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Plan Commission Minutes 2003 08-13-03 Page 1 of 4 APPROVED BY THE UNITED CITY OF YORKVILLE CQMM9TEB9ARD PLAN COMMISSION MEETING ON: WEDNESDAY, AUGUST 13, 2003 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Jack Jones, Brian Schillinger, Kerry Green, Andrew Kubala, Michael Crouch, Clarence Holdiman and Tom Lindblom. A quorum was established. VISITORS Mayor Art Prochaska; Alderman Richard Sticka; City Planner Mike Schoppe; John Whitehouse, Engineering Enterprises, Inc.;John Phillipchuck; Larry Vaupel; Ed Jones; Kurt Highland; Richard Young;Jay Bell; MINUTES Approved, OLD BUSINESS PC 2003-09 Windett Ridge—Final Plat John Phillipchuck, representing the developers, said the remaining issues have been worked out. He added there are always some last minute details to work out, but for the most part,the questions raised by the Plan Commissioners and others have been answered. ConNewere Engineer John Whitehouse from Engineering Enterprises, Inc., said the 16 lots to be served by a temporary lift station¢ have been removed from the first phase. The developers have reached an agreement with a neighboring developer to service 4@ lots in a future phase of the development. While there are still some technical engineering issues to address, Whitehouse said his main concerns have been met. There will be no temporary lift station and the concerns over storm water have been addressed, he said. Commissioner Andrew Kubala made a motion to approve the final plat for PC 2003-09 subject to final review of staff. Commissioner Kerry Green seconded the motion. The motion was unanimously approved in a 7 to 0 roll call vote. Commissioners Jack Jones, Brian Schillinger, Green, Kubala, Michael Crouch, Clarence Holdiman and Tom Lindblom voted yes. Page 2 of 4 NEW BUSINESS PC 2002-27 Fisher Property—Preliminary Plan Representing the developers, John Phillipchuck, said the City Council approved the annexation agreement and the concept plan for the development. Approval of the preliminary plan that mirrors the concept plan is the next step, he said. Among other issues at a previous meeting, Plan Commissioners expressed concern about the road alignment of New Faxon Road and how it would tie in with the Kylyn's Ridge development. Rich Young said the landscape easements added along Cannonball Trail and Faxon Road has increased in size. Also,the developers eliminated one lot along Cannonball and the lot sizes now exceed the size of the lots in Kylyn's Ridge, Young said. He said they made a strong effort to try to comply with all of the landscaping comments previously made by commissioners. Some items, he said, they will finalize further in the process. One of the specific comments from the Plan Commission regarded the realignment of Faxon Road and New Faxon Road. Young said he provided Schoppe with a copy of a letter from the developer's engineer addressing the concerns. Also,the field tile study has been submitted to the city. He said the developers would like to begin dirt work on the property this fall once the crops are harvested. Whitehouse said from standpoint of the lot layouts, the developers have stayed away from Rob Roy Creek and there are no compensatory storage issues. For the most part, he said the preliminary engineering addresses most of the concerns. He asked when New Faxon Road would be extended to Route 47 and if it didn't happen right away what would the intent be on Cannonball Trail. Young said the developers have not been directed by the city to negotiate with the adjacent property owner to acquire the property for the roadway. Young said he doesn't feel the extension is needed for his development and feels it would be wise to leave the right-of-way issue to a future developer. Schoppe said that after he wrote comments on development,the Planning Council meeting was held. The developer has agreed to incorporate all of the items of significance into the plan. Schoppe said he'd like to see the Park Board review the plan and made a recommendation to city council on whether the city should want a green area in the development. Page 3 of 4 He said they city is planning on a major bike way up Rob Roy Creek. The one major weak link is finding a way to cross the railroad tracks. At this time, there's no clear or easy way of trying to cross the tracks. Phillipchuck said part of the developer's donation is cash toward bike path and an extension or a pedestrian bridge over Rob Roy Creek. The pedestrian bike path could go further west and cross at Eldamain, he said. Schoppe said another possibility is to use the tunnel the creek goes under now. As for the road standards in the development, some are longer than what the city typically allows, but the staff is comfortable with it, Schoppe said. Kerry Green commented on a letter from Tom Price in Yorkville who is concerned how the proposed development would affect the recharge of private wells in the area. Phillipchuck said it's not an issue of the wells as much as it is an issue for a nearby fen. Very shallow groundwater sources nourish a fen, which could be impacted by the development. The Schlessler Fen, a well-known or significant fen, is initially what raised a concern with development in this area, which is a major contributor to the fen. A concern was raised that if the land was developed, it might diminish the rainwater that feeds to Blackberry Creek, which is the water source for the Schlessler Fen. After some research, it turns out that in this area,the development may need to contradict city ordinances. For instance, sump pumps may need to discharge to the storm sewer to recharge the fen. As for the tile flow, he said the recommendation might be to disrupt the tile flow. To promote groundwater recharge as much as possible on the site, it might mean flatter yards, Whitehouse said. All development has impact on shallow groundwater, he said. The engineers, however, will try to make sure the Schlessler Fen is not adversely impacted. Regarding the issue of Old and New Faxon Road, Commissioner Michael Crouch asked if the road would be renamed. Young said New Faxon Road would be renamed as part of the final plat. Crouch then asked if all of the traffic from the proposed development would enter onto Cannonball Trail. Young said yes. Phillipchuck said that the city is looking at an additional entry point to Route 47. It boils down to timing and doing it in phases, he said. However, Crouch said that because th&neither the city nor the developer owns the land that would be necessary to connect to Route 47,there is no guarantee of a connection. Mayor Art Prochaska said he doesn't think discussions have continued with the property owner until they know for sure whether the issue should be pursued. Page 4 of 4 Jay Bell, whose grandmother owns the property, said that when a road stub is placed leading to that property, it leaves him with a lot of questions. Prochaska said that in the past, if a roadway wasn't pursued, the city has vacated the sub. In the meantime, Commissioner Brian Schillinger asked if it would be wise to require a northern stub until the Faxon Road issue is resolved. However, Prochaska said that in the city's Comprehensive Plan, Beecher Road extends to Route 34 and ultimately that would be a western outlet for the planned development. He said the railroad would not allow another roadway to cross the tracks. Schoppe said there are two issues regarding Faxon Road—should it be a collector and should it connect to Route 47. If for some reason, an agreement to connect the road to Route 47 could not be reached with the current landowner,the development would still be safe, he said. There are still two ways to get in and out of the development. Prochaska agreed. He said that if the roadway to Route 47 doesn't go through,the development would still work out. Schillinger said he likes the neighborhood design, but only if the roadway goes through to Route 47. Without the roadway issue resolved, he said he would have to vote against the request for approval. Crouch also indicated he would feel better approving the request if he knew for sure a roadway extension would be built. Kubala commented that he thinks the design works well even if the extension isn't possible. Lindblom said he could see recommending approval for the preliminary plan with the understanding that progress be made to procure the land to make an extension possible before the final plat is approved. Kubala made a motion to recommend approval of the preliminary plan as presented and to encourage the city to take distinct efforts to procure land for the extension to Route 47 prior to the final plat. Schillinger seconded the motion. The motion was approved by a 7 to®roll call vote. Schillinger, Green, Kubala, Crouch, Holdiman, Jones and Lindblom voted yes. The meeting adjourned at 8:25 p.m. Minutes respectfully submitted by Dina Gipe