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Plan Commission Packet 2006 03-22-06 ti� C,r J2♦'� y� United City of Yorkville 800 Game Farm Road esr -1 ,s3$ Yorkville, Illinois 60560 Telephone: 630-553-4350 !� Fax: 630-553-7575 9 ,, ?O SCE 1w PLAN COMMISSION AGENDA Wednesday, March 22, 2006 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: January 11, 2006 ---------------------------------------------------------------------------------------------------------------------------------- Public Hearings: 1. Zoning Ordinance Text Amendment to allow contractor's offices as a permitted use in the M-1 Limited Manufacturing Zoning District. Presentation: 1. Westbury West Village- Concept Plan Old Business: None New Business: 1. PC 2004-33 Silver Fox - Preliminary Plan Additional Business: Adjournment: o United City of Yorkville Memo 800 Game Farm Road ESWE 1 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 SCE ��'�• Date: March 22, 2006 To: Plan Commission From: John Wyeth, City Attorney CC: William A. Dettmer, Code O ficial Anna B. Kurtzman, Zoning Coordinator Subject: Amendment to M-1 District Regarding the Public Hearing for tonight's meeting, please be advised as follows: The Agenda Item under Public Hearings#1 The Public Hearing should be amended to read as follows: I. "L Zoning Ordinance TextAmendment to allow contractor's offices as a permitted use in the M-1 Limited Manufacturing Zoning District, and allowing contractor facilities that include outdoor storage as a Special Use in the M-1 Limited Manufacturing Zoning District. II. This item should be added as an additional item#2 to New Business. III. Attached for your reference is the current text for M-1 Page 1 of 5 UNITED CITY OF YORKVILLE DRAFT PLAN COMNIISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY,JANUARY 11,2006 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Charles Kraupner, Sandra Adams, Clarence Holdiman, Michael Crouch,Anne Lucietto,Bill Davis, Brian Schillinger,Jack Jones and Tom Lindblom. A quorum was established. CITY STAFF AND VISITORS Mayor Art Prochaska; City Planner Mike Schoppe; City Attorney John Wyeth; Interim City Administrator John Croi; John Whitehouse, Engineering Enterprises, Inc.;Tony Scott, Record Newspapers; Lynn Dubajic,YEDC;Belinda Lies; Hendra Konrad; John Lies; Charles Wilson;Nanny Wilson; Courtney Satlak; Alan Kato; Lisa Brady; John Diederich; John Lies; Delores Lies; Gary Conover; Bob Fisher; Gail Fisher; Tom Grant; Diane Conover; Jim Olguin; John Philipchuck; Bob Nelson; and Richard Murphy. Commissioner Sandra Adams made a motion to go to public hearing. Commissioner Charles Kraupner seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARINGS 1. PC 2005-57 Belinda Lies,Hendra Conrad and Faith Unlimited, Inc.,petitioners, application to rezone. See attached. Commissioner Anne Lucietto made a motion to continue the public hearing. Commissioner Michael Crouch seconded the motion. The motion was approved by roll call vote. Commissioners Kraupner, Clarence Holdiman, Lucietto, Bill Davis, Adams, Brian Schillinger, Jack Jones, Crouch and Tom Lindblom. 2. PC 2005-53 Kendall Creek Development,LLC,petitioners, application to annex and rezone. See attached. Kraupner made a motion to continue the public hearing. Adams seconded the motion. The motion was unanimously approved in a roll call vote. Holdiman, Lucietto, Davis, Adams, Schillinger,Jones, Crouch, Kraupner and Lindblom voted yes. OLD BUSINESS 1. PC 2005-16 Kendallwood Estates Preliminary Plan Page 2 of 5 Attorney John Philipchuck,representing the petitioner, said there were 92 lots in the preliminary plan. But,because of some storm water issues that have since been resolved, the plan was revised. The number of lots now sits at 83. Philipchuck said the developers have tried to maintain the integrity of the land. John Whitehouse, from Engineering Enterprises Inc., said the developers have met all of the city's concerns and there are no objections to moving forward on the project. City Planner Mike Schoppe said there are still some questions on where the connection to 126 will be located. There may be some changes to that access point when the final plat is submitted for approval. Concerned about the number of road cuts on Route 126, Jones asked if the city could request a right-in turn land from the roadway. Whitehouse said that's likely what the Illinois Department of Transportation will approve. Jones made a motion to recommend approval of the preliminary plan for PC 2005-16. Crouch seconded the motion. The motion was unanimously approved in a roll call vote. Lucietto, Davis,Adams, Schillinger, Jones, Crouch, Kraupner, Holdiman and Lindblom voted yes. 1. PC 2005-57 Belinda Lies, Hendra Conrad and Faith Unlimited, Inc.,petition to rezone. Because the public hearing was continued,the commission voted to table the discussion. Lucietto made a motion to table discussion on PC 2005-57 and Crouch seconded the motion. The motion was unanimously approved by voice vote. 2. PC 2005-53 Kendall Creek Development,LLC,petition to annex and rezone. Because this public hearing was continued, the commission also voted to table the discussion. Lucietto made a motion to table the discussion. Adams seconded the motion. The motion was unanimously approved by voice vote. 3. PC 2005-34 Evergreen Farm Preliminary Plan Bob Nelson said the proposed development sits on 49 acres. Under the revised plan submitted there is one single entrance on Pavilion Road and stubs to the east for future developments. The minimum lot size for homes in the subdivision is 12,000 square feet and 50-foot landscape buffers will be installed along major arterial roads. Also,Nelson said a bike bath would run along the northern side of Fox Road. Nelson said neighbors who attended the City Council meeting the previous evening said they were pleased with the improvements made in the proposed plan. Some residents previously had been concerned with the developer's plan for storm water management. Whitehouse said the developer's new storm water management plan would handle the subdivisions storm water sufficiently. Page 3 of 5 Crouch indicated he's glad to hear the detention basin is to be a dry one. He didn't like the idea of a wet detention basin so close to a proposed school site. Meanwhile, Mayor Art Prochaska said members of the city staff plan to hold a meeting with some of the developers so that they can look at roads, water mains, sewer lines and storm water management from a regional point of view. Also,he said this development was set up as an annexation agreement rather than a PUD (planned unit development)because as an annexation agreement it sets precedent. Crouch made a motion to recommend approval of