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PLAN COUNCIL AGENDA
Thursday, May 27, 2004
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting: Joe Wywrot, Mike Schoppe, Anna Kurtzman, Liz D'Anna
1. Approval/Correction of Minutes: May 13, 2004
2. 9:30 a.m. - PC 2004-02 Cornerstone - Preliminary/Final Plat
3. Additional Business
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APPROVED BY THE
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ON:
04
United City of Yorkville
Plan Council Meeting
May 27, 2004
Members:
Tony Graff, City Administrator Eric Dhuse, Director of Public Works
Mike Schoppe, Schoppe Design Laura Brown, Director of Parks &Rec.
Anna Kurtzman, Planning & Zoning Joe Wywrot, Engineering
Guests:
Gregg, Ingemunson, Attorney Bruce Sperling, Triangle Investments
Pete Huinker, Smith Engineering
The meeting began at 9:40 AM. The May 13, 2004 minutes were approved with
corrections on page 2, points #5 and 7.
Cornerstone—Preliminary / Final Plat
Engineering Comments by Joe Wywrot
1) Point#1 under Plat—The curves at the NW and SW eye-brows cul-de-sacs are
too tight and do not comply with the ordinance, stated at 100 feet. Mr. Wywrot
was not aware that City Council had voted to okay roadway alignment; however
this was subject to engineering approval. Mr. Huinker suggested he would look at
redesigning the SW area at 75-80' (lot 35) and making the NW cul-de-sac ( lot
37) radius 100'. Mr. Huinker stated the connector to the City pedestrian trail
would be between the Lot 14-15. He will detail the spot elevation, with a 5%
slope, and include in the table on the last page. Mr. Schoppe stated that a direct
alignment with the development to the south, or an offshoot up to 200' east (into
the residential areas) should not be a problem, however the commercial entrance
alignment will need to be addressed at a later time.
2) Point#5 under plat—Mr. Wywrot stated the 80' consistent dimension along the
south Greenbriar Rd. ROW way is shown inaccurately. Greenbriar Rd. is now
39' back to back in a 40' ROW. In anticipation of roadways and intersection
planning, the revision needs to be made.
3) Point# 1 under Sheet 4 - Mr. Huinker suggested the City would benefit by
having additional sewer manholes with the sewer on the "outside" of the circle,
which Mr. Dhuse was in favor of. Mr. Wywrot asked that the distance of water
mains under the pavements would be minimized.
4) Point#2 under Sheet 4—Mr. Wywrot stated the Greenbriar Road street lighting is
currently at 600 foot lighting, understanding that the development on the north
would have 300 foot lighting. Mr. Huinker will accommodate the City's request.
5) Point#4 under Sheet 4—Mr. Huinker will make sketches of manhole adjustments
and fax to Joe Wywrot.
6) Point#1 under Sheet 10—Mr. Wywrot stated the City does not want a stop sign
on the 100 Road/ Greenbriar Rd. intersection, as he does not believe traffic will
warrant it. It will be a collector road. The bi-directional turnkey in the proximity
2
of the intersection needs to be eliminated and the re-striping of the center lane
will be completed.
7) Points #1 under Sheet 12 and 13 —Mr. Wywrot suggested merging the ponds on
the two properties, but Mr. Sperling stated there would be problems with
maintenance and Laura Brown suggested the easements for the walking trail may
be lost. Mr. Sperling suggested they would probably make their detention ponds
"wet" and make them deeper. Mr. Wywrot stated storm sewers coming in the bay
area need to be oriented to keep flushing at a maximum for algae cleansing. The
restrictor rates for the ponds will need to be reduced to simulate for 2, 25-100 year
design stoims.
8) Mr. Wywrot suggested that the pedestrian trail between lots 14 and 15 needs
additional detail on the plat. This trail will provide access to Rt. 47. The trail
should be identified as 5' and will be asphalt.
Zoning comments by Anna Kurtzman
1) Lot B should have a 30' not 20' landscaping.
