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Plan Council Minutes 2003 08-28-03 Page 1 of 6 APPROVED PY THE CQMMITTEEZOARD UNITED CITY OF YORKVILLE S 0 3 Plan Council Meeting Minutes aN.� --� Thursday,August 28,2003 9:30 A.M. Attendees: City Administrator Tony Graff(until 10:45) City Engineer Joe Wywrot Public Works Director Eric Dhuse (until 11:00) Planning Coordinator Anna Kurtzman City Planner Mike Schoppe Lynn Dubajic—YEDC Tim Fairfield—Paramedic—BKFD Jeff Freeman- EEI Chief Harold Martin-YPD John Whitehouse—EEI Executive Director of Parks & Recreation Brown(until 11:00) Guests: See attached Minutes The minutes from the June 26, 2003 and July 31, 2003 were accepted. PC 2002-16 MENARD'S RESIDENTIAL—PRELIMINARY PLAN Mr. Schoppe's August 28, 2003 memo was discussed: • Preliminary Plan • A site line study is recommended to determine if there is adequate visibility between McHugh Road/Kennedy Road and the curve in Kennedy Road. Kevin Biscan stated that this would be verified before the public hearing. • The street geometry on Lot 118 should reflect a minimum centerline radius of 100'. Mr. Biscan agreed to change the street geometry. • Preliminary Engineering • A note should be added to the plans identifying that the park is to be developed to the City's Park Development Standards. Mr. Biscan had no problem with this. • Information concerning the bike path should be clarified. Mr. Biscan noted that the path through the townhome area should not be on the plan as it was deleted per the Park Board's recommendation. Executive Director of Parks & Recreation Brown verified this. • Landscape Plan o It was recommended that the developer review the City's Landscape Ordinance. Trees, buffers and stormwater basin need to be included in the plan. Mr. Schoppe discussed that the PUD was approved by the City Council pending staff and legal review. The agreement references preliminary plans and based on the information that was presented, there is no information on the townhomes. The ordinance should not have been presented without the Preliminary Plan because the document establishes the design standards for the townhomes. The agreement should stated that the property will be zoned as a PUD and the design standards will be negotiated and developed at such time as when the Preliminary Plan are brought forward. Mr. Schoppe suggested that the ordinance be re-written to reflect the concept plan such as what was done with Grande Reserve. Page 2 of 6 • Parks o It needs to be determined if Menard's is assisting with the park building by donating materials or cash. Mrs. Kurtzman asked if Menard's could provide a letter indicating the manner in which they want to address the donation. Items from Mr. Wywrot's August 8, 2003 memo were discussed: • Plat • It was suggested that the roadways adjacent to the park site have 70' right-of-way(ROW) instead of the 66' ROW indicated. Methods to accomplish this were discussed. It was determined that the sidewalk could be moved one foot into the park instead of in the ROW. • It was recommended that the location of the monument sign be moved from the northeast corner of Lot 165 to a south point on Lot 165 so that it won't be in front of the future fire station. • Plan o The two water pressure zones that the development straddles and the size of the watermains were discussed. It was decided to address extending the service to Route 34 when the time comes to install it. This would be discussed with the neighboring development. This was also discussed further with Jeff Freeman of EEI. • General o The multi-family design is needed so that the detention basin can be sized accordingly. Mr. Biscan noted that the basin is being sized to accommodate the townhomes. Administrator Graff stated that Exhibit"H"(permitted variations and design standards) and the Kennedy Road exhibit are missing from the PUD Ordinance. They may be at City Attorney Dan Kramer's office. Mr. Graff also asked Mr. Biscan to respond to Mr. Wywrot's comments in writing for the Plan Commission. Also discussed were site geometrics with Tim Fairfield of BKFD and historic street names. The Preliminary Plan will be forwarded on to the Plan Commission subject to completing the review of the PUD ordinance and site line study. If this cannot be accomplished in time for the Plan Commission,the plan should not move forward. PC2003-13 RUNGE PROPERTY—ANNEXATION, ZONING AND PRELIMINARY PLAN Matt Fiascone from Inland introduced the project. The development will be on an approximately 150-acre site on the southwest corner of Baseline Road and Route 47. It is a combined effort of Inland and Mid America Investment and Development and is currently unnamed. There will be three zoning districts; commercial, attached residential and single-family residences (SFR). The developers have met with the Park Board twice. Gary Weber continued the presentation and stated that the minimum lot size for SFR's will be of 12,000 sq. ft.,the maximum will be 23,000 sq. ft. and the average will be 13,452 sq. ft. There will be 152 units in the townhome area with a density of 5 units/acre per the City's ordinance. The commercial area will be approximately 20 acres on the corner of Baseline