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HomeMy WebLinkAboutPlan Council Packet 2004 01-08-04 United City of Yorkville EST.% iii Am 1836 County Seat of Kendall County EST. 800 Game Farm Road ��� Cl) Yorkville, Illinois 60560 0 11 �! ` Q Phone:630-553-4350 ii,'Q .. >= Fax:630-553-7575 PLAN COUNCIL AGENDA Thursday, January 8, 2004 9:30 a.m. CITY CONFERENCE ROOM Revised: 1/5/04 1. Approval/Correction of Minutes: October 23, 2003 2. PC 2001-06 Grande Reserve Final Plat Units 1, 2, and 3 3. Additional Business Adjournment =`QED C/r`p United City of Yorkville EST.liaillim County Seat of Kendall County , 1836 800 Game Farm Road 4 I, U) Yorkville, Illinois 60560 Q c:„„„.,, p Phone:630-553-4350 "P,,F K..�.a�o.my �= Fax:630-553-7575 v /4LE �� PLAN COUNCIL AGENDA Thursday, January 8, 2004 9:30 a.m. CITY CONFERENCE ROOM 1. Approval/Correction of Minutes: None 2. PC 2001-06 Grande Reserve Final Plat Units 1, 2, and 3 3. Additional Business Adjournment Page 1 of 5 UNITED CITY OF YORKVILLE DRAFT Plan Council Meeting Minutes Thursday, October 23,2003 9:30 A.M. Attendees: City Administrator Tony Graff City Engineer Joe Wywrot Public Works Director Eric Dhuse Planning Coordinator Anna Kurtzman City Planner Mike Schoppe Lynn Dubajic—YEDC Sergeant Ron Diederich John Whitehouse—EEI Guests: See attached Minutes The minutes from the September 25, 2003 were accepted. PC 2003-13 RUNGE PROPERTY—ANNEXATION, ZONING AND PRELIMINARY PLAN The Council discussed City Planner Mike Schoppe's October 17, 2003 memo: • Need for residential access to commercial area—Gary Weber with Gary Weber and Associates noted that they were not sure how the commercial was going to develop at this point. They did not want to mix traffic between a"big box" commercial site and a residential area. However, they could encourage pedestrian access. Mr. Schoppe stated he agreed that the residential traffic and the commercial traffic should not be mixed. He suggested that there be a public street between the commercial site and the compensatory storage site which would provide access to Route 47. This street would allow residential traffic access to the commercial area and Route 47 without having to go through the development to the Baseline Road/Route 47 intersection. Tim Bossy with Mid- America commented that the "big boxes" like to decide how their stores sit on a site. This could impact the location of the street. Also discussed was the affect of the access point on the location of the townhomes, adding language to the annexation agreement to address this and the affect of the final plat on the road. The Rob Roy Creek flood plain and its affect on the compensatory storage and commercial location was discussed. Mr. Schoppe suggested that the developer show a road on their plans with a label indicating that the final location is to be determined. • Orientation of townhomes 3 and 4—Mr. Schoppe recommended that their orientation be changed to a motor court concept in order to eliminate eight driveways connecting to the street within close proximity to the Baseline Road intersection. John Whitehouse of EEI also suggested looking at the access to Building 22 if the previously mentioned access road is placed in this area. Another concern was driveways(Building 23 and 24) on the curve of a high traffic road. Mr. Weber indicated that he would look at the locations and a court design. Mr. Wywrot also asked that Mr. Weber check the radius on the roads near lot 54, 148 and 147. He noted that radius looks tight and may need to be softened. • Lot lines for townhomes should be shown—Mr. Schoppe indicated that without showing lot lines it appears that more than one residential building on a lot. This is against the city's zoning ordinances unless there is a Planned Unit Development(PUD). Mrs. Kurtzman indicated that when showing lot lines set backs should be adhered to. • The limits of Parcel One and Parcel Two need to be referenced on the plan. Page 2 of 5 • More information still needs to be submitted: o A more detailed plan of the eastern portion of the commercial showing buildings, parking lots,the Rob Roy Creek open space corridor, floodplain and bike trail—he recommended that this be done before the zoning is granted and it could be a separate exhibit of the Rob Roy Creek corridor. He recommended a 100' corridor between the creek and the edge of a parking lot and/or building. Unique uses of this area and the bike path were discussed. o Wetland Delineation Report—still being prepared. o Landscape Plan- Mr. Schoppe indicated that he has received this and it is okay except for the buffer along Baseline Road which needs to be made consistent with the city's landscape ordinance and landscaping along the detention basins need to be shown. Mr. Graff asked about the landscaping around the homestead. Mr. Schoppe stated that the landscape ordinance does not address the area where the single-family residences abut the homestead however it does address where the multi-family does. Mr. Graff asked if the developer would be agreeable to continue the landscaping around the homestead. They agreed. Administrator Graff asked Mr. Schoppe if this development meets the comp plan and Mr. Schoppe indicated that specifically it does not meet the plan because of the townhomes however this was discussed by the Plan Commission and they were comfortable with the townhomes. Mr. Whitehouse addressed the developers requested variations: • Reduced local residential right-of-way(ROW) from 66' to 60' —he recommended against the variation. • Reduced local residential road width from 30' back-to-back(B/B)to 28' B/B—he recommended against the reduction • Reduced minimum centerline radius from 150' and 100' to 50' —he recommended against the reduction. There was discussion regarding privatizing some roads however public roads need to meet the city's requirements. John Whitehouse also discussed the availability of the sanitary sewer before the development can be built. Mr. Graff noted that a meeting was being planned to discuss the sanitary sewer with developers in the area and financing. Mr. Whitehouse stated that EEI will provide watermain sizing based on the city's model of the area. He also noted that a traffic study and field tile study were still needed. He stated that he does not have enough information to give an engineering recommendation to the Plan Commission. Mr. Graff stated that the developer could change this from Preliminary Plan to Concept Plan and ask the Plan Commission to move ahead with the annexation and zoning. Mr. Schoppe stated if all his comments are addressed, he would feel comfortable recommending the annexation and zoning with a concept site plan. He stated that the Plan Commission could give three separate recommendations; annexation, zoning and plan. The Plan Commission could approve the annexation and zoning however they could table the recommendation on the Preliminary Plan until documents are available from engineering, etc. City Engineer Joe Wywrot discussed possible improvements to Baseline Road and the Route 47 intersection. He also suggested contacting Sugar Grove regarding any improvements. He stated that the traffic study may address this. Mr. Graff suggested scheduling a meeting with Sugar Grove and he asked Page 3 of 5 Mr. Whitehouse to coordinate a meeting before the November 12, 2003 Plan Commission meeting. The Plan Council recommended that the preliminary land plan and engineering should come back to the Council. Mr. Graff suggested moving this on to Plan Commission after hearing for Inland as to the direction they wanted to take. If Inland wants to wait for Preliminary Plan approval and engineering, there is no need to go on to the Plan Commission in November. If the developer changes the plan as recommended, the revision should be returned to Mr. Schoppe by October 30, 2003 so he has time to review the changes for the Plan Commission. PC 2003-22 KYLYN'S RIDGE PHASE 2—FINAL PLAT The Plan Council went over Mr. Schoppe's October 16, 2003 memo: • The designs standards are consistent with the Preliminary Plan. • Lots 139,141 and 142 are not to be dedicated to the city so the text should be revised accordingly. • Lot 143 is to be conveyed to the city for a park so the reference to 30' of private park should be removed. • Add a date to the plat • A landscape plan is needed showing plantings along Lot 139. The landscape plan was discussed further. Chad Gunderson from AMG Homes stated that they traded trees and sidewalks for not completing the landscaping west on Faxon Road. Mr. Schoppe stated that the screening issue for Lot 139 is different from landscaping in the ROW. It was discussed if this was addressed in the annexation agreement or the preliminary plan. Mr. Schoppe read from the preliminary plan which stated that trees for streets, detention areas, and parkways shall conform to the requirements of the city's landscape ordinance. Mr. Gunderson stated that he was getting three landscaping plans and he will follow the landscape ordinance. When this is completed, he will send a copy to Mr. Schoppe. Mr. Wywrot discussed his October 16, 2003 memo: • Lot numbers for public and private linear parks have changed which has caused confusion as to which are public and which are private. Lot 143 is the only public linear park whereas all others are private. He asked that the plat be revised accordingly. • Blanket public utility and drainage easements should be dedicated across Lots 139, 140, 141, 142 and 143. Mr. Whitehouse noted that the Owner's Certificate is to be signed by the owner/CEO and there is a separate certificate for the school district. The requirement for the school district certificate is that it be notarized and signed by the owners. He assumed that it was the same owners for the whole thing. He recommended that the paragraph stating what school district the property is in be added to the Owner's Certificate and not be separate. Mrs. Kurtzman addressed her October 17, 2003 memo: • The preliminary site plan indicates the size and location of park sites however the final subdivision plat deviates from this. The Park Board and Park& Recreation Department will need to determine if theses discrepancies are acceptable. • She corrected her note regarding the 40' ROW from the centerline of Faxon Road. She stated that she missed the notation for this. Page 4 of 5 Mr. Graff asked for resubmittals from the developer by Thursday, October 30, 2003 and staff comments for Plan Commission by Wednesday,November 5, 2003. Plan Council recommended final plat approval subject to the changes indicated. PC 2003-23 RAINTREE VILLAGE UNITS 2 & 3 —FINAL PLAT (ENGINEERING REVIEW ONLY) Mr. Schoppe went over his October 23, 2003 memo: • The Final Plat is consistent with the Preliminary Plat relative to density, lot size, etc. • The lots to be conveyed to the City for parks need to be identified on the plat. • Final Engineering Plans and Final Landscape Plans should be submitted for review before approval can be recommended. Mr. Whitehouse went over his October 16, 2003 memo regarding Unit Two: • General Comments—mainly concerned minor housekeeping issues. Plans for site development permit application were addressed by a separate letter to Mr. Wywrot. • Stormwater Comments—some adjustments to restrictor sizes are noted. There is also a recommendation for a minor variation to the depth of the dry basin from 4' below the high water line to 5' in the maximum depth especially at the outlet. • Utility Plan Comments—Revisions to various locations where large diameter storm sewers cross the roadway were noted. Specifications, design calculations and details should be provided for the proposed lift station. • Final Plat Comments—on Unit Two the owner's certificate states Raintree, LLC is the owner but Concord Development is shown as the signatory. The Typical Lot Detail indicates a minimum lot width is 90' but this is misleading because some of the lot frontages are less than 90'. This statement should be clarified. The engineers are still working with ComEd regarding the easement provision language. Mr. Wywrot asked for clarification as to how Lot 215 (City park) and Lot 216(location of the water tower) are to be conveyed to the City. Rich Guerard from Wyndham Deerpoint stated that was conveyed as part of the SSA. It was discussed that the City will have the title and deed upon the final platting and a note will be on the plat indicating that Lots 213- 215 will be conveyed to the city. Mr. Graff noted that for SSA purposes the City is receiving title to the property however there is an agreement that the City will not accept it as park land until it is graded and seeded. It is an asset issue with the SSA that the property be conveyed to the City in order for the developer to get their funds. Access to Lot 216 was discussed. Mr. Schoppe noted that Unit 1 has a lot indicated that will create access to Lot 216. There is access easement from Route 126 to get to the property until such time as the next unit is developed. It was also discussed that Lot 214 would not be a buildable lot and this should be noted on the plat. Mr. Whitehouse went over his October 16, 2003 memo regarding Unit Three: • Earthwork Comments—clarification is needed for the proposed retaining wall across Lots 224-232 as indicated on the grading plan. The typical cross section for the boulevard (Prairie Crossing) requires a revision to provide a minimum of 20' B/B for each lane. • Utility Plan Comments— Street lights should be located on the side of the street opposite of the Page 5 of 5 watermain. Fire hydrants are not shown along Route 126. The watermain should be extended across Prairie Crossing Drive at Route 126 for future use. • Final Plat Comments—Language on the plat should state"To be conveyed to the State of Illinois by Warranty Deed" for Route 126. The same clarification is needed for the Typical Lot Detail as previously stated. Additional Business None. Meeting adjourned at 11:30 P.M. Respectfully submitted, Jackie Milschewski, City Clerk s1'03/2003 13:52 FAX 16303255595 PASQUINELLI DEV GRP RI 001 Dec 02 2003 3: 41PM Citi of Yorkville 530-553-7575 p- 2 • CITY OF YORI(v CF 041 DEC 12 2003 UNITED CITY of YORK'VILLE RECEIVED County 5eat of Kends!!County Rec. � C) / Vx 800 Garnet Farm Rd'. • # c� b 0 t -r F� Yorkville: IL 60560 • 830-653-4350 • PETITION & APPLICATION • • PL ASE CHECK ONE: PRELIMINARY PLA"1 FINAL PLAT. • 1. ' NAME OF PETITIONER (S):mor- Ydi-k,,,/k, ft tn?f. LL • 2. NAME, ADDRESS AND-PHONE NUMBER OF PERSON TO WHOM INQUIRIES '- REGARDING THIS PETITION