Plan Council Minutes 2001 07-05-01 UNITED CITY OF YORKVILLE
Committee Minutes - Plan Council
July 5, 2001 Meeting Location: 800 Game Farm
Time Convened: 9:37 a.m.
Time Adjourned: 11:14 a.m.
Attendees:
Tim Fairfield - B.K.F.P.D. Joe Wywrot - City Engineer
Tony Graff- City Administrator Mike Schoppe - City Planner
Bill Dettmer - Building Official Harold Martin - Chief of Police
Lynn Dubajic - Econ. Devel. Corp. Greg Gabel - Laycom
Joe Popp - Laycom
The minutes of June 7, 2001 meeting were accepted as presented.
PC 2001-03 - Annexation, Rezoning and PUD - Bristol Club
Gabel & Popp representing Laycom presented Bristol Club. This is a 154 acre
parcel which they are proposing to annex. 149 acres are actually being developed
the remainder is in the right-of-ways and easements. Eventually, when the City is
ready, they assume water will be extended to this development down Galena
Road. They are proposing 3-4 different land uses for this site. The County stated
that it is in their five year plan to extend and reconfigure Dickson Road with
Cannonball Trail which will make a 4-way corner on this property.
Bristol Club is the proposed west side of the total development which is planned
to be an estate type zoned, gated, private community with a minimum lot size of
25,000 s.f. with City water and an individual/community sanitary system which
would meet County Health standards. They have met with Bruce Putnam who is a
soil specialist that will recommend a solution and possibly other remedies than a
traditional septic.
Schoppe commented that there were some additional administrative issues to take
care of. Clarified that they are requesting annexation and zoning. This property is
not yet contiguous to Yorkville, so this is subject to contiguity, more like a
pre-annexation. They are requesting P.U.D. zoning and additional documentation
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is required for a P.U.D. Their application is missing the signature of the property
owners. Gabel gave the application to Dan Kramer to collect the signatures.
Gabel will check with Kramer. A draft of an annexation agreement drawn up by
Laycom has been given to Kramer to review. The City needs a copy of that.
Gabel will get it to Tony. Wywrot stated that normally a P.U.D. agreement is
prepared at preliminary plan stage, not concept. Graff stated that we need to see a
preliminary plan for a P.U.D. and will consult with Kramer as to the legal issue.
Gabel stated they will continue to move forward with the engineering. Graff
explained that he felt the Plan Commission may be concerned with the higher
zoning in Bristol Station. Schoppe stated that it is in the Zoning Ordinance and
that in the past we have granted a P.U.D. zoning prior to preliminary plan stage
based on a lot of bulk requirements and design standard language. Gabel stated
that they would review the design standards for the agreement language at Plan
Commission. It's at least two years before sewer and water will be run out there.
It would be more effective to codify with language instead of with an illustrated
plan at this time.
Laycom is concerned about the water extension. They would like to provide a
temporary well or water system for the development to begin then hook into city
when available. Develop language for a variance in the annexation agreement
within the guidelines of health and safety. Gabel agreed there would be no
developing until it is annexed. Gabel asked if there were any ideas for
accomplishing contiguity.
Graff explained that legal verification needs to be received on the public notice
clarifying that the P.U.D. is for the entire site, not just part.
The west side development is a private community with 40' right-of-ways, private
driveways, limited access and signage. A Homeowner's Association will be set
up to maintain the open space along with an SSA as back up. Large buffers all
around the perimeter along with a trail system with lots of trees is planned. The
Association will determine what plans will be utilized in the open areas, but they
will be privately owned. Park contribution will probably be cash, not land. Some
land over by the Inland piece may be given to create a combination park site. No
actual calculation of the Park donation requirement has been done yet. Schoppe
stated it is approximately 4 acres, in cash equivalent or land donation. One half
land, one half cash is preferred if the land is high and dry.
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Graff stated that since it is a private development the Park Board needs to be the
one to decide. Probably not looking for a public park in order to maintain the
limited access for this private development. Speculation was discussed as to the
different scenarios the Park Board may suggest. Allowable access should be
stated in the Agreement for Galena Road.
Gabel agreed for the Park Board to review. He talked to Dr. Engler with the
School District. Dr. Engler was happy with the large lots and commercial. No
school site is requested here. The School Board will get a letter out on this. No
flex on the transition fee.
Wywrot stated that regarding the temporary water service, a private community
well would be the best way to go. Watermains can be a problem if they sit too
long without pressure. The gaskets flatten and leak. An EPA permit is required.
Gabel and Wywrot discussed the City possibly helping them to apply and that
Layne Western would be a good consultant to use. Graff agrees.
Gabel stated that they will be requesting a variance regarding the sidewalk
requirement. They will be requesting a trail system in lieu of. Concrete on lots
and asphalt in open space, 5' to 10' wide. Graff stated that 10' wide is required to
connect to the Trail System. This will not be a part of the trail system, it will be
private as well. Issues to Kramer for language.
Schoppe stated that he feels strongly that the roads need to be designed to our
standards in case we ever take them over and due to setting a precedent.
