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Plan Commission Packet 2005 01-12-05 :�tio �,r. United City of Yorkville -c► County Seat of Kendall County �'' ° 800 Game Farm Road EST. g +1836 Yorkville, Illinois, 60560 4NI, co Telephone: 630-553-4350 O T4 Fax 630-553-7575 9 y Website: www.yorkville.il.us y 4CE ' PLAN COMMISSION AGENDA Wednesday, January 12, 2005 City Council Chambers 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: September 15, 2004 Joint City Council and Plan Commission and November 10, 2004 Public Hearings: 1. PC 2004-06 Centex Homes, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville Planned Unit Development consisting of R-3 General Residence District and R-4 General Residence District. The real property consists of approximately 450.43 acres on the North and South sides of Galena Road and 1/4 mile east of Route 47 including 40 acres 1/2 mile North of Galena Road on the East side of Route 47, Bristol Township, Kendall County, Illinois. 2. PC 2004-31 McVickers Yorkville, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting to provide for a Planned Unit Development containing B-3 Service Business District and B-3 Service Business District Special Use for a Day Care Center and Gas/Petroleum Service Station. The real property consists of approximately 3.11 acres located at Northwest corner of Route 47 and Cannonball Trail in the United City of Yorkville, Kendall County, Illinois. Page 2 Plan Commission Agenda January 12, 2005 Public Hearings (con't): 3. PC 2004-32 River Oaks Property Development, LLC, Melissa A. Maye and Cheryl A. Lee, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-1 One Family Residence District,to United City of Yorkville B-2 General Business District. The real property consists of approximately 3..473 acres and is located on Van Emmon Road East of Mill Street, West of Woodland Drive and South of Van Emmon Park, in the United City of Yorkville, Kendall County, Illinois. 4. PC 2004-33 Midwest Development, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville R- 2 One-Family Residence District. The real property consists of approximately 102.75 acres on Fox Road East of High Point Road, Kendall Township, Kendall County, Illinois. 5. PC 2004-35 Yorkville Farms Development, LLC and Stewart Farms, LLC, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville R-2 One-Family Residence District. The real property consists of approximately 195 acres at the Southwest corner of Ashley Road and Route 126, Kendall Township, Kendall County, Illinois. Presentation: None Old Business: None New Business: 1. PC 2004-06 Centex Homes, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville Planned Unit Development consisting of R-3 General Residence District and R-4 General Residence District. The real property consists of approximately 450.43 acres on the North and South sides of Galena Road and 1/4 mile east of Route 47 including 40 acres 1/4 mile North of Galena Road on the East side of Route 47, Bristol Township, Kendall County, Illinois. 2. PC 200431 McVickers Yorkville, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting to provide for a Planned Unit Development containing B-3 Service Business District and B-3 Service Business District Special Use for a Day Care Center and Gas/Petroleum Service Station. The real property consists of approximately 3.11 acres located at Northwest corner of Route 47 and Cannonball Trail in the United City of Yorkville, Kendall County, Illinois. Page 3 Plan Commission Agenda January 12, 2005 New Business (con't): 3. PC 2004-32 River Oaks Property Development, LLC, Melissa A. Maye and Cheryl A. Lee, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting rezoning from United City of Yorkville R-1 One Family Residence District, to United City of Yorkville B-2 General Business District. The real property consists of approximately 3..473 acres and is located on Van Emmon Road East of Mill Street, West of Woodland Drive and South of Van Emmon Park, in the United City of Yorkville, Kendall County, Illinois. 4. PC 2004-33 Midwest Development, LLC,petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville R-2 One-Family Residence District. The real property consists of approximately 102.75 acres on Fox Road East of High Point Road, Kendall Township, Kendall County, Illinois. 4. PC 2004-33 Midwest Development, LLC, petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville R- 2 One-Family Residence District. The real property consists of approximately 102.75 acres on Fox Road East of High Point Road, Kendall Township, Kendall County, Illinois. 5. PC 2004-35 Yorkville Farms Development, LLC and Stewart Farms, LLC, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting annexation to the United City of Yorkville and rezoning from Kendall County A-1 Agricultural to United City of Yorkville R-2 One-Family Residence District. The real property consists of approximately 195 acres at the Southwest corner of Ashley Road and Route 126, Kendall Township, Kendall County, Illinois. 6. PC 2004-18 Wynstone Townhome Development - Concept Preliminary Plan 7. PC 2004-24 Caledonia- Final Plat 8. PC 2001-06 Grande Reserve Unit 10 - Preliminary/Final Plat 9. PC 2001-06 Grande Reserve Unit 11 - Preliminary/Final Plat 10. PC 2004-14 Swanson Lane Estates- Preliminary/Final Plat Additional Business: Adjournment: UNITED CITY OF YORKVILLE JOINT CITY COUNCIL AND PLAN COMMISSION MEETING YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, SEPTEMBER 15, 2004 The meeting was called to order at 7 p.m. ROLL CALL Aldermen present: Richard Sticka, Valerie Burd, Paul James, Larry Kot, Rose Spears and Joe Besco. Aldermen absent: Marty Munz and Wanda Ohare. Plan Commissioners present: Michael Crouch, Clarence Holdiman, Sandra Adams, Tom Lindblom, Anne Lucietto and Brian Schillinger. Commissioners absent: Jack Jones and Bill Davis. City staff present: Mayor Art Prochaska, City Administrator Tony Graff, City Planner Mike Schoppe and Kelly Kramer from the city attorney's office. A quorum was established. VISITORS See attached. Comprehensive Land Use Plan Update-- Southern Study Area City Planner Mike Schoppe said the updated comprehensive plan presented reflects the goals and objectives aldermen and plan commissioners identified at the previous meeting in June. The southern study area encompasses 33,000 acres from the Fox River south to one mile south of Caton Farm Road, east to Grove Road and west to Helmar Road. The purpose of the meeting, he said, is to exchange information and finalize the plan. The next step will be to hold a public hearing at the Plan Commission. Then the City Council will vote. There are three sections to review, Schoppe said. 1. Goals and objectives. 2. The land use plan. 3. Design guidelines. Mark Baker from SEC Planning Consultants said the goals and objectives are the foundation of the plan and outline the city's desire to maintain and preserve the rural or country feel of the city. The goals and objectives were organized into five categories: character and environment, residential,non-residential, transportation and open space. The first goal outlined in the plan is to maintain view corridors, Baker said. The city can do so by encouraging certain practices such as clustering density to create larger areas of open space, he said. The second goal is to ensure buffer areas are located along the main corridors, he added. The main corridors have the most dramatic impact on the city and the treatment of those corridors is critical, Baker said. The third goal is to develop a set of design guidelines. The guidelines would encourage quality development throughout the city, he said. Those guidelines could include anti- monotony standards, masonry requirements and coordinated site planning efforts. The fourth goal is to encourage the most desirable and efficient use of land while enhancing the physical environment through functional and compatible land use configurations, Baker said. Meaning, that the development should be sensitive to the environment, he said. The fifth goal is to ensure that future development is sensitive to the natural topography, views, drainage patterns, existing vegetation and historic or agricultural structures, which serve as landmarks for the study area. Under this goal, the city would ensure all reasonable efforts have been made to preserve and incorporate existing trees into development plans. Also the city would encourage developments, which are sensitive to the natural forms of the land and try to maintain scenic vistas and natural drainage patterns, Baker said. Plan Commissioner Brian Schillinger said the plan stresses the preservation of landscapes and tree lines. He asked if the city could tell people whether they own one acre or 2,000 acres not to strip the soil off the land. Baker said the city could indeed make those stipulations. While this proposed update plan doesn't do it, it lays the groundwork for such regulations, he said. Mayor Art Prochaska said the city would take some of the suggestions in the updated plan and turn them into ordinances. Schillinger commented he doesn't like the word transitional used in the plan. He said it doesn't have to mean high density. Baker said the goals in the plan under residential are to encourage high quality residential development through a mix of larger estate homes and cluster development. That would establish a high level of aesthetic appeal while providing sufficient density for retail nodes. Also, he said one of the goals is to provide a variety of housing types throughout the city. However, he said he realizes these goals may bring about some debate. Clustering units is controversial, Baker added. But he added that from a planning perspective, it is good to have diverse products. Meanwhile, he said it also is important for new developments to be sensitive to existing developments. As for non-residential objective, the goals are to encourage the development of non- residential nodes, which would result in concentrated areas of retail and commercial uses. Basically, that means some retail developments could be located near residential areas rather than at the highways to create more of a walkable community, Baker said. That also would allow the city to get away from highway strip commercial areas. The second goal in the non-residential areas is to diversify land use so that future economic development opportunities can provide the city with a positive fiscal outlook. Under transportation objectives, Baker said one goal is to identify key future