MAY BE DIRECTED: k1fd parr///, /Jec�/ ,71 4. a.) STREET ADDRESS & PHYSICAL'LOCATION OF SUBJECT PROPERTY; • • 13x'/5771 R� � Ad - _ b. SUBDIV ISY N NAME (IF AYPLICASL� eraiAdr--) I�e ' (144- +s 1( I- CPal-A- ATTACHGALOF PROPERTY AS EXCBIT "A". d.) TOTAL ACREAGE BEING FINAL PLATTED: 5. SUBMIT APPLICATION WITH FILING FEE OF S i 4 (Verify amount with Deputy Clerk.) • SUBMIT ".1:t2LCS.OF ALL PERTINENT INFORMATION TO INCLUDE THE COMPLETED &NOTARIZED APPLICATION TO THE DEPUTY CLERK AT CITY HALL. ALL ITEMS MUST BE FOLDED TO FIT IN A 10" X 13" ENVELOPE) IN WITNESS WHEREOF THE FOLLOWING PETITIONER:(S) HAVE SUBMITTED TI-IIS APPLICATION UNDER OATH, AND THAT TO THE BEST OF THEIR KNOWLEDGE ITS CONTENTS ARE TRUE AND CORRECT. • PEER �. All legal grope ly ovmerg'sigt cutC ,'. *, ••- - - SUBSCRIBED 0rWOR-N $EFOIZEMETHIS / DAY OF — , 200 3 • NOTARY STAMP • THIS APPLICATION MUST BE NOTARIZED .FINAL "OFFICIAL SEAL" MARGARET A. DUDEK • NOTARY PUBLIC STATE OF ILLINOIS • My Commission Expires 06/26/2007 i Grande Reserve Neighborhoods from Preliminary Plat and Units for the Plats of Subdivision As of 12/02/03 Neighborhood Plat Unit Gross Plat Acreage 9 8 52.6628 10 5 30.3427 11 2 74.6610 12 1 52.1910 13 3 48.6399 14 4 52.0811 15 6 26.2425 16 7 55.0726 Plat Unit Neighborhood 1 12 52.1910 2 11 74.6610 3 13 48.6399 4 14 52.0811 5 10 30.3427 6 15 26.2425 7 16 55.0726 8 9 52.6628 GRANDE RESERVE UNIT ONE That part of the North Half of Section 23 and that part of the South Half of Section 14, Township 37 north, Range 7 east of the Third Principal Meridian, described as follows: Beginning at the intersection of the Centerline of Bristol Ridge Road and the Centerline of U.S. Route 34; thence North 38 degrees 40 minutes 00 seconds West on an assumed bearing along the Centerline of said Bristol Ridge Road 1,229.45 feet; thence North 51 degrees 20 minutes 00 seconds East 168.47 feet; thence North 52 degrees 16 minutes 57 seconds East 473.00 feet; thence North 62 degrees 19 minutes 17 seconds East 73.16 feet; thence North 33 degrees 35 minutes 47 seconds East 113.22 feet; thence North 26 degrees 05 minutes 51 seconds East 75.09 feet; thence North 20 degrees 55 minutes 15 seconds East 72.87 feet; thence North 09 degrees 11 minutes 36 seconds East 68.95 feet; thence North 05 degrees 37 minutes 42 seconds East 83.84 feet; thence North 02 degrees 50 minutes 52 seconds West 69.24 feet; thence North 13 degrees 54 minutes 58 seconds West 97.47 feet; thence North 13 degrees 22 minutes 00 seconds West 250.50 feet; thence North 76 degrees 38 minutes 00 seconds East 105.00 feet to a Point of Curvature; thence Northeasterly along the arc of a curve concave to the Northwest, having a radius of 25.00 feet, having a chord bearing of North 31 degrees 38 minutes 00 seconds East, a distance of 39.27 feet to a Point of Tangency; thence North 13 degrees 22 minutes 00 seconds West 170.07 feet to a Point of Curvature; thence Northwesterly along the arc of a curve concave to the Northeast, having a radius of 1,033.00 feet, having a chord bearing of North 12 degrees 11 minutes 44 seconds West, a distance of 42.24 feet to a Point of Tangency; thence North 11 degrees 01 minutes 27 seconds West 89.53 feet; thence South 89 degrees 48 minutes 54 seconds East 67.28 feet; thence South 11 degrees 01 minutes 27 seconds East 76.45 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 967.00 feet, having a chord bearing of South 12 degrees 11 minutes 44 seconds East, a distance of 39.54 feet to a Point of Tangency; thence South 13 degrees 22 minutes 00 seconds East 170.90 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 25.00 feet, having a chord bearing of South 56 degrees 24 minutes 55 seconds East, a distance of 37.57 feet to a Point of Reverse Curvature; thence Southeasterly along the arc of a curve concave to the South, having a radius of 335.00 feet, having a chord bearing of South 85 degrees 32 minutes 54 seconds East, a distance of 162.72 feet to a Point of Tangency; thence South 71 degrees 37 minutes 58 seconds East 333.47 feet to a Point of Curvature; thence Easterly along the arc of a curve concave to the North, having a radius of 265.00 feet, having a chord bearing of South 86 degrees 00 minutes 29 seconds East, a distance of 132.97 feet; thence South 10 degrees 23 minutes 00 seconds East along a line radial to the last described curve a distance of 97.19 feet; thence South 17 degrees 23 minutes 25 seconds East 12.13 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 1,450.00 feet, having a chord bearing of South 30 degrees 55 minutes 13 seconds East, a distance of 684.82 feet to a Point of Tangency; thence South 44 degrees 27 minutes 02 seconds East 272.02 feet to the Centerline of said U.S. Route 34; thence South 45 degrees 32 minutes 58 seconds West along said Centerline a distance of 1,738.00 feet to the Place of Beginning; all in Kendall County, Illinois. GRANDE RESERVE UNIT 2 That part of the North Half of Section 23 and that part of the South Half of Section 14, Township 37 north, Range 7 east of the Third Principal Meridian, described as follows: Commencing at the intersection of the Centerline of Bristol Ridge Road and the Centerline of U.S. Route 34; thence North 45 degrees 32 minutes 58 seconds East on an assumed bearing along the Centerline of said U.S. Route 34 a distance of 1,738.00 feet to the East-most Northeast corner of Grande Reserve Unit 1 , being a Subdivision of part of the North Half of said Section 23 and of part of the South Half of said Section 14, according to the Plat thereof recorded , , as document number , said point being the Place of Beginning: thence Northwesterly along the Northeasterly boundary of said Grande Reserve Unit 1 the following eleven (11) courses: 1) North 44 degrees 27 minutes 02 seconds West 272.02 feet to a Point of Curvature; thence 2) Northwesterly along the arc of a curve concave to the Northeast, having a radius of 1 ,450.00 feet, having a chord bearing of North 30 degrees 55 minutes 13 seconds West, a distance of 684.82 feet to a Point of Tangency; thence 3) North 17 degrees 23 minutes 25 seconds West 12.13 feet; thence 4) North 10 degrees 23 minutes 00 seconds West 97.19 feet; thence 5) Westerly along the arc of a curve concave to the North, having a radius of 265.00 feet, having a chord bearing of North 86 degrees 00 minutes 29 seconds West, a distance of 132.97 feet to a Point of Tangency; thence 6) North 71 degrees 37 minutes 58 seconds West 333.47 feet to a Point of Curvature; thence 7) Westerly along the arc of a curve concave to the South, having a radius of 335.00 feet, having a chord bearing of North 85 degrees 32 minutes 54 seconds West, a distance of 162.72 feet to a Point of Reverse Curvature; thence 8) Northwesterly along the arc of a curve concave to the Northeast, having a radius of 25.00 feet, having a chord bearing of North 56 degrees 24 minutes 55 seconds West, a distance of 37.57 feet to a Point of Tangency; thence 9) North 13 degrees 22 minutes 00 seconds West 170.90 feet to a Point of Curvature; thence 10) Northwesterly along the arc of a curve concave to the Northeast, having a radius of 967.00 feet, having a chord bearing of North 12 degrees 11 minutes 44 seconds West, a distance of 39.54 feet to a Point of Tangency; thence 11) North 11 degrees 01 minutes 27 seconds West 76.45 feet; thence South 84 degrees 37 minutes 06 seconds East 90.60 feet; thence South 88 degrees 08 minutes 11 seconds East 73.22 feet; thence North 75 degrees 49 minutes 44 seconds East 125.00 feet; thence North 52 degrees 53 minutes 59 seconds East 74.50 feet; thence North 52 degrees 45 minutes 50 seconds East 35.00 feet; thence North 49 degrees 44 minutes 54 seconds East 98.61 feet; thence North 42 degrees 10 minutes 23 seconds East 37.51 feet; thence North 26 degrees 28 minutes 07 seconds East 703.98 feet; thence North 08 degrees 47 minutes 51 seconds East 164.09 feet; thence North 06 degrees 27 minutes 21 seconds West 108.15 feet; thence North 54 degrees 35 minutes 28 seconds East 86.79 feet; thence North 29 degrees 22 minutes 24 seconds East 62.50 feet; thence North 15 degrees 15 minutes 35 seconds East 92.32 feet; thence North 16 degrees 48 minutes 19 seconds West 135.06 feet; thence North 62 degrees 59 minutes 02 seconds West 108.33 feet; thence North 87 degrees 31 minutes 37 seconds West 100.72 feet; thence South 66 degrees 21 minutes 25 seconds West 112.39 feet; thence North 37 degrees 35 minutes 30 seconds West 126.51 feet; thence North 51 degrees 12 minutes 59 seconds West 112.29 feet; thence North 64 degrees 40 minutes 04 seconds West 81 .52 feet; thence North 79 degrees 59 minutes 04 seconds West 198.81 feet; thence North 10 degrees 00 minutes 56 seconds East 64.92 feet; thence South 79 degrees 46 minutes 57 seconds East 134.98 feet; thence North 19 degrees 19 minutes 51 seconds East 230.12 feet; thence North 85 degrees 05 minutes 53 seconds East 79.23 feet; thence North 88 degrees 00 minutes 11 seconds East 92.00 feet; thence North 89 degrees 42 minutes 28 seconds East 168.08 feet; thence North 88 degrees 00 minutes 11 seconds East 85.00 feet; thence North 00 degrees 20 minutes 41 seconds West 139.42 feet; thence North 89 degrees 45 minutes 57 seconds East 154.93 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the South, having a radius of 138.00 feet, having a chord bearing of South 72 degrees 27 minutes 29 seconds East, a distance of 85.63 feet; thence South 47 degrees 21 minutes 50 seconds West 125.38 feet; thence South 29 degrees 54 minutes 01 seconds East 744.36 feet; thence South 19 degrees 48 minutes 02 seconds East 54.26 feet; thence South 03 degrees 02 minutes 57 seconds East 72.25 feet; thence South 11 degrees 33 minutes 25 seconds West 66.98 feet; thence South 20 degrees 50 minutes 27 seconds West 72.68 feet; thence South 22 degrees 45 minutes 50 seconds West 369.11 feet; thence South 65 degrees 15 minutes 31 seconds East 215.05 feet; thence Northeasterly along the arc of a curve concave to the Northwest, having a radius of 333.00 feet, having a chord bearing of North 23 degrees 23 minutes 30 seconds East, a distance of 7.28 feet to a Point of Tangency; thence North 22 degrees 45 minutes 57 seconds East 100.86 feet; thence South 67 degrees 14 minutes 03 seconds East 244.84 feet; thence North 82 degrees 08 minutes 42 seconds East 154.80 feet; thence North 53 degrees 33 minutes 20 seconds East 339.13 feet to the Westerly line of Lynwood Subdivision, Extension Six, being a Subdivision of part of said Section 14 and of said Section 23, according to the Plat thereof recorded March 9, 1967, as document number 154546; thence South 01 degrees 44 minutes 03 seconds East along said Westerly line 473.77 feet to an iron pipe; thence South 01 degrees 32 minutes 05 seconds East along said Westerly line 879.43 feet to the Centerline of said U.S. Route 34; thence South 45 degrees 32 minutes 58 seconds West along said Centerline 878.35 feet; thence South 45 degrees 32 minutes 58 seconds West along said Centerline 265.38 feet to the Place of Beginning; said Parcel of land herein described contains 74.6610 acres, more or less; all in Bristol Township, Kendall County, Illinois. GRANDE RESERVE UNIT 3 That part of the North Half of Section 23, that part of the Southeast Quarter of Section 15, and that part of the South Half of Section 14, Township 37 north, Range 7 East of the Third Principal Meridian, described as follows: Commencing at the intersection of the Centerline of Bristol Ridge Road and the Centerline of U.S. Route 34; thence North 38 degrees 40 minutes 00 seconds West on an assumed bearing along the Centerline of said Bristol Ridge Road 1,229.45 feet to the Northwest corner of Grande Reserve Unit 1, being a subdivision of part of said Section 14 and Section 23, according to the plat thereof recorded , , as document number , said point being the Place of Beginning; thence North 38 degrees 40 minutes 00 seconds West along said Centerline of Bristol Ridge Road 2,331.03 feet to the Centerline of Kennedy Road; thence North 59 degrees 18 minutes 32 seconds East along said Centerline of Kennedy Road 516.83 feet; thence South 30 degrees 43 minutes 35 seconds East 80.00 feet; thence South 32 degrees 28 minutes 36 seconds West 27.73 feet; thence South 16 degrees 16 minutes 15 seconds West 132.52 feet; thence South 28 degrees 26 minutes 54 seconds East 135.00 feet; thence South 65 degrees 46 minutes 30 seconds East 116.72 feet; thence South 24 degrees 48 minutes 50 seconds East 116.00 feet; thence South 29 degrees 25 minutes 02 seconds East 109.03 feet; thence South 38 degrees 40 minutes 00 seconds East 180.00 feet; thence North 51 degrees 20 minutes 00 seconds East 206.00 feet; thence South 38 degrees 40 minutes 00 seconds East 73.00 feet; thence North 51 degrees 20 minutes 00 seconds East 235.16 feet; thence North 31 degrees 10 minutes 05 seconds East 198.88 feet; thence North 53 degrees 04 minutes 32 seconds East 172.98 feet; thence South 61 degrees 55 minutes 20 seconds East 565.06 feet; thence South 84 degrees 44 minutes 42 seconds East 190.61 feet to the Westerly line of said Grande Reserve Unit 1; thence Southerly and Southwesterly along the Westerly line of said Grande Reserve Unit 1 the following sixteen (16) courses: 1) South 11 degrees 01 minutes 27 seconds East 89.53 feet to a Point of Curvature; thence 2) Southeasterly along the arc of a curve concave to the Northeast, having a radius of 1,033.00 feet, having a chord bearing of South 12 degrees 11 minutes 44 seconds East, a distance of 42.24 feet to a Point of Tangency; thence 3) South 13 degrees 22 minutes 00 seconds East 170.07 feet to a Point of Curvature; thence 4) Southwesterly along the arc of a curve concave to the Northwest, having a radius of 25.00 feet, having a chord bearing of South 31 degrees 38 minutes 00 seconds West, a distance of 39.27 feet to a Point of Tangency; thence 5) South 76 degrees 38 minutes 00 seconds West 105.00 feet; thence 6) South 13 degrees 22 minutes 00 seconds East 250.50 feet; thence 7) South 13 degrees 54 minutes 58 seconds East 97.47 feet; thence 8) South 02 degrees 50 minutes 52 seconds East 69.24 feet; thence 9) South 05 degrees 37 minutes 42 seconds West 83.84 feet; thence 10) South 09 degrees 11 minutes 36 seconds West 68.95 feet; thence 11) South 20 degrees 55 minutes 15 seconds West 72.87 feet; thence 12) South 26 degrees 05 minutes 51 seconds West 75.09 feet; thence 13) South 33 degrees 35 minutes 47 seconds West 113.22 feet; thence 14) South 62 degrees 19 minutes 17 seconds West 73.16 feet; thence 15) South 52 degrees 16 minutes 57 seconds