Plan Commission Packet 2005 06-08-05 .cs.o o United City of Yorkville
J -n County Seat of Kendall County
800 Game Farm Road
EST. 1836 Yorkville, Illinois, 60560
.� -� Telephone: 630-553-4350
Oy Fax: 630-553-7575
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Website: www.yorkville.il.us
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PLAN COMIVIISSION
AGENDA
Wednesday, June 8, 2005
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: None
Public Hearings:
1. Draft Ordinance Amending Title 10 of the United City of Yorkville Zoning code in regard to
off street parking.
2. Draft Ordinance Amending Title 10 of the United City of Yorkville Zoning code in regard to
mini warehouse storage.
3. Draft Ordinance Amending Title 11 of the United City of Yorkville Subdivision Control
code in regard to 100 year storm water release rate for Aux Sable Creek Watershed.
4. PC 2005-04 Don and Carol Hamman and Five H, 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 M-2 General Manufacturing District and for all Special Uses permitted in the
M-2 District subject to site plan approval. The real property consists of approximately
326.785 acres from Eldamain to Corneils to Beecher to Faxon Road, Bristol Township,
Kendall County, Illinois.
5. PC 2005-18 Del Webb, Pulte Homes, LaSalle Bank. N.A. as Trustee under Trust Agreement
dated December 31, 1991 and known as Trust Number 116833 and MPLIV 10, 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 Planned Unit Development consisting
of R-2 One-Family Residence District, R-3 General Residence District and B-3 Service
Business District. The real property consists of approximately 587 acres at the Northwest
corner of Galena and Route 47, Bristol Township, Kendall County, Illinois.
Plan Commission
June 8, 2005
Page 2
Presentation: None
Old Business:
1. PC 2004-18 Wyndham Deerpoint Homes and Judith I. Bell, Jennie M. Mulvey and Richard
Huston, as Trustees under Declaration of Trust Agreement dated October 10, 1983,
petitioners, have filed an application with the United City of Yorkville, Kendall County,
Illinois requesting rezoning from R-3 General Residence District to United City of Yorkville
R-3 General Residence District Planned Unit Development. The real property consists of
approximately 9.69 acres near the Southwest corner of Route 71 and Route 47, in the United
City of Yorkville, Kendall County, Illinois.
New Business:
1. Draft Ordinance Amending Title 10 of the United City of Yorkville Zoning code in regard to
off street parking.
2. Draft Ordinance Amending Title 10 of the United City of Yorkville Zoning code in regard to
mini warehouse storage.
3. Draft Ordinance Amending Title 11 of the United City of Yorkville Subdivision Control
code in regard to 100 year storm water release rate for Aux Sable Creek Watershed.
4. PC 2005-04 Don and Carol Hamman and Five H, 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 M-2 General Manufacturing District and for all Special Uses permitted in the
M-2 District subject to site plan approval. The real property consists of approximately
326.785 acres from Eldamain to Corneils to Beecher to Faxon Road, Bristol Township,
Kendall County, Illinois.
5. PC 2005-18 Del Webb, Pulte Homes, LaSalle Bank. N.A. as Trustee under Trust Agreement
dated December 31, 1991 and known as Trust Number 116833 and MPLIV 10, 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 Planned Unit Development consisting
of R-2 One-Family Residence District, R-3 General Residence District and B-3 Service
Business District. The real property consists of approximately 587 acres at the Northwest
corner of Galena and Route 47, Bristol Township, Kendall County, Illinois.
