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Plan Council Packet 2006 01-26-06 =`,ctiv car o United City of Yorkville Y 800 Game Farm Road Est�y -- Ins Yorkville, Illinois 60560 ll�iTelephone: 630-553-4350 gQ ���> p:;;; / Fax: 630-553-7575 CE ,Lv PLAN COUNCIL AGENDA Thursday, January 26, 2006 9:30 a.m. CITY CONFERENCE ROOM Revised: 1/24/06 8:30 a.m. Staff Meeting 1. Minutes for Approval/Correction: December 22, 2005 2. 9:30 a.m. - PC 2005-53 Hudson Lakes - Preliminary Plan 3. 10:30 a.m. - PC 2005-59 White Pine Farms - Preliminary PUD Plan 4. 11:30 a.m. - PC 2005-60 Bailey Meadows - Revised Preliminary Plan 5. 12:30 p.m. - PC 2006-07 Caledonia Unit 1 - Final Plat United City of Yorkville 800 Game Farm Road Esr Z 1836 Yorkville, Illinois 60560 ��— Telephone: 630-553-4350 Fax: 630-553-7575 CLE `tiv PLAN COUNCIL AGENDA Thursday, January 26, 2006 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Minutes for Approval/Correction: December 22, 2005 2. 9:30 a.m. - PC 2005-53 Hudson Lakes - Preliminary Plan 3. 10:30 a.m. - PC 2005-59 White Pine Farms - Preliminary PUD Plan 4. 11:30 a.m. - PC 2005-60 Bailey Meadows - Revised Preliminary Plan r Plan Council December 22,2005 Staff Members: 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 comer. 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 W=ot'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 1 Ith Plan Commission meeting. Grande Reserve—Neizhborhoods 1-5 Preliminary Plans lans 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 1 lth Plan Commission. Minutes submitted by Annette Williams 3 -P c. rho S- S 5 52 Wheeler Road •Sugar Grove,IL 60554 TEL: 630 1466-9350 itt FAX:630/466.9380 www.eekveb.com Engineering Enterprises, Inc. January 19, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Plan Review, Hudson Lakes, United City of Yorkville, Kendall County, Illinois Dear Mr.Wywrot: We have reviewed the following submitted material for the referenced Preliminary Plan submittal: • Application and Petition for Preliminary Plan approval dated November 21, 2005. • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of 8 sheets with initial issue date of November 18, 2005. • Preliminary Engineering Plans prepared by Smith Engineering Consultants, Inc. consisting of 3 sheets with initial issue date of November 18, 2005. • Preliminary Landscape Plan prepared by SEC Planning consultants consisting of 7 sheets with initial issue date of December 14, 2005. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with initial issue date of November 21, 2005. • Report of Soils Exploration prepared by Testing Service Corporation dated July 18, 2005. • Consultation Agency Action Report from IDNR (Project Code 0504153) issued May 20, 2005 stating "consultation terminated". • IHPA clearance letter for the project site (Log #020050905) dated May 25, 2005 stating there are no historic, architectural or archaeological sites within the project area. The clearance expires on May 25, 2007. Consulting Engineers Specializing in Civil Engineering and Land Surveying 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: General 1. A revised Concept Plan was submitted to the City, which we received by e-mail at 3:13 PM today, which revises the land plan northerly of Penman Road. The following comments address the Preliminary Plan in general terms. Additional review will be necessary following submittal of the revised preliminary Plan documents. 2. No part of the development is located within a Special Flood Hazard Area as identified by FEMA based on the Flood Insurance Rate Map 170341 0075C dated July 19, 1982. 3. A Wetland Study or a wetland assessment stating no wetlands are present on the site should be submitted to the City and a review completed by the City's wetland consultant prior to Preliminary Plan approval. 4. The Traffic Study, completed in accordance with the City's Standard Specifications for Improvements should be submitted to the City for review. 5. An internal roads Average Daily Traffic (ADT) analysis should be provided for verification of the proposed roadway classifications, right of way widths and roadway widths, taking into consideration the proposed roadway stubs to adjoining properties and the potential traffic associated therewith. 6. A Field Tile Study should be prepared and submitted for review 7. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 8. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. (Project Code 0504153) Letter issued May 20, 2005 stating "consultation terminated". b. (IHPA) regarding preservation of cultural resources. Clearance letter for the project site(Log#020050905) issued May 25, 2005. GAPub1ic\Yorkvil1e120051Y00529 Hudson Lakes\Docl1wywrot01.doc 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. Items a and b have been addressed as required for Preliminary Plan approval. Items c, d, & e will be required prior to the start of construction activities. Preliminary Plat 9. The Plat is clear and well presented. 10. The Professional Land Surveyor should sign the Preliminary Plat. 11. The subdivision boundary dimensions and bearings on Sheet 1 should be reconciled with the legal description on Sheet 8. 12. Proposed street names should be provided on the Preliminary Plat for review by the City, KenCom and the U. S. Postal Service. 