Plan Commission Packet 2005 07-13-05 =cf,t) oro United City of Yorkville
J -n County Seat of Kendall County
�''� 800 Game Farm Road
EST 1836 Yorkville, Illinois, 60560
.< i. ` Telephone: 630-553-4350
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*A Fax: 630-553-7575
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PLAN COMMISSION
AGENDA
Wednesday, July 13, 2005
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: Corrections/Approval: June 8, 2005
Public Hearings:
1. PC 2005-28 Woodlands, Inc. and Chicago Title Land Trust as Trustee under Trust dated
March 8, 1993 and known as Trust No. 9-4663-0, 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 B-3 Service Business District. The real property consists of approximately 4.5
acres located 200 feet East of the intersection of Route 47 and Route 34, Bristol Township,
Kendall County, Illinois.
2. PC 2005-29 Yorkville-Bristol Sanitary District, 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
A-1 Agricultural District with a Special Use for a Water Treatment Facility. The real
property consists of approximately 20.375 acres directly West of the existing Yorkville-
Bristol Sanitary District property, Bristol Township, Kendall County, Illinois.
3. PC 2005-30 Ocean Atlantic, Chicago LLC and Michael Rosenwinkel Trustee of the Michael
Rosenwinkel Declaration of Living Trust Created May 22, 2000 and Tamara Rosenwinkel,
Trustee of the Tamara Rosenwinkel Declaration of Living Trust Created May 22, 2000,
petitioners, have filed an application with the United City of Yorkville, Kendall County,
Illinois requesting rezoning from United City of Yorkville M-1 Limited Manufacturing
District to United City of Yorkville R-4 General Residence District. The real property
consists of approximately 128 acres located at Southeast corner of Corneils Road and
Beecher Road in the United City of Yorkville, Kendall County, Illinois.
Plan Commission
July 13, 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. PC 2005-28 Woodlands, Inc. and Chicago Title Land Trust as Trustee under Trust dated
March 8, 1993 and known as Trust No. 9-4663-0, 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 B-3 Service Business District. The real property consists of approximately 4.5
acres located 200 feet East of the intersection of Route 47 and Route 34, Bristol Township,
Kendall County, Illinois.
2. PC 2005-29 Yorkville-Bristol Sanitary District, 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
A-1 Agricultural District with a Special Use for a Water Treatment Facility. The real
property consists of approximately 20.375 acres directly West of the existing Yorkville-
Bristol Sanitary District property, Bristol Township, Kendall County, Illinois.
3. PC 2005-30 Ocean Atlantic, Chicago LLC and Michael Rosenwinkel Trustee of the Michael
Rosenwinkel Declaration of Living Trust Created May 22, 2000 and Tamara Rosenwinkel,
Trustee of the Tamara Rosenwinkel Declaration of Living Trust Created May 22, 2000,
petitioners, have filed an application with the United City of Yorkville, Kendall County,
Illinois requesting rezoning from United City of Yorkville M-1 Limited Manufacturing
District to United City of Yorkville R-4 General Residence District. The real property
consists of approximately 128 acres located at Southeast corner of Corneils Road and
Beecher Road in the United City of Yorkville, Kendall County, Illinois.
4. PC 2005-23 White Pines - Concept Plan
5. PC 2005-22 Prestwick of Yorkville - Preliminary Plan
6. PC 2005-25 Westbury Village POD 6 - Final Plat
Plan Commission
July 13, 2005
Page 3
New Business (con't):
7. PC 2005-31 Peaceful Pathways Montessori - 1 %2 Mile Review
8. PC 2005-32 York Wood Estates - Concept Plan
9. PC 2005-33 Chally Farm - Concept Plan
Additional Business:
Adjournment:
1312
F T
UNITED CITY OF YORKVILLE
PLAN COMMISSION
YORKVILLE CITY HALL COUNCIL CHAMBERS
WEDNESDAY,JUNE 8, 2005
Chairman Tom Lindblom called the meeting to order at 7 p.m.
ROLL CALL
Members present: Charles Kraupner, Clarence Holdiman, Anne Lucietto, Brian
Schillinger, Michael Crouch and Tom Lindblom. Members absent: Bill Davis, Sandra
Adams and Jack Jones.
A quorum was established.
VISITORS
City staff: Mayor Art Prochaska; City Attorney John Wyeth; City Administrator Tony
Graff; Alderman Dean Wolfer; and John Whitehouse, from EEI. Also, see attached sign-
in sheet.
PUBLIC HEARINGS
Lucietto made a motion to open the public hearings. Holdiman seconded the motion. The
motion was unanimously approved by a voice vote.
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.
Talking about all three of the above proposed text changes, City Attorney John Wyeth
said the text changes all passed through the Committee of the Whole. The first item deals
with some technical requirements, Wyeth said. The second item is in regard to changes in
zoning for mini warehouse storage and the third item attempts to change the release rate
from .10 CFS per acre from the 100-year flood rate, which is .15 CFS per acre, Wyeth
said.
Anna Kurtzman, zoning official, the proposed text changes regarding mini-warehouses
seeks to remove mini-warehouses from commercial zoning and puts them in industrial
zoning.
4. PC 2005-04 Don and Carol Hamman and Five H,LLC,petitioners have filed an
application requesting a Special Use permit for an asphalt plant.
John Duggan, representing the petitioners, said the petitioners are requesting approval for
an asphalt plan on property directly south of the Commonwealth Edison plant. He said
the property is located in the northern most and western most area of the city and just east
of the Mendard's Distribution Center.
Eventually, he said the petitioner hopes to bring in a redi-mix plant and a concrete block
plant to the location. For now, the petitioner is asking for a special use permit to locate an
asphalt batch plant on the property.
Tim Bulger, a manufacturer of asphalt plants, said the asphalt batch plants are similar to
concrete plants. The only difference,he said, is that in the asphalt batch plants the
materials are liquid tar, which is left over from crude oil, and gravel or rock.
He said in the asphalt making process, rocks are put into a rotary drier to dry off the
moisture so that the asphalt will stick to them.
Asphalt is 100 percent recyclable, Bulger said and the proposed plant would exceed all of
the U.S. and Illinois Environmental Protection Agency requirements.
Sue Hanson of Plano who lives near the proposed site asked if there's any type of odor
containment for the plant. She also asked where the trucks would be entering and exiting
the property, what the hours of operation would be, if she should be concerned about
traffic and lighting and if there are any possibilities of groundwater contamination.