6. PC 2004-27 XPAC Properties, LLC - Preliminary/Final Plat
7. PC 2005-17 Fox Hill Unit 6 Lot 1 - Final Plat
Plan Commission
June 8, 2005
Page 3
Additional Business:
Adjournment:
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG June 2, 2005
NAME PETITIONER TYPE OF DATE OF STATUS
APPLICATION AP
Swanson Lane Estates Gordon & Marcia Swanson Annex, Zoning & 7/16/04 Approved @ 5/10/05 City Council
PUD
Preliminary Plan
Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 6/8/05 Plan Comm
XPAC at Yorkville XPAC Properties LLC Preliminary/Final Plat 11/9/04 6/8/05 Plan Council
Silver Fox Midwest Dev. Annex & Zoning 12/7/04 Pending Fox Road Traffic Study
Preliminary Plan
Schramm Property Donald Schramm Annex & Zoning 4/12/05 Concept - July Plan Comm
218 acres SE corner of Rt. 30& Rt.47
Lincoln Prairie Yorkville Don Hamman Annex & Zoning 1/13/05 Approved @ 5/10/05 City Council
Special Use Public Hearing @ 6/8/05 Plan Comm
Lee Farm Montalbano Homes Annex & Zoning 1/10/05 6/16/05 EDC
Preliminary PUD Plan
Aspen Ridge Estates Aspen Ridge Estates LLC Annex & Zoning 1/12/05 Pending Fox Road Traffic Study
Preliminary Plan
Blackberry Woods McCue Builders, Inc. Annex & Zoning 2/23/05 6/16/05 EDC
Preliminary PUD Plan
Whispering Meadows Kimball Hill Homes Final Plat 2/28/05 Approved @ 5/10/05 City Council
Units 3 & 4
201 S. Main Street Robert& Debra Dearborn Rezoning 4/12/05 6/7/05 COW
204 Hydraulic Street Robert& Debra Dearborn Rezoning 4/12/05 6/7/05 COW
Kendallwood Estates John Tomasik Preliminary Plan 4/15/05 6/23/05 Plan Council
(Willman Property)
Fox Hill Unit 6 Lot 1 PC Kappos & Assoc. Final Plat 4/19/05 6/8/05 Plan Comm
Garritano/Brummel Property Del Webb/Pulte Homes Annex & Zoning 5/18/08 Public hearing @ 6/8/05 Plan Comm
Harris Woods Woodlands & Meadowbrook Concept Plan 5/6/05 7/13/05 Plan Comm
Homes
Prestick of Yorkville Yorkville Farms Dev. LLC Preliminary Plan 5/11/05 6/23/05 Plan Council
Westbury Village POD 6 Mike Ferraguto Final Plat 5/24/05 6/23/05 Plan Council
White Pine Farms Tanglewood Dev. Corp. Concept Plan 5/17/05 7/13/05 Plan Comm
•
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Plan Council
May 12,2005
Staff
Joe Wywrot, City Engineer Sgt. Ron Diederich, Police Dept.
Eric Dhuse, Public Works Director Laura Brown, Dir. of Park& Rec
John Wyeth, City Attorney
Attendees
John Thompson, Retail Focus Kevin Biscan, Smith Engineering
John McVickers, McVickers Dev.
The minutes from the April 14 meeting were approved as written.
XPAC Properties—Preliminary/Final Plat
Anna Kurtz man's comments
Her determination was that the documentation was in compliance with the zoning code
and annexation agreement.
Joe Wywrot's comments
Kevin Biscan stated they had received the IDOT permit based on the plans they
submitted for storm sewer and outfall, with no improvements. Joe Wywrot stated only
the configuration of the pond was approved in January. Joe's concern is the location of
the outfall and the maintenance of the outfall, and that IDOT will need to be contacted
again so Smith and Joe Wywrot have the most recent and correct information.
If IDOT okays the pipe in the current place, Joe is concerned about the location,
maintenance and condition of the current storm water pipe. Joe is concerned it may be
located beneath the sanitary and water main that Mr. McVickers has planned for his
development. IDOT will need to make a determination as to whether or not they will
abandon the current system.
Regarding the current outfall, per Joe Wywrot, Mr. Fenn at IDOT stated from the existing
pond there is a pipe along the west side of Rt. 47 crossing Cannonball. Halfway between
Cannonball and Blackberry Creek it discharges to an IDOT storm sewer. Mr. Wywrot
doubts that the current pipe is an IDOT storm sewer, and that it was probably put in when
the pond was excavated. Mr. Wywrot would like to abandon the current outfall, connect
across 47 to the new IDOT storm sewer that was installed after the flood of'96.
