Plan Council Minutes 2002 10-31-02 UNITED CITY OF YORKVILLE
Plan Council Meeting Minutes
October 31, 2002
Convened at 9:33 A.M.
Attendees:
Joe Wywrot—City Engineer Eric Dhuse—Public Works Director
Laura Brown—Park/Recreation Director Harold Martin—Chief of Police
Bill Dettmer—Building &Zoning Lynn Dubajic—YEDC
Tony Graff—City Admin. (arrived at 11:40) Tim Fairfield—BKFPD
Jeff Freeman—EEI John Whitehouse—EEI
Rodger Brown—Inland Gary Weber—GRWA
Gary Taylor—Rathje Woodward Mitch LaFave—Ocean Atlantic
Kevin Biscan—Smith Engineering Kevin Serafin—Cemcon
Chris Lannert—The Lannert Group Matt Fiascone—Inland
MINUTES
Minutes from September 26, 2002 were accepted by consensus as presented.
PC 2002-23 FOX RIVER BLUFFS— 1 1/z MILE REVIEW—INLAND
Overview
This is a 1 '/Z mile review. This subdivision is located on Fox Road where the road jogs
to the north. The Railnet railroad tracks and the future alignment of Eldamain Road run
through it. It also includes Van Cleve Island. The Highway Board approved the
proposed Eldamain Road alignment last week. There is a ravine and wooded area at the
north end. This will be primary open space per the County. The zoning request is for
County RPD 2 which is 1 acre up to 45,000 sq. ft lots. Some lots are greater than 45,000
sq. ft. which the developer and the County are discussing. There are three curb cuts onto
Eldamain Road and one onto Fox Road. There is an emergency access entrance
proposed. There will be buffers along Eldamain Road. The developer is not proposing to
construct Eldamain Road at this time. They are working with the County Highway
Department to coordinate this in the future. Two different colors are used on the plan to
indicate detention. Blue is detention and green is to indicate shallow detention that will
not impact the trees.
CITY PLANNER'S COMMENTS
Mr. Schoppe reviewed his comments (see attached). Items discussed were:
• There was some confusion as to the submittal request due to the County's new
process. Their timeframe and schedule with the County was reviewed; they are
scheduled for preliminary plan approval by the County in January. Final approval
won't be until 4-5 months later. Their final stage is actually our preliminary.
Preliminary engineering was not submitted. There are engineering concerns that
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need to be addressed from these plans for a complete recommendation. Review
comments proceeded and were based on the submittal.
• The Boundary Agreement with Plano does not extend south past the river so this
property is not effected by the agreement.
• The proposed Prairie Parkway corridor is 100' away at the closest point.
• Mr. Schoppe recommended the plan be revised to include and reflect the City's
Estate District lot width and front yard setbacks, 200' and 50' respectively. The
developer stated that the County's standard is contrary to this. The Council
recommends the City's standards.
• Two cul-de-sacs exceed the City's maximum length of 600'.
• The required screening for the lots abutting Fox and Eldamain Roads need to be
added to the landscape plan.
• Laura Brown reviewed the Park Board's recommendation. Identify an area in the
northeast pod for infrastructure trail to connect with the White Oak Trail. The
land cash requirement is for 5.25 acres. A 2-5 acre trailhead park is requested in
the northeast area and a 3-5 additional park was recommended to be set at the east
end of the property by lots 12, 13 and 14 to allow a larger combination park with
the future development of the property to the east.
The maintenance of Van Cleve's island was discussed. It will remain in the current state.
Further details for future maintenance are not worked out yet.
ENGINEERING ISSUES
• Watermain will eventually be across the river. A 12"watermain is available on
the eastern edge of the Boy Scout property at River's Edge. Mr. Wywrot
recommends it be extended out to this development,but would not be required to
be looped across the river. Mr. Fiascone stated that both city water and sewer
were considered but it is not economically feasible.
