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HomeMy WebLinkAboutPlan Council Packet 2004 12-09-04 United City of Yorkville ,; -n County Seat of Kendall County 800 Game Farm Road EST gall';1836 Yorkville, Illinois, 60560 -� Telephone: 630-553-4350 © jU=coirFax: 630-553-7575 !`LE���� Website: www.yorkville.il.us PLAN COUNCIL AGENDA Thursday, December 9, 2004 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting 1. Approval/Correction of Minutes: November 18, 2004 2. 9:30 p.m. - PC 2004-24 Caledonia - Preliminary/Final Plat 3. 10:30 a.m. - a. PC 2001-06 Grande Reserve Unit 10 - Preliminary/Final Plat b. PC 2001-06 Grande Reserve Unit 11 - Preliminary/Final Plat 4. 11:00 a.m_ - PC 2004-14 Swanson Lane Estates - Preliminary/Final Plat 5. 11:15 a.m. - PC 2004-27 XPAC at Yorkville - Preliminary/Final Plat 6. Additional Business United City of Yorkville Plan Council November 18, 2004 Attendees: Tony Graff, City Administrator Laura Brown, Director of Parks & Re Mike Schoppe, Schoppe Design Joe Wywrot, City Engineer Sgt. Ron Diedrich, Police Dept. Anna Kurtzman, Zoning Coordinator Eric Dhuse, Public Works Director Tim Fairfield, YBFD Guests: Attorney Tom Grant Pastor Tom Schofield David Schofield Rich Guerard, Wyndham Deerpoint Jason Wiesbrook, Jacob & Hefner Mary Kasner, Wyndham Deerpoint Dave Waden, Land Vision Attorney John Phillipchuck Clayton Marker, Marker Development The meeting was called to order at 9:40 AM. The minutes from October 28th were approved as written. Gospel Assembly Church -1 1/2 mile review 1) Mr. Graff stated that the water and utility easements need to be identified, as the City has plans to extend the water main on Rt. 71. The water easement needs to be 30 feet. Mr. Grant stated the property to the east, at some point, most likely will be subdivided into lots. The lines for the easement will be worked out in the pre-annexation agreement, with the hookup fee to be negotiated. The acceptance of the mile and one half review will be recommended to the Plan Commission. 2) Mr. Graff stated that City regulations allow a steeple height no higher than 75 feet. The maximum building height is 45 feet. 3) The landscaping language will be in the annexation agreement. The county is not obligated to follow the recommendations for landscaping. 4) Attorney Kelly Kramer will be contacted to provide a model 1 '/z review to Attorney Grant. The council recommends this go to Plan Commission contingent on the pre-annexation agreement. This will be scheduled for Plan Commission on December 8th, EDC on December 16th, COW on December 21st and recommendation to the county on December 28th. Wynstone Townhome Development-Preliminary Plan Per Ms. Kurtzman, the City is looking at a PUD to address the deviations in the original agreement. Joe Wywrot comments 1) In his question to St. Josephs Way being a private street, Mr. Guerard stated that he had a call into Lennar, and believes the stub was connected for public access, but Ms. Kurtzman will check 1 the Fox Highlands agreement to verify. There is no commercial property plan being proposed, thus no building locations or road connectors. There is a 20 ft. drop from Rt. 47, and there would be difficulty in adding a road, cost-wise. On the final plat, Mr. Wywrot is asking for an exact location for the road. Lynn Dubajic will contact Phil Nelson to see if there is a commercial area being planned. 2) The developer will stub out a road to Walnut, so the City will have a connection to Rt. 71. Pavement will be continued all the way out and the right of way is already provided. The fire department is recommending no gate, rather a road. The City wants to provide flexibility in the placement of the road, as part of the PUD agreement, and an exhibit will be provided by developer. The developer will look at the Saravanos property for approved entrances into the commercial area. 3) The developer will obtain necessary easements for Rt. 47 water main. 4) The basin is less than two acres and it will be dry. 5) The driveway widths are over 60' wide. Mr. Guerard showed the layout of other like units they are building. Mr. Wywrot will be provided photographs of other units being built. 6) The far southeast corner of the plan is zoned R-3, not B-3, as shown on the plan. This change will be noted. 7) In the PUD agreement, the City is requesting a cross access in the southeast area, which will be shown on the preliminary engineering, and determined at the time of the final plat. 8) The road being proposed is 28', and will be a private road. 9) Mr. Fairfield asked about parallel parking, which will be opposite the fire hydrants. The developer will eliminate some of the parking at the T - intersection, and add parking along the north stub. 10) Delineations have been received by the developer. There is a depressional wetland of.2 acres, and the developer feels no restriction because of the Army Corp of Engineer determination. The City's position is that it be mitigation or that it be treated as depression storage. Cooperatively, the City would be losing wetland but planting can be made in the basins. 11) Sidewalks will be provided on one side. Mr. Schoppe will explore the possible linkage trail with the Highlands plane. There is sidewalk now on the south side of St. Joe's Way. Mike Schoppe's comments 1) Since the PUD is being proposed, the new ordinance advantages, in particular to density, may be considered by Mr. Guerard. The property was originally annexed as one piece, by the City's request, and zoned R-3. Recreational land use, good emergency accesses provisions with adequate width, and additional parking would be possible justifications to go above the five unit per acre density limit, as outlined in the zoning ordinance. 2) Attorney Kramer will be consulted to determine if the tree preservation agreement will be applicable in the original agreement. 3) Setbacks must be documented on the preliminary plan. 4) In the project further separation of the garage door to the drive being entered onto. A forced turn in the opposing direction is forced per Mr. Schoppe. A straightened drive or a curve will be explored by the developer. 5) Mr. Graff asked about character identity with streetscape, and the developer assured the city that the landscaping had been identified. 6) In the southwest building, Tim Fairfield is okay if the street is stubbed, for emergency access. The City will identify the land use for the area zoned D-3, to propose a good access to Rt. 47. 2 Laura Brown comments 1) Ms. Brown would like to have a 1 acre recreational area and would consider it a part of the land cash contribution, as long as there was public access to this area. In the PUD agreement, the City would put a public access easement over the road. The developer's engineers will attempt to find a ''/z - 3/4 acre next to, but out of the basin as requested by Mr. Schoppe and Ms. Brown. It could be designed like the River's Edge Park. 1) Soft pavement is proposed around the detention area park, rather than asphalt. Anna Kurtzman's comments 1) Normal setback for R-3 is 30 feet, and the developer is proposing 25 feet. Mr. Guerard stated the bump-out design of the building is why this is being asked for. The City is flexible and favorable, providing the easements are satisfied. The developer will provide an exhibit showing the easements. This will be scheduled January Plan Commission. New engineering, preliminary plat, landscape plans and architecture submittals will be in by December 15th. Staff comments will determine if it will come back to Plan Council. Heartland Center Subdivision—Final Plat 1) Mr. Philipchuck is proposing a resubdivision of Lot 3 of the commercial development. They will create building pads, with separate mortgages, on#4, 5, 6 and 7. A larger retail is being proposed for Lot 7, and the others will be office use. Lot 2 could be combined to the east, for additional parking. 2) Meetings have been held with IDOT for entrance on Hwy. 34, and developer is asking for the revision in subdivision plat. A land swap right of way is complete by the developer with IDOT in order to obtain the permit for the exit. Joe Wyvi'rot's comments 1) A public sidewalk needs to be provided along Hwy 34. Subject to the written revisions being completed, Mr. Wywrot is favorable to moving this to Plan Commission. 2) Parking lot on engineering plan should be corrected to show what is on the final PUD plan. Mike Schoppe's comments 1) Final plat—comment#1: Easement language should be applicable to lots 1 and 2 also. 2) Final plat - comment#2: Note 7 on the plat will be removed per Mr. Philipchuck. 3) Landscaping with lots 1 and 2 should be shown, around the Hwy 34 perimeter(when the lot is put in). The developer will spot trees already planted on the berm. 4) An interim landscape plan, with language, needs to be provided for the site, in particular along the northern corridor during the pre-construction period, eg. perennial grass to be planted and grading of the site. This will be provided on the final engineering plan. Anna Kurtzman's comments 1) The developer is addressing her comments, after her meeting with them on Nov. 15th. Ms. Kurtzman will provide an exhibit showing an enlargement of the proposed changes to the Plan Commission and Council. 3 This will be scheduled for Plan Commission Dec. 8th. The preliminary plat will be submitted. The final plan will go to the Plan Commission with a final plat, so revisions can be seen from the preliminary plan to the final PUD plan. The Council will see the subdivision and will be asked to amend the final plat that has been approved by the Plan Commission. The meeting was adjourned at 11:45 AM. Respectfully submitted, Annette Williams 4 12/02/2004 TRU 19:04 FAX 630 466 9380 EEInc. ?002/011 • • 52 Wheeler Road a Sugar Grove, IL 60554 g � Vv TEL: 630 / 466-9350 FAX: 630 / 466-9380 Wwva.eeiweb.coen December 2, 2004 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road • Yorkville; IL 60560 Re: Final Plat and Final Engineering Improvement Plans, Caledonia Subdivision, United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat and Final Engineering Improvement Plans for the referenced Caledonia Subdivision. The Plat has been prepared by SPACECO, inc. and contains 3 sheets • with original issue date of October 77, 2004. The Engineering Improvement Plans have been prepared by SPACECO, Inc., and contain 39 sheets with original issue date of October 6, 2004 and latest revision date of October 18, 2004. We offer the following comments: In general, the 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 submitted with the revised plans for review and future use in establishing the required Letter of Credit. • A copy of the IDNR Consultation Agency Action Report concerning endangered and threatened species should be forwarded to the City and EEI for our records. We understand that this has been issued by IDNR. • G:1PubUr.