2) Ms. Kurtzman suggests the landscape buffer should be consistent at 30', and it
can be depicted as a"lot". Mr. Schoppe suggests there is currently not an
ordinance requiring this.
3) Points 4 & 5 - Lots 1 & 32 building setback lines to be 30' to incorporate the
corners.
4) Additional information is needed for building setbacks at 80' at all locations.
5) The City will send a revision letter to Dr. Engler with new calculations for land
cash, stating there are 41, not 37 town homes. The current agreement states the
City owes the district 3.13 acres of land cash @ $58,000/acre.
6) Point#10 - Easement language must be noted on the plat. A separate lot must be
provided for City's trail and dedicated to the City. Ms. Brown stated that the trail
and 5' on either side should be dedicated.
7) Point # 12—The backup SSA and the plat should be recorded at the same time.
Landplanning comments by Mike Schoppe
1) Point # 4 under preliminary plat—Mr. Schoppe stated the City wants to preserve
the tree line (those 6' or more in diameter) on the west property line, which means
that a 45' conservation easement prohibiting removal or damage to the trees
should be included on the plat. Mr. Schoppe is asking the developer go 15' out
from the baseline of the 6' and larger trunks to preserve the tree line. The ROW
line from the street to the property line should equal 180', with a 30' front and 30'
back easement. The street will need to be realigned because of the radius
standard and lots 9-14 will be affected. Mr. Graff stated that if any trees are to be
lost in the easement, language is need on the plat that would guarantee the
developer be responsible for replacing them. The City anticipates there will only
be a minimal number of interior lots that may be affected, suggesting to the Plan
Commission that the developer has complied with the open space asked for by the
City.
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2) Point #2 under preliminary plat - Lots 8, 9 and 10 need to be adjusted to provide
80' lot widths at the building setbacks.
3) Point#6 under preliminary plat—Mr. Schoppe stated that easement language
regarding the 30' path easement needs to be added to the plat.
4) Point #7 under preliminary plat - City Council is asking for 50' buffers for single
family homes. The current easement is 40' for the commercial property and 10'
individual. Mr. Schoppe suggested the landscape and utility easement, for
planting, could overlap, and said the rear lot line would change. However, the
easement lines could change to incorporate the 50' buffers.
5) Point# 5 under final engineering—Nine additional shade trees need to be added
around the two detention basins west of lot 24.
6) A maintenance and management plan is needed for natural grasses planted in the
storm water basins, for natural grasses planted above the water line.
Triangle Investments will submit 4 copies of revised final plat and final engineering
(incorporating the final landscaping) plans by June 7th. It will be rescheduled for Plan
Council on June 24th and will go to the July 14th' Plan Commission.
Respectfully submitted,
Annette Williams
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PLEASE SIGN IN
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United City of Yorkville
Plan Council h'
May 13, 2004
Members
Tony Graff, City Administrator Eric Dhuse, Director of Public Works
Tim Fairfield, BKFD Harold Martin, Police Chief
Mike Schoppe, Schoppe Design Laura Brown, Director of Parks &Rec
Joe Wywrot, Engineer Anna Kurtzman, Planning and Zoning
Guests
Greg Kunstman, Menards Chad Gunderson, AMG Homes
Kevin Biscan, SEC
The meeting began at 9:40 AM
The March 25 minutes were approved, after spelling corrections and change of Tim
Fairfield's title on page 5.
Prairie Meadows—Final Plat
Land plan comments by Mike Schoppe
1) Point#4 under Final Plat — In discussing the discrepancy regarding 70' versus
66' ROW, Mr. Schoppe stated the plat needs to be revised to show 70' ROW
instead of the 66' shown. The land cash contribution is a lump sum amount
separate from the building permit fees, as stated by Laura Brown. The annexation
agreement was for 7.1 acres, with a 66' ROW and there is only 7.05' acres being
provided, so in addition to the $286,230 there is an additional $2900 in cash that
Menards must provide. The 70' will be all ROW, with no easement.
2) Point#1 under General—Kevin Biscan will provide site line study on Kennedy
Road to Joe Wywrot.
