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Plan Council Packet 2006 04-13-06 C�r o United City of Yorkville 800 Game Farm Road EST -� 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 p O� � Fax: 630-553-7575 ALE PLAN COUNCIL AGENDA Thursday, April 13, 2006 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Minutes for Approval/Correction: March 23, 2006 2. 9:30am PC 2006-15 Grande Reserve Unit 17 Final Plat 3. 10:00am PC 2006-16 MPI Yorkville South Annexation, Zoning, and PUD 4. 10:30am PC 2005-32 Yorkwood Estates Preliminary Plan 5. 11:00am PC 2005-33 Chally Farm Preliminary Plan 6. 11:30am PC 2005-59 White Pines Farm Preliminary PUD Plan Plan Council March 23,2006 Attendees: John Crois, Interim City Administrator Travis Miller, Comm. Development Director Scott Sleezer, Director of Parks Dave Mogle, Ex. Dir. of Parks& Rec. Joe Wywrot, City Engineer Eric Dhuse, Director of Public Works Anna Kurtzman, Zoning Coordinator Bill Dettmer, Code Official (until 10 am) John Wyeth, City Attorney(until 10 am) Tim Fairfield, BKFD (arrived 10:30 am) Guests: Tom Rayburn, Raycorp Jim Brown, Raycorp Dave Johnson, DJA Mason Oliver, HRM Properties Jim Koziol, KEZ Engineering Ken Huhn, Smith Engineering Pete Huinker, Smith Engineering Doug Bober, Pulte Homes Matt Cudney, Pulte Homes Jason Polakow, Pulte Homes Phil Stuepfert, Smith Engineering The meeting was called to order at 9:30 by Joe Wywrot. The March 9 minute corrections were discussed. Villas at the Preserve—Final Plat The developer is looking at side load garages because the PUD will not be modified. There will be some retaining walls required and the developer will make adjustments with ComEd so no cables are under the walls. The 20'x20' garage,with step and slope issues will be worked out with Mr. Dettmer, for the 12-14 units that will need to be modified. The retaining walls will be 2' unlocks. The driveways will be 4-5' from the 2' walls. There will be landscape buffers betweens and the developer will put 6"cap locks on top. There are seven lots that needed specific building treatments. Mr. Brown stated they have added wainscoting all around on all buildings and they have added a cultured stone veneer chimney in lieu of the side chimneys. Lannert will provide a spreadsheet to Travis Miller with the tree replacement standards. Rounded corners will be shown on lots 11, 16, 30 and 43 on the final plat. There is a sidewalk shown on engineering plans along Route 71. The developer will consider widening this to 10' and using asphalt, in lieu of the 8' concrete sidewalk, and will check the width and grading along side the detention pond. The developer stated the 3-4' depth sanitary sewer at Rts. 47 and 71 could not be any deeper. Mr. Johnson stated they would meet with Deuchler and EEI regarding this matter to see if additional cover can be added. Offsite water main easements, at the Saravanos property, are being worked on with Tom Hughes. The city has the IEPA in the office and will be signed by the City Clerk. This will move forward to the April 26 plan commission. 1 Cozy Corner—Final Plat The developer is negotiating with IDOT on the takings of Lots 2 and 3 along Rt. 47. Anna Kurtzman stated her recommendation is that the building setback lines for Rts. 126 and 47 be shown measured from the eastern lot lines of#2 and#3. All setbacks will be dimensioned on the plat from the existing lot lines, with corner setback being Rt. 126, and Rt. 47 will be the front. Lots 2 and 3 should be noted as non-buildable. Joe Wywrot stated the water main headed north, attached to the hydrant, should be public, with an easement. An off site easement is needed before final plan approval. The developer is working with IDOT regarding storm sewer drainage at the intersection, but the box culvert across the street, will probably be taken out when the entrance to Cozy Corner is reconfigured. This will be presented at the May 10 plan commission. Autumn Creek Unit 2—Final Plat Behind lot 342, the developer will look at moving the path east potentially tying into the Grande Reserve. The parks department wants a 10' trail down McCue all the way to the river. Mr. Cudney stated the annexation agreement calls for reimbursement to the city as costs are incurred. The plans are on the EEI Kennedy Road improvement documentation. Lots 230 and 336 are parks. Sewer service stubs (8' depths) and 1"water service to these sites will be provided to the middle of the lots. Matt Cudney stated there are two historic street names being proposed. The developer will remove the Indigo street name. There is no connection to Bazan Road. The HOA will own lot 322. Anna Kurtzman stated dimensions are needed at the building setback lines for the lots: 1) where the width varies; and 2)width of lots as measured at the building setback lines. This can be on a separate sheet. Olive Lane should be Olive Court at the cul-de-sac. The developer will add an access off Bazan Road if needed before Grand Reserve begins their build out. This will be presented at the May 10 plan commission. Westhaven (Del Webb) PUD Amendment The plan shows a reduction of traditional housing south of the ComEd line and an increase of the commercial area and Del Webb PUD portion. Bailey Meadows has been provided a typical detail for the trail and enhancements and Del Webb will be provided the same. These should be incorporated along the commercial development in the Del Webb PUD development. This detail will apply to the bike trail, with a note on the plan requiring the commercial development to incorporate the trail connecting to the Bailey Meadows and Westbury segment at Galena. The merge in commercial access for east bound traffic will be three lanes,before the curve, with signage ahead of time. The city is desiring a full interchange access, keeping the Del Webb product separate from the commercial, and may be willing to make concessions for the radius, but would like an opinion from EEI. The original plan 2 t showed a full right in,right out and a full access on Galena stated Matt Cudney. The city would like a full access into the commercial, so the residents could access it without entering on Rt. 47. Currently there is pedestrian access along the frontage road along Westbury Drive. Additionally the developer will look at a stubbed public sidewalk connecting the commercial area from the residential area,possibly in the NE corner,which would connect to the 10' asphalt trail (proposed north to south along Rob Roy creek). There will be a berm the entire length of the commercial area alongside the residential properties. The Del Webb preliminary school site plan has not been approved. Travis Miller will arrange meetings with Pulte,the Ryland property(under contract) and the school district. Anna Kurtzman stated all dimensions, different from the typical,needs to be noted on the plat. Lot 56 and 58, unit 11,need identification of the north/south lot lines. Lot 55,unit 8, needs clarification on the front and rear lines, adding a note for frontage access. Driveway access should be clarified on lot 81,unit 4, to move it further from the intersection. A note will be added to the plat regarding lot 15, unit 9, that the driveway will enter off the cul-de-sac. Setbacks should be listed on the amenity center, and the two parcels will be separated. The dimensions will be included as an exhibit to the annexation exhibit. Pete Huinker will continue conversations with EEI for revisions in the final plat and engineering revisions. John Whitehouse suggested funneling all traffic to Galena on a report, suggesting a traffic signal would be warranted. The developer may extend Beecher Road when Lots 12 and 13 are constructed,but further discussions are needed with Fran Klaas, EEI and the city. Matt Pulte asked for clarification on the private street lights and private storm sewers,which he feels was not communicated during the annexation agreements. The developer is asking for variances from the front yard setbacks. Eric Dhuse needs to see the sanitary sewers as far away from the buildings as possible. The western transportation corridor study funding and timing was discussed. The city needs to contact all the developers, and propose a time line for completing the study. A second access is proposed in neighborhood 10, near lots 13 and 14, was okayed by Pulte. This will be presented at the April 12th plan commission. Minutes submitted by Annette Williams 3 UNITED CITY OF YORKVILLE 800 Game Farm Road Yorkville,IL 60560 630/553-4350 /e- PC 00 APPLICATION& PETITION Please Check One: Preliminary Plan Final Plat Development Name: 4kwr* RtsERve' WMA,19 •)ate of Submission: _. —. unr`rd f') - 1. Name of Petitioner(s): M? I - Z �'I l o R-1C J i u,t- S o v rH 1(w-c) Address: (0$60 M - 9TA46 Rat- ; v-& /oa Bv2,e Qaoc.C-,I� �•oS2'� Phone Number: CL*30) 4T.S- 5tap Fax Number: ((e 3a)fISS' - SoZ 1 2. a). Street address and physical location of subject property: I� le ,'d e s♦ P' 9IMML R i u it—kj - nr. t2�. 