• Sanitary sewer was discussed. Since this property is not contiguous or in the
FPA, it is recommended that it is served by septic. Ralph Pfister was not
available to attend this meeting.
• The potential for a trail running along the Fox River was shown; Mr. Wywrot
recommends that it be built now as a future connection to the one built in River's
Edge.
• Their engineer is Manhardt, Steve Winnatke.
Internal curb and gutter roads are proposed,not parkway swales. Stormwater quality was
discussed. Swales filter the stormwater prior to it flowing into the river, improving the
quality.
Our ordinance calls for sidewalks on both sides of the streets unless a trail system is
provided. No sidewalks are proposed in the front of the yards,just a trail system thru the
subdivision running north and south. This trail will be maintained by the Association as
will the common areas. The purpose of sidewalks is to connect home to home. An
internal pedestrian system needs to be provided.
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The bike path alignment was discussed. Locations discussed included the north side of
the railroad, along the Eldamain Road corridor and along the Fox River bank. The
County will determine the alignment.
The fire department and Sheriff recommended eliminating the emergency access entrance
being proposed. The police department agreed.
Different road alignments were discussed for the road running east and west that will
become a collector road serving people to the east.
Mr. Dhuse stated that they have already discussed the railroad issues. The Plan Council
recommends updating the signals at the Fox Road railroad crossing to include gates.
The next step is Plan Commission on 11/13/02 with comments.
PC 2002-06 WESTBURY VILLAGE—ANNEXATION, REZONE & PUD—
OCEAN ATLANTIC
Overview
Chris Lannert from The Lannert Group presented the overview. This is the Undesser
property located at the southwest corner of Galena Road and Route 47. The development
is proposed as a PUD of 300 acres with 1098 units. It is mostly annexed;just the
property around the house needs to be annexed (The Undesser home will remain out).
This is a very flat area and the floodplain limits around Rob Roy Creek need verifying.
This is proposed as mixed use, commercial, residential, a townhome loop and apartments.
60-70 acres of open space are proposed. A recreational facility is proposed in the
southern area and is intended to be private,but it could be public. Parking will be high
and dry. Blue lakes are shown in the 100 year flood plain.
CITY PLANNER'S COMMENTS
Mr. Schoppe reviewed his comments. These items included:
• Density clarification on the current annexation agreement from Dan Kramer
regarding the allowable density is needed. The developer stated that they are
moving forward assuming that the density of this development is ok, since they
have not received an answer from Dan Kramer as of yet.
• The floodplain limits are still to be determined but will be shown on the plan
when done.
• The four acres at the corner of Galena and Route 47 are currently owned by the
Forest Preserve. The developer has approached the Preserve in hopes of trading
some land or working out a deal and making that corner commercial. (The four
acres are not included in the overall numbers.) If this comes through, they will
have at least 600' of commercial fronting Route 47.
3
• Density is higher than the comprehensive plan allows for. Density needs to come
down and/or open space needs to go up. Maximum density allowed is 3.5 du/ac
with 25% additional open space provided.
• A preliminary plan needs to be submitted as defined in the City's Ordinance as an
exhibit to the PUD Agreement. At the least,Developmental Standards need to be
created in place of the preliminary plan. This needs to include architectural
standards, setbacks, landscaping, etc. The developer stated when the builder is
determined they will provide them.
• The Park Board's recommendation was reviewed, although no formal action has
been taken on this project yet. They are requesting a 15 acre park, high and dry-
not located within the 100 year floodplain. The indicated baseball fields are not
high and dry. No credit will be given for private facilities or private land. 50%
credit for the trails. Park Board is asking that the developer indicate what is
public vs.private. The tot lots are currently indicated as private, no credit given.
The developer stated that they can not give a 15 acre parcel, especially high and
dry. It was suggested to the developer to research purchasing additional adjacent
parcels in order to fulfill the requirement.
CITY ENGINEER'S COMMENTS
Mr. Wywrot reviewed his comments. These included:
• Jeff Freeman of EEI stated that the Rob Roy Creek floodplain has not been
identified.
