Plan Council Packet 2006 02-23-06 Co.o United City of Yorkville
800 Game Farm Road
EST. -` 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
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p Fax: 630-553-7575
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PLAN COUNCIL AGENDA
Thursday, February 23, 2006
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Minutes for Approval/Correction: February 9, 2006
2. 9:30 a.m. - PC 2006-01 Grande Reserve Unit 14 - Final Plat and
PC 2006-04 Grande Reserve Unit 15 - Final Plat
3. 10:15 a.m. - PC 2005-32 Yorkwood Estates - Preliminary Plan and
PC 2005-33 Chally Farm - Preliminary Plan
4. 11:00 a.m. - PC 2006-08 Westbury South Village - PUD Amendment
PC 2006-09 Westbury East Village - PUD Amendment
Plan Council
February 9,2006
Attendees:
John Crois, City Administrator Travis Miller, Comm. Development Director
Eric Dhuse, Public Works Director Joe Wywrot, City Engineer
Mike Schoppe, Schoppe Design John Whitehouse, Engineering Enterprises
Anna Kurtzman, Zoning Official Tim Fairfield, BKFD
Sgt. Ron Diederich, Yorkville Police
Guests:
David Schultze, Smith Engineering Pete Huinker, Smith Engineering
Bruce Sperling, Midwest Development Attorney Greg Ingemunson
Scott Mai, Smith Engineering Delores and John Lies
Attorney John Philipchuck Vince Rosanova, DBCW Ltd.
Lisa Brady, Rush-Copley Nancy Wilson, Rush-Copley
Charles Wilson, Rush-Copley Clayton Marker, Richard Marker Assoc.
Gary Neyer, Richard Marker Assoc. Phil Steupfert, Smith Engineering
Dean Talmadge, Crestlake Holdings
The meeting was called to order at 9:30 by Joe Wywrot. The January 26 minutes were
approved.
Silver Fox—Preliminary Plan
Mike Schoppe stated the conservation easement is for tree preservation and
should not affect the lot sizes, as long as the lots measure 12,000 to the east property line.
A tree survey needs to be completed for evaluating the placement of the easement lines.
The developer will prepare a list of justifications for the increased density. A five foot
concrete sidewalk will be added to the south side of Fox Road in the fifty foot landscape
easement. Mike Schoppe will check the landscape plans for Evergreen Farms to confirm
the placement of the sidewalk. The YBSD easement resolution will be determined on the
final plat but should be shown on the preliminary engineering plans. The sidewalk may
be moved 5 foot to the south. The contours around basins should be adjusted to eliminate
grading within the drip line.
John Whitehouse said the Fox Rd. transportation study does not give final cross
sections as to the type of construction road to be built. The right of way should be
extended to the Matlock property and curb returns should be completed. Acquisition of
the 15 acre right of way piece north of Green Briar has not yet been determined. The
width of this piece would provide an extension of the road, with lots on the north and
south across the strip to Green Briar. If this is developed collectively, sanitary sewer may
need to be modified on the plans(#22).
Tim Fairfield was informed that there would be an entrance from Fox Road, but
that construction traffic would be prohibited on this. There is a provision on the
engineering plans for the northeastern lot in the cul-de-sac,that there will be a temporary
1
emergency access through this, so there will be two entrances off Fox and one from
Green Briar during construction.
Travis Miller stated that the landscape ordinance states that the existing trees, 4"
(not 6") and above, should be shown on the tree survey(comment#7 in engineering
comments.
This is scheduled for the March 22 plan commission.
Fountain Village of Yorkville—Final Plat
The developer needs to submit present two separate documents, labeling one
preliminary plat and the other as final plats to the plan commission and the City Council
for approval,per the annexation agreement for Sunflower Estates. These documents will
proceed concurrently through the process.
The landscape plan is being prepared for the entire property,with a buffer
between this property and the Sunflower property. When the site plan for lot 3 is
presented it will show all that has been planted.
Projects proposed for 2006 are a Walgreen's on lot 5, Castle Bank on for lot 1 and
a retail center for lot 3. The developer should use plants from the list in the landscape
ordinance. The developer will contact Castle Bank and Walgreen's for their start dates,
and will do black dirt re-spread and re-seed on lots 1, 2, 4 and 5, if their start dates are not
within 2 months.
The developer will remove the double dash lines on the plat because the road has
been vacated. Also notes 3 add"more or less (an acre or square feet) "and change"are
hereby conveyed"to "to be conveyed". All language regarding storm water management
easements should concur. "Subdivision" should be removed from the heading. The
surface water statement, as per the subdivision ordinance, should be on the final plat and
it needs to be submitted as a topographic overlay with the drainage certificate.
Anna Kurtzman stated the side and rear setback should be shown or a typical
needs to be submitted. The signage for the development should be removed from the
landscape plans, and submittal made for a building permit for the sign.
Joe Wywrot said that IDOT must ok the drainage path in the central pond. The
sidewalk at 71 and 47 should be extended to the northwest corner of the intersection. The
developer can submit the revised letter of credit prior to submittal of the recording of the
final plat.
This is scheduled for the March 8 Plan Commission.
Rush-Copley—Concept PUD plan
John Philipchuck stated the sellers would be retaining about 60,000 sq. ft. of the
property with a non-medical professional office or bank for this parcel. The residential
component has been taken out of the petitioner request, so it will be a re-zoning request
of 40 plus acres at the north end adjacent to Rt. 34. The petition is suggesting a B-1 with
a PUD imposed. Phase I will contain a circular road pattern, with John Street coming out
to the east to the county site. Lisa Brady stated all parcels would be owned and retained
by Rush-Copley. The petitioner would like to raise height limits to at least 4 stories.
There are utility lines across the property and these may need to be relocated, and the
State will be consulted for Route 34 issues, but no additional accesses are being proposed
except Beecher Road. Lisa Brady stated a hospital is in the long term plan for the
2
property, with no retail uses, other than cafeteria, gift shops or sales of medical
equipment. A hospital is permitted in B-1. There may be a day care, with an application
for special use needed. A fitness facility may be planned.
Mike Schoppe stated that the petitioner should zone as a PUD with B-1
underlying uses, and list the uses. A bank is permitted in a City O zoning on the 60,000
square foot site, (which is actually 1.38 acres per John Whitehouse). Attorney
Philipchuck said there needs to be an access road to the 60,000 sq. foot site. This lot
could be included in the B-1 PUD, and this will be discussed between Attorney Grant and
the Lies/Conover families. There currently is a driveway behind the Provena building,
but it is a private road, and across the property line from the Lies/Conover 60,000 parcel.
Sanitary sewer could be rerouted to intersect with Rob Roy Creek connectors,
west of Beecher Road. The out lots will be used for visibility along Beecher Road.
The petitioner is waiting for determination of the crossing of Beecher Rd. at Rt.
34 and trying to match like homes with those to the east and south of the campus. Lisa
Nelson stated they are tying to avoid having Ring Road,the internal campus use,too
close to Beecher Rd.,which serves the north-south traffic.
There is water through the middle of the site, but the city is looking for a second
source of supply. There is no water to the north, but a second water main, within the
same zone,needs to be brought to Cannonball Trail. Engineering will explore the
options.
The petitioner hopes to begin construction of the main building mid-2006. They
will submit a preliminary plan to Committee of the Whole. Mr. Philipchuck stated they
will meet with IDOT regarding signalization on Beecher and Rt. 34 and the possibility of
right in, right out at the 1.38 acre parcel. Preliminary plans will show a main entrance
about 600 ft. south of Rt. 34, off of Beecher,with a 30 foot sanitary sewer easement,with
an additional 70 feet. There are no existing buffers along the west edge of Blackberry
Woods, but the YBSD easement may act as a landscape buffer. Ultimately all lots
developed to the south will have a Beecher extension.
The developer will address the boulevard spacing to make certain it complies with
the city standards of 400 ft.
Heartland Crossing—Concept PUD Plan
Tim Fairfield and staff did not think the "Heartland"name (in 2 subdivisions) is
an issue for fire departments or police departments.
The parcel is 514 acres. The developer is discussing with the Dhuse and Johnson
families to attain a utility and annexation corridors adjacent to the ComEd right of way to
the north for attaining annexation to the city, via contiguous properties. This will be
served by a pump station with a force main to the gravity system. The developer is
talking to Douche and YBSD to negotiate the sewer routes. The density is 1.9 du. per
acre. Commercial is being proposed at Ament and Rt. 47 (40 acres) and additional
parcels to the south(12, 16 and 1.52 acres). The developer is considering one story
offices buildings and possible a community center adjacent to the open space corridor.
They would like to see a grocery store as an anchor along the corridor. They have been in
contact with IDOT regarding signalization and access points.
There are 5.5 miles of trails within the development. The school district approves
of the location of the school, and the park site may be expanded with the area in
3
Montalbano for a community park. The developer will consider a connector road
between the two commercial properties,but has a concern on the impact this may have on
the residential neighborhood.
The block linkages are exceeded along Wheeler and the along the road in the
southeast cul-de-sac. Any deviations in the annexation agreement would have to be
supported with minimal impact based on the traffic generation. Also discussed was the
emergency access adjacent to the street coming from Park A.
John Whitehouse stated that the developer should look at a crosswalk in Park B
along side of the community center. There are a number of lots that do not abut a trail
and the developer will put sidewalks in these areas. Anticipating that commercial
property may abut to this property on the south,the developer will look at an access
along Penman to the west. They are accommodating storm water across from Cross
Lutheran because the church hopes to expand.
EEI is proposing a well water facililty and stand pipe, about 2 acres, may be at the
northeast corner of Ament and Penman.
There is a cell tower at the end of Penman Road. The building department objects
to the code variance for a period of 5 years.
Sgt. Diederich believes that parking on both sides of the curved street affords a
natural calming effect. These are not through streets. In park C, staff suggested a wider
pavement for pavement, and no 90 degree parking. Staff will review when the ADT
analysis is completed.
Mike Schoppe, in accordance to the comprehensive plan, stated the commercial
frontage along Rt. 47 is reduced. An additional stub may be necessary at the far
southeastern area to the eastern Stewart Farm. In addition, a stub may be needed to the
Hattner property to the south.