Duggan said there are two methods of ingress and egress. One is to head south to Faxson
Road and another is west to Eldamain. The objective, he said, is to keep traffic off
Beecher Road. Also, he said the plant would share an entrance with Menard's.
Answering some of the other questions, Bulger said containments are part of the
permitting process. As for odor,he said the plant would have the best available systems
installed to reduce odor. Likewise, he said studies done by the EPA show that toxicity is
not an issue.
On the topic of construction traffic and hours, Duggan said the city has an ordinance
limiting construction hours from dawn until dusk. Meanwhile, typical hours of operation
for an asphalt batch plant are from 5:30 a.m. to 4 p.m. Monday through Friday and a half
day on Saturday.
Hanson asked how Faxson Road would be able to handle all of the truck traffic and
suggested that a traffic signal light might need to be installed at the corner of Faxson and
Eldamain roads.
Duggan said the petitioners would make necessary road improvements.
5. PC 2005-18 Del Webb, Pulte Homes, LaSalle Bank, petitioners, have filed an
application with the city requesting annexation and rezoning from Kendall County
A-1 to Yorkville Planned Unit Development District consisting of R-2 One-Family
Residence District,R-3 General Residence District and B-3 Service Business
District.
Chuck Byram said Pulte Homes is one of the major builders in the country and owns Del
Webb. The proposed development site is located on approximately 586 acres at the
intersection of Galena Road and Route 47. Most of the development would be residential
with 30 acres set aside for commercial development.
Byram said there are still some items the petitioners need to submit to comply with the
PUD ordinance. Therefore, he asked the Plan Commission to make a recommendation on
the annexation and zoning part of the request. Then, the petitioners would come back
next month for a vote on the PUD portion of the petition.
Pete Huinker with Smith Engineering said the plan shows a north/west collector road to
the Beecher extension, which would connect to the eastern portion of Route 47. Also, a
loop road would connect to Galena Road.
Meanwhile, he said the site would be serviced by the Rob Roy Creek interceptor and
would receive water from a water tower.
Phil Stuepfert, said the project is unique for Yorkville and is in compliance with the city's
Comprehensive Plan, which shows a mix of commercial, traditional and suburban
neighborhoods.
Plans for the development would include a nice entrance from Route 47,he said. Del
Webb shines in landscaping and making its entrances look nice, he added.
There also are proposed trails throughout the planned development some of which could
connect to a regional trail along Route 47.
The petitioner, meanwhile, is asking for approval of smaller lot sizes some of which
would be about 7,800 square feet. Stuepfert said active adults don't want big yards.
Also, he said in that location, the petitioners also are asking for narrower right-of-ways of
60 feet rather than 66 feet. Stuepfert said the narrower right-of-ways are safer and more
pedestrian friendly.
As for the commercial portion, Stuepfert said there would likely be one access from
Route 47 and possibly two accesses on Galena Road.
Matt Cudney, from Pulte Homes, said the Del Webb portion of the proposed
development is age-restricted to residents 55 and older. He added that Del Webb is the
premier developer for active older adult communities in the country and it's a niche in
Yorkville not being served right now.
Plans for the Yorkville community are about1,200 home with an estimated population of
1.8 people per home. The total population of the Del Webb portion would be about 2,200
people. Cudney said that's a huge difference in population from traditional
neighborhoods.
Residents of the Del Webb communities also tend to travel at off-peak hours, the impact
on water and sewer services isn't as great as that of traditional neighborhoods and there
are no school children in these developments, Cudney said.
Also, he said people who live in Del Webb communities typically like to volunteer in the
community about 10 hours a week.
Lindblom asked what the developer's timetable was on the project. Cudney said they'd
like to begin moving dirt in spring 2006 and build-out would take four to five years.
As for the traditional residential portion of the development planned, Cudney said the
homes will be located on 12,000-square foot lots and the residences won't be age-
restricted.
Schillinger asked why the north side of the property wasn't age-restricted as well.
Cudney said the property didn't fit with the goals of the development. He said power
lines and Beecher Road split the north and south sides of the property. If that had all been
one development, it would have been divided. That division wouldn't have fit in with the
anticipated quality of a Del Webb development, he said.
Yorkville resident Jerry Murphy said he has already spoken with the developers
regarding a number of questions he's had about the proposed development. However, he
had a few more questions he wanted answered. He wanted to know if the wells of
existing residences in the area would be affected if the developer has to drill a new well
and install a pumping station.
John Whitehouse from Engineering Enterprises, Inc. said if there was an impact,
residents would have several different options. Residents could drill a deeper well or
connect to the city's water once that becomes available.
Murphy also asked about plans for road improvements and traffic control. Whitehouse
said a traffic study would need to be done.
Street lighting was another concern of Murphy's. Whitehouse said the city's existing
standard is to eliminate as much glow in the sky as possible.
Cudney also said there's a five-acre park in the plan and a school site.
Crouch made a motion to close the public hearing. Lucietto seconded the motion. The
motion was unanimously approved by voice vote.
NEW BUSINESS
1. Draft Ordinance Amending Title 10 of the Yorkville Zoning code in regard to off
street parking.
Crouch commented that, in the future, he'd like to see what's being deleted and what's
being added to the ordinance more clearly defined.
Lucietto made a motion to recommend approval of the ordinance amendment for off
street parking. Schillinger seconded the motion. The motion was unanimously approved
in a roll call vote. Kraupner, Holdiman, Lucietto, Schillinger, Crouch and Lindblom
voted yes.
2. Draft Ordinance Amending Title 10 of the Yorkville Zoning code in regard to
mini-warehouse storage.
Lucietto made a motion to recommend approval to amend sections 10-7D-1 and 10-8A-3
and add a new section 10-8A-7 to the zoning code regarding zoning for mini-warehouse
storage facilities. Crouch seconded the motion. The motion was unanimously approved in
a roll call vote. Kraupner, Holdiman, Lucietto, Schillinger, Crouch and Lindblom voted
yes.
3. Draft Ordinance Amending Title 11 of the Yorkville Subdivision Control code in
regard to 100-year storm water release rate for Aux Sable Creek Watershed.
Lucietto made a motion to recommend approval to amend the city's standard
specifications for improvements referenced in city code section 11-5-9 regarding the
release rate for storm water in the Aux Sable Creek Watershed. Crouch seconded the
motion. The motion was unanimously approved in a roll call vote. Lucietto, Schillinger,
Crouch, Kraupner, Holdiman and Lindblom voted yes.