\Yo,kviiie1 U3\e0037.0 Caledw,ia (inrin()Real Es(atc)1Doc\Iwywro1o6 doc • Consulting Engineers Specializing in Civil Engineering and Land Surveying 12/02/2004 THU 19:04 FAX 630 466 9380 EEInc, ?003/011 • IHPA clearance for this project was given in a letter dated April 26, 2003. • The original Routine Wetland Delineation by EnCap, Inc, dated December 28, 1994, re- evaluated by CBBEL on June 3, 2003, confirmed that no jurisdictional wetlands occur on this site. This is further stated in a COE-Rock Island District letter dated February 26, 2001. • Final routing and necessary easements should be confirmed for the Rob-Roy Creek Interceptor Sanitary Sewer and the Raymond Outfall Storm Sewer prior to recording of the Final Plat of Subdivision. • Final Floodplain and Floodway Mapping for Rob Roy Creek/Raymond Overflow will be accomplished in conjunction with the Raymond Regional Detention Facility, the Raymond Outfall Storm Sewer and the final grading on this site. • A "Modification of Standard" variance to allow a compensatory storage ratio of 1:1 will be necessary to allow development of this property as proposed in these plans. Considering the history of this development, we feel that the criteria for granting this variance exist, though it will have to be demonstrated by the applicant. • It is recommended that a Plan Sheet titled Street Lighting and Signage Plan be prepared and included in the plan set to facilitate review and construction of these improvements. Cover Sheet 1. No comments. Acceptable as presented. SHEET 2 2. The Typical residential Street Cross section should be revised as follows: a. Note that 5" of aggregate base is required where sidewalk thickness is increased to 6" across driveway locations, b. Note that Poured hot joint sealer shall be applied at joint of pavement edge and curb flag. c. The light pole should be located 2 feet behind the back of curb. SHEET 3 3. The Soil Erosion and Sedimentation Control notes should reference the United City of • Yorkville Soil Erosion and Sediment Control Ordinance No. 2003-19. • 4. Paragraph 1 in each of the other categories of notes on this sheet should further reference the City of Yorkville's Standard Specifications for Improvements. • G.\Public\Yorkville12003\YOD320 Caledonia(Inland Real Estate)\Doc\Iwywrot06.doc 12/02/2004 THU 19:05 FAX 630 466 9380 EEInc, 2004/011 5. Water main notes should be revised and added to as necessary to comply with the City's Standard Specifications for Improvements. Many listed specifications do not comply. 6. Lighting notes should be revised and added to as necessary to comply with the City's Standard Specifications for Improvements. Many listed specifications do not comply. 7. Storm sewer notes should be revised and added to as necessary to comply with the City's Standard Specifications for Improvements. Many listed specifications do not comply. 8. Paving notes should be revised and added to as necessary to comply with the City's Standard Specifications for Improvements. SHEET 4 • 9. This sheet and the plans should be reviewed by the Yorkville-Bristol Sanitary District. SHEET 5 10, The overall water main layout and sizing appears adequate with a few modifications. However, an AutoCad file of the layout should be provided to us so it may be entered into the City's model and evaluated for pressures and fire flows. We will provide our comments regarding final sizing of water mains in a subsequent review. 11. The recently installed Route 47 water main should be shown on the plans as constructed. We will provide that information to the design engineer for his use. VB-12 was installed as part of that project and a fire hydrant will need to be added in that vicinity. 12. The Ryan Court water main should be looped through to Corneils Road between Lots 204 and 205 to provide a double feed and to eliminate 2 dead ends. A valve box should be installed at each end of this property line. SHEETS 8-11, Geometric Plan 13. All intersection curb radii should be a minimum of 30 feet, with the exception of the intersection of Caledonia Drive with Corneils Road which should be a minimum of 40 feet. 14. Improvement plans should be submitted for Corneils Road unless the City wishes to combine this reconstruction project with the reconstruction of Corneils Road adjacent to Westbury Village, both with funds contributed from the developers. 15. The back of curb radius for Ryan Court should be a minimum of 50 feet. The island back of curb radius is mis-stated. G;\Public\Yorkville\2003\Y00320 Caledonia(Inland Real Estate)\Doc\Iwywrot06.doc 12/02/2004 THU 19:05 FAX 630 466 9380 EEInc, 2005/011 16. All right of way and lot geometry is in accordance with the approved Preliminary P.U.D.• Plan, 17. Lampkin Drive should be renamed Wheaton Avenue since it is the extension thereof. 18. Leslie Drive should be renamed Caledonia Drive since it is the extension thereof. 19. Daniel Drive will have to be renamed since the similar name "Danielle" is currently in use. We recommend that this street instead utilize a name from the approved City list of historical names, one of which is required in all developments. SHEETS 12-16, Grading Plan 20. We will be working with the design engineer to facilitate the. final design of the'storm sewer system for Caledonia in conjunction with the design of the Raymond Outfall Storm Sewer, the intent being that it would be desirable to have only one very large. diameter storm sewer that can be utilized for the outfall as well as being a trunk line for this subdivision, allowing a reduction in the size of the subdivision storm sewers. The storm.sewer design report will need to be submitted following the finalization of this. 21. The rim elevation for Storm Structure M-402 does not match the proposed grade. 22. .The maximum diameter storm sewer that shall flow through curb structures is 18'inch. CB-232, CB-226, CB-227, CB-128 and others will need to be modified. 23. There is approximately 420 feet of gutter flow from the high point at Station 11+75 on Nathan Drive westerly and southerly to CB-431. Several other flow lengths minimally exceed the 300 foot spacing recommendation, but we do not see a concern with them at this time. We will make our final evaluation when we review the storm sewer design report SHEETS 17.20, Utility_Plan 24. To assist in the installation and perpetuation of rear lot corner monumentation, it is suggested that storm structures not be located exactly on the lot corners, This will be best accomplished by moving the storm sewer mains to one side of the rear lot lines to allow other underground utilities to use the entire 10 foot easement on the other side. 25. Sanitary sewer services for Lots 4, 6, 9, 10, 24, 57, 68, 79, 88, 115, 116, 193, 194, 201, 202, 204, 205 should not flow directly into manholes and should be revised accordingly. 26. The design engineer should consider relocating the following sanitary services in order to cut down on service length and trench backfill: Lots 66, 100, 117, and 179. G:1Pubiic\Yorkville120031Y00320 Caledonia(Inland Real Estate)\DocMwywrot06.doc 12/02/2004 TAU 19:05 FAX 630 466 9380 EEInc, j 006/011 27. The final routing and depth of the proposed Rob-Roy Creek Interceptor Sanitary Sewer • should be shown on the plans to evaluate any potential conflicts in location, elevation or serviceability. 28. A note on Sheet U4 states "connect to existing manhole" at the west end of Commercial Drive, but no pipe is shown connecting. Please explain or revise. 29. The following Storm Sewer callouts appear incorrect: • Slope from 1-603 to CB-602 should be 0.29% • Length from M-511 to CB-510A should be 50' (slope correct) • • The west invert of CB-337 should be 640.42' (slope correct) • Slope from CB-445 to M-444 should be 0.37% • • •Slope from CB-22710 CB-226 should be 0.43% • Slope from CB-226 to M-225 should be 0.13% • Slope from CB-141 to CB-140 should be 0.29% • Length from M-324 to CB-325 should be 87' (slope correct) • • The NE invert for CB-126 should be.637.94', there is no NW • Slope from M-129 to CB-128 should be 0.15% • Slope from M-219 to M-208 should be 0.07% • The west invert for M-203 is mislabeled at an east invert • .There is no NE invert for CB-438 •, Slope from CB-417 to M-416 should be 0.23% 30. The following Sanitary Sewer callouts appear incorrect: • Length from S-4-12 to S-4-11 should be 144' (slope incorrect) • The lengths between S-14, S-13, S-12, and S-11 (3 separate lines) are incorrect. Slopes and inverts should be revised accordingly. • Length from S-4-5 to S-4-4 should be 105' (slope incorrect) 31. Storm Sewer structure information should be provided for E-100, E-200, E-300 and E- 400, the large flared end sections for slope verification. The "top of sanitary" elevations • should be provided along these storm sewer lines at the conflict points and the runs from manhole to manhole should probably not exceed 500 feet. SHEETS 21-33, Plan & Profile 32. On Sheet 21, the rim elevation shown for M-228 does not agree with that shown on the Utility Plan. 33. Water main depression should be accomplished with standard, manufacturers recommended pipe deflection practices without the use of fittings. The water main profile should be represented on the plans as it will actually be installed in order to G'\PublitWorkville\2003\Y00320 Caledonia(Inland Real Estate)\Doc\Iwywrot06.doc 12/02/2004 THU 19:05 FAX 630 466 9380 EEInc. ?007/011 evaluate potential conflicts. A general note should be added to the plans stating that normal pipe deflection methods shall be utilized for water main depressions. 34. We recommend the elimination of the vertical curve at Station 16+25 on Pinewood Drive since the algebraic difference in grades is less than 2. 35. The large diameter storm sewers in front yard easements will potentially cause major problems with sewer and water service crossings. If possible, when working with the design engineer, we will recommend moving these larger sewers to rear yards. If any do remain in front yard easements, the sanitary sewer and water stubs should be extended beyond these large diameter storm sewers to facilitate service connections • and to avoid disturbance of the pipes with multiple excavations. SHEETS 34.36, Stormwater Pollution Prevention Plan. 36. The notes on Sheet 34 should be revised to reference the City's Soil Erosion and Sediment Control ,Ordinance and the content of the notes should also be revised to comply with the provisions of said ordinance. 37. A detail is provided for the Stabilized Construction Entrance, but no location for such . entrance is shown on the plans. We recommend that a stabilized entrance be provided at both the existing.west end of Wheaton Avenue and the Caledonia Drive entrance • from Corneils Road. 38. Topsoil stockpile areas should be indicated and other items and notes required by the Soil Erosion and Sedimentation Control Ordinance should be added to the plans prior to resubmittal, e.g, Stabilization Practice (paragraph 5.303) requires stabilization of disturbed areas within 7 days of end of active disturbance, not 14 days as stated on Sheet 34, 2.a.