13. To aid staff, Plan Commission and City Council review, lot lines and rights of way for the adjoining subdivisions should be included in a lightened line type. 14. The graphic scale on Sheet 1 should be 1 inch =200 feet. 15. All proposed right of way geometry meets City standards. 16. The lot lines for Lots 178 through 182 should be rotated counterclockwise to give Lot 178 (1 do not consider this lot being on the cul-de-sac bulb) the required 80 feet of frontage at the BSL and reducing the frontage of Lot 182 within the allowable 10%. This will balance the lot areas better also. Preliminary Enaineerina Plan General 17. The plans are clear and well presented. Roads and Right of Way 18. Proposed street names should be added to the Plans. GAPub1iclYorkvi11e\2005\YO0529 Hudson LakesOod%rimot01.doc Sanitary Sewer 19. The sanitary sewer collection system appears adequate as proposed. However, the Prestwick and Raintree pump stations as well as the Raintree gravity sewer system will need to be evaluated to determine whether or not adequate capacity is available for this additional flow. 20. We recommend that the final solution to wastewater collection in this section of Yorkville be explored and considered at this time, i.e. transport to and construction of the Middle Aux Sable Creek Pump Station. The MPI South, Heartland Crossing, Faganel and Lee Farm developments also need this facility and by the time it is planned and constructed, more developments presumably will be in need of it. Street Lighting 21.The design engineer should review the street light spacing. Some locations exceed the maximum 300 foot spacing and one intersection is not illuminated. 22. In the street light detail, the first"S° in the luminaire model number should be a "5°. (M2RR1551 N2AMS3F) Water Main 23. In general, fire hydrant spacing and the proposed valve layout are satisfactory at this preliminary plan stage. We will comment in more detail at the Final Engineering stage. 24. All of this subdivision is in City Pressure Zone No. 4 (South Zone). Double feed and looping will be accomplished between Raintree Village and Prestwick of Yorkville. 25. The final water main sizing will be determined at Final Engineering after we have input the proposed layout into the City's model and performed a pressure and fire flow analysis. Storm Sewer 26. The curb inlets near the northwesterly comer of Lot 213 are not connected to a storm sewer main. 27.The rest of the proposed storm sewer layout is in general conformance with City requirements. Inlet spacing, storm sewer sizing and overflow routes will be reviewed when the Storm Sewer Design Report is submitted with Final Engineering. GAPublic\Yorkville\2005\Y00529 Hudson Lakes\DocUwywrot01.doc Preliminary Stormwater Management Study and Report 28. The preliminary Stormwater Management report is clear and well presented. All detention basin routing, volume and release rates are in accordance with City ordinances. 29. The basin data in Lot 254 on the plans is obscured by other data. 30. The engineer should note that the final basin design will need to comply with the criteria established in the City's Park Development Standards dated June 1, 2003. 31. If the proposed basin design is to move forward, some deviations from City standard may be necessary. For example, Basin 2A, (NWL area at 1.14 acres) and Basin 3, (NWL area at 0.68 acres) are well below the required minimum basin size of 2 acres. Conclusion Our review will continue as the above comments are addressed by the developer and the design engineer and the revised Preliminary Plan documents are submitted. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. r-- John T.Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Administrative Assistant JWF/WED, EEI DWS/CLD, SEC G:Vub1ic\Yorkvi11M2005\Y00529 Hudson LakesVoc%vywrot0l.doc Jan - 20 . 2006 9 : 17AM No , 0683 P . 2/3 ,Schoppe Desi associates, Inc. pc' cc Landscape Architecture and Land Planning 126 S.Main St. Ph. (630)551-3355 Oswego, IL 60543 Fax(634) 55-1-3M January 19,2006 MEMORANDUM To: Mayor Art Prochaska From: Mike Schoppe-Schoppe Design Associates,Inc. Re: Hudson Lake We have reviewed the Preliminary Plat dated 11/18/05,the Preliminary Engineering Plan dated 11/18/05, and the Preliminary Landscape Plan dated 12/14/05 all prepared by Smith Engineering Consultants and provide the following comments: General 1. A copy of the wetland delineation should be forwarded to our office for review. Preliminary Plat I. Add the following information as outlined in the Preliminary Plan checklist: a. Name and address of owner of record b. Current zoning of property 2. Change note 10 to reference lot 259 instead of lot 267. 3. Revise the lot numbers referenced in notes 11 and 12 to correspond with lot numbers on the plan. 4. Include on the Preliminary Plat,the limits of the school site and water tower site which are located within Raintree Village. 5. The School District has requested 10-acres of land be provided immediately adjacent to and south of the existing school site in Raintree Village,with the balance of the land/cash obligation being provided in cash. The 10-acre request is based on the assumption that the School District bas made,that the stormwater storage requirements for the 10 acres be accommodated off of the school site. If this storrnwater storage is not possible off site,then the School District would request the total land/casb obligation(14 acres+/-)be provided in land. The southerly limit of the school site should abut onto a public street. The Preliminary Plat should be revised accordingly. 