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Plan Council Packet 2006 02-09-06 C o United City of Yorkville ­0 800 Game Farm Road EST. 1 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 oil� � Fax:x•p 630-553-7575 a o <CE PLAN COUNCIL AGENDA Thursday, February 9, 2006 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Minutes for Approval/Correction: January 26, 2006 2. 9:30 a.m. - PC 2004-33 Silver Fox - Preliminary Plan 3. 10:30 p.m. - PC 2005-65 Fountain Village of Yorkville - Final Plat 4. 11:30 a.m. - PC 2005-61 Rush-Copley - Concept PUD Plan 5. 12:30 a.m. - PC 2005-63 Heartland Crossing - Concept PUD Plan Plan Council January 26, 2006 Attendees: John Crois, City Administrator John Whitehouse, EEI Travis Miller, Comm. Dev. Director Anna Kurtzman, Zoning official Mike Schoppe, Schoppe Design Scott Sleezer, Dir. of Parks Joe Wywrot, City Engineer Bill Dunn, EEI Sgt. Ron Diederich, Police Dept. Guests: Dan Harper, Kendall Creek Dev. Phil Stuepfert, Smith Engineering David Knott, Kendall Creek Dev. Jim Olguin, GSRNH David Schultz, Smith Engineering Dan Kramer, Attorney John Martin, Huck, Bouman Dwayne Konicek Wayne Konicek Mike Konicek Mike Brandenburg, Tanglewood Bob Nelson, Tanglewood Rodger Brown, Inland Michael Mondus, Spaceco, Inc. Gary Weber, Weber & Assoc. Scott Guerard, Wyndham Deerpoint The Dec. 22 minutes were approved with corrections. Hudson Lakes —Preliminary plan Anna Kurtzman stated lot 178 is not at the end of the cul-de-sac, and the developer will look at rotation of lots 178-182 to bring the width into compliance. (EEI comment #16) John Whitehouse needs additional information including the traffic study, and ADT analysis, a field tile study, and a copy of the NRI. Street names are approved and will be added to the plan. Prestwick's revised plan shows a new route for sanitary and pump station location, which this will be a tributary to. We want to avoid Aux Sable creek pump station temporary solutions, and look for final solutions for wastewater collection. In the city's park development standards, the basin size requirement is two acres. These specifications are applicable to all basins in the city. Any deviations proposed should be addressed in the annexation agreement. Jim Olguin stated the school district does not have a designated site plan for the middle school and they are asking for an additional 10 + acres. At issue is whether all facilities will fit on the site. The north of Penman Rd. has been reconfigured to accommodate traffic, minimizing the access to this 1 major collector. These changes should be incorporated in the preliminary plat for plan council review. Mike Schoppe is proposing that the developer show a secondary maintenance road access through the middle school site. The developer will show frontage (one-half of the lots width) along the south side of the 10 acre site on the preliminary plan, to allow for parking. The school district and the park district may agree on a trail. Scott Sleezer would like to have front funding for the development of the Raintree/Prestwick site. Joe Wywrot suggested the two cul-de-sacs on the northeast side be connected for ease of snow removal. The police would prefer a T intersection at the cul-de-sac, but Mr. Schoppe suggested only 7 lots are serviced and traffic should not be a problem. On the preliminary plat, Astor should be changed to Tremont Street. Joe suggested the developer shorten the northern most cul-de-sac, reducing the pavement and right of way area, and retaining the same number of lots. Setback lines should be noted on the preliminary plat, so there is no question at final plat, which are side, front or rear yards. All ponds are being proposed as wet. The developer will look at additional buffer at the rear of the yards. There will be a sidewalk on one side of Penman and bike path on the south side. This will be on the agenda at the March 9th plan council. White Pines Farm - Preliminary PUD The developer stated the B-3 will be commercial straight zoning, and the PUD R-2 zoning. Mike Schoppe stated there will need to be a zoning plat, with legal descriptions for the two parcels. The North/South 450' park dimension is in the city standards, and gives the City flexibility to place soccer or ball fields. The developer may eliminate the 90 degree parking spaces and allow for the 450' width. Bob Nelson proposed the park site be relocated to the seven acres green space along Ashe. The vision for this site could include a tower, additional detention, or a church site. Scott Sleezer suggested this park site be discussed at the Park Board, and Bob Nelson proposed V2 land and V2 cash. Additional proposals should be noted on the concept plan. Mr. Schoppe