4. PC 2005-04 Don and Carol Hamman and Five H,LLC, petitioners application for
a special use permit for an asphalt batch plant.
Crouch said he assumes the traffic concerns will be dealt with. Graff said lights might be
warranted,but that will be determined in the traffic study. He added that if the lights are
warranted, they must be built.
Crouch also said he's concerned about odors. Although the batch plant must meet EPA
standards, that doesn't mean there won't be an odor, he said. Lindblom suggested that a
study on odor be conducted before approval of the asphalt batch plant can be granted.
Schillinger made a motion to recommend approval of PC 2005-04 on a special use permit
for an asphalt batch plant. Lucietto seconded the motion. An amendment was added to
incorporate a study conducted by environmental engineers to determine the emissions
impact on neighbors. The amendment unanimously passed by roll call vote. Crouch,
Kraupner, Holdiman, Lucietto, Schillinger and Lindblom voted yes. The motion was
approved by a roll call vote. Schillinger, Crouch, Kraupner, Holdiman, Lucietto and
Lindblom voted yes.
5. PC 2005-18 Del Webb, Pulte Homes petition to annex and rezone.
Kraupner made a motion to recommend approval for the annexation for PC 2005-18.
Schillinger seconded the motion. The motion was unanimously approved in a roll call
vote. Kraupner, Holdiman, Lucietto, Schillinger, Crouch and Lindblom voted yes.
Lucietto made a motion to recommend approval of rezoning for PC 2005-18 to R-2, R-3
and B-3. Holdiman seconded the motion. The motion was unanimously approved by roll
call vote. Holdiman, Lucietto, Schillinger, Crouch, Kraupner and Lindblom voted yes.
6. PC 2004-27 XPAC Properties, LLC- Preliminary/Final Plat
Lindblom said the petition is for a straight re-subdivision of the lots. Kevin Biscan with
Smith Engineering said the property consists of one lot now. The petitioner is seeking to
divide the property into four lots, three of which are located on the corner of the property.
Biscan also said the developer will meet the requests of the city's engineer. He asked that
the preliminary/final plat be recommended for approval subject to the engineer's
comments.
Schillinger asked what the plans for the lots are. Biscan said while they'll be commercial,
there isn't a specific user yet.
When asked about the contaminated area on the property, City Attorney John Wyeth said
that area is in the far northwest corner and it is in remediation with the IEPA.
Biscan said the property is already zoned. The southern part is B-3 and the northern part
is zoned M-1. He said site plans wouldn't have any variances. He also added the
developers would realign the driveway with Patricia Lane.
Lindblom said the history of the property has been questionable. He added he would like
to see as much detail as possible on exactly what will be on the property before approval
is granted. For instance, even though the developer says the road will line up to Patricia
Lane, the plat doesn't show that. He said he doesn't have a problem with the re-
subdivision. However he wants to see a more definite plat. Also he said the staff letter
from the city wasn't given to Plan Commissioners until the meeting. Lindblom suggested
the request be tabled until next month.
Lucietto made a motion to table PC 2004-27. Crouch seconded the motion. The motion
was unanimously approved in a roll call vote. Lucietto, Schillinger, Crouch, Kraupner,
Holdiman and Lindblom voted yes.
7. PC 2005-17 Fox Hill Unit 6 Lot 1 —Final Plat
Lindblom said there are some concerns expressed by City Engineer Joe Wywrot. City
Graff suggested the commission base its recommendation subject to comments by the
city engineer and city planner.
Lucietto made a motion to recommend approval of PC 2005-17 Fox Hill Unit 6—Final
Plat subject to staff comments. Kraupner seconded the motion. The motion was
unanimously approved in a roll call vote. Schillinger, Crouch, Kraupner, Holdiman,
Lucietto and Lindblom voted yes.
ADDITIONAL BUSINESS
Mayor Art Prochaska introduced new alderman Dean Wolfer who attended the meeting.
Crouch made a motion to adjourn. Lucietto seconded the motion. The motion was
unanimously approved by voice vote.
The meeting adjourned at 8:55 p.m.
Minutes respectfully submitted by Dina Gipe
UNITED CITY OF YORKVILLE
PETITION APPLICATION LOG July 7, 2005
NAME PETITIONER TYPE OF DATE OF STATUS
APPLICATION AP
Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 7/13/05 Plan Comm
XPAC at Yorkville XPAC Properties LLC Preliminary/Final Plat 11/9/04 8/10/05 Plan Comm
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- August Plan Comm
218 acres SE corner of Rt. 30&Rt.47
Lee Farm Montalbano Homes Annex & Zoning 1/10/05 7/5/05 COW
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 7/5/05 COW
Preliminary PUD Plan
201 S. Main Street Robert & Debra Dearborn Rezoning 4/12/05 7/19/05 COW
204 Hydraulic Street Robert & Debra Dearborn Rezoning 4/12/05 7/19/05 COW
Kendallwood Estates John Tomasik Preliminary Plan 4/15/05 7/28/05 Plan Council
(Willman Property)
Fox Hill Unit 6 Lot 1 PC Kappos & Assoc. Final Plat 4/19/05 7/5/05 COW
Garritano/Brummel Property Del Webb/Pulte Homes Annex & Zoning 5/18/05 PUD Public hearing @ 8/10/05 Plan
Comm
Harris Woods Woodlands & Meadowbrook Concept Plan 5/6/05 8/10/05 Plan Commission
Homes
Prestick of Yorkville Yorkville Farms Dev. LLC Preliminary Plan 5/11/05 7/13/05 Plan Comm 1
Westbury Village POD 6 Mike Ferraguto Final Plat 5/24/05 7/13/05 Plan Comm
White Pine Farms Tanglewood Dev. Corp. Concept Plan 5/17/05 7/13/05 Plan Comm
Eldamain Center for Business Inland Preliminary Plan 6/7/05 8/10/05 Plan Comm
Autumn Creek Unit 1 Pulte Homes Final Plat 6/9/05 7/14/05 Plan Council
4.5 Acre Commercial Site Woodlands, Inc. Annex & Zoning 6/10/05 Public hearing @ 7/13/05 Plan Comm
East of Rts. 34 & 47
Westbury - South Village Ocean Atlantic Rezoning 6/17/05 Public hearing @ 7/13/05 Plan Comm
20.375 acres West of YBSD Yorkville-Bristol Sanitary Annex & Zoning 6/16/05 Public hearing @ 7/13/05 Plan Comm
facility District
Peaceful Pathways Montessori Brian & Shawna Watkins 1 '/2 Mile Review 6/24/05 7/13/05 Plan Comm
York Wood Estates Wyndham Deerpoint Concept 6/27/05 7/13/05 Plan Comm
Chally Farm Wyndham Deerpoint Concept 6/27/05 7/13/05 Plan Comm
U ! d
Plan Council
June 23, 2005
Staff
Eric Dhuse, Public Works Director Joe Wywrot, City Engineer
Bart Olson, Administrative Intern Ron Diederich, Police Department
Tony Graff, City Administrator Jeff Freeman, Engineering Enterprises, Inc.
