Plan Council Minutes 2002 01-24-02 r
UNITED CITY OF YORKVILLE
Committee Minutes - Plan Council
January 24, 2002 Meeting Location: 800 Game Farm
Time Convened: 9:34 a.m.
Time Adjourned: 12:20 a.m.
Attendees:
Joe Wywrot - City Engineer Tony Graff- City Administrator
Harold Martin - Chief of Police Eric Dhuse - Public Works Director
Mike Schoppe - Schoppe Design Tim Fairfield - BKFPD EMS
Ralph Pfister - YBSD Lynn Dubajic - YEDC
Bill Dettmer - Building Official Gary Williams - Building Department
Bill Zalewski - Engineer Jacob & Hefner Richard Guerard - Wyndham Deerpnt
Dave Waden - LPS Land Planning Mary Kasner - Wyndham Deerpoint
Richard Marker - Richard Marker & Assoc. Clayton Marker - Richard Marker &
Jennifer Woodrick - Office Assistant Assoc.
Minutes were accepted as presented from November 8, 2001.
PC2002-04 - Fox Hill, 3 Acres Rezoning - Faltz
This is located west of Rob Roy Creek, leaving a sliver of green space along the
creek. This is adjacent to a piece already zoned B3 west to Eldamain. This is
currently zoned PUD as a park. Primus improved a park at a different site and the
city agreed to transfer title of the 3 acres west of the creek and zone it B-3. This
commercial property will be privately marketed by Primus Corporation. This will
go to Plan Commission February 13, 2002.
Heartland Circle - Concept Plan
This concept was presented to the Plan Commission at their January 2002
meeting. It was reported that it was well received by the Commission. It is
located just south of the existing Heartland Subdivision. Richard Marker is
looking for direction to prepare his preliminary plan and engineering. This site is
not being considered any longer for the placement of the water treatment facility.
Richard Marker gave an overview of the project. This is a 129 acre parcel, the
Taus Farm. Density is two units/acre. There are 1 3/4 miles of trails which tie into
the existing Heartland Subdivision. The proposed park site is placed at the
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previously proposed municipal site (sw corner). Open space is approximately
15% without detention and 27% with detention. Perimeter lots are all 12,000 sq.
ft.- 85x120. Internal lots adjacent to green space are 10,000 sq. ft. Heartland
Subdivision is 80x 125. The trail system is aimed at the center of the development
which is light use commercial targeting specialty shops, medical office or
resturant/bar.
The detention is dry at a maximum of 4-5' deep. Drainage is under the culverts
across private property to the Fox River. Detention provided here will decrease
the current flow rate onto the existing neighbors' properties.
There will be a road connection to West Road (a.k.a. Tuma Rd.) and Spring St.
will be extended with a roundabout that will be one way circulation, 30'
back-to-back. This will be a comprehensive plan change. The pedestrian
crossings have a slight rise and pavement material change for traffic calming.
Parking is shown on the streets. Marker is planning on having preliminary plan
and engineering plans in here on Friday or Monday.
Lot sizes were reviewed. Spring St. shows a 66' ROW, it was commented to
change to 80' ROW for an option of a future collector road. Graff wants to go to
80' to stay consistent with previous Council & Plan Commission approvals for a
possible bridge crossing. Marker agreed he can accommodate the 80' ROW
request. Preliminary is w/66', but it will be changed.
Preliminary sanitary flow test study was done by Deuchler to see if this property
could be serviced. This is serviceable with a lift station up East Main to King &
Center, then discharge into the gravity sewer. The current Woodworth &
Heartland lift station will be abandoned and utilized by this new one. Deuchler is
calling for a siphon or a force main. Ownership will be an issue, YBSD or City.
Off-site easements will be needed for sizing issues. Definitely a doable situation.
Dettmer clarified with Marker that the outlot has been eliminated at the round
about on the northwest corner of the Heartland Circle.
Parking could be maintained publicly or privately at the commercial lot. PUD
agreement can clarify. Schoppe suggested that the parking stay outside the ROW
for plowing and other maintenance issues.
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20 acres are already annexed. An additional 109 is annexing. The school
transition fee can only be applied to currently annexed property or by agreement.
