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Plan Council Packet 2006 03-23-06 United City of Yorkville 800 Game Farm Road -� - -18M Yorkville, Illinois 60560 Telephone: 630-553-4350 y Fax: 630-553-7575 <`E PLAN COUNCIL AGENDA Thursday, March 23, 2006 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Minutes for Approval/Correction: March 9, 2006 2. 9:30 a.m. - PC 2006-21 Villas at the Preserve - Final Plat 3. 10:00a.m. - PC 2006-14 Cozy Corner - Final Plat 4. 10:30 a.m. - PC 2006-13 Autumn Creek Unit 2 - Final Plat 5. 11:00 a.m. - PC 2006-20 Westhaven (Del Webb) PUD Amendment Plan Council March 9,2006 DRAFT Attendees: John Crois,Interim City Administrator Eric Dhuse, Public Works Director Anna Kurtzman, Zoning Official Joe Wywrot, City Engineer John Whitehouse, EEI Bill Dunn, EEI Mike Schoppe, Schoppe Design Travis Miller, Comm. Dev. Director Sgt. Ron Diedrich, Yorkville Police Dept. Tim Fairfield, BKFD Dave Mogle, Dir. of Parks and Rec. Scott Sleezer, Park Director Guests: Jim Olguin, Goldstein, Skrodzki &Assoc. Phil Stuepfert, Smith Eng. Co. Dan Harper, Kendall Creek Michael Mondus, Spaceco, Inc. Rodger Brown, Inland John Philipchuck, DBC & W, Ltd. Daniel Oefner, Cowhey& Gundmundson Jason Nijim, MPI Dave Schultz, Smith Eng. Co. Mike May, Cemcon Andy Fitz, Montalbano The meeting was called to order at 9:35 by Joe Wywrot. Corrections to the February 23 minutes were noted. Hudson Lakes—Preliminary Plan Primary changes were made to the north side property to be conveyed to the school. Of concern was the relocation of the street,placing it adjacent to the site, providing the district flexibility for entry ways. Travis Miller stated the grading on the school site should be at 3 % for flexibility of placement of playing fields. He will be meeting with the school district next week, in hopes of coming to a final design. The developer would look at options for grading changes, if need be, after this meeting. The developer is completing the traffic study and average daily traffic analysis. John Whitehouse will check with the Mike Crouch at Kendall Co. for the correct spelling of Penman. The lot lines on # 153, 155 and 156 have been modified. John Whitehouse has no recommendations today regarding the sizing of the lift station in Prestwick discharging to Raintree's gravity system. Also,transportation and construction of the Aux Sable Creek pump station needs to be finalized. John Whitehouse stated any engineering basin deviations, should be noted in the annexation agreement, stating"in accordance with the attached exhibit/s" . The minimum should be stated and also location of the variance. EEI recommends a deviation from city standards in proposed wet basin 2A to be below the park development standard of 2 acres minimum size at normal water level. Upon completion of Prestwick and Hudson Lakes,traffic signals will be warranted at Penman Rd. and Rt. 126. The developers will be responsible for the turn lane improvements. The annexation agreement should have language to determine how the signalization will be paid for, and what triggers/timing will be in place, and how the impact fees will be used for this. 1 Eric Dhuse stated that contiguous street names should be within the subdivision, eg. Tremont, and either Boulder Ridge or Hudson Drive(as it crosses Penman) as it changes names. Also in the SE corner,the developer should continue the name from Prestwick to the east(showing Hudson Drive on Hudson Lakes). Arbor Lane crosses Hudson, and should continue all the way to Shoreline Drive. Springbrook Lane should extend to Springbrook Court(or Poppen Lane to Poppen Court). Dave Mogle stated the .85 park will be in the NE corner and asked for a 10' trail, in lieu of sidewalk, along the south side of Penman. The parks department would like the land cash front funded. They are asking the developer to consider an.8' asphalt trail linkage, in lieu of a 5' sidewalk, crossing Boulder Ridge Drive. Scott Sleezer would like the 8' trail to continue across the school frontage. The developer will copy Travis Miller on letter received stating that the wetland is non jurisdictional. This is scheduled for Plan Commission on April 12, with resubmittal of plans and summary of comments from Eric Dhuse and Travis Miller. Bailey Meadows—Revised Preliminary Plan Anna Kurtzman recommends that a note on the plat, for all commercial lots, states all lots meet the setback, bulk regulations, etc. of the zoning code. This provides consistency for all commercial lots. Travis Miller asked that comment#2 under his general comments regarding Capra Street has been previously approved. The buffer yards between the multi-family and single family home needs to have the minimum landscaping required. On the prior preliminary plan the regional bike trail starts at the trail head and continues south to the corridor line. There needs to be clear police visibility of the trail. Mike Schoppe suggested the trail be moved along Rob Roy Creek, with 10' off the curb line along Rt. 47. Needed would be two crossings of Rt. 47. This trail would also run along the Del Webb corridor. And a connection is needed west of the trail head, along the north line of the basin onto Bailey Street, connecting to the sidewalk. A thirty foot landscape buffer yard easement will be noted on the west side of the commercial properties. A typical masonry buffer is 3' tall. There is a lack of planting material on lot 194, buildings 24-29. One tree per 30 lineal foot is required around the basin. The design standards for the creek cross sections need to be revised. Mr. Miller will be preparing minimum planting standards and best management plans, and will forward these to Inland. These will be tied into the city's consideration for the 1:1 ratio. An out lot(#205) for the trail will be created, and ownership will be conveyed to the city. Ownership will be 5' west of the trail all the way to the center of the creek. The edge of this lot would be 7.5' to the back of curb and the corridor would be approximately 40 wide. The city will come up with a proposal for the trail corridor and maintenance for Inland. The allowable set back for a parking lot, for the amendment for the annexation agreement,not the standard 20 feet. There will be a cross section. No concurrence is needed by YBSD for this trail. Inner-connectivity should be shown on the plan, moving the two street stub along the south. Needed are right of ways to the south, and to be determined is whether or not 2 this will be public or private. The stub on the west will be maintained as a stop control, "L"intersection. The area between lot 190 and lot 67 will be a buffer lot. A note will be added to the plan"intend L shape to be entrance to the park". The sanitary sewer will be determined, not to run too close to the creek. Water mains extensions will be determined in conjunction with Del Webb. Travis Miller will provide his management criteria to the developer by March 23. This will be at the May 10th Plan Commission. Grande Reserve Unit 16—Final Plat Comment 42 under Final Plat,was withdrawn by Travis Miller. Dave Mogle pointed out that the park could be accessed with sidewalk along lots 962 through 976, crossing at Linden Avenue and north to Park G. Bill Dunn stated routing of the 16"water main is being discussed with the developer. There is a need for an internal ADT. Under EEI comment 8, Bill Dunn will check on street names (i) and 0). These may be deleted. The operation and maintenance plan, as presented per the other units, will be sufficient (comment#12). Driveway locations will be determined at home building stage, and utilities have been in the center of each lot,per Mike May. Bill Dunn cautioned that a 2-3' differential must be maintained on all lots. If foundation is 3.2' above the road,the driveway slope should not be more than 8%, so garage floor must be lowered. If the grade exceeds 8 % then the maximum finish floor elevation in the garage should be noted on the grading plan. Profiles for main line sewers, with 4 or more structures connecting to it, should be provided for those in the rear and side yards. Bill Dunn will give the developer a list of specific storm sewers that need revisions,not meeting the 3 foot depth requirement. Inlet depths,noted on comment#28, and less that 3', are listed. Dan Oefner stated that generally,this is the first 20 foot from each inlet. Bill Dunn will look more closely at each location and comment. The developer will put the street lights,whenever possible, at the opposite side of the water mains and at"T" intersections. If the water main is on the back side this is not applicable. John Whitehouse stated that,based on the internal ADT, MPI should prepare for city review(including a copy to public works), an overall plan, including stop and yield sign locations, on neighborhoods 17-19. Water main extensions along Galena Road will be completed, and monies credited to developers will be determined by the annexation agreements and negotiations with EEI and the city. Sanitary and water service will be provided by MPI to Park G. Park plans are not finalized, and Dave Mogle asked about additional street frontage at this park, for usability and visibility. Lot 3037 is all storm water management. MPI will address obtaining more frontage on the north south road. Access during construction will be off Kennedy Road, not off Rt. 34. On the mass grading permit, it will be noted that barricades will be placed on Linden Avenue, not to be opened until construction activities are completed. 