Plan Commission Packet 2005 04-13-05 .ctp c,ry United City of Yorkville
o„ County Seat of Kendall County
' 800 Game Farm Road
esr.� ` ` 1836
Yorkville, Illinois, 60560
,< Telephone: 630-553-4350
O I,�i Fax: 630-553-7575
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PLAN COMMISSION
AGENDA
Wednesday, April 13, 2005
City Council Chambers
800 Game Farm Road
Revised: 4/7/05
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: March 9, 2005
Public Hearings:
1. PC 2005-02 Montalbano Homes and Conifer Group, 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 Planned Unit Development.
The real property consists of approximately 155.825 acres at the Southeast corner of Ament
and Penman Roads, Kendall Township, Kendall County, Illinois.
Presentation: None
Old Business: None
New Business:
1. PC 2005-02 Montalbano Homes and Conifer Group, 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 Planned Unit Development.
The real property consists of approximately 155.825 acres at the Southeast corner of Ament
and Penman Roads, Kendall Township, Kendall County, Illinois.
2. PC 2005-02 Lee Farm-Preliminary PUD Plan
Page 2
Plan Commission Agenda
April 14, 2005
New Business (con't):
3. PC 2005-10 Whispering Meadows Units 3 & 4 - Final Plats
4. PC 2005-13 MPI South- Concept Plan
Additional Business:
1. Yorkville Commons (Northwest Corner of Cannonball Trail and Route 47) -Notice of
withdrawal of request for Special Use and Variances by Petitioner
Adjournment:
Page 1 of 1
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY, MARCH 9, 2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Sandra Adams,
Brian Schillinger, Jack Jones and Tom Lindblom.
A quorum was established.
VISITORS
See attached sign-in sheet.
PUBLIC HEARINGS
1. PC 2005-02 Montalbano Homes and Conifer Group, LLC,petitioners have filed a
request to annex to the United City of Yorkville and rezone from Kendall County A-1 to
Yorkville R-2 One Family Residence District Planned Unit Development.
See attached.
NEW BUSINESS
1. PC 2005-02 Montalbano Homes and Conifer Group, LLC, petition to annex and
rezone.
The item was tabled until the April next meeting.
2. PC 2005-07 Brian and Kelly Henrichs—55 Riverside Street — 1.5 mile review
Greg Ingmunson, attorney representing the petitioners, said the property is located across
from Tuma Road. He said the petitioners are asking to divide the property into two lots.
City Planner Mike Schoppe said he recommends the property be rezoned R-1 if the
property is ever annexed to the city.
Commissioner Jack Jones made a motion to recommend to the county that the property
be rezoned as requested. Commissioner Bill Davis seconded the motion. The motion was
unamiously approved in a roll call vote. Commissioners Charles Kraupner, Clarence
Holdiman, Anne Lucietto, Bill Davis, Sandra Adams, Brian Schillinger, Jack Jones and
Tom Lindblom voted yes.
The meeting adjourned at 9:15 p.m.
Minutes respectfully submitted by Dina Gipe
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE, ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above-entitled matter taken before
CHRISTINE M . VITOSH, C . S . R . , R . P . R . , on March 9 ,
2005 , at the hour of 7 : 00 p . m. , at 800 Game Farm
Road, in the City of Yorkville , Illinois .
D-752805
REPO • COURT
reporting service
800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013
www.depocourt.com
•
2
1 PRESENT :
2 MR . TOM LINDBLOM, Chairman;
3 MR . CLARENCE HOLDIMAN;
4 MS . SANDRA ADAMS ;
5 MS . ANNE LUCIETTO;
6 MR . BILL DAVIS ;
7 MR . CHARLES KRAUPNER;
8 MR . BRIAN SCHILLINGER;
9 MR . JACK JONES ;
10 MR . MIKE SCHOPPE ;
11 MS . DINA GIPE .
12 APPEARANCES :
13 WYETH, HEITZ & BROMBEREK
300 East Fifth Avenue, Suite 380
14 Naperville , Illinois 60563
( 630 ) 355-1458
15 BY : MR . JOHN JUSTIN WYETH,
appeared on behalf of the United
16 City of Yorkville .
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Depo Court Reporting Service ( 630 ) 983-0030
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1 ( Pledge of Allegiance)
2 CHAIRMAN LINDBLOM : Okay . This is a
3 public hearing on PC 2005-02 . Could I have a
4 motion, please, to go to public hearing?
5 MS . LUCIETTO : So moved .
6 MR . JONES : Second .
7 CHAIRMAN LINDBLOM : Moved and
8 seconded . Any discussion?
9 (No response )
10 CHAIRMAN LINDBLOM : Those in favor
11 signify by saying aye .
12 (A Chorus of Ayes )
13 CHAIRMAN LINDBLOM: Opposed?
14 (No response )
15 CHAIRMAN LINDBLOM : Okay . We are
16 now in public hearing . I believe I explained to
17 everybody what we ' re going to do . Is there
18 anybody that wishes to speak tonight? I will
19 swear you in if you --
20 (No response )
21 CHAIRMAN LINDBLOM: Okay . If not ,
22 could I have a motion to continue this meeting
23 then until April 11th? 13th . I ' m sorry . 13th .
