HomeMy WebLinkAboutPlan Council Packet 2004 06-24-04 United City of Yorkville
County Seat of Kendall County
EST./1‘1 MI1836
800 Game Farm Road
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PLAN COUNCIL AGENDA
Thursday, June 24, 2004
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Approval/Correction of Minutes: May 27, 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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United City of Yorkville
Plan Council Meeting
June 24, 2004
Members:
Tony Graff, City Administrator Eric Dhuse, Director of Public Works
Mike Schoppe, Schoppe Design Joe Wywrot, City Engineer
Anna Kurtzman, Planning &Zoning Sgt. Ron Diedrich, Yorkville Police Dept.
Tim Fairfield, BKFD
Guests:
Gregg Ingemunson, Attorney Bruce Sperling, Triangle Investments
Pete Huinker, Smith Engineering
The meeting was called to order at 9:40 AM by Tony Graff. The May 27, 2004 minutes
were approved as written.
Cornerstone—Final Plat Review
Engineering Comments by Joe Wywrot
1) Point#2 under Plat— Pete Huinker gave Joe Wywrot a copy of the 1997 recorded •
document showing a dedicated ROW to the south. Mr. Wywrot will check the
document. The City wasn't to maximize the ability for commercial use, and the
City has no site plan or transportation plans, and Mr. Graff asked that the
developer add language providing an additional 30' (maximum) for utility
easements.
2) Mr. Graff pointed out that the two ponds on Lot 44 will have stagnant water
problems. Items to address are 1) mosquitoes, 2) surface water, 3) shore line
management and establishment of vegetation, and 4) aeration. The City is asking
for a management plan from the developer, during the housing development
stage.
3) Mr. Huinker stated that the revised plan include the easement extension to the
property lines, extending the side yards back. Mr. Graff and Joe Wywrot
suggested that, other than selective clearing of trees within the conservation
easement by the City's park department, that language be added. This would
protect the trees (ex. silk fencing) from grading during the construction phase.
4) The 50' language easement alongside Lot 44 has been added per Pete Huinker.
5) Mr. Graff clarified with Joe Wywrot that the road connection to Prairie Gardens
will have two access points during the entire development process.
Landscaping comments by Mike Schoppe
1) Point#2 under Final Plat—Mr. Schoppe asked that the easements be re-notched
to 45' wide on lots 10 and 14, keeping the east line of the easement a minimum
of 10' from trees that are 6" or larger.
2) Point # 1 under Final Engineering - The silk fencing needs to be pulled to the
edge of the easements to keep the grading at least 10' away from the base of the
trees.
3) Point #2 under Final Engineering—Mr. Schoppe stated lot 44 basins should be
added to the management plan.
Zoning comments by Anna Kurtzman
1) Ms. Kurtzman stated that all lots on the plat submitted June 24th meet the
minimum lot requirements.
2) Point# 3 —There is access in the bike trail easement on Lot 45. Mr. Huinker
shows an alignment of the proposed plan, and a separate lot has been created for
the building of the path. Mr. Wywrot is asking for further detail in the plans,
extending all the way to the north property line, with an 8'path.
3) Point#4 - Mr. Schoppe stated that the plat, Lot 46, should contain language "to
be conveyed to the City" (not dedicated) upon City's acceptance of
improvements.
4) Point# 5 - Mr. Schoppe asked about the "5 BPE" language reflect what the bike
path easement is, which Mr. Huinker stated is on the new plans. These
easements are on either side of Lots 14 and 15.
5) Point # 5, 8 and 9 - Ms. Kurtzman stated that the developer has the discretion to
reduce the building setback according to code. Wood Sage Ave. setback should
be increased. Along Rt. 47 the setback can be 20', and the tightest it would be is
30', per Mr. Sterling, falling under the landscape ordinance. The developer will
check that they have Rt. 47 right of ways, and that it has been submitted to IDOT.
The developer will submit six sets of engineering plans are due by June 29th. Comments
are due in the clerk's office by July 7th. This will move Plan Commission on July 14,
COW on July 20th and City Council by July 27th.
Respectfully submitted,
Annette Williams
1
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 storms.
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.
3
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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United City of Yorkville
EST ®1836 County Seat of Kendall County
800 Game Farm Road
o Li �~- V) Yorkville,Illinois 60560
\ O Phone:630-553-4350
Fax:630-553-7575
E
June 21, 2004
Mr. Pete Huinker
Smith Engineering Consultants, Inc.
759 John Street
Yorkville, Illinois 60560
Re: Cornerstone —Final Plat & Plan
Dear Pete:
I have reviewed the revised final plat and plan for the referenced development, received on
June 14, 2004, and the comments listed below.
Plat
• Clarify that Westwind Drive extends from Lot 1 to Lot 14.
• The existing Greenbriar Road right-of-way should be accurately shown to help
determine if the additional ROW along the south side of Lot 44 is adequate. Your
6/9/04 letter refers to an attachment, but there was none.