the preliminary plan for PC 2005-34 subject to staff comments. Lucietto seconded the motion. The motion was unanimously approved in a roll call vote. Davis, Adams, Schillinger, Jones, Crouch, Kraupner, Holdiman, Lucietto and Lindblom voted yes. 4. PC 2005-54 Grande Reserve Unit 12 Preliminary/Final Plat Philipchuck said Pasquinelli Homes is purchasing the units to build attached single- family homes. He said the plan is in compliance with the concept plan for Grande Reserve. In Unit 12,plans are to build a front-loaded single-family attached product. In all there would be four buildings. For Unit 13,plans are to build a rear-loaded courtyard type product with a driveway located off from the courtyard. Schoppe said the layout is consistent with the concept plan and all details have been addressed to the city staffs satisfaction. Lucietto made a motion to recommend approval of the preliminary/final plat for PC 2005-54 subject to staff comments. Kraupner seconded the motion. The motion was approved 8-1 in a roll call vote. Adams, Schillinger, Crouch,Kraupner, Holdiman, Lucietto, Davis and Lindblom voted yes. Jones voted no. 5.PC 2005-55 Grande Reserve Unit 13 Preliminary/Final Plat Philipchuck said the designs for homes in this unit are for a more traditional town home product. Crouch asked why the unit numbers have changed. Whitehouse said that to ease confusion, the city suggested numbering the units as they are recorded. Lucietto made a motion to recommend approval of the preliminary/final plat for PC 2005-55 subject to staff comments. Kraupner seconded the motion. The motion was approved 8-1 in a roll call vote. Schillinger, Crouch, Kraupner, Holdiman, Lucietto, Davis,Adams and Lindblom voted yes. Jones voted no. 6. PC 2005-61 Rush-Copley Concept PUD Plan Page 4of5 Representing Rush-Copley, Philipchuck said the contract purchaser is very excited about a medical complex in Yorkville. The site is located south of Route 34, north of River Road and adjacent to the Fox Hill subdivision. Philipchuck said the north 45 acres are already annexed to the city and that the total acreage of the property is about 155. The purchasers are seeking zoning classifications of B-3, B-1 PUD and R-2 PUD,he said. The plan is to locate the Rush- Copley buildings on about 45 acres. That area would feature an urgent care center along with physicians' offices. It also includes enough land for future growth, if needed. The remaining acreage would be residential development consisting of condominiums, town homes, duplexes and single-family homes along with a park site. Philipchuck said it makes sense to develop the property as one plan because of the proposed Beecher Road extension. The concept plan call for a stub to the Blackberry Wood subdivision and larger lots would be located along River Road. Meanwhile, Philipchuck said the developers would work with IDOT to get signalization at the intersection of Route 34 and Beecher Road. Jones said he likes the medical facility part of the plan,but he doesn't like the condos, single-family homes or town homes. Crouch said he doesn't like the density or the lot sizes in the residential area. Lindblom added he doesn't have a problem with the intended use, only with the overall density. Schoppe said in the city's comprehensive plan, the area is marked for office and suburban residential. Under the suburban residential classification, the maximum density allowed is 2.25 units per acre. 7. PC 2005-63 Heartland Crossing Concept PUD Plan Philipchuck, representing Richard Marker and Associates said this plan is located on 514 acres at the southeast corner of Ament Road and Route 47. The concept plan is designed to build commercial nodes on Route 47, which would transition to small uses such as offices or day care centers. About 833 single-family homes would then be located on the remainder of the property. A trail system would be built to attach to the regional trail system. Meanwhile, Philipchuck said the Yorkville School District is interested in locating an elementary school on the site and there also would be a park site. Philipchuck said the comprehensive plan shows the property as suburban, which would allow for residential densities of 1.75 to 2.25. The proposed residential density on this site is 1.9,he said. However,there are some modifications the developer would like the Page 5 of 5 city to consider. For one, he said,the developer would like to put sidewalks on one side of the street to encourage residents to use the asphalt trails. Kraupner said he likes the open space concept,but said the lots seem narrow. He also said he'd rather see sidewalks on both sides of the street. As for the commercial aspect, Lucietto said she doesn't like the commercial layout. She said the city doesn't want a commercial strip area. Crouch said he likes the type of commercial layout at Menard's better. Philipchuck said that is the type of layout this development is proposing. Lynn Dubajic with the Yorkville Economic Development Corporation said there are bigger commercial businesses interested in Yorkville and they need deeper lots like the one proposed in this development. ADDITIONAL BUSINESS Mayor Prochaska said that the city's new community development director has been hired and would start on Jan. 17. Schillinger made a motion to adjourn the meeting. Davis seconded the motion. The motion was unanimously approved in a voice vote. The meeting adjourned at 9:15 p.m. Minutes respectfully submitted by Dina Gipe PLAN COMMISSION MEETING UNITED CITY OF YORKVILLE , ILLINOIS REPORT OF PROCEEDINGS had at the meeting of the above-entitled matter taken before CHRISTINE M . VITOSH, C . S . R. , on January 11 , 2006, at the hour of 7 : 00 p .m. , at 800 Game Farm Road, in the City of Yorkville , Illinois . D-781906 w. REPO • COURT reporting service 800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013 www.depocourt.com 2 1 P R E S E N T : 2 MR . TOM LINDBLOM, Chairman; 3 'MR . CLARENCE HOLDIMAN; 4 MS . SANDRA ADAMS ; 5 MS . ANNE LUCIETTO; 6 MR . BILL DAVIS ; 7 MR . CHARLES KRAUPNER; 8 MR . MICHAEL CROUCH; 9 MR . BRIAN SCHILLINGER; 10 MR . JACK JONES ; 11 MR . MIKE SCHOPPE; 12 MS . DINA GIPS . 13 A P P E A R A N C E S : 14 WYETH, HEITZ & BROMBEREK 300 East Fifth Avenue, Suite 380 15 Naperville, Illinois 60563 ( 630 ) 355-1458 16 BY : MR . JOHN JUSTIN WYETH, appeared on behalf of the United 17 City of Yorkville , Illinois . 18 19 - - - - - 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 3 1 (WHEREUPON, 2 proceedings were had 3 which were not 4 reported . ) 5 CHAIRMAN LINDBLOM : With that, I 6 would entertain a motion to go into public 7 hearing . 8 MS . ADAMS : So moved . 9 MR . KRAUPNER : Second . 