John Whitehouse, Engineering Enterprises Inc.
Laura Brown, Executive Director Parks &Recreation
Attendees
Pete Huinker, Smith Engineering (Prestwick)
Dan Harper, Prestwick
James Olguin, Prestwick
Phil Stuepfert, SEC
Tim Fairfield, BKFPD
Kevin Serafin, Cemcon(Westbury)
David Perefrin, Falcon Consulting Ocean Atlantic (Westbury)
Karen Reeves, Lannert Group (Westbury)
It was asked that the minutes from May 26, 2005 be corrected.
Prestwick of Yorkville—Preliminary Plan
The developer gave background of the subdivision. The plan incorporates the suggestions of the
park district board in regards to the park site. They requested a smaller park. He discussed that
all lots meet the R2 zoning district.
Mike Schoppe's Comments
The comment regarding the reduction of density from 1.84 du/ac to 1.5 du/ac(comment 1 a) was
deleted. The comment about increasing minimum width of the landscape buffer along route 126
from 80' to 100' is to be met. It is a design guideline in the City Comprehensive Plan and
recommended that it be met as close as possible.
The ingress & egress easement was discussed. There was discussion of the vacation of the
easement and the buffer. It was recommended that they supply the City with a copy of the
agreement to install a fence on Mary Block's property. The existing 27' ingress and egress
easement needs to be vacated before the final plat is recorded. The vacation would then be noted
on the plan so that there is no title encumbrance.
There was discussion of the park site. The minimum standard is 450'of width for a park. The
southwestern section gets narrow and does not allow for that standard to be met. It was requested
that size of the park be corrected. The size requirement for the park is nothing less than 5 acres; 6
acres are more desirable. The park site is currently about 6.2 acres; Laura Brown stated she
would accept nothing less than 5 acres.
Ashley road was also discussed. It is being asked for an 80' right of way and reconstruction. The
state wants turn lane and intersection improvements at Ashley Road and 126 along with the
entrance. John Whitehouse stated there is not an issue where there would be requirement to
acquire private property if there was need for more right of way.
There was discussion of the expected area. The property owner was at the public hearing, and the
area was conveyed. There are buffers involved.
Water and sewer stubs will need to be provided for the park site. That is to be coordinated with
Laura Brown.
Engineering Comments
There was discussion of a plan for where the construction entrance would be. The developer
stated that most likely the entrance would be off of Ashley Road. It was requested that the
entrance be noted on the plan. There was also the idea of using the existing farm site as the
construction entrance.
It was stated which roads are minor roads and which are collector roads. The traffic study needs
to be submitted so the roads can be reviewed.
There was discussion of the intersection around the park stub. There was the question of what the
intersection separation is. In regard to the future plan of no parking on the streets during certain
hours, there was a suggestion to create off-street parking at the park site. There was the idea to
add depressed curb and straight in parking. Although it is not standard today it is possible in the
future; it is an idea to do off-street parking at the park site.
There is one lot with a setback issue, which can be fixed by just moving a lot line.
There are issues with water and sewer. There is a pressure zone change. There would be about 50
lots on the southeast corner that would be on the lower pressure zone. Putting in a PRV would
create a"single-feed" for the 50 lots, creating pressures between 80 and 90 psi. This is an issue
with plumbing code; the recommendation is the use of individual PRVs. If there is another
solution to avoid using individual PRVs, that solution would be the preferred option.
As of right now there is a need to address the pump issues. There is also a question with the
ultimate outlet for the detention basins. There is water that runs east across Mary's property. The
discharge rate is in accordance, but the issue is a higher overall volume and more continuous.
There is a recommendation for that outlet to be piped to avoid future problems. The developer
suggested a field tile. It was stated that the City does not use field tiles. It is a possible option to
get a grant for easement from Mary. There is a need to coordinate a joint meeting with Mary's
attorney and create options for this situation.
Prestwick of Yorkville will be going to Planning Commission on July 13, 2005 with the same
document at Plan Council. There is a request for new submittals of the park design.
Westbury Village Pod 6—Final Plat
Engineering Comments
There was a request for the open space along 47 to be plotted with this phase. It was stated that
typically Ocean Atlantic would plot that off separately to keep things clean. It was also
recommended that the trail be plotted at this point.
There is a request for an easement to the west over to Bennett. This is currently in process.
The alignment is intended to go along Westbury Blvd. It has been discussed to run the alignment
along the creek, it is said to be cheaper and easier. The exclusive easement does not go into
effect until final plat is completed. There is the need to work out an issue for a possible trail in
the exclusive easement.
There was discussion of the area to be utilized for Stormwater Management. This should be
included in this platted unit. There is mass grading for everything south of the creek. The
detention facilities that are going to serve the lots now need to be part of this unit. There is
additional that is outside,that does not have to be platted now. If the earthwork is going to be
completed,there needs to be a separate permit. That work is not required for the finished
function of this unit.
In a final plat you are required to state whether or not any of the property is in a flood zone.
There is none, because it is not mapped. The study is underway. There is a request to get the
floodway permit based on the information IDNR has, floodway permit received and construction
completed. Then there would be an as-built condition. The developer did say that they received a
verbal floodway permit, but is waiting for a written permit.
There are 85 lots proposed on the plat. The preliminary plans and annexation agreement allow
for 84 lots, the extra lot was deemed not to be an issue.
There was discussion about a temporary access driveway on the east side between lots 31 and 32.
This is an idea for a second emergency entry. The other option is to take the stub road and bring
a stone road straight to Corneils, and make that a construction entrance. This would give two
access points instead of one.
There was discussion about easement widths on the frontage of some lots. There is a 10-foot
strip that was originally going to be the sewer line. It was suggested that it be a right-of-way.
