Plan Council Minutes 2004 03-11-04 ArrROVED BY THE 1
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UNITED CITY OF YORKVILLE Old: ' A Alm.
Plan Council Meeting
Thursday,March 11,2004
9:30 A.M.
Attendees:
City Administrator Tony Graff Mike Schoppe—Schoppe Design
Planning Coordinator Anna Kurtzman Sergeant Ron Diedrich
Ex. Director Parks&Recreation, Laura Brown Fire Chief Tim Fairfield
Jeff Freeman, EEI John Whitehouse,EEI
City Engineer,Joe Wywrot
Guests:
Kevin Serafin Mitch LaFave Attorney Sanford Stein
Tedd Lundquist Brent Lewis Tom Smith
Frank Willman Richard Scheffrahn Kevin Bickler
The meeting was called to order at 9:30 A.M, with Mr. Serafin, LaFave, Stein, Lundquist and
Lewis in attendance for Westbury.
Minutes:
The February 26"'minutes were approved after spelling revisions.
Westbury Village Preliminary PUD Plan
John Whitehouse stated that EEI was planning to meet with Jim Heinz before the April Planning
Commission.
1) Engineering review
a) Comment#2—CDF,per John Whitehouse and Mike Schoppe,have done their
review and stated that CDF is looking for NRCS certified wetland determination
report. EEI is also requesting a US Army Corp of Jurisdictional determination
report. Westbury will comply.
b) Comment#3a) —Mr. Seraphin suggested that the IDNR would not sign off before
they have submitted final engineering plans, showing final grading. John
Whitehouse agreed if the signoffs are completed"subject to"final engineering
plans. 3b)John Whitehouse will need comments from YBSD stating that they will
have the capacity and services in place to service this subdivision. Mr. Graff
suggested that City's legal counsel is preparing a draft,which will be given to Mr.
Stein,regarding the YBSD capacity to serve subdivisions, and language may be
included that would make it a developer,not city risk. Incorporated will be a
bonding apparatus necessitating a commitment for capacity. Currently,the
treatment capacity is used up,based on the IEPA first come/first serve basis for a
two year time period. Bonding companies will not sign off on reserve capacity per
developer. Mr. Graff stated the City needs assurances that the plant will have the
capacity to service the pump, and language is needed to service the bond. The
developer is asking for a commitment that capacity is assured for the length of all
the building permit applications. The city will reserve to ability to lien, and
Westbury, as well as other developers, would attach as an exhibit. The city hopes
to begin engineering on the FPA expansion in May, subject to signed money
commitment from the developers.
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c) Comment f. John Whitehouse suggested they have received information, dated
9/19/03,and that Westbury should be aware that any improvements to Galena Rd.
are subject to the County wishes.
d) Westbury needs to submit plans to Deuchler and comments will be needed for
preliminary plan review for City Council. There are 43 acres in the plan that have
not been annexed.
e) Item#7—Mr. Whitehouse suggested that he had received correspondence in
October of 2003,that IDOT requested three intersection design studies.If IDOT
requires,the changes will be funded via the developer's recapture fees,per
language stated in the city ordinance. The city will need a traffic impact study to
comply with the preliminary PUD(item#6).
f) Item#8—John Whitehouse needs a final updated letter,referring to the latest plan.
g) Item#9— was addressed at the last Plan Council meeting.
h) Item#10—A meeting with IDOT will be needed,based on the SRA proposal for
additional 55 feet on the Westbury side, in addition to the ROW there now.
Westbury will need to meet with IDOT, after their updated traffic study, coming to
a concurrence on the intersection proposed by IDOT, and the impact on the
developer. Per Mr. Graff the city is concurring with no intersection between
Corneils and Galena,but,in general, IDOT is dissatisfied with the SRA design
perimeters. The Rt.47 buffer is now 50', and there is an additional 10' ROW
shown on the plan,per Mr. Seraphin. Because it is an SRA,per John Whitehouse,
the city does not want to relax the buffer requirement. Mr. Graff stated that IDOT
is requesting larger buffer, if indeed,Rt.47 widening is completed, as requested.
