Plan Commission Packet 2006 01-11-06 s
c/p. United City of Yorkville
800 Game Farm Road
ES7 �' 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
PLAN COMIVIISSION
AGENDA
Wednesday, January 11, 20 6
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: None
Public Hearings:
1. PC 2005-57 Belinda Lies, Hendra Conrad and Faith Unlimited, Inc., petitioners, have filed an
application with the United City of Yorkville, Kendall County, I linois requesting rezoning from
United City of Yorkville"O" Office District to United City of Y rkville "O" Office District with a
Special Use for a daycare. The real property is located at 705 Conover Lane in the United City of
Yorkville, Kendall County, Illinois.
2. PC 2005-53 Kendall Creek Development, LLC,petitioners,have filed an application with the
United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of
Yorkville and rezoning from Kendall County A-1 Agricultural tc United City of Yorkville R-2
One-Family Residence District. The real property consists of approximately 141.31 acres south of
Route 126, east of Rt. 47, north of Ament Road, and west of As ey Road, Kendall Township,
Kendall County, Illinois.
Presentation: None
Old Business:
1. PC 2005-16 Kendallwood Estates - Preliminary Plan
New Business:
1. PC 2005-57 Belinda Lies, Hendra Conrad and Faith Unlimited, Inc.,petitioners, have filed an
application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from
United City of Yorkville "O" Office District to United City of Yorkville "O" Office District with a
Special Use for a daycare. The real property is located at 705 Cc nover Lane in the United City of
Yorkville, Kendall County, Illinois.
Plan Commission
January 11, 2006
Page 2
New Business (con't):
2. PC 2005-53 Kendall Creek Development, LLC,petitioners,hav filed an application with the
United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of
Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville R-2
One-Family Residence District. The real property consists of ap roximately 141.31 acres south of
Route 126, east of Rt. 47,north of Ament Road, and west of Ashley Road, Kendall Township,
Kendall County, Illinois.
3. PC 2005-34 Evergreen Farm-Preliminary Plan
4. PC 2005-54 Grande Reserve Unit 12 - Preliminary/Final Plat
5. PC 2005-55 Grande Reserve Unit 13 - Preliminary/Final Plat
6. PC 2005-61 Rush-Copley- Concept PUD Plan
7. PC 2005-63 Heartland Crossing - Concept PUD Plan
Additional Business:
Adjournment:
I
I
I
I
UNITED CITY OF YORKVILLE PETITION APPLICATION LOG January 4, 2006
NAME PETITIONER TYPE OF DATE STATUS
APPLICATION OF AP
Silver Fox Midwest Dev. Annex& Zoning 12/7/04 Public hearing @ 1/10/06 City Council
Preliminary Plan
Aspen Ridge Estates Aspen Ridge Estates LLC Annex &Zoning 1/12/05 Pending Per Developer
Preliminary Plan
Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 Pending Per Developer
Schramm Property Donald Schramm Annex& Zoning 4/12/05 Pending
218 acres SE corner of Rt. 30 & Rt. 47
Kendallwood Estates Willman Property) John Tomasik Preliminary Plan 4/15/05 1/11/06 Plan Comm
Harris Woods Woodlands & Meadowbrook Homes Concept Plan 5/6/05 Pending per Developer's Request
Eldamain Center for Business Inland Concept PUD Plan 6/7/05 Pending submittal of Preliminary PUD Plan
4.5 Acre Commercial Site Woodlands, Inc. Annex& Zoning 6/10/05 Pending per Developer's Request
East of Rts. 34 &47
20.375 acres West of YBSD facility Yorkville-Bristol Sanitary District Annex &Zoning 6/16/05 Pending drafting of Annexation Agreement
Evergreen Farm Estates Tanglewood Dev. Corp. Annex &Zoning 7/7/05 1/10/06 City Council public hearing
Preliminary Plan 1/11/06 Plan Comm
Corneils Crossing Corneils Crossing LLC Annex, Zoning & 7/14/05 2/7/06 COW
Prelim. Plan
10701 Route 71 Daniel Laniosz Annex& Zoning 8/17/05 1/10/06 City Council
McHugh Professional Building- 1100 McHugh Payne Onishi Annex &Zoning 8/19/05 2/7/06 COW
Yorkwood Estates (Anderson Farm) Wyndham Deerpoint Annex &Zoning 8/19/05 Pending submittal of Preliminary Plan
Chally Farm Wyndham Deerpoint Annex& Zoning 8/19/05 Pending submittal of Preliminary Plan
Oak Grove Subdivision Ron Tucek 1 % Mile Review 9/30/05 Approved 12/13/05 City Council
708-710 S. Bridge Street Van Riper Insurance Agency Rezoning 10/6/05 Approved 12/27/05 City Council
Kleinwatcher Herb &Pam Kleinwatcher Annex &Zoning 10/17/05 Pending submittal of draft Annexation Agree.
