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HomeMy WebLinkAboutPlan Commission Packet 2004 06-09-04 ,coo Co), 0 United City of Yorkville County Seat of Kendall County EST.erwi 1836 800 Game Farm Road V) Yorkville, Illinois 60560 o Ii' 4' ` o Phone:630-553-4350 Fax:630-553-7575 KerMeil Counl' PLAN COMMISSION AGENDA Wednesday, June 9, 2004 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: May 12, 2004 Public Hearings: None Presentation: None Old Business: None New Business: 1. PC 2004-05 Prairie Meadows - Final Plat 2. PC 2004-06 Bristol Bay - Concept Plan 3. PC 2004-07 Theidel Property - Concept Plan Additional Business: Adjournment: Page 1 of 6 UNITED CITY OF YORKVILLE PLAN COMMISSION MEETING YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, MAY 12, 2004 Deputy Chairman Anne Lucietto called the meeting to order at 7:02 p.m. ROLL CALL Members present: Andrew Kubala, Brian Schillinger, Bill Davis and Clarence Holdiman. No quorum was established; Deputy Chairman Lucietto stated that there was no action to be taken this evening and asked the presenters to proceed. Members Michael Crouch arrived 7:04 and Kerry Green arrived 7:20. VISITORS Mayor Art Prochaska; Alderman Richard Sticka; City Attorney Kelly Kramer; City Planner Mike Schoppe; Lynn Dubajic from the Yorkville Economic Development Corporation; and John Whitehouse, Engineering Enterprises, Inc. Also, see attached sign- in sheet. MINUTES None PUBLIC HEARINGS None PRESENTATIONS Land Use Plan for Regional Stormwater Management for Galena Road & Route 47 Planning Area City Planner Mike Schoppe reported that, due to developer's interest in the area, City Administrator Grafi requesting that he prepare a conceptual regional storm water land use plan for the area east of Route 47 from Corneils Road to Route 30. Some things that need to be taken into consideration when developing the land use are: o There have been meetings between Fox Metro and Yorkville-Bristol Sanitary District (YB SD)to discuss how this area will be serviced. o There is water infrastructure being built in the area. o Engineering Enterprises, Inc. (EEI) has done a floodplain study of Rob Roy Creek which investigated a tributary going into the creek called the Raymond Drainage They found this tributary has significant floodplain issues. He stated that the purpose of the presentation was to bring the Commission up to date with research being done to update the Comprehensive Plan and begin discussions on how to approach certain issues in the area. Page 2 of 6 He turned the floor over to Mr. Whitehouse who explained the floodplain issues in the area: o Raymond Drainage is a tributary area of approximately 1300-1400 acres of land south of Route 30 and east of Route 47 that contributes stormwater to the Rob Roy Creek. o Originally, the Raymond Drainage was not included in the Rob Roy Creek Floodplain Study because it was thought to flow into the Blackberry Creek. Upon further investigation, it was found to flow into the Rob Roy Creek. o Anytime a tributary area is greater than a square mile and contributes to a floodplain, the floodway needs to be identified. o Over 180 acres has been identified which holds water up to 3' at its deepest before it spills over and carries over to the Caledonia area and then to the Rob Roy Creek. o This area presents development problems such poor soil, depressional water storage and stormwater detention. Mr. Whitehouse went over maps which exhibited the conceptual development plans for the area. He explained that the depressional area to the south could be excavated to a depth of five to seven feet along with a new piped outlet to the Rob Roy Creek would provide approximately 1,358 feet of stormwater storage. This would provide stormwater detention plus depressional storage for the whole area. All the developments in the area could send their stormwater to this area; there would be no need for individual detention basins. Conveyance channels would route the water to the detention area. He reiterated that this is a conceptual plan and is not based on any development or concept plans for the area. Mr. Schoppe stated that the study area (Route 30 on the north, Corneils Road on the south, Dickson Road to the east and Route 47 on the west)is approximately 1620 acres with 225 acres of commercial use. Based on the current Comprehensive Plan, the remaining acreage is projected to hold 3,400 homes at a density of 2.6 units/acre. Mr. Schoppe explained that there are two issues the City needs to consider when amending to Comprehensive Plan: 1. Maintain the same amount of commercial area as currently planned. 2. Maintain the same unit count(3,400 units)to support the commercial with less land to work with due to the storm water management. He proposed two options: 1. Additional density to maintain the same unit count 2. Providing density bonuses within developments in trade for receiving additional high and dry open space beyond that which is required. Mr. Whitehouse noted that typically in residential development 10% of land is set aside to storm water management purposes. He stated that the overall acreage of the site is Page 3 of 6 1,620 so it would be expected to set aside 162 acres. The large green area south of Galena Road is 185 acres. This green area along with those set aside for conveyance channels and swales brings the total area to approximately 275 acres. This is in access of the typical area for storm water management and there is 120 acres less land for development. Mr. Schoppe and Mr. Whitehouse asked the Commission for their input. Brian Schillinger noted that even though there is 