Plan Council Minutes 2005 02-10-05 APPROVED BY THE
COMMITTEEBOARD
ON: a 2 b`
Plan Council J
February 10,2005
Members:
Tony Graff, City Administrator Eric Dhuse, Director of Public Works
Anna Kurtzman, Zoning Coordinator Laura Brown, Director of Parks and Rec
Sgt. Ron Diederich, Police Department John Whitehouse, Engineering Enterprises
Jeff Freeman, Engineering Enterprises Mike Schoppe, Schoppe Design
Joe Wywrot, City Engineer Gary Williams, Building and Safety
Guests:
Pete Huinker, Smith Engineering David Schultz, Smith Engineering
Attorney Greg Ingemunson Bruce Sperling, Midwest Development
The meeting began at 9:40 am. The 2004 December 9t'minutes were approved as presented.
Silver Fox Preliminary Plan
Mike Schoppe comments
1) Mr. Schoppe is recommending that the location of the park be moved to the SW corner because
he feels it is too far from the middle to service the entire region, as he says the Evergreen Park
will not be developed. The school site, the Matlock site which is a acre 46 parcel, 32- 35 acres
belonging to the school district and approximately 11 acres belonging to the City, will be to the
south of the park site.
2) Roadway in this area will be N to S, because of drainage corridor that runs to the same direction.
Ms. Brown does not want the park south of the drainage area, but would prefer the park be
adjacent to the corridor, so park expansion would not be a problem.
3) There will be 175 homes, so 1/2 the land cash would be 3-4 acre,per development standards.
Benefit/ service region is Y2 mile radius. There is 1/2 mile radius to Fox Road, and there is a
larger regional park across Fox Road, so Mr. Graff is suggesting with Ms. Brown in agreement, a
Tot Lot of 2 acres (minimum) in the north center area, with a possible cross bridge across the
swale to the west. There would be a larger park to the south(school), Meadowbrook(park)to
the east running to the Sunflower Park,the possibility of a Tot Lot in Evergreen. This number of
parks would meet design standards. Smith will look at a new design for a park.
4) There will be a redevelopment in the conservation design, per Mr. Graff, and if the lots are
smaller,the appearance of green in the track homes is more desirable, and easier to market for
new families, especially if the school/park site is not developed relatively soon.
5) Our park design standards, if water is visible, is not a nuisance issue.
6) Mr. Graff stated to the developer that the City's goal is to stay at a density of 1.75 du/ac .
7) Per Mr. Schoppe,there needs to be a 50' buffer and a ROW of 35'. Fran Klaas is asking for an
additional 15' ROW, which the developer is okay with.
8) This project will probably be the first one to be approved with the new South Comprehensive
Plan, and Mr. Schoppe suggests that this would be a model for future areas. Design guidelines
that can be illustrated and improved upon, if density is above 1.75 du/ac and is to be justified,
can be architectural,more open space than outlined, improvement dollars, and assisting with
school site acquisitions.
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9) Mr. Schoppe stated there will be a road to the east and a road to the south of the school site and
recommends a road stub in the southeast corner, to join with the school site. There could be
driveways along this road.
10) A stub needs to be provided to the Willman Ford property, east of Silver Fox.
11) There are two ideas, in regards to the tree line along the east side. A road may be planned here,
with a possible median with trees, down the center. Or green space along the tree line is also a
possibility, and the ownership of the property need to be resolved.
John Whitehouse comments
1) Mr. Graff stated that the City Council is concerned about the impact of the traffic along Rt. 47
and Fox and wants to know if there would be short term solutions to the additional traffic,
connected via the roads to Fox River Bluffs, Evergreen Farms, Aspen Ridge and Charley Farms.
Mr. Graff will contact Smith to do a regional traffic impact City Scope of Service study,to
further determine what impact the $2000/per unit collected now has, and if more monies need
to be collected.
2) There may be a possibility that, if the developers are willing to help with a scope of service road
funding project(if is a very costly proposition),that the developers may be given a credit toward
their$2000 fees. Mr. Whitehouse stated that the four subdivisions are worth $2.2 million in
traffic impact fees. A possible solution, after the study,may be adding the bridge on Eldermain
Road extension. Greenbrier Rd. could be determined as a route to Route 47, and be help
commercially.