West 473.00 feet; thence 16) South 51 degrees 20 minutes 00 seconds West 168.47 feet to the Place of Beginning; all in Kendall County, Illinois. GRANDE RESERVE UNIT 4 That part of the Southeast Quarter of Section 15, and that part of the South Half of Section 14, Township 37 North, Range 7 East of the Third Principal Meridian, described as follows: Commencing at the intersection of the Centerline of Bristol Ridge Road and the Centerline of Kennedy Road; thence North 59 degrees 18 minutes 32 seconds East along said Centerline of Kennedy Road 516.83 feet to the Place of Beginning; thence continuing North 59 degrees 18 minutes 32 seconds East along said Centerline of Kennedy Road a distance of 207.51 feet; thence Northeasterly along said Centerline of Kennedy Road, being along the arc of a curve concave to the Northwest, having a radius of 1,096.62 feet, having a chord bearing of North 42 degrees 45 minutes 28 seconds East, a distance of 631.92 feet; thence North 26 degrees 09 minutes 18 seconds Easy along said Centerline of Kennedy Road a distance of 563.90 feet; thence North 26 degrees 17 minutes 38 seconds East along said Centerline of Kennedy Road a distance of 235.69 feet; thence Northeasterly along said Centerline of Kennedy Road, being along the arc of a curve concave to the Northwest, having a radius of 800.00 feet, having a chord bearing of North 23 degrees 32 minutes 47 seconds East, a distance of 76.73 feet; thence South 79 degrees 59 minutes 04 seconds East 885.63 feet; thence South 10 degrees 00 minutes 56 seconds West 251.80 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 533.00 feet, having a chord bearing of South 01 degrees 18 minutes 47 seconds East, a distance of 210.77 feet to a Point of Reverse Curvature; thence Southwesterly along the arc of a curve concave to the Northwest, having a radius of 25.00 feet, having a chord bearing of South 32 degrees 31 minutes 03 seconds West, a distance of 39.41 feet to a Point of Compound Curvature; thence Southwesterly along the arc of a curve concave to the Northwest, having a radius of 317.00 feet, having a chord bearing of South 83 degrees 15 minutes 36 seconds West, a distance of 61.78 feet; thence South 05 degrees 43 minutes 12 seconds East 351.17 feet; thence South 05 degrees 06 minutes 34 seconds West 68.00 feet; thence South 25 degrees 40 minutes 09 seconds West 469.88 feet; thence South 70 degrees 51 minutes 06 seconds East 49.70 feet; thence South 77 degrees 12 minutes 48 seconds East 105.00 feet; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 783.00 feet, having a chord bearing of South 08 degrees 52 minutes 46 seconds East, a distance of 99.07 feet; thence South 05 degrees 15 minutes 18 seconds West 115.61 feet; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 433.00 feet, having a chord bearing of South 02 degrees 53 minutes 05 seconds East, a distance of 123.02 feet; thence South 11 degrees 01 minutes 27 seconds East 4.77 feet to the Northerly line of Grande Reserve Unit 3, being a subdivision of part of said Sections 14 and 15, according to the Plat thereof recorded , as document number :thence Westerly along said Northerly line of Grande Reserve Unit 3 the following fifteen (15) courses: 1) North 84 degrees 44 minutes 42 seconds West 190.61 feet; thence 2) North 61 degrees 55 minutes 20 seconds West 565.06 feet; thence 3) South 53 degrees 04 minutes 32 seconds West 172.97 feet; thence 4) South 31 degrees 10 minutes 05 seconds West 198.88 feet; thence 5) South 51 degrees 20 minutes 00 seconds West 235.16 feet; thence 6) North 38 degrees 40 minutes 00 seconds West 73.00 feet; thence 7) South 51 degrees 20 minutes 00 seconds West 206.00 feet; thence 8) North 38 degrees 40 minutes 00 seconds West 180.00 feet; thence 9) North 29 degrees 25 minutes 02 seconds West 109.03 feet; thence 10) North 24 degrees 48 minutes 50 seconds West 116.00 feet; thence 11) North 65 degrees 46 minutes 30 seconds West 116.72 feet; thence 12) North 28 degrees 26 minutes 54 seconds West 135.00 feet; thence 13) North 16 degrees 16 minutes 15 seconds East 132.52 feet; thence 14) North 32 degrees 28 minutes 36 seconds East 27.73 feet; thence 15) North 03 degrees 43 minutes 35 seconds West 80.00 feet to the Place of Beginning; said Parcel of land herein described contains 52.0811 acres, more or less; ail in Kendall County, Illinois. _`RA DE RESERVE UNIT 5 That part of the South Half of Section 14, Township 37 North, Range 7 East of the Third Principal Meridian, described as follows: Beginning at the Northeast corner of Grande Reserve Unit 4, being a i r ivisiC T of part of the South Half of said section 14 according} to the Pint thereof recorded ded as document number thence South 79 degrees 59 minutes 04 seconds East along the Easterly extension of the Northerly fine of said Unit 4 a distance of 66.00 feet to the Westerly line of Grande Reserve Unit 2, being a Subdivision of part of said South Half of Section 14, according to the Plat thereof recorded document rolmber ; thence Southeasterly, Southerly utherly and Southwesterly along said Westerly line of Grande Reserve Unit 2 the following twenty-two (22) courses: 1) South 10 degrees On minutes 56 seconds West 55.50 feet; thence 2) South 79 degrees 59 minutes 04 seconds East 198.81 feet; thence 3) South 64 degrees 40 minutes 04 seconds East 81.52 feet; thence 4) South 51 degrees `2 minutes 59 seconds East 112.29 feet; thence 5) South degrees egryPs Jvminutes 30seconds East 126.51 G6.Y1 fe et, thence 6) North 66 degrees minutes 25 seconds East 112.39 feet: thence 7) South 87 degrees 31 minutes 37 seconds East 100.72 feet; thence 8) South 62 degrees 59 minutes n2 seconds East 108.33 feet; thence 9) South 16 degrees 48 minutes 19 seconds East 135.0- fe_et, thence..,. 10) South 15 degrees 15 minttos 35 seconds West 92_.32 feet; thence 11) South 29 degrees 22 minutes 24 seconds West 62.50 feet; thence 12) South 54 degrees 35 minutes 28 seconds West 86.79 feet; thence 13) South 06 degrees 27 minutes 21 seconds East 108.15 feet, thence 14) South 08 degrees 47 minutes 51 seconds West 164.09 feet; thence 15) South 26 degrees ,g minutes 07 seconds West 703.98 fe,.e.. ; thence S ?,,th 42 degrees '10 nu`es 23 seconds `crest . 7.51 feet; €^?ence 17) South 49 decrees 44 minutes 54 seconds West 98.61 feet; thence 18) South 52 degrees 45 minutes 50 seconds West 35.00 feet; hence 1Q) Sou ith 2 degrees '-‘3 minutes 59 seconds West 74.50 feet; thence 20) South 75 degrees 49 minutes 44 se ods West 125.00 feet; thence 21) North 88 degrees 08 minutes 11 seconds West 3 2 2 feet' thence 22) iN nrrn R4 redrees 7,7 miniltec lu;S sett nr'' L"Fest 50 60 feet to a npPnt on the Northerly lane of l randP Deserve U gnit 1_ heJna a subdivision of part of said Section 14. according to the Plat thereof recorded CJ ',.tA:it7E! 2:, tC.Fi l i'.'T~rLI I L=J degrees 48 minutes 54 seconds West along said northerly line of Grande Reserve unit 1 a distance of 67.28 feet to the Southeasterly corner of said Grande Reserve e Unit 4; thence Northerly'ly alon`g. the Easterlylineof said Grande Reserve Unit 4 the following thirteen (13) courses: 1) North 11 degrees 01 minutes 2 i seconds _Hest 4.77 feet to a Point of Cur j atture; thence 2 i Nnrther y e[nnr the err of a curve rondave to the i`est hpvinri radius of A3� 00 feet __-� -._ _ _ _-.---._ - ,Lea rea s. Wit, �1�s.,JL -- having a chord bearing of North 02 degrees egr ns 3 minutes 05 seconds West, a f i lis filler i i5 seeoiiius East i i 5.6 1 feat iv a r vii.i of VUi YC7tUi G 11 lei ll..G `rf Ncii Li iGi iy alongthe ofcurve concave tothe Ear ha i g a rdi ,s of 78}} 00 feet,arc a.l. a C,i~'�C 'l� .t, t� c:r� :. ._= -f_E LJ. having a chore be ng of North (Idegrees 52 minutes 46 seconds East a distance of 99.07 feet; thence 5) North 77 degrees 12 minutes 48 seconds West 105.00 feet; thence 6) North 70 degrees 51 minutes 06 seconds West 49.70 feet; thence 7) North 25 degrees 40 minutes 09 seconds East 469.88 eet; thence 8) North 05 degrees 06 minutes 34 seconds East 68.00 feet; thence 9) North 05 dear ies 43 minutes 12 seconds West 351.17 r eet., thence 10) Easterly ci_nQ the the h� ing radius , �3 f 0^ having of a curve concave i-'{�.. to .1:v North, I suy'Jr.::y a i c.;cuiLaJ of 3�i s .L.+'t� feet, t iav:i ig a chord bearing of North 83 degrees 15 minutes 36 seconds East, a distance of 61.7R feet to e Point f ameeund C,Tve!ure• thence11) Northeeete ly ^lona the of . .2: :.}' : � iF.t .e f a- • v! :.G r:[ i :� the arc of a curve concave to the Northwest, having, a radius of 25.00 feet,]having a chord bearing of North 32 degrees 31 minutes 03 seconds East, a distance of 39 41 feet to a Point of Reverse everse Cur`aLure; thence ence 1 `f Northerly along the arc of _.a�1. a curve concave to the East, having a radius of 533.00 feet, having a chord bearing of North 01 decrees 18 minutes 47 seconds West, a distance of 210.77 feet to La Point of Tangency; the nLe 13) North 10 degrees 00 minutes 56 sec^ nas East 251.80 feet to the Place of Beginning; said Parcel of land herein described contains26.2425 acres, more or less: all in Kendal County, ll':ind s GRANDE RESERVE UNIT 6 That part of the Southeast Quarter of Section 14, Township 37 North, Range 7 East of the Third Principal Meridian, described as follows: Beginning at the Northeast corner of Lot 4E in Grande Reserve Unit 2, being a Subdivision of part of the South Half of said Section 14, according to the Plat thereof recorded as document number thence Southwesterly, Westerly and Northwesterly along the Northerly line of said Grande Reserve Unit 2 the following thirteen (13) courses: 1) South 53 degrees 33 minutes 20 seconds West 339.13 feet; thence 2) South 82 degrees 08 minutes 42 seconds West 154.80 feet; thence 3) North 67 degrees 14 minutes 03 seconds West 244.84 feet; thence 4) South 22 degrees 45 minutes 57 seconds West 100.86 feet to a Point of Curvature; thence 5) Southwesterly along the arc of a curve concave to the Northwest, having a radius of 333.00 feet, having a chord bearing of South 23 degrees 23 minutes 30 seconds West, a distance of 7.28 feet; thence 6) North 65 degrees 15 minutes 31 seconds West 215.05 feet; thence 7) North 22 degrees 45 minutes 50 seconds East 369.11 feet; thence 8) North 20 degrees 50 minutes 27 seconds East 72.68 feet; thence 9) North 11 degrees 33 minutes 25 seconds East 66.98 feet; thence 10) North 03 degrees 02 minutes 57 seconds West 72.25 feet; thence 11) North 19 degrees 48 minutes 02 seconds West 54.26 feet; thence 12) North 29 degrees 54 minutes 01 seconds West 744.38 feet; thence 13) North 47 degrees 21 minutes 50 seconds East 125.38 feet to the North-most Northeast corner of Lot 3S in said Grande Reserve Unit 2; thence North 51 degrees 28 minutes 28 seconds East 71.87 feet; thence North 48 degrees 48 minutes 52 seconds East 86.73 feet; thence North 56 degrees 58 minutes 18 seconds East 193.48 feet; thence North 88 degrees 59 minutes 18 seconds East 613.02 feet; thence North 38 degrees 56 minutes 26 seconds East 105.65 feet to the Westerly line of Lynwood Subdivision Extension Five, being a subdivision of part of said Section 14, according to the Plat thereof recorded November 25, 1994, as document number 146951; thence South 01 degrees 28 minutes 33 seconds East along said westerly line 14.00 feet to a bend in said westerly line; thence South 01 degrees 44 minutes 03 seconds East along said Westerly line 1,476.77 to the Place of Beginning; said Parcel of land herein described contains 30.3427 acres, more or less; all in Kendall County, Illinois. GRANDE RESERVE UNIT 7 That part of Section 14, Township 37 North, Range 7 East of the Third Principal Meridian, described as follows: Beginning at the Northwest corner of Grande Reserve Unit 4, being a Subdivision of part said Section 14, according to the Plat thereof recorded as document number ; thence Northeasterly along the arc of a curve, being along the centerline of Kennedy Road, said curve being concave to the Northwest, having a radius of 800.00 feet, having a chord bearing of North 08 degrees 32 minutes 19 seconds East, a distance of 342.37 feet to a Point of Tangency; thence North 03 degrees 43 minutes 18 seconds West along said centerline of Kennedy Road 531.27 feet to a bend in said centerline; thence North 04 degrees 48 minutes 21 seconds West along said centerline of Kennedy Road 1,865.84 feet to the Southerly right-of- way of the Burlington Northern Railroad Company; thence North 73 degrees 32 minutes 33 seconds East along said Southerly right-of-way line 381.89 feet; thence South 17 degrees 59 minutes 21 seconds East 55.89 feet; thence South 02 degrees 35 minutes 38 seconds East 43.82 feet; thence South 24 degrees 40 minutes 44 seconds West 67.03 feet; thence South 21 degrees 39 minutes 24 seconds West 93.60 feet; thence South 13 degrees 16 minutes 52 seconds West 124.19 feet; thence South 09 degrees 31 minutes 16 seconds West 72.18 feet; thence South 11 degrees 38 minutes 49 seconds West 76.97 feet; thence South 01 degrees 01 minutes 20 seconds West 68.91 feet; thence South 08 degrees 39 minutes 03 seconds East 177.96 feet; thence South 18 degrees 48 minutes 53 seconds East 139.03 feet; thence South 26 degrees 38 minutes 06 seconds East 120.62 feet; thence South 42 degrees 23 minutes 08 seconds East 79.74 feet; thence South 80 degrees 19 minutes 54 seconds East 113.50 feet; thence South 14 degrees 19 minutes 56 seconds East 44.16 feet; thence Northeasterly along the arc of a curve concave to the Southeast, having a radius of 550.00 feet, having a chord bearing of North 87 degrees 11 minutes 39 seconds East, a distance of 191.99 feet to a Point of Tangency; thence South 82 degrees 48 minutes 21 seconds East 77.23 feet to a Point of Curvature; thence Northeasterly along the arc of a curve concave to the Northwest, having a radius of 25.00 feet, having a chord bearing of North 62 degrees 28 minutes 01 seconds East, a distance of 30.31 feet to a Point of Reverse Curvature; thence Northeasterly along the arc of a curve concave to the Southeast, having a radius of 335.00 feet, having a chord bearing of North 47 degrees 14 minutes 02 seconds East, a distance of 227.96 feet to a Point of Compound Curvature; thence Northeasterly along the arc of a curve concave to the Southeast, having a radius of 535.00 feet, having a chord bearing of North 77 degrees 43 minutes 39 seconds East, a distance of 205.41 feet to a Point of Tangency; thence North 88 degrees 43 minutes 36 seconds East 384.27 feet to a Point of Curvature; thence Northeasterly along the arc of a curve concave to the Northwest, having a radius