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Plan Commission Minutes 2002 11-13-02 Page I of 13 UNITED CITY OF YORKVILLE 0 O PLAN COMMISSION MEETING WEDNESDAY, NOVEMBER 13, 2002 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Kerry Green, Clarence Holdiman, Jeff Baker, Anne Lucietto, Bill Davis, Sandra Adams,Brian Schillinger,Jack Jones,Ted King,Michael Crouch,Andrew Kubala and Tom Lindblom- Members absent: Tom Mize] A quorum was established. VISITORS Those who signed the sign-in sheet or spoke at the meeting were: Kevin Serafin, CemCon, Westbury Village; Chris Lannert, The Lannert Group, Westbury Village; Gary Weber, GRWA, Inland Real Estate Development, Fox River Bluffs; Rodger Brown, Inland Real Estate Development, Fox River Bluffs; Lynn Dubajic, Yorkville Economic Development Corporation; Gary Colby,Menard Inc.; Kevin Biscan, Smith Engineering, Inc.; Don Gianone, Commercial Development Partners; Stephen Barron, Commercial Development Partners;Mike Ferraguto and Mitch LaFave with Ocean Atlantic; Tony Scott, Record Newspapers; residents Brad Turner,Ed Nestor and Cathy Entile; Mayor Art Prochaska; Alderman Richard Sticka; City Administrator Tony Graff, City Planner Mike Schoppe; and City Attorney Kelly Kramer. MINUTES Minutes from the October 9, 10 and 16 meetings were approved. PUBLIC HEARINGS L PC 2402-16 Menard's Residential: Menard,Inc. petitioners,request to annex to the City of Yorkville and rezone from Kendall County A-I Agricultural to Yorkville R-2 Planned Unit Development. The real property consists of approximately 142 acres and is located on the south side of Kennedy Road, approximately 1,300 feet east of Route 47. Commissioner Clarence Holdiman made a motion to open the public hearings. Commissioner Anne Lucietto seconded the motion. The motion was unanimously approved by voice vote. Kevin Biscan with Smith Engineering, Inc. outlined the request. He showed a draft of the property stating that the section in yellow has not been annexed and that the section in blue has already been annexed to the city. Menard,Inc. is requesting that both sections be rezoned to R-2 PUD. Page 2 of 13 Biscan said the proposal previously submitted to the commission had a more linear park system and the street system was more circular. At the recommendation of the Plan Commission,the plan now has a large park more centrally located, he said. Also, he said a second access point has been added to McCue Road. Yorkville resident Brad Turner,a homeowner just north of Kennedy,said his neighborhood has been torn up to accommodate drainage overflow to the retention pond as work to the Menard's retail store continues. He added there has been a significant delay in repairing yards torn up in the process. He also said it looks as if the culverts are very high in terms of where they should be. Turner also said he is anxious to see the berming on the south side of Kennedy Road completed. He said he wants to see landscaping and added that it is probably too late in the year to get it put in. He also asked if the lights would be on all night long in the parking lot and asked if there is order to the townhome-single family mix. Commission Chairman Tom Lindblom said the plan isn't that far along yet. He added that as a Planned Unit Development, the commission will address all of the issues he mentioned and that there will be more opportunity for public input. Turner asked where he could get answers to some of his concerns on the work that has been done on the retail site so far. City Administrator Tony Graff asked Turner to come to the city offices and said the city engineer may be able to address the concerns. Biscan who also is the engineer for the retail development said that there are extensive landscaping plans for berming. He said he would let Turner know what the schedule is. Yorkville Resident Ed Nestor pointed to an area on the map shown by Biscan and asked if it was going to be a retention pond or a mining operation under the pretenses of being a retention pond. Biscan said the areas excavated from the area would be used on site. Once the retention area is formed,no more work will continue. He said it is a one-time procedure. Cathy Entile of Yorkville said her main concern is the safety on Kennedy Road. She asked what the developers plan to do to slow down traffic. She said everyone goes too fast around the curve and there have already been two deaths in the last three years in that area. Biscan said the city is looking at options for improving the safety on Kennedy Road. Page 3 of 13 Entile asked if the developers have thought through how their access road will come onto Kennedy. She also said she doesn't want drainage from the new subdivision flooding her yard. Biscan said the culvert drains just the area on Kennedy Road. He also said that she's right at the low point. He said there was a culvert there in aged condition and as they extended it,they replaced it with a new one. Entile then asked how water would get to the new homes. She doesn't want the water table in her well to drop because of the new development. Biscan said that the new development would be on the city's water system. He said the water table for the wells is about 14 feet down and the buildings they construct will have basements that are about 9 feet down. He also said that they storm management system is designed to have a much water as possible go back to the soil. Lindblom asked if Biscan could envision the speed limit on Kennedy Road changing from the current 45 mph allowed now. Biscan said he thinks it is possible the speed limit could be reduced. Commissioner Kerry Green.