Grande Reserve Unit 12 Pas uinelli - Mill Crossing LLC Prelim/Final Plat 1111105 1/11/06 Plan Comm
Grande Reserve Unit 13 Pas uinelli - The Commons LLC Prelim/Final Plat 1111105 1/11/06 Plan Comm
Dhuse Farm (93 acres south of ament and west RA Faganel Builders Concept Plan 11/28/05 2/7/06 COW
of Rt. 47)
Kiddie Campus - 705 Conover Lane Belinda Lies, Hendra Conrad and Special Use for a 11/28/05 1/11/06 Plan Comm public hearing
Faith Unlimited, Inc. daycare
Hudson Lakes Kendall Creek Development Annex &Zoning 12/2/05 1/11/06 Plan Comm public hearing
Preliminary Plan 1/26/06 Plan Council
White Pine Farms Tanglewood Real Estate Dev. Corp. Annex& Zoning 12/7/05 2/8/06 Plan Comm public hearing
Pre. PUD Plan 3/8/06 Plan Comm public hearing
Bailey Meadows IRED Baseline LLC Revised Pre.Plan 12/13/05 1/26/06 Plan Council
Rush-Copley Rush-Co ley Medical Conce t PUD Plan 12/15/05 1/11/06 Plan Comm
2113 Rt. 47 (5 acres at Corneils & Rt. 47) 47 Corneils LLC Annex &Zoning 12/19/05 2/8/06 Plan Comm public hearing
Heartland Crossing Richard Marker Associates Concept PUD Plan 12/21/05 1/11/06 Plan Comm
Konicek Property - 11843 Galena Road Konicek Family Limited Partnership Annex &Zoning 12/21/05 2/8/06 Plan Comm public hearing
& Wayne and Lois Konicek
Fountain Village of Yorkville Crestlake Holdings Final Plat 12/29/05 2/9/06 Plan Council
Plan Council
December 1,2005
Attendees:
John Crois, Interim Administrator Joe Wywrot, City Engineer
Anna Kurtzman, Zoning official Sgt. Ron Diederich, Yorkville Police Dept.
Eric Dhuse, Dir. of Public Works Bill Dunn, EEI
John Whitehouse, EEI
Guests:
John Paul,Pasquinelli Dwight Trostle, Cowhey, Gundmundson, Leder
Rick Murphy,Pasquinelli
Joe Wywrot called the meeting to order at 9:40 am. The Nov. 17 minutes were approved
with changes.
Grande Reserve Unit 12—Preliminary/Final Plat
Mike Schoppe's comments suggest adding steps along sidewalks leading from Beresford
Drive,to minimize the slopes. Shade trees along Mill Rd. need to be consistent with
exhibit D1 of the annexation agreement.
Anna Kurtzman stated that architectural design standards need to be included for the plan
commission packets. Also the roof bump outs toward Beresford Drive are exceptions to
the blanket easement and cannot violate the building setback line.
Bill Dunn stated all special storm structure details should be revised to agree with the
grading plans and storm water drainage report(#43). In addition, storm water easement
documents need to be prepared and a dedication plat for realigned Mill Road needs to be
recorded before the plat is recorded(#49). Lot 3026 should be covered with a storm
water management easement(#52).
The southeast basin at Kennedy and Mill,per the annexation agreement, is named as a
naturalized basin. Potentially it may be used as a soccer field,the channel moved to the
south, and the north end designated as a field. Mr. Trostle will check on the status with
Pasquinelli Homes and put together a naturalization plan for the area.
The commercial area triangle north of new Mill and south of old Mill Rd. is not included
in the tributary area to the basin. This was in the original storm water management of
Grande Reserve, but no longer is a part of Grande Reserve. It outfalls to Kennedy Road,
flowing to the north.
Water main sizing in neighborhood 3 will be 8", stubbed out as 12"and then reduced.
Grande Reserve Unit 13—Preliminary/Final Plat
Mike Schoppe's comments state that ownership of lot 3028 (as detention facility,per the
developer) should be noted. The developer will check with Scott Sleezer to determine a
harder maple.
Anna Kurtzman stated the architectural design standards should be included for the plan
commission packets, and will need time allowed to review.
Bill Dunn stated basin and outlet sewer easements, along Mill Street, are needed.
Pioneer Pass will be changed to Tuscany, because the street connects to Oswego.
The city's intent is to approve the preliminary plan with the first unit of this area,then
preliminary plan approval prior to each final plat(two motions before plan commission)
is not necessary. At this time all street names need approval on the overall preliminary
area, north of the tracks.
There will be no homes with Mill Street addresses in this development. Sgt. Diederich
stated the police department will need to be vigilant so there is no confusion between
calls made to Mill Road and Mill Street.
This is scheduled for Plan Council on Dec. 22.
Minutes submitted by Annette Williams
Plan Council
December 22,2005
Staff Me mbers:
John Crois, Interim City Administrator Joe Wywrot, City Engineer
Mike Schoppe, Schoppe Design Anna Kurtzman, Zoning official
Bart Olson,Administrative Intern Scott Sleezer, Parks Director
Sgt. Ron Diederich, Police Department Bill Dunn, EEI
John Whitehouse, EEI
Guests:
Mike Brandenburg, Tanglewood Homes Bob Nelson, Tanglewood Homes
Debbie Miller, Tanglewood Homes Dwight Trostle, CGL
Jim Wallin,Pasquinelli Homes LLC John Philipchuck, DBC & W, Ltd.
The meeting began at 9:30 am. The December 1St minutes were approved with one
spelling change.
Evergreen Farm Estates—Preliminary Plan
Mr.Nelson stated the plan has two access points to Fox Rd. on the north parcel,with the
western most point close to Pavilion. The intersection comes in at less than 80% angle
along the west side and the developer will address this.
Changed on this plan were accesses to Pavilion, and a hammerhead dead end would be
extended to the property west of the creek. Right of way to the creek was added so
connection to Pavilion and Fox Rd. will be at 80 % (or greater) at the connection point.
The new plan allows for two access points on the northeast corner.
Added to the landscaping plan were plantings along the west side for a more rural look.
Fox Rd. interceptor route, easements, and collective funding agreements with all
southwest developers will be discussed at a collective city meeting on January 13.
