Plan Commission Packet 2005 10-26-05 'csp co
o United City of Yorkville
J ! u, 'p 800 Game Farm Road
EST. Z 1836 Yorkville, Illinois 60560
,� -� Telephone: 630-553-4350
0 ill Fax: 630-553-7575
`20
LLE xv'•
PLAN COMMISSION
AGENDA
Wednesday, October 26, 2005
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: None
Public Hearings: None
Presentation: None
Old Business: None
New Business:
1. PC 2005-46 Prestwick of Yorkville Unit 1 - Final Plat
2. PC 2005-26 Eldamain Center for Business - Concept PUD Plan
3. PC 2005-50 Windett Ridge Unit 3 (Dhuse Property) - Concept Plan
Additional Business:
Adjournment:
Plan Council
Sept. 8,2005 C `�
Attendees:
Tony Graff, City Administrator John Whitehouse, EEI
Tom Lindblom, BKFD Jeff Freeman, EEI
Mike Schoppe, Schoppe Design Assoc. Eric Dhuse, Dir. of Public Works
Anna Kurtzman, Zoning official Laura Brown, Dir. of Parks & Rec.
Sgt. Ron Diederich, Police Dept.
Guests:
Patti Bernhard, DBC & W Scott Mai, Smith Engineering
John Tomasik, Kendall Land Dev., LLC Wesley Dydyna, Kendall Land Dev.
The meeting was called to order at 9:35 am by Mr. Graff. The Sept. 1 minutes were
approved after one minor change.
Kendallwood Estates (Willman Property)—Preliminary Plan
Schoppe comments
1) The Rt. 126 intersection right in and right out needs to be shown on the
preliminary plat. It will be two lanes. Then a note should be added to the plans
identifying a proposed for future full access. According to Mr. Mai, it may tie in
through the commercial area and they have received an engineering okay for the
geometry.
2) The plat should be marked with the center line and right of way of Van Emmon.
3) On the road stub to the east, parcel lines and owner names should be added so
staff can determine appropriate road location.
4) The wetland report is needed.
5) Tree removal should be according to the tree preservation ordinance.
Engineering comments
1) The right in, right out access should meet the 80 degree requirement for full
access, as stated in the subdivision ordinance.
2) It was agreed for preliminary play that a 66' right of way with curb and gutter will
be shown. During final engineering, they will look at rural cross section to save
additional existing trees.
3) This is a two zone water supply area, and looping will be determined in final
engineering. Locked hydrants may be utilized on the lower pressure mains.
4) No EPA permits will be issued without annexation to the sanitary district.
5) Lots 100 and 102 should be labeled as open space or for storm water
management.
6) Out lots 95 and 96 will not be on the final plat, as there is no entrance there onto
Rt. 126.
2
7) Lots 95, 96, 97 and 98 should be 20 feet minimum width and will be landscape
easements, not lots. Lots 5 and 6 will be corner lots when Lots 95 and 96 are
revised as landscape easements.
8) Street names should be added.
9) A road stub to the east is needed. The road may move to the south because of a
grading problem. Information is needed on the plat regarding the adjacent parcel
and owner. Currently there is gravel road along the fence to the east.
This is scheduled for Plan Commission on October 12, with 35 revised preliminary plans
due in by October 4t. Revise preliminary plans are to be submitted by Sept. 20 for
additional discussion at the Sept. 22 plan council.
Respectfully submitted by Annette Williams
Plan Council HAFT
October 13, 2005
Attendees:
Mike Schoppe, Schoppe Design John Whitehouse, EEI
William Dunn, EEI Joe Wywrot, City Engineer
Bart Olson, City Intern Scott Sleezer, Park Department
Sgt. Ron Diederich, Police Dept. Tim Fairfield, Bristol Kend. Fire Dept.
Guests:
John Tomasik, Kendall Land. Dev. Wesley Dydyna, Kendall Land Dev.
Zolislow Baton, Kendall Land Dev. Attorney John Phillipchuck
Scott Mai, Smith Engineering Phil Stuepfert, SEC Planning
Dan Harder, Yorkville Farms Dev. Jim Olguin, Yorkville Farms Dev.
David Knott, Yorkville Farms Dev. David Schultz, Smith Engineering
Rodger Brown, Inland Michael Mueller, Cemcon Ltd.
