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Plan Commission Packet 2005 09-14-05
�`,�Eo Cir o United City of Yorkville ,..,. '" 800 Game Farm Road Esr.% 11' 1836 Yorkville, Illinois 60560 �� Telephone: 630-553-4350 .O4 1� --p Fax: 630-553-7575 `mss PLAN COMMISSION AGENDA Wednesday, September 14, 2005 City Council Chambers 800 Game Farm Road REVISED: 9/9/05 Meeting Called to Order: 7:00 p.m. Roll Call: Previous Meeting Minutes: Corrections/Approval: July 13, 2005 Public Hearings: 1. PC 2005-43 Daniel A. Laniosz and Hinsbrook Bank Trust#03-008, 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 3.13 acres at 10701 Route 71, Kendall Township, Kendall County, Illinois. 2. This public hearing has been cancelled. PC 2005-44 Donald E. Schramm and Standard Bank & Trust, as Trustee under a certain Agreement dated 4/1/04 and known as Trust#18190, 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 containing commercial, office and residential districts. The real property consists of approximately 218.30 acres at 9338 Bypass 30, Bristol Township, Kendall County, Illinois. 3. PC 2005-18 Del Webb, Pulte Home Corporation, LaSalle Bank, N.A. as Trustee under Trust Agreement dated December 31, 1991 and known as Trust Number 116833 and MPLIV10, LLC, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting to rezone 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. Since the date of the application, the property owned by LaSalle National Bank, N.A. as Trustee under Trust Agreement dated December 31, 1991 and known as Trust No. 116833 has been acquired by MPLIV20 LLC and MLH Yorkville, LLC, who have joined in the application. The real property consists of approximately 587 acres at the Northwest corner of Galena and Route 47, Bristol Township, Kendall County, Illinois. Plan Commission September 14, 2005 Page 2 Public Hearings (con't): 4. PC 2005 - 45 Payne Onishi and Richard and Monica Claahsen,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 R-3 Single Family Residential to United City of Yorkville B-3 Service Business District. The real property consists of approximately.903 acres at 1100 McHugh, Bristol Township, Kendall County, Illinois. Presentation: 1. Fox Road Study Old Business: None New Business: 1. PC 2005-43 Daniel A. Laniosz and Hinsbrook Bank Trust#03-008, 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 3.13 acres at 10701 Route 71, Kendall Township, Kendall County, Illinois. 2. PC 2005-18 Del Webb, Pulte Home Corporation, LaSalle Bank, N.A. as Trustee under Trust Agreement dated December 31, 1991 and known as Trust Number 116833 and MPLIV10, LLC, petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois requesting to rezone 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. Since the date of the application, the property owned by LaSalle National Bank, N.A. as Trustee under Trust Agreement dated December 31, 1991 and known as Trust No. 116833 has been acquired by MPLIV20 LLC and MLH Yorkville, LLC, who have joined in the application. The real property consists of approximately 587 acres at the Northwest corner of Galena and Route 47, Bristol Township, Kendall County, Illinois. 3. PC 2005 - 45 Payne Onishi and Richard and Monica Claahsen,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 R-3 Single Family Residential to United City of Yorkville B-3 Service Business District. The real property consists of approximately .903 acres at 1100 McHugh, Bristol Township, Kendall County, Illinois. Plan Commission September 14, 2005 Page 3 New Business (con't): 4. PC 2005-26 Eldamain Center for Business - Preliminary Plan 5. PC 2005-37 Corneils Crossing - Preliminary Plan 6. PC 2005-47 Swanson Lane Estates - Final Plat Additional Business: Adjournment: IUFT UNITED CITY OF YORKVILLE PLAN COMMISSION YORKVILLE CITY HALL COUNCIL CHAMBERS WEDNESDAY,JULY 13, 2005 Chairman Tom Lindblom called the meeting to order at 7:03 p.m. ROLL CALL Members present: Anne Lucietto, Michael Crouch, Sandra Adams, Jack Jones, Brian Schillinger, Bill Davis and Tom Lindblom. Members absent: Clarence Holdiman and Charles Kraupner. A quorum was established. VISITORS Mayor Art Prochaska; Alderman Marty Munns; City Administrator Tony Graff; City Planner Mike Schoppe; City Attorney John Wyath and John Whitehouse from Engineering Enterprises, Inc. Also see attached sign-in sheet. MINUTES Anne Lucietto motioned to approve the June 8, 2005 minutes. Michael Crouch seconded the motion. The minutes were unanimously approved by voice vote. PUBLIC HEARINGS Sandra Adams made a motion to open the public hearings. Jack Jones seconded the motion. The motion was unanimously approved by voice vote. 1. PC 2005-28 Woodlands Inc.: See attached. 2. PC 2005-29 Yorkville Bristol Sanitary District: See attached. 3. PC 2005-30 Ocean Atlantic: See attached. Adams motioned to close the public hearing. Lucietto seconded the motion. The motion was unanimously approved by voice vote. OLD BUSINESS 1. PC 2004-18 Wyndham Deerpoint: Rich Guerard with Wyndham Deerpoint homes asked that the petition be continued until the August meeting while adjustments are made to the proposed plan. Crouch motioned to table the petition until August. Jones seconded the motion. Adams, Lucietto, Jones, Crouch, Schillinger and Davis voted yes in a roll call vote. NEW BUSINESS 1. PC 2005-28 Woodlands Inc.: City Planner Mike Schoppe said the petition for annexation and rezoning is consistent with what is outlined in the city's comprehensive plan. Davis made a motion to recommend approval of the annexation request. Lucietto seconded the motion. The motion was unanimously approved in a roll call vote. Adams, Lucietto, Jones, Crouch, Schillinger, Davis and Lindblom voted yes. Crouch moved to recommend approval of the request to rezone from Kendall County A-1 Agricultural to City of Yorkville B-3 Service Business District. Lucietto seconded the motion. The motion was unanimously approved in a roll call vote. Jones, Crouch, Schillinger, Davis, Adams, Lucietto and Lindblom voted yes. 2. PC 2005-29 Yorkville-Bristol Sanitary District: Lucietto made a motion to recommend annexation approval. Schillinger seconded the motion. The motion was approved in a 6-1 roll call vote. Crouch, Schillinger, Davis, Adams, Lucietto and Lindblom voted yes. Jones voted no. Lucietto then made a motion to recommend rezoning approval from Kendall County A-1 Agricultural to City of Yorkville A-1 Agricultural with a special use for a water treatment facility. Adams seconded the motion. The motion was approved in a 6-1 roll call vote Schillinger, Davis, Adams, Lucietto, Crouch and Lindblom voted yes. Jones voted no. 3. PC 2005-30 Ocean Atlantic: Attorney Dan Kramer representing the petitioners said the petitioners are not seeking preliminary plat approval at this time. In order for the current property owners to sell the property, however, the prospective buyers need the zoning changed from manufacturing to R-4 General Residence District. Kramer said the city staff recommended the petition come back with straight R-4 zoning. However, the property would feature a product mix of single-family and age-restricted homes. Lucietto and Lindblom said they didn't like the open-ended possibilities with granting the straight zoning. If the entire property was zoned R-4 and developed, there could be a maximum of nearly 900 units, Lindblom said. Lucietto made a motion to recommend approval of the rezoning request. Crouch seconded them motion. The motion unanimously failed in a roll call vote. Davis, Adams, Lucietto, Jones, Crouch, Schillinger and Lindblom voted no. Lucietto said she doesn't feel comfortable allowing blanket zoning. She'd rather see a Planned Unit Development(PUD)proposal. Schillinger, meanwhile, said he fears granting the rezoning request would set a precedence allowing neighboring property to receive similar zoning. 4. PC 2005-23 White Pines—Concept Plan: The presenter for the petitioner outlined the concept plan. He said the design of the project is to focus on an 8-acre park. The entrance would have an upscale look and he's not sure if the detention would be wet or dry at this point. The development would feature a two-story ranch and townhouse area. There also would be single-family lots ranging in size form 12,000 to 15,000 square feet north of the proposed townhome and manor home areas. The definition of a manor home in this development would be a stacked unit,he said. A second entrance on Galena Road would separate the commercial and residential area. The main entrance would be on Ashe Road. Lucietto said the proposed commercial area is okay. However, she thinks the volume of townhomes is too high. Schillinger said he couldn't give approval to the manor homes unless he sees what they would look like. Jones said the plan doesn't look bad. However, he doesn't like the proposed density. 5. PC 2005-22 Prestwick of Yorkville—Preliminary Plan: Jim Olguin, attorney representing Yorkville Farms Development LLC and Stewart farms said the site plan is similar to what was presented to the Plan Commission in January when annexation was approved. Phil Stupfert with Smith Engineering Consultants said the development would feature standard R-2 homes and that the park is the only main issue to be worked out. There have been some various requests from the Park Board the developers are working on them he said. Meanwhile Olguin said a solution granting the Block family safe access to their farm has been devised. The developers deeded 30 feet along the southern portion of the property so that the Blocks can use Ashley Road to access their farm. He said the Blocks are happy with the agreement. Crouch said when the plan was presented in January the Plan Commission had concerns about traffic on Route 126 and the exit and entrance onto it. He said nothing has changed since the plan was first presented. Olguin said that the plan shown meets the Illinois Department of Transportation specifications. Lindblom asked if two lots near the park area could be removed and relocated. He said they don't fit in with the plan. Schoppe said that with the two lots located where they are, the park design doesn't meet the dimensions of the city's subdivision ordinance. Olguin said the petitioners would look at the layout and see what modifications could be made. Otherwise, Schoppe said his comments on the plan have been addressed. Lucietto made a motion to recommend approval of the preliminary plan for PC 2005-22 subject to staff comments and the removal of the two lots near the park. Crouch seconded the motion. The motion was unanimously approved in a roll call vote. Adams, Lucietto, Jones, Crouch, Schillinger, Davis and Lindblom voted yes. 6. PC 2005-25 Westbury Village POD 6—Final Plat: Schoppe said the only item under discussion still is that there are 85 single-family lots on the final plat and there were 84 lots on the preliminary plan. John Whitehouse with Engineering Enterprise, Inc., however, said the matter is more of a clerical error and should be worked out. Lucietto made a motion to recommend approval of PC 2005-25 subject to staff comments. Davis seconded them motion. The motion was unanimously approved in a roll call vote. Lucietto, Jones, Crouch, Schillinger, Davis, Adams and Lindblom voted yes. 7. PC 2005-31 Peaceful Pathways Montessori— 1 % mile review: Brian Watkins, husband of the woman opening the school, said the proposed property consists of 7 acres on the south side of Route 71. He said the plan is to use the garage as the first classroom with plans to eventually use the barn as a school area or replace the barn with a school building. Schoppe said the proposed use is consistent with the comprehensive plan. Crouch made a motion to recommend approval of PC 2005-31 under the condition the property annexes to the city when it becomes contiguous. Davis seconded the motion. The motion was unanimously approved in a roll call vote. Crouch, Schillinger, Davis, Adams, and Lucietto voted yes. Jones was absent for the vote. 8. PC 2005-32 York Wood Estates—Concept Plan: Rich Guerard presented the proposed plan, which covers part of the Anderson farm. The plan calls for the development of 178 acres featuring single-family homes. The density would be 1.08 units per acre. Lot sizes would range from 10,000 square feet along open spaces to 12,000 square feet on the north side of the property. On the south side of the property, lot sizes would be 21,000 square feet or greater. By having lots that large, trees on the property can be saved,he said. Those lots also would be sold to custom homebuilders. Overall, he said there's 47 percent open space on the project. Schillinger said he doesn't have a problem with 10,000 square foot lots on this project if it means tress will be preserved. Guerard agreed to look over the plan and come back to the Plan Commission. 9. PC 2005-33 Chally Farm—Concept Plan: Guerard said this project was brought back to the city as a concept plan after changes requested by the Plan Commission and city staff were made. Among the changes made were: fewer lots will abut existing homes, deeper lots will be featured in that same area, and the property will connect to the property north of it. Overall, Guerard said the property is connected now and integrated better. ADDITIONAL BUSINESS Alderman Marty Munns was introduced as chairman of the Economic Development Committee and the liaison to the Plan Commission. Crouch made a motion to adjourn the meeting at 9:03 p.m. Lucietto seconded the motion. The motion was unanimously approved by voice vote. Minutes respectfully submitted by Dina Gipe PLAN COMMISSION MEETING UNITED CITY OF YORKVILLE , ILLINOIS REPORT OF PROCEEDINGS had at the meeting of the above-entitled matter taken before CHRISTINE M . VITOSH, C . S . R . , on July 13 , 2005 , at the hour of 7 : 00 p .m. , at 800 Game Farm Road, in the City of Yorkville, Illinois . D-754605 DEPO ®. COURT reporting service 800 West Fifth Avenue • Suite 203C • Naperville, IL 60563 • 630-983-0030 • Fax 630-983-6013 www.depocourt.com 2 1 PRESENT : 2 MR . TOM LINDBLOM, Chairman; 3 MR . CLARENCE HOLDIMAN; 4 MS . SANDRA ADAMS ; 5 MS . ANNE LUCIETTO; 6 MR . BILL DAVIS ; 7 MR . MICHAEL CROUCH; 8 MR . BRIAN SCHILLINGER; 9 MR. JACK JONES; 10 MR . MIKE SCHOPPE ; 11 MS . DINA GIPE . 12 APPEARANCES : 13 WYETH, HEITZ & BROMBEREK 300 East Fifth Avenue , Suite 380 14 Naperville , Illinois 60563 ( 630 ) 355-1458 15 BY : MR . JOHN JUSTIN WYETH, appeared on behalf of the United 16 City of Yorkville , Illinois . 17 18 19 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 3 1 (WHEREUPON, there 2 were proceedings had 3 which were not 4 reported . ) 5 CHAIRMAN LINDBLOM: And at this time I 6 would entertain a motion to go to public hearing . 