-made a motion to close the public hearing for PC 2002-16. Commissioner Michael Crouch seconded the motion. The motion was unanimously approved by voices vote. 2. PC 2002-24 Yorkville Senior Apartments. Community Development Partners, Inc., petitioners, have filed an application with the United City of Yorkville, requesting for the purpose of considering and hearing testimony as to an amendment to annexation agreement in regard to modifying garages and parking ratios for Yorkville Senior Apartments located at 7114 S. Route 47. Barron said the proposal falls under an existing annexation agreement. However, there are a couple of issues that don't fit in with what is being proposed. He said they are asking to amend the annexation agreement requirement for attached garages. He said the garages in the plan would not be attached. He also said the agreement calls for 100 percent brick and that they plan to use 50 percent brick. The firm he works for,Commercial Development Partners, specializes in affordable senior housing for those who are 62 and older. Plans for this development call for 18 one- bedroom units and 24 two-bedroom units. He said that because seniors have furniture and other possessions they'd like to keep,there is high demand for the two-bedroom units. Likewise,he said there is tremendous demand for affordable senior housing with people who earn $16,000 to$33,000 per year. There are housing needs for people who have worked all of their lives and who would like to stay in the area. Page 4 of 13 He added that the site plan connects the Fox Subdivision to Route 47. Under the plan, the entrance would be off Route 47. Garages would be located on both sides of serpentine road. Barron said resident would have a short walk to their apartments. In this plan, rather than attached apartments in the usual townhome-type arrangements, individual senior houses are featured. The site plan also includes a retention area and two cul-de-sacs. Barron added that they're not too far along in the engineering plans. Don Gianone,also with Community Development Partners,said rents in the 42 units would range from $475 to $525 monthly. He said demand for this type of housing product is so high;there is always a waiting list. Generally, he said they create preferences for people who already live in the community or for people who live here and want to bring their parents here. The units themselves are not very big, Gianone said. They're 650 square feet for the one- bedroom units and 850 to 875 for the two-bedroom units. The garages are actually as big as the one-bedroom units, he said. The development is nine acres in sizes and there are five units per acre as per the annexation agreement,he said. Barron said the site is large enough for residents to plant gardens and take walks. He added that there also would be a community room for gatherings. The idea is to have a contained site with activities for the residents to become involved in. Gianone said the clubhouse or community room would be about 2,000 square feet and be a place for computer stations,potluck dinners and garage sales. Resident Ed Nestor asked who would be responsible for sidewalk maintenance such as snow removal. Barron said a management company would take care of all snow removal. He also said they need to discuss with the city the possibility of dedicating roads and having the city do the snow removal on the dedicated streets. Gianone added that it would be better to have one cut onto Route 47 and one cut onto Route 71 and to not go out on Route 47. City Planner Mike Schoppe said that the property between the senior apartments and Route 47 is zoned commercial. One resident, who did not give her name, asked how close the property line would be to Walnut Drive. Barron said they didn't want to infringe on existing property owners by having through traffic on Walnut. He said they normally have 15-foot setbacks and some Page 5 of 13 berming or 30 foot setbacks. Right now, he said the end of Walnut Drive is about 24 feet from the end of their property line. Another resident, who did not give his name, asked what the developers did with the wetlands on the property. Barron said that the city has indicated there is a wetland area on the property. HE said that the developers would shift the project over or downsize it so that they do not infringe on the wetlands. He said the development is spread out so that there is more open space. Crouch made a motion to close the public hearing. Commissioner Sandra Adams seconded the motion was unanimously approved by voice vote. OLD BUSINESS 1. PO 2002-06: V4'estbury Villne: Ocean Atlantic,petitioners, have resubmitted their concept plan/B-3 Residential PUD for review. The real property consists of approximately 300 acres and is located on Galena Road,Route 47 and Comeils Road (Undesser property). Mike Ferraguto with Ocean Atlantic said Mrs. Undesser passed away the previous day and said they were going to ask that the presentation be cancelled. But, they were asked by the Undesser family to continue. He said they indicated it is important for the process to continue. Ferraguto said the property is already annexed. The 240 acres were annexed to the city in 1997. The contemplated zoning in the agreement was for 60 acres of industrial and 70 acres of B-3 Commercial Zoning running 600 feet deep along Route 47. The balance of the acreage— 160 acres—in they're legal interpretation is zoned R-2. He said it has two types of zoning -- single Family detached and R-2 