Marker intends to apply school transition fees to all 129 acres.
We need to check to see if the 20 acres already annexed was also annexed to the
YBSD back in 1987. Ralph was not sure.
Wywrot suggested that the pedestrian trail to Heartland be moved over the large
deep sanitary sewer. Marker confirmed that it will be relocated.
Wywrot advises that we check with Kramer regarding the West Road connection.
That road may be private. City will check with Kramer.
Graff asked for comments from each Plan Council member. Pfister: No issues.
Dubajic: Happy, likes the uniqueness. Chief. Likes and agrees that the raised
pedestrian crossing and round about - slows traffic and is aesthetically pleasing.
Fairfield: Concerned with one access to the commercial in the center. The PUD
agreement will address that a pedestrian trail will be 10' wide, kept clear and
marked for emergency access. Graff. Commented on striving for rural character
look including allowing the night sky to be seen with control of illumination of
street lights. Asked Marker to work with us on night sky illumination for updating
our Subdivision Ordinance. Marker stated he would be delighted. Dhuse: No
comments at this time.
Heartland Circle to Park Board Monday night. Schoppe's comments: strongly
suggests a 4-6 acre park site on north side, northwest corner for playground or
recreational site on greenway. Tot lot in Heartland is off of the northwest corner
of Heartland Circle. Marker did not agree with that idea, not conducive to this
plan. Marker stated 19 acres are dedicated as open space in Heartland. Some
large enough for soccer or football fields. Schoppe feels the park located in the
southwest corner would be better in a different location. Marker stated that
location will serve existing residents as well as new ones. Graff left Marker and
Schoppe to work together to come to a compromise. Marker doesn't want to see
traffic drawn in from the outside to the park site. Park Board determines type of
park needed, location is worked out with Schoppe for land plan. No other
comments.
Graff asked if uniqueness costs money for maintenance. Schoppe urged Council
to go after uniqueness without increasing maintenance costs. 235 to 250 homes
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with this road layout. Dhuse and emergency services stated no increase expense
for this layout.
Chief commented that no lots be on round about. Marker agreed.
Wywrot brought up the issue of Quincy Road. There is a one lane, gravel
driveway off of Spring to access the houses by the river. This issue needs to be
addressed and a determination made. It may need to be moved. Access is an issue
and Wywrot feels we need to keep our options open. Different scenarios were
discussed. Graff stated that this will be looked at.
Dettmer stated this is a very successful use of land and pleasing as well. No
problems foreseen with this type of development in relation to our Zoning
Ordinance. This is a good low end use in a neighborhood. Suggests Office or B-1
with additional uses specified in PUD agreement of a restaurant and/or specialty
shop(s). No B3 or B4. Architectural concept can be added as an exhibit to
agreement. Marker stated intent for commercial is for a one story, low rise
buildings that would compliment the neighborhood.
This goes to Park Board Monday, 1/27/02 and Plan Commission on February 13,
2002.
The Highlands - Preliminary Plan, Annexation & Zoning
Graff presented a historical prospective of this project. Concept has been
reviewed 2 or 3 times. This is the Doetschman Farm and they have added an
additional 134 acres to bring this up to a total of 326 acres off of Route 71 and
Route 126. There is a water study being done for this area due to high elevations.
The developer is paying for the study as long as it is agreed that they can recapture
some of their money from other users in the service area. EEI is doing this study.
Discussions are needed with the YBSD due to the limited capacity of 150 homes.
FPA was discussed. An FPA amendment is in process for one small triangle of
land outside the FPA. Deuchler is working on it. It is annexed to the city but not
in the FPA.
The school district is reiterating that a school site is needed. Would like 20-25
acre for a school K-8, adjacent to park site for cooperative use.
Rich Guerard gave an overview of changes. Duplexes have been moved to the
east by Route 126 across from the proposed school site. Reconfigured the park
area to open internal area. 22.8 acre school site with some detention added. This
was done at Dr. Engler's recommendation, not the Board. Added a townhome
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section as well. 12,000 sq. ft. lots minimum. Open space is completely open to
the community on three sides. Homes only along one side. There is a trail system
throughout the property. The large park can accommodate two soccer fields and
two baseball fields and still have a large playground.
