Plan Council Packet 2006 01-26-06 =`,ctiv car o United City of Yorkville
Y 800 Game Farm Road
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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