The meeting was called to order at 9:35 by Joe Wywrot. The Sept. 8 minutes were
approved.
Prestwick of Yorkville—Final Plat
Engineering comments
1) Final plat comments # 1, 3 ,4, 5, 6, 7, 8, and 9 need to be addressed.
2) There are no specifically delineated pedestrian bike trail easements, but provisions
allow bike trails can be put in the storm water management easements at some later
date.
3) In this section all of the 20 foot easements (10 each side) have been provided for.
No changes in right of ways and lots are anticipated, unless there are changes in
sanitary sewers.
Land planning comments
1) The developer will need permission from the city to stock pile on the park site.
The park development standards are in the subdivision control ordinance, and the
ordinance states stockpiles are not allowed unless written authorization is received
from the City. There should be no top soil stock pile area shown prior to city's ok
of the engineering plans.
2) Mr. Olguin noted that currently top soil has been added to the park site. The
question may be " is this a park site before the plat is approved". The developer
will receive direction from the park board. The city needs the deed to the
park land, and a note on the plat that this property is "to be conveyed". The
developer has no intention to front fund the park, and will direct a letter to the
park board, with park development intentions. The letter will be to Scott Sleezer
by October 20th.
This is scheduled for Plan Commission on Oct. 26th
1
Kendallwood Estates (Willman property)—Preliminary plan
Land planning comments
1) There are two 6 acre properties west of this property owned by Holmberg (the
southernmost property is zoned R-2 and in city limits). West of there is McKenna
property now being considered for annexation by the city. The city is in need of
access to the properties west of Kendallwood property. Scott Mai will look at one
centralized location for a stub, between lots 66-69.
2) Mr. Schoppe supports the recommendation made by Smith Engineering regarding
the 75 foot buffer,but Mr. Phillipchuck believes it is not in the City code. Mr.
Wywrot suggested that the Ill. Corp of Engineering should provide a letter to the
city stating that this development would not be impacting the wetland.
3) John Whitehouse is proposing going between lots 94-95 and 88-89, as an alternative
to the water main along the east property line. Mains are stubbed to the east end of
Bador Street.
4) Lot 6 will be platted as a right of way, with a specific time frame (maybe 2-3 years
to be determined by the City Council), with the possibility this may become a build-
able lot if the road is not stubbed within this time frame.
5) The developer will look at reconfiguring lot 96 (for another build-able lot) and
asking the city to look at an alternative looking cul-de-sac.
6) Comment 23 - The entire strip south of the lot line lot 26 should be labeled as right
of way.
7) Offsite water main improvements are shown on the preliminary engineering plans
from 126 and 47. Final schematics will be conditional because of easements. Over
sizing recapturing language should be added to the final plat ordinance.
8) The storm water management is needed before preliminary plat approval.
Schoppe comments
1) There will be no park on this site.
2) The developer will provide a drive-able maintenance easement into lots 48 and
47, accessing lots 100 and 101. The language in the subdivision conditions
ordinance stating that in special situations the City may require a public sidewalk.
Joe Wywrot stated the sidewalk would be on one side. This would bring the
sidewalk down Van Emmon to Mille Street. The developer will check with Scott
Sleezer, for future bike trails.
3) No trails have been proposed in this development because of the topography
along the ComEd easement. The developer may look at a connection to the trail
at the top of Lot 98, but must consider the slope and public safety issues.
4) Mike Schoppe asked for the alternative road plans: 1) showing east road stub;
and 2) Lot 6 - reconfiguring lower lots.
This is scheduled for Plan Commission on November 9th , with revised preliminary
engineering and preliminary plat. On the road issue to route 126, an alternative will be
shown on the plat, showing the two options: 1) the road stub to the east will be shown
(with a note that this is a possible road access); 2) reconfiguration of lot 6.
2
ti
Eldamain Center for Business—Preliminary PUD plan
Engineering comments
1) Official application should be checked as preliminary plan.
2) Submittal is needed of preliminary storm water reports, traffic study and soils
reports.
3) Comment 10—500 feet is the minimum radius, and should be accomplished along
lot 11. If road A is extended to north property line, it should eliminate the need for
the radius and shortens the cul-de-sac. The stub should be clear east of the north
wetland area.