34 t! -ia 4tT H b). Legal.description of property; attach as Exhibit"A". c). Total Acreage: t1- 31 ptr_s&g 3. Contact Information: Name, address, phone number and fax number of person to whom inquiries regarding this petition may be directed: J ABC rl N 1 -1 l nA P"- L it F- k o h t_ a 6o*e Attorney: Name: J p\""\N.� ck Address: 17-3 L-3'AA."L S 4-' -X , il— GC>56ro Phone Number:(63C)3SS-S$r,o Fax Number: (G30) 3:SS^ - 5'1'7(o Engineer: Name: C d,,., L..,, ' (a 4 J - .� �so k . 1-4 L'et . Address: 300' P�Lk 3L� M I.o-s c-x-- r L G o l Y 3 Phone Number: �e 30) Fax Number: (41o) ZS-b -1644 Land Planner: Name: .!E,d L,A,Jp �. e S►gar. , '_�L Address: 40. -4 Phone Number: -7'1;) 7 6 3 - 3 3 Z o Fax Number: 2 71 7 6 3- 3 3 2S- Page I of 7 United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04 C:\DOCUME-1\JNijim\LOCALS-1\Temp\notesElEF34\GR Reserve Unit 17.doc Exhibit A Proposed Grande Reserve Unit 17 THAT PART OF SECTIONS 15, 22 AND 23, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE NORTH AND SOUTH CENTERLINE OF SAID SECTION 15 WITH THE TANGENT OF THE CENTERLINE OF STATE AID ROUTE 20 AS ESTABLISHED BY INSTRUMENT RECORDED MAY 12, 1952 AS DOCUMENT 125479; THENCE WESTERLY ALONG SAID TANGENT 185.32 FEET; THENCE SOUTH 17 DEGREES 20 MINUTES 0 SECONDS EAST TO THE CENTERLINE OF SAID STATE AID ROUTE 20; THENCE SOUTH 17 DEGREES 20 MINUTES 0 SECONDS EAST 1303.46 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 17 DEGREES 20 MINUTES 0 SECONDS WEST 113.8 FEET; THENCE SOUTH 77 DEGREES 08 MINUTES 0 SECONDS WEST 428.4 FEET; THENCE NORTH 17 DEGREES 28 MINUTES 0 SECONDS WEST 1370.9 FEET TO THE CENTERLINE OF STATE AID ROUTE 20; THENCE NORTH 81 DEGREES 05 MINUTES 0 SECONDS WEST ALONG SAID CENTERLINE 254.26 FEET TO A POINT 194.7 FEET EASTERLY AS MEASURED ALONG SAID CENTERLINE OF THE NORTHEAST CORNER OF ERICKSON'S SUBDIVISION; THENCE SOUTHERLY PARALLEL WITH THE EASTERLY LINE OF SAID ERICKSON'S SUBDIVISION, 462 FEET; THENCE WESTERLY PARALLEL WITH THE CENTERLINE OF SAID ROAD 194.7 FEET TO THE EASTERLY LINE OF SAID SUBDIVISION; THENCE SOUTHERLY ALONG SAID EASTERLY LINE TO THE SOUTHEAST CORNER OF SAID SUBDIVISION; THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID SUBDIVISION AND SAID LINE EXTENDED 1785.3 FEET TO A POINT ON THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 15; THENCE SOUTH 0 DEGREES 55 MINUTES 0 SECONDS EAST ALONG SAID WEST LINE 904 FEET; THENCE NORTH 88 DEGREES 03 MINUTES 0 SECONDS EAST 1629 FEET; THENCE SOUTH 36 DEGREES 11 MINUTES 0 SECONDS EAST 2187 FEET; THENCE SOUTH 39 DEGREES 18 MINUTES 0 SECONDS EAST 3776.7 FEET TO THE CENTERLINE OF U. S. ROUTE 34; THENCE NORTHEASTERLY ALONG SAID CENTERLINE 1353 FEET TO THE SOUTHWEST CORNER OF UNIT THREE, RIVER RIDGE; THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF SAID UNIT THREE, RIVER RIDGE AND ALONG THE SOUTHWESTERLY LINE OF UNIT TWO, RIVER RIDGE 2686 FEET TO THE NORTHWEST CORNER OF SAID UNIT TWO, RIVER RIDGE; THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF SAID UNIT TWO, RIVER RIDGE AND ALONG THE NORTHWESTERLY LINE OF UNIT ONE, RIVER RIDGE 824.42 FEET TO THE CENTERLINE OF STATE AID ROUTE 20; THENCE NORTHWESTERLY ALONG SAID CENTERLINE 1886.5 FEET TO A LINE DRAWN NORTH 69 DEGREES 10 MINUTES 0 SECONDS EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 69 DEGREES 10 C:\DOCLME-1\JNijim\LOCALS-1\Temp\notesElEF34\GR Reserve Unit 17.doc MINUTES 0 SECONDS WEST 1084.7 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS. EXCEPT FROM SAID PARCEL THAT PART LYING NORTHERLY OF THE CENTERLINE OF KENNEDY ROAD, AND EXCEPT THAT PART LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF STRUKEL'S PARADISE LAKE UNIT 1, BEING A SUBDIVISION IN SAID SECTION 15; THENCE SOUTH 38 DEGREES 40 MINUTES 00 SECONDS EAST ALONG THE CENTERLINE OF BRISTOL RIDGE ROAD 257.95 FEET TO THE PLACE OF BEGINNING, SAID BEARING BEING THE BASIS OF THE COURSES THAT FOLLOW; THENCE SOUTH 51 DEGREES 20 MINUTES 00 SECONDS WEST 196.09 FEET; THENCE SOUTH 37 DEGREES 01 MINUTE 18 SECONDS EAST 50.00 FEET; THENCE SOUTH 12 DEGREES 38 MINUTES 42 SECONDS EAST 86.39 FEET; THENCE SOUTH 11 DEGREES 43 MINUTES 53 SECONDS WEST 100.00 FEET; THENCE SOUTH 36 DEGREES 06 MINUTES 28 SECONDS WEST 86.39 FEET; THENCE SOUTH 60 DEGREES 29 MINUTES 03 SECONDS WEST 100.00 FEET; THENCE SOUTH 77 DEGREES 41 MINUTES 21 SECONDS WEST 124.81 FEET; THENCE SOUTH 58 DEGREES 47 MINUTES 21 SECONDS WEST 447.62 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 600.00 FEET, HAVING A CHORD BEARING OF SOUTH 38 DEGREES 40 MINUTES 25 SECONDS EAST, A DISTANCE OF 5.37 FEET TO A POINT OF REVERSE CURVATURE; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 224.00 FEET, HAVING A CHORD BEARING OF SOUTH 49 DEGREES 32 MINUTES 51 SECONDS EAST, A DISTANCE OF 87.96 FEET TO A POINT OF TANGENCY; THENCE SOUTH 60 DEGREES 47 MINUTES 51 SECONDS EAST 73.76 FEET; THENCE SOUTH 29 DEGREES 12 MINUTES 09 SECONDS WEST 66.00 FEET; THENCE SOUTH.51 DEGREES 42 MINUTES 09 SECONDS WEST 152.65 FEET; THENCE SOUTH 44 DEGREES 57 MINUTES 26 SECONDS WEST 77.62.FEET; THENCE SOUTH 39 DEGREES 04 MINUTES 04 SECONDS WEST 81.21 FEET; THENCE SOUTH 38 DEGREES 17 MINUTES 09 SECONDS WEST 268.35 FEET; THENCE SOUTH 44 DEGREES 01 MINUTES 16 SECONDS WEST 58.74 FEET; THENCE SOUTH 54 DEGREES 18 MINUTES 59 SECONDS WEST 384.78 FEET; THENCE NORTH 38 DEGREES 41 MINUTES 09 SECONDS WEST 150.00 FEET; THENCE SOUTH 51 DEGREES 18 MINUTES 51 SECONDS WEST 146.97 FEET TO A POINT IN THE WESTERLY LINE OF SAID PARCEL, SAID POINT BEING 3,090.28 FEET NORTHWESTERLY OF THE CENTERLINE OF U.S.ROUTE 34 AS MEASURED ALONG SAID WESTERLY LINE, FOR THE TERMINUS OF SAID LINE. 4. Submit the following to the Deputy Clerk in order to be scheduled for the necessary committee meetings. An incomplete submittal could delay the scheduling of your project. a. Original application with legal description plus 40 copies. b. Appropriate filing fee (Please refer to Page 3 of this application"Petitioner Route, Step 1, Fees"and/or contact the Deputy Clerk for verification of this amount). c. To begin the review process,the initial submittal must consist of: 1. 6 sets of Preliminary Plans/Final plats folded to fit in a 10"x 13"envelope 2. 6 sets of Landscape Plans folded to fit in a 10"x 13"envelope 3. 6 sets of Preliminary/Final Engineering folded to fit in a 10"x 13"envelope Within one week of receipt of submittal,the Engineering Department will determine if it is complete or if additional information is needed. Once the submittal is complete, the Plan Council Meeting date will be scheduled for the next meeting that is 6 weeks from this date. One week prior to your scheduled Plan Council meeting,you will be required to submit 15 full size preliminary/final site plans for the packets distributed to the members. In witness whereof the following petitioner(s)have submitted this application under oath and verify that to the best of their knowledge its contents are true and correct. Date: a I i 1 0 Petitioner(s) Signature: (All legal property owners signatures or their authorized agents(i.e.Planner, Petitioner's Attorney,Engineer)must appear on this application.) l Subscribed and sworn to before me this ( 5� day of F2 ((.t K , 200 . "OFFICIAL SEAL' REGINA L PESCH E NOTARY PUBLIC,STATE OF NJNOIS Notary Seal MY COMMISSION EXPIRES 04102/2009 THIS APPLICATION MUST BE NOTARIZED. Page 2 of 7 United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04 PRELIMINARY PLAN/FINAL PLAT PETITIONER ROUTE Step 1: Petitioner must submit a completed application, fees* and all pertinent materials to the Deputy Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner is responsible for making submittals to other review agencies such as Kendall County, Illinois Department of Transportation, Illinois Department of Natural Resources,U.S. Army Corps of Engineers, etc.,to allow timely review by City. *Fees: 1. Preliminary Plan Fee- $500/Final Plat Fee-$500 a. Engineering Review Fees- 1.25% of the approved engineer's estimate of cost of all land improvements,to be determined by City Engineer. b. Engineering Review Deposit-up to 1 acre=$1,000; over 1 acre but not over 10=$2,00 over 10 acres, but not over 40=$5,000 over 40 acres,but not over 100= $10,000 over 100 acres=$20,000 c. Deposit for Outside Consultants -under 2 acres=$1,000 2 to 10 acres= $2,500 over 10 acres=$5,000 Note: Owner/Developer will be responsible for payment of recording fees and costs, public hearing costs including a written transcription of public hearing and outside consultant costs(i.e. legal review, land planner, zoning coordinator, environmental, etc.). Should Owner/Developer not pay these fees directly, they will be responsible for reimbursing the United City of Yorkville for the aforementioned fees and costs. Note: You must present your plan at each of the meetings below as indicated Step 2: Plan Council: The Planning Council meets the 2nd and 4d'Thursday of the month at 9:30 a.m. in the City Administration Office. Upon recommendation by the Plan Council,you will move forward to the Plan Commission Meeting. Attendees to this meeting include: City Administrator, City Land Planner, Sanitary District Director, City Engineer, Building Department Official, Emergency Medical Rep, Public Works Director, Executive Director of Parks and Recreation, Fire Department Rep, and Police Chief. Step 3: For Preliminary Plans only;Park Board Planning Meeting: The Park Board makes recommendations on any Park Sites included in the development. The Park Board Planning Meeting is the fourth Monday of each month at 7:00 p.m. at the Riverfront Building, 301 E. Hydraulic Street. Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month at 7:00 p.m. in the Council Chambers at City Hall. The Plan Commission will make a recommendation for the City Council's consideration. The Plan Commission consists of 10 members appointed by the Mayor,the City Attorney and City Land Planner. Page 3 of 7 United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04 Step 5: Economic Development Committee: The Economic Development Committee meets the third Thursday of each month at 7:00 p.m. in the City Hall Conference Room. All projects (regardless of a positive or negative EDC recommendation) proceed to the Committee of the Whole for discussion. The Economic Development Committee consists of three(plus one alternate) City Council members. Step 6: Committee of the Whole: The Committee of the Whole meets the first and third Tuesdays of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be discussed in an informal atmosphere at the Committee of the Whole where no formal voting takes place. This session is to discuss and consider recommendations of prior committee meetings. Step 7: City Council: The City Council meets the second and fourth Tuesdays of the month at 7:00 p.m. in the Council Chambers at City Hall. This is where all City Council voting takes place. If this project has included an annexation and/or zoning petition, a Public Hearing will be held at this time with notice given by publication. Any annexation agreement,PUD agreement or development agreement must be signed by the Petitioner prior to being voted on by the City Council. Prior to the recording of the final plat,the petitioner must pay the Administration Fee. This is equal to 1.75%of the approved engineer's estimate of construction costs of land improvements, including but not limited to all public improvements to be dedicated to the City, mass earth grading,.and quasi-public improvements to be maintained by the homeowner's associations such as private storm sewer, parking areas, and trails. Step 8: Final Plat recording instructions: Once the final plat is approved by the City Council and all required documents, bonds, and letters of credit are submitted to the City,the final plat may be recorded with Kendall County. Submit the final plat mylar to the Deputy Clerk for signatures. When all City signatures are in place,the developer or his surveyor may take the mylar to the Kendall County Clerk for his signature. The next step is to have six paper prints made and return to the Kendall County Recorder's office for recording. Kendall County requires the mylar and four paper copies. The City of Yorkville requires that you submit two recorded paper copies to the Deputy Clerk. Any copies you may require would be in addition to these. Agreement: I understand and accept all requirements, fees as outlined as well as any incurred Administrative and Planning Consultant Fees which must be current before this project can proceed to the next scheduled committee meeting. Please sign and return(retaining a copy for your records)to the Deputy Clerk, United City of Yorkville, 800 Game Farm Road, Yorkville, Illinois 60560. ;L// 1 ,d Date Signature of Petitioner Page 4 of 7 United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04 Apr . 6. 2006 3: 28PM No• 1257 P - 2/3 4e SC�LO�J�?e D8S'�'11.�.S,SOC1ll�Sj `�hC. Landscape Architecture and Land Planning 126 S. Main St. Ph. (630)551-3355 Oswego,IL.60543 Fax (630)551-3638 i April 6, 2006 MMMOR,ANDUM To: Travis Miller, Community Development Director From: Mike Schoppe- Schoppe Design Associates, Inc. Re: Grand Reserve—Unit 17 We have reviewed the Final Plat dated 1/5/06 prepared by Midwest Technical Consultants, Engineering Improvement Plans dated 1/27/06 prepared by Cowhey Gudmundson Leder,Ltd., and the Final Landscape Plans dated 12/27/05 prepared by Rolf C. Campbell and Associates,and provide the following comments: Final Plat 1. The layout of the streets and buildings are consistent with the approved Concept Plan Exhibit"C"of the annexation agreement. 2. All other plat issues have been satisfactorily addressed. Engineering Imprrovement Plans I. All engineering issues have been satisfactorily addressed. Final Landscape Plans 1. All landscape issues have been satisfactorily addressed. Page 1 On Apr - 6. 2006 3:28PM No- 1257 P. 3/3 We recommend approval of the final plans and that the final plat be forwarded on to the Plan Commission. If you have any questions,please call. i CC: Mayor Art Prochaska John Crois, Interim City Administrator Joe Wywrot, City Engineer John Whitehouse—EEI Anna Kurtzman,Building Official k 52 Wheeler Road •Sugar Grove,IL 60554 TEL:630/466-9350 FAX: 630/466-9380 www eehu9b.com Enginearing Entarprisas, Inc. April 6, 2006 Mr.Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat and Final Engineering Improvement Plans, Grande Reserve Unit 17(Neighborhood 18) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Engineering Improvement Plans for Grande Reserve Unit 17 Neighborhood 18 prepared by Cowhey Gudmundson Leder, Ltd. containing 19 sheets and dated January 27, 2006. We have also reviewed the Final Plat for Grande Reserve Unit 17 prepared by Midwest Technical Consultants, Inc. consisting of 4 sheets with an issue date January 5, 2006. Also included for review was a Storm Drainage Analysis for Grande Reserve Neighborhood 18 prepared by Cowhey Gudmundson Leder, Ltd. dated January 27, 2006 and Final Landscaping Plans for Grande Reserve Neighborhood 18 Unit 17 prepared by Rolf C. Campbell &Associates, Inc. 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 17 should be submitted for review and future use in establishing the required Letter of Credit. COVER SHEET 1. Certification, seal and signature of an Illinois Registered Professional Engineer is required Consulting Engineers Specializing in Civil Engineering and Land Surveying i prior to final approval. 2. The last line of Subheading H under Note 11 of the General Notes should be moved to Subheading I. SHEET 2: PROJECT SPECIFICATIONS 3. Note 23 under Underground Utilities should be revised to read "THRUST BLOCKING AND RETAINER GLANDS SHALL BE..." SHEET 3: MASTER SITE PLAN 4. No comments. SHEET 4: MASTER UTILITY PLANS 5. The water main on Street K from Street A to Bristol Ridge Road should be 12-inch diameter in accordance with the City's water model. 6. The water main on Street A from Street K to Cobalt Drive should be 12-inch diameter in accordance with the City's water model. 7. Valves should be added or moved to the following locations to minimize the number of houses affected by a shut off and to have at least 2 valves at every intersection: a. Add a valve Cobalt Drive just west of Street A by hydrant 204 b. Move valve 203 on Cobalt Drive to just west of Street H by hydrant 220 c. Add a valve on Cobalt Drive between Lots 1039/1040 d. Move valve 200 to along Street H by hydrant 213 8. Show connections, if any, to existing field tile. SHEET 5: EXISTING FIELD TILE PLAN 9. No comments SHEET 6: SOIL EROSION CONTROL PLANS 10. Protection should be shown for Inlets 219 and 220. 11. The text for Grande Reserve Neighborhood 17 overlaps other text. Please revise. GAPub11c\Yorkvi11e\2002\Y00215 Grande Reserve(MPI)\doc\lwywrotGRUNITI7-Oi.doc SHEETS 7-8: GRADING PLAN 12. All stormwater structures should be shown on the grading plans. Some rear yard and roadway structures have been omitted. 13. An additional inlet or catch basin should be placed between Sta. 10+00 and Sta. 15+00 on Cobalt Drive (exceeds 300-foot drainage limit). 