120 acres less to develop, a developer has more developable acreage to work with because they do not have to put detention areas in. Andrew Kubala questioned why the same numbers of units should be maintained. He objected to this because the depressional area is a natural phenomenon and this area should be deducted out and the original Comprehensive Plan maintained. Mr. Schoppe, Mr. Whitehouse and Mr. Kubala further discussed the balance between residential and commercial areas and the existing Comprehensive Plan. Bill Davis asked what the reduction of commercial property would be. Mr. Schoppe stated that he had not calculated this but estimated that it could be 10% less. There was further discussion on the conveyance channels and the storage area. Mr. Whitehouse further explained the concept: o The channel would be similar to a bio-swale. o It will convey water and have detention capabilities however it would be more of a wetland area. o There will be overflow weirs which will gradually control water flow in the case of an extreme storm. o The storage area will hold the runoff from a 100-year storm. o The design will hold all the water from the north and east of the area or everything in the Raymond Watershed. Mike Crouch noted that the plan stops north of Comeils Road and he asked if there was any other areas affected by the floodplain or wetlands extending to the railroad tracks. Mr. Whitehouse stated that the area south of Corneils Road is in the Blackberry Creek Watershed and he explained how the proposed plan helps out the Blackberry Creek floodplain. Mr. Crouch clarified that the commercial would be diminished because there will not be enough residents to support it. Mr. Schoppe stated that this is the assumption however at this time here are no statistics to support it; further research is needed. Mr. Crouch stated that he felt it was hard to accept this assumption. Mr. Davis asked Mayor Prochaska asked what the reasoning was behind maintaining density as it related to commercial property. Mayor Prochaska stated that the United City of Yorkville is in competition with other communities for attracting commercial Page 4 of 6 properties because commercial developers look at unit count to support the commercial area. Lynn Dubajic, Executive Director of the Yorkville Economic Development Corporation, stated that commercial developers also look at the demographics of the surrounding area of a property before they develop. Mr. Schillinger commented that while he understood the concept of keeping the same amount of addresses and population in the area to attract commercial he felt that larger lot sizes larger gave a certain character to the town. He stated that he felt commercial will still come to the area even with fewer homes. Mayor Prochaska stated that according to the Comprehensive Plan, the transition areas cannot ask for more density without giving the City something in return such as more usable open space. Anne Lucietto stated that addressing the density was hard without available statistics. She suggested that Mr. Schoppe do some further research and bring back some concrete numbers to the Planning Commission so they could give direction. Mr. Crouch commented that he liked the idea of a regional storm water management but agreed more information was needed before density was addressed. The Planning Commission discussed the second question posed to them; should the City pursue providing density bonuses within developments in trade for receiving additional high and dry open space beyond that which is required. Mr. Schoppe explained that there will be open space around the water storage area. It has been suggested that the City could acquire an additional 50— 150 acres of open space around the site that could be used for a community recreation feature. In exchange for the additional land, the City could consider trading a density "bonus" with the landowners. There was further discussion on this question including the change in density, cost of land, potential uses for a larger parcel of land, etc. Mr. Kubala and Mr. Green stated that they liked the idea of a trade for increased density for increased open space. Mr. Crouch agreed however noted that each case has its own merit. Mr. Davis commented that he would like to see the overall density remain as it is, with no change to the Comprehensive Plan, but agreed to allow developer's to trade for open space. Mr. Schoppe clarified that the majority of the Commission felt that trading additional units for open space was acceptable however the units/acre, location, etc. should be considered before making the trade. The Commission agreed. There was further discussion on the number of units as it relates to the commercial area. Mr. Schoppe indicated that he would work with Mrs. Dubajic to investigate the statistics related to this and bring this information back to the Commission. • Page 5 of 6 Mr. Whitehouse commented that there are a lot of"smart growth" seminars going on which discuss if a population should be concentrated in one area with high design standards versus spreading the population over as much land as possible. He noted that units on smaller lots with more open space means less roads, sewers, watermains, streetlights, etc. for the City to maintain. The City is better off in this situation with regards to long term maintenance. There was no further discussion. Blackberry Creek Alternative Futures Project Ksenia Rudensiuk of the Conservation Foundation addressed the Commission. She shared the following data with the Commission: o The Blackberry Creek begins in Elburn, Illinois and