roadways and existing roadway expansions as candidates for an aesthetically enhanced parkway design which features center green medians, parkway trees and landscaping. Another goal states that the transportation plans should be coordinated with land use plans. Schoppe said he used the city's transportation plan, which was done a year ago in this study. Another goal under transportation is provide alternative methods of transportation such as hike and bike trails. Baker said linking greenways between neighborhoods makes for nicer areas. Under the objectives for open space, Baker said the goals in the plan seek to identify key scenic view corridors, which define the character of Yorkville; to promote respect, conservation, enhancement and protection of important natural features and landscapes; and to incorporate the city's park and open space system into natural areas of the city. The key point throughout the objectives is that there are some beautiful scenic vistas in the city that define the character of Yorkville, Baker said. Alderman Larry Kot stated that the possibility of a Beecher Road extension should be deleted from the plan because it is a dead issue as far as he's concerned. However, Mayor Prochaska said he doesn't want to take any roads out. He said the city has no control over where the state or county roads will be developed. He said he'd like the city to set up the road structure so that as the area grows the city makes sure there is an internal set of streets. He said he'd like options for people to get around town without congesting major roadways. Schillinger said he agrees. He said if the city doesn't designate possibilities for future road extensions, it wouldn't have any other recourse in the future. Under objective 3.2, Mayor Prochaska said he's like to add that the city will work with the county on the Eldamain Road project. Meanwhile, Spear suggested that the city could establish an ordinance stating that roads must be a certain distance from treelines. Plan Commissioner Anne Lucietto said that while the main focus of the discussion is on the south side of town, a lot of what the aldermen and plan commissioners are talking about is the whole community. Schoppe said that the city could amend the north plan if so desired to match something specific in the southern plan. In regards to aesthetics, Mayor Prochaska said the city is working on an appearance code, which would affect the entire city. Schoppe pointed out that it's very important that everything in the plan is related to the goals and objectives. Spears said she requested at the June meeting that 2-3 acre equestrian lots be established. Schoppe, however, said those would fall under the existing estate classification. As for 10-15 acre equestrian lots, Mayor Prochaska said they would likely fall under the county. Commenting on Goal 4, Lucietto said she thinks the language needs to be more definitive rather than using the terms encourage or explore. Plan Commission Chairman Tom Lindblom wondered if any of the goals or objectives should specify the Fox River. Schoppe said there are general references to it, but nothing specific. Alderwoman Valerie Burd said the Fox River is a very important asset to the community. One resident asked if the Beecher Road extension is a dead issue, could the extension be a bike trail. At this point, Mayor Prochaska said he doesn't know. However,he said if there is a river crossing, the roadway could have a bike trail along with it. As for designating roadways and extensions, Schillinger again said the roads need to be marked on the plan now. Schoppe, however, said the roadways are not in the scope of this assignment. But, he said he could revisit the transportation plan if necessary. Meanwhile, reverting back to discussions on residential development, Mayor Prochaska said that when preserving natural features and natural areas, the city also should look at adding infrastructure costs and future maintenance costs. Schoppe said that might fall under a landscape ordinance issue. Back to the transportation topic, Alderwoman Rose Spears suggested dual turn lanes and high medians on Routes 34 and 47. She also said the city could consider requiring frontage roads along Route 47. Mayor Prochaska said if not frontage roads then at least the city could require cross-access easements. Schoppe said if frontage roads were installed, then the homes along Route 47 could face the highway rather than have their backs to it. Burd suggested asking developers to put utilities underground rather than on poles to maintain the rural charm. Schoppe said that could be added under aesthetics. For the most part, Baker said the updated plan uses existing land classifications. However, he said a new classification was added called neighborhood retail. The new classification would allow for service-oriented businesses such as hair salons to be located near the neighborhoods. He said the businesses would still be located at interactions. However, residents wouldn't have to go to the major highways to get to them. In mapping the areas, Baker said they first did a driving tour of the southern zone. The light yellow areas on the map are best suited for estate lots and lower densities and are designated by a light yellow color. Closer to Route 47, Baker said the best uses would be suburban area designations with densities of 1.5 to 2.5 units per acre. The land there is flatter and more conducive to higher densities. Commercial nodes, meanwhile, have been marked for Highway 71 and the proposed Prairie Parkway area. That area would be ideal for office and commercial uses, Baker said. Other designations include transitional areas for densities of up to 3.5 units per acre and green belts, which mark natural corridors. While there are allowances in the plan for higher densities, Baker said to achieve those density levels developers would have to provide additional open space or meet other similar types of requirements. Requirements such as increased landscape buffers would be at the city's discretion. However, he said the city must base its requirements on certain criteria. Kot pointed out that other than certain designated retail areas, the plan is light on employment opportunities. He said he'd like to see a greater retail area near the proposed Prairie Parkway. Mayor Prochaska said it might also be prudent to look at additional retail or industrial areas near Caton Farm Road and Route 47 as well as Routes 71 and 126. As for the transitional areas, Kot said the higher densities don't need to surround the commercial and industrial uses. He said he's driven through other communities where single-family homes have been located near commercial areas and it seems to work. Schoppe said the plan doesn't say there needs to be multi-family housing near every commercial development. However, he said the plan does have to include some multi- family areas. Schillinger, however, said that for the past six months, the city has been approving higher densities on town homes and condominiums. Maybe that trend could be corrected in the south end, he said. He said with proper berming and tree lines, commercial areas could go right up to suburban areas. Mayor Prochaska, however, said that generally as commercial development happens, higher densities of housing units surround those developments. Alderman Richard Sticka said suburban and larger residential developments don't pay for themselves with property taxes, which is why higher density areas are needed. Plan Commissioner Michael Crouch said it's important to have a balance of uses and he wondered if multi-family housing units have to surround commercial areas. Spears wanted to know where senior housing would fit into the plan. Schoppe said it could theoretically go in any yellow area on the map or in the pink areas. He said that type of use doesn't fit in the estate areas. Mayor Prochaska said most senior housing developments are located near commercial areas. A few area residents voiced their comments on the plan. Barry Meyworn of Yorkville said he'd like to city to promote the creation of more local jobs. Mayor Prochaska said the city is encouraging businesses to come in both to provide places for employment and to help the tax base. Meanwhile resident Dana Jones said she'd like to see the city do something to make traveling through town easier. Resident David Stewart also said traffic is one of the city's greatest problems. On the topic of design guidelines, Baker said the guidelines were broken down into a series of 13 principles. The overall corridor planning principles begin with preserving the character of Yorkville. Baker said that relates directly to the original goals. Another principle is to promote connectivity between land uses and adjacent developments. That objective can be met by developing comprehensive master plans. The third principle is to provide transition between land uses. The site planning principles include goals to incorporate existing site conditions into development plans such as drainage patterns, vegetation and soils. Baker said that amount to basic good design practices. Also, the principles aim to provide a sense of architectural interest and unique identity throughout the city. Those principles focus on a variety of aspects including roof treatments, building materials and building heights. Baker said the sixth principle calls for creating and enhancing pedestrian walkways such as trails and parks. Other principles center on appropriate designs for parking lots and service areas; providing a unified landscape treatment throughout the city; enhancing the aesthetic appearance of developments; establishing unique gateway entry features; establishing a consistent family of lighting for all public and private spaces; and creating a cohesive signage program. Baker said the design standards aren't meant to take way the individual uniqueness of subdivisions. However,the styles need to be compatible, he said. Burd said she wants the city to stick with setbacks. She doesn't want the city to negotiate those away when working with developers. Alderman Sticka said he doesn't think putting specific numbers regarding the setbacks or any issue belongs in the comprehensive plan. However, it can be referred to in general terms, he said. Mayor Prochaska said the comprehensive plan is a guideline. The guideline can then be taken and the city can update ordinances based on the comprehensive plan to reflect what the city wants, he said. The next step for updating the plan, Schoppe