14. The TC elevation at Sta. 15+00 on the north side of Cobalt Drive should be 644.51, not 645.51. (Sheet 8) 15. The rear lot comer grades for the Lots 1042 through 1052 do not correlate with the 642 contour along Basin 17W. Grading should be revised as necessary. (Sheet 8) 16. The F/G for the critical building of overflow weir D-D should be 648.3, not 648.1. (Sheet 80) SHEETS 9-13: PLAN AND PROFILE 17. Existing centerline elevations should be provided along with proposed centerline elevations on all plan and profile sheets. 18. Hydrants 206 and 211 should be revised to show 6-inch hydrant leads extending off of 12"x1 2"x6"tees. 19. The following rim elevations or finished grade elevations do not agree with grades on the grading plan. Each should be checked and adjusted as necessary (Sheet number is in parentheses): a. ST INL 239 (9) b. ST CB 250 (9) c. Hydrant 207(10) d. Hydrant 211 (10) e. Hydrant 204 (11) f.SAN MH 210 (11) g. Hydrant 217 (13) 20. The following sanitary sewers have been labeled as DR18. According to the design standards, it appears that an SDR26 could be used if the designer so chooses. We do not require this chance. (Sheet number is in parentheses): GAPubIIc\YorkvIIIe\2002\YO0215 Grande Reserve(MPI)\docUwywrotGRUNrr17.01.doc a. MH 200 to Stub (11) b. MH 207 to MH 208 (11) c. MH 203 to MH 202 (12) d. MH 211 toMH210 (13) 21. The utility conflict in the northwest corner of Street A and Cobalt Drive has an incorrect STM B/P elevation. It should be 636.94, not 636.84. T/P WM elevation should be corrected accordingly. (9) 22. The east invert of ST CB 215 should be labeled. (11) 23. The southwest invert of 641.18 for ST MH 207 should be the southeast invert. (12) 24. The northwest invert of ST CB 203 should be labeled. (12) 25. The utility conflict at Sta. 16+00 on Street H should be corrected. (13) 26. The northeast invert of ST CB 228 should be labeled. (13) SHEET 14: STREET LIGHTING PLAN 27. Street light spacing appears to be in conformance. However, spacing may need to be revised if spacing requirements are not met with the street light plan for Autumn Creek Subdivision Phase 1. 28. The required height for street lights is 19'-9". The street light detail should be revised accordingly. SHEET 15-18: CONSTRUCTION STANDARDS AND DETAILS 29. The Watermain Depression detail includes a note that is a copy of a note for the Precast Storm Manhole detail. (Sheet 16) 30. The Valve Vault detail is missing the following notes (Sheet 34): a. 8" max. for precast concrete adjusting rings b. 5.5 feet min. bury depth c. Valve vaults (48-inch dia. Minimum) are required for valves 10"diameter and over. 31. The Fire Hydrant detail should specify the hydrants approved by the United City of Yorkville: Clow F-2545 (Medallion), Mueller A-423 Super Centurian, Waterous WB-67-250 or approved equal. Also, the washed stone around the hydrant should be covered with filter fabric instead of plastic. G.\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\lwywrotGRUNITI7-01.doc r STORM DRAINAGE ANALYSIS 32. The "Storm Drain Analysis for Grande Reserve Neighborhood 18"was reviewed and found to be acceptable. STORMWATER MANAGEMENT 33. The "Final Phase 3 Stormwater Management Study and Report for Grande Reserve Subdivision" prepared by Cowhey Gudmundson Leder, Ltd. and revised March 7, 2006 was provide to EEI on this date, April 6, 2006, and is currently under review. Comment regarding this Report will be submitted under a separate cover. UNIT 17 FINAL PLAT 34. The text in the Surveyor's Certificate that reads"Illinois Revised Statutes 1977, Chapter 109 Section 1"should be replaced with "765 ILLS 205/1"to conform with standard certificate language for the United City of Yorkville. 35. The Mortgagor's Certificate should have the bank name and full address added prior to recording the plat. 36. Recording dates and document numbers are missing and should be completed for adjacent Grande Reserve unit 16 and Autumn Trail Unit 1 (affects pages 1, 2 and 3) prior to recording of the plat. 37. The first paragraph of the Surveyor's Certificate should read ...............have surveyed, subdivided and platted the following.......... (bold text should be added) to conform with standard certificate language for the United City of Yorkville. 38. Stormwater Management Easements are not shown on the graphical portion of the plat; therefore Stormwater Management Easement Provisions text should be removed from page 3. 39. Landscape Buffer Easements are not shown on the graphical portion of the plat, therefore Landscape Buffer Easement Provisions text should be removed from page 3. 40. Pedestrian and Bike Trail Easements are not shown on the graphical portion of the plat, therefore Pedestrian and Bike Trail Easement Provisions text should be removed from page 3. 41. The Point of commencement, on page one, should have text added to state "southwest comer of Strukel's Paradise Lake Unit1. GAPub11c\Yorkv111e\2002\YO0215 Grande Reserve(MPI)\doc\lwywrotGRUNITI7-01.doc 42. The abbreviated legal description under the title, on all pages, should terminate with "in the United City of Yorkville, Kendall County, Illinois". 43. All streets need to be named, and names added to all pages. 44. The centerlines of Kennedy Road and Bristol Ridge Road should be labeled on page 1. 45. Document numbers and recording dates, if they exist, should be added for those portions of Kennedy Road and Bristol Ridge road previously dedicated that lie within or adjacent to this unit prior to recording of the plat. The widths of same should also be shown. 46. The "Typical Easement Detail"should be renamed to `Typical Lot Detail". Side and rear building lines should be added to this detail. A note should be added to exempt lots 3059 and 3060 from these restrictions. (affects pages 2 and 3). 47.Overall distance dimensions of cures and lines do not equal the addition of the adjacent lot segment dimensions Conflicts exist in the following areas: a. The 65' radius at the front of Lots 1023-1026 (affects page 2) b. The 417' radius at the front of Lots 1039-1040 (affects page 2) c. The line dimensioned 111.51 adjacent to Lots 1036-1037 (affects page 2) d. The line common to 1035-1038, dimensioned 241.60' (affects page 2) e. The line dimensioned 249.81 adjacent to the front of Lots 1037-1039 (affects page 2) f. The line dimensioned 214.50 adjacent to lot 1042 and the unit line (affects page 2) g. The line adjacent to the rear of Lots 1042-1046, dimensioned 384.78 (affects page 2) h. The line adjacent to the rear of Lots 995-999 (affects page 3) 48.Extraneous arcs are drawn on page 2 near cure C2 and should be erased. 49.The geometry of the Kennedy Road centerline should be recalculated. Review has shown situations where lines are not tangent to cures for said centerline. This recalculation may translate into corrections to the North lines of Lots 3059 and 3060. 50.The final ownership and intended usage for Lots 3059 and 3060 should be indicated. 51.The bearing along the unit line N 51-18'-51" E should be edited to S 51-18'-51"W (related distance, 146.97') on page 2. 52.The Special Service Area Certificate has blanks that should be completed with date and GAPub1ic\YorkW11e\2002\Y00215 Grande Reserve(MPI)\doc\lwywrotGRUNITI7-Oi.doc numbers prior to recording of the plat. 53.The width of the rear easement on Lot 1030 should have a dimension added. 54.The width of the easement at the front of Lot 1023 should be increased to 15 feet.This additional width is necessary because of the location of the proposed sanitary sewer pipe location shown on the final engineering plans. 55.The easement along the lot line common to Lots 997 and 998 should be widened to 20 feet, 10 feet on either side of said property line. This additional width is necessary because of the location of proposed underground piping shown on the final engineering plans. 56.The easement along the lot line common to Lots 999 and 1000 should be widened to 20 feet, 10 feet on either side of said property line. This additional width is necessary because of the location of proposed underground piping shown on the final engineering plans. 57.The easement along the lot line common to Lots 1000 and 1001 should be widened to 20 feet, 10 feet on either side of said property line.This additional width is necessary because of the location of proposed underground piping shown on the final engineering plans. 58.The easement along the lot line common to Lots 1003 and 1004 should be widened to 20 feet, 10 feet on either side of said property line. This additional width is necessary because of the location of proposed underground piping shown on the final engineering plans. 59.The village may want easements granted on Lot 3059 and 3060. These additional easements may be necessary because of the location of proposed underground piping shown on the final engineering plans. 