Plan Council Minutes 2001 03-22-01 i
UNITED CITY OF YORKVILLE
Committee Minutes - Plan Council
March 22, 2001 Meeting Location: 800 Game Farm
Time Convened: 9:40 a.m.
Time Adjourned: 12:38 p.m.
Attendees:
Jim Nanninga - City Administrator Tim Fairfield - B.K.F.P.D.
Scott McCarty - B.K.F.P.D. Tony Graff- Y.P.D.
Joe Wywrot - City Engineer Bill Dettmer - City Building Official
J.T. Johnson - Public Works Director Mike Schoppe - Schoppe Design
Ralph Pfister - Y.B.S.D. Lynn Dubajic - YEDC
Tom Grant - Fox River Estates & Prairie Gardens
Gregg Gabel - Bristol Club Richard Stancill - Windham Homes
Carol Ultsch- Windham Homes Sheri Kosmos - Fox River Estates
Frank Willman - Cannonball Trail Plaza
Bristol Club - Concept Plan Review
This development is planned for the southwest corner of Galena and Cannonball,
immediately north of Bristol to be developed by Lacom, Inc. out of Aurora. It is
planned to be a 109 acre development in the County. This is designed to meet the
new County Ordinance requirements that promote clustering with large open space.
Immediately south and adjacent to this property is a parcel with a preannexation
agreement with the City. Gabel saw this in Wywrot's comments but there are some
things that bother him about the comments regarding that parcel. It will need to be
worked through. Inland owns this parcel. This is within the 11/2 mile planning area.
It will consist of 45 lots 45,000 s.f or more and a two acre commercial piece. Soils
are an issue here. They have hired a soil scientist to inspect for septic and structure
issues. The full submittal was not received. Most of Wywrot's comments are
already corrected on the missing submittal.
40% open space has been established on this project. 8-9 acres is wetlands and it
includes a trail system instead of sidewalks. They are contemplating the trail system
to tie into future systems which will give each lot access to the trails. The trail
placement was discussed because the ordinance requires the trail be contiguous to
each lot on both sides of the street or along the back, not just on one side. There is
a 50' landscape buffer along Cannonball Trail and the street will have curb and
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gutter to keep it upscale. The houses will be $500,000 to $1,000,000. Road
alignment was discussed due to a pre-annexation/concept plan of the adjacent
parcel. Gabel would like a copy of the plan to review. Wywrot supplied a copy of
the Oliver/Niles print to Gabel and Schoppe. Nanninga stated that he would like to
see this in the City Limits. It is also adjacent to another parcel that they in current
annexation discussions with and if they come in, it would make both pieces
contiguous.
The right-of-way is ok. 28' back to back road with curb and gutter for estate
zoning. Wywrot had a different submittal. Schoppe stated that if it should come
into the City then we should require a park. There would be no credit for the open
space unless it is an active park (high and dry). Gabel stated that they will give a
park. There is no commercial shown on the Comprehensive Plan for the corner. An
argument could be made in the future. Schoppe suggests the City modify the
Comprehensive Plan to show two or possibly more acres of commercial in that area.
Nanninga will ask Tonelli to give his input as well. Roadway dedication 50' to
property and 100' ROW on Cannonball Trail. Cannonball Trail is a County
Highway. We're not sure who owns Galena, but the same ROW was given.
Schoppe gave some modifications to Gabel on the views of the open space.
Graff asked that the minutes reflect that he can't comment due not receiving a copy
of the plan for review prior to this meeting. The Police have no comments at this
time. They will review and advise Jim Nanninga at a later date prior to Plan
Commission, then this project can go forward. Traffic calming may be needed on
the east/west road with markings, road width and/or islands creating a boulevard.
Wywrot's comments were reviewed. The roadway alignments will need to be
reviewed. Gabel will look at this and get a copy to Wywrot and Schoppe. The
consensus was to request a preannexation agreement on this development due to
pending contiguity.
It was consensus to send this onto the April Plan Commission with comments. Not
a second Plan Council meeting.