The developer has pulled back Pavilion Rd. to allow for additional right of way. John
Whitehouse will send the geometric city standards to the developer's engineers.
Mike Schoppe's comments
1) The developer will move the right of way frontage for lots 63 —67 to the north
along Sanchez Lane.
2) The developer will identify the ownership of lots 31, 32, 33 and 59.
3) The developer will contact CDF concerning the direct release, north of Fox. Mike
Schoppe asked the point discharges be released 100 feet away from the wetland,
into the vegetated swale via pipe, and into a creek/wetland area. This can be
parallel to the creek. Mr. Schoppe will make a written recommendation regarding
the stabilization of the creek bank area. EEI will make reference to this issue in
1
the Fox Rd. sanitary sewer extension. The city is waiting for funding to determine
the tributary management.
4) All open space plans that are designated HOA should be added to the plan.
5) Designs in the area should be created as a Gateway to the Fox Road with bold
new designs for this area of Yorkville.
6) Mr. Schoppe recommended to the City that the southwest Fox Road rural area
study be moved forward so recommendations to the developers can be made.
This would be possibly funded by the city, with potential reimbursements by the
developers.
7) Mr. Nelson will look at moving the lot line north 50 foot on lot 27 and tapering
down the width toward the two next easterly lots. He will check with YBSD for
the placement of sewer lines.
Anna Kurtz man's comments
1) On the southern cul-de-sac, lots 46-48, the placement of the driveways is a
concern and the developer will look at that.
Joe Wywrot's comments
1) The water main loop at west Kaden is not looped. Joe suggested the west end of
Kaden remain a dead end, and securing the easements in if crossing the creek
would ever occur. John Whitehouse suggested the final determination would
depend on the pressure zone.
2) A note should be made on the plan regarding the potential funding of the creek
crossing. EEI and the city will come up with a cost.
3) The Aspen Ridge plan calls for a trail along the west edge of the creek. (east side
of the development) and sidewalk along the east side of Pavilion. The city is
requesting a 10' asphalt walk/trail on the north side, with a minimum of 50 foot
landscape buffer. The first 30 feet is YBSD property. The trail could be moved
30 foot north of the Fox Rd. right of way line, if needed.
4) Bob Nelson will be writing a memo to the City and Fran Klaas addressing a low
spot along Asche Rd. between the Konicek property and Legacy Farms. Mr.
Nelson had suggested to the engineers of Legacy Farms that he would be willing
to address the pipe funding and drainage issue.
Scott Sleezer's comments
1) The city is requesting all land cash upfront which would help pay for the
development of the Silver Fox park and trail system, as well as the Hoover
community park athletic area.
The preliminary plan will be discussed at the January 11th Plan Commission meeting.
Grande Reserve—Neighborhoods 1-5 Preliminary Plans
The petitioner is asking for final plat approval for model areas, neighborhoods three and
five and preliminary engineering approval for all areas. They need to ask for preliminary
plan and final plat approval for every final plat in Grande Reserve, as stated in the
annexation agreement. Staff is hoping to reduce plan commission motions and
deliberations on preliminary and final plats. Staff is suggesting that the commission needs
2
to see the overall layouts of all neighborhoods,rather than the exhibits presented in the
annexation agreements.
The developer will submit separate documents for both neighborhoods, both phase I,to
the plan commission, highlighting the neighborhood that they are asking to be approved,
and include the Group C exhibit from the annexation agreement for each neighborhood.
Mike Schoppe's comments
He is recommending approval for final plats, Units 12 and 13, Phase I
Anna Kurtzman's comments
The architectural standards will be reviewed by the city prior to City Council approval of
the final plats. She will have her comments completed by January 5th
EEI's comments
1) Bill Dunn stated that the flushing hydrants in neighborhood #5, shows that 8"
mains are stubbed out to the end of each unit, with flushing hydrants on each. Joe
Wywrot will okay with Eric Dhuse.
2) Mr. Wallin stated that gas and storm sewers are in courtyards in other projects
they have engineered, in driveway areas. These are individual b-boxes.
3) Mr. Dunn stated the main from Kellogg Court and the main south of Kellogg be
extended to the far side of the property. The Mill / Kennedy main should be
extended to the north side of the intersection with a valve and hydrant.
4) The water main along Kennedy (unit 11) is along the north side of the tracks.
John Whitehouse stated the railroad crossing would be a part of the Galena Rd.
project extension, southern main, as suggested by the developer, would be a part
of the Galena Road project. MPI needs to construct this.
Joe Wywrot's comment
Basin eight will remain be naturalized, with no soccer field plans, because the YMCA is
going to transfer this corner site to the church.
Scott Sleezer's comment
Ten foot sidewalks are shown on the engineering plans for neighborhood 13,phase I.
These are in the right of way on Tuscany.
This will be presented at the January 11th Plan Commission.
Minutes submitted by Annette Williams
3
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52 Wheeler Road • Sugar Grove,IL 60554
TEL:630/466-9350
FAX.630/466-9380
www.eelwob.com
Engineering
Enterprises,
Inc.
January 5, 2006
Mr. Joseph A.Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, I L 60560
Re. Kendallwood Estates, Preliminary Stonmwater Management Repor4
United City of Yorkville, Kendall County, Illinois
Dear Mr.Wywrot:
We have reviewed the Preliminary Stormwater Management Plan for the referenced
development prepared by Smith Engineering Consultants, Inc., dated December 19, 2005. This
report supplements the following items which were previously submitted:
• Preliminary Plan Application and Petition by John Tomasik, dated April 8, 2005.
• Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc.
consisting of 2 sheets with latest revision date of September 20, 2005.
• Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc.
consisting of 4 sheets with latest revision date of October 21, 2005.
• Preliminary Landscape Plan prepared by SEC Planning Consultants consisting of 5
sheets with initial issue date of August 10, 2005.
• Engineering Report for The Willman Property prepared by Smith Engineering
Consultants, Inc. dated April 7, 2005 which includes the following:
Summary
Location Map
USGS Photo Exhibit
Kendall County Soils Map
Flood Insurance Rate Map 170341 0075 C
D Tree Survey
➢ Wetland Delineation Report
Consulting Engineers Specializing in Civil Engineering and Land Surveying
Mr.Joseph A.Wywrot
January 5,2006
Page 2 of 2
Soils Report
IHPA Correspondence
➢ IDNR Correspondence
USF&WS Correspondence
General
1. The Developer and his Engineer have gone through a number of design
iterations in an effort to meet the City's requirements and expectations regarding
stormwater management on this very unique site. In the end, the developer has
sacrificed a number of buildable lots in order to create the required Stormwater
detention. Our review of the Preliminary Stormwater Management Report finds it
in general compliance with City requirements and in accordance with many of the
recommendations that were voiced during recent meetings with City staff.
2. In light of the excessive grades present on many of the lots to be developed in
Kendallwood Estates, we have requested that the developer prepare a few
sample lot layouts to illustrate how the sites can be adapted to these conditions.
3. There will be a need to develop methods of slowing down the runoff in the areas
where sormwater is currently undetained in order to meets the City's release
rate requirements. Additionally, there is an unnumbered Zone A floodplain in the
northwest corner of the site that will need to be delineated. A Base Flood
Elevation Determination Report will need to be provided in the event that the
Zone A encroaches on the project site. We are confident that these items and
the balance of the engineering issues raised in previous reviews can be dealt
with during the development of final engineering plans.
If you have any questions regarding any of the comments or require additional information,
please feel free to contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
JTW,JWF- EEI
Scott J. Mai, P.E., SEC, Inc.
G:\Public\Yorkville\2004:YO0430 Kendallwood Estates of Yorkville(Wilman Property)\docsVwywrotPrelimPtan05.doc
Dec . 15. 2005 HIM No No- 0125 P 2/3
Schoppe Design associates, Znc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax(830) 551-3639
December 15, 2005
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design,Associates,Inc.
Re: Evergreen Farm
We have reviewed the Plat of Subdivision dated 12/6/05,the Engineering Plans dated 10/11/05
and the Landscape Plan dated 10/10/2005, all prepared by Craig R. Knoche&Associates and
provide the following comments:
Flat of Subdivision
1. This document should be titled Preliminary Plat.
2. The following information should be added to the plat:
a. Name and address of owner
b. Location of contiguous properties
c. Zoning of contiguous properties
d. Land use of contiguous properties
3. The frontyard setback should be added to the plat. I expect the frontyard setback for the
cul-de-sac lots will need to be greater than 30' in order to meet the 72' minimum lot
width requirement.
4. Due to the relatively small amount of R.O.W. frontage for lots 63 through 67, Sanchez
Lane should be extended approximately 30' fin-ther north. This will allow between 10'
and 20' of additional frontage onto Sanchez Lane, which should be helpful for placement
of driveways,mailboxes and snow piles.
5. The addition of the second road stub to the east property line will provide good access to
the property to the east, even without an additional curb cut to Fox Road.
6. Identify the use and ultimate ownership of lots 31, 32, 33 and 59.
Page lof2
Dec l5 2005 11 : 06AM No .0125 P- 3/3
7. Identify the proposed R.O.W. dedications on Fox Road and Pavilion Road.
EngWeeringrPlan,s
1. Because Fox Road has been identified as a"Secondary Gateway", and because there is
excess volume in the stormwater basins,the berming of the basins should be pulled back
further from Fox Road.
Landscape Plan
1. The plantings proposed comply with the City's landscape ordinance. However,the
proposed plantings in the buffer consist primarily of turf and informal clusters of
ornamental shade and evergreen trees. This design would create an attractive landscape,
however, it would not be any different than other nice looking landscapes throughout the
City. One of the objectives of the City Council is that developments south of the river
look somewhat different than other developments. One of the important objectives of the
Comprehensive Plan design guidelines is that the landscaping in the City's "Gateways",
of which Fox Road is one of,be used to create"the natural feel of the rural landscape"
and"to enhance the rural identity". We recommend that the design style for the buffer
landscape be revised to more directly accomplish these goals. Elements such as fencing,
wood lots,naturalized turf,prairie or wind breaks might be considered as potential rural
landscape elements.
If you have any questions,please call.
CC: Liz D'Anna, Administrative Assistant
Joe Wywrot, City Engineer
John Wyeth, City Attorney
Anna Kurtman, Zoning Administrator
John Whitehouse, EEI
ree 2 of 2
ti
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52 Wbeeler Road •Sugar Grove,IL 60554
TEL: 630/466-9350
FAX: 630 1466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
December 16, 2005
Mr. Joseph A.Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Evergreen Farm, Preliminary Plan and Plat Review,
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
Our review of these plans is to generally determine the plan's compliance with City of
Yorkville ordinances and whether the improvements will conform to existing City
systems and equipment. This review and our comments do not relieve the designer
from his duties to conform to all required codes, regulations, and acceptable standards
of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-
depth quality assurance review. We cannot and do not assume responsibility for design
errors or omissions in the plans.
We have reviewed the revised Preliminary Plan and Preliminary Plat for the referenced
Evergreen Farm Subdivision consisting of the following materials received to date:
• Preliminary Plan Application and Petition by Tanglewood Development
Corporation, dated July 1, 2005.