The open space corridor should be continued and widened down to the Stewart
Farm. The developer suggested it may come out adjacent to the trail to the Stewart Farm.
Mike Schoppe believes the city should plan for a trail crossing at Penman and logically,
the placement would be where the street connection is. The park board is asking for a
trail, in lieu of sidewalk, adjacent to the Wheeler Rd. extension, on the north side, one
along the east side of Penman to tie into Hudson Lakes, and potentially along the open
corridor in Montalbano.
An existing farm home exists east of Penman, and Mike Schoppe pointed out the
city would like to keep the home. Wheeler Road may be moved if this is the case.
Open space is being proposed and access to Walker Rd. is being proposed by the
city, if a pump station is located at the south central area. Marker should address the
possibility of a road stub to the south. After the traffic study,the possibility of a bridge
from Penman to Walker may be a possibility.
Per the park board, Scott Sleezer said Park D should be more open from the road,
and Park B needs to be larger. The developer suggested swapping 4 acres of school land
in the Lee Farms development to allow for a 10 acre site. In Park B a roadway was
suggested along the west side and an access to the community center. When Hattner
develops, neighborhood park C would be utilized and there is a trail connection proposed.
Notes submitted by Annette Williams
4
00,
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
*t4 FAX: 630/466-9380
www.eelwob.com
Engineering
Enterprises,
Ina.
February 16, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Engineering Improvement Plans, Grande Reserve Unit 14(Neighborhood 5)
United City of Yorkville, Kendall County, Illinois.
Dear.Mr. Wywrot:
We have reviewed the Final Engineering Improvement Plans for the referenced Grande
Reserve North Subdivision prepared by Cowhey Gudmundson Leder, Ltd. containing 21
sheets with latest revision date of October 31, 2005 and offer the following comments:
In general, the Improvement Plans are clear and well presented. The decision of the
developer to present this development in so many smaller units, however, makes review of this
subdivision awkward and somewhat disjointed.
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.
GENERAL COMMENTS
• An engineer's estimate of probable construction cost for Unit 14 should be submitted for
review and future use in establishing the required Letter of Credit.
Title Sheet
1. Plans should be signed, sealed and dated by an Illinois Registered Professional
Engineer.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
Project Notes, Specifications, and Details (Sheets 2,3, 16-21)
2. Specifications and Construction Standards and Details for the Flushing Hydrant
should be included in the Plans. The manufacturer and model of flushing hydrant
used should be approved by the United City of Yorkville's City Engineer or Director
of Public Works.
3. The invert elevations of all structures should be added to the "Pond details for Basin
8N and 8S" on Sheet 16.
Erosion Control Plan (Sheet 5)
4. Location(s) of topsoil stockpiles should be shown on the plan with silt fence
protection.
5. Riprap should be shown for the flared end section at the southwest comer of
detention basin 8N.
Grading Plan (Sheets 6—8)
6. Section A-A for the proposed overflow weir should include a note referring the
reader to the detail on Sheet 16.
7. Overland flow routes should be indicated in the area of Sta. 19+00 on Bissel Drive
and Sta. 21+00 on Bailey Road. In general the overflow route should revised such
that it does not flow down the driveway between lots 7 and 8. The critical cross
sections show a swale with a depth of 15 inches and a width of 20 feet. This leaves
only 7 inches of freeboard between HWL and the garage floor elevation
8. The critical cross sections of lots 7 and 8 show that the critical finished grade
elevation is 659.17. The critical elevation should be changed to reflect the lowest
opening, in this case the garage floor elevation at 654.28.
9. Top of curb elevations on Beresford Drive in the areas of Sta. 10+50 and Sta. 13+30
do not correspond with the proposed centerline elevations. Design should be
revised to correct the apparent mismatch of elevations.
Plan & Profile (Sheets 9-14)
10.The following pipe slopes and invert elevations are either incorrect or do not agree
with each other:
a. Sheet 9. Storm MH 5-42 to connection
b. Sheet 10, CB 5-53 to MH 5-52
c. Sheet 10, MH 5-52 to MH 5-52 duplication of tag and no slope provided
d. Sheet 10, San MH 5-32 to MH 5-33
e. Sheet 11, San MH 5-2 to MH 5-4
GAPub11c\Yorkvi11e\2005\YO0527 Pasquinelli Homes-Grande Reserve\docs\lwywrotGRUNITI4-0i.doc
f. Sheet 11, INL 5-50 to CB 5-49
g. Sheet 12, Storm MH 5-60 to MH 5-59
h. Sheet 12, Storm MH 5-59 to MH 5-58
i. Sheet 12, CB 5-7 to MH 5-6
j. Sheet 12, INL 5-8 to CB 5-7
k. Sheet 12, Storm MH 5-13 to MH 5-11
I. Sheet 12, Storm MH 5-12 to MH 5-11
m. Sheet 12, Storm MH 5-58 to MH 5-51
n. Sheet 13, San MH 5-3 to MH 5-4
o. Sheet 13, San MH 5-9 to MH 5-10
p. Sheet 13, San MH 5-10 to MH 5-11
q. Sheet 13, San MH 5-27 to MH 5-28
r. Sheet 14, San MH 5-39 to MH 5-40
11.Inlet 5-5 on Sheet 9 should be revised to be a Catch Basin
12.A number of 2-foot diameter storm structures exceed 4 feet in depth. These
structures should be revised to be 4-foot diameter. The following should be revised:
INL 5-18, INL 5-54, INL 5-57, INL 5-31, INL 5-28, INL 5-50, CB 5-49, INL 5-62, INL
5-61, INL 5-15, INL 5-14, INL 5-12, INL 5-5 and INL 5-8.
13.To facilitate plan review and to prevent errors during construction, rim and invert
elevations of all utilities should be provided on all plan and profile sheets.
14.The proposed waster service lines for Lots 1, 10 and 36 are in close proximity to
distribution mains in Kennedy and Mill Roads. We recommend looping these lines
rather than providing dead end mains with flushing hydrants. We further
recommend that looping be done wherever deemed practical to avoid the use of
flushing hydrants.
15.Vertical deflections of water main to provide watermain protection should be
accomplished by pipe deflection rather than ductile iron fittings. The deflections at
Sta. 10+90 and Sta. 16+00 on Bailey Road and the deflection between San MH 5-15
and MH 5-16 should be revised to eliminate the use of fittings.
16.The 8-inch main along Lot 10 should be separated from the sanitary by a minimum
of 10 feet. Alternatively, services could be taken from the 16-inch main in Mill Road.
17.The plans should be revised to clearly indicate the use of granular trench backfill in
all sidewalk and driveway areas.
18.Fire hydrant spacing on Bissel Drive in the area of Lots 27 and 28 exceeds the
maximum spacing. City standards also require hydrant to be placed at all
intersections. Hydrants should, therefore, be added at the Mill Road and Kennedy
Road intersections.
GAPub11c\Yorkvi11e\2005\YO0527 Pasquinelli Homes-Grande Reserve\docsVwywrotGRUNIT1401.doc
19.An additional valve should be installed between Valve 5-10 and Valve 5-12 to
reduce the number of units potentially shut down at one time.
20.Along Bailey Road between Sta. 22+00 and Sta. 23+50, water services are shown
as tapping off the sanitary sewer. Plans should be revised to show correct
conditions.
21. Horizontal curve C2 should be revised to be a 150-foot minimum.
22.Vertical curve data should be provided for Bailey Road Sta. 11+00 and Sta. 22+00
as well as any other locations where the algebraic difference in grade is 2% or
greater.
Street Lighting and Signage Plan
23. Street lights should be added at the Kennedy Road and Mill Road intersections.
24.Street sign locations should be added to this plan in accordance with City Standards.
Stormwater Management
25.Stormwater management design has several deficiencies and issues which are
currently being reviewed and recorded. These comments will be forwarded under a
separate cover.
Final Plat
26.Notes are placed on page one at the locations of Grande Reserve Units 10, 11, 12,
and 13 without recording dates and recorded document number. The required text
should be added. The word "Phase" should not be allowed in all cases.
27.The heading "Grande Reserve Unit 12, Phase 2" should be changed to read
"Grande Reserve Unit 14" on all sheets.
28.Points of curvature, points of tangency and points of reverse curvature should be
labeled (pages 1, 2 and 3).
29.Lot 3027 in Unit 12 should be labeled.
30.The southeast comer of parcel 2, as stated in the legal description, should be
labeled.
31.A note should be added to the "Area Breakdown" table to state the areas are
calculated to the nearest foot.
G:\Public\Yorkville\2005\YO0527 Pasquinelli Homes-Grande Reserve\docsWgwrotGRUNITI4-01.doc
32.The text describing the found monumentation at the southwest comer of Section 11-
37-7 should have the number 91"changed to 1".
33.Text in numerous cases overlaps line work and should be edited to correct these
situations in all cases.
34.The "Notes" text near the bottom of the page should be edited as follows: (item 2)
"Lot 3"should be removed (on page 1 and 2).
35.Document numbers should be added for Mill Road and Kennedy Road "Heretofore
Dedicated per Doc. No. "
36. A Pedestrian Bike Trail Easement should be added to Lot 3044 along Kennedy
Road to encompass the proposed path as depicted on the Final Engineering Plans.
37.A Pedestrian Bike Trail Easement should be added to lot 3046 along Kennedy Road
to encompass the proposed path as depicted on the Final Engineering Plans. This
easement would terminated at the Storm Water Management Easement addressed
in comment 37 below.
38.A Storm Water Management Easement should be added to the South portions of
lots 3046 and 3047 (Park B) to encompass the designed Detention Basin as
depicted in the Final Engineering Plans.
39.The Kendall County Recorder's Certificate should be edited to conform to text
consistent with the United City of Yorkville's standard certificate language.
40.The Surveyor's Certificate should read "have surveyed, subdivided and platted the
following described property".
41.The legal description should have document numbers and recording dates added in
three instances.
42.All references to"Phase"should be removed from the legal description.
43.The word "along" is missing in line number 55 of the legal description.
44.The legal description is accurately depicted on the graphical portions od pages 1-3.