PC 2000-01 -Prairie Gardens
Final Plat
Windham Homes is taking over this entire project. Richard Scheffrahn is presenting
for Windham. This is the same plan as before. City Council has approved a
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preliminary plan for this development. This submittal is for the final plat. I.D.O.T.
got their comments to Windham just yesterday. Their comments were quickly
reviewed which included a request for a warranty deed for a small piece, no request
for additional right-of-way on Route 47 and some radii to be angled. Windham has
not received comments back from the YBSD.
The depth of the detention basin was discussed. There are two separate ponds
hydraulically linked together. When they refigured their recalculations the
vegetation setback requirements and impervious surface in the commercial area was
decreased resulting in the detention requirements decreasing. Due to that, they have
raised the bottom of the ponds but are still in slight excess of the 4' maximum depth
the ordinance calls for. Wywrot suggested the Plan Council ask for a
recommendation from the Plan Commission on this issue.
They don't have any direction for the commercial user yet. So they have not figured
out the detention for that section. The original intention was to have some detention
in the commercial area. Pushing the berm down now will allow them to back
calculate the number of acre-feet required in the commercial area.
Questions were raised as to whether the Development Agreement had been signed.
A copy was obtained fi7om the Deputy Clerk. It has been signed and was recorded
on December 6th 2000.
A deceleration lane was requested by IDOT. Windham will be putting in the lane
but there was no timeline stated. Engineering and road width for the commercial
section was reviewed. It will be a 39' three lane cross section road that will go
down to a 30' road in the residential and then stub to the south to Morrisey's
property, but not stub to the north. A connection to Greenbriar with the pedestrian
trail, was not being encouraged due to the use of the property as a senior
development. They are maintaining the original design of an independent trail
system.
The zoning and requirement of it were discussed. Kramer will be contacted for
clarification on this issue.
Park credit was discussed in some detail. The intent stated by the developer is to
provide an easement for the trail if it were to connect to other trails. However, if the
trail is independent to this development it will be covered under the homeowner's
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association. The park requirement is being met with credit given for the trail and the
value of the land 15' wide with the additional coming in as cash in lieu.
Final engineering has not been approved yet. Schoppe stated that grading is an
issue along the west side of the property by the trees that are to be saved. The cut
must be kept 15' from the tree line to avoid killing the trees and maintaining the
landscaping credit. Scheffrahn stated they are planning the cut at 20' and the trail to
be at 10'. Schoppe requested that this be reflected on the engineering plans. A tree
survey of the larger trees is needed. Many of the smaller trees will be removed, so
there was no reason to show them on the plan. The landscape plan is fine. The
agreement states that credit will be given for a 1" diameter or larger tree. The only
changes are to move the trail and that the parking lot needs a continuous hedge
around it to screen the head lights from the residents.
Graff asked for clarification on the traffic calming comment made in the review
memo of Leonard Dreas Engineering. Several techniques were proposed for traffic
calming. The City did not concur with the technique of a 28' back-to-back road.
Other techniques were discussed.
Graff asked about the Community Center/Office. This has not been determined.
Schoppe asked about the fencing issue. It states in the Agreement on page 9,
section i that `privacy fencing will be placed along the southerly boundary north of
Dan Drive in the R3 general district.' Dan Drive is the main road in from Route 47.
The maximum height of a fence in our ordinance is 6'. Type of fence was discussed
as well. It needs to be a solid fence to stop flying golf balls. Schoppe
recommended this issue be clarified with Dan Kramer for his intent of including this
statement and that it then be reflected on the engineering plans. Liability of this was
also discussed.
Further progression of this development plan was discussed due to the unavailability
of comments from the Y.B.S.D. Pfister stated they don't do a review until the land
is annexed to the District. Once it is annexed, they will review it and comment.
Pfister didn't know what stage the annexation was in. The Sanitary District has
approved the annexation agreement but no check has been paid. The downstream
sewer flow seems ok, but no analysis has been done yet. When the analysis was
done for Fox Highlands there was capacity reserved for the frontage on Route 47.
Wywrot doesn't think there will be a problem with capacity to this site. The siphon
can handle the PE.
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They are anticipating starting this project as soon as possible.