Mr. Wywrot may okay the current outfall only after these considerations: 1) investigate
(slopes,pipe construction material); 2)televise it; 3) set inspection manholes for
maintenance; 4) confirm no conflict with any of new sanitary and sewer being proposed;
5) determine who will maintain it. He is not aware if there are any current easements or
if there are prescriptive easements. The current manhole if not used would probably be
plugged at the north end.
1
A new determination from IDOT will probably take 6-8 weeks per Mr. Biscan. XPac is
the current permittee by IDOT.
Mr. Wywrot stated, in order to proceed, a site development permit could be obtained
from the city, conditional upon resolution of the outfall issue. This would allow XPac to
begin creating the pond. Mr. Biscan will explain the situation to XPac and receive their
direction. There is a bond development inclusive in the site development permit, and Mr.
Wywrot would include additional monies in outfall work.
The developer will speak with IDOT and XPac, and, if needed, will revise the plan and
submit to Rich Ballerini at IDOT.
Issues to be resolved are 1) contamination—XPac has a consultant working on this; 2) the
notice intent; 3) a possible revised plan to IDOT; and 4) estimate of costs.
This will be scheduled for the June 8th Plan Commission.
Respectfully submitted,
Annette Williams
2
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Plan Council
May 26, 2005
Staff
Joe Wywrot, City Engineer Tony Graff, City Administrator
John Wyeth, City Attorney Eric Dhuse, Public Works Director
Mike Schoppe, City Land Planner Jeff Freeman, Engineering Enterprises, Inc.
Attendees
R.T. Stanciu, S &K Development Kelly Knierim, S &K Development
Sean Michaels, McCue Builders Greg Igemunson, Attorney
Patti Bernhard, DBCW Attorney John Tomasik,Kendall Land Dev, LLC.
George Bator, Kendall Land Dev, LLC Wesley Dydyna, Kendall Land Dev, LLC.
Scott Mai, Smith Engineering
The minutes from the May 12th meeting were approved as written.
Blackberry Woods—Preliminary PUD Plan
The Developer discussed revisions on comments made by Joe Wywrot and Mike
Schoppe. It was requested that the revisions be presented in a completed form rather than
in pencil.
The Developer asked to go over their specific questions, specifically the road issues.
They wanted to make sure that their revisions were in compliance with the City and
complete before proceeding with final revisions.
Tony Graff discussed the open space area and location. The Park Board requested a 2.5
acre park in the southwest corner of the site. Mr. Graff recommended showing the display
to Laura Brown. For Plan Council discussion purposes the decision was to leave the park
site mute. A Council policy discussion needs to be made about the location of the park
site.
There were questions in regard to the collector road connection and the fact there is a
possible future Blackberry Bridge. The City's Transportation Planning Report indicates
connection to the school. There is still a need for a traffic study under the City's PUD
Ordinance. We could incorporate in the traffic study feasibility on a bridge crossing. Due
to the environmental sensitivity of the Blackberry Creek area and the depth of the ravine,
the section linking Cannonball Trail to Game Farm Road may not be feasible or cost
effective due to the required bridge. At this point the decision is the developer will
contact the transportation engineers and have them render an opinion about the
Blackberry Creek Crossing. It was also decided that EEI will be doing the traffic impact
study for the subdivision. The developer was informed that the study will be part of the
engineering review at the cost of the developer.
The Developer went on with questions regarding EEI's comments. The developer fixed
the issue with Patrick Court and Cody court. Also, the Developer corrected the land plan
to provide continuous extension of Cannonball Trail to the Southerly Line of the
subdivision with its ultimate extension being either to River Road or the so called
Beecher Road extension linking Fox Road and Route 34. They did show an 80 foot cross
section that tapers down to 70 feet. It is believed that that will be permitted,but Mr.
Wywrot recommends waiting for the traffic study to provide further information on this
issue before a decision is made one way or another. If the decision is made to go from 80
to 70 feet it must be decided where that change will be made, at an intersection or at a
block.
