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Plan Council Minutes 2002 09-12-02 UNITED CITY OF YORKVILLE Committee Minutes - Plan Council September 12, 2002 Meeting Location: 800 Game Farm Time Convened: 9:37 a.m. Time Adjourned: 10:50 a.m. Attendees: Tony Graff- City Administrator Joe Wywrot - City Engineer Mike Schoppe - Schoppe Design Wally Ahrens - BKFPD EMS Tim Fairfield - BKFPD EMS Lynn Dubajic - YEDC Harold Martin - Police Dept. Jorge Boada - AlanDale Dirk Gunderson - AlanDale Chad Gunderson - AlanDale Eric Dhuse - Public Works Minutes were accepted by consensus as presented from August 1, 2002. PC 2002-12 Kylan's Ridge - Annexation, Zoning & Preliminary Plan This subdivision is asking for annexation, zoning and preliminary plan approval. This is being proposed as a R2 zoned subdivision with 134 total lots. Nine parcels will be set aside for open space. Three of the nine will be dedicated to the city and one will be private through the homeowner's association. Schoppe reviewed his comments. (See attached) Extensive discussion was held regarding comment number two, making High Ridge Lane a collector street. Wywrot indicated that he spoke with Schoppe and Smith Engineering (Transportation Plan Engineers) regarding this. All agreed a collector street is needed to connect Faxon Rd. to Route 34 and this location makes logical sense. Half way between Beecher and Cannonball Trail. The street would run basically parallel to Cannonball Trail without crossing the railroad tracks. Due to the City's standards, the increase in right-of-way required will be an additional 14'. Driveway locations on that road would need to be minimized. Wywrot would recommend to accept a few. Gundersons are disappointed that their phone calls were not returned regarding this issue. They are not excited about a collector street running thru the middle of a residential neighborhood. They do not agree that it would be the best thing for the City. There are two outlets already. This is not a cost issue but one of marketability. Posting signs for no truck traffic were discussed, but it was felt that this would not be effective if it was an easier less congested route, it would be opted for by truck drivers. Discussion was held Page 1 of 3 regarding if Beecher Road to the west and Cannonball Trail to the east would be more likely to be used than this street. A traffic study was discussed, as well. Wywrot stated that they can do one if they think it is necessary but the city will only take the results into consideration, it will not dictate the decision. Gundersons do not want to do a traffic study. They just feel it is not the best thing to do for the subdivision, city or anyone else. Division along a boundary or separating single from multi family would be different. Not thru the middle of a neighborhood. Wywrot stated that maybe moving that road to the western edge of the subdivision was the best idea. This issue is unresolved and open to the Plan Commission recommendation. Gunderson stated that he will accept the recommendation that is made, but he will not agree with it. The flood line in relation to the property was discussed. Boada checked on it and assured us it is not in the flood plain. The flood plain is at 641 and the houses are at 642. Wywrot stated that EEI's numbers will have to be used and they have not been determined yet. Boada stated that the 100 year flood plain will be used and, if need be, they will shift the detention to the south to keep the outflow out of the flood plain. This situation is workable. Setback lines are already shown on the plan. Land Cash requirement is ok. Three parcels located on the south edge fulfill the land requirement. Cash is the remainder. It is a 60/40 split with land/cash. They should be labeled on the plan as `dedicated to the City of Yorkville'. The landscape plan is completed just not submitted yet. Developer will submit it. The landscape requirement around the detention area was discussed. Landscaping is only required if located in the front or side yard. No requirement on lot. Gunderson stated they may do some landscaping any way. Show any plantings on the plan itself. Schoppe recommends plan approval if fulfilling comments. Wywrot's comments were reviewed next. Preliminary discussions have been held with the Yabsleys. Gundersons stated a very generous offer had been made to them for the right-of-way. Kramer has stated that stormsewer is roadway construction. Watermain would be the only issue. Wywrot recommended leaving it as shown on the preliminary plan dated 8/16/02. Page 2 of 3 The field tile study will be ordered. Requesting a 12" watermain along High Ridge. Recapture would be possible off the sides of the main. Faxon Road could produce a 50% recapture