24 MR . SCHILLINGER : So moved .
Depo Court Reporting Service ( 630 ) 983-0030
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1 MS . ADAMS : Second .
2 CHAIRMAN LINDBLOM : Moved and
3 seconded . Further discussion?
4 (No response )
5 CHAIRMAN LINDBLOM : Hearing none ,
6 those in favor signify by saying aye .
7 (A Chorus of Ayes )
8 CHAIRMAN LINDBLOM : Opposed?
9 (No response )
10 CHAIRMAN LINDBLOM : Okay . The
11 meeting is continued, and is there a motion to
12 close the public hearing, please?
13 MR . KRAUPNER : So moved .
14 MS . LUCIETTO : Second .
15 CHAIRMAN LINDBLOM: Moved and
16 seconded . Any discussion? Yes .
17 MR . McGURN : May I just file -- Not
18 for -- My name, for the record, is Michael
19 McGurn . I am general counsel of Montalbano , one
20 of the petitioners .
21 I ' m not speaking either way on
22 this , I just would like to file the proof of
23 service tonight and suggest that rather than
24 close, maybe it just be adjourned until the next .
Depo Court Reporting Service ( 630 ) 983-0030
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1 CHAIRMAN LINDBLOM: Continued?
2 MR. McGURN : Yes .
3 CHAIRMAN LINDBLOM: That ' s the word
4 we used I believe . Yes .
5 MR . McGURN : So if I can present
6 this .
7 CHAIRMAN LINDBLOM: Okay . Thank
8 you . Okay . We had a motion and a second . Is
9 there any further discussion on the motion?
10 (No Response )
11 CHAIRMAN LINDBLOM : Hearing none ,
12 those in favor signify by saying aye .
13 (A Chorus of Ayes )
14 CHAIRMAN LINDBLOM : Opposed?
15 (No Response)
16 CHAIRMAN LINDBLOM: Meeting is
17 continued until April 13th .
18 (Which were all the
19 proceedings had at the date
20 and time aforementioned)
21 ---o0o---
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Depo Court Reporting Service ( 630 ) 983-0030
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1 STATE OF ILLINOIS )
ss :
2 COUNTY OF LASALLE )
3
4 CHRISTINE M . VITOSH, being first duly
5 sworn, on oath says that she is a Certified
6 Shorthand Reporter and Registered Professional
7 Reporter doing business in the State of Illinois ;
8 That she reported in shorthand the
9 proceedings had at the foregoing public hearing;
10 And that the foregoing is a true and
11 correct transcript of her shorthand notes so
12 taken as aforesaid and contains all the
13 proceedings had at the said public hearing .
14 IN WITNESS WHEREOF I have hereunto set
15 my hand this / (day of ✓ lute. (7,L;
16 2005 .
17
18
19
4 AJu/ (( / q/f1 66-17
20 Lid �
CHRISTINE M . VITOSH, C . S . R .
21 CSR License No . 084 -002883
22
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Depo Court Reporting Service ( 630 ) 983-0030
United City of Yorkville Multi-Page 1' & - Yorkville
March 9, 2005
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Depo Court Reporting Services Index Page 1
Naperville, Illinois (630) 983-0030
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG April 6, 2005
NAME PETITIONER TYPE OF DATE OF STATUS
APPLICATION AP
Swanson Lane Estates Gordon& Marcia Swanson Annex, Zoning &PUD 7/16/04 4/6/05 COW
Preliminary Plan 4/12/05 City Council
Autumn Creek(f.k.a. Pulte Homes Annex, Zoning & 8/10/04 4/6/05 COW
Theidel Property) Preliminary Plan 4/12/05 City Council
Bristol Bay Centex Homes Annex, Zoning &PUD 8/17/04 4/19/05 COW
Preliminary Plan 1/24/05
Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 Public hearing @ 5/11/05 Plan Comm
XPAC at Yorkville XPAC Properties LLC Preliminary/Final Plat 11/9/04 Pending-Submittal under staff review
Yorkville Commons McVickers Yorkville PUD, Special Use 11/8/04 Application withdrawn by
Petitioner
Silver Fox Midwest Dev. Annex&Zoning 12/7/04 Pending Fox Road Traffic Study
Preliminary Plan
Prestwick of Yorkville Yorkville Farms Development Annex &Zoning 4/19/05 COW
(Stewart Farm) and Stewart Farms
Schramm Property Donald Schramm Annex &Zoning Pending Pending
218 acres SE corner of Rt.30&Rt.47
Lincoln Prairie Yorkville Don Hamman Annex &Zoning 1/13/05 4/19/05 COW
(300 acres ComEd property on
Eldamain)
Lee Farm Montalbano Homes Annex &Zoning 1/10/05 Public Hearing @ 4/13/05 Plan
Preliminary PUD Plan Comm
Aspen Ridge Estates Aspen Ridge Estates LLC Annex&Zoning 1/12/05 4/19/05 COW
Preliminary Plan 5/11/05 Plan Commission
Landscape Depot of Yorkville Arthur Meinzer/CCM Annex &Zoning 1/12/05 4/19/05 COW
Marketing, Inc.
