President Michels led those present in the Pledge of Allegiance.
NEW BUSINESS
SETTLER'S RIDGE/ KIMBALL HILL PRESENATION OF PRELIMINARY CONCEPT PLANS FOR
NORTHERN PORTION OF ALEXANDER PROPERTY
The north portion of the proposed development roughly lies between Gordon
Road on the east, Illinois Route 56 on the north and the Burlington Northern
Sante Fe railroad tracks on the South, and consists of 447 acres.
Richard Young, Director of Land Acquisition and Entitlement with Kimball
Hill Homes began the presentation. Before engaging in the formal procedure for
approval of the development, they wanted to present a good deal of background
information to the Village Board, Plan Commission/ZBA and Staff. He apologized
for Randall Arendt, Conservation Development Designer, not being present at
the meeting. He will be back in July, hopefully being available to the Board
and Commission at that time to present of his "smart growth"
principles.
The developer supplied the Village Board and Plan Commission members with a
binder containing some of the product types being considered for the
development. The first grouping depicts smaller lot widths with a good deal of
architectural detail and emphasis on porches. This type of product is what the
developer would like to develop in terms of a traditional neighborhood design
streetscape. The next grouping is of three homes in size from 2,400 S.F. to
3,000 + S.F. It continues the architectural theme, but are more conventional
lots that comply with some of the neighborhoods existing in Sugar Grove.
The third group of homes are approximately 3,500 S.F. and will be primarily
in the riverside area in the southern portion of the plan at a later date. The
final grouping are both single family and duplex homes.
Trustee Geary questioned if the first product mentioned on narrower width
lots would be under 10,000 S.F.? Young indicated they would not be 10,000 S.F.
and would require a variance. There are a variety of lot sizes proposed, some
with elongated footprints with some courtyards and usable space with garages
either attached to the home or attached by breezeways or detached.
Young was asked what the low and high end of selling price figures would be
for the homes. He responded approximately from $150,000 to $500,000.
North parcel concept plan data:
Total parcel area: 447 acres
Commercial area 28 acres
Mixed-Use area 25 acres
Residential area 394 acres
Area Density 2.25 DU/acre
Townhomes 153 units
30' x 132' detached/attached courtyard homes 115 lots
40' x 132' detached single family 61 lots
50' x 132' detached single family 203 lots
60' x 132' duplex 88 units
Marquee detached single family 8 lots
65' x 132' detached single family 134 lots
80' x 125' detached single family 100 lots
90' x 134' detached single family 29 lots
Total 891 units
Chuck Scanlon, Kimball Hill representative, then conducted a power point
presentation of the concept plan for the development. The discussion focused
upon the physical plan for the north half of the development. The open space
for the project is slightly over 40%.
The section of the plan labeled Riverside residential has some of the
larger lots along a curvilinear design with more open space pockets behind
some of the lots. This neighborhood will have a different feel than others.
One area to the south may have three different lot sizes within an envelope
of the western third of the property, labeled Contemporary residential. These
lots will directly abut the existing neighborhoods and be a match to them.
This area will be entirely single family detached residential entirely
front-loaded. The Contemporary residential area will be connected through the
project through two primary access points. There's a small building shown on
the site that could be used as a park district facility and with the lakes
proposed the opportunity presents itself for the use of paddle or sail boats.
The area labeled Traditional Neighborhood, south of Prairie will have a
great deal of product variety and mixing of product types. This area may seem
unconventional to typical development patterns.
Two areas of the development are designated mixed use, that together
comprise 56 acres. If a train station were a possibility in the development,
these areas would be a good site for that use. Shown on the plans is a
realigned Prairie to improve the intersections immediately south of the tracks
trying to create a better four-way intersection at that point.
The area marked mixed use adjacent to Gordon Road/Galena area would take on
a bit of transition coming out of a residential, traditional neighborhood,
sidling up to a more conventional commercial quarter. By mixed use, it could
have offices, residential, assisted living, etc.
There is an asterisk marked on the plan designating a proposed elementary
school site. They have not approached the school district as yet, but believe
a school site should be within the project.
The asterisks within the Traditional neighborhoods indicate the possible
designation of an age restricted or targeted neighborhood. Perhaps an enclave
in and of itself inside the Traditional neighborhood. Those home would have
common maintenance for the buildings and lot.
In regard to their engineer's study of the aspects of utilities, there is
substantial drainage going off to the north. When going through the evolution
of the plan, the stormwater management has to be located first. It becomes one
of the significant land use footprints on any project and the site analysis
determines the planning of the remainder of the site.
