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Plan Council Packet 2005 02-10-05 .„© c, United City of Yorkville County Seat of Kendall County 800 Game Farm Road EST 1' ` �s�s Yorkville, Illinois, 60560 Telephone: 630-553-4350 ate^ o Fax: 630-553-7575 Website: www.yorkville.il.us `y" PLAN COUNCIL AGENDA Thursday, February 10, 2005 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. - Staff Meeting - Oswego Area 7 Land Plan 1. Minutes for Approval/Correction: December 9, 2004 2. 9:30 a.m. - PC 2004-33 Silver Fox Preliminary Plan 3. 11:00 a.m. - Staff Meeting regarding Bristol Bay I • _.. _. ,...�. .,.,_...:. ,...rcu:' '..+titz kF,c�.';gr. S 9y:_-•ter tn,y,..-t... t•.!•x,.`F.`av?x.,c. `-t!`i VILLAGE OF OSWEGO DRAFT OF AREA 7 COMPREHENSIVE PLAN NOVEMBER 4, 2004 PREPARED BY: Lamert Gr L.r.u..Ar.MY.M..oup•....+.• Crw4Nk6 1301 206.60ee 215 Fulton Street F..4301:06-6030 nrr6dv...J•nnnccmm Geneve, Illinai6 60134 0, lorn^'cco. PROJECT: 0036C Draft of Comprehensive Plan Area 7 TABLE OF CONTENTS 1. Cover Sheet 2. Area 7 Location 3. Text Sheet On-Site Location 4. Existing Conditions 5. Aerial Exhibit 6. Text Sheet on Existing Conditions 7. Planning Area Map 8. Soils Map 9. Text Sheet on Soil Conditions 10. Plat Map 11. Text Sheet on Plat Map 12. Density Study 13. Density Study with Village Node Influence 14. Text Sheet on Density Study 15. Concept Plan 16. Text Sheet on Conceptual Plan DRAWING NFI.fE.S.1P,cical Ficalhcl.vu.IaCv`CO3'Jc'D.m•:inR AAA3-Planning Exn.cilallYennin2 E-^ie!lk PAREFI-Lc_:Ir Os-g DATEPRIMED.2A Al,2 I-2«Ti VILLAGE OF OSWEGO AREA 7 LOCATION y '..,,,-01)-1.-131k1 .-_ ; l ' [x�'1�'�e M 41l_U1k?I.OF_�I �► • .�-LC ., - 1.-if-44; , 0 .,,� f li t I ;----,,./.75,-7 rkl�t MUNTQOMERY� I y r i''.'";:\ pA \ -1-5:::r:71:'{ I C _f .,a~ ,i:". ..,-".," 'i l ;r`�' Lr- _ T MONTaoM Y HouNDARY'�I �� a r,. 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VILLAGE OF ® 111�� ® a� jl I,I Landscape Architecture• Planning• Community Consulting X N o ggBy o e� 0 �� I' (630)208-8088 113 MAIN STREET $ o 0 OSWEGO,ILLINOIS 60543 2000sr 1000 0 2000 c000 coon ,' '! 215 Fulton Street Fax(630)208-8050 ,II I hr(a:Owww.lrnnertcom (630)554-2310SCALE 1".2000 NORTH Geneva,Illinois 60134 ug ej Janne Lcom (630)554-3306(fax) f p DRAWING NAME.51Pros I P:Ica',A=1rve Ichv:.v0]6c1Ore'.,.,,.o,Is T.Piun:l rl;l E-n:C:I,IPATT.T9 Exh:o:hA,,PS.I,1 5)47541 SITE FNOTOS O.Tg 01,1E PRINTED.1171 G,2(04.1.,ISp VILLAGE OF OS • ♦ EGO AREA 7 -- EXISTING CONDITIONS A • . M wkwt L•., w 1 + •a p�,,ka@�lN+�'JV'SCTynN..y {( • ,+".'i'�1�'�'C FSYS i 4F�•.c,2>i. Ftp KH^M+>� p���Ili.:C ` f �1 1'� , . 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VILLAGE OF OSWEGO AREA 7 - SOILS MAP , Lannert Group -_... - Landscape Architecture•Planning• Community Consulting 113MAIN STREET (630)208-8088 OSWEGO,ILLINOIS 60543 q_ 1 Fax(630)208-8050 1000 500 0 1000 2000 3000 215 Fulton Street http://www.lannertcom (630)554-2310 SCALE 1 =1000 NORTH II I Geneva,Illinois 60134 Og(§)lannertcom (630)554-3306(fax) TEXT SHEET ON SOIL CONDITIONS DRAWING 04.,40:S:IProlecl F;Ie,lAcI,V a JoEo10030c1Dro.I,0 DD a1M3-Plannlrg Exdh:telPlonning Ea bIJvea ARREATpI5LW W' Cxg DATE PRINTED:N04,2004-1.44 VILLAGE OF O S ♦ ♦ E 1J O AREA / - PLAT d 4 QROVE 0. 111 Q.MIN Af�REEMENT1L3!4ittQRiers PRROADOPERTY \ O �I•� � �l� l>"" On ll 44•��Wair • IPENDINQ "" 0804E 0 LIBRARY DIRT' CT 1111111111111 Cr 4 II, ,l�a81M• i r ■i ::�!i:: _ IIt ! CD -- .:: 1111. MI Ill 17- Z . • _ I I f. iii ill ,„;--, cil,i imp ._ itc5,. Mill_ pi rormg IN twos litipilli , it isio."11 Ai ,,,.. ,....,,, , . .‘,„,„.116.N.. PROPERTY PENDINGtt 1411:111:.-:':.!...,' '":11-.1 -------7; 1 I it i�, t E ' #1 /y,(), �i ,• if#lt 1 SEC 11 OF�; - SERVICE 1I .• , f 11 Y „ I I p -AGREEMENT r Lrnd "d a+i. r jt ' J - ' ,.;or- 1 A'r) )`t • ice.Il.}ti k2 t�lf f hlc r J u�' 1t. . 4i1 . IL S 4l' I• I i I 1{y V `, �4 �ilf#._ } '�1K'I' �Ilt_NIIf>',,� i/U,"..t 1 128 7 i, r f!� ,+1r>L NX# �l( t., war ` ,;,.7 r',^' M ''''-',.''-.—„,,E.• 4' swe 49,0„it py f :.� _ — — 4�-r I I R' .11�Q "'3 ` .. rte•■I r� • t.LX'1�it . wri"'"_ , '7._--'----i-tv-"--•----,,,.•-, ri, '�' • I'f %inslyf /!"lL'.,>'' !L U.,,, ., 7COrge . ' \ 41 11:5, A", \ , . i kid F:' _ `i. �4� _ Iti � j ~r U l I ,,z`�`�" ,q�' r'n/ if? 0, _ '`j oa •mai f G,; Com_ 11 y i/rl / t` f . I c'J Cr .OTno.•L • .t. 1 i ', I t>"'/1 �r t �,�{ � pc• O .) 2^' ; cf I l /we Cdr )r 4 r �`f. w %`' a 4 f e S . �' 1 4 t:1 I WHEELER RD. • X fu OSWEQO SCHOOL '_Z b- ,i • k ., ,DIST,308 — t ,, Z xfrxc/ I , ,i } ./�: .X'i.. is f „„ !. ; / ,, ' 41-, I 4E-' , u : . t C 1 t.�t :.:.,,,,'....7-'� are (.n1(4 �, ;1 l is l'Icvx t ti l t • r.i t..;i I 1`d Atilt) 1.544t 0 Z r -;f ,,'c. . l.r. _Cli_i 7?c- 14`t+ ' 08WHQ0 SCHOOL 018T.308 '` � v n Mr_---.---_ "u' J -'—',i }(mayt 1 P 7 1 r-4 ' 1 t , iv \ 5 .."-:..y.t.- 111c:ti '_,. -- . ... y V e I i ler r(i1:5� ,.;; ,.., w ``WA IS: _ �, .� - - .* WAL ER RD. ti N o. Ii C,o m1rn1,1 N,o O8WEGO SCHOOL DIST.308 .......