joins the Fox River in Yorkville. o The area has progressed from prairie to agricultural to urban development and as the population increases in the area, a degradation of streams is seen. o In this area of the country, rain water infiltrates the water table through wetlands which filters the water that feeds local creeks. o In a predevelopment system, some water evaporates and some slowly feeds creeks. After an area develops, creeks are fed by surface runoff causing pollution, erosion, etc. o It is importance to maintaining creek quality for wildlife, and flooding. o The use of native prairie grass with long root structure retards runoff, channels and filters water to the water table, etc. Ms. Rudensiuk explained that the Blackberry Creek Alternative Future Analysis Study took municipal comprehensive plans for the watershed area and through the use of computer modeling investigated the impact of the build out of the area on water quality. The study looked at conventional (storm sewers, dense pavement, etc) and conservation methods (wetlands, prairie grass, porous pavement, etc.) to water management along with flooding and water quality information. She explained that the conservation method maps creeks and rivers, flood plains, wetlands and hydrous soils and then the land use is developed around this information. She stated that the study looked at once-a-year rain event discharge rate, the required detention volume and the TQ mean (the portion of time the flow is greater than average). Ms. Rudensiuk stated that the study took 40 acre parcels and compared conventional methods to conservation methods. She showed slides demonstrating the application of both methods with regards to: o Stream Corridors o Wetlands o Commercial —parking lots, retention areas, etc. o Moderate Denisity—Residential o Rural/Estate—Residential • Page 6 of 6 It was determined that the increase of conventional methods of storm water management would increase runoff and flooding whereas the conservation method decreases this. She also noted that the study did not address the clustering of buildings as Mr. Whitehouse suggested earlier however clustering provides even better results than those indicated in the study. There are benefits to clustering such as improving the environment, lowering flooding and lowering infrastructure costs. She stated that Aurora is a community who is implementing conservation principals with developers in the Blackberry Creek Watershed. She stated that their comprehensive plan has more details such as creeks, wetlands, hydrous soils, flood plains, etc. and developers submit plans using this plan. Ms. Rudensiuk also distributed various handouts regarding conservation design and guidelines for local ordinances. Ms. Rudensiuk asked if the Commissions had any questions. There were none. Deputy Chairman Lucietto thanked her for the presentation. OLD BUSINESS None NEW BUSINESS None ADDITIONAL BUSINESS None ADJOURNMENT A motion was made by Mr. Kubala to adjourn the meeting; seconded by Mr. Schillinger. The motion was approved by a viva voce vote. The meeting adjourned at 8:45 p.m. Minutes respectfully submitted by Jackie Milschewski, City Clerk UNITED CITY OF YORKVILLE PETITION APPLICATION LOG June 2, 2004 TYPE OF DATE OF AP NAME PETITIONER APPLICATION STATUS Westbury Village Ocean Atlantic Annexation &PUD 10/2/02 6/8/04 City Council Preliminary Plan 6/12/03 - Yorkville Hill Landscaping Edelmira Ortega& Annexation/Zoning 7/28/03 6/22/04 City Council Gerardo Barajas . Bailey Meadows IRED Development Annexation/Zoning & 8/6/03 6/15/04 COW (f/k/a Runge Property) Ventures, Inc. Preliminary Plan Fox Hill POD 9 & 10 DCI Charrington Rezone, Amend. to 12/11/03 6/8/04 City Council . Annex. & PUD Agree. Preliminary Plan Cornerstone Triangle Investments Preliminary/Final Plat 4/19/04 7/14/04 Plan Comm Prairie Meadows Menard's Final Plat 4/19/04 6/9/04 Plan Comm Bristol Bay Centex Homes Concept Plan 5/4/04 6/9/04 Plan Comm Theidel Property Pulte Homes Concept Plan 5/14/04 6/9/04 Plan Comm Villas at the Preserve Burnside Homes Annex, Zoning, PUD & 5/25/04 Public hearing at 7/14/04 Plan Comm Preliminary Plan Heartland Center Richard Marker & Special Use 6/1/04 Public hearing at 7/14/04 Plan Comm Assoc. • United City of Yorkville ,, 6 � Plan Council May 13, 2004 Members Tony Graff, City Administrator Eric Dhuse, Director of Public Works Tim Fairfield, BKFD Harold Martin, Police Chief Mike Schoppe, Schoppe Design Laura Brown, Director of Parks &Rec Joe Wywrot, Engineer Anna Kurtzman, Planning and Zoning Guests Greg Kunstman, Menards Chad Gunderson, AMG Homes Kevin Biscan, SEC The meeting began at 9:40 AM The March 25 minutes were approved, after spelling corrections and change of Tim Fairfield's title on page 5. Prairie Meadows—Final Plat Land plan comments by Mike Schoppe 1) Point#4 under Final Plat — In discussing the discrepancy regarding 70' versus 66' ROW, Mr. Schoppe stated the plat needs to be revised to show 70' ROW instead of the 66' shown. The land cash contribution is a lump sum amount separate from the building permit fees, as stated by Laura Brown. The annexation agreement was for 7.1 acres, with a 66' ROW and there is only 7.05' acres being provided, so in addition to the $286,230 there is an additional $2900 in cash that Menards must provide. The 70' will be all ROW, with no easement. 2) Point#1 under General—Kevin Biscan will provide site line study on Kennedy Road to Joe Wywrot. 