of 565.00 feet, having a chord bearing of North 70 degrees 57 minutes 13 seconds East, a distance of 350.53 feet to a Point of Tangency; thence North 53 degrees 10 minutes 50 seconds East 49.89 feet; thence South 36 degrees 49 minutes 10 seconds East 70.00 feet; thence South 53 degrees 10 minutes 50 seconds West 49.89 feet to a Point of Curvature; thence Southwesterly along the arc of a curve concave to the Northwest, having a radius of 635.00 feet, having a chord bearing of South 70 degrees 57 minutes 13 seconds West, a distance of 393.95 feet to a Point of Tangency; thence South 88 degrees 43 minutes 36 seconds West 384.27 feet to a Point of Curvature; thence Southwesterly along the arc of a curve concave to the Southeast, having a radius of 465.00 feet, having a chord bearing of South 77 degrees 43 minutes 39 seconds West, a distance of 178.54 feet to a Point of Compound Curvature; thence Southwesterly along the arc of a curve concave to the Southeast, having a radius of 265.00 feet, having a chord bearing of South 27 degrees 47 minutes 26 seconds West, a distance of 360.18 feet to a Point of Tangency; thence South 11 degrees 08 minutes 49 seconds East 198.12 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the Northeast, having a radius of 265.00 feet, having a chord bearing of South 22 degrees 08 minutes 49 seconds East, a distance of 101.75 feet to a Point of Tangency; thence South 33 degrees 08 minutes 49 seconds East 85.08 feet; thence North 56 degrees 51 minutes 11 seconds East 137.50 feet; thence South 27 degrees 36 minutes 14 seconds East 105.11 feet; thence South 20 degrees 11 minutes 27 seconds East 100.19 feet; thence South 14 degrees 13 minutes 59 seconds East 103.82 feet; thence South 04 degrees 27 minutes 57 seconds East 88.15 feet; thence South 03 degrees 43 minutes 18 seconds East 340.00 feet; thence South 00 degrees 43 minutes 02 seconds East 69.80 feet; thence South 39 degrees 10 minutes 08 seconds East 61.71 feet; thence South 64 degrees 44 minutes 33 seconds East 61.71 feet; thence North 88 degrees 00 minutes 11 seconds East 329.68 feet; thence South 01 degrees 59 minutes 49 seconds East 130.42 feet; thence Northeasterly along the arc of a curve concave to the South, having a radius of 1,033.00 feet, having a chord bearing of North 89 degrees 42 minutes 12 seconds West, a distance of 2.25 feet to a Point of Tangency; thence North 89 degrees 45 minutes 57 seconds East 160.96 feet to a Point of Curvature; thence Southeasterly along the arc of a curve concave to the Southwest, having a radius of 208.00 feet, having a chord bearing of South 69 degrees 41 minutes 57 seconds East, a distance of 149.10 feet to the west-most Northwest corner of Lot A in Grande Reserve Unit 5, being a subdivision of part of said Section 14, according to the Plat thereof recorded , , as document number ; thence South 51 degrees 28 minutes 28 seconds West along the Northwesterly line of said Grande Reserve Unit 5 a distance of 71.87 feet to the Northeast-most Northeast corner of Lot 3S in Grande Reserve Unit 2, being a subdivision of part of said Section 14, according to the Plat thereof recorded , , as document number ; thence Northwesterly along the Northerly line of said Lot 3S, being along the arc of a curve concave to the Southwest, having a radius of 138.00 feet, having a chord bearing of North 72 degrees 27 minutes 29 seconds West, a distance of 85.63 feet to a Point of Tangency; thence Westerly along the Northerly line of said Lot 3S the following nine (9) courses: 1) South 89 degrees 45 minutes 57 seconds West 154.93 feet; thence 2) South 00 degrees 20 minutes 41 seconds East 139.42 feet; thence 3) South 88 degrees 00 minutes 11 seconds West 85.00 feet; thence 4) South 89 degrees 42 minutes 28 seconds West 168.08 feet; thence 5) South 88 degrees 00 minutes 11 seconds West 92.00 feet; thence 6) South 85 degrees 05 minutes 53 seconds West 79.23 feet; thence 7) South 19 degrees 19 minutes 51 seconds West 230.12 feet; thence 8) North 79 degrees 46 minutes 57 seconds West 134.98 feet; thence 9) South 10 degrees 00 minutes 56 seconds West 9.42 feet; thence North 79 degrees 59 minutes 04 seconds West along the Northerly line of Grande Reserve Unit 6, being a subdivision of part of said Section 14, according to the Plat thereof recorded , as document number , a distance of 66.00 feet; thence North 79 degrees 59 minutes 04 seconds West along the Northerly line of said Grande Reserve Unit 4 a distance of 885.63 to the Place of Beginning; said Parcel of land herein described contains 55.0726 acres, more or less; all in Kendall County, Illinois. PC--; C)- e3 C9 52 Wheeler Road • Sugar Grove, IL 80554 TEL: 630/468-9350 FAX: 630/466-9380 www.eeiweb.com Englnssring Entsrprisss. December 16, 2003 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat and Engineering Improvement Plans, Grande Reserve, Unit 1, (Neighborhood 12) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat and Engineering Improvement Plans for the referenced Unit 2. The Final Plat has been prepared by Midwest Technical Consultants, Inc. and contains 4 sheets with latest revision date of November 6, 2003. The Engineering Improvement Plans have been prepared by Cowhey Gudmundson Leder, Ltd. and contain 21 sheets with latest revision date of October 24, 2003. We offer the following comments: In general, the Final Plat and Improvement Plans are clear and well presented. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. COVER SHEET 1. The elevation of RM #20 listed in the benchmarks is 652.92 as listed on the stated F.I.R.M. and should be corrected. 2. General notes 3 and 4 should be modified to read that those entities should be notified when construction activities affect land, roads or residents within their jurisdiction. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying 3. A General Note should be added stating that contractors shall not begin any construction activities on property outside of the City limits until they, in cooperation with the City, have officially notified all homeowners, land owners, public safety agencies and other governmental jurisdictions of actual or potential disruptions to their use of local streets and access points to their properties. 4. In General Note 11, after HEREOF: add "IF ANY STANDARDS CONFLICT, THE STRICTER SHALL PREVAIL". 5. The United City of Yorkville's "Soil Erosion and Sediment Control Ordinance" and the City's "Standard Specification for Improvements" should be referenced as individual items under General Note 11. 6. The required Landscape Plan should be incorporated into the plan set and the landscape specifications should be added to sheet 2 or 3. The Landscape Plan and Specifications should be reviewed by the City Planner. SHEET 2 7. Note 1 under "Erosion Control" should add the latest revision date of Erosion Control Plan referenced therein. 8. Note 21 under "Underground Utilities" should state "Auxiliary valve boxes shall be either Trench Adapter Model 6 by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms as manufactured by BLR Enterprises, or approved equal." SHEET 3 9. Note 10 under "Paving, Curbs & Walks has some extraneous question marks which should be removed and/or corrected. SHEET 4 Master Utility Plan 10. The 16 inch water main layer appears to have been turned off on this sheet. This should be shown on the Master Utility Plan with a note attached stating that it is to be constructed under a separate contract as was done on the plan and profile sheets. 11 . The storm sewer sizes indicated across the rear of Lots 18-34 do not correspond with the plan and profile sheets. 12. Some of the sheet titles in the Storm Drainage Analysis refer to Sunset Farm on Hidden Lakes Subdivision, Unit 1, which should be corrected. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc 13. The water main, valve and hydrant locations should correspond with any revisions requested in our overall water distribution system comment letter dated November 6, 2003. 14. This Master Utility Plan should also be revised to reflect all changes required on the Plan and Profile sheets. SHEET 4 Grading Plan North 15. All grading plans should include both existing and proposed contours. 16. Show 10-year and 25-year storm elevations in the detention basin. 17. Indicate the location and grade of the top of curb high point on the north side of Cul-de- sac A at Street GG. 18. On Street B, the high point should be labeled at Station 13+00. SHEET 5 Grading Plan Central 19. On Street C there is 350 feet between the high point at Station 38+00 and the curb inlets at Station 34+50. This exceeds the maximum longitudinal gutter flow of 300 feet allowed by ordinance. We recommend moving the inlets to high point to Station 37+50, holding the grade of 653.35, thus yielding a slope of 0.60% northeasterly and a slope of 0.70% southwesterly. SHEET 6 Grading Plan South 20. Documentation should be provided verifying IDOT's concurrence with the proximity of retention basin 1 E and 1W to the proposed Rte. 34 right-of-way. 21 . The 10-year and 25-year storm elevations should be indicated for the retention basin. 22. All detention/retention basin overflows, in accordance with paragraph 6 on page S12 of the City's Standard Specifications for Improvements require an Erosion Concrete Curtain Wall with a minimum thickness of 8", a minimum depth of 3 feet below grade and a length to extend a minimum of 4 feet beyond the limits of the overflow on either end. This wall is not to be formed, but is to be trenched or excavated into natural soil or into compacted fill and is to be finished flush to the ground. This requirement should be shown and noted where applicable and a construction detail should be provided on Sheet 21. SHEET 7 Grading Plan East 23. See comment above regarding the Erosion Concrete Curtain Wall. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc 24. The 10-year and 25-year storm elevations should be indicated for the retention basin. SHEET 8 25. Pavement widths should be labeled. The minimum back to back of curb dimension for the outbound left/right should be 28 feet. 26. The street light spacing exceeds 300 feet and should be revised to comply with the City standard. The smaller island could be extended to Station 13+50 if necessary to provide for a revised street light location. 27. A 40 foot back of curb radius should be provided at all intersections with a minor collector, i.e. Street A intersection with Street N. 28. A note indicating that all sewers crossing over water mains will require pressure testing in conformance with water main protection standards. This note should be placed on all sheets that apply. 29. A typical note and detail should be provided for the storm sewer stubs provided for each lot. This note should be placed on all sheets that apply. 30. On all plan and profile sheets, there should be consistency in the use of the symbol for granular trench backfill. All areas should be appropriately labeled to avoid confusion. Many transverse and longitudinal crossings of sidewalk areas have been missed. If the developer does not wish to use trench backfill beneath sidewalks, it should be noted on the plans that sidewalk sub-grade shall be uniform, neat and compacted to a minimum 90% Modified Proctor in accordance with the City's Standard Specifications for Improvements. SHEET 9 31 . At Sta. 17+55, we recommend maintaining the normal water main profile above the storm sewer and providing a 36" diameter equivalent elliptical pipe. 32. The proposed invert elevation of the 8" sanitary sewer stub at Sta. 2+60 is mislabeled as 642.47 instead of 632.42. 33. At storm MH No. 12-10, the pipe discharging to the north appears to have been downsized from 36" to 30". This should be corrected. Also, the size of Manhole No. 12- 10 (72") has been omitted in the profile. 34. Street B is considered a minor collector and therefore should have 40' radii (min.) at all intersections. All intersections should be revised and labeled accordingly. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc SHEET 10 35. The two water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. 36. Radii at the intersection of Street C with Streets B & N should be revised to 40' and labeled as such. 37. Street light spacing exceeds the 300' maximum spacing and should be revised. 38. A vertical curve or other vertical geometry should be introduced at Sta. 10+50 which will place the low point of the profile at the proposed inlets. The current low point appears to be at Station 10+15, while the inlets are at Station 10+50. 39. The sanitary sewer service for Lots 53 should originate from a wye in the main and not directly from the manhole. SHEET 11 40. The northwest invert of Sanitary MH No. 12-16 should be revised to 637.72 to correspond with the upstream invert, pipe length and slope. 41. The water main depression at Station 25+00 should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. SHEET 12 42. The water main depression at Station 34+50should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. SHEET 13 43. The sanitary sewer services for Lots 37 and 38 should originate from wyes in the main and not directly from the respective manholes. SHEET 14 44. The water main depressions at Sta. 11+90 and 16+00 should be lowered by pipe deflection without the use of fittings. 45. The street light at Sta. 17+81 should be moved to the corner on the opposite side of the street. G:\PUBLIC\Yorkville\2002\YO0215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc SHEET 15 46. The water main depression shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. 47. A vertical curve or other vertical geometry should be introduced at Sta. 23+00 which will place the low point of the profile at the proposed inlets. The current low point appears to be at Station 23+21 , while the inlets are at Station 22+90. 48. In the plan view the storm sewer between MH No. 12-10 to 12-7 is shown as 30" while in profile it is shown as 36". 49. The 8" water main at Station 36+60 should be shown in profile where it crosses the storm sewer. 50. Storm MH No. 12-7 should be increased to 72" diameter. 51. The sanitary sewer MH No.'s are incorrect on Street M. (Do not match in plan and profile). 