The next question was in regard to the lots backing up to the jail facility. It was
recommended to meet with the Sheriff and the police department and return with a
written recommendation. The idea is that there will be a ten foot see through fence. There
is a concern that the inmates will disturb the homeowners and consequently there will be
phone calls made. They want to forecast ahead of time and prevent complaints. The
developer plans to have a six foot berm as a buffer between the homes and the jail
facility. The final decision was to have a letter of recommendation on the record.
There was discussion about still needing a 1) Stormwater Management Report; 2) Soils
Report; 3) Field Tile Investigation; 4) Wetland Study; and 5)Natural Resource
Information Report. It was recommended to also see the IDNR, IHPA, and YBSD weigh
in prior to the PUD plan approval.
In regards to the teardrop cul-de-sacs, Eric Dhuse stated that they were accessible but not
the easiest to deal with. Mr. Dhuse recommended that since the developers are planning
on building the houses that if they worked with the City in their planning that will help
with the accessibility. He also stated that he is okay with the cul-de-sacs as is.
It was then discussed that both the block length of North Cary Circle and South Cary
Circle exceed the City Standard Maximum of 1320 feet. It was deemed that the issue with
South Cary would be corrected somewhat. There was the idea of a connecting street to
separate the different zoning classifications to fix the issue with the North. It was decided
that North Cary would still exceed the City Standard and the developer would have to
include that in their request.
Blackberry Woods will be going to the EDC Committee June 16th, 2005 with updated
submittals.
Kendallwood Estates of Yorkville—Preliminary Plan
In regard to the Route 126 intersection, the City ordinance dictates that the angle should
be as close to 90 degrees as possible, 80 is the minimum allowed. It was asked if it is
possible to achieve this. The developer stated that they will not be able to achieve a 90;
they are attempting to achieve at least 80. Joe Wywrot recommended creating a left hand
turn bay. The developer stated that they are doing a traffic study. It was recommended
that they meet the 80 degree City required minimum and also that the developer meet
with the owners to the east and encourage a joint access.
There was discussion over the 13 acre frontage. Per the ordinance the owners need to
have two access points. The owners of the 13 acres will be in contact with the developer
about the possibility of an access point. It is possible that this is another viable option, to
have a joint access between the two properties.
Tree preservation was deemed to be critical. A suggestion by the engineers was to use the
detention areas and consider some best management practices. Joe Wywrot stated that
probably the best thing to do would be to go with larger lots and leave the wooded areas
alone. Replacement of trees was discussed. There is the possibility of a land bank to
replenish trees in that way. It was asked that the trees to be removed be present on the
plan.
Scott Mai brought up an idea of using rock-check dams to slow the flow of water.
Detentions would be provided per code and per ordinance for the southerly portion. This
would help leave as many of the trees as possible. Mr. Wywrot said he would support
trying to get the water down into these areas and back into the ground as much as
possible. He also stated there was a need to work more through the engineering to see if
this idea would in fact actually work. The developer requested to sit down with EEI to
discuss the water issues so it can be fully understood. There was a request for the
submittal of a Wetland Report.
EEI brought up concern with the pressure zones. There is a divide right through the
middle with the west being a lower zone and the other on a higher zone. The issue was
where the water was going to come from to reach these two zones. It was determined that
this must be addressed.
EEI requested IHPA Phase I Survey. The developer stated that it was completed and
clean and they would submit documentation. Documents also requested included IDOT
point of access, the Stormwater Management Report, and a Traffic Study (already in
progress).
There was discussion about a temporary easement or right of way to be provided for 300
Road. The developer stated that temporarily it would be a cul-de-sac and then become a
road when the property next door is developed. Mike Schoppe noted that it is probably
not necessary to have both road stubs extending into the McKenna property. It may be
possible to leave one of the roads as a cul-de-sac.
There was discussion about applying for a PUD instead because of the number of
variances. It was decided that the developer would consider their options and be in
contact with their end decision.
Kendallwood Estates will be returning to Plan Council June 23rd with new engineering
and preliminary plat submittals.