3) Point#2 under Civil Engineering Plans—Mr. Biscan asked about the placement
of the water service to the park site. It was agreed upon that"on site"water
service means bringing the line just inside the property line and that it would be a •
4" ductile cross with a valve. Anna Kurtzman stated that the annexation
agreement reads that the building materials or cash would be for a park storage
building, and would be provided upon recording of the final plat. Mike Schoppe
will be putting together a design for the park and storage shed.
4) Point#1 under Civil Engineering Plans—Mr. Biscan will be using a 2% slope on
the park site, according to park site standards. City staff concurs that by May of
2005, the building and park areas will be complete and seeding of the seven acres
will be done.
5) Point#1 under Final Landscape Plans—Mr. Graff stated that CDF is reviewing a
management plan for the basins. Mr. Wywrot stated that the Kennedy Basin,
with a wetland bottom, is the one that is a concern. Mr. Biscan stated that Mark
Baker will put together a separate document as part of the landscape plan. Mr.
Schoppe recommends disking once a year for management and maintenance of
the basin.
2
6) Point#2 under Final Landscaping Plans—Mr. Biscan stated that Mark Baker will
make revisions on the number of trees needed for the landscape plan.
Annexation Review comments by Anna Kurtzman
1) Point#3 and#4—Mike Schoppe stated it is okay for the utilities to be in a
landscape easement. Ms. Kurtzman stated an additional 5' needs to be dedicated
in the easement to reflect a 45' foot wide easement. Because a backup SSA has
already been established, Ms. Kurtzman stated that maintenance issues do not
need to be addressed.
2) Point# 5 —Mr. Graff suggested that to avoid conflict and confusion for a
homeowner, that the rear building setbacks should be clearly identified. Mr.
Biscan will establish a 45' building setback.
3) Point#6—The plat notation on lots 119 and 136 will be changed to reflect a 40'
setback line.
4) Point#7—Ms. Kurtzman is recommending a 10%building setback on lot 165,
because it would be greater than the zoning code's ten feet. •
5) Point #8 —Ms. Kurtzman stated that the lot detail notation should reflect"the
side yard setback is 10 feet or 10%".
6) Point#9—Ms. Kurtzman needs verification at the building setbacks on the 29 lots
noted. These can be in a separate document independent of the plat.
Engineering comments by Joe Wywrot
1) Point#2 under plat—Normally a 30' wide flat easement for sanitary easements is
required because of the landscape berm. Joe will ask for comments from Ralph
Pfister at YBSD. Mr. Graff suggested a 20' easement along Kennedy Road may
be an option.
2) Point#4 under Sheet 4 - Mr. Wywrot stated that language needs to be on the
plan stating the maximum capacity of 574 PE is attainable. Mr. Biscan stated the
pump is sized for the correct capacity, and it would be a matter of adjusting the
pillars,per the company's contact at Metropolitan Pump.
3) Point#4 under Sheet 5&6—Mr. Biscan stated there were 6-8 additional circuits
on the commercial site, and their electrician is confident that the lights can be
added on Kennedy and McHugh. The intent was the taller lights will be in non-
residential areas, on the circuits on Countryside Parkway. These will be operated
by controller,not photo cells.
4) Point#4 under Sheet 4—Mr. Wywrot would like to have Kennedy Rd. open
during construction. Mr. Gunderson and the city staff prefer having the road built
out all at one time. Mr. Graff stated the City would like to see the curve softened
out and that the road would be built out to the end of the property. Mr. Biscan
stated that local access only would be permitted at some time during the
reconstruction process. Mr. Gunderson will provide the City with a preliminary
plan.
5) The storm items #1-17 are cleanup items and make it more maintainable.
Point#1 under Sheet 22—Mr. Wywrot suggested if a landscape plan was added,
that the streets would be too narrow. The street would need to be widened to the
south. Mr. Graff suggested three or four owners on the north side may agree to a
3
10-12' easements, if it were for safety reasons, but it is late in the planning stage
to accommodate this. In regards to the curb issue and safety issues on Kennedy
Rd. Mr. Wywrot and Chief Martin will meet with Smith Engineering to further
explore the options, and will set up an additional meeting with the developer if
there are changes.
