Plan Council Minutes 2001 09-13-01 UNITED CITY OF YORKVILLE
Committee Minutes - Plan Council
September 13, 2001 Meeting Location: 800 Game Farm
Time Convened: 9:41 a.m.
Time Adjourned: 11:42 a.m.
Attendees:
Joe Wywrot - City Engineer Tony Graff- City Administrator
Harold Martin - Chief of Police Eric Dhuse - Public Works Director
Mike Schoppe - Schoppe Design Bill Dettmer - Building Official
Lynn Dubajic - EDC Tim Fairfield - BKFPD EMS
Ron Taft - BKFPD EMS Mike Cap - Michael Cap, Ltd.
Jorge Boada - Jorge Boada Assoc.
Minutes were accepted as presented from August 23, 2001.
Additional Business
PC 2001-17 Cannonball Estates Unit 2
Final Plat of Subdivision Review
This is located near the intersection of Cannonball Trail and Faxon Road. Final
engineering plans have gone through Plan Council and have already been
approved. There is no unit 3. There are no changes from the preliminary plans to
the park, roadways, lot layout, count or dimensions. The changes presented are to
the width of easements.
Discussion was held regarding changing the name of the development to the
marketed name. Discussion centered around the legal aspects of making this
change; developer name vs. builder name. Kramer will be contacted for legal
opinion and asked to respond in writing.
Discussion was held regarding combing the landscape easement along Faxon
Road with a public utility and drainage easement. Several points were made. The
developer has granted a 15' exclusive easement to the City with spots of utility
easement on each end. Maintenance of the utilities placed in landscape easements
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can disrupt and damage the landscape. The language of purpose and restrictions
to the homeowners regarding this easement was discussed.
Parkway trees need to be shown. They will be planted in the parkways according
to the Landscape Ordinance.
The sidewalk along Faxon Road was discussed. Faxon Road was to have full
improvements made, which include sidewalk on both sides of the road. Since
sidewalk on the north side is not allowed at this time, it was agreed that sidewalk
would be extended the full length of Faxon Road on the south side only.
Verification is needed as to the length of sidewalk. This will be researched and, if
need be, a meeting scheduled with Alan Norton, Tony Graff and Joe Wywrot.
Schoppe requested the front, side and rear yard setbacks be shown on the plat; and
that only the easements be shown to cut down on the number of lines on the plat.
Lots are all 12,000' s.f. or more. Dettmer stated they were ok.
To Plan Commission on 10/10/01. Boada or Norton to attend. Boada to see
Sandy today.
PC2001-16 - Fox Hill Unit 7 Pod 10 - Final Plat
Density is ok. Number of units not an issue. Total acreage is 13.74, which allows
for 38 lots. 36 are proposed. Preannexation agreement oversees this
development. There was discussion as to which takes precedent, legal verbiage or
exhibits.
Wywrot's comments were reviewed and discussion was held on some. This is the
first new unit of Fox Hill since Wywrot started with the City.
Our ordinance states that a field tile study is required.
The Rob Roy Creek flood plain delineation was discussed. Wywrot has no data
on this. Our Flood Plain Ordinance was adopted in 1990, this was annexed
10/28/93. Rob Roy Creek was missed on the FEMA flood plain panel. It doesn't
even show as existing. Wywrot will get a copy of the map to Cap. No lot should
be platted within 75' of the bank. Annexation agreement states the required
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zoning and subdivision improvement standards. This issue will be conferred with
Kramer for legal determination.
Regarding sheet 3, the Rob Roy interceptor required will need to be 36" and is
probably deep. The developer's concern is financial. The annexation agreement
contains a clause allowing for certain recaptures and they are asking if the city is
prepared to enter into a recapture agreement. The recapture would only apply to
anticipated growth not this subdivision. The city is not ready to proceed with
recapture at this time. But the city is exploring financial options and the timeline
for when the interceptor needs to be done. Graff stated that this issue will be
dictated more by Deuchler than by the city. The city will enter into dialogue with
Dresden and Deuchler. There is a small direct impact here. A temporary lift
station will be used in the mean time. The type and pipe size will be determined
by Deuchler. Cap will set up a meeting with Deuchler and Graff will attend. It
was reiterated for Cap to get the plans to YBSD for Ralph Pfister to be on board.
Regarding the sanitary sewer extensions to Eldamain Road, the Plano-YBSD
Amendment to the FPA has not been approved by the EPA yet. Until the
amendment is approved, an extension will need to be planned for possibly a 10"
pipe. Again, this issue needs to be discussed with Deuchler for a determination.
There may need to be a stub to the north and an 8" stub to the south but deepening
that section and out to a manhole. These would have recapture for Dresden. If a
lift station is determined to be necessary for the property to the south there would
be more discussions with Wywrot, Cap, Deuchler and Kevin Biscan. Deuchler is
against using lift stations. Plans need to go to Deuchler to move forward. The
property located to the south is not currently annexed. They are exploring their
options. This sewer will not be held back for sizing determination unless there is a
signed annexation agreement. Cap stated he's not opposed to planning, as long as
things continue forward. Graff asked Cap to keep an open mind through Plan
Commission. Plans need to be looked at for the future surrounding area, but Graff
stated Fox Hill will not be slowed down for conceptual review, only factual. Will
try to keep things moving forward.