of the oversizing cost for the north side. High Ridge Road would not (due to the developer being located on both sides of the main). The depression area was discussed. It is being figured to allow for Yabsley's property, that storage is not required. Wywrot will review the detention basin sizing numbers. The parallel storm sewers along the eastern property line were discussed. These are back to back storm sewers running in opposite directions. Discussion was held regarding massaging the grade to move the break point back, letting the rear yard of one to the other. Gundersons did not have a preference just asked Wywrot to make a recommendation. They would follow it. Gundersons stated that they will be putting the park in very soon in the development because it helps with marketability. Park Board has not asked for any special landscaping or paving of trails,just graded and grassed. Gundersons are intending to utilize some private land for recreational private use, soccer practice field. Sidewalk configuration at the corners was discussed. It will be the same as Kylans - angled. Show the temporary turnarounds on the plan. The street name Canyon needs to be checked with Kencom. Informed developer of change in engineering fees and school transition fee. Recommendation of Plan Council is to approve the preliminary plan subject to Schoppe's and Wywrot's comments dated September 6, 2002. Meeting adjourned at 10:50 p.m. Minutes respectfully submitted by Holly Baker. Page 3 of 3 09106,'2002 03: 15 6308963225 SCHOPPE DESIGN rAUL e1 Sc Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896-2501 Aurora, IL 60606 Fax (630) 896-3228 September 6,2002 MEMORANDUM To: Tony Graff City Administrator From: Mike Schoppe, Schoppe Design associates RE: Kylyn's Ridge We have reviewed the Preliminary Plan for Kylyn's Ridge prepared by J. Boade Associates dated August 16,2002 and provide the following comments. General I. The Preliminary Plan is similar to the Concept Plan,that was presented last April. The residential land use and densities are consistent with the Comprehensive Plan, Preliminary Plat 2. A collector street system that connects Faxon Road to Route 34 should be developed. A portion of this will need to go thru this site and would logically be High Ridgc Lane, Therefore, High Ridge Lane should be designed to collector road standards. It needs to be confirmed that the flood plain of Rob Ray Creek does not extend into the detention basin, 4 The building set back lines need to be labeled. 5. Based on the Cities Land Cash ordinance the park requirement for the proposed 134 homes is 5.02 acres. The Park Board reviewed the concept plan for this project earlier this year. The park sites shown are consistent with the Park Board comments and our earlier recommendations, 6, The 1.52 AC park,the 0.46 park, and the 0.57 AC park, all of which are located along the south property, should be labeled with separate lot numbers and should include the note"to be dedicated to City of Yorkville". We recommend that the balance of the open space areas be owned and maintained by the developer or home owners association. 7. A landscape plan illustrating plantings for street trees.rear yards along Faxon Road detention basins and the entry needs to be prepared and submitted for review. We look forward to reviewing these comments with you at the September 12''' Planning Council meeting. CC: Joe Wyrot, City Engineer MEMO To: Tony Graff, City Administra or From: Toe Wywrot, City Engineer � W. Subject: Kylyn's Ridge Subdivision—Prelimi ary Plan Review Date: September 6, 2002 I have reviewed the proposed preliminary plan for the referenced development, received on 8/16/02, and have the following comments: General • A preliminary landscape plan is required for Mike Schoppe to review. • The issue regarding ROW dedication from Mr. &Mrs. Yabsley needs to be resolved_ We also need to determine if we want to have ROW dedicated from Canyon Trail to the Yabsley property. • Recapture is due to the city of the Cannonball Trail watermain and sanitary sewer. • Need a field the study. • Need the USDA Land Use Report. • I understand that the Park Board has agreed to give land-cash credit for the 1.52-acre land donation at the SE corner of the development, as well as the 1.03-acre linear park along the south property line. Have they asked for a trail to be constructed along the linear park?Are any of these areas to be landscaped with something other than grass? • The engineering review fee of 1.25% will apply. We should get a deposit for the approximate amount, which can be finalized when the engineer's estimate is approved. Assuming 134 lots and an average infrastructure cost of$15,000/lot, the fee will be about$25,000. Water • Delete the note