6) Mr. Wywrot suggested the City would be in favor of having grading contours and
Spot elevations on the plans. Mr. Biscan will supplement the spot elevations with
notes stating "contours are not shown and grading shall be uniform from one spot
elevation to another". City staff will look at the standard contour language for the
subdivision control ordinance, with the public hearing scheduled on June 8th .
7) Mr. Wywrot is asking for additional landscaping for the Blackberry Creek, pipe
has been in the ground for outfall about a year. There is a vegetated swale for
infiltration and filtering.
8) Tim Fairfield stated that Lot 165 has no direct access to Kennedy Road which
poses a problem for their parking. He has seen no traffic design for Kennedy
Road, but he would like the emergency vehicle access first onto McHugh. Mr.
Graff stated the Plan Commission needs to look at ingress/egress issue. Mr.
Schoppe and Joe Wywrot state the easements be dedicated to extend a roadway
west off McHugh on the south side of Lot 165. Greg Kunstman will check with
Menards to see if they would be willing to build the driveway, 24' wide, with
sidewalks all along the street extension.
9) Four full revised engineering, landscaping and the plat will be in the office on
May 21st by 4 P.M.
This is scheduled for Plan Commission on June 9th, with a submittal deadline of June 1st
at 4:30 P.M. for 35 preliminary plans. It is scheduled for COW on June 15th and City
Council on June 22nd.
Meeting was adjourned at 11:45 P.M.
Respectfully submitted.
Annette Williams
Mav • 29; 23 4 ' 3 : 49PM No • 4894 P . 2/3
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Schoppe Design ,associates
Landscape Architecture end Land Planning
430 W. Downer Place Ph. (630) 896-2501
Aurora, IL 60506 Fax(630) 896.3228
May 20, 2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Cornerstorne
We have reviewed the Final Plat of Cornerstone Subdivision dated 4/9/04 and the Civil
Engineering Plans for Cornerstone Subdivision dated 4-14-04, both prepared by Smith
Engineering Consultants, and provide the following comments:
Preliminary Plat
I. The minimum residential lot size as proposed is 12,006 s.f., which is consistent with the
R-2 zoning classification.
2. The geometry of lots 8, 9 and 10 needs to be adjusted to provide 80' lot widths at the
building setback line.
3. The entrance off of Greenbriar should be moved from the east end of the residential
parcel to the west end. The path has been planned to run along the western portion of
this property. This path has been planned to connect with the proposed path in Prairie
Garden to the north, to Greenbriar Road to the south, and from there a connection to
Greenbriar Park would be created by way of the public sidewalk along Greenbriar.
Moving the entrance to the west will allow path connection to be made as previously
planned.
4. It is our understanding that it has been an objective of the City to preserve the treeline
along the west property line. This has been made apparent with the preservation of the
western half of the treeline when the Greenbriar development was approved and built.
The trees extend into the Cornerstone property about 30— 35'. Therefore, if the City
objective is to preserve this treeline, a 45' wide conservation easement which prohibits
removal and/or damage to the treeline needs to be included on the plat.
Pep 1 ort
May . 2,9: 2004. 3 : 49PM No . 4894 P . 3/3
5. Is it the City's objective to have the treeline along the north property line preserved? If
so, these trees should be surveyed and the plat and engineering plans revised to keep
construction activity a minimum of 15' away from the trunk of the trees.
6. Easement language regarding the 30' path easement needs to be added,to the plat.
7. Easement language regarding the 40' landscape easement needs to be added to the plat.
Final Engineering
1. The location of the silt fence, storm sewer and grading for the basin along the west
property line should be adjusted to keep construction activity, including grading, 15'
away from the base of the trees.
2. The contouring of the proposed berm along Greenbriar needs to be added to Sheet 12.
3. The landscape plan should be referred to as "final", not "preliminary".
4. Species and sizes of plant material needs to be added to the landscape plan.
5. 9 shade trees need to be added around the two detention basins west of lot 24 where the
basins front Wood Sage Avenue.