3) Point#2 under Civil Engineering Plans—Mr. Biscan asked about the placement of the water service to the park site. It was agreed upon that"on site"water service means bringing the line just inside the property line and that it would be a • 4" ductile cross with a valve. Anna Kurtzman stated that the annexation agreement reads that the building materials or cash would be for a park storage building, and would be provided upon recording of the final plat. Mike Schoppe will be putting together a design for the park and storage shed. 4) Point#1 under Civil Engineering Plans—Mr. Biscan will be using a 2% slope on the park site, according to park site standards. City staff concurs that by May of 2005, the building and park areas will be complete and seeding of the seven acres will be done. 5) Point#1 under Final Landscape Plans—Mr. Graff stated that CDF is reviewing a management plan for the basins. Mr. Wywrot stated that the Kennedy Basin, with a wetland bottom, is the one that is a concern. Mr. Biscan stated that Mark Baker will put together a separate document as part of the landscape plan. Mr. Schoppe recommends disking once a year for management and maintenance of the basin. 2 6) Point#2 under Final Landscaping Plans—Mr. Biscan stated that Mark Baker will make revisions on the number of trees needed for the landscape plan. Annexation Review comments by Anna Kurtzman 1) Point#3 and#4—Mike Schoppe stated it is okay for the utilities to be in a landscape easement. Ms. Kurtzman stated an additional 5' needs to be dedicated in the easement to reflect a 45' foot wide easement. Because a backup SSA has already been established, Ms. Kurtzman stated that maintenance issues do not need to be addressed. 2) Point # 5 —Mr. Graff suggested that to avoid conflict and confusion for a homeowner, that the rear building setbacks should be clearly identified. Mr. Biscan will establish a 45' building setback. 3) Point #6—The plat notation on lots 119 and 136 will be changed to reflect a 40' setback line. 4) Point #7—Ms. Kurtzman is recommending a 10% building setback on lot 165, because it would be greater than the zoning code's ten feet. 5) Point #8—Ms. Kurtzman stated that the lot detail notation should reflect "the side yard setback is 10 feet or 10%". 6) Point #9—Ms. Kurtzman needs verification at the building setbacks on the 29 lots noted. These can be in a separate document independent of the plat. Engineering comments by Joe Wywrot 1) Point#2 under plat—Normally a 30' wide flat easement for sanitary easements is required because of the landscape beim. Joe will ask for comments from Ralph Pfister at YBSD. Mr. Graff suggested a 20' easement along Kennedy Road may be an option. 2) Point # 4 under Sheet 4 - Mr. Wywrot stated that language needs to be on the plan stating the maximum capacity of 574 PE is attainable. Mr. Biscan stated the pump is sized for the correct capacity, and it would be a matter of adjusting the pillars, per the company's contact at Metropolitan Pump. 3) Point#4 under Sheet 5&6—Mr. Biscan stated there were 6-8 additional circuits on the commercial site, and their electrician is confident that the lights can be added on Kennedy and McHugh. The intent was the taller lights will be in non- residential areas, on the circuits on Countryside Parkway. These will be operated by controller, not photo cells. 4) Point # 4 under Sheet 4—Mr. Wywrot would like to have Kennedy Rd. open during construction. Mr. Gunderson and the city staff prefer having the road built out all at one time. Mr. Graff stated the City would like to see the curve softened out and that the road would be built out to the end of the property. Mr. Biscan stated that local access only would be permitted at some time during the reconstruction process. Mr. Gunderson will provide the City with a preliminary plan. 5) The storm items #1-17 are cleanup items and make it more maintainable. Point#1 under Sheet 22—Mr. Wywrot suggested if a landscape plan was added, that the streets would be too narrow. The street would need to be widened to the south. Mr. Graff suggested three or four owners on the north side may agree to a • 3 10-12' easements, if it were for safety reasons, but it is late in the planning stage to accommodate this. In regards to the curb issue and safety issues on Kennedy Rd. Mr. Wywrot and Chief Martin will meet with Smith Engineering to further explore the options, and will set up an additional meeting with the developer if there are changes. 6) Mr. Wywrot suggested the City would be in favor of having grading contours and Spot elevations on the plans. Mr. Biscan will supplement the spot elevations with notes stating "contours are not shown and grading shall be uniform from one spot elevation to another". City staff will look at the standard contour language for the subdivision control ordinance, with the public hearing scheduled on June 8th . 7) Mr. Wywrot is asking for additional landscaping for the Blackberry Creek, pipe has been in the ground for outfall about a year. There is a vegetated swale for infiltration and filtering. 8) Tim Fairfield stated that Lot 165 has no direct access to Kennedy Road which poses a problem for their parking. He has seen no traffic design for Kennedy Road, but he would like the emergency vehicle access first onto McHugh. Mr. Graff stated the Plan Commission needs to look at ingress/egress issue. Mr. Schoppe and Joe Wywrot state the easements be dedicated to extend a roadway west off McHugh on the south side of Lot 165. Greg Kunstman will check with Menards to see if they would be willing to build the driveway, 24' wide, with sidewalks all along the street extension. 