6. The School District envisions some of the northbound bus traffic accessing the middle school site by way of Penman Road to Astor Avenue. Therefore,a more direct connection needs to be provided from Astor Avenue to Penman Road. 11W f Of 2 Jan •20. 2006 9: 18AM No -0683 P. 3/3 7. All residential lots will meet the minimum lot width, lot size and bulk regulations requirements of the R-2 zoning district. Preliminary Eneyineerina 1. Add a note on the plan stating: Lot 259 will be constructed to the City's Park Development Standards. 2. Due to the School District's plans to construct athletic fields on the additional 10 acres,add a note to the plans stating: School site will be constructed to a minimum grade of 2%and a maximum grade of 3%. 3. The current plans provide for good,convenient pedestrian access to the school site in Raintree Village. The revised plan should incorporate a similar convenient pedestrian,system to the south side of the new school site. 4. Identify the type and general condition of the existing trees on lots 27 and 28. Preliminary Landscane Plan 1. In accordance with the City of Yorkville Landscape Ordinance General Standards Section,revise the following items: a. Increase shrub size from 18"to 24". 2. Identify and quantify the ground plane treatment around the stormwater management basins (seed,sod,prairie,etc.) 3. Provide our office with the corresponding cost estimate for review and approval. Based on these comments,we recommend the plans be revised and resubmitted for Plan Council review prior to advancing to flan Commission. CC: John Croix, Interim City Administrator Travis Miller,Community Development Director Joe Wywrot, City Engineer Liz D'Anna,Administrative Assistant Bill Dettmer,Certified Building Official John Whitehouse—EEI Pete Huinker-Smith.Engineering Consultants Page 2 of 2 PC, O J CIP United City of Yorkville County Seat of Kendall County 800 Game Farm Road esr 1 isas Yorkville, Illinois, 60560 Telephone: 630-553-4350 r,� y O �. O� Fax: 630-553-7575 4 �? Website: www.yorkville.il.us January 25, 2006 TO: Mayor Art Prochaska ! FROM: Anna B. Kurtzman, Zoning Coordinator "' SUBJECT: Preliminary Plat Review,Hudson Lakes We have conducted a review of the preliminary plat(prepared by Smith Engineering and dated 11/18/05)and note that, with the exception of Lot 178, the plat meets the minimum lot size and.- lot width requirements as outlined in the zoning code and subdivision regulations. In regards to Lot 178, the lot width needs to be increased from 72.6 feet to 80 feet. (The zoning code indicates that the minimum lot width in the R-2 zoning district is 80 feet. The subdivision regulations allow a 10%reduction in the lot width for those lots that are located at the end of a.cul-de-sac. Lot 178 is not at the end of the cul-de-sac but rather along the"throat"of the cul-de-sac and therefore needs to comply with the zoning code requirement of 80 feet.) /abk C: W. Dettmer T. Miller filename: CADocuments and Settings\AnnaNy Documents\Hudson LakesTreliminary plat 1-25-06.doc 52 Wheeler Road •Sugar Grove, IL 60554 TEL: 630/466-9350 FAX: 630/466-9380 www.eelweb.com Engineering Enterprises, Ina. January 19, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Plan Review, White Pine Farm, (Tanglewood Development) United City of Yorkville, Kendall County, Illinois Dear Mr.Wywrot: We have reviewed the following submitted material for the referenced Preliminary Plan submittal: • Application and Petition for Preliminary Plan approval dated December 7, 2005. • Preliminary Plat of Subdivision prepared by Craig R. Knoche & Associates Civil Engineer, P.C. consisting of 2 sheets with initial issue date of November 22, 2005. • Preliminary Engineering Plans prepared by Craig R. Knoche & Associates Civil Engineer, P.C. consisting of 18 sheets with initial issue date of November 23, 2005. • Preliminary Landscape Plan prepared by Craig R. Knoche & Associates Civil Engineer, P.C. consisting of 8 sheets with initial issue date of November 23, 2005. • Preliminary Stormwater Management Study and Report prepared by Craig R. Knoche & Associates Civil Engineer, P.C. with initial issue date of November 29, 2005. • Land Use Exhibit consisting of 1 sheet, prepared by Land Vision with initial issue date of December 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. Consulting Engineers Specializing in Civil Engineering and Land Surveying We offer the following comments: General 1. The name of sydevel.,o s.,hould be clarified, i.e., White Pine Farm, White Pine Farms White Pines Fa The name appears differently throughout the submitted mat dial. 2. No part of the development is located within a Special Flood Hazard Area as identified by FEMA based on the Flood Insurance Rate Map 170341 0010C dated July 19, 1982. 3. Even though the National Wetland Inventory shows no wetlands on this site, this does not preclude their presence or the presence of farmed wetlands. A Wetland Delineation Report should be submitted to the City and a review completed by the City's wetland consultant prior to Preliminary Plan approval. 