(i). 39. Silt fencing should be provided following construction and stabilization of Stormwater Detention and Management facilities to protect them from residential construction activities. SHEETS 37-39, Details. 40. The handicap ramp detail should be revised to concur with the current IDOT standard which is referred to in the City's ordinances, i,e. Truncated domes and colored concrete. 41. The Fox Metro trench section does not apply in YBSD. 42. The street light detail should reference all material specifications called out in the City's Standard Specifications for Improvements. 43. The sidewalk detail should be revised to specify Class X concrete, CA-7 aggregate base 2" thick except at driveway crossings which shall be 5" thick aggregate base with G:1PubIiclYorkville12003\Y00320 Caledonia(Inland Real Estate)1Doc\Iwywrot06.doc 12/02/2004 THU 19:05 FAX 630 466 9380 EEInc. ?008/011 • 6"thick concrete walk. The maximum allowable expansion joint spacing may be revised to state 100 feet instead of 50 feet. 44. The curb inlet frame detail should be revised to include Neenah R-3286-8V, EJIW EV- 7520 or approved equal where a continuous grade is carried across an inlet. 45. All water main related details shall be revised to comply with all of the requirements of the City's Standard Specifications for Improvements. These will be reviewed again follow the required major revisions. FINAL PLAT 46. Note 5 on Sheet 1 should be removed from the Plat since the surveyors certificate declares that this property was surveyed and subdivided by SPACECO.. 47. The north arrow and scale should be removed from Sheet 3. 48. The Plat should be titled "Final Plat of Caledonia Subdivision". 49. The Surveyor's Certificate on Sheet 3 refers to "the above described property" referring to the legal description on Sheet 1. The Surveyor's Certificate and the legal description should appear on the same sheet. • 50. The P.I.N. in the upper right corner of Sheet 1 is stated incorrectly. 51. The limits of the United City of Yorkville are shown incorrectly in that they should extend to the northerly right of way line of Corneils Road and should not extend westerly beyond the northwest corner of this subdivision. 52. The sums of the rear lot dimensions for Lots 33-40, 41-45, 136-140 and 147-153 do not • agree with the boundary dimensions shown on the Plat. 53. The sums of the front lot dimensions for Lots 33-40, 67-77, 79-80, 90-97, 100-104, 105- 109 and 110-114 do not agree with the right of way dimensions given. 54. The sum of the rear lot dimensions for Lots 110-114 does not agree with the sum of the rear lot dimensions for Lots 115, 118 and 119. 55. The sum of the rear lot dimensions for Lots 173-177 does not agree with the sum of the rear lot dimensions for Lots 169-172. 56. The sum of the rear lot dimensions for Lots 182-190 does not agree with the sum of the rear lot dimensions for Lots 191-199. 57. The lot line between Lots 133 and 134 should be a straight line. G:\Publicworkvillet2003\Y00320 Caledonia(Inland Real Estate)1D961wywrot06.doc 12/02/2004 THU 19:05 FAX 630 466 9380 EEInc. ?009/011 58. The location of the required concrete monuments should be indicated on the Plat; 59. The note and tot lines for the "future" Yorkville Business Center Unit 4 should be removed from the Plat. 60. The chord bearing for C67 does not agree with the legal description. 61. The curve data for C31 as listed in the table on Sheet 1 does not correspond with C31 on the Plat or in the legal description. 62. The distance shown on Sheet 1 along the north line of Section 17, in Corneils Road, does not agree with the distance in the legal description. 63. The label "NW QUARTER OF THE EAST HALF OF THE EAST HALF OF SECTION 17-37-7" near the northeast corner of the subdivision on Sheet 1 is misstated and should read "NW CORNER " 64. The document number for Yorkville Business Center Unit 3 is stated correctly in the legal description, but incorrectly on Sheets 1 and 2. 65. The angles given in the legal description for the exception do not exactly agree with the bearings given on the Plat. 66. The east-west dimension of the exception on the Plat does not agree with the dimension in the legal description. 67. The engineering plans show an easement line through Lots 41-50. We assume this a temporary construction easement line for the Rob-Roy Creek Interceptor Sanitary Sewer, and if so it should be labeled as such with its location and ultimate retirement date provided. 68. All existing easements for Sewer, Water, Storm, SBC or other utility companies should be shown and dimensioned on the plat with the respective document numbers given. • This would include any easements heretofore granted within the prescriptive right of way for Corneils Road. 69. Due to the excessive size of Lots 204, 205 and 206, we recommend that the northerly 20 feet of each be platted as an open space lot that may presently be used for landscaping but would be available at some future date for roadway improvements if necessary. 70. An additional note should be added to the typical lot detail stating that all easements are "Public Utility and Drainage Easements" unless noted otherwise on the Plat. It would also be beneficial to enlarge this lot detail. G:\PublicWorkville120031Y00320 Caledonia(Inland Real Estate)1Doo\Iwywrot06,doc 12/02/2004 THU 19:06 FAX 630 466 9380 EEInc, ?010/011 71, All easements which differ in width from that shown in the typical Lot Detail need to be dimensioned on the Plat. 72. The ownership information for the area south of this subdivision which is to be used for compensatory storage and stormwater management purposes should be identified on the Plat. 73. The ultimate owner of Lots A, B, C, D and E should be indicated on the Plat. 74. Lots A, B, C, 0 and E should have Public Utility and Drainage Easements granted over them in their entirety. Lots A, B, D and E should have Stormwater Management Easements granted over them as well, The Stormwater Management Easement provision should then be added to Sheet 3 of the Plat. • 75. An easement is necessary across the rear of Lots 34-40 to accommodate the proposed storm sewer. 76. A wider easement is necessary along the frontage of Lots 33-40, 77. An easement is necessary across the rear of Lots 204-206 to accommodate the proposed storm sewer. 78. An easement is necessary across the rear of Lots 142-146 to accommodate the proposed storm sewer. • 79. A wider easement is necessary across the frontage of Lot 199 to accommodate the proposed storm sewer. 80. Wider easements are necessary across the frontage of Lots 121-140 to accommodate the proposed storm sewer. 81. A wider easement is necessary along the rear of Lots 147-153 to accommodate both the proposed storm sewer and other underground utilities. 82. All side yards that have a storm sewer, sanitary sewer or water main proposed within them should have a 10 foot easement provided on each lot. This would apply at a minimum to Lots 4/5, Lots 20/21, Lots 47/48, Lots 50/51, Lots 141/142, Lots 173/174 and Lots 204/205. 83. A wider easement is necessary along the frontage of Lots 66 and 67. 84. A wider easement is necessary along the Pinewood Drive frontage of Lots 81-89. 85. A wider easement is necessary along the Longview Drive frontage of Lots 100, 109, 110 and 119. G:\PublicWorkville\2003\YO0320 Caledonia(Inland Real Estate)\Doc\iwywrot06.doc 12/02/2004 THU 19:06 FAX 630 466 9380 EEInc, x011/011 86. A wider easement should be provided along the southerly line of Lot 115 where it adjoins Lots 112 and 113. 87. A wider easement should be provided along the easterly line of Lot 118 where it adjoins Lots 115 and 116. 88. Additional easement widths may be required in other locations as well depending on the final sizing and location of the storm sewers. 89. An Owner's Certificate and Stormwater Management Easement Provisions are required on Sheet 3 of the Plat. Landscape Buffer Easement provisions may also be necessary. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Our review will continue upon re-submittal of the revised plat and plans. Sincerely, • ENGINEERING ENTERPRISES, INC. • ( ( 0/1/6k...itt../L • `John T. Whitehouse, P.E., P.L.S. Senior Project Manager • pc: Liz D'Anna, Deputy Clerk Michael Mondus, P.E., SPACECO, Inc. @ 847-696-4065 Ken Jernberg, IRED @ (630) 954-5673 fax JWF, EEI • G:\Public\Yorkville\2003\Y00320 Caledonia(Inland Real Estate)\Doe\Iwywrot06.doc Dec. 2. 2004 3 : 47PM No . 6B09 P . 2/3 C- f4(-[- Schoppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(830)551-3639 December 2, 2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates,Inc. Re: Caledonia— Final Plat We have reviewed the Final Plat of Subdivision prepared by Spaceco, Inc., and the Final Site Improvement Plans prepared by Spaceco, Inc., and provide the following comments: General We are reviewing these plans against the P.U.A. development agreement referenced as Doc: 58996/2. This draft has been signed by Ton Casaccio,but has not been signed by the Mayor or yet been recorded. We request a copy be forwarded to our office so that we can determine if there are nay plan conflicts. Final Plat 1. The layout of streets and lots are consistent with the Preliminary Plat. 2. The ownership of Lots A, B, C and D need to be identified. 3. Page 5,paragraph D, references a 5-acre park being dedicated. We assume the intent was for Lot D to be conveyed to the City to fulfill this requirement. Lot D as shown on the Final Plat is 4.095 acres. If our assumption is correct,the plat will need to be revised. If our assumption is not correct, the 5-acre requirement needs to be clarified. 4. The Preliminary P.U.D. Plan references a 15.06 acre parcel on the south edge of the property to be deeded to the Park District. We assume the referenced park District should be the Cityof Yorkville. The transfer of this parcel should happen concurrently with the City's approval of the final plat. Pae I of 2 Dec . 2. 2004 3 :47PM No . 6809 P. 3/3 Final Site Improvement Plans 1. The grading of Lot D as shown on Sheet 14 of 39 should be revised to reflect a minimum slope of 2%through the park site. 2. A portion of Lot D is below the BFE elevation of 640.4. It is unclear if this was agreed upon in the P.U.D. agreement. This issue needs to be clarified and appropriate revisions made if necessary. 3. Both sidewalks along the "T" intersections need to be extended across both intersecting streets. Final Landscape Plans 1. Final Landscape Plans need to be submitted for approval prior to approving the Final Plat. If you have any questions,please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MPI John Whitehouse—EEl Bill Dettmer, Building Official pegs 2 of 2 -C ?c,o' L.