The legal description closure is 0.42' when checking starting at the point of
beginning and progressing clockwise, as the legal is written. This closure was
performed using bearings and distances (chord where applicable). Reviewing the
circular curve data as legally described and subsequent calculations prove
problematic. Curve data (arc length and radius) do not result in the same horizontal
position as bearing and chord length. Recalculation of subdivision boundary and
editing of the legal description should be completed. These changes should be
addressed in all adjacent units.
GAPubllc\Yorkvi11e\2005\YO0527 Pasquinelli Homes-Grande Reserve\docsUwywrotGRUNITI4-01.doc
If you have any questions or comments regarding this review, or require any additional
information, please contact our office. Our review will continue upon re-submittal of the
revised plat and plans.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
G
ohn T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
John Crois, Interim City Administrator
John Wyeth, City Attorney
Rick Murphy, Pasquinelli Homes, L.L.C.
Jim Wallin, Pasquinelli Homes, L.L.C.
Dwight A. Trostle, CGL Ltd.
JWF, EEI
GAPublic\Yorkvi11e\2005\Y00527 Pasquinelli Homes-Grande Reserve\docsMwywrotGRUNITI4-01.doc
Feb . 16 . 2006 4: 21PM No . 0904 P. 2/3
Schoppe Dayn Associates P( --)-0 0C e _ 0
Landscape Architecture and Land Planning
126 S.Main St, Ph. (630)551-3355
Oswego, IL 60543 Fax(630)551-3639
February 16,2006
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe- Schoppe Design Associates, Inc.
Re: Garand Reserve—Unit 14
We have reviewed the Final Plat dated 1110/06 prepared by Midwest Technical Consultants,
Engineering Improvement Plans dated 10/31/05 prepared by Cowhey Gudmundson Leder, Ltd.,
and the Final Landscape Plans dated December 12,2005 prepared by Rolf C. Campbell and
Associates, and provide the following comments:
Final Plat
1.- The layout of the streets and buildings are consistent with the approved Concept Plan
Exhibit"C"of the annexation agreement.
2. All other plat issues have been satisfactorily addressed.
Enzineering Improvement Plans
1. The inlets 5-42 through 5-45 shown on the park site should be shifted east to the property
line to increase design flexibility of the future park.
2. All other engineering issues have been satisfactorily addressed.
Final Landscape Plans
1. Label plans as Final Landscape Plans—Unit 14.
2. All other landscape plan issues have been satisfactorily addressed.
Peggy I oP2
Feb - 16 . 2006 4: 21PM No. 0904 P . 3/3
We recommend the final plat be forwarded on to the Plan Commission.
If you have any questions,please call.
CC: Mayor Art Prochaska
John Crois, Interim City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse w EEI
Bill Dettmer,Building Official
Pegs 2 of 2
1 c�- �)� q
52 Wheeler Road • Sugar Grove, IL 60554
TEL:630/466-9350
it, FAX:630/466-9380
www.eelweb.com
Engineering
Enterprises,
Ina.
February 16, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Engineering Improvement Plans, Grande Reserve Unit 15(Neighborhood 3)
United City of Yorkville, Kendall County, Illinois.
Dear Mr. Wywrot:
We have reviewed the Final Engineering Improvement Plans for the referenced Grande
Reserve North Subdivision prepared by Cowhey Gudmundson Leder, Ltd. containing 29
sheets with latest revision date of October 31, 2005 and offer the following comments: i
In general, the Improvement Plans are clear and well presented. The decision of the
developer to present this development in so many smaller units, however, makes review of this
subdivision awkward and somewhat disjointed.
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.
GENERAL COMMENTS
• An engineer's estimate of probable construction cost for Unit 15 should be submitted for
review and future use in establishing the required Letter of Credit.
Title Sheet
1. Plans should be signed, sealed and dated by an Illinois Registered Professional
Engineer.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
Project Notes. Specifications, and Details (Sheets 2.3, 16-29)
2. Specifications and Construction Standards and Details for the Flushing Hydrant
should be included in the Plans. The manufacturer and model of flushing hydrant
used should be approved by the United City of Yorkville's City Engineer or Director
of Public Works.
3. The invert elevations of all structures should be added to the "Pond details for Basin
10NW, 1ONE and 12"on Sheet 24.
Erosion Control Plan (Sheet 5)
4. Location(s) of topsoil stockpiles should be shown on the plan with silt fence
protection.
5: Riprap should be shown for the flared end section south of Mill Road.
Gradina Plan (Sheets 8—14)
6. Critical overflow cross sections should be shown.
7. Ponding will exceed 1 foot in depth at the following locations. We recommend that
grade adjustments be made to minimize depths:
a
a. Tuscany Trail Sta. 13+00
b. Havenhill Court Sta. 13+20
c. Preston Drive cul-de-sac Sta 16+70
d. Preston Drive cul-de-sac Sta. 21+00
e. Preston Drive Sta. 22+70
f. Preston Drive cul-de-sac Sta. 25+70
g. Preston Drive Sta. 37+80
h. Collins Court end
i. Tuscany Trail Sta. 38+50
j. Tuscany Trail Sta 45+00
8. The following driveways show slopes in excess of 8% and should be adjusted: Lot
34 (east), Lot 33 (west), Lot 21 (next to overflow) and Lot 16(next to overflow).
9. The parkways of lots 28 through 32 have parkway slopes less than 2%.
10.The overland flow route between lots 21 and 22 on Sheet 10 will cause a large area
to flood before the water reaches the 655.0 pop point elevation. Please review for
possible design improvement.
11.The following roadway centerline slopes do not agree with the grades shown:
GAPublic\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docsUwywrotGRUNITI5-01.doc
a. Preston Derive Sta.28+70 to Sta.30+00
b. Whiteside Court Sta.10+50 to Sta.11+50
12.On Tuscany Trail, Sta. 30+00, the drainage arrows on the north side of the inlets are
pointing in the wrong direction.
13.The centerline elevation of Preston Drive at Sta. 23+50 should read 656.06
Plan & Profile(Sheets 9-14)
14.The following pipe slopes and invert elevations are either incorrect or do not agree
with each other.
a. Sheet 18. Storm MH 3-43 to stub
b. Sheet 18, MH 3-46 to CB 3-45
c. Sheet 18, INL 3-14 to CB 3-13
d. Sheet 19, CB 3-55 to CB 3-54
e. Sheet 19, INL 3-62 to CB 3-61
f. Sheet 20, INL 119 to CB 118
g. Sheet 20,CB 118 to MH 117
h. Sheet 20, MH 117 to MH 116
L Sheet 20, MH 116 to MH 110
j. Sheet 20, MH 104 to MH 103
k. Sheet 20, CB 72 to CB 71
I. Sheet 20, INL 115 to CB 114
m. Sheet 20, CB 51 to MH 50
n. Sheet 21, MH 88 to FES 87
o. Sheet 21, INL 92 to CB 91
p. Sheet 21, INL 86 to CB 85
q. Sheet 21, CB75 to MH 74
r. Sheet 21, San MH 3-36 to San MH 3-35
s. Sheet 24, San MH 3-30 to San MH 3-17
t. Sheet 24, San MH 3-26 to San MH 3-25
15.Follow following pipe runs are improperly labeled with respect to length:
a. MH 3-43 to stub
b. MH 3-46 to CB 3-45
c. INL 3-22 to unlabeled CB
d. CB 3-78 to MI-13-77
e. IN 92 to MH 91 MH 73 to curb inlet
16. INL 3-22 should be a catch basin and CB110 and CB 83 should be manholes.
17.The storm runs around the south and east end is not labeled on Sheets 18 and 19.
Rim and invert elevation as well as pipe slopes, sizes and lengths should be
provided.
GAPub11c\Yorkvi11e\2005\Y00527 Pasquinelli Homes-Grande Reserve\docsVwywrotGRUNITI5-ol.doc
18.The plans should be revised to clearly indicate the use of granular trench backfill in
all sidewalk and driveway areas.
19.Fire hydrant coverage in the area of Lots 4, 5, 6, 12, 17, 18 and 39 does not appear
to meet City standards. Spacing should be reviewed such that each building has
total coverage by two hydrant within 300 feet.
20.Additional water valves should be installed throughout this unit to reduce the number
of units potentially shut down at one time.
21.Horizontal curve information should be added to the plans.
22.Along Bailey Road between Sta. 22+00 and Sta. 23+50, water services are shown
as tapping off the sanitary sewer. Plans should be revised to show correct
conditions.
23. Horizontal curve C2 should be revised to be a 150-foot minimum.
Street Lighting and Signage Plan
24. Streetlights should typically be located on the opposite side of the street from the
water main. Street light layout should be revised accordingly to the greatest extent `
possible.
25.Additional street lights should be added on Tuscany Drive between the intersections
with Preston Drive
26.Street sign locations should be added to this plan in accordance with City Standards.
Stormwater Management
27.Stormwater management design has several deficiencies and issues which are
currently being reviewed and recorded. These comments will be forwarded under a
separate cover.
Final Plat
28.Final plat comments are forthcoming and will be provided under a separate cover.
If you have any questions or comments regarding this review, or require any additional
information, please contact our office. Our review will continue upon re-submittal of the
revised plat and plans.
GAPub1ic\Yorkvi11e\2005\Y00527 Pasquinell Homes-Grande Reserve\docs\lwywrotGRUNITI5-ol.doc
Sincerely,
ENGI ERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
Wc �John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
John Crois, Interim City Administrator
John Wyeth, City Attorney
Rick Murphy, Pasquinelli Homes, L.L.C.
Jim Wallin, Pasquinelli Homes, L.L.C.
Dwight A. Trostle, CGL Ltd.
JWF, EEI
GAPub11c\Yorkvi11e\2005\YO0527 Pasquinelh Homes-Grande Reserve\docs\lwywrotGRUNITIS-01.doc
Feb . 16 . 2006 4:40PM No -0905 P . 2/3
Scfwppe west yn Assoc iateS C)
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630)551-3855
Oswego, IL 60543 Fax(630)551-3638
February 16,2006
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mile Schoppe- Schoppe Design Associates, Inc.