• Need language regarding the Public Utility and Drainage Easement, Conservation
Easement, Bike Path Easement, Stormwater Management Easement, and
Landscape/Buffer Easement. The easement provisions listed only run to Corn Ed
and SBC, and is specific to their use. Insert the city-standard language for PU&DE,
which also includes the city, NiCor, and Comcast.
• Confirm with IDOT that their requirements for ROW along Route 47 and the north
side of Greenbriar Road are satisfied.
• Call for blanket public utility and drainage easements across Lots 42, 43, 46, and
the Landscape Easement/Buffer along the west line of Lot 44.
• Utility and drainage easement locations and widths will need to be reviewed once
the final plan is approved.
Plan
• Who is going to build the pedestrian trail along the west property line? While it is
shown on a detail on Sheet 18, there is no detail for its construction or plan
showing location or grades.
• Please respond to comments dated 6/16/04 from Walter E. Deuchler Associates on
behalf of the Yorkville-Bristol Sanitary District.
• I have not reviewed storm sewer sizing yet. I will address that item in a separate
letter.
• A field tile report is needed, especially for Lot 44.
• The roadways have been names, but are still referred to as "0" Road or"100 Road"
on most plan sheets. Please revise.
• An DOT highway permit will be needed for the storm sewer outfall to the Route
47 ditch.
• My calculations for required pond volume and 100-year HWL for the residential
portion of the project closely matched yours. Your restrictor design, however, does
not provide the necessary outflow rates for the 2-year and 25-year storms of 0.04
and 0.08 cfs/acre, respectively. Please revise accordingly. The Prairie Garden pond
HWL's for the 2, 25, and 100-year storms are 670.9, 672.2, and 673.0.
• My calculations for the required pond volume for the commercial portion of the
project also matched yours, with the exception of the depressional storage
requirement. Ordinance requires that any onsite depressions proposed for filling be
compensated for at a 1:1 ratio. The maximum volume of this area is around 2.66
acre-feet. Assuming a 24-hour storm and no infiltration, I calculated storage
volumes of 1.04, 2.01, and 2.66 acre-feet for the 2, 25, and 100-year storms. These
volumes need to be added to the required volume serving the commercial area. The
restrictor rates then need to be reduced such that both the required and
compensatory volumes are utilized for the respective storms. Since the commercial
site is not being developed at this time, the two ponds proposed for that site will
temporary serve as replacing the depressional storage. When the commercial site is
developed, the ponds will need to be enlarged.
• The restrictor for the commercial property also needs to provide for the 2-year and
25-year storms.
Sheet 4
• Add a watermain valve on Cornerstone Drive at approx. Sta. 102+90.
• Move Streetlight Nos.4 and 5 to the"inside" of the curve in line with the center of
the eyebrow cul-de-sacs.
• Revise storm sewer tag numbers for the structures on Wood Sage approx. Sta.
2+00 to agree with the tags on Sheet 5.
Sheet 5
• Storm Structure 428B should be a 2' inlet.
• Call for the entrance to the commercial property within the ROW to be
constructed when Wood Sage Avenue is constructed. This will allow the sidewalk
to be constructed at the proper grades. It will also avoid damage to the Wood Sage
pavement when curbs are tied in for the entrance.
Sheet 12
• Need tag data for Storm Structure Nos. 244 and 128, at the connection to the
Prairie Garden storm system.
• The leader lines for Storm Structure Nos. 245 and 246 are switched.
• Label the storm structures Westwind Sta.111+00 and Wood Sage Sta. 2+00.
• Sedimentation basins are needed where larger storm sewers discharge to the pond.
• Provide spot elevations along the north boundary of the subdivision.
• Make the following changes to storm structures:
o SS Nos. 202 and 204 should have Ty 1 frames to accommodate the bike
path.
o SS Nos. 212, 224, 228, 250, 254, 332, and 410 should be catch basins.
o SS No. 214 should have a T1F&CL.
o SS No. 218 should be a MH, Ty A due to depth.
o SS No. 245 should be 12" RCP.
o SS No. 246 may need to be 6' diameter pending analysis of the restrictor
design. It should have TIF&CL frame(s) to provide easier access.
o SS No. 247 is listed as a section of storm sewer, but is actually a FES.
o SS Nos. 402, 314, 316, and 404 should be 5' diameter manholes.
Sheet 13
• The two proposed detention basins will have no water running into them except
for overland flow from the future commercial area, and have the potential for
becoming stagnant. How will this be addressed?
• It appears that the elevation along the edge of the detention basins along Wood
Sage Avenue is 687. Provide spot elevations for the public sidewalk in this area.
• Sedimentation basins are needed where larger storm sewers discharge to the pond.
These locations should be determined now to allow for proper grading of the pond
below the NWL.
