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Home My WebLink AboutPlan Commission Packet 2004 10-13-04 ciD Co ; United City of Yorkville fn r EST. - 183 County Seat of Kendall County 800 Game arm Road \\,....._.......) � rr N Yorkville,Illinois 60560 O tIi ,�, Phone:630-553-4350 '¢ Fax:630-553-7575 L/tlE PLAN COMMISSION AGENDA Wednesday, October 13, 2004 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: None Public Hearings: 1. PC 2004-07 Pulte Homes and LaSalle Bank Trust#1198, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville Planned Unit Development containing R-2 One-Family Residence District, R-3 General Residence, and B-3 Service Business District. The real property consists of approximately 286 acres North of Route 34, East of Route 47 and West of Bristol Ridge Road, Bristol Township, Kendall County, Illinois. Presentation: None Old Business: None New Business: 1. PC 2004-07 Pulte Homes and LaSalle Bank Trust #4198, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville Planned Unit Development containing R-2 One-Family Residence District, R-3 General Residence, and B-3 Service Business District. The real property consists of approximately 286 acres North of Route 34, East of Route 47 and West of Bristol Ridge Road, Bristol Township, Kendall County, Illinois. (Autumn Creek f/k/a Theidel Property) 2. PC 2004-07 Autumn Creek (f/k/a Theidel Property) -Preliminary Plan 3. PC 2004-16 Lee Farm- Concept Plan (155.825 acres at the Southeast corner of Ament and Penman Roads) Page 2 Plan Commission October 13, 2004 New Business (con't): 4. PC 2004-17 Blackberry Woods- Concept Plan (60 acres at 10701 River Road) Additional Business: Adjournment: (to be published in the October 21st Kendall County Record) PUBLIC NOTICE NOTICE OF PUBLIC HEARING NOTICE IS HEREWITH GIVEN that the United City of Yorkville will hold and conduct a public hearing on the United City of Yorkville South Comprehensive Plan Amendment. This hearing will be held at the Plan Commission Meeting at 7:00 p.m. on Wednesday, November 10, 2004, in the City Council Chambers, City Hall, 800 Game Farm Road, Yorkville, IL 60560. Any person interested may appear and be heard. A copy of said United City of Yorkville South Comprehensive Plan Amendment will be available for viewing from 5:00 - 7:00 p.m. on Wednesday, November 10, 2004, at the City of Yorkville Council Chambers, 800 Game Farm Road, Yorkville, IL 60560. Published by authority of the City Council. Jacquelyn Milschewski City Clerk By: Elizabeth A. D'Anna Deputy City Clerk UNITED CITY OF YORKVILLE PETITION APPLICATION LOG October 6, 2004 NAME PETITIONER TYPE OF APPLICATION DATE OF AP STATUS Fox Hill Unit 7 POD 10 DCI Charrington Preliminary/Final Plat 12/11/03 10/12/04 City Council Villas at the Preserve Burnside Homes Annex, Zoning, PUD & 5/25/04 10/19/04 COW Preliminary Plan Raintree Village Wyndham Deerpoint Final Plat 6/13/04 Approved @ 9/28/04 City Council Units 4, 5, & 6- Final Plat Homes & Creek Partners Grande Reserve Unit 9 MPI Final Plat 7/12/04 12/8/04 Plan Commission Swanson Lane Estates Gordon& Marcia Swanson Annex, Zoning & PUD 7/16/04 Public hearing @ 10/12/04 City Council Rt. 71 &Rt. 47 Larry Saravanos Annexation& Zoning 8/4/04 Public Hearing @ 10/26/04 2 acre Commercial City Council Autumn Creek(£k.a. Pulte Homes Annex, Zoning & 8/10/04 Public Hearing @ 10/13/04 Theidel Property) Preliminary Plan Plan Comm Bristol Bay Centex Homes Annex, Zoning & PUD 8/17/04 *See Below Lee Farm Montalbano Homes Concept 9/13/04 10/13/04 Plan Commission Blackberry Woods Blackberry Woods, LLC Concept 9/16/04 10/13/04 Plan Commission Grande Reserve Unit 10 MPI Final Plat 9/23/04 12/8/04 Plan Commission Blackberry Oaks Annexation &Zoning Pending Future Plan Commission Golf Course Yorkville Ace Hardware Annexation & Zoning Pending Future Plan Commission *Centex has purchased two additional parcels, 40 acres and 3.5 acres. There will be a public hearing for annexation and zoning scheduled for the November Plan Commission meeting with a redesign of the master PUD plan. rgi - T United City of Yorkville Plan Council Meeting Sept. 24,2004 Members: Joe Wywrot, City Engineer Anna Kurtzman, ICCI John Whitehouse, EEI Eric Dhuse, Director of Public Works Jeff Freeman,EEI Tim Fairfield,BKFD Mike Schoppe, Schoppe Design Sgt. Ron Diedrich, Police Dept. Guests: Pete Huinker, Smith Engineering David Schultz, Smith Engineering Trevor Ryan, Marquette Companies Matt Cudney, Pulte Homes The meeting was called to order at 9:35 AM. The minutes from the August 26th meeting were approved with corrections. Theidel Property—Preliminary Plan Comments from EEI—John Whitehouse 1) Plat of survey item#8 - Smith will be submitting a single legal description that is on the plat of survey and on the preliminary plat to the title company,to update from the five parcel description. 2) Preliminary plat item#20, 21 and 22-Regarding block lengths, EEI is recommendation of those in excess of the 1320 feet. Where the trial cuts through, EEI is in favor of these for pedestrian access and reasonable cross vehicular traffic. Regarding lots 21-33, another access to Rt. 34 will not be proposed, so the right of way has been provided for a potential road extension. Mr. Whitehouse stated the stubbed roads will be coordinated with Grande Reserve. The Gr. Reserve access to Kennedy Rd. was eliminated. 