suggested the developer may need to address why additional changes to the street changes were not incorporated. (Comment #4). The City is proposing both the north /south street and east/west entrances as boulevards. Bob Nelson stated the east west avenue was 2 designed as a gateway to the park. He will show additional trees along the north south route. The developer reduced townhouse number and increases the number of single family units, but may need to address the density. Typically there would be a 5' sidewalk along both Galena and Ashe, and the city okayed a 10' foot asphalt trail in lieu of this. The 13.4 acre basin should be separated with a trail. The City is asking for sidewalk around the park site and directly to the east of the site, connecting to the easterly subdivision (close to the Com Ed easement). The City will consider land cash for trail, and negotiate with the developer and park district. The county will own Ashe Road, with the regional trail along the east side of Eldamain Rd. On the preliminary plan, the right of way dedication on the SE stub is shown. East of there Schultz owns a sliver of land, (which should be shown on the preliminary plat) and there is 400 feet that is Com Ed's easement. Potentially there is will be street extension across Com Ed at the north end into Pulte, a trail connection in the middle, and a street connection at the south end. There is sufficient frontage along Beecher for two entrances and one along Galena, if the county approves. The developer will propose a trail serving both properties along the north side of the Com Ed property. A preliminary PUD plan with detailed typical lot information and building setbacks needs to be submitted. John Whitehouse stated the developer's current separation along Galena road is 1300 feet and the developer may need a variance from the Kendall Co. board, to determine traffic patterns and entrances. The City needs concurrence for access along Baseline, which should be addressed by John Wyeth and Mr. Eichelberger from Sugar Grove. Before City Council approves and annexation, the city would need to see county variance granted. At T intersections, sidewalks should be provided on the top of the T side of the street for cross walks facilitations. The west branch of Rob Roy Creek serves this area, and timing needs to be considered. The developer should contact YBSD, as the only easement currently being sought is across the Bennett property. Bob Nelson has heard no action regarding the FPA amendment and will contact John Frerich at Douche. Water main comes along Galena to the E. Beecher Rd. at Del Webb, and another coming westerly from Bailey Meadows through Pulte property on the north. 3 An alternative storm water discharge is proposed along Galena Rd. to the ditch. The city is proposing a drainage pipe flowing from Galena to the Schultz property swale, across the street from Aurora Blacktop. This change is proposed due to the continuous volume flow along the Galena Rd. ditch. The HOA will have ownership of the southeastern trail. This will be on the plan council agenda on March 9th. Bailey Meadows —Revised Preliminary Plan The developer is asking for additional acreage, in conjunction with a 1:1 compensatory storage ratio. Relocating the access to comply with IDOT's standard, they are requesting two additional commercial lots. Lot 133 initially showed a Nicor pressure reducing statement, which now will be built on the east side of Rt. 47 Currently the commercial property is zoned B-3, so setbacks for the out lots could be included in the amended annexation agreement. In straight zoning, all property is under one ownership, with individual property leasees. Proposed by the City was 1) enlarging Lot 202, then re-subdivision of this lot, when the Schramm strip usage is determined and Rt. 47 accesses are finalized. Or 2) the commercial area can be zoned a PUD with out lots; 3) build with leases with unplatted lots; or 4) subdivide with public streets all on the frontage roads. John Whitehouse stated the water main loops come up from the south across Com Ed. Because of Del Webb proposal to the south, stubbed streets are not proposed to continue from Com Ed to Bailey Meadows, Wainwright Lane and Clarence Lane stubs to the south should be eliminating at final platting, subject to an agreement with Del Webb. Wainwright south of Bedford could be included as a park extension and could be a 60' wide parking, with lot narrowing or realignments. Scott Sleezer stated that a bike path is desirable on the south edge of the property but no agreement with Com Ed right of way has been secured. The City can discuss the trail options with Com Ed, or it could be developed an on street trail. Mike