• Provide spot elevations along the north boundary of the subdivision.
• Storm Structure No. 505 may need to be 6' diameter pending analysis of the
restrictor design. It should have T1F&CL frame(s) to provide easier access.
• There will probably be at least one sidewalk along the entrance drive to the
commercial area. We will want a flat area at least 10 feet wide adjacent to the
sidewalk before the slope running down into the pond begins.
Sheet 14
• Edge treatment of the ponds should be addressed.
• Temporary landscaping of Lot 44 should be addressed.
Sheet 15
• Clarify that the restrictor openings are circular. Provide invert elevations for
restrictors. Provide HWL data for the 2, 25, and 100-year storms.
Sheet 18
• Add a dimension to show that the pond safety shelves are 2' below NWL.
This plat and plan are scheduled for review at Plan Council on June 24, 2004. If you have
questions regarding any of these items, please call me at 553-8545.
Very truly yours,
Joseph Wywrot
City Engineer
Cc: Tony Graff, City Administrator
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United City of Yorkville
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EST. 1836 800 Game Farm Road
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Cl) Yorkville, Illinois 60560
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June 16, 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 western portion of the property is zoned R-2. 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).
2. Lots 42 and 43 do not meet the minimum lot size or width. It is my understanding
that Lots 42 and 43 are to be used for landscaping and will be maintained by the
Homeowners' Association. No easements or other provisions are listed for these lots.
3. Lot 45 is land-locked. An access easement should be provided to this parcel.
4. 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 tenns of the original
Planned Unit Development Agreement are hereby ratified, re-published, and
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).
T. Graff
• Review of Cornerstone FSP
June 16, 2004
Page 2 of 2
5. 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. As
discussed during the Plan Council meeting, the path would be placed in the
northwestern corner of the property to connect to sidewalks along Westwind Dr. We
discussed the need to have an 8 foot wide path with an additional 5 feet on either side
of the trail (for a total dedication width of 18 feet). The southern leg of Lot 46 is
20.73 feet wide with an additional 5 foot wide Bike Path Easement placed on lots 14
and 15. I would defer to Mike Schoppe and Laura Brown, however, I don't think a
Bike Path Easement is necessary. If, however, it is determined that a Bike Path
Easement is needed, then easement language should be provided.
6. There is a 50 foot wide landscape easement/buffer located between Lot 44 and the
abutting residential lots that does not have any associated easement language.
7. Based upon the Zoning Code definition of Lot Frontage, the front lot line for Lot 44
will be off of Wood Sage Ave. As Lot 44 is zoned B-3, the building setback from
Wood Sage Ave. should be 50 feet.
8. With Wood Sage Ave. established as the front lot line, Lot 44 would have two rear lot
lines (off of Rt 47 and Green Briar Rd). The setback from these two roads would be
20 feet.
9. The building setback for Lot 44 from the northern lot line (interior side lot line)
would be 20 feet.
/abk
C: M. Schoppe
L. Brown
filename: C:\Documents and Settings\Anna\ y Documents\Cornerstone\6-I6-04review.doc
UNITED CITY OF YORKVILLE
Clerk's Office
FROM THE DESK OF LIZ D'ANNA
June 22, 2004
TO: Plan Council
RE: Cornerstone
Attached are Mike Schoppe's review comments. Please add them to your Plan
Council packet for your meeting on June 24th.
Thank you,
(
�' <s
Liz D'Anna
Deputy Clerk
Jun . 22 . 2004 10: 10AM No . 5286 P . 2/3
Schoppe Vesign Associates
Landscape Architecture and Land Planning
430 W.Downer Place Ph. (630) 896-2501
Aurora,IL 60506 Fax(630)896-3228
June 22,2004
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 6/9/04 and the Civil
Engineering Plans for Cornerstone Subdivision dated 6-17-04, both prepared by Smith
Engineering Consultants, and provide the following comments:
Final Plat
1. The minimum residential lot size as proposed is 12,000 s.f., which is consistent with the
R-2 zoning classification.
2. The conservation easement on lots 10 and 14 needs to be increased to 45' wide in order
to keep the east line of the easement a minimum of 10' from trees that are 6" or larger.
3. Easement language regarding the 50' landscape easement on lots 24 through 32 and lot
44 needs to be added to the plat.
4. Easement language regarding the protection of the vegetation in the conservation
easement along the west property line needs to be added to the plat.
Final Enzineermg
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, 10'
away from the base of the trees.
2. A maintenance and management plan for the establishment of lot 45 needs to be included
as part of the landscape plan improvements. This plan should address establishment,
h 1 oft
Jun . 22. 2004 10: 10AM No . 52B6 P. 3/3
weed control and what measures will be taken to keep invasive, woody material from
establishing.
All other comments have been satisfactorily addressed. We recommend approval of the final
plat and engineering plans subject to these comments being addressed.
CC: Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
Greg Ingemunson
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