3) Preliminary plat item #26- There will be 1900 feet between the centerline of the proposed access for this subdivision and the proposed westerly entrance to Grande Reserve from U.S. Rt. 34. Mr. Huinker said that there will be signals here, per IDOT. 4) Regarding the additional road way on the north side of Kennedy,Mr. Whitehouse stated that they would like to remove the road,because of additional road maintenance with the four driveways. The unincorporated area has two accesses from out lot N, for access to park access. Mr. Fairfield states there is only one temporary way into the north end of the subdivision, and he needs a 2nd access, providing additional for traffic during construction and safety (gas lines) problems. Mr. Whitehouse stated there is an additional field entrance, backing lots 240 and 251 on the nursery property,which he will coordinate with the two developments(jogging onto Gr. Reserve's property) and upgrade with a stone base. 5) Preliminary engineering details requested Mr. Whitehouse have been provided by Smith. 6) Preliminary engineering plan item#40—Mr. Whitehouse stated the City would need temporary hydrants on the end (on the east). The valves would be in the right of way, and Gr. Reserve will remove when their mains are extended. 7) Mr. Whitehouse stated that in a condominium,the City prefers a meter room in each building, with a B-box for each unit. One 6-inch sewer service would be sufficient to each building per Mr. Whitehouse, with a clean-out on one end. In the annexation agreement, if the developer had condominiums, Mr. Whitehouse stated the City should add language that each unit had individual sewer connectors(not fee simple). Mr. Dhuse and engineering would need to make certain there are adequate valves. 1 8) Preliminary engineering plan item#42— The developer will extend the 8"water main into the school site(lot 21)will be and an additional water main stub into the commercial area. The number of multi-family units is decreased, because Pulte wanted to reserve additional depth in the commercial area. The water main has been flipped to the north side on the northwest side of the school/park area and the sewer will be on the south side. 9) Preliminary engineering plan item#44—Based on Gr.Reserve(Neighborhood#17)and Autumn Crest,the proposed Rt. 34 water main and easement coordination will be monitored by City engineering and EEI. 10) Traffic Study item#47—Traffic adjacent to the commercial site would bring it close to the ADF classification. The developer has agreed to keep the pavement structure intact. 11) Traffic Study item#49 The City is preceding with plans across the Kennedy Rd. frontage and the annexation agreement should provide for the$2000/per unit impact fee. The bids would be done over the winter, and front money for construction money should be provided in escrow by the developer for design purposes,prior to the final plat. 12) Storm water item# 52—Mr. Whitehouse stated there is a discrepancy in the commercial area storm management outlet placement, and if it needs to be tied into Hamman's and Fox River. The developer will have no detention on the commercial area. The initial drain will go to the east(out lot A basin)and this basin will not be increased in size. There will be a serpentine swale developed east of Blackberry Creek and Mr. Schoppe will be provided these plans by the developer. 13. Mr. Whitehouse stated that, depending on YBSD, a permanent pump station will be needed north of Kennedy, and a temporary on the Hermann property for the gravity area. 14. In conversation regarding phasing,the City's concern would be the access to Kennedy along Rt. 34. The developer stated final platting will be done in April or May. Mike Schoppe''comments 1) Preliminary plat item#4—The street is called Prairie Grass Lane in Prairie Meadows, and Mr. Schoppe stated the cul-de-sac should be named Prairie Grass Court. When Mr. Schoppe and Smith will explore the school/land cash standard when reconfiguration is completed to make certain it is within the City's specifications. 2) Comment#1 -Mr. Schoppe needs a document titled"Preliminary PUD plan and plat", with a separate sheet for preliminary engineering. 3) Comment#2— Per Mr. Cudney the driveways on the east west road configurations will be changed. Mr. Cudney stated this particular unique layout provides amenities for the townhouses,e.g. back-up to the detention area, giving a higher premium on the townhouses. 4) Comment#3 —Inter-city roads connectors for owners in Gr. Reserve,Hamman, and Pulte were discussed. The developer pointed out the additional stub out of the commercial property. Of concern is, in particular,the road across Hamman which is commercial on one side and residential on the other side. The developer will look at the possibility of an additional two feet of right of way(making it 70 foot) and putting in a turn bay. City staff advises the developer to continue the hybrid collector through the Hamman property to Countryside Parkway. 5) Out lot L ownership was discussed. Mr. Cudney suggested the parcel ownership would be discussed at Park board, City Council and Plan Commission. Mr. Schoppe stated there is a detention basin there. Mr. Cudney stated that their in the preliminary plan,the detention area would be a part of the Homeowner's Association and that the flood plain line would not be bisected. 6) Comment#9 -CDF information will be forwarded by Mr. Schoppe on the wetland delineation. 2 7) Comment# 11 - Architectural plans need to be submitted 10 days prior to Plan Commission. 8) Comment# 12—Per Mr. Schoppe cross access language needed in the annexation agreement and on the preliminary plan and plan, for access to the adjacent commercial on the Hamman property. 9) Comment#13 - The developer will clarify the detail for setbacks. Lot detail now shows a 30' side yard setback. 10) Preliminary Engineering Plan item# 1 —The developer will add notes indicating the school and park sites will be developed to the City's Park Development Standards. Anna Kurtzman's comments 1) Comment 3 —Neighborhood#19 for use as a school site is contingent on the Theidel property(Hinsdale Nursery) on Kennedy also being used as a school campus. Mr. Schoppe stated that he is proceeding with the assumption that there is no school on the Theidel property. The intent is that the school site is being proposed on the Hamman property. 