If you have any questions, please call.
CC: Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
Greg Ingemunson
Page 2 o(2
UNITED CITY OF YORKVILLE
To: Tony Graff, City Administrator
From: Joe Wywrot, City Engineer
Subject: Cornerstone Subdivision—Fi Plat :• 'lan Review
Date: May 24, 2004
I have reviewed the proposed final plat and plan for the referenced development, received
on April 19, 2004, and the comments listed below. Keep in mind that there was no
preliminary plan review for this development; several of the fairly significant changes
recommended below could have been handled more easily at the preliminary plan stage.
Plat
• The roadway curves at the NW and SW eye-brow cul-de-sacs are too tight.
Ordinance requires 100' minimum horizontal radius at the centerline. The lots
along the west property line should also be deeper to accommodate the proposed
pedestrian trail. I recommend that Curve C4 be increased to something in excess of
100 feet to help alleviate both of these problems.
• Road names are needed. A single name should be established for the roadway
section from Lot 1 to Lot 14.
• All lots should be numbered.
• Add a note stating that the roadway right-of-way is hereby dedicated to the United
City of Yorkville.
• The existing Greenbriar Road right-of-way should be accurately shown to help
determine if the additional ROW along the south side of Lot D is adequate.
• Utility and drainage easement locations and widths will need to be reviewed once
the final plan is approved. The note addressing this matter in the Setback and
Easement Detail should be deleted.
Plan
• Who is going to build the pedestrian trail along the west property line? If this trail
is ever to be built, it would be better to do it now so the owner's of Lots 8-14 can
landscape accordingly.
• The plan should be sent to Walter E. Deuchler Associates to review on behalf of
the Yorkville-Bristol Sanitary District.
• Several of the rear yards of the lots in Greenbriar Subdivision adjacent to
Cornerstone were not graded according to plan. Consequently some runoff from
Greenbriar to Cornerstone will occur. The storm sewer design should be revised
accordingly.
• I have not reviewed the storm sewer routing or detention basin sizing calculations
yet pending resolution of potential roadway realignments and pond bounce issues.
There are some comments below regarding storm structure diameters and frame
types, but these shall be reviewed in more detail after the items mentioned above
are resolved.
• A field tile report is needed.
Sheet 2
• Revise Note 7 to require Neenah R-1530 frame and lid for water vaults and
manholes. This change needs to be made at several locations throughout the plans. _
• Delete Lines 3-7 of Note 8B regarding proof rolling. State that the subgrade shall
be proof rolled to the satisfaction of the City Engineer, and that unsuitable
material shall be removed or treated.
• Revise the typical section to state that the 10' frontyard utility easement width of
10' is typical, but may vary. Revise the prime coat application rate to agree with
that given in Note 8C.
Sheet 3
• Revise Water Note 2 to call for B-Boxes to be located 7' into the public right-of-
way.
• Revise Water Note 8 to specify that the watermain pressure test shall last up to 4
hours. Delete the second paragraph regarding a system-pressure leakage test.
• Revise Sanitary Note 3, 5th paragraph, by stating that sags found in the sanitary
line exceeding 2" in depth shall be repaired.
Sheet 4
• Revise the watermain & sanitary sewer layout to have the watermain on the
"inside" and the sanitary sewer of the"outside" of the circle. This will eliminate
the problem of having long hydrant leads and multiple watermain joints
underneath the pavement at the eyebrow cul-de-sacs.
• The current streetlight spacing on Greenbriar Road is around 600 feet. This was
done with the understanding that the development on the north side of Greenbriar
would add sufficient lights to achieve 300' spacing.
• The highly skewed crossing of the storm sewer and sanitary sewer on Wood Sage
needs to be changed. Run the curb drains at Sta.3+75 to a manhole in the
frontyard easement of Lot 22, then west to MH 402.