52. In profile the 20 LF stub coming out of MH No.15-8 (12-45?) is misidentified as 8" PVC "storm", instead of sanitary. SHEET 16 53. At storm CB No.12-2 south invert elevation in the plan view does not correspond with that in the profile view. 54. At CB No.12-4, there is a minor elevation discrepancy for the invert of the 48-inch storm sewer between sheet 15 & 16 when using the given inverts, pipe slopes and lengths. SHEET 17 55. The street light system should be revised to comply with the United City of Yorkville Subdivision Control Ordinance. The ordinance requires that streetlights be erected at a maximum spacing of 300' with locations favoring lot lines and located on the side of the street opposite the water main. Additionally, streetlights should be provided on curves, at each intersection and at the end of each cul-de-sac. Following is a list of recommend locations that may assist you in your design. Some are additional lights, some are relocations. Street A @ Stations13+75, 16+00 & 18+25 G:\PUBLIC\Yorkville\2002W00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc Between lots 22 & 23 " " 25 & 26 " " 39 & 40 " " 55 & 56 " " 52 & 53 " " 2 & 3 56. In the Street Light Detail, the word "luminaries" should be replaced with the proper word, "luminaire". SHEET 18 57. Another cross section needs to be added, or special notes attached, for Street M. This street, per the engineering requirements of the Annexation Agreement is to be 30 feet back to back in a 66 foot right of way, but with the minor collector pavement thickness, i.e. 12" base, 4-1/2" binder and 1-1/2" surface. 58. The Residential Street Cross Section (100' R.O.W.) is being utilized where projected ADTs exceed 2500. Therefore, these streets are classified as Major Collectors and should have the required 16" base, 6" bituminous binder and 1-1/2" surface. The cross section should be revised accordingly. SHEET 19 59. The "Watermain Depression" detail should be removed or modified to show installation without fittings. 60. Add the following note to the "Fire Hydrant" detail: "Auxiliary valve boxes shall be either Trench Adapter Model 6 by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms as manufactured by BLR Enterprises, or approved equal." 61. An additional sump pump "at-grade" discharge detail should be provided for those lots which back up to the bio-swales where groundwater infiltration will be promoted. SHEET 21 62. The City's wetland consultant should review and comment on the proposed plant communities. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve (MPI)\doc\Iwywrotl5GRUNIT1.doc FINAL PLAT 63. Previously dedicated part of U.S. Route 34 and Bristol Ridge Road should not be included in the subdivision boundary since they are not owned by the developers. The legal description and P.O.B. will need to be revised. 64. IDOT requires all new right of way to be conveyed by Warranty Deed. The words "Hereby Dedicated' should be removed from the U.S. Route 34 proposed right of way and replaced with "To be conveyed to the State of Illinois by Warranty Deed". The conveyance documents are a condition of the Highway Access Permit. There will need to a delineation between those rights of way to be conveyed to the State of Illinois and those to be dedicated to the City. 65. A note should be added to the plat stating "Lot 1W shall have no direct vehicular access to U.S. Route 34 or Bristol Ridge Road. 66. Due to the proposed road improvements for Bristol Ridge Road at the intersection with U.S. Route 34, additional right of way is necessary for Bristol Ridge Road. We are e- mailing the required geometry to the surveyor. 67. The side yard easements for the line between Lots 41 and 22 should be widened to provide a minimum of 10 feet on each lot. 68. The side yard easements for the line between Lots 55 and 56 should be widened to provide a minimum of 10 feet on each lot. 69. The side yard easements for the line between Lots 57 and 58 should be widened to provide a minimum of 10 feet on each lot. 70. The side yard easements for the line between Lots 60 and 61 should be widened to provide a minimum of 10 feet on each lot. 71. The side yard easements for the line between Lots 82 and 83 should be widened to provide a minimum of 10 feet on each lot. 72. The side yard easements for the line between Lots 4 and 5 should be widened to provide a minimum of 10 feet on each lot. 73. The side yard easements for the line between Lots 21 and 22 should be widened to provide a minimum of 10 feet on each lot. 74. The side yard easements for the line between Lots 25 and 26 should be widened to provide a minimum of 10 feet on each lot. 75. The side yard easements for the line between Lots 26 and 27 should be widened to provide a minimum of 10 feet on each lot. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc 76. The side yard easement along the southeasterly line of Lot 74 should be widened to10 feet. 77. The side yard easements for the line between Lots 66 and 67 should be widened to provide a minimum of 10 feet on each lot. 78. It appears that the need for these easements is being properly identified in the engineering plans, but those needs are not being communicated to the surveyor. Future reviews will be timelier if this issue is addressed by the developer. 79. The following lots do not meet the minimum width requirement (at the building setback line) as required by the Annexation Agreement: 4, 19, 20, 21, 24, 25, 26, 27 and 36. An exhibit should be submitted showing the width at the building setback line for all questionable lots for our review. 80. Final proposed street names should be provided for review. The surveyor or developer should research all existing street names within the City, Township, KENCOM service area and the Yorkville Post Office service area to avoid duplication. I believe we discussed using 4 street names from the Yorkville historical name list throughout the Grande Reserve development. It would then follow that the developer may or may not wish to utilize one of those names for this Unit. 81. All comments should be applied, where applicable, to both the Engineering Improvement Plans as well as the Final Plat. This is of particular importance in regard to the width of required easements. 82. If SSA financing is to be used to fund the installation of improvements for this unit, the following statement shall be added to the plat: FILL IN PROPER SSA #, ORDINANCE #AND DATE, AND DOCUMENT#AND DATE "All lots within this subdivision are included within the United City of Yorkville Special Service Area Number and are subject to an annual tax levy in accordance with the provisions of City Ordinance No. , "An Ordinance Establishing United City of Yorkville Special Service Area Number 2003-000" adopted by the City Council on and filed for record in the Recorder's Office of Kendall County on as Document Number 83. The minimum yard setbacks as indicated in the Annexation Agreement should be shown with the typical lot detail. 84. A note should be added indicating the zoning of the lots within this unit. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc 85. The minimum and average lot size for the residential lots in this unit should be stated on the plat 86. The ultimate owner of Lot 1W should be noted on the plat. 87. Easement Provisions for the "Future Right of Way" should be added to the plat stipulating under what circumstance this may be used for right of way and what the interim allowed uses may be. 88. Stormwater Management Easement provisions have been included in the plat but there is no S.M.E. in this unit, unless all or part of Lot 1W is intended to be a S.M.E. This should be clarified. If no S.M.E. is to be provided in this unit, the easement provisions should be removed. OTHER 89. An Engineer's Estimate of Improvement Costs should be submitted for review. 90. IEPA permit applications for water main extensions and sanitary sewer extensions should be submitted for review. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: PGW/JWF, EEI Tim Winter, PDG @ 630-325-5595 Brian Urban, P.E., CGL @ 630-250-9644 G.\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl5GRUNIT1.doc fit 52 Wheeler Road •Sugar Grove, IL 80554 • TEL: 630/468-9350 FAX: 830/488-9380 www.eeiweb.com Engineering Enterprises. Inc. December 8, 2003 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat and Engineering Improvement Plans, Grande Reserve, Unit 2, (Neighborhood 11) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat and Engineering Improvement Plans for the referenced Unit 2. The Final Plat has been prepared by Midwest Technical Consultants, Inc. and contains 4 - sheets with latest revision date of October 20, 2003. The Engineering Improvement Plans have been prepared by Cowhey Gudmundson Leder, Ltd. and contain 20 sheets with latest revision date of October 21, 2003. We offer the following comments: In general, the Final Plat and Improvement Plans are clear and well presented. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. COVER SHEET 1. The elevation of RM #20 listed in the benchmarks is 652.92 as listed on the stated F.I.R.M. and should be corrected. 2. General notes 3 and 4 should be modified to read that those entities should be notified when construction activities affect land, roads or residents within their jurisdiction. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl4GRUNIT2.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying 3. A General Note should be added stating that contractors shall not begin any construction activities on property outside of the City limits until they, in cooperation with the City, have officially notified all homeowners, land owners, public safety agencies and other governmental jurisdictions of actual or potential disruptions to their use of local streets and access points to their properties. 4. In General Note 11, after HEREOF: add "IF ANY STANDARDS CONFLICT, THE STRICTER SHALL PREVAIL". 5. The United City of Yorkville's "Soil Erosion and Sediment Control Ordinance" and the City's "Standard Specification for Improvements" should be referenced as individual items under General Note 11. 6. The required Landscape Plan should be incorporated into the plan set and the landscape specifications should be added to sheet 2 or 3. The Landscape Plan and Specifications should be reviewed by the City Planner. SHEET 2 7. Note 1 under "Erosion Control" should add the latest revision date of Erosion Control Plan referenced therein. 8. Note 21 under "Underground Utilities" should state "Auxiliary valve boxes shall be either Trench Adapter Model 6 by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms as manufactured by BLR Enterprises, or approved equal." SHEET 3 9. Note 10 under "Paving, Curbs & Walks has some extraneous question marks which should be removed and/or corrected. SHEET 4 Master Utility Plan 10. Valve boxes should be added in front of Lots 61/62 and 81/82 to enable isolation of side yard water mains without disruption of service to any residence. 11 . The water main between Lots 81/82 and 75/76 should be run straight without fittings. 12. Fire Hydrant locations will need to be compared to the revised overall hydrant and valve layout scheme requested in our November 6, 2003 correspondence. 13. We recommend eliminating manhole 11-24 and laying an extra 40 feet of pipe to manhole 11-29. This will eliminate a manhole, eliminate the potential for a manhole being in a driveway approach and should not add additional cost. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl4GRUNIT2.doc 14. This Master Utility Plan should also be revised to reflect all changes required on the Plan and Profile sheets. SHEET 5 Grading Plan North 15. Grading plans should include both existing and proposed contours. 16. Show 10-year and 25-year storm elevations in the detention basin. 17. On Street D there is 350 feet between the high point at Station 27+50 and the curb inlets at Station 31+00. This exceeds the maximum longitudinal gutter flow of 300 feet allowed by ordinance. We recommend moving the inlets to Station 30+50. 18. On Street D, the high point should be labeled at Station 17+50. SHEET 6 Grading Plan Central 19. On Street D there is 350 feet between the high point at Station 12+00 and the curb inlets at Station 15+50. This exceeds the maximum longitudinal gutter flow of 300 feet allowed by ordinance. We recommend moving the inlets to Station 15+00. SHEET 7 Grading Plan South 20. Documentation should be provided verifying IDOT's concurrence with the proximity of retention basin 1 E to the proposed Rte. 34 right-of-way. 21. The 10-year and 25-year storm elevations should be indicated for the retention basin. 22. All detention/retention basin overflows, in accordance with paragraph 6 on page S12 of the City's Standard Specifications for Improvements require an Erosion Concrete Curtain Wall with a minimum thickness of 8", a minimum depth of 3 feet below grade and a length to extend a minimum of 4 feet beyond the limits of the overflow on either end. This wall is not to be formed, but is to be trenched or excavated into natural soil or into compacted fill and is to be finished flush to the ground. This requirement should be shown and noted where applicable and a construction detail should be provided on Sheet 20. SHEET 8 23. In profile, Storm Catch Basin No. 11-33 is mislabeled as No. 11-32. 24. The two water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. This comment will be typical of all water main depressions unless otherwise approved in a particular case. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve (MPI)\doc\Iwywrotl4GRUNIT2.doc 25. At Sta. 21+50, the 12" storm sewer slope should be corrected to 0.52%. 26. A note indicating that all sewers crossing over water mains will require pressure testing in conformance with water main protection standards. This note should be placed on all sheets that apply. 27. A typical note and detail should be provided for the storm sewer stubs provided for each lot. This note should be placed on all sheets that apply. 28. On all plan and profile sheets, there should be consistency in the use of the symbol for granular trench backfill. All areas should be appropriately labeled to avoid confusion. Many transverse and longitudinal crossings of sidewalk areas have been missed. If the developer does not wish to use trench backfill beneath sidewalks, it should be noted on the plans that sidewalk sub-grade shall be uniform, neat and compacted to a minimum 90% Modified Proctor in accordance with the City's Standard Specifications for Improvements. SHEET 9 29. The 24" storm sewer near Station 30+50 should be labeled as requiring C-443 joints. 30. The five water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. SHEET 10 31. The storm sewer invert for Manhole No. 11-5 should be revised to 638.62 to match the pipe lengths and indicated slopes. 