2) Mr. Whitehouse stated the annexation agreement should have language regarding the storm water/wetland ordinance. Ms. Kurtzman will check into the schedule for the new ordinance. 3) Comment#5—Ms.Kurtzman's concern is with the width. Mr. Schoppe stated that some of the buffered area will need to be on the lots. The width of the landscaped area should be 30 wide strips on the urban section. The Benning would begin were the lots back up again to the basin. 4) Comment# 7—The developer will make the lots abutting with Gr. Reserve 12,000 feet. 5) Comment# 8—The developer will rerun the calculations. If the maximum coverage is 30%, wording should be included that"the intent of having the open area is there". Mr. Whitehouse suggested a gross summary of lot coverage be provided, making certain lot lines are in accordance with the setbacks needed. 6) Comment# 10—The developer will add the 10 foot to the internal sides. 7) Comment#11 —The developer will submit the information. Tim Fairfield added a comment about lot#s being the same. The multi-family will be started when the street is taken out at the north end,with a note on the plat to designate the single family and multi-family lot numbers. This will be scheduled for Plan Commission on October 13, 2004. Deadline for submittal of 35 preliminary plans will be submitted on October 5t. Needed are new submittals for preliminary engineering, preliminary PUD/plat, and landscaping. Respectfully submitted, Annette Williams 3 10/05/2004 TUE 16:27 FAX 630 466 9380 EEInc, Z001/006 PC, —Ci`...)C • 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630 I 488-9350 Irl/ sr FAX: 630 / 466-9360 L<:rErp,,u:s.e.,,,ntr•inen www.eeiwoh.com h` Glace.. yEIR F .ti EXCELLENCE stx.:xn'swr.v'na�e.n..rr:rr..^�a+rr�ra October 5, 2004 Mr, Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary P.U.D. Plan Review,Autumn Creek Subdivision (Theidel), United City of Yorkville. • Dear Mr.Wywrot: • We have reviewed the following submitted material for the referenced Preliminary P.U.D. Plan submittal: • Application and Petition for Annexation and Planned Unit Development dated August 10, • 2004. • Plat of Survey prepared by Smith Engineering Consultants, Inc. consisting of 1 sheet with latest revision date of September 24, 2004. • Preliminary P.U.D. Plat and Plan prepared by Smith Engineering Consultants, Inc. consisting of 6 sheets with latest revision date of September 28, 2004 • Preliminary Engineering Plans prepared by Smith Engineering Consultants, Inc, consisting of 6 sheets with latest revision date of September 28, 2004. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with latest revision date of September 29, 2004 • Traffic Impact Study prepared by Smith Engineering Consultants, Inc. with latest revision date of August 10, 2004 • Drain Tile Atlas from the files of Hinsdale Nurseries, Inc., undated. • • Report of Soils Exploration prepared by Testing Service Corporation dated January 29, 2004. • Wetland Assessment report prepared by Christopher B. Burke Engineering, Ltd. dated August, 2004. G:V�uti;iclYr rw le`,:'inC\Y:)r.]d I:i l Yir?ir:el Pv:Ipo:iiy(Pvre Hc!'pe5ii[?n:aiwy:.vr O?.do C Consulting Engineers Specializing in Civil Engineering and Land Surveying 10/05/2004 TUE 16:27 FAX 630 466 9380 EEInc, 1002/006 • • Application for Consultation Agency Action Report submitted to IDNR on July 5, 2004. • Correspondence from IHPA dated August 2, 2004 assigning Log #013070804 and requesting additional information. 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, Int.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: General 1. Part of the development is located within a Special Flood Hazard Area as identified by FEMA based on the Flood Boundary and Floodway Map 170341 0020 dated July 19, 1982. However, all floodplain areas are located in Lot L, a proposed Natural Area to be preserved. 2. A thorough review of the Wetland Study should be completed by the City's wetland consultant prior to Preliminary Plan approval. 3. A copy of the Natural Resource Information Report by the Kendall County Soil and • Water Conservation District should be filed with the City. 4. Permits or Sign-offs will be required from the following agencies: • a. (IDNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. • b. (IHPA) regarding preservation of cultural resources. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. g. !DOT regarding intersection improvements and right of way requirements at U. S. Route 34. We recommend that items "a" and "b" be received prior to Preliminary Plan approval and that for item g, a preliminary indication be received from IDOT concerning access location, C.:Pubiicworkv!:Ie`2 O4'V l r, e:rje; Prope* (.{OR1;YG)\ii'a:VV.,ywrei02.(too 10/05/2004 TLE 16:27 FAX 630 466 9380 EEInc, 2003/006 • • required right of way dedications and required highway and intersection improvements. Items c, d, e &f will be required prior to the start of construction activities. Application and,Petition 5. All previous comments under this heading have been satisfactorily addressed. • Plat of Survey 6. All previous comments under this heading have been satisfactorily addressed. Preliminary Plat 7. Proposed street names should be provided on the Preliminary Plat for review by the City and KenCom. • • 8. The proposed block length along Lots 166 through 181 is 1411 feet which exceeds • • the maximum allowable of 1320 feet. However, due to the land plan and proposed subdivision geometry In this area of the development, we believe this •length deviation, cannot:be cost effectively overcome .and recommend its acceptance as • • proposed. 9. The proposed block length along Lots 46'through 55 and 77 is 1537 feet which •exceeds the maximum allowable of 1320 feet. However, this block is cut by an • appropriate pedestrian trail through Lot E and we recommend its acceptance as proposed. 