Resolution 2007-32 STATE OF ILLINOIS )
)ss
COUNTY OF KENDALL )
RESOLUTION NO. 2007-
RESOLUTION APPROVING THE FINAL PLAT
OF SUBDIVISION FOR
RUSH - COPLEY YORKVILLE HEALTHCARE CENTER
WHEREAS, by petition dated March 6, 2007, Copley Ventures, Inc. filed with the
United City of Yorkville a Final Plat of Subdivision for the Rush - Copley Yorkville Healthcare
Center 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 Rush Copley Health Care Center 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 Planned Unit Development Agreement; and
WHEREAS, said plan has been determined to be in substantial conformance with the
approved preliminary plan and plat; and
WHEREAS, on May 9, 2007, the Yorkville Plan Commission recommended that said
plan and plat be approved, subject to the terms and conditions contained herein; and
WHEREAS, on May 15, 2007, the Economic Development Committee of the
Yorkville City Council reviewed said plan and plat and said recommendations and
recommended that said plan and plat be approved.
NOW THEREFORE, DE 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 Rush Copley Health Care Center 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 7, 2007 staff report by EEI
c. Address comments of March 27, 2007 staff report by EEI
The Yorkville City Clerk is hereby directed to file and keep on record said Rush - Copley
Yorkville Healthcare Center 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 a a day of M A V , 2007.
ROBYN SUTCLIFF y JOSEPH BESCO V
i
GARY GOLINSKI y ARDEN JOSEPH PLOCHER
WALTER WERDERICH V MARTY MUNNS (\/
ROSE ANN SPEARS y JASON LESLIE I
i
Approved by me, as Mayor of the M City of Yorkville, Kendall County,
Illinois, this o� o� Day of M A 7 , A.D. 2007.
MAYOR
Passed by the City Council of the United City of Yorkville, Kendall County,
Illinois this o� oZ Day of M A 7 , A.D. 2007.
ATTEST:
CITY CLERK
I I
i
EXHIBIT "A"
THAT PART OF THE NORTHEAST % OF SECTION 30, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED
AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID
NORTHEAST 1/4; THENCE SOUTH 01 DEGREES 18 MINUTES 14 SECONDS
EAST ALONG THE EAST LINE OF SAID NORTHEAST 1 /4, 479.42 FEET, TO A
THE SOUTH RIGHT OF WAY LINE OF U.S. ROUTE NO. 34 FOR A POINT OF
BEGINNING; THENCE CONTINUING SOUTH 01 DEGREES, 18 MINUTES 14
SECONDS EAST ALONG SAID EAST LINE, 1431.68 FEET; THENCE SOUTH
88 DEGREES 33 MINUTES 00 SECONDS WEST, 1327.15 FEET, TO THE
WEST LINE OF THE EAST ' / OF SAID NORTHEAST % THENCE NORTH 01
DEGREES 13 MINUTES 35 SECONDS WEST ALONG SAID WEST LINE,
1569.79 A POINT ON SAID SOUTH RIGHT OF WAY LINE; THENCE SOUTH
85 DEGREES 29 MINUTES 54 SECONDS EAST ALONG SAID SOUTH RIGHT,_.
OF WAY LINE, 1331.85 FEET TO THE POINT OF BEGINNING, ALL IN
BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS.
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- 0 c ip O United City of Yorkville Memo
J A 800 Game Farm Road
l ESL �: 1836 Yorkville, Illinois 60560
Telephone: 630 -553 -8545
0� Fax: 630 -553 -3436
IV
Date: April 30, 2007
To: EDC /COW
From: Travis Miller, Community Development Director
Cc: Lisa Pickering, Deputy Clerk (for distribution)
Subject: Rush- Copley Final Plan and Plat Request
Backeround
The Plan Commission is scheduled to review and make a recommendation May 9, 2007.
This recommendation will be reported to you on May 15, 2007.
The final plan and plat submitted is consistent with the Preliminary Plan and Plat
approved by City Council February 27, 2007.
The final plat includes a plat of dedication for Beecher Road right -of -way. The right -of-
way includes land owned by Kendall County. The Kendall County Public Building
Commission and City Council entered into a intergovernmental agreement August 15,
2006 which allows for this right -of -way dedication to the City and alleviates the County
from financial participation in the Beecher/Route 34 intersection improvements.
