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Plan Council Packet 2004 08-26-04 D C/T` o United City of Yorkville EST. gin 1836 County Seat of Kendall County 800 Game Farm Road 4, U) Yorkville,Illinois 60560 p �� p Phone:630-553-4350 ">)+ -w v�2 Fax:630-553-7575 PLAN COUNCIL AGENDA Thursday, August 26, 2004 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Approval/Correction of Minutes: July 22, 2004 2. 9:30 a.m. - PC 2001-06 Grande Reserve Unit 9 - Final Plat 3. 10:30 a.m. - PC 2004-13 Raintree Village Units 4, 5, & 6 - Final Plat 4. Additional Business 1 United City of Yorkville Plan Council Meeting July 22, 2004 Attendees: Tony Graff, City Administrator Joe Wywrot, City Engineer Anna Kurtzman, Zoning Official Mike Schoppe, Schoppe Design Sgt. Ron Diedrich, Yorkville Police John Whitehouse, EEI Jeff Freeman, EEI Tim Fairfield, BKFD Lynn Dubajic, EDC (arrived at 10:10 AM) Guests: Marvin DeLahr, DCS/Fox Hill David Schultz, Smith Engineering Mr. Wywrot called the meeting to order at 9:30 AM. The minutes from the July 8, 2004 meeting were approved as written. Fox Hill Unit 7 POD 10—Preliminary/Final Plat Mike Schoppe comments 1) Mr. DeLahr will leave the turn around between buildings 5 & 6, and it will be signed "No Parking Except City Vehicles". There will be a 20' wide break in the berm to allow access for foot/ fire access. On sheet 4, storm sewer (near the parking lot) was requested to be deeper per Mr. Dhuse. 2) Mr. DeLahr said the 25' landscape easement is contained in the 40' setback. Plat shows it as a 40' easement, according to Ms. Kurtzman's comments (#1) as the annexation agreement indicated. She stated that a 4th amendment to the PUD amendment application could be done. Rear yard setback is 40' for R-4, meaning buildings would need to be 65' feet back from the ROW along Eldamain. 3) In regards to Ms. Kurtzman's #2 comments, Mr. DeLahr will move the "hereby dedicated text"into the 60' dedicated area. 4) Under discussion was the additional 10' ROW and the language in the annexation agreement. The plan will need to be revised to the PUD agreement, with a public hearing before the City Council. 5) Ms. Kurtzman will clarify if the 30' buffer yard will be part of the lot or part of the rear yard setback (page 4, paragraph 8 of the 3'd amendment to the PUD agreement). The easement needs to be shown on the plat per Mr. Schoppe. 6) Mr. DeLahr said the street was 36' feet wide in the commercial area, and Mr. Schoppe would like to know if the City would be restricting parking on either side of the road. Mr. Schoppe does not recommend any additional guest parking. 7) Mr. DeLahr wants the plat to be approved and engineering plan to be approved but no architectural plans are being submitted by Mr. DeLahr. Mr. DeLahr says building envelope would not change. Mr. Schoppe recommends that architectural plans be submitted to the City before the final plat is approved. Included should be no encroachment of the porches on the ends, shown sidewalk approaches for the buildings, and median cutouts with landscaping(in the motor court). 8) Comment#4 - There will be no trash dumpsters in the development. 2 9) Comment# 5 - Contour of the outfall swales will be submitted to Joe Wywrot per Mr. DeLahr. 10) Comment# 6—Mr. Schultz will submit the berming plans along Eldamain Road. 11) Comment#7—New landscape plans, other than the May 17t1i plans reviewed by Mr. Schoppe, have been submitted. 12) Comments #8 —The developer will comply with showing the location of the Lakewood Springs entrance road. 13) Mr. Schoppe, in regards to the bike trail, suggested the area between the creek to the property is to become City property, then he suggests the City may want to reconsider the bike trail path to Eldamain. Laura Brown stated the City already will have one side of the creek. The developer has agreed to give the City 4.6 acres of land for the bike trail. The City would have responsibilities for maintenance. Lot lines need to be changed so the bulk of the flood plain area would be a separate lot, making certain setback lines are correct. Basins would be owned by the Home Owner's association. The trail (from the pedestrian trail south) does not need to be built at this time. Easements may be needed on the southwest area and sliding of a building may occur, may be needed before these plans are approved. There will also need to be an easement granting the City access to the cul-de-sac. 14) Laura Brown stated that 10' asphalt path does not need to be constructed in Fox Hill Lane. You would go through the cul-de-sac to the trail. Mr. DeLahr will designate the lot lines for lots 6 and 7, and the east property lines of the detention facility and deed the rest to the City for bike trail easement. Mr. DeLahr will put a 15' easement to the south, which, should that property develop, give the City flexibility to connect the bike trail. Buffering in existence may be modified at a later date, which originally was accommodated for the property owners. Mr. DeLahr will put a 15' easement to the south. Anna Kurtzman's comments 1) Comment#2 (bottom of page 1)—Mr. DeLahr will provide a separate document with the setback information and check on the 62' setback from the lot line. 2) Comment# 5 (page 2) - Mr. DeLahr will provide setback conservation easement language (some may be retained in lots 6-7). 3) The landscaping plan has been submitted. Joe Wywrot's comments 1) Comment #1 Mr. Wywrot stated"Hill" street name is not being used elsewhere. 