- - -( f- �_ $ ° United City of Yorkville EST 1836 County Seat Kel -�� 800 Game Farm Road 0 "Ai a Yorkville, Illinoisof , 60560County -p1..., Ken. O , "'`� Telephone: 630-553-4350 i�C ,y �, Fax: 630-553-7575 Website: www.yorkville.il.us December 2, 2004 TO: Tony Graff FROM: Anna B. Kurtzman i( SUBJECT: Compliance Review Final Plat of Subdivision - Caledonia I am in receipt of the document listed above and have reviewed it against the latest version of the revised annexation/PUD agreement. I would note that this agreement is still undergoing technical review. Based upon my review I note the following: 1. A minimum of five acres of parkland is to be dedicated. Outlot D has just over 4 acres of land, therefore additional acreage needs to be provided. 2. The typical lot detail indicates that the side yard setback is 10%, with a minimum of 10 feet. According to the terms of the agreement the minimum setback is 7.5 feet. 3. The minimum lot width (to be measured at the building setback line) is 70 feet (92.5 feet for corner lots). I have been unable to confirm compliance with these standards for the following lots: a. 3-6 b. 46-49 c. 52 d. 77-79 e. 81 f. 119 g. 120 h. 130-132 , i. 139-141 j. 173 k. 201-205 4. The notations that the property to the west is unincorporated are incorrect. 5. The PIN (upper right corner sheetl) has an error(170201 instead of 17-201). /abk filename: C:\Documents and Settings\Anna\My Documents\Caledonia\FP review memo 12-2-04.doc t fly COWHEY USED GUDMUNDSON 1 , ® LEDER, LTD. tL File#2807.07 - 200 November 10, 2004 (.) Ms. Liz D'Anna United City of Yorkville 800 Game Farm Rd. Yorkville, IL 60560 Re: Grande Reserve - Unit 10 (Neighborhood 7) Dear Liz: Due to a recent revision to the plumbing code and subsequent determination last week that single building services for each condominium would be allowed, we are re-examining our options. The determination will be made shortly and a complete submittal will be made at that time. In the meantime, per conversations with Tim Winter, we have attached our responses to review comments from E.E.I., Anna Kurtzman, and Schoppe Design Assoc. to keep this unit on the next Plan Council agenda as previously scheduled. In response to Engineering Enterprises review letter dated October 21, 2004, MTC's comments, Rolf C. Campbell's comments and our comments are as follows: General Comments It should be noted that this is the first presentation of the proposed land plan for this multi- family neighborhood and thus, in our opinion, should be looked at primarily as a Preliminary Plan with regard to overall layout and internal traffic circulation. Acknowledged. An engineer's estimate of probable construction cost should be submitted with the revised plans for use in establishing the required Letter of Credit for unit 10. The Engineer's Opinion of Probable Construction Cost will be submitted along with the plans. F:\cadd\2807.07\200\Let.D'Anna response 110504.doc CONSULTiNG ENGINEERS LAND SURVEYORS NATURAL RESOURCES 300 PARK BOULEVARD, SUITE 205, ITASCA, IL 60143 630.250.9595 F/630.250.9644 WWW.CGL-LTD.COM 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. Acknowledged Cover Sheet 1. The second benchmark listed should be removed from the plans since this utility pole has been removed during the Kennedy/Bristol Road reconstruction project. The benchmark was removed. Sheet 4, Master Utility Plan 2. A valve should be added between Lots 20 and 21 on the 8" main to enable isolation of 9 housing units at one time instead of 18 units. All other proposed valving is adequate. Valve box was added. 3. A fire hydrant should be added near the intersection of Litchfield Lane and Matlock Drive. A fire hydrant was placed at the intersection and is included as part of the Neighborhood 8 (Unit 9)plans. 4. All other fire hydrant spacing meets the City's spacing requirements. However, since this is a relatively dense multi-family area, we recommend that additional fire hydrants be added near the ends of the private access drives for the following lot combinations: 1-2, 5-6, 9-10, 11-12 and 15-16. Since snow will probably be pushed past the end of the pavement turn-a-rounds, these hydrants should be offset about 20 feet from the center of these drives. The Bristol Kendall Fire Department's review of the water main system did not see a need for a hydrant at the end of the driveways, therefore hydrants were not added at these locations. They did however suggest that a water main connection be made between Duryea Drive and Matlock Drive, between Buildings 20 and 21. This connection was made and a fire hydrant was added. A copy of their letter is attached. 5. We recommend that manholes be provided at all changes in directions and at the ends of all sanitary sewer lines servicing more than 1 residential unit. We are concerned with the durability, accessibility and number of cleanouts proposed. Also, profiles should be provided for these sanitary sewer lines. Cleanouts will be eliminated and manholes will bee provided at all changes in direction. F:\cadd\2807.07\200\Let.D'Anna response 110504.doc Page 2 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • 6. Sanitary structures 7-2 and 7-2C should be relocated to eliminate structure 7-2A. To be addressed by the building services revision. 7. Sanitary structure 7-C should be eliminated and the sewer line run straight from 7-7D to 7-7. To be addressed by the building services revision. 8. Sanitary structure 7-7A should be eliminated. To be addressed by the building services revision. 9. The storm sewer runs from structure 7-15 to 7-18 and should be modified to eliminate the "inlet to inlet" 21-inch storm sewer crossing of Farren Drive. The storm sewer system was re-routed and the 21 " storm sewer in question was reduced to a 12" storm sewer. Sheets 5 & 6,—Grading Plan North-South 10. We need to discuss alternate means of access to the common driveways and the end unit. We believe the "cluster" of 3 access points will be dangerous and confusing. One alternate to discuss is shown on the attached sketch. All other aspects of the grading plan are satisfactory as proposed. The only change to the driveways was to show 2-foot tapers within the driveway aprons. Sheets 7, Plan & Profile 11. The sanitary sewer length and slope from 7-4B to 7-4 need correction. To be addressed by the building services revision. Sheet 8, Plan & Profile 12. The "Exception to Blanket Easement" lines should be revised throughout this Unit as necessary to provide a minimum of 10 feet from the easement line to an underground utility. The Final Plat will require revisions based on this comment. Every effort will be taken to provide a minimum of 10 feet while we revise the building service concepts. Sheet 9, Plan & Profile 13. There does not appear to be a need for the 1-foot drop in Sanitary MH 7-8. The east invert should be raised and the slope increased. The one foot drop was eliminated as suggested. F:\cadd\2807.07\200\Let.D'Anna response 110504.doc Page 3 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • 14. The sanitary sewer length and slope from 7-10B to 7-10 need correction. To be addressed by building services revision. 15. The sanitary sewer length and slope from 7-8B to 7-8 need correction. To be addressed by the building services revision. Sheet 10, Plan & Profile 16. We recommend keeping fire hydrant 7-24 on the same side of Duryea Drive as the water main to avoid the long hydrant lateral. The lot side of the right of way line should be acceptable. The hydrant was relocated as suggested. Sheet 11, Plan & Profile 17. Though this area is congested with underground utilities, a street light should be added along the curve at approximately Station 33+48, 17'R. All other street light locations, spacing and specifications are in accordance with City standards. Street light was added as suggested. Sheets 12 & 13—Construction Standards & Details 18. Though allowed by a variance granted as part of the Annexation Agreement, we are concerned with the garage face-to-face dimension of 61 feet as shown in Section A- A. This dimension yields very little maneuvering room, especially if the garages are not fully utilized and there are a lot of cars parked in front of them. Our client has used this same product elsewhere and has not had problems with maneuverability. Storm Drainage Analysis 19. Drainage Area No. 7 is mislabeled as No. 17. Label was corrected. 20. All other data is correctly presented and conforms to the engineering plans. Acknowledged. F:\cadd\2807.07\200\Let.D'Anna response 110504.doc Page 4 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • Final Plat 21. To avoid lengthy metes and bounds legal descriptions for both building permit issuance and fee simple conveyances for the individual units, each parcel containing a multi-family building(EBE 1, etc.) should be platted as a single lot. Following the consecutive lot numbering scheme from Unit 9, these lots should be numbered 836 through 865. This change will not be made. 22. Lot 19 is designated to contain a proposed 4 unit building but it appears that the footprint is for a 5 unit building. Lot 19 to contain a five unit building. Correction made. 23. Non-easement areas will need to be revised based on comment#12 above. Every effort will be taken to provide a minimum of 10 feet of separation. See #12 above for addition. 24. Farren should be designated a Street or a Lane, not both. Farren Street is the official designation, and is reflected in the plans. 25. The ultimate owner of Lots 3018 through 3022 inclusive should be noted on the plat. Note added that these lots will be conveyed to the HOA. 26. As with other multi-family developments, it is worth noting that if there is a potential that these housing units will be conveyed as condominiums, it would be beneficial to make that decision now as the sewer and water service requirements would be one per building, instead of one per housing unit. To be addressed by the building services revision. 27. That portion of Lot 3022 to be used for stormwater management purposes should be dimensional and designated as Stormwater Management Easement. There are "blanket" easement provisions provided. 28. We need to discuss the Building-to-Building separation requirements for this multi- family development (Annexation Exhibit El) and its application to this proposed layout at the Staff level prior to the Plan Council meeting. A copy of the geometric plan was submitted to Schoppe Design Associates. In response to Anna Kurtzman's review letter dated October 19, 2004 MTC's comments are as follows: 1. Building #19 has a note indicating that it will be a 4 unit building, however, based upon the size of the building and the annexation agreement, I believe this is supposed to be a 5 unit building. Lot 19 to contain a five unit building. Correction made. F:\cadd\2807.07\200\L.et.D'Anna response 110504.doc Page 5 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • 2. Exhibit El provides separation standards. I do not see separations between buildings listed on the plat. Please have the petitioner provide that information so compliance with Exhibit El can be made. A copy of the geometric plan was submitted to Schoppe Design Associates. 