Fox Hill Unit 6 Lot 1 Final Plat
There was discussion for the need of standard easement language for access and egress
and right of way dedication.
The developer asked if IDOT could require 10 feet if there is no access to them. It was
decided that the developer should get in contact with DOT now to discuss the issues
including the request of a future right in right out to prevent future problems.
It was also discussed about the detention area that consumes lot 5. There is a request to
build two office buildings on lot 4. The sharing of the detention area is an issue. The
office building was originally within 10 feet of the detention. Now that there is a lot line
it is a 20 foot setback for the building. The developer was asking for 20 foot setback to be
reduced to 10. The decision was to look in to moving the side lot line 10 feet while
making sure the detention is still fully located on lot 5.
A site plan was shown as per request.
Joe Wywrot discussed the possibility of a traffic signal in the future. Mr. Wywrot asked if
there was a way to document that Fox Hill had done their fair share to contribute to the
traffic signal. The City or Rob Roy Falls would have to contribute the rest. It was decided
that when Rob Roy Falls files to request that contribution of them following an analysis
of the need for the signal.
Fox Hill will be at Economic Development Committee June 16th
STATE OF ILLINOIS )
) ss
COUNTY OF KENDALL )
ORDINANCE No.2005-
ORDINANCE AMENDING CITY CODE SECTION 10-11-3C
REGARDING OFF STREET PARKING AND LOADING REGULATIONS
Whereas the United City of Yorkville has taken up, discussed and considered
amending the City Code regarding off street parking and loading regulations , and
Whereas the Mayor and City Council have discussed that it may be prudent to
amend Section 10-11-3C by deleting the current text of said section and substituting in
place therefore the text of a new Section 10-11-3C depicted on the attached Exhibit"A".
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE
UNITED CITY OF YORKVILLE, upon Motion duly made, seconded and approved by a
majority of those so voting, that currently existing Section 10-11-3C of the City Code of
the United City of Yorkville is hereby amended by deleting the currently existing text and
substituting therefore the text as depicted on the attached Exhibit "A".
Applicability: The new section 10-11-3C shall be applicable to and in effect for all new
developments not yet having a site plan approved as of the date of passage.
WANDA OHARE JOSEPH BESCO
VALERIE BURD PAUL JAMES
LARRY KOT MARTY MUNNS
ROSE SPEARS RICHARD STICKA
Approved by me, as Mayor of the United City of Yorkville, Kendall County,
Illinois, this Day of , A.D. 2005.
MAYOR
Passed by the City Council of the United City of Yorkville, Kendall County,
Illinois this day of , A.D. 2005.
ATTEST:
CITY CLERK
Prepared by:
John Justin Wyeth
City Attorney
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Exhibit "A"
Amendment to
Title 10, Chapter 11, Section 10-11-3
10-11-3C— Size: Required minimum off-street parking dimensions shall be as shown in
this Section:
Angle of Parking Space Width of Space Length of Space
Parallel Parking 8' 20'
45° Angle Parking 9' 17'
60° Angle Parking 9' 19'
90° Angle Parking 8.5' 18.5'
Note:
1. Stall length measured to edge of curb.
2. Isle width minimum design
3. Length of Space is measured perdendicularily from the edge of the aisle to
the curbline
4. Where parallel parking is used the end stalls shall be at least 22 feet long,
or appropriate tapers be provided for improved access
A. One way minimum design— 12'
B. Two way minimum design—24'
5. Barrier Free Accessibility
All required parking lots, by this code, shall comply with the accessibility
requirements of the State of Illinois Accessibility Code and the ADA.