4) Water and sewer stubs southerly of Lot 11 — sewer is on the east side, a Y should be
established. A six inch stub may be needed so the road will not be dug up.
5) When the property is developed, stubs are need to access lot 12-13 and a cross
access easement agreement will be needed. Provision should be made that a sewer
main could be extended through lot 12-13 to the Sisisky road, where it would not
impact the access point.
6) Both lots 12 and 13 should have access easements, as the city needs flexibility to
allow traffic from Savitsky to the N/S road. An easement note should be on the
plan.
7) The city needs access point comments by Fran Klaas, and a response from IDOT.
8) The pressure reducing valve (comment 14 ) will be addressed at final engineering.
9) The developer should check with the building department for fire suppression
information for a possible booster pump.
10) The developer will contact Mary DeLahr regarding pending sewer and water
recapture agreements regarding Rt. 34 crossing.
Schoppe comments
1) Inland has no building drawings at this time. Per the city's new ordinance
(comment 3) a commitment is needed for architectural standards and a
photometric plan is needed for a preliminary plan for approval.
2) The developer will resubmit a concept plan for review, which first goes to the
plan commission, then the Committee of the Whole, then City Council.
The developer will be scheduled on the October 26 Plan Commission, submitting aerial
photos and re-petitioning for a concept plan.
Minutes submitted by Annette Williams
3
14f 52 Wheeler Road • Sugar Grove, IL 60554
TEL:630/466-9350
FAX: 630/466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
October 6, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat and Final Improvement Plan Review, Prestwick of Yorkville, Unit 1,
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the Final Plat and Engineering Improvement Plans for the referenced
Prestwick of Yorkville, Unit 1, consisting of the following material received to date:
• Application and Petition for Final Plat approval dated September 1, 2005.
• Final Plat of Subdivision for Prestwick of Yorkville, Unit 1, prepared by Smith
Engineering Consultants, Inc. consisting of 6 sheets with initial issue date of
August 15, 2005.
• Civil Engineering Plans for Prestwick of Yorkville, Phase 1, prepared by Smith
Engineering Consultants, Inc. consisting of 84 sheets with initial issue date of
August.16, 2005.
• Storm Water Management Report for Prestwick of Yorkville Subdivision
prepared by SEC, Inc. dated of August 17, 2005.
• Drainage Report and Storm Sewer Sizing for Prestwick of Yorkville, Phase 1,
prepared by Smith Engineering Consultants, Inc. with initial issue date of
August 22, 2005.
• Agricultural Existing Drain Tile Investigation Plan for Prestwick Subdivision
prepared by Huddleston-McBride Co. dated July 7, 2005.
• Report of Soils Exploration prepared by Testing Service Corporation dated
December 10, 2003.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Non-Jurisdictional Determination letter from the U. S. Army Corps of Engineers
dated January 22, 2004.
• NRCS letter to Hey and Associates dated December 23, 2003.
• Consultation Agency Action Report from IDNR (Project Code 0401854) issued
October 20, 2003 stating "consultation terminated"
• IHPA clearance letter for the project site (Log #005101403) dated October 22,
2003 stating there are no historic, architectural or archaeological sites within
the project area. The clearance expires on October 22, 2005.
• Copy of NRI Report Application to the Kendall County Soil and Water
Conservation District dated June 23, 2005.
• Copy of IEPA NOI, undatedand website printout of received NOls showing a
received date of June 29, 2005 for this application. Note: If this permit has been
issued, a copy should be forwarded to the City.
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
•
• 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 0075 C
dated July 19, 1982.
Final Plat
1. The Topographic Study required by 765 ILCS 205/2 should be submitted for the
City's permanent record and filing.
2. The Final Plat is clear and very well presented.
3. Lines 9 through 13 of the legal description in the Surveyor's Certificate do not
correspond with the face of the Plat.
4. In the Note Box on Sheet 1, the abbreviation S.W.M. should be expanded to
S.W.M.E. — Storm Water Management Easement. This abbreviation should be
modified where it appears on other plat sheets as well.
G:\Public\Yorkville120041Y00420 Stewart Farms(Illinois Rte 126)\docs\lwywrotO3FinalEngPhasel_01_doc
r
5. In the Note Box on Sheet 1, note 6 is duplicated in note 9 and note 7 should be
removed from the Final Plat.