7 MS . ADAMS : So moved . 8 CHAIRMAN LINDBLOM : So moved by Adams . 9 MR. JONES : Second . 10 CHAIRMAN LINDBLOM : Second by Jones . 11 Any discussion on the motion? 12 (No response ) 13 CHAIRMAN LINDBLOM : Hearing none , 14 those in favor signify by saying aye . 15 (A Chorus of Ayes ) 16 CHAIRMAN LINDBLOM : Opposed? 17 (No response ) 18 CHAIRMAN LINDBLOM : Motion passes . We 19 are now in public hearing . 20 At this time I would like to ask 21 anybody in the audience that thinks they are going 22 to have questions , concerns or presentations before 23 the Commission here in public hearing if you would 24 please stand and take the oath for public hearing , Depo Court Reporting Service ( 630 ) 983-0030 4 1 please . Stand and raise your right hand . 2 This is all that ' s going to speak 3 tonight? This would include any presenters , by the 4 way . 5 Okay . Let me just caution you, 6 if you have not stood to have -- and be sworn in, I 7 am not going to allow you to address the Commission 8 tonight . What else do I need to say? 9 Raise your right hand and repeat 10 after me . 11 (Witnesses sworn) 12 CHAIRMAN LINDBLOM : Thank you . Okay . 13 Item number one is PC2005-28 , Woodlands , 14 Incorporated, and Chicago Title Land Trust as 15 trustees have filed an application with the United 16 City of Yorkville -- I am paraphrasing this -- to 17 go from Kendall County A-1 Agricultural to go to 18 Yorkville B-3 Service Business District . 19 The real property consists of 20 approximately 4 . 5 acres located 200 feet east of 21 the intersection of Route 47 and Route 34 , Bristol 22 Township, Kendall County, Illinois . 23 And who would be speaking on 24 behalf of the petitioner? Depo Court Reporting Service ( 630 ) 983-0030 5 1 MR . NASSAR : I will . 2 CHAIRMAN LINDBLOM: If you could, step 3 up to the microphone and state -- Do we have easels 4 at all ? Do you have something to put on an easel ? 5 MR . NASSAR : I have just the plat . 6 CHAIRMAN LINDBLOM : Let me see if 7 there is an easel in here we can get . We ' ll put it 8 up over here so the audience can see it . Okay . 9 You are on . 10 WHEREUPON : 11 ALADDIN NASSAR, 12 testified before the Plan Commission as follows : 13 MR . NASSAR : Okay . My name is 14 Aladdin Nassar . I represent Woodlands , 15 Incorporated . We are a -- To give you some 16 background, we are a developer and a home builder , 17 as a matter of fact . Our home building arm is 18 Meadowbrook Homes . 19 The parcel we are presenting 20 before you tonight is four and a half acres on 21 Route 34 approximately 200 yards east of the 22 intersection of 34 and 47 . 23 This parcel is currently zoned 24 agricultural in Kendall County and we are Depo Court Reporting Service ( 630 ) 983-0030 6 1 requesting rezoning to B-3 in the City of 2 Yorkville , as well as annexation . 3 The surrounding parcels are 4 pretty much all -- all the annexed surrounding 5 parcels are currently B-3 zoning . 6 To the rear of the property is 7 Menard ' s , they own some acreage , and then the store 8 is a little bit beyond that . To the west is 9 Function Junction and a video store and some other 10 areas , and directly across the street , the I1 Jewel-Osco complex . 12 And from what we understand, it ' s 13 in the comprehensive plan of the City of Yorkville 14 to be B-3 and that ' s why we are requesting this 15 rezoning . 16 CHAIRMAN LINDBLOM : Okay . Very good . 17 Is there questions or concerns from the audience on 18 this particular petition? 19 (No Response ) 20 CHAIRMAN LINDBLOM : Okay . Thank you 21 very much . 22 MR. NASSAR : Thank you . 23 CHAIRMAN LINDBLOM : We will come back 24 to this later . Okay . One more time , any questions Depo Court Reporting Service ( 630 ) 983-0030 7 1 or concerns ? 2 (No response) 3 CHAIRMAN LINDBLOM : Hearing none , I 4 will move on to item number two , PC2005-29 , 5 Yorkville-Bristol Sanitary District , Petitioner , 6 has filed an application with the United City of 7 Yorkville requesting annexation to the United City 8 of Yorkville and rezoning from Kendall County A-1 9 Agricultural to the United City of Yorkville A-1 10 Agricultural District with a special use for a 11 water treatment facility . 12 The real property consists of 13 approximately 20 . 375 acres directly west of the 14 existing Yorkville-Bristol Sanitary District 15 property, Bristol Township, Kendall County, 16 Illinois . 17 And who is speaking for the 18 petitioners on this ? 19 (No Response) 20 CHAIRMAN LINDBLOM : Okay . 21 (No Response ) 22 CHAIRMAN LINDBLOM : Okay . I guess 23 there is nobody . Is there anybody here that would 24 wish to speak to -- for or against or questions Depo Court Reporting Service ( 630 ) 983-0030 8 1 regarding this petition? 2 (No Response ) 3 CHAIRMAN LINDBLOM : Be a quicker 4 evening than I thought . 5 WHEREUPON : 6 JOHN WHITEHOUSE, 7 testified before the Plan Commission as follows : 8 MR . WHITEHOUSE : Very briefly, John 9 Whitehouse, Engineering Enterprises, consulting 10 engineer for the City . 11 MR . JONES : 30 seconds or less . 12 MR . WHITEHOUSE : This petition is for 13 a 20-acre piece of property immediately westerly of 14 the existing Yorkville-Bristol waste water 15 treatment facility on River Road . 16 It has been purchased and is to 17 be used for the expansion of the waste water 18 treatment facility . 19 CHAIRMAN LINDBLOM : Okay . 20 MR. WHITEHOUSE : That ' s it . 21 CHAIRMAN LINDBLOM: I ' ll ask one more 22 time , is there any questions or concerns on this 23 one? 24 (No Response ) Depo Court Reporting Service ( 630 ) 983-0030 9 1 CHAIRMAN LINDBLOM : Hearing none then, 2 I will move on to item three , PC2005-30 , Ocean 3 Atlantic, da da da, have filed an application 4 requesting rezoning from the United City of 5 Yorkville M-1 Limited Manufacturing District to 6 United City of Yorkville R-4 General Residence 7 District . 8 The real property consists of 9 approximately 128 acres located at the southeast 10 corner of Corneils Road and Beecher Road in the 11 United City of Yorkville , Kendall County, Illinois . 12 Dan? 13 WHEREUPON : 14 DAN KRAMER, 15 testified before the Plan Commission as follows : 16 MR . KRAMER : For the record -- 17 CHAIRMAN LINDBLOM : Welcome back . 18 MR . KRAMER : Thank you very much . 19 It ' s good to be here . 20 Dan Kramer on behalf of the 21 petitioners , who are Mike and Tammy Rosenwinkel , 22 the owners of the property, and Ocean Atlantic, who 23 is a contract purchaser . 24 As I told Tom before the evening, Depo Court Reporting Service ( 630 ) 983-0030 10 1 this is somewhat like the gate keeper turned 2 poacher , so I ' ve got to get used to the routine 3 tonight . 4 The parcel , as most of you know 5 because many of you sat here years ago, is a 6 128 -acre parcel . It ' s immediately contiguous on 7 the southern boundary of the parcel to the 8 Caledonia development and the Yorkville Business 9 Center for Inland . 10 The City actually approached Mike 11 and Tammy a number of years ago and asked them if 12 they would voluntarily annex into the City, and 13 they did do that at the time . 14 The City was hopeful that when we 15 had the Yorkville Business Park going and first 16 started by Inland and F . E . Wheaton came out that 17 there would be a natural progression of the M-1 in 18 that corridor . 19 Obviously they have done very 20 well with F . E . Wheaton, it keeps expanding , there 21 is a couple of other users there, but Inland had 22 not been successful , as you know, in getting other 23 takers , and so they opted to exercise a provision 24 under the annexation agreement that permitted them Depo Court Reporting Service ( 630 ) 983-0030 11 1 to rezone Caledonia for residential purposes , and 2 obviously that portion is right next to us . 3 So what we are here asking 4 tonight is for a positive recommendation to the 5 City Council in terms of supporting the change to 6 R-4 zoning . 7 I think there are two real 8 important things I should point out; one , initially 9 when we filed the application with City Staff , the 10 application is for R-4 PUD . 11 In further meetings with City 12 Staff, they asked if we would strike the PUD, and 13 that was the way it was published, as space R- 4 for 14 purposes of the zoning process only . 15 What we would like to do again is 16 get a positive recommendation on the zoning, 17 knowing full well that you folks are going to see 18 this property in terms of development . 19 We don ' t have a preliminary plan 20 as of yet . Actually what we are trying to do is 21 get formation of that plan in order with some 22 easements that we need to give the City for 23 development of sewer, not only on this site , but 24 adjoining Rosenwinkel sites , and so on . Depo Court Reporting Service ( 630 ) 983-0030 12 1 So we are asking that you make 2 your recommendation tonight since you won ' t 3 formally consider your change in the 4 comprehensive plan to this area going to 5 residential at your August meeting, conditional 6 upon the Council adopting a change in the 7 comprehensive plan, so obviously it conforms to 8 zoning in that area . 9 Secondly, in terms of the overall 10 zoning, while we are asking for R-4 south of 11 Corneils Road, we anticipate the large bulk of the 12 property being single-family . 13 We have also looked at a park 14 area that would be in excess of ten acres and a 15 separate private clubhouse facility that would not 16 be park, but would be run by the owners , so we 17 would meet the 30 percent open space requirement . 18 We looked for single family . We 19 are looking for frankly an active adult component . 20 We think what we have seen on the south side of 21 town that Billy McCue did was very, very effective, 22 they were upscale units , and I think you are going 23 to see us come back with that . 24 The one thing I can absolutely Depo Court Reporting Service ( 630 ) 983-0030 13 1 assure you is that it ' s not going to be apartments , 2 it would strictly be a single-family ownership and 3 a detached product . 4 So, again, with those conditions 5 in mind, we would ask for a favorable 6 recommendation for zoning tonight on the basis of 7 the coming change in the comp plan so we can start 8 negotiating the terms of an amendment to our 9 annexation agreement and our sanitary sewer 10 easements and the like with the City, and then when 11 we come back with our development plans , we fully 12 anticipate not coming back with straight zoning, 13 but a PUD, so that you ' ve got guideline controls as 14 far as architecture , exterior materials , and the 15 like , and we know you prefer that procedure , so 16 that was the reason for dropping off the petition 17 tonight . 18 I think they ' ve been good 19 neighbors to the community . Again, when they came 20 in, they gave at no charge to the community a 21 hundred foot corridor , using the center line of the 22 creek, for green space expansion, and, again, have 23 always tried to cooperate with the City in any way 24 the Rosenwinkel family could . Depo Court Reporting Service ( 630 ) 983-0030 14 1 So we ' ll be happy to answer any 2 questions either from the audience or members when 3 you get into your work session . 4 CHAIRMAN LINDBLOM : Okay . Thank you . 5 MR . KRAMER : Thank you . I didn ' t know 6 if there was cross examination, so I wasn ' t going 7 to run away . 8 CHAIRMAN LINDBLOM : We ' re not 9 through . Any questions or concerns on this public 10 hearing? 11 (No Response ) 12 CHAIRMAN LINDBLOM : Okay . I would 13 entertain a motion then to close this portion of 14 the meeting . 15 MS . ADAMS : So moved. 16 MS . LUCIETTO : Second . 17 THE COURT : Moved and seconded to 18 close the public hearing . Any discussion on the 19 motion? 20 (No Response ) 21 THE COURT : Those in favor signify by 22 saying aye . 23 (A Chorus of Ayes ) 24 CHAIRMAN LINDBLOM : Opposed? Depo Court Reporting Service ( 630 ) 983-0030 15 1 (No Response ) 2 CHAIRMAN LINDBLOM: The public hearing 3 is now closed . 4 (Which were all the 5 proceedings had in 6 public hearing at 7 the date and time 8 aforementioned . ) 9 ---000--- 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 16 1 STATE OF ILLINOIS ) ss : 2 COUNTY OF LASALLE ) 3 4 CHRISTINE M . VITOSH, being first duly 5 sworn, on oath says that she is a Certified 6 Shorthand Reporter doing business in the State of 7 Illinois ; 8 That she reported in shorthand the 9 proceedings had at the foregoing public hearing; 10 And that the foregoing is a true and 11 correct transcript of her shorthand notes so taken 12 as aforesaid and contains all the proceedings had 13 at the said public hearing . 14 IN WITNESS WHEREOF I have hereunto set my 15 hand th ' s J`jday of . —__ , 2005 . 16 1/ 17 18 19 CHRISTI E M . VIT H, C . S . R. 20 CSR License No . 