Plan Council Minutes 2002 02-21-02 UNITED CITY OF YORKVILLE
Committee Minutes-Plan Council
February 21, 2002 Meeting Location: 800 Game Farm Rd.
Time Convened: 9:42 a.m.
Time Adjourned: 11:34 a.m.
Attendees:
Tony Graff- City Administrator Joe Wywrot- City Engineer
Harold Martin- Chief of Police Eric Dhuse -Director of Public Works
Bill Dettmer-Building Official Mike Schoppe-Planner- Schoppe Design
Tim Fairfield-BKFPD EMS Lynn Dubajic- YEDC
Scott McCarty-BKFPD EMS Ken Jernberg - Inland
Mike Mondus - Spaceco Gary Weber- GRWA
Rich Olson- GRWA Liz D'Anna-Deputy Clerk
Minutes were accepted as presented by general consensus from January 24, 2002.
PC 2000-11 Northgate- Inland-Preliminary Plan,Annexation & Zoning
Graff stated that he already spoke with Ken&Mike regarding the Flood Plain Study covering 6.8 miles
of the Rob Roy Creek. The city has commissioned and authorized Engineering Enterprises, Inc.(EEI) to
do the study. City Council made a policy decision and the city Ordinance also states that delineation
must be completed on any flood plain before being developed. The city is asking that developers pay
the recapture costs up front. This will be discussed with Matt Fiascone when he gets back into town.
Ocean Atlantic paid$25,000; the total project is $95,000. The city wants all funds recaptured when 3.4
miles of creek are developed. Wywrot stated the values for calculating their amount due. It will be
approximately$15,000. A formal request will come through the city.
Regarding the city's water tower site,the IEPA permits are completed. Legal ownership of the land is in
process with the attorneys. Ownership should be completed by April of 2002. If possible, the city
would like to go to bid in May and award the bid by July, 2002.
Schoppe did not receive the plan in time to do a complete written review. He has done a quick
overview. He asked for clarification on the petitioner's request. The petitioner is requesting annexation,
zoning, preliminary plan and preliminary engineering approval. Schoppe made the comment that this
plan is similar to the concept plan submitted in November of 2001. Building setbacks have been
incorporated into this document,but additional information is still needed on the plan. Lot lines,
calculations and such.
The developer's plans for the pedestrian green were discussed. Lot or easement? Association or City
owned? Pedestrian green potentially intended as publicly owned lot. All land around the town homes is
intended to be common owned land. Schoppe stated the developer should ask for clear direction from
the Park Board on Monday evening regarding this issue and how the land cash requirement will be met.
With 256 units, the land cash requirement works out to a little over 5 acres. Schoppe is guessing that the
Park Board will request a 2-3 acre site with the remainder in cash. The shown park on the east side is
only about I/4 acre. It will need to be increased sizably to meet the requirement. Schoppe recommended
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that the pedestrian green not be used to meet the land cash requirement so that a larger park can be
created on the east property line that can be added to with future development.
Schoppe recommends that there is a public road stubbed to the property to the north to provide access to
this commercial development without going onto Route 47. The east road connects to the Rosenwinkel
property. The County has a limited access ordinance; the County ruled that they will only allow one full
access onto Galena Road if it is at least 800' from Route 47. They didn't state it,but they may allow an
additional right in/right out. Under the ordinance there isn't any access allowed. City has lobbied to the
county with no avail. The County Board is following their ordinance. Allowing the one entrance into
Northgate is a variance to that ordinance. The county is not interested in transferring ownership of
Galena Road to the city. Fran Klaas, County Engineer, stated he could promote the right-in, right-out
when it was time, to the Board.
The roadway into the water tower site was discussed. Further discussions will be held with EEI
regarding this. The city will look at the road improvements and terms being worked out in the
annexation agreement,perhaps with some type of sales tax rebate. A 80' ROW dedication will be
needed. The intent here is to try to maximize this projects' ability to attract commercial while
maintaining a high level of quality in the residential. Several different orientations were discussed.