2) Under general comments: 1) Mr. DeLahr will revise pond volume discrepancies; 2) Mr. DeLahr will check with Dan Kramer regarding the hold harmless agreement; 3) Mr. DeLahr will provide a new cost estimate to the City. 3) Sheet# 7 —Mr. Wywrot stated the water mains were deeper than necessary. On sheet 7, regarding station 301, the alignment will need to be shifted 10 away from the building. 4) Sheet#10—Mr. Wywrot is requesting a landscape plan for the lift station site. 3 5) Sheet# 13 - Mr. Schultz stated the parkway varies due to the floodplain. The elevation for the sanitary rim will need to be revised. 6) Sheet#14— 1) Mr. DeLahr will realign the storm sewers; 2) Mr. Wywrot is requesting a striping plan for Fox Hill Lane; 3)pond calculations are okayed and the pond grading will be revising providing these volumes. 7) Mr. Dhuse, in reference to Sheet 4, would like a double feed for the water main. He would prefer the water main skirt the edge of the pond. Smith engineering is going to provide options to the City for better looping. Revised engineering,plat and landscape plans need to be submitted by July 28th This will go to Plan Commission on August 11th Respectfully submitted, Annette Williams 1 { 1974 2004 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630 / 466-9350 FAX: 630 / 466-9380 Engineering Enferprisee, www.e e i w e b.c o m @eec. 30 YEARS OF EXCELLENCE August 19, 2004 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 9, (Neighborhood 8) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat and Engineering Improvement Plans for the referenced Unit 9. The Final Plat has been prepared by Midwest Technical Consultants, Inc. and contains 4 sheets with latest revision date of July 7, 2004. The Engineering Improvement Plans have been prepared by Cowhey Gudmundson Leder, Ltd. and contain 25 sheets with latest revision date of July 9, 2004. 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. GENERAL COMMENTS An engineer's estimate of probable construction cost should be provided. This estimate will be utilized to create the letter of credit for Unit 9. Water main shall be constructed in accordance with Section 41 of the Standard Specifications For Water & Sewer Main Construction In Illinois, in addition to City and any other applicable ordinances. G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying SHEET 4, Master Utility Plan 1. This sheet should be revised to reflect all recommended revisions. SHEETS 5-10, Grading Plan 2. On Sheet 8, the proposed rear yard grading adjoining Gates Creek West Subdivision in Oswego will function as proposed, but will need to be approved by the Village of Oswego since it will require grading within rear yard easements beyond the Grande reserve property line. Copies of the Grading Plan in this area should be forwarded to Brian Schiber, P.E. at Smith Engineering, Village Engineer for Oswego. SHEETS 11-19, Plan & Profile 3. All Sanitary sewer stubs should be extended a minimum of 10 feet from the sewer main to avoid disturbance of the main during service installation. 4. The sanitary sewer stubs for Lots 762, 763, 806, 825, 832, 833 and 834 should be extended a minimum of 10 feet from the outside edge of the proposed storm sewer to avoid disturbance of the storm sewer during service installation. 5. The easterly curb line of Allegiance Crossing at Mill Road will need to be revised to remove it from the adjoining lot in Gates Creek West Subdivision, or the right of way geometry shifted westerly. We will provide the design engineer the future Mil Road reconstruction geometry in an electronic format to assist this revision. It appears that the curb returns should be shifted to the north, thereby eliminating this conflict. 6. On Sheet 13, Berrywood Lane, a curb taper should begin at Station 35+50 to facilitate a connection with the 28 foot back to back of curb cross section in Gates Creek West Subdivision. The elevation and profiles have been coordinated. 7. On Sheet 12, there appears to be an elevation conflict between the existing 8 inch water main and the proposed storm sewer between Storm Manholes 8-25 and 8-28. This should be addressed by the design engineer. 8. If the City would still like to consider a cooperative connection to the Oswego water system for emergency purposes, this should be discussed at this time. The connection point in this unit would be at the east end of Berrywood Lane. 9. On Sheet 18, the 5 foot long storm sewer between 8-92A, a 24 inch inlet, and 8-92 is indicated as 18" RCP. This should be revised to a 12 inch RCP. 10. On Sheet 18, the storm sewer between 8-90 and 8-91 is indicated as 15 inch while the storm sewer design report indicated 12 inch diameter is adequate. This should be revised to 12 inch. G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9.doc 11. On Sheet 18, the storm sewer between 8-90 and 8-89 is over designed as a 21 inch RCP. To help facilitate the recommended water main revisions, this should be revised to a 15 inch RCP at 0.20 % and run directly to MH 8-92, thus enabling the elimination of MH 8-89. (see attached mark ups). 12. It is proposed that the 21 lots north of Berrywood Lane along Seeley Street be served by a single water main feed. This should be revised with a looped, double feed. We have attached marked up copies of the plans in this area showing our recommendations for this revision. 13. The proposed water main revisions (see attached mark ups) will provide a double fed loop around Seeley Street and eliminate the Allegience Crossing and Mill Road water mains that are proposed. 14. The proposed water main revisions will add a total of approximately 325 feet of 8 inch main, but will eliminate 8 long services, 1 fire hydrant and one storm sewer structure, as well as bring the proposed plans up to City standards. SHEET 20 15. The street light locations and spacing are acceptable as proposed. SHEETS 21 & 22 Construction Standards & Details 16. The 100 foot right of way section should be revised to specify Amoco 4551 fabric at subgrade, and "hot-poured joint sealer" at edge of pavement. 