Road and Route 47. They are proposing two access points to the SFR area with the main access point central to the development and focusing on the detention area. The main entry for the townhomes the SFR's will have will be off Baseline Road and will tie into the Page 3 of 6 SFR area. The development will have a total of 342 units for an overall density of 2.28 units/acre. The 5.3-acre park area will be in the southwest corner of the development with frontage along the park to maximize access. There are plans for a bike trail along the ComEd ROW which will tie into a regional path running along the west side of the development(west of the Rob Roy Creek) and along Route 47. The path will be twenty-feet wide and will be an .8-acre area for the path. They are currently working on details for the path to make sure the slopes are correct along the creek. There was discussion on the following items: • Obtaining a ROW from ComEd for the road crossing the easement • The widening of Route 47 and its effect on the Rob Roy Creek and the bike path. • Placement of the bike path, its relationship to the flood plain, its crossing Route 47 and its tying into a regional trail. • The use of the commercial area and how it would or would not connect to the residential area. • The United City of Yorkville's boundary agreement with Sugar Grove and if it requires their review. Mr. Graff stated that he would check into this. • The possible need for future connections to the neighboring property. • The Runge homestead is not included in the annexation plans. Mr. Graff stated that he would contact the Runge's attorney to discuss their plans regarding annexation. • Smith Engineering's Transportation Study and its affect on the property. Mr. Graff stated that the City should have a draft of the study shortly for staff review. • Lot 22's driveway proximity to an intersection. The developer indicated that the driveway could be relocated. • The Rob Roy Creek flood plain along the commercial area and compensatory storage. The developer stated that a 50' strip along the commercial area will be filled and water routed to the comp storage area. The developer's engineer did not know how this would affect water surface levels upstream of Baseline Road. Jeff Freeman from EEI stated that the restricted flow in this section could cause water levels to rise upstream. The engineers discussed reviewing the flood plain model and the grading of the commercial area. • EEI will be performing the engineering review and Mr. Graff noted that EEI needed to prepare a Scope of Service Contract. • The property is not adjacent to the Route 47 ROW; it ends at the western bank of the Rob Roy Creek. Mr. Fiascone stated that they would have to negotiate a purchase of Route 47 access or they will rely on the City to assist them in getting access. • Incorporating architectural standards into the annexation agreement. Mr. Fiascone asked to review Grande Reserve's agreement as a model for incorporated these into the agreement. • The commercial area's parking lot location,the flood plain and the bike path working together was discussed. Mr. Schoppe suggested showing how these pieces of the plan will work together. He suggested using a 100' wide corridor from the creek to the parking lot, which could be used for the bike trail. After discussion, it was decided to send this on to the Plan Commission with a memo stating that the petitioner would like the public hearing continued to allow the staff to review the preliminary plan. Page 4 of 6 PC 2002-06 WESTBURY VILLAGE—PRELIMINARY PLAN Mr. Wywrot took over the meeting for Mr. Graff. Mike Schoppe went over his August 27, 2003 memo regarding the eight documents needed for the City's review to be completed: • Current draft of Annexation Agreement and PUD Ordinance Preliminary Plan • Preliminary Landscape Plan • Preliminary Engineering Plan • Wetland Delineation Report • Architectural Standards for the various residential products • List of deviations from City Codes • Transition Neighborhood Compliance Plan He noted that staff received copies of the Annexation Agreement and PUD Agreement dated July 18,2003, the Open Space Allocation Plan dated August 6, 2003,the Concept PUD Plan dated May 28, 2003 and the Preliminary PUD Engineering Plan Dated May 15, 2003. The developer is asking for Preliminary Plan approval, which is different from the Concept PUD Plan. Mitch LaFave of Ocean Atlantic stated that the Annexation Agreement from July 18, 2003 is the current draft and that they gave copies of the Preliminary Plan, Preliminary Landscape Plan and Preliminary Engineering Plan to the Clerk's Office. Mr. Schoppe stated that he would have Mr. Graff check into this. They discussed the Open Space Allocation Plan and revisions needed to it. John Whitehouse went over his August 26, 2003 memo. He noted that the off site utility plans showing how the site will be served by sanitary sewer and water had not been received. The Wetland Delineation was forwarded to Conservation Design Forum for their review and the traffic study was forwarded to IDOT and Kendall County for their review. The following items noted in the memo were discussed: • General • Current mapping does