- -„INM I AREA 7 - PLAT MAP 0'°°'�'"`"'"0I OrOU°'"`VILLAGE OF OSWEGO � ; I y a ` Lannert Group a r Landscape Architocturu•Planning•Community Consulting 9 I ' ` ���' (590)208.8008 113 MAIN STREET 7e I 1 Fax(830)209-8050 osw oo.ILLINOIS 8054:4 1P00 °00 0 1p00 7000 J000 „ I I III I III 215 Fulton Street 560.1/Www l•nn•000(rI SCALE 1 1000 I Geneva,Illinois 60134 Ills w I•nnMLcum (830)664.3300 NORTH (830)tiG4.330b(too) TEXT SHEET ON PLAT MAP DRAWINGIJAME:S1Prolecl FII0e1ACINO JWWe10030c1Draoln0 Da1C13•PlerWng EYNMIelPlonning E.n!o:NAreo AAREA TCncel*RSMreo7C+niWARN Av0 DATE FENDED.Nw 04.2004 MEN. VILLAGE OF OSWEGO DENSITY STUDY I ♦` �,►' ■ • • • 2HU/AC%�`44, �,,MI # .• aillt 110 NW 00 SIP +ggi 1 /% 11.11, 111111 MIMI 1111111111 MINI NMI I illik DEVELOPABLE PROPOSED NUMBER 1.4 Hu/Ac ACREAGE X. DENSITY = OF UNITS 2,785 AC. 1.4 HU/AC 3,899 UNITS 40% �eI OPEN �e SPACE �♦ i �•,, ,,•i • 1 HU/AC +�M1. !% i' _4111 1I ifto 006 afte 00 gat SO I.Ilirg 00 el* • • 6111 w w w w w w w w w w • ^ - DEVELOPABLE PROPOSED NUMBER .TS 143/AC ' ACREAGE X DENSITY = OF UNITS —. -- 2484 AC. .75 HU/AC 1,863 UNITS I 50% OPEN II 01 SPACE �,,"'' 4t, am j_ ,,,•_ -- — s kgo luu/Ac•410..ea A Olt• Imo �00 �010 Ili w "I . wwwwwwww . ww . 1.1!all ft A SO Il. '3 r I AREA TOTALS DEVELOPABLE 5,269 ACRES 8TU°V AR@A ACREAGE i . TOTAL UNITS 5,762 UNITS . LOCAfi!®N MAP WM II)NW Q•1tM1 1N!6tlRRMt @I9HB.IRE. ... _. 'AREA 7 DENSITY STUDY' 1 Lannert Group VILLAGE OF OSWEGO 1 we /i'� 1111111H1 gft,touN(p Ar{ituttJl-tura•1 rRturrrrU• ('r i iin,, .(4#10 ull(ty 2 iii Meow t11 .1 (n.YN Ctu dl++w t,pWkY]l i f!rlWr)Is 9ufl 13 o f 1+�" nk�3 a;»kl � iiIr,; r 4-9''3.10)dng:gat lid OatIP14 1, IPP0 t tliulr/hmb!owt of tf9tt : t3t Nom IL'400V ��aqi� ll����t OatIPM,,Illlflf�IR ���i14 Hgr�fw*litff.t�:f1. (99fl 4 93�0(rAX) 000WIND NAME.9:1Pro,c1 FlleolAcl'nlu Jobo10030.3rowin9001.9-PIomin9 E.AibllelPlonnirq Exi10.1Aree 71AREA 7 CancspIFIeriAre070amayeasicklva DATE PRINTED:Ncv 04,2004.124Tn VILLAGE OF OSWEGO DENSITY STUDY WITH VILLAGE NODE INFLUENCE 1 ..% �* i I If �♦ II I 11 MN iiii‘ I / I • I •• I • • ••.0 mmmmmmmmm .....as 0 ♦ i INIP 441I ♦•4MINIM -NI 0, M. 111011r%JIM. •. .. . ++ • % • .. %%1! Ill: 111 I � II II ♦• �411� %'�S II �.� ,�• /1457HU/AC • • 1820 AC II1•T 5 HU/AC „w o' MP 4111 ft..,t ,% ,♦ 820 UNITS1182 UNITS 880 AG I4.2 HUTAC .1♦ 1190 UNITSI' 400 AC I I I 800 UNITS •, 44 4 I I I I� 4111s 44 44 r I I I I I 1 $1 i I ��ti�I' %COMM RCIAL, I 1 1 1 1 ,CENTER RI I II A .. 00 1 1 I 1 r, e e I 1 • 2 HUTAC II / / 1 % ,� ,.4,, 19�p I I I 1 • ♦ •+ 0w3! I ITS I I 4' ♦ 1.5 HUTAC I I i ,♦ ♦% 275 AC II 5 . ------ .L�► -_._.__.—_ s�-412 UNITS 0.lh--- -----l► r ♦ % i4. �.. . . ..• • ,♦ 1 HU/AC III I I ♦ 710 AC 710 UNITS ♦I �5 ♦,, 4 • %•No es 0 IIIV Is 5 HU/AC • +. . .. . II 1480 AC ♦♦♦ 740 UNITS II ♦�, I SI I 44, 04. 1111.1041111111 MIN , , NV — 41. -- _ 1111 ♦0 'i 11111 ft, 1.ams 011 cfi a AREA TOTALS COMMERCIAL NODE 110 ACRES ..- RESIDENTIAL ACREAGE 5,159 ACRES - TOTAL SITE ACREAGE 5,269 ACRES ; s'ueyAkEA VILLAGE NODE CALCULATED UNITS 5,853 UNITS l /11;;;11 OVERALL DENSITY STUDY UNITS 5,762 UNITS ',,k;r 4' 1 LOCAtION MAP Motto 6CAL6 � l'2"" 4amt Gre nc. VILLAGE OF OSWEGO . 0 PLANNING AREA 7 II Lannert GroupM – ` r—' 1 I Landscape Architecture'Planning• Cornhiunity Consulting113 MAIM '1' o (630)208.8088 OSWEGOSLLINOIS60543 m i ,000 Soo 0 1000 0000 9000 I IIII 215 Fulton Street Far(630)208-8050 http://www.lanne7Lcom (630)554-2310 SCALE 1"=1000' NORM Geneva,Illinois 60134 tlg Q lenneltcom (630)554-3306(rax) TEXT SHEET ON DENSITY STUDY DRAWING NAME:S:\Project Flleo\Aetipe Job010038c1Drmvny Doto\3.Plommng CzSGIRRPlo,nng EXENAAroa AAREA 1 Coicepl ROAcorr_ep W..dagran.dvg DATE PRINTED:NW 09,2W4-141pn VILLAGE OF OSWEGO OVERALL CONCEPT PLAN OF AREA 7 l I Wii.r�� IPENDINB ® !ii=!IbI!i -_._ r�_._,., ..L - _...3.),..4.1-i. , l: s� 1 Asigkilii‘fia'"11/1111 IIMika Win+ 'All-1 IIiR HENNESERRY U!_ J . pilI `. ■, AimsOOED ROAD G _._' ` ..---- J4 — ._-:--^ •• RR610RNTL i, t t 1 IRS AC R • � I r ( 1110/A9 u, -- I I I `� I. i gES10ENTIAL 4 11 1 134; zs " t , (r St AC RR61OR ow, RR6IDRNTML ' aNu1N/AG—' l., FS //! On AC 'iii �, / 1 I 16 11U/A0 r ,m Hu/AC I p C i\ , / ?;;L:_;,._ r 1030 UNITS I I IMO UNITE I SEC..11 OF 4. (` 6gN00Ly I. 4°� • I SERVICE /I Op DANK LOOAYIpN 1 ` 6CSNOO / A "1 OPEN SPACE—• SPIV.1■ 11f `OOf�,AT gN u►,, 1 , PARK LOCATION I =LOAGREEMEN 1 ECO SPINES/ r ^ .. ` °, - I I 1 1LNT WIDE BUFFERS , SO AC • 1 , a I �� OPEN SPAgO) I ' { 1 ' I RESIC Ak e1• I I \ M17-1:00,,,,4% 1 1 �^ , . i, tR ....I 1 r 9 T. 128 FOO OPINES, � RR61 ` 1¢0 WIDE BUFF 141 C I • ~.. I• 1 � til �. 1 AC _ � � _ -- 1HR 141 IOTA I i — 5111.' kL , �I r '� nil I {{ ~ Ja ' M `,' ' MIX ��� �1 I y '` ESIOEtou A ,, 1 126 AO• Iu f 1 - , 3tlt A 4 cr .ale. 7 - 1 p,n llNlta I pr �j!t' 1ER -r ♦ 1 AC r 664 UNITS 1:; I \ 1 �Tiik ' " t y� RESIDENTIAS2 UAC ♦ — +. a I1 ;i SCHOOL r U. -•�—� HU/AC RgaooL I I 1 : LoanTl• // � 1 LOCATION 1 'r nt61DRNTIAL i.. • a� 4116 AC - •,E '�I 1 ' _�1 I :�— OPEN SPACE 1{J 1 06W FIR[ ; 3IIU/AC --. . _.. I 4.0J -1.', 1 ,l ■■ ECO-SPINE/ 0 I DTSO. IS. . 