17. The sump pump connection detail should be revised to call for a loose-fitting cover to keep debris out of the 4" PVC. 18. The sidewalk handicap ramp detail should be checked against the latest IDOT Specification. The City's Standard Specifications for Improvements references the "latest edition" of the IDOT Specs which now call for truncated dome texturing on the last 2 feet before the curb and red concrete coloring. STORM SEWER WORKSHEET 19. This should be revised to reflect the changes recommended in comments 11-13. FINAL PLAT 20. The required second concrete monument should be indicated on the plat, preferably along the western boundary to coincide with a future unit. 21. The scales on Sheets 1 and Sheet 2 are incorrect. G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9.doc 22. The line type scale of the drawing is apparently incorrect since all lines are shown as continuous. 23. The dimension of 120.80 feet at the intersection of Grande Trail and Matlock Drive is incorrect as shown and should be broken into two segments, one arc and one tangent. Line 38 in the legal description should also be broken into these two parts. 24. The bearing for line 29 in the legal description and the corresponding line on the plat do not match. 25. Just above Anna Maria Lane, the Grande Reserve Unit number should be changed from 9 to 8. 26. The surveyor's certificate should be corrected to also state that part of the property is also shown on F.I.R.M. 170321-0040 C, effective date July 19, 1982. 27. A typical lot detail should be added as in previous units, and all easements that are shown in excess of the typical detail should be labeled. 28. The sum if individual lot dimensions along the subdivision boundary should equal the boundary dimension shown on the plat, e.g. Lots 727-734, Lots 742-745, Lots 763-766, Lots 777 & 778 and Lots 785-794. 29. The sum of the front lot dimensions for Lots 773-776, 785-794, 815-818 and 831-835 does not equal the right of way dimensions given. 30. The building setback lines should be dimension and labeled. 31. There are two arc lengths indicated as C42 on Sheet 2 of the plat, one in front of Lot 772 and one at the south end of Matlock Drive. 32. The front yard easements along the Seeley Street frontage of Lots 800 through 810 should be increased to 15 feet in width to accommodate the revisions to the Seeley Street water main. 33. Additional side yard easement width should be provided for the stormwater overflow routes, plus freeboard, between Lots 734/735 and Lots 793/794. 34. 15 foot wide easements should be provided across the Berrywood Lane frontage of Lots 762 and 763. 35. 10 foot wide easements should be provided on each side of the common line between Lots 814 and 835. G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9.doc 36. 10 foot wide easements should be provided on each side of the common line between Lots 821 and 822 where the storm sewer is located, instead of Lots 820 and 821. 37. A 15 foot easement should be provided along all street frontage of Lot 813 and an additional easement should be provided for the storm sewer near the northeast lot corner. 38. Additional easement width needs to be provided near the northwest corner of Lot 812 to accommodate the sanitary sewer. 39. Due to the location of Sanitary Manhole 8-18, the front yard easement on Lots 747 and 748 should be widened to 15 feet. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. f' John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Deputy Clerk Tim Winter, P.E., PDG @ 630-325-5595 Dan Oefner, P.E., CGL @ 630-250-9644 JWF, EEI G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI)\doc\Iwywrot28GRUNIT9.doc • / \ \ \ \ \ i \ PD1)' �\ I c•& N°;$A / / \ \ \ \ \ I ''''--\ \ V-SOX 1 I NATIVE PLANTING (L��-Gst.gS STREET LIGHT No. 8-20 \/ �t — `'\-' \ \ STA. 34+53, 31'LT / ` N I v TYPE DETENTION tnty-G�4{.'GS •;�y� E\ f- ° \ \ \ \ Z BASIN 5E • t V= (.4-1:Z $,I'E 808 f, "' \ �� 0 HV&-651.0 I IN4V>(/C7 1•' t� Sty \ \ \ / + W i �/ cv 24.3 AC—FT PRO. 1 N V=G'�'8 a:�2 N \ �� I ".\ �., " ( �11� / r' \• w FIRE'HYDRANT No. 8-1-2 \ N RE HYDRANT No. 8-28 SA1v1 too. 1 / $ I £ RING EL.= 655.52 i N. / N NRI G EL= 652.78 \44/0/4,014 � 1 24" STORM F.E.S. No. 8-8750' �I 111 8 AL 0 0 - 1 W/ GRATE INV= 646.20 / STORM No_ 8-92A 1 �+ RIM= 5. STA 3�7'', �` / +1;• ` 04 / TYPE (2. Nit_ . .8-92A I GS. ' /J 807 RIM= 651.8: / Ill PT 34. 7.0 I \ • / �p �� INV- X7.20 I �� ' i2 $ , 5 LF. - RCP CL IV c. 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C r. 1 27 1 28 1 29illin 11111111 , 1' A.A A �, r a F— .7�- 1 C O ® 0.51 - ...i P.- o -112" _ ,►„ J '�• is j A 1 a 8" WM 4imEin =�' O • F- I- -,- - - - - - - --1 1 1- -I 1- - — FIRE HYDRANT No. 8-26 Fr - STA • CONTINUATION Off I I I I I ( I I ,; R NG EOL+1 653.21 ,.ERRYWOOD LAN, I +--I - ----} -t-` I — ( STORM MH I •EE SHEET No. I STORM INLET No. i- 168 I I ( I I I DEPRESS 8" WM \ STA. 30+16, 8-81 35'RT I1 I STA. 26+21, RT. .Wx WM T/P=645.86 ` TYPE A (24" DIA) I I �- \ I I I I I I STM B/P=647.36 114 L.F. - 15" RCP CL III ® 0.40r I I I RIM= 652.81 , `� FIRE HYDRANT No. 8-25 STORM INLET No. 8-80 1 o. 8-22 INV= 648.81^ 1 �v I I STA. 27+83, RT. I I STA. 29+50, RT. I I i9 I I ' �1��� I I RING EL.= 653.81 TYPI I RIME 652.00 DIA) I 10 � 10'U E I I I I STAVA2 16 21'RT. 8-24 I I I I I INV= 648.00 I I r— FOR CONTINUATION — — —I I 1 rim= 5 8 167 LF ilT © 0.40% ' , SEE SHEET No. 18 _ 8" VALVE BOX No. 8-23 I I I12" RCP CLI I 91 L.F. - 12" RIC' L 11 ® 0.35% STA 25+26, 21'RT. I I I 4. 