60.There is a lot comer symbol (filled circle) that should be repositioned at the comer common to Lots 1035-1038. 61.The legal description needs to be rewritten to include only the measured bearings and distances shown on the plat and have no exceptions. 62.Line 22, second paragraph of the legal description in the Surveyor's Certificate should be changed to read as follows: "to a point in the westerly line of said Parcel and the easterly line of Autumn Creek Unit 1 (document no. and recording date)," 63.Two concrete monuments are required to be set at the extremities of this unit per "765 ILCS 205/1" of the 1997 compiled statutes (one is depicted on this plat). 64.A note should be added to state: No direct vehicular access permitted from Lots 3059 and 3060 to Kennedy Road. GAPublifforkville\2002WO0215 Grande Reserve(MPI)\doc\lwywrotGRUNITI7-01.doc 65.Kennedy Road is a county road and should be dedicated to the county. 66.Bristol Ridge road is a township road and should be dedicated to the City. 67.An easement is needed for the sanitary sewer passing through lot 3059. 68.An easement is needed for the watermain passing through lot 3060. 69.A County Engineer Certificate is needed. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Our review will continue upon re-submittal of the revised plat and plans Sincerely, ENGINEERING ENTERPRISES, INC. William E. Dunn, P.E. Senior Project Manager Mark G. Scheller, P.L.S. Project Manager pc: Bart Olson, Assistant City Administrator Travis Miller, Economic Development Director Jason Nijim, PDG Dan Oefner,P.E., CGL Ltd. JWF, EEI G:\Pub11c\Yorkvi11e\2002\Y00215 Grande Reserve(MPI)\doc\IwywrotGRUNITI7-01.doc 4 tio car o United City of Yorkville Memo 800 Game Farm Road im Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 �E ,vti Date: March 30, 2006 To: Bart Olson From: Travis Miller CC: Joe Wywrot John Whitehouse John Crois Lisa Pickering Subject: Yorkville South—Plan Council Comments Upon review of the Yorkville South Annexation submittal by MPI#6 Yorkville,LLC. February 25, 2006, I have prepared the following comments: Comprehensive Plan Recommendations 1. The concept plan substantially complies with the recommendations of the Comprehensive Plan including the following: i. Commercial use at Caton Farm/47 and Walker Road/47 intersections; ii. Neighborhood retail at proposed Wheeler Road/47 intersection; iii. Wheeler road extension westward; NOTE: The following Principles cited are within the Comprehensive Plan Update— Southern Study Area 2. Per Design Guidelines Principle 1: a. Evaluate the historic elements of the two existing homesteads (proposed high school/park site and Neighborhood 10 vicinity) and identify any elements that may be preserved in the development plan; b. Identify and preserve any significant tree stands on the property as recommended by Comprehensive Plan Southern Study Area Principle 1; 3. Per Design Guidelines Principle 9: a. The landscape buffer between Route 47 and Neighborhoods 11 and 12 should be 100 feet wide—this appears to have been provided, however, provide a label on the concept plan identifying this dimension; b. The landscape buffer between Caton Farm Road and Neighborhood 14 should be 100 feet wide -provide this buffer width on the concept plan; c. A landscape buffer of 25 feet should be provided between Route 47 and all non-residential use areas and between Caton Farm and all non- residential uses-provide this buffer width on the concept plan; d. Caton Farm Road and Route 47 are identified as `Gateway Corridors'. Incorporate the landscape treatments as recommended by the Comprehensive Plan along each of these roads; 4. Per Design Guidelines Principle 5: a. Change the 100' maximum wall plane length to a maximum 65' in the Commercial Design Standards street orientation and the massing details language; b. Include design standards requiring special architectural elements to define the commercial area at the Route 47/Caton Farm Road intersection as a gateway; Concept Plan Comments 1. Density a. Combined suburban and transitional residential density 2.11 units/acre b. Suburban— 1.34 units/acre (comp plan max. 2.25 units/acre) c. Transitional—3.55 units/acre (comp plan max. 3.5) Recommend adjusting concept to comply with the Comprehensive Plan regarding the proposed transitional residential density. 2. North-South Connectivity Issue:—Ideally a north-south collector status road mile west of 47 would be constructed—recommend providing this connection even though it would require a bridge crossing over the Aux Sable Creek; 3. Provide a trial connection to the proposed High School/Park site to the proposed trail network; Other Comments 1. Annexation Agreement Exhibit F3 does not include sidewalks along perimeter roads including Ament, Immanuel, and Caton Farm. Recommend these sidewalks be included in the plan. 2. Change the Landscape Design requirements to include"in accordance with the City of Yorkville Landscape Ordinance and Comprehensive Plan Landscape Principles"—note the landscape principles require additional treatment to parking lot interiors; 3. Incorporate signage standards for the entire development to ensure a cohesive signage program as recommended by the Comprehensive Plan Community Character Principle 13. 52 Wheeler Road • Sugar Grove, IL 60554 TEL:630/466-9350 FAX: 630/466-9380 www.eelweb.com Engineering Enterprises, Ina. April 7, 2006 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Yorkwood Estates, Preliminary Plan Review United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We are in receipt of the following materials related to the Preliminary Plan review of the above referenced development: • Application and Petition for Preliminary Plan approval dated January 6, 2006. • Preliminary Engineering Plans prepared by Jacob & Hefner Associates, P.C. consisting of 4 sheets with initial issue date of December 7, 2005. • Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc. consisting of 4 sheets with initial issue date of December 14, 2005. • Illustrative Plan, Preliminary Plat and Adjacent Power Owners Exhibits consisting of 6 sheets, prepared by Land Vision with initial issue date of November 7, 2005. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to the existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in- Consulting Engineers Specializing In Civil Engineering and Land Surveying depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: General 1. The title of the Preliminary Plan Sheets "Yorkwood Estates" while the Preliminary Plat, Illustrative Plan and Adjacent Property Owners exhibit are titled "York Wood Estates". Documents should be revised to agree with one another. 2. No part of the proposed development is located within a Special Flood Hazard Area as identified by FEMA based on Flood Insurance Rate Map (FIRM) 170341 0075 C, dated July 19, 1982. 3. A Wetland Delineation Report should be submitted to the City and a review completed by the City's wetland consultant prior to Preliminary Plan approval. A Wetland Delineation Report for the Anderson Farm Site prepared by Ehorn Environmental dated December, 2003 has been submitted for review. Jurisdictional wetlands requiring Army Corps of Engineers permitting are found on this property 4. A Traffic Study should be prepared by the development consultants in accordance with the City's Standard Specifications for Improvements and submitted to the City and to I.D.O.T. for review and comment. This study should make reference to the City's recently approved "Fox Road Southwest Area Transportation Study" and provide sufficient traffic data to assure the proper classification and design of internal roadways. This report should take into consideration proposed roadway stubs from adjoining properties and the potential traffic associated therewith. 5. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 6. A Field Tile Study should be prepared and submitted for review. A field the survey titled "Anderson Farm Existing Drain Tile Record Drawing" prepared by Huddleston-McBride Co dated August 30, 2004 has been submitted for review. 7. A Soils Report should be prepared and submitted for review. A Preliminary Soils Exploration — 246-Acre Anderson Property/Yorkwood Estates prepared by Testing Service Corporation dated April 15, 2004 has been submitted for review. G:\Public\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham Deerpoint)\docs\lwywrotPrelimPlan02.doc V 8. A Plat of Survey should be provided, or the Preliminary Plat should be revised to comply with the Illinois Land Survey Standards for a Boundary Survey with a certificate signed by a Professional Land Surveyor. An unsigned A.L.T.A.