3. One of the separation standards listed in Exhibit El is to provide a 30-foot perimeter setback. This setback is reflected on all lots, except for the north side of Lot 3022. Please have the petitioner provide this information. Perimeter line added. 4. 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. To be provided by developer. In response to Schoppe Design Associates review letter dated October 21, 2004 our comments and MTC's comments are as follows: Final Plat 1. The layout of the streets and buildings are consistent with the approved Concept Plan Exhibit "C' of the annexation agreement. Acknowledged. 2. The ownership of lots 3019 and 3022 need to noted. Note added that these lots will be conveyed to the HOA. 3. The location of the front, side and rear of the buildings should be clarified by the Building Department at the Plan Council meeting. The locations of those sides may have an impact on how the design standards in Exhibit El are applied. Location of the front of the buildings was added. Engineering Improvement Plans 1. At the Plan Council meeting,we should discuss with the staff whether or not we feel there is a need for additional guest parking. Street parking exhibit was sent to Schoppe Design Assoc. The exhibit estimated 144 vehicles could potentially be parked on the street within this neighborhood. F:\cadd\2807.07\200\Let.D'Anna response I10504.doc Page 6 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • 2. The grading plans show certain buildings having a front TF elevation which is 7'to 10'above the street elevation, such as buildings#1, 30, 20 and 22. Given the mass of these buildings, we recommend that the elevations be lowered as much as possible. It appears that several of these buildings could be lowered a couple of feet by redirecting some of the drainage patterns. For example, the drive between buildings 29 and 30 could have the majority of the drive drain towards Grand Trial rather than all going to Litchfield. The building foundations were set at their current elevations in order to provide adequate flood protection and to maintain flood routes and the vertical differences is typical of this type of product. 3. There are walks shown on slopes of 4 or 5 to 1. This walk will create hazards in snow and ice conditions. The slopes need to be reduced or steps incorporated into the plans to eliminate this condition. Steps were added to the service walks. The grades were revised to not exceed 5%. 4. The sidewalk in front of building 22 cuts diagonally across a 4 to 1 slope, which will create a hazard. Either the elevations need to be reduced, or retaining walls need to be implemented to eliminate this condition. Steps were added to the service walks. The grades were revised to not exceed 5%. In some cases retaining walls were used. Final Landscape Plan 1. It appears there are differences in the number of plant symbols on the landscape plan vs. the quantities listed in the plant lists. Revise the plan so that the quantity of plant symbols match the quantity listed in the plant lists. Plant list has been revised to reflect quantities for both common areas and unit area requirements. 2. Relocate all parkway trees located in the 5'— 6' islands between driveways. There is insufficient space available in these islands to assure adequate growing space and the long-term health of the trees. Most parkway trees located in the 5'-6' areas between driveways have been relocated. One tree has been retained in this type of location in order to maintain our neighborhood design at intersection. In every neighborhood we are treating intersections with a different individual species of tree to establish an individual identity for that neighborhood. 3. The northeast corner of Neighborhood 7 appears to have two lines dividing the phases. Eliminate the northern cut lines so there is a clear boundary between the two separate phases. Dividing lines have been revised. F:\cadd\2807.07\200\Let.D'Anna response 110504.doc Page 7 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • 4. It does not appear the landscaping around the townhomes is in keeping with the landscape standards that have been embraced for this community. Even though the landscaping is in compliance with the minimum standards required by the City's Landscape Ordinance, we recommend additional landscaping by added so that the facades are more in character with the rest of the community. Any landscaping improvements above the required minimum may be addressed by the builder of the units. 5. The landscape plans need to identify the limits and types of the various plant communities around the stormwater basin. The limits of the plantings are labeled as requested. Should you have any questions and/or comments, my direct dial number is 630/438-6234. Sincerely, COWHEY GUDMUNDSON LEDER, LTD. Daniel Oefner, P.E. Cc: Joe Wywrot, P.E.—United City of Yorkville Cc: John Whitehouse, P.E., P.L.S. - EEI Cc: Mike Schoppe— Schoppe Design Assoc. Cc: Tim Winter, P.E. —PDG Cc: Keith Berg, P.E. - PDG Cc: John Philipchuck, Dommermuth Brestal Cobine &West F:\cadd\2807.07\200\Let.D'Anna response 110504.doc Page 8 300 PARK BOULEVARD, ITASCA,ILLINOIS 60143 • PHONE:(630)250-9595 • FAX:(630)250-9644 • EMAIL:INFO@CGL-LTD.COM • NOV-10-2004 10:06 FROM:BRISTOL KENDALL FPD 630 553 1482 TO:9786712 P.002/003 l f Bristol Kendall Fire Department 103 East Beaver Street' • Yorkville, IL 60560-1704 •t • Phone: 630 553-6186 Fax: 630 553-1482 Memorandum Date: November 10, 2004 . To: Dan Oefner From: Assistant Chief Fairfield RE: Grande Reserve We have reviewed the utility plans for Unit 10 (dated 09/21/04) and Unit 11 (dated 10/15/04) prepared by Cowhey, Gudmundson & Leder, LTD, and provide the following comments: Master Utility Plan — Unit 10 (NH 71 1. The district does not see a need for the water mains that are looping around the various buildings. The district does not see a need for a hydrant at the end of these driveways. 2. The district is recommending a hydrant be added to the corner of Matlock Drive and Litchfield Lane. The hydrant should be placed on Litchfield Lane. 3. The district Is recommending a water main connection between Duryea Drive and Matlock Drive running through the area of where storm structure 7-28 is located, with a hydrant placed in the open space on either side of storm structure 7-28. 4. The locations of the hydrants are fine with the district; except as noted. 5. These changes would have to be approved by Joe Wywrot. ///.. .0 ci,.., United City of Yorkville ESTou iota 1536 County Seat of Kendall County - _ 800 Game Farm Road Yorkville, Illinois, 60560 s°° .0 Telephone: 630-553-4350 ?1`&L \\? Fax: 630-553-7575 Website: www.yorkville.il.us November 1, 2004 TO: Tony Graff FROM: Anna B. Kurtzman, AICP�a� SUBJECT: Compliance Review Final Subdivision Plat - Grande Reserve Unit 10 (Neighborhood 7) After Thursday's Plan Council meeting the applicant has given me a copy of a geometric plan in an attempt to address some of the concerns outlined in my October 19`h memo. Based upon the documents that have been submitted I have the following comments: 1. One of the separation standards listed in Exhibit El is to provide a 30 foot perimeter setback. This setback is reflected on all lots, except for the north side of Lot 3022. All buildings, with the exception of Building#12, meets the intent of this 30 foot setback. I believe that there is room for Building#12 to be moved and thus meet the provisions of Exhibit El. 2. Exhibit El provides separation standards. Based upon the elevations provided in Exhibit D2, the rear of the buildings will be where the driveways are located. Thus, the front of the buildings will be opposite the rear. According to Exhibit El, the separation between the fronts of buildings is to be a minimum of 40 feet, with an average of 50 feet. If the average is to be determined based upon all buildings, then the present layout meets the front-to-front standards in Exhibit El. If the average is to be determined on a lot by lot basis, then Lot 3018 does not comply (average separation is 45.47 ft). 3. Based upon the definitions of lot lines and setback lines, the front of a zoning lot is that portion of a lot that abuts a public right-of-way. When the lot abuts more than one right-of-way, the smallest frontage is determined to be the front. Thus, for Lot 3020, the front of the zoning lot is adjacent to Litchfield Ln. The plat shows a 20 foot setback when Exhibit El requires a 25 foot setback. 4. Based upon the definitions of lot lines and setbacks, Farren Lane would be considered to be the rear of Lot 3020. The subdivision plat is contemplating a setback of 20 feet c • T. Graff Final Subdivision Plat— Grande Reserve Unit 10 November 1, 2004 Page 2 of 2 from Farren Lane. Exhibit El does not provide a requirement for a rear yard setback, however, it does have a perimeter requirement of 30 feet. Therefore, the setback along Farren Lane should be 30 feet. 5. The same condition occurs on Lots 3018 and 3021. Matlock Dr is considered to be the front of the Lot 3018, with Fan-en St being classified as the rear. The setback on Lot 3018 along Fan-en Street should be increased from 25 feet to 30 feet. Grande Trail is considered to the be front of Lot 3021 with Matlock Dr being classified as the rear. The setback along Matlock Dr on Lot 3021 should be increased to 30 feet. 6. Exhibit D5 of the annexation agreement indicates that architectural details will be provided for this unit as part of the PUD approval package. This infoiniation was not provided. 