10 CHAIRMAN LINDBLOM : Moved and 11 seconded to go to public hearing . Further 12 discussion on the motion? 13 (No Response ) 14 CHAIRMAN LINDBLOM : Hearing none, 15 those in favor signify by saying aye . 16 (A Chorus of Ayes ) 17 CHAIRMAN LINDBLOM : Opposed? 18 (No Response ) 19 CHAIRMAN LINDBLOM : Motion passes . 20 At this time I ' d like to ask anybody that plans 21 on speaking at these two public hearings , I would 22 ask you to stand and raise your right hand and 23 take the oath with me . 24 (Witnesses sworn) Depo Court Reporting Service ( 630 ) 983-0030 4 1 CHAIRMAN LINDBLOM : The first public 2 hearing is PC 2005-57 , Belinda Lies , Hendra 3 Conrad and Faith Unlimited, Incorporated, 4 petitioners , have filed an application with the 5 United City of Yorkville , Kendall County, 6 Illinois , requesting rezoning from the United 7 City of Yorkville "0" Office District to the 8 United City of Yorkville "0" Office District with 9 a special use for a day care . 10 The real property is located at 11 705 Conover Lane in the United City of Yorkville , 12 Kendall County, Illinois . 13 MR. WYETH : It ' s at the corner of 14 John and Cannonball , west of John . 15 CHAIRMAN LINDBLOM : This property is 16 at the northwest corner of John and Cannonball . 17 Is there anybody here to speak for the petitioner 18 at all? Tom? 19 We ' re going to -- I don ' t know 20 what else there is to be said about it . Is there 21 anything you care to speak to? 22 WHEREUPON : 23 TOM VAN BOEKEL, 24 having been first duly sworn, testified before Depo Court Reporting Service ( 630 ) 983-0030 5 1 the Yorkville Plan Commission as follows : 2 MR. VAN BOEKEL : Basically the Kiddy 3 Campus wants to expand their project . They are 4 building about another 4500 square feet , so they 5 were told that they need to go -- and then the 6 special use from what they already have because 7 they are changing the size of the building, so 8 that ' s -- that ' s why we ' re here . 9 CHAIRMAN LINDBLOM : Okay . Is there 10 anybody else then that has any questions or 11 comments for the petitioner? 12 (No response ) 13 CHAIRMAN LINDBLOM : Okay . Hearing 14 none , I would entertain a motion then to continue 15 this until the next meeting . 16 MR . HOLDIMAN : So moved . 17 MS . LUCIETTO : Second . 18 CHAIRMAN LI.NDBLOM : Moved and 19 seconded for continuance . Is there any 20 discussion on the motion? 21 (No Response ) 22 CHAIRMAN LINDBLOM : Hearing none , 23 can we have roll call , please? 24 MS . GIPE : Charles Kraupner . Depo Court Reporting Service ( 630 ) 983-0030 6 1 MR. KRAUPNER : Yes . 2 MS . GIPS : Clarence Holdiman . 3 MR . HOLDIMAN : Yes . 4 MS . GIPS : Anne Lucietto . 5 MS . LUCIETTO : Yes . 6 MS . GIPS : Bill Davis . 7 MR . DAVIS : Yes . 8 MS . GIPE : Sandra Adams . 9 MS . ADAMS : Yes . 10 MS . GIPE : Brian Schillinger . 11 MR . SCHILLINGER : Yes . 12 MS . GIPE : Jack Jones . 13 MR . JONES : Yes . 14 MS . GIPE : Michael Crouch . 15 MR. CROUCH : Yes . 16 MS . GIPE : Tom Lindblom. 17 CHAIRMAN LINDBLOM : Yes . 18 And the motion passes . Thank 19 you, and we will see you next month . 20 Our second public hearing then 21 is PC 2005-53 , Kendall Creek Development , LLC, 22 petitioners , have filed an application with the 23 United City of Yorkville , Kendall County, 24 Illinois , requesting annexation to the United Depo Court Reporting Service ( 630 ) 983-0030 7 1 City of Yorkville and rezoning from Kendall 2 County A-1 Agricultural to the United City of 3 Yorkville R-2 One-Family Residence District . 4 The real property consists of 5 approximately 141 . 31 acres south of Route 126 , 6 east of Route 47 , north of Ament Road, and west 7 of Ashley Road, Kendall County, Illinois . 8 This is written in our agendas 9 correctly; it was published incorrectly in the 10 paper . 11 And who would be speaking for 12 the petitioner? 13 WHEREUPON : 14 JAMES OLGUIN, 15 having been first duly sworn, testified before 16 the Yorkville Plan Commission as follows : 17 MR . OLGUIN : Thank you, Chairman, 18 Commissioners . My name is Jim Olguin . I am from 19 the law firm of Goldstine , Skrodzki , Russian, 20 Nemec & Hoff . They are located in Burr Ridge , 21 Illinois . 22 And tonight we are here on 23 behalf of Kendall Creek Development , LLC, the 24 petitioner , on our petition to annex and zone Depo Court Reporting Service ( 630 ) 983-0030 8 1 this particular property . 2 Also here with me this evening 3 are Dan Harper and Dave Knott , the project 4 managers for the Kendall Creek Development , Ted 5 Lundquist of SEC Planning, the project planner, 6 and Dave Schultz of Smith Engineering, although 7 at this point in the process , right now we are 8 just looking at annexation and rezoning, but they 9 are here just in case you guys might have any 10 questions . 11 As previously mentioned, the 12 petitioner has submitted applications to the city 13 for annexation and rezoning of 141 acres of 14 property from County A-1 to the City ' s R-2 15 One-Family Residence District . 16 The property is located, as is 17 shown in this regional map here , south of 18 Raintree Village, immediately to the west of the 19 project of Deer Point subdivision and east of 20 Windett Ridge . 21 This project was actually 22 before you for a concept plan review I believe 23 back in November and we ' re just still working 24 with the city regarding certain revisions to Depo Court Reporting Service ( 630 ) 983-0030 9 1 the -- to that concept plan, and this will be 2 before you yet again for a preliminary plat 3 review with some changes based on comments from 4 the city . 5 So at this point I know that 6 this is a meeting that is going to be continued 7 to the next board -- or commission agenda, but 8 should any of you have any questions at this 9 point, we ' d be more than happy to answer them. 10 Thank you . 11 CHAIRMAN LINDBLOM : At this point , 12 is there anybody in the audience that has 13 questions , comments , for the petitioner? 14 (No response ) 15 CHAIRMAN LINDBLOM : Hearing none , 16 any questions from the Commission on this at this 17 time? 18 (No Response ) 19 CHAIRMAN LINDBLOM : Okay . Then I 20 would entertain a motion for this to be 21 continued . 22 MR . KRAUPNER : So moved . 23 MS . ADAMS : Second . 24 CHAIRMAN LINDBLOM : Moved and Depo Court Reporting Service ( 630 ) 983-0030 10 1 seconded for a continuance . Is there any further 2 discussion on the motion? 3 (No Response ) 4 CHAIRMAN LINDBLOM: Hearing none , 5 could I have a roll call , please? 6 MS . GIPS : Clarence Holdiman . 7 MR . HOLDIMAN : Yes . 8 MS . GIPS : Anne Lucietto . 9 MS . LUCIETTO : Yes . 10 MS . GIPE : Bill Davis . 11 MR. DAVIS : Yes . 12 MS . GIPE : Sandra Adams . 13 MS . ADAMS : Yes . 14 MS . GIPE : Brian Schillinger . 15 MR . SCHILLINGER : Yes . 