Mike Schoppe's Comments
The plat indicates 20' for the corner side building line. The performance standards in the
annexation agreement identify the corner sideyard to be 25' to 30'. This needs to be addressed.
Westbury Village Pod 6 will be going to Planning Commission on July 13, 2005 with submittals
of revised final plats.
Respectfully Submitted,
Alyssa D'Anna
06/16/2005 THU 17:33 FAX 630 466 9380 EEInc. ?002/007
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CCS
52Wheeler Road• Sugar Grove, IL 80554
fit
TEL:630/468-9350
FAX: 630/468-9380
www.eeiweb.cam
Englrsamering
Enterpris...
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June 15, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re; Preliminary Plan Review, Prestwick of Yorkville, (Stewart Farm)
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Preliminary
Plan submittal:
• Application and Petition for Preliminary Plan approval dated May 11, 2005.
• ALTA/ACSM Land Title Survey of the subject property prepared by Smith
Engineering Consultants, Inc. consisting of 1 sheet dated December 29, 2004.
• Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc.
consisting of 5 sheets with initial issue date of May 10, 2005
• Preliminary Engineering Plans prepared by Smith Engineering Consultants, Inc.
consisting of 4 sheets with initial issue date of May 10, 2005.
• Preliminary Landscape Plan prepared by SEC Planning consultants consisting of
8 sheets with initial issue date of April 29, 2005.
• Preliminary Stormwater Management Study and Report prepared by Smith
Engineering Consultants, Inc. with initial issue date of May 10, 2005.
• Report of Soils Exploration prepared by Testing Service Corporation dated
December 10, 2003.
• Consultation Agency Action Report from IDNR (Project Code 0401854) issued
October 20, 2003 stating "consultation terminated".
Consulting Engineers Specialising In Civil Engineering and Lend Surveying
06/16/2005 THU 17:33 FAX 630 466 9380 EEInc, ?003/007
• IHPA clearance letter for the project site (Log #005101403) dated October 22,
2003 stating there are no historic, architectural or archaeological sites within the
project area. The clearance expires on October 22, 2005.
• IDOT letter dated April 5, 2005 stating an IDS is not required but right and left
turn lanes will be required at the proposed Entrance No. 1 and at the Ashley
Road/Illinois Route 126 intersection,
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. 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.
2. A Wetland Study or a wetland assessment stating no wetlands are present
on the site should be submitted to the City and a review completed by the
City's wetland consultant prior to Preliminary Plan approval.
3. The Traffic Study should be submitted to the City for review. According to
the IDOT correspondence, it has been provided to them for review with
regard to Illinois Route 126.
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:
a, (IDNR) Consultation Agency Action Report regarding
endangered/threatened species or natural areas. (Project Code
0401854) Letter issued October 20, 2003 stating "consultation
terminated".
b. (IHPA) regarding preservation of cultural resources. Clearance letter for
the project site (Log#005101403) issued October 22, 2003.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
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d. (TEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (IEPA) Division of Public Water Supplies regarding water supply and
distribution.
f. (TEPA) Division of Water Pollution Control regarding a Notice of Intent
(NO1) General permit to discharge storm water.
g. IDOT regarding intersection improvements and right of way requirements
for Illinois Route 126 in the project area and at the proposed
intersections.
Items a, b and g have been addressed to the extent required for Preliminary Plan
approval. Items c, d, e 8r f will be required prior to the start of construction activities.
•
Preliminary Plat
6. The Professional Land Surveyor should sign the Preliminary Plat.
7. It is anticipated that existing 27 foot ingress and egress easement along the
west line of Lot 1 and Lots 20-34 will be released in exchange for other
•
access considerations. The release documents should be submitted to the
City to verify this prior to Final Plat approval.
8. Proposed street names should be provided on the Preliminary Plat for review
by the City, KenCom and the U. S. Postal Service
9. The ultimate owner of Lots 357-364 should be indicated.
•
• 10. All proposed right of way geometry meets City standards except as follows.
We defer our final concurrence with the proposed right of way width of
Ashley Road and of the main subdivision access road from Illinois Route 126
• until we have reviewed the Traffic Study following its submittal.
• 11. To avoid several extraneous survey points, I recommend that the curve in
•
Lots 174 and 175 be eliminated (since the deflection is only 23 minutes) by
• extending the northerly tangent southerly to the centerline of the intersecting
street.
12. The lot width at the building setback line for Lots 21 and 92-95 should be
modified to provide the 80 feet required in the R-2 zoning district.
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Preliminary Engineering Plan
General
13. The conversion from the utilized Vertical Datum of NAVD 88 to the Raintree
Village Vertical Datum of NGVD 1929 should be added to the first sheet of
the plans to ensure accurate connection of roads and utilities.
14, The note opposite Lot 311 on Sheet 3 should state "SEE SHEET No. 4 FOR
CONTINUATION".
15. The lot layout on the Area Location Map does not agree with the Preliminary
Plan in the southwest corner of the subdivision.
16. We should discuss with the Parks Department the future plans for the park
on Lot 361 to determine whether or not utility stubs are desired, and if so, in
what location.
Roads and Right of Way
17. Proposed street names should be added to the Plans.
18. The timing, funding and specifications for the reconstruction of Ashley Road
should be determined at this Preliminary Plan stage.
Sanitary Sewer
19. The sanitary sewer collection system appears adequate as proposed.
However, a pump station is being proposed with a 3000 foot force main
which will send sewage to the Highlands gravity sanitary sewer and then,
subsequently, to another pump station almost immediately. I do not recall
the Highlands pump station being designed to handle the flow from 356
additional residential units, so it may have to be retrofitted with different
pumps if this is to be the temporary or permanent route for this wastewater.
20. We recommend that the final solution to wastewater collection in this section
of Yorkville be explored and considered at this time, i.e. transport to and
construction of the Ashley Road/Middle Aux Sable Creek Pump Station. The
MPI South and Lee Farm developments both also need this facility and by
the time it is planned and constructed, more developments presumably will
be in need of it.
Street Lighting
21.Street light spacing and locations are generally adequate as presented with
the following exceptions:
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22. Several areas have light spacing which exceeds the 300 foot maximum.
Additional lights will need to be added and/or redistributed to better illuminate
the midpoint of curves. All cul-de-sac and intersections lights are in place.
23. A light should be added on the curve at the 269/270 lot line and the other
lights on that street should be shifted westerly to provide better spacing.
24. In the street light detail, the word "luminaries" should be changed to
"luminaires".