• The existing floodplain model established 85-86 acres, a lot of it 6"deep.
• Detention is not determined yet. Should have final numbers within the next two
weeks. It will be sized for a zero release rate primarily proposed within the
floodplain. Compensatory storage should be provided 1 to 1. Mr. Freeman stated
that the detention should not be located in the floodplain. The developer indicated
they will be requesting a variance for this. The developer was asked to submit
detention and compensatory storage to EEI and Joe Wywrot. The Compensatory
Storage Ordinance goes before City Council for approval on 11/5/02. Two
options are being reviewed; one for a 1 '/2 to 1 ratio and the other one allows
modification of the ratio by creating wetlands. With the first one, the developer
can still ask for a variance by providing wetlands and stating what benefit they
provide.
• The developer needs to contact the County Highway Department and IDOT
regarding ROW and access. Corneils Road will be developed as a collector road
and City street. The others will be submitted, too premature at this point.
• Buffers are required on all three frontings.
• Sidewalks need to be provided internally. The trail running along the creek will
replace the one required on Route 47. Sidewalks along Corneils and Galena Road
need to be addressed and a solution determined.
• The main internal road needs to be developed as a collector road. The curve is
good. The medians will be maintained by the Association and will create a right
in, right out situation for some residential driveways. A comment was made
regarding the number of driveways emptying onto that road. This will be
addressed at preliminary stage.
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• A second road needs to be stubbed to the west about 1500 feet south of Galena.
• The meandering of the creek is good,but needs to be submitted to the IDNR for
their approval.
• The watermain to the Galena Tower needs to be in and operational by this time
next year. Fifty lots could tap into this with service lines. This will be
determined this winter.
Mr. Dhuse stated that from a public works perspective, he would like to see more
connecting roads instead of eyebrows and cul-de-sacs. They need 400' width provided
on the bridge connecting the two subdivisions. Infrastructure works better on through
road frontage than in side yards. The City is not responsible for damage to landscape
repairing infrastructure. Fences can also pose a problem.
Mr. Fairfield, BKEMS, stated that one of the cul-de-sacs needs to be elongated in the
northwest corner or Engine 5 would not be able to get through. He agreed with Public
Works and would also prefer to get rid of cul-de-sacs.
Covenants and rezoning language was discussed. Mr. Dettmer stated that the developer
is held responsible for covenant enforcement not the City. The City can only enforce
zoning.
Traffic study information is needed to help the City Council decide on the collector road
issue.
Mr. Lannert stated that density and the requested 15 acre park can not be met on this
project; it's just not an option. If there is a reason why and how this can work politically
for utilities than ok.
This will go on to Plan Commission on November 13th, 2002 for annexation and
zoning.
PC 2002-16 MENARD'S RESIDENTIAL—ANNEXATION, ZONING AND PUD
MENARD
Overview
Kevin Bixler of Smith Engineering was the representative on this project. This proposed
development is located east of Menard's commercial store,west of McHugh Road.
Asking for annexation of an additional parcel lying north up to Kennedy Road and
rezoning of the parcel directly behind the commercial development. It is proposed as a
three parcel residential development including a single family parcel and two single
family attached parcels. They have met with the Park Board, and advised that they
recommend a larger park area be provided south, adjacent to Hamman's land.
5
CITY PLANNER'S COMMENTS
Mr. Schoppe reviewed his comments:
• The comprehensive plan doesn't support the density as drawn. The single family
attached density is too high but his recommendation is that it is not out of line.
The comprehensive plan also mentions minimizing the placement of garages in
facing front.
• He recommends a line of sight study be cone for McHugh and Kennedy Road to
ensure safe sight distances.
• A PUD rezone is based on a preliminary plan submittal not concept. He
recommends if the city is comfortable accepting a concept plan, development
standards be drafted as part of the PUD zoning including architecture, stormwater,
park and landscape standards. This was also recommended for the single family
attached parcels to secure the look, side yard setback and product.