He reviewed his discussions with the Block Family. She stated to him that her use
is agricultural and would like to see some buffering. She stated she wanted a 20'
fence abutting her property. Her attorney advised a letter is coming. City has
asked her attorney, Dallas Ingemunson to approach her about annexing and
developing some language as an agricultural zoning to protect her and the
integrity of the agricultural environment.
Developer asked what Yorkville has done in the past in this situation. No fencing,
berming or buffering. Only asked for conservation of tree lines in the past.
Timing was clarified from Ralph on the river crossing sewer, start in 2003.
YBSD just received a letter stating that they are out of compliance. Probably
summer of 2003, additional PE will open. Stated that the district themselves may
cut off additional development due to compliance problem.
Developer asked if 150 homes will still be allowed to be built per previous
agreement with Edmeier. Ralph said he did not know. The agreement between
the YBSD, City and Edmeier stated 150 homes when money paid for river
crossing. Ralph stated that the EPA could cut them off at any time. The 150
homes was for the transportation capacity in the pipes, there is still the EPA
permit to be granted for capacity at the plant itself. The pipe capacity was the
equivalent of 150 homes. Ralph stated they will try, but don't know if it will
happen or not. Start discussions with the District for capacity beyond 150 homes.
Ralph stated they will get together and meet.
Water - Wywrot explained that there are some high areas here that the City needs
to make sure the pressure can be maintained due to the elevation of the land. The
study could change roadway alignment and land use drastically.
Schoppe commented: school site is the key. School District needs to determine
what type of school will be needed here. The City will ask for specific direction
as to what to tell developers for needs. Maybe a checklist of questions to help
determine type of schools and locations. This meeting will be at staff level.
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Schoppes calculations justify 2 elementary schools in this quadrant and possibly
one middle school - K-8.
School site and several different locations were discussed extensively. One
suggestion was moving it internally with green/park space next to it getting the
school off of the state route, and moving townhomes next to 126 as a buffer to the
commercial to the west with a boulevard look off of 126. Developer didn't feel
school should be internally located. Direction needed from the school district.
Graff will set meeting with Dr. Engler. School calculation is around 20 acres.
Several different scenarios and locations were reviewed. Several
developers/owners could combine to make one larger school.
Dr. Engler is requesting that transition fees be paid at time of plat instead of at
time of permit.
Townhome density is 10 per acre. City's standard has been pretty firm at 5 per
acre. Schoppe stated that the city should entertain the reasoning and benefits of
the higher density. Use does fit location. Duplexes are not being restricted to the
15,000 sq. ft. lot. Schoppe agreed it still fits and compliments land use.
Open space issue. The trail system follows the ComEd ROW. Wywrot has heard
that ComEd will allow the trail, however nothing in writing. Edmeier was to
gravel the path and that somehow, some way it would get paved. Edmeier is still
active developer to the west. This is a ROW not an easement. Agreement
language needs to be cleaned up.
Country Hills Park was discussed. This is a 2 1/2 acre planned park site. Schoppe
suggested that a lot be used as a connection along that ROW to the proposed
County Hills Park. Maybe the City could use land cash to buy a lot for
connection. Developer is willing just need to determine a location. Schoppe
suggests that park space be connected with open space if possible, not mandatory.
Topography was discussed for usage of recreational area. Extensive discussion
was held regarding preserving the character of the land by maintaining elevations.
Graff expressed concern at impacting the character of the land to make a park.
Schoppe expressed his feelings that the development of 2.1 units/acre changes the
land, not just flattening the park. Schoppe feels that larger areas of open space
(50%) with smaller lots (8,000 sq. ft) of clustered homes would do a more
effective job of preserving the character of land. Other techniques need to be
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utilized to be affective at preserving the character of the land. Maximum 3% pitch
to the park site for ball fields.
Road stub to the property on the north end of Route 71 was discussed and
recommended to provide access for this unannexed property.
Schoppe advised reconfiguring the entry way to preserve the rural character by
moving 10 lots into the subdivision, lowering the lot size slightly but gaining the
open rural entries off of Routes 71 & 126.