Re: 'Grand Reserve—Unit 15
We have reviewed the Final Plat dated 12/13/05 prepared by Midwest Technical Consultants,
Engineering Improvement Plans dated 12/22/05 prepared by Cowhey Gudmundson Leder, Ltd.,
and the Final Landscape Plans dated October 27, 2005 prepared by Rolf C. Campbell and
Associates, and provide the following comments:
Final Plat
1. The layout of the streets and buildings are consistent with the approved Concept Plan
Exhibit"C"of the annexation agreement.
2. All other plat issues have been satisfactorily addressed.
En ineern Im trovement Plates
1. All engineering issues have been satisfactorily addressed.
Final Landscape Plans
1. Change the street trees that are Autumn Blaze Maple to Crescendo Sugar Maple.
2. All other landscape issues have been satisfactorily addressed.
Page i or2
Feb - 16 . 2006 4:40PM No- 0905 P . 3/3
We recommend the final plat be forwarded on to the Plan Commission.
If you have any questions,please call_
CC: Mayor Aat Prochaska
John Crois, Interim City Administrator
Liz D'Aanna, Deputy Clerk
John Whitehouse—EE1
Bill Dettmer,Building Official
IPegc z of 2
c1r o United City of Yorkville Memo
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
ALE
Date: February 21, 2006
To: Plan Council
From: Liz D'Anna, Administrative Assistant
RE: Yorkwood Estates and Chally Farm
Please add the attached preliminary plats to your Plan Council packet for the
February 23, 2006 meeting.
Thank you,
pc o
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
it, FAX: 630/466-9380
www.eetweb.com
Engineering
Enterprises,
Inc.
February 15, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Yorkwood Estates, Preliminary Plan Review, United City of Yorkville,
Kendall County, Illinois
Dear Mr. Wywrot:
We are in receipt of the following materials related to the Preliminary Plan review of the
above referenced development:
• Application and Petition for Preliminary Plan approval dated January 6, 2006.
• Preliminary Engineering Plans prepared by Jacob & Hefner Associates, P.C.
consisting of 4 sheets with initial issue date of December 7, 2005.
• Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc.
consisting of 4 sheets with initial issue date of December 14, 2005.
• Illustrative Plan, Preliminary Plat and Adjacent Power Owners Exhibits consisting
of 6 sheets, prepared by Land Vision with initial issue date of November 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 the 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 title of the Preliminary Plan Sheets "Yorkwood Estates" while the
Preliminary Plat, Illustrative Plan and Adjacent Property Owners exhibit are
titled "York Wood Estates". Documents should be revised to agree with one
another.
2. 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.
3. 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 I.D.O.T. for review and comment. This study
should make reference to the City's recently approved "Fox Road Southwest
Area Transportation Study"and provide sufficient traffic data to assure the
proper classification and design of internal roadways. This report should
take into consideration proposed roadway stubs from adjoining properties
and the potential traffic associated therewith.
5. A copy of the Natural Resource Information Report by the Kendall County
Soil and Water Conservation District should be filed with the City.
6. A Field Tile Study should be prepared and submitted for review.
7. A Soils Report should be prepared and submitted for review.
8. A Plat of Survey should be provided, or the Preliminary Plat should be
revised to comply with the Illinois Land Survey Standards for a Boundary
Survey with a certificate signed by a Professional Land Surveyor.
9. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding endangered -
threatened species or natural areas.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources.
G:\Public\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham
Deerpoint)\docs\lwywrotPrelimPlanOl.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.
g. Illinois Department of Transportation regarding access points to Illinois
Route 71.
We recommend that items a, b and g be received prior to Preliminary Plan approval.
Items c, d, a and f will be required prior to the start of construction activities.
10.A Preliminary Stormwater Management Report should be submitted for
review detailing existing and proposed conditions and stormwater detention
basin calculations. The design engineer should demonstrate in the report
that the requirement of no more than 2 feet of bounce is achieved for a 10-
year storm event.
Preliminary Plan
11.A title sheet should be included identifying the submittal as Preliminary
Plans.
12.Several "on-site" elevation reference marks should be listed on the title sheet
as well as a key for all abbreviations used within the plans.
13.Include an additional sheet displaying existing conditions. The tree survey
showing all trees 6-inch diameter or greater and the drain tile survey showing
location of tiles and exploration trenches can also be included on this sheet.
14.At"tee" intersections, sidewalk connections should be provided on the "top of
the tee" side of the street to facilitate cross walks.
15.Note 11 of the General Notes should be revised to require 18 inches of
freeboard below the lowest opening for 100-year overland flows.
16.The General Notes should generally be revised to be in conformance with
the United City of Yorkville "Standard Specifications for Improvements" and
G:\Public\Yorkvi11e\2004\YO0426 Anderson Property(Wyndham
Deerpoint)\docs\iwywrotPrelimPlan0l.doc
"Soil Erosion and Sediment Control (SESC) Ordinance. Change all
references to the Village of Yorkville to the United City of Yorkville.
17.Building setback lines and easement lines should be shown on all utility
sheets.
18.Label streets on all sheets in the Preliminary Plan as shown on the
Illustrative Plan and Preliminary Plat. Additionally, a list of proposed street
names should be submitted to the U.S. Postal Service and to KENCOM for
approval. A copy of the letter approving the names should be submitted to
the City for their records. One name should be drawn from the City's list of
historic names.
Sheets GD1 to GD2— Preliminary Grading and Drainage Plan
19.AI1 catch basins and inlets at intersections should collect runoff before the
crosswalks. Catch basins and inlets at many intersections collect runoff on
the opposite side of the intersection or on the intersecting streets. These
should be revised to prevent storm runoff from passing through and/or
possibly collecting in intersections.
20.The maximum spacing for inlets should be 300 feet. It appears that addition
drainage structures may be required. High points should be indicated on the
plans to aid in the determination of flow lengths.
21.Several low points along the streets do not have storm structures to collect
runoff. These areas should be checked and inlet structures should be added
as necessary.
22.Typical roadway cross sections, in accordance with City standards, should
be shown on the Plan. The cross section provided does not meet City
standards. The standard right-of-way width is 66' for local residential streets.
Right-of-way widths should be revised to meet this minimum unless
otherwise provided for in the approved P.U.D. agreement. Right-of-ways at
intersections should have 25 foot radii where right-of-way lines intersect.
23.Low opening and walk out elevations should be provided.
Sheets SW1 to SW2— Preliminary Sanitary and Watermain Plan
24. Invert elevations for the proposed sanitary sewer connection at the north
end of the project should be verified by Walter E. Deuchler Associates, Inc.
G:\Pub1ic\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham
Deerpoint)\docs\lwywrotPrelimP1an01.doc
25.Street lights should be included in the preliminary plan in accordance with
the City Standards. Street lights should be provided at all intersections, at
the center of sharp curves, at the back ends of cul-de-sacs and should have
maximum spacing of 300 feet. Light standards should be placed near lot
lines (extended) when being installed mid-block.
26.In general, water mains should be located on the north and west sides of
streets while sanitary sewers should be on the south and east sides of
streets.
27.The layout of fire hydrants should be revised throughout the development to
be in accordance with City standards. Maximum hydrant spacing should be
300 feet along the roadway or two fire hydrants serving any point of any
building within 300 feet, whichever is more stringent. Fire hydrants should
be located at each intersection and when located in a mid-block area should
be at lot lines (extended). Review of hydrant locations can be finalized
during Final Engineering.
28.Valves should be provided in Accordance with City standards. A detailed
review of valve locations will be completed at Final Engineering. Typically,
no more than 12 dwelling units should be out of water service at any time.
Two valves (on intersecting mains) should be provided at each intersection.
Valves should also be provided at the ends of lines that will be extended at a
later date.
29.The city's water model indicates that the water main coming from the north
limit of the site on Road "A" should be 16-inch diameter and should extend
from Route 71 (Chally Farm stub) to Road "G". The 16-inch water main
should then continue on Road "G" from Lot 171 on the north to Lot 63 on the
south where it will be stubbed to the south in an easement east of Lot 73 to
the south limit of the development. Road "A"will also require an 8-inch water
main between Lot 171 and Road "A"to serve as a loop. The remaining water
main should be 8-inch diameter. These details will need to be worked out
during preliminary and final engineering.
30.Most of the sanitary sewer shown on the preliminary plan is less than 8 feet
in depth with some areas shown at less than 4 feet in depth. We
recommend that the design be revised to provide greater sewer depth.
31.It is recommended that storm sewer be placed in drainage and utility
easements and that the sanitary sewer be located within the right-of-way.
32.In several locations, the proposed sanitary sewer and proposed storm sewer
are being run in the same alignment. Alignments should be reviewed and
revised to eliminate this condition.
G:\Pub1ic\Yorkvi11e\2004\YO0426 Anderson Property(Wyndham
Deerpoint)\docs\iwywrotPrelimPlan0l.doc
i
33.A stormwater management report should be provided for the City's review.
Storm sewer calculations should also be provided detailing tributary areas for
each inlet and sizing calculations. Overland flood routes should be provided
with cross-sections for all runoff events in excess of the design storm. When
designing wet ponds (retention basins) the designer is advised that the
United City of Yorkville Park and Recreation Department's Park
Development Standards apply to all retention basins and should be
referenced for design standards.
Preliminary Plat
34.The location, widths and names of all existing and platted street, alleys, or
other known public ways and easements, within 150 feet should be shown
on the plat.
35.Setbacks as illustrated are not in conformance with United City of Yorkville
Zoning requirements and should be reviewed as part of the P.U.D.
agreement process.
36.At all intersecting right-of-way lines, 25-foot radii should be provided.
37.A typical lot detail showing all typical easement and setbacks should be
provided.
38.Right-of-way should be a minimum of 66feet on all streets unless otherwise
provided for in the P.U.D. agreement.
39.All parcels should be called lots and should be numbered consecutively,
starting with lot 186.
Conclusion
Our review of this Preliminary Plan will continue as the above comments are
addressed by the developer and the design engineer and additional information
is submitted as requested. If you have any questions or require additional
information, please contact our office.
G:\Public\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham
Deerpoint)\docs\lwywrotPrelimPlan0l.doc
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
l
John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
John Crois, Interim City Administrator
Travis Miller, Community Development Director
Richard Guerard, Wyndham Deerpoint
Bill Zalewski, Jacob & Hefner Associates, P.C.
