Plan Council Packet 2005 03-24-05 .
gocx United City of Yorkville
.�, .n County Seat of Kendall County
°"" 800 Game Farm Road
EST. s36 Yorkville, Illinois, 60560
Telephone: 630-553-4350
t in _` Fax: 630-553-7575
� Website: www.yorkville.il.us
PLAN COUNCIL AGENDA
Thursday, March 24, 2005
10:00 a.m.
CITY CONFERENCE ROOM
8:30 a.m. - Staff Meeting
1. Minutes for Approval/Correction: February 24, 2005
2. 10:00 a.m. - PC 2005-10 Whispering Meadows Units 3 & 4 - Final Plats
3. 11:00 a.m. - PC 2005-02 Lee Farm - Preliminary Plan
Page 1 of 5
UNITED CITY OF YORKVILLE
Plan Council Meeting Minutes
City Hall Conference Room
Thursday, February 24, 2005
9:30 A.M.
Attendees:
City Administrator Tony Graff(arrived 10:20) Building Inspector Gary Williams
City Engineer Joe Wywrot Assistant Fire Chief Tim Fairfield—BKFP
Public Works Director Eric Dhuse Jeff Freeman—EEI
Executive Director of Parks &Recreation Laura Brown John Whitehouse—EEI
Planning Coordinator Anna Kurtzman City Attorney John Wyeth(arrived 11:30)
Administrative Intern Bart Olson(arrived 11:30)
Guests:
Kevin Stough, Centex Homes Pete Huinker, Smith Engineering
David Schultz, Smith Engineering David Meek, Quaries& Brady
Marvin DeLahr, DCS
MINUTES
The minutes of the February 10, 2005 meeting were approved.
PC 2004-06 BRISTOL BAY—PRELIMINARY PLAN
Items discussed from John Whitehouse's February 18, 2005 memo:
o Additional information that was requested was received on the date of the letter with the exception
of the Natural Resource Information Report.
o No additional right of way(ROW) dedication is proposed at this time for Galena Road. Kevin
Stough of Centex stated that there is an 80' ROW dedicated and that there is some interest in
keeping the rural look of the collector road. He stated that they would have Smith Engineering do a
cross section on how the rural road could fit within the 80' ROW and widening at the intersection
for turn lanes. He stated he would review this plan with the city first before going to the county.
Mr. Whitehouse noted that Galena will be a major arterial road and Fran Klaas with Kendall
County is planning for a potential five-lane road. Also discussed was keeping the Bertram Farm as
a farmstead;the house is about 25' from the current 80' ROW. The Rosenwinkle's also have barns
close to the ROW. Mr. Whitehouse stated that the ROW can be shifted to the other side of the road
(south)to accommodate this. Maintaining consistency with the ROW from the Saratoga
development in Montgomery was discussed.
o ROW and buffering requirement along Route 47 will be commented on after receiving IDOT
approval.
o The proposed water distribution system will have to coordinate with the proposed Galena Road
water main from the MPI water tower to Route 47. Mr. Whitehouse stated that in some of the
southern areas of the development, the watermain will need to run down the streets and that there
may need to be an advanced easement grant so the watermain could be installed this year. He stated
that this would be discussed with Peter Huinker with Smith Engineering so that the alignment is
definite. Mr. Huinker stated that they would have to take a hard look at this because of grading and
Page 2 of 5
elevation heights. The placement of the watermain from Kennedy to Galena was further discussed.
o An agricultural field tile survey was submitted after Mr. Whitehouse did his review. He stated that
this will be used to work on regional detention.
o EEI is working with Executive Director of Parks&Recreation Laura Brown and City Planner Mike
Schoppe on their design of the open space area. Ms. Brown stated that the biggest issue is traffic
flow and access to the park. Access may be needed from the residential area and the location of the
active lake is under discussion. The location of an entrance off of Galena was discussed further;the
entrance would have to be approved by the County.
o EEI deferred comments on the Annexation Agreement and Planned Unit Development Agreement
until all required material has been submitted and reviewed.
o There may be an access issue on Galena Road because the County wants public access to the open
space. The type of access should be discussed with Mr. Klaas.
o The bio-swale should be located on the east property line so it does not cut through the school site.
Mr. Whitehouse stated that this is currently under review.
o There are private streets within the townhome area and there will be a series of parking lots and
drive isles within the condominium area. Mr. Stough noted that they will have 6 inch curb around
the parking lot and drive isles. The townhome area will have a 3 — 12 rolled curb and will be
maintained by the Homeowner's Association(HOA). Joe Wywrot stated that the curbing in these
areas may not be an issue. The water and sanitary lines will be municipal utilities. A storm sewer
trunk line would be a municipal line but otherwise it would private. However Mr. Wywrot
questioned who would be responsible for finding the private line in the future; JULIE or the HOA.