32. The rim and invert elevations for storm MH 15A should be indicated on the plans. SHEET 11 33. The grade of the storm sewer between MH No. 11-15 and 11-16 is 0.50 %, not 1.00%. 34. The three water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. SHEET 12 35. The storm sewer between MH No. 11-60 and 11-63 is labeled as 18-inch in the plan view and as 21-inch in the profile view and storm sewer report. Also, sewer grades and invert elevations for this span do not match. All revisions to pipe diameters and slopes should be checked against the storm sewer report as well. G:\PUBLIC\Yorkville\20021Y00215 Grande Reserve (MPI)\doc\Iwywrotl4GRUNIT2.doc 36. The water main depression shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. SHEET 14 37. See comment 11 regarding the alignment of the water main between Lots 81 and 82. SHEET 15 38. The water main depression shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. SHEET 16 39. The street light system should be revised in its entirety to comply with the United City of Yorkville Subdivision Control Ordinance. The ordinance requires that streetlights be erected at a maximum spacing of 300' with locations favoring lot lines. Additionally, streetlights should be provided on curves, at each intersection and at the end of each cul-de-sac. Following is a list of recommend locations that may assist you in your design. Intersection light at the corner of Lot 1 " Lot 32 " Lot 63 " " Lot 65 " Lot 87 Between lots 28 & 29 " " 25 & 26 " " 22 & 23 " " 18 & 19 " " 14 & 15 " " 11 & 12 " " 52 & 53 " " 55 & 56 " " 60 & 61 " " 33 & 64 " " 78 & 79 " " 83 & 84 " " 8 & 9 " " 3 & 4 At the easterly line of lot 7 G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot14GRUNIT2.doc 40. In the Street Light Detail, the word "luminaries" should be replaced with the proper word, "luminaire". SHEET 17 41. Sheet 17 — In the "Residential Street Cross Section (66' ROW)" the roadway width dimensions need to be corrected. SHEET 18 42. The "Watermain Depression" detail should be removed. 43. Add the following note to the "Fire Hydrant" detail: "Auxiliary valve boxes shall be either Trench Adapter Model 6 by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms as manufactured by BLR Enterprises, or approved equal." SHEET 20 44. The City's wetland consultant should review and comment on the proposed plant communities. FINAL PLAT 45. Since sidewalk will be required across all frontages of Lot 1, the Unit line should be moved to the northerly line of Lot 1. The legal description will need to be revised, as will the engineering plans. 46. Lots should be numbered consecutively and as a continuation of the numbering of Unit 1, i.e. Unit 1 has Lots 1-90 and Unit 2 should then have Lots 91-177. 47. Previously dedicated part of U.S. Route 34 should not be included in the subdivision boundary since they are not owned by the developers. The legal description and P.O.B. will need to be revised. 48. IDOT requires all new right of way to be conveyed by Warranty Deed. The words "Hereby Dedicated' should be removed from the U.S. Route 34 proposed right of way and replaced with "To be conveyed to the State of Illinois by Warranty Deed". The conveyance documents are a condition of the Highway Access Permit. 49. The side yard easements for the line between Lots 81 and 82 should be widened to provide a minimum of 10 feet on each lot. The side yard easements for Lots 75 and 76 need to be widened to a minimum total width of 20 feet to accommodate a straight water main. See comment 11. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl4GRUNIT2.doc 50. The side yard easements for the line between Lots 61 and 62 and Lots 34 and 35 should be widened to provide a minimum of 10 feet on each lot. 51. Side yard easements should be a minimum of 10 feet in width on each lot for the following lots on the side containing storm sewers: 25, 26, 38, 39, 41, 42, 45 and 46. 52. Final proposed street names should be provided for review. The surveyor or developer should research all existing street names within the City, Township, KENCOM service area and the Yorkville Post Office service area to avoid duplication. I believe we discussed using 4 street names from the Yorkville historical name list throughout the Grande Reserve development. It would then follow that the developer may or may not wish to utilize one of those names for this Unit. 53. All comments should be applied, where applicable, to both the Engineering Improvement Plans as well as the Final Plat. This is of particular importance in regard to the width of required easements. 54. The letters "SOUT" should be deleted following the surveyor's license number. 55. A note should be added indicating the zoning of the lots within this unit. 56. If SSA financing is to be used to fund the installation of improvements for this unit, the following statement shall be added to the plat: FILL IN PROPER SSA #, ORDINANCE #AND DATE, AND DOCUMENT#AND DATE "All lots within this subdivision are included within the United City of Yorkville Special Service Area Number and are subject to an annual tax levy in accordance with the provisions of City Ordinance No. , "An Ordinance Establishing United City of Yorkville Special Service Area Number 2003-000" adopted by the City Council on and filed for record in the Recorder's Office of Kendall County on as Document Number 57. The minimum lot width requirement and the minimum and average lot area requirements for this Unit as stated in the Annexation Agreement and as proposed in this plat should be noted on the plat. We believe the minimum lot width is 71 feet. Lots 6, 42, 43, 44, 45, 80 and86, at a minimum do not meet this standard. An exhibit should be submitted showing the width at the building setback line for all questionable lots for our review. 58. The minimum yard setbacks as indicated in the Annexation Agreement should be shown with the typical lot detail. 59. The ultimate owner of Lots 1 E, 3S and 4E should be noted on the plat. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl4GRUNIT2.doc 60. A note should be added to the plat stating "Lot 1E shall have no direct vehicular access to U.S. Route 34. 61. Landscape Buffer Easement Provisions should be added to the plat. We will search our files to see if we have appropriate language to use or if you or the City Planner have some language on file we can review and come to agreement on the provisions. 62. The boundary dimension along Street A at the southerly corner of Lot 1E does not correspond with the legal description. 63. The engineering plans show a 25 foot landscape easement adjacent to the proposed U.S. Route 34 right of way but the plat does not. This should be clarified. 64. Perpendicular dimensions should be shown for the proposed U.S. Route 34 right of way. 65. Each lots should be shown at least on 1 sheet in its entirety. e.g. Lot 55. 66. The centerline geometry of Street E where it intersects with Street B is questionable as to why it is presented in the way it is. It appears that a curve has been introduced to "avoid" the actual intersection angle of 78 degrees 27 minutes, which does not meet the 80 degree requirement of the City's ordinance. There is enough area on Lot 64 to modify the geometry and meet the City standards. OTHER 67. An Engineer's Estimate of Improvement Costs should be submitted for review. 68. IEPA permit applications for water main extensions and sanitary sewer extensions should be submitted for review. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. 1 A [ c John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: PGW/JWF, EEI Tim Winter, PDG @ 630-325-5595 Brian Urban, P.E., CGL @ 630-250-9644 G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve (MPI)\doc\Iwywrotl4GRUNIT2.doc *1'1 I 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630/466-9350 FAX: 630/466-9380 www.eeiweb.com Englnssring Entsrprisss. Inc. December 16, 2003 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat and Engineering Improvement Plans, Grande Reserve, Unit 3, (Neighborhood 13) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat and Engineering Improvement Plans for the referenced Unit 3. The Final Plat has been prepared by Midwest Technical Consultants, Inc. and contains 4 sheets with latest revision date of October 29, 2003. The Engineering Improvement Plans have been prepared by Cowhey Gudmundson Leder, Ltd. and contain 16 sheets with latest revision date of October 31, 2003. We offer the following comments: In general, the Final Plat and Improvement Plans are clear and well presented. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in-depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. COVER SHEET 1. The cover sheet title should make reference to the Final Plat Unit Number. This comment applies to all previous and yet to be reviewed plans. 2. The elevation of RM #20 listed in the benchmarks is 652.92 as listed on the stated F.I.R.M. and should be corrected. 3. General notes 3 and 4 should be modified to read that those entities should be notified when construction activities affect land, roads or residents within their jurisdiction. G:\PUBLIC\Yorkville\2002\YO0215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying 4. A General Note should be added stating that contractors shall not begin any construction activities on property outside of the City limits until they, in cooperation with the City, have officially notified all homeowners, land owners, public safety agencies and other governmental jurisdictions of actual or potential disruptions to their use of local streets and access points to their properties. 5. In General Note 11, after HEREOF: add "IF ANY STANDARDS CONFLICT, THE STRICTER SHALL PREVAIL". 6. The United City of Yorkville's "Soil Erosion and Sediment Control Ordinance" and the City's "Standard Specification for Improvements" should be referenced as individual items under General Note 11 . 7. The required Landscape Plan should be incorporated into the plan set and the landscape specifications should be added to sheet 2 or 3. The Landscape Plan and Specifications should be reviewed by the City Planner. SHEET 2 8. Note 1 under "Erosion Control" should add the latest revision date of Erosion Control Plan referenced therein. 9. Note 21 under "Underground Utilities" should state "Auxiliary valve boxes shall be either Trench Adapter Model 6 by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms as manufactured by BLR Enterprises, or approved equal." SHEET 3 10. Note 10 under "Paving, Curbs & Walks has some extraneous question marks which should be removed and/or corrected. SHEET 4 Master Utility Plan 11. The Curb inlets should be shown at the low point in Street S where the 12" storm sewer crosses. 12. The water main, valve and hydrant locations should correspond with any revisions requested in our overall water distribution system comment letter dated November 6, 2003. 13. The peak in the southwesterly curb return of the intersection of Street S with Street N should be indicated for clarity and continuity with the engineering for Neighborhood 14. G:\PUBLIC\Yorkville120021Y00215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc 14. All curb returns at intersections with Street S (Major Collector) and Street N (Minor Collector) should have a 40 foot radius. 15. A curb inlet should be added to the southeast corner of the intersection of Street S with Street N since the gutter flow now exceeds 400 feet from the Street N high point at Station 11+50 to the inlet on Street Sat Station 12+00. 16. A water valve box should be added in the parkway at the front of lots 47/48. 17. This Master Utility Plan should also be revised to reflect all changes required on the Plan and Profile sheets. SHEET 4 Grading Plan North 18. All grading plans should include both existing and proposed contours. We assume that the proposed contours shown for Park E correspond with the Park Development Plan. We should be provided a copy of the Park Development Plan to verify this. 19. The high point at Station 11+50 on Street N is labeled as a low point and should be corrected. SHEET 6 Grading Plan West 20. The 10-year and 25-year storm elevations should be indicated for the retention basin. 21 . All detention/retention basin overflows, in accordance with paragraph 6 on page S12 of the City's Standard Specifications for Improvements require an Erosion Concrete Curtain Wall with a minimum thickness of 8", a minimum depth of 3 feet below grade and a length to extend a minimum of 4 feet beyond the limits of the overflow on either end. This wall is not to be formed, but is to be trenched or excavated into natural soil or into compacted fill and is to be finished flush to the ground. This requirement should be shown and noted where applicable and a construction detail should be provided on Sheet 16. In this particular application, the wall should be located a minimum of 10 feet southerly of the Street S right of way line at the design overflow elevation. SHEET 7 22. The low point at Station 10+18 should correspond with the inlet locations. Since this seem to be a repetitive design issue, we offer the following advice. The design engineer should carry the slope of the intersecting pavement (-2%) to the low point, or change from -2% to -1% at Station 10+18 (typ.), and carry that slope to the low point at the inlets before changing grade to +0.6%. In my opinion, this will ensure good drainage for the main road and make the construction and paving of the road much easier. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc 23. The three water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. 24. See Comment 14 above regarding curb return radii. 25. To better space the proposed fire hydrants, hydrant 13-4 should be moved to Station 13+30. SHEET 8 26. The three water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. 27. The invert elevation of Sanitary MH 13-16 should be 643.08. 28. The invert elevation of Inlet 13-36 should be 648.62. 29. A note indicating that all sewers crossing over water mains will require pressure testing in conformance with water main protection standards. This note should be placed on all sheets that apply. 30. A typical note and detail should be provided for the storm sewer stubs provided for each lot. This note should be placed on all sheets that apply. 