• Mr. Biscan did not think there would be any variances requested on engineering
or zoning.
• It needs to be determined if the road in parcel 2 is going to private. A second
access is needed to parcel 1 and 2. A road stub to the northeast and down to
Hamman's property needs to be indicated.
• The Park Board discussed this development in August. They recommended 12
total acres; five in land and seven in cash. The Board approved the plan as
submitted. Parking was discussed since McHugh Road will be busy. Off street
parking will be provided in the park. Laura Brown recommended relocating the
trail but keeping the park located where it is. Trail placement was discussed,
maybe adding a wrap.
CITY ENGINEER'S COMMENTS
Mr. Wywrot reviewed his comments:
• Regional detention is available on Hamman's site. The developer stated that their
intention is to keep the detention on their own site, although this issue has not
been fully explored. Mr. Graff stated he would recommend it be included in the
regional solution to allow more open space.
• There should be 400' clearance between intersections along Kennedy Road since
Kennedy will be a major collector road. The north/south road at the east0 end of
Parcel three needs to be shifted west.
• The safety study for Kennedy road was discussed as to how this development
would respond to it. Options including bringing Kennedy Road south into the
development,multiple stop signs, decrease speed to 35 mph and eliminating the
curve on Kennedy as much as possible. The developer was asked to identify their
proposed solution to Kennedy curve in the PUD. The transportation study
recommended Kennedy be improved to four lanes.
This will go on to Plan Commission on November 13th for a Public Hearing on
Annexation and Zoning.
6
PC2002-24 YORK-VILLE SENIOR APARTMENTS- CONCEPT, AMENDMENT
TO ANNEXATION AGREEMENT
Overview
This is the Halbesma parcel located in the southeast corner vicinity of Routes 47 & 71. It
is a landlocked parcel that backs up to Fox Highlands' St. Joseph's Way and has
commercially zoned property to the west property line that abuts Route 47. Mr. Graff
spoke of this product's uniqueness. Plan Commission provides feedback to the City
Council on changes being requested in an agreement. This is currently zoned R3, no
PUD.
The request is for amendments to the current agreement. The requested amendments are
one car garages, not two, roof pitch and the amount of brick used on the buildings.
They want to have a 1.25 to 1/unit ratio on garages not two per unit. Single car detached
garages.
All else complies with the R3 standards.
Concerns are placement of the detached garages and placement of the uncovered parking.
The roads will be private but public through the commercial frontage on Route 47.
The changes to the agreement need to be attached to this plan. If the plan leaves, the
amendment to the agreement also leaves.
Plan Council recommends a site plan showing placement of the garages and uncovered
parking as an exhibit tied to the amendment. No exemption recommended on the parking
for the manager's residence. Recommend writing in that they build the road connection
to the east.
This goes on to Plan Commission November 13th, 2002 for a Public Hearing on an
amendment to the annexation agreement.
ADDITIONAL BUSINESS
Menards has not responded, as of yet, to the Fire Department's request for a site.
MPI Meeting Mondays at 10 am, except the next two. Next meeting will be Tuesday,
11/12/02.
Meeting Adjourned at 12:05 p.m.
Minutes submitted by Holly Baker.
7
Schop,pe Des�qn Associates
Landscape Architecture and Land Planning
430 W. Downer Place Ph. (630) 896-2501
Aurora, IL 60506 Fax (630)896-3228
October.10,2002
MEMORANDUM
To: Tony Graff,City Administrator
From: Mike Schoppe, Schoppe Design Associates
Re: Fnx River Bluff
We have reviewed the Site Plan and the General Landscape Plan dated 8/5/02,prepared by Gary Weber Associates,
Inc. and provide the following comments:
1. It is our understanding of the letter from Gary Wcber dated August 5"'.that the petitioner is requesting final
plan approval, Therefore, the plans need to be revised to include the information required in the final plan
checklist.as outlined in the City's subdivision ordinance.