55 Riverside Street Brian& Kelly Henrichs 1 1/2 Mile Review 2/11/05 4/12/05 City Council
Blackberry Woods McCue Builders, Inc. Annex& Zoning 2/23/05 Public Hearing @ 5/11/05 Plan Comm
Whispering Meadows Units 3 &4 Kimball Hill Homes Final Plat 2/28/05 4/13/05 Plan Commission
MPI South MPI Joint Venture Concept Plan 3/15/05 4/20/05 Plan Comm
(Tuttle,Burkhart,Kuhn&Holt
Properties-West of Rt. 47 between
Ament&Caton Farm Roads)
. ��v c�r o United City of Yorkville Memo
'1' 800 Game Farm Road
EST. 1836 Yorkville, Illinois 60560
--j --:------ (� Telephone:
hone: 630-553-4350
�11 4- pFax: 630-553-7575
'74E 1‘'‘'
Date: April 11, 2005
To: Plan Commission
From: Liz D'Anna, Deputy Clerk
RE: Lee Farm
Please find enclosed the following information to include in your meeting packet
for April 13th for Lee Farm:
1. Preliminary Engineering Plan
2. Aerial Exhibit
3. Copies of Product Type
If you have any questions, please do not hesitate to contact me.
9- (_. 1 ( i (,C 4 --t
,)
04/06/2005 WED 10:12 FAX 630 466 9380 EEInc. 1002/007
Pv c s
52 Wheeler Hoed• Super Grove, II-60554
11111
TEL: 630/488-9350
FAX: 630/466.0380
www,eelweb.com
Engine ering
Enterprise's. April 5, 2005
Inc.
Mr. Joseph A. Wywrot, P.E,
City Engineer
United City of Yorkville
500 Game Farm Road
Yorkville, IL 60560
Re: Preliminary P.U.D. Plan Review, Lee Farm (Montalbano Homes),
United City of Yorkville
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Preliminary
P.U.D. Plan submittal:
• Application and Petition for Annexation, Zoning and Planned Unit Development
dated February 11, 2005 and subsequent application for Preliminary Plan
approval dated March 2, 2005.
• Draft Annexation Agreement dated March 21, 2005
• Topographic Survey prepared by CEMCON, Ltd. consisting of 2 sheets, dated
February 8, 2005.
• Aerial Photo, 1 sheet, undated.
• Preliminary P.U.D. Plat prepared by CEMCON, Ltd. consisting of 1 sheet,
undated, but with Plot File date of March 29, 2005.
• Preliminary Engineering Plan prepared by CEMCON, Ltd. consisting of 1 sheet,
undated, but with Plot File date of March 29, 2005.
• Preliminary Stormwater Management Report prepared by CEMCON, Ltd, with
original issue date of March 28, 2005
• Preliminary Landscape Plans prepared by the Lannert Group, containing 10
sheets with original issue date of March 23, 2005
• Geotechnical Exploration Report prepared by Pioneer Engineering and
Environmental Services, Inc. dated September 12, 2004.
G:\PubliclYorkville120041Y00418 Montalbano Homes(Ament 8 Penman)ldocs\IwywrotOl.doc
Consulting Enginaars Specialising in Civil Enginaaring and Land Surveying
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• Wetland Delineation Report prepared by WSI Environmental dated August 11,
2004.
• Certified Wetland Determination by NRCS, dated October 15, 2004, stating the
agricultural fields included in the project site are considered NW/PC (Non-
Wetland/Prior Converted).
• Rock Island District, Corps of Engineers, Jurisdictional Determination dated
December 15, 2004 stating the project site contains one "Corps-regulated waters
of the United States referred to as an unnamed tributary of Middle Aux Sable
Creek" and that any future plans to include the placement of dredged or fill
material into these waters will require Department of the Army authorization.
• Consultation Agency Action Report (Project Code 0502626) issued by IDNR,
Division of Resource Review & Coordination, on February 17, 2005, stating
"Consultation Terminated".
• Correspondence from IHPA dated February 18, 2005, Log #0160128805 stating
• project is conditionally "exempt" and requesting no further study.
• 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.
We offer the following comments:
General
1. Currently, this property is not contiguous with the corporate limits of the City.
2. No part of the development is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Boundary and Floodway Map
170341 0075 dated July 19, 1982.
3. A thorough review of the Wetland Study should be completed by the City's
wetland consultant prior to Preliminary Plan approval.
4. A copy of the Natural Resource Information Report by the Kendall County
Soil and Water Conservation District should be filed with the City.
5. Permits or Sign-offs will be required from the following agencies:
•
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a. (IDNR) Consultation Agency Action Report regarding
endangered/threatened species or natural areas. Received February 17,
2005.
b. (IHPA) regarding preservation of cultural resources. Received February
18, 2005.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (IEPA) Division of Public Water Supplies regarding water supply and
distribution.
f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent
(NOI) General permit to discharge storm water.
