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Plan Commission Packet 2007 04-11-07 PLAN COMMISSION AGENDA Wednesday, April 11, 2007 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: February 14, 2007 --------------------------------------------------------------------------------------------------------------------- Presentation: None Public Hearings: 1. PC 2006-100 Yorkville-Bristol Sanitary District, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting annexation of approximately 2 acres and a special use for a sanitary facility for the same property as well as the 20.374 acre parcel currently annexed. The real property is located directly west of existing sanitary district buildings on River Road. - Action Items i. Annexation (2 acres) ii. Special Use (area annexed and 20.375 acre area annexed in 2006) 2. PC 2006-97 Castle Bank Trust #8342, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation and rezoning from Kendall County A-1 County Agricultural to the United City of Yorkville B-3 Service Business District and R-4 General Residence District. The real property consists of approximately 13.998 acres located at 2200 Route 47, Yorkville, Kendall County, Illinois. - Action Items i. Annexation ii. Zoning 3. PC 2007-08 Corn Holdings, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning from M-1 Limited Manufacturing District to B-3 Service Business District. The real property consists of approximately 46.44 acres, located on the west side of Route 47, directly south and adjacent to the BNSF railroad tracks. - Action Items i. Rezoning United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 New Business: 1. PC 2007-06 Cobblestone South - Action Items i. Final Plat 2. PC 2004-18 Wynstone Townhomes - Action Items i. Preliminary Plan 3. PC 2007-07 Goodwill Retail Store - Action Items i. Final Plat Old Business: None 1 Plan Council March 22, 2007 Staff John Crois, Interim City Administrator Joe Wywrot, City Engineer Travis Miller, Comm. Development Director Charles Wunder, Urban Planner Anna Kurtzman, Zoning Coordinator Bill Dunn, EEI Eric Dhuse, Director of Public Works Tim Fairfield, BKFD Sgt. Ron Diederich, Police Dept. Guests Tim Tynan, Main St. Comm. Partners Jim Uecker, JAS Associates Attorney Dan Kramer Bill Zalewski, Jacob & Hefner Dave Waden, Landvision, Inc. Rich Guerard, Wyndham Deerpoint Scott Guerard, Wyndham Deerpoint Rich Olson, GRWA Renee Bowerman, Goodwill James Sparesus, Archiplan Int., Ltd. Gerry Gosselin, Corn Holdings, LLC Mark Masur, Kinnally Falherty The meeting was called to order at 9:15 am by Joe Wywrot. The March 8th minutes were approved with one correction. Cobblestone South – Final Plat of Subdivision Regarding Laura Haake’s comments, (item 6) the petitioner stated there is a bike path on the south side adjacent to the property line. Travis Miller suggested the city would evaluate the swale, asking the petitioner to increase the evergreen material to provide more screening, in lieu of the wall. Regarding item 11, the pedestrian connection will be extended to the curb, for future connections to trails. The Rob Roy Creek bridge is not adjacent to the petitioner’s property, as this belongs to Mr. Faltz (item 12). The city proposed arranging the easement, to cross the flood plain in the rear. The city would pay for the trail, extending to the trail, and the developer will put it in. Regarding item 13, the city will own the pavement which is in the easement. Dan Kramer stated that an owner easement access agreement would be recorded, cross referencing it with the final plat. One copy will be provided to the building department. Regarding Rebecca Houseman’s comment (#9), Anna Kurtzman cautioned that ground or pole signs not located in any easements. If so an exception must be applied for or a separate sign easement area would be advisable. There is a city easement on the SE corner of Eldamain Rd. and Rt. 34, where the Yorkville welcome sign is placed. Tim Tynan will put together drawings for the sign he proposes. The developer will accommodate a 12’ drive through on lot 2 (proposed bank) to meet city requirements. The petitioner need to record a cross parking easement across lots 1 and 2, providing adequate parking for lot 2. On the final engineering plans, representative vehicles are usually depicted to meet the criteria (item 15). Regarding item 16, Anna Kurtzman okayed the 20 and 24 ft. setbacks. The developer will be obtaining trail easements for the common access onto Rt. 34 from lot 1. These will be on the final plat. Jim Uecker stated it is problematic for them to provide additional underground storage room for storm water. Joe Wywrot stated the Fox Hill Annexing ordinance of 1974 says the city must maintain pre-existing conditions, and this should be provided in an interim basis in the southern end of Cobblestone North. The city will consider developers’ credit for replacement of peat for CA-1 stone. Options are: 1) types of storage; 2) offsite pass through; 3) void space storage; and 4) elliptical piping. Craig Knoche will send plans for Plano, regarding the storm water alignment with this development. Rob Roy Falls is revising their concept plan. 2 The developer will put a monument sign on Rt. 34 at the access. Mr. Tynan stated there would be IDS restrictions on the footage for a light for the monument sign. The developer would like a right in, right out at the northeast corner of the property, with a turnabout to the west of the Rob Roy property. The 10’ sanitary to Fox Hill Unit 7 should go through the park to lot 1, stubbing to the Primus property on the east. Cobblestone North has a different pressure zone. The re-zoning Eldamain Rd. Bridge project, across the front of the property, is scheduled for 2007. This will be at the April 11 plan commission. Wynstone – Preliminary Plan This is a PUD submission. There is a one lot, with a private drive, and a public access to Rt. 47. There will be a 60’ access along Rt. 47. Wyndham Deerpoint will pay for the public access. There will be a light at this access. (#2 on Rebecca Houseman’s comments). The developer is asking for 40 feet between the buildings (item e on comment #3). The developer added the park and hopes to maintain the two (approximate) acres of wooded acre around the project. Dave Mogle said that the ComEd park property in Raintree Village is a very short distance from this 0.58 proposed park property on Wyndham Deerpoint’s property. Mr. Guerard stated that he would take out the parking spaces in the park, should the city take ownership. In addition, Mr. Mogle asked for a clear boundary on the park, which would be provided at final engineering. This is on the agenda for the park board meeting tonight. Wyndham Deerpoint is suggesting there would be seating area, walkways, and pavers at the entrance, and Rich Guerard stated he would not be seeking credit from the city. The sidewalk along St. Joseph’s Way is private, and the city is hoping it can be extended to connect. Mr. Guerard will check with the Home Owner’s Association. Joe Wywrot would like the developer to consider the hydrology in the area so trees will not drown in the detention area. There are two parking places for each unit and an additional 28 spaces,that will be relabeled on the plans. The developer’s side yards are 25 feet, due to the configuration when the road is put in. The trees that have been cut in this area are not on Wyndham Deerpoint’s property. Tim Fairfield questioned access to the parcel to the south. Mr. Wywrot said he believes all streets should be public streets, and if not, then a separate 66’ wide parcel with blanket easements for utilities and access. The creek at the southern end may require a foot bridge. There is 29’, side yard setback, from the back of the buildings to the western property line, and Mr. Guerard said the buildings could be moved back if the width of the access is a problem. The buffer yard would be on the commercial side. The access to the north is now not restricted, and could be an emergency access only according to Mr. Guerard. Mr. Fairfield stated parking should be restricted along Walnut Drive to give the fire department enough space for their trucks. The developer will check out his options. There has been a non jurisdictional determination made by the Army Corps of Engineers on the property. Rich Guerard will work with Lennar to install a smaller diameter storm sewer for discharge. The developer will need an additional off site easement to Route 47, to establish two distant points of connection. The Fox Highlands pressure zone cannot be used because it is too low. Mr. Guerard will discuss the possibility of a pressure sustaining valve with EEI. The developer will show the location of Bonnie Lane and Saravonos private roadway on the preliminary plan. Joe Wywrot favors a south bound lane into the Saravanos property and sent a letter to Smith Engineering regarding this fact. Wyndham Deerpoint has a 60’ right of way, and 3 the developers of the proposed business will be expected to dedicate an additional 20 feet for the commercial right of way. This will be at the April 11 plan commission. Goodwill – Final Plat of Subdivision Anna Kurtzman stated the landscape buffer easement needs to be labeled on the final plat. The city is waiting for Menards to pay fees and establish a letter of credit before completion of the re-subdivision of Menards. The free standing sign will be relocated. The sign code states the sign should be on a street, or a major drive, which would be Countryside Parkway. The sign at the front entrance proposed on the engineering plans will be moved back, because of existing easements. The center median have been moved, to accommodate the Countryside Parkway opposing turn lanes. The second island width has been added to provide an additional buffer. Joe Wywrot is requesting a frontage driveway stub to the Hamanns property to the east, and also utility stubbing. The plat should reflect a cross access easements. The detention extension that is graded out should continue to the sand bottom and elevation. This is scheduled for plan commission on April 11. Corn Holdings – Rezoning The developer hopes to market the property for commercial uses. The comprehensive plan designates this site for a potential Metra station or Park N Ride facility. Faxon Rd. stubs into the property to the west and the city intends to extend into Rt. 47, lining up with the entrance to Wrigley. The city hopes to acquire the Hoag property to the west for right of way. The Xpac property to the south has been tested and the developer is awaiting the NFR letter. This is scheduled for the April 11 plan commission. Minutes submitted by Annette Williams 4 1 Date: April 5, 2007 REVISED To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson, Assistant City Administrator (for distribution) Subject: PC 2006-100 Yorkville-Bristol Sanitary District Annexation and Special Use Request Staff Comments: Annexation: The property being annexed consists of approximately 2 acres and is contiguous to the City, directly west of the Blackberry Creek and existing sanitary treatment plant. Special Use: The Special Use for a sanitary treatment plant is being requested for the 2 acre area being annexed AND for the 20.375 acre area annexed in 2006. • River Road is classified as a collector street, therefore, the annexation plat should include a 40’ ½ right-of-way dedication along River Road. • Staff met with Ralph Pfister, YBSD and Cyrus McMains, Walter Deuchler Associates April 4, 2007 to discuss the requested right-of-way dedication and setback locations on the 20.375 acre parcel planned to accommodate YBSD’s future plant expansion. The following recommendations are based on this meeting: o Additional utility easement beyond the 40’ right-of-way dedication along River Road is not necessary, therefore staff does not recommend this requirement (as originally recommended) o A 10’ setback requirement is recommended for all yards (front, sides and rear). R-1 requires 40’ front yard, 15’ side, and 50’ rear. Given the physical constraints of this property, the proposed treatment tanks will need to be placed approximately 50’ from the existing River Road centerline. A 10’ setback from the newly established right-of-way line (40’ from the centerline) will allow for the necessary buildable area to accommodate the tanks. Staff recommends this setback be required as a condition of the Special Use. United City of Yorkville Memo 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 2 Findings Necessary for a Special Use 1. The establishment, maintenance or operation of the special use will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort or general welfare. 2. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood. 3. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 4. Adequate utilities, access roads, drainage or other necessary facilities have been or are being provided. 5. Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The special use shall in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the City Council pursuant to the recommendations of the Plan Commission. (Ord. 1973-56A, 3-28-74) 1 Date: April 3, 2007 To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson, Assistant City Administrator (for distribution) Subject: Castle Bank Trust #8342 – Annexation and Re-Zoning Request Comprehensive Plan Recommendations: • The Comprehensive Plan Land Use Plan for the property recommends Transitional Neighborhood and Park/Open Space for this property. Staff Comments: • The southern boundary of the property is contiguous to the city limits. • The city-zoned property to the south is zoned B-3 along the Route 47 frontage and R-2 to the rear. • The depth of the proposed B-3 zoning appears to be the same as the depth of the B-3 zoning of the property to the south. The depth of the proposed R-4 zoning appears to be the same as the depth of the R-2 zoning of the property to the south. • The nearest city watermains are located on Wheaton Avenue to the south and Corneils Road to the north. • This property is proposed to be served with sanitary sewer by the future Blackberry Creek Interceptor. Service may also be possible from the existing sewer along Commercial Drive in the Yorkville Business Center. • If the Route 47 widening improvements north of Corneils Road are to be constructed, additional right-of-way will be required from this property. The necessary additional right-of-way should be determined, indicated on the plat, and conveyed to IDOT upon annexation to the city. • In lieu of conveying the IDOT right-of-way upon annexation, the annexation agreement could include a provision that obligates the property owner to convey the right-of-way when requested by IDOT or the city. Findings Necessary for a Zoning Amendment shall be based on the following: a. Existing uses of property within the general area of the property in question. b. The zoning classification of property within the general area of the property in question. United City of Yorkville Memo 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 2 c. The suitability of the property in question to the uses permitted under the existing zoning classification. d. The trend of development, if any, in the general area of the property in question, including changes, if any, which have taken place since the day the property in question was placed in its present zoning classification. e. The impact that such reclassification and/or annexation will have upon traffic and traffic conditions on said routes; the effect, if any, such reclassification and/or annexation would have upon existing accesses to said routes; and the impact of additional accesses as requested by the petitioner upon traffic and traffic conditions and flow on said routes. (Ord. 1976-43, 11-4-76) United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-5 53-4350 Fax: 630-5 53-7575 APPI-ICATION & PETITION ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL USE REQUEST Development Name: Date of Submission: Requesting: I:] Annexation moning [I Planned Unit Development [I Special Use: Name of Petitioner(s): Corn Holdings, LiLC; c/o W. Gerard Gosselin Address: 28 S. Water St., Suite 303, Batavia, IL 60510 Phone Number: 630/879-1421 Fax Number: 630/879-3340 Email Address: &&osselin@sbcrrlobal.net- Relationship of Petitioner(s) to subject property: [FOwner [I Developer [I Contract Purchaser 2. Name of holder of legal title, if different from #I: N/A If legal title is held in a Land Trust, list the names of all holders of any beneficial interest therein: N/A 3. a). (i). Street address and physical location of subject property: . . . .rps on Tll~nn~s Ynrk~ill~.Rniitp Lc7. Tlllnnlq (ii). Zoning of surrounding parcels: ~ ~M1 ~ h :-Limited Manufacturing District South: B3 -Service Business District East: MI -Limited Manufacturing District West: R2 -One Family Residence District b). Legal description of property; attach as Exhibit "A. c). Total Acreage: 46.44 d). Kendall County Parcel Number(s) of property: 02-16-300-007 and 02-17-400-009 M1 M-P f). Zoning Classification Requested: B3 -Service Business District g). Is this property within City limits? x Yes No, requesting annexation e). Current Zoning Classification: -Limited ni s tri c.t. Page 1 of 5 United City of Yorkville Annexation,PUD,Zoning,SpecialUse Application Revised: 11/28/06 4. Names and addresses of any adjoining or contiguous landowners and landowners within 500' entitled to notice of petition under any applicable City ordinance or State Statute: Attach a separate list and label as Exhibit "B". 5. List all governmental entities or agencies required to receive notice under Illinois law: Yorkville Librarv District, Yorkville School District and Bris tol/Kendall Fire District 6. List the Illinois Business Tax Number (IBT#) for the State of Illinois and names of businesses located on subject property to be annexed: N/A 7. Does a flood plain exist on the subject property? No 8. Do Electors reside on the subject property? No If so, they must execute this petition to annex. (Electors as defined by Illinois Law is a resident of the parcel who is a registered voter. Legal owners of the annexing parcel must sign the petition regardless of place of residence or legal voting status.) 9. Contact Information: Name, address, phone number, fax number, and email address of person to whom inquiries regarding this petition may be directed: see below information Attorney: Name: Patrick M. Kinnally Address: 2114 Deerpath Road, Aurora, Illinois 60506 Phone Number: 630/907-0909 Fax Number: 630/907-0913 Email Address: Engineer: Name: N/ A Address: Phone Number: Fax Number: Email Address: Land Planner: Name: N/A Address: Phone Number: Fax Number: Email Address: Page 2 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 10. Submit the following to the Deputy Clerk in order to be scheduled for the necessary committee meetings. An incomplete submittal could delay the scheduling of your project. a. Original application with legal description plus 40 copies. b. Appropriate filing fee (Please refer to page 4 of this application to "Petitioner Route, Step 1, Fees" and/or contact the Deputy Clerk for verification of this amount). c. Concept or Preliminary Site Plan: 40 sets folded to fit in a 10" x 13" envelope. d. One CD containing one electronic copy (pdf) of each of the signed application (complete with exhibits) and site plan. In witness whereof the following petitioner(s) have submitted this application under oath and verify that to the best of their knowledge its contents are true and correct and swear that the property to be annexed is contiguous to the United City of Yorkville. Date: z/zP/O 7 I legal property owners signatures must appear on this application.) Subscribed and sworn to before me this 22 day ok& A& ,200 7 . Notary Seal THIS APPLICA TlON MUST BE NOTARIZED. FAVIOLA CARMONA k6yMy PUBLIC,STATE OF ILLINOIS Page 3 of 5 United City of Yorkville Annexation,PUD,Zoning,SpecialUse Application Revised: 11/28/06 ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL USE REQUEST PETITIONER ROUTE Step I:Petitioner must submit a completed application, fees* and all pertinent materials to the Deputy Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner is responsible for making submittals to other review agencies such as Kendall County, Illinois Department of Transportation, Illinois Department of Natural Resources, U.S. Army Corps of Engineers, etc., to allow timely review by City. *Fees: a. Annexation or Annexation and Rezoning -$250 plus $10 per acre for each acre over 5 acres b. Rezoning only -$200 plus $1 0 per acre for each acre over 5 acres c. Special Use -$250 plus $1 0 per acre for each acre over 5 acres d. Engineering Review Fees -1.25% of the approved engineer's estimate of cost of all land improvements, to be determined by City Engineer. e. Planned Unit Development fee -$500 f. Engineering Review Deposit -up to 1 acre = $1,000; over 1 acre but not over 10 = $2,500 over 10 acres, but not over 40 = $5,000 over 40 acres, but not over 100 = $1 0,000 over 100 acres = $20,000 g. Deposit for Outside Consultants -under 2 acres = $1,000 2 to 10 acres = $2,500 over 10 acres = $5,000 Note: Owner/Developer will be responsible for payment of recording fees and costs, public hearing costs including a written transcription of public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). Should OwnerIDeveloper not pay these fees directly, they will be responsible for reimbursing the United City of Yorkville for the aforementioned fees and costs. Note: You must present your plan at each of the meetings below as indicated. Step 2: Plan Council: The Plan Council meets the 2nd and 4'h Thursday of the month at 9:30 a.m. in the City Administration Office. Upon recommendation by the Plan Council, you will move foward to the Plan Commission Meeting. Attendees to this meeting include: City Administrator, Community Development Director, Sanitary District Director, City Engineer, Building Department Official, Emergency Medical Rep, Public Works Director, Director of Parks and Recreation, Fire Department Rep, and Police Chief. Step 3: Park Board Planning Meeting: The Park Board makes recommendations on any Park Sites included in residential developments. The Park Board Planning Meeting is the fourth Thursday of each month at 7:00 p.m. at the Riverfront Building, 301 E. Hydraulic Street. Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month at 7:00 p.m. in the Council Chambers at City Hall. The Plan Commission will make a recommendation for the City Council's consideration. The Plan Commission consists of 10 members appointed by the Iblayor, the City Attorney and City Land Planner. A Public Hearing will be held at this time for the Annexation Agreement and/or Rezoning request or Special Use request. Notice will be given by publication by the United City of Yorkville in the Kendall County Record and certified mail by the Petitioner to adjacent property owners within 500 feet of the subject property no less than fifteen days and no more than 30 days prior to the public hearing date. A certified affidavit must be filed by the petitioner with the City Clerk's office containing the names, addresses and permanent parcel numbers of all parties that were notified. Page 4 of 5 United City of Yorkville Annexation,PUD,Zoning,SpecialUse Application Revised: 11/28/06 Step 5 -only required for annexation agreements or PUD agreements: City Council public hearing: The City Council meets the fourth Tuesday of the month at 7:00 p.m. in the Council Chambers at City Hall. A Public Hearing will be held at this time for the Annexation Agreement and/or Planned Unit Development Agreement. Notice will be given by publication by the United City of Yorkville in the Kendall County Record. A certified mailing to surrounding landowners is not required for this public hearing. Any annexation agreement, PUD agreement or development agreement must be signed by the Petitioner prior to being voted on by the City Council. Step 6: Economic Development Committee and Committee of the Whole: The Economic Development Committee and Committee of the Whole meets the third Tuesday of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be discussed in an informal atmosphere at the Committee of the Whole where no formal voting takes place. This session is to discuss and consider recommendations of prior committee meetings. Step 7: City Council: The City Council meets the fourth Tuesday of the month at 7:00 p.m. in the Council Chambers at City Hall. This is where all City Council voting takes place. Agreement: I understand and accept all requirements, fees as outlined as well as any incurred Administrative and Planning Consultant Fees which must be current before this project can proceed to the next scheduled committee meeting. Please sign and return this original (retaining a copy for your records) to the Deputy Clerk, United City of Yorkville, 800 Game Farm Road, Yorkville, Illinois 60560. / Signature of Petitioner Page 5 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 EXHIBIT A LEGAL DESCRIPTION OF 46.44 ACRES LOCATED ON ROUTE 47 That part of the Southwest Quarter of Section 16 and part of the Southeast Quarter of Section 17, Township 37 North, Range 7 East of the Third Principal Meridian described as follows: Commencing at the Northwest Corner of the East Half of the Southeast Quarter of said Section 17; thence southerly along the West line of said East Half 1004.63 feet to the southerly right-of-way line of the Burlington Northern Railroad; thence North 73"47'00" East along said southerly right-of-way 322.21 feet to the westerly line of "Richards Blackberry Estates" extended northwesterly for the point of beginning; thence South 29"48'00" East along said extended line 1448.39 feet; thence North 79" 18'26" East 1 130.19 feet to the westerly line of Illinois State Route No. 47 as depicted on a right- of-way plat recorded November 15,1990 as Document No. 90-7261 ;thence North 07O29'55" West along said westerly line of Route 47 a distance of 267.60 feet; thence northerly along said westerly line of Route 47 being a tangential curve to the left with a radius of 9489.34 feet a distance of 91 7.48 feet; thence North 16"08'34" West along said westerly line of Route 47 a distance of 339.98 feet to the southerly right-of-way line of the Burlington Northern Railroad; thence South 73"47'00" West along said southerly right-of-way line 160 1.15 feet to the point of beginning in Bristol Township, Kendall County, Illinois. Salutation Landowner Landowner Ms. Mr. Landowner Landowner Ms. Mr. & Mrs. FirstName LastName Allyson Boulden William Jr. Wrigley Wilma D. Hoag David Sr. Saltijeral EXHIBIT B Address T&D Metal Products, Co. 602 Walnut Street, East XPAC Properties, LLC 525 E. 1Oth Ave Wrigley Manufacturing Co., LLC 41 0 Michigan Avenue, North 1 21h Floor 410 Michigan Ave., North Commonwealth Edison Property Tax Department P.O. Box 767 Commonwealth Edison Property Tax Department P.O. Box 767 Wilma D. Hoag Trust 3201 Cannonball Trail 336 Twinleaf Trail CityIStlZip Watseka, IL 60970 Milan, IL 6 1264 Chicago, IL 6061 1 Chicago, IL 6061 1 Chicago, IL 60690- 0767 Chicago, IL 60690- 0767 Yorkville, IL 60560 Yorkville, IL 60560 Site Address 2705 Bridge St. Yorkville, IL 60560 2800 Route 47, North Yorkville, IL 60560 PIN 02-1 6-300-01 0 02-21-101-018 02-16-300-009 02-1 6-300-008 02- 16-300-002 02- 16-300-004 02-1 7-400-007 02-1 7-497-005 Landowner Landowner Landowner Mr. Rashead J. Williams Landowner Landowner Landowner Landowner Landowner Landowner William Ryan Homes, Inc. Warrenville, IL 02- 17-497-004 3S721 West Ave., Ste.lOO 60555 William Ryan Homes, Inc. Warrenville, IL 02-1 7-497-003 3S721 West Ave., Ste.lOO 60555 William Ryan Homes, Inc. Warrenville, IL 02- 17-497-002 3S721 West Ave., Ste.lOO 60555 302 Twinleaf Trail Yorkville, IL 02-1 7-497-001 60560 Whispering Meadow Ltd. Rolling Meadows, 02-1 7-496-005 Partner IL 60008 5999 Wilke Rd., Ste. 504 William Ryan Homes, Inc. Warrenville, IL 02- 17-496-006 3S721 West Ave., Ste.lOO 60555 Whispering Meadow Ltd. Rolling Meadows, 02-1 7-496-007 Partner IL 60008 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Rolling Meadows, 02- 17-490-0 1 1 Partner IL 60008 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Rolling Meadows, 02- 17-490-01 0 Partner IL 60008 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Rolling Meadows, 02- 1 7-490-009 Partner IL 60008 5999 Wilke Rd., Ste. 504 Landowner Landowner Landowner Landowner Landowner Landowner Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 02- 17-490-008 02-1 7-490-007 02- 17-490-006 02- 17-490-005 02- 17-490-004 02- 17-490-003 Landowner Landowner Landowner Landowner Landowner Landowner Landowner Landowner Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 02- 17-490-002 02-1 7-490-001 02-17-491-01 1 02-17-491-010 02- 17-49 1-009 02- 17-49 1-008 02- 17-49 1-007 02-1 7-49 1-006 Landowner Landowner Landowner Landowner Landowner Landowner Mr. Bill Brakken Mr. & Mrs. John R. Nitto Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 02-1 7-491 -01 6 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 02-17-491-017 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 02-17-491-01 8 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 02-17-491-019 Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Rolling Meadows, IL 60008 02- 17-450-001 Commonwealth Edison Property Tax Department P.O. Box 767 Chicago, IL 60690- 0767 02- 17-400-002 Few Acquisitions LLC 17946 6Sh Street Redmond, WA 98052 204 Wheaton Ave. Yorkville, IL 60560 02- 17-400-0 12 348 Twinleaf Trail Yorkville, IL 60560 02-20-280-023 Ms. Wilma D. Hoag Wilma D. Hoag Trust 3201 Cannonball Trail Landowner Merchants National Bank Trust 4499 Merchants Trust Department P.O. Box 289 Landowner Commonwealth Edison Property Tax Department P.O. Box 767 Landowner Wesley Property Corp. 204 Wheaton Ave., West Landowner Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Landowner Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Landowner Whispering Meadow Ltd. Partner 5999 Wilke Rd., Ste. 504 Yorkville, IL 60560 Aurora, IL 60507 Chicago, IL 60690- 0767 Yorkville, IL 60560 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 Rolling Meadows, IL 60008 02-20-226-005 02-20-226-006 02- 17-3 00-003 02- 1 7-400-0 13 02- 17-450-001 02- 17-450-01 7 02-17-450-016 CONCEPT PLAN REQUESTING A CHANGE OF ZONING TO B3- SERVICE BUSINESS DISTRICT. THERE IS CURRENTLY NO TARGETED COMMERCIAL BUSINESS AND NO POTENTIAL BUYERS EXIST. 1 Date: April 3, 2007 To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson, Assistant City Administrator (for distribution) Subject: Corn Holdings, LLC Re-Zoning Request General Comments: - The property is currently zoned M-1 - The petitioner is requesting B-3 zoning to market the property as a retail development area. Comprehensive Plan Recommendations: - The Comprehensive Plan Land Use Plan for the property recommends Industrial Use for this majority of this property and Transitional Use for the northern portion. - The Comprehensive Plan suggests the Burlington Northern Santa Fe (BNSF) rail be targeted for a future train station/Metra stop location. Staff has advised the petitioner to relay this information to potential buyers and plan to incorporate this feature into the development plan for this property. - Faxon Road is planned to extend through this property to connect to Route 47. Staff will recommend dedication for this street extension to occur as part of a future development plan. The petitioner has been advised by staff to relay this information to potential buyers. Staff Comments: - The request for B-3 zoning is less intensive than the Comprehensive Plan recommendation of Industrial and although inconsistent with the Comprehensive Plan, an appropriate zoning classification for this property due to the property’s exposure to Route 47 Findings Necessary for a Zoning Amendment shall be based on the following: a. Existing uses of property within the general area of the property in question. b. The zoning classification of property within the general area of the property in question. United City of Yorkville Memo 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 2 c. The suitability of the property in question to the uses permitted under the existing zoning classification. d. The trend of development, if any, in the general area of the property in question, including changes, if any, which have taken place since the day the property in question was placed in its present zoning classification. e. The impact that such reclassification and/or annexation will have upon traffic and traffic conditions on said routes; the effect, if any, such reclassification and/or annexation would have upon existing accesses to said routes; and the impact of additional accesses as requested by the petitioner upon traffic and traffic conditions and flow on said routes. (Ord. 1976-43, 11-4-76) Date: April 3, 2007 To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson, Assistant City Administrator (for distribution) Subject: Cobblestone Final Plan and Plat Request Staff Comments 1. This subdivision is part of the Fox Hill Annexation and Planned Unit Development approved October 1993 and revised June 2004. The Preliminary Plan and Plat was reviewed by the Plan Commission September 13, 2006 and approved by City Council September 26, 2006. The Final Plan and Plat is consistent with this approved Preliminary Plan. 2. Due to an existing depressional area on this site, stormwater management design has been a challenge for this site. The petitioner’s engineer has worked closely with staff and EEI to best address these challenges and are proposing an underground detention system beneath the central parking area. Staff recommends approval of this plan subject to all staff comments listed below and attached: a. Laura Haake March 8, 2007 memo (attached) b. EEI March 13, 2007 memo (attached) c. Rebecca Houseman March 6, 2007 memo (attached) United City of Yorkville Memo 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 Date: March 8, 2007 To: Charley Wunder From: Laura Haake CC: Rebecca Houseman, Dave Mogle Subject: Cobblestone South Landscape Review I have reviewed the Cobblestone South commercial development plans by Bach and Associates dated August 15, 2006 with revisions dated February 6, 2007, and have prepared the following comments: General comments: 1) Add parking lot and street light poles. No tree should be within twenty feet (20’) of overhead electrical equipment. 2) Provide a general detail of the parking lot island planting plans. Perennial plants that are to be used shall be listed. Visibility site lines of vehicles shall be considered in the design. 3) Show the topography of the site in one foot (1’) intervals. 4) Label each building with square footage. 5) Provide parking lot space count. 6) A three foot high berm or masonry wall shall be added in the 30’ buffer yard adjacent to any property zoned residential. This would apply to the residential units to the south of the development, but not to the park land in the Rob Roy Creek floodplain. 7) Autumn Blaze Maple is not an acceptable shade tree. Replace with a species from the approved list. 8) A restoration plan for the area marked as floodplain should be provided. It appears that the floodplain was previously in row crop agriculture and should be restored to a natural area. A seeding mix with species and quantities along with a maintenance/management plan should be submitted as part of the landscape plan. 9) Erosion protection methods should be added to the plans to prevent runoff into the Rob Roy Creek watershed. Show the location of fence and quantities of silt fence needed. Trail: United City of Yorkville Memo 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 10) It appears that there is a retaining wall between the trail and the Rob Roy Creek floodplain. Label and provide a detail. Show grade changes and tie-ins to existing grade. 