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Plan Council Minutes 2001 02-01-01 r UNITED CITY OF YORKVILLE Committee Minutes - Plan Council February 1, 2001 Meeting Location: 800 Game Farm Time Convened: 9:33 a.m. Time Adjourned: 12:48 p.m. Attendees: Jim Nanninga - City Administrator Tim Fairfield - B.K.F.P.D. Mike Hitzemann - B.K.F.P.D. Tony Graff- Y.P.D. Joe Wywrot - City Engineer Bill Dettmer - City Building Official Lynn Dubajic - Y.E.D.C. Gary Williams - City Building Insp. Ken Fixler - Tucker Development Tracy Richard - Manhard Consulting Mike Schoppe - Schoppe Design Assoc. Greg Gabel - GBL Ed Joanis - Siebert Engineering Ken Jernberg - Inland Tom Sanderson - Roake Steve Winnike - Manhard Consulting Doug Elmore - Best Western Developer Matt Fiascone - Inland John Donahue - Tucker Development Mark Kurensky - HIC PC 2001-03 Best Western Finals Plan, Landscape Plan & Engineering Wywrot and Schoppe's comments were reviewed. Inland is selling the property and selling the property north and east of this site to Tucker Development for Yorkville Marketplace as fully improved lots. Inland will handle the detention, water and sewer issues. Doug Elmore is responsible for the building and site. Fiascone objects to the city's request for sidewalk on the east side of Route 47. IDOT's plan does show sidewalk south of Route 34 thru town in the ROW. The sidewalk on Landmark to Tucker is ok. Discussion was held about the possibility of Inland covering the city dollar portion to IDOT when IDOT is ready to put it in. Further discussion will need to be held on this topic. The parking spaces shown are 18 1/2' deep. The ones located on the outer perimeter are ok at 18 '/2 but the inner stalls need to be changed to a depth of 20. The private sidewalk adjacent to the parking stalls needs to be increased to 7' wide to allow for car overhang. 1 of 8 Inland agreed to put a fire hydrant on the radius of the curb (without being in the sidewalk). Wywrot suggested that Landmark Drive be reconstructed with storm sewer and traffic. This issue will be discussed with Yorkville Marketplace. Schoppe's comments were reviewed. All were ok. Discussion was held as overviewed below. Inland will take care of the 7' sidewalk adjacent to the parking stalls. The trash enclosure will be moved the suggested 10' east if there is no interference. A possible change in the specified 33' access easement was discussed. The resulting decision was to leave it as 33' and use it as a grass area, not a road. No change made. It was stated that the Building Department approves the signs and the standards for them. The landscape plans are going to reflect the standards outlined in the City's Landscape Plan, not the consent decree. The building height is limited to three stories not to exceed 35' measured from the center line of the roof by the City's Standards. Dettmer stated that as submitted they are ok. Dettmer will review building plans at time of permit as well. This project doesn't require further meetings at this time. It will be reviewed by staff at time of permit submittal. PC 2001-02 Yorkville Business Park, Unit 3 - Final Plat Wywrot's comments were reviewed, discussions highlighted below. The TR-20 drainage analysis for Unit 2 hasn't been reviewed yet. Inland will check the legal description as advised. Wywrot requested starting the acquisition of easements for pond discharge sewer. Dan Kramer will be asked for clarification. Wywrot and Inland have received conflicting information from his office. There is also a question as to the right for easement. Wywrot requested that the sewer be shown, on Unit 3 plans so it can be built once the easements are obtained. A decision was made to meet separately with the city to determine what trigger will be used to determine the installation for the future traffic signal at Rt. 47 & Wheaton Ave. The rectangular basin shown on sheet 3 will be used but any adjustments that may need to be made to the frame elevation will be made with pre-manufactured adjusting rings. 2 of 8 The storm sewer diameters were quickly reviewed. These will be discussed in further depth between Inland and Wywrot in the future. Raymond Drainage District approves the tile outfall and the sewer, then the city maintains it downstream from that point. Since the clay tile pipe here is not functioning at all. Inland wants to replace it with an ADSN12 18" pipe with an ADS coupling at Commercial Drive. Wywrot will check, this will require a change to concrete where it crosses the ROW. Inland was advised that changing the pipe diameter requires Raymond Drainage District approval. Fiascone explained that the lots in this unit are smaller so they can be utilized by a smaller user or combined for a larger user. Lot 15 is sold to Steve from British Connection and Lot 12 & 13 to Quad County Steel who builds spec homes. Wywrot commented that a Rational Method routing results in larger storm sewer diameters. Fiascone will provide a color exhibit to Dettmer and Wywrot. The road connection between Wheaton and Commercial will have no truck signs posted at the end of the industrial area prior to entering the residential. Then through