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Plan Council Packet 2006 03-09-06 United City of Yorkville 800 Game Farm Road ' 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 .3 Fax: 630-553-7575 ALE PLAN COUNCIL AGENDA Thursday, March 9, 2006 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Minutes for Approval/Correction: February 23, 2006 2. 9:30 a.m. - PC 2005-53 Hudson Lakes - Preliminary Plan 3. 10:00a.m. - PC 2005-60 Bailey Meadows - Revised Preliminary Plan 4. 10:30 a.m. - PC 2006-06 Grande Reserve Unit 16 - Final Plat 5. 11:00 a.m. - PC 2006-02 Yorkshire Estates (Lee Farm) - Final Plat Plan Council February 23, 2oo6 Attendees: Joe Wywrot, City Engineer Eric Dhuse, Public Works Director Mike Schoppe, Schoppe Design Travis Miller, Comm. Development Director John Whitehouse, EEI John Crois,Interim City Administrator William Dunn, EEI Scott Sleezer, Parks Director Tim Fairfield,YBFD Guests: John Philipchuck, DBC&W Dwight Trostle, CGL Randy Blocker, Pasquinelli Jim Wallen, Pasquinelli Scott Guerard,Wyndham Deerpoint Richard Guerard,Wyndham Deerpoint Kevin Serafin, Cemcon Ryan Walter, Cemcon Ron McGinnis, Ocean Atlantic Greg Stevens, Lannert Group Dave Peregrin, Ocean Atlantic Dan Kramer,Attorney Debbin Peregrin, Ocean Atlantic The meeting was called to order at 9:3o am. Corrections to the February 9th meeting were discussed. Grande Reserve Unit 14— Final Plat(now titled Unit 15) Plans submitted as Grande Reserve Unit 12, Phase II were improperly numbered as submitted.The plat and all plans should be corrected and resubmitted to show that these are Unit 15. EEI has held meetings with Mr.Wallen to attempt to correct these numbering problems. Mike Schoppe noted that the inlets, 5-42 and 5-45, should be shifted east to allow flexibility of the park site. Bill Dunn stated if SSA resources are used,then proper SSA language should be included in the plat. Overflow routes and ponding addressed in the storm water comments, and modeling revisions should be made. Bailey Rd. overflow routes,blocks 6 and 7, onto Mill Rd. should be addressed so overflow elevation allows the water to run over Mill Rd. Flushing hydrants are noted if it was best to loop back to a water main. Mr. Fairfield would like to have engineering plans so he is better able to comment on the placement of hydrants. Mr.Trostle commented on #17. The developer offered trench backfill within the entire site. Joe Wywrot and Eric Dhuse recognized that the models will be built immediately per neighborhood,but are concerned about settlement in these areas. Staff suggested that 850-90% compaction requirements be on the plans, and engineering will be responsible for inspection before sidewalks are put in. The question on comment#21, according to the subdivision ordinance for a minor collector, is whether these units are row houses or apartments and if these details are consistent with detail on Unit 5 in the annexation agreement,which was approved for this unit by the concept plan. There is no definition of a row house in the zoning ordinance,however Travis Miller stated on the table in the ordinance there is a distinction between single family and attached unit(apartments), and the determination of the 150 foot radius in a multi-family unit by Bill Dettmer,zoning official,is thus clarified. The developer will submit,within two days, a drawing layout to staff showing the impact of a 150 foot curvature on Bissell Drive.A determination by staff will then be made. 1 Bill Dunn stated the developer needs to provide an overall utility sheet with call outs,with a spread sheet attached for rims and invert information labeled. Comment #12 was clarified that those exceeding 4'in depth the structures can stay at 24 inches. Mill Road relocation is scheduled for 2007-8. Building of Bailey Road is triggered by recapture money,based on number of permits issued. The developer can front fund road improvements,subject to recapture or credit toward fees as permits are issued. The developer can also issued credits on the building permits as they are issued. Staff prefers the road stub remains and the city would be responsible for moving utility lines overhead and gas lines when the road is connected. The property on the north side of the existing Mill(intersection of Kennedy)will remain as an access point to the property,until the city has a definite land plan. This property also has frontage on the relocated Mill Rd. This will be presented at the April 12th plan commission. Grande Reserve Unit 15 (now titled Unit W Originally Unit 15 was submitted as Grande Reserve Unit 12, Phase II. Resubmittals will be labeled as Unit 14. Mike Schoppe stated that street and building layouts should be consistent with Exhibit C of the annexation agreement. Bill Dunn stated fire hydrant coverage and storm water comments should be noted. The plat references a future unit that should be removed from the plat(labeled Unit 14). These are public roads except those in Neighborhood#1. There is an island in the cul-de-sac and the developer will have the homeowners association maintain this. Tim Fairfield stated the fire district boundary is the existing Mill Rd., and asked that the developer define boundaries with the Oswego fire district. Plans will be submitted to the Oswego district. Comment#23 should be deleted. The parking area west of the cul-de-sac should be dedicated on the plat to the HOA. A full 30'back to back width is being provided. The developer asked for a ponding 1"definition. The design of the city storm sewer system is a 10'storm and the depth of the ponding will be defined by the function of the storm sewer system. Taking the loo year flow into consideration,the issue is a large amount of water flowing to the areas where inlets cannot handle the flow. The ratios and flows coming to inlets, and the loo year flow will be evaluated by the developer. The high water level should function with the inlets. Two hydrants per 300 feet, as the fire hose lays,is the maximum spacing as long as two hydrants serve any spot of any point of any building. This will be scheduled at the April 12 plan commission. Yorkwood Estates— Preliminary Plan This will move forward as a PUD,as is the Chally property. This connection joins the county's subdivision. Travis Miller received drawings from the county for the property and Mr. Miller recommends maintaining connections to Maple Grove to the north and to Brighton Oaks to the south. Smith Engineering has these drawings. A road profile connecting to Maple Grove will be prepared by the developer. A trail in Brighton Oaks should be coordinated with the County. 2 Trail species will be evaluated in a tree survey, so preliminary plans can be amended to create flexibilities. The smooth leaf elm was approved by Travis Miller. The land use legend colors on public and private parks need to be reversed. The engineering comment#13 note requires trees surveyed 4"and above. There is no ordinance prohibiting under story cleaning of the trees now. The cleaning should be coordinated with Travis Miller. Once this has been annexed and stated in the PUD agreement,then the city has control over the removal of trees. Staff needs a preliminary indication in writing from IDOT regarding the access points and right of way information to Route 71. There is a 16"water main that goes across the property and final determination can change depending on what is proposed for Brighton Oaks. Mr. Guerard requests a io'minimum for setbacks. John Whitehouse proposes a 20'total side yard setback,with flexibilities for trees. Joe Wywrot questioned if a temporary cul-de-sac or road stub should be on the west side. Staff proposed a"future road connection"sign. Lot 171 is over sized and staff proposed an off set bulb to the north only,with the pavement radius to code. There are 30'front yard setbacks,with all utilities in the front now. Staff proposed mains go to the rear,with side yard laterals from storm water areas,thus one parkway would be for sewer and one for water. Bioswale or infiltration friendly practices in the back yards were also suggested. It was noted that the old Stagecoach Roads previously ran along the westerly property south of Route 71. There will be a sidewalk crossing and sidewalk along Rt. 71. The hydrant number as is relates to units built will be addressed in the PUD agreement. It was recommended the Fire District addresss a letter to the city with his concerns. The plans will be resubmitted to plan council on April 13. Chally Farm— Preliminary Plan This will move forward as a PUD,with the B-3 included. The plan isbeing presented with a larger density than the standard. The developer park is 3.74, which was enlarged to accommodate the school district. The property adjacent to the park will be designed as a dry detention area. The minimum lot depth is 200 feet. In the separate park,the developer will take only 1/2 credit, to accommodate the park district's need for cash, and the developer wishes to retain trees. Monies will be spent up front to bring sewer and water to the area, and they are increasing detention, to assist water issues in Pavilion Heights. These will be noted for the plan commission. Per the PUD ordinance, one document is needed that is called the preliminary PUD plan, which can also be used as the preliminary plat. If the developer is seeking preliminary plat approval per the subdivision regulations, then these can be superimposed and called a preliminary plat and plan. There will not be a school on this site There should be a 50-70 foot corridor for a trail to the park, then to Route 71. Scott Sleezer prefers the trail through the westerly lots 49-64 and off the roadway, and knowing that the ultimate goal is connection to the Hoover property. The 30'trail could be in the 30' conservation easement,taking into account the tree lines. The lots are 3 deep,providing a buffer, and giving room to a trail. Suggested was landscaping between the trail and the back of their property, with a cross section provided to staff. Open space will be owned by the HOA and this should be noted on the plan. Regarding the Gateway along Rt. 71, the developer will take out lots 157 and 158, landscaping these, putting in split rail fence. Mr. Schoppe stated that the landscape buffer remain at loo'minimum. EEI stated the 16"water main comes through the site and there will be need for a booster station,near lots 230 or 231. This will be at resubmitted to plan council on April 13. Westbury South Village —PUD Amendment A response letter,dated Feb. 22, 2006,was presented by Cemcon to staff. The developer asked for further guidance on Corneils Rd. and the bridge. They are preparing a tree survey. They will bring the trail through the creek corridor along