9) Four full revised engineering, landscaping and the plat will be in the office on May 21St by 4 P.M. This is scheduled for Plan Commission on June 9t1, with a submittal deadline of June 1st at 4:30 P.M. for 35 preliminary plans. It is scheduled for COW on June 15t1 and City Council on June 22nd. Meeting was adjourned at 11:45 P.M. Respectfully submitted. Annette Williams • pc} o United City of Yorkville County Seat of Kendall County EST. 7836 800 Game Farm Road \ = fn Yorkville, Illinois 60560 p 0 Phone:630-553-4350 'A Fax:630-553-7575 K�Mtou,ny v ELLE " June 2, 2004 Mr. Kevin Biscan Smith Engineering Consultants, Inc. 759 John Street Yorkville, Illinois 60560 Re: Prairie Meadows—Final Plat & Plan Dear Kevin: I have reviewed the revised plat and plan for the referenced development, received on May 21, 2004, and have the comments listed below: General • The revised landscape plan has been forwarded to Mike Schoppe for review. • Please submit an engineer's estimate of cost for review once the final plan is approved. • Individual comments are only made one time, but may require changes to several plat and/or plan sheets. • The sanitary lift station that serves this site is currently sized for a maximum of 500 PE, while the proposed development is 574 PE. The station can be upgraded to as high as 1370 PE; please provide a plan for upgrading the station. The Illinois EPA will probably require this upgrade plan to be submitted to them before they will issue the construction permit for the gravity sewers for this development. • Please contact Walter E. Deuchler Associates regarding approval of the sanitary sewer design on behalf of YBSD. • Several comments listed below may impact the storm sewer design. Therefore I have delayed a detailed review of the sewer and restrictor design until the next submittal. • A plan is needed for the proposed lighting along Kennedy (west of McHugh) and along McHugh. Presumably all of these lights will connect to the existing controller at the Route 47/Kennedy intersection, and have the same general spacing as existing Kennedy and McHugh. • Please send the plans to Jim Heinz at the Bristol Twp. Highway Department regarding the Kennedy Road taper construction east of Christy Lane. • The data submitted for the sight distance analysis indicates that the current roadway layout provides an Intersection Sight Distance (ISD) of about 490 feet, which is adequate for vehicles up to single-unit trucks at 35 MPH. A recent speed study done by the Yorkville Police Department, however, indicates an 85th percentile speed of 53.5 MPH. Since none of the roadway improvements will tend to slow the traffic down, the observed 85th percentile speed should be the design speed. This results in an ISD of around 750 feet. It appears that the Kennedy Road intersection with proposed Prairie Meadows Drive should be eliminated, and that Switchgrass Lane should be extended to Kennedy Road instead. Plat • Easements will be checked for accuracy once the final storm sewer design is approved. • YBSD has plans to construct a sanitary interceptor someday along the south side of Kennedy Road in this area. Work with Deuchler regarding the location of this easement. YBSD normally requires separate easement language. • We need to decide if the landscape buffer easement should run to the City of Yorkville, the Homeowner's Association, or both. • Provide an ingress/egress easement along the south side of Lot 165 to allow BKFD to construct a driveway out to McHugh opposite Bluestem Drive. • Revise Lot 165 to have a 25' radius at its SE corner in anticipation of Bluestem begin extended west of McHugh in the future. • Call for a minimum 20' utility and drainage easement along the south side of Kennedy (west of McHugh). • A 60' utility and drainage easement is shown along the south side of Kennedy (east of McHugh) at some locations, but is overlapped with smaller easements. Delete reference to the smaller easements and just refer to the 60 easement. Plan Sheet 4: • The stationing for the Kennedy Road taper detail is incorrect. The taper should extend to somewhere near Sta. 783+00. Sheets 5 & 6: • Watermain Tag 156A(on Kennedy near Lot 17) should be deleted. • The watermain diameters currently show a 12" watermain on Bluestem (McHugh to Prairie Meadows), on all of Wild Indigo Lane, and on Hayden (McHugh to Prairie Clover). These should be 8" watermains. • The watermain diameters currently show a 16" watermain on Switchgrass Lane from Bluestem to Valve 200, and along Kennedy from Prairie Meadows to the sideyard watermain along Lot 35. These should be 8" watermains. Sheet 10: • Eliminate the storm sewer between ST 249 and ST 248A. Reverse the pitch between ST 249 and ST 251, and then run a storm sewer from ST 251 to ST 252. Move the streetlight at the NW corner of Prairie Meadows/Bluestem to the NE corner. These comments would change if Prairie Meadows Drive gets shifted over to Switchgrass Lane. • Eliminate the sag vertical curve at Sta. 215+50. • Call for a 16" valve in vault in the parkway along the common lot line of Lots 35-36. Sheet 16: • Eliminate the sag vertical curve at Sta. 600+70. • Need a detail for signage/barricades at the temporary dead-end of Prairie Clover Drive. • It appears that a low spot will exist at the temporary dead-end of Prairie Clover. How will this be graded and drained? Sheet 17: • Delete the PVC designation for watermain section 178A. Sheet 18: • This sheet is missing. Sheet 19: • Delete the PVC designation for watermain sections 186A and 188. Sheet 21: • Eliminate the sag vertical curve at Sta. 1002+50. • I had previously asked for a temporary turn-around at the dead-end of Prairie Grass Lane, but due to the significant re-grading of this area a temporary turn- around would not