• A plan set, titled Evergreen Farm, prepared by Craig R. Knoche & Associates
Civil Engineers, P.C., with latest revision date of October 11, 2005, consisting of
the following:
o Title and Index Sheet
• Existing Conditions Exhibit
• Preliminary Site Plan
• Preliminary Grading Plan
• Preliminary Utility Plan
Consulting Engineers Specializing in Civil Engineering and Land Surveying
r
o Landscape Plan
o Preliminary Plat of Subdivision (Dated: 12/06/05)
• Landscape Plan, prepared by Craig R. Knoche & Associates Civil Engineers,
P.C., with latest revision date of 10/10/05.
• An undated Preliminary Stormwater Report, prepared by Craig R. Knoche &
Associates Civil Engineers, P.C.
We offer the following comments:
General
1. No part of the proposed development is located within a Special Flood
Hazard Area as identified by FEMA based on Flood Insurance Rate Map
(FIRM) 170341 0075 C, dated July 19, 1982.
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) Division of Preservation Services regarding Historic and
Archaeological Resources.
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. Kendall County Highway Department regarding points of access to Fox
Road.
We recommend that items a, b and g be received prior to Preliminary Plan approval.
Items c, d, e &f will be required prior to the start of construction activities.
3. A Natural Resource Information Report should be applied for and prepared
by the Kendall County Soil and Water Conservation District and submitted
for review.
GAPublictYorkville1200MY00411 Evergreen Farm EstatesWocs\iwywrotPrelimPlan03.doc
4. Preliminary comments from Fran Klaas, P.E., Kendall County Engineer
should be solicited and submitted to the City when received.
5. A wetland delineation and report should be submitted and reviewed by the
City's wetland consultant prior to Preliminary Plan approval.
6. A Preliminary Soils Report should be submitted showing the nature of the on
site soils and noting any limitations to road construction and dwellings with
basements. If the stormwater management facilities are to hold water, the
soils report should specifically address the capability of the soils to do so.
Preliminary Engineering Plans
7. The title of the current set of plans being reviewed should be identified as
"Preliminary Plan".
8. Most of the following comments are repeated from our review letter of
November 9, 2005 since very few have yet been addressed.
9. Any culverts or bridge openings under the railroad to which the existing field
tiles discharge should be shown on the Existing Conditions sheet(C0.2)
10.The existing conditions contour lines shown on sheet C0.2 are not
sufficiently visible for review purposes and should be darkened.
11.Sheet C1.1 should be labeled as a Preliminary Site Plan
12. Typical Cross Sections should be provided for each classification of
roadway being constructed. Each section should include right-of-way and
roadway dimensions, pavement composition, sidewalk, pathways and
utilities. Cul-de-sac right-of-way and pavement dimensions should be
shown.
13.The grading plans and utility plans indicate storm sewers discharging directly
to the wetlands along Pavillion Road. Direct discharge is not permitted.
Methods for discharging storm water to wetland areas must be reviewed and
approved by the City's wetland consultant.
14.Existing contours should be shown on the Utility Plan.
15.Proposed Contours should be labeled on all stormwater management
basins. Proposed contours should be shown on the grading plans.
GAPubIiclYorkvi11e120041Y00411 Evergreen Farm Estates\doesVwywrotPrelimPlan03.doc
16.The requirement for total easement widths of 20 feet (10 feet on each lot)
should be noted in the plans as well as on the plat where City utilities run
along side lot lines.
17.Our Southwest Area Water Study will provide the required locations and
sizing of water mains in this area. Final sizing of internal mains other than
those addressed in the study will be determined following an update of the
City water model based on all proposed area developments.
18.The funding and timing of the construction of the required off-site water
mains which will serve this development will need to be established prior to
approval of the Annexation Agreement.
19.Sanitary sewers generally appear to be too shallow and should be
coordinated and verified with the latest design of the proposed YBSD
sanitary interceptor.
20.Funding and timing of the construction of the required off-site interceptor
sanitary sewer which will serve this development will need to be established
prior to approval of the Annexation Agreement.
21.It is our opinion that the westerly extension of Greenbriar Road to Evergreen
Farm, and ultimately to Pavillion Road and possibly beyond, should be
accomplished prior to any development in this area to handle all
construction traffic and to minimize all future impacts to existing Fox Road.
22.It is anticipated that the reconstruction of Pavillion Road will be a joint effort
of the developments on each side of the road. The respective developers
should discuss and resolve the details of this project, including the
imbalanced dedication of right-of-way, prior to Preliminary Plan approval and
annexation. Pavillion Road reconstruction should be included in the
Preliminary Plan submittal.
Stormwater Management Review
23. Based on cursory review of the USGS quadrangle maps for the area, a
potentially significant area appears to be tributary to the development site.
Offsite tributary area should be delineated and factored into the design.
Offsite flows should be routed around the site or accounted for in the design
of the interior conveyance system; and ultimately the out fall structure.
24.The Fox Road Area Stormwater Management Study should be completed
prior to City approval of the Preliminary Plan. Issues addressed in Comment
#23 will be dealt with in said study.
GAPubIic\Yorkville120041Y00411 Evergreen Farm Estates\docsN]wywrotPrelimPlan03.doc
25.The interconnectivity of the proposed ponds should be incorporated into the
proposed conditions modeling. The tailwater elevation of downstream ponds
should be taken into account. The discharge from upstream ponds should
also be taken into account.
26.An outfall pipe is shown discharging west from basin B on the plans;
however, this discharge is not included in the supporting calculations.