10. The proposed block length along Lots 21 through 33 is 1494 feet which exceeds the maximum allowable of 1320 feet. However, a right of way has appropriately been • provided for a potential road extension into the adjoining property which would break this block. We recommend this block configuration as proposed. 11. The cul-de-sac serving multi-family Lots 1 through 9 exceeds the maximum allowable length of 600 feet by 65 feet. We recommend acceptance of the proposed configuration as proposed, All other rights of way, cul-de-sacs, centerline geometry and intersection offsets meet the City's design requirements. 12. There will be approximately 1900 feet between the centerline of the proposed access for this subdivision and the proposed westerly entrance to Grande Reserve • from U. S. Route 34. • 13. We have participated with you in discussions with CGL, MPI, SEC and Pulte Homes regarding the coordination of rights of way and utilities between this development and Neighborhoods 17, 18 and 19 in Grande Reserve. All parties are continuing to cooperate. • 14. All other comments under this heading have been satisfactorily addressed. • • Preliminary Engineering Plan 15. Proposed street names should be added to the Plans. 0. Pub i `Ycr..,I t7;,f1c'Yi)i;n; 7"!':di Prop2^;i(PL:(;e h'.Gme5;1C__'Jv. V.i !::' acc 10/05/2004 TUE 16:27 FAX 630 466 9380 EEInc, 4:004/006 • 16. The final water main sizing will be determined at Final Engineering after we have input the proposed layout into the City's model and performed a pressure and fire flow analysis. 17.All other comments under this heading have been satisfactorily addressed Traffic Study 18. We have reviewed the Traffic Impact Study and find it to be well presented and accurate. The roadway network as proposed complies with the functional requirements of the traffic data presented with the following exception. 19. Considering that the projected ADT of 2313 at the U. S. Route 34 access point is close to the 2500 ADT classification for a major collector and that the future • commercial traffic has not been considered, this access road easterly of the • commercial site, up to where it becomes the 34 foot back to back hybrid collector, .• should be constructed to major collector design specifications. . 20.•Kennedy Road is planned to be improved next year to a 3 lane curb and gutter • • . cross section with transportation impact fees collected from this development. Our • • preliminary design is complete and we are coordinating the 2 access intersection • • designs for this development with SEC. • .21:All other comments.under this heading have been satisfactorily addressed • • Preliminary Stormwater Management Study and Report ' Questions or comments regarding the following review of this report should be directed to Jay Nemeth, P.E. at 630-466-9350.. • • • 22. The design engineer has responded to our initial comments regarding the stormwater management facilities. However, additional items need discussion and revision as noted below. We do not believe that any of the additional information or data required will have an adverse impact on the land plan of the proposed development. 23. Supporting documentation should be provided for the depressional storage discharge rating curves used in the existing conditions hydrology model. 24. Global summary tables and/or electronic files should be provided for the existing and proposed conditions HEC-HMS modeling. Note that the existing site runoff appears to be low due to depressional storage on the site. Should the existing site release rate be lower than the proposed site release rate (as calculated as described below), additional storage will be required in the proposed condition to reduce the proposed site release rate to a maximum of that in the existing condition. 25. According to the spreadsheet at the end of Section 4, not all of the existing • depressional storage areas are to be filled. eased upon a review of the preliminary site plan, it appears that most of these areas will be filled or occupied by detention basins. The depressional storage to be filled or rendered ineffectual by the development should be quantified and mitigated for. C.Pub:It'Wor,(vj!le',2;),* OC)-11 j ho;:ic.-:P,tvc;:y; ':Att.Hon lei; \;v:yYJICI0:..a::4 10/05/2009 TUE 16:27 FAX 630 466 9380 EEInc, [ 005/006 26. The storage values used in the HEC-HMS model for existing depression 10 differ slightly from those values found in the following supporting calculation spreadsheet. 27. The allowable release rate used as the basis of calculating required detention storage volume has changed from the previous preliminary stormwater management submittal. Previously, the Yorkville modified rational method was used for the purposes of calculating required detention storage volume utilizing a 0.00 cfs/acre allowable release rate for area currently tributary to the Fox River and a 0.05 cfs/acre allowable release rate for the area currently tributary to Blackberry Creek. In the current report, a 0.00 cfs/acre allowable release rate for area currently tributary to the Fox River and a 0.10 cfs/acre allowable release rate for the area currently tributary to Blackberry Creek are used in the Yorkville modified rational method calculations. As proposed, all site runoff will be directed to Blackberry Creek (including the 80.8 acres currently tributary to the Fox River), To accommodate this watershed diversion, we recommend the following criteria be. used for the calculation of required detention storage volume and these criteria be • incorporated into the annexation agreement as such; • a. Each of the following methodologies should be performed, with the methodology • . • calculating the greater detention storage volume necessary to meet the noted • • • allowable peak