City recommends developing the access points to not lose units. A dual entryway to both residential and
commercial was discussed. This will cause a loss of some commercial space due to the reconfiguration.
The developer is studying configuration and number of units. Discussion was held regarding the two
homesteads on the southeast edge, Bertram&Rosenwinkle, they are not interested in selling. If the road
is reconfigured to allow access to the commercial and residential, the large commercial building will
lose 18,000 square feet.
Dubajic gave an overview of possible users for the sizes requested. The size will limit the user.
Plans need to be here for Plan Commission by March 6. Options need to be presented to Plan
Commission. Members will receive a letter from the county regarding the access. They need to see a
preliminary plat that will work, not one that won't. Engineering needs to go to Wywrot for review.
Wywrot stated that the flood elevations could impact this plan considerably. There is no current flood
plain data available (except that from the 1996 flood) for the Rob Roy Creek in the area being discussed
for development. That data could warrant a relocation of the detention and change the whole plan. Graff
stated that the developer needs to make the decision whether they want to risk a redraw or wait for the
numbers to come in. Plan Commission could approve it contingent upon the flood numbers or wait until
June for the flood elevation numbers from EEI. Graff suggested that the developer meet with EEI to
determine their decision. Wywrot stated that flood ways would also be established. Compensatory
storage will need to be provided, if the developer fills in the flood fringe east of Route 47.
Schoppe clarified that the developer can opt to request Plan Commission approval contingent upon the
flood numbers. It will go completely through all the committees, although City Council's final approval
will wait until EEI gives Wywrot a letter stating approval of this plan in relation to the flood plain
numbers. A trigger needs to be established to send this plan back to Plan Commission if more than a
certain amount of impact is seen. Our attorney needs to have a very clear motion for preliminary plat
approval stating that a redraw would be necessary if the elevation numbers warrant it. Schoppe stated
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that staff needs to determine if the plan has had a major change that warrants re-reviewing by Plan
Commission. Agreed.
Schoppe asked about what variances are being requested. No PUD is being requested. Parking for units
facing the courtyard will require a variance. The parking needs to front down a public street. Schoppe
feels that this will be a problem but it can be worked out. There are some other engineering variances
being requested as well. Schoppe stated for the developer to list them on the plan. They are asking for
reduction in the ROW's to 60' and street width to 28' back-to-back. Schoppe asked for justification for
these requests and advised them that the reasoning needs to effect making the project work not
maintaining density. Discussion was held as to why a PUD was not being sought. These variances
would be logical in a PUD. Further discussion will be held with Matt Fiascone. He was adamant about
doing this project as straight zoning,no PUD.
Traffic calming devices, pavement changes, ROW changes, road width variances and other deviations
from our standards are easier stated in a PUD than an annexation agreement and helps ensure a high end
product. The list is getting longer than 2 or 3 items. This will be the first detached town home project in
Yorkville. Plan Commission could choose to request a PUD when they see the requested list of
variances.
Schoppe recommends that an architectural elevation be added as an exhibit, or if sold to a builder, make
the plans come through a process to approve the architecture.
Need to check on the legal notification changes for a PUD. Check to see if an amended public hearing
notice is needed.
A landscape plan was submitted. It doesn't require approval at this point. The petitioner is not looking
for any variances from the Landscape Ordinance at this point.
Dettmer will review the plan and determine that the setbacks and the R3 district assumptions are correct.
A report will be ready for March 6th for the Plan Commission packets. Dettmer recommends exhibits, in
addition to the preliminary plan, show setbacks from building to building, following the zoning district
requirements, and that they review the separate building application for detached town homes. One
contact name needs to be listed for all common land around the town homes and retail. The exhibit is
requested of the petitioner by 3/6/02. Dettmer requested the developer and he meet. This exhibit
usually is of a block of buildings not the entire plan; it could be a graphic placed on the plan showing a
`typical' section.