11) Pedestrian connection shall be provided at the following locations: a. Trail: Directly to the North across Route 34 at the easternmost entrance to the development on the east side of the drive. b. Trail: At both Eldamain and Route 34. c. Sidewalk or trail: To the development to the west at the entrance drive. 12) A trail connection shall be provided to perimeter of the subject property leading to the existing bridge over Rob Roy Creek in the Fox Hill subdivision. Further discussion shall occur with the Parks Department about the following items: a. Location of asphalt trail connection. The connection must be ADA accessible, therefore the grade change must be considered. A culvert may need to be added to prevent drainage issues between the trail and the creek. b. Payment. Partial funding would be paid by the Parks Department to create that link. Cost must be agreed upon prior to construction. c. Timing. The trail connection to Fox Hill shall be installed at the time of all trail construction for the site. 13) A discussion shall be held with the Parks Department on the ownership of the trails. It is possible that the City would like to have ownership of some of the trails in this development. United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 63 0-553-43 50 Fax: 630-553-7575 Memo Date: March 6,2007 To: Charles Wunder, AICP From: Rebecca Houseman CC: William Dettmer, CBO; bk Anna B.Kurtrman, AICP; Joe Wywrot, PE; Laura Haake Subject: Zoning Review of the Final Plat of Subdivision (Not Dated), the Landscape Plan Dated August 15, 2006 and Revised February 6, 2007 and the Final Engineering Plans Dated January 22,2007 for Cobblestone South Commercial Subdivision Zoning staff has reviewed the documents outlined above for compliance with the City of Yorkville's zoning, landscape, and sign codes. Staff found that the following issues must be addressed before the plans may be approved: Final Plat of Subdivision 1. Cross access/ingress/egress easement provisions must be recorded on the plat. If the ingresdegress easement provisions will be different from the cross access easement, then the ingresdegress easement must be delineated across lot 2, 3, and 8. If the provisions of both easements will be the same, the cross access/ingress/egress easements may be included in the blanket easement language on the second page. Either way, the easements must be shown on the first page of the plat. 2. The landscape buffer easement described on page two must be shown on the first page of the plat. 3. The hture right-of-way easement described on page two must be shown on the first page of the plat. 4. The public utility and drainage easement described on page two must be shown on the first page of the plat. 5. The storm water management easement described on page two must be shown on the first page of the plat. 6. The pedestrian and bike trail easement described on page two must be shown on the first page of the plat. 7. The date of the pIan and any subsequent revision dates must be included somewhere on the plat. Staff uses the plan and revision dates to identie plans. 8. The applicant may want to consider cross parking easements to ensure that all lots have the minimum required number of parking spaces. Landscape Plan 9. There are several signs proposed on this property, but the details of the signs are not given. The applicant must note that sign permits are required for all signs and that no signs may be built in any easement. C. Wunder Cobblestone South March 6,2007 Page 2 of 2 10. The current zoning and land use for adjoining properties and properties located across abutting streets must be shown on the plan (Ord. No. 2006-136 Section 3.1 c). 11. The width of the landscape buffer yard south of the lot 8 and east of Rena Lane must be shown on the plan. The width of this buffer yard must be at least 30 feet (Ord. No. 2006-136 Section 2.2a). 12. The width of the landscape buffer yard on the west side of the property along Eldamain Road must be labeled on the plan (Ord. No. 2006-136 Section 2.3b.2). Final Engineering Plan (Sheet 2 -Master Geornetrics Plan) 13. Building #2 has three 10-foot drive aisles. The applicant must note that the minimum drive aisle width for one-way traffic is 12 feet (1 0-1 1 -3C). 14. Lot 2 has an inadequate number of parking spaces for the proposed size of building #2. Seventeen spaces are currently provided. If the use of building #2 is a bank, at least 30 spaces are required. If the use of building #2 is retail sales or a restaurant, at least 21 spaces are required. The applicant may want to record a cross parking easement across lots 1 and 2 to provide adequate parking on lot 2. 15. If drive-thrus are proposed for buildings #1 and #6, stacking for at least three cars must be shown on the plan. 16. The comer side yards of buildings #2 and #3 are 20 feet and 24 feet, respectively. The minimum setback when a side yard adjoins a street is 30 feet (10-7D-4B-1). 17. Half of the proposed access onto Route 34 fi-om lot 1 and the 10' bike path are not on the subject property. The entire road and path must be moved onto the subject property or a cross access/ingress/egress easement must be approved by both property owners. 18. Loading berth requirements are determined by the size and the use of buildings. Required loading berths must be least 10 feet by 25 feet and must be shown on the plan. The applicant must note the following requirements: a. Retail buildings with an area of 5,000 square feet or more require one loading berth (10- 1 1 -6D). b. Restaurants with an area of 10,000 - 20,000 square feet require one loading berth. Restaurants with an area of 20,000 square feet or more require two loading berths (10- 1 1 -6E). c. Banks with an area of 10,000 to 100,000 square feet requires one loading berth (1 0- 1 1 - 65). 19. Some of the surrounding zoning is labeled incorrectly on the plan: a. The property with the PIN 02-30-1 16-001 to the south of the subject property and west of Rena Lane is zoned B-3 PUD. b. The property with the PIN 02-30-1 17-012 to the south of the subject property and east of Rena Lane is zoned R-4 PUD. c. The property with the PM 02-30-1 17-001 to the east of the subject property and south of the 100-year floodplain limits line is zoned R-2 PUD. d. The property with the PIN 02-30-100-009 to the east of lot 1 is zoned B-3 PUD. e. The property with the PIN 02-19-300-006 to the north of the subject property is unincorporated Kendall County. Please let me know if you have any questions or require additional information. rsh\abk S:\Rebecca\Yorkville\Commercial Plan Review\Cobblestone Retail CenterEoning Review Final Plat, LS, Eng 3.5.07.doc Date: April 3, 2007 To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson, Assistant City Administrator (for distribution) Subject: Goodwill Preliminary/Final Plat Request for Menard’s 5th Addition Staff Comments 1. This subdivision is part of the Menard’s Subdivision – resubdivision of Lot 3. 2. Staff recommends approval of this plan subject to all staff comments listed below and attached: a. Joe Wywrot March 7, 2007 memo (attached) b. Rebecca Houseman March 21, 2007 memo (attached) United City of Yorkville Memo 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 ,stDco.y o United City of Yorkville Memo J 4 ,A , '" 800 Game Farm Road ESI.% °A 1836 Yorkville, Illinois 60560 -��- Telephone: hone: 630-553-8545 9 - ~ 09 �� O Fax: 630-553-3436 74LEXv‘.' Date: March 7, 2007 To: Charles Wunder, Urban Planner From: Joe Wywrot, City Engineer CC: Subject: Resub. Of Lot 3 of Menards Commercial Commons, 5th Addition (Goodwill) Plat&Plan Review I have reviewed the proposed plat and plan for the referenced development, dated and received Feb. 23, 2007, and have the following comments: General • A Site Development Permit will be needed. • An Illinois EPA watermain permit will be needed. • Respond to Walter Deuchler Associates comments of Feb. 28, 2007 on behalf of the Yorkville-Bristol Sanitary District. • Respond to comments from Bristol-Kendall Fire Protection District dated Feb. 23, 2007. • Provide documentation that the NOI has been submitted to the Illinois EPA. • Provide a landscape plan for review. Plan to include offsite detention basin modifications. • The storm sewer sizing calculations are acceptable. • Provide an engineers estimate of cost for review once the plans are approved. Plat • Show 15-foot wide public utility and drainage easements along the east and west property lines, and a 30-foot wide public utility and drainage easement along the north property line. Increase these widths as necessary to make sure that the proposed watermain is at least 5 feet inside the easement. • Show a 40-foot wide public utility and drainage easement immediately to the north of the existing 30-foot easement along Countryside Parkway. This new easement would extend from the east property line to a point 10 feet west of the existing sanitary manhole near the main entrance. • Revise the ingress/egress provisions in the Owner's Certificate to provide access for the property to the east of the Goodwill site. • The storm sewer draining this site to the detention basin will be a private utility. Remove the offsite drainage easement from the plat. Sheet PS1.00 (Photometrics) • The light at the SE corner of the site needs to be moved to allow for truck movements. Revise and resubmit. Sheet Cl • The address of this site is 481 E. Countryside Parkway. Add the address to the title sheet. Sheet TS 1 • Revise the concrete pavement detail to call for an 8" aggregate base. • Call for all DIP watermain to be wrapped in 8-mil minimum thickness polyethylene encasement. Sheet GM1 • The main entrance driveway needs to be moved about 15 feet to the west to align with the center of the median opening. • Revise the width of the driveway around the perimeter of the site to be at least 34 feet wide edge-to-edge. The outlet driveway at the SE corner of the site can remain at 19 feet wide. • Provide frontage roadway stubs to the properties east and west of your site. This roadway would align with your southernmost parking lot aisle, and be 24 feet wide E-E. • The proposed monument sign needs to be moved out of the 30' permanent easement adjacent to the right-of-way. • Call for the existing streetlight to be moved to a point at least 5 feet east of the main entrance driveway. Call for 2"heavy duty PVC sleeves under each driveway. Call for new streetlight cable to be pulled from the relocated pole to the next pole to the west. • Relocate the existing parkway tree to a point at around 20 feet from the relocated streetlight pole. • Call for a 6-foot length of existing Countryside Parkway curb to be removed on each side of the new driveways. Drill and grout new rebar into the existing pavement and curb. • Revise Sign#4 and the Accessible Parking Sign Detail to call for a $250 fine. Sheet GR1 • Show the location of the temporary stockpile. • Show the location of the construction entrance. • Show the location and provide a detail for an aggregate parking area for construction workers. Sheet UT1 • Provide sanitary sewer and storm sewer stubs near the frontage drive at your east property line. • Remove the note regarding the existing sanitary sewer stub. Extend the stub north to a new manhole about 45 feet north of the existing drop manhole. At this point it can branch off to the Goodwill building and also to the east property line. • Move San. MH S1 about 35 feet south to allow for adequate clearance between the sanitary service sewer and CB 1. • Call for the existing sanitary manhole near the main entrance to be adjusted to finished grade. Call for an external chimney seal, and state that the maximum allowable height of adjusting rings is 8 inches. • Remove the existing storm manhole near Countryside Parkway and extend the 30"RCP storm sewer approximately 45 feet to the north to a new manhole. At this point it can