the west side and connect to the proposed trail along Corneils. A bike trail is being proposed within the collective road right of way. It will be on the west side of the creek and cross at the tracks. The developer will meet compensatory storage per city standards. The loo-year high water level for the storage will be at the 10 year high water level of the creek. Anything above this level will be available for compensatory storage. The developer is requesting a 120' diameter for the cul-de-sac and the developer will need to address the justification for any variance. There is a new classification,which Corneils Rd. fits into, called a"collector". The new submitted info to EEI shows this radius on the easterly bend to a 500' radius. John Whitehouse believes a rural cross section may be most appropriate. Two options are flattening the curve by obtaining right of way on private property, or realigning the intersection. There is a 250'tangent between reverse curves,via code. John Whitehouse is asking the developer to consider a second access to Corneils Rd.There will be environmental concerns with a floodway permit and culvert maintenance. The developer wants the residents to be able to reach the central clubhouse. The floodway crossing road could be spanned by a bridge, or there will be floodway impacts by box culvert installations, and wetlands will be affected. Mr. Kramer said they could design with a bridge. Needed would be a second access to Corneils Road west of Rob Roy Creek. Mike Schoppe said if the Johnson property remains zoned manufacturing,there should not be a road stub. Tim Fairfield stated his concern on the center cul-de-sac for a second fire access. One of the lots in the cul-de-sac would remain as a temporary access. John Whitehouse is requesting a 30'back to back to curb should be maintained. Mr. Fairfield will draft a letter to the city stating his concern with the number of units built before there are enough hydrants. Concern was raised regarding the number of cul-de-sacs proposed east of Rob Roy Creek as well as the crossing of the creek. Recommendation was made to reconfigure the layout to reduce the amount of cul-de-sac streets and potential eliminate the creek street crossing. Due the amount of recommended changes to the preliminary plan,the Plan Council has concerns forwarding this request to the Plan Commission. Travis Miller and John Whitehouse agree that if the plan could be reconfigured based on the Plan Council comments and the engineering issues could be address and resubmitted for review no later than the end of day Monday February 27, 2006,staff would review and if appropriate,recommend scheduling for the Plan Commission on March 8. Westbury East Village — PUD Amendment A response letter, dated Feb. 22, 2006,was presented to staff by Cemcon. The developer has increased the commercial acreage from 22-23 acres and reduced the residential component number by 30 units. They modified detention facilities on the north side and the YBSD interceptor #7 runs along to the north to serve Pulte and other northern developments. The regional trail should run along the side of the creek, and Travis Miller would like it oriented along Route 47. It stops at the Westbury/County property line. There is a concern regarding the four sided frontage on the commercial area. Mr. Miller needs more detail on the landscaping requirements, including plant counts and buffer yard types. The Mystic Drive frontage road serves lots 1-6 and the developer is proposing a 400'intersection spacing, moving the intersection down,looping it down and keeping the same number of lots. Backloads to the interior lots with access easements could eliminate the frontage road. A tree survey is being prepared. The developer will pull the end sections back and put in a bioswale. The cud-de-sac south of the creek was shortened because reconfiguration of the storm water management area. John Whitehouse stated that Del Webb's access point will be opposite the most northwesterly access on this plan. County engineering's position,per Mr.Whitehouse, is that whoever is permitted first will have the edge for fewer engineering changes on their final plan. The $2000 per unit transportation contributions is provided on this unit.The cross section on the plan should be removed, as it notes there may be overlay and improvements on Corneils Rd. Mr.Whitehouse stated this is not the plan for Corneils Rd. If improvements are to Corneils Rd. are made in conjunction with the improvements to this development,the fees would be credited to the extend it was extended on the improvements. Or if the city collects these funds on building permits and put it towards a larger product,the same would occur. The "33"back to back is a typing error on Cemcons comment#1o. The hybrid collector is a 34,but revised numbers will be determined in the final traffic study. It ws shown on the preliminary plan as 34,which was okayed by John Whitehouse. The 28 back to back curb,on privates streets are ok,but city guidelines are 30'for public streets. With the change in the commercial and the potential for Galena Road's widening,final determination may be 34,which will confirmed after the traffic study. Additional reviews may need to be completed on the Rob Roy Creek fish study, compensatory storage and storm water management plans. A water main must be extended along the commercial property along Rt. 47 because the commercial property is a part of the PUD application. The city standard is that water main should be extended to the extreme ends of the developments. Staff will consult regarding this matter. The developer does not have a concept for the commercial area. A note should be made on the preliminary plan that extension of water mains to the far extend of the commercial property will be required at final plat. This will be scheduled for the March 8 Plan Commission. Minutes submitted by Annette Williams (�R cc C--3- L5 3 52 Wheeler Road •Sugar Grove,IL 60554 TEL:630/466-9350 it, FAX:630/466-9380 www.eeiweb.com Engineering Enterprises, Inc. March 2, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Plan Review, Hudson Lakes, United City of Yorkville, Kendall County, Illinois Dear Mr.Wywrot: We have reviewed the following submitted material for the referenced Preliminary Plan submittal: • Application and Petition for Preliminary Plan approval dated November 21, 2005. • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of 8 sheets with latest revision date of February 15, 2006. • Preliminary Engineering Plans prepared by Smith Engineering Consultants, Inc. consisting of 3 sheets with latest revision date of February 15, 2006. • Preliminary Landscape Plan prepared by SEC Planning consultants consisting of 7 sheets dated of February 15, 2006. • Trip generation and Traffic Signal Analysis prepared by Smith Engineering Consultants, Inc. dated December 27, 2005. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc.with initial issue date of November 21, 2005. • Wetland delineation report prepared by Smith Engineering Consultants, Inc. dated June, 2005. • Natural Resources Information report prepared by the Kendall County Soil and Water Conservation District, dated August 8, 2005. • Report of Soils Exploration prepared by Testing Service Corporation dated July 18, 2005. Consulting Engineers Specializing in Civil Engineering and Land Surveying • Agricultural Existing Drain Tile Investigation Plan prepared by Huddleston-McBride Co. dated August 8, 2005. • Consultation Agency Action Report from IDNR (Project Code 0504153) issued May 20, 2005 stating "consultation terminated". • IHPA clearance letter for the project site (Log #020050905) dated May 25, 2005 stating there are no historic, architectural or archaeological sites within the project area. The clearance expires on May 25, 2007. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment.This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: General 1. No part of the development is located within a Special Flood Hazard Area as identified by FEMA based on the Flood Insurance Rate Map 170341 0075C dated July 19, 1982. 2. The Wetland Delineation Report should be reviewed by the City's wetland consultant prior to Preliminary Plan approval. 3. The Traffic Study, completed in accordance with the City's Standard Specifications for Improvements should be submitted to the City for review. 4. An internal roads Average Daily Traffic(ADT) analysis should be provided for verification of the proposed roadway classifications, right of way widths and roadway widths, taking into consideration the proposed roadway stubs to adjoining properties and the potential traffic associated therewith. 5. A Field Tile Study should be prepared and submitted 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. (Project Code 0504153) Letter issued May 20, 2005 stating "consultation terminated': b. (IHPA) regarding preservation of cultural resources. Clearance letter for the project site(Log#020050905) issued May 25, 2005. G:Vublifforkville12005%Y00529 Hudson LakesDoeftywrot02.doc c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. Items a and b have been addressed as required for Preliminary Plan approval. Items c, d, & e will be required prior to the start of construction activities. Preliminary Plat 8. The Plat is clear and well presented. 9. The measured subdivision boundary dimensions and bearings on Sheet 1 should be reconciled with the legal description on Sheet 8, i.e., the legal description should agree with the measured dimensions, or the measured dimensions should be based on an assumed bearing system that agrees with the legal description. 10. We believe"Penman"is the correct spelling for the road so named. 11. The lots widths at the building setback lines for Lots 153, 155 and 156 as provided in the table on Sheet 8 should be checked for accuracy and the lot lines modified as appropriate to provide the required 80.00 feet. 12. All proposed right of way geometry meets City standards. 13. The "See Sheet X" references should be provided for all sheets and the incorrect ones corrected. Preliminary Engineering Plan General 14. The plans are clear and well presented. Roads and Right of Way 15. Proposed street names should be added to the Plans. Sanitary Sewer 16. The sanitary sewer collection system appears adequate as proposed. However, the proposed Prestwick pump stations as well as the Raintree gravity sewer system are being evaluated to determine whether or not adequate capacity is available for this additional flow. It may be necessary to limit the total number of dwelling units whose wastewater is discharged to the Raintree Village sewer system, thereby necessitating the improvements outlined in the next comment. GAPub1i6Yorkvi11e12005\YO0529 Hudson LakesM)ocUwywrot02.doc 17. We recommend that the final solution to wastewater collection in this section of Yorkville be explored and considered at this time, i.e. transport to and construction of the Middle Aux Sable Creek Pump Station. The MPI South, Heartland Crossing, Faganel and Lee Farm developments also need this facility and by the time it is planned and constructed, more developments presumably will be in need of it. Street Liahtin4 18.The street light between Lots 150 and 151 should be moved to the line between Lots 151 and 152 to better illuminate the curve. 