STATE OF ILLINOIS )
) ss
COUNTY OF KENDALL )
ORDINANCE No. 2005-
ORDINANCE AMENDING CITY CODE SECTIONS 10-7D-1 AND 10-8A-3 AND
ADDING NEW SECTION 10-8A-7
REGARDING ZONING FOR MINI-WAREHOUSE STORAGE FACILITIES
Whereas the United City of Yorkville has taken up, discussed and considered
amending the City Code regarding zoning classifications for mini-storage facilities, and
Whereas the Mayor and City Council have discussed that it may be prudent to
amend Sections 10-7D-1 AND 10-8A-3 as set forth below.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE
UNITED CITY OF YORKVILLE, upon Motion duly made, seconded and approved by a
majority of those so voting, that Sections 10-7D-1 and 10-8A-3 of the City Code of the
United City of Yorkville is hereby amended, and a new Section 10-8A-7 is added as
follows:
1. The use "mini-warehouse storage" shall be stricken from Section 10-7D-1.
(Removed from a permitted use in B-3 Zoning)
2. The use "mini-warehouse storage (See limitation under Section 10-8A-7)" shall
be added to the Special Uses at Section 10-8A-3 (Added as a special use to M-1
Zoning).
3. A new section 10-8A-7 shall be added as follows:
10-8A-7 MINI-WAREHOUSE STORAGE: Whenever a Special Use is
granted for mini-warehouse storage under this M-1 Zoning District or any other
permitted Zoning District, the following restrictions shall apply:
1. If the facility is within 150 feet of a residential district, all
storage shall be in completely enclosed buildings or structures,
and storage located elsewhere in this district may be open to the
sky, but shall be enclosed by solid walls or fences (including
solid doors or gates thereto)at least eight feet (8')high,but in
no case lower in height than the enclosed storage buildings and
suitably landscaped consistent with the City's Landscape
Ordinance.
2. A minimum of three (3)parking spaces shall be provided.
3. There shall be a minimum of twenty feet between buildings.
WANDA OHARE JOSEPH BESCO
VALERIE BURD PAUL JAMES
LARRY KOT MARTY MUNNS
ROSE SPEARS RICHARD STICKA
Approved by me, as Mayor of the United City of Yorkville, Kendall County,
Illinois, this Day of , A.D. 2005.
MAYOR
Passed by the City Council of the United City of Yorkville, Kendall County,
Illinois this day of , A.D. 2005.
ATTEST:
CITY CLERK
Prepared by:
John Justin Wyeth
City Attorney
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
STATE OF ILLINOIS )
) ss
COUNTY OF KENDALL )
ORDINANCE No. 2005-
ORDINANCE AMENDING THE CITY'S STANDARD SPECIFICATIONS FOR
IMPOVEMENTS (ORDINACE 2004-39) REFERENCED IN CITY CODE
SECTION 11-5-9 REGARDING THE RELEASE RATE FOR STORMWATER IN
THE AUX SABLE CREEK WATERSHED
Whereas the United City of Yorkville has taken up, discussed and considered
amending the City's Standard Specifications (Resolution 2004-39, referred to in Section
11-5-9 of the City Code) specifically referring to the allowed release rate for the Aux
Sable Creek watershed, and
Whereas the Mayor and City Council have discussed that it may be prudent to
amend said Standard Specifications (Resolution 2004-39)to change the 100-year release
rate for all developments tributary to the Aux Sable Creek to .10 cfs/acre, and
WHEREAS, all other release rates contained in said Standard Specifications shall
remain unchanged.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE
UNITED CITY OF YORKVILLE, upon Motion duly made, seconded and approved by a
majority of those so voting, that the City's Standard Specifications (Resolution 2004-39),
which is referenced in City Code Section 11-5-9 is hereby amended as follows:
"The 100-year release rate for all developments tributary to Aux Sable Creek is
established at 0.10 cfs/acre."
This Ordinance shall be effective upon the date of passage.
WANDA OHARE JOSEPH BESCO
VALERIE BURD PAUL JAMES
DEAN WOLFER MARTY MUNNS
ROSE SPEARS JASON LESLIE
Approved by me, as Mayor of the United City of Yorkville, Kendall County,
Illinois, this Day of , A.D. 2005.
MAYOR
Passed by the City Council of the United City of Yorkville, Kendall County,
Illinois this day of , A.D. 2005.