They have looked at the detention/retention site designs with an eye to
passive and active recreational uses for the residents of the community. In
addition to their functional uses they will become an amenity of the project.
He noted that by clustering lots that take up less area, it allows them to
spin off greater areas of open space.
Trustee Geary asked if the school site was included in the open space
percentage? Scanlon indicated the school site was included in the open space
percentage. They have hopes of working with the school district for joint
usage of the parking, especially in the summer. If the open space requirement
needs to be separated at a later date that will be done.
28 acres above the mixed-use area, abutting Gordon/Route 56 are proposed as
Commercial for a conventional shopping area.
Scanlon, referring to Buening's comments in his memo, said they recognize
there will be sensitivity felt by the existing residents caused by the change
of roads going through. They will do what the Village wishes in regard to road
connections.
They have, however, designed the routes so they don't just continue
straight through the development. Comment was made by a Trustee that more
direct routes through the project would be desirable. They can discuss the
merits of what is best. But they purposely created a lot of different,
multiple routes getting the traffic moved as it needs to move without creating
a raceway.
There are a couple of small pocket parks within this area. Everyone within
the Contemporary neighborhoods is a block or two away from the mass of open
space running through the center. Single loaded roads are designed so both
visual access and
physical through connection from the neighborhood into the open space and
interconnects up to the northeast throughout the plan.
Saloga questioned if the ponds being referenced was a swamp area. Scanlon
said it is a delineated wetland and will be preserved or enhanced as a natural
area.
The school site is 15 or 16 acres in this location. A direct linkage has
been created to a wide entrance into the school site. Busses will be coming
through that area and not driving past anybody's driveway. There will be the
ability to take advantage of the set back for proposed athletic fields east of
the school site. Residents can use the school's parking lot during the summer
months.
There may be a second school site on the south half of the development.
There are thoughts of a pedestrian linkage from the south coming under the
tracks to get to the north side and school itself adjacent to what is an
underpass now, making sure the drainageway that is there now remains in tact,
perhaps embellished. One benefit of a modified bridge is that people can get
form one point to another without having to go east on Prairie and then north
on Gordon and then back west again to get to that site.
A good deal of discussion took place between the Village Board, Commission
and developer regarding traffic design. Some concerns expressed were focused
on:
the prospect of a right-in, right-out access at Route 56 not being
workable, the narrow streets on the west and having one access onto Gordon
Road with the the prospect of 3,000 residents living along the road, along a
railroad with possible spills as a danger, how emergency vehicles could get
back there. The developer's traffic engineer must address all these matters.
Concern was also expressed regarding a bottleneck in traffic that would occur
along the only exit point going to the west up to Cross Street, ultimately
traffic traveling through Chelsey Meadows. Scanlon said they have explored
Route 56
access points. It is a limited access highway and a right-in, right-out is
something the State does not want in this location. Scanlon said a
reconstruction and realignment would have to happen at the grade crossing on
Gordon and Prairie.
It was questioned as to what type of road Gordon would become? Scanlon said
in looking at the comprehensive plan for the whole region it appeared that
Gordon could be a major four-lane boulevard with a turning lane.
Scanlon pointed out they have reached an agreement to go forward to
purchase the Dolan property, which is approximately 60 acres, which when
accomplished will provide opportunities for better access points. It was
pointed out that the Dolan property is designated commercial in the Village
land use plan. That would be an appropriate use for the major intersection.
That is also a low area that will need to have storm water management
developed. Scanlon said they have traffic engineering that's coming with a
detailed traffic analysis which will be available at subsequent meetings.
Scalon then went on to give details about the neighborhood called
Traditional. Coming into the project in the initial square, an immediate sense
of what makes this project different than a conventional development should be
in evidence can be felt. The view would be a sampling of the different product
types, a variety of lot sizes and price ranges. Two commercial buildings are
proposed. One may be used as a sales office.
A stormwater basin would be located at the corner of Gordon and Galena as
well as an overpass over the tracks. The question of who would pay for this
bridge came up. Scanlon said there are funding sources through the railroad,
Federal funding that goes to the State and the State Commerce ICC. It would be
a major expense. The railroad wants to see improvement there. It is a priority
on their list because of accidents occurring there. A representative from
Springfield, Mo. Said this was a target area to eliminate that grade crossing
and funding sources are available. Aurora and Sugar Grove share the border on
that road. The County and other municipalities are also aware of this in their
regional traffic studies.