31. On all plan and profile sheets, there should be consistency in the use of the symbol for granular trench backfill. All areas should be appropriately labeled to avoid confusion. Many transverse and longitudinal crossings of sidewalk areas have been missed. If the developer does not wish to use trench backfill beneath sidewalks, it should be noted on the plans that sidewalk sub-grade shall be uniform, neat and compacted to a minimum 90% Modified Proctor in accordance with the City's Standard Specifications for Improvements. SHEET 9 32. The Storm MH labeled No. 13-7 on Street "T" (Lot 26) should be labeled as No. 31-27. 33. See Comment 14 above regarding curb return radii. 34. The two water main depressions shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve (MPI)\doc\Iwywrotl6GRUNIT3.doc SHEET 10 35. The water main depression shown in profile should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. 36. See Comment 14 above regarding curb return radii. SHEET 11 37. Pavement widths should be labeled. The minimum back to back of curb dimension for the outbound lane should be 28 feet. 38. The curb inlets should be shown at Station 12+00 even if they are to be installed under a different contract. 39. The water main depression at Station 12+00 should be drawn to indicate that fittings should not be used and that depressions should be accomplished by normal pipe deflection methods. 40. The location of the curb returns at Bristol Ridge Road will need to be moved northeasterly into the subdivision to provide for the proposed widening and reconstruction of Bristol Ridge Road. We will provide this geometry in the next several weeks once the preliminary design for Bristol Ridge Road is completed. 41. The road profile for Street S should be changed as follows: PVI @ Station 10+35 Elevation 648.05 -2.53% grade to PVC @ Station 11+25 Elevation 645.77 PVI @ Station 12+00 Elevation 643.87 L.P. @ Station 11+99.41 Elevation 644.83 PVT @ Station 12+75 Elevation 645.80 + 2.57% grade to PVI @ Station 15+06.46 Elevation 651.74 SHEET 12 42. The street light locations and spacing are in accordance with City requirements. 43. In the Street Light Detail, the word "luminaries" should be replaced with the proper word, "luminaire". G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve (MPI)\doc\Iwywrotl6GRUNIT3.doc SHEET 13 44. The Residential Street Cross Section (100' R.O.W.) is being utilized where projected ADTs exceed 2500. Therefore, these streets are classified as Major Collectors and should have the required 16" base, 6" bituminous binder and 1-1/2" surface. The cross section should be revised accordingly. 45. The sidewalk cross section should be revised to state that the required thickness of CA- 7 stone sub-base across driveways is 5 inches. 46. The 1/2 pavement width dimensions for the 66 foot right of way cross section needs to be revised to fit within the 30 foot back to back of curb width. 47. An additional note should be added to the 100 foot R.O.W. and the 70 foot R.O.W. cross sections indicating that the binder should be installed in 2 lifts per the City's Standard Specifications for Improvements. SHEET 14 48. The "Watermain Depression" detail should be removed or modified to show installation without fittings. 49. Add the following note to the "Fire Hydrant" detail: "Auxiliary valve boxes shall be either Trench Adapter Model 6 by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms as manufactured by BLR Enterprises, or approved equal." 50. An additional sump pump "at-grade" discharge detail should be provided for those lots which back up to the bio-swales where groundwater infiltration will be promoted. SHEET 16 51. The City's wetland consultant should review and comment on the proposed plant communities. FINAL PLAT 52. The note in the upper right corner of Sheet 1 that refers to the neighborhood designation in the Annexation Agreement for this unit is fine, but the reference to the Preliminary Plat should be removed since there is not a Preliminary Plat. 53. Previously dedicated part of Bristol Ridge Road should not be included in the subdivision boundary since it is not owned by the developers. The legal description and P.O.B. will need to be revised. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc 54. Lots should be numbered consecutively and as a continuation of the numbering of Unit 2, i.e. Unit 2 has Lots 91-177 and Unit 3 should then have Lots 178-227. 55. A note should be added to the plat stating "Lot 2S shall have no direct vehicular access to Bristol Ridge Road". 56. A note should be added to the plat stating "Lot 2N shall have no direct vehicular access to Bristol Ridge Road or Kennedy Road". 57. A note should be added to the plat stating "Lots 178, 202, 203, 218, 219 and 227, shall have no direct vehicular access to Street N". 58. This type of note was overlooked in our review of Units 1 and 2, but those should read as follows: a. Unit 1 , "Lots 1, 50, 51 and 90 shall have no direct vehicular access to Street B" (or whatever name this street end up to be). b. Unit 2, "Lots 91, 122, 153, 154, 155 168, 169 and 177 shall have no direct vehicular access to Street B" (or whatever name this street end up to be). 59. The side yard easements for the line between Lots 28 and 29 should be widened to provide a minimum of 10 feet on each lot. 60. The side yard easements for the line between Lots 29 and 30 should be widened to provide a minimum of 10 feet on each lot. 61. The side yard easements for the line between Lots 30 and 31 should be widened to provide a minimum of 10 feet on each lot. 62. The side yard easements for the line between Lots 33 and 34 should be widened to provide a minimum of 10 feet on each lot. 63. The side yard easements for the line between Lots 34 and 35 should be widened to provide a minimum of 10 feet on each lot. 64. The side yard easements for the line between Lots 38 and 39 should be widened to provide a minimum of 10 feet on each lot. 65. The following lots do not meet the minimum width requirement (at the building setback line) as required by the Annexation Agreement: 6, 7, 13 and 21. An exhibit should be submitted showing the width at the building setback line for all questionable lots for our review. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc 66. Final proposed street names should be provided for review. The surveyor or developer should research all existing street names within the City, Township, KENCOM service area and the Yorkville Post Office service area to avoid duplication. I believe we discussed using 4 street names from the Yorkville historical name list throughout the Grande Reserve development. It would then follow that the developer may or may not wish to utilize one of those names for this Unit. 67. All comments should be applied, where applicable, to both the Engineering Improvement Plans as well as the Final Plat. This is of particular importance in regard to the width of required easements. 68. If SSA financing is to be used to fund the installation of improvements for this unit, the following statement shall be added to the plat: FILL IN PROPER SSA #, ORDINANCE#AND DATE, AND DOCUMENT#AND DATE "All lots within this subdivision are included within the United City of Yorkville Special Service Area Number and are subject to an annual tax levy in accordance with the provisions of City Ordinance No. , "An Ordinance Establishing United City of Yorkville Special Service Area Number 2003-000" adopted by the City Council on and filed for record in the Recorder's Office of Kendall County on as Document Number 69. The minimum yard setbacks as indicated in the Annexation Agreement should be shown with the typical lot detail. 70. A note should be added indicating the zoning of the lots within this unit. 71. The minimum and average lot size for the residential lots in this unit should be stated on the plat 72. The ultimate owners of Lots 2N, 2S and Park E should be noted on the plat. 73. Stormwater Management Easement provisions have been included in the plat but there is no S.M.E. in this unit, unless all or part of Lots 2N and 2S are intended to be a S.M.E. This should be clarified. If no S.M.E. is to be provided in this unit, the easement provisions should be removed. OTHER 74. An Engineer's Estimate of Improvement Costs should be submitted for review. 75. IEPA permit applications for water main extensions and sanitary sewer extensions should be submitted for review. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. NIIlp / T John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: PGW/JWF, EEI Tim Winter, PDG © 630-325-5595 Brian Urban, P.E., CGL @ 630-250-9644 G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl6GRUNIT3.doc Pc, ,)-DDI-c)co 52 Wheeler Road • Sugar Grove, IL 60554 11111 TEL: 630/468-9350 FAX: 830/466-9380 www.eeiweb.com EngInssrIng Enterprisers. Inc. December 19, 2003 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat and Engineering Improvement Plans, Grande Reserve, Units 1, 2 83, United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: This letter is a recap of our discussion and joint review of the referenced Final Plats and Improvement Plans as a follow up to the review letters we have previously issued. ALL UNITS 1 . As was discussed during the annexation negotiations, crack sealing of new pavements at the edge joint with concrete curb and gutter is soon to be a City Standard Specification. By ordinance, it will apply to the soon to be approved Units, so it makes sense to request it for these first three units as well. 2. The City's Park Development Standards should be added by reference in the General Notes. 3. The Stormwater Management Easement Provisions should be amended to include public trail and pedestrian uses. 4. All flared end sections 12" and greater should be provided with grates. This is typically called out in the plan views, but does not appear in the FES detail. 5. A 10 foot public utility and drainage easement should be provided along the perimeter of all parks. 6. Revised easement language is being negotiated between ComEd and the City. This language will be provided in an electronic format once it has been finalized. G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Jwywrotl7GRUNIT1-3recap.doc Consulting Engineers Specialising in Civil Engineering and Land Surveying 7. Stormwater Management Easements (S.M.E.) should be provided across all stormwater facilities, even if they are to be maintained by the homeowner's association. UNIT 1 8. The sewer service for Lot 54 should wye into the main and not MH 12-43. 9. The trail crossing of Street M on Sheet 15 would be more safely provided at the intersection and then run northerly along the easterly side of the street on the Club House parcel. UNIT 3 10. The 16" water main on sheet 11, Street S at Bristol Ridge Road should utilize 45 degrees elbows (minimum 20 foot chamfer) instead of the 90 degree bend. 11. Along the northerly line of Street N (70 foot R.O.W.) the sidewalk should be omitted, the 10 foot bike/pedestrian path moved to within 1 foot of the right of way line (on the park side) and the roadway moved 3.5 feet northerly (off center of the R.O.W.) as was discussed during development review. This comment in regards to the sidewalk omission and the trail location will also follow for the sidewalk along the northerly line of Street S. The roadway should remain as presented. 12. The Street N right of way should taper from 70 feet in width to 66 feet in width without the abrupt 2 foot jog on each side. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. I � John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: PGW/JWF, EEI Tim Winter, PDG @ 630-325-5595 Brian Urban, P.E., CGL @ 630-250-9644 G:\PUBLIC\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrotl7GRUNIT1-3recap.doc Dec. 31 . 2003 10 : 11AM No . 3530 P . 2/11 Schoppe V esign Associates r( I— c�C Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896-2501 Aurora, IL 60506 Fax (630) 896-3228 December 30,2003 MEMORANDUM To:Joe Wywrot,City Engineer From: Mike Schoppe- Schoppe Design Associates Re: Grand Reserve—Unit 1 (Neighborhood 12) We have reviewed the Final Plat dated 11/6/03 prepared by Midwest Technical Consultants, Final Improvement Plans dated 10/24/03 prepared by Cowhey Gudmundson Leder, Ltd., and the Final Landscape Plans dated November 26, 2003 prepared by Rolf C. Campbell & Associates, and provide the following comments: Final Plat 1. The layout of the streets and lots is consistent with the approved Concept Plan Exhibit "C" of the annexation agreement. 2. The lot widths on lots 7, 8, 19, 20, 21 and 25 do not meet the minimum lot width of 77' at the setback line. All other design standards for lot size, lot width and setbacks as outlined in Exhibit El have been met. 3. The average lot size for the residential lots is 12,748 s.f.,which exceeds the required minimum average lot size of 12,650 s.f. 4. The ownership of lot 1W should be added to the plat, Final EnEineerin>;Plans 1. The entry median in Street A has a gap in it of approximately 175'. This gap should be significantly reduced or eliminated altogether. 2. The design for Street A at the Route 34 intersection shown on Sheet 8 is not consistent with • Page 1 of 4 Dec . 31 . 2003 10: 11AM No . 3530 P. 3/11 the cross section shown on Sheet 18. The plans should be adjusted to the following dimensions: Inbound Lane 22' BIB Outbound Lane 26' B/B Median 20' B/B Parkways 10' 3. The engineering plans and landscaping plans are inconsistent regarding specialty pavement on Street A and grading at basins 1W and IE. The appropriate plans need to be revised to be consistent. 4. The limits of the bluegrass and native plantings need to be shown on the grading plan. Rather than simply having the top of the bank be the line separating the bluegrass and prairie plantings, we are hoping that the edge between these two communities can creatively meander along the slope. Given the prominence of basins 1W and lE, if the designers felt so inclined, the bluegrass could extend down to the waters edge in certain locations. 5. The species selected for the Prairie Plantings, the Wet Prairie Plantings, Wet/Mesic Prairie Plantings and the Emergent Plantings represent a traditional and diverse blend of grasses and forbs. We suggest the following modifications to the various seed blends: Prairie Plantings a. Increase seed oats to 60 lbs./ac. Wet Prairie Plantings a. Add switchgrass(Panicum virgatum) at 1.0 lb./ac. b. Add Seed Oats at 60 lbs./ac. Wet/Mesic Plantings a. Add Realtop(Agrostis albor)at 1 lb./ac. b. Add Switchgrass(Panic=virgatum)at 1.0 lb./ac. c. Increase seed oats to 60 lbs./ac. and delete"(optional)" Emergent Plantings a. Increase Seed Oats to 60 lbs./ac. of 2 Page 4 Dec . 31 . 2003 10: 11AM No . 