7. Building#19 has a note indicating that it will be a 4 unit building, however,based upon the size of the building and the annexation agreement, I believe this is suppose to be a 5 unit building. /abk filename: C:\Documents and Settings\Anna\My Documents\Grande Reserve\Unit 10\11-1-04GrandeReserve.doc 12/02/2004 THU 19:03 FAX 630 466 9380 EEInc. {—' C , ( ?002/006 52 Wheeler Road • Sugar Grove, IL G0554 ,r. TEE.: 630 / 466-9350 t^: I=. FAX: 630 / 466-9380 t 'iektko Tanen o www.eelweb.corn T2!TCacfacLm��, December 2, 2004 Mr. Joseph A. Wywrot. P.E. • • City Engineer • United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary & Final Plat and Preliminary& Final Engineering Improvement Plans, Grande Reserve, Unit 11, (Neighborhood 6), United City of Yorkville, • Kendall County, Illinois, Dear Mr. Wywrot: We have reviewed the Preliminary/Final Plat and the Preliminary/Final Engineering Improvement Plans for the referenced Unit 11. The Plat has been prepared by Midwest Technical Consultants, Inc. and contains 2 sheets with latest revision date of October 27, 2004. The Engineering Improvement Plans have been prepared by Cowhey Gudmundson • Leder, Ltd. and contain 16 sheets with latest revision date of October 22, 2004. We offer the • following comments: In general, the 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 It should be noted that this is the first presentation of the proposed land plan for this multi • • family neighborhood and thus, in our opinion, should be looked at primarily as a Preliminary Plan with regard to overall layout and internal traffic circulation, G:\Public\Yorkvllle\2m2\Yo0715 Grande R#serve(MPI)V.for,\Iwywrol3OGRUNIT'Ii-0 I,Oww. • Consulting Engineers Specializing in Civil Engineering 3md Land Surveying 12/02/2004 THU 19:03 FAX 630 466 9380 EEInc, ?003/006 An engineer's estimate of probable construction cost should be submitted with the revised plans for use in establishing the required Letter of Credit for Unit 11. 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. Cover Sheet 1. The second benchmark listed should be removed from the plans since this.utility pole has been removed during the Kennedy/Bristol Road reconstruction project. SHEET 4, Master Utility Plan 2. The "Exception to Blanket Easement" lines should be revised throughout this Unit as •• necessary to provide a minimum of 10 feet from the easement line to an underground • utility. The Final Plat will require revisions based on this comment. This comment applies at a minimum to EBEs 7, 8, 9, 15, 16, 17, 27, 28. 29, 31, 32, 36, 37 and 39. 3. The storm sewer pipe size between 6-41 and 6-40 is 12". not 15". SHEETS 5 & 6, Grading Plan North-South 4. The design engineer should review the elevations on Matlock Drive where Units 10 and 11 meet since some of the elevations do not agree. 5. Driveway slopes for Buildings 1-6 and lot 24 are above the 8% maximum allowed by the city. The cause of the problem is probably that the T/F's are over 3' higher than the centerline of the road, another requirement by the city. Top of foundation elevations, yard grading and the storm sewer layout may be necessary to revise these slopes to meet code. SHEET 7, Plan & Profile 6. The southerly two of the proposed B-Boxes for Building 16 should be relocated outside of the proposed driveways. 7. Storm inlet No. 6-33A, which is right next to storm catch basin No. 6-35, should probably be labeled as storm inlet No. 6-35A. 8. For all plan and profile sheets, where pipe conflicts are noted, the thickness of the pipe should be considered, especially for storm sewer. Water main protection should also be called out on the plans. 9. The directional callout for the 12" RCP from Storm MH No. 6-11, should be North, not East. G:\Public\Yorkville\2002\Y00215 Grande Reserve(MPI\doc\Iwywrot30GRUNIT11-01.doc 12/02/2004 THU 19:03 FAX 630 466 9380 EEInc, X004/006 SHEET 8, Plan & Profile 10. The design engineer should consider relocating the easterly two of the water services for Building 33 to the other side of Storm Inlet 6-5 so the B-Boxes can be located outside of the proposed driveway. 11. The slopes between Storm Inlet No. 6-5 and Storm Catch Basin No. 6-4 should be labeled as 0.50%. This slope would then match the proposed inverts and what is on the storm drainage analysis. SHEET 9, Plan & Profile • 12. A sanitary sewer service for Building 5 is shown entering a manhole. It should rather be wyed into the main line. • 13. One sanitary sewer service is missing for both Buildings 27 and 28. • 14. Storm Inlet No. 6-42 should be a catch basin since discharge from it flows directly to a mainline storm sewer. • 15. Along Richardson Circle there appears to be many potential elevation conflicts between the sewer services and the water main. Elevations of the sewer service line should be provided in a table where these services cross the water main stating whether or not risers and/or water main quality pipe will be required. This comment also applies to other sheets and other streets within this high density development. SHEET 10, Plan & Profile 16. Four water services (2 each for both lots 22 and 23) are shown one foot behind the sidewalk instead of in the parkway. This was done to avoid a conflict with the sanitary sewer main line in the parkway. We recommend that this be acceptable, 17. Storm manhole No. 6-19 is incorrectly labeled as No. 6-29. Additionally, the east invert of this manhole is incorrectly labeled as 642.12', and should be 643.12'. 18. In order to match the slopes listed on the plans and in the storm drainage analysis, two inverts need to be added to storm catch basin No. 6-25. The current invert of 643.11' should be the western invert. An eastern invert of 643.36' should be added, as well as a northwestern invert of 643.91'. 19. Based upon the pipe elevations, sizes, and orientations into storm MH No. 6-25, a 60" manhole may be required. 20. The water main from approximately STA 10+50 to 11+50 should be kept at a constant depth instead of dipping and raising for a short length. G:\Public\Yorkville\20021Y00215 Grande Reserve(MPI)\doc\Iwywrot30GRUNIT11-01,doc 12/02/2004 THU 19:03 FAX 630 466 9380 EEInc, ?005/006 SHEET 10A, Plan & Profile 21. Copies of the Railroad and ComEd permits or license agreements should be forwarded to the City for their records if they have not been submitted yet. SHEET 11, Street Lic_htinq Plan 22. The street light locations and spacing are acceptable as proposed. STORM DRAINAGE ANALYSIS 23. The storm sewer pipe diameter listed in the storm sewer worksheet does not match the engineering plans for 6-41 to 6-40, 6-40 to 6-39, and 6-22 to 6-21. 24. The storm sewer pipe slope listed in the storm sewer worksheet does not match the engineering plans for 6-42 to 6-39, 6-41 to 6-40, 6-40 to 6-39, and 6-39 to 7-2. Since these pipe runs are all in the same location, the engineer should check that the design . is adequate. 25. On the storm sewer worksheet, the flow capacity of the storm sewer pipe is less than the actual flow in:the pipe for•6-39 to 7-2, 6-32 to 6-21, and 6-31 to 6-30. • • 26. On the storm sewer worksheet, the ,pipe velocity between 6-39 and 7-2 is 2.08 fps, which is below the Subdivision Ordinance minimum of 2.5 fps. 27. Many of the times of concentration and rainfall intensities are not consistent between the drainage plan exhibit, storm sewer worksheet, and the drainage area summary. FINAL PLAT 28. To avoid lengthy metes and bounds legal descriptions for both building permit issuance and fee simple conveyances for the individual units, each parcel containing a multi- family building (EBE 1, etc,) should be platted as a single lot. • 29. The Line Table is missing L78 and L79. 30. The building footprints should be removed from inside the "Exception to Blanket Easement" areas since these footprints serve no function on a Plat of Subdivision unless this footprint is being proposed and approved as "the" building that is to be constructed. This would also apply to the detail on Sheet 2 and to the previous Unit 10. 31. Non easement areas will need to be revised based on comment#2 above. 32. The nomenclature from sheet to sheet should be consistent, i.e. EBE or E.T.B.E. 33. The ultimate owner of Lots 3023, 3024 and 3025 should be noted on the plat. G:\Public Yorkville\20021Y00215 Grande Reserve(MPI)\doc\Iwywrot3OGRUNIT11.01.doc 12/02/2004 THU 19:03 FAX 630 466 9380 EEInc. 2006/006 34. As with other multi-family developments, it is worth noting that if there is a potential that these housing units will be conveyed as condominiums, it would be beneficial to make that decision now as the sewer and water service requirements would be one per building, instead of one per housing unit. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. kit/AA__ . Jo n 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\Iwywrot3OGRUNITI 1.01.doc Dec . 2. 2004 5 :33PM No . 6614 P . 2/2 • ( Schoppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630)551-3639 December 2, 2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates,Inc. Re: Grand Reserve—Unit 11 We have reviewed the Final Plat dated 6/27/04 prepared by Midwest Technical Consultants, Engineering Improvement Plans dated 10/22/04 prepared by Cowhey Gudmundson Leder,Ltd., and the Final Landscape Plans dated October 27, 2004 prepared by Rolf C. Campbell and Associates, and provide the following comments: Final Plat 1. The layout of the streets and buildings are consistent with the approved Concept Plan Exhibit"C" of the annexation agreement. 2. The ownership of lots 3023 through 3025 needs to be identified. Engineering Improvement Plans 1. All issues have been satisfactorily addressed. Final Landscape Plans We recommend relocating all parkway trees located in the islands between driveways, where there is less than 8' between pavement lines. Areas where this is evident is in the cul-de-sacs. By moving these trees just behind the property lines, we are increasing their chances of survival. If you have any questions,please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MN John Whitehouse—EEI Bill Dettmer, Building Official Paha l or l el � t ° United City of Yorkville EST 835 County Seat of Kendall County .� 800 Game Farm Road Yorkville, Illinois, 60560 oy f ° i�� CES;��. Telephone: 630-553 4350 � Fax: 630-553-7575 ` Website: www.yorkville.il.us December 2, 2004 TO: Tony Graff {� FROM: Anna B. Kurtzman, AICD� /\ SUBJECT: Compliance Review - Grande Reserve Unit 11 (Neighborhood 6) Final Subdivision Plat, Landscape plan, engineering plans, geometric plan I have reviewed the documents listed above for compliance with the annexation agreement and have the following comments: 1. Exhibit C has a note on it indicating that the islands in the middle of the Right-of-way is to be owned by the City, however, they are to be maintained by the HOA. None of the documents that I reviewed called out this obligation. 2. According to Exhibit C, the islands within the right-of-way are to provide guest parking. None of the submitted documents reflect this. 3. Please have the petitioner provide the building separation between buildings 4 and 5. 4. There are several locations where dimensions are being provided between the corner of a building and the rear of another building or to the rear corner of another building. Exhibit E-1 stipulates that for this subdivision the rear to rear separation is to be a minimum of 60 feet, however, where buildings are not parallel to each other this dimension can be reduced to 50 feet, however, the average is to be 60 feet. To determine compliance with this provision the average separation between the following buildings will need to be provided: a. Between Buildings 17 and 27 b. Between Buildings 20 and 21 c. Between Buildings 23 and 25 d. Between Buildings 24 and 25 5. Exhibit E-1 states that the minimum separation between the rears of two buildings is to be 60 feet. The averaging arrangement referenced above applies when the T. Graff Final Subdivision Plat— Grande Reserve Unit 11 December 2, 2004 Page 2 of 2 buildings are not parallel to each other. In the case of buildings 23 and 26, they are parallel to each other and therefore should be located at least 60 feet away from each other. 