said, is to schedule a public hearing in October or November. The meeting adjourned at 9:40 p.m. Minutes respectfully submitted by Dina Gipe `Y vrti�: r UNITED CITY OF YORKVILLE PLAN COMMISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY,NOVEMBER 10,2004 Chairman Tom Lindblom called the meeting to order at 7 p.m. ROLL CALL Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Brian Schillinger, Michael Crouch and Tom Lindblom. A quorum was established. VISITORS Mayor Art Prochaska; Alderman Richard Sticka; Kelly Kramer, from the city attorney's office; City Planner Mike Schoppe; and Lynn Dubajic, Yorkville Economic Development Corporation. Also, see attached sign-in sheet. MINUTES Minutes from the September 8, 2004 meeting were approved. NEW BUSINESS 1. PC 2001-06 Grande Reserve Unit 9—Preliminary/Final Plat John Philipchuck, representing MPI, said the preliminary/final plan is in conformance with the approved concept plan. One issue came up with the plan, but was settled quickly. He said a line showing a lot was missing in the preliminary/final plan, but is should have been there. Since the missing line was essentially a mistake in the auto cad program, the line was added. By adding the line, the draft of the plan now matches the wording in the plan. City Planner Mike Schoppe said there are a few minor engineering issues that need to be resolved, but he suggested approving the plan. Commissioner Charles Kraupner voted to recommend approval of the preliminary/final plat for PC 2001-06 subject to compliance with engineering and staff comments. Commissioner Brian Schillinger seconded the motion. The motion was unanimously approved in a roll call vote. Commissioners Clarence Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Brian Schillinger, Michael Crouch, Charles Kraupner and Tom Lindblom all voted yes. 2. PC 2004-21 Anderson Farm Concept Plan Rich Young presented the plan on behalf of the developers. He said the developers have contracted to purchase 236 acres on either side of Route 71 west of East High Point Road just past the Timbercreek subdivision. Young said developing the property will be challenging because of the trees on the land. The developer intends to preserve as many trees as possible and preserve the fen area. Because of the trees on the property, Young said the plan had to be drawn accordingly. He asked the Plan Commissioners to take into consideration the uniqueness of the property and to look at the density levels rather than lot sizes. Schoppe said the property is in the estate area and the surrounding land uses are farm fields and estate subdivisions. He also said that more than likely a school site would not be required for this property. Chairman Lindblom asked why the individual lots weren't made larger instead of having conservation easements. Young, however, said that if the trees were put into private ownership, there wouldn't be a way to make sure the trees are kept. Still, Lindblom said the proposed 8,000-square-foot lots trouble him. Young said the 8,000 square foot lots would be located in the green areas and most of the 9,000 square foot lots would be north of Route 71. All of the lots near the Timbercreek subdivision, meanwhile, would be 14,000 square feet. Crouch said the only reason the lots north of Route 71 aren't 12,000 square feet is economics. Schillinger added that the entire area of the Anderson farm is marked as an estate area on the city's Comprehensive Plan. He said he couldn't see veering from that plan. Young said that with the estate lots, the city wouldn't be able to guarantee tree preservation. By clustering the development, it allows for 20-30 acres of forest area that isn't touched. Also, there is an 18-acre fen area that will be preserved. Young added that the developers also intend to cut roads through areas that aren't as heavily wooded. Crouch, however, said he believes the developer can preserve the trees and still follow the estate zoning guidelines. Schoppe said the design technique of clustering allows for more trees to be saved. Crouch said he thinks clustering is a good idea. However, he'd like to see a plan that preserves as much of the trees as possible and still comes closer to the required lot sizes. Young asked what the commission feels are acceptable lot sizes. Lindblom said if lots are backed up to green space, 10,000 square foot lots are generally accepted. He said buyers would probably be willing to pay premiums for lots near the trees. Lindblom also commented on the lack of entry and exits for the proposed subdivision. At the very least, he said he'd like to see at least an emergency exit added to the southern portion of the property. Not needing to vote on the concept plan, commissioners then voted to go to the public hearing portion of the meeting. Crouch made a motion to open the public hearing. Holdiman seconded the motion. The motion was unanimously approved by voice vote. PUBLIC HEARINGS 1. Southern Comprehensive Land Use Plan Schoppe said that when the city adopted the current Comprehensive Plan, not a lot of thought was given to the southern area. Since then, the city has moved forward and decided more planning is needed in that southern portion which covers a 50-52 square mile area. The area goes from the Fox River to 1 mile south of Caton Farm Road. It goes east to Grove Road and west to Hellmar Road. Mark Baker, with SE Planning Consultants, said that in coming up with a plan, they gathered as much information as possible. For instance, he said one of the possible alignments for the proposed Prairie Parkway is included in the plan. Of, the estimated 33,000 acre-area, Baker said they kept the existing land uses except adding a use called neighborhood retail. The neighborhood retail designation allows for retail businesses to be located at various intersections, which would reduce trips to main thoroughfares. The current comprehensive plan allow for densities of 1.5 units per acre in the suburban areas, however, densities could be increased to 1.75 units per acre if the developer goes over and beyond required architectural standards or meets other criteria. In the proposed updated plan, Baker said the estate areas are located where there are the most infrastructure constraints.Along the main corridors such as Route 47, the more intense zoning level of transitional neighborhoods has been added, Baker said. The intersection of Caton Farm Road and Route 47 is a viable area for an intense commercial development, he added. Also, the intersection of Routes 71 and 121 would serve as a future prime commercial area as would Route 71 and the proposed Prairie Parkway. He said the Prairie Parkway site also could serve as a possible employment base and would be a good location for a business park or light industrial uses. As a supplement to the land use plan, Baker said he also included some design guidelines. The guidelines range from environmental guidelines to techniques to do site plans. The one comment, Baker said he heard through the entire process to update the plan was the residents and city officials want to keep Yorkville unique. As a result, Baker identified main gateways to the city (Routes 47, 71, 126, Caton Farm Road and the possible Prairie Parkway.) In those areas, he said the plan calls for increased buffers and other designs that would keep the area rural looking. He encouraged the city to be open- minded as developers come in with their ideas. Fox Road, High Point Road and Pavilion are secondary corridors that need special attention. On those roads the buffers wouldn't be as large, but would still be present to maintain the rural character of the city. Yorkville resident Andy Myers, who also serves on the Kendall Township Plan Commission, said he said the city's taken some big steps forward and he'd like the city to keep the larger estate lots in the southern area. He said he doesn't want to see multi- family housing in that area. He also said the city should try to focus on finding a place to build a bridge to cross the Fox River. Philipchuck, speaking as a Yorkville resident, said he'd like to see the city be realistic and plan for more commercial or retail areas. He said the southern zone cannot consist solely of estate type lots. If the city wants any control over the development in the southern area,it will need to work with public utility providers to extend services to the area. Bill Robinson, a resident of the Country Hills subdivision, wanted to know what the infrastructure will be in the Route 71 and 126 area. Once the Raintree Village development is completed,he said people will be taking Route 71 and 126 more frequently and a stoplight at that intersection might be necessary. Mayor Art Prochaska said Routes 71 and 126 are state highways and the state has identified Route 71 as a regional arterial highway. The state is planning for improvements on the roadway and said the city will continue to work with the state. Wendy Yaksich from Moser Enterprises said she echoes Philipchuck's comments about extending services. She also wanted to know how the guidelines in the comprehensive plan relate to the pending appearance code. Kelly Kramer, from the city attorney's office, said she's not sure right now how the two will be combined. 