work well. Instead, add a note to the plans stating that the driveways for Lots 47 and 48 will serve at temporary turn-arounds. Delete the turn-around detail. Show the public sidewalk extending to the same station as the roadway curb. • Adequate cover over the watermain is a problem at the dead-end. Move the valve and hydrant to the Lot 46-47 lot line and stub the main to the same station as the roadway curb. • Show the existing ground surface profile beyond the end of the roadway dead-end and how this area will be graded. Show the temporary storm sewer in the profile view. Call for riprap or vegetation at the FES. • Need a detail for signage/barricades at the temporary dead-end of Prairie Grass Lane. Sheet 22: • Eliminate the sag vertical curve at Sta. 753+00. • Call for the existing hydrants along Kennedy to be relocated/adjusted as necessary. • Check with BKFD to make sure that hydrant 116 is not too close to their proposed driveway. • Move the new watermain out from under the turn bay to an easement south of the sidewalk. • The match line should refer to Sheet 23. Sheet 23: • The match lines should refer to Sheets 22 and 24. • Provide roadway slope data east of Sta. 767+00. • Move the hydrant and valve at the Kennedy/McHugh intersection about 20 feet south. Place the hydrant to the west of the McHugh watermain. Sheet 24: • The match line should refer to Sheet 23. • Eliminate the sag vertical curve at Sta. 772+50. • It appears that a sag vertical curve is needed at the Kennedy/Christy intersection. • The watermain on Kennedy may need to be moved into the easement to make room for the future YBSD interceptor. • Move Valve 165 to the watermain that runs between Lots 35 and 36. • Move the streetlight at Sta. 777+80 to the east about 40 feet so it can also serve the Christy intersection. • Call for PCC gutter outlets to the existing ditched on Kennedy and Christy. Sheet 25: • Call for aggregate shoulder to extend to the butt joint on Christy Lane. • It appears that an undrained low spot will be created on the south side of Kennedy at Christy Lane. How will this be drained? • The stationing along Kennedy is incorrectly shown. Also, specify a station for the end of construction. Sheet 26: • Show the water and sanitary service to the park site near Sta. 527+50. The water service is to be a 4" DIP line. Sheet 28: • Watermain section 113A is incorrectly labeled as section 111. Sheet 29: • Call for the stop sign in the Kennedy/McHugh detail to be mounted on the streetlight pole. Sheet 33: • Add the Christy Lane radius return to Phase 2 construction. • Correct the alignment of the hatching east of Sta. 778+00. Sheet 34: • Call for a striped crosswalk across McHugh at Kennedy Road. • Revise the stop bar width at Prairie Meadows Drive to 12". • We need to discuss the speed limit along Kennedy Road. I seem to recall that the safety study indicated a minimum speed limit of 45 MPH. • Add supplemental "35 MPH" signs at the bottom of the W1-1 signs at Stations 763+06 and 769+06. Change the orientation of the arrow for the sign at Sta. 769+06. • Call for all signs to have high-intensity (honeycomb pattern) reflective sheeting. Sheet 35: • We need to determine if we want to have the roadway striped at the future BKFD driveway to discourage motorists from blocking the driveway. Sheet 38: • Revise the typical basin section detail to state that the embankment slope above the safety shelf varies between 3:1 and 4:1. • Do the existing outfalls to the detention basin need to be moved? Call for riprap at the existing 60" outfall to the pond. • Identify the location of the restrictor manhole. • ST 578A and ST 578B are missing from the tag schedule. • The ST 714 diameter should match ST 715 diameter. Sheet 39: • Revise the Kennedy berm grading near Lots 24-26 to avoid the proposed sidewalk. Sheet 42: • Additional spot elevations are needed for Lots 47 and 48 adjacent to the existing farm fields. Sheet 48: • Need cross-sections for Stations 778+30 to the end of construction east of Christy Lane. Sheet 49: • Identify the structure number of the restrictor manhole. Sheet 50: • Revise the manhole cover detail to require"City of Yorkville" and "Storm" to be cast into all solid lids. • Need a detail for 16" butterfly valve in vault. Sheet 52: • Need a detail or at least specifications for the luminaire along Kennedy (west of McHugh) and along McHugh. • Revise the Tee Manhole detail to specify 60" diameter, which I believe is the largest storm sewer proposed for this development. Sheet 54: • Specify the location of the construction entrance. Presumably this would be at the Kennedy/McHugh intersection. Please make the requested revisions and resubmit three prints of each document at your earliest convenience. It you have questions about any of these items, please call me at 553-8545. Very truly yours, Jos ph Wywrot City Engineer Cc: Tony Graff, City Administrator Jun . 2 . 2004 9: 03AM No . 5034 P . 2/3 ftt) Schiopp �e Des ' associates oc Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896-2501 Aurora, IL 60506 Fax(630)896-3228 June 2, 2004 • MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Prairie Meadows—Final Approval We have reviewed the revised Final Plat of Prairie Meadows Subdivision dated 5/18/04 prepared by Smith Engineering Consultants, the Civil Engineering Plans for Prairie Meadows Subdivision dated 5/21/04 prepared by Smith Engineering Consultants, and the Final Landscape Plans dated May 21, 2004 prepared by SEC Planning Consultants, and provide the following comments: Final Plat 1. The layout of the streets and lots is consistent with the approved Preliminary Plat. 2. The lot sizes, widths and setbacks are consistent with the standards set out in the annexation agreement. 