The temporary lift station was discussed. The Blackberry interceptor will connect
to this lift station. The date the annexation agreement was passed will determine
which ordinance sets the standard for the building material to be used on the
building housing the controller and generator. Wywrot will look at and inform
Cap of requirement by appropriate ordinance. Graff stated something other than
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ordinance required material would be looked at but that is the only commitment he
can make. Cap pointed out that Dresden is under the impression that this lift
station is intended to be temporary and that, due to the contributing area, the pipe
diameter that is needed is small. The lift station will be taken out when the Rob
Roy interceptor is put in. The lift station calculations need to be taken from the
PE flows, not acreage contributing. The wet well needs to be sized to handle the
highest flow that the 15" downstream sewer can handle. The lift station doesn't
need to be any larger because the pipe downstream couldn't take it. When the
flow is too large for the 15" pipe to handle that will be the trigger that the a gravity
sewer will need to be extended down Rob Roy Creek to River Road and have a
permanent lift station put in there. But this temporary lift station could be used for
a long time before the flows are too high. The interceptor upstream needs to be
sized to handle everything from Baseline Road south. Cap had approval from
IEPA to install the lift station years ago. The capacity of the downstream sewer
was calculated to determine the size of the lift station. Cap feels the 8 foot
diameter is larger than it needs to be. The commercial at Route 34 and Eldamain
Road will be served by this and calculations should be figured in from this. The
city would entertain dialogue with that in mind.
Graff stated that Wywrot will be putting together a list of updates to our current
standards due to technology and experience. He requested that Cap review the
list, when finished, and tell us if they can adhere to them even though they weren't
the standards in 1993 when the annexation agreement was adopted. Street lights
and fire hydrants were used as examples. Wywrot will get our current streetlight
standard to Cap.
Eldamain Road was discussed. This is currently an A2 tar and chip road. They
intend to create 1/2 an arterial road to our standards. There is a provision in the
Annexation Agreement that any improvement to Eldamain Road will be financed
80% by the city. Reviewed what was annexed with Fox Hill. North ROW line of
Route 34 and west ROW line of Eldamain Road. Our boundary agreement with
Plano has language in it regarding construction Eldamain Road. Graff will get
policy direction from city council. It is a city road to the south end of Fox Hill
then it is a township road south of that. It may be necessary to do a partial build
out instead of a full improvement. Cap stated that our approach was conducive to
other towns procedure. The calculation formula was discussed. The policy
makers need to decide what will be spent. Graff will try to have a response from
the policy makers by Plan Commission.
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The annexation agreement stated one residential access from Eldamain Road. The
plan shows two. This is a legal issue that needs clarification. Schoppe gave his
opinion that 1 access would be better and stub a road to the south for future
development for future residential access to Eldamain. One access would create a
1600' culdesac. This is scary from a public safety issue. This needs to be
addressed prior to Plan Commission. Graff will get direction from Kramer
The plat does reflect a 50' dedication for the Eldamain Road ROW.
No lots are allowed to access directly onto Eldamain Road. The plan needs to be
revised so that lots do not access, with their drive ways, directly onto Eldamain
Road. The police would support less cuts on Eldamain Road, due to the type of
road it is planned to be. Discussion was held about adding a culdesac for
driveway access for these lots. Change the open space shown to the culdesac.
The trail leg is important to leave in.
Indicate what the ground treatment is going to be in the pond area. The outlot will
be owned by the city and the city will maintain it. The trail comes in off the
culdesac to the north. Schoppe would recommend that the treatment be of a
nonmowable nature and it is better for the pond. Guidelines for prairie grasses are
being looked at now. Submit a copy of the specific grasses chosen.
Graff asked that the setbacks be shown on the plans. Front, rear and side yard
setbacks help the building department immensely. The setback amounts were
reviewed.
Developer to get plans to Ralph Pfister right away and Graff will schedule a
meeting with them.
Plan Council recommends that some type of pedestrian access be provided along
Eldamain Road. Sidewalks are part of roadway costs and are intended for a push
for access to any commercial especially with the YMCA being so close. Trails
should be indicated on the plat and final determination will be made by policy
holders based on our overall comprehensive park plan.
Plan Council stated the corners at the intersections need to be rounded off with 25'
radius.
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The easement along Eldamain Road should follow the city's landscape ordinance
as stated in the annexation agreement.
Plan Council recommends that the parkway tree requirement be met by placing
them 5' off the sidewalk in the front yard as street scape, due to the narrow ROW
and parkway in this subdivision.
Plan Council asked the developer to make the exclusive municipal easement,
located in the front of the lots, a public utility drainage easement.
Timeline for revision submittal discussed for Plan Commission packets.
Graff leaning towards two road cuts due to the future development of the property
to the south.
This goes to Plan Commission October 10, 2001.
Joint workshop of city council and plan commission for comprehensive plan
update was announced for September 26, 2001.
Meeting adjourned at 11:42 a.m.
Minutes respectfully submitted by Holly Balser.
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