JWF, JTW, EEI
G:\Pub1ic\Yorkvi11e\2004\YO0426 Anderson Property(Wyndham
Deerpoint)\docs\lwywrotPrelimPlan0l.doc
Pc,
United City of Yorkville Memo
800 Game Farm Road
WT ,ex Yorkville, Illinois 60560
Telephone: 630-553-8545
Fax: 630-553-3436
LE �y�?
Date: February 16, 2006
To: Rich Guerard,Attorney
JS &WD Development LLC
From: Travis Miller
CC: Bill Zalewski,Jacob&Hefner Associates,PC
Dave Waden, Land Vision,Inc.
Liz D'Anna
Subject: York Wood Estates Preliminary Plan
Upon review of the Preliminary Plat prepared by Land Vision dated November 7, 2005,
the Preliminary Landscape Plan prepared by Gary R. Weber Associates dated December
14, 2005 and the Preliminary Grading and Drainage Plan prepared by Jacob&Hefner
Associates,P.C. dated December 7, 2005,I have prepared the following comments:
General
1. The proposed density of 1.04 units per acre is consistent with the Comprehensive
Plan's recommendation for estate residential in this area.
2. Tree Removal—an attempt should be made to preserve as much of the existing
tree cover as possible:
a. Per the United City of Yorkville Landscape Ordinance,no live tree with a
trunk diameter of four inches(4")or greater, as measured from the
ground, may be removed without permit and a replacement plan. Provide a
tree survey depicting all trees with a 4"or greater diameter within areas
designated for removal along with a plan for replacement following the
schedule provided in the Landscape Ordinance Section 2,7,a,3.
3. Connection should be made to Brighton Oaks II Subdivision planned for parcel
05-18-300-019(identified as 79 on sheet 6). Plans for this subdivision have been
prepared by Smith Engineering Consultants and submitted to Kendall County for
review.
4. Trail connection into Brighton Oaks 11 property needs to be coordinated with
Smith Engineering and Kendall County—this is a significant link to the middle
Aux Sable trail system.
Preliminary Landscape Plan
1. The Regal Smoothleaf Elm is not included within the `permitted plantings' for
shade trees in the City's Landscape Ordinance. Refer to Section 3, Item 8 of the
Ordinance for list.
2. Route 71 is classified by the Comprehensive Plan as a primary artery and
proposed lots 15-33 require a minimum of 3 shade trees,4 evergreens and 20
shrubs(equivalent to 4 ornamentals)per 100 feet. Assuming a distance of 1,240
feet the current plan is deficient by 10 shade trees, 19 evergreens and 5
ornamentals.
3. Stormwater storage basins are required a bufferyard including 1 tree per 30' —
Proposed lot 150 is deficient by 1 tree.
52 Wheeler Road •Sugar Grove, IL 60564
TEL: 630/466-9360
FAX:630/466-9380
www.00lweb.com
Engineering
Enterprises,
Inc.
February 15, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Chatty Farm, Preliminary Plan Review, United City of Yorkville, Kendall
County, Illinois
Dear Mr.Wywrot:
We are in receipt of the following materials related to the Preliminary Plan review of the
above referenced development:
• Application and Petition for Preliminary Plan approval dated January 9, 2006.
• Preliminary Engineering Plans prepared by Jacob & Hefner Associates, P.C.
consisting of 6 sheets with initial issue date of December 7, 2005.
• Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc.
consisting of 4 sheets with initial issue date of December 14, 2005.
e Illustrative Plan, Preliminary Plat and Adjacent Power Owners Exhibits consisting
of 5 sheets, prepared by Land Vision with initial issue date of November 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 the 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
General
1. The title of the Preliminary Plan Sheets should be "Chally Farm" rather than
"Yorkwood Estates".
2. 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.
3. 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 I.D.O.T. for review and comment. This study
should make reference to the City's recently approved "Fox Road Southwest
Area Transportation Study"and provide sufficient traffic data to assure the
proper classification and design of internal roadways. This report should
take into consideration proposed roadway stubs from adjoining properties
and the potential traffic associated therewith.
5. A copy of the Natural Resource Information Report by the Kendall County
Soil and Water Conservation District should be filed with the City.
6. A Field Tile Study should be prepared and submitted for review.
7. A Soils Report should be prepared and submitted for review.
8. A Plat of Survey should be provided, or the Preliminary Plat should be
revised to comply with the Illinois Land Survey Standards for a Boundary
Survey with a certificate signed by a Professional Land Surveyor.
9. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding endangered -
threatened species or natural areas.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
GAPublic\Yorkvi11e\2004\YO0427 Chally Property(Wyndham Deerpoint)ldocsVwywrotPrelimPlan0l.doc
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. Illinois Department of Transportation regarding access points to Illinois
Route 71.
We recommend that items a, b and g be received prior to Preliminary Plan approval.
Items c, d, a and f will be required prior to the start of construction activities.
10.A Preliminary Stormwater Management Report should be submitted for
review detailing existing and proposed conditions and stormwater detention
basin calculations.
Preliminary Plan
11.A title sheet should be included identifying the submittal as Preliminary
Plans.
12.Several "on-site" elevation reference marks should be listed on the title sheet
as well as a key for all abbreviations used within the plans.
13.Include an additional sheet displaying existing conditions. The tree survey
showing all trees 6-inch diameter or greater and the drain tile survey showing
location of tiles and exploration trenches can also be included on this sheet.
14.At"tee" intersections, sidewalk connections should be provided on the "top of
the tee"side of the street to facilitate cross walks.
15.Note 11 of the General Notes should be revised to require 18 inches of
freeboard below the lowest opening for 100-year overland flows.
16.The General Notes should generally be revised to be in conformance with
the United City of Yorkville "Standard Specifications for Improvements" and
"Soil Erosion and Sediment Control (SESC) Ordinance". Change all
references to the Village of Yorkville to the United City of Yorkville.
17.Building setback lines and easement lines should be shown on all utility
sheets.
18.Label streets on all sheets in the Preliminary Plan as indicated of the
Illustrative Plan and Preliminary Plat. Additionally, a list of proposed street
GAPublic\Yorkvi11e\2004\Y00427 Chally Property(Wyndham Deerpoint)\docsUwywrotPrelimPlan0l.doc
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.
Sheets GD1 to GD3— Preliminary Grading and Drainage Plan
19.All catch basins and inlets at intersections should collect runoff before the
crosswalks. Catch basins and inlets at many intersections collect runoff on
the opposite side of the intersection or on the intersecting streets. These
should be revised to prevent storm runoff from passing through and/or
possibly collecting in intersections.
20.The maximum spacing for inlets should be 300 feet. It appears that addition
drainage structures may be required. High points should be indicated on the
plans to aid in the determination of flow lengths.
21.Several low points along the streets do not have storm structures to collect
runoff. These areas should be checked and inlet structures should be added
as necessary.
22.Typical roadway cross sections, in accordance with City standards, should
be shown on the Plan. The cross section provided does not meet City
standards. Right-of-ways at intersections should have 25 400t radii where
right-of-way lines intersect.
23.The proposed right-of-way and pavement widths proposed appear to be
adequate but will need to be confirmed by internal ADT projections and
analysis.
24.Low opening and walk out elevations should be provided.
25.Proposed centerline grades and overflow routes should be reviewed and
revised. There is a significant grade problem at the intersection adjacent to
Lots 81, 82, 178 and 179.
Sheets SW1 to SW3—Preliminary Sanitary and Watermain Plan
26. Invert elevations for the proposed sanitary sewer connection at the north
end of the project should be verified by Walter E. Deuchler Associates, Inc.
GAPub1ic\Yorkvi11e\20041Y00427 Chally Property(Wyndham Deerpoint)\docsVwywrotPrelimPlan0l.doc
27.Street lights should be included in the preliminary plan in accordance with
the City Standards. Street lights should be provided at all intersections, at
the center of sharp curves, at the back ends of cul-de-sacs and should have
maximum spacing of 300 feet. Light standards should be placed near lot
lines (extended) when being installed mid-block.
28.In general, water mains should be located on the north and west sides of
streets while sanitary sewers should be on the south and east sides of
streets.
29.The layout of fire hydrants should be revised throughout the development to
be in accordance with City standards. Maximum hydrant spacing should be
300 feet along the roadway or two fire hydrants serving any point of any
building within 300 feet, whichever is more stringent. Fire hydrants should
be located at each intersection and when located in a mid-block area should
be at lot lines (extended). Review of hydrant locations can be finalized
during Final Engineering.
30.Valves should be provided in Accordance with City standards. A detailed
review of valve locations will be completed at Final Engineering. Typically,
no more than 12 dwelling units should be out of water service at any time.
Two valves (on intersecting mains) should be provided at each intersection.
Valves should also be provided at the ends of lines that will be extended at a
later date.
31.The city's water model indicates that the water main coming from the north
limit of the site on Road "A" should be 16-inch diameter and shall extend
down to Route 71 following the east most .north-south roadway (Road "C').
This street also lies on a pressure zone boundary. Therefore, water mains
will likely be required on either side of this street. A pressure
booster/pressure reducing valve station site will need to be provided in the
area of Lot 230. These details will need to be worked out during preliminary
and final engineering.
32.Many sections of the sanitary sewer are very shallow, particularly along
Road "A" from Road "N" to Road "C", Road "K", Road "J", Road "B" and
Road "D" from Road "H" to Road "G". These areas should be reviewed to
determine whether overhead plumbing is necessary. The sanitary manhole
at Lot 82 shows an invert elevation higher than the proposed centerline
elevation.
33.It appears that the maximum spacing for sanitary manholes (300') is
exceeded in many areas. Manholes should be added to conform to City
standards.
G:\Public\Yorkvltle\2004\YO0427 Chalty Property(Wyndham Deerpoint)\docsVwywrotPrelimPtan0l.doc
34.It is recommended that storm sewer be placed in drainage and utility
easements and that the sanitary sewer be located within the right-of-way.
35.In several locations, the proposed sanitary sewer and proposed storm sewer
are being run in the same alignment. Alignments should be reviewed and
revised to eliminate this condition.