2. Does any of this property fall on the Plano side of the boundary agreement line?
3. The location of the proposed Prairie Parkway corridor should be referenced on the site plan.
4, The Comprehensive Plan does not extend far enough west to include this property,
5. The required lot sire in the City's Estate District is one acre. It appears that all lots comply. The minimum
lot width and front yard setback in this district are 200' and 50' respectively. The plan should be revised to
reflect these two standards.
6. The two cul-de-sacs, in the area of lots 113 thw 120 and lots i thru 6, exceed the City's maximum length of
600'
7. The Park Board reviewed this plan on October 28'x'. Per their recommendation. a 2 acre trailhead park
should be located in the area of lots 3A,and 5. A 3 acre neighborhood park should be located along the
east property line in the area of lots 12, 13,and 14.
8. The required screening for the lots backing up to Fox Road and F,Idamain Road needs to he added to the
landscape plans.
We look forward to discussing these comments with you at the October 31"Plan Council meeting.
MEMO
To: Tony Graff, City Administrato
From: Joe Wywrot, City Engineer \
Subject: Fox River Bluffs—Concept Play,
Date: October 3, 2002
I have reviewed the concept plan for the referenced development, received on 9/30/02, and
have the following comments:
• It appears that all the items required in our subdivision ordinance for concept plans
have been provided.
• The water quality in this area may be poor. Has the developer considered connecting
to the city water system?
• The YBSD regional interceptor plan calls for extension of the Fox Road interceptor to
this area. Has the developer considered connecting to that interceptor? This property
is outside the FPA, and is not contiguous to it.
• Sidewalks are not required in estate residential developments provided that a trail
system is constructed that abuts every lot. There appears to be a sidewalk down the
center of the north-south boulevard road, but nowhere else. Sidewalk should be
constructed along the Fox Road frontage for eventual extension into town.
• The trail along the Fox River should be constructed as part of the development.
• What type of railroad pedestrian crossing is proposed in the vicinity of Lots 29-30
and 42-43?
• Are there any provisions for recreational parks in this isolated development?
• There are six areas shown that may be detention basins. What type of stormwater
management is proposed?
• Should a landscape strip be called for along the railroad tracks, or do the large lots
provide enough buffering?
• Since the roadways north of the tracks may never have access to a railroad crossing
other than Fox Road and Poplar Drive(a distance of over 1.5 miles), there should be a
collector road constructed north of and parallel to the tracks.
• With more traffic on Fox Road, the railroad crossing signals may need to be
upgraded.
If you have questions regarding any of these items, please see me.
Cc: Mike Schoppe, Schoppe Design Associates, Inc.
10/31/2002 08:09 6308963228 SCHOPPE DESIGN PAGE 02
Scfwppe Design Assoc fates
Landscape Architecture and Land Planning
430 W, Downer Place Ph. (630)896-2501
Aurora, IL 60506 Fax (630) 896-3228
Octnbcr 10. 2002
MFM.ORANALIM
To: Tony Graff-,City Advainistrator
From: Mike Schoppe, Schoppe Dcsign nssociate5
RE: Westbury Villavc
Wu hxvc reviewed the General Development Plan dated July 31, 2002, last revised 10/18/02 told provide the
following commcnts;
I. The exiSUng annexation agreement needs to be interpreted to clarify the number of residential units
,Mowed by the a.grcemcnt..
2. Km;the floodpl.iin study been completcd? LCso the 100-year flondploin line needs to be Shown on the
plan.
3. The coinp.rel►cnsive plan calls for two conumrcial pods to be located on this property. One at tlhe
Galena Road/Rou.tc 47 intersection and flit Second being at the Corncils Road/Route 47 intersection.