3 A note on the plat, for lots 3037-3042, should state "to be conveyed to" Lot 3037 will be conveyed to the home owner's association. Comment#53 should be deleted. The zoning on the plat is stated,which the building department reviews. Regarding comment 949, legal descriptions on the plat needs to describe the property as it is subdivided. MPI submitted a letter from the IHPA signing off on the use of the historical site. The preliminary and final plats will be submitted as two separate documents. Park "H"need specific easements, not a blanket easement. This will be scheduled for Plan Commission on April 26. Yorkshire Estates (Lee Farm)—Final Plat Andy Fitz stated the annexation agreement states the park site could be split between the parks department and school district. Mike Schoppe feels the school district does not want to split the site, and that district, in all probability, was not interested in the site, because of the wait for the easterly property to develop and the fact that Heartland Crossing has proposed an entire site on their subdivision. In question is whether the park board would swap the 10 acre section in Montelbano Homes and swap it with the school district for the four acres in the Heartland Crossing. This is an issue John Wyeth will address,and a change in annexation language may be necessary. The developer should provide a schedule,phasing and time line for phasing and construction. A vegetated swale 50 feet in length should be between all outfalls entering the creek. Anna Kurtzman stated that in the typicals that the rear yards setback are going to vary from underlying zoning,based on lot size, and this should be on the plat. Dimensions should be provided where the front building setback lines are deeper than the typical. A listing of lot widths at the building setback lines is needed. John Whitehouse stated the city needs a NRI report and that the endangered species consultation has been terminated and the property is exempt under the IDNR letter received. The owner's certificates should contain standard language which EEI has given to the surveyor. A note on plats(comments 13-15),regarding vehicular access to these area should be added. Storm water management easements should be granted over all of parcels 2, 5 and 7, which allows bike trails within the easements. John Whitehouse will check on the correct spelling of Penman before the mylars are prepared. The developer is working with MPI south and Heartland Crossing for water distribution solutions. Water comes down the east side of Rt. 47 to Ament Road, then east to this property. There will be a second feed, which may be down Ashley to Ament. Eric Dhuse stated that street names should be continuous within the subdivision (eg. Manchester and Huntington). Yorkshire Boulevard should continue across the frontage of lots 218 and 219. A historic street name is needed in the subdivision. Lot 115 and lots 146 need a 45' radius on the corners. Parcel 2 at Ament and Penman will require a 50' right of way radius. Lot 114 needs proper identification of the side and rear setbacks. EEI will review the geometry of the Yorkshire Boulevard taper south from Ament Road. Fee schedules for construction of perimeter roads, and sidewalks along these roads are to be determined. 4 Sanitary and water should be provided to the park site and Scott Sleezer would like the service to be in the middle of the park(lot 5). This will be all in one phase, and there will be no stockpiles at the park site. This is indicated on the final plans. This will be scheduled at the April 26 Plan Commission Minutes submitted by Annette Williams 5 52 Wheeler Road •Sugar Grove, IL 60554 TEL: 630/466.9350 FAX: 630/466-9380 www.eelwob.com Engineering Enterprises, Inc. March 16,2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Villas at the Preserve Final Plat Review United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We are in receipt of the "Final Plat of Subdivision of the Villas at the Preserve" prepared by Dave Johnson and Associates, Ltd. dated February 22, 2006 on Sheet 1 and May 19, 2005 on Sheet 2. We offer the following comments: Final Plat 1. The legal description under the title, on pages 1 and 2, belongs in the Surveyor's Certificate and should be removed. 2. A current Plat of Survey should be provided. 3. A new legal description should be provided which gives measured bearing and distances. 4. A Drainage Overlay is required and should be provided. 5. If not done so previously, a Plat of Annexation should be provided. Consulting Engineers Specializing in Civil Engineering and Land Surveying 6. An Area Table showing the total area of the subdivision, right of way and lots should be provided. 7. The existing right of way for Rt. 71 should be shown. 8. There appears to be a gap between the south line of the subdivision and the north line of Parcel 2 in Kendall County Forest Preserve. 9. All lots should be dimensioned with bearings and distances. 10.All lots should be numbered. 11.The outlots should be changed to lots. 12.The common areas should be shown. 13.The location of 2 concrete monuments should be shown on the plat. 14.Permanent monuments should be a minimum of 1/2 inch in diameter and 24 inches long. 15.The note under the road names should state"Hereby Dedicated". 16.The building setback line for lots 12 thru 15 should be dimensioned. 17.AII front, rear and side yard set backs should be shown on the plat or the typical lot detail. 18.The Developer's misspelled name should be corrected on the bottom of page 1. 19.The existing Wetland should be shown on the plat. 20.Lot 42 does not meet the minimum 80' building lot width and should be revised. 21.According the Annexation agreement Jesse Drive should be Forest Preserve Drive. 22.All right-of-ways at intersections should have a 25 foot radius where right-of-way lines intersect. 23.The triangle pieces at the intersection of Rte. 71 and Forest Preserve Drive should be identified. 24.A 10-foot utility easement should be provided along the front of all lots. 25.A 15-foot utility easement should be provided along the northwest lot line of lot 30 for the sanitary sewer. GAPublic\Yorkville\2005\YO0518 Villas at the Preserve\DocVwywrotFinalPlatO3.doc 26.A 20-foot utility easement should be provided along the west line of lots 31 and 32 for the sanitary sewer. 27.All side yard easements with public utilities running through them should be a minimum 15 feet. 28.A 30-foot utility easement should be provided along the front of lot 12 for the storm sewer. 29.Lot 24 should have a 15-foot side yard easement along the south line for the storm sewer. 30.The sanitary sewer crossing outlot 44 should have a 15-foot utility easement. 31.The watermain crossing outlot 43 should have a 15-foot utility easement. 32.If the HWL of a pond crosses onto a lot, that portion of the lot should be in a drainage easement. 33.The "Surface Water Certification" should be removed from the plat and placed on the required "Drainage Overlay". 34.All unnecessary easement provisions should be removed. 35."County of Kendall" in the surveyor's certificate, should be changed to "County of DuPage". 36.The "Owner's Certificate" and the "Owner's Notary Certificate" should be changed to reflect correct county. 37.The correct certificates and provisions should be used. Copies of same in acceptable format are attached. 38.The surveyor's certificate should state if any part of the subdivision falls within a floodplain and should state what FIRM panel was used. 39.Provisions should be provided for the access easement. Additional Items 40.There has been further discussion regarding sanitary sewer depths with the developer and his engineer. We have advised the Developer that extension of the Sunflower Estates sewer or Fountain Village was allowable if they were to verify that capacity was available from either of these lines. The developer should verify reserve capacities with John Frerich of Walter E. Deuchler Associates, Inc. if this is desired. G:\Public\Yorkville\2005\Y00518 Villas at the Preserve\Doc\IwywrotFinalPlato3.doc Alternatively, the developer should provide additional detailed profile information to illustrate that the currently proposed sewer design meets the minimum depth requirements. 41.The departure from side-load driveways was discussed. The developer indicated that returning to this design would necessitate the use of retaining walls. We requested and the developer provided a sketch of the typical retaining wall that would be required and indicated the worst case scenario. The designer should investigate the potential for lowering and or raising garage floor elevations to minimize the grade differential. The City is considering various design considerations to address the safety concerns of a mid-driveway retaining wall or barrier curb. 42.In general, the use of retaining walls should be reviewed on a case by case basis to avoid walls that may be a safety concern. 43.The developer was cautioned to verify that the off-site water main is being connected to a 12-inch water main in Pressure Zone No. 4 (on Saravanos' development). He was also advised of the requirement for all off-site water main to be included in the plans and to be permitted by the IEPA. 44.The developer should provide the City Engineer with a "Letter of Understanding" that will enable the City to process the necessary water and sewer permits with the IEPA. This letter should acknowledge the developer's understanding that the City's processing of IEPA Construction Permit Application does not constitute or imply its approval of that plans and that the developer is bound to make any revisions deemed necessary by the City Engineer. Review of this project will continue upon receipt of revised engineering plans and final plat that address the comments listed in this review letter and in our February 24, 2006 review letter. If you have any questions or comments please contact either of the undersigned. Sincerely, ENGINEERING ENTERPRISES, INC. William E. Dunn, P.E. Senior Project Manager G_\Public\Yorkville\2005\YO0518 Villas at the Presence\DocVwywrotFinaJPlat03.doe raZcheller, P.L.S Project Manager pc: Liz D'Anna, Administrative Assistant John Crois, Interim City Administrator John Wyeth, City Attorney William Dettmer, Code Official Tom Rayburn, Raycorp, Inc. Jim Brown, Raycorp, Inc. Warren Johnson, Dave Johnson &Associates, Inc. JWF/JTW, EEI GAPublic\Yorkville'\2005\Y00518 Villas at the Preserve\Doc\lwywrotFinalPlat03.doc cy,� c►r o United City of Yorkville Memo + 16 800 Game Farm Road s, VM Yorkville, Illinois 60560 Telephone: 630-553-8545 ' © Fax: 630-553-3436 Date: March 15, 2006 To: Liz D'Anna From: Travis