16 MS . GIPE : Jack Jones . 17 MR. JONES : Yes . 18 MS . GIPE : Michael Crouch . 19 MR . CROUCH : Yes . 20 MS . GIPE : Charles Kraupner . 21 MR . KRAUPNER : Yes . 22 MS . GIPE : Tom Lindblom. 23 MR . LINDBLOM : Yes . 24 CHAIRMAN LINDBLOM : Motion passes . Depo Court Reporting Service ( 630 ) 983-0030 11 1 Thank you, Jim. 2 MR . OLGUIN : Thank you, Chairman . 3 Thank you, Commission . 4 (Which were all the 5 proceedings had in 6 the public hearing 7 portion of the 8 meeting . ) 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 12 1 STATE OF ILLINOIS ) ss : 2 COUNTY OF LASALLE ) 3 4 CHRISTINE M . VITOSH, being first duly 5 sworn, on oath says that she is a Certified 6 Shorthand Reporter doing business in the State of 7 Illinois ; 8 That she reported in shorthand the 9 proceedings had at the foregoing hearing; 10 And that the foregoing is a true and 11 correct transcript of her shorthand notes so 12 taken as aforesaid and contains all the 13 proceedings had at the said hearing . 14 IN WITNESS WHEREOF I have hereunto set 15 my hand thisC_- d---,-day of 16 2006 . 17 18 19 20 CHRISTINE M . VITOSH , C . S . R . 21 CSR License No . 084-002883 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 Yorkville Plan Commission Multi-Page r`°` & -petitioners January 11, 2006 applications[l1 8:12 continue[11 5:14 hand[z] 3:2212:15 -&- Ashley[11 7:7 continued[21 9:6,21 happy[11 9:9 -M- &[21 2:14 7:20 audience[1] 9:12 corner[z1 4:13,16 Harper[1] 8:3 M[3] 1:812:4,20 Avenue[11 2:14 correct[11 12:11 hearing[12] 3:7,11,14 4:2 managers[1] 8:4 -0_ aye[11 3:15 correctly[11 7:9 5:13,22 6:20 9:15 10:4 map[1] 8:17 Ayes[11 3:16 County[7] 4:5,12 6:23 11-612-9,13 matter[1] 1:7 084-002883[11 12:21 7:2,7 8:14 12:2 hearings[11 3:21 _ HEITZ[i1 2:14 Ming[s1 1:1,6 5:15 Creek[31 6:21 7:23 8:4 9:6 11:8 -1- _B 2 4 dry[11 : based[11 9:3 Crouch[5] 2:8 6:14,15 Hen mentioned[1] 8:11 126[11 7:5 10:18,19 hereunto[11 12:14 Michael[31 2:8 6:14 [11 Belinda 4: 141 [11 8:13 behalf[z1 1 2:16:2 7:23, CSR[11 12:21 Hoff[1] 7:20 1 0:18 141.31 [1] 7:5 Holdiman[61 2:3 5:16 might[11 8:9 Bill[31 2:6 6:6 10:10 -D- 6:2,3 10:6,7 board[11 9:7 hour[11 1:9 MIKE[11 2:11 -2- D-781906[11 1:21 month[1] 6:19 BOEKEL[z1 4:23 5:2 2005-53[11 6:21 Dan[1] 8:3 motion[9] 3:6,12,19 5:14 2005-57[1] 4:2 Brian[31 2:9 6:10 10:14 Dave[21 8:3,6 -I- 5:20 6:18 9:20 10:2,24 BROMBEREK[i1 Illinois[u1 1:2,10 2:15 moved[6] 3:8,10 5:16,18 2006[21 1:8 12:16 2:14 Davis[s1 2:6 6:x,7 10:10 10:11 2:17 4:6,12 6:24 7:7,21 9:22,24 building 121 5:4,7 12:1,7 MS[2s] 2:4,5,12 3:8 5:17 -3- Burr[11 7:20 Deer to me immediately[1] 8:18 5:24 6:2,4,5,6,8,9,10,12 300[1] 2:14 business[1] 12:6 Development[31 6:21 Incorporated[11 4:3 6:14,16 9:23 10:6,8,9,10 7:23 8:4 10:12,13,14,16,18,20,22 355-1458[11 2:15 DINA[1] 2:12 incorrectly[1] 7:9 380[1] 2:14 _C_ discussion[3] 3:12 5:20 C[11 2:13 10:2 'J- _N _4_ C.S.R[21 1:8 12:20 District[41 4:7,8 7:3 Jack[31 2:10 6:12 10:16 N[z1 2:1,13 4500[1] 5:4 Campus[1] 5:3 8:15 JAMES[1] 7:14 name[1] 7:18 47[11 7:6 Cannonball[2] 4:14,16 duly[31 4:24 7:15 12:4 January[1] 1:8 Naperville[11 2:15 care[2] 4:9,21 Jim[21 7:18 11:1 need[11 5:5 -6- case[1] 8:9 _E John[41 2:16 4:14,14,16 Nemec[1] 7:20 60563[11 2:15 certain[11 8:24 E[41 2:1,1,13,13 Jones[5] 2:10 6:12,13 next[3] 5:15 6:19 9:7 630 p1 2:15 Certified[1] 12:5 east[3] 2:14 7:6 8:19 10:16,17 none[s] 3:14 5:14,22 9:15 Chairman[211 2:2 3:5 Engineering[1] 8:6 JUSTIN[11 2:16 10:4 _ 3:10,14,17,19 4:1,15 5:9 entertain[31 3:6 5:14 north[11 7:6 -7- 6:17 7:17 9:11 9:20 -K_ northwest[11 4:16 705[11 4:11 9:15,19,24 10:4,24 11:2 notes[11 12:11 evening[11 8:2 Kendall[8] 4:5,12 6:21 7:00[1] 1:9 changes[11 9:3 expand[1] 5:3 6:23 7:1,7,23 8:4 November[1] 8:23 changing[11 5:7 Kiddy[11 5:2 now[11 8:7 -8- Charles[31 2:7 5:24 -F- Knott[11 8:3 800[11 1:9 10:20 -O- Chorus[1] 3:16 Faith[1] 4:3 Kraupner M 2:7 3:9 CHRISTINE[3] 1:8 Farm[1] 1:9 5:24 6:19:22 10:20,21 O[2] 4:7,8 -A_ 12:4,20 favor p1 3:15 oath[2] 3:23 12:5 A-1 [2] 7:2 8:14 City[13] 1:2,10 2:17 4:5,7 feet[11 5:4 -I-- Office[2] 4:7,8 above-entitled[11 1:7 4:8,11 6:23 7:1,2 8:12,24 Fifth[11 2:14 Lane[1] 4:11 Olguin[4] 7:14,17,18 acres 121 7:5 8:13 9:4 filed[21 4:4 6:22 LASALLE[11 12:2 11:2 Adams[71 2:4 3:8 6:8,9 City's[11 8:14 firm[1] 7:19 law[11 7:19 One-Family[2] 7:3 8:15 9:23 10:12,13 Clarence[31 2:3 6:2 10:6 first[4] 4:1,24 7:15 12:4 License[1] 12:21 Opposed[11 3:17 aforesaid[11 12:12 comments[31 5:119:3 follows[2] 5:17:16 Lies[11 4:2 again[11 9:2 9:13 foregoing[21 12:9,10 Lindblom[22] 2:2 3:5 _P_ agenda[11 9:7 commission[6] 1:1 5:1 3:10,14,17,19 4:1,15 5:9 P[31 2:1,13,13 7:16 9:7,16 11:3 5:13,18,22 6:16,17 9:11 agendas p1 7:8 _G_ p.m[1] 1:9 Commissioners[1] 9:15,19,24 10:4,22,23,24 Agricultural[11 7:2 7:18 Game[ll 1:9 LLC[21 6:21 7:23 Paper[11 7:10 Ament p1 7:6 particular[11 8:1 concept[2] 8:22 9:1 GIPE[191 2:12 5:24 6:2 located[31 4:10 7:20 Anne[31 2:5 6:4 10:8 Conover[11 4:11 6:4,698,10,12,14,16 10:6 8:16 passes[31 3:19 6:18 10:24 annex[1] 7:24 Conrad[11 4:3 10:8,10,12,14,16,18,20,22 looking[11 8:8 PC[z1 4:2 6:21 annexation[31 6:24 8:8 Goldstine p1 7:19 consists[11 7:4 Lucietto[61 2:5 5:17 6:4 8:13 petition[1] 7:24 contains[11 12:12 guys[1] 8:9 6:5 10:8,9 answer p1 9:9 petitioner[61 4:17 5:11 appeared[11 2:16 c O tinuance[z1 5:19 -H- Lundquist[11 8:5 7:12,24 8:12 9:13 application[21 4:4 6:22 petitioners[2] 4:4 6:22 Depo Court Reporting Service Index Page 1 Naperville, Illinois (630) 983-0030 Yorkville Plan Commission Multi-Page plan - zone January 11, 2006 plan[s) 1:1 5:1 7:16 8:22 SEC[i) 8:5 written[i] 7:8 9:1 second[4) 3:9 5:17 6:20 WYETH[3) 2:14,16 planner p] 8:5 9:23 4:13 Planning[i] 8:5 seconded[3) 3:115:19 plans[i) 3:20 10:1 _Y_ plat[i) 9:2 see(1) 6:19 yet[11 9:2 point[s) 8:7,19 9:5,9,11 se [i) 12:14 P t Yorkville[i2] 1:2,10 portion pi 11:7 shorthand[3) 12:6,8,11 2:17 4:5,7,8,11 5:1 6:23 preliminary[i] 9:2 shown[i) 8:17 7:1,3,16 previously[i) 8:11 signify[1] 3:15 proceedings[s) 1:6 3:2 size[i) 5:7 -Z- 11:5 12:9,13 Skrodzki[i) 7:19 zone[i] 7:24 process[i) 8:7 Smith[i1 8:6 project[s) 5:3 8:3,5,19 south[2] 7:5 8:17 8:21 Speak[2) 4:17,21 property[6) 4:10,15 7:4 speaking[2] 3:21 7:11 8:1,14,16 special[2) 4:9 5:6 public[6) 3:6,11,21 4:1 square[i] 5:4 6:20 11:6 published[11 7:9 ss[1] 12:1 stand[i) 3:22 State[2] 12:1,6 still[1) 8:23 questions[s) 5:10 8:10 subdivision[11 8:19 9:8,13,16 submitted[i] 8:12 _R_ Suite[i] 2:14 sworn[4] 3:24 4:24 7:15 R[2] 2:1,13 12:5 R-2[2] 7:3 8:14 Raintree[11 8:18 _T_ raise[i] 3:22 T[1) 2:1 real[2) 4:10 7:4 Ted[i) 8:4 regarding[i] 8:24 testified[2) 4:24 7:15 regional pi 8:17 Thank[6) 6:18 7:17 9:10 REPORT[i) 1:6 11:1,2,3 reported[2] 3:4 12:8 Tom[s) 2:2 4:18,23 6:16 Reporter[i) 12:6 10:22 requesting[2) 4:6 6:24 tonight pi 7:22 Residence[2] 7:3 8:15 transcript[1] 12:11 response[71 3:13,18 5:12 