1;, 660 UNITEI 1 I 200'WIDE BUFFER 5 I 1 . .•_, 1 j I . OSINED0 SC L. _ _ ,,, GIRT 8011 _w.us P ft, ow _r so r 1.1 r♦ sII. ale6la 1 I 1111: ''''--..'' .' f 1 �—�_ ��J. ,CAT ON I I� a,r I I /1" --1---- CC r\ - .y� ,1 I I 1x,I a /� 1 i I 4 REQ�EIAL AC 1 z jl • ,„ I LN1o1 . , a COL1.2.7 OSWEQO SCHOOL DIST.3C 1 --.....—,,- 0m 1 RESP ANTIAL,' _/.. i I I f1Er� r �[ r E6IDENTIA� I ; �1 LL I .1 r� . {I I Hu/AC 11 .I 200 AC 1 W 1 b MU/AC iT 1�t1 y 410 uNiTO 1 r *t 1x1 HU/AC'300 uNR81 I •/'Y I 4� I � 17S UNITS '. , � 1 / '; l ti ` i 1') 1 1 1 ! f- t,. ',::.:,',C.,. ( ,0 ( ' " I WALKER RD. I I V \/ OPEN SPACE OPEN SPACE ECO-SPINES/1001 WIDE BUFFERS 200'WIDE SUFFER 20 AC 41 AC (INCLUDES 100'WIDE BUFFER FOR SECONDARY STREAMS) '•'�>v. AREA TOTALS LEGEND .. _ , ,. ..- • CONCEPT PLAN CALCULATED UNITS 5,883 UNITS _ COMMERCIAL y�����FLEX AREA { VILLAGE NODE CALCULATED UNITS 5,853 UNITS MIX COMMERCIAL * PARK LOCATION OVERALL DENSITY STUDY UNITS 5,762 UNITS stuor AREA RESIDENTIAL SCHOOL LOCATION /# I _1 A BUFFER/TREES/SETBACK :,,,,:::!.,-,..;::i,-,,,,,,, OPEN SPACE INTERSECTIONES SPACE .009 LOCATION MAP' MOTTO SCALE AREA 7 CONCEPT PLAN ®too4 The Lannert[croup,mc. Lannert Group VILLAGE OF OSWEGO 4 $ - ( /� + Landscape Architecture• Planning• Community Consulting < (� o (630)208-8088 113 MAIN STREET w w Fax(630)208-0050 OSWEGO.ILLINOIS 60543 R o o coo 0 loco zaoo 3000 � , III 215Fulton Street Fax SGAL€1"=1000' Geneva,Illinois 60134 88 e'lannertsem (630)554-3310 NORTH (e30)554-330e(FAX) TEXT SHEET ON CONCEPTUAL PLAN Lip United City of Yorkville Plan Council Meeting December 9, 2004 Attendees: Tony Graff, City Administrator John Wyeth, City Attorney Laura Brown, Director of Parks &Rec Eric Dhuse, Public Works Director John Whitehouse, EEI Jeff Freeman, EEI Anna Kurtzman, Zoning Coordinator Tim Fairfield, BKFD Guests: Matt Fiascone, Inland Ken Jernberg, Inland Mike Mondus, SpaceCo Rodger Brown, Inland Tim Winter, Pasquinelli Russell Olsen, Midwest Tech Brian Urban, Cowhey, Gundmundson Don Halamka, DHAI Chris Kopecky, Lord, Bissel &Brook Ed Peterson, Landmark John McVickers, McVickers, Inc. Craig Knoche, Knoche Engineering The meeting was called to order at 9:50am. by Tony Graff. The November 18th meeting minutes were approved as written. Caledonia—Final Plat Engineering comments 1) John Whitehouse stated that the storm water on the site will be affected, as work is continuing on Raymond overflow and floodway mapping 2) There will be a one to one compensatory storage ratio modification, with a narrative to be given for compliance. 3) Regarding the final plat, a) SBC easement will be noted on the plat and note if it needs to be re-routed; b) there is an additional one acre (park site) of property attached to the four acres of property and a 15-acre in the southwest corner. When the plat is resubmitted there should be surveys included for these two parcels. These should be conveyed separately from the plat and legal descriptions included. The deed language will be shown on the final plat and the legal dedication of boundaries. When construction improvements are completed,the land will be conveyed to the City. Dedication of the 15-acre site will be shown on the final plat, and grading needs to be shown, and management of the plan will be shown on the landscape plan. 4) Final plat should be approved subject to the staff comments before the Plan Commission, as there may be some storm water easement modifications from the Raymond overflow swale 1. Lots will not be affected. 5) The Rob Roy Creek easement for the interceptor flows through the 15-acre site. 6) Regarding#14, there is a 440 ft. wide piece of property east of Caledonia and east of that, Corneils Rd. which is a part of Westbury, the developers will build the road. Mr. Whitehouse stated that the City will prepare the dedications or confirm the easement rights, then the developers can determine which contractor they use. Mr. Fiascone stated his agreement with the $2000 fee for road improvements, only if the road adjoins their 1 property. Mr. Whitehouse and Mr. Fiascone agreed that the Corneils Rd. improvements adjacent to the Caledonia subdivision would be Caledonia's responsibility. 7) Mr. Whitehouse stated the Rt. 47 water main has been installed, which runs through the subdivision. 8) YBSD construction is anticipated to begin in late May. Mike Schoppe comments 1) Mike Mondus stated ownership of lot D will be the park, Lots A, B and C will be owned by the homeowners association. Easement questions would be better addressed by the director of YBSD. Twenty 2) A pitch of 2%with a four foot cover was okayed on the 4-acre site. In the 66' strip on out lot C, bike trail language can be added, calling out the 30' YBSD easements. There is no dollar amount attached to this Lot. The existing easements should be added to the out lots. 3) Lot B should be noted it is for storm water overflow management. It should be noted that the City wants to own this. Spaceco will do some landscaping prior to the acceptance of the property. The City is looking for a landscape buffer easement and a storm water easement over the entire piece. The homeowners association will retain ownership. 