2. PC 2004-19 Carolyn Herren,petitioner,has filed an application with the city requesting rezoning from Yorkville R-2 One-Family Residence District to Yorkville B-3 Service Business District. John Duggan said the property was annexed into the city in 2000. The western 24 acres were zoned B-3 at the time and the remaining 14 acres were zoned R-2. Since then,there has been an offer made to the land owner to purchase the entire 38 acres site, but the buyer would need the entire site to be zoned B-3, he said. He added he feels the zoning change would be appropriate for the area. The property is located at the northeast corner of Route 47 and Corneils Road. Schoppe said that area is designated as commercial under the current comprehensive plan. Yorkville resident Ernesto Gutierrez said his only concern is traffic. He fears the nearby landowner will face traffic problems if the property is zoned commercial. Yorkville resident Ron Reinert said if the area becomes a commercial site,he would want to see a large buffer zoning created between the commercial use and the existing uses. He said it's too dramatic of a change to go from 1-acre lots to commercial zoning without adequate buffers. Rob Robinson,who lives on Corneils Road, said Crane's Business is reporting that it's already a done deal and that the commercial zoning has been granted. Kramer, however, said the application for rezoning was filed in October and the city hasn't made any recommendations other that to say the zoning would comply with the Comprehensive Plan. Anita Johnson,representing the potential buyer, said her company wants to attract a big box retailer and in order to do that a larger commercial area is needed. Schillinger made a motion to close the public hearing. Adams seconded the motion. Them motion was unanimously approved in a voice vote. The commission then returned to the new business portion of the meeting. NEW BUSINESS 3. South Comprehensive Land Use Plan Update Schillinger said he thinks the majority of the southern portion should be zoned estate. If the developers can prove that clustering housing units is viable, then it could be changed. Otherwise, he feels it should all be zoned estate. Lindblom said he agrees with Schillinger's comments. He added that the planners have taken the commissions comments and the comments made at the previous joint meetings into account and have drafted a good plan. Davis asked how difficult it might be to change the plan as the town progresses. Schoppe said it shouldn't be too difficult. Davis then said he believes it's important to get a land use plan adopted. He said while the plan seems adequate now, it might be a little shortsighted near the Joliet area. Crouch made a motion to recommend approval of the South Comprehensive Land Use Plan with direction to city for further examination of the area contiguous of Joliet. Adams seconded the motion. The motion was later rescinded after a discussion about future utility services offered in the area. Philipchuck said Fox Metro needs to know what the city it planning before it can extend services along Route 126. Philipchuck said there's no definite sanitary sewer provider in the lower area near Joliet. He said the city needs to go the next step and talk to Fox Metro about the land use plan so that they can plan for it. That also will allow developers to buy the land. Developers won't buy it if they aren't certain it will be serviced with water and sewer. But Schillinger said even if the city does that, it doesn't guarantee that land will be Yorkville's at some point. Davis agreed saying that all of that area is vulnerable. Crouch made a new motion to recommend approval of the South Comprehensive Land Use Plan with direction to the city planners, engineers and administration for study of the eastern and southeastern edge as it approaches Route 47 from the southern edge and would impact Oswego and Joliet. Davis seconded the motion. Holdiman, Davis,Adams, Schillinger, Crouch, Kraupner and Lindblom voted yes. 4. PC 2004-19 Carolyn Herren petition to rezone Schillinger said the property abuts Route 47 and is a prime commercial location. As for the two houses that are along the eastern border, proper buffers could be put into place to minimize the impact. Davis said he has concerns approving zoning without knowing what type retailer will go into the spot. However, Johnson said that without the property being zoned commercial ahead of time,they can't go out and actively try to find a commercial user. Schillinger made a motion to recommend approval for the rezoning for PC 2004-19 as requested. Holdiman seconded the motion. The motion was approved 6-1 in a roll call vote. Adams, Schillinger, Crouch, Kraupner, Holdiman and Lindblom voted yes. Davis voted no. 5. PC 2004-22 Challey Farm Concept Plan Rich Guerard, from Wyndham-Deerpoint Homes, said the property is located at the southwest corner of Pavilion and Route 71. Plans are to build 144 single-family homes. Of those homes, 90 would be on lots of 12,000 square feet and 54 would be on lots of 16,000 square feet. Also, Guerard said the deeper lots would go along the existing county subdivision nearby and a buffer would be placed in between. Plans also include park sites of about 5 acres and a 5-acre commercial area at the corner of Route 71 and Pavilion. Lindblom said he's concerned that there's only one access to the subdivision, which poses safety concerns. He also said the road coming in through Pavilion Heights scares him. Guerard said there are three other possibilities for connections; it's just a matter of planning. Also, City Administrator Tony Graff said another piece of property is being planned for development next to this piece, which would allow for a better road connection. Schillinger suggested making the lots that abut the neighboring subdivision wider instead of deeper. Meanwhile, Crouch said he likes the density of the project and the proposed lot sizes. He said he's not sure about the park plans and suggested the developer seek comments from the Park Board. 6. PC. 2004-26 Woodworth Estates—Preliminary Plan Schoppe said he hasn't done a review on this plan yet. Lindblom said the property is already annexed to the city and the developer wants to put in 10 lots. The preliminary plan was unanimously approved in a roll call vote. Adams, Schillinger, Crouch, Kraupner, Holdiman and Davis voted yes. The meeting adjourned at 9:35 p.m. Minutes respectfully submitted by Dina Gipe The motion was unanimously approved in a roll call vote. Holdiman, Davis, Adams, Schillinger, Crouch, Kraupner and Lindblom voted yes. UNITED CITY OF YORKVILLE PETITION APPLICATION LOG January 6, 2005 NAME PETITIONER TYPE OF DATE OF STATUS APPLICATION AP Grande Reserve Unit 9 MPI Final Plat 7/12/04 Approved @ 12/14/04 City Council Swanson Lane Estates Gordon& Marcia Annex, Zoning & PUD 7/16/04 1/18/04 COW Swanson Preliminary Plan 1/12/05 Plan Commission Autumn Creek (f.k.a. Pulte Homes Annex, Zoning & 8/10/04 1/18/04 COW Theidel Property) Preliminary Plan Bristol Bay Centex Homes Annex, Zoning & PUD 8/17/04 *Public Hearing @ 1/12/05 Plan Comm. Grande Reserve Unit 10 and Unit 11 MPI Preliminary/Final Plat 9/23/04 1/12/05 Plan Commission Blackberry Oaks Annexation&Zoning Pending Future Plan Commission Golf Course Yorkville Ace Hardware Annexation& Zoning Pending Future Plan Commission Wynstone Townhome Dev. Wyndham Deerpoint Concept Preliminary 10/6/04 1/12/05 Plan Commission Plan Herren Property (NE corner of Rt. 47 Carolyn Herren Rezone 10/14/04 Approved @ 12/14/04 City Council & Corneils Rd.) Gospel Assembly Church Gospel Assembly 1 '/2 Mile Review 10/19/04 Approved at 12/28/04 City Council Church Heartland Center Marker&Associates PUD Amendment and 10/15/04 Public Hearing @ 1/11/05 City Resubdivision Final Plat Council Caledonia Inland Final Plat 10/21/04 1/12/05 Plan Commission Woodworth Estates Dale Woodworth Preliminary Plan Approved @ 12/14/04 City Council XPAC at Yorkville XPAC Properties LLC Preliminary/Final Plat 11/9/04 2/9/05 Plan Commission Yorkville Commons McVickers Yorkville PUD, Special Use 11/8/04 Public hearing @ 1/12/05 Plan Comm River Oaks Office Building River Oaks Prop. Dev. Rezoning 11/10/04 Public hearing @ 1/12/05 Plan Comm Silver Fox Midwest Dev. Annex & Zoning 12/7/04 Public hearing @ 1/12/05 Plan Comm Schramm Property Donald Schramm Annex &Zoning Pending Public Hearing @ 2/9/05 Plan Comm 218 acres SE corner of Rt. 30 & Rt. 47 Hamman Property Don Hamman Annex & Zoning Pending Public Hearing @ 2/9/05 Plan Comm 300 acres ComEd property on Eldamain *Centex has purchased two additional parcels, 40 acres and 3.5 acres. rot TINF United City of Yorkville Plan Council Meeting December 9, 2004 Attendees: Tony Graff, City Administrator John Wyeth, City Attorney Laura Brown, Director of Parks & Rec Eric Dhuse, Public Works Director John Whitehouse, EEI Jeff Freeman, EEI Anna Kurtzman, Zoning Coordinator Tim Fairfield, BKFD Guests: Matt Fiascone, Inland Ken Jernberg, Inland Mike Mondus, SpaceCo Rodger Brown, Inland Tim Winter, Pasquinelli Russell Olsen, Midwest Tech Brian Urban, Cowhey, Gundmundson Don Halamka, DHAI Chris Kopecky, Lord, Bissel &Brook Ed Peterson, Landmark John McVickers, McVickers, Inc. Craig Knoche, Knoche Engineering The meeting was called to order at 9:50am. by Tony Graff. The November 18th meeting minutes were approved as written. Caledonia—Final Plat Engineering comments 1) John Whitehouse stated that the storm water on the site will be affected, as work is continuing on Raymond overflow and floodway mapping 2) There will be a one to one compensatory storage ratio modification, with a narrative to be given for compliance. 3) Regarding the final plat, a) SBC easement will be noted on the plat and note if it needs to be re-routed; b) there is an additional one acre (park site) of property attached to the four acres of property and a 15-acre in the southwest corner. When the plat is resubmitted there should be surveys included for these two parcels. These should be conveyed separately from the plat and legal descriptions included. The deed language will be shown on the final plat and the legal dedication of boundaries. When construction improvements are completed,the land will be conveyed to the City. Dedication of the 15-acre site will be shown on the final plat, and grading needs to be shown, and management of the plan will be shown on the landscape plan. 4) Final plat should be approved subject to the staff comments before the Plan Commission, as there may be some storm water easement modifications from the Raymond overflow swale 1. Lots will not be affected. 5) The Rob Roy Creek easement for the interceptor flows through the 15-acre site. 6) Regarding#14, there is a 440 ft. wide piece of property east of Caledonia and east of that, Cornelis Rd. which is a part of Westbury, the developers will build the road. Mr. Whitehouse stated that the City will prepare the dedications or confirm the easement rights, then the developers can determine which contractor they use. Mr. Fiascone stated his agreement with the $2000 fee for road improvements, only if the road adjoins their 1 property. Mr. Whitehouse and Mr. Fiascone agreed that the Corneils Rd. improvements adjacent to the Caledonia subdivision would be Caledonia's responsibility. 7) Mr. Whitehouse stated the Rt. 47 water main has been installed, which runs through the subdivision. 