Within the Traditional area, there is a neighborhood park where larger
active recreation facilities could be located. A second park is planned which
could have a provision for a church site within this space and another
building, taller in structure that could serve as small retail on the first
level. From the other direction, the crescent shape of the road with homes
provides an attractive view
At this point in time, President Michels informed the public filing into
the room for the Jewel petition, that the hearing, by the request of the
developer, was continued to the Plan Commission's September 17th
meeting. They were invited to remain or leave if they wished.
Returning to the Settler's Ridge project, Scanlon said there is a
possibility of a community center in the Traditional neighborhood, perhaps
with a pool and tennis courts.
The Contemporary area to the west. Within it they have developed a
north-south access partial road. It is an access point throughout the
development in terms of an open space and trail system terminating at the
south end. Courts of townhomes terminate at the lake at the north end. The
feeling for the residents is that they have some connection to an amenity
that's several blocks away.
There are scattered townhouses in the traditional area. Regarding
aesthetics, what is seen from Route 56 in this location, nature has taken care
of the majority of the frontage on the development. They hope to preserve the
56 status. The plan calls for stormwater management in this location and it
will have a gracious setback off 56.
The primary east-west traffic flow throughout the project goes southwest
and northwest though the Contemporary area getting into the school site.
Something the developer has been doing in other projects, and would like to
repeat in Settler's Hill, is supplanting on one side of the road, leaving the
sidewalk out and putting in an 8' asphalt trail where the sidewalk would
normally be, just widening the right-of-way a bit. They plan to develop a
clear through bike, walking, jogging trail throughout the development
continuing to the mixed use and commercial area.
Another park planned has access forming a T. Another north-south portion is
through this open space that would take people south to the pedestrian
crossing. Structures that could be in this park could be a boathouse or other
structure that would be associated with the recreational opportunities
generated with this linear space system. It was questioned if the major
east-west road circling the entire park might not make it difficult for people
to get in and out. Scanlon responded the contours are purposely designed as
traffic calming to keep traffic slower in residential neighborhoods. These are
issues that can be discussed, but they have found roads designed thus function
well.
The question was posed of Scanlon, if they have thought of the trail system
going to 56 and then a pedestrian overpass over 56, because to the north, the
Village is considering plans for a town center; possibly a library, post
office, etc. It would be an ideal thing if there were a pedestrian overpass to
connect both sides of 56 to one another. It could then continue up to Black
Walnut Trail. Scanlon said they would consider extending that trail.
Scanlon said the overall traffic pattern is a modified grid. With the Dolan
property coming in it is likely the angular street will come right through and
be a primary road getting back to Gordon, which will help the overall traffic
flow situation, providing another option. This provides an opportunity for
another connection closer to Galena.
A slide envisioning the park view a resident would see from his second
floor balcony was shown. Many homes would have similar views within the
project.
Scanlon was asked if the developer was planning on building the features in
the parks? He responded yes, some they would. However, perhaps the park
district and Village may want to entertain on going ownership and maintenance.
If not it would be owned and maintained by the homeowners' association.
He then went on to describe the types of housing and commercial uses
proposed and the lot sizes with more expensive homes on larger corner lots.
Within the Traditional area both the least expensive and most expensive homes
would be represented. The corner homes would be in the range of 2400 to 3000
S.F. Saloga said he liked the larger concept but he had reservations about the
30' lots.
Trustee Geary said the traffic design is a huge issue with him. He also had
concern about the property on the East Side of the project. The Village has an
agreement to have like uses with Aurora in the area joining the two
municipalities. He asked if the developer had presented their plans to Aurora.
Scanlon said they have not as yet. Aurora's intent there is estate zoning.
They may agree with some commercial that is compatible. President Michels
spoke with Mayor Stover of Aurora. There is an existing pre-agreement. Stover
would like to have Aurora comment on this plan.
Concern was expressed about the densities. The 2.25 dua puts a tremendous
stress on the school, road and service systems. 2 dua would be more
acceptable. Looking at the occupancy at 2.25 dua, there would be 2,700 persons
in the dwelling units once built out.
Concern was again expressed, about the roads, Prairie Street in particular.
It will become a major east-west street. It was suggested it be widened as a
primary road. An underpass for cars and possibly school busses at the railroad
tracks was suggested. In addition, the site designated for the school was a
poor one. Having a pedestrian overpass on Route 56 and access as right-in,
right-out was also mentioned.
Johnson also thought traffic patterns would be a major concern. She
encouraged right-in, right-out at Route 56. Even if a right-in could not be
possible, a right-out would work .
