acquisition of
the 15 acre right of way piece north of Green Briar has not yet been determined. The
width of this piece would provide an extension of the road, with lots on the north and
south across the strip to Green Briar. If this is developed collectively, sanitary sewer may
need to be modified on the plans (#22).
Tim Fairfield was informed that there would be an entrance from Fox Road,but
that construction traffic would be prohibited on this. There is a provision on the
engineering plans for the northeastern lot in the cul-de-sac,that there will be a temporary
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emergency access through this, so there will be two entrances off Fox and one from
Green Briar during construction.
Travis Miller stated that the landscape ordinance states that the existing trees, 4"
(not 6") and above, should be shown on the tree survey(comment#7 in engineering
comments.
This is scheduled for the March 22 plan commission.
Fountain Village of Yorkville—Final Plat
The developer needs to submit present two separate documents, labeling one
preliminary plat and the other as final plats to the plan commission and the City Council
for approval, per the annexation agreement for Sunflower Estates. These documents will
proceed concurrently through the process.
The landscape plan is being prepared for the entire property, with a buffer
between this property and the Sunflower property. When the site plan for lot 3 is
presented it will show all that has been planted.
Projects proposed for 2006 are a Walgreen's on lot 5, Castle Bank on for lot 1 and
a retail center for lot 3. The developer should use plants from the list in the landscape
ordinance. The developer will contact Castle Bank and Walgreen's for their start dates,
and will do black dirt re-spread and re-seed on lots 1, 2, 4 and 5, if their start dates are not
within 2 months.
The developer will remove the double dash lines on the plat because the road has
been vacated. Also notes 3 add"more or less(an acre or square feet)"and change "are
hereby conveyed"to "to be conveyed". All language regarding storm water management
easements should concur. "Subdivision" should be removed from the heading. The
surface water statement should be not be on the final plat,but it needs to be a topographic
overlay per the statue.
Anna Kurtzman stated the side and rear setback should be shown or a typical
needs to be submitted. The signage for the development should be removed from the
landscape plans, and submittal made for a building permit for the sign.
Joe Wywrot said that IDOT must ok the drainage path in the central pond. The
sidewalk at 71 and 47 should be extended to the northwest corner of the intersection. The
developer can submit the revised letter of credit prior to submittal of the recording of the
final plat.
This is scheduled for the March 8 Plan Commission.
Rush-Copley—Concept PUD plan
John Philipchuck stated the sellers would be retaining about 60,000 sq. ft. of the
property with a non-medical professional office or bank for this parcel. The residential
component has been taken out of the petitioner request, so it will be a re-zoning request
of 40 plus acres at the north end adjacent to Rt. 34. The petition is suggesting a B-1 with
a PUD imposed. Phase I will contain a circular road pattern,with John Street coming out
to the east to the county site. Lisa Brady stated all parcels would be owned and retained
by Rush-Copley. The petitioner would like to raise height limits to at least 4 stories.
There are utility lines across the property and these may need to be relocated, and the
State will be consulted for Route 34 issues, but no additional accesses are being proposed
except Beecher Road. Lisa Brady stated a hospital is in the long term plan for the
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property,with no retail uses, other than cafeteria, gift shops or sales of medical
equipment. A hospital is permitted in B-1. There may be a day care,with an application
for special use needed. A fitness facility may be planned.
Mike Schoppe stated that the petitioner should zone as a PUD with B-1
underlying uses, and list the uses. A bank is permitted in a City O zoning on the 60,000
square foot site, (which is actually 1.38 acres per John Whitehouse). Attorney
Philipchuck said there needs to be an access road to the 60,000 sq. foot site. This lot
could be included in the B-1 PUD, and this will be discussed between Attorney Grant and
the Lies/Conover families. There currently is a driveway behind the Provena building,
but it is a private road, and across the property line from the Lies/Conover 60,000 parcel.
Sanitary sewer could be rerouted to intersect with Rob Roy Creek connectors,
west of Beecher Road. The out lots will be used for visibility along Beecher Road.
The petitioner is waiting for determination of the crossing of Beecher Rd. at Rt.
34 and trying to match like homes with those to the east and south of the campus. Lisa
Nelson stated they are tying to avoid having Ring Road,the internal campus use,too
close to Beecher Rd., which serves the north-south traffic.
There is water through the middle of the site,but the city is looking for a second
source of supply. There is no water to the north, but a second water main, within the
same zone, needs to be brought to Cannonball Trail. Engineering will explore the
options.