Miller Cc: John Crois Joe Wywrot John Whitehouse Mike Schoppe Subject: Villas at the Preserve—Plan Council March 23,2006 Comments Upon review of the Civil Engineering Plans revised January 23, 2006,Final Plat prepared February 22, 2006 by Dave Johnson and Associates, Ltd., and the Overall Landscape Plan prepared February 3,2006 by Lannert Group and the Naturalized Stormwater Basin Planting Plan prepared February 25, 2005 by Burnside Construction, I have prepared the following comments: General The Civil Engineering Plans and the Overall Landscape Plan depict modifications to the Preliminary Plan including changes to building footprints,the orientation of some garages and the configuration of driveways serving the units. The Annexation and Planned Unit Development agreement for this development defines changes as Major, Minor or Technical and provides procedures of approving each type. Upon review of the approved preliminary and proposed final plans, I recommend this is a minor change based on the following: - The change in garage orientation results in more front loading garages(total of 60 units)than the preliminary plan depicts(total of 44)resulting in a very different overall visual character; - The change in proposed building footprints changes the overall visual character of the development depicted by the approved preliminary PUD. Please submit architectural renderings of the proposed units to ensure the building material required to be employed for this development are substantially similar to the details approved as part of this PUD due to the change in footprint and due to the annexation agreement requiring specific building material treatment for lots 1, 11, 16, 29, 30, 36 and 37. Landscape Plan 1. The Landscape Plan complies with the Parkway Landscaping requirements and Landscaping Adjacent to Arterial requirements. 2. Provide the Tree Survey Spreadsheet referenced on Sheet L2 and ensure the site planting quantity complies with the Tree Preservation Tree Replacement Standards found in Landscape Ordinance Section 2.7.a.3.a. Naturalized Stormwater Basin Plan 1. The Naturalized Stormwater Basin Plan is acceptable as prepared. Final Plat 1. The parcel boundaries and right-of-way lines for lots 11, 16, 30 and 43 should be the same and follow the radial lines shown. Clr,. United Cit y of Yorkville 0 J� 0 County Seat of Kendall County 800 Game Farm Road Esr z,—^ 1836 Yorkville, Illinois, 60560 .� � Telephone: 630-553-4350 Fax: 630-553-7575 Website: www.yorkville.il.us <LE >>• March 16, 2006 TO: Liz D'Anna FROM: Anna B. Kurtzman, AICP< SUBJECT: Villas at the Preserve Final Plat Staff has reviewed the final plat of subdivision for Villas at the Preserve dated February 22, 2006, and offers the following comments: 1. While the typical lot shows a thirty foot building setback there are lots within the subdivision that deviate from this typical. Dimensions of the building setback lines should be provided on each lot which does not meet the typical lot detail. 2. The typical lot detail should also reflect the rear and side yard setbacks. 3. The area reflected on lot 6 is 12,300 sq ft. Dimensionally this lot is 11,294 sq ft, below the minimum 12,000 sq ft. The application should review this lot to determine the correct area and/or dimensions. 4. The applicant needs to provide the width of the lots at the building setback line so staff can confirm that no lot is below the 80 foot wide outlined in the annexation agreement. /abk filename: C:\Documents and Settings\AnnaNy Documents\Villas\fmal plat 3-16-06.doc PL D'-CCJ'C--C March 14, 2006 Mr. Phil Young Phillip D. Young and Associates, Inc. 1107B South Bridge Street Yorkville, Illinois 60560 Re: Cozy Corner Subdivision Dear Phil: I have reviewed the proposed plat of subdivision, dated 3/3/06 and received March 14, 2006, and have the following comments: • Respond to any review comments from our Community Development Department and Building Department. • Add a 10-foot wide public utility and drainage easement centered on the watermain stub north to Hydrant#2. The easement should end 5 feet north of Hydrant#2. • A separate plat of easement will be needed for the offsite watermain across the property immediately south of the development. The easement should be located adjacent to the fixture IDOT right-of-way. Please make the requested revisions and resubmit two prints at your earliest convenience. If you have questions regarding any of these comments,please call me at 553-8527. Very truly yours, Joseph Wywrot City Engineer Cc: John Crois, Interim City Administrator Bill Dettmer, Code Official Travis Miller, Community Development Director car 0 United City of Yorkville Memo + 800 Game Farm Road ,ens Yorkville, Illinois 60560 Telephone: 630-553-8545 p Fax: 630-553-3436 <LE �►��' Date: March 15, 2006 To: Liz D'Anna From: Travis Miller Cc: John Crois Joe Wywrot John Whitehouse Mike Schoppe Subject: Cozy Corner—Plan Council March 23,2006 Comments Upon review of the Landscape Plan prepared by Upland Design December 8, 2005, I have prepared the following comments: Landscape Plan 1. The plant quantities on the plan are sufficient to comply with the Landscape Ordinance. Some of the quantities in the Plant List and Landscape Requirement table are incorrect including the total number of shrubs. Please verify and correct accordingly 2. The perimeter landscaping proposed along the west perimeter is acceptable with the proposed wood fence. Provide a typical detail for this fence on the landscape plan. 3. The northern-most American Linden parkway tree on Rt 47 should be eliminated per IDOT's request due to intersection sight distance concerns. Therefore, 14 total parkway trees are acceptable for this site plan. 4. The monument signs depicted on the plan were not considered as part of this review. Details and locations for monument signage must be submitted to the Building Department for review and approval. 52 Wheeler Road •Sugar Grove,IL 60554 TEL:630/466-9350 FAX:630/466-9380 www.eekveb.com Engineering Enterprises, Inc. March 16, 2006 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat and Engineering Improvement Plan Review,Autumn Creel, Unit 2, (Theidel Property,Pulte Homes), United City of Yorkville. Dear Mr.Wywrot: We have reviewed the following submitted material for the referenced Unit 2 plat and plan submittal: • Civil Engineering Plans for Autumn Creek Unit 2 prepared by Smith Engineering Consultants, Inc. consisting of 97 sheets with initial date of January 27,2006. • Final Plat of Subdivision for Autumn Creek P.U.D., Unit 2, prepared by Thomson Surveying, Ltd.,containing 9 sheets with initial issue date of January 20,2006. • Drainage and Storm Sewer Sizing Report for Autumn Creek Subdivision Phase 11 prepared by Smith Engineering Consultants, Inc.,with initial date of January 27,2006. 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-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. Parts of Autumn Creek, Unit 2 are located within a Special Flood Hazard Area Zone C {areas of minimal flooding} as identified by FEMA based on the Flood Boundary and Floodway Map 170341 0020 C dated July 19, 1982. Consulting Engineers Specializing in Civil Engineering and Land Surveying Final Plat 2. A zoning note should be added to page 1 stating the zoning for the lots in this unit. 3. The abbreviated legal description under the title should be edited to end with " in the United City of Yorkville, Kendall County, Illinois (affects page 1). 4. Concrete monuments should be shown on page one and subsequent pages at the extremities of the unit to comply with the Illinois Compiled Statutes - 765 ILCS 205/1. 5. The adjacent properties where not labeled should show their current status, such as unsubdivided or subdivided. Document numbers and recording dates should be provided for all adjacent subdivided lands. Document numbers for adjacent unsubdivided lands should be shown if available. (affects page 1). 6. The centerline of Kennedy Road should be labeled as stated in the legal description (affects page 1). 7. Parcel 1 and Parcel 2 on page 1 should be geometrically linked together by bearings and distances(affects page 1). 8. Kennedy Road Right of Way adjacent to this unit should be shown and labeled with document numbers and recording dates (affects page 1). 9. A small-scale representation of this unit should be added to the vicinity map (affects page 1). 10.The word `southwest° in the Point of Beginning text for Parcel 1 should be removed and replaced with the more appropriate label "West-most" (affects pagel and legal description page 9). 11. Line work and text overlaps occur numerous times on pages 2-4, 6-8 and should be corrected by trimming line work or moving text. 12.The heretofore granted Public Utility and Drainage Easement within Olive Lane, Olive Court and along the property line common to Lots 282 and 283 should have document numbers added and should be shaded consistent with other such easements on this plat(affects page 2). 13.There appears to be an easement text statement which should be erased, immediately below the intersection of Olive Lane and the match line. 14.That portion of the Heretofore granted Public Utility and Drainage Easement that lies within Lots 283-289 should be dimensioned. The dimensioning should depict the width from the westerly line of said easement to the westerly right of way line of Olive Lane and Olive Court(affects page 2). 15.The easement along the line common to Lots 281 and 282 should have labeling added to depict the width. GAPub1ic\Yorkvi11e2004\Y00415 Theidel Property(Pulte Homes)\Doc\lwywrot05Unit2Final-01.doc 16.The easement along the westerly line of Lot 270 should have labeling added to depict the width (affects page 2). 17.The easement along the westerly lines of Lots 266-269 should have labeling added to depict the width (affects page 2). 18.The approximately 20' easement near the northwest corner of lot 270 should have further dimensioning to more clearly define (affects page 2). 19.The total of the lot dimensions along the north lines of Lots 271-277 do not total the lot dimensions of Lots 265 and 278, and should be corrected (affects page 2). 