true p) 12:10 5:21 9:14,18 10:3 two[i1 3:21 review[2) 8:22 9:3 revisions pi 8:24 _U_ rezoning[a) 4:6 7:1 8:8 8:13 United[9) 1:2 2:16 4:5,6 4:8,11 6:23,24 7:2 Ridge[2) 7:20 8:20 Unlimited[i) 4:3 right[2] 3:22 8:7 Road[3) 1:9 7:6,7 _V_ roll[2] 5:23 10:5 Route[2) 7:5,6 VAN[2] 4:23 5:2 Russian[i) 7:19 Village p] 8:18 VITOSH[3) 1:8 12:4,20 -S- _ S[2] 2:1,13 -� Sandra[3) 2:4 6:8 10:12 wants p] 5:3 says[i] 12:5 west[3] 4:14 7:6 8:18 Schillinger[s) 2:9 6:10 WHEREOF[1] 12:14 6:11 10:14,15 Windett[i] 8:20 SCHOPPE[i) 2:11 WITNESS[1] 12:14 Schultz[1) 8:6 Witnesses[i) 3:24 Depo Court Reporting Service Index Page 2 Naperville, Illinois (630) 983-0030 Plan Council March 9,2006 DRAFT Attendees: John Crois, Interim City Administrator Eric Dhuse, Public Works Director Anna Kurtzman, Zoning Official Joe Wywrot, City Engineer John Whitehouse, EEI Bill Dunn, EEI Mike Schoppe, Schoppe Design Travis Miller, Comm. Dev. Director Sgt. Ron Diedrich, Yorkville Police Dept. Tim Fairfield, BKFD Dave Mogle, Dir. of Parks and Rec. Scott Sleezer, Park Director Guests: Jim Olguin, Goldstein, Skrodzki &Assoc. Phil Stuepfert, Smith Eng. Co. Dan Harper,Kendall Creek Michael Mondus, Spaceco, Inc. Rodger Brown, Inland John Philipchuck, DBC &W, Ltd. Daniel Oefner, Cowhey&Gundmundson Jason Nijim, WI Dave Schultz, Smith Eng. Co. Mike May, Cemcon Andy Fitz, Montalbano The meeting was called to order at 9:35 by Joe Wywrot. Corrections to the February 23 minutes were noted. Hudson Lakes—Preliminary Plan Primary changes were made to the north side property to be conveyed to the school. Of concern was the relocation of the street,placing it adjacent to the site, providing the district flexibility for entry ways. Travis Miller stated the grading on the school site should be at 3 %for flexibility of placement of playing fields. He will be meeting with the school district next week, in hopes of coming to a final design. The developer would look at options for grading changes, if need be, after this meeting. The developer is completing the traffic study and average daily traffic analysis. John Whitehouse will check with the Mike Crouch at Kendall Co. for the correct spelling of Penman. The lot lines on # 153, 155 and 156 have been modified. John Whitehouse has no recommendations today regarding the sizing of the lift station in Prestwick discharging to Raintree's gravity system. Also,transportation and construction of the Aux Sable Creek pump station needs to be finalized. John Whitehouse stated any engineering basin deviations, should be noted in the annexation agreement, stating"in accordance with the attached exhibit/s" . The minimum should be stated and also location of the variance. EEI recommends a deviation from city standards in proposed wet basin 2A to be below the park development standard of 2 acres minimum size at normal water level. Upon completion of Prestwick and Hudson Lakes, traffic signals will be warranted at Penman Rd. and Rt. 126. The developers will be responsible for the turn lane improvements. The annexation agreement should have language to determine how the signalization will be paid for, and what triggers/timing will be in place, and how the impact fees will be used for this. 1 Eric Dhuse stated that contiguous street names should be within the subdivision, eg. Tremont, and either Boulder Ridge or Hudson Drive(as it crosses Penman) as it changes names. Also in the SE corner, the developer should continue the name from Prestwick to the east(showing Hudson Drive on Hudson Lakes). Arbor Lane crosses Hudson, and should continue all the way to Shoreline Drive. Springbrook Lane should extend to Springbrook Court (or Poppen Lane to Poppen Court). Dave Mogle stated the .85 park will be in the NE corner and asked for a 10' trail, in lieu of sidewalk, along the south side of Penman. The parks department would like the land cash front funded. They are asking the developer to consider an.8' asphalt trail linkage, in lieu of a 5' sidewalk, crossing Boulder Ridge Drive. Scott Sleezer would like the 8' trail to continue across the school frontage. The developer will copy Travis Miller on letter received stating that the wetland is non jurisdictional. This is scheduled for Plan Commission on April 12, with resubmittal of plans and summary of comments from Eric Dhuse and Travis Miller. Bailey Meadows—Revised Preliminary Plan Anna Kurtzman recommends that a note on the plat, for all commercial lots, states all lots meet the setback, bulk regulations, etc. of the zoning code. This provides consistency for all commercial lots. Travis Miller asked that comment#2 under his general comments regarding Capra Street has been previously approved. The buffer yards between the multi-family and single family home needs to have the minimum landscaping required. On the prior preliminary plan the regional bike trail starts at the trail head and continues south to the corridor line. There needs to be clear police visibility of the trail. Mike Schoppe suggested the trail be moved along Rob Roy Creek, with 10' off the curb line along Rt. 47. Needed would be two crossings of Rt. 47. This trail would also run along the Del Webb corridor. And a connection is needed west of the trail head, along the north line of the basin onto Bailey Street, connecting to the sidewalk. A thirty foot landscape buffer yard easement will be noted on the west side of the commercial properties. A typical masonry buffer is 3' tall. There is a lack of planting material on lot 194,buildings 24-29. One tree per 30 lineal foot is required around the basin. The design standards for the creek cross sections need to be revised. Mr. Miller will be preparing minimum planting standards and best management plans, and will forward these to Inland. These will be tied into the city's consideration for the 1:1 ratio. An out lot(#205) for the trail will be created, and ownership will be conveyed to the city. Ownership will be 5' west of the trail all the way to the center of the creek. The edge of this lot would be 7.5' to the back of curb and the corridor would be approximately 40 wide. The city will come up with a proposal for the trail corridor and maintenance for Inland. The allowable set back for a parking lot, for the amendment for the annexation agreement, not the standard 20 feet. There will be a cross section.No concurrence is needed by YBSD for this trail. Inner-connectivity should be shown on the plan, moving the two street stub along the south. Needed are right of ways to the south, and to be determined is whether or not 2 this will be public or private. The stub on the west will be maintained as a stop control, "L"intersection. The area between lot 190 and lot 67 will be a buffer lot. A note will be added to the