3. All other Final Plat issues have been satisfactorily addressed. Civil Engineering Plans 1. The grading of the park site, Lot 167, needs to be revised to reflect a minimum slope of 2% per the City's Park Development Standards. 2. Provide a water stub and sanitary service to the park site along the McHugh Road frontage. 3. Revise contouring of berm on Lots 25 and 26 to avoid conflict with public sidewalk. Yege 1 oft • Jun . 2 . 20,04 9 .03AM No 5034 P. 3/3 Final Landscape Plan 1. All Final Landscape Plan issues have been satisfactorily addressed. Significant progress has been made in addressing our previous comments. Therefore, we recommend approval of the Final Plat, subject to resolving these remaining issues. If you have any questions, please call. CC: Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Anna Kurtzman, Zoning Administrator Pep 2of2 Jun . 2. 2004 1H6PM No . 5043 P. 4/5 Schoppe !esgn Associates 126 - Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896-2501 Aurora, IL 60506 Fax(630) 896-3228 June 2, 2004 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Bristol Bay - Centex We have reviewed the Concept Plan for the Bristol Property prepared by SEC Planning Consultants dated May 4, 2004. The following information is provided to assist you and the Plan Commission in providing conceptual input to the developer on their Concept Plan. General Centex Homes is investigating the feasibility of developing a 597 acre assemblage as a mixed use development, including commercial, single-family lots, townhomes and condos. They are currently looking for conceptual input from the Plan Commission, Park Board and City Council on their Concept Plan. Formal action by the Plan Commission is not needed at this time. However, the Commission members should be prepared to discuss and provide comments on the following: 1. The appropriateness of the commercial land use, its size and location within the plan 2. The appropriateness of the residential land use, the density, and the products and lot sizes being proposed 3. The open space system 4. The overall style and general character of the development 5. Other comments that the Plan Commission might have Page I of 7 Jun . 2. 2004 1216PM No . 5043 P. 5/5 Comprehensive Plan The Comprehensive Plan identifies the easterly half of this site as Suburban Neighborhood, which allows for a gross density of 1.5 and 2.25 du/ac. The majority of the western half is identified as Transition Neighborhood, with an allowable density range of between 2.25 to 3.5 dwelling units per acre, depending on the amount of additional open space provided. The Route 47 portion of the western half is identified as commercial, which has been annexed to Yorkville as part of Northgate zoned B-3. Existing Land Uses The majority of the property is zoned A-1 in Kendall County, except for the Northgate parcel which is zoned B-3 and R-4 in the City, and the Bristol Club Property at the far side of the site zoned R-3 in Kendall County, The surrounding land uses and zoning are as follows: North: Agricultural zoned A-1 in Kendall County East: Agricultural zoned A-I in Kendall County • South: Agricultural zoned A-1 in Kendall County West: Agricultural zoned A-1 in Kendall County Transportation The City's Transportation Plan identifies an east/west minor collector (80' R.O.W.) south of Galena Road connecting Route 47 to Cannonball Trail. Another east/west minor collector is planned generally in the northern portion of the site connecting Route 47 with Dickson Road. Schools The City's School Site Study identifies a combined elementary/middle school north of Comeils Road, in the general area of the eastern portion of this property. The School Site Study also identifies an elementary school site on this property south of Comeils Road. Open Space Based on the City's Land Cash Ordinance, the park requirement for this site is approximately 53 acres. If you have any questions, please call. CC: Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk Anna Kurtman, Zoning Administrator Page 2 ort Jun . 2 . 2004 12 : 5PM No .5043 P . 2/5 Pco - oi Schoppe Design Associates Landscape Architecture and Land Planning 430 W.Downer Place Ph. (630)896-2501 Aurora, IL 80506 Fax (630) 896-3228 June 2,2004 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe- Schoppe Design Associates, Inc. Re: Theidel Property We have reviewed the Preliminary Land Plan for the Sexton Property prepared by Gary R. Weber and Associates dated May 11, 2004. The following information is provided to assist you and the Plan Commission in providing conceptual input to the developer on their Preliminary Land Plan. General Pulte Homes is investigating the feasibility of developing the 286 acre Theidel Property as a mixed use development, including commercial, 12,000 s.f. single-family lots, 10,000 s.f. single-family lots, and townhomes. They are currently looking for conceptual input from the Plan Commission, Park Board and City Council on their Preliminary Land Plan. Formal action by the Plan Commission is not needed at this time. However, the Commission members should be prepared to discuss and provide comments on the following: 1, The appropriateness of the commercial land use, its size and location within the plan 2. The appropriateness of the residential land use, the density, and the lot sizes being proposed 3. The open space system 4. The overall style and general character of the development 5. Other comments that the Plan Commission might have Ne 1 oft Jun . 2. 