Schoppe discussed the school site proposed in Pulte, west of Lot 190. If Potter Street extends to the west, that would enable additional parking for school activities. Scott Sleezer does not want the school and park site divided by a street. The city will determine road extensions and parking lot at residential final plat. 4 John Whitehouse stated a setback issue from Rob Roy Creek to the commercial area needs to be resolved. In addition,justification for the compensatory storage ratio should be presented to the City. Mike Schoppe recommended that lot 205 be owned by the City. The proposed bike trail has been moved by the developer, to the west of the commercial area. Scott Sleezer will advise the City staff where the trail should cross, so this plan can be approved. The 30' just east of the commercial lots is to the center line of the creek to the west, so no trail could be placed in this property. Mike Schoppe recommended the trails end easement be moved to the east, made a lot, and owned by the city, for usage for signage and parking. This easement will connect to the trail to the west. Anna Kurtzman will check the setbacks. The city is asking for a cross section showing the area along Rob Roy Creek showing grading, vegetation and the proposed storm sewer for IDNR recommendations. A second cross section should be prepared lot 208, from the parking setback to the edge of pavement on Route 47. These will be incorporated on the preliminary engineering plans. A cross section of the trail will be given to the park board. The access to the trailhead is shown through the commercial area. There is a blanket easement over the storm water management area. Mike Schoppe suggested the trailhead be moved to the right This will be on the March 9 agenda for plan council. Caledonia Unit 1 Final Plat The owner of this property has changed. The boundary of the plat is smaller. The petitioner will be submitting separate units. The original final plat has been approved. The proposed portion of the original plat shows no changes, but it is just a different document. Staff acknowledges this Unit 1 is consistent with the final plat that was previously approved. There will be a memo prepared by staff stating that this Unit 1 plat was previously approved for Caledonia. This will be on the agenda for the Feb. 9 Plan Commission. Minutes submitted by Annette Williams 5 P2,� 1 4_ �35 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630 /466-9350 it, FAX: 630 /466-9380 www.eeiweb.com Engineering Enterprises, Inc. February 2, 2006 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Silver Fox, Preliminary Plan Review, United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the Preliminary Plan for the referenced Silver Fox Subdivision consisting of the following material received to date: • Preliminary Plan Application and Petition by Midwest Development, LLC, dated December 7, 2004. • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of 4 sheets with initial issue date of December 8, 2005. • Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc. consisting of 2 sheets with initial issue date of December 9, 2005. • Plat of Survey and Topography prepared by Smith Engineering Consultants, Inc. consisting of 1 sheet with initial issue date of December 22, 2004. • Preliminary Stormwater Management Report-Off Site Storm Sewer for Silver Fox Subdivision prepared by Smith Engineering Consultants, Inc. dated December 13, 2005 • Engineering Report for Silver Fox Subdivision prepared by Smith Engineering Consultants, Inc. dated December 22, 2004 which includes the following: ➢ Existing Drainage Conditions Exhibit ➢ Proposed Drainage Conditions Exhibit Consulting Engineers Specializing in Civil Engineering and Land Surveying ➢ Storm Water Basin Calculations ➢ USGS Exhibit ➢ Kendall County Soils Map #18 ➢ Flood Insurance Rate Map 170341 0075 C ➢ Location Map ➢ Wetland Delineation and report ➢ Soils Report and Map ➢ IHPA Correspondence regarding Historic Resources ➢ IDNR Consultation Agency Action Report • Preliminary review letter from Francis C. Klaas, P.E., Kendall County Engineer dated January 6, 2005. General 1. No part of the proposed development is located within a Special Flood Hazard Area as identified by FEMA based on Flood Insurance Rate Map (FIRM) 170341 0075 C, dated July 19, 1982. 2. A thorough review of the Wetland Delineation and Report should be completed by the City's wetland consultant prior to Preliminary Plan approval. 3. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report (Project Code 0401799) regarding endangered/threatened species or natural areas. Received, October 30, 2003, consultation process terminated. b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. In a letter dated October 22, 2003 (Log # 005100303) the IHPA has requested a Phase I reconnaissance survey. The results of this survey should be submitted to the City when completed. 