release rate utilized as the 'required detention storage volume'. Proposed detention basin outlet structures should be sized and modeled using a • continuous simulation event hydrograph method such as HEC-HMS to ensure the required detention storage volume is achieved in the 100-yr 24-hr storm event. ✓ The Yorkville modified rational method should be used to calculate required detention storage volume utilizing a 0.00 cfs/acre allowable release rate for area currently tributary to the Fox River and a 0.15 cfs/acre allowable release • rate for the area currently tributary to Blackberry Creek (roughly equivalent to an allowable release rate of 0.105 cfs/ac for the entire site). / A continuous simulation event hydrograph method such as HEC-HMS should • be used to calculate required detention storage volume utilizing a 0.00 cfs/acre allowable release rate for area currently tributary to the Fox River and a 0.05 cfs/acre allowable release rate for the area currently tributary to Blackberry Creek, as recommended in the Blackberry Creek Watershed Plan (roughly equivalent to an allowable release rate of 0.035 cfs/ac for the entire site). b. The allowable release rate for the 25-yr 24-hr storm shall be 1/2 of the allowable release rate for the 100-yr 24-hr storm, The allowable release rate for the 2-yr 24-hr storm shall be % of the allowable release rate for the 100-yr 24-hr storm. 28. We recommend that the developer be required to utilize retention/infiltration best management practices and to minimize the direct connection of impervious areas. • Specific best management practices can be identified as the preliminary design progresses. Specific best management practices to be required should be incorporated into the annexation agreement. ,11 ...;,4',YOO/I':'111,,:;(1.1 P;np?.ri'y 10/05/2004 TUE 16:27 FAX 630 466 9380 EEInc, ?006/006 29.The curve numbers used in the proposed conditions HEC-HMS model for Y4 acre lots and townhomes are slightly lower than the values recommended for type B soils in Table 2-2a of TR-55. The curve numbers should be adjusted accordingly. 30. Generally, the 'C' values used in the Yorkville modified rational method required . detention storage volume calculations are acceptable; however there is a . discrepancy in the C value for subbasin 7. The C value for subbasin 7 appears low compared to other subbasins with similar curve numbers. 31.The assumed restrictor sizes used in the proposed conditions HEC-HMS model basin discharge rating tables should be indicated. Supporting preliminary sizing calculations reflective of the basin discharge rating table would be useful, 32. The proposed wet bottom detention basins have a 'bounce' between the normal water line and the high water line of 6,0-ft. Bounce is typically limited to 4:0-ft due • to the resulting long basin drawdown times. 6.0-ft of bounce is acceptable; however the selection of the proposed basin vegetation should be performed to ensure survival under longer periods of inundation. 33. The report indicates that approximately 8.1 acres of non-jurisdictional wetlands are located within the center of the project site in addition to wetlands running parallel to Blackberry Creek. The U.S. Army Corps of Engineers jurisdictional determination should be provided. 34. Detention storage volume has not been provided for the proposed commercial area • at the south edge of the property. The proposed commercial area is shown draining freely to proposed detention basin 1. Stormwater management requirements for the proposed commercial area should be determined and provided for as part of the preliminary plan. 35.The influence of tailwater elevations in Blackberry Creek should be considered in the design of proposed detention basin 6. Conclusion We recommend Plan Commission approval of the referenced Preliminary P.U.D. Plat and Plan subject to the above comments. Our review will continue as the above comments are addressed by the developer and the design engineer. If you have any questions or require additional information, please contact our office. Sincerely. ENGINEERING ENTERPRISE INC. / c ,1 John T. Whitehouse, P.E., P.L.S. • Senior Project Manager pc: Liz D'Anna, Deputy Clerk JWF/JPN, EEI Ci:1('laht!C1'Yo:1Mile,Z)04',Y004 i ;'f 'I P.Cp�r;y i'r'uI 1-1 n:�^,.i'dDoc:hay',Nro:O2!ioc Oct . 6 . 2004 8 : 31AM No . 6295 P. 2/9 ,1C-;C —C' Schoppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630)551-3355 Oswego, IL 60543 Fax(630) 551-3639 October 5, 2004 MEMORANDUM To: Tony Graff, City Administrator • From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Autumn Creek- Theidel Property We have reviewed the Preliminary P.U.D. Plat and Plan dated 9/28/04, the Preliminary Engineering Plans for Autumn Creek Subdivision dated 9/28/04, both prepared by Smith Engineering Consultants, and the Preliminary Landscape Plan dated 9/27/04 prepared by Gary R. Weber and Associates, and provide the following comments: Preliminary P.U.D. Plat and Plan 1. Two concerns were brought up at the City Council and Plan Commission meeting. The first is that the lots backing up to Grand Reserve should be increased to the same size as the adjacent lots in Grand Reserve. This has been addressed be increasing the lot sizes, adjacent to Grand Reserve, to a minimum of 12,000 s.f. The second issue that was brought up was the appropriateness of the townhomes, near the commercial, separating two single-family areas. It does not appear that this has been addressed. The development team should be prepared to identify how this concern is being addressed. 