19. The street light between Lots 225 and 226 should be moved southerly 25 feet. 20. The street light between Lots 159 and 160 should be moved to the line between Lots 160 and 161 and the street light between Lots 162 and 163 should be moved to the line between Lots 163 and 164 to meet the maximum spacing requirement. This may necessitate the relocation of several sanitary sewer manholes. 21.The street light at the southerly end of Penman Road should be moved about 110 feet north to the intersection. 22. On Penman Road, the street light at Station 103+30 should be moved to Station 105+00 and the light at Station 106+40 should be moved to Station 107+30. 23. The street light at the northeasterly comer of Lot 132 should be moved to the top of the"tee" intersection. Water Main 24. In general, fire hydrant spacing and the proposed valve layout are satisfactory at this preliminary plan stage. We will comment in more detail at the Final Engineering stage. 25. All of this subdivision is in City Pressure Zone No. 4 (South Zone). Double feed and looping will be accomplished between Raintree Village and Prestwick of Yorkville. 26. The final water main sizing will be determined at Final Engineering after we have input the proposed layout into the City's model and performed a pressure and fire flow analysis. Storm Sewer 27.The proposed storm sewer layout is in general conformance with City requirements. Inlet spacing, storm sewer sizing and overflow routes will be reviewed when the Storm Sewer Design Report is submitted with Final Engineering. GAPublic\Yorkville\2005\Y00529 Hudson Lakes\Doc\Iwywrot02.doc Preliminary Stormwater Management Study and Report 28. The preliminary Stormwater Management report is clear and well presented. All detention basin routing, volume and release rates are in accordance with City ordinances. 29. Due to the overall efficient and well designed stormwater management system for this development, we recommend a deviation from City standard to allow the proposed wet Basin 2A (NWL area at 1.17 acres) to be below the Park Development Standard of 2 acres minimum size at normal water level. Trip Generation and Traffic Signal Analysis 30. The subject analysis concludes that traffic signals will be warranted at the Penman Road/Illinois Route 126 intersection upon complete buildout of the Prestwick and Hudson Lakes developments. We should discuss in the context of the Annexation Agreement for this development the financial obligation of the developers for funding this signalization and the extent to which the City's transportation impact fee should be used for the Penman Road extension and these traffic signals. 31. Though the results and recommendations will not differ, the analysis should be revised to reflect the actual number of housing units proposed for Hudson Lakes, 231 instead of 255. Conclusion We believe that a conditional recommendation for approval of this Preliminary Plan by the Plan Commission is in order. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. John T.Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna,Administrative Assistant Travis Miller, Community Development Director JWFNVED, EEI DWS/CLD, SEC GAPubhc\Yorkvi11e\2005\YO0529 Hudson Lakes\Doc\N"rot02_doc PC) 52 wheeler Road •Sugar Grove,IL 60554 TEL:630/466-9350 itt FAX: 630/466-9380 www.eeiweb.com Engineering Enterprises, Inc. March 2, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: "Revised"Preliminary Plan Review, Bailey Meadows, (IRED Baseline, LLC), United City of Yorkville Dear Joe: We have reviewed the revised Preliminary Plan submittal for the referenced property consisting of the following materials: • Preliminary Engineering Plans prepared by SPACECO, Inc. with latest revision date of February 1, 2006. • Preliminary Plat of Subdivision prepared by SPACECO, Inc. with latest revision date of February 1, 2006. • Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc. with latest revision date of February 6, 2006. • Annexation Agreement dated July 13, 2004 between the United City of Yorkville and IRED Baseline, LLC. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in- depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: Consulting Engineers Specializing in Civil Engineering and Land Surveying Preliminary Plat 1. The proposed revisions to the Preliminary Plat affect the commercial area only. The 189 detached single family lots and the 153 attached single family units comply with the Annexation Agreement and previously approved Preliminary Plat. 2. The proposed revisions to the commercial area appear feasible subject to City approval with regard to comments 6 and 7 below. Preliminary Engineering Plan 3. We believe that all easements are now in place which will provide for the construction of the Roy Roy Interceptor Sewer. 4. At this time, it appears the best available routing for the 2 water main extensions to serve this property are 1) across Route 47 from the North Tower location into the Del Webb property, then northerly along the westerly side of Route 47 to this property and 2) across Galena Road from the Westbury development, through Del Webb/Pulte and into the southerly westerly side of Bailey Meadows. This routing will have to be addressed in the Final Engineering plans for both developments. 5. Prior to the finalization of the above discussed water main routing, the City needs to secure the final intentions of Pulte/Del Webb with regard to the extent of their residential developments and whether or not there will be any street connections across the ComEd property between Bailey Meadows and Pulte/Del Webb. If no road connections are to be completed, the extensions of Wainwright Lane and Clarence Lane southerly of Bedford Street should be eliminated. If this is the case, we recommend that the City consider utilizing Wainwright Lane southerly of Bedford Street as an off street parking facility for the adjacent park. Lot 67 should thereby be reduced in width and adequate landscaping provided between the parking lot and the house. Stormwater Management 6. In light of the recently issued Rob Roy Creek Fish Community Evaluation (September, 2005), an issue that remains to be discussed is a potential minimum setback from Rob Roy Creek to the proposed commercial development. A proposed cross section has been furnished which should be reviewed by the City's Wetland Consultant, and comments offered. 7. The revised Preliminary Plan also shows a revised Route 47 access location and revised compensatory storage area in accordance with a meeting held March 15, 2005 regarding Route 47. In order to accommodate the increased commercial area, a 1.0/1.0 compensatory storage ratio is being proposed which will need to be authorized by the City in accordance with the City's GAPublifforkville120021YO0223 Runge Property-RL 47 and Base1ine\docsUwywrot04.doc Compensatory Storage Ordinance. The location of the proposed compensatory storage area is also not immediately adjacent to the floodplain area being filled which will also need to be addressed in the City's deliberations. Other 8. We are not aware if any of the other outstanding issues from our last review letter dated April 7, 2004 have been addressed by the developer with the City staff or during annexation negotiations. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. 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 Mike Mondus, P.E. SPACECO IRED Baseline, LLC GAPub1ic\YorkvH1e\2002\Y00223 Runge Property-Rt.47 and Base1ine\docsM wywrot04.doc r United City of Yorkville Memo 800 Game Farm Road W6 Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 LE Date: March 8, 2006 To: Liz D'Anna From: Travis Miller Cc: Joe Wywrot John Whitehouse Mike Schoppe John Crois Subject: Hudson Lakes Subdivision—Plan Council March 9,2006 Comments Upon review of the Preliminary Plat, Preliminary Engineering Plan, and Preliminary Landscape Plan prepared by Smith Engineering Consultants, Inc. and all revised February 15,2006, , I have prepared the following comments: Preliminary Plat All of Schoppe Design Associates comments prepared January 19, 2006 appear to have been addressed except: 1. The name and address of the owner needs to be on the plan. If Kendall Creek Development, LLC is the owner it needs to be identified as such; Preliminary Engineering Plan All of Schoppe Design Associates comments prepared January 19, 2006 appear to have been addressed except: 1. Identify the type and general condition of the existing trees on proposed lots 27 and 28. The Landscape Ordinance requires any tree with a 4"or larger caliper size be identified. Preliminary Landscape Plan All of Schoppe Design Associates comments prepared January 19,2006 appear to have been addressed except: 1. Quantify the ground plant treatment around the stormwater management basins. United City of Yorkville Memo ' + 0 800 Game Farm Road Mt ;IBM Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 ILE Date: February 28, 2006 To: Liz D'Anna From: Travis Miller Cc: Joe Wywrot John Whitehouse Mike Schoppe John Crois Subject: Bailey Meadows—Plan Council March 9,2006 Comments Upon review of the Preliminary Land Plan and Preliminary Landscape Plan prepared by GRWA and revised February 16,2006,the Preliminary Engineering Plans and the Preliminary Plat of Subdivision prepared by Spaceco, Inc revised February 1, 2006, I have prepared the following comments: General 1. Sidewalks should be shown across from all"T"intersections and eyebrows to receive sidewalks from the intersecting street/eyebrow. 