plan"intend L shape to be entrance to the park". The sanitary sewer will be determined, not to run too close to the creek. Water mains extensions will be determined in conjunction with Del Webb. Travis Miller will provide his management criteria to the developer by March 23. This will be at the May 10'h Plan Commission. Grande Reserve Unit 16—Final Plat Comment#2 under Final Plat,was withdrawn by Travis Miller. Dave Mogle pointed out that the park could be accessed with sidewalk along lots 962 through 976, crossing at Linden Avenue and north to Park G. Bill Dunn stated routing of the 16"water main is being discussed with the developer. There is a need for an internal ADT. Under EEI comment 8, Bill Dunn will check on street names(i) and 0). These may be deleted. The operation and maintenance plan, as presented per the other units, will be sufficient(comment#12). Driveway locations will be determined at home building stage, and utilities have been in the center of each lot, per Mike May. Bill Dunn cautioned that a 2-3' differential must be maintained on all lots. If foundation is 3.2' above the road,the driveway slope should not be more than 8%, so garage floor must be lowered. If the grade exceeds 8 % then the maximum finish floor elevation in the garage should be noted on the grading plan. Profiles for main line sewers, with 4 or more structures connecting to it, should be provided for those in the rear and side yards. Bill Dunn will give the developer a list of specific storm sewers that need revisions, not meeting the 3 foot depth requirement. Inlet depths, noted on comment#28, and less that 3', are listed. Dan Oefner stated that generally,this is the first 20 foot from each inlet. Bill Dunn will look more closely at each location and comment. The developer will put the street lights, whenever possible, at the opposite side of the water mains and at"T" intersections. If the water main is on the back side this is not applicable. John Whitehouse stated that,based on the internal ADT, MPI should prepare for city review(including a copy to public works), an overall plan, including stop and yield sign locations, on neighborhoods 17-19. Water main extensions along Galena Road will be completed, and monies credited to developers will be determined by the annexation agreements and negotiations with EEI and the city. Sanitary and water service will be provided by MPI to Park G. Park plans are not finalized, and Dave Mogle asked about additional street frontage at- this park, for usability and visibility. Lot 3037 is all storm water management. MPI will address obtaining more frontage on the north south road. Access during construction will be off Kennedy Road, not off Rt. 34. On the mass grading permit, it will be noted that barricades will be placed on Linden Avenue, not to be opened until construction activities are completed. 3 A note on the plat, for lots 3037-3042, should state "to be conveyed to" Lot 3037 will be conveyed to the home owner's association. Comment#53 should be deleted. The zoning on the plat is stated, which the building department reviews. Regarding comment#49, legal descriptions on the plat needs to describe the property as it is subdivided. MPI submitted a letter from the IHPA signing off on the use of the historical site. The preliminary and final plats will be submitted as two separate documents. Park "H"need specific easements, not a blanket easement. This will be scheduled for Plan Commission on April 26. Yorkshire Estates (Lee Farm)—Final Plat Andy Fitz stated the annexation agreement states the park site could be split between the parks department and school district. Mike Schoppe feels the school district does not want to split the site, and that district, in all probability, was not interested in the site,because of the wait for the easterly property to develop and the fact that Heartland Crossing has proposed an entire site on their subdivision. In question is whether the park board would swap the 10 acre section in Montelbano Homes and swap it with the school district for the four acres in the Heartland Crossing. This is an issue John Wyeth will address, and a change in annexation language may be necessary. The developer should provide a schedule,phasing and time line for phasing and construction. A vegetated swale 50 feet in length should be between all outfalls entering the creek. Anna Kurtzman stated that in the typicals that the rear yards setback are going to vary from underlying zoning, based on lot size, and this should be on the plat. Dimensions should be provided where the front building setback lines are deeper than the typical. A listing of lot widths at the building setback lines is needed. John Whitehouse stated the city needs a NRI report and that the endangered species consultation has been terminated and the property is exempt under the IDNR letter received. The owner's certificates should contain standard language which EEI has given to the surveyor. A note on plats (comments 13-15), regarding vehicular access to these area should be added. Storm water management easements should be granted over all of parcels 2, 5 and 7, which allows bike trails within the easements. John Whitehouse will check on the correct spelling of Penman before the mylars are prepared. The developer is working with MPI south and Heartland Crossing for water distribution solutions. Water comes down the east side of Rt. 47 to Ament Road,then east to this property. There will be a second feed, which may be down Ashley to Ament. Eric Dhuse stated that street names should be continuous within the subdivision (eg. Manchester and Huntington). Yorkshire Boulevard should continue across the frontage of lots 218 and 219. A historic street name is needed in the subdivision. Lot 115 and lots 146 need a 45' radius on the corners. Parcel 2 at Ament and Penman will require a 50' right of way radius. Lot 114 needs proper identification of the side and rear setbacks. EEI will review the geometry of the Yorkshire Boulevard taper south from Ament Road. Fee schedules for construction of perimeter roads, and sidewalks along these roads are to be determined. 