728 I I I I 726 RIM= 653.44 I 730 729 727 '� T I— L — J J L -J L — — )— — — — — — 6 . U — — - lo. 8-106 T. STORM INLET No. 8-84 !A) TYPE A (24"DIA) STORM INLET No. 8-83 STORM MH No. 8-82 RIM= 651.80 TYPE A (24"DIA) TYPE C (48"DIA) INV= 649.30 RIM= 651.80 RIM= 653.50 VIlir 111 •,`t.D C/T` United City of Yorkville EST. bdi 1836 County Seat of Kendall County � 800 Game Farm Road ,4 CO Yorkville, Illinois 60560 O c°' 0 Phone:630-553-4350 Fax:630-553-7575 L E NN' July 22, 2004 TO: Tony Graff FROM: Anna B. Kurtzman, AICP -- SUBJECT: Compliance Review Final Subdivision Plat - Grande Reserve Unit 9 (Neighborhood 8) I have reviewed the document identified above, along with associated documents that were delivered to the City on July 12th, for compliance with the adopted annexation agreement. Based upon this review I note the following: 1. There is some conflicting information found on Exhibit C (and carried through elsewhere in the agreement) that needs to be addressed prior to the Plan Council meeting. The density table found on Exhibit C shows 224 dwelling units (or 112 lots) being constructed in Unit 9. However, the graphic found on Exhibit C shows 111 lots. Therefore, a determination will need to be made as to how many lots may be platted. 2. In order to accommodate 112 lots, the developer has inserted a lot on the west side of Seeley Street where Allegiance Crossing intersects (i.e., Lot 806). This effectively eliminates access to Lot 3016 from Seeley Street. If access to Lot 3016 from Seeley Street is important, while keeping 112 lots, then it appears that some of the lots along Seeley Street can be modified slightly. By shifting lots north or south, it appears that 7 to 20 feet of access might be gained. Additional modification might be possible if the 30' wide PUE that was granted across Lot 3016 can be moved northwards. If this can occur, then Lot 811 might be reconfigured as reflected on Exhibit C and may provide additional open space at Allegiance Crossing. 3. Sheets 2 and 3 of the final subdivision plat do not encompass the entire area being platted. These sheets are missing the northern portion of Lots 3013 and 3016. 4. Note 3 on the plat indicates that Lot 3016 is to be conveyed to the City. Per Exhibit D6, this area is to be conveyed to the HOA. !Pr gr T. Graff Final Subdivision Plat—Grande Reserve Unit 9 July 22, 2004 Page 2 of 2 5. A landscaped median is being provided along Allegiance Crossing that is to be maintained by the HOA. I don't recall how we handled this with other plats. Do we need language granting rights to the HOA for maintenance in this area? 6. Easement language for several different types of easements are reflected on Sheet 4, however, dimensions and locations of these easements are not reflected on the plat. 7. The building setback line if drawn on each lot, however, it is not dimensioned and is not identified as such. 8. Typical lot configuration should be provided on the plat (i.e., location and width of easements and setbacks). Per the agreement, setback for this unit are as follows: a. Front and corner side yard = 30' b. Interior side yard = 10' c. Rear yard= 30' 9. Does the City want driveway access to/from Allegiance Crossing to lots 724, 812 and 813? If not, then driveway restrictions should be noted on the plat. 10. Exhibit D5 of the annexation agreement indicates that architectural details will be provided for this unit as part of the PUD approval package. This information was not provided. /abk filename: C:\Documents and Settings\Anna\My Documents\Grande Reserve\Unit 9\7-22-04GrandeReserve.doc {1974 - 2004 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630 / 466-9350 141 630 / 466-9380 Engineering www.eeiweb.com Enterprises, Inca 30 YEARS OF EXCELLENCE August 19, 2004 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Engineering Improvement Plans and Final Plats, Raintree Village, Units 4, 5, 6, (The Highlands, Concord Homes), Yorkville, IL Dear Mr. Wywrot: We have reviewed the Final Plats and Engineering Improvement Plans for the referenced subdivision (3 Units) prepared by Jacob and Hefner Associates, P.C. The Final Plats contain 4 sheets each, all with latest revision date of March 23, 2004 and the Improvement Plans contain 79 sheets with latest revision date of March 22, 2004. Our comments and recommendations are as follows: General 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 the existing City systems and equipment. This review and our comments do not relieve the designer or the developer from their 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. • An Engineer's Estimate of Probable Construction Cost, one for each of the 3 units should be submitted with the revised plans to be used in establishing the required Letter of Credit or other surety prior to execution of the Final Plats. G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying • All earthwork and stormwater basin construction should proceed under the control and supervision of a Professional Soils Engineer who shall provide all testing, reports and recommendations required by City Ordinances and sound engineering practices. SOIL EROSION AND SEDIMENTATION CONTROL PLAN 1. Upon completion and stabilization of all detention pond areas, silt fencing should be placed along the detention lot lines as protection from the lot development activities as indicated in Note 1 on Sheet 73. The silt fence should also be indicated in the Plan View where it is to be installed with an additional "post construction silt fence" line type in the legend on Sheet 72. 