Setbacks are 60' at the back, 30' front,minimum of 20' between buildings and 25' rear. 50' landscape
easement, no lot lines on residential. Commercial will be handled separately. Dettmer will do a review
with a member of the petitioner's staff, 25-30 minute meeting. Architectural standards, and parking
issues will be reviewed separately.
The attached buildings will be required to have sprinklers. Detached do not require sprinklers. The new
2000 ICC building codes were discussed. They have wall ratings. At the setbacks indicated on this
plan, no special rating is required.
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Chief Martin reviewed Yorkville's Weather Warning System. The police and fire are requesting a siren
at this site by the water tower. The committee is looking at an additional cost on each building permit of
anywhere between $15-$35/permit to cover the cost of the siren. The total cost is $15,000. The siren
covers a half-mile radius. A formula will be figured out. This plan will be presented to all the
developers within this area.
Chief also asked the developer to look at traffic calming remedies on the long straight stretch of road
located along the north end of the commercial before the residential,perhaps a raised ledge. Due to the
28' road width, Chief recommends no parking be allowed on main feeder roads in attached family area.
Developer would like parking on one side. Parking on one side requires 30' back to back. Developer
asked about parking on both sides. Not in Yorkville.
Dhuse agrees regarding the parking issue. 28' no parking, 30' one side parking. No two-sided parking
allowed. Schoppe feels that parking will be a problem on the north end of the development.
Current standard for street lighting is spaced every 300'. Ornamental lighting detail has not been looked
at yet. Within six months the city is looking at a second(ornamental) lighting standard in our
Subdivision Control Ordinance. Chief Graff thanked them for submitting comments on our Subdivision
Control Ordinance.
Chief asked about spacing of north-south roads on the east side between Route 47 and Dickson Road.
Smith is going to be doing a City Transportation Plan.
Dhuse would like to see the green spaces (eyebrows) owned by association and delineated as such.
Those types of areas require extra maintenance. Those areas are not addressed in our Landscape
Ordinance. Schoppe suggested that they be mounded, have shrubs under 24"high, and trees are okay as
long as kept away from the ends. Ordinance doesn't require them to show plantings. Graff asked the
Developer to show plantings for these areas on the landscape plan.
Dubajic wishes there was more commercial. Keep the retail facing Route 47. Changing the square
footage of the retail center will impact the retailer that will go in there.
Wywrot has distributed his comments. A few need review. Sanitary service is needed to this site.
Work with Deuchler and YBSD.
The radius on the southeast corner is less than 100'; this is a safety issue and is a concern. Wywrot
recommends that the radius be 100' or greater.
Stated the developer needs to touch base with several other jurisdictions. The developer stated they
have touched base with the County. There is an existing 40' ROW on Galena and they have asked for as
part of their plan, 60' half ROW for a total of 120' ROW. The developer shows on the plan a dedication
of 20' ROW on Galena. The state has indicated that,provided our improvements don't necessitate any
additional ROW, the ROW they have is sufficient for their needs and future needs. In regards to the
access points, they have asked for some additional information. Wanted to have outcome on Galena
Road access issue from the County. Plan presented showed the two entrances to the north as full access
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and the one to the south was right in/right out. No traffic study being done here. Access points have left
turn lanes.
Warrants for a traffic signal were discussed. The north entrance is recommended to be a collector road
with standard 80' ROWs, 39' back to back widths and to act as a connection road for Dickson and Ashe.
Collector Road with driveways is not ideal but has been done. Traffic calming to slow traffic vs.
widening a road to collector width was debated. Graff asked the developer to talk to Jim Hoving of
Smith Engineering and get their opinion on the City's Transportation Study regarding access and good
traffic flows from state and county roads.