Scheffrahn will get revised plans to Wywrot next week for review prior to the next
meeting on their schedule. After much discussion, it was determined to forward this
to the April 11th Plan Commission meeting.
PC 2001-05 Fox River Estates
Final Plat Unit 1 and Engineering for Entire Parcel
This review does not include the storm sewer analysis. Unit 1 includes the lots on
Poplar Drive and everything north of the railroad tracks except the court. There is
an emergency access road to the west, per the Plan Commission's request.
Schoppe was concerned that the full end loop of Stony Creek Drive at the north end
was all included in phase one for emergency turn around purposes. Lots 16-78 in
the small loop on the extreme northeast corner is included in phase one, but the
large loop is not included. The court and the smaller loop on the southeast down to
the tracks is not included. All agree that in order to maintain emergency clearance,
the large loop needs to be continued due to the extreme length of the main access
road. 19 lots on Poplar Drive need to be added to phase one along with eliminating
Stony Creek Drive. Fairfield stated his aggravation at not seeing plans ahead of
time but being asked to provide comments at the meeting. Pfister agreed plans need
to be given out ahead of time. Fairfield concurred that the large loop should be
included in phase one.
The property to the east is Christy's piece. There is a road stub to the east. This
was primarily requested as a utility service road and second point of emergency exit,
not for the purpose of access for the Christy parcel. The grading north of the
railroad tracks towards the river is extremely steep. Wywrot doesn't feel it will
ever develop. Nanninga stated that a concept plan for the Christy parcel is on his
wall and there are no lots shown north of the railroad tracks. There was discussion
regarding the paving of this stub. It will probably have ROW dedicated, be roughed
in and money escrowed for the future.
The ICC hearing went well. It looks like it will be approved. Wywrot went in and
testified.
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The phasing timeline was questioned. Windham foresees a 20 year road life span.
The utilities are already needed for phase one, options for the main inlet road were
discussed. Utilities for the entire subdivision must be built when putting in the first
phase. Determination was made to build the temporary access roads to phase one to
our standards due to a public safety issue.
Discussion was held regarding the sanitary district and capacity available, especially
now with Plan Council requesting 19 additional lots in phase one. Windham didn't
want to phase this project but are doing it due to limited capacity at the Sanitary
District. Pfister stated that the list of projects was prioritized by the City not the
Sanitary District. The district is a first come first serve basis. It is already over
capacity but the EPA decides when and who to give a permit to. There is no way to
forecast their determination. Windham is ready to start this job immediately if they
can get all their approvals. Their agreement is signed. They just need to define the
location of the pipe and the size of the pipe due to some changes.
Easements are okay and obtained from Railnet.
The final plat of phase one needs to be revised. Engineering needs to be done on
the entire site just redo the plat for everything north of the railroad tracks for phase
one. This will not come back to Plan Council, but will review with Wywrot. It
would only come back here if Wywrot decides there are issues that the whole group
needs to review or discuss.
The detention areas were labeled on the plat as detention/park areas. Wywrot
requested that the park designation be removed.
The annexation agreement requires that secondary access be obtained to the west
prior to recording the phase one plat. This needs to be worked out. Lining up with
a trail may be the way to obtain access. The different emergency services could
intervene and ask for an agreement with the Boy Scouts. Perhaps a box culvert can
be put over the ravine as an Eagle Scout project, due to this property being owned
by the Boy Scouts. The size to be dedicated was discussed probably 66' to allow
for a future actual road but not as a connection between the two developments at
this time. If there is no connection obtained than this issue will have to go back to
City Council. They were the ones requesting this. The railroad stated that they
would not allow a second crossing from their development. Elimination of the
second crossing is ok. The outlet stubs should be put in and then when the parcels
to the east and west develop it will need to be addressed then. Graff will check into
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this and Nanninga will talk to Mayor Prochaska about getting permission to pursue
talking to them.
Landscape needs to be added to the island in the cul-de-sac. At Public Works
Committee meeting they were in favor of the landscape island in cul-de-sacs and an
ornamental street light. Foot candle intensity was discussed. The stub road
between lot 21 and 22 is show with grass pavers. Wywrot suggests that this be a
paved area, maybe even a common driveway. There was discussion on this point
and different aspects of it. This will be decided later.