084 -002883 21 22 23 24 Depo Court Reporting Service ( 630 ) 983-0030 Plan Commission Multi-Page'm & - item July 13, 2005 13:22 creek[1] 13:22 feet[1] 4:20 -&- against[1] 7:24 -C- cross[1] 14:6 Fifth[1] 2:13 &[1] 2:13 ago[z] 10:5,11 C[1] 2:12 CROUCH[1] 2:7 filed[4] 4:15 7:6 9:3 11:9 agreement[z] 10:24 C.S.R[z] 1:8 16:19 CSR[1] 16:20 first[2] 10:15 16:4 13:9 folks Caledonia[z] 10:8 11:1 [1] 11:17 084-002883[1] 16:20 agricultural[a] 4:17 caution[1] 4:5 -D- follows[3] 5:12 8:7 9:15 5:24 7:9,10 foot[1] 13:21 Aladdin[z] 5:11,14 center[z] 10:9 13:21 D-754605[1] 1:21 -1- allow[1] 4:7 Certified[1] 16:5 da[3] 9:3,3,3 foregoing[z] 16:9,10 128[1] 9:9 always[1] 13:23 Chairman[26] 2:2 3:5,8 Dan[3] 9:12,14,20 formally[1] 12:3 3:10,13,16,18 4:12 5:2,6 date[1] 15:7 formation[1] 11:21 128-acre[1] 10:6 amendment[1] 13:8 6:16,20,23 7:3,20,22 8:3 ANNE[1] 2:5 8:19,21 9:1,17 14:4,8,12 DAMS[1] 2:6 four[1] 5:20 -2-- annex[1] 10:12 14:24 15:2 detached[1] 13:3 frankly[1] 12:19 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areas[1] 6:10 clubhouse[1] 12:15 E[4] 2:1 1,12,12 4.5[1] 4:20 arm[1] 5:17 -H- coming[2] 13:7,12 easel[2] 47[2] 4:21 5:225:4,7 assure[1] 13:1 Commission[6] 1:1 half[1] 5:20 Atlantic[2] 9:3,22 3:23 4:7 5:12 8:7 9:15 easels[1] 5:3 audience[4] 3:21 5:8easements[2] 11:22 hand[3] 4:1,9 16:15 -6- community[2] 13:19 13:10 happy[1] 14:1 60563[1] 2:14 6:17 14:2 13:20 hearing August[1] 12:5 com p[1] 13:7 east[3] 2:13 4:20 5:21 [13] 3:6,13,19,23 630[1] 2:14 Avenue[1] 2:13 effective[1] 12:21 3:24 7:3 9:1 14:10,18 15:2 complex[1] 6:11 15:6 16:9,13 away[1] 14:7 component[1] 12:19 either[1] 14:2 HEITZ[1] 2:13 -7 e[z] 3:14 14:22 comprehensiveengineer[1] 8:10 aye [3] 6:13 hereunto[1] 16:14 7:00[1] 1:9 Ayes[21 3:15 14:23 12:4,7 Engineering[1] 8:9 HOLDIMAN[1] 2:3 concerns[5] 3:22 6:17 Enterprises[1] 8:9 home[2] 5:16,17 -8- -B- 7:1 8:22 14:9 entertain[2] 3:6 14:13 Homes[1] 5:18 800[1] 1:9 B-3[4] 4:18 6:1,5,14 conditional[1] 12:5 evening[z] 8:4 9:24 hopeful[1] 10:14 background[1] 5:16 conditions[1] 13:4 examination[1] 14:6 hour[1] 1:9 -A- basis[1] 13:6 conforms[1] 12:7 excess[1] 12:14 hundred[1] 13:21 A-1 [3] 4:17 7:8,9 Beecher[1] 9:10 consider[1] 12:3 exercise[1] 10:23 consists[3] 4:19 7:12 9:8 existing[2] 7:14 8:14 _ above-entitled[1] 1:7 behalf[3] 2:15 4:24 9:20 consulting[1] 8:9 expanding[1] 10:20 -I absolutely[1] 12:24 beyond[1] 6:8 Illinois[9] 1:2,10 2:14 acreage[1] 6:7 BILL[1] 2:6 contains[1] 16:12 expansion[2] 8:17 2:16 4:22 7:16 9:11 16:1 acres[s] 4:20 5:20 7:13 Billy[1] 12:21 contiguous[1] 10:6 13:22 16:7 9:9 12:14 bit[1] 6:8 contract[1] 9:23 exterior[1] 13:14 immediately[z] 8:13 active[1] 12:19 boundary[1] 10:7 controls[1] 13:13 10:6 Adams[4] 2:4 3:7,8 BRIAN[1] 2:8 cooperate[1] 13:23 -F- important[1] 11:8 14:15 Comeils[z] 9:10 12:11 F.E[z] 10:16,20 include[1] 4:3 briefly[1] 8:8 address[1] 4:7 comer[1] 9:10 facility[4] 7:11 8:15,18 Incorporated[z] 4:14 Bristol[z] 4:21 7:15 12:15 5:15 adjoining[1] 11:24 BROMBEREK[1] correct[1] 16:11 adopting[1] 12:6 2:13 corridor[z] 10:18 13:21 fact[1] 5:17 Inland[3] 10:9,16,21 adult[1] 12:19 builder[1] 5:16 Council[z] 11:5 12:6 family[z] 12:18 13:24 intersection[z] 4:21 aforementioned[1] building[1] 5:17 County[7] 4:17,22 5:24 far[1] 13:14 5:22 15:8 7:8,15 9:11 16:2 Farm[1] 1:9 item[3] 4:13 7:4 9:2 bulk[1] 12:11 aforesaid[1] 16:12 business[4] 4:18 10:8 couple[1] 10:21 favor[z] 3:14 14:21 again[4] 11:15 13:4,19 10:15 16:6 COURT[2] 14:17,21 favorable[1] 13:5 -J- Depo Court Reporting Service Index Page 1 Naperville, Illinois (630) 983-0030 Plan Commission Multi-Page`"` JACK-using July 13, 2005 JACK[1] 2:9 MS[6] 2:4,5,11 3:7 14:15 plan poi 1:1 5:12 6:13 8:7 Residence[1] 9:6 state[3] 5:3 16:1,6 Jewel-Osco[1] 6:11 14:16 9:15 11:19,21 12:4,7 13:7 residential[z] 11:1 12:5 step[1] 5:2 John[3i 2:15 8:6,8 plans[1] 13:11 response[11] 3:12,17 stood[11 4:6 Jones[a] 2:9 3:9,10 8:11 -N- plat[1] 5:5 6:19 7:2,19,21 8:2,24 store[z] 6:7,9 July[1] 1:8 N[2] 2:1,12 poacher[1] 10:2 14:11,20 15:1 straight 13:12 Junction[1] 6:9 name[1] 5:13 point[1] 11:8 rezone[1] 11:1 street[1] 6:10 JUSTIN[1] 2:15 Naperville[1] 2:14 portion[z] 11:2 14:13 rezo4 ning[a] 6:1,15 7:8 strictly[1] 13:2 Nassar[6] 5:1,5,11,13,14 Positive[z] 11:4,16 strike[1i 11:12 right[3] 4:1,9 11:2 -K- 6:22 prefer[1] 13:15 River[1] 8:15 natural[1] 10:17 preliminary[1] 11:19 Suite[1] 2:13 successful[1] 10:22 kee per[1] 10:1 P need[2] 4:8 11:22presentations[1] 3:22 Road[5] 1:9 8:15 9:10,10 keeps[1] 10:20 12:11 supporting[1] 11:5 negotiating[1] 13:8 presenters[1] 4:3 surrounding[6] 4:17,22 5:24 Rosenwinkel[3] 9:21 [z ] 6:3,4 7:8,15 9:11 neighbors[11 13:19 presenting[1] 5:19 11:24 13:24 sworn[3] 4:6,11 16:5 knowing[1] 11:17 next[1] 11:2 pretty[i] 6:4 Route[3] 4:21,21 5:21 Kramer[s] 9:14,16,18 nobody[1] 7:23 private[1] 12:15 routine[1] 10:2 -T- 9:20 14:5 none[3] 3:13 7:3 9:1 procedure[1] 13:15 run[z] 12:16 14:7 T[1] 2:1 notes[1] 16:11 proceedings[s] 1:6 3:2 takers[1] 10:23 -L- now[z] 3:19 15:3 15:5 16:9,12 _S_ number[3] 4:13 7:4 process[1] 11:14 Tammy[z] 9:21 10:11 Land[1] 4:14 S[z] 2:1,12 ten[1] 12:14 large[�] 12:11 10:11 product[i] 13:3 g SANDRA[1] 2:4 terms[4] 11:5,18 12:9 LASALLE[1] 16:2 progression[1] 10:17 13:8 -O- property[9] 4:19 6:6 sanitary[3] 7:5,14 13:9 less[1] 8:11 testified[3] 5:12 8:7 7:12,15 8:13 9:8,22 11:18 sat[1] 10:5 License[1] 16:20 oath[2] 3:24 16:5 9:15 bil ovous12:12 says[1i 16:5 Limited[t] 9:5 y[3] 10:19 11:2 Thank[6] 4:12 6:20,22 12:7 provision[t] 10:23 SCHILLINGER[1] 9:18 14:4,5 LINDBLOM[26] 2:2 public[10] 3:6,19,23,24 2:8 3:5,8,10,13,16,18 4:12 5:2 Ocean[z] 9:2,22 14:9,18 15:2,6 16:9,13 SCHOPPE[1] 2:10 they've ve[1] 13:18 5:6 6:16,20,23 7:3,20,22 off[1] 13:16 thinks[1] 3:21 published[1] 11:13 Second[3] 3:9,10 14:16 8:3,19,21 9:1,17 14:4,8 one[6] 4:13 6:24 8:21,23 PUD[3] 11:10,12 13:13 seconded[1] 14:17 thought[1] 8:4 14:12,24 15:2 11:8 12:24 three[1] 9:2 line[1] 13:21 open[1] 12:17 purchased[1] 8:16 Secondly[1] 12:9 through[1] 14:9 located[z] 4:20 9:9 Opposed pi 3:16 14:24 purchaser[1] 9:23 seconds[1] 8:11 Title[1] 4:14 looked[z] 12:13,18 opted[1] 10:23 purposes[z] 11:1,14 see[a] 5:6,8 11:17 12:23 Tom[z] 2:2 9:24 looking[1] 12:19 order[1] 11:21 put[z] 5:4,7 separate[1] 12:15 Service 4:18 tonight[8] 4:3,8 5:20 [1] LUCIETTO[2] 2:5 overall[1] 12:9 10:3 11:4 12:2 13:6,17 14:16 own[1] 6:7 -Q- session[1] 14:3 town[t] 12:21 owners[2] 9:22 12:16 questions[7] 3:22 6:17 set[t] 16:14 Township[2] 4:22 7:15 -M- 6:24 7:24 8:22 14:2,9 sewer[2] 11:23 13:9 ownership[1] 13:2 nicker[1i 8:3 shorthand[3i 16:6,8,11 transcript[1] 16:11 M[3] 1:8 16:4,19 q treatment[3] 7:11 8:15 M-1 [2] 9:5 10:17 -p- side[1] 12:20 8:18 Manufacturing[1] 9:5 -R- signify[2] 3:14 14:21 tried[1] 13:23 materials[1] 13:14 P[3] 2:1,12,12 R[z] 2:1,12 single[1] 12:18 true[1] 16:10 matter[z] 1:7 5:17 p.m[t] 1:9 R-4[s] 9:6 11:6,10,13 single-family[z] 12:12 Trust[1] 4:14 paraphrasing[1] 4:16 12:10 • 13:2 McCue[1] 12:21 trustees[1] 4:15 parcel[s] 5:19,23 10:4,6 raise[2] 4:1,9 site[1] 11:23 Meadowbrook[1] 5:18 10:7trying[1] 11:20 real[a] 4:19 7:12 9:8 11:7 sites[1] 11:24 meet[1] 12:17 parcels[2] 6:3,5 turned[1] 10:1 meeting[a] 1:1,6 12:5 park[3] 10:15 12:13,16 rear[1] 6:6 somewhat[t] 10:1 two[2] 7:4 11:7 14:14 reason[1] 13:16 south[2] 12:10,20 particular[1] 6:18 1 southeast meetings[1] 11:11 recommendation[4] [1] 9:9 -U- passes[1] 3:18 11:4,16 12:2 13:6 southern[1] 10:7 members[1] 14:2 PC2005-28[t] 4:13 under[1] 10:24 Menard's[1] 6:7 record[1] 9:16 space[3] 11:13 12:17 PC2005-29[1] 7:4 understand[1] 6:12 MICHAEL[1] 2:7 regarding[1] 8:1 13:22 PC2005 30[1] 9:2eat[1] 4:9 speak[z] 4:2 7:24 re United[9i 1:2 2:15 4:15 microphone[1] 5:3 P Mike[3] 2:10 9:21 10:10 REPORT[1] 1:6 speaking[z] 4:23 7:17 7:6,7,9 9:4,611 percent[1] 12:17 permitted[1] 10:24 reported[2] 3:4 16:8 special[1] 7:10 units[1] 12:22, mind[1] 13:5 P petition[4] 6:18 8:1,12ss 116:1 up[z] 5:3,8 most[1] 10:4 Reporter[1] 16:6 [ ] 13:16 upscale[1] 12:22 motion[s] 3:6,11,18 Petitioner[z] 4:24 7:5 represent[1] 5:14 Staff[2] 11:9,12 used[2] 8:17 10:2 14:13,19 requesting[4] 6:1,14 7:7 stand[2] 3:24 4:1 petitioners[2] 7:18 9:21 9:4 start[1] 13:7 users[1] 10:21 move[z] 7:4 9:2 piece[1] 8:13 using[1] 13:21 moved[a] 3:7,8 14:15,17 requirement[1] 12:17 started[1] 10:16 Depo Court Reporting Service Index Page 2 Naperville, Illinois (630) 983-0030 Plan Commission Multi-Page"` video -zoning July 13, 2005 -V- video[1] 6:9 VITOSH[3] 1:8 16:4,19 voluntarily[1] 10:12 -w- waste[2] 8:14,17 water[3] 7:11 8:14,17 Welcome[1] 9:17 west[2] 6:8 7:13 westerly[1] 8:13 Wheaton[2] 10:16,20 WHEREOF[1] 16:14 Whitehouse[5] 8:6,8,9 8:12,20 wish[i] 7:24 WITNESS[1] 16:14 Witnesses[1] 4:11 Woodlands[2] 4:13 5:14 WYETH[2] 2:13,15 -Y- yards[1] 5:21 years[2] 10:5,11 yet[1] 11:20 Yorkville us] 1:2,10 2:16 4:16,18 6:2,13 7:7,8 7:9 9:5,6,11 10:8,15 Yorkville-Bristol[3] 7:5,14 8:14 -z- zoned[1] 5:23 zoning[81 6:5 11:6,14,16 12:8,10 13:6,12 Depo Court Reporting Service Index Page 3 Naperville, Illinois (630) 983-0030 UNITED CITY OF YORKVILLE PETITION APPLICATION LOG September 7, 2005 NAME PETITIONER TYPE OF APPLICATION DATE OF AP STATUS Wynstone Townhome Dev. Wyndham Deerpoint PUD 2/11/05 Pending Per Developer XPAC at Yorkville XPAC Properties LLC Preliminary/Final Plat 11/9/04 9/13/05 City Council Silver Fox Midwest Dev. Annex & Zoning 12/7/04 Pending Fox Road Traffic Study Preliminary Plan Public Hearing @ 10/25/05 City Council Schramm Property Donald Schramm Annex & Zoning 4/12/05 Public hearing @ 9/14/05 Plan Comm 218 acres SE corner of Rt. 30 & Rt. 47 Lee Farm Montalbano Homes Annex & Zoning 1/10/05 9/13/05 City Council Preliminary PUD Plan Aspen Ridge Estates Aspen Ridge Estates LLC Annex & Zoning 1/12/05 10/4/05 COW Preliminary Plan 201 S. Main Street Robert& Debra Dearborn Rezoning 4/12/05 9/13/05 City Council 204 Hydraulic Street Robert& Debra Dearborn Rezoning 4/12/05 9/13/05 City Council Kendallwood Estates (Willman Property) John Tomasik Preliminary Plan 4/15/05 10/12/05 Plan Commission Garritano/Brummel Property Del Webb/Pulte Homes Annex & Zoning 5/18/05 PUD Public Hearing @ 9/14/05 Plan Comm Harris Woods Woodlands & Meadowbrook Homes Concept Plan 5/6/05 10/26/05 Plan Comm Prestick of Yorkville Yorkville Farms Dev. LLC Preliminary Plan 5/11/05 Approved @ 8/9/05 City Council Westbury Village POD 6 Mike Ferraguto Final Plat 5/24/05 Approved @ 8/9/05 City Council Eldamain Center for Business Inland Preliminary Plan 6/7/05 9/14/05 Plan Comm Autumn Creek Unit 1 Pulte Homes Final Plat 6/9/05 9/13/04 City Council 4.5 Acre Commercial Site Woodlands, Inc. Annex & Zoning 6/10/05 Pending per Developer's Request East of Rts. 34 & 47 Westbury - South Village Ocean Atlantic Rezoning 6/17/05 Approved @ 8/9/05 City Council 20.375 acres West of YBSD facility Yorkville-Bristol Sanitary District Annex & Zoning 6/16/05 Public hearing @ 9/13/05 City Council Peaceful Pathways Montessori Brian & Shawna Watkins 1 '/2 Mile Review 6/24/05 Approved @ 8/9/05 City Council Evergreen Farm Estates Tanglewood Dev. Corp. Annex & Zoning 7/7/05 Preliminary Plan @ 10/13/05 Plan Council Preliminary Plan Bristol Bay Units 1 - 7 Centex Homes Final Plat 7/11/05 9/13/05 City Council Lynwood Baptist Church Lynwood Baptist Church 1 '/2 Mile Review 7/5/05 9/13/05 City Council Corneils Crossing Corneils Crossing LLC Annex, Zoning & 7/14/05 Public Hearing @ 9/27/05 City Council Prelim. Plan 9/14/05 Plan Comm. Menard's Commercial Commons - Fourth Addition Menards, Inc. Resubdivision Final Plat 7/27/05 Approved @ 8/23/05 City Council Menard's Commercial Commons - Third Addition Menards,Inc. Resubdivision Final Plat 7/27/05 Approved @ 8/23/05 City Council 10701 Route 71 Daniel Laniosz Annex & Zoning 8/17/05 Public Hearing @ 9/14/05 Plan Comm McHugh Professional Building - 1100 McHugh Payne Onishi Annex & Zoning 8/19/05 Pubilc Hearing @ 9/14/05 Plan Comm Plan Council August 25,2005 Attendees: Tony Graff, City Administrator Eric Dhuse, Dir. of Public Works Jeff Freeman, EEI Mike Schoppe, Schoppe Design Assoc. Sgt. Ron Diedrich, Yorkville Police Dept. Anna Kurtzman, Dir. of Zoning Joe Wywrot, City Engineer Laura Brown, Dir. of Parks & Rec. Guests: Bob Nelson, Tanglewood Dev. Mike Brandenburg, Tanglewood Dev. Debbie Miller, Tanglewood Dev. Kevin Carrara, Rathje & Woodward John Martin, Huck Bouma Jim Menard, Pacific Homes The meeting was called to order by Tony Graff at 9:35 am. The minutes from the July 28th meeting were approved as written. Evergreen Farm—Preliminary Plan Engineering comments 1) There are concerns regarding the storm water management drainage in the Fox Glen and Fox Lawn areas, the unincorporated areas along Fox Road. The creek tributary on the west side of Pavillion is not an issue. There may be modifications made that could change standards on release rates or regionally conveyance identification of bypass flow areas. The city wants to make certain that the natural areas are preserved in the forest preserve. 2) Comment #32—Mr. Graff stated the city would like the Greenbriar Rd. built to Pavillion so traffic can be redirected from Fox Road. Needed for this is the Matlock right of way acquisition, and a financial mechanism if it's designed as a major collector/or, if necessary, the city may have to entertain doing maintenance on Greenbriar Rd. or a construction route for the developments. Contributors to the Greenbriar project would be Meadowbrook, Silver Fox, Evergreen, Chally, Anderson farms, Aspen Ridge and Fox River Bluffs. Discussions are under way with the Christie's. The city will address the occupancy of homes in the annexation agreements, contingent upon the traffic solution. 3) Comment #33 - The Greenbriar Road will be the main east/west extension from Matlock to Pavillion. The north south minor collector runs through Silver Fox. The minor collector running from Evergreen to Silver Fox may not be needed. Aspen Ridge will need to change their plan with the Greenbriar extension. 4) Fox Rd. connection is approx. 1300 feet from Fox/Pavillion intersection. Pavillion Rd. on the Tanglewood plan needs an 80 feet minimum realignment. Mr. Klaas at the county suggested to Mr. Freeman that the county standard would be 1/3 mile spacing on county roads (west of Poplar is county). The developer will begin communicating with the district for redesigns of the roads. 5) The 8" pressure zone coming down the Fox needs to be 16"per Mr. Freeman because the zones on the north and south side of Fox are different. The 16" down Alexander Street will cross Greenbriar. No transition connection is needed. The 1 8" needs to be looped back to Fox and all cul-de-sacs need to be looped. There is a 2 1/2 acre sliver of property between Tanglewood and Silver Fox, so the developer will propose a route for sanitary. There are two mains along Fox Road being proposed. 6) There are currently no elevations related to plans shown on the plans, so the developer will get this information to Deuchler and will resubmit. 7) Storm sewers should have the ability to connect with sump pumps. Storm sewer is not needed if the house backs up to a detention area but would need a daylight area from the home to the pond,per Mr. Wywrot. Mr. Graff stated that the YBSD bonds issue for the southwest interceptor will be at the YBSD board on the 12th, and the intergovernmental agreement has been approved by the City Council. The first bid is River's Edge, and the phase through this property is the second stage. The city hopes one financial instrument will finance the whole project and that each developer will sign off on their portion. Fran Klaas at the county is willing to do a Fox Road policy statement asking the city to contribute for recommended road improvements, but the funds will be kept in the city funds. The county impact fee is now at$1000. The hopes are that the Silver Fox to Matlock Road may be a possibility, through the section to the east of Tanglewood, with preservation of the Homestead a high priority for the property owner. This will be at Plan Council on Oct. 13. This is scheduled for Plan Commission on Oct. 26, with engineering and landscape plans due by Oct. 21st Cornelis Crossing—Preliminary plan Mike Schoppe's comments 1) Right of way will go all the way to the west property line,then improvements along this line include a woven wire fence and evergreen tree along the property line. The property line on the north side of Lot 2 will be the line of demarcation, with the north side belonging to the Home Owners Association. 