No additional property is being dedicated to IDOT on the plan per Mr. Lundquist
and Mr. Lewis.
i) The city is looking for legal language, if there is signalization on Corneils,that the
developer pay their share. Based on the traffic impact study,this could be
determined as a per unit fee or could begin at a number of homes trigger point.
j) Item#12—John Whitehouse needs road classification,ADT being 1500 as a minor
collector and 2500 being classified as a major collector, in particular Westbury
Boulevard. Mr. Graff stated the new subdivision ordinance is being drafted, and
that Mr. Stein could yet comment.
k) Items# 16,17,18,19—The Easton Circle/Abingdon Lane intersection offset is less
than 150 feet per the plan. Mr. Lindquist proposes bringing the road out straighter,
realigning the 150 foot requirement. Mr. Dhuse,Public Works Director, suggested
in a prior conversation with Mr. Schoppe, that his truck can remove snow with a
24 feet cul-de-sac width,but needs 30 feet on a public street. There are also police
issues with cars parked in the middle of the cul-de-sac bulbs. Mr. LaFave
suggested increasing the width to 30 feet,with an island. Mr. Whitehouse stated
eyebrow lanes need to be aligned and centered on the final plan,off Westbury
Boulevard. Mr. Schoppe is preparing a school site plan. Dr. Engler at the
Yorkville Public School district,would like the originally proposed frontage on
Willington, for an additional vehicular drive.
1) Item#22 - John Whitehouse is suggested signage,pavement markings, or posting
"Not a Through Street" (something that would deter traffic using this as a
shortcut. Westbury will add language,putting it on the preliminary engineering
exhibit. Mr. Fairfield would like to see street widths on the plan, in POD 5, and
see some building designs in these buildings,perhaps 13R systems(instead of
13D). Mr. Fairfield and Building and Safety will need to bring forward language
for the agreement, addressing more fire safety to the citizens in the high density
housing areas. Westbury will need to provide language for co-enforcement with
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the police department in the annexation agreement. Mr Schoppe suggested no
private streets in HOA areas, so confusion regarding street maintenance is not an
issue
m) Item#21 —PODS 5 and 8,Mr. Whitehouse stated the right of way needs to be 66
feet. Westbury is suggesting 20 foot setbacks on the 60 foot right of ways on their
public street,making difficulties for public utilities. Mr.Whitehouse stated all
public streets have 30 foot setbacks, so the determination should be made if
Westbury's streets will be private,not subject to city maintenance.Mr. Schoppe
suggests a response from Westbury,looking at a 66 foot right of way, a 25 foot
setback, 30 foot back to back pavement, and what concerns these pose for
Westbury. Mr. Graff suggested to Westbury that the land planners look at
privatization of streets or cross sections with 28 foot minimum setbacks, 30 foot
back to back setbacks, and adding modified and increased design standards for fire
protection.
n) Item#24—Mr. Graff suggested that the city's position on the restructuring of
Comeils Rd. is that the developer would pay 70-71% (or a fee established by
engineer's formula) of the improvement of the road,with road impact fees or
recovery costs on permits. John Whitehouse stated, according to the city
ordinance, Comeils Rd.need 39 feet setbacks back to back,that it needs a full
cross section of a minor collector road, and requires prescriptive use of the right of
way. The $2000 per unit impact fee,which can be credited toward adjacent roads
(if the county is requiring it) improves the roads within the regional benefit.
o) Item#28—Westbury is requesting a variance on Lot#65,POD 6 to a 20 foot side
variance,rather than 30 foot, as stated in the subdivision ordinance. If all corner
lots stay at 30 foot variance,then every corner lot is a problem on the plan,per
John Whitehouse. Mr. Graff suggests if they are applying for 20 foot setback on
the corner lots with three car garages,that each lot should be marked with an
asterisk and noted on the plat.