duplex. He said the developers believe there is a Scribner's error. He said they're legal interpretation is that it was zoned for R-2 Duplex. It was the zoning attorney representing the Undesser family who they consulted with. His intentions were to give the Undessers the maximum flexibility in that zoning. To that end he contemplated that zoning as R-2 Duplex with the maximum of 4.8 units per acre. He said the developers asked Chris Lannert with The Lannert Group to do a concept drawing of the current zoning and to transition into the concept plan submitted by Ocean Atlantic. Ferraguto said he believes the plan submitted by Ocean Atlantic is a better land use. If they take out the apartments and commercial component,the density overall density is 3.15 units per acre. He added that there are certain variances they will request that Lannert will go through. Lindblom asked if the city agrees with the legal interpretation. City Attorney Kelly Kramer said the city is not in agreement. She said the city=agrees with Ocean Atlantic in that there was a scribner's error. But in the actual annexation agreement it stays R-2 -6',6` Page 6 of 13 family zoning. There is a possibility for two different interpretations, she said. The city is taking the position that it was for R-2 one-family residence zoning. She said the city has no objections to Ocean Atlantic requesting the change for R-2 D-2, but the city is taking the position that there is no entitlement to R-2 D-2 zoning. In reviewing the minutes,Kramer said the city found no firm discussion on duplexes. Ferraguto said he would like to submit two letters, one from the Ocean Atlantic zoning counsel and one from the Undesser family's zoning counsel, to clarify the ambiguity of the zoning. Lindblom said he's not sure the letters will solve the problem. As the commissioners reviewed the letter, Lannert went on to show the proposal. Lannert showed an aerial view of the Undesser homestead. He said the Undessers were encouraged by the city to annex their land, but not the homestead to the city in essence to stake out the boundaries between Montgomery and Sugar Grove. They had no anticipation for development at that time. The reality of the property, he said, a portion of it has not been annexed. He said they want the city to annex the land as part of a unified development plan. Then they will ask for a mixed use. He said there are two high points and a low point along Rob Roy Creek. The annexation agreement says there are 60 acres of Ml zoning on the property but it does not specify where. It said there is a 600-foot strip of B-3 Commercial along Route 47. The only other specific thing in the agreement, at the request of Mr. Undesser, is he wanted a truck stop and gas station in the corner. It allows him the special use to have that particular use. The agreement also says 160 acres of R-2 family. Lannert said the letters submitted indicate what Ocean Atlantic believes the intentions of R-2 family were when.the agreement was drafted. He said it seems suspicious that behind a turkey farm and behind a composting area and next to the industrial area and behind the commercial area,the city would want a land use that is solely single-family housing. Lannert said the developers look at their proposal as a down zoning and a better and more unified plan of development. The developers are proposing a mixed-use development keeping the commercial area in the corner. They would cluster single-family housing on the north and west side and on a piece south of the creek- Another area would have condos or apartments, two types of townhomes and courthomes. Lannert said they submitted product types to the commission. Page 7 of 13 He said representatives from the city and plan commission members recently toured some of the Ocean Atlantic Developments. One of the places they stopped was at the Amity Apartments in St. Charles. The Lannert Group this past year received the Gold Key Award for homeowners' association for site planning and landscape architecture. It was a great asset to the St. Charles community,he said. Lannert added that they plan the same type of quality development in Yorkville. The developers are proposing 1,096 units on the site. It will be composed of 12,000 square foot single-family lots in one area, 10,000 square foot single-family lots in another area and a unified commercial corridor along Galena and Route 47. He said the county owns parkland along Galena and Route 47. He said they want to trade the county some land for the park so they use the corner for the commercial area. If it doesn't happen,the corner will remain open and green. In terms of the general development plan, he said there would be a major entrance with a serpentine boulevard running through the project. The apartments and condominiums would be centrally located and would have their own central recreation facility. The townhomes would be located in two areas, one of which would be along Route 47. A core home complex would be located inside the development. Lannert added that a major component of the plan is a greenway swatch along Rob Roy Creek. He said that is the principal focus of the plan. He envisions that spine will knit together all of the communities. He said there would be a recreational facility, fishing pier, a 12-acre lake, a regional bike path and tennis courts. They will need to be able to store storm water within the flood plain. He said they think they can do it and added that they have been successful before with similar projects. Signage is another issue. Ocean Atlantic is only