2) There is a sliver of land at the north end. The ROW will move to the north property line,the road will stay in the same place and sidewalk on the north will be not be added until the city decides on it. The developer will contribute cash in lieu of sidewalk placement now. Transitioning grading for parkway trees and blue grass will be done on the parkway's north side. The HOA will maintain this area until the north area is developed. Anna Kurtzman's comments 1) Front yard setback on#6 and 17,the minimum is 80' width to the building setback line. The developer will check the lot width at the building setback line. 2 2) A lot 25 deviation will be noted on the preliminary plat, and noted in the agreement. A 10 foot easement will be noted along the entire side yard. Engineering comments 1) The 16"water main will come from Rt. 47 along Corneils Road, goes north to the stub with an internal loop,with a second source coming from the development to the east. 2) Jeff Freeman will look at Corneils Road easements for county property owners. This is scheduled for Plan Commission on September 14 with new submittals of the preliminary plat needed by September 6th 3 Plan Council September 1, 2005 Attendees: Joe Wywrot, City Engineer Tim Fairfield, BKFD Eric Dhuse, Dir. of Public Works Kerstin Valencia, Parks Intern Jeff Freeman, EEI John Whitehouse, EEI Sgt. Ron Diederich, Police Dept. Guests: Phil Stuepfert, SEC Ken Huhn, Smith Engineering Pete Huinker, Smith Engineering Matt Cudney, Pulte Homes Joe Wywrot opened the meeting at 9:40 am. The minutes from the August 25th minutes were approved with corrections. Del Webb— Preliminary PUD plan Mr. Cudney suggested that the population in these age-restrictive developments is typically 1.8 residents per unit, and they are designed to be a somewhat isolated community, with less traffic flow. In particular, the open spaces between cul-de-sacs, rather than roadways, provide additional separation from the other areas of the development. Some residents in other Del Webb communities have only one car per household. Del Webb communities have a gate for decorative reasons at the manicured entrances, but the guard house may / or may not be manned. The Yorkville Del Webb community will have an 18,000' recreation center with an indoor and an outside pool, as well as a gym for exercise and a clubhouse for meetings. The Parks department would like to have a trail along Rt. 47, connecting with development on the south. There will be no park in this complex. Engineering comments 1) Joe Wywrot stated there are sharp curves shown in the plans that do not comply with the ordinance. Sgt. Diederich and Tim Fairfield stated there are no traffic flow problems with eye brow intersections in Heartland (similar engineering). Pete Huinker stated the road design is intended as traffic calming in these developments. 1 2) The city needs to decide which right of ways are public and which are private, not compromising the placement and maintenance of utilities. All streets have front setbacks of 20' . 3) Mr. Cudney suggested Eric Dhuse call Jim Schwarz in Huntley regarding water and sewer easement design issues, and Pulte will provide plan sheets from Huntley for staff. 4) The right of way is 46' in the duplex area, with a 4' sidewalk. The developer will check with the Building & Safety department for the ADA standard for width. 5) Pulte will provide a list of all variances by neighborhood, as an exhibit to the annexation agreement. 6) There are two road stubs in Bailey Meadow that stub to ComEd right of way. The main access for marketing will be the access off Route 47. The comp plan shows the west property is R-2. The Bailey Meadows road stub coming south would be eliminated when Del Webb is approved. 7) Mr. Wywrot suggested a pedestrian access to the commercial area in Bailey Meadows, however their may be an area of compensatory storage in the SE Bailey Meadows corner, so the developer will look at the possibility. 8) The developer will be obtaining ordinances, passed in other communities, to address the use of golf carts on city streets. Sgt. Diederich stated his concern that this ordinance may supercede the state ordinance. John Whitehouse suggested a wider path standard, for areas like Lot F, which may potentially contain a path into the adjoining north property. Mr. Cudney will provide data in non-golf course Del Webb communities to the staff. 9) Mr. Fairfield suggested a roadway connecting cul-de-sacs in Lots E. He will be provided plans for Elgin & Shorewood communities showing the roadway dimensions / plans. 10) In the SW corner, there is a temporary dead end and there may be a connection across Galena. Neighborhood 8 needs fewer fittings per Eric. 11) Barrier curbs are being recommended in the single family home area, as per city ordinance. Staff is okay with the roll curb in the townhouse areas. 12) An ADA analysis is needed for road classification. There is a concern with the main access off Galena, with the east west loop 130 feet from the entrance. 2 13) General—comment #1 Some lots may be impacted because of the Rob Roy Creek floodplain. 14) The developer is on Phase II on the archeological site. Mr. Cudney stated was a farmhouse site, and his opinion was that the site could be excavated and removed. 15) Joe Wywrot is concerned with the volume of restricted outfalls. Because Rob Roy Creek is cold and ground water fed he suggested submerged outfalls. 16) Jeff Freeman suggested that further west on Brummel the city may want shallow wells. 17) The developer will address the pavement road thickness. Landscaping comments 1) Additional information needed for the amenity center includes the north road alignment, location of the tennis courts and parking spaces. 2) Mike Schoppe asked for an aerial, superimposing Westbury and Bristol Bay, leaving the Del Webb development blank. 3) The developer will provide architectural standards. Mr. Schoppe's recommendation is for a separate PUD agreement, per the city ordinance. 4) The park department should give the developer input on the location of the trail. 5) Public access is needed from Lot D. 6) Outfall should be discharged a minimum of 100' into a vegetated swale. 7) Road detail for duplexes on sheet 15 should provide a minimum parkway of 8'. 8) The landscaping in Lots A and B should reflect a natural shoreline. The landscaping at the front entry should be identified as manicured vs. natural. 9) Primary issues are density, architectural standards and the listing of variances. This will be scheduled for Plan Council on September 8th. The developer will bring in PUD plans, response letter and architectural standards in the office by Sept. 2nd. Staff comments to the new submittals will be mailed on Sept. 9th. It will be at Plan Commission on Sept. 14th. Respectfully submitted by Annette Williams 3 'it- car o United City of Yorkville Memo # 1'a, „ '" 800 Game Farm Road EST !1836 Yorkville, Illinois 60560 —�== Telephone: 630-553-4350 o ' is'� ~ Fax: 630-553-7575 *7lo.da coolly 40. 4LE ,‘)*I Date: September 8, 2005 To: Plan Commission From: Liz D'Anna, Administrative Assistant RE: Del Webb - R-3 General Residence District PUD Plan Staff comments for Del Webb will be sent to you in a supplemental packet. If you have any questions, please call me. Thank you, 06/15/2005 WEU 19:52 FAX 630 466 9380 EEInc. 2002/006 *if 52 Wheeler Road • Sugar Groves, IL 60554 • TEL: 630/466-9350 FAX: 630/466-9300 www.eeiweb.com Englnsunring Entail-prison. Ind_ 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, Eldamain Center for Business (Inland), United City of Yorkville. Dear Mr. Wywrot: We have reviewed the following submitted material for the referenced Preliminary Plan submittal: • Application and Petition for Preliminary Plan dated June 3, 2005. Note: The Application and Petition is checked for both Preliminary Plan and Final Plat, though this is only a Preliminary Plan submittal. - • Preliminary Plat of Subdivision prepared by CEMCON, Ltd. consisting of 1 sheet dated May 27, 2005. • Preliminary Engineering Plan prepared by CEMCON, Ltd. consisting of 1 sheet dated May 27, 2005. • Preliminary Landscape Plan prepared by HKM Architects and Planners, Inc. dated June 3, 2005. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with latest revision date of September 29, 2004 • Traffic Impact Study prepared by Smith Engineering Consultants. Inc. with latest revision date of August 10, 2004 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 Consulting Engineers Specializing In Civil Engineering and Land Surveying 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc, 2003/006 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 Insurance Rate Map 170341 0020 C dated July 19, 1982. 2. A Preliminary Stormwater Management Report should be submitted for review. 3. A Traffic Study completed in accordance with the City's Standard Specifications for Improvements should be completed and submitted for review. 4. A soils report should be completed and submitted for review. 5. A field tile investigation should be completed and the results submitted for review. 6. While it appears that no wetlands exist on the site, a Wetland Study should be completed and submitted for review by the City's wetland consultant prior to Preliminary Plan approval. 7. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 8. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. b. (IHPA) regarding preservation of cultural resources. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. Ci:puna,,;.rc,,kvtlleNZ005',Y00502 Inti nd.Elcam2i:I.Ro7le 34\cocS\^.VyLv!o101.doc 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc, 2004/006 f. (TEPA) Division of Water Pollution Control regarding a Notice of Intent (NO!) General permit to discharge storm water. g. IDOT regarding the proposed access to U. S. Route 34. We recommend that items "a" & "b" be received prior to Preliminary Plan approval. Items c, d, e & f will be required prior to the start of construction activities, For item g, we recommend that preliminary comments from IDOT be received, prior to Preliminary Plan approval, addressing the proposed access location on U. S. Route 34 and any required improvements or additional right of way to be provided in conjunction with the proposed access. Preliminary Plat 9. Proposed street names should be provided on the Preliminary Plat for review by the City and KenCom_ 10. The proposed centerline radii should be provided. The minimum centerline radius per the City's Subdivision Ordinance is 500 feet for business and industrial districts. The curve in front of Lot 4 appears to have a radius of about 200 feet while the other 2 curves near Lot 11 have radii of about 340 feet. Due to the property configuration, it will be difficult to modify the Lot 4 curve, but the others near Lot 11 should be revised. The minimum tangent distance of 200 feet between horizontal curves should also be provided in front of Lot 11. 11. The required 25 foot right of way radius should be provided at all intersections. 12. The proposed purpose and ultimate ownership of the strip of land that has not been included as part of the Road "A" right of way, southerly of Lot 11 should be indicated on the plat. It is our recommendation that the right of way and road be shifted easterly to the property line to maximize the distance of the proposed access point from the Eldamain Road intersection. 13. The disposition of the existing buildings and other improvements on Lot 12 should be indicated. 14. We do not believe any additional right of way will be necessary along Eldamain Road, but this issue should be addressed in the Traffic Study. • G:;Pual'icaYutiPuc,A;11MtYD0502 Ini ard. El:Ian:ain-Route 34\doccllv�vwrot04.doc 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc. 2005/006 Preliminary Engineering Plan 15. Proposed street names should be added to the Plans. 16. It is intended that this subdivision will ultimately be served by the City's North Pressure Zone (No. 1). However, until the Kylan's RidgeNVhispering Meadows area water main is extended westerly through the Sexton Property, water service for these lots will be from the North Central Pressure Zone (No. 2). The lowest pressures expected during this interim phase will be approximately 33 psi if the tower level drops to the bottom capacity line (BCL). The water connection will have to be across U. S. Route 34 from the Fox Hill commercial area as proposed. The specific location of this connection should be indicated on the Preliminary Engineering Plan. 17. The installation of a Pressure Reducing Valve will be premature and unnecessary at this time. We recommend that an easement (35' x 35') and proper valving be provided at the northeast corner of Lot 12 (or located equally on Lots 12 and 13) for future installation of a PRV once the extension from the North Pressure Zone has been installed and connected to the stub being provided at the northeasterly corner of Lot 5. 18. A temporary fire hydrant should be installed at the end of the water main stub provided at the northeasterly corner of Lot 5 and a valve should be placed on this stub line near the northwesterly corner of Lot 5. 19. All other fire hydrant and valve spacing appears adequate at this preliminary stage. Specific locations will be reviewed in detail at Final Engineering. 20.The final water main sizing will be determined at Final Engineering after we have input the proposed layout into the City's model and performed a pressure and fire flow analysis. 21. The sanitary sewer system as proposed appears adequate to serve the proposed lots. However, preliminary road grades and finished floor elevations for all lots should be provided to ensure adequate depth of the proposed sewer. 22. The specific location of the connection to the existing sanitary sewer on the southerly side of U. S. Route 34 should be shown on the Preliminary Engineering Plan. 23. Hot poured joint sealer at the pavement/curb edge should be added to the typical roadway cross section. 24. A note should be added to the typical roadway cross section calling for Amoco 4551 sub-grade fabric. G.••Puuin:\Yr,rkvUe.Ooswoo5o2 In12cd,Ekdi,rr in-RoLTe'34\dccs\Iwyw'o,a+..doc 06/15/2005 WED 19:53 FAX 630 466 9380 EEInc, 2006/006 25. The proposed street light near the northwest corner of Lot 5 should be • moved to the westerly side of Road A near the center of the curve of Lot 24, • 26. The street light near the northeasterly corner of Lot 13 should be moved across the street. 