• Eliminate storm sewer sections 317 and 325. Move MH 326 south to a point west
of CB 327, then run a sewer south in the frontyard easement at the SE corner of
Lot 41, then west to a new manhole just north of CB 318, then continuing west to
MH 316.
• Move the water service for Lot 18 to be from Wood Sage Ave.
• Move Valve 622 to the 100 Road approx. Sta. 118+10.
• Add a note stating that Lot D improvements shall be handled under a separate set
of plans.
Sheet 5
• Move Storm MIH 404 to a point just south of the sidewalk to move it further away
from San. MH 410.
• Switch the CB-Inlet orientation on Wood Sage Sta. 2+00. This will provide a
better storm sewer alignment for MIH 402.
• Revise the General Notes on this sheet and Sheets 5-9 as follows:
o Revise curb intersection radii to 30 feet.
o Delete the second to last paragraph.
Sheet 9
• Sanitary sewer section 401 should be SDR-21 PVC.
• Move Storm MH 509 to a point 10 feet west of the existing sanitary sewer.
Sheet 10
• Revise the 100 Road/Greenbriar Road detail to eliminate the stop sign and stop
bar. Also, show re-striping of the Greenbriar Road center lane.
• Delete Stop Sign detail and Residential/Arterial Intersection detail.
• Add a note stating that all striping shall be thermoplastic.
• The 100 Road/100 Road detail has one spot elevation at the NW corner that
appears to be incorrect.
Sheet 12
• The residential detention basin is proposed to have a 5-foot bounce. Ordinance
limits dry ponds to a 4-foot bounce. The higher proposed bounce is not only a
safety hazard in a residential area, it will result in longer drawdown times that
some residents find objectionable. It may also tend to kill vegetation on the pond
bottom.
• Pond restrictors need to be accessible when the pond is full. Move the restrictor at
ST-246 to point along the north property line.
• Investigate whether the proposed basin and the existing Prairie Garden basin can
be joined to create one large basin.
• Provide elevations along north property line to show impact on Prairie Garden
subdivision.
• A detail of the proposed berm cross-sections should be provided.
• It appears that the swale between Lots 14 and 15 will have very steep side slopes.
How will this be vegetated? The sideyard setbacks along this swale should
probably be more than 10 feet.
• Double inlets are needed at the low point on 100 Road Sta. 117+70.
• Need more detail on existing profile of Greenbriar to determine how much of the
existing road will drain north along 100 Road.
• Review the following T/F elevations for Lots 6 and 8 to see if they would be
better if lowers a few tenths of a foot.
• I recommend the following structure and frame changes:
ST-214: TIF&CL
ST-246: Restrictor MH should be up to 6' diameter to allow for maintenance.
ST-308: TIF&CL
ST-332: 2' inlet, T1FOL
Sheet 13
• Since the commercial property design is unknown, I suggest that the detention
basins for that property not be excavated at this time. If they are not excavated
now, there is probably a field tile draining the low area at the SW corner of the
site that will have to be connected to the new storm sewer system. If they are
excavated now, I recommend the changes listed below.
• The proposed bounce is 5.5 feet. Ordinance limits dry pond bounce to 4 feet.
• Eliminate the low flow channels, or at least line them with riprap to improvement
stormwater quality.
• Provide elevations along the north property line to show impact on Prairie Garden
subdivision.
• Compensatory storage is required for two low areas on the commercial site. This
volume should be added to the ponds and the allowable release rate reduced such
that the additional volume is utilized for the 2, 25, and 100-year design storms.
• Revise ST-505 to be up to 6'-diameter to allow for restrictor maintenance.
Sheet 14
• The word "Preliminary" should be removed from the landscape plan title, and
revised accordingly.
• There is an existing row of trees along the west and north property lines that should
be surveyed to determine which trees will remain. Tree type, location, and health,
as well as proposed grading and utility construction should also be considered.
• Mike Schoppe should comment on the proposed Wetland/Sedge planting mixture
on the pond bottoms.
