Resolution 2007-31 STATE OF ILLINOIS )
)ss
COUNTY OF KENDALL )
RESOLUTION NO. 2007- 3
RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT
OF SUBDIVISION FOR
FOUNTAINVIEW SUBDIVISION
WHEREAS, by petition dated March 15, 2007, DTD Investments, LLC filed with the
United City of Yorkville a Final Plat of Subdivision for the Fountainview Subdivision
property, as described on Exhibit "A" attached hereto; and
WHEREAS, said plan and plat was duly referred by the City Clerk to the City Council
of the United City of Yorkville, who, in turn, referred said plan and plat to the Yorkville Plan
Commission for study and recommendation, and to the Yorkville Economic Development
Committee for recommendation of a final decision; and
WHEREAS, said plan has been determined to be in substantial conformance with the
United City of Yorkville Zoning Ordinances, being Title 10 of the Yorkville City Code; and
WHEREAS, said plat has been determined to be in substantial conformance with the
Yorkville Subdivision Control Ordinance, being Title 11 of the Yorkville City Code; and
WHEREAS, said plan and plat has been determined to be in substantial conformance
with the Annexation Agreement; and
WHEREAS, on May 9, 2007, the Yorkville Plan Commission recommended that said
Fountainview plan and plat be approved, subject to the terms and conditions contained herein;
i and
WHEREAS on May 15 2007 the Economic Development Committee of the Yorkville
City Council reviewed said Fountainview plan and plat and said recommendations and
recommended that said plan and plat be approved.
NOW THEREFORE, BE IT RESOLVED by the City Council of the United City of
Yorkville as follows:
1. The findings of fact and conclusions contained in the aforesaid preamble
recitals of this Resolution are hereby determined and accepted;
2. The said Fountainview Subdivision plan and plat as described on Exhibit" A"
are hereby approved subject to the following conditions:
a. Address comments of April 30, 2007 staff report by Travis Miller
b. Address comments of March 19, 2007 staff report by Joe Wywrot
c. Address comments of March 19, 2007 staff report by Laura Haake
d. Address comments of March 23, 2007 staff report by Rebecca Houseman
The Yorkville City Clerk is hereby directed to file and keep on record said Fountainview
Subdivision plan and plat and a certified copy of this Resolution, after its passage and signing by
the Mayor, and file said plat after its passage and signing with the applicable County Recorders
Office and the applicable County Clerk, at the earliest possible time.
PASSED AND APPROVED this as da of I" A Y 2007.
,
I
ROBYN SUTCLIFF Y JOSEPH BESCO y
GARY GOLINSKI Y ARDEN JOSEPH PLOCHER y
WALTER WERDERICH `/ MARTY MUNNS V
ROSE ANN SPEARS V JASON LESLIE `/
1
Approved by me, as Mayor of the United City of Yorkville, Kendall County,
Illinois, this oZ oZ. Day of M y , A.D. 2007.
i
r
MAYOR
Passed by the City Council of the United City of Yorkville, Kendall County,
Illinois this c) Day of MAY , A.D. 2007.
ATTEST:_
. CITY CLERK
' I
EXHIBIT A
LEGAL DESCRIPTION
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4 AND PART OF
THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST
QUARTER OF SAID SECTION 5; THENCE SOUTH 89 DEGREES, 40 MINUTES, 05
SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER
655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO.
47 EXTENDED FROM THE SOUTH; THENCE SOUTH 1 DEGREE, 44 MINUTES,
07 SECONDS EAST ALONG SAID TANGENT CENTER LINE AND SAID
TANGENT CENTER LINE EXTENDED, 3511.16 FEET; THENCE NORTH 89
DEGREES, 29 MINUTES, 40 SECONDS EAST 548.60 FEET FOR THE POINT OF
BEGINNING; THENCE SOUTH 89 DEGREES, 29 MINUTES, 40 SECONDS WEST
ALONG THE LAST DESCRIBED COURSE 548.60 FEET TO THE CENTER LINE
OF ILLINOIS STATE ROUTE NO. 47 AFORESAID; THENCE SOUTH 1 DEGREE,
44 MINUTES, 07 SECONDS EAST ALONG SAID CENTER LINE 489.07 FEET;
THENCE SOUTH 86 DEGREES, I l MINUTES, 02 SECONDS EAST 575.53 FEET TO
A LINE DRAWN SOUTH 4 DEGREES, 21 MINUTES, 07 SECONDS EAST FROM
THE POINT OF BEGINNING; THENCE NORTH 4 DEGREES 21 \MINUTES, 07
SECONDS WEST ALONG SAID LINE 533.53 FEET TO THE POINT OF
BEGINNING (EXCEPT THE SOUTHERLY140 FEET, AS MEASURED ALONG THE
EAST LINE THEREOF AND ALSO EXCEPT THAT PART CONVEYED TO THE
PEOPLE OF THE STATE OF ILLINOIS, DEPARTMENT OF TRANSPORTATION
BY WARRANTY DEED RECORDED MAY 8, 1990 AS DOCUMENT 90 -2884) IN
THE TOWNSHIP OF KENDALL, KENDALL COUNTY, ILLINOIS.