27.The channel /wetland area into which the proposed ponds outfall appears to
have significant tributary area. As such, a conservative tailwater assumption
should be used in the design of the ponds to account for the expected
reduced discharge capacity of the outfall structure. Additional storage
volume should be provided, as necessary.
28.The placement of trees within or on the banks of the proposed detention
ponds, as shown in the landscaping plan, should be avoided.
29.The detention pond outlet designs have only addressed the 10-year and
100-year peak storm discharges. The United City of Yorkville also requires
the design to consider the 2-year peak storm discharge. Additionally, the
maximum bounce for the 10-year storm event shall be 2 feet.
30.The stormwater storage areas must include an emergency overflow weir a
minimum of six inches (6") above the calculated 100-year design high water
level. The weir should provide capacity for the greater of either 1.0 cfs/acre
of tributary area or the calculated peak discharge into the basin from the
100-year critical duration storm event(including off site tributary area).
31.Emergency overland flow routing paths should be indicated on the plans.
Design calculations should be provided to demonstrate the capacity of the
system to convey storms in excess of the 10 year design storm. All buildings
shall have a lowest water entry a minimum of 18 inches (18") above the
elevations determined for the bypass scenario.
32.The City's wetland consultant should verify the following items:
a) The wetland delineation has been completed in accordance with
the ordinance.
b) An appropriate buffer distance has been provided between the
wetland areas and the development.
GAPublifforkville1200MY00411 Evergreen Farm Estates\docsVwywrotPrelimP[an03.dDc
Preliminary Plat
33.The "Plat of Subdivision — Evergreen Farm"should be titled as a "Preliminary
Plat".
34.The easement and building setback detail needs to be revised to state, 1)
the side yard on each side of lot not to be less than ten (10) feet, or ten
percent (10%) of the lot width, whichever is greater, except when a side yard
adjoins a street, in which case the minimum shall be thirty (30) feet, and 2)
The rear yard set back should be shown as forty (40) feet. A note should be
added to the Plat which states "Where City Storm Sewers, Sanitary Sewers
or Water Mains are run along side lot lines, a minimum 20 foot wide (10 feet
each side) Utility and Drainage Easement shall be provided." Also, the rear
easement should be 10 feet in width.
35.A note should be added stating future ownership, usage and maintenance
responsibility for lots 31, 32, 33, and 81.
36.25 foot right of way radii should be provided at all street intersection,
including those with Pavillion Road and Fox Road.
37.The recommended geometry for the Pavillion Road right of way has not been
provided as requested. The engineer should refer to the exhibit attached in
our review letter dated November 9, 2005.
38.Bearing needs to be added to the easterly line of lot 31, relating to the
distance, deed 305.69 feet and measured 340.28 feet.
39. A list of proposed street names should be submitted to the U. S. Postal
Service and to KENCOM for approval. A copy of the letter approving the
names should be submitted to the City for their records. One name should
be drawn from the City's list of historic names.
40. The requested conceptual layout of the property easterly of and adjoining
this proposed subdivision is logical and supports the proposed land plan and
street stubs.
Conclusion
Our review of this Preliminary Plan will continue as the above comments are
addressed by the developer and the design engineer and additional information
is submitted as requested. If you have any questions or require additional
information, please contact our office.
G:1Pub1ic\Yorkvil1e\2004\Y00411 Evergreen Farm Estates\docs\iwywrotPrelimPlan03.doc
F
a
Sincerely,
ENGINEERING ENTERPRISES, NC.
f�-
I �
' John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
Tanglewood Development Corporation
Craig R. Knoche &Assoc., P.C.
WED/JWF, EEI
G:XPublic%Yorkvi11e120041YO0411 Evergreen Farm EstatesldocsVwywrotPrelimPlan03.doc
52 Wheeler Road • Sugar Grove,IL 60554
TEL: 630/466-9350
FAX: 630 1466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
December 15, 2005
Mr.Joseph A.Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Grande Reserve North, Neighborhoods 1 through 5
Preliminary Engineering Plan
United City of Yorkville, Kendall County, Illinois.
Dear Mr.Wywrot:
We have reviewed the Preliminary Engineering Plans for the above-referenced Neighborhoods
prepared by Cowhey Gudmundson Leder, Ltd., dated of September 7, 2005.
Our review of these plans is to generally determine the plan's compliance with City of Yorkville
ordinances and whether the improvements will conform to existing City systems and.
equipment. This review and our comments do not relieve the designer from his duties to
conform to all required codes, regulations, and acceptable standards of engineering practice.
Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review.
We cannot and do not assume responsibility for design errors or omissions in the plans. We
offer the following comments:
Preliminary Engineerina Plan
1. Though the City ordinance calls for the extension of utilities to the limits of the
development, this development having different jurisdictions on two sides minimizes the
extension of utilities to the north and east. We recommend, however, that 8-inch water
mains be stubbed westerly towards Storybook Highlands Subdivision at Kellogg Court and
at the northwest comer of Neighborhood 2 for future extension to the west.
GAPub11aYorkvi11e\2005\Y00527 PasquinelA Homes-Grande Reserve\docsVwywrot Prerun Eng NlthruN501.doc
Consulting Engineers Specializing in Civil Engineering and Land Surveying
2. At the proposed realignment of Mill Road & Kennedy, an 8-inch water main should be
stubbed out to the northeast comer of the intersection terminating with an 8-inch valve and
a temporary fire hydrant.