The c►.trrent plan proposes only on commercial ATCO Rt.the G<►lena R.oad/Routc 47 intersection, The
plan Commissicn recom.nhended during their concept review meeting on May 8"',die second
commercial <vca.to Comeils Road be ineh.id.ed in the plan,
4. The comprehensive plan identifies the residcrttial area,of the property to be Transillonal Ncigthborhood..
Tire plan mils fora maximum density of 3,5 du/ac with 25%additional open space. The phut proposes
an overall residentit►.1 density o:f ttpproxi.m.atc►y 4 du/ac with only 25%open space. The density wni ld
need to be lowered and the open spites would need to increase in order to comply with die
comprehensive plan.
.1. The density of pods 3,8.5 and 7 would need to decrease in order to comply with the Conhprehensivc
Plan.
ti. The park board requested at their October 2$`h meeting that a 15-nerc park be provided. None of the 15
acres is to be w.itJtin the 100-year[loodplain.
7, Pods 3 and 5 will►recd to h;3vc two points of acme provided into cacti pod.
We look rohtivard to discussing these comments with you in the October 31"Plan council mccling.
MEMO
To: Tony Graff, City Administrator \
From: Joe Wywrot, City Engineer V
Subject: Westbury Village— General Development lan
Date: October 30, 2002
I have reviewed the referenced plan dated 10/18/02 and have the following comments:
• Have MOT and Kendall County reviewed the plan to review the proposed access
points and determine what improvements they will require along Route 47 and
Galena Road such as turn bays and traffic signals?
• Corneils Road will require reconstruction as a collector road, similar to the work on
Faxon Road that was completed recently.
• What types of buffers are proposed along Route 47, Galena, and Corneils for the
proposed residential properties?
• Ordinance requires sidewalk along all frontages with public roads. Will we require
this for Galena, Route 47, and Comeils?
• The main road through the northern portion of the development should be constructed
as a collector road. While the landscape medians that occur occasionally would have
a traffic calming effect, some of they will limit access to several residential lots.
• Two stub roads should be provided to the west. The first would be about 600 feet
north of Corneils, and the second would be about 1500 feet south of Galena.
• The proposed meandering of Rob Roy Creek is a good idea. The new alignment will
need to be reviewed by IDNR.
• The floodplain and floodway limits of the existing and proposed creek should be
shown.
• Compensatory storage will be required for any filling of the floodplain. This may
affect some of the plan.
• The issue of stormwater detention will be addressed when the preliminary plan is
submitted.
• Has the Park Board reviewed this plan? Some of the smaller parks are shown in
cul-de-sac islands or relatively inaccessible areas.
• The Rob Roy Creek Interceptor sewer will need to be constructed through this
development. YBSD typically requires a 30' exclusive easement for their sewers.
Deuchler is currently reviewing the Westbury Village plan to determine the sewer
alignment. At this time it appears that the alignment will be along the west property
line from Corneils to Rob Roy Creek, then along the creek to Route 47, then north
along Route 47. It appears that some modification will be needed in Areas 3 and 6 to
accommodate the easement. The same may apply to Area 7 unless an easement can
be obtained from the unincorporated property to the west.
• We need to determine an alignment for the 16" watermain to the north tower soon.
This watermain needs to be under construction by next summer, therefore we
shouldn't plan on it looping through the subdivision. We will need a dedicated
easement along the north side of Corneils and west side of Route 47 from Corneils to
a point about 800 feet south of Galena. Easement documents for that alignment have
been forwarded to Ocean Atlantic. No response yet.
This plan is scheduled for review at the Plan Council meeting of October 31, 2002.
Cc: Mike Schoppe, Schoppe Design Associates, Inc.
• We need to determine an alignment for the 16" watermain to the north tower soon.
This watermain needs to be under construction by next summer, therefore we
shouldn't plan on it looping through the subdivision. We will need a dedicated
easement along the north side of Corneils and west side of Route 47 from Corneils to
a point about 800 feet south of Galena. Easement documents for that alignment have
been forwarded to Ocean Atlantic. No response yet.