Items c, d, e & f will be required prior to the start of construction activities.
Preliminary P.U.D. Plat
6. A Boundary Survey should be submitted and all boundary dimensions and
bearings should be added to the Preliminary P.U.D. Plat and Preliminary
Engineering Plan. .
7. A complete and current Commitment for Title Insurance should be submitted
for verification of the legal description and disclosure of any existing rights of
way and easements. All existing easements and rights of way, if any, should
then be indicated on the Preliminary P.U.D. Plat and Preliminary Engineering
Plan.
8. A note should be added to the Easement Detail stating "where City storm
sewers, sanitary sewers or water mains are run along side lot lines, a
minimum 20 foot wide (10 feet each side) Utility and Drainage Easement
shall be provided".
9. The note regarding "15 foot corner side" setbacks does not agree with the
setbacks provided on the Plat or with the Build Setback Table located above
the Legal description.
10.Proposed street names should be provided on the Preliminary Plat for review
by the City and KenCom.
11.Cul de sac radii should be shown on the Plat.
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12.Centerline geometry should be indicated for all streets, Proposed block
lengths will be evaluated following submittal of this information.
13.Proposed right of way widths should be shown for all streets as well as
Ament and Penman Roads, Penman Road may require a wider right of way
than what is proposed based on the scaled dimension since it will most likely
be classified a Major Collector. Other right of way widths may require
revision following review of the Traffic Study.
14.All large Lots and buffer areas should be numbered consecutively after Lot
292 with areas and ultimate ownership indicated on the Plat.
15.The right of way width of the cul de sac for Lots 100-104 should be revised to
66 feet.
16.All right of way intersections should indicate the required 25 foot radius.
Preliminary Engineering Plan
17.The timing and funding of the construction of the necessary extension of the
City's water system will need to be seriously addressed in the Annexation
Agreement, as will extension of the appropriate sanitary sewer facilities,
18.The water main at the east end of Lot 292 should be looped. Additional
water main loops may need to be provided after modeling of the system
based on how the City water system will be extended to serve this property.
19.The water main should be extended to the northeast and southwest corners
of the subdivision.
20.The final water main sizing will be determined at Final Engineering after we
•
have input the proposed layout into the City's model and performed a
•
pressure and fire flow analysis.
21.Fire hydrant spacing and the proposed valve layout are satisfactory at this
preliminary plan stage but will be further evaluated at Final Engineering.
22.Proposed street names should be added to the Plans.
23.Street lights should be added to the plan and should be placed on the side of
• the street opposite the water main.
24.A note calling for "hot poured joint sealer at the pavement-curb joint" should
be added to the proposed cross sections as has been required in other
recent developments. •
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25.The stormwater overflow route that is indicated through the center of the
park site should be routed along the perimeter of the park.
26.The storm sewer lateral between Lots 58 and 59 appears unnecessary.
27.Additional rear yard storm sewers will be required for sump pump service line
connections.
28.The maximum allowable curb inlet spacing of 300 feet is exceeded in several
locations. All inlet spacing and storm sewer sizing will be reviewed when the
Storm Sewer Design Report is submitted with Final Engineering. The design
engineer should note that the maximum size storm sewer that will run
through catch basins below curb inlet structures is 18 inches.
29.A Field Tile Study should be prepared and submitted for review.
30.Preliminary road grades should be provided at all street intersections in
addition to those already shown.
31.At a minimum, inverts should be added to the end sanitary manholes of each
run and at key junctions throughout the system. In particular, it should be
shown that the entire subdivision system can operate under gravity flow
conditions to the west end of the subdivision where it is indicated that there
will be a connection to an off-site sanitary sewer.
32.Sanitary sewer lines should be extended to the extreme limits of the
subdivision.
33.The number of manholes along some of the curved streets could be reduced
by cutting across some sections of the roadway. This can be looked at in
more detail at Final Engineering.
Traffic Study
34.The required Traffic Study should be prepared and submitted for review.
35.It should be noted that Ament Road and Penman Road will most likely
require complete reconstruction to meet City standards for the appropriate
roadway classification that will apply. Penman Road will probably be a Major
Collector and require a 3 lane cross section with landscaped median. Ament
Road will probably be classified a Collector and will require turn lanes at all
intersections. Final recommendations for perimeter road improvements will
be made following our review of the Traffic Study.
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Preliminary Stormwater Management Report
• 36.The project site should be indicated on Exhibit C.
37.The stormwater management facility design has utilized the Aux Sable
Watershed recommended maximum release rate of 0.10 cfs/acre for the
100-year storm event. The basins have been sized in accordance with City
• ordinances.
38.It should be noted that runoff from Area #11 in Exhibit D, which is not
tributary to the on-site Middle Aux Sable Tributary, is being routed through
• Stormwater Management Facility #3 which discharges to said tributary.