The petitioner hopes to begin construction of the main building mid-2006. They
will submit a preliminary plan to Committee of the Whole. Mr. Philipchuck stated they
will meet with IDOT regarding signalization on Beecher and Rt. 34 and the possibility of
right in, right out at the 1.38 acre parcel. Preliminary plans will show a main entrance
about 600 ft. south of Rt. 34, off of Beecher, with a 30 foot sanitary sewer easement,with
an additional 70 feet. There are no existing buffers along the west edge of Blackberry
Woods, but the YBSD easement may act as a landscape buffer. Ultimately all lots
developed to the south will have a Beecher extension.
The developer will address the boulevard spacing to make certain it complies with
the city standards of 400 ft.
Heartland Crossing—Concept PUD Plan
Tim Fairfield and staff did not think the"Heartland"name (in 2 subdivisions) is
an issue for fire departments or police departments.
The parcel is 514 acres. The developer is discussing with the Dhuse and Johnson
families to attain a utility and annexation corridors adjacent to the ComEd right of way to
the north for attaining annexation to the city, via contiguous properties. This will be
served by a pump station with a force main to the gravity system. The developer is
talking to Deuchler and YBSD to negotiate the sewer routes. The density is 1.9 du. per
acre. Commercial is being proposed at Ament and Rt. 47 (40 acres) and additional
parcels to the south(12, 16 and 1.52 acres). The developer is considering one story
offices buildings and possible a community center adjacent to the open space corridor.
They would like to see a grocery store as an anchor along the corridor. They have been in
contact with IDOT regarding signalization and access points.
There are 5.5 miles of trails within the development. The school district approves
of the location of the school, and the park site may be expanded with the area in
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Montalbano for a community park. The developer will consider a connector road
between the two commercial properties, but has a concern on the impact this may have on
the residential neighborhood.
The block linkages are exceeded along Wheeler and the along the road in the
southeast cul-de-sac. Any deviations in the annexation agreement would have to be
supported with minimal impact based on the traffic generation. Also discussed was the
emergency access adjacent to the street coming from Park A.
John Whitehouse stated that the developer should look at a crosswalk in Park B
along side of the community center. There are a number of lots that do not abut a trail
and the developer will put sidewalks in these areas. Anticipating that commercial
property may abut to this property on the south,the developer will look at an access
along Penman to the west. They are accommodating storm water across from Cross
Lutheran because the church hopes to expand.
EEI is proposing a well water facililty and stand pipe, about 2 acres, may be at the
northeast corner of Ament and Penman.
There is a cell tower at the end of Penman Road. The building department objects
to the code variance for a period of 5 years.
Sgt. Diederich believes that parking on both sides of the curved street affords a
natural calming effect. These are not through streets. In park C, staff suggested a wider
pavement for pavement, and no 90 degree parking. Staff will review when the ADT
analysis is completed.
Mike Schoppe, in accordance to the comprehensive plan, stated the commercial
frontage along Rt. 47 is reduced. An additional stub may be necessary at the far
southeastern area to the eastern Stewart Farm. In addition, a stub may be needed to the
Hattner property to the south.
The open space corridor should be continued and widened down to the Stewart
Farm. The developer suggested it may come out adjacent to the trail to the Stewart Farm.
Mike Schoppe believes the city should plan for a trail crossing at Penman and logically,
the placement would be where the street connection is. The park board is asking for a
trail, in lieu of sidewalk, adjacent to the Wheeler Rd. extension, on the north side, one
along the east side of Penman to tie into Hudson Lakes, and potentially along the open
corridor in Montalbano.
An existing farm home exists east of Penman, and Mike Schoppe pointed out the
city would like to keep the home. Wheeler Road may be moved if this is the case.
Open space is being proposed and access to Walker Rd. is being proposed by the
city, if a pump station is located at the south central area. Marker should address the
possibility of a road stub to the south. After the traffic study, the possibility of a bridge
from Penman to Walker may be a possibility.
Per the park board, Scott Sleezer said Park D should be more open from the road,
and Park B needs to be larger. The developer suggested swapping 4 acres of school land
in the Lee Farms development to allow for a 10 acre site. In Park B a roadway was
suggested along the west side and an access to the community center. When Hattner
develops, neighborhood park C would be utilized and there is a trail connection proposed.
Notes submitted by Annette Williams
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