20.Centerline dimensioning should be added to the line segments of Olive Court and Olive Lane lying northerly and southerly of the centerline of Midnight Place (affects page 2). 21.A note needs to be added to the plat stating, "No direct vehicular access is permitted to Kennedy Road from Lots 249 and 265" (affects page 2 and 3). 22.That portion of the Heretofore granted Public Utility and Drainage Easement that lies within Lots 231, 259 and 260 should be dimensioned. The dimensioning should depict the width from the easterly line of said easement to the easterly line of Autumn Creek Boulevard (affects page 3). 23.The heretofore granted Public Utility and Drainage Easement in Autumn Creek Boulevard and along the property lines common to Lots 231, 259 and 283 should have document numbers added (affects page 3). 24.The width of the easement along the northerly line of Lots 246-248 should be noted (affects page 3). 25.The easement width along the westerly line of lot 248 should be increased to 15' wide to accommodate underground piping shown on the final engineering plans (affects page 3). 26.The rear of Lot 246 has a superfluous leader and dimension (11.98') which should be removed (affects page 3). 27.The rear of Lot 246 has an easement dimension which scales differently from the listed dimension (138.72') and should be corrected (affects page 3). 28.The width of the easement along the southerly line of Lot 250 should be added to the plat(affects page 3). 29.The width of the easements along the line common to Lots 237 and 236 should be added to the plat(affects page 3). 30.The width of the easements along the line common to Lots 234 and 235 should be added to the plat (affects page 3). G:\Public:YOrkville,2004\YO0415 Theidel Property(Pulte Homes)\Doc\Iwywrot05Unit2Final-Ot.doc 31.The heretofore granted Public Utility and Drainage Easement in Olive Lane and Prairie Grass Lane and within the lots adjacent to these lanes should have document numbers added (affects page 4). 32.The heretofore granted Public Utility and Drainage Easement in Olive Lane and Prairie Grass Lane and within the lots adjacent to these lanes should have dimensions added to depict the widths of said easement within said adjacent lots (affects page 4). 33.Match lines when not overlapping lot lines should be represented by a line type and line width to be markedly different when compared to unit lines, property lines, right of way lines and centerlines (affects pages 2-7). 34.The width of the easements along the line common to Lots 293 and 294 should be added to the plat(affects page 4). 35.There appears to be an extraneous line segment that should be erased near the southerly end of the 25' easement in Lot 230 (affects page 5). 36.The shaded heretofore granted easement should have labeling added similar to other pages (affects page 5). 37. Dimensioning should be added along the centerline of Emerald Lane, northerly of Violet Court(affects page 6). 38.The width of the easements along the line common to Lots 356 and 357 should be added to the plat(affects page 6). 39.The shaded heretofore granted Public Utility and Drainage Easement should have document numbers added (affects page 6). 40.The total of the lot dimensions along the westerly lines of Lots 384-387 do not total the lot dimensions along the easterly lines of Lots 376-379, and should be corrected (affects page 6). 41.The total of the lot dimensions along the southerly lines of Lots 369 and 370 do not total the lot dimension along the northerly line of Lot 373, and should be corrected (affects page 6). 42.The shaded heretofore granted Public Utility and Drainage Easement in Lot 313 should have the dashed line work added to define the northerly side of said easement (affects page 6). 43.The heretofore granted Public Utility and Drainage Easement in Lots 336 and 337 should have addition labeling added to depict the widths. (affects page 7). 44.The shaded heretofore granted Public Utility and Drainage Easement should have document numbers added (affects page 7). 45. Lot 322 should have labeling added to state proposed ownership and usage (affects page 7). G:1PubliclYorkville\2004\YO0415 Theidel Property(Pulte Homes;Doc\lwywrot>Unit2F inal-01.doc 46.The width of the easement along the rear lines of Lots 327-332 should be added to the plat(affects page 7). 47.The width of the easements along the rear line of Lots 338-343 should be added to the plat(affects page 7). 48.The width of the easements along the line common to Lots 329 and 330 should be added to the plat(affects page 6). 49.The width of the easements along the line common to Lots 330 and 331 should be added to the plat(affects page 7). 50.The width of the easements along the line common to Lots 333 and 334 should be added to the plat(affects page 7). 51.The width of the easements along the line common to Lots 340 and 341 should be added to the plat(affects page 7). 52.The width of the easements along the line common to Lots 342 and 343 should be added to the plat(affects page 7). 53.The width of the easements along the southerly line of Lots 333-335 should be added to the plat(affects page 7). 54.The width of the easement along the southerly line of Lot 332 should be added to the plat(affects page 7). 55.The width of the easements along westerly line of Lots 348 should be added to the plat(affects page 7). 56. Dimensioning should be added along the centerline of Slate Drive between the centerlines of Indigo Way and Emerald Lane(affects page 7). 57.Shading of the heretofore granted Public utility and Drainage Easement should be added to be consistent with the other pages (affects page 8). 58.The document number of the heretofore granted Public utility and Drainage Easement should be added (affects page 8). 59.The bend in the westerly line of Lot 336 should be more graphically defined (examples would be leaders, symbol and label) (affects page 1 and 8). 60.The Owner's Certificate and owners Notary Public Certificate should be changed to the standard language required by the United City of Yorkville (affects page 9). 61.The Surveyor's Certificate should be changed to the standard language and form required by the United City of Yorkville (affects page 9). G:%Public Yorkville\2004\YO0415'rheidel Property(Pulte Homes)\Docllwyvirot05Unit2Final-Ot.doc 62.The legal descriptions should be edited to end with "In the United City of Yorkville, Kendall County Illinois." and be included in the Surveyor's Certificate (affects page 9). 63.The first line of text under the"Easement Provisions" heading should have the word "non-exclusive" added (affects page 9). 64. Review of the FIRM 170341 0020C shows part of the property of this unit to lie within a Special Flood Hazard Area. Part of the property of this unit does lie within Zone C as the certificate states. Amendment of the certificate is necessary. 65.The limits of the flood plain should be shown on the plat. 66.The geometry should be shown for the roads within Bristol Lake Subdivision that intersect Kennedy Road. Civil En-gineering Improvement Plans General 67.The plans generally clear and very well presented. In particular, the use of large scale intersection details greatly assists in design, review and construction and should be encouraged for all subdivisions. 68. Contact information for developer, Yorkville personnel,YBSD, utility companies, etc. should be added to the Title Sheet. 69.The discrepancy in datum between EEI and Thomson Surveying will be investigated further by EEI. 70.Sheet 5,the Overall Plan, is not included in the plans. 71.On Sheet 97 the YBSD construction details are poor quality and difficult to read. These should be replaced with more legible details. 72. United City of Yorkville specifications for curb & gutter, street lighting and paving should be added to the plans. 73.On Sheet 23, the limits of sanitary sewer construction should be shown including the type of connection. Existing and proposed invert elevations at the point of connection should be provided 74.At San MH 802 the invert labeled as SE should be SW. 75.On Sheet 41 he Match line labeled as Sta. 309+50 is drawn at Sta. 309+61. 76.On Sheet 43 MH 402 the NE invert should read SE 77.On Sheet 44 MH 502 the NE invert should read SE and the SW invert should read NW. G:\Publid..Yurkville\2004\YO0415Ineidel Pmpeny(Pulte Homes)\Doc\Iwywrot05Unit2Final-D1.0oc 78.On Sheet 44 MH 500 the SW invert should read NW and the NE invert should read SE. 79.On Sheet 47 MH 904 appears to have a typo—for a 0.5%slope the invert should be changed from 639.44 to 638.44. 80.On Sheet 49 MH 420 to MH 422 length of sewer, slope and invert elevations do not agree and should be corrected. 81.On Sheet 40 invert elevations for CB 1391 are incorrect. 82.The orientation of the north arrow on Sheet 44 should be corrected. 83.On Sheet 46: Storm Line #1102—Should read 66' at 0.70% 84.On Sheet 15: Lots are mislabeled and should be corrected — Change Lot 17 to 231, 18 to 259, 32 to 260, and 33 to 299 85.On Sheet 87: Tags should be included for all storm structures and lines to be installed as part of Unit 2 86.On Sheet 13: Storm Sewer information to the East on Kennedy Road should be shown. 87.On Sheet 87: #1001: Slope should be changed from 0.80%to 1.00% 88.On the Utility Plans and in Plan & Profile sheets, where water main extends to the limit of the development a plug or connection should be called out. 89. Due to the relative elevations of the sanitary sewer and water main in many areas of the plan, water main protection will be required. Water main protection should be called out for al service and main line locations where conflicts exist. 90.Sanitary services should be added for Lots 264 and 257. 91.All 2-foot diameter inlets or catch basins that exceed 4 feet in depth should be replaced with 4-foot diameter structures. 92. Proposed contour lines should be labeled on the Erosion Control Plan. 93.The topsoil stockpile should be located on the Erosion Control Plan and protected with silt fence. 