not show flood plain information. There was discussion regarding EEI's work on the flood plain mapping process, which is currently at a standstill while they wait for TOPO's from properties along the Rob Roy Creek. • The slippershell mussel and the IDNR report on the endangered species. • IDOT requested additional information regarding trip generation, intersection design studies and entrance signs. The City should be copied on all submittals and responses to IDOT. • Traffic Study, Streets and Right of Way • The left turn lane from Galena onto Litchfield Way that is recommended by the Traffic Study is not noted on the Preliminary PUD. . • Landscape buffers and the proposed bike trail appear to overlap the 60' half ROW. This needs to be clarified and revised if necessary. • Access to the proposed commercial site appears marginal. A full access point to Galena was discussed. • Based on the Route 47 SRA Planning Study, it is anticipated that additional Route 47 ROW will be required by IDOT. IDOT's plan for widening Route 47 was discussed further. • It is recommended that the developer contribute towards the signalization of Route 47 and Corneils Road. Page 5 of 6 • An internal roads Average Daily Traffic analysis should be provided in order for the City to determine which roads will be collectors,minor streets, etc. • The minor street cross section should be revised to the City's 30' back to back standard, collector streets to a minimum of 20' back to back and outbound boulevards should provide a minimum of 2 lanes with 28' back to back. • The Subdivision Ordinance states that all intersections should be provided with a 25' radius ROW. • ROW widths should be indicated on the Preliminary Engineering Plan. • The minimum 30' back-to-back width should be maintained in the cul-de-sacs. • Addison Lane exceeds the maximum block length and should be noted in the Annexation Agreement. • The proposed mediums along Westbury Boulevard place limitations of access to Lots 1, 36, 50, 51 and 53. The developer noted this would be resolved. • The loop cul-de-sacs do not meet offset requirements of a minimum of 125'. The developer indicated they would resolve this however the City recommends. • A list of proposed street names should be submitted to the Post Office and KENCOM for approval. The historic street name list was discussed. • A detailed soils report is required for roadway and building pad design. • Lots • All lots should be numbered consecutively. The developer discussed that the pods will be sold to different builders and they vary the lot numbers. It was recommended that different pods have different numbers and that gaps in lot numbers be noted on the plat. • Building set back lines should be provided all cul-de-sac lots and multi-family areas. • The Subdivision Ordinance requires all corner lots to have a buildable area equal to or greater that the smallest interior lot on the same block. It should be verified that this has been provided and confirmed in writing. • Water Mains • The proposed water distribution system will be inputted into the City's model in order to provide the required water main sizes. • A few water mains run across the throat of a loop road or cul-de-sac and they should be removed so that water flows in and out. • Fire hydrants should be indicated along the north of Westbury Boulevard • Water mains should be extended across the full frontage of Galena and Comeils and extended to Route 47. There was further discussion regarding the location of water mains in relationship to neighboring developments. • Sanitary Sewers o The final alignment and design of the Rob Roy Creek Interceptor Sewer needs to be determined prior to Preliminary PUD Plan approval. • Stormwater Management • The field tiles on the southeast corner need to be rerouted. • There is an Intergovernmental Agreement with the Raymond Drainage District, which does not allow any surface water connections to the tile. The developer stated that they are working with the downstream property owners and will send and forthcoming information to the City regarding this. • The floodway and floodplain should be mapped for the Raymond Overflow. Page 6 of 6 Tim Fairfield with BKFD asked if the buildings along the long cul-de-sac in the townhome area and the long private driveway were fully suppressed. Mr. Wywrot stated that the City requires sprinkler systems in all multi-family residences. Mr. Fairfield noted that there is a difference between life safety and full suppresses systems. He asked for clarification on this. Mr. Wywrot commented on the teardrop configuration for cul-de-sac islands. He stated that he has not seen this used before and Mr. Whitehouse stated that it is common and does not propose any problems. Mr. Schoppe noted that he has seen these used before and they work fine. There were no further comments. Mr. Wywrot asked the developers to respond to Mr. Schoppe and Mr. Whitehouse's comments. He stated that he did not know where the Preliminary Plan was going, Plan Commission or City Council. He asked the developers to discuss this with Mr. Graff. Additional Business None. Meeting adjourned at 11:25 P.M. Respectfully submitted, Jackie Milschewski, City Clerk