Staff Comments
Lot 5 does not include accessible parking spaces. Technically, the ordinance
requires 6 spaces for this parking lot. Lot 5 serves as overflow and employee
parking and is not near building entrances. The proposed plan includes additional
accessible parking spaces in the lots and exceeds the required quantity for
accessible spaces overall. Staff recommends approving the parking plan as
submitted allowing the `shift' in location of accessible spaces.
Staff has requested a re- submittal of the final Landscape Plan to reflect
requirements noted for Phase I Site Plan submittal and noting that all Landscape
Ordinance requirements will be met at time of submittal. Staff recommends
approval of the Final Plan subject to this submission.
Staff recommends approval subject to addressing all com ments in the
following attached reports:
o EEI March 7, 2007 report regarding final engineering review
o EEI March 27, 2007 report regarding plat reviews and photometric review
52 Wheeler Road • Sugar Grove, IL 60554
TEL. 630 / 466.9350
FAX 630 / 466.9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
March 7, 2007
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Rush - Copley Healthcare Center Phase 1
Final Engineering Plans
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the following on -site and off -site plans submitted as part of Phase
I
I of the Rush - Copley Healthcare Center:
• Site Development Plans for "Rush - Copley Healthcare Center — Phase 1"
prepared by Cemcon, Ltd. consisting of twenty -one (21) sheets dated
February 9, 2007.
• Street Pavement Improvement Plans for Rush - Copley Healthcare Center
Driveway B Intersection with U.S. Route 34 consisting of 29 sheets date
February 14, 2007.
• Street & Sidewalk, Pavement, Street Lighting and Drainage Improvement
Plans for Beecher Road consisting of 18 sheets date February 14, 2007.
• Final Phase 1 Storm Sewer Sizing Calculations dated February 6, 2007, with
the Final Phase 1 Engineering Plans dated February 9, 2007 for the Rush-
Copley- Healthcare_Center,_as prepared by Cemcon,_LTD. _
Our review of these plans is to generally determine the plans' compliance with City
of Yorkville ordinances and whether the improvements will conform to existing City
Consulting Engineers Specializing in Civil Engineering and Land Surveying
systems and equipment. This review and our comments do not relieve the designer
from his duties to conform to all required codes, regulations, and acceptable
standards of engineering practice. Engineering Enterprises, Inc.'s review is not
intended as an in -depth quality assurance review. We cannot and do not assume
responsibility for design errors or omissions in the plans.
Our recommendations and comments are as follows:
GENERAL NOTES
1. All references to the IDOT Standard Specifications for Road and Bridge
Construction should reference the January 1, 2007 edition.
2. Granular trench backfill references should specify CA -7 as the allowable
course aggregate gradation. Trench compaction Method 3 —
JettingNVatersoaking is not an allowable methodology and should be deleted
from the notes.
3. The detail for "Concrete Curb @ Walk" found on Sheet 5 does not conform
to City Standards. The City has no current standard for concrete pavement
or for concrete pavement poured monolithically with curb and gutter. The
sidewalk thickness is deficient and lacks aggregate base as required by City
Standard Specifications.
4. Typical pavement sections found on Sheet 5 should be revised with (DOT's
new bituminous mixture designations (Hot Mix Asphalt).
OVERALL SANITARY SEWER AND WATERMAIN PLAN
5. Additional hydrants should be provided between H5 and H1, near V2 and V3
and near V1.
6. On Sheet 13, the existing water main should be labeled as 16 -inch instead of
20 -inch.
7. All water main conflicts with sewer should be clearly identified with invert
elevations of the upper pipe and top of pipe elevations for the lower pipe at
all conflict locations.
PARKING LOT GEOMETRIC PLAN
8. The main aisle between Driveway A and the entrance circle should be 27-
feet back -to -back.
9. The southernmost aisle in the parking lot shoul also be 27 -feet back -
to -back.
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PLAN AND PROFILE
10. At Valve Vault No.6 on Sheet 37, the plans call for an 8" x 10" pressure
connection to be made on an 8 -inch water main. This connection cannot be
accomplished. The plans should call for an 8" x 8" pressure connection and
an 8" x 12" reducer. The proposed 10 -inch water main should be revised to
be proposed 12 -inch water main. The City does not typically accept 10 -inch
water main due to maintenance considerations. Graphically, the proposed
vault should be shown slightly east of the existing 8 -inch main.
11. Fittings should be avoided where possible. All necessary fittings should be
called out on the plans and should be identified as being echanical joint
g 1
(MJ) fittings.