to Corneils Road. This will have a 600' temporary bulb cul-de-sac with a turn around 80' wide. The street lights will be to our standards and sidewalk will be on one side of the street only. PC 2000-03 Yorkville MarketPlace Preliminary & Final Plat/Plan & Landscape Plan Tracy Richard is the Engineer for this project. There is an overview plan and a Phase I plat. The road extension to McHugh Road is not set yet. Anything west to Landmark and north close to the outlots on Route 34 need to have I.D.O.T. specifications. This is the platting of the major user site and road dedication. Phase I extends up to lot 9. The Inland property to the east could go commercial if the commercial on this site goes well. Traffic report draft coming by Monday and has been put forth. The plan needs to have parking lot and street lighting shown. The traffic study will dictate the determination for upgrading/replacing the existing Landmark Drive. Possibly replaced as a whole three lane cross section street to serve Best Western and Tucker. I.D.O.T. has not seen these plans yet. The right in/right out may be a 3 of 8 problem. It may need either/or access. Marketplace Drive should be shifted to the west 10' at Route 34 to create a 10' ROW parkway. Put in depressed curb at Landmark Drive. Richards will do more topography to check the drainage for a possible culvert across Market Place Drive at Route 34 intersection. This will be I.D.O.T.'s call. A 12" watermam should be constructed generally following Landmark Ave. from the existing 12" main to Market Place Dr. then north to 34. All other watermain can be 8". Wywrot suggested that the long hydrants legs have a 8' diameter to improve fire flows. Wywrot explained the connection between 12" and 8" and the location was discussed. The routing will be discussed further between the engineers. Nanninga suggested that the hydrant legs go to 8" too. The sanitary sewer extending north to Outlots "A" and "B" should be 8"; a 10" could be a problem. The flows just don't warrant it. Richard's will check the elevation on this. Maintain the depth. Storm sewer size and location were discussed to avoid a conflict manhole. This will be discussed further. Routing was also discussed. The detention basin release structure should be designed with a multistage release. Offsite detention will be built now. The two basin storage satisfies detention for lots 1-9, Ace, the roads and Best Western, but not the properties around the perimeter or the Price parcel. The Price parcel is not included in this review. The wet pond may need to be lined to maintain the normal water line with such a sandy ground. Borings need to be checked. If a dry pond is chosen for this basin, the high water line, for a dry pond, is set by Ordinance at 4' maximum. Wywrot would like to see something conceptually. The north pond will be dry and the south will be wet. These basins are interconnected with a common pipe. Grading was discussed. There is a slight excess in required detention without including the Price parcel. An additional pond may be phased in as needed. This will be looked at further. If a variance is requested for deviation from the 4', then good justification needs to be shown to establish precedence for the future. The storm sewer along Walnut Street needs to be a 24" pipe to handle when the city redoes Walnut to a curb and gutter street. The city will pay for the increase in pipe size from 21" to 24". 4 of 8 Richard had some things to review from Wywrot's comments. The city's parking lot standards require 10" thickness of stone base, not 8". This is under the non residential standard. This would need to be a variance. The signs shown in the easements need to be moved out. We usually ask for easements around the perimeter of the property. The plat of subdivision will establish these easements. The barricade shown at the end of Landmark will be replaced with signage, reflectors, and permanent posts. They are going to use diamond shape reflectors and a channel posts. Tucker will do this along with a small berm in the back. Add matched sized valves for the water service (b-box). The domestic water needs to be separated from the fire (sprinkler). This should be split right outside the building. Either a hydraulic or pipe schedule system in the buildings. Relook at this with Dettmer to discuss fireflow and fire water mains. Plans show a storm sewer surcharge design. Our ordinance calls for a 10 year full flow system. RCP pipe is required for the city to own and maintain running in or adjacent to right-of-ways. Private running outside these areas with own maintenance can be ADS or other reasonable material. The type of material should be on I.D.O.T.'s approved list. The construction entrance/exit was discussed. A couple of staging areas will be established with tracking on Landmark Dr. before entering Route 47. There will be a temporary entrance put there. Probably will have two points of access. Graff requested that truck traffic route out to Route 34, not Route 47. Requirements and options for lighting stands in the parking lot were discussed. Tucker will provide photo metrics. Ordinance states a 3 foot foot-candles. Tucker planning 5 foot foot-candles. Municipal street lighting requires 1 every 300' and at intersections with concrete poles with arms. Cost is approximately $2000 each installed. Current site with these was directed. Wywrot and Dettmer will review. 