✓A.C.S.M. Land Title Survey prepared by Jacob & Hefner Associates, P.C. was submitted for review. 9. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered - threatened species or natural areas. Correspondence from the IDNR dated January 27, 2004 indicating that "consultation is terminated" has been submitted. b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. A letter from the IHPA dated August, 2004 has identified three (3) archeological sites that are potentially significant. If these sites are to be disturbed, a Phase II Archeological Investigation will be required. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. g. Illinois Department of Transportation regarding access points to Illinois Route 71. h. A Phase 1 Environmental Site Assessment of the Proposed Development of 186 Acres dated July, 2001 was submitted for review. We recommend that items a, b and g be received prior to Preliminary Plan approval. Items c, d, a and f will be required prior to the start of construction activities. 10.A Preliminary Stormwater Management Report should be submitted for review detailing existing and proposed conditions and stormwater detention basin calculations. The design engineer should demonstrate in the report that the requirement of no more than 2 feet of bounce is achieved for a 10- year storm event. G:\Pub1ic\Yorkvi11e\2004\YO0426 Anderson Property(Wyndham Deerpoint)\docs\lwy wrotPrelimP1an02.doc Preliminary Plan 11.A title sheet should be included identifying the submittal as Preliminary Plans. 12.Several "on-site" elevation reference marks should be listed on the title sheet as well as a key for all abbreviations used within the plans. 13.lnclude an additional sheet displaying existing conditions. The tree survey showing all trees 6-inch diameter or greater and the drain tile survey showing location of tiles and exploration trenches can also be included on this sheet. 14.At "tee" intersections, sidewalk connections should be provided on the"top of the tee"side of the street to facilitate cross walks. 15.Note 11 of the General Notes should be revised to require 18 inches of freeboard below the lowest opening for 100-year overland flows. 16.The General Notes should generally be revised to be in conformance with the United City of Yorkville "Standard Specifications for Improvements" and "Soil Erosion and Sediment Control (SESC) Ordinance". Change all references to the Village of Yorkville to the United City of Yorkville. 17.Building setback lines and easement lines should be shown on all utility sheets. 18.Label streets on all sheets in the Preliminary Plan as shown on the Illustrative Plan and Preliminary Plat. Additionally, a list of proposed street names should be submitted to the U.S. Postal Service and to KENCOM for approval. A copy of the letter approving the names should be submitted to the City for their records. One name should be drawn from the City's list of historic names. Sheets GD1 to GD2— Preliminary Grading and Drainage Plan 19.AII catch basins and inlets at intersections should collect runoff before the crosswalks. Catch basins and inlets at many intersections collect runoff on the opposite side of the intersection or on the intersecting streets. These should be revised to prevent storm runoff from passing through and/or possibly collecting in intersections. G:\Pub1ic\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham Deerpoint)\docs\lwy wrotPrelimP1an02.doc t M 20.The maximum spacing for inlets should be 300 feet. It appears that addition drainage structures may be required. High points should be indicated on the plans to aid in the determination of flow lengths. 21.Several low points along the streets do not have storm structures to collect runoff. These areas should be checked and inlet structures should be added as necessary. 22.Typical roadway cross sections, in accordance with City standards, should be shown on the Plan. The cross section provided does not meet City standards. The standard right-of-way width is 66' for local residential streets. Right-of-way widths should be revised to meet this minimum unless otherwise provided for in the approved P.U.D. agreement. Right-of-ways at intersections should have 25 foot radii where right-of-way lines intersect. 23.Low opening and walk out elevations should be provided. Sheets SW1 to SW2—Preliminary Sanitary and Watermain Plan 24. Invert elevations for the proposed sanitary sewer connection at the north end of the project should be verified by Walter E. Deuchler Associates, Inc. 25.Street lights should be included in the preliminary plan in accordance with the City Standards. Street lights should be provided at all intersections, at the center of sharp curves, at the back ends of cul-de-sacs and should have maximum spacing of 300 feet. Light standards should be placed near lot lines (extended) when being installed mid-block. 26.In general, water mains should be located on the north and west sides of streets while sanitary sewers should be on the south and east sides of streets. 27.The layout of fire hydrants should be revised throughout the development to be in accordance with City standards. Maximum hydrant spacing should be 300 feet along the roadway or two fire hydrants serving any point of any building within 300 feet, whichever is more stringent. Fire hydrants should be located at each intersection and when located in a mid-block area should be at lot lines (extended). Review of hydrant locations can be finalized during Final Engineering. 28.Valves should be provided in Accordance with City standards. A detailed review of valve locations will be completed at Final Engineering. Typically, no more than 12 dwelling units should be out of water service at any time. Two valves (on intersecting mains) should be provided at each intersection. G:\Public\Yorkvi11e\2004\YO0426 Anderson Property(Wyndham Deerpoint)\docs\l wywrotPreli mPlan02.doc t Valves should also be provided at the ends of lines that will be extended at a later date. 29.The city's water model indicates that the water main coming from the north limit of the site on Road "A" should be 16-inch diameter and should extend from Route 71 (Chally Farm stub) to Road "G". The 16-inch water main should then continue on Road "G"from Lot 171 on the north to Lot 63 on the south where it will be stubbed to the south in an easement east of Lot 73 to the south limit of the development. Road "A"will also require an 8-inch water main between Lot 171 and Road "A"to serve as a loop. The remaining water main should be 8-inch diameter. These details will need to be worked out during preliminary and final engineering. 30.Most of the sanitary sewer shown on the preliminary plan is less than 8 feet in depth with some areas shown at less than 4 feet in depth. We recommend that the design be revised to provide greater sewer depth. 31.It is recommended that storm sewer be placed in drainage and utility easements and that the sanitary sewer be located within the right-of-way. 32.In several locations, the proposed sanitary sewer and proposed storm sewer are being run in the same alignment. Alignments should be reviewed and revised to eliminate this condition. Stormwater Management 33.A stormwater management report should be provided for the City's review. Storm sewer calculations should also be provided detailing tributary areas for each inlet and sizing calculations. Overland flood routes should be provided with cross-sections for all runoff events in excess of the design storm. When designing wet ponds (retention basins) the designer is advised that the United City of Yorkville Park and Recreation Department's Park Development Standards apply to all retention basins and should be referenced for design standards. 34.The City's Wetland Consultant should review the Wetland Delineation Report and asses the mitigation requirements. There are 2 ACOE wetlands and 2 isolated wetlands on site according to the Wetland Delineation Report dated December 23, 2003. 35.A Preliminary Stormwater Management Report was requested during the previous review. With this submittal, there was no material submitted that supports or explains the proposed stormwater management facilities; therefore a detailed stormwater review could not be performed at this time. For a Preliminary Engineering Submittal, there should be preliminary stormwater calculations that demonstrate that there is enough land set aside G:\Pub1ic\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham Deerpoint)\docs\lwywrotPrel imPlan02.doc for stormwater management facilities to adequately meet the requirements set forth in the standard specifications. Appropriate support documentation should be included, such as existing and proposed drainage exhibits, CN calculations, Tc calculations, stage-discharge calculations for- each basin, and stage-area-volume calculations for each basin. The NWLs, HWLs, and volumes should be indicated on the plans. 