a developer and not a builder. They bring in different builders and the builders are able to bring in their own personalities or flavor to the development_ The builders also want their own signage and identification, so he said a sign package needs to be put together. He said Ocean Atlantic is asking the commission to develop the project with a gross density of 3.7 units per acres. That is less than the 4.8 units per acre in the R-2 family district,originally established in the agreement. He said the developers want to be able to get credit for parkland contributions. They also want to prove that they will be able to have compensatory storage and storm water drainage within in the flood plain zone. In addition,they will need to have some flexibility over and above the gross densities on the project basis to develop a higher density for the apartments, condominiums and townhouses. He said they started with 768 duplex units. What they're asking for now is to annex the 40-50 acres in the corner and to modify the existing annexation agreement. Page 8 of 13 Lindblom asked if the developers have contacted the Yorkville School District. Lannert said they have not yet. Lindblom said that reading the estimated population chart;the development will bring about 500 elementary students. He said that would require a need for a new school. Crouch said that the developers are not proposing to dedicate any space, only donation of cash. Lindblom wanted to know if there would be interest from the school district in land. Lannert said the difficulty they have had in talks with the park district is the impact in terms of limits of the flood plain. With more than 90 acres of flood plain on the site,the developers have a huge expense to modify the ditch and change it to an open space corridor. For those reasons, he said they don't have much flexibility in land. Lannert added they have more flexibility to get more money than they do land. Commissioner Andrew Kubala pointed out that the open space in the project isn't really open space, it is all flood plain. if he were to discount the 63 acres of flood plain,the density of the project is 5 to 5.5 units per acre. Lannert said even though it is a flood plain, it is still open space. He said the gross density is 1,096 units over 303 acres. Commissioner Brian Schillinger said, "You're creating a larger problem by developing the area around the flood plain."He then asked the developers how they justified doing that. Lannert said the property has already been annexed and zoned and they can develop it as it is now with a commercial strip and truck stop. Crouch asked Lannert if the developers want input from the Plan Commission or do they plan to steam roll ahead with their plans. He added that the Plan Commission does not like the proposed densities of the project. He also said there are doubts as to what was approved at the original annexation meeting. oLA Crouch added that the developers are not going to be able to put 1,000 ova& >n the property as proposed and have open space. He also suggested the densities be dropped. He said the densities are over-the-top. Nothing with such high densities has come before the Plan Commission before,he said. Kubala agreed. He said that in touring other Ocean Atlantic projects, the developers were told that the densities the Plan Commissioners saw in certain areas were too high and were not acceptable in Yorkville. Lannert said he knows they're pushing the limit in pod densities and overall densities regardless of how the agreement is interpreted. Commissioner Jeff Baker said that in some of the sites they visited,the roadways were too narrow. He said he does not want narrow streets built. Lannert replied that only one Page 9 of 13 area had narrow streets of 22 feet. Most of the other areas have streets of 24 to 28 feet. He said he's envisioning 66-foot streets in the subdivision area. Commissioner Kerry Green asked if the plans are to change the course of Rob Roy Creek. Lannert indicated that since they have to move dirt anyway to get it to work,this type of meandering is better than what is there. Green also asked if Rob Roy Creek is a natural water way and wanted to know if the Illinois Department of Natural Resources needs to be contacted. City Planner Mike Schoppe said that EEI did a flood plain study for the city. There is now a 100-year-flood plain elevation determined for the property. That line is going to be manipulated through this proposal. Certain standards need to be met as part of the manipulation. What that final elevation of the reconfigured flood plain is would not be part of this. He said it is further down the road. He also said that whether the creek is a natural water way or man- made is irrelevant. The main issue is that there is a 100-year-flood plain_ Lannert said that this is a very difficult site to work with. Crouch added that Schoppe has a long list of items of concerns. Kramer interjected that this is just a concept plan. However,Crouch said that the agenda says this is a resubmitted plan for review. He said there is a lot of information that commissioners did not receive in their packets. He said he would have liked to have been able to review the minutes from the 1997 annexation meeting. He said there are issues to be cleared up with the park district and the school district and others. Ferraguto said that actually what the developers are now proposing is a down zoning from what was originally proposed. He asked commissioners to think of the request in that light. Lindblom said that he does not have a