Public sidewalks are shown only on the interior roads,not out to or on the state routes. Schoppe stated
that there should be a pedestrian corridor along Route 47. Developer stated sidewalks were provided in
residential and to commercial. Different pedestrian options were discussed; paths or sidewalks. No
curb along Route 47, only a roadside ditch or swale. Graff feels that this issue needs policy direction
and internal staff discussion before providing direction on this issue. For the record, our standard shows
sidewalks along public ROWS. Can add this to the variance list. This needs to be used as the
benchmark.
Curb was discussed. Developer asked if this standard was ever wavered from. No, this is our standard.
B6.12. Slice our barrier curb to create a depression for a driveway.
City will be asking the developer to construct a 16"watermain along Galena. Details will need to be
worked out in the development agreement regarding cost. Sanitary stubbed to the east. This may need
to be a little larger and deeper, as well, for the regional plan.
Graff verified that the 50' strip of land along the north and east side of the development is a landscape
buffer. It is additional land not part of the setback.
Wywrot recommended the developer scoot the east driveway on the north road further to the east.
Berming should stop at the park. Check this with the Park Board.
Graff commented that the watermain serving the homes on the north end needs to be an 8"main and
needs to be looped for water quality, fireflows and reliability.
Graff asked Schoppe to compare this plan to our comprehensive plan, current and update draft. It does
not meet the current comprehensive plan. Low density residential is shown. This was discussed at the
November Plan Commission meeting and they indicated that they were comfortable with multifamily at
this location. Graff asked that this be mentioned for the record.
This goes to March 20th Plan Commission meeting, not March 13th. Must be in by March 6th.
Liz D'Anna was introduced to Plan Council and Developers.
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PC 2002-01 Elizabeth Collins -Annexation, Zoning & Concept Plan
This was tabled to April Plan Commission. Wywrot asked for clarification on this project. Petitioner is
asking for annexation agreement on a concept level not preliminary. Schoppe stated that our standards
and their request for variances be listed in the agreement. A weather siren will probably be requested
for this site.
PC 2002-05 Chris Valentine-Annexation & Zoning
Plan Commission is asking for at least delineation of the wetlands on the plan and also asking for
intended use of both parcels. There is a 15 acre parcel located next to Amurol and a one acre parcel,
which is the old lumberyard. This will go to the next Plan Council meeting, if the information requested
is provided. The one acre parcel is not contiguous. Contiguous route is across the street with Horton's
property. Horton has indicated that he will probably annex. It has been explained explicably that no
liquor license will be issued. The Lin's wanted to get going, they own the equipment rental center.
Graff indicated that the city is working with them.
PC 2002-07 RW Development- Rezoning
Werhli is requesting rezoning from duplex to single family residential. Historical perspective is from
Ron Werhli working with the city on the four lots down by the river. He is requesting 75' width lot
lines. He is asking for engineering and discussion with policy makers before he goes any further. He
would like to meet with building and zoning with regards to a comment on how a home can be built on a
75' wide lot. Wywrot suggested leaving the watermain to Prairie Garden in place, and constructing a
public sidewalk to Prairie Garden along the same alignment. This would reduce the number of single
family lots from 11 to 10. Werhli is not interested in that at this time. He would like a presentation
before the Plan Commission and the comment from the policy makers regarding 75' lot widths. A 75'
lot is mainly a setback issue. 7.5' setback minimum on the sides. This issue must be worked out with
the Building Department to work out the type of product that can be built. Graff has instructed Werhli
to meet with Bill Dettmer to work out the details. The benefit is that it goes from 8 duplex lots to 11
single family lots. Density will be lower. Graff advised him that no fees would be waived at this time.
Not required to pay them until directed by City Council due to the negotiations regarding land
acquisition currently involved with him. This is the original zoning of the property. Graff feels the
requested zoning is workable in concept as long as engineering and building &zoning issues are worked
through. Submit engineering showing the water and sewer and how they are being used, so the old,
unused can be abandoned. Graff stated that engineering needs to be submitted without knowing the
decision on the 11 th lot.
Meeting adjourned at 11:34 a.m.
Minutes respectfully submitted by Holly Baker.
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