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. GAPublic\Yorkville\2005\Y00501 Silver Fox Subdivision\docs\lwywrotPrelimPlan02.doc g. Kendall County Highway Department regarding points of access to Fox Road. Preliminary comments received January 6, 2005. We recommend that item "b" be received prior to Preliminary Plan approval and that for item g, all comments in County Engineer Klaas' letter dated January 6, 2005 be addressed to his satisfaction. Items c, d, e & f will be required prior to the start of construction activities. 4. A Natural Resource Information Report should be applied for and prepared by the Kendall County Soil and Water Conservation District and submitted for review. 5. An agricultural field tile survey should be performed and the results submitted for review. Preliminary Engineering Plan, General 6. Note 6 on Sheet 1 of the Preliminary Engineering Plan is improperly worded. It should state that "all existing drainage patterns shall be maintained and all field tiles shall be tied into the proposed storm sewer system", or words to that effect. Repeat Comment. 7. Existing trees, 6" caliper and above, if any exist in the development area, should be shown on the Preliminary Plan. 8. Street names should be added to the Preliminary Engineering Plan for review by City Staff and others. 9. On Sheet 1, the Typical Street Cross Section with the 70 foot right of way should be labeled with the street name to which it applies. Traffic Study, Streets and Right of Way 10.The Fox Road Southwest Area Transportation Study, partially funded by the petitioner has been adopted by the City Council and satisfies the Traffic Impact Study requirement of the Subdivision Ordinance. This document should be referred to with regard to the impacts of this and other area land development activity. Of particular note is the Study recommendation that the Green Briar Road extension be constructed prior to development of this property and that all construction traffic be prohibited from Fox Road. 11. A construction detail should be provided for the Temporary Emergency Access, for City, Fire Department and KCHD review. GAPublictYorkville120051Y00501 Silver Fox Subdivision\docs\lwywrotPrelimPlan02.doc 12. The required minimum 30 foot back to back roadway width should be maintained in the cul-de-sacs. 13. All block lengths conform to City Standards. 14. All proposed centerline geometry meets City Standards. 15. The southerly most east-west street (900 Road), right of way and pavement should be extended to the David Matlock property line. The proposed route of Green Briar Road has been established to allow development of this strip of property northerly of the Green Briar Road right of way. The topography of this property should be evaluated and the sanitary sewer deepened through Silver Fox as much as practicable to serve this strip of the Matlock property. 16. The proposed street lighting layout is in general conformance with City Standards. Some of the intersection lights should be moved to the "top" of the tee intersections if they would not be in the center of lots or in conflict with other utilities. Water Mains 17. Water main routing, looping and extensions for future use are adequate as presented. Detailed review of fire hydrant and valve locations will be accomplished at Final Engineering. 18. The design engineer may want to consider moving the large diameter storm sewer that crosses the front of Lots 111 and 112 to the front of Lots 97 and 98 and then westerly along the northerly line of Lots 111 and 112 to the basin. This revision would open up the easement across the frontage of Lots 111-115 for the water main loop, thus eliminating 5 long water service crossings of the street. 19. We will input the proposed water distribution system into the City's model and provide the design engineer with the required water main sizes at Final Engineering. 20. The funding and timing of the construction of the required off-site water mains which will serve this development will need to be established prior to approval of a Final Plat. G:\Publiic\Yorkville\2005\YO0501 Silver Fox Subdivision\docs\lwywrotPrelimPlan02.doc Sanitary Sewers 21. The internal preliminary sanitary sewer layout appears adequate as presented and provides service to all proposed lots. 22. See Comment 15 regarding potential service to the adjoining Matlock property. 