94.A note regarding dust control, mud control and cleaning of existing street should be included on the Erosion Control Plan. 95.The grading plans should show proposed contours. G:\PubliclYorkville'2004\YO0415'T'heidel Propenv(Pulte Homes)\Doc'JwytvrotO5Unit2Final-01.doc 96.On Sheets 72 & 73 Spot elevations should be shown at the corners of all lots near intersections. 97.Section 8 of the Storm Water Report indicates that in several areas the surface of the overland water flowing is less than 1.5 feet from the tops of foundations. The top of foundation and lowest opening should be at least 1.5 feet above the water surface elevation created by the 100-yr storm event. The lots in question are 150, 165, 166, 168, 172, 173, and 174. 98.On Sheet 72 the NW comer of Lot 338 appears to be too low. This grade should be adjusted or show additional grades to illustrate flow. 99. For all Cul-de-sacs — Intermediate T/C grades should be added in order verify minimum slope requirements around the perimeter of the cul-de-sac. 100. Trench Backfill should be shown at all the required locations. 101. On Sheet 43: The proposed centerline profile should show the proposed slopes. 102. A street light should be added on Indigo Court. All other street light locations are acceptable. 103. Fire Hydrant and Valve spacing is acceptable. Water main sizing will be checked against the City water main model to verify accuracy. Storm Water Report 104. Yorkville specifies Runoff coefficient "C° values of 0.98 for paved surfaces and 0.50 for grass areas. The use of .35 for grass areas is appropriate in light of the soil types present in this area. 105. In the Storm Sewer Computation Sheet, the drainage areas D2 — D10 are left blank, and invert elevations for D2 — D10 are incorrect. This sheet should be revised and corrected. 106. The rim elevations and HGLs should be included in the storm sewer calculations. 107. Design flows should not exceed flow capacity of the pipe. 108. On the phase 2 drainage map provided, the areas of the individual basins should be provided. 109. The basin should include tail water effects from Blackberry Creek. The model should be run with tail water conditions and without tail water conditions. GAPublic,Yorkvi11e\2004W00415 Theidel Property(Pulte Homes)\Doc11wywrot05Unit2Final-01.doc 110. There should be calculations for the emergency overflow spillway for the basin that demonstrate that it is sized appropriately. We recommend that a flow of 1.0 cfs per tributary acre is not exceeded at a 6" depth of flow over the spillway elevation. Conclusion Our review will continue upon receipt of revised final engineering plans and final plat. None of the recommended engineering revisions will affect the proposed lots or right of way. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. 0-1 William E. Dunn, P.E. Senior Project Manager Mark G. Scheller, P.L.S. Project Manager pc: Liz D'Anna,Administrative Assistant John Crois,Acting City Administrator Matt Cudney, Pulte Homes KMH/PJH, SEC 0 630-553-7646 DMS, Thomson Surveying CAD 847-318-9792 JWF,JTW- EEI G1Pub1ic\Yorkvi1le•Q004\Y00415 Theidel Property(Pulte Homes)\Doc\lwywrot05Unit2Final-07.dM Mar - 16 . 2006 2 :34PM No . 1114 P- 2/3 ScfWppe Da q n AssocWes, Im PC Landscape Architecture and hand Planning 128 S. Main St. Ph. (630) 551-3355 Oswego,IL 60543 Fax(630)551-3639 March 16,2006 MEMORANDUM To: Travis Miller—Community Development Director From: Mike Schoppe-Schoppe Design Associates,Inc. Re: Autumn Creels—Unit 2 We have reviewed the Final Plat dated 1/20/2006 prepared by Thomson Surveying,the Civil Engineering Plans dated 1/27/06 prepared by Smith Engineering Consultants and the Landscape Plan dated 9/27/04 prepared by Gary R Weber&,Associates,and provide the following comments: Final Plat 1. The overall street network, open space system and lotting is consistent with the Preliminary P.U.D. Plat and Plan(exhibit D)of the Annexation Agreement. 2, Lot 345 is slightly below the required mWmwn lot size and needs to have lot lines adjusted to increase the lot size above 12,000 s.f. All other residential lot sizes are consistent with the Preliminary P.U.D. plan. 3. Lots 230 and 236 are future park site. The notes on these lots need to be changed to read that they will be conveyed to the City of Yorkville. Civil Engineering Plans 1. Provide sanitary sewer service to lot 336 and lot 230. 2. Provide a maintenance and management plan for the establishment of the naturalized plantings around the stormwater basins. 3. The proposed grading behind lot 342,where the future trail is planned, creates a slope in excess of 25%. Revise the grading in this area to create a trail corridor with a maximum longitudinal slope of 10%and a maximum cross slope of 2%. 4. The overall slope for the park area on lot 230 is less than I%. Revise grading plan so that the park site has a slope of between 2%and 5%. �►�ez Mar • 16. 2006 2: 34PM No. 1114 P - 3/3 Landscape)Plan 1. Add a general note stating that no trees shall be planted closer than 30 feet from the right- of-way intersection,and 20 feet from street lights, stop signs,and fire hydrants. 2. Remove Autumn Blaze Maple from the representative tree list. 3. Building Department should review location and setbacks of the proposed sign monuments. If you have any questions regarding our comments,please call. CC: Mayor Art Prochaska John Croix, Interim City Administrator Joe Wywrot,City Engineer John Whitehouse--EEI Bill Dettmer,Certified Building Official Pegs 2 of 2 Ciro United City of Yorkville Memo 800 Game Farm Road EST Yorkville, Illinois 60560 Telephone: 630-553-4350 0 `�� � Fax: 630-553-7575 ALE Date: t ® l To: �- From: { C5 An✓L a A14'a'l Sufi VP. Agenda Item: ' was not available at the time packets were produced. This item will be available and distributed in a supplemental packet. Any questions please contact S� P�G�e� -- j3 (�� . 2`�tioo.o United City of Yorkville Memo 800 Game Farm Road esr _ s3s Yorkville, Illinois 60560 -4 Telephone: 630-553-4350 0 p Fax: 630-553-7575 <LE Date: March 20, 2006 To: Plan Council From: Lisa Pickering, Office Assistant Subject: Additional information for Plan Council packet—March 23, 2006 Attached please find EEI's comments for Item#5 —Westhaven(Del Webb) PUD Amendment. Please add this information to your plan council packet. 52 Wheeler Road •Sugar Grove, IL 60554 TEL: 630/466-9350 FAX:630/468-9380 www.eekveb.com Engineering Enterprises, In=. March 20, 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 and Plat Review, Del Webb- Westhaven, 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: • Application and Petition to Amend Annexation and Planned Unit Development Agreement dated February 23, 2006. • Revised Exhibit B-1 (Zoning Exhibit) to be appended to the Revised Annexation and P.U.D. Agreement prepared by Smith Engineering Consultants, Inc consisting of 1 sheet with initial issue date of February 23, 2006. • Revised Exhibit C-1 (Zoning Exhibit) to be appended to the Revised Annexation and P.U.D. Agreement prepared by Smith Engineering Consultants, Inc consisting of 1 sheet with initial issue date of February 22, 2006. • Preliminary P.U.D. Plat prepared by Smith Engineering Consultants, Inc. consisting of 33 sheets with initial issue date of February 23, 2006. • Preliminary P.U.D. Plan prepared by Smith Engineering Consultants, Inc. consisting of 9 sheets with initial issue date of February 23, 2006. • Preliminary Landscape Plan prepared by SEC Planning Consultants consisting of 8 sheets with latest revision date of February 23, 2006. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with initial issue date of February 23, 2006. Consulting Engineers Specializing in Civil Engineering and Land Surveying • Report of Soils Exploration for the Garritano Property prepared by Testing Service Corporation dated August 30, 2004. • Report of Soils Exploration for the Brummel Property prepared by Testing Service Corporation dated November 14, 2003. • Agricultural Existing Drain Tile Investigation Plan for Garritano Parcel (mislabeled as Brummel Parcel) prepared by Huddleston-McBride Co. consisting of 1 sheet dated December 30, 2005. • Agricultural Existing Drain Tile Investigation Plan for Brummel Parcel (mislabeled as Garritano Parcel) prepared by Huddleston-McBride Co. consisting of 1 sheet dated December 30, 2005. • Consultation Agency Action Report from IDNR (Project Code 0501792) issued November 18, 2004 stating "consultation terminated': • Phase I Cultural Resource Survey prepared by Environmental Compliance Consultants, Inc. dated August 2, 2005 and IHPA determination letter for the project site (Log #011120104) dated August 15, 2005 stating Site 11 Ke674 is potentially significant and should be preserved by a deed covenant. Note: This site appears to be located in the southeast comer of Westhaven and may encompass parts of Lots 39, 40, 102 and 104. The status of the evaluation of this potential site should be submitted. • Wetland Assessment prepared by Christopher B. Burke Engineering, Ltd. Dated September 21, 2004. • Determination letter from the U.S. Army Corps of Engineers dated August 15, 2005, asserting jurisdiction over that part of the property falling within Rob Roy Creek. • YBSD consultant correspondence with SEC, October of 2004, regarding interceptor routing and invert elevations. • ALTA/ACSM Land Title Survey, Sheet 1 of 2, dated August 1, 2004, prepared by Thomson Surveying, Ltd. • Traffic Impact Study for Del Webb — Yorkville prepared by Smith Engineering Consultants, Inc., dated September 2, 2005, with supplemental internal ADT analysis dated September 6, 2005, for use in classifying the internal roads. 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. GAPublic\Yorkville\2003\Y00302 Del Webb-Pulte Homes(Galena&Rt.47)\Docs\lwywrot03PrelimPlan.doc 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, floodplain and floodway have been identified in the Rob Roy Creek Study and any impacts on the proposed stormwater management system's discharge due to the tailwater effects of Rob Roy Creek will need to be evaluated. 2. A review of the Wetland Assessment should be completed by the City's wetland consultant prior to Preliminary P.U.D. Plan approval. 