Dhuse verified they are going to Park Board Monday night. Park calculation
reviewed. Check street names for duplicates.
Wywrot presented option of Country Hills shifting SunnyDell Road to meet with
The Highlands Hazeltine Lane.
Wywrot suggested that collector roads need to come off of 71 & 126, which then
requires 80' ROW, 39' back to back with thicker pavement. Recommend
realigning Highlands extending it south to M'heeler/Davidson eliminating 1 of the
two stubs, probably the southern one, making it a main collector road to 71 from
the Wheeler/Davidson property.
Traffic study is being done. It will suggest the collector roads, widths and depths.
Turn bays may be needed off of 71 & 126.
Curb types were discussed for the townhome area due to the number of curb cuts.
B6.12 curb is in Prairie Garden and is what ordinance calls for. Schoppe, Dhuse
and Wywrot suggested slices in the curb to make driveway depressions. A roll
curb may look more appealing. PUD agreement will clarify, discussion for
agreement will be needed.
Wyndham Deerpoint asked for a schedule for the EEI study. Deuchler handling
off site sanitary.
Dettmer defined the side yard setback; 10' or 10%, whichever is greater. Building
placement needs to be shown. Developer agreed to work with standards with
lighting regarding night sky illumination in :PUD.
Dubajic stated the need for football fields is reiterated out in the community.
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Chief stated that due to traffic around the schools, he prefers the schools stay
outside of the residential areas.
Fairfield stated that he would like some type of access maintained to any detention
ponds with water.
Wywrot pointed out that the City may not want to maintain the area surrounding
the detention ponds.
Timelines for changes to this plan were discussed. Graff advised that unless
changes can be made to this plan, they may i vant to consider going to March Plan
Commission instead of February. Public Hearing is for amendment to the PUD
and annexation and zoning.
Schoppe needs to review a preliminary landscape plan soon with emphasis placed
on the townhome area and entry ways.
PC2001-16 -Fox Hill, Unit 7 Pod 10 - Final Plan
This was listed as preliminary. It is not. It is final plan. No representative
present. Wywrot's comments are completed and will be reviewed. Three issues
open. Sanitary district review, placement of easement along Rob Roy Creek for
future interceptor. Rob Roy Creek flood plain delineation, Dresden has been
instructed to work with EEI on this. Dresden has submitted the requested
elevations to the Illinois State Water Survey. No timeline on this is known at this
time. These directly affect engineering approval. Third issue is Eldamain Road.
Dresden has agreed to pay 20% of the improvements to Eldamain Road which will
be held in a trust account for the future. The current seal coat condition of
Eldamain Road must be maintained & repaired if damaged during construction of
subdivision. Dresden & his attorney agreed that construction traffic must use
Eldamain Road not Route 34. An inspection will take place before construction
starts and then again, during and after construction in order determine necessary
repairs to Eldamain Road. Dresden will maintain the road from the construction
entrance to Route 34. Verbal agreement has been received, not written at this
time. The City will maintain the road after we accept the repairs. Dettmer asked
what assurance we have that the developer will maintain the agreed to terms. A
figure will be determined by engineer's estimate as to their 20% portion for the
maintenance and improvement of Eldamain Road, this road payment needs to be
paid in full and drawn off of as needed to maintain condition of Eldamain Road.
Kramer will review for fairness and amount determination.
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Plan Commission will probably discuss access issue onto Eldamain Road.
Meeting has been held with Fran Klaas. Current proposed is for one access to
Eldamain Road with a second access provided as emergency access only.
Determined to leave as an open issue for future comment. 2nd access needed was
previous determination.
Requesting the developer to move the trail located near the detention pond in the
backyards to the east (closer to the creek) so it will not be in the backyards.
Dresden will be asked if he would like to come back to Plan Council or go before
the Plan Commission.
Outlot #37 needs to be eliminated and incorporated into lots #24 & 36.
City Council will not approve final plat until the flood plain is identified, sanitary
engineering, and road issue are done, and the plan revised accordingly.
Schoppe stated that a landscape plan be submitted as part of the approval.
Meeting adjourned at 12:24 p.m.
Minutes respectfully submitted by Holly Baker.
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