p) Mr. LaFave stated the 16"water main will run through Windsor Ave, stubbing at
both north and northwest directions(ends of Westbury property), going through
the commercial property. Mr.Whitehouse stated initially Westbury needs to go to
Rt. 47 water main and Mr. Seraphim said the first feed will be between town home
PODS and single family PODs,the first to develop. All easements need to be in
escrow before Planning Commission per Tony Graff. Westbury will add another
main along Galena. Westbury will need to speak with Attorney Ingemunson
regarding the Raymond drainage,and speak to Shorty Dixon or Ray Bertram in
regards to Rob Roy Creek. Meeting are ongoing in regards to storm sewers and
the regional outfall.
Westbury will need to resubmit pre-engineering,preliminary plans and PUD, and preliminary
landscaping by March 24d. Deadlines for submittal of 35 revised preliminary plans will be April
6th. The city consultants will need to have their comments to the clerk's office by April 7"'.
Westbury will be scheduled for the next Plan Council on March 25"" and Plan Commission on
April 14th. . Tentatively they are scheduled for EDC on April 15, COW April 20"', and City
Council annexation agreement and preliminary plat approval, (upon positive consultant
recommendations)on April 27"" Anna Kurtzman,Building and Safety, Sandy Stein and
Attorney Kramer will meet on April 15th or 16th.
In regards to the BKFD fee, one-half the fee is to be paid at the time of the final plat. Mr. Graff
suggested that Westbury add language that the fee will by paid by October 1St,if the final plat has
been approval by City Council or if final plat has been approved by Planning Commission.
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Westbury will need to with Mike Schoppe in regards to Open Space issues. Mr. Graff stated that
Westbury should provide the PUD plan and engineering exhibits for annexation agreements,
incorporating language that would be agreeable to all parties, insuring everything will be
constructed.
Westbury guests LaFave, Stein, and Serafin left at 11:30 A.M.
2) Block 4 of Black's Addition(Bicksler—Schwartz—Wissmiller PUD/Morgan Street
Elevator)—Final Site Plan Approval
a) City Engineer,Joe Wywrot suggested there were setback issues.The NOI has been
submitted to the EPA, ,and Joe will need a railroad crossing agreement and for the
Fey water main agreement.
b) Mr. Schoppe stated item#2 is not applicable. Per Anna Kurtzman's comment,
Adams Street will be the front yard and Morgan will be the rear yard,based on the
ordinances. The rear yard in this zoning district is 40 feet. On the plan, it shows
25 feet. The frontage that has the narrowest width will be the front. If the lots are
subdivided,per Tony Graff s conversations with Attorney Kelly Kramer,if the lot
is subdivided,the plan will need to go to the Planning Commission for approval
before the City Council would approve. John Whitehouse suggested that
Hydraulic might become the front and then Van Emmon would be the rear. An
amendment for setbacks to the PUD was suggested,with language stating the
building would be 100%brick. Mr.Willman's concern was with the immediate
need to proceed with the utility work, and that the permits had been applied for,
and that he wanted to be sure stubs were in the correct spots. Joe Wywrot will call
Joe Bison, asking that his agency approve the water main license.
Three sets of architectural plans must be submitted and sidewalks must be shown on the final plan
and the 5 foot pavement radius must be larger. The trash enclosure, stated Mr. Willman, will be
brick, and Mr. Schoppe would like a cross section on the plan.Trees to remain need to be noted
on the plan and a line will need to be added for the barrier fence. Mr. Schoppe asked the trees
shown on the front sidewalk(on the plan)be removed and add any additional plants to the plan.
Mr. Graff stated that if Mr. Willman chooses to ask for a PUD amendment,he will be asked to
pay the school/city transition fee. This amendment would be scheduled for an April 13`1'public
hearing and City Council approval on the 27"'.
The meeting was adjourned at 12:30 PM.
Respectfully submitted,
Annette Williams