I
12. Where proposed storm sewers are passing over the proposed water main,
the storm sewer should have the proper callout to illustrate that it meets the
standards for water main protection.
13. Water main lowerings (dips) should not be accomplished through the use of
fittings but should be accomplished by allowable pipe deflection only. The
Water Main Lowering Detail on Sheet 46 does not comply with this standard
and should be revised.
14. The Revised Engineer's Opinion of Probable Construction Cost (EOPCC) is
satisfactory. However, separate EOPCCs for the Beecher Road
Improvements and the Route 34 Road Improvements were also submitted
but only the Beecher Road Improvements are included with the Rush - Copley
costs. Will the Route 34 Improvements be included as well or will it be
separate? Also, the total amount changed and a Letter of Credit must be
submitted for 110% of the total amount, which is $2,849,550.00.
STORM SEWER SIZING
15. Data for pipe MH2 to MH19 should be shown in the plans on sheet 28.
16. The stub pipe sections should be labeled in the plans to correspond to the
stub names found in the report.
17. Invert data for the stub (3) that flows into MH15 should be shown in the
plans.
18. Pipes 46 to MH19 and stub to 46 are shown in the report, but have no data
in the plans.
19. Calculations for the stub that flows into the NW of IN85 should be provided in
the report.
20. The diameter (in) of the pipe stub4 to IN11 is shown in the plans as 10, but
GAPublic\Yorkville120051Y00528 Rush - Copley (Conover- Fisher Property)ldocsllwywrot08.doe
the report shows 12.
21. The diameter (in) of the pipe stub3 to MH15 is shown in the plans as 10, but
the report shows 12.
22. MH64 is mislabeled as MH62 on Sheet 33 of the plans.
23. The slope ( %) of pipe MH74 to MH61 is shown as 0.20 in the plans, but the
report shows 0.34.
24. The slope ( %) of pipe MH60 to CB59 is shown as 0.20 in the plans, but the
report shows 0.46.
25. The length (ft) of pipe MH97 to MH94 is shown as 85 in the plans, but the
report shows 100.
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26. The following storm structure invert elevations (ft) should be revised so that
the plans and report are in agreement.
• MH3 - SW is shown as 625.58 in the plans, but the report shows
625.10
• MH3 - N is shown as 625.10 in the plans, but the report shows
625.72
• MH61 - NW is shown as 626.34, but the report shows 626.25
• CB59 - shown as 626.08 in the plans, but the report shows 626.00
• MH94 - W is not shown in the plans, but the report shows 628.99
• MH56 - the invert data in the plans should indicate the invert
directions
27. The following storm structure rim elevations (ft) should be revised so that the
plans and report are in agreement.
• IN104 - shown as 632.10 in the plans, but the report shows 631.90
• CB105 - shown as 632.10 in the plans, but the report shows
631.90
• MH67 - shown as 632.30 in the plans, but the report shows 628.30
• MH57 - shown as 632.40 in the plans, but the report shows 631.50
• MH56 - shown as 632.40 in the plans, but the report shows 631.50
• IN 100 - shown as 632.40 in the plans, but the report shows 632.30
• CB99 - shown as 632.40 in the plans, but the report shows 632.30
• IN96 - shown as 632.50 in the plans, but the report shows 632.30
• CB95 - shown as 632.50 in the plans, but the report shows 632.30
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STREET PAVEMENT IMPROVEMENT PLANS FOR ROUTE 34
GENERAL
28. The expiration date for the signing professional should be made current.
EROSION AND SEDIMENTATION CONTROL PLAN
29. Inlet protection should be shown at all inlets and ditch checks should be
provided as needed.
PLAN AND PROFILE SHEETS
30. The following storm sewer lengths should be revised:
a. Between MH 46 and existing MH: scaled as 44 feet, called out as 49 feet
b. Between CB 123 and existing MH: scaled as 51 feet, called out as 37 feet.
The slopes of the pipes and the inverts at each end should be checked and
revised if necessary.
31. Storm sewers should be shown in the profiles, especially where pipes cross
under the roadway.
DETAILS
32. The erosion control blanket detail is missing from the details
33. The detail for storm sewer in paved areas lists jetting as the compaction
method. Jetting is not an approved method of compaction in the City of
Yorkville and should be changed to be mechanical compaction in 6 -inch lifts
(Method 2).