o United City of Yorkville Memo
_1% 800 Game Farm Road
LOW
EST. ;; 1836 Yorkville, Illinois 60560
=— Telephone: 630 -553 -8545
Fax: 630 -553 -3436
LE
Date: April 30, 2007
To: EDC /COW
From: Travis Miller, Community Development Director
Cc: Lisa Pickering, Deputy Clerk (for distribution)
Subject: PC2007 -11 Fountain View Preliminary/Final Plat of Subdivision
Backeround
The Plan Commission is scheduled to review and make a recommendation on May 9,
2007. This recommendation will be reported to you on May 15, 2007.
This property was annexed and zoned B -3 April 24, 2007. The approved annexation
agreement includes a Concept Plan and the proposed Preliminary/Final subdivision plan
is consistent with this. Concept Plan.
Staff Comments:
Staff recommends approval of the Preliminary and Final Plats of Subdivision subject to
the items being addressed in the following attached reports:
Joe Wywrot — March 19, 2007 report
Note: Joe Wywrot had recommended Fountainview Drive be 39' back -to-
back street within an 80' right -of -way. The proposed plan includes a 30'
back -to -back street within a 66' right -way. Plan Council recommended
requiring a 39' back -to -back street within a 66' right -of -way provided the
plat include an additional 7' building setback and an easement dedication
for the sidewalk.
Laura Haake — March 19, 2007 report
Rebecca Houseman — March 23, 2007 report
1
c/r� United City of Yorkville Memo
800 Game Farm Road
EST. _ 1836 Yorkville, Illinois 60560
Telephone: 630 -553 -8545
Fax: 630 -553 -3436
!, Date: March 19, 2007
To: Charles Wunder, Urban Planner
From: Joe Wywrot, City Engineer
CC:
Subject: Fountainview — Final Plat & Plan Review
I have reviewed the proposed plan for the referenced development, dated Feb. 13, 2007
and received Feb. 26, 2007, and have the following comments:
Plat:
• Show the future Route 47 right -of -way line. Confirm the right -of -way
requirements with IDOT, which appear to be limited to a 2 meter width across the
northern half of the site's Route 47 frontage. Create a separate lot for this future
right -of -way, and label it to be conveyed to IDOT.
• Show and dimension the right -of -way corner cut at the intersection of
Fountainview Drive and Route 47.
• Modify the note for the Fountainview Drive right -of -way to state that it is hereby
conveyed to the United City of Yorkville.
• Show a 60 -foot total width public utility and drainage easement extending north
from the Fountainview Drive right -of -way to the northern boundary of the
development. The centerline of this easement would be 5 feet east of the eastern
edge of Lot 1.
• Show 15 -foot public utility and drainage easements around the perimeter of all
other lot lines except Lots 4 and 5, which would have blanket public utility and
drainage easements.
• Show an access easement along the N -S private drive, extending to the north line
of the development. This easement would benefit all lots in the development, as
well as the property to the north of the development. Add language for this
easement.
o Move the south property lines of the two detention basins lots further south so
those basins are located entirely within their own lots.
Plan:
General
e A plat of easement for offsite roadway and utilities needs to be submitted for
review.
• This property is subject to a water and sanitary sewer recapture agreement.
• An agreement from Kendall County regarding the ultimate right -of -way and
easement dedications for Fountainview Drive is needed, as well as an agreement
regarding the interim us of city water for the existing county facilities.
• A Site Development Permit will be needed.
• Illinois EPA watermain and sanitary sewer permits will be needed.
• Provide a field tile study for review. Information should also be provided
regarding the existing 36" storm sewer that drains to Route 47 south of the
development, as well as the existing sewer along the Route 47.
• Submit plans to Yorkville- Bristol Sanitary District for review.
• Submit plans to Bristol- Kendall Fire Protection District for review.
• Submit plans to IDOT for review.
• Provide a letter from the Kendall County Health Dept. that the well and septic
field has been or will be properly abandoned once that work is completed.
• Provide documentation that the NOI has been submitted to the Illinois EPA.