36.A stormwater management report should be provided for the City's review.
Storm sewer calculations should also be provided detailing tributary areas for
each inlet and sizing calculations. Overland flood route should be provided
with cross-sections for all runoff events in excess of the design storm. It
should be noted that all wet ponds (retention basins) must be a minimum of
2 acres in area with undulating shorelines. Refer to the United City of
Yorkville Park and Recreation Department's Park Development Standards
for further details.
Preliminary Plat
37.The location, widths and names of all existing and platted streets, alleys, or
other known public ways and easements within 150 feet should be shown on
the plat.
38.Setbacks as illustrated are not in conformance with United City of Yorkville
Zoning requirements and should be reviewed as part of the P.U.D.
agreement process.
39.At all intersecting right-of-way lines, 25-foot radii should be provided.
40.A typical lot detail showing all typical lot easements and setbacks should be
provided.
41.All parcels should be called lots and numbered consecutively, starting with
lot 235.
42.The lot with the pond, across from lots 9 and 10 should be numbered unless
it is contiguous and part of parcel 2.
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.
GAPub1ic\Yorkvi11e\2004\Y00427 Chally Property(Wyndham Deerpoint)\docsVwywrotPrelimPlan0l.doc
r
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
c
/ohn T.Whitehouse, P.E., P.L.S.
Senior Project Manger
pc: Liz D'Anna, Administrative Assistant
John Crois, Interim City Administrator
Richard Guerard, Wyndham Deerpoint
Bill Zalewski, Jacob & Hefner Associates, P.C.
JWF, JTW, EEI
GAPublic\Yorkvi11e\2004\YO0427 Chally Property(Wyndham Deerpoint)ldocsVwywrotPrelimPlan0l.doc
Feb . 16 . 2006 4: 03PM No .0901 P. 2/4
PC
Schoppe Da�w AssocWes
Landscape Architecture and Land Planning
126 S.Main St. Ph. (630)551-3355
Oswego, IL 60543 Fax(630)5151.3635
February 16,2006
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design Associates,Inc.
)Ere: Challey Farm—Preliminary Plan
We have reviewed the Preliminary Plat dated November 7,2005 prepared by Land Vision,the
Preliminary Grading and Drainage dated December 7, 2005 prepared by.Jacob Hefner
Associates, and the Preliminary Landscape Plan dated December 14, 2005 prepared by Gary
Weber and Associates, and provide the following comments:
General
1. .The draft of the annexation agreement and the Preliminary Plan identify the prroposed
zoning to be PUD. However,the application identifies the zoning request to be R-2 and
B-3. This needs to be clarified and the documents changed accordingly before moving
on to Plan Commission. For the purpose of this initial review,we assume R-2 PUD and
B,3 to be the proposed zoning.
Preliminary Plat
I. The Comprehensive Plan identifies this area as Estate and to be developed at a maximum
density of 1.75 du/ac. The proposed Challey Farm plant has a proposed density of 1.60
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 off-site improvements,
incorporating architectural standards which exceed City requirements, increased
landscaping,additional open space beyond City requirements, etc. Based on the
submittal documents, it is not clear how the additional benefits justifying the increase
from 1.50 du/ac to 1.60 du/ac (in this case a difference of 14 lots). We recommend a
description be added to the plans listing and clarifying what the additional improvements
or standards are that justify the increased number of lots.
PW 100
Feb - 16 . 2006 4; 03PM N o. 0 9 0 1 P - 3/4
2. The City's School Site Study identifies the need for two elementary school sites in the
area bounded by Pavilion Road,Route 71,Highpoint Road and Fox Road. The school
portion of the Land Cash obligation for this development is approximately 14 acres. The
City has discussed the possible location of a school site on this property. We will be
discussing this issue with the School District and hope to be able to provide direction to
Wyndham Deerpoint at the Plan Council meeting as to whether land or cash will be
required for this project.
3. If a school site is to be developed on this property or on the adjacent property west of this
property,this school would serve the students in the Pavilion Heights subdivision.
Therefore, we recommend that if a school site is planned in this area that the street
connection be.made to the existing dead-end street in Pavilion Heights subdivision.
4. The following additional information creeds to be added to the plans per the City's PUD
checklist=
a. Gross density—do not include commercial area in this calculation
b. Minimum and maximum lot sizes
c. Existing zoning of adjacent properties
d. Existing vegetation
e. Limit of jurisdictional or non jurisdictional.wetlands. A wetland delineation
should be forwarded to our office for review.
f. Limits of 100 year floodplain
5. The City has planned for a bike trail/open space corridor to come from Aspen Ridge
Estates and head south through this property. This corridor should be planned to connect
to the school site and then south to Xorkwood Estates. The plans should be revised to
reflect this corridor.
6. The aerial photograph shows numerous tree lined fence rows and drainage corridors. The
plans should be adjusted to incorporate these natural features into the site design. When
the tree survey has been submitted and reviewed,we may need to discuss conservation
easements as we have done with Aspen Ridge and Silver Fox.
7. The overall road layout is very good and the design team should be commended for
introducing neighborhoods of different lot sizes throughout the plan.
8. Route 71 is defined as a"Gateway"corridor in the City's Comprehensive Plan. Given
this,the number of lots backing up to Route 71 should be reduced or eliminated. I would
hope this could be done without an overall reduction in lot count. Related to this issues is
the criteria in the design guidelines for a landscape buffer along Route 71 which has a
minimum width of 100'.
9. Identify which open space lots are intended to be conveyed to the City and which will be
owned by a H.O.A.
Pegs20 3
Feb - 16. 2006 4: 03PM No . 0901 P . 4/4
10. Identify the intended use of Parcel 9 and 2.
Preliminary Grading Plana
1. Show existing trees on grading plan when the tree survey is complete so that potential
conflicts with existing trees can be identified.
2. Identify provisions for water and sanitary sewer connection to the park site.
Preliminary Landscape Plan
I. The building department should review and provide comment on the size and location of
the proposed entry monument.
2. The proposed plantings in the bufferyard along Route 71 consist primarily of turf and
informal clusters of ornamental, shade and evergreen trees. This design would create an
attractive landscape,however,it would not be any different than other nice looping
landscapes throughout the City. One of the objectives of the City Council is that
developments south of the river look somewhat different than other developments. One
of the important objectives of the Comprehensive Plan design guidelines is that the
landscaping along the City's gateways 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.
3. Add existing vegetation to the landscape plan.
We will provide additional comments as additional information is received.
If you have any questions,please call.
CC: John Crois—City Administrator
Travis Miller—Community Development Director
Liz D'Anna—Administrative Assistant
Joe Wywrot—City Engineer
John Whitehouse -EEI
,Anna Kurtman- ICCI
Page 3 00
52 Wheeler Road •Sugar Grove,IL 60554
TEL:630/466-9350
FAX:630/466-9380
www.eelwob.com
Engineering
Enterprises,
Inc--.
February 16, 2006
Mr. Joseph A.Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Preliminary P.U.D. Plan Review, Westbury-South Village
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Preliminary
P.U.D. Plan submittal:
• Application and Petition for Preliminary Plan approval dated January 23, 2006.
• Annexation Agreement for the subject property recorded August 1, 2000 as
Document No. 0010270.
• Ordinance No. 2005-69 recorded as Document No. 200500035157, amending the
above described Annexation Agreement.
• Preliminary Engineering Plan and Plat for Westbury - South Village prepared by
CEMCON, Ltd. consisting of 1 sheet with initial issue date of January 23, 2006.
• Preliminary Landscape Plans for South Village at Westbury prepared by The Lannert
Group consisting of 10 sheets with initial issue date of January 23, 2006.
• Aerial Exhibit for Westbury - South Village prepared by CEMCON, Ltd. consisting of
1 sheet with initial issue date of January 23, 2006.
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-
Consulting Engineers Specializing in Civil Engineering and Land Surveying
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. No part of the development is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Boundary and Floodway Map 170341
0020 dated July 19, 1982. However, existing floodplain and Foodway mapping is
in progress with IDNR and the EEI study data should be used at this time for
designing the proposed improvements.
2. A Wetland Study should be submitted to the City and a review completed by the
City's wetland consultant prior to Preliminary P.U.D. Plan approval.
3. A Soils Report should be submitted to the City for review.
4. A Field Tile Study should be submitted to the City for review.
5. A Traffic Study, completed in accordance with the City's Standard Specifications
for Improvements should be submitted to the City for review.
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. 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.
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" should be provided prior to Preliminary P.U.D. Plan approval. Items c,
d, e &f will be required prior to the start of construction activities.
G:1PubIiclYorkville120041YO0412 Westbury-south Village(Beecher&comeiis)wocsVwywrotO1.doc
Preliminary Plat
8. The legal description and subdivision boundary information should be provided
on the Preliminary Plat. This should also be signed and sealed by a
Professional Land Surveyor or a Boundary Survey should be submitted with
said signature and seal.
9. Proposed street names should be provided on the Preliminary Plat for review by
the City, KenCom and the U. S. Postal Service
10.The Open Space adjacent to Lots 164 and lots 165-171 should be identified as
to its intended use.
Preliminary Engineering Plan
General
11. The last note in the note box should be revised to coincide with the variances
as requested in the P.U.D.Application.
Roads and Right of Way
12. An intemal roads Average Daily Traffic (ADT) analysis should be provided for
verification of the proposed roadway classifications, right of way widths and
roadway widths.
13. We recommend that the required $2000/unit transportation impact fee be
utilized towards the reconstruction of Beecher Road and Corneils Road. Since
these required improvements may exceed the contribution requirements for this
development, recapture agreements will most likely be necessary to recover the
additional funding which benefits adjacent properties.
14. We will have to discuss the future improvements to Beecher Road and Corneils
Road in order to establish the right of way and cross section requirements and
subsequently add them to the Preliminary Engineering Plan.
15. As previously discussed with the developer and their engineer, the sharp "s°
curve in Corneils Road will need to be straightened. This has not been
addressed. We have attached a sketch as to one possible means by which this
could be accomplished. This sketch alignment utilizes 600 foot centerline radii
with a 250 foot tangent between the reverse curves. This will require a
modification of the land plan.