I
STREET & SIDEWALK, PAVEMENT, STREET LIGHTING AND
DRAINAGE IMPROVEMENT PLANS FOR BEECHER ROAD
GENERAL NOTES
34. United City of Yorkville Park District requires six inches of topsoil for areas
being reseeded. Note 1 under Soil Erosion Control and the Typical Details
should be revised accordingly.
35. Compaction of all backfill materials should be by mechanical compaction
(Method 2) only. Note 19 under Sanitary Sewer, Storm Sewer, Watermain
should be revised accordingly.
36. The expiration date for the signing professional should be updated.
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EROSION AND SEDIMENTATION CONTROL PLAN
37. Inlet protection must be shown at all inlets and ditch checks should be
provided as needed.
PLAN AND PROFILE SHEETS
i
38. The inverts of existing storm structures and/or those structures included in
the Rush - Copley Healthcare Center should be called out.
i
39. All sidewalks should be 5 feet wide.
40. The sanitary anhole at Sta. 79 +80 should be adjusted or reconstructed as
rY J
necessary.
41. Elevations should be provided at the beginning and end stations of the
improvements.
42. The profile grid on Sheet 9 is missing elevation labels.
DETAILS
43. An erosion control blanket detail should be added to the details
44. The detail for storm sewer in paved areas should be changed to indicate
mechanical compaction in 6 -inch lifts (Method 2) as the allowable method of
trench compaction.
CROSS SECTIONS
45. The cross section at Sta. 80 +00 has what appears to be an irrelevant
number in the parkway. Please revise as necessary.
46. The centerline slope and the edge of pavement slope for Sta 82 +50 to Sta.
83 +89.79 are the same yet the cross section shows a constant slope across
the roadway.
ENGINEER'S OPINIONS OF PROBABLE COST
47. The Engineer's Opinion of Probable Construction Cost (EOPCC) should be
revised to provide for 12 -inch water main in lieu of 10 -inch water main. An
item for water main fittings should also be added to the water main quantities
and the pressure connection pay items should be revised in accordance with
review comments. There does not appear to be any consideration in the pay
items or the EOPCC, in general, to cover the probable costs for dewatering
during underground work. We therefore recommend that a 10%
Contingency be added to the revised Total Phase I Improvement cost. The
required Letter of Credit would be based on the revised total cost. We
anticipate that the Route 34 Improvements will have a separate security.
GAPublic1Yorkville\2005\Y00528 Rush - Copley (Conover- Fisher Property) \docs \lwywrot08.doc
The EOPCC for Route 34 should also contain a 10 % contingency prior to
calculating the required Letter of Credit amount for that work.
We recommend that the items listed above be addressed and that revised drawings
and EOPCC's be submitted for approval. If you have any questions or comments
regarding the above or should you require additional information, please feel free to
contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
PC: Bart Olson, Assistant City Administrator
Mr. Travis Miller, Community Development Director
Charlie Wunder, Urban Planner
Kevin Serafin, Cemcon, Ltd.
Jason Xi, Cemcon, Ltd.
JWF, EEI
i
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GAPublic \Yorkville \20051Y00528 Rush - Copley (Conover- Fisher Property) \docs \lwywrot08.doc
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630 / 466.9350
FAX: 630 / 466.9380
www.eeiweb.com
Engineering
Ent4grprisew,
inc.
March 27, 2007
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Rush- Copley Healthcare Center Phase 1
Plat Reviews and Photometric Review
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have received and reviewed the following items related to the above -
referenced project:
• Photometric Plans for Rush - Copley Healthcare Center prepared by
Anderson Mikos Architects, Ltd. consisting of three (3) sheets dated
February 16, 2007.
• Various Building Elevations and Site Signage Plans prepared by Anderson
Mikos Architects, Ltd. each of which are undated.
• Plats of Conveyance West Veterans Parkway (U.S. Route 34) three each,
each consisting of one sheet prepared by Cemcon, Ltd. dated March 5,
2007.
• Plat of Dedication Beecher Road consisting of one sheet prepared by
Cemcon, Ltd. dated March 5, 2007.
• Plat of Dedication West Veterans Parkway (U.S. Route 34) consisting of
one sheet prepared by Cemcon, Ltd. dated March 5, 2007.
• Final P.U.D. for Rush - Copley Healthcare Center consisting of one sheet
prepared by Cemcon, Ltd. dated March 2, 2007.