3. The Traffic Impact Study dated September 2, 2005 requires revision and updating to correspond with the Revised P.U.D. Plan which has omitted the previous access to Illinois Route 47. This revised study should be submitted for concurrent review by the City and the Kendall County Highway Department. 4. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 5. 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 0501792) Letter issued November 18, 2004 stating "consultation terminated': b. (IHPA) regarding preservation of cultural resources. Deed covenant or avoidance of Site 11Ke674 is required per IHPA letter dated August 15, 2005. (Log#01 1 1 201 04) 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. Note, Pennit applied for on February 10, 2006. g. Kendall County Highway Department regarding access locations, intersection improvements and right of way requirements for Galena Road. GAPublic\Yorkville\2003\YO0302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsUwywrot03PrelimPlan.doc Items a and c have been addressed to the extent required for Preliminary P.U.D. Plan approval, item b has not. We understand that communication has been ongoing with the County Engineer regarding Galena Road. The City should be copied on all correspondence. Items d, e & f will be required prior to the start of construction activities. Preliminary P.U.D. Engineering Plan General 6. All proposed streets within this development are proposed to be privately owned and maintained. Sufficient easements for all City utilities will need to be closely scrutinized during final platting. 7. Of particular importance is that no utility should be located closer that 15 feet from any structure. Additional separation may be required due to excessive utility depth. Streets and Rights of Way 8. All on site pavement cross sections meet the City's structural requirements. The only deviation from the City's road improvement standards is the use of M-3.12 curb and gutter in the Manor areas which we feel is appropriate. 9. The Bristol-Kendall Fire Protection District should review and comment on the adequacy of the proposed cul de sac pavement radii. 10.A note should be added to the proposed Galena Road Cross Section on Sheet 9 stating "Cross section and construction requirements shall be as reviewed and permitted by the Kendall County Engineer". 11.On Sheet 9, the E-W Collector Road cross section should delete reference to "Future East Beecher Road". The location and design of the Beecher Road extension will be determined at a future date. Street LiQhtin4 12.Except for the following note, the proposed street lighting systems meets the location and spacing criteria for public streets. 13.A street light should be added on Sheet 6 between Lots 48 and 49 in Neighborhood 12. 14. The street light network should be privately owned and maintained as the roads will be. Storm Sewers GAPubl1c\Yorkville\2003\Y00302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsUwywrot03PrelimPian.doc 15. We believe it is appropriate that the storm sewer collection and conveyance system be privately owned and maintained as is the proposed road system. 16. The storm sewer system as proposed appears adequate to handle the storm water for this development. A complete storm sewer design report will be required as part of the final engineering. In order to demonstrate adequate storm sewer sizing is being provided in the initial units to be platted, the storm sewer sizing report should cover the main trunk storm sewers for the entire development. Sanitary Sewers 17. There are an extreme number of sanitary manholes proposed along some of the curved streets. These should be closely reviewed at Final Engineering and the number lessened if at all possible. 18. The design engineer should review the sanitary sewer network with YBSD to determine the extent to which other properties may be served by these sewers and the appropriate extension and stubs provided. This is particularly the case with the balance of the Pulte property northerly of the ComEd right of way. Water Mains 19. Except as noted following, the proposed layout and looping of the water distribution system is adequate as proposed. 20. In Neighborhood 11, the water main connecting the 2 cul de sacs should be removed and the cul de sac water mains instead extended the short distance to the water main along Westhaven Boulevard. 21. Water main should be extended to the intersection of Galena Road and the Beecher Road extension. Since Neighborhoods 12 and 13 also need a second feed, both of these issues could be addressed as follows: Extend a water main between Lots 25 and 26 in Neighborhood 10 to Galena Road, run westerly to Beecher Road, run northerly along Beecher Road and into Neighborhood 13 between Lots 26 and 27. 22. The water main in the Neighborhood 8 cul de sac needs to be looped, preferable by running it back easterly in the southerly parkway and removing the water main across the throat of the cul de sac. The sanitary sewer should probably be run down the center of this short cul de sac. 23.To avoid the long services, the water main should be extended farther into the southwesterly cull de sac in Neighborhood 4. 24. A water main stub should be provided to the south line of the ComEd right of way through, or just easterly of Neighborhood 9. The exact location should be coordinated at Final Engineering with the Bailey Meadows development. GAPublifforkville\2003WO0302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsUwywrot03PrelimPlan.doc 25. The water main should be extended along the Beecher Road extension westerly of Neighborhood 12, northerly from the E-W Collector, or between Lots 9 and 10 in Neighborhood 12 to the northwest corner of the development. 26. This will be dependent on the results of the following comment, but the proposed 12 inch main at the Westbury west entrance (the Del Webb main entrance) may need to come across Galena Road as well to provide multiple feeds and better fire flows. 27. Now that the Del Webb, Bailey Meadows and Westbury developments seem to be progressing concurrently, we will look at the proposed large main distribution scheme to ensure implementation of the most cost effective sizing and routing between the developments, across Galena Road and across Rob Roy Creek/Route 47. Once these routes have been determined, easements should be granted, unconditionally, by the respective developers to enable the installation of these mains. Failure to grant such easements should result in the stalling of plat and plan processing. 28. Fire hydrant and valve spacing generally appears adequate. However, specific locations and water main sizing will be addressed at Final Engineering. Preliminary Stormwater Management Study and Report 29. A complex stormwater management system consisting of 7 interconnected detention basins with various tailwater effects should not be modeled as a single hypothetical detention basin. A stormwater modeling program capable of simulating the effects of interconnected detention basins should be used. The lag time between basins and the effect of matching the multiple drainage areas with their basin sizes can require more volume than a single mock basin. This should be analyzed now to avoid the possibility of losing lots at a later engineering phase due to the realization that large basins are required. 30.The 2-yr (0.04 cfs/acre) and the 25-yr (0.08 cfs/acre) release rates should be met in addition to the 100-yr(0.15 cfs/acre) release rate. 31.The maximum value calculated using various storm durations should be used instead of only the 24-hr storm. We recommend analyzing the following durations for a critical duration analysis: 1, 2, 3, 6, 12, 18, 24 and 48-hr. 32.The stormwater model should demonstrate that depressional compensatory storage volume is achieved in addition to the required detention volume. It should show which basins are providing compensatory storage. A model should be run to determine what the HWL at the allowable release would be for the required detention. Then a second model would be run with the release rate adjusted to achieve the additional compensatory volume. 33.The allowable release rate should be met for all of the site discharge locations not only for the overall release rate. This should be analyzed per sub- watershed, while preserving existing drainage patterns. GAPublic\Yorkville\2003\Y00302 Del Webb-Pulte Homes(Galena&Rt.47)\Docs\hrywrot03PrelimPlan.doc 34.Stormwater model inputs and results should be printed out and included in the report instead of screenshots of the program. 35.The Bulletin #70 rainfall intensities amended for the specific City of Yorkville area should be used. Refer to Table 1 and Figure 21 from Bulletin#70. We recommend using the following values. Rainfall in inches pe r Storm Fre uenc Duration 100 year 25 year 10 year 2 year 48 hr 9.05 6.53 5.34 3.42 24 hr 8.40 6.01 4.96 3.15 18 hr 7.73 5.51 4.56 2.89 12 hr 7.31 5.22 4.32 2.75 6 hr 6.30 4.51 3.72 2.37 3 hr 5.38 3.85 3.17 2.02 2 hr 1 4.96 J 3.54 2.93 1.86 1 hr 1 3.95 1 2.82 2.33 1.48 36.The proposed stormwater management system's ultimate discharge to the Galena Road ditch is not acceptable. A safe means of conveying the allowable discharges from this site to established drainageways, i.e. Rob Roy Creek and its west tributary will need to be investigated and the necessary easements acquired. 37.As in all other developments, direct storm sewer discharges to Rob Roy Creek should not be permitted. The use of shaded channels or bio-swales of an appropriate length upstream of Rob Roy Creek should be required. On site stormwater infiltration practices should also be utilized where practical to lessen the amount of runoff from this development. 38.General comment number 1 regarding the potential tailwater effects of the Rob Roy Creek flood profile should be addressed in the stormwater report. 39.The existing conditions stormwater model along with supporting calculations and documentation should be included. 40.The elevations in the Proposed Pond Volume tables do not match the plans. 