2. Increase the radius of the curves on Capra Street to the 150' minimum requirement. Preliminary Landscape Plan 1. Additional landscape plans will need to be submitted for the commercial site when a commercial site plan is submitted for approval 2. Provide a plant key for all material and label the plan accordingly ensuring that: a. Acer freemani(not a permitted plant) is not used as a parkway tree; b. No more than 33%of the total amount of trees used is of the same species; 3. Provide a typical planting detail or list for the perimeter planting required along the eastern border of proposed lot 199 including a 30 feet wide bufferyard consisting of two (2) shade trees, five(5)evergreen trees and three(3) ornamental trees per 100 lineal feet of bufferyard and a detail for a berm or architectural masonry wall a minimum of 3 feet high the length of the bufferyard; 4. Provide bufferyard between the stormwater basin on proposed lot 194 and building 24 through 29 on proposed lot 195 a minimum of 30 feet wide and consisting of 1 tree per 30 lineal feet; 5. Evergreen trees are required to be installed at a minimum height of 8 feet—revise the plant list accordingly; i United City of Yorkville County Seat of Kendall County 800 Game Farm Road 1836 Yorkville, Illinois, 60560 Telephone: 630-553-4350 0111 �� Fax: 630-553-7575 y�2 Website: www.yorkville.il.us <CE February 22, 2006 TO: Liz D'Anna, Administrative Assistant FROM: Anna B. Kurtzman, Zoning Coordinator SUBJECT: Bailey Meadows—Revised Preliminary Plat I've reviewed the document listed above and have reviewed the revised portion(B-3 zoned area) for compliance with the zoning code. It meets the minimum lot area requirements. The plat indicates that the development of lot 202 shall meet the setbacks,bulk regulations, etc of the zoning code. As no typical lot detail is being provided for the commercially zoned areas I recommend that this note be expanded to include all commercially zoned lots. /abk c: J. Crois W. Dettmer T. Miller J. Whitehouse J. Wywrot Filename: C:\Documents and Settings\Anna\My Documents\Bailey Meadows\Revise Prelim 2-22-06.doc 00, PC, 52 Wheeler Road •Sugar Grove, IL 60564 TEL:630/466-9350 *4 FAX: 630/466-9380 www.eekveb.com Engineering Enterprises, Inc. March 2, 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 16(Neighborhood 17) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Engineering Improvement Plans for Neighborhood 17 of the referenced Grande Reserve Subdivision prepared by Cowhey Gudmundson Leder, Ltd. containing 37 sheets dated of January 20, 2006. We have also reviewed the Final Plat for Grande Reserve Unit 16 containing 6 sheets with the revision date December 20, 2005. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. GENERAL COMMENTS • A Summary of Quantities and an engineer's estimate of probable construction cost for Unit 16 should be submitted for review and future use in establishing the required Letter of Credit. Cover Sheet 1. Plans should be signed, sealed and dated by an Illinois Registered Professional Engineer. 2. The last sentence of Subheading H under Note 11 should be moved to Subheading I. Consulting Engineers Specializing in Civil Engineering and Land Surveying 3. In the Index to Sheets the word "Street" appearing before Linden Avenue should be deleted from Sheets 24 ptnd 25. 4. The ending Station for Sheet 26 should be corrected to read "18+53.93". Project Notes. Specifications, and Details (Sheets 2 and 3) 5. Note 23 under Underground Utilities should read "THRUST BLOCKING AND RETAINER GLANDS SHALL BE..." Master Site Plan (Sheet 4) 6. No Comments Master Utility Plans (Sheets 5 and 6) 7. The alignment for the 16-inch watermain should be checked against the recently submitted "Route 34 Finished Watermain Plan" by Engineering Enterprises, Inc. for hydrant and valve locations. 8. Valves should be added or location of valves should be adjusted as indicated below: a. A valve should be added along Street A just west of Street D by Lot 945 b. Valve #35 should be moved to between Lots 919/920 c. A valve should be added on Street D between Lots 951/952 d. A valve should be added on Linden Avenue between Lots 927/928 e. Valve #29 should be moved to just south of Street A by Park H f. A valve should be added on Street B north of Street E by Lot 880 g. Valve #4 should be moved to between Lots869/870 h. Collins Court end i. Tuscany Trail Sta. 38+50 j. Tuscany Trail Sta 45+00 Sheet 7: Existing Field Tile Plan 9. The field tile survey is illegible due to the scale and subdivision overlay. This sheet should be presented in a larger scale so that the field tile notes can be read. This sheet could be expanded to two sheets. GAPub1ic\Yorkvi11e\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\lwywrotGRUNITI6-Oi.doc Sheet 8 and 9: Soil Erosion Control Plans 10.Storm drain protection should be provided at the following locations: a. Comer of Lots 853/854/855 b. At Sta. 18+00 on Street A 11.Riprap should be provided at all flared end sections in Basin No. 19. 12.The Operation and Maintenance Plan for Soil and Erosion Control Measures should include necessary maintenance procedures after significant rainfall events. Sheets 10— 15: Grading Plan 13.Driveway locations should be shown for every lot. 14.Grades should be provided at all lot comers. Rim elevations near lot comers do not fulfill this requirement. 15.The lot of foundation for Lot 935 should be 652.60, not 650.60 (Sheet 10) 16.The side yard elevation between Lots 838/837 is illegible and should be revised. 17.The flow arrow between Lots 950/961 is indicating the wrong direction and should be revised. 18.The orientation of the north arrow on Sheet 14 should be corrected. 19.The length and slope of outlet pipe for Basin No. 17E is labeled incorrectly and should be revised. 20. Spacing of drainage structures in some locations exceeds the City's maximum 300- foot spacing. Structure locations should be adjusted to bring spacing into compliance. 21.The following lots have elevation differences between top of foundation and centerline of roadway that either exceed the 3 400t maximum or fall below the 2-foot minimum: Lots836, 932, 953, 978, 979, 980, 956, 959, 960, 949, 916, 915, 898, 899 and 900. Sheets 16-30: Plan and Profile 22.The profile for the proposed 16-inch water main should be verified by comparison to EEI's "Route 34 Finished Water Main" plans which have been submitted to the developer's office. GAPublic\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\lwywrotGRUNITI6-01.doc 23. Profiles should be provided for all rear yard and side yard sewers. 24.The following structures have rim elevations that disagree with grades shown on the grading plan and should be revised as necessary: ST MH 50, CB 42, INL 133A, SAN MH 19 and SAN MH 20. 25.The lengths of the following pipe runs should be corrected: a. ST MH 57 to FES 56 b. ST MH 77 to FES 76 c. ST MH 12A to FES 12 26.The following pipe runs have slopes indicated that do not agree with pipe lengths and inverts shown and should be revised: a. CB 62 to MH61 b. INL 113 to CB 112 c. INL 97 to CB 95 d. MH 17 to MH 16 e. INL 22 to CB 21 f. MH 20 to MH18 g. MH 7 to FES 6 27.The following structures have inverts that do not correspond to the pipe lengths and slopes and should be corrected: a. MH 61 b. INL113 c. MH 20 d. INL 22 e. MH 7 28.The following storm sewers do not meet the minimum 3-foot depth requirement and should be revised a. INL 55 to MH 54 b. INL 116 to MH 115 c. INL 119 to MH 118 d. INL 152 to MH 148 e. INL 104 to MH 103 29.Utility conflict callouts should be provided at the following: a. Street B at approx. Sta. 20+90 (storm/sanitary) b. Street B at Linden Avenue (storm/sanitary) c. Between Lots 836 and 837 (Sheet 22) (storm/water) d. Street B at Street D (water/storm/sanitary) e. Linden Avenue at Sta. 13+50 (storm/sanitary) f. Street D at Street B (storm/sanitary) g. Street E at Sta. 11+95, 12+10,17+85 and 22+80 (storm/sanitary) GAPublic\Yorkville\2005\YO0527 Pasquinelli Homes-Grande Reserve\docs\lwywrotGRUNITi&Oi.doc h. Street F at Sta. 12+00 (storm sanitary) 30. Catch Basin 73 should include an invert callout for the NW invert. 31.The storm sewer between CB 74 and INL 74A should be labeled in the plan view. INL 74A should be labeled in the plan view. 32.The NW invert for ST MH 156 should be revised to read 641.61, not 646.61 33.On Linden Avenue at Sta. 22+50 the top of storm sewer elevation should be corrected in the conflict callout. 34.The SE invert for ST CB 90 should be 642.88, not 642.86. 35.The ring elevation for Fire Hydrant No. 20 should be revised to match the grading plan. 36.INL 11 should be shown on the Grading Plan. 37.The conflict at Sta. 24+38 on Street E is incorrect and should be revised. 38.INL 19 and INL 8 should be made Catch Basins. Sheet 31: Street Lightinci 39. Street lighting should be revised to provided street lights at 300-foot maximum spacing. Also, wherever possible, street lights at "T" intersections should be located at the top of the "T" so that they can accommodate street name signs. 40.Street sign locations should be added to this plan in accordance with City Standards. Sheet 32: Pond Details 41.The slope for the outlet pipe of Basin 17E does not match the slope indicated in the grading plans. Plans should be revised accordingly. 42.The FES for Basin18 does not match the information shown on the grading plans and should be revised accordingly. 43.The details for Restrictor CB No. 1 and No. 74 do not match the information provided on the plan and profile sheets and should be revised accordingly. G:\Public\Yorkville\2005\YO0527 Pasquinelli Homes-Grande Reserve\docs\lwywrotGRUNITI6-Oi.doc Sheet 33-36: Construction Standards and Details 44.Notes in the upper portion of the Watermain Depression Detail apply to a different detail and should be removed. 45.The Valve Vault detail should include the following notations: a. 8" maximum for concrete adjusting rings. b. 5.5-foot minimum bury depth c. 48"diameter for mains 8-inch diameter or less 46.The Fire Hydrant detail should specify the hydrants approved by the United City of Yorkville. Also, washed stone around the hydrant should be covered with filter fabric instead of plastic. Final Plat 47.All lots should be numbered and not lettered. 48.Lots 3037-3042 should have zoning note added and text added to state: "HEREBY GRANTED TO (owner)". 49.The legal description prior to the exception portion appears to be from an old deed and does not accurately follow the actual measured data shown on the graphical portion of Sheet 1. The legal should be rewritten to describe the measured data, preferably without using exception language. 50.The leaders of the text "TO BE CONVEYED TO THE STATE OF ILLINOIS BY WARRANTY DEED", in four instances on Sheets 1 and 5 cross into the "30' HERETOFORE DEDICATED PER DOCUMENT No. 883789" strip of land. The leaders should not be drawn to include the property previously dedicated. 51.The perimeter label for Autumn Creek Unit One should include the recording date and document number 52.The word "OUTLOT" should be removed from Lot 3037 on Sheet 2. 53.The "TYPICAL EASEMENT DETAIL" on sheets 2 through 5 should be revised to provide the proper setback provisions. 54.These "EASEMENT PROVISION TEXT' should include "SBC". 