8) YBSD construction is anticipated to begin in late May. Mike Schoppe comments 1) Mike Mondus stated ownership of lot D will be the park, Lots A, B and C will be owned by the homeowners association. Easement questions would be better addressed by the director of YBSD. Twenty 2) A pitch of 2%with a four foot cover was okayed on the 4-acre site. In the 66' strip on out lot C,bike trail language can be added, calling out the 30' YBSD easements. There is no dollar amount attached to this Lot. The existing easements should be added to the out lots. 3) Lot B should be noted it is for storm water overflow management. It should be noted that the City wants to own this. Spaceco will do some landscaping prior to the acceptance of the property. The City is looking for a landscape buffer easement and a storm water easement over the entire piece. The homeowners association will retain ownership. 4) The PUD agreement states the minimum side yard setback is 7.5 % 5) Anna Kurtzman need documentation on the lot listed on the curves. Re-submittals of landscaping and engineering are due 1/3/05. Revised final plats are due January 4th. It is scheduled for Plan Commission on January 12, 2005, EDC on the 20th, COW on Feb. 1 and City Council on Feb. 8th Grande Reserve Unit 10 Preliminary/Final Plat (10:40a.m.) Anna Kurtzman comments 1) There was discussion on the clarity of the front,rear and side yards and clarity for the zoning purposes. Ms. Kurtzman stated that the setback for the overall building from the main lot and the building separations are based on how the buildings are oriented. 2) The developer will supply a geometric base sheet for all units, designating side, rear and front yards with a table supplied. Designated will be a 20' side to side minimum, with a note on the plat to refer to the engineering plan attachments before issuing building permit is issued. 3) Primarily, four lots are at issue: 3020 (front is Litchfield), 3021 (Grand Trail is the front) and 3018 (front yard is Matlock) , and 3022 ( front yard is Matlock). The side yards will be 20' which abut the street, and the rear yards need to be 30". 4) A table will be kept and no footprints are needed on the plats, and this will be an attachment to the engineering plans. Engineering comments 1) The buildings are condominiums with single services for each unit. 2) John Whitehouse and Tim Fairfield stated since the water service is being provided off the main street, that loops around the buildings are not necessary. 2 Mike Schoppe comments 1) Sidewalks will be adjusted lower if possible to maintain flood routing. Mr. Urban stated that steps will also be added to the sidewalks. This will move to Plan Commission on January 12th, 2005. Submittals of landscaping and engineering plans need to be in by January 3rd. Revised final plats are due Jan. 4th. Grande Reserve Unit 11 —Preliminary/Final Plat( 10:50 a.m.) Engineering comments 1) Footprints will be removed on Unit 11. 2) Ownerships of lots need to be noted. The units will be condos. 3) Items 28-34 have been addressed,per John Whitehouse. Mike Schoppe comments 1) Lots 23, 24 and 25 need to be identified as ownership by the home owners association. 2) Mike Schoppe will receive comments on the placement of trees from the developer. 3) Islands will be maintained by the home owners association and owned by the City. Staff concurs that the parking along side the oblong median is needed. 4) Guest parking needs to be on the site plans. Anna Kurtzman comments 1) Boundaries and rear setback will be noted on attachment to the engineering plan with a geometric plan for each building. Rear yards will be added to the plat. 2) The boundary between units 10 and 11 needs to be noted with community setbacks. Unit 11 has the same schedule as Unit 10. Swanson Lane Estates—Preliminary/Final Plat(11:20 a.m.) Mike Schoppe comments 1) Mr. Schoppe is asking that Parcel A be a separate lot, conveying as a non-buildable lot. Mr. Swanson would own the lot, and convey to the property owner he wishes or to the home owner's association. Ownership should be noted. 2) The conservation easement language should be noted on the plat, and who the easement is being granted to. The City prefers it be conferred to a 3rd party, rather than the homeowner's association. The City does not want the association to transfer ownership of a possible bike trail. Laura wants assurance that this area will be protected as part of the Blackberry Creek preservation plan. 3) New detailed landscape plans will be submitted to the clerk's office, per Mr. Kopecky. Engineering comments 1) The words "preliminary and" should be eliminated from the title of the document. 2) Floodplain management will be designed per Mr. Kopecky for the conservation easement. Conservation management and floodplain management easements need to be 3 titled separately, so, if separate entities have titles they would each get an easement management rights. 3) The county engineer's certificated does not need to be added to the plat per John Whitehouse. 4) Mr. Kopecky stated saw cuts will be made into road to show linkage and check the road for substructure. If additional improvement is needed, under layment may be recommended during a later season. Language needs to be added in the annexation agreement. 5) The developer is requesting 16' as a width of Boomer Lane. Arguments given were for saving the trees in the area, and Mr. Fairfield was unable to give an opinion because he did not know the placement of the trees. Mr. Fairfield was giving a CAD drawing of the trees by the developer. The Fire Department will do a site visit and make a written recommendation to the City. Anna Kurtzman's comments 1) Setbacks need to be shown on the plat. 2) One hundred percent of the land cash is due at final plat, in lieu of a trail. This is scheduled for Plan Commission on January 12th. Submittal of landscaping and engineering plans are due by Jan. 3 and revised final plats are due Jan. 4th XPAC —Preliminary/Final Plat ( 12:05 p.m.) Developer is proposing a subdivision of 4 lots, changing the size of the pond to increase the capacity (including X-PAC property) Mike Schoppe comments 1) The site plans show no drives. The developer is proposing that the drives are interconnected. The developer has designated curb cuts and sent the preliminary plans to IDOT for comments. 2) A cross access blanket easement is needed,with access to all lots' ingress and egress. The developer stated that there is a reciprocal agreement that provides cross access. John Whitehouse stated that the City needs recording dates and document numbers for the reciprocal agreements on the Plat. 3) Parking needs to be shown. 4) Mike will review the site plan with variances. Engineering comments 1) A cross-access easement should be shown for the access driveway off Cannonball Trail. 2) There needs to be a hydrant extension on the northeast side. Per the development agreement, there needs to be two sources of water. 4 Anna Kurtzman's comments 1) The document number should be on the plat. This will be clarified with the Clerk's office. 2) Smith Engineering needs to resubmit the plat with changes. . This is scheduled for Plan Commission on Jan. 12. New submittals of final plat, preliminary PUD plans (with variances and set backs) and site plans should be submitted by December 15. The meeting was adjourned at 12:50 p.m. Respectfully submitted, Annette Williams 5 joi 2L To the City of Yorkville Plan Commission: RFCEr*o We urge you to carefully consider the development proposal requested by Midwest Development for the property on Fox Road, east of Highpoint Rd., and to stay with the comprehensive plan developed for our area of Kendall County of 1 acre residential lots. The 1 acre residential lots are compatible with the existing subdivisions along Fox Road, as one approaches Yorkville from the west, namely Fox Glen and Silver Springs. The original master plan of 1 acre lots was a good plan and contributes to a tasteful and appealing look for the entrance into Yorkville. We feel there are many good reasons to control the density of the proposed development along Fox Road: • Keeping the lots at the 1 acre size for the proposed development would put less of a strain on the traffic along Fox Road. The amount of homes being requested by the developer could add at least an additional 200 cars a day on Fox Road,which would create a dangerous and snarled traffic situation. • A high-density development in this subdivision could add a possible 300-400 additional children to the Yorkville School system, which is already struggling with overcrowding due to the tremendous growth in Yorkville. Fewer homes in this proposed development would put this number lower. • High density in this area will disturb the drainage of the existing wetland along the western edge of the proposed development. The springs and creek in this field now flow into the Fox Glen subdivision, and the fear of flooding from this water system is very real to the residents of Fox Glen. This wetland area in the proposed development needs a greater measure of protection around it than what is suggested by the developer. • If the Board allows a high density development in this area at this time, we feel it would set an undesirable precedent for future developments along Fox Road and other nearby areas. We would like to see the Board take a strong position that the density of this and future developments will be controlled. lom and Judy Gilmour 23 Fox Glen Dr. Yorkville, IL Jan. 12,2005 . , PC: • -cc.Q-{ -_ (re9 C/)./... United City of Yorkville Esr1636County Seat of Kendall County - � 800 Game Farm Road 0 Yorkville, Illinois, 60560 � 9 ��f`°as`" Telephone: 630-553-4350 ' L E ��e. Fax: 630-553-7575 Website: www.yorkville.il.us December 21, 2004 Mr. Jason Wiesbrock Jacob & Hefner Associates, P.C. 815 Campus Drive Joliet, Illinois 60435 Re: Wynstone Townhome Development Dear Jason: I have reviewed the revised preliminary plan for the referenced development dated December 15, 2004 and have the following comments: General • Please submit the plan to Walter E. Deuchler Associates, Inc. to review on behalf of the Yorkville-Bristol Sanitary District (YBSD). Check to see if this property has been annexed to YBSD. • Please submit the plan to Bristol-Kendall Fire Protection District to review with respect to fire protection and access. • Please submit the plan to Kendall County to review on behalf of Kendall Township regarding the emergency connection to existing Walnut Drive. • Respond to any comments Mike Schoppe may have. • Provide a tree survey, wetland delineation report, and USDA Land Use Report. • The roadway proposed for connection to the east (St. Joseph Way) is a private road. Will this development become part of the Fox Highlands HOA and contribute towards maintenance of this private road? • Street names should be provided. Since both streets are continuations of existing roads, use St. Joseph's Way and Walnut