regarding watermain sizing. Replace it with a note stating that watermain sizing, valve locations, and hydrant locations will be determined during final plan design. • We should consider having a 12"watermain extended along High Ridge Road. Sant • Walter E.:Deuchler Associates needs to review the plan regarding sanitary sewers. • We may want the lift station to be located more toward the NW corner of the development to make eventual connection to the Faxon Road pump station easier. The forcemain could be located along the linear park. • We need to determine what contribution this development should make towards the Rob Roy Creek Interceptor project. • Sanitary manholes should have a maximum spacing of about 300 feet. There are several locations (near Lots 31, 28,67, 82,and 87)where changes need to be made. r Storm • Revise the note regarding existing floodplains to say that it is under study. • Once we get the results of the Rob Roy Creek floodplain study, we will be able to determine if the NW pond can stay where it's shown or be moved to the southeast. • We need to determine what contribution this development should make towards the Rob Roy Creek Floodplain Study. • Add a note that storm sewer sizing and drain locations will be finalized during final plan design. • Add a note stating that the storm.sewer outfall will be extended to Rob Roy Creek • It appears that all three ponds are proposed to be dry. Is this correct? • I haven't reviewed the detention basin sizing yet because my computer is down. I will try to have that review complete before the Plan Commission meets. • There are two depressional areas that are proposed to be filled. One is at the NE basin,and the other is along Canyon Trail near lots 115-121. The volume of these areas needs to be added to the required volume of the detention basins. • The eastern property line of the development shows a storm sewer running to the north, and an existing parallel storm sewer a few feet away in Cannonball Estates running to the south. I suggest that we eliminate the proposed northbound sewer,and replace it with a sewer on the west side of Canyon Trail along Lots 107-111. That new sewer will then let us eliminate a rear yard sewer for those same lots. The sump service for Lots 113-120 would connect to the Cannonball Estates sewer. While a small area of Kylyn's Ridge would flow to the Cannonball Estates pond,I feel that it is not significant enough to warrant construction of the second rear yard storm sewer. The plan shows a set of curb drains on Western Lane near Lot 113,but this is a high point, and it should be possible to eliminate them or at least relocate them to the Canyon Trail/Westem intersection. • The plan shows the outfall sewer from the central pond going north along High Ridge to Faxon Road. I suggest that the outfall run to the northeast from the private tot-lot and out to Faxon along the west side of the NE pond. This will reduce the total length of storm sewer. The outfall to the NE pond could be moved to the east if there are any conflicts with the relocated sewer. Streets • The typical sections need to be expanded to show pavement thickness, curb type, and pavement fabric. • High Ridge Road should be a collector road. Smith Engineering and Mike Schoppe both concur that there should be a collector road to Faxon somewhere between Cannonball Trail and Beecher Road, which are about one mile apart. High Ridge is near the mid-point of that section of road. • Show a public sidewalk along the south side of Faxon Road west of High Ridge Lane. • Add a note stating that the south parkway of Faxon Road from Alan Dale Lane to the NE pond will be regraded and landscaped. • Turn-arounds should be shown at the two temporary dead-end roads. • Additional sections of sidewalk need to be shown at the intersections of High Ridge/Iroquois, High Ridge/White Planes,and Western/Canyon. . • The streetlight layout is incomplete and needs to be revised in areas. In general, streetlights should be located at intersections,dead-ends,and at intervals no greater than 300 feet along the roadway. The lights should be on the opposite side of the street from the watermain. A longer light spacing along Faxon Road would probably be OK. • At intersections,the plan shows sidewalk extending to the curb at an angle, with only one section of walk extending to the curb at each comer. In the past we have used this alignment and the more traditional straight extensions,with two walks extending to the curb at each corner. Do we have a preference? This plan is scheduled for review at Plan Council on September 12,2002. If you have any questions regarding these items,please see me. Cc: George Boada,J. Boada Associates, Inc. Mike Schoppe, Schoppe Design Associates, Inc.