4. A Traffic Study should be prepared by the development consultants in accordance with the City's Standard Specifications for Improvements and submitted to the City and to the Kendall County Highway Department for review and comment. 5. An internal roads Average Daily Traffic(ADT) analysis should be provided for verification of the proposed roadway classifications, right of way widths and roadway widths, taking into consideration the proposed roadway stubs to adjoining properties and the potential traffic associated therewith. 6. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 7. A Field Tile Study should be prepared and submitted for review. 8. A Soils Report should be prepared and submitted for review. 9. A Plat of Survey should be provided, or the Preliminary Plat should be revised to comply with Illinois Land Survey Standards for a Boundary Survey with a certificate signed by a Professional Land Surveyor. 10.Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. b. (IHPA) regarding preservation of cultural resources. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. GAPub1ic\Yorkvi11e\2004\YO0446 White Pines Farm(Tanglewood Dev.)\docs\Iwywrot01.doc 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 access locations, intersection improvements and right of way requirements for Galena Road and Ashe Road. Items a, b should be provided prior to Preliminary Plan approval. For item g, preliminary approval should be solicited and received from the County Engineer prior to Preliminary Plan approval. Items c, d, e & f will be required prior to the start of construction activities. Preliminary Plat 11. The Professional Land Surveyor should sign the Preliminary Plat. 12. A legal description should be provided on the Preliminary Plat. 13. The title of the plat should be "Preliminary" Plat of Subdivision. 14. Minimum 25 foot right of way radii should be provided at the proposed street intersections with Galena, Ashe and Base Line Roads. 15. Additional right of way should be provided along Ashe Road and a minimum 50 foot by 50 foot chamfer should be provided at the Ashe Road-Base Line Road intersection. 16. The proposed width of the Base Line Road right of way should be shown. 17. The proposed street naming scheme should be reviewed by the appropriate public safety agencies. 18. P.I.Ns. and property owners should be shown for all parcels within 200 feet of the subdivision boundary. 19. Proposed zoning on and contiguous to the subdivision should be shown. If separate zoning districts are being proposed in this development, the limits of the proposed districts should be clearly shown and dimensioned. 20. A typical Lot Detail should be added showing the typical easements and setbacks. A note should be included in the detail which states "where City water G:\Pub1ic\Yorkville\2004\Y00446 White Pines Fans(Tanglewood Dev.)\docsVwywrot0l.doc mains, sanitary sewers or storm sewers run along side lot lines a total easement width of 20 feet(10 feet on each lot) shall be provided". 21. The Building Setback Lines shown on the plat vary significantly from 10 feet to 40 feet. These should be revised to the minimum setback required in the respective zoning districts proposed. 22. The method of conveyance of the multi-family units, i.e., condominium or fee simple should be indicated on the Plat as this will have a bearing on how the building locations should be indicated. In general, each building should have a specific envelope identified, located and dimensioned. 23. The proposed ultimate ownership of all of the non-residential lots should be indicated on the plat. 24.A list of the 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. Preliminary Plan Sheet C0.1-Title Sheet 25. This sheet's title should include the words"Preliminary Plan". 26.A legend should be provided. 27.Several "on-site" elevation reference marks should be shown in addition to the Bench Mark provided. Sheet C0.2-Existinci Conditions Exhibit 28. Any existing trees, 6 inch caliper and larger should be indicated. Sheets CIA to C1.8 Preliminary Site Plan 29. The point of access to Base Line Road should be reviewed by the City with the Village of Sugar Grove as is provided in the boundary agreement. 30. At "tee" intersections, sidewalk connections should be provided on the "top of the tee" side of the street to facilitate cross walks. 31. Typical road cross sections, in accordance with City standards, should be shown on the Plan. GAPub1ic\Yorkvi11e\2004\Y00446 White Pines Farm(Tanglewood Dev.)\docs\WMrot01.doc 32. Review of proposed Stop Sign locations will be accomplished after submittal of the Internal ADT Traffic Analysis. 33. The pavement at the O'Halleran Lane intersection with Base Line Road and the West Beecher Road intersection with Galena Road should be modified to provide a minimum of 28 feet, back to back of curb, for the outbound lanes. This width should be continued for a length sufficient to hold the outbound traffic projected in the traffic study. 34. The proposed right of way and pavement widths proposed elsewhere appear adequate but will need to be confirmed by the internal ADT analysis. 35. The sidewalks should be continuous through the multi-family driveways. Sheets C21 to C2.8 Preliminary Grading and Utility Plan 36.On Sheet C2.1, the proposed sanitary sewer at the intersection of Reed Lane and Kirby Lane should be revised to eliminate one of the sewer lines, thus saving a manhole and some pipe. 37. On Sheet C2.2, a northerly invert for sanitary manhole 406 should be provided. 