16. Due to the potential cost and environmental concerns associated with the
proposed crossing of Rob Roy Creek, it may be appropriate to consider a
second access to Corneils Road for the portion of the development west of the
creek and eliminate the crossing. The portion easterly of the creek will have 2
access locations because of the connection to Caledonia.
G:Wublic\Yorkville12004\Y00412 Westbury-South Village(Beecher&Comeils)WocsVwywrotOt.doc
17. 25 foot right of way radii should be provided at the entrance intersections with
Comeils Road.
18. All internal thru street intersection offsets, radii and right of way meet City
requirements.
19. All cul de sacs meet the maximum length requirement. However, none are
proposed with the required 130 foot bulb diameter (120' proposed). We
recommend that the 130 foot diameter be provided. Additionally, the 30 foot
back to back pavement should be provided continually within the cul de sac
bulbs.
Sanitary Sewer
20. The sanitary sewer collection system appears adequate as proposed (except
as noted) once the Rob Roy Creek Interceptor Sewer has been installed and is
operational.
21. The sanitary sewer line in front of Lots 116-118 is connected to the storm sewer
system.
Street Licghtin i
22.Street lights are not indicated on the plan. In lieu of showing them on the plan, a
note should be added stating that "street lights will be provided in accordance
with City Standards".
Water Main
23. Except as noted below, 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. A fire hydrant should be added in the southeastern cul de sac in the vicinity of
Lot 176.
25. Following the land plan revisions required by comment #15, if a cul de sac
remains in the northeasterly comer, the water main serving said cul de sac
should be looped to the Corneils Road water main and not back out on the
opposite side of the cul de sac.
26. Water main extensions to the northwest and southwest corner of the
subdivision will be required.
27. The final water main layout and 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.
GAPublifforkville12004\Y00412 Westbury-South Village(Beecher&Comeils)\docsUwywrotD1.doc
Storm Sewer
28.The proposed storm sewer layout is in general conformance with City
requirements. Inlet spacing and storm sewer sizing will be reviewed when the
Storm Sewer Design Report is submitted with Final Engineering.
29. Some additional rear yard storm sewers will be required for sump pump
connections.
Preliminary Stormwater Management Study and Report
30. A Preliminary Stormwater Management Report should be submitted for review.
31. Alternate means by which the proposed detention basin discharges are planned
into Rob Roy Creek will need to be provided.
32. There is no apparent discharge location for Stormwater Management Facility
No. 2.
Conclusion
Our review of this Preliminary P.U.D. plan will continue as the above comments are
addressed by the developer and the design engineer and the additional required
information is 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
Travis Miller, Community Development Director
WED/JWF, EEI
Kevin Serafin, P.E., CEMCON
Dave Peregrin, P.E., Falcon Consulting
GAPublic%Yorkvllle\20041Y00412 Westbury-South Village(Beecher&Comeils)\docsNwywrot01.doc
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United City of Yorkville Memo
800 Game Farm Road
;:__ Yorkville, Illinois 60560
Telephone: 630-553-8545
Fax: 630-553-3436
t.E
Date: February 16,2006
To: Daniel Kramer
From: Travis Miller
CC: Kevin Serafin, Cemcon,LTD
Chris Lannert, The Lannert Group
Liz D'Anna
Subject: Westbury—South Village
There was no Preliminary PUD Plan submitted with this application.
Upon review of the Preliminary Engineering Plan and Plat prepared by Cemcon,Ltd and
the Preliminary Landscape Plans prepared by Lannert Group all dated January 23,2006 I
have prepared the following comments:
General
1. Modification of the current annexation agreement is necessary in order for the
proposed PUD to receive approval.
a. The 130.2 acre property was annexed August 2005 with M-1 Light
Manufacturing Zoning Classification with a flex or floating zoning
classification for R-4 (PUD) and an agreement to rezone to R-4 General
Residence District(PUD)Zoning at the time of applying for Preliminary
Plat or PUD approval provided the following site plan related components:
i. The single family detached portion shall consist of 59 acres(46%)
and contain 181 units
ii. The townhome portion shall buffer the existing manufacturing
areas of the Yorkville Business Park and shall contain 294
townhome units and consist of 31 acres(24%)
iii. Contain 25%open space and include a 4 acre park site and
clubhouse site
b. The proposed Preliminary PUD includes:
i. 187 detached single family units in 43.46 acres(33%)
1. an increase of 6 units and a decrease of 13% in area
designated for use
ii. 266 attached units in 25.53 acres(20%)
1. a decrease of 28 units and 4%in area designated for use
iii. 36.55 acres open space (28%) including a±2 acre park site
1. an increase of 3%total open space
2. a decrease of+2 acres of the park site
2. Rob Roy Creek Enhancement
a. Based on a September 2005 fish community evaluation conducted along
the Rob Roy Creek from Galena Road to the Fox River,the segment of the
Rob Roy on this property were found to have the most degraded habitat
conditions of the segment studied. It would be recommended to the
application to incorporate stream enhancements along the entire length of
the creek that promote naturalization and improved fish species habitat
such as creating native wooded buffers, increase the width of portions of
the corridor and filter runoff from the four(4)proposed stormwater
outlets. Provide a typical cross section(s) detailing theses enhancements.
3. Regional Trail
a. The current Park and Recreation Master Plan proposes a bike trail along
the Rob Roy Creek. Recommend including this segment as part of the
Rob Roy Creek enhancements listed above and connected to your
proposed trail along the south side of Corneils Road.
4. Tree Removal
a. The proposed plan would result in the removal of nearly %of an existing
+1.5 acre stand of trees in the east central portion of the property with the
placement/construction for a proposed street and lots 120-122 and 165.
Recommend realigning road/reconfiguring lots to preserve this tree stand.
b. The necessary grading required for the two(2) stormwater detention
basins adjacent to the north end of Rob Roy Creek will likely disrupt
/require removal of existing vegetation along Rob Roy. Recommend
reconfiguring the stormwater detention areas to avoid the Rob Roy
treeline.
c. Per the United City of Yorkville Landscape Ordinance, no live tree with a
trunk diameter of four inches(4")or greater,as measured from the
ground,may be removed without permit and a replacement plan.Provide a
tree survey depicting all trees with a 4"or greater diameter within areas
designated for removal along with a plan for replacement following the
schedule provided in the Landscape Ordinance Section 2,7,a,3.
Preliminary Engineering Plan and Plat
1. If this document is to serve as the Preliminary PUD Plan modify to include the
information required for a Preliminary PUD Plan by the PUD ordinance
including:
a. Change the title of Preliminary Engineering Plan and Plat to include
Preliminary Planned Unit Development Plan
b. Increase the scale to 1"=200'
c. Include the name of the property owner
d. Include in the site data the percentage of each proposed land use,percent
of lot coverage for multi-family use
e. Depict municipal limits
f. Dimensions of the subdivision property boundary
2. Show building setback line for clubhouse parcel
3. Include the rear yard setback for the residential lots
4. Depict the acreage of the Neighborhood Park site
Preliminary Landscape Plan
1. Comeils Road and Beecher Road are classified as Collectors by the
Comprehensive Plan,therefore Bufferyards A,B 1 and B2 must comply with
requirements of Landscape Ordinance Section 2 Item 5 and provide a minimum
30' wide landscape easement planted with 3 shade trees,4 evergreens and 20
shrubs per 100 feet.
a. Bufferyard A is deficient by 1 evergreen and 20 shrubs,however,2
ornamentals are proposed and are the equivalent to either 1 tree or 10
shrubs per Section 3 Item 4. Therefore,Bufferyard A needs to include
either 1 additional tree, 2 additional ornamentals, or 10 shrubs to comply
with the Landscape Ordinance.
b. Bufferyard B 1 is deficient by 5' of easement width, 1 evergreen and 20
shrubs, however, 3 ornamentals are proposed—therefore,Bufferyard B 1
need 15 shrubs(or equivalent)to comply with the Landscape Ordinance.
c. Bufferyard B2 is deficient by 5' of easement width and complies with the
planting requirement.
d. Bufferyard C 1 is deficient by 15' of easement width and complies with the
planting requirement.
e. Bufferyard C2 is deficient by 15' of easement width and exceeds planting
requirement and includes a 6' opaque fence.
2. Although Bufferyard B 1, B2, and C2 are deficient in easement width B 1 and B2
include a 4' high berm while C2 include a 6' high fence these would be
appropriate for proposing as alternative compliance measures,however,the plant
material quantities must be brought to compliance.
3. All typical multi-family unit landscape plans comply with the Lot Landscaping
requirements—it was noted on Sheet L8 some symbols used on the plan were not
included on the plant schedule (e.g. HUHM, RHAC, MISG)
4. The stormwater basin in the southwestern corner of the subdivision abuts the
sideyards of the adjacent multi-family units,therefore is required to have a 30'
wide landscape easement measured from the average elevation—the proposed
easement appears to be 25' from this elevation and therefore 5' deficient. The
planting requirement surrounding this basin is 1 tree for every 30'. This frontage
measures approx. 550' for a requirement of 18 trees,therefore the plan is deficient
by three trees in this area.
C)q
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.eelwob.com
Engineering
Enterprises,
Inc.
February 17, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Westbury— East Village, United City of Yorkville
Amended Preliminary P.U.D. Plan Review
Dear Mr. Wywrot:
We have reviewed the Amended Preliminary P.U.D. Plan for the referenced subdivision,
consisting of the following material received to date:
• Application and Petition for preliminary Plan approval dated January 23, 2006.
• Application and Petition to Amend Annexation and Planned Unit Development (PUD)
Agreement dated January 23, 2006.
• Ordinance No. 2004-36, an amendment to a previous Annexation Agreement,
Annexation Agreement and Planned Unit Development Agreement recorded
February 18, 2005 as Document No. 200500004985.
• Preliminary Engineering Plan and Plat for Westbury — East Village, prepared by
CEMCON, Ltd. Consisting of 1 sheet with latest revision date of January 23, 2006.
• Preliminary P.U.D. Plan and Plat for East Village at Westbury prepared by the
Lannert Group consisting of 5 sheets with latest revision date of January 20, 2006.