4 Sanitary and water should be provided to the park site and Scott Sleezer would like the service to be in the middle of the park(lot 5). This will be all in one phase, and there will be no stockpiles at the park site. This is indicated on the final plans. This will be scheduled at the April 26 Plan Commission Minutes submitted by Annette Williams 5 `-10 clpy United City of Yorkville Jam' -1% County Seat of Kendall County 800 Game Farm Road EST. - ' ' Yorkville, Illinois, 60560 Telephone: 630-553-4350 Fax: 630-553-7575 Website: www.yorkville.il.us �j�CE ,4v December 13, 2005 TO: Arthur Prochaska, Jr., Mayor Economic Development Committee FROM: William A. Dettmer, Code Official Anna B. Kurtzman,Zoning Coordinator ` \ SUBJECT: Amendment to the M-1 District Presently our M-1 district does not permit contractors' offices that are devoted to the construction of buildings. Contractors (including offices and indoor/outdoor storage) are permitted in the M-2 district. After citing a contractor business that had located in the M-1 district it came to staff's attention that there are a number of contractor/construction offices (some with indoor storage) located in the M-1 district. These businesses are located in the M-1 district either due to being established at that location prior to the existing zoning code or due to provisions in the annexation agreement. It is staff s recommendation that the zoning code be amended to allow contractor offices (with or without indoor storage)to be a permitted use within the M-1 district. We are also recommending that contractor businesses with outdoor storage be listed as a use within the special Use provisions. Please see attached for our specific draft language. Should additional information be needed, we would be glad to provide it. WAD/abk C: J. Wyeth Attachment Filename: C:\Documents and Settings\Anna\My Documents\Ordinances\Contractor\EDCmemol2-13-05.doc DRAFT STATE OF ILLINOIS ) ss COUNTY OF KENDALL ) ORDINANCE No.205- ADDING TO SECTION 10-8A-1 AND ADDING TO SECTION 10-8A-2 REGARDING ZONING FOR CONTRACTORS OFFICES Whereas the United City of Yorkville has taken up, discussed and considered amending the City Code regarding zoning classifications for contractors offices (with or without indoor storage of materials), and Whereas the United City of Yorkville has taken up, discussed and considered amending the City Code regarding zoning classifications for contractor facilities that includes outdoor storage of materials, and Whereas the Mayor and City Council have discussed that it may be prudent to amend Sections 10-8A-1 AND 10-8A-3 as set forth below. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE UNITED CITY OF YORKVILLE,upon Motion duly made, seconded and approved by a majority of those so voting, that Sections 10-8A-1 and 10-8A-3 of the City Code of the United City of Yorkville is hereby amended as follows: DRAFT 1. The use"contractor offices (with or without indoor storage)" shall be added to the Permitted Uses at Section 10-8A-1 (Added as a permitted use to M-1 Zoning). 2. The use"contractor facilities that include outdoor storage)" shall be added to the Special Uses at Section 10-8A-3 (Added as a special use to the M-1 Zoning). WANDA OHARE JOSEPH BESCO VALERIE BURD PAUL JAMES DEAN WOLFER MARTY MUNNS ROSE SPEARS JASON LESLIE Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois,this Day of ,A.D. 2006. MAYOR Passed by the City Council of the United City of Yorkville,Kendall County, Illinois this - day of ,A.D. 2006. 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STORMWATER S_TORMWATER 18 AC 4 •� .d(^r ` Cam' b 1�38 ACS i 8 AC i • .fj' d be+GOLF COURSE .� — I • _ +Ir y,�tKStILL:vChVl L fA!ST._ iia1 •L•a�w w�•:+► } r?r•MAINTENANCE . fr • � 84_AC. t i !• •��2 AC .. r _•^z•.•S 1 . L P�A2'YJ M;H001.c15 T � _ � • � _ _ — .. N ' • + • - � i i � •;. _�!�•• • `••-y_-- -.. _... '�•r ,_. I ^�r.: ^� � PARK I1a a-1 1 •• .�• 1 r f�, f r I4 AC r.h 4r+__ du1..�y I: , i - LL ` • • . •• +• ,g- /'{Yi I 'I SINGLE FAMILYi i1 120 AC rl, i �•• SINGLE FAMILY YI t • CEO ART HOMES 55�ACS , r : • ti f � `"' I /\ 21 AC a : I . .� .-„.mow_.."':a.•---��'-__�'�-- i-.h.y.n--..B..�-'J�I.D AR?�1t _-_-.-_. . - .■ r•.. t�.; .r+ I�- 'KI 4 a V; L03E • y� i 11;3 .1 __1 �iJa •$, +`Ft,-iCC�`: '" '}j- v 6AL._ � O m } ` ` , 1 fC 'i 'CLUBHOUSE r �'�r' 3 Rf s L 5 AC NEIGHBORHOOD ,� I rJ �yyt� ,s� PARK uT� i ��'" , a , 3}t�+ me U p PLANO SCHOOL DISTRICT! � ( ! �� -r-nm Pn Ll.�'YOR1(�Ifli£-SEH60L-016FRiOT a7i �— 52 Wheeler Road •Sugar Grove,IL 60554 TEL:630/466-9350 FAX:630/466-9380 www.eekveb.com Engineering Enterprises, In=. March 17, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Silver Fox, Preliminary Plan Review, United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the revised Preliminary Plan for the referenced Silver Fox Subdivision consisting of the following materials: • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of 4 sheets with a revision date of February 9, 2006. • Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc. consisting of 2 sheets with revision date of February 27, 2006. • Stormwater Management Report for Silver Fox Subdivision Preliminary Plan prepared by Smith Engineering Consultants, Inc. dated February 27, 2006. • Smith Engineering Consultants, Inc.'s response letter to EEI's comments (February 2, 2006 review) dated February 27, 2006. • Correspondence from Homer Tree Care, Inc. dated February 23, 2006. • IHPA sign off with attached Phase I Cultural Resource Survey prepared by ECC. General 1. A thorough review of the Wetland Delineation and Report should be completed by the City's wetland consultant prior to Preliminary Plan approval. 2. Permits or Sign-offs will be required from the following agencies: Consulting Engineers Specializing in Civil Engineering and Land Surveying a. (IDNR) Consultation Agency Action Report (Project Code 0401799) regarding end angeredlthreatened species or natural areas. Received, October 30, 2003, consultation process terminated. b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. An IHPA sign-off was issued on May 11, 2005 (IHPA Log #005100303. A copy of the sign-off and the Phase I Cultural Resource Survey by Environmental Compliance Consultants, Inc. (ECC) was received. 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. Preliminary comments received January 6, 2005. We recommend that for Item "g", all comments in County Engineer Klaas' letter dated January 6, 2005 be addressed to his satisfaction. 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. 4. An agricultural field tile survey should be performed and the results submitted for review. Preliminary Engineering Plan -General 5. The proposed wet detention basins are not in compliance with the United City of Yorkville's design standards. These basins should be revised to bring them into compliance. 6. The required improvements to Fox Road should be included in the plan. 7. The proposed water main connection to the future Fox Road Water Main (currently in engineering)will be determined during final engineering. 