38. On Sheet C2.5, a storm sewer line runs through Sanitary Manhole 602. 39. On Sheet C2.5, the invert of Sanitary Manhole 651 needs to be raised. 40. On Sheet C2.5, the invert of Storm Manhole G10 is incorrect. 41. Viewports should be extended on Sheets C2.6 and Sheets C2.7 so that the pipes and manholes along with their callouts appear entirely on the same sheet. 42. On Sheet C2.8, there are conflicts at Sanitary Manhole 208. 43. On Sheet C2.7, Sanitary Manholes 802 and 821 have inverts 100 feet too high. 44. On Sheets C2.7 and C2.8, we question the necessity of the extreme depth of the proposed sanitary sewer along Sara Lane and Andover Lane northerly of Franklin Street. This comment also applies to the townhome laterals off of these main lines. 45. Since this subdivision is at the jurisdictional limits of the City, it may not be necessary to extend sanitary sewer and water main to the limits of the subdivision. However, this determination will be made by the City at Final Engineering. 46. The means by which this property is to be served by off-site sanitary sewer should be discussed with the Yorkville-Bristol Sanitary District. GAPub1ic\Yorkvi11e\2004\Y00446 White Pines Farm(Tanglewood Dev.)\docsl1wywrot01.doc 47.Street lights should be added in accordance with City requirements. Street lights should be provided at all intersection (at the top of tee intersections), at the center of sharp curves, maximum spacing of 300 feet and on the opposite side of the street as water mains. 48. The layout of fire hydrants should be revised throughout the proposed development. Fire hydrants should be added in accordance with City requirements—every 300' or a minimum of two (2) hydrants to service all parts of any building, whichever is more stringent. Detailed review of fire hydrant location will be accomplished at Final Engineering. 49. Valves should be placed in accordance with City requirements. Detailed review of valve locations will be accomplished at Final Engineering. In addition to the City's valve location standard, it is desirable that no more than 12 residential units be out of water service at any time. Additional valves may be required in some cases, particularly in multi-family areas. 50. The final water main sizing will be determined at Final Engineering after we have input the proposed layout into the City's model and performed a pressure and fire flow analysis. 51. Additional water mains and a looping scheme will most likely be required in the multi-family areas. 52. The means of providing this property with City water will need to be discussed as should the potential for siting a shallow well and elevated storage tank on this property. 53. On Sheet C2.1, there is a conflict in both elevation and location with the sanitary sewer near the easterly most corner of Lot 236. 54. To maintain the maximum spacing requirement of 300 feet between inlets, additional storm sewers and inlets may be required throughout. High points should be indicated on the plans to aid in the determination of flow lengths to inlets. 55. Overflow routes to the detention basins should be indicated on the Preliminary Grading Plan. 56.A comprehensive storm sewer design report detailing tributary areas for each inlet, storm sewer sizing calculations and overland flood routes with cross- sections for all runoff events in excess of the design storm, will be required with the final engineering plans. 57. The indication on Sheet C2.2 that Basin °A"will discharge to a storm sewer"by others" is not acceptable. Adequate off-site utilities to serve this development should be presented as part of this plan. GAPub1ic\Yorkvi11eV004\Y00446 White Pines Farm(Tanglewood Dev.)\docs\Iwywrot01.doc 58. On Sheet C2.8, Basin "B" should not discharge to the Galena Road ditch, but rather to a required off-site storm sewer outfall that will ultimately discharge into a natural watercourse that has near continuous flow, and to which this property is naturally tributary. Preliminary Stormwater Management Study and Report 59. The Preliminary Stormwater Management report is clear and well presented. All detention basin sizing and release rates are in accordance with City ordinances. 60. Data should be provided showing that the 10 year high water level is achieved within a 2 foot bounce above normal water level. 61. The engineer should note that the final basin design will need to comply with the criteria established in the City's Park Development Standards dated June 1, 2003. Conclusion Our review will continue as the above comments are addressed by the developer and the design engineer. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. I John T.Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Administrative Assistant JWFNVED/ALS, EEI Steve Kudwa, P.E. Knoche &Assoc. G:\Pub1ic\Yorkvi11e\2004\Y00446 White Pines Fans(Tanglewood Dev.)\docs\Iwywrot01.doc Jan -20 . 2006 3: 16PM No. 0693 P . 