Wywrot stated they will need to tie into Fox Lawn's storm water system. But it is
4-5' lower. Elevation may be an issue.
Pfister stated that Deuchler will review the plat then the plan. They will proceed
when they receive the number indicating the amount of land be annexed.
Schoppe asked about the satisfaction of the park requirement. They are providing
two pocket parks, the northern most park as unit one, some credit for the trail and
cash in lieu as They are also restoring the flood plain. The trail, vegetation, and
planned condition of each on the final engineering plans. Schoppe requested that
they put some berming along Fox Road. There is a 30' easement and 5' for
sidewalk leaves 25' for berming which can be reflected on phase one plat or
engineering plans.
The trail by the river was discussed. Trail standards were reviewed.
Fox River Estates will move forward to the April Plan Commission.
PC 2001-07 Cannonball Trail Plaza - SW Corner
Route 34 and Cannonball Trail
Rezoning
This is a three acre parcel on the southwest corner of Route 34 and Cannonball
Trail. The name will be changed to Town Crossing Plaza. This will consist of 12
units in a L shaped configuration with a thirteenth building diagonal on the corner.
This is a rezoning request O to B2 and preliminary site plan review. Then to
proceed with Final. No subdivision needed. Was already subdivided by the State
Plat Act Exemption. This process needs to be checked as well as a separate tax
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number for this parcel. Scheffrahn will obtain documentation for this process,
making sure the Plat Act Exemption was used. The subdivision wouldn't be needed
until the future corner building would be added.
They are questioning the need for B3 zoning as opposed to B2 zoning as requested.
The intended use aligns itself more appropriately with a B2 zoning. Wywrot
explained that B2 allows for a zero setback and that can not be allowed on a state
highway. There was extensive debate and discussion regarding the differences and
their impact to the concept on this project. B2 was designed as a downtown zoning
only. Dettmer has done a zoning review on this project including parking, setbacks,
lot area coverage, and uses to a B2 district, not B3. They need sideyards of 20'. A
PUD that includes stipulations for a B2 district. It will be a B2 PUD that defines
the Special Use. The easement setback was discussed. It will be 30' at the corner
and 50' everywhere else. The County owns the property to the west. The east is
B2. Willman will get an agreement to Nanninga that includes setbacks and
architectural stipulations (suggested by Schoppe), even if it is only 1 or 2 pages.
They will provide and record a plat of easement. The recommendation is to have a
PUD or development agreement. The plans will be an exhibit to the Development
Agreement.
This project will require a sanitary sewer hookup and an EPA permit. A permit
could take quite a while.
This development will tie into watermain offsite which has recapture area to the
County. Wywrot will get information on this to Scheffrahn.
The entrance location will be off of Cannonball Trail. This will kept as far south as
possible from Route 34. Wywrot stated that there is a street light shown too close
to the entrance. It needs to be moved slightly north. The entrance will contain a
soft median(rumble strip). Dettmer will check on the adjacent piece.
The dumpster area on lot 13 needs to be adequately screened. Show uses, if known,
on the plan. There is a 20' foot wide area for landscape between this development
and Kiddie Campus. Wywrot recommended some extra screening here. Schoppe
suggested considering a stub to the south, an easement would be good. A second
access has been applied for as a right-in/right-out onto Route 34.
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They would like to start this development by the end of April. The timeline of a
PUD was questioned. The timeline can increase with a PUD only because the
attorneys need to draw up the document.
This will move forward to the April Plan Commission meeting.
Additional Business
The Plan Council would like an update on the progress of the Comprehensive Plan
updates.
The progress of Northgate was asked. It is scheduled to go to Plan Commission as
a concept in April. The Plan Commission needs to make a recommendation on the
townhomes. Schoppe will analyze and review plans for Plan Commission.
An update was given on Fox Highlands. Kramer is being consulted with regarding
some changes in the configuration of some lots, building locations on a recorded
plat.
It was again noted that each member of Plan Council need a packet of plans and
information prior to the meeting.
Meeting adjourned at 12:38 p.m.
Minutes respectfully submitted by Holly Baker.
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