• However, the maximum allowable site release rate of 0.10 cfs/acre has been
applied only to the site area "naturally" tributary (127.6 acres) which results
• in an allowable discharge of 12,76 cfs. The design maximum discharge is
• 12.5 cfs.
39.Storm sewer outlets from the stormwater management facilities should not
discharge directly to the creek, but should rather discharge to some sort of
bio-swale for energy dissipation and cleansing.
40.The City's wetland consultant should review this report with regard to the
"Wetland Protection Ordinance" which should be applied to this
development. Additional buffering may be required along the tributary to
Middle Aux Sable Creek.
•
Conclusion
Our review will continue as the above comments are addressed by the developer
and the design engineer. If you have any questions or require additional
information, please contact our office.
Sincerely,
•
• ENGINEERING ENTERPRISES, INC.
• John T. Whitehouse, RE., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
JWF, EEI
G:lPublic\Yorkvlllo\2004\YOO41 B Montalbano Homes(Anent&Penman)\docs\IwywrotOl.doc
Apr , 7 2005 8 :4DAM No •1995 P . 2/3
Schoppe Design Associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551.3355
Oswego, IL 60543 Fax (630) 551-3639
October 7, 2004
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Lee Farm
We have reviewed the Preliminary P.U.D. Plat, the Preliminary Engineering Plan both prepared
by Cemcon Ltd. and the Preliminary Landscape Plans dated 3-25-2005 prepared by Lannert
Group, and provide the following comments:
Preliminary P.U.D. Plat
1. The following information needs to be added to the plans per the City's P.U.D.
Ordinance:
a. Sites to be conveyed for parks, schools, and open space.
b. Pedestrian and bicycle circulation systems.
c. Existing vegetation.
d. Limits of jurisdictional wetlands.
e. Surface water including streams and drainage swales.
f. Existing contours.
Even though this information is shown on the Preliminary Engineering Plan, it will aid in
the City's review if it is shown on the Preliminary P.U.D. Plan.
2. The Comprehensive Plan identifies this area as Suburban Neighborhood which has a
recommended density range of 1.50 du/ac to 2.25 du/ac. The proposed gross density of
1.87 du/ac is consistent with the Comprehensive Plan.
3. The creation of the open space corridor along the tributary to Aux Sable Creek is
accomplishing one of the objectives of the City's Park and Recreation Master Plan.
4. All lots which are below 12,000 square feet are located adjacent to open space.
5. The overall street network is laid out well and provides for future extensions to the east
and south.
Apr . 7 . 2005 . 8 : 40AM No • 7995 P . 3/3
6. The traffic study should address whether or not the easterly access to Arnett Road is
needed. If and when the adjacent Clyde Gable Trust Property develops, it is likely that
the entrance would be within the western 600'of that property which would put it within
600' to 800' of the proposed easterly entrance to the Lee Farm.
7. The Comprehensive Plan recommends a landscape buffer in the range of 50' to 100'
measured from the ultimate R.O.W line along collectors such as Penman Road and
Ament Road. The plan should be revised to reflect this.
8. Given the width of the open space corridor, behind lots 99 through 192, the trail would be
located within 5' to 10' of the lot line. We recommend the plan be revised to provide for
the trail to be located at least 40' from a residential lot line.
9. Perimeter walks are required along Penman Road and Ament Road.
10. The intended ownership of the open space parcels should be added to the plans.
11. Label the 40' dedication for Penman and Ament Roads.
Preliminary Engineering Plan
1. Given that the outfall for the stormwater basin is a tributary to the Aux Sable Creek, we
recommend that the discharge pipes outlet into a vegetated filter strip at least 50' from
the creek, rather than directly into the creek.
2. Add a note stating that the park site will be built to the City's Park Development
Standards.
Preliminary Landscape Plan
1. The proposed Plan is consistent with the City's Landscape Ordinance.
2. The proposed plantings in the perimeter buffers are designed to provide a traditional
landscape buffer. The design guidelines in the Comprehensive Plan recommends that
these landscapes be designed to enhance the rural identity through use of elements such
as split rail fencing and natural landscapes. The landscape plans should be revised to
accomplish this.
If you have any questions, please call.
CC: Mayor Art Prochaska
Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
John Whitehouse, EE1
Anna Kurt-mu, Zoning Administrator
PAs.I az
03/18/2005 FRI 12:08 FAX 630 466 9380 EEInc, ?002/005
PC7 1
52 Wheeler Road • Super Grove,IL 60554
TEL:630/466-9350
FAX: 630/468-9380
www.eeiweb.corn
Engineering
Enterprises.
Ino.
March 18, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat, Whispering Meadows Unit 3, (Fisher Property) Kimball Hill Homes, United
City of Yorkville, IL
Dear Mr. Wywrot:
We have reviewed the Final Plat for the referenced Unit 3 containing 7 sheets with latest revision
date of January 27, 2005 and offer the following comments:
Our review of these plats is to determine their compliance with United City of Yorkville Subdivision
Ordinance, generally accepted Professional Land Surveying practices and the Plat Act (765 ILCS
205/1)
Our comments and recommendations are as follows:
• GENERAL
• The plat is clear and well presented.