ATTEST:
CITY CLERK
Prepared by:
John Justin Wyeth
City Attorney
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
,
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EST.41, '':1836 Yorkville, Illinois, 60560
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<<E xv)" April 27, 2005
Mr. Kevin Biscan
Smith Engineering Consultants, Inc.
759 John Street
Yorkville, Illinois 60560
Re: XPAC Properties— Stormwater Basin and Parking Lot Expansion
Dear Kevin:
I have reviewed the revised plat and plan for the referenced project, received on March
30th and April 6th, respectively, and have the comments listed below. Some of there items
are ongoing or to be performed by others, but I'm listing them so they are not forgotten.
• The boundary of the stormwater management easement on the plat does not
appear to coincide with the revised pond design.
• Provide a landscape plan for review. This plan would also include shoreline
treatment for the pond. Since a wetland-type edge has developed along much of
the existing shoreline, the balance of the pond should have a similar treatment.
• Since the total area of land being disturbed is more than 10,000 SF, you will need
to obtain a Site Development permit from the city.
• Please provide a signed copy of the NOI submittal to the Illinois EPA. Your April
6th letter said it was attached, but it wasn't there.
• Please provide a letter from the Illinois EPA that the proposed work is allowed
with respect to the soil contamination on this site. We have received a letter from
the environmental consultant stating that it is OK to perform this work, but our
City Attorney has advised that the letter should come from the Illinois EPA
• Please provide a copy of the DOT sign-off letter for our files.
• Please provide an engineer's estimate of cost for site improvements once the plan
is approved.
• On April 11th Terry Fenn from XPAC dropped off a sketch of the probable route
of the existing XPAC pond outfall. It appears to drain south along the west side of
Route 47 where it connects to an DOT storm manhole about half way between
Cannonball Trail and Blackberry Creek. Terry said that he had asked John
Humenick of IDOT to check his files to see if he can find additional information
regarding the outfall sewer. I called John Humenick to see if he had found any
records on this sewer. He said that he had not, and that since the tributary area and
hydraulics of the sewer would be affected by the XPAC and McVickers
development, DOT would require more information from the developer about the
sewer to see if it would be adequate, and also require the developer to obtain an
IDOT highway permit for the existing sewer.
We don't know the exact alignment of the existing outfall sewer along Route 47,
but it's likely that the proposed watermain and sanitary sewer for the McVicker's
development will be near it, which would cause problems for future maintenance
work. We would require manholes added at regular intervals along its length.
There's also the question of who will maintain it, and whether easements were
obtained for it when it was constructed. Lastly, DOT will eventually widen Route
47, and that work may result in the outfall being beneath the Route 47 pavement.
Rather than spending time and money to televise the sewer and wrestle with all
these issues regarding the existing outfall, it would be better to connect to the
DOT storm sewer across the street and abandon the existing outfall.
Please make the requested revisions and resubmit two prints and supporting
documentation at your earliest convenience. If you have questions regarding any of these
items,please call me at 553-8527.
Very truly yours,
\ jot'
Joseph Wywrot
City Engineer
i
Cc: Tony Graff, City Administrator
Liz D'Anna, Deputy City Clerk
(--
D & T United City of Yorkville
,;$ -n County Seat of Kendall County
800 Game Farm Road
EST% 1836 Yorkville, Illinois, 60560
.� Telephone: 630-553-4350
.2 Fax 630-553-7575
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""' �= Website: www.yorkville.il.us
14LE
December 2, 2004
TO: Tony Graff ��yy
FROM: Anna B. Kurtzman`�/(
SUBJECT: Preliminary Plat—X-Pac
I have reviewed the document listed have determined that it is in compliance with the zoning
code and the annexation agreement. -
/abk
filename: C:\Documents and Settings\Anna\My Documents\x-pac\4-6-05platreview.doe
���``� c� T o United City of Yorkville Memo
a :.` , it 800 Game Farm Road
Esr. PI 1836 Yorkville, Illinois 60560
'`�- Telephone:
hone: 630-553-8545
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I o Fax: 630-553-3436
474LE ‘ '
Date: May 23, 2005
To: Tony Graff, City Administrator
From: Joe Wywrot, City Engineer ' "�
CC: Liz D'Anna, Deputy City Clerk
Subject: Fox Hill Unit 6, Lot 1 —Plat of Subdivision
I have reviewed the proposed plat of subdivision for the referenced project, received
March 30, 2005, and have the following comments:
• I believe that the plat for Fox Hill Unit 6 dedicated a triangular area with 25' side
legs at the NE corner of the John/Sycamore intersection. This should be checked
and shown properly on the plat. If a chord was not dedicated as part of Unit 6, it
should be dedicated as part of this plat.