55.The "MORTGAGOR'S CERTIFICATE" should be revised to include text and line work for the banks full name and address. GAPub1ic\Yorkvi11e\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\lwywrotGRUNITI6-Ot.doc 56.That part of Bristol Ridge Road being dedicated needs to state to whom it is being dedicated to and the width of the dedication. 57.An easement is needed along the south line of lot 3038, adjacent to lot s 854 thru 866,to accommodate the storm sewer. 58.One of the lot numbers for lot 3039, page 2, needs to be removed. 59.If lots 3037, 3039, 3041 and 3042 are to be covered by a storm water management easements, then is needs to be stated on the plat. 60.A note is needed stating that there shall be no vehicular access to Route 34 form lots 3034 and 3032. 61.A 20' easement should be shown on 10' on each side of the 18" storm sewer that crosses Park H. 62.The easement along the southerly line of Lot 917 and Lot 855 should be increased to 10'. 63.The dimension of 10', along the southerly line of lot 836, should be moved to dimension the easement along the southerly line of the lot. 64.The public utility easements at the west most comer of Lot 857 should be amended to include an easement line 10' easterly of the proposed 18" storm sewer running to the detention basin. 65.A note should be added stating that there shall be no vehicular access to Oaklawn Avenue from lot 988 and one stating that there shall be no vehicular access to sunset Avenue from lot 965. 66.The correct SSA number should be used in the SSA note. 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 GAPub11c\Yorkv11le\2005\Y00527 Pasquinelli Homes-Grande Reserve\docsVwywrotGRUNITI6-01.doc Sincerely, ENGINEERING ENTERPRISES, INC. 1 G William E. Dunn, P.E. Senior Project Manager c 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 GAPub1ic\Yorkvi11e\2005\YO0527 Pasquinelli Homes-Grande Reserve\docsVwywrotGRUNITI6-01.doc CIP A United City of Yorkville Memo } 800 Game Farm Road iM6 Yorkville, Illinois 60560 Telephone: 630-553-8545 Q Fax: 630-553-3436 Date: February 28, 2006 To: Liz D'Anna From: Travis Miller Cc: Joe Wywrot John Whitehouse Mike Schoppe John Crois Subject: Grande Reserve Neighborhood 17—Unit 16 Upon review of the Final Plat prepared by Midwest Technical Consultants, Inc dated December 20, 2005,the Engineering Improvement Plans prepared by Cowhey Gudmundson Leder,LTD dated January 20, 2006 and the Final Landscape Plans prepared by Rolf C. Campbell and Associates dated December 27, 2005, I have prepared the following comments: Final Plat 1. The overall layout, lot configuration,park locations and alignment of streets are substantially consistent with the approved Concept Plan Group Exhibit"C"; 2. One inconsistency with Exhibit C was noted—Linden Avenue is used as connection to River Ridge Subdivision not Sunset Avenue as was proposed on the Concept Plan. The net result of this change is inconsequential in terms of traffic connectivity,however,Park G will not serve the River Ridge Subdivision as effectively with a longer route of access—recommend providing a pedestrian link across proposed Lot 965 to serve as access to Park G; 3. A development schedule has not been submitted with this Final Plat; 4. The zoning and land use of contiguous property needs to be identified on the plat 5. Street names need to be provided for Street A,B,D,E, F and G; Engineering Improvement Plans 1. No engineering issues were identified/noted on these plans; Final Landscape Plan 1. Change the street trees that are Autumn Blaze Maple to Crescendo Sugar Maple. PC' �_ oc)G - 52 Wheeler Road •Sugar Grove, IL 60554 TEL:630/466-9350 FAX:630/466-9380 www.eehveb.com Engineering Enterpris®s, Inc. March 2, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat&Final Site Development Plan, Yorkshire Estates (Lee Farm), United City of Yorkville Dear Mr. Wywrot: We have reviewed the following submitted material for the referenced Final Plan & Plat submittal: Application and Petition for Final Plat dated January 13, 2006. e Final Plat of Subdivision prepared by CEMCON, Ltd. consisting of 8 sheets, dated November 11, 2005. e Final Site Development Plans prepared by CEMCON, Ltd. consisting of 49 sheets, with initial issue date of December 16, 2005. e Final Stormwater Management Report prepared by CEMCON, Ltd. with original issue date of December 16, 2005. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: GAPub1iclYorkvi11e120041Y00418 Yorkshire Estates(Montalbano Homes)kioes\h"rot02-final.doe Consulting Engineers Specializing in Civil Engineering and Land Surveying General 1. Currently, this property is not contiguous with the corporate limits of the City. 2. 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 0075 dated July 19, 1982. 3. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. We have not yet received a copy of this report if it has been completed. 4. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. Letter received February 17, 2005 (Project Code 0502626)stating Consultation Terminated. b. (IHPA) regarding preservation of cultural resources. Letter received February 18, 2005(IHPA Log#016012085)stating project is EXEMPT. 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 (NO[) General permit to discharge storm water. Items c, d, e&f will be required prior to the start of construction activities. Final Plat of Subdivision 5. The legal description legal descriptions for the 2 exceptions should either me modified to agree with the measured dimensions, or the measured monumentation referenced to give the excepted parcels the land actually described. 6. The building set back lines for lots 73 thru 76 should be dimensioned since they are atypical. 7. The "Surface Water Statement" should be removed from the Final Plat and instead placed on the Topographic Overlay which should be submitted in accordance with 765 ILCS 205/2. GAPublifforkville1200AY00418 Yorkshire Estates(Montalbano Homes)ldocsUwywrot02-final.doc 8. The Owner's Certificate does not follow the City's standard format and language and should be replaced. Once again we will provide the surveyor with the City's standard language for certificates and easement provisions in an electronic format for his or her convenience. 9. The "City Clerk's Certificate"should be added to the Plat. 10. The "City Administrator's Certificate" should be added to the Plat. 11. All easements called out as P.E. should be changed to P.U. & D. E. in order to concur with the City's standard easement provisions, which the surveyor has unfortunately taken the liberty to modify. 12. Minimum 10 foot wide Public Utility and Drainage Easements shall be provided along all right of ways per section 7.10.01 of the Subdivisions Ordinance. Additional easement width may be necessary in some cases due to front yard utilities. 13. A note should be added to the Plat stating "No vehicular access will be allowed to Penman Road from parcels 2 and 3 and no vehicular access will be allowed to Ament road from parcels 1 and 2". See note below regarding re-labeling of the"parcels" 14. A note should be added to the Plat stating "Lots 244 and 245 shall have no direct vehicular access to Wilshire Lane." 15. A note should be added to the Plat stating "Lots 78 and 79 shall have no direct vehicular access to Yorkshire Boulevard." 16. All "parcels" should be relabeled as "lots" and numbered consecutively after lot 294. Additionally, the ultimate ownership of those lots should be indicated on the plat. 17. Where the City storm sewers, sanitary sewers or watemains are run along side lot lines, a minimum 20 foot wide (10 feet each side) Public Utility and Drainage Easement shall be provided. 18. The culvert (double line crossing Yorkshire Boulevard at the east end of Parcel 5) should be removed from the Plat. 19. A larger side yard easement will be needed along the south line of lot 221. 20. The dimension of"260.00'" along the east lines of lots 74 thru 76, does not equal the total of the three lot dimensions. 21. The dimension of"289.99'", along the east line of Parcel 1, page 2, does not appear to be correct. 22. Lincolnshire Drive should be renamed to Lincolnshire Court. G:\PubliclYorkville120041Y00418 Yorkshire Estates(Montalbano Homes)\docsUwywrot02-final.doc 23. Lot 40 does not meet the minimum lot width, at the building setback line, of 80.00'. 24. A bearing is needed for the rear of lots 294 and 293, on page 4. 25. Stormwater Management Easements should be granted over all of Parcels 2, 5 and 7. 26. Public Utility and Drainage Easements should be granted over all of the Stormwater Management Lots (Parcels 1-8). 27. To allow for proposed or future pedestrian or bike trails within any of the stormwater management areas, the City's standard Pedestrian and Bike Trail Easement provisions should be added to the Plat. 28. A 10 foot wide easement is needed along the west line of lot 294 29. Lots 1, 31 and 210 need a 10'wide utility easement along the east line. 30. "P.U.D."should be added to the subdivision title, i.e., "Yorkshire Estates P.U.D.". Final Engineering Plan GENERAL 31. The timing and funding of the construction of the necessary extension of the City's water distribution system, as well as the construction of additional supply, treatment, and storage, will need to be seriously discussed. Per the attached exhibit A, it is the City's intention to move ahead, in cooperation with the "southwest development consortium" for initial funding, with the construction of off-site water main#1. Additionally, the preliminary planning of a potential 5 million gallon stand-pipe, one or more potential deep and shallow wells providing supply of up to 3,000 gallons per minute, as well as a water treatment plant, is underway. The Heartland Crossing development located immediately to the west of the Yorkshire Estates development has been identified as a potential location for the standpipe, one or more wells, and the treatment facility. Per the City's Standard Specifications for Improvements, all water main must be double fed and looped within a subdivision. The completion of the off-site watermain #1 project would result in a source of water being located at the intersection of Illinois Route 47 and Ament Road. The completion of the standpipe, well (or wells), and treatment facility, if constructed on the Heartland Crossing site as is currently being discussed by the City, would result in a second source of water immediately west of the Yorkshire Estates development. Two off- site water main projects will be necessary to tap on to these sources and bring water to the development. It is anticipated that one 12" and one 16" off-site water main extension will be necessary. The cooperation of developers in this "south" area of the City for funding will need to be coordinated in order to allow these projects to proceed. Comment on water main location and sizing within the development is presented later in this letter. GAPublifforkville12004\Y00418 Yorkshire Estates(Montalbano Homes)XdocsVwywrot02-final.doc 32. The timing and funding of the construction of the necessary extension of the Yorkville- Bristol Sanitary District's (YBSD) sanitary sewer system will need to be seriously discussed. Similar to the water improvements, developer cooperation in funding the necessary improvements will need to be determined in order to allow sanitary infrastructure projects to proceed. A lift station has been identified as necessary and is planned to be located to the south of this development. The developer should seek further comment from the YBSD. 33. In a number of locations, bi-directional corner curb ramps are shown at the intersection corners without a corresponding sidewalk tee across the street to accept the pedestrian traffic. Sidewalk tees should be added where necessary. 