•
•
• FINAL PLAT
1. On Sheet 1, Note 1, the blank should be filled in.
2. On Sheet 1, Note 2, the word "property" is misspelled. We suggest that the surveyor run a
spell check program on the entire Plat.
3. Outlot A should be re-titled as "Lot A" and the ultimate owner should be indicated.
4. All unnamed roads need to be named.
5. The Rob Roy Creek centerline should be shown throughout the Unit, not where it just
coincides with the boundary.
6. All of Lot A should be designated Public Utility and Drainage Easement and Stormwater
Management Easement.
G1Public\Yorkville12002\Y00219 Fisher Property(Kimball Hal Homes)\Doc\IwywrotUNlT3Plal-02.doc
Consulting Englnaara Specializing in Civil Engineering and Land Survsying
03/18/2005 FRI 12:08 FAX 630 466 9380 EEInc, 2003/005
•
•
7. Any YBSD sanitary sewer easements which traverse this Unit should be shown.
8. Our final comments on easements will follow based on our review of the Engineering
Improvement Plans.
9. Any reference to Unit 4, including the lot layout on Sheet 1, on this Plat for Unit 3 should be
deleted and all recording information for Units 1 and 2 should be placed on the mylars for
this unit prior to recording.
• 10. On Sheet 7, the certificate page, all blanks relating to ownership information and
addresses should be filled in.
11. The Surface Water Statement should be removed from the Plat and placed on the
Topographic Overlay in accordance with the Plat Act (765 ILCS 205/2). The Topographic
Overlay should also be submitted.
•
• 12. The legal description of this Unit is missing from the Surveyor's Certificate, therefore our
review of this plat cannot be completed until a revised and complete plat has been
received.
• CONCLUSION
The Final Plat for Unit 3 is in substantial conformance with the approved Preliminary Plan and
•
the above comments can be easily addressed without revision to any proposed Lot or Right of
• Way. Accordingly, if receive a revised plat containing the legal description of this subdivision by
close of business Monday, March 21, 2005, we will recommend a positive Plan Commission
recommendation, subject to our final comments and final approval of engineering.
•
If you have any questions or comments regarding this review, or require any additional information,
please contact our office.
Sincerely,
ENGINEERING ENTERPRISES. INC.
• 1
John T.Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
JWF, EEI
Ted Feenstra, P.E. V3 @ 630-724-9202
Rich Young, Kimball Hill Homes @ 847-364-2869
G:\Public1Yorkville\20021YO0219 Fisher Property(Kimball Hill Homes)\Doc11wywrotUNIT3PIat.02.doc
03/18/2005 FRI 12:09 FAX 630 466 9380 EEInc, 2004/005
re)
52 Wheeler Road• Sugar Grove. IL 80554
TEL: 830/488.9350
FAX: 830/488-9380
•
www.eeiweb.com
•
•
En@Inssring
Entsrprlsss.
Ieee.
March 18, 2005
Mr. Joseph A. Wywrot, P.E.
• City Engineer
United City of Yorkville
• 800 Game Farm Road
•
Yorkville, IL 60560
• Re: Final Plat, Whispering Meadows Unit 4, (Fisher Property) Kimball Hill Homes, United
City of Yorkville, IL
Dear Mr. Wywrot:
We have reviewed the Final Plat for the referenced Unit 4 containing 6 sheets with latest revision
•
date of February 4, 2005 and offer the following comments:
Our review of these plats is to determine their compliance with United City of Yorkville Subdivision
Ordinance, generally accepted Professional Land Surveying practices and the Plat Act (765 ILCS
205/1)
Our comments and recommendations are as follows:
• GENERAL
• The plat is clear and well presented.
FINAL PLAT
1. On Sheet 1, Note 1, the blank should be filled in.
2. On Sheet 1, Note 2, the word "property" is misspelled. We suggest that the surveyor run a
spell check program on the entire Plat.
3. Outlot B should be re-titled as "Lot B" and the ultimate owner should be indicated.
4. All of Lot 299 should be designated Public Utility and Drainage Easement and Stormwater
Management Easement and the ultimate owner should be indicated.
5. Our final comments on easements will follow based on our review of the Engineering
Improvement Plans.
G:1Public\Yorkville120021YO0219 Fisher Property(Kimball Hill Homes)\oocllwywrotVNIT4Plat-02.doc
Consulting Enginssrs Spsaiallzing In Civil Engineering and Lend Surveying
03/18/2005 FRI 12:09 FAX 630 966 9380 EEInc. ?005/005
• 6. On Sheet 7, the certificate page, all blanks relating to ownership information and
addresses should be filled in.
7. The Surface Water Statement should be removed from the Plat and placed on the
Topographic Overlay in accordance with the Plat Act (765 ILCS 205/2). The Topographic
Overlay should also be submitted.
8. The legal description of this Unit is missing from the Surveyor's Certificate, therefore our
review of this plat cannot be completed until a revised and complete plat has been
received.