• IDOT should be consulted to see if they need additional ROW dedicated along
US Route 34 as they did for the commercial development at the SW corner of the
Sycamore/US Route 34 intersection.
• IDOT will need to sign the plat before it is recorded. An appropriate signature
block should be provided or space provided for their approval stamp.
• The Building Department should comment on interior setback dimensions.
• Easements that were dedicated as part of the Unit 6 plat should be shown as
existing easements on this new plat.
• Perimeter public utility and drainage easements should be dedicated along all new
lot lines. I recommend a 10-foot width, resulting in a total width of 20 feet along
common lot lines. As Lots 2, 3, and 4 develop, additional easements may become
necessary.
• Ten-foot wide public utility and drainage easements should be shown centered
over the new sanitary sewer and new watermain extending towards Lot 1 from
Sycamore Road. The 60-foot wide public utility easement should be deleted to
demonstrate that the storm sewer draining the private access drive will be a
privately owned and maintained utility. The 10-foot wide M.U.E. shown on Lot 1
over the alignment of this storm sewer should be deleted.
• Our standard easement language should be used for public utility and drainage
easements and for the stormwater management blanket easement on Lot 5, and
should be identified as such on the plat. The developer should also provide
language regarding the ingress and egress easement for review.
• The 20-foot utility easement shown along the south side of Lot 4 is presumably
for the storm sewer to drain Lot 3 to the pond on Lot 5. This will be a private
sewer, and should be located outside the public utility and drainage easement.
• Language should be provided regarding access rights for Lots 1 and 2 to US
Route 34.
This plat is scheduled for review at the Plan Council meeting on May 26, 2005.
May . l9. 2005 3 : 39PM No . 8430 P. 2/2
Schoppe Design Associates,
Landscape Architecture and Land Planning
126 S.Main St. Ph.(830)551-3355
Oswego, IL 60543 Fax(630)551-3839
May 19, 2005
MEMORANDUM
To: Tony Graff
From: Mike Schoppe, Schoppe Design Associates, Inc.
•
Re: Fox dill-Unit 6—Lot 1
We have reviewed the Plat of Resubdivision of Lot #1 in Fox Hill—Unit 6 and provide the following
comments:
1. The Plat of Resubdivision looks well documented and we don't have any particular design
comments. However, I am assuming by the access and egress easements that have been
shown, that there has been some sort of site plan prepared that corresponds to this plat and its
easements. If some sort of site plan has been prepared, it would be helpful if a copy was
brought to the Plan Council meeting, so that we can better understand the development and
the implications it might have on the plat.
Please feel free to call if you have questions or comments.
Cc: Mayor Art Prochaska
Liz D'Anna,Deputy Clerk
John Whitehouse,EEl
Anna Kurtman, Zoning Administrator
Page 1 of 1
Ato
c,?). United City of Yorkville
, - T County Seat of Kendall County
g 800 Game Farm Road
EST. rasa Yorkville, Illinois, 60560
Telephone: 630-553-4350
ILy Fax 630-553-7575
* � Website: www.yorkville.il.us
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May 13, 2005
TO: Tony Graff, City Administrator
FROM: Anna B. Kurtzman, AICP, Zoning Coordinator
SUBJECT: Fox Hill Unit 6, Lot 1 —Final Subdivision Plat
I have reviewed the document listed above(last revision date of 3/22/05) for compliance with the
zoning code. The proposed lots meet all lot size and setback requirements.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Fox Hill\Unit 6 Lot 1-5-13-05.doc
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