• Final Plat of Subdivision Rush - Copley Healthcare Center consisting of two
Consulting Engineers Specializing in Civil Engineering and Land Surveying
sheets prepared by Cemcon, Ltd. dated March 5, 2007.
Our review of these plans is to generally determine the plan's compliance with
City of Yorkville ordinances and whether the improvements will conform to
existing City systems and equipment. This review and our comments do not
relieve the designer from his duties to conform to all required codes, regulations,
and acceptable standards of engineering practice. Engineering Enterprises,
Inc.'s review is not intended as an in -depth quality assurance review. We cannot
and do not assume responsibility for design errors or omissions in the plans. We
offer the following comments:
PHOTOMETRIC PLAN
1. The average foot - candle intensity should fall within the range of 2.0 to 2.5
foot - candles. The averages shown on the plans do not fall within these
ranges. All averages are less than 2.0 foot - candles.
2. The average to minimum average ratio meets the City standard (less or
equal to 6:1).
3. The maximum to minimum average ratio meets the City standard (less or
equal to 20:1).
4. The maximum veiling luminance to average pavement luminance ratio
should be provided and should not exceed a value of 0.3:1.
5. The photometric plan should illustrate lighting intensity values along all
property lines and should uniformly show the attainment of zero foot- candles
along all property lines.
SITE SIGNAGE
6. The retaining wall on which the main entry signage is located should bear a
structural engineer's seal either on the plans or as a supplemental
document.
FINAL PLAT OF SUBDIVISION
7. The bearing and distance from the point of beginning to the point of
commencement should be labeled.
8. The legal description does not match the boundary shown on the plat. The
legal should be written to follow the measured boundary of the subdivision.
9. An Illinois Department of Transportation certificate should be provided.
GAPublic\YorkvillM2005W00528 Rush - Copley (Conover- Fisher Propeity)Idocsllwywrot10.doc
10. The Surveyors Certificate approved by the City should be used.
11. The City Clerk certificate is required.
12. The City Administrator certificate is required.
13. The width of the existing John Street right of way should be shown.
14. The 15 -foot easement line should be shown and labeled along the west line
of lot 1 near lot 2.
15.The total area of the subdivision does not equal the 3 lots totaled. If right of
way is included in the total it should be indicated in the table.
16. The west lines of lots 1 and 2 are transitional yards and therefore should
have 20' building setbacks unless otherwise provided for in the P.U.D.
agreement.
17. The minimum side yard setback for lot 2 is 20 feet unless otherwise
provided for in the P.U.D. agreement.
18. Access Easement Provisions are should be provided.
19.The 30'X12' Access Easement should also be described as a P.U. &D.E.
20.The width of the P.U. &D.E., on the west side of Beecher road with a
centerline bearing of N83 0 56'59' W should be dimensioned.
21.All storm sewer should be located within a P.U. &D.E.
22.The Interim HWL should be placed in a temporary S.W.M.E. Easement
language should be developed that indicates that this easement will expire
upon the development of Phase II of the Rush- Copley Healthcare Center.
23. Blackberry Woods Subdivision is incorrectly described as Blackberry Creek,
LLC and should be corrected.
Plat of Dedication for Beecher Road
24.The name of the Plat should be corrected in the title block to read "Beecher
Road ".
25.The County Engineers Certificate is not needed, however; the City Clerk and
the City Council certificates should be provided since this is going to be
dedicated to the City.
i
GAPubliclYorkville120051YO0528 Rush - Copley (Conover - Fisher Property)\docs \lwywrot1 0.doc
26.An Illinois Department of Transportation certificate should be provided.
CONCLUSION
In light of the meeting that was held with the City staff, Rush - Copley
representatives and the design team on March 21 we anticipate that revised
plans will be submitted to the City. We ask that the comments issued above be
incorporated into this next set of revisions for review and approval. If you have
any questions or comments regarding the above or should you require additional .
information, please feel free to contact our office.
Sincerely,
ENG EERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
.0I / / ��j / ^i
Mark G eller, P.L.S.
Project Manager
pc: Bart Olson, Assistant City Administrator
Mr. Travis Miller, Community Development Director
Charlie Wunder, Urban Planner
Kevin Serafin, Cemcon, Ltd.
Jason Xi, Cemcon, Ltd.
JWF, EEI
I
GAPubliclYorkville120051Y00528 Rush - Copley (Conover- Fisher Property)ldocsllwywrotl0.doc