Wywrot suggested that the roadway alignments be shown with respect to adjacent
properties and approved plans. Schopee agreed especially with the Oliver/Niles
development which was approved 4/94. Gabel stated that Inland has purchased
that parcel and may change the plan. They prefer not to connect to the Inland
development but to keep this private. They will keep an open mind on options in
order to keep the Bristol traffic open. Gabel stated that due to the no parking rule
he would like to keep the streets narrow for speed control instead of bumps.
Wywrot stated there needs to be a buffer between the residential and the
commercial. Gabel confirmed a 30' total buffer around the perimeter. Schoppe
stated that the Landscape Ordinance requires 50'. Graff reviewed different
scenarios possible with the Inland road alignment. Gabel reiterated no cut through
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roads. They will not have a real gate at the entrance but a similar look to some of
the private developments in Oak Brook with fence and guard house. No variance
being requested for lighting and they are including curb and gutter. They are
abiding by estate zoning guidelines with storm sewer and 28' roads back to back.
Types of curbs were discussed. Variance request on pavement width including
curb and gutter.
Graff reviewed items. Will call with discussion on contiguity after checking on
some possibilities; get PUD language from Kramer; check on public notice
language; water/well issue the City will explore options; Park review by Park
Board with Schoppe's comments; road connections with Inland.
Schoppe reviewed comments not in writing for Plan Commission but to address.
1. Park issue 2. Adjust plan drawing on this plan 3. Street standard
4. list of requested variances; deviations from standards 5. Comprehensive Plan
shows a road to Route 47, Schoppe does recommend that this happen either here
or on adjacent property to the south.
Wywrot stated he would prefer the road be on the adjacent property to the south
especially since Inland is redoing that development.
Graff stated we do need to follow the Comprehensive Plan, but this would change
the private gated community concept. He stated that this concept is what
Yorkville would like to see around our outer perimeter and that details are
important due to this being a standard for future developments. Requested the
developer to be patient with us.
Dettmer state he was ok with this,just spell out codes and deviations in the
agreement. With only one water source, make sure it is investigated thoroughly.
Dubajic stated she is excited about the commercial and feel it will be a wonderful
asset. Martin no problem with the internal speeding issue and the Department is
happy with it. Graff stated that he knows the Fire Department and Buses have an
issue with narrow roads without riding up on the curbs or grass. Need to meet the
horizontal and vertical standards. Gabel stated that this will be phased with water
built for each phase as they go along. The first phase will be 28 lots. It was stated
that the looping will be worked out with Wywrot. Schoppe stated that a temporary
second access will be needed in phase 1. Wywrot commented that with a
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community well there is still b-boxes and hydrants no storage provided. A hose
would need to be used from the lake for a hydrant.
Homes will be a minimum of 3000 s.f. ( 3-5000 s.f.)
Gabel stated that phasing will be set in the preliminary stage not now.
Bristol Center, Gabel explained, is going to be annexed and zoned with Bristol
Club but is the eastern development with multi-family, well below density
requirements, and commercial. There is a commercial demand at the corner along
Galena with no full access to Galena, only limited. The County approved this
concept, especially when Dickson Road is moved. The maximum on the site is
shown. Parking is exceeded. Possibly a bank or gas station. The townhome
component is luxury, 2200 s.f., 25x25 with a two car garage units. 60'
right-of-way, 28' with west access while adhering to buffering requirements.
This is an idea only of a possible configuration when City water and sewer are
available. There will be a pedestrian connection. Schoppe recommended internal
streets for access for residences without main road travel. Gabel stated that they
would provide a stub. Graff stated an east stub is so futuristic. Schoppe will not
present formal comments. Seeing plan today for first time. Idea of blending
density is good and makes sense. Suggested that both Bristol Club and Center be
on the same drawing to show visually and bring down density. Prior
developments similar to this have not be received very positively by the
Commission. Suggests more strict guidelines on architectural, screening, etc. in
the P.U.D. Agreement. Park site approximately 3 acres requirement maybe placed
along the perimeter to connect in the future to another development. This is not
shown on Comprehensive Plan but with the reconfiguration of Dickson Road it
can work. Gabel suggested showing the whole area not just this piece. Wywrot
stated that stubs should be placed to the south and the east. Details to be worked
out. Also no reason to deviate from a 66' right-of-way. Gabel stated he is losing
land with a 25' setback and 60' right-of-way. Collector road standards very stiff.
This is local road. Dettmer stated no zoning analysis done yet, but aesthetically
the more green the better. Gabel stated using a P.U.D. for the whole plan 25'
setback on the townhomes due to parking. Discussion was held regarding the
amount of room and utilities needed to fit in the right-of-way. Gabel stated he'd
rather give cash than land here for a park donation. Graff stated park issue to the
Park Board. Gabel stated that these plans were submitted over one month ago. He
questioned them being distributed. Graff stated that this issue is being addressed.
Gabel has not had any conversation with adjacent owners.
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This will go to Plan Commission June 13th.
Additional Business.
Dettmer stated that perhaps the forms should be reviewed. Graff stated that an
application without a signature will not go out again. Documents will be
reviewed. Possibly a workshop on planning documents for Plan Commission,
nuts and bolts.
Meeting adj ourned at 11:14 a.m.
Minutes respectfully submitted by Holly Baker.
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