Drive. • Provide structure identification labels to make review comments easier. Sheet 1 • Please provide analyses of both upstream and downstream properties with respect to stormwater runoff. • Please provide the Grading and Drainage plan in digital form to expedite review of the detention requirements. We use AutoCAD 2004 software. • Provide calculations for the 10-year and 100-year pond HWL. The tops of sewers discharging to the basin cannot be lower than the 10-year HWL. • Dry ponds have a 4-foot bounce limitation. The proposed pond has a 7-foot bounce. • Potential exists to disconnect some impervious area by conveying stormwater through swales rather than storm sewers. Where sewers discharge to the pond, pull the flared-end-sections back and run the stormwater through a swale before it enters the pond. • The storm sewer alignments into the courts are on top of the proposed sanitary sewers. Rather than running storm sewer into the courts, consider pitching the pavement to run out to Walnut Drive and picking up those flows at the curbline. Due to limited room in the private right-of-way, run the storm sewer down the middle of Walnut. Running the storm sewer parallel to and beneath the curbline is not acceptable. • Disconnect the storm sewer at the manhole near Walnut Sta. 3+00 and run to a new 1±S discharging to the pond. • The storm sewer to the east of Buildings 11 and 12 is almost on top of the proposed watermain. Move the storm sewer further east. • Show depressed curb running across the driveway aprons. • Show T-turnarounds at the north and south ends of Walnut Drive. Add a note stating that new Walnut Drive shall be extended to existing Walnut Drive and that a gate shall be erected. • Having an emergency access to Route 47 may be a good idea, but not at the location proposed due to severe grades to the west. A better location would be between Buildings 5 and 6. The proposed court pavement could be used, and there is an existing driveway not far to the west. Sheet 2 • Identify the way that individual units will be served with water and sanitary. • Will units have basements?If so, storm services are required for sump pumps. • Identify location of the valve on the existing Route 47 watermain between the two pressure taps. If a valve does not exist, one will have to be inserted. • Stub a watermain north along Walnut to the boundary of the development. • Stub sanitary sewer north and south along Walnut to the boundaries of the development. Confer with Walter Deuchler Associates regarding sewer profiles. • Add/move/delete watermain valves and hydrants as shown on the attached print. Please address these comments at your earliest convenience. If you have questions about any of these comments, please call me at (630) 553-8527. Very truly yours, b).p. Joseph Wywrot City Engineer Cc: Tony Graff, City Administrator Liz D'Anna, Deputy City Clerk 4, .....T A v.k Mg . .. c.1 1 flti Mg--------------------- iVS-r------------- i I .._,-----1:5____-----------', ' 8 AiiihMIMI i 1--.. as 1 4111.11.1' r 7 ! ' I lilt , 1 , -,.8,3 I" i m 2, ..-_ 039''',3„ "10A 1 13_0x, cc c ,__ 0360,cL,,,m.1 i'')I ts! ' 7 8W----8W ct T gilt M8 ...., ,„ttati III col Fr 11111 Lo0.0 02- -- 1 I immins__ , 1 , , J ..F. _ : 0 29 40+ TOPE= . ---- . . __, ___ 111 ,ce,' ,,..e- ,,_.-- 0-01'0,0,: _,--- 8W lik 1 1 -.11111111.11.061111 1 --ailliMilli‘ .- .1,9' , 11111111 - Mivinicur I-, .-: I / i AMU' , 11111w . _ di..... NNNNNN A m ___ 9 ' NNNNN 1 El i IIIIIII , , ' / )) '''I i i I .4,6!" , . —.....„ ---..._ --, Jan . 4 . 2005 12 : 32PM No .7060 P . 2/3 Schoppe Des�Associates � r' ~' Landscape Architecture and Land Planning 128 S, Main St. Ph. (630) 551-3355 Oswego, L 60543 Fax (630) 551-3639 January 4, 2005 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates, Inc. Re; Wynstone Townhome Development We have reviewed the Preliminary Plan prepared by Landvision dated 12/10/04, the Grading and Drainage Plan prepared by Jacob Hefner Associates dated December 15, 2004 and the Preliminary Landscape Plan prepared by Gary Weber and Associates dated December 15, 2004, and provide the following comments: General 1. Wyndham Deerpoint Homes is requesting a rezoning of the 9.64 acre site from the existing zoning of R-3 to R-3 P.U.D. As outlined in the City's P.U.D. ordinance, the following information will need to be submitted: a. Preliminary Planned Unit Development application b. Disclosure of Beneficiaries c. Preliminary Engineering Plans d. Architectural Drawings e. Zoning Plat I Aerial Photograph g. Draft agreement of P.U.D. agreement 2. The following information needs to be added to the Preliminary Planned Unit Development Plan: a. Proposed name of development b. Percentage of land devoted to streets c. Percentage of lot coverage d. Dimensions of parking spaces e. Limits of land to be conveyed to the City for park use f. Limits of jurisdictional and non jurisdictional wetlands Jan . 4 . 2005 12 : 32PM No . 1060 P . 3/3 g. Limits of 100-year floodplain. If none are present, a note should be added stating such, 3. In addition to the above information, a tree survey showing trees 6" or greater in size, along with tree types and general conditions need to be submitted. Preliminary Plan 1. The extension of St. Joseph Way has been planned to go through this site and connect to Route 47. We agree that this should be a planned drive or street and not just an emergency access. The plan should be revised to incorporate this extension of St. Joseph Way to the west property line. 2. The side loaded garages have a unique curve at the end of the drive before meeting the main drive. We recommend these drives be straightened. Grading and Drainage Plan 1. The general limits of the grading operations should be shown. The plan should also show the general limits of the tree preservation areas. Preliminary Landscape Plans 1. The Landscape Plan does not show any of the existing trees to remain. The wooded character of the site is a unique feature to this site and the approval of a P.U.D. should be based, in part, on how well the existing trees can be preserved. Areas of existing trees to be preserved should be shown on the landscape plan. We will continue our review as the additional information outlined above is submitted. 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— EEI Bill Dettrner, Building Official John Wyeth, City Attorney pc, xc,c(.___( ,cso cis.` oit United City of Yorkville EST. 1836 County Seat of Kendall County 800 Game Farm Road �� fff Yorkville, Illinois, 60560 `o'°'s°" `' 0 Telephone: 630-553-4350 'ALE x\--\' Fax: 630-553-7575 Website: www.yorkville.il.us December 27, 2004 TO: Tony Graff FROM: Anna B. Kurtzman' SUBJECT: Compliance Review Wynstone Townhome Development Preliminary Plan —latest revision date: 12/10/04 I have reviewed the materials submitted regarding the project listed above against the Judith Bell, Jennie Mulvey and Richard Huston Annexation Agreement (executed April 6, 2000) and have the following comments: 1. The annexation agreement granted R-3 zoning for this part of the property. The R-3 zoning for single-family attached units requires the following setbacks: Front: 30 feet (proposed plat shows 25 feet), Rear: 30 feet, Corner side: 20 feet, Internal Side: 10 feet. 2. Thereshouldbe some clarification regarding the number of parking spaces being provided. The site data chart located on the preliminary plan indicates that a total of 224 garage/driveway spaces are being provided. It appears that the petitioner is indicating that they will provide a total of 4 garage/driveway spaces per dwelling unit. The zoning code specifies that parking spaces are not allowed in the required front yard. Therefore, any spaces that are being assigned to be located between the end units and the private drive should not be included in the overall count. 3. It appears that the adjacent zoning information maybe incorrect. Property to the south is shown as being zoned B-3. My records show this property as unincorporated. The property to the west is shown as unincorporated. The northern two-thirds is within the City limits and is zoned B-3. The southern one-third is unincorporated. /abk filename: C:\Documents and Settings\Anna\My Documents\Wynstone TI \12-27-04report.doc 01/04/2005 TUE 17:18 FAX 630 466 9380 EEInc. ?002/004 1 R 7 t;. {3.'.! Cl 4... • • 52 Wheeler Road • Sugar Grove, It. 60554 TEL: 630 / 466-9350 r,' r. •..n,;.`;. FAX: 630 / 466-9380 www.eeiweb.com ' Ina. 30 YCAR OF January 4, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat of Subdivision, Caledonia Subdivision, United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat for the referenced Caledonia Subdivision prepared by SPACECO, Inc., containing 3 sheets with latest revision date of December 17, 2004 and offer the following comments: In general, the Plat is 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 • 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. G'.1PubiiCWorkville\2003\Y00320 Caledonia(Inland Real Eslat0Dor,‘lwywro107 doe Consulting Engineers Specializing in Civil Engineering and Land Surveying 01/04/2005 TUE 17:18 FAX 630 466 9380 EEInc. 2003/004 FINAL PLAT 1. The surveyor has indicated that the easement granted to AT&T by document number 163363 will be shown in a subsequent revision to the Final Plat once the utility line has been located in the field. 2. The easement which has been provided following our first review along the rear of Lots 34-40 does not appear wide enough to accommodate the location of the proposed storm sewer as shown in the improvement plans. We will defer final comment on this easement until the revised final improvement plans have been submitted and reviewed. 3. The 15 foot easement provided westerly of and adjacent to the 30 foot YBSD easement across the rear of Lots 140-146 should be labeled to avoid any future potential misinterpretation as to its use. 4. 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 has been provided for Lots 20/21, but not Lots 4/5, Lots 47/48, Lots 50/51, Lots 141/142, Lots 173/174 or Lots 204/205. Our final review of these easement requirements will be provided upon submittal of the revised improvement plans. 5. Additional easement widths may be required in other locations as well depending on the final sizing and location of the storm sewers. 6. The Future Right of Way Easement Provisions are not necessary and should be removed from Sheet 3. 7. The language in the "Conveyance and Acceptance" note on sheet 3 should be revised to state "by the United City of Yorkville" instead of"be Kendall County". 