2034 12 :•15PM No. 5043 P. 3/5 Comprehensive Plan The Comprehensive Plan identifies the portion of the site north of Kennedy Road as Estate Neighborhood, which allows a gross density of 1.5 dwelling units per acre or less. The Plan identifies the area south of Kennedy Road primarily as Suburban Neighborhood, which allows a gross density of between 1.5 and 2.25 du/ac. The balance of the site south of Kennedy Road is shown as commercial along the Route 34 frontage. Two greenways running east and west are also planned for. Existing Land Uses The property is currently zoned A-i in Kendall County. The surrounding land uses and zoning are as follows: North: Open Space corridor along Blackberry Creek zoned A-1 in Kendall County and an existing County subdivision zoned R3 in Kendall County East: Grand Reserve zoned P.U.D. in Yorkville South: Agricultural use zoned A-1 and an existing County subdivision zoned R3 in Kendall County West: Agricultural zoned R-2, City of Yorkville for the majority of the western edge except for B-3, City of Yorkville for the Route 34 frontage Transportation The City's Transportation Plan calls for a north/south minor collector (80' R.O.W.) to run through the site connecting Kennedy Road with Route 34. A second minor collector is planned for the site, which runs from the previously mentioned north/south minor collector, east through Grand Reserve and eventually connecting to Bristol Ridge Road. Schools The City's School Site Study identifies a combined elementary/middle school in this general area. Open Space Based on the City's Land Cash Ordinance,the park requirement for this site is approximately 17.7 acres. If you have any questions, please call. CC: Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk Anna Kurtman, Zoning Administrator Page 2 or 2 UNITED CITY OF YORKVILLE Clerk's Office FROM THE DESK OF LIZ D'ANNA June 4, 2004 TO: Plan Commission Members Mayor and City Council RE: June 9th Plan Commission Meeting Please add the attached memo from Anna Kurtzman regarding the Prairie Meadows Final Plat to your packets for the above meeting. If you have any questions, please call me. Thank you, L Liz D'Anna Deputy Clerk -- r //,<:;:o 0 United City of Yorkville County Seat of Kendall County EST.Aro1836 800 Game Farm Road U) Yorkville,Illinois 60560 Q !1 \ Q Phone:630-553-4350 •P Fax:630-553-7575 June 3, 2004 TO: Tony Graff r FROM: Anna B. Kurtzman, AICP SUBJECT: Prairie Meadows Final Plat of Subdivision I have reviewed the document listed above for compliance with the approved annexation agreement and have the following comments: 1. The park donation requirements were calculated based upon a park donation of 7.1 acres. The plat indicates that the park site (Lot 167) is 7.05 acres in size. a. The size of this lot should be verified. The February 25, 2004 version of the plat indicated that the lot size was 7.05 acres. Since then, additional right-of-way has been taken from this property (along Hayden Drive and Prairie Clover Drive). With this additional right-of-way, I believe that Lot 167 is probably less than the stated 7.05 acres. b. The annexation agreement addresses land/cash donation requirements for park purposes. The agreement indicates that 12.035 acres is owed for the entire development (single-family and townhome components), with 7.1 acres of land to be dedicated when the single-family portion is platted (i.e. Final Platting of Prairie Meadows). The balance of what is owed is to be converted to cash (using $58,000 per acre) and to be paid prior to final platting of the R-3 portion. As two lots are being created in the R-3 portion of the property, I would argue that payment is due prior to recording the Prairie Meadow Final Subdivision Plat. c. Based upon 12.035 acres being owed and 7.1 acres being dedicated, the agreement indicates that S286.230 (4.935 acres x $58,000 = $286,230) is owed. I believe that since less than 7.1 acres is being dedicated, the cash amount should be increased accordingly. 2. The southern building setback line for Lot 165 (to be used by the Fire Protection District) is being established at 30 feet. This property is zoned R-3 with a side yard setback based upon the use of the property. The applicant indicates that they want to T. Graff t Prairie Meadow Final Plat of Subdivision June 3, 2004 Page 2 of 2 set the side yard setback at 30 feet for the possible future extension of Bluestem Drive. (If this extension occurs, the southern lot line becomes a corner side, which requires a 30 foot setback.) a. A fire station requires a special use peunit. As the use was established through the annexation agreement, a presumption may be made that the special use peiniit was granted. Although the use was established, setbacks were not. The setbacks in the R-3 district indicate that a 10 foot setback is required for single-family attached housing. A setback of 10 feet or 10% of lot width, whichever is greater, is used for single-family detached. At the Plan Council meeting, a recommendation was made to use the more restrictive setback (10% of lot width). For this property, it appears that the setback will be approximately 24 feet from the southern property line. b. I would further recommend that the side yard and rear yard setbacks not be listed on the plat. The only setback that is required to be placed on the plat is the front and corner side yard setbacks. When a building pelniit is applied for, it is presumed that the zoning code is used for deteiniining all other setbacks. /abk c: J. Wvwrot M. Schoppe L. Brown filename: C'\Documents and Settings'\Anna\My Documents\Menards\Prairie Meadow\6-4-04memo.doc