2. Sediment basins should be designed and indicated on the grading plan at all inlet locations to Detention Basins F, G and H. 3. The Construction Schedule indicates paving in February and March. This should be revised. GRADING PLAN 4. To avoid the potential for unnecessary, excessive ponding depths at low points in the roadways, the emergency overflow elevations should be the elevations established at the adjacent front lot corners, i.e., there should be no peak elevations provided in the side yards of Lots 280/281, 286/287, 474/475 or 492/493. These side yards should slope towards the detention basins from the front lot corner. 5. On Sheet G1, the grading at the rear northeasterly corner of Lot 405 is shown incorrectly. The northeast corner elevation should be 764.0, the extra R=763.0 should be deleted, as should the 763.5 elevation northeasterly of the inlet. 6. On Sheet G1, there is a rim elevation of 749.0 listed at the rear of lot 359 without a structure nearby. 7. The proposed contours and spot elevations for Lot 398 do not agree. A lookout is indicated which will not work with the proposed contours. This should be clarified and revised one way or the other. 8. On Sheet G2, the grading in the rear of Lot 365 should be revised to ensure the overflow route remains in Raintree Village and is directed toward Detention Basin C and not into the rear yards of Windett Ridge. 9. On Sheet G2, a peak elevation of 749.2 should be added in the rear of Lot 410. 10. On Sheet G2, the rim elevation for structure M28 should be revised to match the proposed contours. G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc 11. On Sheet G6, the overflow elevation from the intersection of Astor Avenue and Country Hills Drive to Detention Basin F should be no greater than 765.0. The proposed contours should be revised. 12. On Sheet G7, at the southeast corner of Lot 441, there should not be a peak in the curb return of 765.42. 13. On Sheets G7 and G8, based on the proposed contours, the overflow arrow in the rear of Lot 480 should be pointed north. 14. On Sheet G8, construction details and design parameters for what appears to be a proposed retaining wall (not specifically labeled) across the rear of part of Detention Basin F and Lots 479-481 should be provided or an alternate grading scheme proposed. It may be difficult to construct the proposed retaining wall this close to the property line, especially if there is existing vegetation. 15. On Sheet G9, the top of berm (elevation 743.00) should be extended from its present location at the northeasterly corner of Lot 89 in Windett Ridge to the northwesterly corner of Lot 88 to provide 1 foot of freeboard entirely within Detention Basin G. 16. On Sheet G12, the spot elevation at the northeast corner of Lot 264 does not correspond with the proposed contours. 17. On Sheet G13, the High Water Level is misstated behind Lot 276. 18. The northern match line on Sheet 4 should reference Sheet 3, and not Sheet 4, for all sections of the plans (utility, grading, etc.) Utility Plans and Plan and Profile 19. Trench backfill should be shown a minimum of 2' beyond a paved surface. 20. "Backfill" is misspelled on Note #11 on Sheet U1 . 21. Lot 535 has 2 water services shown. One of these should be eliminated. 22. In the duplex area (Sheets 12, 13, and 14), there are many locations were more than recommended maximum of 12 services will be affected if the water line is isolated: W39 to W40 —21 services W45 to W46 — 15 services W46 to W39 to W38 — 15 services W36 to W37 —24 services W37 to W38 —37 services G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc 23. In the duplex area (Sheets 12, 13, and 14), the fire hydrant system should be redesigned. There is more than a 300' spacing interval along the roadway betweens fire hydrants 54 & 53, 49 & 50, and 50 & 51. This is turn provides very poor coverage (to every point of every house within a 300' radius of 2 or more hydrants) for the houses along Bluebird Lane, due to the nature of its geometry. There are other lots with do not have 2 hydrant coverage, like 265 and 271 to name a couple. 24. The sanitary service should be shown tying into the main line instead of a manhole for lots 435 and 532 (Sheets U3 and U8, respectively). 25. The sanitary service should extend all the way into lot 460 (Sheet U6). 26. The sump service for lot 466 should tie into M285 directly (Sheet U6). 27. There are two sanitary services shown for lot 470 (Sheet U6). 28. There are two water services shown for lot 535 (Sheet U8). 29. An additional sump service should be provided for lots 308 (Sheet U12) and 314 (Sheet U13). 30. It is unclear if a water service and sump service are provided for lot 298 (Sheet U13). 31. The sump services for lots 309 (Sheet U12) and 322 (Sheet U13) and the sanitary services for lots 289 (Sheet U14) and 316 (Sheet U13) should be drawn correctly. 32. Street light L80 should be moved closer to the intersection of Country Hills Drive and Richmond Avenue (Sheet U6). 33. Street lights should be at a maximum spacing of 300 feet. The following street lights are not within 300 feet of each other: L53 & L54 (Sheet U1) — 300' as the crow flies, not along roadway L29 & L44 (Sheet U2) L46 & L47 (Sheet U4) L59 & L61 (Sheet U7) — very close to 300' L32 & L33 (Sheet U8) L36 & L55 (Sheet U8) 34. Street lights in the duplex area (Sheets 12, 13, and 14) should be on the opposite side of the water main. They appear adequately spaced as proposed. 