2/4 PC �os-- 6T Schoppe Destgn Associates, Inc. Landscape Arohitecture and Land Planning 126 S. Main St. Ph. (630) 551-M Oswego,IL 60543 Fax(630)551-3M January 20, 2006 MEMORANDUM To: Mayor Art Prochaska From: Mike Schoppe- Schoppe Design.Associates, Inc. Re: White Pines Farm We have.reviewed the Preliminary Plan dated December 7,2005,prepared by Land Vision,the Plat of Resubdivision, Preliminary Engineering and the Preliminary Landscape Plans all dated 11/23/05 prepared by Craig R. Knoche&.Associates, and provide the following comments: General 1. It appears from the zoning application that the requested zoning is B-3 for the commercial area and R-2 P.U.D. for the balance of the property. This should be clarified at the Plan Council meeting. 2. The proposed land uses and overall density are consistent with the goals and policy of the City's Comprehensive Plan. Preliminary PIRO 1. The Preliminary Plaza,the Engineering Plans and the other submitted information provide a fairly complete submittal package. However,the way the information is presented on the various plans may lead to some needless confusion as the project goes through the approval process. Therefore,we recommend that the Preliminary Plan be modified to include the information laid out in the P.U.D. ordinance. These changes would include the following: a. Change title of Preliminary Plan to Preliminary Planned Unit Development Plan. b. Increase the scale to at least V=200'. c. Include name of property owner. d. Include legal description. e. Include in the site data gross and net densities, minimum,maximum and average lot sizes. f. Add existing and proposed zoning of the property. g. ,Add existing zoning and names of property owners of adjacent property. Vigo!of 3 Jan . 20. 2006 3 : 17PM No •0693 P. 3/4 h. Label property dimensions. i. Add the limits of the Yorkville School District. j. include on the location.;map the current location of the municipal limits. k. Add approximate dimensions of the residential lots. 1. Add front,rear, side and corner yard setbacks. m_ Add design standards for the manor homes and townhomes for the following building orientations: i. front to front H. rear to rear iii. side to side iv. garage to garage v. setbacks from the public streets n. Width of pavement for driveways and driving lanes within the motor courts at the manor homes and townhomes need to be identified. o. identify which parcels of open space are intended to be conveyed to the City as parks and which parcels will be owned by the H.O.A. p. Existing contours. 2. Submit an aerial photograph including land within a quarter mile of the property. 3. Submit a draft of the P.U.D. agreement. 4. Two comments that were brought up by the City Council during the concept review should receive some additional consideration. The first comment was to provide for a boulevard cross section for the north-south street heading south from the park(Konicek Road). It appears that this can easily be accomplished and would identify K-onicek Road as the main entrance from Galena Road. The second comment was about the amount of straight streets,particularly on the north side of the development. Even though the northern most east-west street has been modified to create two small curves,the new plan has not changed significantly relative to this issue. The developer should be prepared to explain why additional changes to the street system have not been incorporated. 5. The north-south dimension of the park site should be revised to a minimum of 450'. Per the Park Development Standards,the minimum dimension of a neighborhood park is 450'. 6. The concept plans had shown a possible water tower site and detention on what is now lot 508. The Preliminary Plan shows this lot as public open space and the site analysis chart indicates that lot 508 is detention. If lot 508 is to be used for stormwater storage or a water tower site, revise the Preliminary Plans and Preliminary Engineering accordingly. 7. A trail connection needs to be provided from the park site,east to the east property line. This will facilitate a trail connection to the east/west greenway along the Com Ed r.o.w. and to the future elementary school. Page 2 00 Jan - 20. 2006 3 : 17PM No- 0693 P . 4/4 8. The pavement for Andover Lane needs to be extended east to the east property line. 9. The wetland delineation should be submitted to our office for review. 10. The building department should comment on the architectural elevations relative to the City's anti-monotony ordinance. 11. Identify the r.o.w. dedications for Galena Road,Ashe Road and Baseline Road on the Preliminary plaza. Preliminary Landscape Plan 1. In accordance with the City's Landscape Ordinance, a 30' wide bufferyard shall be provided around any stormwater storage basin that has its high water line within the front or side yards of the lot. Include NWL and HWL on the landscape plazas. Identify and quantify ground plane treatment around the stormwater basins. 