9. The recording information for Units 1. 2 and 3 should be placed on the mylars for Unit 4
prior to recording.
• CONCLUSION •
The Final Plat for Unit 4 is in substantial conformance with the approved Preliminary Plan and
the above comments can be easily addressed without revision to any proposed Lot or Right of
Way. Accordingly, if receive a revised plat containing the legal description of this subdivision by
close of business Monday, March 21, 2005, we will recommend a positive Plan Commission
recommendation, subject to our final comments and final approval of engineering.
If you have any questions or comments regarding this review, or require any additional information,
please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
/ .
I\ John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
JWF, EEI
Ted Feenstra, P.E. V3 @ 630-724-9202
Rich Young, Kimball Hill Homes @ 847-364-2869
G:\Public\Yorkville12002\YO0219 Fisher Property(Kimball Hill Homes)\Doc\IwywrotUNIT4Plat-02.doc
Mar . ) 7 . 2005 4 : 57PM No . 7787 P. 2/3
Schoppe DesAssociates,n Inc.
Pc- cc_ c
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630)551-3355
Oswego, IL 60543 Fax(630)551-3639
March 17, 2005
MEMORANDUM
To: Joe Wywrot, City Engineer- City of Yorkville
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Whispering Meadows—Units 3 and 4
We have reviewed the Unit 3 and Unit 4 plans consisting of the Final Plat of Subdivision.
Unit 3 dated 1/27/04 and the Final Plat of Subdivision Unit 4 dated 2/4/05, Final Engineering
Plans - Unit 3 dated 11/1/04 and Final Engineering Plans -Unit 4 dated 11/1/04 prepared by V3
Consultants and provide the following comments:
Unit 3
Final Plat
1. The road and lot configuration is in general conformance with the Preliminary
Plan.
2. The stated lot widths, sizes and setbacks comply with the R-2 zoning district.
3. The ownership of Outlot A needs to be added to the Plat.
Final Engineering
1. All final engineering issues have been addressed.
Unit 4
Final Plat
1. The road and lot configuration is in general conformance with the Preliminary
Plan.
2. The stated lot widths, sizes and setbacks comply with the R-2 zoning district.
3. The ownership of Outlet B and lot 299 needs to be added.
NpIort
Mar : 17 . 2005 4 : 57PM No. 7767 P. 3/3
Final Enzineering
1. Show grading of School /Park site. The Park site construction should be in
accordance with the Park Development Standards including, providing water and
sanitary sewer stubs.
If you have any questions regarding this information, please call.
CC: Mayor Art Prochaska
Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse, EEI
Bill Dettmer, Certified Building Official
Anna Kurtzman, ICCI
Page 2of2
ft
C � co (0
�o car o United City of Yorkville
HS -n County Seat of Kendall County
800 Game Farm Road
EST.1 x :1836 Yorkville, Illinois, 60560
.� C4 Telephone: 630-553-4350
�� r`�! 0 Fax: 630-553-7575
Website: www.yorkville.il.us.
April 6, 2005
TO: Tony Graff
FROM: Anna B. Kurtzman, AICP
SUBJECT: Final Subdivision Plats: Whispering Meadows Units 3 and 4
I have conducted a review of the plats listed above for compliance with the zoning code and have
the following comments:
1. The zoning codes specifies that the minimum lot width is measured at the building
setback line. As of this writing, I do not have any documentation to verify that the
minimum lot width of 80 feet is being met.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Kimball Hill-Whispering Meadow\Units3-4 4-6-05.doc
APR 01 2005 10 : 17 AM FR 8478844827 8478844827 TO 16305537575 P .02
Ili McVickers
Development,LLC
April 1, 2005
VIA FACSIMILE
Ms. Liz D'Anna
Deputy Clerk
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Facsimile No: 630-553-7575
RE: NWC of Cannonball Trail and Route 47
Dear Liz:
In response to your letter dated March 30, 2005, please be advised that we hereby
withdraw our application for Special Use and Variance requests.
We intend to develop the subject property in conformance with the city's B-3 zoning
regulations.
If you have any questions in this regard, please feel free to contact me.
Ve ruly yo rs,
dei
John K. McVickers
JKM/cmm
Cc: Courtney Kay-Decker(via fax)
** TOTAL PAGE .02 **
UNITED CITY OF YORKVILLE
800 Game Farm Road
4. Contact Information: Name, address, phone number and fax number of person to whom Yorkville,IL 60560
inquiries regarding this petition may be directed: 630/553-4350
John F. Philipchuck, ^�
123 Water Street PC#
Naperville, IL _60540 630-355-5800 630-355-5976 (fax)
Attorney: Name: John F. Philipchuck APPLICATION & PETITION
Address: 123 Water Street, Naperville, IL 60540 FOR CONCEPT PLAN REVIEW AND
Phone Number: 630-355-5800 Fax Number: 630-355-5976 COUNTY MILE AND ONE-HALF REVIEW
Engineer: Name: Cowhey, Gudmundson & Leder, Ltd.