27. We should discuss providing utility stubs (sewer and water) to the property southerly of Lot 11 and to the property westerly of Lot 12 at the respective owner's cost. 28. As you requested, we have looked at the possibility of connecting the existing detention/infiltration basin on the Savitsky property to the proposed stormwater management basin in this subdivision. However, the HWL in the proposed basin is above the finished floor on the Savitsky property and the • existing restricted outlet is only 0.5 feet above the proposed normal water level. Development of this property will significantly diminish the area tributary to the Savitsky basin and should minimize any adverse functionality that may now be present. Conclusion Our review will continue as the requested additional material is submitted and 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. • 1111% ------ /1. ( c• (/(,/ .'. ,.• I John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Deputy Clerk JWF, EEI Mike Mueller, P.E., CEMCON ©630862-2199 GAPu_,Iic,,yoliwili,mo�,YO.502 i Ia,n,Elcarrain-Poute'=t\Uoc5\twywrote; dot: 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630/466-9350 FAX: 630/466-9380 www.eeiweb.com Engineering Enterprises, Inc. September 8, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Cornelis Crossing, Preliminary Plan Review, United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the Preliminary Plan for the referenced Corneils Crossing Subdivision consisting of the following material received to date: • Preliminary Plan Application and Petition by Corneils Crossing, LLC, dated July 1, 2005. • Preliminary Plat of Subdivision prepared by Jacob & Hefner Associates, P.C., consisting of 1 sheet with latest revision date of August 24, 2005. • Preliminary Engineering Plan prepared by Jacob & Hefner Associates, P.C., consisting of 2 sheets with latest revision date of August 24, 2005. • Plat of Annexation prepared by Jacob & Hefner Associates, P.C., consisting of 1 sheet with initial issue date of June 24, 2005. • Preliminary Landscape Plan prepared by Gary R. Weber Associates, Inc. containing 1 sheet with initial issue date of June 20, 2005. • Wetland Determination prepared by WS! Environmental dated August 4, 2003. • Preliminary Soils Exploration prepared by Testing Service Corporation dated August 12, 2003. Consulting Engineers Specializing in Civil Engineering and Land Surveying g General 1. No part of the proposed development is located within a Special Flood Hazard Area as identified by FEMA based on Flood Insurance Rate Map (FIRM) 170341 0020 C, dated July 19, 1982 2. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered - threatened species or natural areas. Letter dated November 26, 2003 from IDNR states "Consultation Terminated"(Proj.Code 0402418). b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. Letter dated March 12, 2004 from IHPA states "no significant historic, architectural or archaeological resources are located within the project area."(IHPA Log#022111803). c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (TEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (TEPA) Division of Public Water Supplies regarding water supply and distribution. f. (TEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. Items c, d, e&f will be required prior to the start of construction activities. 3. A Natural Resource Information Report should be applied for and prepared by the Kendall County Soil and Water Conservation District and submitted for review. 4. The Wetland Determination should be reviewed by the City's wetland consultant prior to Preliminary Plan approval. Preliminary Engineering Plan Grading and Drainage Plan 5. The Typical Pavement Section detail should be changed to reflect the new Superpave asphalt mixes specified in the City's Standard Specifications for Improvements. 6. Additionally, the Typical Pavement Section legend requires corrections. G:\Publicviorkville120041Y00448 Corneils Crossing\docs\IwywrotPrelimPlan02.doc 7. The pavement at the west end of Street B should end 5 feet short of the property line as long as the proposed grades do not require a greater distance. A Type Ill barricade should be provided as well. 8. Overflow routes to carry storm runoff in excess of the design capacity of the storm sewer system will have to be demonstrated in the Final Stormwater Management and Storm Sewer Report when it is submitted with the Final Engineering Improvement Plans. Sanitary and Water Plan 9. Depending on the progress of other area developments, the off site water main along Corneils Road from Illinois Route 47 may need to be installed by this development, subject to some recapture, to provide a water supply. The looping route for a second feed, now or in the near future should be decided at Final Engineering. 10. Fire Hydrant#3 should be placed at Station 0+30. 11. A Fire Hydrant should be added on Street B, 2+65. 12. Fire Hydrant#2 should be placed at Station 13+50. 13. Fire Hydrant#4 should be placed at Station 8+55. 14. Fire Hydrant#6 should be placed at Station 5+80. 15. Fire Hydrant#7 should be placed at Station 3+25. 16. The water main extension along Corneils Road to the east property line should end with a valve and with a hydrant placed just to the west of the valve. An 8" water main may be sufficient for this run. The final sizing of all water mains will be determined at Final Engineering after the City water model is updated with these proposed extensions. 17. The sanitary sewers layout is adequate as presented and will be able to connect to the interceptor that is planned to run along the north property line of this development. Traffic Study, Streets and Right of Way 18.At the Plan Commission Public Hearing on August 10 for the annexation and zoning of this property, there was significant neighborhood concern for additional traffic eastbound on Corneils Road. We agree that this is a major concern due to the multiple curves easterly of the proposed entrance. Methods should be discussed which will discourage additional traffic to the east along Corneils Road. It should be planned that the easterly stubs provided in this development be eventually connected to Cannonball Trail without additional connections to Corneils Road. GAPublic\Yorkvillel2004WO0448 Corneils Crossing docs\IwywrotPrelimPlan02.doc 19. The transportation impact fees collected from this development should go towards the improvement of Cornelis Road across this frontage, westerly toward Route 47 and the eventual signalization of the Corneils/Route 47 intersection. Preliminary Plat of Subdivision 20. A note should be added to the Plat indicating the proposed ultimate owner of Lot 33 and Lot 33 should be dimensioned. 21. Minimum total easement widths of 20 feet (10 feet on each lot) will be required wherever sanitary sewers, water main or storm sewers are proposed between lots. 10 foot easements are required along all streets and all rear lot lines and minimum 5 foot easements are required along all side lot lines. This should be correctly noted on the Plat. The wording in the Typical Lot Detail should be revised. Conclusion If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. )(4/1 fir / John T.Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Administrative Assistant Jacob & Hefner Assoc., P.C. @ 630-942-1774 Corneils Crossing, LLC @ 815-609-6296 JWF, EEI G:\Publifforkville\20041Y00448 Corneils Crossing\docsllwywrotPrelimPlan02.doc Sep . 6. 2005 2 : 07PM No . 9359 P . 2/2 (1) ccs° - �f Schoppe Desyn Des' Associates Znc. r Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630) 551.3639 September 6, 2005 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Corneils Crossing We have reviewed the Preliminary Plat dated August 24,2005, the Preliminary Grading and Drainage Plan dated August 24, 2005,both prepared by Jacob Hefner Associates, and the Preliminary Landscape Plan dated 8/30/05 prepared by Gary R. Weber and Associates, and provide the following comments. Preliminary Plat 1. All Preliminary Plat issues have been satisfactorily addressed. Preliminary Grading and Drainage Plan 1, All Preliminary Grading and Drainage Plan issues have been satisfactorily addressed. Preliminary Landscape Plan 1. All Preliminary Landscape Plan issues have been satisfactorily addressed. We recommend approval of the Preliminary Plat for Corneils Crossing. If you have any questions, please call. CC: Mayor Art Prochaska Liz D'Anna, Deputy Clerk Joe Wywrot, City Engineer John Wyeth, City Attorney John Whitehouse, EEI Anna Kurtman, Zoning Administrator Page l or l � ,,j„. United City of Yorkville Memo 'c% 800 Game Farm Road EST.141836 Yorkville Illinois 60560 �i Telephone: 630-553-8545 ° o Fax: 630-553-3436 LLE ‘ 'y Date: August 29, 2005 To: Tony Graff, City Administrator From: Joe Wywrot, City Engineer CC: John Wyeth, City Attorney Liz D'Anna, Administrative Assistant Subject: Swanson Lane Estates—Final Plat& Plan I have reviewed the revised final plat for the referenced development, dated August 5, 2005. The plat appears to be acceptable. There are still some outstanding plan issues: • BKFD has requested that due to the size of the homes and the potential inaccessibility due to the large trees in the area, that the homes in this development have fire sprinklers. Has this issue been resolved? • The landscape plan needs to be resubmitted for review. The western edge of Lot 6 should be landscaped with native grasses to dissipate the flow from the culvert along the east side of Boomer Lane. Mike Schoppe should recommend the actual extent of this area and the type of vegetation to be planted. • The engineer's estimate of cost dated June 28, 2005 needs to be revised to include landscaping and resubmitted for review. Once approved, it will be used to determine the letter of credit amount and certain fees. If you have any questions regarding this matter, please see me. -z- Ciro United City of Yorkville Memo ! �l 800 Game Farm Road EST ''�r`- 1836 Yorkville, Illinois 60560 imam Telephone: 630-553-4350 �1 � A , p Fax: 630-553-7575 4(E ‘v\' Date: September 12, 2005 To: Plan Commission From: Liz D'Anna, Administrative Assistant RE: September 14, 2005 Plan Commission Meeting CC: Mayor and City Council Department Heads Please add the attached information to your packets for this meeting: 1. Department of Building Safety & Zoning's report on PC 2005-43 Daniel Laniosz's Property (10701 Route 71) 2. Staff comments regarding PC 2005-18 Del Webb - PUD Plan 3. PC 2005-18 Del Webb - Requested Variance List 4. Fox Road Study If you have any questions, please call me. Thank you, \) . .•/.. ::) i --sc — 3 c,..),_c., ,c. �,��,� 67 United City of Yorkville J County Seat of Kendall County 800 Game Farm Road EST. 1836 Yorkville, Illinois, 60560 ��` Telephone: 630-553-4350 c-„rt Fax 630-553-7575 �1_ '`raCuaa" �� Website: www.yorkville.il.us ' 1 i4LE "\'s DEPARTMENT OF BUILDING SAFETY & ZONING MEMORANDUM DATE: September 9, 2005 TO: Tony Graff, City Administrator and John Wyeth, City Attorney FROM: , William A. Dettmef;Code Official SUBJECT: 10701 Route 71 In response to your request for me to inspect the property located at 10701 Route 71 to make sure that it complies with the B-3 Zoning District, my investigation revealed that at the time of my inspection this property, if annexed in to the City of Yorkville, would meet the requirements of this district. It should be noted that the driveway and parking areas were gravel and not hard surfaced. Accessibility on the property and getting around the building is very good and is not in violation of our Code requirements. Sep . 12. 2005 2 : 52PM No 9406 P 2/3 , Scitoppe Vesi�n Associates, Inc. Landscape Architecture and Land Planning 128 S.Main St. Ph. (630)551-3355 Oswego, IL 60543 Fax (630) 551-3839 September 12, 2005 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Del Webb - Pulte We have reviewed the Preliminary P.U.D. Plat and Plan dated 9/2/05 and the Preliminary Landscape Plan dated 9/2/05 and provide the following comments: Preliminary P.U.D. Plan and Plat 1. The amount of additional open space provided is 44 acres, which includes the 5-acre amenity center and 15% of the retention area. The 44 acres of additional open space assumes that there is no land required by the City for a park site. The 44 acres of additional open space is consistent with the Comprehensive Plan. 2. The proposed density is 3.17 du/ac, which is within the guidelines of the Comprehensive Plan. 3. The lot sizes and setbacks for both the single-family and duplex products are shown on sheet 15. Even though the lot sizes and setbacks are different than Yorkville's current ordinances, they are consistent with the standards used in other active adult communities in the area and around the country. The City should review these standards carefully to determine if utilities and emergency services can be provided and maintained. 4. The architectural elevations for the two single-family products and duplex products have been submitted. The City should provide their input on materials and overall look of the products. 5. The Bristol Kendall Fire Protection District has requested that the two cul-de-sacs abutting Lot E in neighborhoods 6 and 7 be connected with a street. 6. The Local Road detail for Duplex shown on Sheet 15 should be revised to provide a minimum 8' parkway instead of the 3' as proposed. 1\CadO\D\SDA PROTECTS\I I)City of Yorkv.le\113 280 Del Webb-Pulls\Obit.p da l 13.280 M6M0 9-1a-05 memo in Tony Geoff do; Paye 1 oft Sep . 12 . 2005 2 : 52PM No • 9406 P . 3/3 7. The Rob Roy Creek Regional Bike Trail has been planned to run through this property and is shown on the Preliminary Plans. The Park and Recreation Department has requested that the plans be revised so that the trail will run along the north and west sides of the commercial parcel, and then, at Galena Road, turn west to the main entrance road, which will then have the trail lining up with Galena Road crossing proposed for of Westbury Village. 8. If golf cars will be allowed to drive on the public streets in this development, the golf cart access should be provided to the commercial property generally between the two lakes shown on Lot B. Preliminary Landscape Plan 1. The detention basin in Lot A should be revised to reflect a naturalized shoreline instead of manicured pond edge for consistency along the Rob Roy Creek corridor. Additionally, the planned landscape treatment for the Rob Roy Creek corridor between the bike trail and the creek should be described. 2. All other landscape improvements are consistent with the City's ordinances. We recommend that the preliminary plans be approved subject to addressing these comments. If you have any questions, please call. CC: Mayor Art Prochaska Liz D'Anna, Deputy Clerk Joe Wywrot, City Engineer Anna Kurtzman, ICCI John Whitehouse, BEI Pete Huinker, Smith Engineering Mart Cudney, Pulte 1tGadovsDAntoiecTs1112 Cry or Yorkvil.1113.260 DO Wabb-Pult,\O1Tlce filo.