Plan Council Packet 2004 07-08-04 •
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, United City of Yorkville
County Seat of Kendall County
EsT.4 1836
800 Game Farm Road
��— CO Yorkville, Illinois 60560
• Q �� �I \ 0 Phone:630-553-4350
'Q °�� � Fax:630-553-7575
KentlaH County
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PLAN COUNCIL AGENDA
Thursday, July 8, 2004
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Approval/Correction of Minutes: June 24, 2004
2. 9:30 a.m. - PC 2004-04 Villas at the Preserve - Preliminary Plan
3. Additional Business
s ! 1
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.
7
• ✓
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 24t'' 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 six sets of engineering plans are due by June 29t''. 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
PC1) ,y)--CF, C-2
UNITED CITY OF YORKVILLE
To: Tony Graff, City Administra or
From: Joe Wywrot, City Engineer
Subject: Villas at the Preserve—Preliminary Plan
Date: June 29, 2004
I have reviewed the preliminary plan for the referenced project, received on May 25, 2004,
and have the following comments:
• The name of the development on the petition is Villas at the Preserve, while the
name on the preliminary plan is Traditions at the Preserves. Which is correct?
• The property is located on the south side of Route 71 opposite Walsh Drive. It is not
annexed to the city. It is adjacent to Tommy Hughes property to the east and Harris
Forest Preserve to the west.
• The project consists of 42 duplex lots (84 dwellings) on 23.9 acres.
• The R-2 zoning district requires lots to be at least 15,000 square feet. Only 9 of the
42 proposed lots comply.
• The plan should be submitted to Walter E. Deuchler Associates to review on behalf
of the Yorkville-Bristol Sanitary District.
• There are several missing backup documents:
o Information on offsite tributary areas.
o Detention calculations.
o Tree survey for all trees greater than 6" diameter.
o Field tile survey.
o USDA land use report.
o Endangered Species Consultation Report.
• The following information is missing from the plan:
o Lengths and bearings for the boundary of the property.
o Zoning on and contiguous to the property.
o Names and widths of adjacent platted streets.
o Routing of offsite watermain and sanitary sewer.
• The proposed ROW approach to Rt. 71 should be widened to provide a uniform
parkway width.
• There should be provisions in the annexation agreement that requires the HOA to
maintain the landscape island on Harris Court.
• ROW intersections should be rounded off with 25' radii or 25' chords.
• Sidewalk should be provided along Rt. 71, similar to that shown on the Lannert plan.
Sidewalk should also be shown on the west side of Harris Circle, along the east side
of Lot 1.
• The eyebrow cul-de-sac calls for 24' B-B pavement. This should be increased to at
least 28 feet.
• The plan refers to a traffic study for the Route 71/Harris intersection. This study
should be submitted to the city and IDOT for review.
• The pavement typical section should include Amoco 4551 fabric at the subgrade.
• I ran independent detention calculations, which indicated a required detention
volume slightly larger(0.11 acre-feet) than proposed.
• The Harris Forest Preserve has a fairly uniform elevation of 732 adjacent to the NW
detention basin. Since the pond has a NWL of 721, the resulting slope along the
property line would be severe. A similar condition would exist at the south end of the
NE pond.
• The typical section for the pond grading should show the safety shelf 2 feet below
NWL.
• Revise the note regarding watermains to state that sizing, valve locations, and
hydrant locations shall be determined during final design.
• Watermain should be extended to the west end of the property along Route 71.
• We should check to see if Harris Forest Preserve wants/needs sanitary service. It
may be possible to provide service through a sideyard easement south of the NW
pond.
• Two onsite wetlands have been identified, one of which is probably a jurisdictional
wetland. The non-jurisdictional wetland should be evaluated to determine if any
mitigation measures are advisable.
• A typical section should be added for the drainage swale that extends from Harris
Court to the NW pond.
• Curb drains are needed for the low spot on Harris Circle just south of Route 71.
• Curb drains are shown near Lot 18, but there is no downstream storm sewer.
• Add a note stating that additional or modified curb drains may be required in areas of
steeper roadway grades.
This plan is scheduled for review at the Plan Council meeting on July 8, 2004.
Cc: Liz D'Anna, Deputy City Clerk
$ Jul 1 . 2004 2 : 39PM No. 5390 P . 2/3
Schoppe Dest�n Associates
Landscape Architecture and Land Planning
430 W. Downer Place Ph. (630)896-2501
Aurora,IL 60506 Fax(630)896-3228
July 1, 2004
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Villas at the Preserve
We have reviewed the Preliminary Plan dated 5/18/04, Preliminary Landscape Plan dated
5/19/04, Architectural Exhibit dated 5/21/04 prepare by the Lannert Group and the Preliminary
Engineering Plan dated 5/20/04 prepared by P&D Consulants, and provide the following
comments:
Preliminary Plan
1. The overall site layout is well thought out and works well with the topography and the
existing drainage patterns.
2. We recommend a road connection be made to the commercial property immediately east
of this property. The proposed 20' emergency access should be changed to a drive or
public street with a pavement width of 28'. The pavement should extend from Harris
Circle to the east property line.
3. The petitioner has submitted an architectural exhibit illustrating a general style and look
of the duplex units. One of the attractive features of the product is the side load garage
and staggering of the front garage facade as shown in the Duplex First Floor Plan. The
preliminary footprint and driveways should be added to the Preliminary Plan for each
residential lot. This will allow us a better opportunity to identify any potential concerns
with this type of product and the proposed SO' lot widths.
4. As was pointed out during the discussions of the Concept Plans, and as is shown on the
site analysis, this site has some unique features in the form of the drainage corridors and
the existing trees that are on the property. These unique features should be addressed as
part of the P.U,D. plan. To that end,the existing trees should be shown on the
Preliminary Plan. Additionally, it should be described how the existing trees are
P+ge 1 o1 2
Jul 1 : 2004 2 : 39PM No • 5390 P . 3/3
incorporated into the site design and what steps will be used to protect the trees which are
to remain. Particular attention should be given to existing trees in the open space areas
and along the Route 71 right-of-way.
5. The Pottinger Property, which is immediately south of this site, is a relatively long and
narrow property, which has limited frontage on Legion Road. If the City anticipates
development of this property, a road stub should be provided to the eastern half of the
south property line to avoid having the Pottinger Property possibly develop with only one
way in and out.
6. The proposed 20' setback along Harris Court should be changed to 30'. All other
building setbacks are acceptable.
7. A copy of the Corp. of Engineers written determination regarding jurisdictional wetlands
should be forwarded to our office when it is received.
Preliminary Engineering_Plans
1. The plan should address areas anticipated to be used for wetland mitigation. We will
provide additional comments on the design of the stormwater basins when more detailed
plans are provided.
Preliminary Landscape Plans
1. Existing vegetation which is to be preserved should be shown on the plan.
2. As drawn, the landscape plan meets the standards of the City's Landscape Ordinance.
We recommend approval of the Preliminary Plan, subject to resolving these issues.
If you have any questions, please call.
CC: Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse, EEl
Tom Price, CDF
Page 2 of 2
1
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.
7
3) Point# 2 under Final Engineering Mr. Schoppe stated lot 44 basins should he
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 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 20t'' and City Council by July 27th'
Respectfully submitted,
Annette Williams