3530 P. 4/11 6. Given the unique establishment requirements for the various prairie and emergent communities, a maintenance and management for these areas needs to be submitted to our office for review prior to approval of final engineering. 7. Delete the Typical Bio-Swale and Typical Native Planting Type Detention Basin details because they do not exist in Unit 1. 8. The City is planning for a Regional Bike Trail running along Route 34. This 10' wide trail should be shown on the north side of Route 34 along Grand Reserve. If this trail is placed on private property, the Final Plat will need to be revised to show the proper easements. 9. The sidewalk along Kennedy Road should be shown on the engineering plans. Final Landscape Plan 1. The plant quantities for the perimeter buffer plantings are acceptable. However, due to the need for screening behind lots 6, 7 and lots 21 thru 34,the plan should be revised to consist of evergreen trees in lieu of the ornamental trees as substituted. 2. The 29 shade trees should be provided along the interior collector buffer in lieu of the ornamental trees as substituted. 3, The appearance of the Route 34 buffer will be greatly enhanced by shifting some of the plantings behind lots 21 thru 25 to the south side of the berm and extend out to the Route 34 R.O.W. These plantings will be in the 25' R.O.W, easement. 4. Street trees need to be provided along Street A, Route 34 and Bristol Ridge Road at 1 tree per 50'. 5. The limits of the Prairie Plantings need to be shown on the landscape plan. Identify the ground treatment for areas not covered by the Prairie Plantings. 6. The catch basin shown located on the west side of Street A, at the main entrance, needs to be added to the engineering plans. 7. The Main Entrance Plan is acceptable as a preliminary plan. However, before final plans can be approved, additional information needs to be provided such as signage setbacks, grades for waterfall and sign foundations,pump and intake pipe locations, paver detail, sidewalks,etc. 8. The entry signage as proposed looks significantly different that the Entry Monument sign in Exhibit ".11" of the annexation agreement. However, the proposed monument meets the original intent of a significant and high quality entry feature. At our December 10`h staff meeting, we discussed and collectively agreed that submittals of revised Final Plats, Final Engineering and Final Landscape Plans would be required to be submitted to the City at the same time as one complete packet. The plans would all be submitted directly to the Deputy Clerk for logging and then distributed to the staff and consultants as needed. Although this may Page 3 of 4 Dec .31 . 2003 10: 12AM No . 3530 P. 5/11 require more coordination on the part of MPI and their consultant team,this procedure will allow for a more consistent review of the development plans. I will be out of town next week and therefore will not be able to attend the January 8th Plan Council meeting. I will be reviewing these comments with MPI prior to January 8th . If you have any questions please call. CC: Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter- MPI John Whitehouse-EEI Page 4 of 4 Dec . 31 . 2003 10 : 12AM No. 3530 P. 6/11 Schoppe Design A.sSOCirites ' �= Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896.2501 Aurora, IL 60506 Fax(630) 896.3228 December 30, 2003 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe -Schoppe Design Associates Re: Grand Reserve—Unit 2(Neighborhood 11) We have reviewed the Final Plat dated 10/20/03 prepared by Midwest Technical Consultants; Final Improvement Plans dated 10/21/03 prepared by Cowhey Gudmundson Leder, Ltd,, and the Final Landscape Plan dated November 26, 2003 prepared by Rolf C, Campbell and Associates, and provide the following comments: Final Plat 1. The layout of the streets and lots is consistent with the approved Concept Plan, Exhibit"C", of the annexation agreement. 2. Lots 6, and 42 thru 45 do not meet the minimum lot widths of 71' and should be revised accordingly. All other design standards for lot size, lot width and setbacks as outlined in Exhibit El have been met. 3. The average lot size for the residential lots is 11,709 s.f. which exceeds the required average lot size of 11,500 s.f. 4. The ownership of lot lE and 4E should be identified on the plat. Final Engineering Plans 1. The sidewalks adjacent to the streets at "T" intersections need to be extended across the intersection. Refer to Unit 1 engineering plans for proper sidewalk layout at"T"intersections. 2. The engineering plans and landscape plans show different grading design for basin 1E. The respective plans need to be revised as necessary to be consistent. Paget of 3 Dec . 31 . 2003 10: 12AM No . 3530 P . 1/11 3. The limits of the bluegrass and prairie plantings need to be shown on Sheets 5 and 7. 4. Sheet 7 shows a 25' landscape easement along Route 34. If lot lE is to be owned by the H.O.A.,then a landscape easement is not needed. 5. The City is planning for a Regional Bike Trail running along Route 34. This 10' trail should be shown on the north side of Route 34 along Grand Reserve. If this trail is to be placed on private property,the Final Plat will need to be revised to show the proper easements. 6. The species selected for the Prairie Plantings, the Wet Prairie Plantings, Wet/Mesic Prairie Plantings and the Emergent Plantings represent a traditional and diverse blend of grasses and forbs. We suggest the following modifications to the various seed blends: Prairie Plantings a. Increase seed oats to 60 lbs./ac. Wet Prairie Plantings a. Add switchgrass(Panicum virgatum)at 1.0 lb./ac. b. Add Seed Oats at 60 lbs./ac. Wet/l\'Mesic Plantings a. Add Realtop(Agrostis albor)at 1 lb./ac. b. Add Switchgrass(Panicum virgatum)at 1.0 lb./ac. c. Increase seed oats to 60 lbs./ac.and delete"(optional)" Emergent Plantings a. Increase Seed Oats to 60 lbs./ac. 7. Given the unique establishment requirements for the various prairie and emergent communities, a maintenance and management for these areas needs to be submitted to our office for review prior to approval of final engineering. 8. Delete the Typical Bio-Swale detail because it does not exist in Unit 2. Final Landscape Plan 1. Street trees need to be provided along Street A and Route 34 at 1 tree per 50'. 2. The equivalent of 5 additional shade trees need to be added to the Route 34 buffer plantings. Page 2 of 3 Dec . 31 . 2003 10 : 12AM No . 3530 P . 8/11 3. Given the representations made to adjacent County residents, I suggest that no substitutions be allowed in the Lynwood Subdivision perimeter buffer, i.e., provide 23 additional evergreen trees. With this change, the berming and landscaping adjacent to Lynwood Subdivision will be consistent with the requirements outlined in Exhibit"D7". 4. Sheet NI 1-2 should show or reference the entry monument. 5. The limits of the Prairie Plantings need to be shown on the landscape plan. 6. The plantings around basin 4 will include shade trees, evergreen trees and shrubs within or immediately adjacent to the areas planned for prairie plantings. We encourage the planting or trees within the native planting areas. However,we suggest changing some species that ale to be within the prairie area such as Red Maple and Ninebark, to other species that are more fire tolerant and thus will not be damaged by the periodic burning that will be necessary to manage this area. 7. Perhaps detail N1 1 Con Sheet N11-2 could be revised to show some "knock your socks off' or"Kodak moment"plantings around the new City of Yorkville welcome sip. I will be out of town next week and therefore will not be able to attend the January 8`' Plan Council meeting. I will be reviewing these comments with MPI prior to January 8`). If you have any questions,please call. CC: Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter- MPI John Whitehouse-EEI Page 3 of 3 Dec 31 2003 10: 12AM No . 3530 P. 9/11 Scfioppe Deswrt Associates Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896-2501 Aurora, IL 60506 Fax (630) 896-3228 December 30, 2003 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe- Schoppe Design Associates Re: Grand Reserve—Unit 3(Neighborhood 13 We have reviewed the Final Plat dated 10/2903 prepared by Midwest Technical Consultants, Final Improvement Plans dated 10/31/03 prepared by Cowhey Gudmundson Leder, Ltd., and the Final Landscape Plan dated November 26, 2003 prepared by Rolf C. Campbell and Associates, and provide the following comments: Final Plat 1. The layout of the streets and lots is consistent with the approved Concept Plan,Exhibit"C",of the annexation agreement. 2. With the exception of certain lot widths being less than required as identified in John Whitehouse's review, the design standards for lot size,.lot width and setbacks as outlined in Exhibit El have been met. 3. The average lot size for the residential lots is 12,838 s.f. which exceeds the required average lot size of 12,650 s.f. 4. The ownership of lots 2S,2N and Park E need to be labeled on the plat. 5. A 20' access easement needs to be shown on lot 2N for the bike trail. 6. The plat shows lot 2N as part of Unit 3. However, the final engineering and final landscape plans do not show improvements to this lot. It needs to be confirmed if lot 2N is in Unit 3, and either the plat or engineering and landscape plans revised accordingly. Page 1 of 3 Dec . 31 . 2003 10 : 12AM No. 3530 P. 10/11 Final Engineerini Plans 1. Our office is currently preparing the construction documents for the development of Park E. These plans are scheduled to be completed by the end of January. We will be determining locations for catch basins and the bike trail, along with grading as part of the park design. 2. Sanitary sewer and water service need to be provided on the north side of Street N in the general area of the Street N and Street S intersection to serve the park. 3. The grading at the north end of basin 2S south of Street S shows a relatively flat area, that is 40' — 50' wide immediately south of the Street S r.o.w. line, and then 4:1 slopes down to the bottom of the basin. We suggest the contouring from the overflow relief routing point north to Street N be revised to create a more uniform side slope of between 8:1 and 10:1 between the sidewalk along Street S and the bottom of the basin. 4. The limits of the prairie plantings and the bluegrass should be shown on the grading plan. Rather than simply having the top of the bank be the line separating the bluegrass and prairie, we are hoping that the edge between these two communities can creatively meander along the slopes. 5. The species selected for the Prairie Plantings, the Wet Prairie Plantings, WetlMesic Prairie Plantings and the Emergent Plantings represent a traditional and diverse blend of grasses and forbs. We suggest the following modifications to the various seed blends: Prairie Plantings a. Increase seed oats to 60 lbs./ac. Wet Prairie Plantings a. Add switchgrass(Panicum virgatum)at 1.0 lb./ac. b. Add Seed Oats at 60 lbs./ac. WetfMesic Plantings a. Add Realtop(Agrostis albor)at 1 lb./ac. b. Add Switchgrass(Panicum virgatum)at 1.0 lb./ac. c. Increase seed oats to 60 lbs./ac, and delete"(optional)" Emergent Plantings a. Increase Seed Oats to 60 lbs./ac. Page 2of3 Dec . 31 • 2003 10 : 12AM No. 3530 P. 11/11 6. Given the unique establishment requirements for the various prairie and emergent communities, a maintenance and management for these areas needs to be submitted to our office for review prior to approval of final engineering. 7. Typically,bio-swales incorporate an underdrain and filtration bed to increase permeability and percolation. We anticipate that the sandy soils in this area will be permeable enough to not need the underdrain. However, if the existing soils do not percolate effectively, then an underdxain and filtration bed will be needed, A note to this effect should be added to the bio-swale detail. 8. A decision should be made as to whether the "Possible Path" referenced in the Bio-Swale detail will be built. If so,it should be shown on the grading plan and landscape plans. 9. The grading and bike trail location around basin 2N need to be shown on engineering plans. Final Landscape Plan 1. Street trees need to be provided along Bristol Ridge Road and Kennedy Road at 1 tree per 50'. 2. The required plantings along basin 2N need to be added to the plans. 3. The limits of the Prairie Plantings need to be shown on the landscape plan. 4. The types of woody plant material to be planted within the Prairie Plantings area around basin 2S should be revised to reflect material that will not be damaged by the periodic burning of the prairie plantings. 5. Add 5 additional shade trees along the parkway of Street N along the park frontage. 6. It appears that some type of entry sign is proposed at the Street S/Bristol Ridge Road intersection. Additional information is needed on this such as sign elevation, setbacks, grading, etc. 1 will be out of town next week and therefore will not be able to attend the January 8th Plan Council meeting. I will be reviewing these comments with MPI prior to January 8th, If you have any questions,please call. CC: Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MPI John Whitehouse- EEI Page 3of3 J_ ° United City of Yorkville EST. " 1836 County Seat of Kendall County 800 Game Farm Road —ti C/) Yorkville, Illinois 60560 .8 �I 11I O Phone:630-553-4350 4� Ka�2. ,„, v�� Fax:630-553-7575 December 26, 2003 TO: City Council FROM: Anna B. Kurtzman, AICP SUBJECT: Grande Reserve Final Subdivision Plats Units 1-3 I have reviewed the engineering plans and the plats for the phases listed above for compliance with the annexation agreement. Earlier this month memos regarding the plats/engineering were sent to the developer with my review comments. These comments focused on two areas: 1. Verification of minimum lot widths for a number of lots. 2. Clarification of the location of the regional trail (ensuring that it remains outside the 100 year floodplain and ensuring proper ownership and/or easements are in place). I have had a couple of phone conversations with Tim Winters with Pasquinelli since he received my memos. From these conversations I believe that the infoittlation that I have requested will be forthcoming soon. However, at this time I do not have the information needed to confirm compliance with the annexation agreement. /abk c: T. Graff L. Brown J. Wywrot D. Kramer T. Winters Filename: C:\Documents and Settings\Anna\My Documents\Grande Reserve\Unit 1\12-26-03 CCmemo.doc