Plan Council Minutes 2001 11-08-01 UNITED CITY OF YORKVILLE
Committee Minutes - Plan Council
November 8, 2001 Meeting Location: 800 Game Farm
Time Convened: 9:34 a.m.
Time Adjourned: 11:20 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 Tim Fairfield - BKFPD EMS
Bill Zalewski - Engineer Jacob & Hefner Richard Guerard - Wyndham Deerpnt
Dave Waden - LPS Land Planning Mary Kasner - Wyndham Deerpoint
Minutes were accepted as presented from September 13, 2001.
Fox Highlands - Preliminary Plat & Plan of Unit 2
Graff presented the overview and purpose of this meeting for adherence to City
Standards and staff recommendation to the Plan Commission. Engineering and
land planning issues may be referred separately if discussion becomes extensive
and stagnant.
Introductions were made.
Schoppe's comments were reviewed and discussed. Highlights and
determinations are summarized as follows:
This is a 183 acre development of single family and multi family (2 family
attached townhomes) homes. This development has a PUD which will be redone,
not just amended, to address all concerns.
Schoppe suggested to the Council to look at the overall big picture of the planning
area around, and including, this development, especially the schools. Suggested
that the City meet with the school district to solidify a plan for school sites for the
large planning area around & including this development. In the future the plan
council will extend an invitation to the school district for a representative to attend
on large developments such as this one. A site for an elementary school needs to
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be 10-12 acres. An indication for a new school is 600 additional children to the
community. This area may also be a good candidate for a large community park.
Again, land cash split needs to be decided for school and park. Ordinance
requires, at least, 14 acres high and dry for open space.
This development includes a total of 24.3 acres of open space for parks including
a stocked pond. 13 of the acres are a single site large park in the center and is
what is stated in the current annexation agreement.
The developer will set up an appointment with the school superintendent to review
the plan and area. The date of this appointment will be stated to the Plan
Commission.
Schoppe suggested that Wyndham Deerpoint be prepared to explain the higher
density shown on this plan in comparison to the concept that previously went to
Plan Commission even though it is below suggested maximum density and meets
the park requirement. Overall density is 2.15 which is within the zoning use and
density of our comprehensive plan. This is only an issue due to the previous Plan
Commission comments.
There was extensive discussion and many scenarios suggested regarding
Highlands Ave. functioning as a collector to Route 71 including the possibility of
moving the road to the west, and adding eyebrows. A collector road is not shown
on our Comprehensive Map. ROW for a collector is 80' and should be unloaded
(without driveway entrances). Recommendations were that if this road was kept
as a collector road, it should be unloaded and that a traffic study (needed for
subdivision any way) be conducted on various segments to recommend the width
and specifications. Traffic engineer will come back with their recommendation.
These recommendations will be mentioned to the Plan Commission on November
14th.
Graff stated that the Block family had reviewed this plan and were satisfied. They
asked only that the detention area be made adjacent to farming with landscape
screening. The road stub to the Block Farm is ok.
Additional submittal are needed for a PUD; architectural plans and a landscape
plan. The developer is intending to sell blocks of lots to builders and does not
have any architectural plans at this time. Developer stated that 15,000 s.f. lots are
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not needed in order to get a good product, they are allowing for a larger park, but
smaller lots. If the lot square footage goes up than the park square footage goes
down. Waiting for the City to advise. The duplex lots are equivalent to 2
townhomes and will change this in the PUD and remove duplex lots.
R2 standard has a 40' back yard and 10' sideyard setback. The developer agreed.
Schoppe stated that from his notes he read that Kramer stated at the last Plan
Commission meeting that this plan is good and the open space is only I% short of
our requirement. Will ask Kramer for clarification on that statement.
Dhuse mentioned the Park Board's previous determination to be granted an
easement not ownership of trail land. Park Board has not reviewed this yet.
Schoppe stated that in the past they have requested 50-70% of the land cash
donation in land and the balance in cash. 60% would be a 4 acre land donation.
Only using a concept recommendation at this point. May possibly request an
exterior perimeter trail to tie into the overall trail system. Bike running north and
south and one running east and west along the existing treelike area. The idea is
that with a ROW easement established, we can then apply for a trail system grant.
Developer will work out the open space issue with the Park Board. Parks are
usually developed in the first phase of development.
Graff reviewed the schedule and flow chart purpose and reasoning.
Schoppe stated that 25% of the total acreage of a development is usually set aside
for open space. There is more open space here than usual. In his opinion that is a
positive thing.
Wywrot's comments were also reviewed. Wywrot had a few questions for
Schoppe. The alignment of land uses were discussed. Single family abuts the
multi family. The developer deliberately buffered the multi family with internal
development. Schoppe stated that it would be a minimal impact due to the back
yards abutting, not the front. Landscape and upper scale architecture on the multi
family will lessen the impact. Schoppe would like to see the architecture planned
for the townhomes, but the developer plans to sell to a builder so can not
determine the architecture at this time.
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The road stubs to other properties were discussed. The plan shows two stubs to
the Wheeler/Davidson property. The stub at the north is ok. The southern stub
will align and create a 4 way intersection for a two way stop sign. Traffic calming
will need to be looked at for these roads. Chief Martin prefers this alignment.
Wywrot commented that the open space was located in good areas for the
overflow for detention.
Benchmarks were discussed. Wywrot will get the benchmarks for Country Hills
and Fox Highlands. He indicated that there is plenty of fall.
Wyndham-Deerpoint agreed to build the road to tie into the Country Hills stub.
Edmeier's time frame for their road extension was discussed. Connection will be
completed to the Edmeier subdivision. There will be two points of access to The
Highland's at all time.
The southerly most tip with the pond is not in the Sanitary District's FPA. They
will discuss this with Ralph Pfister from the Y.B.S.D. Developer stated probably
won't start to pursue annexation until plant expansion completed.
Wyndham-Deerpoint stated that this will be a phased development, but they don't
have a phased plan prepared as of yet. When it is completed, it will be submitted
to Wywrot for review.
Chief Martin commented on the entrances/exits. The timeline for a stoplight was
discussed. As entrances accumulate on Route 71, traffic will naturally slow down.
Generally he complimented the plan.
This goes to Plan Commission November 14, 2001.
Additional Business
None.
Meeting adjourned at 11:20 a.m.
Minutes respectfully submitted by Holly Baker.
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