6. Exhibit D5 of the annexation agreement indicates that architectural details will be provided for this unit as part of the PUD approval package. This infoimation was not provided. /abk filename: C:\Documents and Settings\Anna\My Documents\Grande Reserve\Unit 11\12-2-04GrandeReserve.doc rt,, . )7 — ( Cf" \,\�D C/TA.`- �== r , United City of Yorkville o s�I[i -t‘ County Seat of Kendall County esT ----- 1836 800 Game Farm Road Cl, Yorkville, Illinois 60560 p . 1.�w \ p Phone:630-553-4350 � Fax:630-553-7575 /4/E \``�i November 22, 2004 Mr. Kenneth Woods Landmark Consulting, P.C. . 25030 Ramm Drive Naperville, Illinois 60564 Re: Swanson Lane Estates Dear Mr. Woods: I have reviewed the revised final plat and plan for the referenced development, received on November 16, 2004, and have the following comments: General: • The landscape plan will be reviewed by Mike Schoppe, our land planner. • Permits will be needed from the Kendall County Health Department for individual sewage treatment systems. • A Notice of Intent needs to be submitted to the Illinois EPA. Please provide proof of that submittal. • A site development permit is needed from the city. The appropriate forms were sent to you previously. • An engineer's estimate of cost is needed once the final plan is approved. Plat: • Delete the phrase "Preliminary and" in the title of the document. • Instead of the conservation easement, the floodplain area should be dedicated as a separate lot. A separate lot is much more likely to keep a homeowner from mowing down native plantings in buffer areas if he wants a larger back yard. If creating this separate lot results in lot area or setback issues, perhaps the PUD agreement could allow for deviations. • The area designated as floodplain management and conservation easement should also be dedicated for a blanket public utility and drainage easement and an ingress/egress easement for a future regional bike trail along Blackberry Creek. • The conservation easement language should state who enforces the conditions of the easement. • Is the County Engineer's certificate needed? • The ingress/egress easement should also name the owner of the unincorporated lot as a beneficiary. Plan: Sheet 2 • Revise the title of the Pipe Culvert section to specify RCP. Sheet 4 • Specify that all culverts (including driveway culverts) will be RCP with precast flared-end-sections and grates. • The condition of the Boomer Lane culvert downstream of Swanson Lane is unknown. Call for the entire culvert to be removed and replaced with a swale. This will help improve water quality in Blackberry Creek by diverting stormwater through vegetated areas before reaching the creek. Sheet 6 • Swanson Lane was widened to 20 feet to satisfy minimum access requirements for Bristol-Kendall Fire Protection District. Boomer Lane should be widened to the same width and given a 1.5" overlay. • Revise the watermain alignment along Boomer Lane to be at least 5 feet from the culvert across Swanson Lane. • Provide a typical section for the ditch grading along the east side of Boomer Lane. Sheet 7 • Revise the Valve Vault detail to have both "City of Yorkville" and "Water" cast into the lid. • A special detail is needed for trench patching on Boomer Lane. The detail should call for a 4" binder patch to be followed with a 1.5" overlay of Boomer Lane. Please make the requested revisions and resubmit for review at your earliest convenience. If you have questions about any of these comments, please call me at 553-8527. Very truly yours, Joseph Wywrot City Engineer Cc: Tony Graff, City Administrator Liz D'Anna, Deputy City Clerk Dec , 3 . 2004 9: 12AM No . 6817 P . 2/3 1 Schoppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax (630) 551-3839 December 2,2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe- Schoppe Design Associates, Inc. Re: Swanson Lake Estates We have reviewed the Preliminary and Final Nat of Planned Unit Development (not dated) prepared by Landmark Engineers and Surveyors, the Engineering Development Plans prepared by Landmark Engineers and Surveyors, and the Landscape Plans dated 11-11-04 prepared by Don Ualamka Associates, Inc., and provide the following comments: Preliminary and Final Plat 1. Identify ownership of Parcel A. 2. As discussed at the last Plan Council meeting, the Park and Recreation Department has requested an access easement along both sides of Blackberry Creek. Add an access easement to the plat, and provide similar text as on the Grand Reserve plats for access easements. • 3. Identify in the easement text to whom the floodplain and conservation easement is granted to. 4. All other plat issues have been satisfactorily addressed. Engineering Development Plans 1. All engineering issues have been satisfactorily addressed. Landscape Plans • 1. Because the request from the developer is for final approval, the landscape plan needs to be more detailed. Provide a detailed plan identifying all plant material, quantities, and locations for the floodplain management and conservation easement. This plan should also identify how the swales leading from the culverts under the road on Lots 5 and 6 will be planted. Ro¢a l of 2 Dec . 3. 2004 9 : 12AM No.6817 P . 3/3 2. Prepa>e a maintenance and management plan for the floodplain and conservation area similar to the plans proposed for Grand Reserve. 3. Remove reference to outlots A and B. If you have any questions,please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk John Whitehouse—EEI Bill Dettmer, Building Official �( ( United City of Yorkville EST 406- 183s County Seat of Kendall County 800 Game Farm Road 8 *It Yorkville, Illinois, 60560 —Is--:' 0 Telephone: 630-553-4350 ��E `�v _ Fax: 630-553-7575 Website: www.yorkville.il.us TO: Tony Graff December 2, 2004 FROM: Anna B. Kurtzman°� SUBJECT: Swanson Lane Estates Preliminary and Final PUD Plat I have reviewed the document listed above and have the following comments: 1. The definition of setbacks is based upon the location of the front yard (as defined this means from an established right-of-way) and none of the lots will abut a public right- of-way all setbacks lines (front, rear, and sides) need to be drawn on the plat and supporting documents. 2. The petitioner should re-examine the configuration of Lot 6 once setback lines are shown. The buildable area appears to be small and I question if a larger house can be built in this area. I raise this question more as a practical matter rather than as a technical review requirement. (I'm assuming that the purchaser of the lot will want a larger house that is in keeping with both the houses that already exist in the area, as well the size of the proposed.) 3. The petitioner has indicated that they are seeking relief from the standard stoinlwater management facilities and that the justification for this is due to the extensive vegetation located on the property. The petitioner also indicated that they would provide additional compensation by adding vegetation to the site. Staff discussed this with the petitioner at the last Plan Council meeting and requested additional infotulation. We should re-discuss this point at the upcoming Plan Council meeting to ensure that staff can support the petitioner's concept. 4. I was under the impression that trees were deemed to be a valuable asset to the site and that staff had requested conservation easements (or some alternative documentation) be applied to the plat to ensure protection of the asset. I don't see any conservation easements. There appear to be trees on Lots 1 and 2 that are worth saving. We should have a further discussion regarding this at the Plan Council meeting. 5. There is a typographical error under the label "Blackberry Creek Subdivision" ("recorded" is misspelled). /abk filename: C:\Documents and Settings\Anna\My Documents\Swanson\12-2-04review memo.doc STORMWATER MANAGEMENT EASEMENT PROVISIONS AN EASEMENT IS HEREBY RESERVED FOR AND GRANTED TO THE UNITED CITY OF YORKVILLE AND TO ITS 'SUCCESSORS AND ASSIGNS OVER ALL OF THE AREAS MARKED "STORMWATER MANAGEMENT EASEMENT" ON THE PLAT, FOR THE PERPETUAL RIGHT, PRIVILEGE AND AUTHORITY TO SURVEY, CONSTRUCT, RE-CONSTRUCT, REPAIR, INSPECT, MAINTAIN AND OPERATE STORM SEWERS AND THE STORMWATER MANAGEMENT AREA, TOGETHER WITH ANY AND ALL NECESSARY MANHOLES, CATCH BASINS, SANITARY SEWERS, WATERMAINS, ELECTRIC AND, COMMUNICATION CABLES, CONNECTIONS, DITCHES, SWALES, AND OTHER STRUCTURES AND APPURTENANCES AS MAY BE DEEMED NECESSARY BY SAID CITY, OVER, UPON, ALONG, UNDER AND THROUGH SAID INDICATED EASEMENT, TOGETHER WITH THE RIGHT OF ACCESS ACROSS THE PROPERTY FOR NECESSARY MEN AND EQUIPMENT TO DO ANY OF THE ABOVE WORK. THE RIGHT IS ALSO GRANTED TO CUT DOWN, TRIM OR REMOVE ANY TREES, SHRUBS, OR OTHER PLANTS ON THE EASEMENT THAT INTERFERE WITH THE OPERATION OF THE SEWERS OR OTHER UTILITIES. NO PERMANENT BUILDINGS SHALL BE PLACED ON SAID EASEMENT, NO CHANGE TO THE TOPOGRAPHY OR STORMWATER MANAGEMENT STRUCTURES WITHIN THE EASEMENT AREA SHALL BE MADE WITHOUT THE EXPRESS WRITTEN CONSENT OF THE CITY ENGINEER, BUT SAME MAY BE USED FOR PURPOSES THAT DO NOT THEN OR LATER INTERFERE WITH THE AFORESAID USES OR RIGHTS. THE OWNER OF THE PROPERTY SHALL REMAIN RESPONSIBLE FOR MAINTENANCE OF THE STORMWATER MANAGEMENT AREA AND APPURTENANCES. THE CITY OF YORKVILLE WILL PERFORM ONLY EMERGENCY PROCEDURES AS DEEMED NECESSARY BY THE CITY ENGINEER OF THE UNITED CITY OF YORKVILLE. • EASEMENT PROVISION A NON-EXCLUSIVE EASEMENT IS HEREBY RESERVED FOR AND GRANTED TO ILLINOIS OI,L1, TELEPHONE COMPANY, NORTHERN ILLINOIS GAS COMPANY, COMMONWEALTH EDISON COMPANY, JONES INTERCABLE, OTHER PUBLIC UTILITIES, AND HOLDERS OF EXISTING FRANCHISES GRANTED BY THE CITY OF YORKVILLE, ILLINOIS, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS WITH THE AREAS SHOWN ON THE PLAT AS "DRAINAGE AND UTILITY EASEMENT" TO CONSTRUCT, INSTALL, RECONSTRUCT, REPAIR, REMOVE, REPLACE, INSPECT, MAINTAIN AND OPERATE UNDERGROUND TRANSMISSION AND DISTRIBUTION SYSTEMS AND LINES UNDER THE SURFACE OF THE "DRAINAGE AND UTILITY EASEMENT' , INCLUDING WITHOUT LIMITATION TO TELEPHONE CABLES, GAS MAINS, ELECTRIC LINES, CABLE TELEVISION LINES, AND ALL NECESSARY FACILITIES APPURTENANT THERETO, TOGETHER WITH THE RIGHT OF ACCESS THERETO FOR THE PERSONNEL AND EQUIPMENT NECESSARY' AND REQUIRED FOR SUCH USES AND PURPOSES, AND TOGETHER WITH THE RIGHT TO INSTALL REQUIRED SERVICE CONNECTIONS UNDER THE SURFACE OF EACH LOT TO SERVE IMPROVEMENTS THEREON. A NON-EXCLUSIVE