6. In the Note Box on Sheet 1, note 13 should be revised to read "Public Utility and
Drainage Easements are hereby granted to the United City of Yorkville over all of
Lots 357, 358 and 360-363.
7. On Sheet 2, the document number should be filled in for the previous
conveyance to IDOT for the Route 126 right of way.
8. Reference to and line work for "Prestwick Unit 2" should be removed from the
Plat since it does not yet exist.
9. The Kendall County Engineer's Certificate and the Kendall County Highway
Department Certificates should be removed from Sheet 6.
10.The Stormwater Management Easement Provisions should be added to the Plat.
11.The Pedestrian and Bike Trail Easement Provisions should be added to the Plat.
12.In addition to the City's standard Public Utility and Drainage Easement
Provisions, the standard ComEd and SBC Easement Provisions should be added
to the Plat.
Engineering Improvement Plans
13. I have not yet completed compiling the engineering plan review comments from
our staff but will have those available in final form by close of business Tuesday,
October 11.
If you have any questions or require additional information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
/ John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
JWF, EEI
PJH/DWS/GEK, SEC
G:\PubliclYorkvi le120041Y00420 Stewart Farms(Illinois Rte 126)1docsllwywrotD3FinalEngPhasel_01.doc
Oct . 7 . 2005 10 : 39AM No . 9642 P . 2/3
Scrioppe DesittAssociates,fates nc. (
Landscape Architecture and Land Planning
126 S.Main St. Ph. (630)551-3355
Oswego, IL 60543 Fax(630) 551-3639
October 7, 2005
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Prestwick Final Plat—Unit 1
We have reviewed the Final Plat dated 8/15/05,the Final Engineering Plans dated 8/16/05, and
the Final Landscape Plans dated July 29, 2005, all prepared by Smith Engineering Consultants,
and provide the following comments.
Final Plat
1. The overall street network, open space system and lot layout is consistent with the
Preliminary Plat.
2. The lot sizes, setbacks and lot widths are consistent with the R-2 zoning standards.
Final Engineering
1. The City's Park Development Standards require written approval by the Park and
Recreation Department prior to stockpiling material on park sites. The Parks Department
should begin to develop preliminary development plans for the park site to help
determine if any stockpiling would be acceptable. Any authorization to stockpile should
clarify the timing for topsoil removal.
2. Water and sanitary sewer service need to be stubbed to the park site,
3. A maintenance and monitoring plan needs to be prepared and submitted for the
stormwater management areas on lots 361, 362 and 367.
Final Landscape Plans
I. The plans identify an 80' — 150' wide landscape buffer along Route 126. The proposed
plantings in the buffer consist primarily of bluegrass turf and informal clusters of
ornamental shade and evergreen trees. This design would create an attractive landscape,
Pap I of 2
Oct . 7 . 2005 10 : 39AM No.9642 P. 3/3
however, it would not be any different than other nice looking landscapes throughout the
City. One of the objectives of the City Council is that developments south of the river
look somewhat different than other developments. One of the important objectives of the
Comprehensive Plan design guidelines is that the landscaping in the City's "Gateways",
of which Route 126 is one of, be used to create "the natural feel of the rural landscape"
and "to enhance the rural identity". We recommend that the design style for the buffer
landscape be revised to more directly accomplish these goals. Elements such as fencing,
wood lots, naturalized turf,prairie or wind breaks might be considered as potential rural
landscape elements.
If you have any questions,please call.
CC: Liz D'Anna, Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
John Whitehouse, EEl
Anna Kurtman,Zoning Administrator
Pip 2 of 2
2`�tiD Cir o United City of Yorkville Memo
i" '" 800 Game Farm Road
EST.% ,�-- _1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
®-p IN n.4 p Fax: 630-553-7575
`Abp
<&E ‘NY
Date: October 20, 2005
To: Plan Commission
From: Liz D'Anna, Administrative Assistant
RE: PC 2005-50 Windett Ridge Unit 3 - Concept Plan
CC: Mayor and City Council
Please use the information regarding this project that was provided in your
October 12th meeting packet.
Thank you,
-.), /--"- <('
7 1