41. The proposed contour lines of the stormwater management basins should be labeled. GAPublifforkville\2003W00302 Del Webb-Pulte Homes(Galena&Rt.47)\Dots\lwywrot03PrelimPlan.doc The following items will need to be addressed in the Final Stormwater Management Study and Report 42.The 10-yr critical duration storm should be analyzed to demonstrate that it causes less than 2 feet of bounce. 43.There should be cross-sections shown on the plans and depth of flow calculations for the emergency overland flow routes to demonstrate that the top of foundation and lowest opening of affected buildings are at least 1.5 feet above the water surface elevation (WSEL) created by 100-yr storm. 44.There should be calculations that demonstrate that maximum road ponding requirements are met at overflow locations and major cumulative overland roadway flow routes. 45.The detention basin emergency overflow spillways should be appropriately sized along with supporting calculations. We recommend that a release rate of 1.0 cfs per tributary acre is maintained at a 6 inch depth of flow over the spillway elevation. 46.The drawdown times for all 8 basins should be included in the report. 47.The discharge from several detention basins combines with the storm sewer collection system before discharging into downstream basins. Both the basin discharge and the runoff collected by the storm inlets will need to be modeled in the final storm sewer design analysis and report. Preliminary P.U.D. Plat Sheet land General Note: The following Preliminary Plat comments are quite detailed. However, addressing them at this time will greatly simplify the Final Plat review. 48. The old legal descriptions which in aggregate describe the "AS SURVEYED" legal description should be removed from this plat. (affects sheet 1) 49. Adjacent owner information should be added to properties East of this subdivision. 50. The City's standard easement provision calls for Public Utility and Drainage Easements (P.U. & D.E.). This plat and all notes and callouts should reflect the City standard. Also, the following easement provisions will apply as well: Stormwater Management Easement (S.M.E.) and Landscape Buffer Easement. The surveyor has been given electronic flies of the City's standards easement provisions and certificate language which shall be used on the final plats. GAPub5c\Yorkville\2003\YO0302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsUwywrot03PrelimPlan.doc 51. To eliminate future confusion in property conveyances and to shorten future review letters, all lots shall be numbered consecutively throughout this Preliminary Plat and not duplicated from unit to unit. 52. The ultimate usage of all Lots other than the residential lots in this subdivision should be clearly stated on the Plat. 53. Right of Way information (dedication and width) should be added for that part of Galena Road lying South and adjacent to the centerline as shown on this plat. 54. The proposed Beecher Road right of way, to be dedicated, should have additional dimension labeling added. Additionally, a note should be placed on Sheets 1, 21, 23 and 24 stating. "The final configuration, location and width of the proposed Beecher Road right of way shall be determined at Final Platting of the affected units. Approval of this Preliminary P.U.D. Plat, in no way, grants approval of the proposed Beecher Road geometry. 55. The bearing along the line from the Point of Commencement to the Point of Beginning should be changed to North and West, as the legal description states. 56. The dimension, 1765.47', along the North and South Quarter line of Section 5 should have leader work added to show the extents of said line. 57. The name and address of the owner of the property should be added. 58. The calculated closure of the overall boundary is 0.35' when using the distances and bearings, as described in the legal description and as shown on the graphical portion of the plat. The boundary legal description and drawing portion should be edited to provide a closed figure. All units within this subdivision should also be checked for closure. (affects sheets 1 —33) 59. For future reference, the surveyor should note that the word "Neighborhood" shall not be used at the Final Plat stage and the Units, as submitted for Final Plat consideration shall be numbered in order from 1 to "X" in the order they are presented for City consideration. 60. The note for the heretofore dedicated North Line of Galena Road should have a document number added, if it exists. Sheet 1 states "to be dedicated" for the same Road and conflicts. Also, on Sheet 1, the Galena Road right of way recipient will be Kendall County and the method of conveyance will most likely be by Warranty Deed. This should be verified with Fran Klaas and the appropriate language inserted. (affects all sheets showing Galena Road) 61. Dimensions should be added to Lots 9 and 14 in Unit 1 for the portions along the 25' radii. Sheets 4 & 5 GAPublic\Yorkville\2003\YO0302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsVwywrot03PrelimPlan.doc 62. The Del Webb Boulevard document number note should be removed on Sheet 4. 63. The dimension along the northwesterly line of Lot 77 in Unit 3 is listed as 48.87'. This is in conflict with the dimension shown for the southeasterly line of Lot 3 in Unit 2, correction is needed. 64. A centerline dimension should be added for that part of the curve of radius 450' (C16 of the curve table) that lies between the two intersecting roads. Sheet 6 65. Sanitary sewer, storm sewer and water main are shown traversing Lot 104 in Unit 3. This lot should be covered by a blanket Public Utility and Drainage Easement. 66. Dimensions should be added to Lot 41 in Unit 3 for that portion along the 25' radius 67. A dimension should be added to the curved centerline of radius 450', between the intersecting road centerline and the point of curvature south of said intersecting road centerline, in Unit 3. 68. The Lot 104 in Unit 3 note, as shown on sheet 5, item 8 in the notes block, should also be added to the notes block on this sheet 6. Sheet 7 69. Dimensions should be added to Lots 56, 59 and 64 in Unit 4 for the portions along the 25' radii. Sheet 8 70. Dimensioning should be added to the lot lines common to Lots 30 and 31, Lots 32 and 33, Lots 34 and 35 in Unit 4 to be consistent with other dimensions on this sheet Sheets 9 & 10 71. Lot 14 in Unit 5 should be shown in its entirety on one sheet. Sheet 11 72. Dimensions should be added to Lots 53, 58 and 62 in Unit 6 for the portions along the 25' radii. Sheet 12 GAPublic\Yorkville\2003\YO0302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsVwywrot03PrelimPlan.doc 73. Dimensions should be added to Lots 74 and 83 in Unit 6 for the portions along the 25' radii. Sheet 13 74. The southerly line of Lot 41 in Unit 7 should have the dimension added, 72.27. 75. Dimensions should be added to Lots 9 and 20 in Unit 7 for the portions along the 25' radii. 76. The total individual lot dimensions along the rear of Lots 34 — 41 when added do not total the individual lot dimensions along the rear of Lots 43 - 51when added, all in Unit 7, totals should be equal.and correction is needed. Sheet 14 77. The Public Utility and Drainage Easement along the property line common to Lots 65 and 66 in Unit 8 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. 78. The Public Utility and Drainage Easement along the property line common to Lots 25 and 26 in Unit 8 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans 79. The Public Utility and Drainage Easement along the property line common to Lots 65 and 66 in Unit 8 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans 80. The Public Utility and Drainage Easement along the property line common to Lots 72 and 73 in Unit 8 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. 81. The Public Utility and Drainage Easement along the property line common to Lots 729 and 30 in Unit 8 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. Sheet 15 82. The easement along the front of Lot 30 should be labeled (20' P.U. & D.E.). 83. Dimensions should be added to Lots 37and 38 in Unit 8 for the portions along the 25' radius. Sheet 16 GAPublic\Yorkville\2003\YO0302 Del Webb-Pulte Homes(Galena&Rt.47)\Docs\lwywrot03PrelimPlan.doc 84. The dimension along the boundary of Unit 9, shown as 245.79' is in conflict with the corresponding line segment of Unit 11, shown as 245.77' and should be corrected. 85. The dimension along the boundary of Unit 9, shown as 193.23' is in conflict with the corresponding line segment of Unit 11, shown as 193.24' and should be corrected. 86. The Public Utility and Drainage Easement along the property line common to Lots 10 and 11 in Unit 9 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. 87. The Public Utility and Drainage Easement along the property line common to Lots 14 and 15 in Unit 9 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans 88. The Public Utility and Drainage Easement along the property line common to Lots 20 and 21 in Unit 9 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. 89. The Public Utility and Drainage Easement along the property line common to Lots 26 and 27 in Unit 9 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. 90. The Public Utility and Drainage Easement along the property line common to Lots 34 and 35 in Unit 9 should be widened to a total of 20' wide, 10' on each side of said lot line to address the issue of underground storm sewer shown on the Final Engineering Plans. 91. The total individual lot dimensions along the rear of Lots 59-64 when added do not total the individual lot dimensions along the rear of Lots 49-54 when added, all in Unit 9, totals should be equal and correction is needed. 