2. Include details of material and appearance of any signage and proposed structures in the subdivision. It appeaxs there are to be subdivision identification features as well as ornamental structures in the park at the east end of Purple Martin parkway. Based on these comments, we recommend the plans be revised and resubmitted for Plan Council review prior to advancing to Plan Commission. CC: John Croix,Interim City Administrator Travis Miller, Community Development Director Joe Wywrot, City Engineer Liz D'Anna,Administrative Assistant Bill Dettmer, Certified Building Official John Whitehouse—EEI Bob Nelson Tanglewood Homes Page 3 o(3 52 Wheeler Road •Sugar Grove, IL 60554 TEL:630/466-9350 FAX: 630/466-9380 www.eelweb.com Engineering Enterprises, Inc. January 16, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: "Revised"Preliminary Plan Review, Bailey Meadows, (IRED Baseline, LLC), United City of Yorkville Dear Joe: We have reviewed the revised Preliminary Plan submittal for the referenced property consisting of the following materials: • Preliminary Engineering Plans prepared by SPACECO, Inc. with latest revision date of November 2, 2005. • Preliminary Plat of Subdivision prepared by SPACECO, Inc. with latest revision date of November 2, 2005. • Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc. with latest revision date of December 1, 2005. • Annexation Agreement dated July 13, 2004 between the United City of Yorkville and IRED Baseline, LLC. 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: Consulting Engineers Specializing in Civil Engineering and Land Surveying Preliminary Plat 1. The Preliminary Plat and Preliminary Engineering sheets should be presented at the stated scale of 1 inch = 100 feet and not at a reduced sheet size. 2. The proposed revisions to the Preliminary Plat affect the commercial area only. The 189 detached single family lots and the 153 attached single family units comply with the Annexation Agreement and previously approved Preliminary Plat. 3. The proposed revisions to the commercial area appear feasible subject to City approval with regard to comments 8 and 9 below. Preliminary Engineering Plan 4. We believe that all easements are now in place which will provide for the construction of the Roy Roy Interceptor Sewer. 5. At this time, it appears the best available routing for the 2 water main extensions to serve this property are 1) across Route 47 from the North Tower location into the Del Webb property, then northerly along the westerly side of Route 47 to this property and 2) across Galena Road from the Westbury development, through Del Webb/Pulte and into the southerly westerly side of Bailey Meadows. This routing will have to be addressed in the Final Engineering plans for both developments. 6. Prior to the finalization of the above discussed water main routing, the City needs to secure the final intentions of Pulte/Del Webb with regard to the extent of their residential developments and whether or not there will be any street connections across the ComEd property between Bailey Meadows and Pulte/Del Webb. If no road connections are to be completed, the extensions of Wainwright Lane and Clarence Lane southerly of Bedford Street should be eliminated. If this is the case, we recommend that the City consider utilizing Wainwright Lane southerly of Bedford Street as an off street parking facility for the adjacent park. Lot 67 should thereby be reduced in width and adequate landscaping provided between the parking lot and the house. 7. Note 3 on Sheet 3 should be revised to agree with the newly proposed compensatory storage ratio. Stormwater Management 8. In light of the recently issued Rob Roy Creek Fish Community Evaluation (September, 2005), an issue that remains to be discussed is a potential minimum setback from Rob Roy Creek to the proposed commercial development. The proposed revision to the Preliminary Plan shows little, if any setback. GAPub1ic\Yorkvi11e\2002\YO0223 Runge Property-Rt.47 and Base1ine\docs\Iwywrot04.doc 9. The revised Preliminary Plan also shows a revised Route 47 access location and revised compensatory storage area in accordance with a meeting held March 15, 2005 regarding Route 47. In order to accommodate the increased commercial area, a 1.0/1.0 compensatory storage ratio is being proposed which will need to be authorized by the City in accordance with the City's Compensatory Storage Ordinance. The location of the proposed compensatory storage area is also not immediately adjacent to the floodplain area being filled which will also need to be addressed in the City's deliberations. Other 10. We are not aware if any of the other outstanding issues from our last review letter dated April 7, 2004 have been addressed by the developer with the City staff or during annexation negotiations. If you have any questions or require additional information, please contact our office. Sincerely, J GINEERING ENTERPRISES, INhn T. Whitehouse, P.E., P.L.S. nior Project Manager pc: Liz D'Anna, Administrative Assistant WED/JWF, EEI Mike Mondus, P.E. SPACECO IRED Baseline, LLC GAPub1ic\Yorkvi11e12002\Y00223 Runge Property-Rt.47 and Base11ne\docsUwywrot04.doc United City of Yorkville Memo PC 800 Game Farm Road EST: , 1936 Yorkville, Illinois 60560 Telephone: 630-553-4350 9 `moo Fax: 630-553-7575 <LE Date: January 20, 2006 To: Plan Council From: Liz D'Anna, Administrative Assistant Agenda Item: Mike Schoppe's review comments for PC 2006-60 Bailey Meadows - Revised Preliminary Plan Was not available at the time packets were produced. This item will be available Monday, January 23, 2006 and distributed in a supplemental packet. car` United City of Yorkville Memo 800 Game Farm Road EST im Yorkville, Illinois 60560 Telephone: 630-553-4350 y Fax: 630-553-7575 <LE �yv Date: January 24, 2006 To: Plan Council From: Liz D'Anna, Administrative Assistant Please add the attached information to your Plan Council packet for the January 26, 2006 meeting: 1. Mike Schoppe's review comments for Bailey Meadows - Revised Preliminary Plan. Thank you, Jan - 24. 