4) The PUD agreement states the minimum side yard setback is 7.5 % 5) Anna Kurtzman need documentation on the lot listed on the curves. Re-submittals of landscaping and engineering are due 1/3/05. Revised final plats are due January 4th. It is scheduled for Plan Commission on January 12, 2005, EDC on the 20th, COW on Feb. 1 and City Council on Feb. 8th. Grande Reserve Unit 10 Preliminary/Final Plat (10:40a.m.) Anna Kurtzman comments 1) There was discussion on the clarity of the front, rear and side yards and clarity for the zoning purposes. Ms. Kurtzman stated that the setback for the overall building from the main lot and the building separations are based on how the buildings are oriented. 2) The developer will supply a geometric base sheet for all units, designating side, rear and front yards with a table supplied. Designated will be a 20' side to side minimum, with a note on the plat to refer to the engineering plan attachments before issuing building permit is issued. 3) Primarily, four lots are at issue: 3020 (front is Litchfield), 3021 (Grand Trail is the front) and 3018 (front yard is Matlock) , and 3022 ( front yard is Matlock). The side yards will be 20' which abut the street, and the rear yards need to be 30". 4) A table will be kept and no footprints are needed on the plats, and this will be an attachment to the engineering plans. Engineering comments 1) The buildings are condominiums with single services for each unit. 2) John Whitehouse and Tim Fairfield stated since the water service is being provided off the main street, that loops around the buildings are not necessary. 2 Mike Schoppe comments 1) Sidewalks will be adjusted lower if possible to maintain flood routing. Mr. Urban stated that steps will also be added to the sidewalks. This will move to Plan Commission on January 12th, 2005. Submittals of landscaping and engineering plans need to be in by January 3rd. Revised final plats are due Jan. 4th Grande Reserve Unit 11 — Preliminary /Final Plat( 10:50 a.m.) Engineering comments 1) Footprints will be removed on Unit 11. 2) Ownerships of lots need to be noted. The units will be condos. 3) Items 28-34 have been addressed, per John Whitehouse. Mike Schoppe comments 1) Lots 23, 24 and 25 need to be identified as ownership by the home owners association. 2) Mike Schoppe will receive comments on the placement of trees from the developer. 3) Islands will be maintained by the home owners association and owned by the City. Staff concurs that the parking along side the oblong median is needed. 4) Guest parking needs to be on the site plans. Anna Kurtzman comments 1) Boundaries and rear setback will be noted on attachment to the engineering plan with a geometric plan for each building. Rear yards will be added to the plat. 2) The boundary between units 10 and 11 needs to be noted with community setbacks. Unit 11 has the same schedule as Unit 10. Swanson Lane Estates—Preliminary/Final Plat (11:20 a.m.) Mike Schoppe comments 1) Mr. Schoppe is asking that Parcel A be a separate lot, conveying as a non-buildable lot. Mr. Swanson would own the lot, and convey to the property owner he wishes or to the home owner's association. Ownership should be noted. 2) The conservation easement language should be noted on the plat, and who the easement is being granted to. The City prefers it be conferred to a 3rd party, rather than the homeowner's association. The City does not want the association to transfer ownership of a possible bike trail. Laura wants assurance that this area will be protected as part of the Blackberry Creek preservation plan. 3) New detailed landscape plans will be submitted to the clerk's office, per Mr. Kopecky. Engineering comments 1) The words "preliminary and" should be eliminated from the title of the document. 2) Floodplain management will be designed per Mr. Kopecky for the conservation easement. Conservation management and floodplain management easements need to be 3 titled separately, so, if separate entities have titles they would each get an easement management rights. 3) The county engineer's certificated does not need to be added to the plat per John Whitehouse. 4) Mr. Kopecky stated saw cuts will be made into road to show linkage and check the road for substructure. If additional improvement is needed,under layment may be recommended during a later season. Language needs to be added in the annexation agreement. 