problem with considering down zoning, but he does have a problem with some of the concepts within the request. He said he did not think the commission was going to be able to solve anything about the zoning. He said the attorneys for the developers and for the city would need to work out the differences. He then referred to some of the comments Schoppe made in a memo. He said that density is not acceptable in half of the pods. Densities, he added,are something very important to the city, which just recently approved a new comprehensive plan. In there are densities, and he does not think the plan commission should make exceptions for half of the pods. Schoppe said the first item identified that is paramount is getting the right interpretation for the entitlement. Since the city doesn't have that yet,he said it isn't an issue right now. Without looking at the entitlement plan,the only other guide to refer to is the comprehensive plan. Ferraguto asked if the comprehensive plan applies to the Undesser property. Schoppe said if there is an entitlement to the property,then the comprehensive plan cannot be applied to it. Page 10 of 13 Schoppe suggested that maybe the matter be tabled until the entitlement issue is resolved. Ferraguto said the Plan Commission is in a difficult position. He said the property was already annexed and zoned in 1997. He said they would like to change it to what they think is a very nice PUD. He said it's very similar to a project they're completing in Oswego, Farmington Lakes, on Douglas Road. Crouch said he also would like to see the developers resolve issues with the school district and park board. Kramer said that the 160 acres in dispute already is annexed and at minimum they could build 4.8 duplexes per acre or 3.3 single-family homes per acre or a mix of both. Kubala said that they're still prohibited from building in a 100-year-flood plain. NEW BUSINESS L 2402-16 Menard's Residential. Annexation and zoning request. Lindblom said that typically the commission talks about annexation issues first. He then asked if there were any questions about the annexation. After hearing none, Kubala made a motion to approve the annexation of Parcel 3 and the seven-acre parcel, that which is marked in yellow on the submitted document, to the United City of Yorkville. Baker seconded the motion. Lindblom said Kennedy Road is being widened now. Green indicated that the reconfiguration of Kennedy Road on the back of memo shown create a different intersection that what is shown on the plan. Biscan said configuration is an option that's being looked at. Biscan said it wouldn't have a big impact on the drawing of the subdivision. He said they could do some reconfiguring. After some discussion on the road configuring, Lindblom called for a vote on the annexation. The motion passed unanimously by roll call vote. Green,Holdiman,Baker, Lucietto,Davis, Adams, Schillinger,Jones,King, Crouch, Kubala and Lindblom voted yes. Kubala then made a motion to approve the rezoning of the property to an R-2 PUD. Lucietto seconded the motion. Kubala said it seems to be an ideal transition going from commercial to higher density to less density. In general,he said it looks like a good way to go. Schoppe said concept plans have been shown and progress is being made. He said that the proposal is similar to the MPI project in terms of processes. He said there is a concept plan that would be attached to the PUD ordinance. He recommends that because there is no preliminary plan as part of the zoning request, the city should have some design standards as part of the PUD zoning. City Administrator Tony Graff said the city is amending its PUD ordinance. He reiterated that the Plan Commission needs to be more detailed language regarding design standards and concerns about Kennedy Road Ultimately; there will be a PUD review instead of a Page 11 of 13 preliminary plan review. He then asked if there were any general recommendations from the plan commission. Schillinger asked why the entire area was not incorporated as an R-2 PUD. Graff said they are incorporating it all. Lindblom asked if the developers are looking for the Plan Commission's recommendation of an R-2 PUD with certain concerns such as the Kennedy Road issue and design standards. Schoppe said that the Plan Commission needs to make recommendations about issues that need to be addressed. Mayor Art Prochaska said the Plan Commission can make its recommendation and the City Council will continue to negotiate the PUD agreement as it has in the past. Crouch pointed out that there is a fairly lengthy list of concerns from City Engineer Joe Wywrot such as density, park sites and a single access to the townhomes. He asked if the issues have been resolved. Graff said the developers haven't addressed all of the issues. However,he said the city would address all of those questions. Crouch said that the list is not insignificant. Lindblom asked if there were any other issues not already expressed. Schillinger said road stubs, access points and barracks-style housing are concerns. Commissioner Bill Davis asked if the comments made by resident Brad Turner could be added. However, Schoppe said that concerns about the retail project and the housing development should not be intermixed. At the request of Lindblom,Kubala made a motion to amend the original motion to include the satisfactory resolution of comments made by City Engineer Joe Wywrot and Mike Schoppe. Lucietto seconded the motion. The motion was unanimously approved by roll call vote. Green,Holdiman,Baker,Lucietto,Davis, Adams, Schillinger,Jones,King, Crouch,Kubala and Lindblom voted yes. The original motion was unanimously approved by roll call vote. Holdiman, Baker, Lucietto, Davis, Adams, Schillinger, Jones, King, Crouch, Kubala, Lindblom and Green voted to approve the rezoning request. 