One item from Mike Schoppe's February 17, 2005 memo was discussed:
o In order to determine if the proposed density is consistent with that which is outlined in the
Comprehensive Plan, two important acreages need to be identified; the area needed to store
stormwater and the land for parks. Mr. Stough stated that he did a chart showing how the developer
meets the extra 25%open space requirement in order to get the density bonus. There was some
discussion on the open space calculations and formula. Mr. Graff recommended that the developer
discuss this with Mr. Schoppe to make sure they are using the same formula. The stormwater
management areas being used toward open space was discussed further. Mr. Graff explained that
this should not exceed 15%. The unit count per acre was also discussed in relation to the open
space.
Other items discussed were:
o Setbacks - Anna Kurtzman asked that the setbacks be identified on the plat for the private streets.
She also recommended that the distance between the garage and the sidewalk should be 25 feet if
possible. Mr. Stough stated that currently the distance is 20' Mr. Whitehouse stated that in some
exhibits they were looking or minimum of 41 feet from the garage to the back of the curb and no
utility lines within 25' of the front of a garage.
o Lot size vs. house size - Mrs. Kurtzman also recommended that in the R2 areas the developer look
at what size houses would fit on certain lots such as those at the end of a cul-de-sac. She stated that
she would have detailed comments concerning this ready on February 28, 2005.
o Traffic on Galena& Kennedy Roads - There was some discussion on the Average Daily Traffic
(ADT) on both Galena and Kennedy Roads. City Administrator Tony Graff noted that there will be
a Route 47 meeting on March 15, 2005 and suggested that the developer might want to start
discussions with Fran Klaas.
•
Page 3 of 5
o Architectural standards - Administrator Graff recommended that the developer look at how the
city's architectural standards are being applied to the development. He recommended that exhibits
showing streetscapes, monuments, landscaping, etc. be presented to the Plan Commission.
o Emergency access- Tim Fairfield addressed the emergency exits. Mr. Stough stated that they are
working on emergency access with Mr. Schoppe. Mr. Fairfield asked that the developer watch the
street widths and the stubs at the end of the buildings. Mr. Whitehouse noted that Mr. Schoppe
commented on similar concerns in his February 17, 2005 memo concerning the multi-family areas;
street width, driveway room, amount of parking on street, etc. Mr. Stough indicated that they are
planning on having a guest parking exhibit identifying where the off street parking is possible. Mr.
Graff asked that fire suppression systems be identified for the Plan Commission. The property for
the new fire station was also discussed along with the platting of the lot and identifying it in the
Annexation Agreement. Mr. Stough stated that the he hoped to have the fmal plat for Unit 1 by
September, 2005.
o Disaster plan- Mr. Graff noted that as part of the Police Department's disaster plan they have
started to do scenarios as to how they would approach situations in new developments. He asked if
the developer could develop a board showing how the fire and police could approach emergency
situations in their development.
o Stormwater management - Mr. Stough stated that now that the Northgate commercial area is not
providing onsite detention they will want to get their stormwater to this development's pond. He
stated that a conceptual thought was to get the water to the pond via the O'Keefe property. They
proposed to catch the stormwater at the southwest corner of the property and put it into a storm
sewer, run it east along Galena to their development and the pond. Mr. Whitehouse stated that the
drainage issue will be explored with the O'Keefe's. Mr. Graff asked Mr. Stough to bring in a site
plan and the City would do an analysis on it and provide feedback.
Administrator Graff noted that once all the reviews were fmished this would go to the Plan Commission;
probably in April 2005. The developer stated that they were planning on going before the Plan
Commission in March 2005 and that they could have all their paperwork done for this. After some
discussion, it was planned that if all the reviews were done by March 2, 2005,this could be at the March
10, 2005 Plan Council and then be at the second Plan Commission meeting in March(March 23, 2005).
Mr. Whitehouse stated that before the developer resubmits, they must have a discussion with Fran Klaas so
that the County's input on Galena can be reviewed.
PC 200A5-03 ASPEN RIDGE ESTATES —PRELIMINARY PLAN
Items discussed were:
o Pavillion Road - Pete Huinker with Smith Engineering questioned if Pavillion Road would continue
to be rural or urban(with gutters). Mr. Whitehouse stated that the road is a typical township road
without much structure and he suggested that pavement cores be obtained. He noted that typically
the City credits the developer the improvement of the road towards the $2,000.00/unit. He also
noted that Fox Road is under the jurisdiction of Kendall County and improvements such as turn
lanes to this road are not credited. Also discussed were easements and reconstruction to the other
properties in the area along Pavillion Road.
o Right of Way- Mr. Graff questioned how the ROW would be addressed; which side will the ROW
be on? Mr. Whitehouse stated that there may be minimal ROW beyond the 33' half along the
Aspen Ridge side of the road because of the flood plain. This will be worked out after further study
of Pavillion Road. Mr. Graff stated that process of the annexation will be contingent on the road
Page 4 of 5
study.