branch off to the parking lot storm sewers and also to the east property line. • Check with the Building Department to see if a triple basin is needed at the loading dock. • The proposed 2.5" domestic water service seems large for a building of this type. Consider a smaller service. • Revise the watermain design by eliminating the watermain along the west property line. End the watermain with a 10-foot stub out of an 8" valve in vault, about 10 feet to the west of Hydrant#2. Our intention is to complete the watermain loop when the properties to the north and/or west develop. Sheet OS1 • Confirm that the offsite detention basin easement exists. • Call for the FES to have a grate and riprap. Provide a detail for the riprap placement. • Provide at least two cross-sections of the detention basin swale. Sheet S1 • Revise Watermain Note 6 regarding the diameter of the service. Sheet D1 • Revise the Storm Structure frame detail by removing"City of Yorkville"from the lid. All onsite and offsite storm sewer will be privately owned and maintained. • Provide a detail for pressure-tapping valve in vault. Sheet D3 • Revise the valve box and hydrant details to call for Trench Adaptor valve box by American Flow Control. Please forward these comments on to the design consultant. If you have questions regarding any of these comments,please see me. o cipy United City of Yorkville Memo 800 Game Farm Road ;mom EST.kw. $; 1836 Yorkville, Illinois 60560 -t Telephone: 630-553-4350 0� •?.). Fax: 630-553-7575 G `gy i<<E ,Ls' Date: March 21, 2007 To: Charles Wunder, AI P From: Rebecca Houseman CC: William Dettmer, CB ; Anna B. Kurtzman,AICP; Joe Wywrot, PE Subject: Zoning Review of the Final Plat of Subdivision Dated February 23, 2007 for the Proposed Goodwill Store Located on East Countryside Parkway (Project Number SP07.0001) Zoning staff has reviewed the document above for compliance with the zoning code of the City of Yorkville as well as the Planned Unit Development Agreement to which this property is subject. Staff found the following issue must be addressed before the plat may be approved: 1. Under the Owner's Certificate, the sixth paragraph outlines the provision of a landscape buffer easement. However, there is no such easement labeled on the plat. A 20-foot landscape buffer easement must be labeled on the plat along Countryside Parkway. Please let me know if you have any questions or require additional information. rsh\abk S:\Rebecca\Yorkville\Commercial Plan Review\Goodwill\Zoning Review of Final Plat 3.16.07.doc Cco.). United City of Yorkville Memo jig800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 Date: April 3,2007 To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson,Assistant City Administrator(for distribution) Subject: Corn Holdings,LLC Re-Zoning Request General Comments: - The property is currently zoned M-1 - The petitioner is requesting B-3 zoning to market the property as a retail development area. Comprehensive Plan Recommendations: - The Comprehensive Plan Land Use Plan for the property recommends Industrial Use for this majority of this property and Transitional Use for the northern portion. - The Comprehensive Plan suggests the Burlington Northern Santa Fe(BNSF)rail be targeted for a future train station/Metra stop location. Staff has advised the petitioner to relay this information to potential buyers and plan to incorporate this feature into the development plan for this property. - Faxon Road is planned to extend through this property to connect to Route 47. Staff will recommend dedication for this street extension to occur as part of a future development plan. The petitioner has been advised by staff to relay this information to potential buyers. Staff Comments: - The request for B-3 zoning is less intensive than the Comprehensive Plan recommendation of Industrial and although inconsistent with the Comprehensive Plan,an appropriate zoning classification for this property due to the property's exposure to Route 47 Findings Necessary for a Zoning Amendment shall be based on the following: a. Existing uses of property within the general area of the property in question. b. The zoning classification of property within the general area of the property in question. 1 c. The suitability of the property in question to the uses permitted under the existing zoning classification. d. The trend of development, if any,in the general area of the property in question, including changes,if any,which have taken place since the day the property in question was placed in its present zoning classification. e. The impact that such reclassification and/or annexation will have upon traffic and traffic conditions on said routes; the effect,if any, such reclassification and/or annexation would have upon existing accesses to said routes; and the impact of additional accesses as requested by the petitioner upon traffic and traffic conditions and flow on said routes. (Ord. 1976-43, 11-4-76) 2 sp C,ry o United City of Yorkville Memo 800 Game Farm Road EST 141836 Yorkville, Illinois 60560 ,4 ` Telephone: 630-553-8545 1 Fax: 630-553-3436 `SLE 0'>' Date: April 5,2007 REVISED To: Plan Commission From: Travis Miller,Community Development Director Cc: Bart Olson,Assistant City Administrator(for distribution) Subject: PC 2006-100 Yorkville-Bristol Sanitary District Annexation and Special Use Request Staff Comments: Annexation: The property being annexed consists of approximately 2 acres and is contiguous to the City, directly west of the Blackberry Creek and existing sanitary treatment plant. Special Use: The Special Use for a sanitary treatment plant is being requested for the 2 acre area being annexed AND for the 20.375 acre area annexed in 2006. • River Road is classified as a collector street,therefore,the annexation plat should include a 40' 1 right-of-way dedication along River Road. • Staff met with Ralph Pfister,YBSD and Cyrus McMains,Walter Deuchler Associates April 4,2007 to discuss the requested right-of-way dedication and setback locations on the 20.375 acre parcel planned to accommodate YBSD's future plant expansion. The following recommendations are based on this meeting: o Additional utility easement beyond the 40' right-of-way dedication along River Road is not necessary,therefore staff does not recommend this requirement(as originally recommended) o A 10' setback requirement is recommended for all yards(front, sides and rear). R-1 requires 40' front yard, 15' side,and 50' rear. Given the physical constraints of this property, the proposed treatment tanks will need to be placed approximately 50' from the existing River Road centerline. A 10' setback from the newly established right-of-way line (40' from the centerline)will allow for the necessary buildable area to accommodate the tanks. Staff recommends this setback be required as a condition of the Special Use. 1 Findings Necessary for a Special Use 1. The establishment, maintenance or operation of the special use will not be unreasonably detrimental to or endanger the public health, safety,morals, comfort or general welfare. 2.The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted,nor substantially diminish and impair property values within the neighborhood. 3. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 4.Adequate utilities,access roads,drainage or other necessary facilities have been or are being provided. 5. Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The special use shall in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the City Council pursuant to the recommendations of the Plan Commission. (Ord. 1973-56A, 3-28-74) 2 ,co co). United City of Yorkville Memo o ! 800 Game Farm Road Esq 1836 Yorkville, Illinois 60560 Telephone: 630-553-8545 09 1 ' ` 0 Fax: 630-553-3436 474LE ‘ti' Date: April 3, 2007 To: Plan Commission From: Travis Miller, Community Development Director Cc: Bart Olson,Assistant City Administrator(for distribution) Subject: Castle Bank Trust#8342—Annexation and Re-Zoning Request Comprehensive Plan Recommendations: • The Comprehensive Plan Land Use Plan for the property recommends Transitional Neighborhood and Park/Open Space for this property. Staff Comments: • The southern boundary of the property is contiguous to the city limits. • The city-zoned property to the south is zoned B-3 along the Route 47 frontage and R-2 to the rear. • The depth of the proposed B-3 zoning appears to be the same as the depth of the B-3 zoning of the property to the south. The depth of the proposed R-4 zoning appears to be the same as the depth of the R-2 zoning of the property to the south. • The nearest city watermains are located on Wheaton Avenue to the south and Cornelis Road to the north. • This property is proposed to be served with sanitary sewer by the future Blackberry Creek Interceptor. Service may also be possible from the existing sewer along Commercial Drive in the Yorkville Business Center. • If the Route 47 widening improvements north of Comeils Road are to be constructed,additional right-of-way will be required from this property.The necessary additional right-of-way should be determined,indicated on the plat,and conveyed to IDOT upon annexation to the city. • In lieu of conveying the IDOT right-of-way upon annexation,the annexation agreement could include a provision that obligates the property owner to convey the right-of-way when requested by IDOT or the city. Findings Necessary for a Zoning Amendment shall be based on the following: a. Existing uses of property within the general area of the property in question. b.The zoning classification of property within the general area of the property in question. 1 c.The suitability of the property in question to the uses permitted under the existing zoning classification. d. The trend of development,if any, in the general area of the property in question, including changes,if any,which have taken place since the day the property in question was placed in its present zoning classification. e.The impact that such reclassification and/or annexation will have upon traffic and traffic conditions on said routes; the effect, if any, such reclassification and/or annexation would have upon existing accesses to said routes;and the impact of additional accesses as requested by the petitioner upon traffic and traffic conditions and flow on said routes. (Ord. 1976-43, 11-4-76) 2 2* ° co o United City of Yorkville Memo 44 r'' 800 Game Farm Road EST. '= 1836 Yorkville, Illinois 60560 Telephone: 630-553-8545 o� I#' . S Fax: 630-553-3436 <LE ��v Date: April 3, 2007 To: Plan Commission From: Travis Miller,Community Development Director Cc: Bart Olson,Assistant City Administrator(for distribution) Subject: Cobblestone Final Plan and Plat Request Staff Comments 1. This subdivision is part of the Fox Hill Annexation and Planned Unit Development approved October 1993 and revised June 2004. The Preliminary Plan and Plat was reviewed by the Plan Commission September 13,2006 and approved by City Council September 26, 2006.The Final Plan and Plat is consistent with this approved Preliminary Plan. 2. Due to an existing depressional area on this site, stormwater management design has been a challenge for this site. The petitioner's engineer has worked closely with staff and EEI to best address these challenges and are proposing an underground detention system beneath the central parking area. Staff recommends approval of this plan subject to all staff comments listed below and attached: a. Laura Haake March 8,2007 memo(attached) b. EEI March 13,2007 memo (attached) c. Rebecca Houseman March 6,2007 memo(attached) ..5. ° C,�y United City of Yorkville Memo 4 800 Game Farm Road Es, i �` 'y 1836 Yorkville, Illinois 60560 " =- Telephone: 630-553-8545 o x 9� '' -�`2 p`' Fax: 630-553-3436 tkLe 00 Date: March 8,2007 To: Charley Wunder From: Laura Haake CC: Rebecca Houseman, Dave Mogle Subject: Cobblestone South Landscape Review I have reviewed the Cobblestone South commercial development plans by Bach and Associates dated August 15,2006 with revisions dated February 6,2007,and have prepared the following comments: General comments: 1) Add parking lot and street light poles.No tree should be within twenty feet(20') of overhead electrical equipment. 