\117.260 MEMO 9-12-05_momo to Tony Orali.doc page 2 oft : ) t ( c2.'- 2 I y;) Del Webb Yorkville Yorkville, IL Requested variance List City Ordinance Proposed Neighborhoods 2,4,5 &9 Proposed Neighborhoods 1,3,8 & 10 R-3-Single Family Detached R-3 PUD R-3 PUD Pemier Lots Classic Lots Lot Width 70 65 50 Lot Depth n/a 110 110 Lot Size 9000 sf 7150 5500 Front Setback 30 20 20 Side Setback 10 5 5 Side-Corner Setback 20 20 20 Rear Setback 30 20 20 Right of Way Width 66' 60 60 Sidewalk Width 5' 4 4 Centerline Radius 100' 45(Eyebrow Intersections Only) 45(Eyebrow Intersections Only) City Ordinance Proposed Neighborhoods 6&7 R-3-Single Family Attached R-3 PUD Duplex Lot Width 90 39 or 78(combined) Lot Depth n/a 111 Lot Size 9000 sf 4329sf or 8,658sf combined Front Setback 30 20 Side Setback 10 5 Side-Corner Setback 20 10 Rear Setback 30 20 Right of Way Width 66' 46 Curb & Gutter type B6.12 M3.12 Sidewalk Width 5' 4 Centerline Radius 100' 45(Eyebrow Intersections Only) I fit 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630 /466-9350 FAX: 630/466-9380 www.eeiweb.com Engineering Enterprises, Inc. September 12, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary P.U.D. Plan Review, Del Webb - Yorkville, United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the following submitted material for the referenced Preliminary P.U.D. Plan: • Application and Petition for Annexation, Zoning and Planned Unit Development dated May 18, 2005. • Preliminary P.U.D. Plat and Plan prepared by Smith Engineering Consultants, Inc. consisting of 16 sheets with latest revision date of September 2, 2005. • Preliminary Landscape Plan prepared by SEC Planning Consultants consisting of 8 sheets with latest revision date of September 2, 2005. • Conceptual Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with initial issue date of August 22, 2005. • Report of Soils Exploration prepared by Testing Service Corporation dated August 30, 2005. • Consultation Agency Action Report from IDNR (Project Code 0501792) issued November 18, 2004 stating "consultation terminated': Consulting Engineers Specializing in Civil Engineering and Land Surveying • Phase I Cultural Resource Survey prepared by Environmental Compliance Consultants, Inc. dated August 2, 2005 and IHPA determination letter for the project site (Log #011120104) dated August 15, 2005 stating Site 11 Ke674 is potentially significant and should be preserved by a deed covenant. Note: This site appears to be located near the southeast corner of Lot B in a stormwater management basin. • Wetland Assessment prepared by Christopher B. Burke Engineering, Ltd. Dated September 21, 2004. • Determination letter from the U.S. Army Corps of Engineers dated August 15, 2005, asserting jurisdiction over that part of the property falling within Rob Roy Creek. • YBSD consultant correspondence with SEC, October of 2004, regarding interceptor routing and invert elevations. • ALTA/ACSM Land Title Survey, Sheet 1 of 2, prepared by Thomson Surveying, Ltd. • Traffic Impact Study for Del Webb — Yorkville prepared by Smith Engineering Consultants, Inc., dated September 2, 2005, with supplemental internal ADT analysis dated September 6, 2005, for use in classifying the internal roads. 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 0020 dated July 19, 1982. However, floodplain and floodway have been identified in the Rob Roy Creek Study and any impacts on them by the proposed development will require permitting and/or mitigation. 2. A review of the Wetland Assessment should be completed by the City's wetland consultant prior to Preliminary P.U.D. Plan approval. G:\Public\Yorkville\2003\Y00302 Garritano Property(Galena&Rt.47)\Docs\Iwywrot02.doc 3. A Traffic Study has been submitted to IDOT, Kendall County and the City for review. This study and the internal ADT analysis addresses the City's concerns, but since the two proposed access locations are from Illinois Route 47 and Galena Road (IDOT and Kendall County jurisdictions respectively) we will defer our final comments until their reviews have been completed. It should be pointed out that this Traffic Study was developed looking at the Del Webb development individually and did not include consideration for the entrances to Bristol Bay (Route 47) and Westbury Village (Galena Road) which occur directly opposite the Del Webb entrances. We believe that left turn lanes will be necessary for both Route 47 and Galena Road and the proposed entrance locations. 4. A Farm Tile Study should be prepared and submitted for review. 5. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 6. 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 0501792) Letter issued November 18, 2004 stating "consultation terminated". b. (IHPA) regarding preservation of cultural resources. Deed covenant or avoidance of Site 11Ke674 is required per IHPA letter dated August 15, 2005. (Log #011120104) c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (TEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. g. IDOT regarding intersection improvements and right of way requirements for Illinois Route 47 in the project area and at the proposed intersections. h. KDOT regarding intersection improvements and right of way requirements for Galena Road. G:\Public\Yorkville\2003\Y00302 Garritano Property(Galena&Rt.47)\Docs\Iwywrot02.doc Items a and c have been addressed to the extent required for Preliminary P.U.D. Plan approval, items b, g and h have not. Items d, e & f will be required prior to the start of construction activities. Preliminary P.U.D. Plat and Plan General 7. Proposed street names should be provided on the Preliminary P.U.D. Plat for review by the City, KenCom and the U. S. Postal Service. 8. Fire hydrant and valve spacing generally appears adequate. However, specific locations and water main sizing will be addressed at Final Engineering. 9. Due to the minimal width of the proposed rights of way, street light conflicts with other proposed utilities will be numerous. If the proposed right of way widths are accepted by the City, the conflicts will need to be addressed by the engineer and the developer. Sheet 1 10. The bearings and distances shown on the plat around the boundary of the subdivision should be reconciled with those appearing in the legal description. Sheet 2 11. There are an extreme number of sanitary manholes proposed along some of the curved streets. These should be closely reviewed and the number lessened if at all possible. 12. Street lights are proposed on the same side of the street as the water main, but the water main is in an easement outside of the right of way so we do not see a conflict here, though your comments are requested. 13. Street light spacing appears adequate as presented for this Preliminary Plan. Sheet 3 14. Proper permitting and a bridge of some kind will be needed to cross Rob Roy Creek. 15. A significant number of lots are proposed within the floodplain and potential floodway. Compensatory storage and possibly a floodway construction permit will be required. G:\Public\Yorkville\2003\YO0302 Garritano Property(Galena&Rt.47)\Docs\Iwywrot02.doc 16. A water main crossing of Galena Road should be indicated. The timing of the connection between this development and Westbury Village will be addressed at Final Engineering depending on the respective progress of the developments. Sheet 8 17. Curves 68 and 70 do not meet the required minimum radius of 100 feet. 18. The cul de sac right of way radii of 52 feet do not meet the City minimum of 65 feet. Sheet 9 19. Curve 69 does not meet the required minimum radius of 100 feet. 20. The cul de sac right of way radius of 60 feet does not meet the City minimum of 65 feet. 21. Based on the internal ADT analysis, the road connecting Neighborhoods 1 and 6 is classified as a Minor Collector and requires a minimum 70 foot right of way. Sheet 10 22. Curve 71 does not meet the required minimum radius of 100 feet. 23. The cul de sac right of way radii of 60 feet do not meet the City minimum of 65 feet. Sheet 11 24. Curve 61 does not meet the required minimum radius of 100 feet and the adjacent cul de sac right of way radius of 60 feet do not meet the City minimum of 65 feet. Sheet 12 25. Curve 65 does not meet the required minimum radius of 100 feet. Sheet 13 26. Based on the internal ADT analysis, the entrance road from Galena Road between Neighborhoods 3 and 10 is classified as a Minor Collector and requires a minimum 70 foot right of way. G:\Public\Yorkville\2003\Y00302 Garritano Property(Galena&Rt.47)\Docs\Iwywrot02.doc Sheet 14 27. The typical cul de sac detail does not meet the City's minimum radii requirements of 65 feet and 50 feet for the right of way and back of curb, respectively. 28. Note 6 should be revised to additionally state a maximum driveway slope of 8%, or less, if the Del Webb typical accessibility plan requires it. Sheet 15 29. The local road cross section for the single family area proposes a 60 foot right of way instead of the minimum 66 feet required by ordinance. 30. The local road cross section for the duplex area does not meet the City standard for right of way width of 66 feet. 31. The proposed Main Entrance Cross Section station callouts do not conform to the right of way proposed on Sheet 15. Conceptual Stormwater Management Study and Report 32. The impact of the archaeological site on the stormwater management plan should be addressed by the engineer prior to final plan resubmittal. 33. The Final Stormwater Management Plan, when submitted will need to show compliance with the City requirement for a maximum of 2 feet of bounce for the 10 year design storm. If this cannot be accomplished, the pond areas will need to be increased and the number of housing units lessened. 34. All other aspects of the Conceptual Stormwater Management Study and Report are acceptable as presented, subject to Final Engineering Design. Conclusion Since this is the first age restricted development of its kind being proposed in the United City of Yorkville serious consideration needs to be given to the number and extent of the deviations from the City's Standard Specifications for Improvements, particularly right of way and cul de sac geometry. While we understand the nature of these unique neighborhoods, from a public utility and long term maintenance perspective, we do not recommend a lessening of the minimum right of way requirement in any development unless those streets are to be privately owned and maintained and adequate easements and clearance have been provided for maintenance of City owned utilities. If you have any questions or require additional information, please contact our office. G:\Public\Yorkville\2003\Y00302 Garritano Property(Galena&Rt.47)\Docs\Iwywrot02.doc Sincerely, ENGINEERING ENTERPRISES, INC. . 1- / Ic ohn T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Administrative Assistant Mike Scoppe, SDA JWF, EEI PJH/KMH, SEC Matt Cudney, Pulte Homes G:\Public\Yorkville\2003\YO0302 Garritano Property(Galena&Rt.47)\Docs\Iwywrot02.doc FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY oaP FOR UNITED CITY OF YORKVILLE KENDALL COUNTY, ILLINOIS AUGUST 2005 PREPARED BY: UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 1. Introduction The area west and south of the Central Business District is largely undeveloped and there are a number of planned and future potential developments that will increase traffic volumes on the area roadways. In order to accommodate the development traffic a well planned roadway system needs to be developed. This study will investigate alternate roadway systems for the area and analyze key intersections to determine the needed roadway improvements due to development and ambient traffic growth from outside the study area. The study will also look at the traffic impacts to Fox Road. 2. Existing Conditions A. Study Area The southwest study area is generally bounded by the Fox River on the north, IL 71to the south, IL 47 to the east and Highpoint Road to the west. The study area and planned/potential developments are shown in Exhibit 1. The study area is approximately 2.6 miles long by 1.9 miles wide with an area of approximately 5 square miles. The existing east-west streets are Fox Road and IL 71, which are spaced approximately one mile apart. The existing north-south streets are IL 47, Pavillion Road and Highpoint Road. Pavillion Road is approximately 9000' west of IL 47 and Highpoint Road is approximately 4500' west of Pavillion Road. B. General Roadway Data IL 47is a two lane north-south Strategic Regional Arterial. The roadway runs through the Central Business District and crosses the Fox River just north of downtown. The roadway is under the jurisdiction of the Illinois Department of Transportation (IDOT) and is signalized at Van Emmon Street, Fox Road, IL 126 and IL 71 IL 71 is a two lane southwest-northeast major arterial and runs through the southern edge of the City. IL 71 is under the jurisdiction of the Illinois Department of Transportation. Fox Road is a two lane east-west collector road that runs from Fox River Drive east to IL 47. The roadway is under the jurisdiction of the Kendall County Highway Department and the United City of Yorkville east of Poplar Drive. Greenbriar Road is an east west City of Yorkville collector road running west from its "tee" intersection at IL 47. The roadway terminates approximately 2500'west of IL 47. Pavillion Road is a two lane north-south Township roadway running between Fox Road and IL 71. The existing lane configurations and traffic control for the study area roadways are shown in Exhibit 2. The existing Right of Way for the major roadways in the study area is shown in Exhibit 3. ENGINEERING ENTERPRISES,INC. PAGE 1 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 C. Land Use The majority of the land in the study area is currently farmland. The IL 47 corridor is largely developed with commercial uses and there are existing residential subdivisions to the east of IL 47. E. Traffic Manual turning movement counts were conducted in June, 2005 at the following intersections. II 47 at Van Emmon Street IL 47 at Fox Road IL 47 at Greenbriar Road IL 47 at IL 71 IL 71 at Pavillion Road IL 71 at Highpoint Road (east) Pavillion Road at Fox Road The counts were conducted on a weekday from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. The area schools were not in session during the time the counts were conducted. The eastbound to northbound left turn movement during the AM peak period at the Fox Road/ IL 47 and the IL 47Nan Emmon Street intersections was increased by 15% to account for the lack of school traffic. The weekday morning and evening peak hour traffic volumes are shown in Exhibit 4. Follow up traffic counts will be conducted to verify traffic volumes when school is in session. Mechanical traffic counts were also conducted on IL 47, IL 71 and Fox Road to determine the hourly traffic by direction and the daily two way traffic. The daily traffic volumes are also shown on Figure 4. The raw traffic count data for both the mechanical and turning movement counts can be seen in the appendix. 