2. The City Council, during their Concept Plan review, mentioned that this development must create inter-city roads so drivers can avoid traveling on major roads. To accomplish this, we anticipate that the road stubbed to the Hamman property will extend west to Countryside Parkway. This road will provide the alternative route to the commercial areas without needing to travel on the major roads. The traffic study identifies this section of road as having an ADT of 416. The petitioner should be prepared to discuss how the design of this will help reduce the need to travel on the adjacent major roads. Nylon Oct . 6 . 2004 8 : 37AM No . 6295 P. 3/9 3. We are having CDF, the City's wetland consultant,review the wetland delineation and engineering plan and provide comments related to the existing on-site wetlands. 4. Add generic street names for ease in referencing. 5. Preliminary architectural plans need to be submitted. We recommend that these be submitted for review prior to the Plan Commission meeting. 6. As we indicated in our June 2, 2004,memorandum,the City's School Site Study identifies a combined elementary/middle school site in this general area. We recommend that before the Plan Commission meeting, the School District be contacted to determine if in fact they want a combined site or just an elementary school site, or just a middle school site. Per the School District's standards, a combined elementary/middle school site needs to be 35 acres. A middle school site by itself needs to be 25 acres, and an elementary school site by itself needs to be 15 acres. Knowing that 6 acres of the 24.22 acre lot B is to be for park use, and knowing that the land-cash obligation for schools for this project is approximately 23.5 acres, if the School District wants this site for a middle school or combined elementary/middle school, the size of lot B will likely need to be increased. 7. Revise Note 11 on Sheet 1 to incorporate the following: A. Lot L along Blackberry Creek should be labeled as being conveyed to the City of Yorkville. B. Lot N will be owned by Association. C. Lot B to be conveyed to the City of Yorkville. 8. The location of the proposed bike trail on Lot L will require the trail to go down a fairly steep wooded slope. Additionally,the engineering plans show a storm sewer running along the north portion of lot 265 through the same fairly steep wooded slope. We recommend that the bike path and storm sewer be relocated as shown on the attached sketch#1 to avoid the wooded slope. 9. The R.O.W. for the north/south street fronting lots 278 through 282 and lot 269 should be widened by 5', from 66' wide to 71' wide to allow for the 10' bike path, in lieu of 5' sidewalks, as requested by the Park Board, Preliminary EnEineering Plans 1. All of our comments relative to the Preliminary Engineering Plans have been satisfactorily addressed. moon Oct . 6. 2004 8 : 37AM No . 6295 P. 4/9 Preliminary Landscape Plan 1. All of our comments relative to the Preliminary Landscape Plan have been satisfactorily addressed. We recommend approval of the Preliminary Plat and Plan,Preliminary Engineering Plans and Preliminary Landscape Plan subject to addressing these comments. CC: Mayor Art Prochaska Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk John Whitehouse, EEI Anna Kurtman, Zoning Administrator Bill Dettrner, Certified Building Official fage 3 013 Oct . 6. 2004 8: 37AM No . 6295 P. 5/9 .. 630 - , I+ / LINE NOT TO SCALE II dc.„,,' ` i /' \. 461461r6/111 11111 I . 'N. 01/044 O~`` da)12416• � PROPOSED • : BIO-5WALE eika *Ili .. 111` \\'''' �.. ��I ,\ // ' �pr EXISTING TREE DRIP LINE � .::-..":�.. .a,y�:= \. ., `.w.••�',:. • ...�.. . ... .•.Sit. . . 1. • • • • • • , .:\\,1‘ . .. \....., \ !4 f 1 ji i ,I/,,,. • ``. \ l'�'' :''' \ L0T\L /" r' ;` rl7ra;% / SAN MH 4' DIA \.• . =,� \ `?ARK ARTA....:.— _ j I. q•�+ ' RIM = 651.67 ,�• \ •\;��- 1vQ�pe .. y', `•., ,..,- NVV = 64567 (8') G TREE LINE �� ,- =;,-_.r:.:.. ....•....._�� - �%.� j . .,-,,,.e;, - - - -wa.: - err. ... :J �. F i • 265 �� OWE i; ROPOSEI ` LOT 266iLt ,_.....t OT 263 1\` .... � .,LOT267 R15.00'r' �J 850.00' 0. [ LOr�'68,, o� B.O.C. f ., ,, ' (1, \ . /, LOT 262 % i' r / �\ i•hr " ..,.• �� L0�752 ,.,. LOT 261 / t �+ o.00' rr ' J 6� ,LOT 260 ' LOT 2 3 ,_�. .6 66.0• /- ; Z....• �� R.D,W. �, `r )T 283 \ %I► , LOT 259/ , ! 00' 4.*• SEAN 4' tai, /LOT 2 4 / • ='/ w. :,e.rs� •`•• /RIM = '.65 . �/ 4 �`Wie,' r i:' ► \ O 258 !� /LOT 255 1,.• �f -)C, �C C � f C'7 ,i° United City of Yorkville EST 1836 County Seat of Kendall County � 800 Game Farm Road ' tq Yorkville, Illinois 60560 =a Telephone: 630-553-4350 �y�<�E ,��nry � Fax: 630-553-7575 Website: www.yorkville.il.us September 30, 2004 TO: Tony Graff FROM: Anna B. Kurtzman�•�/ SUBJECT: Preliminary PUD Plan Review Autumn Creek Subdivision(f/k/a Theidel Property) I have reviewed the documents submitted to the City on September 29, 2004 against the comments from my September 16th memo. Based upon this review, I have the following comments: 1. I had previously noted that several single-family residential lots did not meet the minimum lot size. I also requested information regarding the minimum lot width as measured at the building setback line and have determined that several lots do not meet the minimum lot width. I have identified the non-conforming lots in the attached table. As this is a proposed PUD the City will need to evaluate these variances and deteiiiiine if they are acceptable. 2. There are three lots in the R-3 area that do not meet the minimum lot width requirement of 90 feet. These lots are: 349 (73.68 ft), 350 (20.61 ft) and 351 (89.87 ft). Again, as this is a proposed PUD, the City will need to evaluate these variances to determine if they are acceptable. 3. The Plan Commission and the City Council should be made aware that Lot 350 is designed as a"flag lot." Based upon the definitions associated with various lot lines determining the setbacks from all properties lines is not possible in a"flag lot" situation. However, in this case the proposed plat of subdivision does have enough information associated with it that setbacks can be determined and therefore a building peiniit could be issued. 