2) Provide a general detail of the parking lot island planting plans. Perennial plants that are to be used shall be listed. Visibility site lines of vehicles shall be considered in the design. 3) Show the topography of the site in one foot(1') intervals. 4) Label each building with square footage. 5) Provide parking lot space count. 6) A three foot high berm or masonry wall shall be added in the 30' buffer yard adjacent to any property zoned residential.This would apply to the residential units to the south of the development,but not to the park land in the Rob Roy Creek floodplain. 7) Autumn Blaze Maple is not an acceptable shade tree. Replace with a species from the approved list. 8) A restoration plan for the area marked as floodplain should be provided. It appears that the floodplain was previously in row crop agriculture and should be restored to a natural area. A seeding mix with species and quantities along with a maintenance/management plan should be submitted as part of the landscape plan. 9) Erosion protection methods should be added to the plans to prevent runoff into the Rob Roy Creek watershed. Show the location of fence and quantities of silt fence needed. Trail: 10)It appears that there is a retaining wall between the trail and the Rob Roy Creek floodplain.Label and provide a detail. Show grade changes and tie-ins to existing grade. 11)Pedestrian connection shall be provided at the following locations: a. Trail: Directly to the North across Route 34 at the easternmost entrance to the development on the east side of the drive. b. Trail: At both Eldamain and Route 34. c. Sidewalk or trail: To the development to the west at the entrance drive. 12)A trail connection shall be provided to perimeter of the subject property leading to the existing bridge over Rob Roy Creek in the Fox Hill subdivision. Further discussion shall occur with the Parks Department about the following items: a. Location of asphalt trail connection. The connection must be ADA accessible,therefore the grade change must be considered. A culvert may need to be added to prevent drainage issues between the trail and the creek. b. Payment. Partial funding would be paid by the Parks Department to create that link. Cost must be agreed upon prior to construction. c. Timing. The trail connection to Fox Hill shall be installed at the time of all trail construction for the site. 13)A discussion shall be held with the Parks Department on the ownership of the trails. It is possible that the City would like to have ownership of some of the trails in this development. 52 Wheeler Road• Sugar Grove, IL 60554 TEL:630/466-9350 FAX:630/466.9380 www.eeiweb.com Engineering Enterprises, Inc. March 13, 2007 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Cobblestone Commons Final Engineering&Final Plat—Review#1 United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the following materials that have been submitted for the above- referenced commercial development: • Final Engineering Plans for "Cobblestone Retail Center" prepared by JAS Associates, Ltd. consisting of eighteen (18) sheets dated January 22, 2007. • "Stormwater Management Report — Cobblestone Retail Center prepared by JAS Associates, Ltd. dated January 22, 2007. • Final Plat Cobblestone South P.U.D. Subdivision prepared by Alan J. Coulson, P.C. Professional Land Surveyors consisting of two (2) sheets which are undated. • Engineer's Opinion of Probable Construction Costs(EOPCC)for Cobblestone Retail prepared by JAS Associates, Inc. dated January 24, 2007. • Landscape Plan for Cobblestone Retail Center prepared by Bach & Associates dated February 6, 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 Consulting Engineers Specializing in Civil Engineering and Land Surveying 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: 1. A copy of the Natural Resource Information (NRI) Report by the Kendall County Soil and Water Conservation District should be filed with the City. 2. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. b. (IHPA) regarding preservation of cultural resources. RECEIVED PREVIOUSLY c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. g. (IDOT) regarding proposed improvements along Rt 34. 3. An agricultural field tile survey has been received and is acceptable. 4. A Signage and Pavement Marking plan should be submitted to the City for review. 5. A photometric plan should be submitted to the City for review. The following requirements should be met: a. The average intensity should be 2.0-2.5 foot-candles. b. The average to minimum light intensity ratio should be a maximum of 6:1 c. The maximum to minimum light intensity ratio should be a maximum of 20:1 d. The ratio of maximum veiling luminance to average pavement luminance should be a maximum of 0.3:1 e. The lighting intensity at the property line should be 0 foot-candles. ENGINEER'S OPINION OF PROBABLE CONSTRUCTION COST(EOPCC) 6. The $12 / CY unit price for trench backfill is rather low. A unit price closer to G:\Public\Yorkville\2006\Y00603 Cobblestone Commons(Rte34-Eldamain)\DOC\lwy rotO3finalengplan&plat.doc $20/CY would be more appropriate. TITLE SHEET 7. The beginning of the 'Duty to Indemnify" note should be revised to remove references to Village. "The Contractor shall defend, indemnify, keep and save harmless the City, City Engineer, ... (SHEET 1) MASTER GEOMETRIC PLAN 8. Proper warning signage should be installed at the end of the dead end at the future connection to the vacant parcel to the east. (SHEET 2) 9. The loading zone located to the east of building No. 7 should consist of heavy-duty pavement. (SHEET 2) 10.The entrance onto Eldamain Road should line up with the entrance to the Shops at Spring Commons. (SHEET 2) 11.We encourage that the design engineer and/or developer coordinate the U.S. Route 34 access points with the developers who are currently preparing plans for similar developments on the north side of U.S. Route 34. MASTER UTILITY PLAN 12.Small portions of buildings No. 5, 7 and 8 do not have proper fire hydrant coverage and should be addressed by the engineer. (SHEET 3) SITE GRADING PLAN 13.The proposed grading in the grass area between the back of curb of the Route 34 right-in right-out entrance and buildings No. 2 and 3 should be revised so there is positive drainage away from the buildings and along the retaining walls. (SHEET 5) 14.The minimum allowable roadway centerline and curb flowline slope is 0.5% and the minimum allowable pavement slope is 1%. The following areas do not meet these requirements and should be addressed: a. The northeast portion of the parking lot over the infiltration pipes area. (SHEET 5) b. The parking lot area to the south of the drive thru lanes located south of building#2. (SHEETS 5 and 6) c. The parking lot area to the east of building # 2 in front of the trash enclosure area. (SHEET 6) 15.Retaining walls that are over three feet in height should be designed by a licensed structural engineer and should meet the applicable building code requirements for safety railings. The portion of the proposed retaining wall located east of building #10 is greater than 3 feet in height and should meet G:\Public\Yorkville\2006\Y00603 Cobblestone Commons(Rte34-Eldamain)DOC\lwywrotO3tinalengplan&plat.doc these requirements. (SHEET 6) 16.The maximum allowable slope for grass areas is 4:1. The area to the south of the road stub for future development to the east does not meet this requirement and should be addressed. Also, the area to the southeast of building #9 between the bike path and the curb does not meet this requirement. (SHEET 6 and 8) 17.The proposed slopes across the parking stalls to the west of building #8 range between 3 to 5% except for a small area located about 80 feet north of the southwest corner of the building. This limits the location of possible handicap accessible parking. It should be demonstrated that the appropriate amount of required handicap accessible parking can be provided in that area for building#8. (SHEET 7) STORMWATER POLLUTION PREVENTION DETAILS 18.Sedimentation and erosion control notes # 3, # 4, and #6 make references to the"Village" and "County" and should be revised to "City". (SHEET 10) SITE UTILITY PLAN 19.Trench backfill consisting of CA-7 aggregate is required under and within 2 feet of pavement and sidewalks. Areas of trench backfill should be shown on the plans. (SHEETS 11 to 14) DETAILS 20.The bituminous and heavy-duty bituminous pavement details should be revised to specify the following nomenclature: (SHEET 16) a. Hot-Mix Asphalt Surface Course, Mix C, N50 b. Hot-Mix Asphalt Binder Course, IL-19.0, N50 21.The Bike Path Bituminous Pavement detail should be revised to specify a 5oz. Geotexile Fabric (Amoco 4551 or approved equal) to be placed between the aggregate base course and the subgrade. (SHEET 16) 22.Concrete curb and gutter should be reinforced with two #4 deformed bars, placed three inches from the bottom, spaced twelve inches apart, centered on the total width of the curb and gutter. The B6.12 Concrete Curb and Gutter detail should be revised accordingly. (SHEET 16) 23.The maximum amount of adjusting rings allowed is 8". The Pressure Connection in Vault detail should be revised accordingly. (SHEET 16) 24.A retaining wall detail should be included in the plans. 25.A water main lowering detail should be included in the plans. The lowering of the water main should be accomplished by using the manufacturer's G:\Public\Yorkville\2006\Y00603 Cobblestone Commons(Rte34-Eldamain j\DOC\R wrot03finalengplan&plat.doc allowable deflection of the pipe and not by the use of fittings. GENERAL NOTES AND SPECIFICATIONS 26.Underground note#3 should specify CA-7 aggregate backfill. (SHEET 18) 27.Sedimentation and erosion control note#10 specifies that the rip-rap should be grouted in place with concrete. This note should be revised to "RIP-RAP material shall be in accordance with Article 705 and installed according to Article 281 of the Standard Specifications." (SHEET 18) FINAL STORMWATER MANAGEMENT COMMENTS: 28.The existing conditions release rate (5.08 cfs) should not be exceeded by the proposed conditions discharge from the total tributary area, including the un-detained discharge. 29.The total offsite flow that is proposed to be bypassed undetained is 31.2 cfs (22.24 from the west and 8.96 from the north), which is 26.12 cfs above the existing release rate (5.08 cfs). 30.EEI conducted a site visit on March 1, 2007; offsite stormwater was observed contributing to the onsite area from as far east as the eastern tree line of the north offsite property, due to a small swale and ridge along the tree line. Considerable flow was occurring at the time of the visit, as well as active gully erosion, several feet deep, at the discharge point on the north side of the property. Evidence of flows that exceed the existing pipe capacity was noted. The total tributary area of the north offsite tributary area should be revised. 31.During the previously mentioned site visit, restricted release discharge from the Lakewood Springs detention basin was observed contributing to the west off-site tributary area. The area tributary to the detention basin and this discharge should be accounted for in the existing conditions model as well as the proposed conditions model. 32.The west off-site tributary area should not be allowed to flow over land in order to bypass the proposed site. Instead, it should be conveyed by pipe, through the on-site stormwater facility. This measure will also provide the conveyance route for the west off-site area once it is developed. 33.In proposed conditions, the north off-site storm sewer system is shown contributing to the on-site storm sewer system and retention pipes. This tributary area should be included in the proposed conditions Pondpack model. In addition, the west off-site tributary area should be included in the proposed conditions model. 