3. Proposed Collector Road System A. Concept Collector Road System As the parcels in the study develop, an internal roadway system will need to be established to move traffic to and from the subdivisions to the area collectors and arterials. The future land uses in the study area will be predominantly single family residential. An area roadway network was developed and minor access locations were also identified. The concept road system was developed to provide an alternate access to IL 47 and to minimize future traffic volume increases on Fox Road, particularly east of White Oak Way and at its intersection with IL 47. ENGINEERING ENTERPRISES,INC. PAGE 5 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 The concept plan provides for two north-south collectors between IL 47 and Pavillion Road. The north-south collectors provide a direct connection between Fox Road and IL 71. The eastern north-south collector follows the Beecher Road extension alignment and connects to IL 71 opposite the Harris Forest Preserve access drive, which may require a slight realignment, which also needs safety improvements regardless. The connection to IL 71 was originally conceived to be through the portion of the Meadowbrook Homes site that is contiguous to IL 71, however; this would place the access drive too close to Walsh Drive and would not be in conformance with IDOT policies. The eastern collector road should not have direct driveway access. Access should only be provided from other dedicated streets. The western collector is aligned opposite Highpoint Road at IL 71 and opposite Fox Glen Drive at Fox Road. This collector road passes along the eastern edge of the future elementary/middle school site and continues north through the Silver Fox development. The roadway is recommended to be a "no load" collector road from IL 71 to Greenbriar Road. A review of the traffic volumes north of Greenbriar Road indicate the daily traffic volumes will be less than 2500 vehicles, which indicates that this portion of the roadway could be accessed by individual driveways. It is anticipated that the north-south collectors will be constructed as development occurs along the corridor. A new east-west collector is proposed to connect from Pavillion Road to existing Greenbriar Road. The roadway travels through the Meadowbrook development west along the southern edge of the Silver Fox development and connects to Pavillion Road approximately 2300' south of Fox Road. The connection to Greenbriar Road is the only opportunity to provide an additional access point to IL 47 from the study area due to existing development along the IL 47 corridor. It would be beneficial to construct this collector in its entirety from Greenbriar Road to Pavillion Road in conjunction with the Aspen Ridge, Evergreen Farm, Silver Fox and Meadowbrook developments. This would allow for additional (or construction) access other than Fox Road, particularly for the Evergreen Farm and Silver Fox developments. We recommend that heavy construction traffic be prohibited between IL 47 and Fox Glen Drive. Depending on the final location of the Greenbriar Road intersection with Pavillion Road, it may be beneficial to locate the proposed Aspen Ridge entrance at this intersection. West of Pavillion Road in the study area there is not a need for a continuous north-south "no load" collector, but street continuity should be planned for as development occurs. A "no load" collector is not needed due to the proximity of Pavillion Road and Highpoint Road. The collector road system is shown in Exhibit 5. ENGINEERING ENTERPRISES,INC. PAGE 7 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 General Alignment Considerations The alignments are general in nature and minor shifts in the alignments can be made to accommodate development site planning without sacrificing the efficiency of the street system as a whole. The connections of the collector roads to the major area streets should be maintained as shown in Exhibit 5. Other Future Roadway Improvements IDOT is in the process of preparing Phase 2 design plans for the widening of IL 47 from IL 71 north to Carpenter Street. The widening will provide for two through lanes of traffic in each direction and a center median for separate left turn lanes at cross streets and access drives. A portion of the future Eldamain Road corridor is in the northwest corner of the study area running through the Fox River Bluffs development. It is anticipated that the Eldamain project will be completed within the build out time frame of the study area and was considered in the study. ENGINEERING ENTERPRISES,INC. PAGE 8 SUGAR GROVE, IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 B. Future Traffic Projections Future traffic volumes were projected for the key intersections in the study area, which will be used to determine the appropriate geometry for these intersections. The traffic projections for the morning and evening peak hours were based on the existing peak hour traffic, study area development site traffic and background traffic growth from development outside the study area. The trip generation for the planned and potential development in the study area was based on the number of dwelling units per site plans, where available and 1.8 dwelling units per acre for parcels without development plans. The Institute of Transportation Engineers Trip Generation Manual 7th Edition was used to estimate the number of trips that would be generated by the planned and potential developments in the study area. The study area generated traffic is shown in Table 1. Table 1 Study Area Generated Traffic Volumes AM Peak Hour PM Peak Hour Parcel In Out Total In Out Total Fox River Bluffs 335 Single Family 65 195 260 210 125 335 Fox River Bluffs 120 Townhouse 10 50 60 45 25 70 Silver Fox 178 Single Family 35 100 135 115 65 180 Meadowbrook 342 Single Family 250 60 310 205 120 325 Evergreen Farm 112 Single Family 90 20 110 75 45 120 Chally Farm 144 Single Family 110 30 140 95 55 150 Anderson Farm 420 Single Family 75 225 300 245 145 390 Aspen Ridge 217 Single Family 40 120 160 135 80 215 Cornerstone 61 Single Family 15 40 55 45 25 70 Villas at the Preserve 78 Duplex 10 35 45 35 15 50 Area 1 434 Ac. 717 Single Family 130 385 515 400 235 635 Area 2 25 Ac. 42 Single Family 10 30 40 30 20 50 Area 3 85 Ac. 154 Single Family 30 90 120 100 60 160 Area 4 138 Ac. 248 Single Family 45 135 180 155 85 240 Area 5 448 Ac. 811 Single Family 145 435 580 445 260 705 Total 1045 1905 2950 2280 1335 3615 ENGINEERING ENTERPRISES,INC. PAGE 10 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 From the development plans and other areas of developable land, the study area could contain over 3800 dwelling units and generate 30,000 daily vehicle trips. These projected daily vehicle trips are in excess of the existing daily volumes currently on IL 47. As seen in Table 2 the study area will generate over 2900 trips and 3600 trips during the AM and PM peak hours, respectively. In order to project future turning movement traffic volumes at the key study area intersections, the directional distribution of development traffic entering and exiting the study area was estimated. The directional distribution was primarily based on the existing commuter travel patterns in the area, which was determined from the turning movement counts conducted at the study area intersections. The directional distribution for the study area is shown in Table 2. Table 2 Estimated Directional Distribution Percentage Street Direction Arrive Depart IL 47 North 40% 40% IL 47 South 15% 15% IL 71 East 25% 25% IL 71 West 15% 15% Fox Road West 5% 5% The estimated build out of the study area is approximately 15 years, or the year 2020. There will be other area growth outside the study area and to account for this other traffic growth, the existing traffic volumes along IL 47 and IL 71 were increased by 3% per year for the 15 year time frame. The 3% growth per year is similar to the percent increase IDOT used to forecast traffic volumes on IL 47 for their roadway improvement project. The site generated traffic was assigned to the existing/proposed street network based on the directional distribution shown in Table 2 and the estimated site traffic shown in Table 1. The existing traffic factored for growth and the site traffic were combined to determine the total traffic volumes for the study area. The future traffic volumes are shown in Exhibit 6. As is the case today the majority of the future traffic is destined to and from the north on IL 47 and the available roads to access IL 47 are Fox Road, Greenbriar Road and IL 71. These roadways will experience increases in traffic volumes due to development in the southwest area, specifically left turns onto northbound IL 47 in the morning peak hour. ENGINEERING ENTERPRISES,INC. PAGE 11 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 C. Intersection Analyses and Roadway Improvements The major intersections in the study area were analyzed to determine what roadway improvements would be needed to accommodate the future traffic volumes from development in the southwest area. The future traffic volumes at the intersections were tested to determine if traffic signals would be warranted within the time frame of the study. 1. IL 47 at Van Emmon Street Illinois 47 is currently a 3-lane cross section with exclusive left turn lanes. Van Emmon Street provides for one lane in each direction with parking. IDOT is proposing to widen IL 47 to a 5-lane cross section to provide two through lanes in each direction with separate left turn lanes. Typically, signalized intersections provide separate left turn lanes for each approach. With the proposed/planned development to the west on Fox Road the future traffic generated by the developments is anticipated to use both Fox Road and Van Emmon Street to access IL 47. The predominate traffic movements would be the eastbound to northbound left turn and the southbound to westbound right turn. The capacity analyses conducted at the intersection indicate that providing separate eastbound and westbound left turn lanes would improve intersection operations reducing delay on Van Emmon Street. 2. IL 47 at Fox Road IL 47 is currently a 3-lane cross section with exclusive left turn lanes and Fox Road is currently a 2-lane cross section. IL 47 is proposed to be widened to a 5-lane cross section. The City has requested IDOT to revise their widening plans to include separate left turn lanes on Fox Road. 3. IL 47 at Greenbriar Road IL 47 is currently a 3-lane cross section with a northbound exclusive left turn lane and a southbound exclusive right-turn lane. Greenbriar Road's eastern terminus is currently at Illinois 47. Greenbriar Road is striped for exclusive left and right turn lanes, and a single inbound lane. The intersection is currently not signalized, but the future 2020 volumes warrant a signal, based on both the 4 hour and the peak hour warrants. The IDOT improvements will add a through lane in each direction on IL 47 and eliminate the existing southbound right turn lane. IDOT is not proposing any improvements on Greenbriar Road. The peak hour capacity analyses indicate that the intersection can operate at an acceptable level of service with the proposed geometry. Signalization will likely be needed when the roadway is extended west to Pavillion Road and should be included in the IDOT improvement project. 4. IL47atIL71 Illinois 47 is currently a 4-lane cross section, with exclusive left- and right-turn lanes for the north and south approaches. Illinois 71 is currently a 3-lane cross section, with exclusive left-turn lanes and one through lane in each ENGINEERING ENTERPRISES,INC. PAGE 13 SUGAR GROVE, IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 direction. To accommodate the year 2020 traffic volumes the capacity analyses indicate that IL 71 will require two through lanes in each direction and separate eastbound and westbound right turn lanes. In addition separate northbound and southbound right turn lanes will be needed on IL 47. 5. IL 71 at North-South East Collector-Forest Preserve Access The intersection is proposed to be located approximately '/z mile west of Illinois 47. The lane configuration for the collector road will be 1 inbound lane and 2 outbound lanes, striped for exclusive left and right turn lanes. The Forest Preserve access should be widened to provide a northbound left turn lane. Illinois 71 should be widened to accommodate eastbound and westbound exclusive left-turn lanes, and a westbound exclusive right-turn lane. A preliminary traffic signal warrant analysis was conducted for the intersection and the analysis indicated that the peak-hour warrant and the 4- hour warrant could be met. 6. IL 71 at Highpoint Road This intersection currently exists as a tee intersection to the south with stop control on Highpoint Road. The collector road should be aligned opposite Highpoint Road with separate left turn lanes for all approaches and right turn lanes for the southbound and westbound approaches. The future traffic volumes indicate that the peak hour warrant and the 4-hour warrant can be satisfied. As development occurs the traffic volumes at the intersection should be monitored to determine when traffic signal warrants could be satisfied. 7. IL 71 at Pavillion Road This intersection is currently a tee intersection with Pavillion Road's southern terminus at Illinois 71. The intersection is stop-controlled on Pavillion Road, and is located about 11/2 miles west of Illinois 47. Illinois 71 is a 2-lane, 2-way road at this intersection with an exclusive westbound right-turn lane. The intersection should be widened to accommodate an exclusive eastbound left- turn lane, but will maintain one through lane. Pavillion Road should be widened to a three-lane section, with 1 inbound lane and 2 outbound lanes striped for left and right turn lanes. The peak hour warrant and 4 hour warrant can be satisfied based on the future traffic projections. 