Water Main
25. In general, fire hydrant spacing and the proposed valve layout are
satisfactory at this preliminary plan stage. We will comment in more detail at
the Final Engineering stage.
• 26. The proposed 16 inch water main at the northeast corner of the subdivision
should be extended across Ashley Road as part of these plans so this
extension is accomplished prior to any required intersection improvements.
27. Depending on the final configuration of Pressure Zones 3 and 4, the water
main at the Ashley Road access location may need to be extended southerly
along the west side of Ashley Road to the southeast corner of the
subdivision.
28. We will look into the potential for an alternate location for a future PRV (from
Zone 4 to Zone 3) near the southeasterly corner of this development,
somewhere along Ashley Road,
29. Approximately 50 of the lots in the southeasterly corner of this development
may at times see water system pressures between 80 and 90 psi. To install
a PRV in this subdivision would effectively be establishing a "single feed" for
those 50 lots. Alternatively, we recommend the use of individual PRVs for
any lot with excessive pressures.
30. 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.
Storm Sewer
31. The curb inlets near the southwesterly corner of Lot 292 are not connected
to a storm sewer main.
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32.The rest of the proposed storm sewer layout is in general conformance with
City requirements. Inlet spacing and storm sewer sizing will be reviewed
when the Storm Sewer Design Report is submitted with Final Engineering.
Preliminary Stormwater Management Study and Report
33. The preliminary Stormwater Management report is clear and well presented.
All detention basin routing, sizing and release rates are in accordance with
City ordinances.
34. In order to eliminate nuisance surface water flows onto adjacent agricultural
lands, with a total volume much greater than existing conditions, we
recommend that the ultimate stormwater discharges from Ponds 2, 3A, 3B,
3C and 4, which are proposed to be released to an existing culvert under
Ashley Road, instead be discharged to a new storm sewer outfall. This
outfall (probably 24" diameter) could be installed along the westerly side of
Ashley Road, approximately 2500 feet in length from the southeast corner of
the subdivision, with discharge to an established drainageway, thus avoiding
potential damage to existing agricultural land uses. We recommend this
outfall be installed by the developer.
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.
,, /
,1 �`
' (1- / %
/ John T. Whitehouse, P.E., P.L.S.
` Senior Project Manager
pc: Liz D'Anna, City Secretary
JWF, EEI
PJH/DWS, SEC @ 630-553-7646
G:\Pubiic\Yorkville\2004\Y00420 Stowarl Farms(IIIInois Rto 126)\does\Iwywrot01.doc
Jul . 6. 2005 4: 17PM No . 8870 P. 3/4
Schoppe IDesipt Associates, Inc.
-QCs 0
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax (630) 551-3639
July 6, 2005
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Prestwick of Yorkville
We have reviewed the Preliminary Plat of Subdivision dated 5/10/05, the Preliminary
Engineering Plan.dated 5/10/05, and the Preliminary Landscape Plan dated 4/29/05 all prepared
by Smith Engineering Consultants and provide the following comments:
Preliminary Plat
1. Ashley Road is identified as a collector road with an 80' right of way in the City's
Transportation Planning Report. The Ashley Road right of way dedication should be
increased from 35' to 40'.
2. The geometry of the park site needs to be revised to provide a minimum width of 450'.
The minimum dimension as proposed is approximately 360'.
3. The status of the 27' ingress &egress easement along the north half of the west property
line needs to be clarified. Is the easement to be eliminated? If so, provide a note on the
plat describing this.
4. Clarify the"Excepted Area" running along the south property line. If this strip of land is
to be conveyed to someone, it should be noted on the plat and the area should be included
in the Preliminary Plat.
5. Label the amount of right of way being dedicated along Route 126.
6. The overall site plan has been well designed with the streets creating a logical street
network.
7. All lots will meet the minimum lot width, lot size and bulk regulations requirements of
the R-2 zoning district.
Patio 1 orZ
Jul . 6 . 2005 4: 17PM No . 8870 P. 4/4
Preliminary Engineering
1. Water and sanitary sewer stubs will need to be provided to the park site.
Preliminary Landscape Plan
1. In accordance with the City's Landscape Ordinance there is a requirement of one shade
tree per 30' of buffer yard located within the front or side yard of a lot. The stormwater
basin farthest north and east (lot 362) at the corners of Route 126 and Ashley Road
requires 25 shade trees within the front and side yards. The plans provide 19, Please
provide an additional 6 shade trees in the buffers adjacent to Route 126 and Ashley Road
for compliance.
2. The City's Landscape Ordinance requires corner lots to have 2 trees per lot (one tree per
side). There is an additional parkway tree required on the east side of lot 113.
CC:' Mayor Art.Prochaska
Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
Bill Dettrner, Certified Building Official
John Whitehouse—EEI
Pete Huinker - Smith Engineering Consultants
r.ec c,(•;
06/16/2005 THU 23:14 FAX 630 466 9380 EEInc. ?002/007
52 Wheeler Road • Sugar Grove. IL 80554
1411
TEL: 630/486.9350
FAX: 830/486.9360
www.eeiweb.eore
Engineering
Enterprises.
Ino.
June 16, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat Review, Westbury Village Unit 1, (Pod 6),
United City of Yorkville, Kendall County, Illinois.
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Final Plat
submittal:
• Final Plat of Subdivision for Westbury Village Pod 6 prepared by CEMCON, Ltd.
consisting of 4 sheets with initial issue date of May 17, 2005.
• Final Site Development Plans for Westbury Village Pod 6 prepared by CEMCON,
Ltd. consisting of 29 sheets with latest revision date of May 23, 2005.
• Final Landscape Plans for Pod 6, Westbury Village, prepared by Lannert Group
consisting of 3 sheets with initial issue date of May 6, 2005.
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. Our review of the Final
Plat is to ensure compliance with Yorkville ordinances, generally accepted
Professional Land Surveying Practices in Illinois and the Illinois Compiled Statutes.
We offer the following comments:
Consulting Engineers Specializing In Civil Engineering and Lend Surveying
06/16/2005 TAU 23:14 FAX 630 466 9380 EEInc, ?003/007
Final Plat
1. The title of the Plat should be changed to Westbury Village, Unit 1. Pod 6 in
not an appropriate nor generally accepted designation for a platting unit in
Illinois. Following units shall be numbered consecutively,
2. The "Kendall County Right to Farm Statement" should be added to sheet 4 of
the Plat.
3. The applicable school district information should be included in the owner's
certificate at this time.