34.The rim elevations of inlets #19 and #20 are 627.05', which is 0.20' below G:\PubliclYorkville\2006\Y00603 Cobblestone Commons(Rte34-Eldamainl\DOC\l )wrot031inalengplan&plat.doe. the internal overflow weir elevation (627.25') of Overflow Structure #9. This should be revised to eliminate the ponding over the inlets. In addition, the Engineer should provide calculations that demonstrate the discharge rate of 1.0 cfs per acre of tributary area can pass over the internal weir wall of Overflow Structure#9,without causing ponding over inlets#19 and#20. 35.The proposed un-detained tributary area (approximately 0.95 ac.) should be shown and labeled on the Tributary Area Exhibit. 36.A detailed maintenance plan for the retention pipe facility should be provided in order to ensure the long-term functionality and infiltration capability of the facility. The plan should include specific tasks, a schedule of those tasks, the party responsible, and the source of funding. 37.The plans show two pipes that discharge directly into the detention pipe facility. These two pipes should be routed through a stormwater treatment facility prior to their discharge into the detention pipes in order to limit the amount of sediment that will impede the infiltration capabilities. • 38.The Proposed Conditions Pondpack model shows 17.49 ac. of tributary area to the detention pipes, and 0.95 ac. of un-detained tributary area to Rob Roy Creek. This differs from the total tributary area found in the Tributary Area Exhibit (20.79 ac. tributary to the detention pipes; no un-detained tributary was shown). The Proposed Conditions model should be revised to account for this increase in tributary area. 39.The Engineer should consider concrete box vaults, such as Storm Trap, instead of the aluminized pipes, to provide more volume in less area, and for easier maintenance and access to the facility. 40.With regard to the emergency overflow calculations, the total tributary area upstream of the respective cross-section should be used to determine the allowable flow passing the cross-section. 41.As per previous comment, calculations should be provided that demonstrate that the top of foundations and lowest building openings are at least 1.5' above the water surface elevation (WSE) of the emergency overflow routes. 42.The depth of flow of the emergency overflow routes should not exceed 6" above the roadway centerline, and should not exceed 12" in parking areas. 43.As per previous comment, the stormwater management facility overflow storm sewer outlet, which is adjacent to Rob Roy Creek, should have appropriate long-term erosion control shown in the Stormwater Pollution Prevention Plan. STORM SEWER DESIGN COMMENTS: G'\Puhlic\Yorkville120061Y00603 Cobblestone Commons(Rte34-Eldamain)1DOC1hwyv rot03tinalengplan&plat.doc 44.In regard to Manhole (MH) #57, the southwest (SW) invert is shown as 622.80' in the plans, but is shown in the report as 622.30'. In addition, the north (N) invert is shown in the plans as 623.80', but is shown in the report as 623.30'. These discrepancies should be revised accordingly. 45.The east (E) invert of MH #71 should be labeled in the plans; the report shows a value of 624.85'. 46.The downstream invert of pipe 14 to pipe", as labeled in the report, is shown in the plans as 622.60', but is shown as 621.60' in the report. This should be revised accordingly. 47.The southeast (SE) invert of catch basin (CB) #14 should be labeled in the plans; the report shows a value of 621.70'. 48.The rim elevation of MH #12 is shown as 629.05' in the plans, but is shown as 628.50' in the report. This should be revised accordingly. 49.There are many pipes that currently have HGL elevations above the top of their respective pipes. These HGLs should be lowered in order to keep them within the pipes. FINAL PLAT 50.The lot dimension should be shown at the northwest corner of lot 5. 51.The note indicating the west line of section 19 should be changed from the northeast quarter to the southwest quarter. 52.The note indicating the west line of section 30 should be changed from the northeast quarter to the northwest quarter. 53.The 25' strip of Route 34 should be labeled "Hereby Dedicated." 54.An Ingress/Egress easement over lots 1-8 should be indicated. 55.The symbols are missing in the legend for the iron pipes and concrete monuments. 56.The Township Highway Commissioner Certificate is required for the Eldamain Road dedication. Our review of this project will continue upon receipt of revised engineering plans and revised final plat. We encourage the design engineer to provide a point-by-point response letter with the revised submittal. We again recommend coordination with the various agency having jurisdiction as well as the other developers in the area. If you have questions regarding any of the above or need additional information, please feel free to contact our office. G:\Public\Yorkeille\2006\Y00603 Cobblestone Commons tRte34-Eldamainj\DOC\I )wrot03tinalengplan&plat.doe Sincerely, ENGINEERING ENTERPRISES, INC. oW14010 --- .,c. •--. William E. Dunn, P.E. Senior Project Manager Mark G. Scheller, P.L.S. Project Manager pc: Mr. Bart Olson, Assistant City Administrator Mr. Travis Miller, Community Development Director Charley Wunder, Urban Planner JAS Associates, Inc. JWF—EEI G:\Public\Yorkville\2006\Y00603 Cobblestone Commons(Rte34-Eldamain)\D0C\hvywrot03tinalengplan&plat.doc ®'��n City R o United City of Yorkville Memo � .— '1% 800 Game Farm Road EST. atil1836 Yorkville, Illinois 60560 -.. Telephone:hone: 630-553-4350 8 i 1 '42) -1-114E Fax: 630-553-7575 G1 &E `•V Date: March 6,2007 To: Charles Wunder,AICP] From: Rebecca Houseman J CC: William Dettmer, CBO; Anna B.Kurtzman, AICP;Joe Wywrot, PE; Laura Haake Subject: Zoning Review of the Final Plat of Subdivision (Not Dated), the Landscape Plan Dated August 15, 2006 and Revised February 6, 2007 and the Final Engineering Plans Dated January 22, 2007 for Cobblestone South Commercial Subdivision Zoning staff has reviewed the documents outlined above for compliance with the City of Yorkville's zoning, landscape, and sign codes. Staff found that the following issues must be addressed before the plans may be approved: Final Plat of Subdivision 1. Cross access/ingress/egress easement provisions must be recorded on the plat. If the ingress/egress easement provisions will be different from the cross access easement, then the ingress/egress easement must be delineated across lot 2, 3, and 8. If the provisions of both easements will be the same, the cross access/ingress/egress easements may be included in the blanket easement language on the second page. Either way, the easements must be shown on the first page of the plat. 2. The landscape buffer easement described on page two must be shown on the first page of the plat. 3. The future right-of-way easement described on page two must be shown on the first page of the plat. 4. The public utility and drainage easement described on page two must be shown on the first page of the plat. 5. The storm water management easement described on page two must be shown on the first page of the plat. 6. The pedestrian and bike trail easement described on page two must be shown on the first page of the plat. 7. The date of the plan and any subsequent revision dates must be included somewhere on the plat. Staff uses the plan and revision dates to identify plans. 8. The applicant may want to consider cross parking easements to ensure that all lots have the minimum required number of parking spaces. Landscape Plan 9. There are several signs proposed on this property, but the details of the signs are not given. The applicant must note that sign permits are required for all signs and that no signs may be built in any easement. C. Wunder Cobblestone South March 6, 2007 Page 2 of 2 10. The current zoning and land use for adjoining properties and properties located across abutting streets must be shown on the plan (Ord.No. 2006-136 Section 3.1c). 1 1. The width of the landscape buffer yard south of the lot 8 and east of Rena Lane must be shown on the plan. The width of this buffer yard must be at least 30 feet (Ord. No. 2006-136 Section 2.2a). 12. The width of the landscape buffer yard on the west side of the property along Eldamain Road must be labeled on the plan(Ord.No. 2006-136 Section 2.3b.2), Final Engineering Plan (Sheet 2 —Master Geometries Plan) 13. Building#2 has three 10-foot drive aisles. The applicant must note that the minimum drive aisle width for one-way traffic is 12 feet(10-11-3C). 14. Lot 2 has an inadequate number of parking spaces for the proposed size of building #2. Seventeen spaces are currently provided. If the use of building #2 is a bank, at least 30 spaces are required. if the use of building #2 is retail sales or a restaurant, at least 21 spaces are required. The applicant may want to record a cross parking easement across lots 1 and 2 to provide adequate parking on lot 2. 15. If drive-thrus are proposed for buildings #1 and #6, stacking for at least three cars must be shown on the plan. 16. The corner side yards of buildings #2 and #3 are 20 feet and 24 feet, respectively. The minimum setback when a side yard adjoins a street is 30 feet (10-7D-4B-1). 17. Half of the proposed access onto Route 34 from lot I and the 10' bike path are not on the subject property. The entire road and path must be moved onto the subject property or a cross access/ingress/egress easement must be approved by both property owners. 18. Loading berth requirements are determined by the size and the use of buildings. Required loading berths must be least 10 feet by 25 feet and must be shown on the plan. The applicant must note the following requirements: a. Retail buildings with an area of 5,000 square feet or more require one loading berth (10- 11-6D). b. Restaurants with an area of 10,000 — 20,000 square feet require one loading berth. Restaurants with an area of 20,000 square feet or more require two loading berths (10- 11-6E). c. Banks with an area of 10,000 to 100,000 square feet requires one loading berth (10-11- 6J). 