8. A final engineer's estimate of probable construction cost should be submitted with the Final Improvement Plans for use in establishing the required letter of credit prior to the City signing this Final Plat. 9. All other previous plat comments have been satisfactorily addressed. We therefore suggest the Plan Commission recommend approval of this Final Plat subject to these and other Staff comments. 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. G:\Public\Yorkville12003\Y00320 Caledonia(Inland Real Estate)1Docllwywrot07 doc ' 01/04/2005 TUE 17:18 FAX 630 466 9380 EEInc, 2004/004 Sincerely, ENGINEERING ENTERPRISES, INC. . ‘4:- /f ,.b., ' C ,�f� - 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) 954-5G73 fax JWF, EEI G:\Public\Yoikv;Ne\2003\Y00220 Caledonia(Inland Heal 6.state)\Ooc\IwywrolU7.doc Jan . 4. 2005 12 : 40PM No .106I P . 2/3 Schoppe Desin.AssociatesC Landscape Architecture and Land Planning 126 S. Main St. Ph. (630)551-3355 Oswego, IL 60543 Faye (630)551-3639 January 4, 2005 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. dated 12/17/04, and provide the following comments: General We are reviewing these plans against the P,U.D. development agreement referenced as Doc: 58996/2. This draft has been signed by Tom 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 any 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. All other plat issues have been satisfactorily addressed. Final Site Improvement Plans 1. Final Site Improvement Plans need to be submitted for approval prior to approving the Final Plat. Final Landscape Plans 1. Final Landscape Plans need to be submitted for approval prior to approving the Final Plat. • Paye l 0t7 Jan . 4 2005 12:41PM No . ]061 P. 3/3 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 Tim Winter— MPI John Whitehouse—EEI Bill Dettmer, Building Official John Wyeth, City Attorney Pip 2 oft 'VC) ,)- COLI- - D-4 k .yam° United City of Yorkville ESTI i1836 County Seat of Kendall County�- 800 Game Farm Road 4 Yorkville, Illinois, 60560 -5t. ---p-- `gyp Telephone: 630-553-4350 L/LLE ‘‘y Fax: 630-553-7575 Website: www.yorkville.il.us December 20, 2004 , TO: Tony Graff FROM: /('Anna B. Kurtzma SUBJECT: Compliance Review Final Plat of Subdivision - Caledonia I am in receipt a memo (including attachments) submitted to you in response to comments I made on December 2,2004 regarding the project listed above. Based upon this submittal, I note the following: 1. I had previously indicated that the proposed annexation agreement indicates that a minimum of five acres of parkland is to be dedicated and that Outlot D has just over 4 acres of land, therefore additional acreage needs to be provided. The engineer has indicated that the additional acreage is to be donated with land located to the south of the subject property. I have e-mailed Laura Brown to determine if this is acceptable. 2. My previous comment indicated that the typical lot detail indicates that the side yard setback is 10%, with a minimum of 10 feet. According to the teiiis of the agreement the minimum setback is 7.5 feet. The typical lot detail has been revised, however, it is still not acceptable. I recommend the following: "Side Setbacks = 7.5' wide at front setback line, unless public utility is located in sideyard then minimum setback is 7.510' and 7.5' easement will be granted." Joe Wywrot and/or John Whitehouse will need to determine if the easement width should to be adjusted accordingly. 3. I had requested that the lot width (as measured at the building setback line) be provided for a number of lots. This information was provided for all lots, with the exception of Lot 6. I would also remind yoti that the annexation agreement has not been recorded and I would urge caution in approving/recording the final subdivision plat until the annexation agreement has been recorded. My notes indicate that I conducted a review of the text and recommend cleaning up certain aspects. Once the text was clean, a final staff review of exhibits is suppose to occur. I do know that the preliminary plat will need to be adjusted (there is an incorrect PIN and incorrect information on the preliminary plat). /abk c: J.Wywrot,J.Whitehouse filename: C:\Documents and Settings\Anna\My Documents\Caledonia\FP review memo 12-20-04.doc Liz D'Anna From: Laura Browm[Ibrown@yorkville.il.usj Sent Thursday, October 28, 2004 1:52 PM To: akurtzman@yorkviHe.il.us; ldanna@yorkville.il.us Subject developer notes Anna, r� Attached is the park board recommendations for Swanson Lane Estates and Caledonia ( ) , (_,LJk F, ( lam Swanson Lane Estates subdivision is planning area #4 with boundaries of Burlington Railroad, route 34, Kennedy Road, and Route 47. The property is adjacent to the Blackberry Creek to the south. The developer is proposing 5 lots. Parks currently in this planning area are Purcell Park, and the Grande Reserve parks. Park Board Recommendations 7/26/04 Cash only contribution for land cash requirement. In addition Park Board are recommending a conservation/trail easement along north and south banks of the Blackberry Creek and an easement along Boomer lane. This will allow for a connection of the Blackberry Creek Trail if agreements with adjoining properties can be reached. When possible put trail easement outside the 10 year flood plain north side of the Creek. Caledonia (47 and Cornelius Road) Inland property 1 ( ) . t 0(4 Requirement is a 7.97 acre park 4/28/03 Park board reviewed plans would like the park site to be relocated to the west end of the property for possible joining to adjacent property to the west for a larger park. 5/8/03 Plan council (comprise needed) expand the park site on the south end of the property and add some acreage to out-lot F to create a 8-9 acre parcel with trails that could lead to the west property. 5/29/03 Plans were reviewed at Plan committee. The Park designs were reconfigure to have a 400' depth. 6/11/03 Plan commission 11/2003 Attended COW for concept plan 1 01/04/2005 TUE 16:26 FAX 630 466 9380 EEInc, �,: „ 002/005 �� , � =T!: - 2004 \t - 52 Wheeler Road 0 Sugar Grove, BL 60S54 -1 ic V �; FAX: 630 / 466-9380 www.eeiweb.com K�iw!�Qsas�cyrYre� -� TEL: 630 / 466-9350 4. 4=nic,rprfl.:`,s, ..:30 YEARS OF ,;v 'El C L.LENCE t January 4, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat of Subdivision, Grande Reserve, Unit 10, (Neighborhood 7), United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat for the referenced Unit 10 prepared by Midwest Technical Consultants, Inc., containing 2 sheets with latest revision date of December 15, 2004. We offer the following comments: In general, the Plat is 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. 1. A final engineer's estimate of probable construction cost should be submitted with the Final Improvement Plans for use in establishing the required letter of credit prior to the City signing this Final Plat. 2. Note 3 on Sheet 1 should be revised to include Lot 3018. 3. There have been some revisions made to non easement areas as previously requested in many locations which indicates that there will be significant changes to the utility layout to provide proper separation between utility lines and the limit of the proposed easements. The improvement plans will be closely reviewed in this regard and should be approved prior to the plat being signed. G.U'uhlifforkville120021Y00216 Grode 1teserve(Mr°I)\doc1lwywrot29GRUNIT10-02.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying 01/04/2005 TLE 16:26 FAX 630 966 9380 EEInc. ?003/005 4. All other previous plat comments have been satisfactorily addressed. We therefore suggest the Plan Commission recommend approval of this Final Plat subject to these and other Staff comments. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, • ENGINEERING ENTERPRISES, INC. • � r • j',,John T. Whitehouse, RE., 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, EEl G:\Public\Yorkville\20021Y00215 Grande RGGSPrve(MPI)trlocvwywrot29GRUNIT10-02.doc Jan . 5 . 2005 11 :09AM No .7074 P . 2/2 Schoppe Vesign Associates ( )-CC( ( Landscape Architecture and Land Planning 126 S.Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630)551-3639 January 5, 2005 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates, Inc, Re: Grand Reserve —Unit 10 (Neighborhood 7) We have reviewed the Final Plat dated 12/15/04 prepared by Midwest Technical Consultants and provide the following comments: Final Plat 1. The layout of the streets and buildings envelopes is consistent with the approved Concept Plan Exhibit "C" of the annexation agreement. 2. All other plat issues have been satisfactorily addressed. We recommend approval of the Final Plat subject to final approval of final engineering and landscape plans. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MPI John Whitehouse—EEI Bill Dettrner, Building Official Xoyc 1 of 1 r PC2 ) C,C, — OLp ///46 Co. �4\ United City of -Yorkville EST 1836 County Seat of Kendall County -� 800 Game Farm Road 5111111 -6 FU , U) Yorkville, Illinois, 60560 _a Telephone: 630-553-4350 ��<CE `�,�• Fax: 630-553-7575 Website: www.yorkville.il.us December 27, 2004 TO: - Tony Graff /C" FROM: Anna B. Kurtzman, AICP`'=' SUBJECT: Compliance Review Final Subdivision Plat - Grande Reserve Unit 10 (Neighborhood 7) Last Revision Date 12/15/04 I have reviewed the document listed above and have the following comments: 1. My previous comments had indicated that setbacks from roads were not being met due largely to the definition of front yard (when a lot abuts more than one road, the smallest frontage is deemed to the be front of the lot). After significant discussion with the applicant and staff at the November Plan Council, it was determined that, as this is a PUD, the definition of front yard will be as illustrated on the final plat of subdivision. I have reviewed the plat and have determined that each lot does comply with setbacks. 2. 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 10\12-27-04GrandeReseive.doc 01/04/2005 TUE 16:26 FAX 630 466 9380 EEInc, 2004/005 PCC:C, ( C .. .... iG74. - 004 o- 52 Wheeler Road • Sugar Grove, IL 60554 rt�� "`0^ r. ' TEL: 630 / 466-9350 "y FAX: 630 1466-9360 .r,�;Pnverorc!t 4 www.eeiweb.com ,t CeCS. .r :'',10•YEARS OF: £.XC.E.E.LENCE • January 4, 2005 Mr. Joseph A. Wywrot, P,E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 • Re: Final Plat of Subdivision, Grande Reserve, Unit 11, (Neighborhood 6), United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the Final Plat for the referenced Unit 11 prepared by Midwest Technical Consultants, Inc., containing 2 sheets with latest revision date of December 15, 2004. We offer the following comments: In general, the Plat is 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. 