4. As discussed in the Plan Council meeting, Outlot M will be used as pedestrian access between unincorporated Bristol Lake Subdivision and this development. I would recommend that a note be added to the plat indicating the intended use of this outlot. /abk attachment filename: C:\Documents and Settings\Anna\My Documents\Autumn Creek\Ptan Commission review9-30-04.doc Sep 29 04 01 : 45p Yorkville Recreation 630-553-4347 p. 2 1 STAFF REVIEW AND PARK BOARD COMMENTS Pulte Homes Theidal Property (Hinsdale Nursery) Route 34 and Kennedy Road South of the MPI development Parks and Open Space Planning area#4 Park Board Review 5/24104 Land Cash donation requirements is 17.7 acres Comments Park board requested the developer relocate a 6 acres park more in the single family area somewhere closer to the school location. Also a trail connection from the park to the MPI trail connection (1 1/2 acre trail credit) In addition explore the possibility of a 1 acre trailhead /parking on the west end of the property where the property meets with the 88 acres of the MPI Blackberry regional trail. Preliminary Plan Review 9/20/04 For discussion at Park Board on 9/27/04 Location and distance of the MPI Parks#H (5 acre park) and Park#E (11 acre park) Hamman Property to the south is proposed commercial /beach area Outlot# B School / Park Site—confirmation of the school requirement for acreage and what is left for the parks requirement. Is the current combined location the best site or shape for the parks? How will the separation of ownership be indicated? Request of the cash balance of the land cash obligation at the time of final plat. (this will help with the funding of the regional parks maintenance area, and the park development in this site). On the Plans ownership of outlots should be clearly marked with intended ownership indicated. (Outlots# D, C, A) What is the acreage or requested credit for the trail-head area? What is the Park Board's intend in regards to trails throughout the conservation area? Recommendations from Park Board 9/27/04(Preliminary Plat) Park Board is only interested in the regional trail system, all other trails should be private / HOA. Land cash obligation needs to be adjusted with the changes of the preliminary plat, there is a slight increase in houses. Sep 29 04 01 : 45p Yorkville Recreation 630-553-4347 p. 3 Park Board would like a six acre park and if possible adjacent to the school property. Developer needs to firm up with the School District their land donation. Also the Park Board with the shape of the park to be usable and continuous with street frontage on at least two sides, The 1 acre trail head needs to be re-worked to show how a trail connection would work. Currently there is a large detention area. The Park board does not want ownership of the detention area. Desire to have the trail-head and trail connection 25' away from the detention basin with a slope not to exceed 8%. All region trails should be 10' with 5' on each side. The Park Board will give 50% credit for trail acreage or 100% if they construct the trail. There is one place along the regional trail from the trail head to the school site we are recommending the developer install a trail verses sidewalk. Sep 29 04 02: 25p Yorkville Recreation 630-553-4347 p. 2 PC.; Li)STAFF REVIEW AND PARK BOARD COMMENTS l Lee Farm / Montalbano Homes (conceptual design) Location-- Southeast corner of Ament and Penman Roads Parks and Open Space Master Plan— Planning Area#11 Other subdivision and parks in this area include; Windett Ridge, D'huse, Raintree, Country Hills Land Cash Obligation is 10.875 acres DISCUSSION ITEMS The developer is proposing 10 acre park with limited street frontage, in the middle of the subdivision. The estimated housing units is 290 single family. 1. The street view of the proposed park site is limited, traditionally the Park Board has like access to at least one to two sides of the park. 2. What is the desired park size for this development? And balance of cash. Other parks in this planning area include, Raintree —7-9 acres, Country Hills—2 acres, Windett Ridge 7 acres, D'huse 5.29 acre park 3. Is there an opportunity to consider a trail connections to adjoining subdivision and the Forest Preserve's proposed regional trail? 4, What is the proposed grade for the park site? Is all of this site high and dry? Is the creek running through the site? 5, Who will maintain and own the detention areas? Park Board Meeting 9127104 Comments and Recommendations Drainage ditch runs through the Park property, (could be piped out /storm sewer). Park Board would like a 6 acre park on the east side of the property and a trail connection/ greenway for the AuSable trail connection. Oct . 6. 2004 8 : 38AM No • 6295 P . 8/9 C U. Schoppe Design,Associates Landscape Architecture and Land Planning 126 S.Main St. Ph. (630) 551-3366 Oswego, IL 60543 Fax(830) 551-3639 October 5, 2004 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Penman & Ament Roads (Lee Farm)—Montalbano Homes We have reviewed the Concept Plan for the Lee Farm prepared by Glyman Design Ltd. dated September 10, 2004. The following information is provided to assist you, the Plan Commission and the City Council in providing conceptual input to the developer on their Concept Plan. General Montalbano Homes is investigating the feasibility of developing the 155.8 acre Lee Farm as a single-family lot development. The property is not yet contiguous to the City. 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 and City Council is not needed at this time. However,the Commission and City Council members should be prepared to discuss and provide comments on the following: 1. The appropriateness of the residential land use, the density, and the lot sizes being proposed. 2. The open space system. 