3. In Neighborhood 5, consideration should be given to running the sanitary sewers down the
driveways and leaving the water mains in the turf areas buildings. We also recommend
looping the mains rather than the installation of flushing hydrants. We understand that this
item has been discussed previously. If the cost difference is not significant, we feel that our
proposed scenario is superior from a maintenance viewpoint. The utility"clutter"would also
be reduced.
4. The typical cross sections, cul-de-sac geometry and public sidewalk widths are consistent
with the annexation agreement between MPI and the United City of Yorkville.
Based on the above and pending the revisions needed to provide for future water main
extensions, we recommend approval of the Preliminary Engineering Plan. If you have any
questions or comments regarding this review, or require any additional information, please
contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
WED/wed
PC: Liz D'Anna, Administrative Assistant
Rick Murphy, Pasquinelli Homes, L.L.C.
Jim Wallin, Pasquinelli Homes, L.L.C.
Dwight A.Trostle, CGL, Ltd.
JWF, JTW- EEI
GAPublic\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docsUwywrot Prelim Eng NithruN501.doc
Dec - 16. 2005 1 : 04PM No.0141 P. 2/2
Schoppe Design associates, Inc.
Landscape Architecture and Land Planning
126 S,Main St. Ph. (630) 5513355
Oswego,IL 60543 Fax(630) 551 4639
December 15, 2005
MEMORANDUM
To: Joe Wywrot—City Engineer
From: Mike Schoppe- Schoppe Design Associates, Inc.
Re: Grand Reserve, Neighborhoods i -5
We have reviewed the Preliminary Engineering flans dated 9/7/05 and provide the following
comments:
Preliminary Engineering Plans
1. The road,building and lot layout appear to be generally in compliance with the
annexation agreement.
2. In order to provide additional comments on the preliminary engineering, we would need
to have the preliminary grading and contouring added to the plans. We would also need a
preliminary plan illustrating setbacks, R.O.W., widths, lot size, etc.,before we can
comment on the preliminary engineering.
We would provide additional comments as information is provided to us.
CC: Mayor Art Prochaska
Liz D'Anna, Administrative Assistant
John Whitehouse, EEI
Bill Dettmer
Page 1 0(I
52 Wheeler Road •Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.ee!web.com
Engineering
Enterprises,
Inc.
December 15, 2005
Mr.Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Engineering Improvement Plans for Grande Reserve Neighborhood 3&5
Model Areas (Final Engineering)
Final Plats—Grande Reserve Units 12& 13
United City of Yorkville, Kendall County, Illinois.
Dear Mr. Wywrot:
We have reviewed the Engineering Improvement Plans for Grande Reserve Neighborhood 3 &
5 Models Areas prepared by Cowhey Gudmundson Leder, Ltd. Containing 30 sheets with a
revision date of November 30, 2005. Also included was a Storm Drainage Analysis for
Neighborhood 5 prepared by Cowhey Gudmundson Leder, Ltd. dated November 15, 2005.
Revised Final Plats for Grande Reserve Units 12 an 13, dated November 28, 2005, a Plat of
Dedication for Mill Road and Kennedy Road and a Plat of Temporary Easement for
Stolmwater Facilities all prepared by Midwest Technical Consultants, Inc. where also
reviewed. In general, the Final Plat and Improvement Plans are clear and well presented.
Our review of these plans is to generally determine the plan's compliance with City of Yorkville
ordinances and whether the improvements will conform to existing City systems and
equipment. This review and our comments do not relieve the designer from his duties to
conform to all required codes, regulations, and acceptable standards of engineering practice.
Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review.
We cannot and do not assume responsibility for design errors or omissions in the plans.
Our review comments are as follows:
G:1PubLAYorW11e12005\Y00527 Pasquinel6 Homes-Grande Reserve\docs%ymtO2GRUNITI2 O21.doc
Consulting Engineers Specializing in Civil Engineering and Land Surveying
Engineering Improvement Plans
1. Plans should be signed, sealed and certified by an Illinois Registered Professional
Engineer prior to final approval.
2. Riprap should be shown at all flared-end sections. Please add riprap to the flared end
section at the south end of Basin 8N.
3. On Sheet 8 and any other plans sheets or documents bearing the street name "Pioneer
Pass", the street name should be changed to Tuscany Trail.
4. On Sheet 15, the public sidewalk tee at the southeast comer of Big Rock Blvd. And
Beresford Drive has not yet been added as indicated.
5. There is a discrepancy regarding the rim elevation of Storm Structure No. 1 between Sheet
17 and Sheet 24. Grading plan shows rim elevation 648.0 while the detail indicates 647.0.
Please make necessary correction.
6. Structure information for the storm sewers associated with the stormwater management
system is difficult to retrieve. Some data requires the individual to refer to the Mass
Grading set of plans for information. All storm sewer data should be presented in this set of
plans.
7. Plan and profile sheets do not show trench backfill at sidewalk and driveway crossings.
Please indicate the need for trench backfill by symbol or by general note.
8. On Sheet No. 19 the slope between ST MH 3-33 and FES 2-32 should be labeled as
0.47%, not 0.40%.
9. Special Storm Structure No. 26 is has a detail but is not shown in the plans.
10.On Sheet No. 20, please show services for Lots 1,2 and 8.
11.On Sheet No. 20, the rerouting of the water main in Haverhill Court has created a new
conflict point between the storm sewer and vyater main between lots 4 and 5. The water
main will need to be lowered in this area. Please indicate the conflict and resolution on the
plans.
12.On Sheet No. 24 the invert elevation for the outlets of Detention Basins 8N and 8S should
be shown.