5) The developer is requesting 16' as a width of Boomer Lane. Arguments given were for saving the trees in the area, and Mr. Fairfield was unable to give an opinion because he did not know the placement of the trees. Mr. Fairfield was giving a CAD drawing of the trees by the developer. The Fire Department will do a site visit and make a written recommendation to the City. Anna Kurtzman's comments 1) Setbacks need to be shown on the plat. 2) One hundred percent of the land cash is due at final plat, in lieu of a trail. This is scheduled for Plan Commission on January 12th. Submittal of landscaping and engineering plans are due by Jan. 3 and revised final plats are due Jan. 4th. XPAC— Preliminary/Final Plat( 12:05 p.m.) Developer is proposing a subdivision of 4 lots, changing the size of the pond to increase the capacity(including X-PAC property) Mike Schoppe comments 1) The site plans show no drives. The developer is proposing that the drives are interconnected. The developer has designated curb cuts and sent the preliminary plans to IDOT for comments. 2) A cross access blanket easement is needed, with access to all lots' ingress and egress. The developer stated that there is a reciprocal agreement that provides cross access. John Whitehouse stated that the City needs recording dates and document numbers for the reciprocal agreements on the Plat. 3) Parking needs to be shown. 4) Mike will review the site plan with variances. Engineering comments 1) A cross-access easement should be shown for the access driveway off Cannonball Trail. 2) There needs to be a hydrant extension on the northeast side. Per the development agreement, there needs to be two sources of water. 4 Anna Kurtzman's comments 1) The document number should be on the plat. This will be clarified with the Clerk's office. 2) Smith Engineering needs to resubmit the plat with changes. . This is scheduled for Plan Commission on Jan. 12. New submittals of final plat, preliminary PUD plans (with variances and set backs) and site plans should be submitted by December 15. The meeting was adjourned at 12:50 p.m. Respectfully submitted, Annette Williams 5 02/03/2005 THU 13:21 FAX 630 466 9380 EEInc, ?002/008 ,." 52 Wheeler Rood •Sugar Grove, IL 60554 • TEL: 630/466-9350 • FAX; 630/466-9380 www.eeiweb.com • l=ngllreesstino Ent. pel.. . • February 3, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Silver Fox, Preliminary Plan Review, United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the Preliminary Plan for the referenced Silver Fox Subdivision consisting of the following material received to date: • Preliminary Plan Application and Petition by Midwest Development, LLC, dated December 7, 2004. • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of 2 sheets with initial issue date of December 22, 2004. • Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc. consisting of 2 sheets with initial issue date of December 22, 2004. • Plat of Survey and Topography prepared by Smith Engineering Consultants, Inc. consisting of 1 sheet with initial issue date of December 22, 2004. • Engineering Report for Silver Fox Subdivision prepared by Smith Engineering Consultants, Inc. dated December 22, 2004 which includes the following: • Existing Drainage Conditions Exhibit ✓ Proposed Drainage Conditions Exhibit ✓ Storm Water Basin Calculations USGS Exhibit ✓ Kendall County Soils Map #18 r Flood Insurance Rate Map 170341 0075 C r Location Map r Wetland Delineation and report ✓ Soils Report and Map G.\Pv!yGc\Yuikvllle\200S\Y00501 Silver Pox S:ibdivisior\docsiiwywrO P.ohmPl.1)0 COC Consulting Engineers Specializing in Civil Engineering and Land Surveying 02/03/2005 THU 13:21 FAX 630 466 9380 EEInc. ?003/008 Y IHPA Correspondence regarding Historic Resources IDNR Consultation Agency Action Report • Preliminary review letter from Francis C. Klaas, P.E., Kendall County Engineer dated January 6, 2005. 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 0075 C, dated July 19, 1982, 2. A thorough review of the Wetland Delineation and Report should be completed by the City's wetland consultant prior to Preliminary Plan approval. 3. Permits or Sign-offs will be required from the following agencies: a. (IDNR) Consultation Agency Action Report (Project Code 0401799) regarding endangered/threatened species or natural areas. Received, October 30, 2003, consultation process terminated. b. (IHPA) Division of Preservation Services regarding Historic and Archaeological Resources. In a letter dated October 22, 2003 (Log # 005100303) the IhIPA has requested a Phase I reconnaissance survey. c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities, d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities, e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (TEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. g. Kendall County Highway Department regarding points of access to Fox Road. Preliminary comments received January 6, 2005. We recommend that item "b" be received prior to Preliminary Plan approval and that for item g, all comments in County Engineer Klaas' letter dated January 6, 2005 be addressed to his satisfaction. Items c, d, e & f will be required prior to the start of construction activities. C;.