34. The status of the developer's response to our Preliminary P.U.D. comments in a letter dated April 5, 2005 should be discussed. We are unsure as to the resolution of many issues, such as the requested deviation from the City standard 65 foot cul-de-sac radius. 35. We do not have on file a Field Tile Study if one has been submitted to the City. SHEET 1 —TITLE SHEET 36. Contact information should be provided for Joe Wywrot (City Engineer), Eric Dhuse (Director of Public Works), Engineering Enterprises, Inc. (Engineering Consultant), the Yorkville Bristol Sanitary District, Walter E. Deuchler and Associates (YBSD Engineering Consultant), any contractors and subs that have been contracted to perform work on site, and any other pertinent City or consultant contact. This information can be provided on the title sheet or in the construction specifications/general notes. SHEETS 2-4—CONSTRUCTION SPECIFICATIONS—GENERAL NOTES 37. On sheet 2, under GENERAL, note 1 should reference City of Yorkville Subdivision Control Ordinance and Standard Specifications for Improvements, rather than "City of Yorkville Standards." Additionally, the current "Supplemental Specifications and Recurring Special Provisions" by IDOT and the "Standard Specifications for Water & Sewer Main Construction in Illinois" should be cited in this note. 38. On sheet 2, under GENERAL, note 5 should state "...any item that requires...," instead of "...any item that require." 39. On sheet 2, under GENERAL, note 7, the word "prosecution" should be replaced with the word "execution." 40. On sheet 2, under SOIL EROSION CONTROL, note 1, the "standard specifications" referred to in the note should be clarified (e.g. IDOT). G:1Pub1ic\Yorkvi11e\2004\Y00418 Yorkshire Estates(Montalbano Homes)\docsVwywrot02-final.doc 41. On sheet 2, under SOIL EROSION CONTROL (sub-section INSPECTION SCHEDULE BY DEVELOPER), note 4, the final sentence in the note should be modified to read "...until facilities are accepted by the City," rather than "... until facilities are accepted or approved." 42. On sheet 3, under PROTECTION OF WATERMAIN AND WATER SERVICE, the applicability of note "e" should be clarified. 43. On sheet 3, under SANITARY SEWER, STORM SEWER, WATERMAIN, note 1 & 27 are essentially the same and can be combined. 44. On sheet 3, under SANITARY SEWER, STORM SEWER, WATERMAIN, note 8 should have"non-smear" replaced with "non-shear." 45. On sheet 3, under SANITARY SEWER, STORM SEWER,WATERMAIN, notes 10, 28, 30, and 31 are very similar. We would recommend that these comments are consolidated where possible to eliminate repetition. 46. On sheet 3, under SANITARY SEWER, STORM SEWER, WATERMAIN, note 12 should have the "or" removed to read "No more than a total of 12 inches of adjusting rings and (instead of'and/or) 2 adjusting rings shall be allowed." 47. On sheet 3, under SANITARY SEWER, STORM SEWER, WATERMAIN, note 18, the word "trench"should be added after"...where the proposed underground utility " 48. On sheet 3, under SANITARY SEWER, STORM SEWER, WATERMAIN, note 19, it is recommended that the phrase "all non-structural areas" is used in lieu of "... parkway areas which are not shown with granular trench backfill," as trench backfill is not required in backyards, parks, and other`non-structural' areas and not limited to just parkways. 49. On sheet 3, under SANITARY SEWER, STORM SEWER, WATERMAIN, note 32 should have the word "each" placed after"One set..." in the second sentence. 50. On sheet 4, it appears that the notes are standard YBSD notes. We would suggest entitling the notes to clarify. YBSD should provide any commentary concerning the notes on this sheet. Additionally, it was noted that the word "requirements" within the title "Section 1: General Requirements" located at the upper left of the sheet is misspelled. SHEET 5—STREET PAVEMENT DESIGN AND DETAILS 51. The conflicting sidewalk ramp details, the IDOT "Curb Ramps For Sidewalks" detail, and the detail located directly above it, should be clarified. The geometric layout indicated throughout the plan would indicate a design mirroring the IDOT detail rather than the untitled detail above it. Additionally, the detail in the upper left corner has notes for "roll curb and gutter." B-6.12 is the standard curb type for local residential streets. It was also GAPub1ic%Yorkvi11e120041Y00418 Yorkshire Estates(Montalbano Homes)klocsVwywrot02-final.doc noted that under note 4 under the "roll curb and gutter construction notes" indicates a minimum longitudinal curb slope of 0.4%, however 0.5% should be the minimum. 52. A note calling for "hot poured joint sealer at the pavement-curb joint" should be added to the curb and gutter detail as is required in the City's Standard Specifications for Improvements. 53. A similar note regarding backfilling, as shown in note 7 under the sidewalk detail, should be provided in the curb and gutter detail as note 4. 54. Note 1 under the sidewalk detail should indicate a minimum 5% air 'entrainment,' rather than 'entrapments,' and a maximum air entrainment of 8% should be indicated. 55. The "Typical Local Residential Street Cross-Section" should be entitled as such. The dimension between the ROW and the back of sidewalk should be shown (typically 1'). The parkway distance (distance between back of curb to front of sidewalk) should be 12' instead of 11.5'. Figure 4 in the City Standard Specifications shows the trees in the parkway on either side of the road instead of behind the sidewalk and out of the ROW. The trees should be shown in the parkway per figure 4. In other words, the City's standard cross section as it appears in the Subdivision Ordinance should be used. 56. The Minor Street Typical Section should indicate a parkway width of 12' instead of 115. 57. The Bike Path Typical Section should indicate the 8" aggregate base course, type B, extending 1' further on either side of the 10' wide bikepath (12' total width). SHEETS 6-7—OVERALL STREET LIGHTING PLAN AND DETAILS 58. The Title Sheet for the plan set indicates sheets 6-7 are "Overall Street Lighting Plan and Details," however, the title of both sheet 6 & 7 is "Overall Street Lighting, Tree Planting Plan and Details." No trees are shown on the plan. The title should be clarified. 59. It is our recommendation that proposed street signage and striping be shown on this plan in order to enable review of the location of street name signs, stop signs, speed limit signs, stop bars, crosswalks, etc. This would imply a sheet title change to "Overall Street Lighting, Signage, and Striping Plan and Details." 60. The street lights should be numbered to aid in our review. 61. The following street light distances were noted as being greater than 300 feet. The street light layout should be revised to eliminate distances greater than 300 feet: ❖ Between the street lights in front of lot 144 and lots 139/138 (325 feet) ❖ Between the street lights in front of lot 10 and lots 13/14 (350 feet) ❖ Between the street lights in front of lots 13/14 and lots 17/18 (320 feet) ❖ Between the street lights in front of lots 17/18 and lots 22/23 (335 feet) GAPubliclYorkville1200AY00418 Yorkshire Estates(Montalbano Homes)\docsMwywrot02-final.doc ❖ Between the street lights in front of lots 13/14 and lots 51/52 (320 feet) ❖ Between the street lights in front of lot 10 and lot 210 (380 feet) ❖ Between two street lights in front of the park/school site (335 feet) ❖ Between the street lights in front of lot 213 and lots 289/290 (410 feet) ❖ Between the street lights in front of lots 289/290 and lots 293/294 (320 feet) 62. It is recommended that a street light be added at the end of each cul de sac or 'eyebrow that does not currently have a street light. The islands located in these areas may be the best place to install a street light. Double luminaries on a single pole located in the boulevard islands at the main entrances should be provided. 63. Under the Legend on sheet 6, the mounting height is listed as 20'-7°, however, on the Street Lighting Standard detail the mounting height is shown as 19'-9". The distance of 197 is correct and the Legend description should be revised. SHEETS 8-9—OVERALL SANITARY SEWER AND WATERMAIN PLAN 64. The full length of water main along both Yorkshire Boulevard and Wilshire Lane should be up-sized to 12" main, in accordance with Overall City Water Distribution planning. It is anticipated that this development will be double fed, per City Standards, at the north entrance (at Yorkshire Boulevard) and at the west entrance (at Wilshire Lane). 65. Water mains should be fully looped within the development. To facilitate looping, additional water main should be added to connect Ascot Court and the 'eyebrow' of Williamsburg Way, as well as the 'eyebrow' of Bunbury Lane / Prestwick Drive and the eastern end of Wilshire Lane. Additionally, our office will be performing modeling of the water main to investigate static pressures and fire flows throughout the site. Any additional recommended layout changes, not already mentioned in this letter, will be forwarded to the engineer. 66. In general, no more than 12 homes should be out of service if a segment of water main must be isolated for maintenance/repair. In general this requirement appears to be satisfied, however, it was noted that an additional valve should be placed between lots 165 and 166. A valve should also be added just north of the tee located at Lincolnshire Drive/ Wilshire Lane. 67. The valve and hydrant callouts on the north part of Prestwick Drive need to be adjusted to be closer to the valves and hydrants they correspond to (e.g. H51). 