EASEMENT IS ALSO HEREBY RESERVED FOR AND GRANTED TO THE • CITY OF YORKVILLE, ILLINOIS TO CONSTRUCT, INSTALL, RECONSTRUCT, REPAIR, REMOVE, REPLACE AND INSPECT FACILITIES FOR THE TRANSMISSION AND DISTRIBUTION OF WATER, STORM SEWERS, AND SANITARY SEWERS, WITHING THE AREAS SHOWN ON THE PLAT AS "DRAINAGE AND UTILITY EASEMENT' , TOGETHER WITH A RIGHT OF ACCESS THERETO FOR THE PERSONNEL AND EQUIPMENT NECESSARY AND REQUIRED FOR SUCH USES AND PURPOSES. THE ABOVE NAMED ENTITIES ARE HEREBY GRANTED THE RIGHT TO ENTER UPON - EASEMENTS HEREIN DESCRIBED FOR THE USES HEREIN SET FORTH AND THE RIGHT TO CUT, TRIM, OR REMOVE ANY TREES, SHRUBS OR OTHER PLANTS WITHIN THE AREAS DESIGNATED AS "DRAINAGE AND UTILITY EASEMENT" WHICH INTERFERE WITH THE CONSTRUCTION, INSTALLATION, RECONSTRUCTION, REPAIR, REMOVAL, REPLACEMENT, MAINTENANCE, AND OPERATION OF THEIR UNDERGROUND TRANSMISSION AND DISTRIBUTION SYSTEMS AND FACILITIES APPURTENANT THERETO. NO PERMANENT BUILDINGS, STRUCTURES, OR OBSTRUCTIONS SHALL BE CONSTRUCTED IN, UPON, OR OVER ANY AREAS DESIGNATED AS "DRAINAGE AND UTILITY EASEMENT", BUT SUCH AREAS MAY BE USED FOR GARDENS, SHRUBS, TREES, LANDSCAPING, DRIVEWAYS, AND OTHER RELATED PURPOSES THAT DO NOT UNREASONABLY INTERFERE WITH THE USES HEREIN DESCRIBED. • THE OCCUPATION AND USE OF THE NON-EXCLUSIVE EASEMENTS HEREIN GRANTED AND RESERVED FOR THE ABOVE NAMED ENTITIES BY EACH OF SUCH ENTITIES SHALL BE DONE IN SUCH A MANNER SO AS NOT TO INTERFERE WITH OR PRECLUDE THE OCCUPATION AND USE THEREOF BY OTHER ENTITIES FOR WHICH SUCH EASEMENTS ARE GRANTED AND RESERVED. THE CROSSING AND RECROSSING OF SAID EASEMENTS BY THE ABOVE NAMED ENTITIES SHALL BE DONE IN SUCH A MANNER SO AS NOT TO INTERFERE WITH, DAMAGE, OR DISTURB ANY TRANSMISSION AND DISTRIBUTION SYSTEMS AND FACILITIES APPURTENANT THERETO EXISTING WITHIN THE EASEMENTS BEING CROSSED OR RECROSSED. NO USE OR OCCUPATION OF SAID EASEMENTS BY THE ABOVE NAMED ENTITIES SHALL CAUSE ANY CHANGE IN GRADE OR IMPAIR OR CHANGE THE SURFACE DRAINAGE PATTERNS. FOLLOWING ANY WORK TO BE PERFORMED BY THE CITY OF YORKVILLE IN THE EXERCISE OF ITS EASEMENT RIGHTS HEREIN GRANTED, SAID CITY SHALL HAVE NO OBLIGATION WITH RESPECT TO SURFACE RESTORATION, INCLUDING BUT NOT LIMITED TO, THE RESTORATION, REPAIR OR REPLACEMENT OF PAVEMENT, CURB, GUTTERS, TREES, LAWN OR SHRUBBERY, PROVIDED, HOWEVER, THAT SAID CITY SHALL BE OBLIGATED FOLLOWING SUCH MAINTENANCE WORK TO BACKFILL AND MOUND ALL TRENCH CREATED SO AS TO RETAIN SUITABLE DRAINAGE, TO COLD PATCH ANY ASPHALT OR CONCRETE SURFACE, TO REMOVE ALL EXCESS DEBRIS AND SPOIL, AND TO LEAVE THE MAINTENANCE AREA IN A GENERALLY CLEAN AND WORKMANLIKE CONDITION. �t NOTARIAL SEAL THIS DAY OF \ I �� 1I 4. \ I NOTARY PUBLIC I I �o ____ WESTERLY RIGHT OF --� WAY LINE, ILLINOIS �--•_ ''� ` I ROUTE No. 47 I I I R=30.00' I 48.19' I •.y S87'37'47' E i� I 200.00' R=460.00' N84'01'32„E 7— — _ 67.00' 37.84 0 . / / _— , I 2ao oa, / ' '''' ' ' ---:''.' :-,..'::.:::'-'''':::,,:'''..':,:'.r.'''':•:-.;..:' ,..':'...: ::::::...':—'-'....',:',':...':...;::::....'2'...1'.Y: -7-8. ir► 71,:__61, _ 1 \ 65 .,. .,...„):..„, N87'37'47"WI ._---- _ _ R� � I I I i I I I 11l n • army"' , �".I1 A,4,•'-1'' I \ ., . . . , ..., I I 1 yJ: • Call for the IDOT ditch just north of Cannonball Trail to be re-graded to flow efficiently. Sheet C2.2 • Move the construction entrance to Cannonball Trail. Sheet C3.1 • Add a note for the connection to the existing sanitary sewer stating that the bench will be reconstructed as required by the city. • Show the limits of the 55-foot casing pipe. Confirm with DOT that this length is - adequate. • The slopes and/or elevations of the sanitary sewer upstream of MH 103 don't agree. Revise accordingly. • The sanitary services should be 6" diameter with a minimum slope of 1.0%. Calling for 8" sewer to justify a shallower slope is poor design. • Revise the watermain design by calling for a 16"x8" pressure tap about 50 feet south of the sanitary sewer crossing of Route 47. Move Hydrant 1 to the NW corner of Cannonball/Route 47. Extend the watermain to the west of the new access driveway on Cannonball Trail and end it with a hydrant and valve for future extension. • Change Storm MR A3 to a 4'-diameter catch basin. Sheet C7.1 • Revise General Note 28 by stating that City of Yorkville and YBSD standards shall supersede any notes on the plans. • Delete the two columns of notes pertaining to Fox Metro standards. • Revise the Village of Montgomery notes by replacing "Village of Montgomery" with "City of Yorkville" and"Village" with"City" at various locations. Revise the paragraph regarding pressure testing of watermains to state that the city shall provide a gauge for the test. Sheets C7.2, 7.3, and 7.4 • Revise the curb & gutter detail to call for a minimum gutter flag height of 10 inches. • Need special details for valve box, sanitary service, and catch basin. Please make the requested revisions and resubmit two prints of each document and the requested supporting documentation at your earliest convenience. If you have questions regarding any of these items, please call me at 553-8527. Very truly yours, Joseph Wywrot City Engineer Cc: Tony Graff, City Administrator Liz D'Anna, Deputy City Clerk k, r • The frontyard utility easement along Route 47 and Cannonball Trail should be at least 20 feet wide. Depending on where public sidewalk may be located, an overlapping pedestrian easement may be needed. • A stormwater management easement needs to be dedicated over the retention basin on Lot 1. • The city is ultimately planning on extending Faxon Road through the Whispering Meadows development to Route 47. The intersection with Route 47 would be just north of Lot 1. Please refer to the attachment. We would like to have a 30' chord or a radius dedicated as public right-of-way at the NE corner of Lot 1. • Need city-standard language for public utility and drainage easements and stormwater management easement. • Provide language for the cross-access easement. Plan: Sheet C0.1 • Provide data for a second local benchmark. • Provide contact information for electric and telephone utilities. • Change"Public Works" to "Engineering Department" for the city contact. Sheet C0.2 • Provide dimensions for lot lines. • Identify the existing signs at the NW corner of Cannonball/Route 47. Will these signs remain in place? • There is no watermain on this section of Cannonball Trail west of Route 47. The 16" watermain is located on the east side of Route 47, about 10 feet west of the sanitary sewer. It angles to the SE at a point south of the sanitary manhole, crosses Cannonball Trail, and then heads east. • There is a 4" sanitary forcemain that discharges to the sanitary manhole at the NE corner of the Route 47/Cannonball Trail intersection. This forcemain runs south across Cannonball Trail, and then heads east. Sheet C0.3 • Revise Notes 7 and 12 to refer to the City of Yorkville. • There should be a note stating that the existing access driveway shall remain in service until the replacement access driveway is available for use. Sheet C1.1 • This commercial site will generate a lot of traffic. Cannonball Trail should be reconstructed and widened to 3 lanes from Route 47 to a point west of your access driveway. We will probably want this road to have a rural cross-section. • Revise the south curve radii in the access driveway to be the same as the north curve radii. • Public sidewalk should be shown along this property's frontage on Cannonball Trail. We need to discuss if sidewalk will be required along Route 47. Sheet C2.1 • Provide rough grades for the 3 lots, as well as proposed top of foundation elevations. The depth of cover for sanitary mains and services should be at least 5 feet. ‘(-4---il .ft".: • United City of Yorkville EST � ._t tlt 1836 County Seat of Kendall County 800 Game Farm Road u� Yorkville Illinois 60560 91. <<E y`=0 Telephone: 630-553-4350 Li �• Fax: 630-553-7575 Website: www.yorkville.il.us November 16, 2004 Mr. Craig Knoche Craig R. Knoche& Associates, P.C. 1161 Commerce Drive Geneva, Illinois 60134 Re: McVickers Development—Preliminary Plat &Plan Review Dear Craig: I have reviewed the proposed plat and plan for the referenced development, received on November 12, 2004, and have the following comments: General • The improvements shown on these plans only provide access and utility services to this 3-lot subdivision. Individual site plans must be submitted for review prior to development of individual lots. • Since this work will result in the disturbance of more than 10,000 SF, a Site Development permit must be applied for from the city. Attached find our Erosion/Sediment Control ordinance which provides the needed information. • Provide documentation of submittal of the NOI to the Illinois EPA. • Submit the plans to MOT District 3 to review the proposed access locations on Route 47. They will also need to review possible changes at the Cannonball Trail intersection (see comments below). • Submit the plans to Walter E. Deuchler Associates to review on behalf of the Yorkville-Bristol Sanitary District (YBSD). • Submit the plans to Bristol-Kendall Fire Protection District(BKFD) to review with respect to access and hydrant locations. • A temporary landscape plan will be required to restore the site prior to development of the individual lots, as well as the area along the abandoned and new access drives off Cannonball Trail. • Provide calculations for storm sewer sizing. • Provide an engineer's estimate of cost for review once the site plan is approved. Plat: • A cross-access easement should be shown for the access driveway off Cannonball Trail. • The ROW dedication along Cannonball Trail should be at least 40 feet to the centerline. • Check with DOT District 3 to see if they will require any ROW dedication. Dec. 3 . 2004 9 : 22AM No . 6816 P . 2/2 (PC,'- ate (- Sckoppe Design Associates - 7 Landscape Architecture and Land Planning 128 S.Main St. Ph. (630)551-3355 Oswego, IL 60543 Fax(630) 551-3639 December 2,2004 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates,Inc. Re: X-Pac We have reviewed the Preliminary Nat dated 11/05/04 prepared by Smith Engineering Consultants and the McVickers Development Engineering Plans dated 10/26/04,and provide the following comments: Preliminary Plat 1. Add existing zoning and owners names for the property and adjacent properties. 2. Access easements to all lots need to be shown. 3. Is the future extension of Faxon Road planned for any portion of Lot 1? If so, the future R.O.W. should be shown. Engineering Plans 1. Change lot numbers to be consistent with Preliminary Nat. 2. The limits of the Engineering Plans should be revised to correspond with the limits of the Preliminary Plat. If you have any questions, please call. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna,Deputy Clerk John Whitehouse—EEI Bill Dettzner, Building Official Anna Kurtzman - Pip of