\Pi._VYvkville',?0051Y0050.1 Silver Fox,,Subdivisicr.kloc$VviyvvrotPrelimF'Ian01.c.'.oc 02/03/2005 THU 13:21 FAX 630 466 9380 EEInc, 2004/008 4. A Natural Resource Information Report should be applied for and prepared by the Kendall County Soil and Water Conservation District and submitted for review. Preliminary Engineering Plan, General 5. On Sheet 1, the datum should be indicated for all bench marks. 6. Note 6 on Sheet 1 of the Preliminary Engineering Plan is improperly worded, It should state that "all existing drainage patterns shall be maintained and all field tiles shall be tied into the proposed storm sewer system", or words to that effect. 7. Existing trees, 6" caliper and above, if any exist in the development area, should be shown on the Preliminary Plan. Traffic Study, Streets and Right of Way 8. A Traffic Impact Study should be prepared by the development consultants in accordance with the.City's Standard Specifications for Improvements and • submitted to the City and to the Kendall County Highway Department for review and comment. Of extreme public interest and importance is the impact of any development which places more traffic on Fox Road considering the very poor level of service at its intersection with Route 47. 9. Fox Road adjoining this development is under the jurisdiction of the Kendall County Highway Department but sections of Fox Road under the City's jurisdiction will also be impacted by this development. The City should require a Transportation Impact Fee as an integral part of the Annexation Agreement which should go towards Fox Road improvements beyond those improvements required by the Kendall County Highway Department. We recommend that no credits be given towards this impact fee for improvements required by KCHD. 10.The additional 15 feet of right of way requested by KCHD along Fox Road will reduce the Landscape Buffer from 50 feet in width to 35 feet. This reduced width should be evaluated for functional adequacy, especially if the Landscape Buffer is also to contain a bike/pedestrian trail. 11. A construction detail should be provided for the Temporary Emergency Access, for City, Fire Department and KCHD review. 12. An internal roads Average Daily Traffic (ADT) analysis should be provided for verification of the proposed roadway classifications, right of way widths and roadway widths, taking into consideration the proposed roadway stubs to adjoining properties and the potential traffic associated therewith. GAI,u1::1,0YorkviLe\200;\Y00501 ; ilv,_i I or,Subdwi;ii)1,',doc5'dwywrotPrelirlf 131101 doc 02/03/2005 THU 13:21 FAX 630 466 9380 EEInc, ?005/008 13. The Local Road cross section on Sheet 1 of the Preliminary Engineering Plans should be revised per City standard to call for pavement fabric beneath aggregate base in all non-granular sub-grade areas. The required parkway trees should also be shown. 14. The Entrance Road cross section on Sheet 1 of the Preliminary Engineering Plans should be revised per City standard to call for pavement fabric beneath aggregate base in all non-granular sub-grade areas and should also be revised to show the proposed median. The required parkway trees should also be shown. 15. The curb returns at the entrance from Fox Road should have a 40 foot radius. 16. The required minimum 30 foot back to back roadway width should be maintained in the cul-de-sacs. 17. All block lengths substantially conform to City Standards. 18. All proposed centerline geometry meets City Standards. 19. A list of proposed street 'names should be submitted to the U. S. Postal Service and to KENCOM for approval. A copy of the letter approving the names should be submitted to the City for their records. One name should be drawn from the City's list of historic names. Water Mains 20. Water main routing, looping and extensions for future use are adequate as presented. Detailed review of fire hydrant and valve locations will be accomplished at Final Engineering. 21. We will input the proposed water distribution system into the City's model and provide the design engineer with the required water main sizes at Final Engineering. 22. The funding and timing of the construction of the required off-site water mains which will serve this development will need to be established prior to approval of a Final Plat. Sanitary Sewers 23. The internal preliminary sanitary sewer layout appears adequate as presented and provides service to all proposed lots, C�'F It IIciYOri villei21J \YOO501 . vt;7,r Fpx St:h(i visir:r\dc cs\Iwyvao Pie r'Plan0; dot.: 02/03/2005 THU 13:22 FAX 630 466 9380 EEInc, 2006/008 24. The design engineer should consider the possible rerouting of the sewer to the southeast roadway stub to achieve a deeper invert if it will help in serving additional properties. 