23. The funding and timing of the construction of the required off-site interceptor sanitary sewer which will serve this development will need to be established prior to approval of a Final Plat. Storm Sewers 24.The preliminary storm sewer layout appears to be adequate, except as noted in the following comments, to collect and carry the 10-year design storm. 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. 25. The curb inlets near the northeast corner of Lot 172 are not connected to the storm sewer system. 26. To maintain the maximum spacing requirement of 300 feet between inlets, additional storm sewers and inlet may be required along the northerly line of Lot 79. Stormwater Management 27. The Stormwater Management Report is clear and well presented and adequately assesses the proposed stormwater management system for the Preliminary Plan. The Final Stormwater management Report will need to address, among other things, water quality issues and discharge impacts to the drainageway running along the westerly edge of the property. Alternate discharge designs (other than the level spreader) should be considered. 28. The Preliminary Soils Report identifies some saturated sand and gravel deposits along the western edge of the proposed development. These soils will need to be further evaluated in the vicinity of Basins 2 and 3 prior to final design of these stormwater management facilities. These basins may need clay linings to prevent draining of the proposed wet bottom basins and to ensure the adjacent basements excavations are not hydraulically connected to the basin water levels. G:\Public\Yorkville\2005\YO0501 Silver Fax Subdivision\docs\lwywrotPrelimPlan02.doc 29. The level spreader proposed as part of the Basin 2 discharge system should be labeled. 30. The discharge from Basin 1, as noted by KCHD, should not discharge to the Fox Road ditch. An off-site storm sewer outfall will most likely be necessary to direct this flow to a channel with adequate capacity and which will not be negatively impacted by nuisance flows. 31. Final basin design will have to show that the 10 year HWL is within 2 feet of the NWL as required by City ordinance and will have to further comply with the design requirements of the Park Development Standards unless modified in the Annexation Agreement. 32. Due to flooding concerns downstream of this development, the design engineer has reduced the allowable discharge rate to 0.10 cfs/acre. Preliminary Plat of Subdivision 33.The differences between the bearings and dimensions in the legal description and those shown on the Plat should be reconciled. 34. The Professional Land Surveyor should sign the Preliminary Plat. 35. As requested by County Engineer Klaas, an additional 15 feet of right of way has been provided for Fox Road. 36. Fox Road should additionally be labeled as County Highway 1. 37. Street names should be added to the Plat for review by City Staff and others. 38. Lot 146 should be shown in its entirety on at least one of the plat sheets. 39. The proposed minimum lot size is 12,000 square feet. The following lots do not meet this requirement: 10, 141, 142, 143 and 149. 40. Lots 163 and 164 do not appear to meet the minimum square footage requirement. However, the side lot line common to them is improperly dimensioned which accounts for the missing 7 square feet. 41. The following lots have missing or incorrect dimensions: 9, 33, 38, 39, 124, 133, 134, 135, 136, 139, 144, 148, 149, 153, 163, 164, 165, 166 and 175. 42. All proposed right of way geometry meets City Standards. GAPublic\Yorkville\2005\YO0501 Silver Fox Subdivision\docs\lwywrotPreiimPlan 02.doe 43. The "Matlock Trust" property immediately south of the subdivision was sold in November of 2005. The ownership information should be updated. Conclusion Our review of this Preliminary Plan will continue as the above comments are addressed by the developer and the design engineer and additional information is submitted as requested. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRIS S, INC. John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Administrative Assistant JWF/WED, EEI David W. Schultz, P.E., SEC, Inc. Midwest Development, LLC G:\Public\Yorkvi1le\2005\Y00501 Silver Fox Subdivision\docs\lwywrotPrelimPlan02.doc Feb . 3. 2006 4: 14PM No. 0809 P . 2/3 Schoppe Desyn Associates, -Inc. Landscape Architecture and Land Planning 126 S. Main st. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630) 551-3639 February 1, 2006 MEMORANDUM To: Mayor Art Prochaska From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Silver Fox We have reviewed the Preliminary Plat dated 12/8/05 and the Preliminary Engineering dated 12/9/05 prepared by Smith Engineering Consultants, and the Preliminary Landscape Plans dated 2/4/05 prepared by Ives/Ryan Group,and provide the following comments. Preliminary Plat 1. The proposed Comprehensive Plan Update identifies this area as Estate and to be developed at a maximum density of 1.75 du/ac(the proposed density of Silver Fox is 1.72 du/ac). The plan further suggests that if a development is to be approved above 1.5 du/ac, the development needs to demonstrate compliance with the design guidelines and the incorporation of other specific improvements,such as funding of site improvements,incorporating architectural standards which exceed City requirements, increased landscaping, additional open space beyond City:requirements, etc. Based on the documents we have, it is not clear how the additional benefits justifying the density above 1.5 du/ac is being accomplished. We recommend a description be added to the plants listing and clarifying what the additional improvements are and how the design guidelines are being met. 2. As mentioned in our February 3,2005 review,a 50' wide conservation easement should be along the east property line from Fox Road R.O.W. to the south property line. The grading, storm sewer and utility construction will need to be restricted to areas outside of the conservation easement. 3. The lot sizes,lot widths and other bulk regulations are consistent with the R-2 zoning classification. 4. A 3 acre park has been provided per the Park Board's request. 5. Label the amount of R.O.W. dedication for Fox Road. Pgge 1 ot.2 Feb . 3 . 2006 4: 14PM No. 0809 P . 3/3 Preliminary Ungineexxng 1. A walk on the south side of Fox Road in the 50' landscape buffer needs to be added. 2. The location of the existing trees and their dripline needs to be added to the plans. 3. After adding existing vegetation, adjust contours around stormwater basins to eliminate grading within the dripline. Preliminary Landscape Plan I. The plazas identify a 50' wide landscape buffer along Fox Road. The proposed plantings in the buffer consist primarily of bluegrass turf and informal clusters of ornamental shade and evergreen.trees. This design would create an attractive landscape,however,it would not be any different than other nice looking landscapes throughout the City. One of the objectives of the City Council is that developments south of the river look somewhat different than other developments. One of the important objectives of the Comprehensive Flan design guidelines is that the landscaping in the City's "Secondary Gateways",of which Fox Road is one of,be used to create"the natural feel of the rural landscape"and"to enhance the rural identity". We recommend that the design style for the buffer landscape be revised to more directly accomplish these goals. Elements such as fencing, wood lots,naturalized turf,prairie or wind breaks might be considered as potential rural landscape elements, 2. Add existing vegetation to the landscape plan,. Please call if you have any questions. CC: John Crois,Interim City Administrator Liz D'Arma,Administrative Assistant Travis Miller, Community Development Director Joe Wywrot,City Engineer John Whitehouse—EEI Anna Kurtzman Papzof2 PC ")-c 0 sir United City of Yorkville o J .n County Seat of Kendall County 800 Game Farm Road Esr 1836 Yorkville, Illinois, 60560 Telephone: 630-553-4350 0� �l ` O Fax: 630-553-7575 Website: www.yorkville.il.us November 9, 2005 Mr. Scott Mai Smith Engineering Consultants, Inc. 759 John Street Yorkville, Illinois 60560 Re: Fountain Village of Yorkville—Mass Grading Dear Scott: I have reviewed the revised plans for earthwork and erosion control for the referenced project, received on November 9, 2005, and have the following comments: General • I have received the requested letter from Dean Tomich obligating himself to obtain IDOT's approval of sending the south pond overflow to the Route 47 right- of-way. This approval will occur when the final site plan is submitted to them. • Clearly identify the existing watermain along Route 47. This watermain may need to be replaced if too much cover is added or too little cover remains as a result of earthwork operations. • Provide elevations along the IDOT right-of-way line at regular intervals and indicate how the area between the right-of-way lines and the BOC of the frontage road will be graded. • Add the IDOT right-of-way linetype to the Legend Box on each sheet. • Provide or confirm elevations shown for the entrance drives and the"porkehop" medians where they meet the Route 47 or Route 71 pavements. This information is missing for two of the entrances and don't appear reasonable for the other two. • Specify at least 6 inches of topsoil,turf grass restoration, and erosion control blanket along the west property line where existing residential properties exist. Provide a separate landscape plan