36.The site should be delineated on the appropriate FIRM panel, which is panel 170341 0075C. 37.There should be a stormwater management narrative, which explains how the stormwater facilities meet the requirements regarding existing conditions drainage, proposed detention, wetlands, depressional compensatory storage, and any tailwater effects on the release rate of the northeastern basin from the adjacent creek. 38.There should be an existing conditions hydrology and hydraulics analysis that demonstrates the existing release rates and drainage areas. This should include an analysis of existing depressional areas and any creeks or ditches that may be on-site, including the unnamed Fox River Tributary that runs along the northeastern property line. This should also address the large amount of off-site tributary area (roughly 500 acres) that will need to be safely bypassed through or around the site. 39.There should be hydrologic models that demonstrate that the 2 detention basins provide adequate storage for detention and any compensatory volumes. There are two major site release locations; the existing drainage divides should be maintained and the release rates should be met for both basins separately. The northern portion of the property is tributary to the Fox River. There should be a critical duration analysis that demonstrates that allowable release rates for the 2-year(0.04 cfs/acre), 25-year (0.08 cfs/acre), and 100-year (0.15 cfs/acre) storm events are met for the northern drainage area. However, the southern portion of the property is tributary to the Middle Aux Sable Creek, which is a high quality sensitive creek; therefore, the critical duration analysis for the south detention pond should demonstrate that the allowable release rate for the 100-year storm event of 0.10 cfs/acre is not exceeded. The management of the large off-site tributary areas must be addressed for both portions of the site. 40.If the off-site bypass is routed through a detention facility, that flow should be released through a secondary restrictor that is located above the HWL that is required to meet the detention and compensatory storage requirements. Then there should be "with off-site" and "without off-site" models to demonstrate that the facilities meet requirements for both elements. G:\Public\Yorkvi11e\2004\YO0426 Anderson Property(Wyndham Deerpoint)\docs\l wywrotPrelimPlan02.doc 41-The Bulletin #70 rainfall intensities amended for the specific City of Yorkville area must be used. Refer to Table 1 and Figure 21 from Bulletin#70. We recommend using the following values. Rainfall in inches per Storm Frequency 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 4.96 3.54 2.93 1.86 1 hr 3.95 1 2.82 1 2.33 1.48 42.The critical duration analysis of the 10-year storm event should demonstrate that it is contained within 2 feet of bounce. 43.There should be emergency overland flow route calculations that demonstrate that the top of foundation and lowest opening of adjacent buildings is at least 1.5 feet above the water surface elevation created by the 100-year storm event including off-site tributary areas. The cross-sections should be located on the plans. The small proposed side-yards would be restrictive to these flows; therefore, overland flow routes should not be located in the side-yards between homes. 44.The design of the detention facilities should comply with the City's Park Development Standards. 45.There should be a 50-foot wide buffer between the detention basin HWL and the property line when there is an adjacent trail and a 30-foot wide buffer when there is no trail. Preliminary Plat 46.The location, widths and names of all existing and platted street, alleys, or other known public ways and easements, within 150 feet should be shown on the plat. 47.Setbacks as illustrated are not in conformance with United City of Yorkville Zoning requirements and should be reviewed as part of the P.U.D. agreement process. G:\Public\Yorkville\2004\YO0426 Anderson Property(Wyndham Deerpoint)\docs\l wywrotPrelimPlan02.doc E F 48.At all intersecting right-of-way lines, 25-foot radii should be provided. 49.A typical lot detail showing all typical easement and setbacks should be provided. 50.Right-of-way should be a minimum of 66 feet on all streets unless otherwise provided for in the P.U.D. agreement. 51.All parcels should be called lots and should be numbered consecutively, starting with lot 186. Conclusion Our review of this Preliminary Plan will continue as the above comments are addressed by the developer and the design engineer and additional information is submitted as requested. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. William E. Dunn, P.E. Senior Project Manager pc: Bart Olson, Assistant City Administrator Travis Miller, Community Development Director Richard Guerard, Wyndham Deerpoint Bill Zalewski, Jacob & Hefner Associates, P.C. JWF, JTW, EEI G:\Pub1ic\Yorkvi11e\2004\Y00426 Anderson Property(Wyndham Deerpoint)\docs\lwywrotPrelimP1an02.doc t 52 Wheeler Road • Sugar Grove,IL 60554 TEL: 630/466-9350 FAX: 630/466-9380 www.eeiweb.com Engineering Enterprises, Ina. April 7,2006 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Chally Farm, Preliminary Plan Review, United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We are in receipt of the following materials related to the Preliminary Plan review of the above referenced development: • Preliminary Engineering Plans prepared by Jacob & Hefner Associates, P.C. consisting of 8 sheets, dated March 21, 2006. • Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc. consisting of 4 sheets with a revision date of March 21, 2006. • Illustrative Plan, P.U.D. Preliminary Plat and Adjacent Power Owners Exhibits consisting of 5 sheets, prepared by Land Vision dated of March 17, 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 the existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in- depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: Consulting Engineers Specializing in Civil Engineering and Land Surveying General 1. No part of the proposed development is located within a Special Flood Hazard Area as identified by FEMA based on Flood Insurance Rate Map (FIRM) 170341 0075 C, dated July 19, 1982. 2. A Wetland Delineation Report should be submitted to the City and a review completed by the City's wetland consultant prior to Preliminary Plan approval. 3. A Traffic Study should be prepared by the development consultants in accordance with the City's Standard Specifications for Improvements and submitted to the City and to I.D.O.T. for review and comment. This study should make reference to the City's recently approved "Fox Road Southwest Area Transportation Study"and provide sufficient traffic data to assure the proper classification and design of internal roadways. This report should take into consideration proposed roadway stubs from adjoining properties and the potential traffic associated therewith. 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. A Field Tile Study should be prepared and submitted for review. 6. A Soils Report should be prepared and submitted for review. A Preliminary Report of Soils Exploration prepared by Testing Service Corporation, dated September 30, 2004 was submitted on March 30, 2006 for our review. 7. A Plat of Survey should be provided, or the Preliminary Plat should be revised to comply with the Illinois Land Survey Standards for a Boundary Survey with a certificate signed by a Professional Land Surveyor. 8. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered - threatened species or natural areas. b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. GAPub1ic\Yorkvi11e\2004\YO0427 Chally Property(Wyndham Deerpoint)\docsVwywrotPrelimPlan02.doc e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. g. Illinois Department of Transportation regarding access points to Illinois Route 71. We recommend that items a, b and g be received prior to Preliminary Plan approval. Items c, d, a and f will be required prior to the start of construction activities. 9. A Preliminary Stormwater Management Report should be submitted for review detailing existing and proposed conditions and stormwater detention basin calculations. A preliminary Detention Summary prepared by Jacob & Hefner Associates, P.C. dated March 21, 2006 was submitted for review. This is considered a partial submittal. A complete stormwater management report will be required. 