68. The following hydrants are more than 300 feet apart: ❖ H34 & H33 (340 feet) ❖ H12 & H1 1 (320 feet) ❖ H 46 & H47 (360 feet) ❖ H51 & H50 (320 feet) ❖ H50 & H49 (340 feet) GAPublic\Yorkville\2004\Y00418 Yorkshire Estates(Montalbano Homes)\docs\h"rot02-final.doc ❖ H21 & H5 (340 feet) ❖ H7 & H8 (345 feet) ❖ H3 & H10 (320 feet) Additional hydrants should be added, or hydrant location revised, to eliminate the spacing in excess of 300 feet. Also, given the proposed hydrant layout, lots 75 & 76 (and possibly a small portion of lot 138, depending on house location) would not be able to be served by two fire hydrants to all points of the structure, assuming a 300 foot 'radius of service' for the hydrants. 69. A number of sanitary manholes currently planned can be eliminated. In particular, some closely-spaced manholes located around roadway curves could be eliminated, resulting in portions of sanitary sewer cutting across sections of roadway (e.g. in the sanitary sewer run in front of lots 111 — 114, both sanitary manholes S 86 & S87 can be eliminated with the resultant distance between S 88 & S 85 being around 260 feet). 70. Sanitary sewer should be extended to the northern boundary of the development. SHEETS 10-11 —OVERALL STORM SEWER PLAN 71. Storm sewer sizes should be indicating for all runs of storm sewer on this plan. A note can be added clarifying that unspecified sewer size indicates a 12"storm sewer. 72. A number of catch basins need to be added in order to aid in debris collection for storm water coming from backyards. Catch basins should be located in areas that would be easily accessible by the Public Works department for periodic cleaning and maintenance. We recommend the following structures be change from manholes to catch basins: 138, 95, 76, 214. 73. The following lots do not have a sump service stub shown: 73, 10, 11, 12, 13, 14, 15, 16, 17, 169, 170, 267, 268, and 286. 74. The following lots have two sump service stubs shown: 5, 229, 227, 226, and 225. 75. A discharge detail for sump pump should be provided for lots that back up to the drainageway or stormwater management facilities. 76. Storm sewer manhole 267 should be slid to the north 5 feet or so in order to avoid having 10 feet or more of the sump service for lot 75 on lot 74. SHEETS 12-13 — OVERALL SOIL EROSION, SEDIMENTATION CONTROL PLAN AND DETAILS 77. A note or detail should be added to indicate proposed erosion control measures to be implemented at road structures (inlet fabric, sediment baskets, etc.) GAPublic\Yorkvi11e\2004\Y00418 Yorkshire Estates(Montalbano Homes)\docsl1wywrot02-final.doc 78. A note should be added that all perimeter silt fence must be in place prior to beginning earthwork operations. 79. A separate line type and silt fence should be provided for installation following construction of the stormwater management facilities to protect said facilities from the residential construction activities. 80. If the Wilshire Lane access point at Penman Road is intended to be used for site access during earthwork, a stabilized construction entrance should be shown. If it is not intended to be used for access, silt fence should be proposed across the entrance. 81. The engineer should clarify what is proposed at each of the two creek crossing points prior to the installation of the box culverts and roadways. If earthwork equipment is intended to cross the creek at these two, or other, points during earthwork operations then the proposed temporary erosion control at the creek crossings should be indicated. If the box culverts are to be installed immediately upon commencing of earthwork a note should be added to clarify. SHEETS 14-31 — DRAINAGE AND GRADING PLAN 82. The following storm sewer segments were calculated to have a different slope than provided on the plans: ❖ Between 57—56 (shown as 1.00%, calculated to be 0.76%) SHEET 15 ❖ 2—3 (1.03%, 1.00%) SHEET 16 ❖ 208—48 (0.50%, 0.88%) SHEET 17 ❖ 205—206 (2.33%, 1.00%) SHEET 17 ❖ 112— 111 (0.92%, 0.84%) SHEET 21 ❖ 132— 131 (0.25%, 022%) SHEET 23 ❖ 133— 134 (0.64%, 1.07%) SHEET 23 ❖ 121 — 122 (1.00%, 1.07%) SHEET 24 ❖ 124— 125 (1.39%, 1.34%) SHEET 24 ❖ 125— 126 (1.00%, 1.07%) SHEET 24 ❖ 228—229 (1.00%, 0.00%) SHEET 26 ❖ 228—227 (1.64%, 1.56%) SHEET 26 ❖ 242—227 (0.56%, 0.61%) SHEET 26 ❖ 255—256 (0.44%, -0.75%) SHEET 27 ❖ 257—256 (0.39%, 1.37%) SHEET 27 ❖ 303—302 (1.00%, 1.07%) SHEET 28 ❖ 215—213 (0.58%,.0.62%) SHEET 30 ❖ 275—276 (2.00%, 1.92%) SHEET 30 ❖ 276—277 (1.00%, 1.07%) SHEET 30 83. The following inlet structures are deeper than 4 feet and should be up-sized to 4 foot diameter structures: GAPublic\Yorkville\2004\Y0041 S Yorkshire Estates(Montalbano Homes)\docsMwywrot02-final.doc ❖ 45, 44, and 43 (SHEET 14) ❖ 11, 9, and 8 (SHEET 15) ❖ 176, 177, 179, 180, 184, and 185 (SHEET 23) ❖ 127 (SHEET 24) ❖ 265, 264, and 234 (SHEET 25) ❖ 230 (SHEET 26) ❖ 263, 262, 261, and 260 (SHEET 27) 84. Top of curb elevations should be provided at each high point and low point. It is necessary to maintain a 0.5% longitudinal curb slope in order to allow for proper drainage. 85. The stormwater overflow route through the park site should be routed along the perimeter of the park. Currently, no proposed grading information is shown for the park, other than where it ties in to the east stormwater management facility. 86. The maximum allowable longitudinal flow in curb to an inlet is300 feet which is exceeded in several locations. The engineer should submit, along with the revised Final Stormwater Management Report, inlet grate capacity calculations to evaluate ponding depths at inlet locations. 87. The overflow arrow in front of lot 283 is pointed in the wrong direction (SHEET 15). 88. The backyard spot elevation for lot 225 should be moved from behind the overflow arrow so that it may be read (SHEET 15). 89. The south peak sideyard and frontyard elevation for lot 221 should be shown (SHEET 16). 90. Information for the box culvert crossing under Yorkshire Boulevard near station 124+50 should be provided. Also, the engineer should extend the length of both planned box culverts in order to reduce the heavy slope that is currently proposed adjacent to the sidewalk. Wherever possible, there should be a gradually sloped area adjacent to a pedestrian-way for safety reasons. 91. The overflow arrow pointing north in front of lot 221 is incorrect. In the case that stormwater flows overland, the water would flow to the south and off-site (SHEET 16). 92. Overflow arrows should be added at any and all sideyards that are designed to accept overland flow(e.g. between lots 266 &267, SHEET 16). 93. The peak rear yard elevation in the backyard of lot 222 should be shown (SHEET 16). 94. A number of contour elevations shown north of lot 247 and east of lot 249 are incorrect and should be revised (e.g. contour incorrectly shown as 695, instead of 685, SHEET 17). 95. The elevations of the contours for the berm to the west of lot 244 should be shown (SHEET 17). GAPublic1Yorkville\20041Y00418 Yorkshire Estates(Montalbano Homes)\docs\WMrot02-final.doc 96. The flow direction arrows at the intersection of Wilshire/Sheffield indicate the intersection is at a low point and should be revised (SHEET 17). 97. The HWL of all basins should be shown on the drainage and grading plans. 98. The 686.4 sideyard elevation of lot 290/291 appears to be incorrect and should be corrected by the engineer(SHEET 18). 99. A 676 and 675 contours in the basin shown on sheet 18 should be 666 and 665 (SHEET 18). 100. Backyard elevations of lots 288-294 should be reviewed and modified. 101. The front corner elevation for lots 166/ 167 should be provided (SHEET 19). 102. The drainage arrows indicating a low point at station 93+00 along Lincolnshire are incorrect. Additionally, a centerline road elevation needs to be provided at this location (SHEET 20). 103. The callout for storm manhole 143 should be removed or have a leader provide (SHEET 20). 104. The high point indicated by drainage arrows near the intersection of Yorkshire and Williamsburg is incorrect and should be clarified (SHEET 21). 105. Storm manhole 182 requires a symbol in plan view(SHEET 23). 106. The contour elevations should be shown to the berm west of lots 88-94 (SHEET 23). 107. A spot elevation should be provided at the backyard corner of lots 82/83 (SHEET 23). 108. The peak backyard elevation of lot 82 is covered by a drainage arrow (SHEET 23). 109. The contour elevations should be provided on the berm to the north of lots 79-81 (SHEET 24). 110. Drainage direction arrows should be added to the peak elevation in the backyard of lots 202/203 (SHEET 25). 111. Drainage direction arrows should be added to the peak elevation in the backyard of lot 206 (SHEET 26). 112. The peak elevation in the backyard of lots 192/193 should be provided (SHEET 26). G:\Public\Yorkville\2004\YO0418 Yorkshire Estates(Montalbano Homes)\docs\h"rot02-final.doc 113. The contour elevations should be provided on the berm to the north of lots 31-35 (SHEET 28). 114. The top of foundation elevations for Lots 42-45 should be reviewed and revised. SHEETS 32-47—PLAN AND PROFILE 115. A note should be added that no vertical fittings are allowed. It is also recommended that the water main be fully shown in the profile view in order to provide a better visual of the proposed layout, particularly in areas that intended to be lowered due to conflicts with other utilities. 116. In general, where possible, all b-boxes should be located within the parkway one foot off the sidewalk. The engineer should revise the design to indicate this preference. 117. The road tangent slope located around station 15+25 of Wilshire Lane should be provided (SHEET 32). 118. In order to avoid services traversing under roadways, it is recommended that, where possible, comer lots have their water or sanitary service provided from the utility that is on the same side of the road as the lot (such as the water service to lot 170, SHEET 33, and the sanitary service for lot 9, SHEET 33). 119. The sanitary sewer slope between manholes 30-31 (shown as 0.50%, calculated as 0.83%) and 31-32 (shown as 0.50%, calculated as 0.24%) should be checked and clarified by the engineer(SHEET 33). 120. The water service to lot 74 must tie back in to the looped water main and not the water main servicing the fire hydrant as shown (SHEET 36). 121. The proposed roadway profile must be shown for the two Lincolnshire eyebrows (SHEET 38). 122. A dip in the water main is required for 1.5' separation between the 12° storm sewer and 8"water main at station 116+75 along Westminster(SHEET 40). 123. Station text for stations 137+00 through 140+00 should be rotated 180 degrees for easier viewing (SHEET 42). 124. The directions of the inverts for sanitary manhole#31 should be swapped (SHEET 43). 125. Lot 181 requires a sanitary service and water service to be added (SHEET 44). 