19. Some of the surrounding zoning is labeled incorrectly on the plan: a. The property with the PIN 02-30-116-001 to the south of the subject property and west of Rena Lane is zoned B-3 PUD. b. The property with the PIN 02-30-117-012 to the south of the subject property and east of Rena Lane is zoned R-4 PUD. c. The property with the PIN 02-30-117-001 to the east of the subject property and south of the 100-year floodplain limits line is zoned R-2 PUD. d. The property with the PIN 02-30-100-009 to the east of lot I is zoned B-3 PUD. e. The property with the PIN 02-19-300-006 to the north of the subject property is unincorporated Kendall County. Please let me know if you have any questions or require additional information. rsh\abk S:\Rebecca\Yorkville\Commercial Plan Review\Cobblestone Retail Center\Zoning Review Final Plat,LS,Eng 3.5.07.doc *°o Cary' United City of Yorkville Memo 800 Game Farm Road ` '" ,:1838 Yorkville, Illinois 60560 "-- Telephone: 630-553-8545 il , ` V Fax: 630-553-3436 E % Date:April 3,2007 To: Plan Commission From:Travis Miller,Community Development Director Cc: Bart Olson,Assistant City Administrator(for distribution) Subject: Wynstone—Preliminary Plan Request Staff Comments: • The property is currently zoned R-3. • The applications requests PUD Zoning Classification with R-3 Land Use. o Staff recommends a PUD Development Agreement be prepared to include: • Provisions allowing for the requested setback variances proposed (see Rebecca Houseman memo); • Minimum architectural standards for the buildings exceeding the current appearance code requirements; • Current City development fee schedule-per unit amounts. • Staff recommends approval of the Preliminary Plan subject to an approved PUD Agreement and the following staff comments: o Joe Wywrot March 12,2007 memo(attached) o Rebecca Houseman March 6,2007 memo(attached) o Laura Haake March 8,2007 memo(attached) 1 �'c 01 co.o ' United City of Yorkville Memo l' 800 Game Farm Road Esc%t '� :.,ess Yorkville, Illinois 60560 - Telephone: 630-553-4350 111 . ;: ; „ Fax: 630-553-7575 1C s `>>,�� LE'.: Date: March 6, 2007 To: Charles Wunder,AICP From: Rebecca Houseman CC: William Dettmer, CBO;Anna Kurtzman, AICP; Joe Wywrot, PE;Laura Haake Subject: Zoning Review of the Preliminary Plan Dated January 30, 2007, the Preliminary Landscape Plan Dated September 30,2004 and Revised February 8,2007, and the Preliminary Engineering Plans Dated January 30, 2007 for Wynstone Townhomes Zoning staff has reviewed the documents above for compliance with the City of Yorkville's zoning, landscape, and sign codes. Because the applicant is proposing a planned unit development and a draft PUD agreement was not submitted for review, the following zoning review is based on the requirements set forth for the R-3 General Resident District in Yorkville's zoning code. Staff found the following issues must be addressed before the plans may be approved: Preliminary Plan 1. The applicant must indicate how many lots he or she is proposing for the development, and where they are located so that setbacks may be determined. In the R-3 district, the minimum building setbacks are as follows: a. Front Yard Setback—30 feet b. Side Yard Setback— 10 feet c. Side Yard Setback(adjoining a street)—20 feet d. Rear Yard Setback—30 feet 2. The applicant is proposing 62 townhome units in this development for a gross density of 6.4 dwelling units per acre. The maximum gross density allowed by the R-3 district is five dwelling units per acre(10-6E-3A). 3. The plan does not show the dimensions between the buildings. In the R-3 district, the minimum separations between buildings are as follows(10-6E-10): a. Side to Side--20 feet b. Side to Rear—40 feet c. Rear to Rear—60 feet d. Front to Side— 50 feet e. Front to Front—50 feet C.Wunder Wynstone Townhomes March 6, 2007 Page 2 of 2 f. Rear to Front— 100 feet 4. In the R-3 district, there are minimum standards for the floor area of dwelling units. The minimum floor area is 1,200 square feet for one-story units, and the minimum floor area is 1,400 square feet for two-story units (10-6E-9). Compliance with this section of the code cannot be determined from the information provided in the plan. 5. The property to the south of the subject property is labeled B-3. The City's records show this property as unincorporated. The label must indicate the jurisdiction that zoned the property. The zoning of the other properties surrounding the subject property must be shown on the plan. 6. The plan indicates that there are 56 off-street parking spaces in addition to the 248 garage/driveway parking spaces. A manual count of the spaces outlined on the plan shows 28 off-street parking spaces in addition to the 4 garage/driveway spaces per unit for a total of 276 parking spaces, not 304 as shown on the plan. The difference must be amended or explained. Preliminary Landscape Plan 7. Dimensions of all landscape buffer yards must be shown to determine compliance with Yorkville's landscape ordinance(Ord.No. 2006-136). 8. The landscape plan labels the entrance from Route 47 as "private street A" while the preliminary plan labels the entrance as "public right-of-way." The difference must be amended or explained. 9. The dimensions of the proposed monument signs from the property lines must be shown. All signs must be at least five feet from any property line, outside of 25-foot vision triangles on corners, and outside of all easements. Sins may not be constructed in a public right-of-way. Preliminary Engineering Plans 10. The dimensions of the drive aisles and parking spaces must be shown on the plans to determine compliance. The minimum drive aisle width for two-way traffic is 24 feet. The minimum length of a parking space is 18.5 feet and the minimum width is 8.5 feet (10-11-3C). Please let me know if you have any questions or require additional information. rsh/abk S:Rebecca\Yorkville\Residential Plan Review\Wynstone Townhomes\Prelim.Eng.&LS Plans 2.23.07.doc J=�'c�O c�ty United City of Yorkville Memo 7, 800 Game Farm Road Esr _21110 ' ,ass Yorkville Illinois 60560 Telephone: 630-553-8545 .6.p. rp Fax: 630-553-3436 Date: March 8,2007 To: Charley Wunder From: Laura Haake CC: Rebecca Houseman,Dave Mogle Subject: Wynstone Development Preliminary Landscape Review I have reviewed the preliminary landscape plans for the Wynstone Townhomes dated February 8, 2007 prepared by Gary R. Weber Associates,Inc., and have prepared the following comments: General Comments: 1) A sidewalk connection shall be provided to the sidewalk on St. Joseph's Way to allow residents access to the public park sites and the Regional Trail System in the neighboring developments. This should be a minimum of 5'wide from the Walnut drive to the existing sidewalk. 2) A tree survey must be completed that shows all trees with a caliper greater than four inches (4")at breast height and includes the species,caliper,removal,etc. 3) The trees around the perimeter of the site should be preserved to keep the character of the property. 4) "Existing trees to be preserved as possible" in the dry detention basin does not provide information needed for tree credit calculations. Specific trees to be saved shall be individually located and clearly marked.Tree protection methods shall be shown in a detail and notes on the landscape plan. 5) This development must follow Landscape Ordinance 2006-136.The plant list includes shade tree species that are not on the approved shade tree list.Autumn Blaze Maple and all Ash trees shall be replaced with acceptable species. 6) Due to the re-design of the development from the original preliminary plan submission,the park site requires further discussion with the Parks Department. �,<0o , United City of Yorkville Memo _ � "6 800 Game Farm Road EST ;, :1836 Yorkville, Illinois 60560 Telephone: 630-553-8545 0� . 4 :, 0�. Fax: 630-553-3436 '<LE v� • Date: March 12, 2007 To: Charles Wunder,Urban Planner From: Joe Wywrot, City Engineer CC: Bart Olson,Assistant City Administrator Subject: Wynestone Townhomes—Preliminary Plan Review I have reviewed the proposed preliminary plan prepared by Jacob &Hefner Associates dated January 30,2007 and have the following comments: General • The plan should be submitted to Walter Deuchler Associates to review the sanitary design on behalf of Yorkville-Bristol Sanitary District. • The plan should be submitted to Bristol-Kendal Fire Protection District to review with respect to access and fire protection. • The plan should be submitted to IDOT for review regarding access locations, Route 47 improvements, and additional Route 47 right-of-way. • The plan should be submitted to Kendall County to review on behalf of Kendall Township regarding the proposed connection to Walnut Drive.Depending upon their review, a section of the•Walnut Drive right-of-way may need to be annexed to the city. • Submit a wetland delineation for review, along with documentation from the US Army Corps of Engineers regarding the jurisdictional/non-jurisdictional status of the wetland(s). • Submit a copy of the Land Use Report from the Kendall County Soil Conservation Service. • Provide a copy of the field tile study. • A preliminary landscape plan is required. • The proposed stormwater basin volume of 4.9 acre-feet is acceptable. • Identify the boundaries of the proposed park,and indicate if it is to be a public or private park. Sheet 1 • The streets in this development should be public.We are currently in discussions with the adjacent Fox Highlands Homeowners Association regarding their private streets,which they want to turn over to the city. Therefore, even if these streets are to be private they should conform to all public-road requirements and the typical sections revised accordingly. • If the streets are to be private, a private right-of-way should be established similar to city right-of-ways, and ingress/egress easements established to benefit the property immediately south of the development. • The"Private Street"typical section should show a 66-foot right-of-way. Revise the combination curb & gutter to B6-12. • The"Street A"cross-section should have 4.5 inches of bituminous binder course and 12 inches of aggregate base course.The roadway should be 39 feet back-to- back.The right-of-way,whether private or public, should be 80 feet wide. Public sidewalk should be shown on both sides of the street. Revise the combination curb & gutter to B6-12. Sheet 2 • The tree survey needs to be updated. Almost all of the trees on the B-3 parcel have been cut down. • Show the names and owners of the adjacent properties that have frontage on both sides of Route 47 within 200 feet of the proposed development. • Show the existing zoning of the proposed development as well as surrounding properties. • Show the existing un-named creek immediately south of the proposed development. • Show the location of Bonnie Lane and the Saravanos private roadway. Sheet 3 • If the city does take over the streets in Fox Highlands, St.Joseph's Way should be extended into the Wynestone development. • Add a note stating that improvements on Route 47 shall be as required by IDOT and that offsite Walnut Drive improvements shall be as required by Kendall Township and/or the City of Yorkville. • The proposed detention basin grading should be refined to demonstrate that the required 4.9 acre-feet can be detained in the area provided. • The detention basin is shown discharging to a swale that runs through several back yards along the south side of Baltrusol Court in the Fox Highlands development.We have had repeated complaints from the homeowners on Baltrusol Court regarding the stormwater flowing through their yards.While this development will reduce the peak discharge,it will increase the total volume of • runoff and the duration of that runoff.This offsite drainage issue needs to be resolved before we can approve the Wynestone Townhomes preliminary plan. • Show proposed building setback lines. • Label the street names. • Show right-of-way lines. Include typical corner cuts at the intersection of Street A with Route 47. • Show sidewalks on both sides of all streets,and also along the Route 47 frontage. • Add a note stating that the B-3 parcels shall not have direct access to Route 47. • Show streetlights along Street A at Route 47, the boundary between the commercial and residential parcels, and the Street A/Walnut Drive intersection. Also show lights on Walnut Drive between Bldgs. 2 and 3, across from Bldg. 5, and at the dead-end. • Call for a turn-around at the dead-end to comply with city requirements. • We need to discuss whether sidewalk should be extended from St. Joseph's Way into the Wynestone development. Sheet 4 • This development is near at the boundary of two watermain pressure zones. If connection is made to the watermains in Fox Highlands,pressures at the ground floor would vary between 30 PSI and 45 PSI, and pressures on the second floor would vary between 25 PSI and 40 PSI. If connection is made to the watermain on Route 47 the pressures would be about 25 PSI higher, therefore connection should be made to the Route 47 12 inch watermain.Two connections are required,those being at Street A and at the south end of the development. An offsite easement will be required. Call for a cut-in valve-in-vault along the Route 47 watermain between the two points of connection. • Call for an 8 inch watermain to be stubbed to the north side of Street A along Walnut Drive, ending with a hydrant and valve. • Extend a sanitary stub to the north along Walnut Drive from the manhole shown at the Street A intersection. Please forward these comments to the developer and the design engineer. If you have questions regarding any of these comments,please see me.