10.Wet ponds must be designed in accordance with the City's Park Development Standards dated June 1, 2003 and approved July 22, 2003 Preliminary Plan 11.The General Notes should generally be revised to be in conformance with the United City of Yorkville "Standard Specifications for Improvements" and "Soil Erosion and Sediment Control (SESC) Ordinance". 12.We recommend that the radius of the curve where Street O becomes Street A be increased from 100-foot to as much as 400-foot. This could be accomplished without affecting any buildable lots. 13.While technically allowable, we believe that the curve radii at the intersection of Street M and Street C be increased to at least 150-foot. 14.Each of the intersections referred to in comments 12 and 13 have curved intersections that could be straightened into standard "tee" intersection. If the city approves of the curved intersection approaches, we would recommend stop control be implemented at each end of Street M. 15.A list of proposed street names should be submitted to the U.S. Postal Service and to KENCOM for approval. A copy of the letter approving the names should be submitted to the City for their records. One name should be drawn from the City's list of historic names. GAPub1ic\Yorkville\2004\Y00427 Chally Property(Wyndham Deerpoint)\docs\iwywrotPrelimPlan02.doc Sheets GD1 to GD3—Preliminary Grading and Drainage Plan 16.AII catch basins and inlets at intersections should collect runoff before the crosswalks. Catch basins and inlets at many intersections collect runoff on the opposite side of the intersection or on the intersecting streets. These should be revised to prevent storm runoff from passing through and/or possibly collecting in intersections. 17.The maximum spacing for inlets should be 300 feet. Streets C, M, J, H, G, and E have sections of roadway that exceed the 300-foot maximum and should be revised. High points should be indicated on the plans to aid in the determination of flow lengths. 18.The typical roadway cross section should be revised in accordance with City standards. Typical hydrant and light pole locations should be shown in the detail. 19.The proposed right-of-way and pavement widths proposed appear to be adequate but will need to be confirmed by internal ADT projections and analysis. 20.Low opening and walk out elevations should be provided. Sheets SW1 to SW3—Preliminary Sanitary and Watermain Plan 21. Invert elevations for the proposed sanitary sewer connection at the north end of the project should be verified by Walter E. Deuchler Associates, Inc. 22.The street light design should be revised such that the proposed water main and proposed street lights are on opposite sides off the street. 23.The layout of fire hydrants should be revised throughout the development to be in accordance with City standards. Maximum hydrant spacing should be 300 feet along the roadway or two fire hydrants serving any point of any building within 300 feet, whichever is more stringent. Fire hydrants should be located at each intersection and when located in a mid-block area should be at lot lines (extended). Review of hydrant locations can be finalized during Final Engineering. 24.Valves should be provided in Accordance with City standards. A detailed review of valve locations will be completed at Final Engineering. Typically, G.\Pub1ic\Yorkvllle\2004\YO0427 Chaffy Property(Wyndham Deerpoint)\docsVwywrotPrelimPlan02.doc no more than 12 dwelling units should be out of water service at any time. Two valves (on intersecting mains) should be provided at each intersection. Valves should also be provided at the ends of lines that will be extended at a later date. 25.Generally speaking Street "C" is the dividing line between pressure Zone 3B and Zone 4. The cutoff elevation between zones is a ground elevation of 715.00. That being the case, the east and west sides of Street "C" lie in different pressure zones. Looping of the water mains on Streets J, H, G and E will not be connected to the 16-inch water main on Street C. As mentioned in the previous review, a site will be needed for a booster pump/pressure reducing valve station. This station will need to be in the area of the Street C and Street M intersection or slightly west of this intersection. These details will need to be worked out during preliminary and final engineering. 26.A stormwater management report should be provided for the City's review. Storm sewer calculations should also be provided detailing tributary areas for each inlet and sizing calculations. Overland flood route should be provided with cross-sections for all runoff events in excess of the design storm. It should be noted that ail wet ponds (retention basins) must be a minimum of 2 acres in area with undulating shorelines. Refer to the United City of Yorkville Park and Recreation Department's Park Development Standards for further details. Preliminary Plat 27.A Professional Land Surveyor signature line should be placed on the Preliminary Plat and signed/dated. 28.Section lines, quarter lines and quarter - quarter lines that underlie the subdivided area should be added to the plat. 29.The underlying deed lines, as mentioned in the legal description should be added to the plat and appropriate notations added. 30.The adjoining properties should have there current zoning added to the plat. 31.The legal description will need to be rewritten to accurately describe the actual measured boundary of the subdivision. The metes and bounds description will need to be on the Final Plat of Subdivision. This item is mentioned here for informational purposes only. The legal description can be added to this Preliminary Plat or addressed at the time the Final Plat is submitted for review. 32.The streets currently labeled "K, L, O and P should have text added to define right of way widths. G:\Public\Yorkvi11e\2004\Y00427 Chally Property(Wyndham Deerpoint)\docs\iwywrotPrelimPlan02.doc 33.The minimum scale of the plat should be 1 inch = 100 feet. The plat should be revised to meet this requirement. 34.The maximum sheet size should be 24 inch x 36 inch. The plat size is mentioned here as an advisement. The original Preliminary Plat, dated November 11, 2005 was submitted formatted with a page size that was too large. 35.The Lot Detail should have typical Public Utility and Drainage Easements shown, 10'front and rear of lots and 10'side (5' each side of property line). 36.The easements when added to the typical lot detail will be adequate for the Preliminary Plat phase. Easements will need to be shown on all individual lots of this subdivision at the Final Plat phase, this information is presented here for future reference. 37.Vehicular access restrictions should be noted for those lots adjacent to the Illinois Route No. 71 and Pavillion Road Right of Ways. 38.The width of the existing and proposed right of ways for Illinois Route 71 and Pavillion should be shown on the plat. Document numbers should also be shown for the existing right of ways. 39.The block comer lots show radii that are not dimensioned. This dimensioning can be addressed by a typical notation or labeled individually. 40.Distance dimensioning should be added to the boundary of this subdivision where they do not now exist. 41.Bearing and radius dimensioning should be added for the boundary of this subdivision. 42.Notes should be added to state the school district, and other governing authorities, i.e. Fire, police, sanitary, etc. which will have jurisdiction over this subdivision. 43.The existing corporate limits of the United City of Yorkville should be shown on this plat. 44.Section lines, quarter lines, quarter-quarter lines, adjoining subdivision property lines and adjoining deed lines should all be shown on this plat. Document numbers should also be shown for the adjoining deeds and subdivisions. GAPublic\Yorkvi11e\2004\YO0427 Chally Property(Wyndham Deerpoint)\docsVwywrotPrelimPlan02.doe 45.Where city utilities run along side or rear lot lines, a minimum total easement width of 20 feet shall be provided, more where multiple utilities are proposed. Conclusion Our review of this Preliminary Plan will continue as the above comments are addressed by the developer and the design engineer and additional information is submitted as requested. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. William E. Dunn, P.E. Senior Project Manager Mark G. eller, P.L.S. Project Manger pc: Bart Olson, Assistant City Administrator Travis Miller, Economic Development Director Richard Guerard, Wyndham Deerpoint Bill Zalewski, Jacob & Hefner Associates, P.C. JWF, JTW, EEI GAPublic\Yorkvi11e\2004\Y00427 Chally Property(Wyndham Deerpoint)\docsUwywrotPrelimPlan02.doc