Sheet 15
• Need a detail for the pavement patch on Greenbriar Road. The asphalt patch
should be 50% thicker than the existing pavement, and the edges should be sealed
with hot-poured joint sealer.
• Need orifice diameters and elevations in the restrictor detail.
• Call for grates at all flared-end sections.
Sheet 17
• Revise the hydrant detail by calling for the valve box to be Trench Adaptor by
American Flow Control.
Sheet 18
• The Depressed Curb for Intersections detail and the Collector Street Light Detail
are not needed and should be eliminated.
• Delete the mountable curb portion of the curb and gutter detail.
Sheet 21
• The overflow weir table provides very useful data. It needs to be checked against
the grading plan to confirm accuracy; there appears to be a few inconsistencies.
Also, add a note stating that the "left" and "right" columns are oriented for a
person looking downstream.
This plat and plan are scheduled for review at Plan Council on May 27, 2004.
Cc: Liz D'Anna, Deputy City Clerk
Pete Huinker, Smith Engineering Consultants, Inc.
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° United City of Yorkville
EST. 1836 County Seat of Kendall County
800 Game Farm Road
�.- Cl) Yorkville, Illinois 60560
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May 26, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman
SUBJECT: Review of Cornerstone Final Plat of Subdivision
Compliance with PUD Agreement
I have reviewed the final plat of subdivision for the Cornerstone subdivision for compliance with
the amended PUD Agreement (Ordinance 2004-21). Based upon my review, I have the
following comments:
1. The PUD agreement essentially establishes straight zoning provisions. The western
portion is now zoned R-2 with the eastern portion zoned B-3.
2. The R-2 lots meet the minimum lot size (12,000 sq ft) of the zoning code.
3. I need additional information to assess whether the minimum lot width at the building
setback line is being met. Lot widths are being provided along the parameter of the
lots, however, the zoning code indicates that the minimum lot width is calculated at
the building setback line. Therefore, please have the petitioner provide this
information. (Minimum lot width in the R-2 district is 80 feet.
4. The 30 foot building setback line needs to be extended along the eastern side of Lot 1.
5. The 30 foot building setback line needs to be extended along the southern side of Lot
32.
6. Lots A and B are not buildable. No easements or other provisions are listed for these
lots.
7. A discussion regarding applying the land/cash ordinance should occur between the
City and the developer. Per the terms of the amended agreement: "...except to the
extent performance standards or other terms of the original Planned Unit
Development Agreement have been amended herein, all other terms of the original
Planned Unit Development Agreement are hereby ratified, re-published, and
T. Graff
Review of Cornerstone FSP
May 26, 2004
Page 2 of 2
reconfirmed between the parties hereto and remain the agreement of the
parties..."(Section 7) As the amended agreement does not address land/cash issues,
I'm presuming that the terms of the original agreement stand. As such. Section B-6
of the original annexation agreement indicates that land for a park is to be dedicated
in conformance with the approved preliminary plat (Exhibit C of the original
annexation agreement).
8. Section B5 and Exhibit E of the original annexation agreement indicates that the
developer is responsible for obtaining a letter from the school district. This letter is to
indicate how the land/cash ordinance will be applied to this property.
9. Section B6a of the original agreement indicates that the owner is responsible for
installing an 8 foot wide continuous asphalt trail as denoted on Exhibit C. While I see
a 30 foot wide easement to accommodate the path, I do not see the path shown on the
engineering plans.
10. While a 30 foot wide path easement is denoted on page 1 of the final subdivision plat,
no easement language is provided. The easement language should indicate who will
be responsible for mainteance of the easement (Sections B6a and B6c indicates this
area is to be maintained by the HOA). Section B6d of the original agreement also
indicates that the HOA will be responsible for liability insurance coverage for the trail
system.
11. Section B6b states that the owner will grant to the City a pennianent public pedestrian
access easement to all green areas and trail system.
12. Section B6d indicates that a SSA is to be established prior to the execution of the first
final subdivision plat. Has that been done?
/abk
filename: C:ADocuments and Settings\AnnaAMv Documents\CornerstoneA5-26-04revievl.doc