1. A final engineer's estimate of probable construction cost should be submitted with the Final Improvement Plans for use in establishing the required letter of credit prior to the City signing this Final Plat. 2. There have been some revisions made to non easement areas as previously requested in many locations which indicates that there will be significant changes to the utility layout to provide proper separation between utility lines and the limit of the proposed easements. The improvement plans will be closely reviewed in this regard and should be approved prior to the plat being signed. G.PubliclYorkville120021Y00215 Grande Reserve(MPI)1doc11wywrot30GRUNIT11-02 doc Consulting Engineers Specializing in Civil Engineering and Land Surveying 01/04/2005 TUE 16:26 FAX 630 466 9380 EEInc. ?005/005 3. All other previous plat comments have been satisfactorily addressed. We therefore suggest the Plan Commission recommend approval of this Final Plat subject to these and other Staff comments. If you have any questions or comments regarding this review, or require any additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. / ('( 'G :X., John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Deputy Clerk Tim Winter, P.E., POG @ 630-325-5595 Dan Oefner, P.E., CGL @ 630-250-9644 JWF, EEI Ci.\FI hlic1Yorkville120021YOU215 Grande Reserve(MPI)1doc11wywrot3OGRUNIT11.02.doc Jan . 5 . 2005 12 : 11PM No .7075 P . 2/2 Schoppe Design Associates P- Landscape Architecture and Land Planning 128 S. Main St. Ph. (630) 551-3355 Oswego,IL 80543 Fax (830) 551-3639 January 5, 2005 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 12/15/04 prepared by Midwest Technical Consultants and provide the following comments: Final Plat 1. The layout of the streets and buildings envelopes is consistent with the approved Concept Plan Exhibit"C" of the annexation agreement. 2. All other plat issues have been satisfactorily addressed. We recommend approval of the Final Plat subject to final approval of final engineering and landscape plans. CC: Mayor Art Prochaska Tony Graff, City Administrator Liz D'Anna, Deputy Clerk Tim Winter—MPl John Whitehouse EEI Bill Dettmer, Building Official • Peg.l or A ° United City of Yorkville EST. 1836 County Seat of Kendall County �� 800 Game Farm Road P , If L, ° Yorkville, Illinois, 60560 � Telephone: 630-553-4350 Fax: 630-553-7575 G14CE `ti Website: www.yorkville.il.us December 27, 2004 TO: Tony Graff FROM: Anna B. Kurtzman, AICP � SUBJECT: Compliance Review - Grande Reserve Unit 11 (Neighborhood 6) Final Subdivision Plat - Latest Revision Date: 12/15/04 I have reviewed the document listed above for compliance with the annexation agreement. This plat is in substantial compliance with the teinis of the annexation agreement, however, there are some final details that will need to be addressed prior to final approval. These details are spelled out in my December 2, 2004 memo. /abk filename: C:\Documents and Settings\Anna\My Documents\Grande Reserve\Unit 11\12-27-04GrandeReserve.doc pc,, ort �t - (4, ,„° c,j_ United City of Yorkville o County Seat of Kendall County 800 Game Farm Road EST. 1836 Yorkville, Illinois, 60560 �� Tele hone: 630-553-4350 r0' Ti.,. \ Fax 630-553-7575 'i., —.`;y�.� Website: www.yorkville.il.us December 27, 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 landscape plan for the referenced development, received on December 27, 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. • The plan was not re-submitted for review. My comments regarding the plan are repeated below. Plat: • The Floodplain Management and Conservation Easement should be dedicated to a governmental agency or non-biased conservation group such as the city, the Kendall County Forest Preserve District, or the Conservation Foundation. Conventional stormwater management was not required for this development due to the low density and the promise that stormwater best management practices will be enforced along Blackberry Creek, which as been identified as a high quality stream by the Illinois DNR. It is very doubtful that neighbors in such a small development will enforce restrictions on themselves and prevent the mowing down of native plantings in buffer areas should someone want a more usable back yard. • The area designated as floodplain management and conservation easement should also be dedicated for a blanket public utility and drainage easement. • Confirm with our Parks Department that their request for a trail easement along the creek has been resolved to their satisfaction. 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, J j Joseph Wywrot City Engineer Cc: Tony Graff, City Administrator Liz D'Anna, Deputy City Clerk Jan . 4 . 2005 11 . 11AM No .1058 P . 2/3 Schoppe Design Associates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax (630) 551-3639 January 3, 2005 MEMORANDUM To: Joe Wywrot, City Engineer From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Swanson Lane Estates We have reviewed the Final Plat of Planned Unit Development dated 12/22/2004 prepared by Landmark Engineers and Surveyors, Engineering Development Plans prepared by Landmark Engineers and Surveyors dated 12/21/2004, and the Landscape Plans dated 12-22-04 prepared by Don Halarnka Associates, Inc., and provide the following comments: Preliminary and Final Plat 1. Identify ownership of Parcel A. 2. Identify in the easement text to whom the floodplain and conservation easement is granted to. 3. The floodplain management and conservation easement on Lot 4 should be extended approximately 25' north to correspond with the edge of the existing vegetation and the top of the slope. 4. All other plat issues have been satisfactorily addressed. Engineering Development Plans 1. All engineering issues have been satisfactorily addressed. Landscape Plans 1. It is our understanding that enhancements and "best management practices" are to be done to the Floodplain Management and Conservation Easement area in lieu of providing a traditional stormwater basin. The plan currently calls for seeding of 12 individual areas within the existing trees with wetland type plants. The vegetation within the existing tree area is of poor environmental quality made up primarily of invasive species. Given the large amount of invasive plant material growing next to the proposed seeding raga i o2 Jan . 4 . 2005 I1 : 1 AM No . 7058 P. 3/3 sites, I believe the reseeded effort would fail and become taken over by the adjacent invasive material in a relatively short period of time. Typically in an environment such as this, we would recommend the removal of all of the invasive material and then revegetating the area by seeding and plugging of mesic and wet-mesic plant communities. However, given the small size of this development, that type of revegetation program would be extreme. We recommend that a burn management program be established for that portion of the conservation easement which is covered by the existing vegetation. Over time, this will control the invasive vegetation and allow any native vegetation which may be present in the soil an opportunity to take hold. Additionally, we recommend that approximately half of the existing bluegrass area within the conservation easement on Lot 6 be removed and revegetated with mesic and wet-mesic plant communities. This area should extend from the culvert under Swanson Lane south to the existing trees. 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 Attorney John Wyeth, City Attorney John Whitehouse—EEI Bill Dettmer, Building Official • Peyo 2 o 2 PCi '')-CC:Lt. [ LI' J United City of Yorkville AiiiiEST. - — 1836 Countyl Seat of Kendall County �— 800 Game Farm Road 0 (j - Yorkville, Illinois, 60560 9,� ````, '''�0 Telephone: 630-553-4350 `�<CE ``,\. Fax: 630-553-7575 Website: www.yorkville.il.us TO: Tony Graff December 27, 2004 FROM: Anna B. Kurtzman SUBJECT: Swanson Lane Estates Preliminary and Final PUD Plat–last revision date 12/22/04 I have reviewed the document listed above and have the following comments: 1. The proposed plat does not meet the minimum setback requirements of the Estate zoning classification. However, the petitioner is seeking a special use for a Planned Unit Development, in part, to protect existing vegetation. As such, the deviations in the building setbacks might be acceptable. This will be a policy decision. 2. 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 on Lots 1 and 2, where there appears to be trees that are worth saving. 3. There is a typographical error under the label "Blackberry Creek Subdivision" ("recorded" is misspelled). /abk filename: C:\Documents and Settings\Anna\My Documents\Swanson\12-27-04review memo.doc Liz D'Anna From: Laura Browm [Ibrown@yorkville.il.us] Sent: Thursday, October 28, 2004 1:52 PM To: akurtzman@yorkville.il.us; Idanna@yorkville.il.us Subject: developer notes Anna, Attached is the park board recommendations for Swanson Lane Estates and Caledonia ►- C} (- ( Swanson Lane Estates subdivision is planning area#4 with boundaries of Burlington Railroad, route 34, Kennedy Road, and Route 47. The property is adjacent to the Blackberry Creek to the south. The developer is proposing 5 lots. Parks currently in this planning area are Purcell Park, and the Grande Reserve parks. Park Board Recommendations 7/26/04 Cash only contribution for land cash requirement. In addition Park Board are recommending a conservation/trail easement along north and south banks of the Blackberry Creek and an easement along Boomer lane. This will allow for a connection of the Blackberry Creek Trail if agreements with adjoining properties can be reached. When possible put trail easement outside the 10 year flood plain north side of the Creek. Caledonia (47 and Cornelius Road) Inland property c; Requirement is a 7.97 acre park 4/28/03 Park board reviewed plans would like the park site to be relocated to the west end of the property for possible joining to adjacent property to the west for a larger park. 5/8/03 Plan council (comprise needed) expand the park site on the south end of the property and add some acreage to out-lot F to create a 8-9 acre parcel with trails that could lead to the west property. 5/29/03 Plans were reviewed at Plan committee. The Park designs were reconfigure to have a 400' depth. 6/11/03 Plan commission 11/2003 Attended COW for concept plan 1