4. The Surface Water Statement should be removed from the Plat and, in
accordance with 765 ILCS 202/2, be placed on the Topographic Study which
needs to be submitted together with the Plat. I am forwarding via e-mail the
general plat requirements which we have been reviewing plats against for
the past several years.
5. All of the Corneils Road right of way to be dedicated to the City as part of this
development should be included in Unit 1 as this right of way is necessary to
install the Raymond Outfall storm sewer which, when installed, will allow the
2 existing Raymond Drainage District tiles which run through Lots 24 and 25
to be abandoned. The legal description will need to be revised as necessary
to include this additional property.
6. The open space area which is to be utilized as landscape buffer between
Lots 24 and 35 should also be included in this platted Unit.
7. The area to be utilized for Stormwater Management Facility No. 2 should be
included in this platted Unit since it is instrumental to the function of the
subdivision.
8. "Outlots" 1 and 2 should be renamed "Lots" A and B or "Lots" 86 and 87
respectively.
9. The purpose of the "Exclusive Easement" along the westerly line of the Park
Site should be indicated and additional easement provision be provided as
necessary.
10.The 10 foot strip westerly of the Westbury Boulevard right of way running
north from Corneils Road should be included as dedicated right of way and
not part of the Park Site.
11.The westerly right of way corner at the intersection of Westbury Boulevard
and Addison Lane should have a 25 foot radius.
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12. The "Addison"text should be revised on sheet 3.
13. The surveyor's license number should be included in his signature line.
14. The match line on sheet 3 states "refer to sheet 3". This should read "refer
to sheet 2".
15. It would be helpful if a "Lot width at building setback line" table was
provided.
16. Building lines should be provided for Lots 3 and 4.
17. The line between Lots 73 and 74 will have to be shifted into Lot 73 to
provide the required 80 foot width for Lot 74.
18. More easement will need to be provided across the frontage of many lots to
accommodate the proposed sanitary sewer. Easement limits shall be a
minimum of 10 feet from the center of a proposed City utility line, more if the
utility is extremely deep.
Final Site Development Plans
• 19, On Sheet 2, General Note 1 and Traffic Control and Protection Note 1
should reference the most current edition of IDOT Standard Specifications.
20. On Sheet 2, the miscellaneous notes should be re-titled "Street Lighting"
and should more clearly indicate the City standards for street lighting and
reference the City's Standard Specifications for Improvements.
21, On Sheet 3, note 1 under Sanitary Sewer, Storm Sewer, Water Main should
reference the "City of Yorkville Standard Specifications for Improvements".
22. On Sheet 5, the current IDOT standard which is utilized in Yorkville by
reference, for ADA compliant curb ramps should replace the detail provided.
The current standard is the truncated dome for detectability. Similarly, the
other sidewalk ramp detail on this sheet should be revised or replaced.
23. All standard details shall be revised in accordance with the City's Standard
Specifications for Improvements. Some of the noted discrepancies follow.
However, the design engineer should check all of them for compliance
• before resubmitting the plans.
a. The minimum height of the gutter flag should be 10 inches.
• b, All joints shall be sawcut, not tooled.
•
c. The City's minor street cross section is 30 feet back to back of curb.
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d. Joints between the edge of pavement and gutter flag shall be cleaned and
sealed with rubberized asphalt cement hot-poured joint sealer.
e. Fire Hydrant, Valve Box and Valve Vault details require revision and
allowable product callouts.
f. The water service connection detail is unreadable with regard to the curb
stop product callouts.
24. There is no Kensington Boulevard on the Final Plat. The cross section
labels and the rest of the engineering plans, or the Final Plat should be
revised.
25. On Sheet 6, the Street Lighting Standard detail should be revised to call out
the current City standard luminaire, i.e. General Electric No.
M2RR1551 N2AMS3F.
25. The maximum spacing of street lights is 300 feet. The proposed street light
layout does not comply with this requirement and will need to be completely
redesigned.
27. The legend calls for street light numbering, but numbers have not been
provided.
28. On Sheet 7, all easements heretofore granted or necessary for the
construction of the Rob Roy Interceptor Sewer should be shown on the
plans.
29. On Sheet 7, the proposed water main in Bethany Court, Suffield Court and
Hampton Court should more closely follow the parkway to avoid the
extremely long service lines and hydrant laterals. Valve No. 2 should then
be moved to the vicinity of the common line of Lots 79 and 80 to better
distribute the number of services between valves 4 and 8.
30. Valves need to be added at the common line of Lots 9/10 and Lots 28/29.
31. Valve No. 10 will not be necessary since a valve and stub was provided in
the vicinity as part of the recent Route 47 Water Main Extension.
32. As part of the water main extension stated above, a valve and stub was also
provided in the vicinity of Lot 35. This valve is shown on Sheets 15 and 17.
This stub should be extended into this unit and connected to provide a
second feed. An easement will be required but should not be an issue
based on comment 6 above.
33. We will provide the final water main sizing requirements for this
development after the final run of the updated City water model. This
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information will be provided to the design engineer at the Plan Council
meeting on June 23'.
34. The maximum length of gutter flow by City standard is 300 feet. Additional
storm sewer inlets will be required in Suffield Court, Hampton Court will
require the same,
35. An Engineer's Opinion of Probable Construction Costs covering all of the
improvements required for Unit 1 should be submitted with the revised plans.
36. The required storm sewer design report should be submitted with the
revised plans.
37. A Final Stormwater Management report should be submitted with the
revised plans covering, at a minimum, the existing and proposed conditions
and design of the facility which will serve Unit 1. Specific attention should be
paid to the floodway and floodplain at the southeast corner of the
development considering the possibility that the Raymond Regional Basin
• and Outfall will not be completely functional this year.
38. The existing Raymond Drainage District main tile lines should be shown on
the plans.
39. Based on the plan set submitted, if it is the developers intent to do a
significant amount of earthwork outside of this Unit, we recommend that the
plan sets be broken into one for Unit 1 and an additional set for the
earthwork and basin construction that will not be necessary for the "function"
of the Unit 1 stormwater management system. This way, the entire required
Letter of Credit will not be tied to Unit 1 and the single engineering plan set.
40. No construction should take place with the Rob Roy Creek Floodway until a
Floodway Construction Permit has been issued by IDNR.