5 of 8 We will wait for I.D.O.T. to determine need for deceleration lane and other improvements on 34 and 47. City ordinance requires catch basins at the curb drainage system, not inlet manholes. The drainage should provide for every 300' tributory. Double structures need to be provided if a longer area is present to avoid ponding in sags. Graff asked if Tucker would consider discussing traffic calming (i.e. brick cross walk, pavement change) around the outer perimeter. Stamped asphalt (look like brick) was discussed. Graff will review. Schoppe's comments were reviewed next. Schoppe was just given a copy of the consent decree. Clarification of what is being requested of the city for approval. They are asking for a preliminary site plan approval for the entire 19 acre parcel as part of the PUD and a final site plan for phase 1 construction, consistent with the preliminary overall plan. Schoppe requested a document be submitted in the paperwork identified as Preliminary site plan for the overall parcel. The development agreement will be the PUD Agreement. Make the phase 1 document consistent with the overall parcel plan document, shade the area to make it clear. The building setback line on lots 1, 2, and 3 won't be shown but on 6 & 7 they should. The easements should be marked as well. Show building setback lines on lot 8 on the final plat. The number of loading berths and means of access should be shown on sheet 3 due to this being a final plat. The PUD should address sizing and location, if not on the same lot. Schoppe thinks that when they are added to the sheet there will be some conflict with the parking stalls. That may require some change in the striping of the stalls in the back. The PUD should also pick up variation in lot coverage. A sidewalk connection should be made from the grocery store west when the connection of roads is completed. Inland will sign off as co-owners. Signs were discussed. Dettmer reviewed which locations he approved. There are some variations requested and will be in the PUD agreement. The anchors signs were approved by location and size of signs. Tucker agreed to pull out of the easement area. Two signs were requested on Route 47, Dettmer approved one. The review here does not include any Route 47 frontage property. The pylon sign at Best Western will be for Yorkville Market Place. Best Western will need a 6of8 variance due to dual usage and offsite advertisement. Permit application will trigger need for variance. Dettmer requested it be noted that lot 5 is a separate lot utilized as entrance only. It will be stated in the PUD as access only. An egress easement be over all of lot 5 which precludes building structures. Since these are separate buidable lots, some legal language needs to be stated in the PUD that the parking on lot 8 is locked to the large (90,000 s.f) tenant on lot 9, as a protective measure for the City. Tucker's initial purchase is lots 1-5. City is requesting that as part of phase 1, the roadway connection be made to McHugh Rd. Market Place Drive is acceptable name. Need a Preliminary landscape for overall and a landscape plan specific to phase 1. Any variances approved on the overall plan will be carried through on each phase through the PUD to final. The final plan for each phase should provide more detail. The landscape requirements as perimeter and buffer yard plantings are not met. Tucker will check the numbers and see if they want a variance. Parkway trees must be put on private property, due to the pavement. Ordinance decides total count for parkway trees and supplies setbacks not actual placement. Parking lot islands size and landscaping were discussed. If it has a required tree then it needs to be 10' wide minimum. Schoppe stated that there are three additional islands shown that are not required. Tucker's choice to have a tree in those three or not and the minimum footage is not enforced. Tucker stated they will request a variance on the landscape number required between a parking lot and another commercial use, along the north edge of the parking lot adjacent to lots 6 & 7. There will be fire lanes provided. Police can ticket fire lane and handicap on private property. Due to the concern of blocking visibility with so much landscaping, they may request a variance. 7of8 Graff brought up the fact that the Landscape Ordinance needs to be looked at in the future to state different requirements for wet basins vs. dry. Wet needs to require less because of visibility and clean out. Schoppe agreed. Revisions will be reviewed on a staff level from here. This goes to Plan Commission next. Any Plan Commission comments will be subject to Wywrot, Schoppe and Dettmer's review, as well as IDOT's. Our approval will be made conditional upon state requirements and stipulations. Additional Business None. Meeting adjourned at 12:48 p.m. Minutes respectfully submitted by Holly Baker. pcmmuse 8 of 8