She also did not think favorably of the school site. The school district
should determine the school site. She was in favor of trying the new (smart
growth) concepts, but did not approve of the 30 and 40' wide lots. Input from
the Fire Department would be essential regarding the lot widths and the houses
being close together.
Scanlon was asked what the percentage of open space was on the north
portion?
Scanlon said 170 acres, 40%. A Trustee questioned what benefit would Sugar
Grove realize by granting approval of 2/3 of these lots not meeting the
Village's minimum lot sizes. What is the benefit of smart growth? They may
look great when first constructed, but may be starter homes. Will the Village
be able to place deed restrictions on them, i.e. they can only be sold for
owner occupied residents, limit the number of people or number of families
that live in them, so it doesn't turn out to be a deteriorating part of the
Village in years to come.
Scanlon indicated the major benefit for the Village is that the developer
would be creating a sense of community rather than just another subdivision on
a tract of land that would otherwise be just a normal development. This type
of community has not been generated in the whole region of Chicago. It would
put the Village on the map in terms of being innovative and different from the
run of the mill development. There are numerous park sites that will have a
lot of detail and embellishments. The Village would be getting a much more
interesting, attractive project. If the density becomes watered down, a lot of
things within the project also get watered down; i.e. the parks start going
away.
In regard to the starter housing, this type of housing will be mixed in
throughout the plan. It's sort of a "pressure policing" by
neighbors.
Schiber indicated he was not leery of the 2.25 density provided the types
of amenities promised come to fruition. His concern lies in a project of this
size, and type of product being so radically different from anything else in
the Village. It will be an island within Sugar Grove and not be drawn back
into part of the community. Scanlon said that isolating the project was what
they were working to avoid. They have planned a lot of interconnectivity. They
want people in the community now to come and use some of the facilities s
well. That's why it's important to discuss what would be public for the entire
community and what might be private.
Schiber asked if, as part of the plan, they would be doing any type of
conservation designing? Scanlon responded yes.
Benesch liked the idea of not seeing rows of garages on the street side. He
too was concerned about the 30' wide lots. He has seen homes built this close
together and did not have a favorable impression. Traffic is a bother also,
especially where it connects over to the existing part of Sugar Grove. Simply
for the fact the people never have had traffic experienced on that road beside
them. That will be an issue.
Village Engineer, Dave Burroughs questioned how they planned to phase
construction? Scanlon responded they plan to move from the east to west in
development phases.
Johnson asked what the expected build out was for the northern portion.
Scanlon thought in the area of four years, depending upon the success of the
marketing program.
The question of the selling price range of the 30' x 132' size lots was
posed. Scanlon indicated the starting price would be under $200,000, depending
upon the package. He
did not think the cost of those homes could be directly tied into the
smaller lots. Smaller lots still have the intimacy of the size but could be of
high quality.
Johnson asked what the distance between homes on the 30' wide lots would
be. The side yard setbacks on each house would be 5'.
Schiber asked if there were plans for a senior component for the mixed use?
Scanlon said it was a possibility. If it came to pass, it could be age
restricted, with an association and exterior maintenance being a provided
service.
There could be some commercial uses in the Traditional area. It would lend
itself for an ice cream place or small shop, like a canteen the trail users
could stop at. Another suggestion was to provide a convenience retail area
centrally.
Saloga asked if the developer would develop the commercial spaces in the
northeast quadrant also, or would it be spun off. It would be hoped the
commercial area would not be a "strip mall" but be guided by the
developer's architectural guidelines. Scanlon said they probably would not be
the developers of the commercial space. They would spin it off with
architectural standards that would be brought into the annexation agreement.
Regarding Buening's comments in his memo about right-of-ways. The public
right-of-way throughout the development along frontage streets is at 60'.
Scanlon said the opportunities for open space in the south portion of the
project are greater because of the natural features. The question arose that
if public buildings are put up on green space, would the developer get credit
for the entire area for open space. Scanlon indicated they would not attempt
to get credit for retail uses, but structures such as a clubhouse and pool
should be credited to open space.
At the conclusion of the presentation Buening asked the Trustees and
Commissioners to e-mail their comments, both those expressed at the meeting
and others that come to mind afterwards, to him and he in turn will get them
to the Kimball Hill developer. With comments in hand, the developer will know
what the Village is looking for when they do come in with formal concept
plans.
Buening said the next step in the process would be to have the Plan Council
review the plans and get its input. He suggested they bring the plans to
Aurora for review also at this time.