calling for replacement of the existing trees and bushes in this area. Sheet 4 • Call for riprap at the outfall of the north pond. Sheet 5 • Show the proposed re-grading of the IDOT right-of-way to accept the south pond overflow. Sheets 7-8 • A separate submittal will be required for the temporary retaining wall along the west property line just north of Route 71. Sheet 10 • Revise the retention basin detail to call for a minimum topsoil depth of 6 inches. • Revise the wetland detention basin detail to specify the type of seed mixture on the pond bottom and on the embankments. Call for a minimum topsoil depth of 12 inches. Based on the information provided to date we will issue a temporary site development permit to allow earthwork operations to continue. Revised mass grading plans must be re- submitted as soon as possible. A landscape plan for the western perimeter and a plan for the temporary retaining wall must also be submitted as soon as possible. If you have questions regarding any of these items, please call me at 553-8527. Very truly yours, Joseph Wywrot City Engineer Cc: John Crois, City Administrator Feb . 2. 2006 2 :41PM No , 0785 P. 2/3 Schoppe Desire Associates, Inc. Landscape Architecture and Land Planning 126 S, Main St. Ph. (6$0)551-3355 Oswego, IL W543 Fax (630)551-3639 February 1, 2006 MEMORANDUM To: Mayor.Art Prochaska From: Mike Schoppe- Schoppe Design Associates,Inc. Re: Fountain Village We have reviewed the Final Plat of Subdivision dated 121.10105,the Civil Engineering Plans dated 12/5/05, and the Preliminary Landscape Plans dated 1/13/06, all prepared by Smith Engineering Consultants, and provide the following comments. Final Plat 1. Per the annexation agreement for Sunflower Estates, of which a majority of this property is covered by,the Owner must present a preliminary and final plat in conformance with the Subdivision Control ordinance. I do not believe a preliminary plat has been approved for this commercial subdivision. We will need to discuss at the Plan Council meeting whether a preliminary plat,should be processed. 2. The existing zoning on the property is 5-3. The lot sizes are consistent with the B-3 requirements. 3. Currently, the front yard setback is shown. Side and rear yard setback lines need to be added. 4. A vehicular access easement should be provided on lots 4 and 5 and also on lot 1 that will allow future vehicular access to the adjacent properties. 5. A blanket vehicular easement should be provided over all of the lots. Civil Engineearina Plans 1_ It is our understanding from talking with S.E.C.that, at this time, lot 3 is the only lot for which site plan approval is being sought. Therefore, our review will be limited to lot 3. , and will not include lots 1, 2,4 and 5. 2. The building and parking locations conform to the setbacks of the E-3 district_ 3. The proposed 144 parking spaces conform to the minimum parking requirements for retail uses, and for establishments dispensing food and,beverages for consumption on the premises. 4. ,Add the contouring to the grading plans that show on the landscape plans in the 30' strip running along the west property line Page I of 2 Feb , 2 . 2006 2:42PM No. 0185 P . 3/3 Pretiminary Landscape Plans 1. Our landscape plaza review is limited to lot 3. 2, It is our understanding that the developer is requesting final approval,and therefore the plazas should be entitled"Final Landscape Plans". 3- Because this is intended to be a final landscape plan,the quantity of materials needs to be shown on the plans. 4. The following planting categories from the City's Landscape Ordinance apply to Lot 3; Parkway Landscaping,Perimeter Landscaping, Parking Lot Landscaping, Perimeter Parking Lot Landscaping, Lot Landscaping and Stormwater Basin Landscaping. Given these categories and this site plan,the following are the total quantity of plant material ;required for Lot 3: a. 87 Shade Trees b. 32 Evergreen Trees c. 20 ornamental Trees d. 215 shrubs Include these quantities in the revised Landscape Plants Please call if you have any questions. CC: John Crois, Interim City Administrator Liz D'Anna, Administrative Assistant Travis Miller, Community Development Director Joe Wywrot, City Engineer John Whitehouse—EEI Anna Kurtzman Page 2 of 2 o United City of Yorkville County Seat of Kendall County 800 Game Farm Road EST. _ 1836 Yorkville, Illinois, 60560 , Telephone: 630-553-4350 D,p Fax: 630-553-7575 Website: www.yorkville.il.us ALE 1L February 3, 2006 Mr. Scott Mai Smith Engineering Consultants, Inc. 759 John Street Yorkville, Illinois 60560 Re: Fountain Village of Yorkville— Site Plan Review Dear Scott: I have reviewed the revised site plan,received January 23, 2006, and have the comments