25. The funding and timing of the construction of the required off-site interceptor sanitary sewer which will serve this development will need to be established prior to approval of a Final Plat. Storm Sewers 26.The preliminary storm sewer layout appears to be adequate, except as noted in the following comments, to collect and carry the 10-year design storm. A comprehensive storm sewer design report detailing tributary areas for each inlet, storm sewer sizing calculations and overland flood routes with cross- sections for all runoff events in excess of the design storm, will be required with the final engineering plans. 27. To maintain the maximum spacing requirement of 300 feet between inlets, • additional storm sewers and inlets may be required in "900 Road". 28. Additional storm sewers are needed at the rear of Lots 11, 13 and 14 for the Lot 14 sump pump service line and to route the storm sewer between Lots 11 and 13 to Basin 2 and not onto the adjoining property. 29. The storm sewer at the rear of Lots 20-29 has no outlet. Based on the existing drainage patterns, it should be directed to Basin 1. 30. The discharge from Basin 2, as noted by KCHD, should not discharge to the Fox Road ditch. An off-site storm sewer outfall will most likely be necessary to direct this flow to a channel with adequate capacity and which will not be negatively impacted by nuisance flows. 31. An agricultural field tile survey should be performed and the results submitted for review. Stormwater Management 32. The Preliminary Soils Report identifies some saturated sand and gravel deposits along the western edge of the proposed development. These soils will need to be further evaluated in the vicinity of Basins 1, 3 and 4prior to final design of these stormwater management facilities. These basins may need clay linings to prevent draining of the proposed wet bottom basins and to ensure the adjacent basements excavations are not hydraulically connected to the basin water levels. e.\pJolieworkvlilce005\you o l .'asciivi;aini,\doc,5VI\Vywrotp,e.1inpional.doc 02/03/2005 THU 13:22 FAX 630 466 9380 EEInc. 2007/008 33. Since Basins 1, 3 and 4 are connected in series, they should be concurrently modeled at Final Engineering to ensure they function at an optimal level, in order to minimize potential downstream impacts. 34, Final basin design will have to show that the 10 year HWL is within 2 feet of the NWL as required by City ordinance. 35. Due to flooding concerns downstream of this development, it may be desirable to reduce the allowable discharge rate to 0.10 cfs/acre. Alternatively, improvements to the downstream channel capacity to better contain flows could be considered. 36. It would be useful if an exhibit showing all drainage patterns within 500 feet of this property was submitted for review and discussion. There was significant concern expressed at the January Plan Commission meeting from downstream residents regarding flooding and runoff generated upstream of Fox Road. Preliminary Plat of Subdivision 37. The legal description should be included on the Preliminary Plat. The differences between the bearings and dimensions in the legal description • and those shown on the Plat should be reconciled. 38. Note 4 on Sheet 1 incorrectly states that this property is within the United City of Yorkville. 39. A note should be added to the Plat indicating the proposed ultimate owners of Lots A-E. 40. The datum should be indicated for the Bench Marks on Sheet 1. 41. As requested by County Engineer Klaas, an additional 15 feet of right of way should be provided for Fox Road. 42. If portions of Fox Road have been previously conveyed to the County, the document number of the deed should be indicated on the Plat and that property should be excepted from the legal description. Fox Road should also additionally be labeled as County Highway 1. 43. Minimum total easement widths of 20 feet (10 feet on each lot) should be shown wherever water main or storm sewers are proposed between lots. These are provided on the Plat in some areas but not others. However, there is a note in the Lot detail on Sheet 2 which notes this requirement. r:\Pub oye.,,kvillr,, 005\YU050t svuov,,,v,,\,IiN:S'`.IWYNvroirrtiicip!nno; duc. 02/03/2005 THU 13:23 FAX 630 966 9380 EEInc. ?002/002 44. The proposed minimum lot size is 12,000 square feet with minimum width at the building setback line of 80 feet. 45. All proposed lot and right of way geometry meets City Standards. 46. The existing County zoning and proposed City zoning should be indicated on the Plat. 47. The "Matlock" surname should be added to the ownership information near the bottom of Sheet 2 for Parcel 05-06-400-001. 48. Adjoining land uses other than agriculture, if any, should be indicated. 49. The Corporate Limits of the City should be shown on the Plat to demonstrate contiguity. Conclusion • Our review of this Preliminary Plan will continue as the above comments are addressed by the developer and the design engineer and additional information is submitted as requested. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. 