3. The overall style and general character of the development. 4. Other comments that the Plan Commission and City Council might have. Comprehensive Plan The Comprehensive Plan identifies the site as Estate Neighborhood, which allows a gross density of 1.5 dwelling units per acre or less. A greenway running northwest to southeast along the drainage corridor is also planned for. Page1g2 Oct . 6. 2004 8 : 38AM No • 6295 P . 9/9 Existing Land Uses The property is currently zoned A-1 in Kendall County. The surrounding land uses and zoning are as follows: North: Agricultural use zoned A-1 in Kendall County East: Agricultural use zoned A-1 in Kendall County South: Agricultural use zoned A-1 in Kendall County West: Agricultural use zoned A-I in Kendall County Transportation The City's Transportation Plan calls for an east/west extension of Wheeler Road to be located on the property to the south of this site. Schools The City's School Site Study identifies an elementary school to be located on the parcel east of this site. Open Space Based on the City's Land Cash Ordinance, the park requirement for this site is approximately 10.8 acres. If you have any questions,please call. CC: Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk Anna Kurtman, Zoning Administrator ,page2e2 Sep 29 04 03: 07p Yorkville Recreation 630-553-4347 p. 2 STAFF REVIEW AND PARK BOARD COMMENTS Blackberry Woods Location — River Road — PNA Camp Parks and Open Space Master Plan-- Planning Area#5 Other subdivision and parks in this area include; Fox Hill, Beecher Community Park, Town Square Land Cash Obligation is 4.045 acres DISCUSSION ITEMS The developer is proposing 3.51 acre park. The estimated housing units 146 single family and Duplex units. 1, The shape of the Park has a street view on the proposed playground area with limited view of the elongated portion. Is this all useful, or is there a need for greenway/ non-park 2. What is the desired park size for this development? Is a 3.5 acre park needed? What is the balance of cash. Is all of the proposed park able to be developed? What is the environmental value of the proposed tree line? What will be done with the proposed tree line? 3. What is the proposed grade for the park site? Is all of this land site high and dry? 4. Who will maintain the detention areas? 5. Is there opportunities to expand this park area in the future? 6. Would like to request from the developer the balance of cash obligation to be paid at the time of final plat. 7. Can the park property be connected to the Blackberry Creek trail? What would be the credit for the trail connection? What would be the width /acre requirement of the 10 foot trail and 5 foot on either side (20 foot trail connection). Do we want and easement or ownership? Park Board Meeting 9/27/04 Comments and Recommendations Age-targeted community with association upkeep. / adjacent to Cimarron ridge. Park board would like developer to preserve the tree line as natural area. (no credit). As part of the land /cash obligation, the park board would like a 2 % acre park located on the south west side of the property. (As adjoining property's develop the park could be enlarged by combining land cash obligations). Oct • 6. 2004 6 : 37AM No . 6295 P. 6/9 PC.- r)t—' C(1-- ( Schoppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (690) 551-3355 Oswego, IL 60543 Fax(830)551-3839 October 5,2004 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Blackberry Woods We have reviewed the Concept Plan for the Blackberry Woods Subdivision prepared by Cemcon dated September 8, 2004. The following information is provided to assist you, the Plan Commission and the City Council in providing conceptual input to the developer on their Concept Plan. General Blackberry Woods, LLC is investigating the feasibility of developing the 60 acre Blackberry Woods site as a mixed use development, including 12,000 s.f. single-family lots and 7,200 s.f. single-family lots. 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 and City Council is not needed at this time. However, the Commission and Council members should be prepared to discuss and provide comments on the following: 1. The appropriateness of the residential land use, the density, and the lot sizes being proposed. 2. The residential product type being proposed. 3. The open space system. 4. The overall style and general character of the development. 5. Other comments that the Plan.Commission and City Council might have. Pogo 1 of 2 Oct . 6 . 2004 8 : 37AM No . 6295 P. 7/9 Comprehensive Plan The Comprehensive Plan identifies the northern portion of the property as Suburban Neighborhood which allows a gross density of 1.5 to 2.25 dwelling units per acre. The southern portion of the property is identified as Estate Neighborhood which allows a gross density of 1.5 dwelling units per acre. Existing Land Uses The property is currently zoned A-1 in Kendall County. The surrounding land uses and zoning are as follows: North: Kendall County Government Center zoned 0 in Yorkville and Cimarron Ridge Subdivision zoned R-2 in Yorkville East: Agricultural use zoned A-1 in Kendall County South: Agricultural use zoned A-1 in Kendall County West: Agricultural use zoned A-1 in Kendall County Transportation The City's Transportation Plan calls for an east/west collector to run along the southern portion of this property and ultimately would connect to Game Farm Road and Eldamain Road, Running north/south through this site is the southerly extension of Cannonball Trail as a collector road. Schools The City's School Site Study identifies an elementary school to the west of this site. Open Space Based on the City's Land Cash Ordinance,the park requirement for this site is approximately 4.0 acres. If you have any questions,please call. CC: Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk Anna Kurtman, Zoning Administrator Pile 2 of 2