listed below. Some of these items are to be performed by others or at a later date,but they are listed so they are not overlooked. General • Provide a revised Plat of Subdivision for review. • Respond to any comments from IDOT. A highway permit will be required. • Please respond to comments from Walter E. Deuchler Associates, Inc. with .respect to the sanitary design. • The Illinois EPA permit application has been received and is being processed for signatures. I cannot release it until I receive an acknowledgement letter from the developer. This is a letter acknowledging that the city is signing the permit application at this time to expedite issuance of the IEPA permit, and that the city's signature on the permit application does not constitute plat or plan approval. • Stormwater detention sizing has been previously approved,based on the central pond overflow to IDOT's Route 47 right-of-way. • A site development permit application has been received. A letter of credit guaranteeing satisfactory completion of earthwork and erosion/sediment control measures has also been received. Earthwork was allowed to proceed prior to the decision regarding subdivision of the property. We had assumed that no subdivision of property would occur, and that approval of the site plan would be handled at the staff level. • Provide documentation that the Notice of Intent (NOI)has been submitted to the Illinois EPA. Your letter states that the NOI was attached,but it wasn't. • The landscape plan has been forwarded to Mike Schoppe for review. Since the bulk of the site will remain undeveloped for the time.being, the landscape plan should call for interim landscaping for those undeveloped areas. • Provide photometrics for exterior lighting. The lighting should be designed to comply with our"dark-sky"requirements. The average lighting intensity should be between 2.0 and 2.5 footcandles. The max/min ratio should not exceed 20:1. The avg/min ratio should not exceed 6:1. • Storm sewer sizing was reviewed assuming using the lot layouts from your 12/5/05 plans. The design is acceptable except for a few minor changes. See below for comments. • The pond restrictor sizing calculations are acceptable. • An engineer's estimate of cost is needed for the site improvements once the plans are approved. The estimate should include earthwork, erosion and sediment control,utilities, paving, landscaping, and exterior lighting. Sheet 6 • Call for permanent barricades at the end of pavement for the Route 71 entrance and at the north end of the Route 47 frontage road. Also show Type III barricades immediately south of the southern Route 47 entrance. • Call for existing sanitary manholes C, D, and E to be adjusted to finished grade and fitted with external chimney seals. • Delete Hydrant No.508. • Delete the Valve No.503 and associated piping. This valve can be constructed when the northernmost site is built out. • Delete Valve No.514. Valve No.512 will act as the shut-off for this water service. Sheet 8 • Provide Tag data for the existing sanitary manhole at the far NW comer of the site. Call for the rim to be adjusted and the manhole fitted with an external chimney seal. • Provide an elevation for the north pond curtain walla • Replace existing Storm Structure A with a 4' catch basin. Sheet 9 • Provide Tag data for Storm Structure Nos. 503 and 504. • Change Storm Structure No. 202 to a 5' dia_ manhole. • Change Storm Structure No. 204 to a 5' dia_ catch basin. Sheet 10 • Revise Storm Sewer 246 to be 12" diameter to agree with the tag data on Sheet 11. Sheet 11 • Provide a second inlet near Storm Structure 265 to help pick up the flow from the relatively large tributary area. • Storm Structure 234 should be 5' diameter. • Revise Storm Sewer 260 to 21" diameter to agree with sizing calculations. • Revise Storm Sewer 265 to 18" diameter based on sizing calculations. s Sheet 12 • Is an existing power pole located within the proposed sidewalk just west of the Route 71 entrance? Move the sidewalk north to a point one foot inside IDOT's proposed right-of-way. • Public sidewalk should be extended south along Route 47 and east along Route 71 towards the NW comer of the intersection. • Revise the existing watermain alignment along Route 71 to match the location of valves. Sheet 1 • Revise the water service detail by eliminating the irrigation stub. Please make the requested revisions and submit at two sets of plans and supporting. documentation for review at your earliest convenience. If you have any questions regarding these comments,please call me at 553-8527. Very truly yours, U Joseph Wywrot City Engineer Cc: John Crois, Interim City Administrator Travis Miller, Community Development Director