111" ^ / \ John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: JWF, EEI David W. Schultz, P.E., SEC, Inc. @ 630-553-7646 (fax) Midwest Development @ 815-577-2251 (3\Pu'IirlYorkviUe12005\Y00501 Silver Fox SubdivisionlCou,llwvw.a;PrrlirIPl nO' dor Feb . 3, 2005 3 : 11PM • No . 1377 P . 2/4 PC )- (I )7 Scfioppe Deslirc 91ssociates Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551.3355 Oswego, IL 60543 Fax (630) 551-3639 February 3, 2005 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Silver Fox We have reviewed the Preliminary Plat dated 12/22/04 and the Preliminary Engineering dated 12/22/04, both prepared by Smith Engineering Consultants and provide the following comments. General 1. This project is scheduled for a public hearing at the February 9th Plan Commission meeting for the annexation and rezoning request to R-2 zoning. For the purpose of this review, we will assume R-2 zoning. We recommend that any annexation and rezoning be contingent upon attaching an approved Concept Plan or Preliminary Plan to the annexation agreement. This plan will be used to establish the design standards for the property such as total lots, general road pattern, location of parks, road stubs and trails, and any preservation areas. Preliminary Plat 1. The proposed Comprehensive Plan Update identifies this area as Estate and to be developed at a maximum density of 1.75 du/ac (the proposed density of Silver Fox is 1.73 du/ac). The plan father suggests that if a development is to be approved above 1.5 du/ac, the development needs to demonstrate compliance with the design guidelines and the incorporation of other specific improvements, such as funding of site improvements, incorporating architectural standards which exceed City requirements, increased landscaping, additional open space beyond City requirements, etc. Based on the documents we have, it is not clear how the additional benefits justifying the density above 1.5du/ac is being accomplished. We recommend a description be added to the plans listing and clarifying what the additional improvements are and how the design guidelines are being met. Pogo l 0(3 Feb . 3 . 2005 3 : 7PM No . 7377 P . 3/4 2, A 46-acre combined elementary/middle school site is planned immediately south of Silver Fox on the Matlock Trust property. Therefore, the two road stubs to the south property will not be extended and should be removed. 3. We recommend a road stub in the southeast corner of the property heading south. From this sub, the road will be planned to extend south along the eastern portion of the school site providing street frontage along its east side. 4. With the traffic patterns and volumes associated with a combined elementary/middle school site, a slightly more direct route to the school site from the proposed entrance at Fox Road should be incorporated into the design. 5. At one time, a park site was being considered on the Evergreen Farm property adjacent to Lot E. Our latest understanding however is that there will not be a park site on Evergreen Farm property. Therefore, Lot E should be considered as part of the open space corridor and not part of an improved neighborhood park. 6. If there is no park planned fox Evergreen Farm,we recommend the park site on Lot D be moved to the southwest corner of the property to better serve the residence from the Walz Property and Evergreen Farm. This will also take advantage of locating the park on the north-south open space corridor which will lead to the school site, 7. A road stub should be provided to the William Ford property, which is east of Silver Fox. 8. The land to be dedicated to the City needs to be identified. Preliminary Engineering 1. A walk on the south side of Fox Road in the 50' landscape buffer should be provided. 2. A significant tree line exists along the east property lines. The proposed Concept Plan does a good job of identifying the preservation of these trees. The engineering plans should reflect a 50' buffer strip along the east property line. The grading storm sewer and utility construction would need to be restricted to areas outside of the buffer strip. Similarly, the grading and other construction activities should be kept 50' from the existing trees in the open space corridor running along the west property line. 3. The proposed trail running north and south through the western open space corridor, shown on the concept plan, should be added to the engineering plans. 4, The location of the existing trees and their dripline needs to be added to the plans. roge 2 O(2 Feb 3 . 2005 3 11PM No • 1317 P . 4/4 Landscape Plan 1. A Preliminary Landscape Plan needs to be submitted for review and approval, Please call if you have any questions. CC: Mayor Art Prochaska Joe Wywrot, City Engineer Laura Brown, Director of Parks and Recreation Liz D'Arma, Deputy Clerk John Whitehouse--EEI Greg Ingemunson - Law Offices of Dallas C. Ingemunson Pete Huinker - Smith Engineering Consultants Page 3 of 3