41. We and the City should be provided copies of all correspondence with IDNR
in reference to the Floodway Construction Permit. Accordingly, since the
existing floodway crosses through proposed lots and Basin No. 2 In this Unit,
it may not be possible to begin earthwork for this Unit until said permit is
issued
42. Based on the approved Preliminary Plan, the minimum width of the
pavement for Westbury (Kensington) Boulevard should be 34 feet. The
plans show it as 31 feet. This needs to be revised.
•
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Conclusion
The existing Plat and Plans require significant revision at this time. 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, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, City Secretary
JWF, EEI
KTS/RTW, CEMCON @ 630-862-2199
G:\Public\Yorkville\2002\YO0202 Westbury Village(Undesser Property)\Ooc\Iwywrot05.doc
Jun . 16. 2005 3: 32PM No . B6B3 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
June 16, 2005
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates,'.ine.
Re: Westbury Village Pod 6
We have reviewed the Final Plat dated 5/17/05 prepared by Cemcon Ltd, the Final Site
Development Plans dated 5/23/05 prepared by Cerncon Ltd; and the Final Landscape Plans
dated 5/6/05 prepared by The Lannert Group and provide the following comments:
Final Plat
1. There are 85 lots proposed on the plat. The Preliminary Plans and Annexation
Agreement allow for 84 lots for Pod 6. Revise the plat to reflect 84 lots.
2. The plat indicates 20' for the corner side building line. The Performance Standards in the
Annexation Agreement identify the corner sideyard to be 25' or 30' if a 3-car garage is
on the lot. Revise the plat to conform with the annexation agreement.
3. Label building setback line on lots 3 and 4.
4. The lots sizes conform to the standards outlined in the annexation agreement.
Final Engineerinll Plan
1. All engineering issues within the Final Nat for Pod 6 have been satisfactorily addressed.
Final Landscape Plan
1. Provide street trees along Westbury Blvd. and along the park side of Addison Lane.
' 2. Show required screening in landscape buffer along Route 47 behind lots 24— 35.
3. Provide landscape plans and maintenance/management plan for City review for
stormwater areas shown on final engineering plans.
r►a �ort
Jun . 16. 2005 3 : 32PM No. 6663 P . 3/3
We recommend approval of the final plat subject to the above issues being resolved.
CC: Mayor Art Prochaska
Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
Bill Dettmer, Certified Building Official
John Whitehouse—EEI
Page 2 of 2
tio Ci
o United City of Yorkville Memo
Buz,;,, '�' 800 Game Farm Road
EST. ; "� ,e F. 1836 Yorkville, Illinois 60560
,� Telephone: 630-553-4350
o�`'tI p Fax:+. Zendal County „Ip.
630-553-7575
Date: June 24, 2005
To: Plan Commission
From: Liz D'Anna, Administrative Assistant
RE: Westbury Village POD 6
CC: Mayor and City Council
Please add the enclosed comments from John Whitehouse to your packets for the
July 13, 2005 meeting.
If you have any questions, please contact me.
07/08/2005 FRI 3:40 FAX 630 466 9380 EEInc, 2002/003
pc ace}(f:1F -.
52 Wheeler Road • Sugar Grove, IL 60554
TEL:630/466-9350
FAX! 830/486.6380
www,eeiweb.eom
Engineering
Enterprises,
Inc.
July 9, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
• Re: Final Plat Review, Westbury Village Unit 1,
United City of Yorkville, Kendall County, Illinois.
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Final Hat
submittal:
• Final Plat of Subdivision for Westbury Village, Unit 1, prepared by CEMCON, Ltd.
consisting of 7 sheets with initial issue date of June 27, 2005.
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. Our review of the Final
Plat is to ensure compliance with Yorkville ordinances, generally accepted
Professional Land Surveying Practices in Illinois and the Illinois Compiled Statutes.
We offer the following comments:
1. The westerly right of way corner at the intersection of Westbury Boulevard
and Addison Lane should have a 25 foot radius. Repeat comment.
2. Building lines should be provided for Lots 3 and 4 at a location where the lot
width is 80 feet. Lot 3 does not have the required lot width of 80 feet.
Currently, the subject width is 74 feet.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
07/08/2005 FRI 3:40 FAX 630 466 9380 EEInc, ?003/003
3. The line between Lots 73 and 74 will have to be shifted into Lot 73 to
provide the required 80 foot width at the building setback line for Lot 74.
Currently, the subject width is 78 feet.
4. Public Utility and Drainage Easements should be granted over all of Parcels
1, 2 and 3 to allow potential use by the City for utilities.
5. It does not appear that additional front easement width has been provided
where necessary to accommodate the proposed sanitary sewer, as
•
•
previously requested. Final required easement widths will be provided upon
review of the revised engineering plans, when submitted, and will be
required to be placed on the plat prior to City signature.
6. The Temporary Construction Easements for the Rob Roy Interceptor should
not be platted across Parcel 2 and Lots 8-17 unless an expiration date is
provided on the Plat. A definite date or "XX days following completion of
construction" are appropriate methods to provide for this.
•
7. All other previous comments have been satisfactorily addressed.
•
Conclusion
We have no objection to a positive recommendation by the Plan Commission for
approval of this plat, subject to the above comments. If you have any questions
or require additional information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
1119
, John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
•
• pc: Liz D'Anna, Administrative Assistant
• JWF, EEI
KTS/RTW, CEMCON @ 630-862-2199
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Jul . 6. 2005 4 : 16PM No . 8B10 P . 2/4
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Schoppe Desjrt Associates, 2nc.
Landscape Architecture and Land Planning
126 S, Main St. Ph. (630)551-3355
Oswego, IL 60543 Fax(630) 551-3639
July 6,2005
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe- Schoppe Design Associates, Inc.
Re: Peaceful Pathways Montessori—1 1/2 review
We have reviewed the County Mile and One Half Review application dated 6-24-05 along with
the attached legal description and plat of survey and provide the following comments:
1. The petitioner is requesting a change in zoning from the existing County zoning of A-1 to
a A-1 special use, to allow for the property to be used for a Montessori school. The City's
Comprehensive Plan calls for the property to be Suburban Neighborhood. A Montessori
School is an allowable use in the City's Residential District's; therefore, the proposed use
is consistent with the City's Comprehensive Plan.
2. If the site were to be annexed to the City we would recommend it be zoned R-1 or R-2.
The setbacks for the proposed use comply with the standards of the R-1 and R-2 district.
If you have any questions, please call.
CC: Mayor Art Prochaska
Tony Graff, City Administrator
Liz D'Anna, City Secretary
John Whitehouse—EEI
Bill Dettmer,Building Official
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