UNDERLYING
Address: 300 Park Boulevard, Itasca, IL 60143 TYPE OF REQUEST: Annexation&Zoning Rezoning PUD Amendment 1 Y2 Mile Review
Phone Number: 250-9595 Fax Number: 250-9644
Development Name: Yorkville South Date of Submission: 3/15/05
Land Planner: Name: Jen Land Design, Inc. Assemblage
Address: 5517 N. Cumberland, Suite 906, Chciago, IL 60656 1. Name of Petitioner(s): MPI Joint Venture
Phone Number: 773-763-3320 Fax Number: 773-763-3325 Address: 300 E. 5th Avenue, Suite 430, Naperville, IL 60563
Phone Number: 630-420-3000 Fax Number: 630-420-8930
5. If 1-'/2 Mile County Review, what is county zoning currently? N/A
Relationship of Petitioner(s)to subject property:
Requested Zoning:
[J Owner p Developer KJ Contract Purchaser
Zoning of surrounding parcels: 2. Name of holder of legal title, if different from #1: Tuttle, Kuhn, Rn rkh a r t, & Holt
North: See attached list
South:
If legal title is held in a Land Trust, list the names of all holders of any beneficial interest
East:
therein: See attached list
West:
6. Submit the following to the Deputy Clerk in order to be scheduled for the necessary 3. a). Street address and physical location of subject property: West of Route 47, north and south
committee meetings. An incomplete submittal could delay the scheduling of your project. of Walker Road, east of Emmanuel Road, North and south of Ament Road
a. Original application with legal description. b). Legal description of property; attach as Exhibit"A".
b. 15 copies each of the application,proposed drawings, location map,site plan are c). Total Acreage: 724.59
needed to be scheduled for the staff review meeting. d). Kendall County Parcel Number(s) of property for which PUD is sought: 05-17-400-001
c. Appropriate filing fee (Please refer to Page 4 of this application"Petitioner Route, 05-20-200-001, 005, 007; 05-16-300-003; 05-21-100-001 ; 05-21-300-008, 009
Step 1, Fees" and/or contact the Deputy Clerk for verification of this amount). 05-28-100-001
For the Plan Commission Meeting, an additional submittal is need as follows: e). Current Zoning Classification: A-1 Kendall County
d. Concept Plan: 35 sets folded to fit in a 10"x 13"envelope fl. Zoning Classification Sought: See attached list
e. 35 copies of the application with legal description. g). Is this property within City limits? Yes X No, requesting annexation
(If no is checked, is the property contiguous with existing City boundaries?
Yes X No)
Page 1 of 7
Page 2 of 7 United City of Yorkville Concept/1-1/2 mile Review Application Revised: 2/25/04
United City of Yorkville Concept/I-1/2 mile Review Application Revised: 2/25/04
•'c Co). United City of Yorkville
800 Game Farm Road
EST. '�4 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
0 '
13' p Fax: 630-553-7575
Kendal C.Unkf
Memo
Date: March 29, 2005
To: Art Prochaska, Jr., Mayor
Tony Graff, City Administrator
John Wyeth, City Attorney
From: Laura J. Brown, Executive Director Park and Recreation
CC: Joe Wywrot, City Engineer,
Mike Schoppe, City Planner,
✓Liz D'Anna, Deputy Clerk
Subject: MPI Concept Plan Review
The Park Board reviewed the MPI South concept plan on March 28, 2005. The developer was in
attendance and presented to the Park Board the proposed park donations to satisfy the land cash
obligation.
The following are the Park Board's recommendations regarding the proposed plan and desire to
satisfy the land cash obligation.
1. The Park Board would like 50% land and 50% cash contribution to satisfy the land
cash obligation. Based on the developers calculations this would be approximately
22 acres in park land and cash for the value of 22 acres at the land cash rate at the
time of annexation.
2. The park locations should follow the park standards and have a service region of
mile walking for the residents. All park sites should be shaped to allow for the
maximum usable space.
The Park Board is recommending the locations be as follows:
One large park 15-20 acres, located centrally/adjacent to school site between
Ament and Walker Road.
One neighborhood Park 3—5 acres located in neighborhood located north of
Ament
One neighborhood Park 3-5 acres located in neighborhoods located south of
Walker Road. (Mike Schoppe had indicated there may be an opportunity for this park
to be dedicated as park of the required open space density requirement and not count
against the land cash obligation).
3. Trails—need to connect all neighborhoods and school locations. Trails should be out
of the flood plan areas. In areas where the trails would be located in lue of sidewalks
there is no credit.
4. All other open space areas and detention areas should be owned and maintained by
HOA. The Park Board is not interested in owning or maintaining the area adjacent to
the gas pipe lines because of the concern with regulations for developing on the line
area or getting the easement to cross the line with roadways. The maintenance of this
area should remain with the developer.
In addition to the items discussed the following issues have not been finalized—
• What is the acreage/mileage of the trails and the request for land cash credit the
developer is seeking.
• Is the developer providing any additional compensation for park development beyond the
cash obligation.
• All park locations should have water and sewer connections.