3) Mr. Whitehouse believes the tree line should be preserved, with trees in the rear yard, and the
City needs to know where the drip lines are.
4) The school site will be pedestrian friendly,with approximately 30%coming from High Point and
Rt. 71. An internal analysis (#12) should be done, to make road classifications, and what is
coming through from Fox Road. He is not recommending a hybrid or minor collector coming
off Fox Rd. —no load(no individual driveways). Internal designing may not be affected by
minimizing driveways by intersecting streets and corner lots coming onto the side streets.
5) Mr. Schoppe will be putting a land plan together in 4-8 weeks for the Matlock area, and
connecting roads will be easier to establish. This will include west of Rt. 47, and Pavilion to Fox
Rd.
6) Evergreen Farm has a storm water basin in their corner, adjacent to the park in Lot E,that will
discharge on its way to the wetland creek management area discharging. Mr. Whitehouse stated
that Park E should be considered a potential storm water quality area. He would like to
discharge some of this before it is released into the creek. The outfall is long and linear; the
velocity is very high because of the drop in elevation, which is 120 feet. Storm water is better
released in a developed and controlled environment than in an agricultural run off.
7) The release rate is to be determined. If the City can give reason to FEMA that there is a reason
to open the culvert, then it could be a solution,but not at the expense of storm water
improvements. Mr. Whitehouse would not increase the rate of discharge, but it is a problem
because of the railroad culvert. Mr. Graff stated that the City is in favor of quality cleansing,but
not at a higher rate. The options are: 1)maintain the current rate, as long as it is not higher than
.1 CFS per acre, and open the culvert(not a detriment downstream) or 2)reduce the rate below
.15 CFS per acre to increase storm water quality and lessen impact of the culvert in Fox Glen.
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8) Conservation design is being suggested to City Council. Mr. Whitehouse said that number of
lots is not the issue. Reduce to 12,000 sq. ft. and use less linear feet for increasing open space,
more buffering, and reducing linear feet of water mains, roads and streets, so long term there is
less linear feet per unit.
9) Mr. Sperling stated he is not comfortable with lots less than 12,000 sq. ft. and wants the
architectural controls. Mr. Whitehouse suggested the developer may want to look at decreasing
the size of lots from the average of 14,500 (closer to 12,000)to increase the amount of space
available for storm water management, so additional buffering happens on the west side.
10) The developer will come to EDC on February 17th and speak on their Storm Water Regional
Enhancement Program: 1)regional traffic; 2)regional planning for parks and schools; 3)
conservation design, exploring lots at 12,000 sq. ft. addressing these issues on their preliminary
plan.
11) Mr. Sperling stated that he wants to build customized homes, is willing to have fewer lots
(maybe at 13,000 ft. ea)but may be considered for a recapture credit from other developers,
because this project is the prototype for storm water quality management for the school property.
12) Mr. Graff suggested the developer could be considered for a credit in land cash for the loss of
detention on the Matlock property.
13) Mr. Whitehouse stated if the trees were 6" or above, an inventory must be done if they are cut
down. Preliminary plat must show all trees 6" or above for a PUD.
14) FPA has been filed, and the water comes from the south central zone, from Meadowbrook. Plans
are to go through Meadowbrook,then Evergreen Farm,through Aspen Ridge, with a pump
station along Fox River Bluff.
15) The National Resource Information report needs to be turned in.
Anna Kurtzman comments
1) Lots 159 and 132 are triangle pieces and should be tested with house designs.
Joe Wywrot comments
1) Two of the ponds are smaller and should be considered dry basins.
2) Mr. Wywrot and Mr. Dhuse prefer the round, not teardrop design, for snow removal.
Eric Dhuse comments
1) At a T-intersection, the street light is preferred at the head of the T, as long as it does not
interfere with the water main(on the sewer side) or as close to the corner as possible.
Mr. Graff suggested that the developer obtain a historical street name from Jennifer in engineering.
The traffic study will assist the developers to determine what is considered regional and if there will
be credits on improvements. Mr. Sperling would like, at the earliest,to begin work at the site in the
fall.
The developer will be at EDC on February 17tH
Respectfully submitted,
Annette Williams
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