13.In Neighborhood 5 consideration should be given to running the sanitary sewer in the
driveways and looping water in the turf areas. We believe this to be more efficient with less
sanitary service and elimination of flushing hydrants. Is there any possibility of reducing the
number of services to the multi-family units? Could the mains on Kennedy and Mill be
better utilized for services?
GAPub1ic\Yorkvi11e12005\Y00527 Pasquinelli Homes-Grande Reserve ldocs\lwywrot02GRUNIT12_021.doc
Final Plats
14.The"Pedestrian and Bike Trail Easement Provisions"should be reintroduced into both
plats. Previous direction to delete was in error.
15.On Unit 13 the street name"Pioneer Pass"should be changed to `Tuscany Trail".
16.On Unit 12, please add a note that"A public utility& drainage easement is hereby granted
over all of Lot 3026".
Letter of Credit
17.The Engineers Opinions of Probable Cost prepared by Cowhey Gudmundson Leder, Ltd.
for the Neighborhood 3 &5 Model Areas and Mass Grading, dated 9/12/05 and 9/14/05,
fairly represent the value of the work proposed plus 10%. The total amount is estimated at
$ 1,797,696.24.
Contingent on the completion of the above listed revisions and receipt of a letter of credit in the
amount stated above or greater, we recommend the approval of the Final Engineering Plans
for the Grande Reserve Neighborhood 3 & 5 Model Areas and the Final Plats for Grande
Reserve Units 12 & 13.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
WED/wed
PC: Liz D'Anna, Administrative Assistant
Rick Murphy, Pasquinelli Homes, LL.C.
Jim Wallin, Pasquinelli Homes, L.L.C.
Dwight A. Trostle, CGL, Ltd.
JWF, JTW- EEI
GAPub11c\Yorkv111e\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\lwywrot02GRUNITI2_021.doc
No•0168 P 1�C
Dec• 20 . 2005 3:49PM
Sckoppe Design Associates, Inc.
Landscape Architecture and Land Planning
Ph.(630) 551-3356
126 s. Main St. Fax(630) 551-3639
Oswego, IL 60543
December 20, 2005
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe- Schoppe Design Associates,Inc.
Re: Grand Reserve—Unit 12 and 13 (Neighborhoods 3 and 5)
We have reviewed the Engineering Improvement Plans dated 11/30/05 prepared by Cowhey
Gudmundson Leder,Ltd., and provide the following comments:
En- ineering Improvement Plans
1. All engineering issues have been satisfactorily addressed.
If you have any questions,please call.
CC: Mayor Art Prochaska
John Crois,Interim City Administrator
Liz D'Anna,Deputy Clerk
John Whitehouse—EEI
Bill Dettmer,Building Official
Past l of I
_514
United City of Yorkville
County Seat of Kendall County
800 Game Farm Road
�
: ' Yorkville, Illinois, 60560
L Telephone: 630-553-4350
�p Fax: 630-553-7575
�2 Website: www.yorkville.il.us
December 13, 2005
TO: Liz D'Anna
FROM: William A. Dettmer, Code Official��
Anna B.Kurtzman, Zoning Coordinato>i l�r�l
SUBJECT: Architectural Review for Grande Reserve Units 12 & 13
Upon further review of the Grande Reserve Annexation Agreement and review of the
architectural renderings for the units listed above staff notes the following:
1. The agreement states that development of the property will adhere to any city-wide
architectural control ordinance in place at the time of the final platting for each phase.
The City has a facade ordinance in place that is administered by the City's Code
Official
2. The agreement also states that architectural control standards for this project are to be
reviewed by the city and approved prior to City Council approving the final plat of
subdivision. As noted above, the Code Official,representing the City, is responsible
for review of the architectural control standards.
Based upon the above, it is our opinion that the architectural renderings do not have to be sent to
the Plan Commission or the City Council for approval—that approval is conducted at the staff
level as per any other subdivision within Yorkville. As a result, we request that that the
architectural renderings submitted for Plan Council review(sent on December 9, 2005)be
removed from the Plan Commission review process.
For your information, the architectural renderings do not meet the current facade control
ordinance. A separate report to the applicant will be made detailing deficiencies.
A report will be given to you once the architectural control standards for this project has been
approved by staff, at which time, assuming all other plat issues have been resolved,the final
plats for these two units may be sent to the Council for approval.
/abk
c: R.Murphy,M.Schoppe,J.Whitehouse,J.Wyeth,J.Wywrot
Filename: C:\Documents and settings\Anna\My DocumentAGrande Reserve\Unit 12&13\Architectural memo-12-13-05.doc
United City of Yorkville
J2 County Seat of Kendall County
800 Game Farm Road
Yorkville, Illinois, 60560
- Telephone: 630-553-4350
d y
Fax: 630-553-7575
Website: www.yorkville.il.us
SCE wV
January 4, 2006
TO: Liz D'Anna
FROM: Anna B. Kurtzmaneak
SUBJECT: Grande Reserve Units 12 and 13 Final Plats
I have reviewed the final subdivision plat for Grande Reserve Unit 12 (last revision date
11/28/05) and Grande Reserve Unit 13 (last revision date of 12/15/05)have the following
comments:
1. The setbacks noted on the plat are in conformance with the setbacks outlined in the
annexation agreement.
2. While the building envelopes do not, in themselves, conform to the minimum
building separation requirements, the engineering plans do show the proper building
separations. If the buildings are constructed as depicted on the engineering plans then
the Building Department does not have any concerns with the plats.
/abk
c: W. Dettmer
filename: C:\Documents and Settings\Anna\ 4y Documents\Grande Reserve\Unit 12&13\Plan Commission 1-4-06.doc