126. The water main should be shown in the profile around station 170+80 for the crossing of the sanitary sewer(SHEET 44). GAPub1ic\Yorkvi11e\200AY00418 Yorkshire Estates(Montalbano Homes)\docs%vywrot02-final.doc 127. The road grade along Williamsburg / Hampton should be shown between station 173+50 and 175+84 (SHEET 44). 128. It appears that the storm sewer and sanitary sewer located at station 181+35 along Hampton Place is either conflicting or right next to each other. It is recommended that the engineer investigate the design to ensure enough space between the two (SHEET 45). SHEET 48—SANITARY AND WATERMAIN CONSTRUCTION DETAILS 129. The details appear in general compliance with City requirements. SHEET 49—DRAINAGE STRUCTURE DETAILS 130. The details appear in general compliance with City requirements. Traffic Study 131. It should be noted that Ament Road and Penman Road will most likely require complete reconstruction to meet-City standards for the appropriate roadway classification that will apply. Penman Road will probably be.a-Major.Collector and require a 3 lane cross section with landscaped median. Ament Road will probably be classified a Collector and will require turn lanes at all intersections. We should discuss the extent to which the City's transportation impact fee should be used for these perimeter road improvements. Final Stormwater Management Report 132. The calculation for the depth of flow and consequent base flood elevation (BFE) of the creek during the 100-year storm event uses a flow rate of 124.50 cfs. This is appropriate for the upstream end of the creek, before the contributing on-site flows are added, but there must also be calculations for the ultimate downstream flow of 309.11 cfs (2 hour peak existing conditions with on-site flow). A sliding scale should be used to determine the increasing depth of flow in the creek and consequent BFEs through the site. 133. The revised BFE calculations must be used to update the tailwater elevations used for the two outlets. 134. The BFE of the creek should be labeled at intervals along the creek on the grading plans for tailwater effects on the discharge of the basins and to demonstrate the safety of homes, which must be 1.5 feet above the water surface elevation of the creek. 135. The wetland boundaries and buffer should be delineated on the grading plan and the soil erosions control plan to demonstrate that there is no impact. The Army Corp of Engineers determined that the creek is an ACOE Waters of the United States, which GAPub1ic\Yorkvi11e\2004\Y00418 Yorkshire Estates(Montalbano Homes)\docs\h ywrot02-final.doc includes a wetland. The Natural Resources Conservation Service (NRCS) agrees that the rest of the site is a Non-Wetland/Prior Converted (NW/PC). 136. The 28.2 acres for Area #11 are being diverted from the natural drainage pattern. The allowable release rate calculation for the site cannot use this area, so the allowable release must be based on the total proposed development minus Area#11 (144.6 acres — 28.2 acres). The resultant 116.4 acres must be used to calculate the allowable release rate for the various storm events. Therefore, the allowable release rate is 11.64 cfs. The report shows a release of 9.95 cfs, which meets the allowable release; however the 100-yr cfs/acre column should be revised for the allotted 116.4 acres, which would result in 0.085 cfs/acre. 137. Regarding the proposed conditions stormwater modeling, the maximum value calculated using various storm durations must be used to calculate the peak HWL and release rate for the 100-yr, 25-yr, and 2-yr storms. A range of durations, such as 1, 2, 3, 6, 12, 18, 24 and 48 hr, should be used instead of just the 24-hr storm. 138. The Penman Road Culvert stage-discharge input data in both the existing conditions TR-20 model and the proposed conditions with off-site TR-20 model does not match the culvert rating calculations for five elevations from 683.4 to 686.0. 139. In the proposed conditions with off-site TR-20 models, there is a hydrograph that is used twice in a row, which erases the data from the first use, which is needed later. The results from the Addhyd 140 should be coded as hydrograph '3' not '5', because '5' is used in the next line of code for runoff 001. As a result of this error, the flow from the on-site area is not included in the total site release rate. This happens when Addhyd 190 tries to use data from hydrograph '3', which is empty. 140. A couple of acres in the northeast comer of the Park / School lot release unrestricted runoff off-site. Similarly, the rear yards of Lots 18-30 discharge unrestricted runoff due to the grading. If these areas are not detained, these releases are both part of the total proposed release rate. This runoff should be directed to the detention facilities, so that the allowable release rate can be met. 141. There should be emergency overflow spillway discharge calculations for the basins to demonstrate the release rate at six inches above the overflow elevation. We recommend that the discharge at this elevation not exceed 1.0 cfs/acre of tributary area, which would result in 111.64 cfs. 142. The 7x14 ft box culvert under Yorkshire Blvd. must be labeled on sheet 16; this must include length, slope, and inverts. 143. There must be at least 18 inches between the water surface elevation of the 100-yr storm and the top of foundation and the lowest building opening for the emergency overland flow routes. The following locations need revision: GAPub1ic\Yorkvi11e\2004\YO0418 Yorkshire Estates(Montalbano Homes)\docsVwywrot02-final.doc • Lots 1 &2, Section O-O • Lot 104 & Berm, Section F-F • Lots 220 &221, Section B-B • Lots 266 &267, Section A-A 144. There must be overland flow route calculations for key roadway overflow locations. Such as, the ends of the two overflow routes (north and south) from Yorkshire Blvd into the swales of the detention facilities near the creek. The grading may need to be adjusted, and depressed curbs for the overflows into the swales should be considered. The north overflow at that location drains over 100 acres. 145. In addition, channel flow calculations must be performed for flows along roads at significant locations. Such as between lots 286 and 213 along Yorkshire Blvd., in front of Lot 286 on Wilshire Lane, and in front of Lot 213 on Wilshire Lane. 146. The drainage area used to size the storm sewer for inlet 259 must include the runoff from area 003, which is tributary to that inlet. Due to the large area of runoff, a double inlet may be required for adequate inlet capacity. In addition, this additional area must be added to the tributary area for the Lot 46 &51 Section L-L overflow calculations. 147. There should be drainage..arrows on-the: drainage and..grading plans to clarify the drainage at the overflow locations on Yorkshire Blvd., between Lots 31 & 32, and along the rear yards of Lots 32 & 35. 148. On the storm sewer drainage exhibit, there are extra drainage area labels 'X.XX' for inlets 16, 17, 54, 56 and 253. These should be removed. 149. On the storm sewer drainage exhibit, there is a label for inlet 252, 189 and 182, which do not exist. These should be removed. 150. In the storm sewer calculations, there should be supporting calculations for the standard runoff coefficients for the site. The ordinance requires grass to have a C value of 0.50 and asphalt to be 0.98 and roofs and detention to be 1.00. 151. In the storm sewer calculations, the drainage area for inlet 36 should be 0.74 acres not `N/A'. 152. In the storm sewer calculations, the inlet drainage areas are switched for inlets 60 and 61. 153. On the storm sewer drainage exhibit, the label for inlet 218 should be moved closer to the inlet to identify it. 154. The following pipes have flows that exceed the pipe capacity. The ordinance requires that the storm sewer be designed running just full, which means flowing under gravity conditions only not pressure. Please revise the pipes with upstream nodes: 6, 7, 8, 9, GAPub1ic\Yorkvi11e\2004\Y00418 Yorkshire Estates(Montalbano Homes)\docs\h"rot02-final.doc 10, 11, 16, 17, 75, 76, 77, 78, 94, 98, 111, 112, 137, 202, 209, 226, 227, 230, 242, 248, 249, 250, 251, 255, 256, 257, 260, 261, 274, 275, 277, 282, 286, 292, 293, 294, 295, 298, 299, 300, 301, and 305. 155. The pipe velocity must be between 2.5 ft/s and 8 ft/s. The following pipes should be revised. Pipes with upstream nodes: 2, 6, 19, 213, 214, 218, 226, 227, 230, and 233. 156. The Yorkville ordinance requires 3 feet of cover over storm sewers. There are over 150 pipes that need to be revised. 157. The Improvement Plans must be updated to reflect changes in the storm sewer design. Conclusion Our review will continue as the above comments are addressed by the developer and the design engineer. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. 1 � John T. Whitehouse, P.E., P.L.S. 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SOUTHWEST •'KS WATER DISTRIBUTION PLAN • .• EXPANSION Consulting Engineers KENDALL COUNTY, ILLINOIS SYSTEM • •• • • 52 fteeler Road Sugar Grove, Illinois 60554 • • �- �C•1•t•Zti7 : •. �C� CIP United City of Yorkville Memo 800 Game Farm Road Im Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 " 2a Date: March 2, 2006 To: Liz D'Anna From: Travis Miller Cc: Joe Wywrot John Whitehouse Mike Schoppe John Crois Subject: Yorkshire Estates—Plan Council March 9,2006 Comments Upon review of the Final Plat prepared by Cemcon,LTD dated November 11, 2005,the Final Site Development Plans prepared by Cemcon,LTD dated December 16, 2005 and the Preliminary Landscape Plans prepared by Lannert Group, Inc. dated January 6, 2006, I have prepared the following comments: Final Plat 1. The overall layout, lot configuration,park locations and alignment of streets are substantially consistent with the Preliminary PUD plan; 2. A development schedule has not been submitted with this Final Plat; 3. The zoning and land use of contiguous property needs to be identified on the plat Final Site Development Plans 1. Sidewalks should be shown across from all"T" intersections and eyebrows to receive sidewalks from the intersecting street/eyebrow; 2. Provide a final grade for the park site to be a minimum of 2%final grade; 3. Provide a vegetated swale a minimum 50 feet in length between all outfalls entering the creek(2 on Sheet 13 of 49) 4. Verify with Park&Recreation Department the location/alignment of the proposed trail along the creek. Preliminary Landscape Plans 1. Change the title of the document to `Final Landscape Plans' 2. The plans comply with the Landscape Ordinance requirements for Parkway and Landscaping adjacent to Collectors. 3. Provide a maintenance and management plan for the stormwater basin areas with prairie seed mix