8. Fox Road at Pavillion Road This intersection is stop-controlled on Pavillion Road. Both Fox Road and Pavillion Road are 2-lane, 2-way roads at this intersection. Signal warrants were not satisfied for this intersection based on the future traffic projections. An exclusive westbound left-turn lane should be provided, as well as an exclusive eastbound right-turn lane. Pavillion Road will be widened to provide 1 inbound lane and 2 outbound lanes striped for left and right turn lanes. The geometry of Pavillion Road approach to Fox Road should be modified to comply with City design standards. ENGINEERING ENTERPRISES,INC. PAGE 14 SUGAR GROVE,IL • UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 9. Fox Road at North-South West Collector The collector road is proposed to be aligned opposite Fox Glen Drive (east) at Fox Road. The collector should have a 3-lane section and be striped for 2 outbound lanes, a separate left and a combination through right lane at Fox Road. Fox Road will provide exclusive left-turn lanes in each direction. Signal warrants are not met at this intersection and the north and south legs should be under stop control. 10. Fox Road at North-South East Collector This intersection does not currently exist. Fox Road through this area is a 2- lane, 2-way road, but will be widened to accommodate exclusive left turn lanes. The collector road will be striped for 2 outbound lanes and 1 inbound lane. The right lane on the collector road will be a combination through-right lane, when development occurs north of Fox Road. Signal warrants are met for this intersection and 2-way stop control on the collector road should be implemented. 11. Fox Road In addition to the intersection improvements along Fox Road that were previously described, the roadway is recommended to be improved by resurfacing from the City limits east to IL 47 due to the poor pavement condition. A cost estimate for this road work is included in the appendix. A review of the horizontal curve on Fox Road was also conducted to determine if additional improvements are needed to meet current IDOT design standards per the 2002 Bureau of Design and Environment Manual. The curve has a normal crown section with a radius of 353' and Fox Road in this section has a posted speed limit of 30 miles per hour. These roadway attributes do meet the current IDOT design criteria. The roadway is properly designed and does not require an increase in the radius of the curve or the implementation of superelevation. To better define the centerline of the roadway, particularly in inclement weather, raised pavement markings could be installed as part of the resurfacing of the road. The future lane configurations and traffic control for the study area intersections are shown in Exhibit 7. D. Traffic Calming Measures As a result of the potential development in the southwest area there will be increased traffic volumes on Fox Road and Van Emmon Street and traffic calming measures could be used to lessen the volume of traffic on these roadways. The potential volume control measures consist of full closures, half closures, median barriers and forced turn islands. These measures are described below: ENGINEERING ENTERPRISES,INC. PAGE 15 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 Full Closure As the name implies, a full closure completely closes the street to through vehicular traffic, resulting in a cul de sac. The street would normally remain open to pedestrians and bicyclists. Full closures are most commonly used as a cure for cut-through traffic on local streets. Half Closure Half closures block travel in one direction creating a one way street for a short distance. They are also called partial closures or one way closures. Half closures can be placed mid block or at intersections. There is a tendency for motorists once on a street to go around a short barrier, but drivers are reluctant to travel in the wrong direction at distances such as 50' or longer. Diagonal Diverters These are barriers that are placed diagonally across an intersection. The diagonal median blocks the through movements for each approach to the intersection. Forced Turn Islands These are raised islands that block certain movements on approaches to intersections. The most common application is to force right turn movements. Pictorial examples of the different volume control measures can be seen in the appendix. Fox Road Applications A number of these volume control measures could be used on Fox Road to minimize the traffic volumes near IL 47. The most likely location to implement the measures would be at the Fox Road intersection with the N-S East Collector Road (Beecher Road extension). However, controls at this location are only feasible with a completed Beecher Road between US 34 and IL 71. Placement of the volumes control measures at other locations would require further study and public input. Conceptual sketches of the three viable traffic calming measures are shown in Exhibit 8. ENGINEERING ENTERPRISES,INC. PAGE 17 SUGAR GROVE,IL UNITED CITY OF YORKVILLE FOX ROAD SOUTHWEST AREA TRANSPORTATION STUDY 8/05 4. Opinion of Probable Construction Cost The primary roadway that should be constructed initially is the East-West Collector, i.e. Greenbriar Road. The basic cross section of the roadway is one through lane in each direction and a center median used for left turn lanes at intersections. This cross section can either be; 1. a straight 40' B-B section or 2. a boulevard type section with a 20' B-B through lane in each direction and a 14' B-B center median. Costs were estimated on a per foot basis for all the cross sections, which are shown below: Cross Section 1 $445/Foot Cross Section 2 $492/Foot A detailed estimate is shown in Appendix. 5. Summary Recommendations The southwest area is largely undeveloped and served by a limited number of roadways. The planned and potential developments in the area will generate a significant amount of traffic in the near future and an area roadway system is needed to efficiently service the additional traffic generated by construction activities and new residents. A collector road system was developed for the southwest area to accommodate the future area development traffic. The future traffic volumes anticipated to be generated by development were estimated and added to the existing traffic factored for ambient growth from development outside the study area. These future total volumes were analyzed and recommendations were formulated for the key intersections in the study area. The recommendations included traffic lane additions and appropriate traffic control such as signalization. Traffic calming measures were investigated to determine which volume control measures would be appropriate to minimize future traffic volumes on Fox Road near IL 47. The appropriate measures and potential locations for implementation were identified. The findings of this study should be used to coordinate development activities and to facilitate the implementation of the proposed collector road system. This will ensure that the roadway system needed to accommodate future traffic will be in place before it is needed. ENGINEERING ENTERPRISES,INC. PAGE 19 SUGAR GROVE,IL • • h a zt 1;,4 .m. - a' i f w e. '--..:',.'.-4(.; L 'f •. ^ • �'1 3• ..utt• 7 If $ � ii 4 �lik �' � � § z � �� ':;0-: 76 a r ° I ,_I J t Cr " f EXHIBIT 5 ' .'_:1,,,.''''-ilk;,. } I � ,,, • i J , ( \•. FOX ROAD SOUTHWEST AREA A TRANSPORTATION STUDY • 'Mt' ,®I-- �� '`. ••• 1Y T. COLLECTOR ROAD SYSTEM • ER R0 --'"-- I I' _`� g< •_ fOXR� ER _ • " ,--. --'�"�y''8T•9� i '.-A. '"..' ��-i .``f�." _,: , _ ..;:t 3 `"`^ �r.."o'� �1-• I•Il��% I M.., v-:i. aL. :4044, . f' {gyp\\ — — — 11gip?° .'1 AREA 3 .¶;TiJ Ir i NV.4./,t4.1 • a., 0 z, a .3, s KENDALL OUNTY v,ri',. I el FOREST P•ESERVE iii��, ��O•�•••\ire ,''' r'1,..----4-:,t7..,, y �r, y . I • i I.�, - o {o1;il . 7,'''',1.7.7.8 /8a REA 4 • {u{��� _II El h� y FOX 0 . •''''*. 06*>1 ��' y '41. ��; 1.9� �jII c RIVER • F.� C '`1T a I BLUFFS ‘‘►`'` Y�;,.`�.. r::;.•.0. - r \t y^ �• ;'44r. 'i�1 �1� i_. 1 N..;1 jtl Sal = 9 w,.. SILVIEit t' I f FOX ` A!a EVERGREEN I \ • $ '� FARM �� —�T - - y .jly� II J E"' ial . _,. . ,_. iolia \ 1 - ‘111 .r � I ASPEN r`. s - PROPOSED -T p •• 1 ,t -- . - Y RIDGE • AP\ ' :.'• SITES •ME ; I E ' ' ,.'i.:---' ..-,,,.Z,' ,1,.,I ESTATE °n"'q� ��s'`,ia, 1,•�1I�1Villiii . 1 )i. °ms ` s. — , �� y 1 ..a...�_.c,T -,-:•. .. , AREA 5 c, AT THE ,' -'i. ."V'.".. c ,8_, R.Rv .„. . ,:, ,,. f •...,. ...... , -/ �/ I 448 aC. ' 3 ''.,-,-1„-- ,' 'C7t....-,4.' �; 4 / \ AREA 1 1.) ....;41..• . „�� �/� i'. . a I 434 ac. .i t 1, / �1 I l 6�aj, � ►� • Cri .. _ .4��f ,d` ., i•) ,,. LEGEND o p-1 1: t il., J 'G4r I 1 — — STUDY AREA : _. r ' In � •` �( ANDERSON /�,'••••,.. ''',41,., � t r.�•.1 , c � `�'�,� � . �.� PROPOSED ► '� COLLECTOR x ,' F `de •Y 1 .`�. ` ' ` PROPOSED w _ ? m ISI ,f �-. iI . ..... MINOR .< 1 k j J COLLECTOR oCD i'lC Ijr f, I.. ALTERNATE Lo 'j� NDE' ON r I ” o X t�"'� i.�. le,.,,,, ALIGNMENT >- L ' f 31r :). �� . �� ELDAMAIN RD o _. a `I ,. `/ •°°.1-•;,%:.1,t ',/,' ' EXTENSION o _ ,. ' T t. >i POTENTIAL l ACCESS a COPIRIGHT O 2005 ENGINEERING ENTERPRISES, INC. w N Cir o United City of Yorkville Memo �' 't` 800 Game Farm Road 41 Mai ESL 114, 1836Yorkville, Illinois 60560 Telephone: 630553-4350 Fax: 630-553-7575 Date: September 20, 2005 To: Mayor and City Council Plan Commission From: Liz D'Anna, Administrative Assistant RE: Northwest Comprehensive Land Use Map Amendment CC: Joe Wywrot, Mike Schoppe, John Whitehouse For your files, please find attached a copy of Ordinance No. 2005-74 Adopting the Northwest Comprehensive Land Use Map Amendment. If you need any further information or have any questions, please call me. Thank you, STATE OF ILLINOIS ) ) ss COUNTY OF KENDALL ) ORDINANCE No. 2005--1Lk ORDINANCE ADOPTIN AMENDING G A MAP AN AREA IN THE ' NORTHWEST PORTION OF THE CURRENT COMREHENSIVE LAND USE PLAN FOR THE UNITED CITY OF YORKVILLE WHEREAS, the Plan Commission of the United City of Yorkville has duly published notice for and has held a Public Hearing for public review and comment on an amendment in the form of a Map of the Comprehensive Land Use Plan for a portion of ' the Northwest Area of the United City of Yorkville(hereinafter"Amendment Map"); and WHEREAS, the City Planner, Schoppe Design Associates, as well as City Staff, Plan Commission, and City Council acting as a Committee of the Whole all on behalf of ' the United City of Yorkville have all had substantial input into the creation of the Amendment Map; and ' WHEREAS, the Mayor and City Council of the United City of Yorkville deem it to 1 be in the best interest of the City to provide for orderly growth and planning for future growth for the United City of Yorkville: ' NOW THEREFORE BE IT ORDAINED BY THE MAYOR AND CITY ICOUNCIL OF THE UNITED CITY OF YORKVILLE, upon Motion duly made, seconded and approved by a majority of those so voting that the City hereby adopts and does make official the an amendment in the form of a map ("Amendment Map")to the Comprehensive Land Use Plan for a portion of the Northwest of the United City of Yorkville, said Amendment Map being attached hereto and incorporated herein as Exhibit"A" as more fully set forth in full therein, until said Comprehensive Plan is ' modified or updated as required under the Illinois Compiled Statutes. IN WITNESS WHEREOF, this Ordinance has been enacted this \3 day of 2005 by the City Council of the United City of Yorkville. ' 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 Z3 Day of , A.D. 2005. MAYOR ' Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this \Z day of , A.D. 2005. ' ATTEST: 41111%.-- =still CITY CLERK Prepared by: ' John Justin Wyeth City Attorney United City of Yorkville ' 800 Game Farm Road Yorkville, IL 60560 I 1 1 1 NE 111111 111111 N IIIIII In MN IIIIII1 NM 111111 MI I MS MI M NE r -- /i ,,/ 'IPM�°�� j %,1,,,,-.4,,c'':.' ''''' 'ti-,'7!� //t' 4, Y • :'45-1-4t � u My t - ® it � frwi ' a•� 4* + '-,41--.I''''-`? - 'ro \ = fs 4. t 3, s' III _ i 4' .,qui ,.--1 S'y Z/• C.)1 ' :,', ' I , I ,,,,,;•,, ' .,4 ' .0 ' ',fg.t, 1 li eAw'P yi- ®. 11,1 : ...-----------1-11 ir' r. i VV. • S q,4��� 'b .1,., . • , 111111 4 ',....i `Syt r . f m. i:.r,'.,!.;,,>,..,.,11,,,".','.ay 'I i � '---':''X''',$ y3 , ..... _ , _.„,.....0211VAIP..... M-_ / F`• 1� S i ,*4,4,-4 4,1, - I , 1 ' ,..,:.1,.l;iNW-140`.. .,''''T,*.::''',,K,,,k,,HAtl;i:/lre '.'„,,,,,:',Y:" YORKVILLE �w '` ti° 10 1 �'� SCHOOL DISTRICT s rx • �z n x�n° ! I G p yygS+' PLANO y r II SCHOOL DISTRICT �I % ii! �� ti�y4,.II ,,q•-,.,4,0 „....,,,,,,,,,....,,,,,:..,--„, ..,,,,...0.,•.,.,..,,,, A y 414.1&P'' . 44"44;;;0`;':.'''i;';';Arl.104',.4% t'.°: r: yy ' t C t ” :G°?. 1I 3 y r riC l04.,, lpik; ,M 1 ii ytw .' � r1 'silo �• �, m z sS4. ' t Y ,..,f'1,74,:;$,'14`, .14.a0N' tr • t ` . tti P ! l_?, ^t"w'1xM� aag'^ " ai'' y .-tai 40 i . xr0 W4 ,G s F'yw�t to 4 ki.: 4� a `I..+ . �y Y.'Yj 43 r yt 7 4N1, '.'4 }A .'''� "}''''j11,::.,1�'B s sX.,r i., , _ f 3 y' 41 y n t.}$'4'.0'50-- y,�"3s�J iw• Y` 1 g.. (4444::4:4"r , k k ,'`�stv�ti .'. ' 4'G". ,:,.:,.. ,4...„,4;,,,,,,,„,p,4,:i ,1„, ••,A. ,,, , ;k:si,,,L.*F.4../-,„„ftt,-...44.44,4'.; ` \ ;,,ii-ti. i,X''''''f,';;,,rt''';..T''et.,..,, p.inf-4.4e' 44-1001 (� S ' INDEX: ja lljt fl 1 li LAND USE r4�0� ' I� ESTATE NEIGHBORHOOD ® PARK/OPEN SPACE WPIfia�ix11_ �, ( 1 SUBURBAN NEIGHBORHOOD EXISTING ROADS - a. -. �► �r I �i TRANSITIONAL NEIGHBORHOOD PROPOSED ROADS !.-- '�tkilc,.,•4411,9110,s....„ ir1161^ r, a ;.;,,,,*`,4 r R F' 1 PROPOSED PLANNING AREA BOUNDARY �dl ��+�• �� � '�- URBAN NEIGHBORHOOD ��� �I ITtl= \e i:a� /�� 1 j TRADITIONAL NEIGHBORHOOD F••••14 SCHOOL LIMITS tri Y ��+� ri� COMMERCIAL V//A EXISTING INDUSTRIAL SPECIAL ! 1 � (.�iR l�- r.,, 5 �� j. } USES IN KENDALL COUNTY- ANY RESIDENTIAL !•1•fr 1 � T INDUSTRIAL 14. �-I ®'�/ I r: ' OFFICE/RESEARCH/INDUSTRIAL DEVELOPMENTEIALUSE SHALL PRONT I EXISTINGADQUINDUSTRIAL dI ■r I ) SPECIAL USES PROVIDE ADEQUATE x" 4'W*� a'^��Pi 7' £ y, BUFFERING BETWEEN THE RESIDENTIAL AND INDUSTRIAL USES. SCIHOPPE DESIGN ASSOCIATES INC. 600 1200' 2400 0 Landscape Architecture and Land Planning Scale: 1"= 1200' /265. MAIN STREET PH. (6311)55/-3755 NORTH Date: July 29, 2005 OSWEGO.IL 60543 FAX(630)551-3639 Revi: September 07, 2005 The United City Of Yorkville COMPREHENSIVE PLAN AMENDMENT MAP ,._,..,- ,4j,„,- 800 Game Farm Rd. ,:.:„',1-, "" Yorkville, IL 60560 UNITED CITY OF YORKVILLE o. �') 630-553-4350 Base mapping compiled from best available information.All map ILLINOIS data should be considered as preliminary,in need of verification,and subject to change. This land plan is conceptual in nature and does not represent any regulatory approval. Plan is subject to change.