• Preliminary Landscape Plans for East Village at Westbury prepared by the Lannert
Group consisting of 14 sheets with latest revision date of January 20, 2006.
• Preliminary Soils Exploration prepared by Testing Service Corporation dated
February 25, 2002.
• Agricultural Drain Tile Survey prepared by Western Engineering, P.C. for ADTI, Inc.
with latest revision date of April 22, 2002.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Natural Resource Information Report #0323 prepared by the Kendall County Soil
and Water Conservation District dated July, 2003.
• Endangered Species Consultation Program Natural Heritage Database Review
#0201805 dated May 13, 2003 from The Illinois Department of Natural Resources.
• Traffic Impact Study prepared by CEMCON with latest revision date of March 23,
2003.
• Phase I Archaeological Study prepared by NIU Department of Anthropology dated
August 19, 2003.
• Routine Wetland Delineation prepared by EnCAP dated May 21, 2002 with
Addendum dated August 13, 2003.
General
1. No part of the development is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Boundary and Floodway Map 170341
0020 dated July 19, 1982. However, existing floodplain and floodway mapping is
in progress with IDNR and the EEI study data should be used at this time for
designing the proposed improvements.
2. A thorough review of the Wetland Study 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 regarding
endangered/threatened species or natural areas. Received, May 13, 2003,
consultation process terminated.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources. A current letter from IHPA indicating their
conclusions related to the NIU Archaeological Study should be
provided.
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\2002\YO0202 Westbury Village(Undesser Property)\Doc\K"rot-RevPUDOI.doc
g. (IDOT) regarding points of access to Illinois Route 47.
h. Kendall County Highway Department regarding points of access to Galena
Road.
We recommend that item "b" be received prior to Preliminary Plan approval and that for
items g and h, a preliminary indication be received from IDOT and KCHD concerning
access locations, required right of way dedications and required highway improvements.
Items c, d, e & f will be required prior to the start of construction activities.
4. The Natural Resource Information Report stresses that erosion and sediment
control should be of major concern during development activities. We concur
with this recommendation and further offer that Rob Roy Creek and other
drainageways be diligently protected and inspected during construction.
5. The recently issued Rob Roy Creek Habitat Study should be considered and its
recommendations addressed in this revised P.U.D. Plan.
6. The following comments are based on our review of the revised P.U.D. area.
Other outstanding comments, if any, from our previous review of the original
P.U.D. Agreement, may also apply.
7. Only 1 Preliminary Plat should be provided. The "Lannert" Preliminary Plat does
not provide any lot dimensions.
Traffic Study. Streets and Right of Way
8. The Traffic Impact Study requires updating and resubmittal due to the new
access to Illinois Route 47 and the internal roads reconfiguration.
9. All access to Galena Road and all access to Illinois Route 47 will be under the
full review and permit authority of the Kendall County Highway Department and
IDOT, respectively. It should be noted that the Del Webb development across
Galena Road from this development is proceeding with access permitting with
Kendall County. The respective developers and their engineers should
coordinate these access locations.
10. We repeat our recommendation developer contributions towards the future
signalization of the Illinois Route 47/Corneils Road intersection and other area
road improvements.
11. A revised internal roads Average Daily Traffic (ADT) analysis should be
provided for verification of the proposed roadway classifications, right of way
widths and roadway widths.
12. 400 foot intersection spacing should be provided along the east-west collector.
GAPublic\Yorkville\2002\Y0O2O2 Westbury Village(Undesser Property)1Doc\lwywrot-RevPUDOI Am
13. The outbound boulevard at Route 47 should provide a minimum of 2 lanes in a
28 foot back to back pavement section. Because this road will also cross Illinois
Route 47, MOT may require additional outbound lanes for the proposed
development access.
14. The required minimum 30 foot back to back roadway width should be
maintained in the cul-de-sacs.
15. A list of proposed street names should be submitted to the U. S. Postal Service
and to KENCOM for approval. A copy of the letter approving the names should
be submitted to the City for their records.
Preliminary Plat
16. The legal description and subdivision boundary information should be provided
on the Preliminary Plat. This should also be signed and sealed by a
Professional Land Surveyor or a Boundary Survey should be submitted with
said signature and seal.
17. There are improper back to back of curb dimensions on the Lannert Plan and
Plat.
18. Lot numbers should be provided on the CEMCON Preliminary Engineering Plan
and Plat.
Water Mains
19. Dead end water mains should be eliminated in the westerly multi-family area.
20.The final water main layout and 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.
21. Water main should be extended across the full frontage of Galena Road and
extended as well to Route 47.
Sanitary Sewers
22. The final alignment and design of the Rob Roy Creek Interceptor Sewer needs
to be determined prior to Preliminary P.U.D. Plan approval. Any necessary
easements should be granted as a condition of such approval.
23. The internal preliminary sanitary sewer layout appears adequate. Detailed
review will occur at Final Engineering. The Rob Roy Creek Interceptor Sewer is
currently being installed.
GAPublic\Yorkville\2002\YO0202 Westbury Village(Undesser Property)OocVwywrot-RevPUDO1 A=
Storm Sewers
24.The preliminary storm sewer layout appears to be adequate to collect and cant'
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,
shall be provided with the final engineering plans.
25. Some additional storm sewers or sump pump drain lines will also be required at
final design in order to provide the required sump pump discharge connection
for each lot.
Stormwater Management
26. A revised Stormwater Management Report should be submitted due to the
numerous changes to the stormwater management basins and proposed
floodplain modifications.
Conclusion
Our review will continue as the above comments are addressed by the developer
and the design engineer and the required additional information is submitted.
Additional comments will be provided as necessary following review of the additional
material. If you have any questions or require additional information, please contact
our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
I U11a
6 C
1
John T. Whitehouse,, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
Travis Miller, Community Development Director
WED/JWF, EEI
Kevin Serafin, P.E., CEMCON
Dave Peregrin, P.E., Falcon Consulting
GAPublifforkville120021Y00202 Westbury Village(Undesser Property)1Doc\lwywrot-RevPUD01 Am
I United City of Yorkville Memo
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-8545
j'
D
Fax: 630-553-3436
•
<LE
Date: February 16, 2006
To: Daniel Kramer
From: Travis Miller
CC: Kevin Serafin, Cemcon, LTD
Chris Lannert,The Lannert Group
Liz D'Anna
Subject: Westbury—East Village
Upon review of the Preliminary Engineering Plan and Plat prepared by Cemcon,Ltd
dated January 23, 2006 and the Preliminary PUD Plan and Plat and Preliminary
Landscape Plans prepared by Lannert Group both dated January 20, 2006 I have prepared
the following comments:
General
1. The PUD plan appears to be in substantial consistency with the current annexation
agreement recorded February 18, 2005 with the following exceptions:
a. The commercial area has increased from 22.7 acres to 33.81 acres.
b. Both the single family detached and attached unit counts have decreased
(37 and 32 units respectfully)
2. Rob Roy Creek Enhancement
a. Recommend to incorporate stream enhancements along the entire length
of the creek that promote naturalization and improved fish species habitat
such as creating native wooded buffers, increase the width of portions of
the corridor and filter runoff from the four(4) direct and one(1) indirect
proposed stormwater outlets entering the creek. Provide a typical cross
section(s) detailing theses enhancements.
b. Provide a cross section detail for the segment of the creek to be re-aligned
depicting plant material.
3. Regional Trail
a. The current Park and Recreation Master Plan proposes a bike trail along
the Rob Roy Creek. Recommend providing this trail the entire length of
the creek including the 31.1 acre commercial area.
4. Tree Removal
a. Per the United City of Yorkville Landscape Ordinance,no live tree with a
trunk diameter of four inches(4")or greater,as measured from the
ground,may be removed without permit and a replacement plan.Provide a
tree survey depicting all trees with a 4"or greater diameter within areas
designated for removal along with a plan for replacement following the
schedule provided in the Landscape Ordinance Section 2,7,a,3.
5. Commercial area
a. This area is four-sided, surrounded by arterial and collector roads,and will
likely be oriented to face Rt 47,resulting in views from the residential
areas west of East Village Boulevard likely being of building rears.
Recommend special landscaping standards,bufferyard to prevent this and
recommend final approval of the commercial area subject to site plan
review by the City.
6. Westbury Boulevard `frontage road'
a. Concern for safety of the `frontage road' service proposed lots 2-6,
particularly the distance between its intersection with Mystic and
Mystic/Westbury intersection. Recommend either increasing setbacks for
these lots to allow for a turn-around to be incorporated into the driveway
of each lot or consider serving lots 1-6 and 27-32 with an alley and rear-
loading garages.
7. Preliminary PUD Plan and Preliminary Engineering Plan Discrepancies
a. The following discrepancies were noted—please verify/correct the
appropriate plan:
i. Length of the `frontage road' along Westbury Boulevard
ii. Configuration of Bethany Court
Preliminary PUD Plan and Plat
1. Modify the Preliminary PUD Plan to include the information required by the PUD
ordinance including:
a. Provide a legal description
b. Remove the 33.81 acre commercial use from the units/acre calculation on
the site data table
c. Include in the site data the percent of lot coverage for multi-family use
2. Provide an aerial photograph illustrating the subject property and adjacent
property within 1/4 mile of the site
3. Provide the approximate dimensions of the residential lots
4. Show building setback line for the commercial area and the clubhouse parcel and
rear yard setbacks for residential lots.
Preliminary Landscape Plan
1. The stormwater basin in the southeastern corner of the subdivision abuts the
sideyards of the adjacent multi-family units,therefore is required to have a 30'
wide landscape easement measured from the average elevation. The planting
d
requirement buffering this basin is 1 tree for every 30'. This frontage measures
approx. 400' for a requirement of 13 trees,therefore the plan is deficient by 10
trees in this area.
2. All bufferyards are in compliance with the Landscape Ordinance—it was noted
that `Bufferyard D Planting Type IV' is shown on the keymap but does not have a
detail.
3. All typical multi-family unit landscape plans comply with the Lot Landscaping
requirements.
4. The monument signage detailed on these plans were not reviewed. These signs
will be required to obtain a building permit and must comply with current zoning
ordinance requirements—either remove details from these plans or note
accordingly.