35. The following sanitary sewer manholes exceed the 300' maximum spacing interval, however, this standard has been relaxed and we recommend the proposed spacing as acceptable. They include: From S2 to S3 (Sheet U2) — 336' From S39 to S40 (Sheet U3) — 304' G:\Public\Yorkville\2002W00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc From S24 to S25 (Sheet U4) — 311' From S29 to S38 (Sheet U4) — 364' From S5 to S6 (Sheet U5) — 321' From S6 to S7 (Sheet U8) — 336' From S7 to S34 (Sheet U8) — 305' From S8 to S9 (Sheet U8) — 323' From S10 to S42 (Sheet U8) — 320' From S75 to S73 (Sheet U12) — 303' 36. The engineer should clarify the length of the pipes to Flared End Sections. Sometimes the distance is to the beginning and sometimes the distance is to the end of the FES. 37. The following storm sewer runs show an incorrect slope (shown, calculated): 110-CB9 (0.50, 1.12) — Sheet U1 113-CB12 (0.50, 1.12) — Sheet U1 140-CB39 (3.11 , 3.03) — Sheet U1 165-CB64 (1.00, 1.12) — Sheet U2 1196-CB195 (1.39, 0.50) — Sheet U3 1198-M197 (2.31, 2.00) — Sheet U3 1308-CB307 (1.33, 1.43) — Sheet U3 1182-CB181 (1.00, 1.50) — Sheet U4 CB167-M166 (1.00, 1.46) — Sheet U7 M252-M247 (1 .01, 1.10) — Sheet U13 38. The following storm sewer runs show an incorrect length (shown, scaled). The slopes and/or inverts should change unless otherwise noted: M29-M32 (123, 103) — Sheet U2 M180-M179 (140, 130) — Sheet U4 1102-M101 (37, 55) — Sheet U5 170-M69 (50, 90) — Sheet U5 1290-M289 (266, 271) — Sheet U6 M289-M285 (178, 182) — Sheet U6 M144-E145 (22, see note about pipe length near FES) — Sheet U7 1156-CB155 (25, 28) — Sheet U7, slope and/or inverts are okay M144-M143 (263, 250) — Sheet U7 M143-M138 (140, 150) — Sheet U8 CB139-M138 (147, 142) — Sheet U8 M79-CB72 (132, 115) — Sheet U8 1234-M234 (178, 243) — Sheet U13 39. The following sanitary sewer runs show an incorrect slope (shown, calculated): S12-stub (4.70, 4.63) — Sheet U1 S15-S16 (1.00, 1 .91) — Sheet U1 S70-S71 (0.30, 0.45) — Sheet U13 G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc 40. The following sanitary sewer runs show an incorrect length (shown, scaled). The slopes and/or inverts should change unless otherwise noted: S79-S76 (208, 288) — Sheet U12 41. On Sheet U13, the inverts for S67 are incorrect. The southern invert should be 27.32' and the northeast invert should be 27.27'. 42. On Sheet U12, M256's invert of 35.60' should be NW. 43. At the east end of Fairfield Avenue, VV6 and FH11 should be switched to enable the valve to remain off and the fire hydrant available for flushing this short, temporarily dead end line. 44. On Sheet U8, the water main does not extend to the tee at the intersection of Richmond Avenue and Fairfield Avenue. 45. On Sheet U2, M62's SW invert should be SE. 46. On Sheet U3, provide the invert of 63.15 for the storm sewer plug north of M193. 47. On Sheet U6, provide the east invert of 58.17 for M291. 48. On Sheet U6, is the stub south of M285 existing or proposed? 49. On Sheet U7, should 1148 in Detention "F" should be a 2' diameter structure. 50. On Sheet U8, the storm sewer run between 1140 and CB139 is called out twice. 51. On Sheet U8, the SW and NW invert for M83 should be 44.26' instead of 41.26'. This corresponds will all surrounding pipe slopes. Also, the E invert should be NE. 52. A storm catch basin must be the last structure before entering the storm sewer main. The following structures should be catch basins: 1102 — Sheet U5 53. Storm structure diameter can be 2' if inlet depth is less than 4'. If depth is greater than 4', then a 4' diameter structure with a ladder is required. We recommend revising the depth of 1198. 54. No manhole shall be allowed to be installed where there is less than 12" of concrete structure between pre-cast openings which will receive pipe. The diameter of the structures will have to be upsized if this is the case. The underground contractors are made aware of this condition by a note on the plans (Sheet U1). G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc 55. Structure M227 (Sheet U14) in front of Lots 280/281 appears to have pipes and inverts that will conflict. It should be verified that this structure can accommodate the proposed pipes in accordance with the above comment or the inverts adjusted. 56. A sanitary sewer extension should be provided for the school site between Lots 290 and 291 from manhole S60. We recommend 155 feet of 8" sewer at 0.45% extending 20 feet into the school property. A manhole should be provided at the end with a flow through invert, boot and cap. 57. To avoid birdbaths in flat sections of curb, we recommend that curb grades follow the tangent slopes and not the vertical curve centerline grades in sags where the algebraic difference in grades is less than 2. STORMWATER 58. The Stormwater Report is clear and very well presented. The release rates and stormwater detention and storm sewer calculations are correct as presented and concur with all of the design information presented on the improvement plans. Final Plats 59. In general, all plats are clear and well presented. Unit Four 60. The dimension of 2654.27 feet in the legal description in the Surveyor's Certificate appears to be wrong and does not match the plat. 61. The Point of Commencing should be labeled the Point of Beginning. 62. The ultimate owners of Lots 261, 336 and 337 should be indicated in the notes or on the plat. 63. A note should be added stating that Lot 261 shall have no direct vehicular access to Illinois Route 126. 64. A note should be added stating that Lots 298-308 (inclusive) and Lot 262 shall have no direct vehicular access to prairie Crossing Drive. 65. Lot areas should be provided on Sheet 3. 66. The text should read "Landscape Buffer Easement" in the rear of Lots 306 and 307. G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc 67. Easements are required along the southerly line of Lot 337 to accommodate the storm sewer and any required landscape buffer. 