2. PC 2002-24 Yorkville Senior Apartments Opening discussions on the proposal, Kubala said he does not understand why the garages are not adjacent to the homes. He also said that the developers are reducing the number of garages to a low level. He said people often use garages for storage space. Barron said that the garage to unit ratio is 1 to 1 and that the ration of parking spaces per unit is 1.3 to 1.4 to 1. He said the developers look at what has been done in the past and what seems to work. Barron added that they have done projects in the past without Page 12 of 13 garages and there is still a waiting list. Affordable housing for seniors is a highly sought after product, he said. Barron added that there are budget constraints in these types or products. He added that the costs for building a garage attached to each unit are prohibitive. The developers plan for each garage building to house three or four double garages with partitions between them. Davis asked what is the furthest distance in the plan between a garage and a housing unit. Barron said that the garages would be 25 to 75 feet away. He added that the garages closest to the units would go to those who are in a greater physical need. Crouch said it does not make sense to have a garage that is 75 to 80 feet away from a. house. He also asked how wide the roadway is in the plans with the garages around it. He said it doesn't look like it has an effective traffic pattern. Gianone said that if the project goes too high over cost, it will not get chosen for additional funding and therefore will not be an affordable housing development for seniors. If they don't see the possibility for a cash return, banks and other will not help finance the project, he said. Crouch asked where the benefit is in putting forth the cheapest product possible so that it gets funding. He added that this may not be the right project for Yorkville and said that attached garages would be a great asset. Gianone said they could move the units around to get closer to the garages,but the garages cannot be attached. Barron said that in the plan,the units are more spread out because they wanted to try a new design. Commissioner Ted King suggested that maybe some of the garages could be located between homes. Commissioner Sandra Adams asked if the homes are pre-fab homes. Barron said they are stick built homes with a brick facade of 50 percent. Lindblom expressed concern about the parking and said that 1.25 parking spaces per home was not acceptable. Barron asked if 1.5 was enough,but Lindblom said he is leaning toward 2 spaces per unit. Baker indicated he didn't think the parking ratio was a problem. Schoppe said the city requires 2 spaces per unit on a typical townhome unit. He said the developers are asking for a reduction on that requirement because of the lifestyle of the residents who would live there. Page 13 of 13 Lindblom asked the developers is they would be opposed to the Plan Commission continuing the matter. The developers indicated that would be okay. Lindblom suggested the commissioners consider increasing the number of parking spaces to 1.5 spaces per unit and reconfiguring the garages so they are closer to the homes. Kubala made a motion to continue the discussion on the annexation amendment to the Dec. 11 meeting. Crouch seconded the motion. The motion was unanimously approved by voice vote. 3. PC 2002-23 Fox River Bluffs: Inland Land Appreciation Fund II, LP,petitioners, request 1 '/z mile review for RPD 2 Kendall County for the property located at the northeast corner of Fox and Highland Point roads to the Fox River in Kendall County. Gary Weber, representing GRWA Inland, said Fox River Bluffs is a single-family residential development located on 300 acres. Plans call for 141 single-family lots on minimum of one-acre sites. The overall density on the project is .5 units per acre. He said the plans include as few cul-de-sacs as possible and have a modified street layout with a boulevard connection the south to north ends of the development. Weber said the developers have sent letters to the City of Plano, Yorkville Township, and the park district. Green said he is concerned that there is no other entrance off Fox Road. Weber said the developers are discussing an alternative emergency access road. Lindblom asked if the developers talked with the railroad company about an emergency access. Weber said not yet. He said they went over plans with the fire chief who didn't have concerns about an alternative exit. He also said that once the project is built out, there will be several points of access. Lindblom said he also is concerned about the long cul-de-sac. He said the city standard is 600 feet. However,Weber said the county standard is 1,200 feet. Weber said the developers would like to begin the project next spring. Kubala made a motion to recommend to the county the acceptance of the plan and rezoning for PC subject to concerns mentioned in the memos and the desirability for a second emergency access. Crouch seconded the motion. The motion was unanimously approved by roll call vote. Baker, Lucietto, Davis, Adams, Schillinger, Jones, King, Crouch, Kubala, Lindblom, Green and Holdiman voted yes. The meeting adjourned at 9:42 p.m. Minutes respectfully submitted by Dina Gipe