92. The total individual lot dimensions along the rear of Lots 45 and 46 in Unit 9 when added do not total the Unit 9 boundary dimension adjacent to said lots. 93. The centerline of Lot 70 (Road Easement) in Unit 9 should have a dimension added to the curved segment (reference C11 —radius 375.00') from the point of curvature of said curve to the centerline of the intersecting road centerline. Sheet 17 GAPublifforkville\2003WO0302 Del Webb-Pulte Homes(Galena&Rt.47)\DocsUwywrot03PrelimPlan.doc 94. When a 20' Public Utility and Drainage Easement coincides with a 20' Building Setback Line, it should be specifically labeled to avoid confusion. This affects labeling in Lots 10, 87 and 73 in Unit 10 on Sheet 17. 95. The Unit 10 boundary dimension shown as 212.79' does not correspond with the same line segment shown sheet 3 (Unit 1) which shows a dimension of 212.80'. 96. A document number should be added to the heretofore dedicated note for Galena Road. Sheet 18 97. The centerline of Lot 93 (Road Easement) in Unit 10 should have a dimension added to the curved segment(reference C13— radius 650.00') from the point of curvature of said curve to the centerline of the intersecting road centerline. 98. The centerline of Lot 93 (Road Easement) in Unit 10 should have a dimension added to the curved segment (reference C14— radius 400.00') from the point of curvature of said curve to the centerline of the intersecting road centerline. 99. The Public Utility and Drainage Easement-adjacent to the easterly property line of Lot 46 in Unit 10 should be widened to 15' to address the issue of the underground storm sewer shown on the Final Engineering Plans. 100. The total individual lot dimensions along the rear of Lots 44 and 45 in Unit 10 when added do not total the individual lot dimension along the West side line of Lot 47, all in Unit 10, totals should be equal and correction is needed. Sheet 19 101. The total individual lot dimensions along the rear of Lots 50-52 in Unit 11 when added do not total the overall dimension adjacent to said lots. Totals should be equal and correction is needed. 102. The total individual lot dimensions along the rear of Lots 32-34 in Unit 10, when added do not total the individual lot dimensions along the rear of Lots 36- 39 when added. Totals should be equal and correction is needed. 103. The total individual lot dimensions along the rear of Lots 77-81 when added do not total the overall dimension adjacent to said lots. Totals should be equal and correction is needed. 104. A dimension should be added to Lot 11 in Unit 11 for the portion along the 25' radius. 105. The centerline of Lot 82 (Road Easement) in Unit 11 should have a dimension added to the line segment (reference 532.23' — bearing North 89 Degrees 08 G:\Public\Yorkville\2003\YO0302 Del Webb-Pulte Homes(Galena&Rt.47)\Docs\K"rot03PrelimPlan.doc Minutes 50 Seconds East) between the two intersecting road centerlines and said line segment. 106. The centerline of Lot 82 (Road Easement) in Unit 11 should have a dimension added to the line segment (reference 532.23' — bearing North 89 Degrees 08 Minutes 50 Seconds East) from the easterly end of curve C15, of the Curve Table, to the intersection of the centerline of the road from the south with said line segment. Sheet 2? 107. Dimensions should be added to Lots 7, 8 and 33 in Unit 12 for the portions along the 25' radius. 108. When a 20' Public Utility and Drainage Easement coincides with a 20' Building Setback Line, it should be specifically labeled to avoid confusion. This affects labeling in Lots 100, 111, 114 and 115 in Unit 12. Lots 80 and Lots 117-120 in Unit 12 should have easement labeling added. 109. The Drainage and Utility Easement labeling at the rear of Lot 70 in Unit 12 should have the leader moved and text edited to read 15' Drainage and Utility Easement (scales 15). 110. The total individual lot dimensions along the rear of Lots 61 and 62 when added do not total the overall dimension of the northerly line of Lots 57 and 58. Sheet 23 111. The South line of Lot 58 in Unit 13 should have a dimension added. 112.When a 20' Public Utility and Drainage Easement coincides with a 20' Building Setback Line, it should be specifically labeled to avoid confusion. This affects labeling Lots 58 and 59 in Unit 13. 113. The total individual lot dimensions along the rear of Lots 50-55 when added do not total the overall dimensions of the rear lines of Lots 61-67, said lots all in Unit 13, totals should be equal and correction is needed. 114. The centerline of Lot 84 (Road Easement) in Unit 13 should have a dimension added to the curved segment(reference C18—radius 350.00') from the point of curvature of said curve to the centerline of the intersecting road centerline. 115. The bearing for the westerly property line of Lot 35 in Unit 13 should be added. Sheet 24 116. Dimensions should be added to Lots 13 and 17 Unit 13 for the portions along the 25' radius. GAPublic\Yorkville\2003\YO0302 Del Webb-Puke Homes(Galena&Rt.47)\DocsUwywrot03PrelimPlan.doc 117. Dimensioning should be clarified along the Road Easement where the property line common to Lots 26 and 27 in Unit 13 intersects said easement. 118. The total individual lot dimensions along the rear of Lots 27-33 when added do not total the overall dimension adjacent to said lots, all in Unit 12, totals should be equal and correction is needed. (affects sheet 23 and 24). Sheet 26 119. The division of use between the Stormwater Management Easement on Lot 1 (the Amenity Center) should be clearly shown and dimensioned since a Public Utility and Drainage Easement will be required over all stormwater management areas. Conclusion Our review will continue upon receipt of the requested additional information and as the recommended revisions are addressed by the design engineer. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. r T John T. Whitehouse, P.E., P.L.S. t Senior Project Manager pc: Travis Miller, Community Development Director John Crois, City Administrator Bart Olson, Administrative Intern Mike Scoppe, SDA JWF/WED, EEI PJH/KMH, SEC Matt Cudney, Del Webb G:\Public\Yorkville\2003\Y00302 Del Webb-Pulte Homes(Galena&Rt.47)\Docs\lwywrot03PrelimPlan.doc PC CIP o United City of Yorkville Memo 800 Game Farm Road MT. -� yeas Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 <LE Date: March 16,2006 To: Liz D'Anna From: Travis Miller CC: Joe Wywrot John Whitehouse John Crois Mike Schoppe Subject: Westhaven—Del Webb Plan Council Comments Upon review of the Preliminary PUD Plan and the Preliminary Landscape Plan prepared by Smith Engineering Consultants, Inc. February 23, 2006, I have prepared the following comments: General—Commercial Area Comments 1. 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, it would be recommended a note be added to the plan and an amendment to the annexation agreement requiring the commercial development 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 any runoff from any proposed stormwater outlets. Typical cross section(s)detailing theses enhancements will be provided by the City. 2. Regional Bike Trail a. The Rob Roy Regional Bike Trail has been planned to run through this property and during earlier reviews of this PUD plan,the applicant has been advised to run the trail along the west side of the commercial area. Recent discussions with the development to the south(Westbury) and the development to the north(Bailey Meadows)the alignment of this trail has become more defined. Recommend the applicant provide a note on the plan to require the commercial development to incorporate the trail connecting to the Bailey Meadows south end and aligning with the Westbury segment at Galena Road. This alignment will need to be adjacent to the Rob Roy Creek and will be part of the typical cross section provided by the City referred to in note above. 3. Commercial Access a. The south access drive shown on the Del Webb plans connecting the commercial area to Galena Road is consistent with staff recommendations and will align with commercial access to the south. b. An access from Bailey Meadows to the south has been recommended which will serve as a connection to the commercial area. Recommend a note be added to the plans requiring the commercial development to connect a street to Bailey Meadows at this location. c. Given the desire for the Del Webb community to be age restricted and `exclusive' by design, a vehicular connection between the residential and commercial areas is not recommended,however, it is recommended a pedestrian connection(s)between the two uses be provided. Preliminary PUD Plan 1. Modification of the proposed annexation agreement is necessary in order for the proposed PUD to receive approval. i. Recital D.i. -The 256 acre R-3 Residential Zoning Classification would need to be changed to 314 acres. This reflects a reduction of 80 acres(now proposed as B-3) and the addition of 138 acres (originally proposed as R-2) ii. Recital D.H.—The 294 acre R-2 Residential Zoning Classification would need to be changed to 156 acres. This reflects a reduction of 138 acres(now proposed as R-3) iii. Recital D.H.—The 30 acre B-3 would need to increase to 110 acres. This reflects the addition of 80 acres(originally proposed as R-3) 2. The 4.84 proposed density of the Del Webb community is higher than the Comprehensive Plan which recommends Transitional Neighborhood with a maximum 3.5 density. Amendment to the Comprehensive Plan would be recommended in this case given the tax base benefits associated with the increase in Commercial use as well as the decreased school burden of the age restricted community proposed. 3. Minimum Lot Sizes a. The proposed PUD includes new typical lot diagrams slightly modified from the originally proposed PUD. Currently,there are no duplex units proposed(original included 244 duplex lots) i. Premier Lots 1. proposed minimum size=7,244 sgft(153 lots) 2. original minimum size=7,150 sgft ii. Classic Lots 1. proposed minimum size= 5,610 sgft(423 lots) 2. original minimum size= 5,500 sgft iii. Manor Lots(originally duplex) 1. proposed minimum size=4,892 sqft(418 lots) 2. original minimum size=4,719 sqft Preliminary Landscape Plan 1. The Landscape Ordinance requires shrubs to be installed at a minimum size of 24". Four plant types are listed on the Plant List at 18". Revise the Plant List accordingly. 2. All other landscape improvements are consistent with the City's ordinances.