68. Rear yard easements for Lot 274 through 298 may need to be 20 feet wide to accommodate the storm sewers and ComEd/SBC/CATV. 69. A total easement width of 20 feet should be provided for the recommended sanitary sewer between Lots 290 and 291. 70. 15 foot front yard easements should be provided for Lots 285-288 and Lots 266-267. Unit Five 71 . Right of way widths should be indicated. 72. A total easement width of 20 feet should be provided between Lots 341 and 342. 73. The easement in the rear of Lots 365-371 should be dimensioned. 74. Minimum easement widths of 15 feet should be provided for all lots with storm sewer or sanitary sewer in a front yard easement. e.g. Lots 355-359, Lot 365 and Lots 411-415. This entire unit should be check by the design engineer to ensure adequate easements are provided. Unit Six 75. The first bearing following the Point of Commencing should be corrected to read South and "East". 76. Right of way widths should be indicated. 77. The ultimate owners of Lots 467, 468 and 484 should be indicated in the notes or on the plat. Lot 467 shall be conveyed to the City. 78. Total easement widths of 20 feet should be provided between Lots 536/537 and 535/542. 79. 20 foot rear yard easements should be provided for Lots 460-466, 476-479, 493-500 and the southwesterly portion of Lot 492. 80. Minimum easement widths of 15 feet should be provided for all lots with storm sewer or sanitary sewer in a front yard easement. e.g. Lots 501-505, Lots 485, 486, 493, 494 and Lots 496-500. This entire unit should be check by the design engineer to ensure adequate easements are provided. G:\Public\Yorkville\2002\Y00208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc • If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES„ INC. 7 (11' John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Deputy Clerk JWF, EEI Jacob & Hefner @630-942-1774 G:\Public\Yorkville\2002\YO0208 The Highlands Subdivision(Wyndham Deerpoint)\doc\IwywrotUNIT456-02.doc PC) 9--C 0 Cf (3 0 United City of Yorkville out County Seat of Kendall County EST. ,Z 1836 800 Game Farm Road ,� --------7:----=- U) Yorkville, Illinois 60560 pi. Ili Llm ke 0 Phone:630-553-4350 lb K—"°tendallLoamy v2 Fax:63.0-553-7575 `kL.E w August 20, 2004 TO: Tony Graff FROM: Anna B. Kurtzman O SUBJECT: Raintree Village Final Subdivision Plat—Unit 4 I have reviewed the document listed above for compliance with the adopted annexation agreement and subsequent amendments and have determined that is in compliance with these documents. It would be helpful if the 3'd page of the plat included the acreage associated with each individual lot. When building permits are issued we will need to know the lot size to determine compliance with lot coverage. If you have any questions I can be reached at 630-553-8556 or 630-816-5420. /abk filename: C:\Documents and Settings\Anna\My Documents\Raintree\Unit4 9-20-04.doc J , 1-L') -C (—F •,`�D C/T O United City of Yorkville EST. 1836 County Seat of Kendall County --_ 800 Game Farm Road II CO Yorkville, Illinois 60560 Q 11 III Q Phone:630-553-4350 ke�.N�o�m �2 Fax:630-553-7575 E August 20, 2004 TO: Tony Graff /,.�'/ FROM: Anna B. Kurtzman `���� SUBJECT: Raintree Village Final Subdivision Plat—Unit 5 I have reviewed the document listed above for compliance with the adopted annexation agreement and subsequent amendments and have determined that it conforms to the provisions of these documents. If you have any questions I can be reached at 630-553-8556 or 630-816-5420. /abk filename: C:\Documents and Scltings\Anna\My Documents\Raintree\Units 9-20-04.doc 3c . ick<-( -- f?-) United City of Yorkville :;. 0, County Seat of Kendall County ESL% All 1836 _�- 800 Game Farm Road ,� I,i�l 0) Yorkville, Illinois 60560 p �a Q Phone:630-553-4350 '�,� K,,, ,My v�Z Fax:630-553-7575 to, �v August 20, 2004 TO: Tony Graff FROM: 09Anna B. Kurtzman --- SUBJECT: Raintree Village Final Subdivision Plat—Unit 6 I have reviewed the document listed above for compliance with the adopted annexation agreement and subsequent amendments and have determined that it conforms to the provisions of these documents. If you have any questions I can be reached at 630-553-8556 or 630-816-5420. /abk filename: C:ADocuments and Settings\Anna\My Documents\Raintree\Unit6 9-20-04.doc UNITED CITY OF YORKVILLE Clerk's Office FROM THE DESK OF LIZ D'ANNA August 23, 2004 TO: Plan Council Please add the following to your packets for the August 26th meeting: 1. Mike Schoppe's comments regarding Grande Reserve Unit 9 - Final Plat 2. Mike Schoppe's comments regarding Raintree Village Units 4, 5, & 6 - Final Plat Thank you, Liz D'Anna Deputy Clerk Aug • 20. 2004 4: I1PM No 5666 P 4/6 Q,) 011-G Schoppe Vesigre Associates Landscape Architecture and Land Planning 126 5. Main St. Ph. (630)551-3355 Oswego, IL 60543 Fax(630) 551-3639 August 20,2004 MEMORANDUM To: Joe Wywrot, City Engineer Prom: Mike Schoppe - Schoppe Design Associates, Inc. Re: Grand Reserve—Unit 9 (Neighborhood 8) We have reviewed the Final Plat dated 7/7/04 prepared by Midwest Technical Consultants, Engineering Improvement Plans dated 7/09/04 prepared by Cowhey Gudmundson Leder, Ltd., and the Final Landscape Plans prepared by Rolf C. Campbell and Associates dated July 8, 2004, and provide the following comments: Final Plat 1. The approved Concept Plan shows an open space corridor at the end of Allegiance Crossing, approximately where lot 806 is located. It should be discussed with staff as to whether lot 806 should be adjacent to provide the open space corridor. 2. With the exception of#1,the layout of the streets and lots is consistent with the approved Concept Plan, Exhibit "C", of the annexation agreement. 