8. The required bike path or sidewalk should be shown along Fox Road for the length of the development unless deemed unnecessary by the City. G:XPubliclYorkville120051YO0501 Silver Fox SubdivisionXdocsVwywrotPrelimPlan03.doc Stormwater Management 9. Please, note that the City is aware of drainage problems downstream and adjacent to the proposed development. In response to the magnitude of proposed development between Fox Road and Route 71, southwest of Route 47, the City has commissioned a regional drainage study to develop a stormwater management plan (SWMP) for the area. This report will provide recommended guidelines for development that will be incorporated into all pending annexation agreements for the area. Due to the known drainage problems in the area, the 100-year allowable release for proposed developments will be reduced to a maximum of 0.10 cfs/acre (this may be reduced further however pending the results of the SWMP). In addition, we anticipate that best management practices (BMP's) will be required on a site specific basis where conditions are appropriate. BMP's may include vegetated swales, infiltration trenches, dry wells, rain gardens, disconnection of impervious areas, etc. (typ). It is recommended that the developer incorporate BMP's into the development to the extent practicable, in coordination with City staff. 10.The conveyance and storage capacity of the channel along the west property line should be preserved. Calculations should be provided to ensure that the development is not encroaching into this channel. Any encroachment in the existing channel should be compensated at a hydraulically equivalent, 1:1 ratio of cut to fill. Note that the area tributary to the channel to the west of the development should also be considered. 11.Sizing calculations should be provided for the off-site conveyance channel and culvert adjacent to Lot 159. The channel and culvert should be designed to convey the peak flow from the 100-year critical duration storm. The high water line under design conditions should remain within the proposed drainage easement. 12.Please note that stormwater storage areas should provide containment for 12- . inches of additional stormwater storage (freeboard) above the 100-year design high water line. An overflow weir, a minimum of six-inches above the 100-year design high water line is also required. The overflow weir should provide capacity for the greater of 1.0 cfs/acre of tributary area or the existing conditions critical duration flow at the location. 13.Due to the lack of summary output, we request that electronic copies of the HEC-HMS modeling (etc.) be provided for the existing and proposed conditions. 14.The above comments could be addressed at Final Plat and Engineering as long as any recommendation for approval or approval of this Preliminary Plan is subject to these comments. GAPub1ic\Yorkville120051YO0501 Silver Fox Subdivision\docsYwywrotPrelimP[an03.doc Preliminary Plat of Subdivision 15.On Sheet 4, the lot number and square footage should be provided for Lot 26. 16. The street names should be appear on all sheets. 17. The "Matlock Trust" property immediately south of the subdivision was sold in November of 2005. The ownership information should be updated. 18. The purpose of the hidden line at the southwest comer of lot 157, and crossing lot 176 should be labeled. 19.The Engineering Plans show a Landscape easement along Fox Road that is not shown on the plat. Additionally, if the YBSD easement has been granted for the Fox Road Interceptor Sewer, this easement should be shown and labeled. Conclusion If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. fc 4�4Z& John T.Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Administrative Assistant JWFMED, EEI David W. Schultz, P.E., SEC, Inc. Midwest Development, LLC GAPublic%Yorkville\20051Y00501 Silver Fox Subdivision\docsMwywrotPrelimPlan03.doc )-COL f C!T United City of Yorkville Memo + '" 800 Game Farm Road UT 106 Yorkville, Illinois 60560 Telephone: 630-553-8545 p Fax: 630-553-3436 LE �v Date: March 16, 2006 To: City of Yorkville Plan Commission Members From: Travis Miller Cc: Liz D'Anna Joe Wywrot John Whitehouse Mike Schoppe John Crois Subject: Silver Fog Subdivision—Comments for Plan Commission March 22,2006 Comments Upon review of the Preliminary Plat, Preliminary Engineering Plan, and Preliminary Landscape Plan revised by Smith Engineering Consultants,Inc. February 27, 2006, all of the recommendations made by the Schoppe Design Associates comments prepared February 1,2006 appear to have been addressed including: Preliminary Plat 1. The preparation of a `Density Credit Explanation' describing specific and appropriate benefits justifying the density above 1.5 du/ac. 2. A 30 feet wide conservation easement along the eastern property line. The site evaluation conducted suggested a minimum of a 20' area would be sufficient to protect the existing plants,therefore a 30' wide easement requirement is adequate. Preliminary EnErineering Plan 1. Recommended sidewalk has been added to the plans. 2. Grading plans have been adjusted to eliminate grading within the driplines. The following items have not been addressed: Preliminary Landscape Plan 1. SDA recommended the design style for the buffer landscape be revised to more directly accomplish the goals of the Comprehensive Plan including incorporating rural landscape elements such as fencing,wood lots,naturalized turf, prairie or wind breaks. I recommend requiring the applicant to revise this portion of the landscape plan accordingly. f= United City of Yorkville J s► County Seat of Kendall County 800 Game Farm Road Yorkville, Illinois, 60560 Telephone: 630-553-4350 Fax: 630-553-7575 Website: www.yorkville.il.us SCE.. March 16, 2006 TO: Liz D'Anna FROM: Anna B. Kurtzman, AICP SUBJECT: Silver Fox Preliminary Plat Staff has reviewed the preliminary plat for the Silver Fox Subdivision dated February 9, 2006 and offers the following comments: 1. The applicant should provide the dimensions of the lot width at the building setback line so staff can confirm that they are at least 80 feet wide as per the zoning code. 2. Lot 8—For the applicant's benefit they should know that the lot line between lot 8 and 9, and between lot 8 and 6 will be considered a rear lot line for lot 8. 3. Lot 129—For the applicant's benefit they should know that the lot line between lot 129 and 128, and between lot 129 and open space lot will be considered a rear lot line for lot 129. 4. Lot 26—the lot number and lot size are missing from the plat. 5. Lot 134—staff should have a discussion with the applicant regarding the locations of the interior side yard and rear yard. The lot frontage along the north-south street will be considered the front of the lot(for zoning purposes). We will need to discuss how to classify the lot line between lot 134 and 135. /abk filename: C:\Documents and Settings\AnnaWy Documents\Silver FoxTreliminary plat 3-16-06.doc