2006 9 : 14AM No .0706 P . 2/3 PT1 C) Scfwppe Desyn Associates, Inc. Landscape Architecture and Land Planning 126 S. Main St. Ph. (630)551-3355 Oswego,IL 60543 Fax(630)551-3639 January 23,2006 MEMORANDUM To: Mayor Art Prochaska From: Mike Schoppe- Schoppe Design Associates,Inc. Re. Bailey Meadows We have.reviewed the Preliminary plat of Subdivision dated 11/2/05 and the Preliminary Engineering Plan dated 11/2/05,both prepared by Spaceco, and the Preliminary Landscape Plan dated 12/1/05 prepared by Gary Weber&Associates, and provide the following comments: Preliminary Plat 1. The two additional commercial lots, lot 206 and 208, and lot 207 ingress/egress driveway, is consistent with the Comprehensive Plaza. We are confident that if we bad known at the time that the annexation agreement was approved,that there was adequate compensatory storage volume to allow for additional commercial development areas,that the expanded commercial area would have been approved with the original annexation agreement. Therefore,assuming that there is adequate compensatory storage area,the expansion of the commercial area is acceptable. 2. The ownership of lot 205 and 207 needs to be identified, 3. The ownership and current zoning of this parcel and all adjoining parcels needs to be added. 4. The yards and setbacks for the commercial lots need to be added. It should be confirmed with the Building Department that the front yard for lot 202 is along the east property line, and not along Baseline Road. 5. The trailhead easement should be shifted east to abut to lot 207. 6. The plat needs to be amended to identify who will own the trailhead easement area. Why is the trailhead an easement and not a lot to be owned by the City? Y raga 1 0 f Z Jan -24. 2006 9: 14AM No.0706 P . 3/3 7. The regional bike trail needs to be in an easement or a separate lot owned by the City. The easement or lot needs to clearly show the trail in relationship to the common lot line between lot 199 and lot 202. The engineering plans are indicating a drainage swale and drainage structures on lot 199 between the backs of the buildings and lot line. Therefore, we assume the trail is to be located on the commercial lot. Revise the plat accordingly. g. The plat shows the regional trail stopping at the north property line. If the trail is planned to cross Baseline Road,then the trail should be extended to that point ant the plat should reflect that location. Prelimina y En ineerin 1. Prior to sending the project on to flan Commission,a cross-section should be added to the engineering, for review and approval,showing the area along Rob Roy Creek. This cross-section should show the existing and proposed preliminary grades along the corridor, along with the location of existing vegetation and proposed storm sewer. The area for this cross-section should cover from the parking setback line on lot 202,east through lot 205, over to the Route 47 edge of pavement. A second section should be prepared thorough lot 208, again from the parking setback to the Route 47 edge of pavement. These two cross sections will serve to document the agreed upon side slopes and vegetation removal of this corridor. It appears that the proposed storm sewer running along the east property line will eliminate a significant amount of the existing vegetation along the stream back which would be detrimental to the aquatic environment and contradictory to I.D.N.R. recommendations. Once we have been provided with this information,we will develop an erosion control,revegetation plan, and management plan for this section of the corridor. 'these plans should then be incorporated into the preliminary engineering plaits as part of the amendment to the annexation agreement. PreliminnEy Landscape Plan. 1, Additional landscape plans will need to be provided for the commercial site when a commercial site plaza is submitted for approval. Based on these comments,we recommend the plans be revised and resubmitted for Plan Council review prior to advancing to Plan Commission. CC: John Croix,Interim City,Administrator Travis Miller,Community Development Director Joe Wywrot, City Engineer Sohn Whitehouse r EEI Arma Kurtzman Scott Sleezer,Park and Recreation Department Roger Brown,IRED true 2 ON L Co United City of Yorkville County Seat of Kendal County 800 Game Farm Road EST. 1Y ` 1836 Yorkville, Illinois, 60560 Telephone: 630-553-4350 O Fax: 630-553-7575 9 Website: www.yorkville.il.us ALE `vv January 25,2006 TO: Mayor Art Prochaska Anna B. Kurtzman Zoning Coordinator FROM: g SUBJECT: Preliminary Plat Review, Bailey Meadows We have conducted a review of the preliminary plat(prepared by Spaceco, Inc. with a last revision date of 11/2/05) for compliance with the zoning code. All lots meet the zoning code. In response to item number 4 of Mike Schoppe's January 23, 2005,review memo: the zoning code indicates that the front of a lot(for setback purposes) of a corner lot is the side with the narrowest frontage. In regards to lot 202 this would be Baseline Road(with 957.73 feet versus Route 47 frontage of 958.03 feet). As this is a difference of only 0.3 feet an additional analysis should be conducted when the final plat is submitted. /abk C: W. Dettmer T. Miller ffiename:.C:\Documents and Settings\Anna\My Documents\Bailey MeadowsTreliminary plat 1-25-06.doc