3. The design standards for lot size, lot width and setbacks as outlined in Exhibit"El"have been met. 4. Label setback lines. ,' S. Change the scale on the plat from 1" = 150' to 1" = 60'. 6. Add a note stating that lots 712, 813 and 724 will not have direct access to Allegiance Crossing. Engineering Improvement Plans 1, A water and sanitary sewer service needs to be provided to the park site. Aug • 20• 2004 4 : 11PM No .5666 P. 5/6 2. The limits of the bluegrass and native plantings need to be shown on the grading plan. 3. Outline on the grading plan the limits of the area to receive the Perennial Plugs referenced in the Planting Specifications on sheet 24 of 25. 4. The total rate per acre of plugs is proposed to be 2,800 plugs/acre as shown on sheet 24 of 25. This should be revised to 11,000 plugs per acre, which equates to approximately 1 plug per four square feet, or 2' o.c. spacing. 5. Add the following comments to the Maintenance and Monitoring of Naturalized Detention Basins and Bio-Swales Specifications on sheet 22 or 22: Maintenance and Management Requirements and Guidelines 'a. A three (3) year warranty for the grading, seeding and plugging operations will be provided by the developer. The warranty period will begin after completion of all of the grading, seeding and plugging operations and approval by the City of Yorkville. Prior to approval of the work by the City, the developer shall post an irrevocable letter of credit in favor of the City in the amount of 110% of the construction value of the grading, seeding and plugging operations. The developer shall grant the City the right to draw on the security and the right to enter the property to complete the required work outlined in the maintenance and management guidelines. b. Maintenance including watering,mowing, weed control and burning shall be required to assist the prairie, wet prairie, wet/mesic prairie and the emergent plantings in growth until all plantings have matured. c. For three (3) years after initial installation, a minimum of four(4) site visits per year shall be conducted, one each during the months of May, June,July and September. During the site visit, all noxious weeds shall be removed with a herbicide by "wicking application",hand weeding or mowing as appropriate. Any areas that are devoid of vegetation greater than one square yard in an area shall be reseeded or plugged with temporary and permanent vegetation with species outlined in the original species list. d. A copy of the TEPA bum permit shall be filed with the City of Yorkville prior to the City issuing approval of the controlled burn. e. Revise the 2nd Season paragraph which describes the controlled burn to read every two years rather than "every two or three years". Long-Term Maintenance a. Revise the last sentences of the second paragraph to read "At a minimum, sediment shall be removed whenever one foot or more of sediment has accumulated in the sediment basin bottom". P4gc2of) Aug . 20. 2004 4: 11PM No . 5886 P. 6/6 Performance Criteria a. Revise the last half of the fi_xst sentence under 2nd Season to read "... the permanent species planted in seed or plugged form shall be evident." b. Add Sandbar Willow(Salixinterior)and teasel(Dipsacus spp.)to the list of weedy species that shall not be among the five(5) most dominant plant species referenced in 2"d Season. Final Landscape Plan 1. All landscape plan issues have been satisfactorily addressed. We recommend approval of the Final Plat subject to addressing these comments. if you have any questions, please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk John Whitehouse, EEI Tim Winter, MPI rgt3of) Aug . 20 . 2004 4 : 11Pv1 No . 5886 P. 2/6 Schoppe Design Associates Landscape Architecture and Land Planning 126 5. Main St. Ph. (630) 651.3355 Oswego, IL 80543 FOX (630)551-3639 August 20, 2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mile Schoppe - Schoppe Design Associates, Inc. Re: Raintree Village— Units 4, 5 and 6 We have reviewed the Final Plat for Raintree'Village Units 4, 5 and 6 prepared by Jacob & Hefner Associates dated March 23, 2004, and the Site Improvement Plans for Raintree Village Units 4, 5 and 6 prepared by Jacob & Hefner Associates, and provide the following comments: Final Plat 1. Unit 4: a. The Final Plat is consistent with the Preliminary Plat dated June 17, 2002,relative to density, lot size, setbacks and open space. b. The lots to be conveyed to the City for parks should be identified on the plat. c. A note needs to be added to the plat stating that lot 262 and lots 298 through 308 shall not have direct access to Prairie Crossing Drive. 2. Unit 5: a. The Final Plat is consistent with the Preliminary Plat dated June 17, 2002, relative to density, lot size, setbacks and open space. 3. Unit 6: a. The Final Plat is consistent with the Preliminary Plat dated June 17, 2002,relative to density, lot size, setbacks and open space. b. Provide a 10' landscape easement behind lots 480—483 and add the Landscape Buffer Easement Provision to the plat. Ptp I of 2 Aug . 20. 2004 4: 11PM No . 5886 P. 3/6 Site Improvement Plans 4. Unit 4: a. Show the contouring for the berms on the south side of the school site as shown on the Final Landscape Plans, b. All other engineering issues have been satisfactorily addressed. 5. Unit 5: a. All engineering issues have been satisfactorily addressed. 6. Unit 6: a. All engineering issues have been satisfactorily addressed. We recommend approval of the final plats subject to addressing these remaining issues. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Bill Dettmer, Building Official John Whitehouse, EEI Pap 2of2