This plan is scheduled for review at the Plan Council meeting of October 31, 2002.
Cc: Mike Schoppe, Schoppe Design Associates, Inc.
`10/31/2002 10:06 6308963228 SCHOPPE DESIGN PAGE 01
Schoppe (De n Associates
Landscape Architecture and Land Planning
430 W.Downer Place Ph. (630)896-2501
Fax(630)895-3228
Aurora,IL 60508
October 31,2002
MEMORANDUM
To: Tony Graff,City Administrator
From: Mike Schoppe, Schoppe Design Associates
Re: Menard's Residential
We have reviewed the Conceptual Lotting and Site Plan dated October 4,2002 and provide the Following comments.
I. The comprehensive plan calls for this area to be Transitional Neighborhood with a maximum density of 3.5 du/ac.
with 25%additional open space. The proposed towtlhornc density is 4.25 du/ac. with no additional open space.
The density does comply with the R-3 density standard. We need to discuss the application of the comprehensive
plan standards to this property,
2. A line of sight study needs to be done for the McHugh Road/Kennedy Road intersection to inquire safe sight
distances.
3. The P.U.D. Ordinance requires submittal of a. preliminary plan, If the City is comfortable with accepting a
concept plan in lieu of the preliminary plan, we recommend that design standards be developed as part of,the
P.U.D.zoning which address such issues as architecture,stormwatcr,park and landscape standards,
y. A road stub needs to be provided to the property to the northeast.
5. It appears that privnte streets arc being considered in the town homes. This needs to be clarified.
6. A second access point to parcel 2 will be required.
7. Has the Park Board made a recommendation on this concept?
We look forward to discussing these comments with you at the October 31"Plan Council meeting.
Page 1 of 1
MEMO
To: Tony Graff, City Administrat r
From: Joe Wywrot, City Engineer U
Subject: Menards—Residential Conce Ian
Date: October 30, 2002
I have reviewed the Concept Plan for the referenced development, dated 10/4/02, and have
the following comments:
• The development consists of a mix of single-family and single-family attached. The
Comprehensive Plan calls for this area to be developed as a transitional neighborhood
with a gross density of 2.25-3.50 dwelling units per acre. While the single-family
attached area exceeds this range, the overall density is 3.11.
• Single-family-attached areas in transitional neighborhoods are supposed to have
significant setbacks between individual units, with most garages not facing the street.
The proposed design does not have these features.
• Transitional neighborhoods are supposed to have significant, usable open space
corridors. While the single-family-attached area has these, the single-family-detached
area has none. Adding open space in that area will also allow for stormwater quality
enhancements, which is especially important being so close to Blackberry Creek.
• The multi-family neighborhood consists of about 114 homes, but has only one access
point. A second access should be shown to the next neighborhood to the north.
• The 7-acre park is adjacent to a busy collector road. It also abuts a future commercial
area on the Hamman property, which will limit the possibility of expansion.
• Consider adding a stub road to the east in the general vicinity of the cul-de-sac, about
1000 feet from Kennedy Road.
• The eastern entrance to the sin
gie-family area is about 150 feet from Christy Lane.
With Kennedy Road being a major collector (> 2500 ADT), our ordinance requires
this distance to be at least 400 feet.
• Do we want McHugh Road to extend to Kennedy as a concrete roadway?
• With the increase in traffic on Kennedy Road, must address the safety concerns at the
curve on Kennedy. The safety study recommended either lengthening the curve
(which requires ROW acquisition on the north side of the road), or curving Kennedy
to the south to tie into McHugh Road. The section of Kennedy from McHugh to
Route 47 would connect to this new roadway in a "Tee" configuration (see
attachment).
• The development has a total of 1400 PE. The temporary lift station serving the
Menard and Hamman properties can currently pump 500 PE, and can be expanded to
a maximum of 1250 PE.
If you have questions concerning any of these items, please see me.
Cc: Mike Schoppe, Schoppe Design Associates, Inc.
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