• The stormwater basins should accommodate the full fixture 80 -foot right -of -way
of Fountainview Drive. My calculations indicate that a total pond volume of 2.26
acre -feet is required. Since no detail is given for individual site build -out, that
volume may increase or decrease subject to final site designs.
• Provide storm sewer sizing calculations for review.
• Provide an engineers estimate of cost for review once the plans are approved.
Sheet 1
• All lots shall be addressed off Fountainview Drive, with an address range of 121-
165 Fountainview Drive. Show the address range for this development on the
cover sheet. Show individual lot addresses and lot numbers on the various plan
sheets.
Sheet 3
• Show the future Route 47 right -of -way line. Adjust setback lines accordingly.
• Fountainview Drive should be 39' B -B centered within an 80 foot right -of -way,
with appropriate corner cuts at the intersection with Route 47. The centerline of
Fountainview should be shifted north about 7 feet to align with the centerline of
the existing roadway intersection.
• Show the future south right -of -way line, as well as the interim roadway and utility
easement on County property. Also show the future sidewalk and future 10 -foot
wide public utility and drainage easement along the future south right -of -way line.
• We need to discuss whether the walkway along the Route 47 frontage will be in
an easement or within the IDOT right -of -way, and whether this walkway will be a
5 -foot wide concrete sidewalk or a 10 -foot wide bituminous pedestrian trail.
e The private roadway to the north should have 12 -foot minimum lane widths. This
results in a 27 -foot B -B pavement within a 30 -foot easement.
Revise the curb radii at the N -S private roadway intersection with Fountainview
Drive to be 40 feet to the BOC.
j • The N -S private roadway must be extended to the boundary of the property. A
temporary grading easement from the adjacent property owner will be needed.
Call for permanent guardrail at the end of this roadway, to be removed by the
adjacent property owner when that roadway is extended.
• Call for a streetlight at the common lot line of Lots 2 and 3.
• We need to discuss if a sidewalk should be constructed along the N -S private
road.
• Easements will be needed along the private N -S roadway. The detention basin
retaining walls will need to be moved back accordingly, and also to accommodate
the possible N -S sidewalk.
• Show how the driveway to the south will connect to the existing county facility.
• Call for an asphalt driveway apron off the end of the Fountainview Drive
pavement, connecting to the existing gravel driveway to the water tower.
• Provide a detail for the retaining walls.
• Eliminate the stand -along streetlight at the NE corner of Route 47/Fountainview.
Call for a light on the traffic signal pole at the SE corner of the intersection.
• The streetlights along Fountainview should be the city standard for commercial
g g
areas.
Sheet 4
• Show sidewalk elevations along Route 47.
• Call for a culvert beneath the sidewalk at ditch crossing. A railing may be needed
at this location.
• Provide a profile view and a striping plan for Fountainview Drive.
• What is the purpose of the storm manhole to be placed over the existing 36" storm
sewer to the south of the site?
Sheet 5
• Show the proposed casing pipe for the utilities crossing Route 47. The casings
should be long enough to extend beyond the future Route 47 widening.
• An 8" watermain along the N -S roadway will be sufficient. This watermain must
be extended to the northern boundary of the development.
• The sanitary sewer along Fountainview Drive should be 10" diameter. Consult
with YBSD regarding slopes w g g es and elevations. p
We need to discuss whether a sanitary sewer extension to the northern boundary
of the development will be required.
• Show the storm sewer along both Fountainview Drive and the N -S roadway to be
located down the center of these roads. Extend the storm sewer north along the
N -S roadway, where it will discharge to the detention basins. Eliminate the storm
sewer along the Route 47 frontage.
• Show the existing well and water service to the county property. Call for a new
water service from the Fountainview Drive watermain to connect to the existing
service on the south side of Fountainview Drive. Call for the well to be
abandoned.
Sheet 9
• Revise the roadway typical section widths per comments above. Also, call for the
edge of pavement to be sealed with hot - poured bituminous crack filler, Amoco
4451 geotextile at subgrade to a point 12" back -of -curb. Call for a 2% crown
slope.
• Delete all sanitary- related details and replace them with YBSD standard details.
• Revise the valve vault detail to have "City of Yorkville — Water" cast into the lid.
• Revise the storm manhole detail to call for Neenah R -1530 frame and lid in all
areas. "City of Yorkville — Storm" should be cast into all lids.
• Add details for streetlight items, pressure - tapping valve in vault, water service,
fire hydrant, thrust blocking, restrictor manhole, flared - end - section w /grate,
retaining wall, curtain wall, and level spreader.
Please forward these comments to the developer. If you have any questions regarding
these comments, please see me.
United City of Yorkville Memo
800 Game Farm Road
EST l 1636 Yorkville, Illinois 60560
Telephone: 630 -553 -8545
®� Fax: 630 -553 -3436
Date: March 19, 2007
To: Charley Wunder
from: Laura Haake
CC: Rebecca Houseman
Subject: Fountainview Preliminary Landscape Plan
I have reviewed the preliminary landscape plan for Fountainview dated February 23,
2007, by Schoppe Design Asociates, Inc., and have prepared the following comments:
General Comments:,
1) Show roadway right -of -way lines.
2) Show all buffer yard dimensions.
3) A landscaped buffer yard is required around the storm water basins on lots 4 and
5. Indicate if buffer yard is 30 feet or 10 feet wide show and add landscape
planting to the materials list.
4) The retaining walls of the detention basins are not shown in the same location on
the landscape plans and engineering plans. Adjust the basin size or lot size
accordingly.
5) All trees shall be placed a minimum of 20' from all freestanding structures. This
includes fire hydrants, street lighting, etc.
6) Acer rubrum `Autumn Blaze' is the same species as Acer x freemanii `Autumn
Blaze' and is not an acceptable species. Replace with an approved species from
the shade tree list.
7) Add a note to the plans that state the street trees and landscape buffer yard for
each lot will be submitted with individual lot development for City approval.
8) No sidewalks are currently shown on the landscape plan, however, sidewalks are
shown on the engineering plan. The landscape plan shall place plant material an
appropriate distance from the sidewalk.
9) Any sign landscaping shall be shown with a separate detail.
D c/, United City of Yorkville Memo
800 Game Farm Road
esr. � _..
1836 Yorkville, Illinois 60560
Telephone: 630 -553 -4350
o [J AJ �� Fax: 630 -553 -7575
o
i NmAf Cz:ty
E l�
I
Date: March 23, 2007
To: Charles Wunder, AICP
Crorn: Rebecca Houseman
CC: William Dettmer, CBO; Anna B. Kurtzman, AICP; Joe Wywrot, PE
Subject: Zoning Review of Final Site Plan Dated February 23, 2007 and Final Plat of
Subdivision Dated February 20, 2007 and Revised February 27, 2007 for the
Proposed Fountainview Development (SP07.0002)
Zoning staff has reviewed the documents above for compliance with the City of Yorkville's
zoning code. Staff found that the following issues must be addressed before the plans may be
approved.
1. The subject property must be annexed into the City of Yorkville and rezoned B -3 Service
Business District before the plans may be approved.
2. The proposed ingress /egress easement (shown on the site plan) along the north side of the
Kendall County property to the south must be recorded before the plans may be
approved. If the easement already exists, the developer must provide documentation of
such easement to city staff.
Final Site ]Plans
3. The fiont and corner side setbacks are reversed on lot 1. The front of a zoning lot is the
side of a lot shortest frontage along a public or private road. The shortest frontage of lot
1 is along Fountainview Drive. The 50 -foot front building setback line must be along
Fountainview Drive. 30 -foot corner side setbacks are required along Route 47 and Street
"
4. if the proposed sign easement is still located at the southwest corner of lot 1, the
applicant must make sure that it does not encroach on any public utility, drainage, or
right-of-way easements. The sign must be outside of the 25 -foot sight clearance triangle
at the intersection of Bridge Street (Route 47) and the proposed Fountainview Drive.
5. Parking requirements may not be detenmined from the plans at this time because
buildings and parking lots are not shown.
6. Lot coverage may not be determined at this time because the proposed buildings are not
shown on the plan.
7. The loading requirements may not be determined at this time because the locations of the
buildings and the uses are not shown on the plan.
C. Wundcr
Fountainview Development
March 23, 2007
Page 2 of 2
Final Plat of Subdivision
8. The front and corner side setbacks are reversed on lot 1. The front of a coning lot is the
side ol' a lot shortest frontage along a public or private road. The shortest frontage of lot
1 is along Fountainview Drive. The 50 -foot front building setback line must be along
Fountainview Drive. A 30 -foot corner side setback is required along Route 47 and the
access road parallel to Route 47 east of lot 1.
9. Landscape and sign casement provisions are included in the easement provisions section
along the right -hand side of the document, but the landscape and sign easement are not
labeled on the plat. The proposed landscape and sign easements must be labeled on the
plat.
10. There is no ingress /egress easement shown on the plat along the south side of the subject
property. The provisions and the location of the ingress /egress easement must be
recorded on the plat.
11. There is a 25 -foot access casement shown on the plat along the east side of the lot 1 and
along the west sides of lots 2 and 3, but the access easement provisions are not listed
under the easement provisions section. The language of the easement provisions must be
included on the plat.
Please let me know if you have any questions or require additional information.
rshAabk
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