o Annexation—David Meek, attorney for the developer, was concerned that the road study would
delay annexation. Mr. Whitehouse noted that there were other issues besides transportation that
need to be resolved before annexation occurred such as contiguity, water service, sanitary sewer,
etc. He stated that the annexation could be done contingent on all these conditions however it is not
known when all these things will completed. Mr. Graff asked the developer if their objective was
to make an entitlement to annexation and zoning with the preliminary plat approval or were they
willing to do an annexation and zoning with an agreement and have the preliminary plat come back
after the traffic study is completed. They felt they could do the second option. There was further
discussion concerning the annexation and road improvements.
o Impact fees—Jeff Freeman with EEI noted that there may be regional impact fees that may come
out of the traffic study which may need to be defined in the annexation agreement.
o Status of water and sanitary sewer lines—The status of the lines to the area was discussed along
with the needed easement from all the properties in the area and funding.
o Lots 49 & 50 -Anna Kurtzman and Mr. Whitehouse noted that lots 49 and 50 have less than 80' of
frontage at the building setback line. Mrs. Kurtzman also stated that there are a few other lots that
will be problematic for the Building Department. She stated that she would have a report done on
February 28, 2005 outlining which lots this applies to.
o Parks—Mr. Graff asked if there had been any reconsideration by the owner in reference to the
parks. Mr. Meek stated that it was discussed to take out two lots to allow for a two acre
neighborhood park. Ms. Brown stated that the Park Board was requesting a trail (out of the
floodplain area) throughout the property that connects to the Chally property. There was further
discussion on the cost of constructing a park and the amount of credit the developer would be
entitled to. Mr. Graff asked the developer to provide a park geometric showing usable space for
City Planner Mike Schoppe and Ms. Brown to review.
o Lot 86 - Mr. Wywrot noted that the frontage of this lot is right at the intersection of the collector
street. He recommended re-orientating the lot line and/or the driveway.
o Creek Crossing—Mr. Wywrot suggested that the actual description of the structure that will be used
to cross the creek be deleted at this time. He asked that they not be very defmitive about this yet.
o The possibility of having a Planned Unit Development Agreement was discussed
The following items from Mr. Whitehouse's February 17, 2005 memo were discussed:
o Mr. Whitehouse noted permits or signoffs needed. Mr. Huinker stated that the IDNR permit has
been applied for, phase one of the IHPA is being done and they have discussed access points to Fox
Road with the Kendall County Highway Department. Mr. Whitehouse asked for verification that
Mr. Klaas has approved the access points.
o Existing trees that are 6"or larger in diameter should be shown on the preliminary plan. There was
further discussion on the interpretations of the "development area". Mr. Wywrot suggested that
applicable ordinance be checked to verify this.
o Mr. Whitehouse noted that an internal road ADT analysis should be provided. He noted that they
have a connection to the Chally farm on the south and the percentage of traffic from this point in
the future should be determined. This also applies to the Pierce property to the west and out to
High Point Road.
o Mr. Meek stated that the owner has the equipment to do a Field Tile Survey. He asked if his study
would be acceptable to the city. Mr. Whitehouse stated that as long as his results are approved by
Smith Engineering and put into a map form,this would be acceptable.
•
Page 5 of 5
o Mr. Whitehouse noted that there is 940 acres that is an upstream tributary area of the floodway. He
stated that there will need to be floodway mapping and they will need a permit to construct access
across the creek. Mr. Freeman stated that the flood study should include information on how it
affects Evergreen Farm.
o It was recommended that Lots 82-89 be reduced in depth to provide additional open space between
the lot and the floodplain. He stated that the lots will still be premium lots however this would
provide more separation from the private property and the wetlands. It was noted that the creek area
will fall under the HOA.
The following items from Mr. Schoppe's February 17, 2005 memo were discussed:
o Mr. Schoppe stated that an 80' wide trail corridor needs to be provided along the lot 71, 79 and 90
to provide for the future extension of the trail. The developer thought the trail was about 20'. Mr.
Wywrot stated that any trail should be 40' away from the rear lot line. Ms. Brown stated that the
actual trail corridor is 20' however they would like anywhere from 40' to 60' away from the
houses. Mrs. Kurtzman noted that some of these lots are ones she will be questioning in her report.
She stated that the zoning code does not recognize lots like these. There was further discussion
regarding setback lines.
o Mr. Whitehouse noted that Mr. Schoppe also addresses that the engineering plans should reflect a
50' buffer along the south property line of the entire subdivision because of the existing tree line.
This affects these above mentioned lots as well. The quality of the trees was discussed and Ms.
Brown stated that the tree line helps to maintain a rural character.
It was suggested that the possibility of a PUD agreement be discussed further and that the preliminary plan
be brought back top the March 2005 Plan Council meeting.
Notes taken by Annette Williams, City Secretary
Transcribed by Jackie Milschewski, City Clerk
. - 03/18/2005 'FRI 12:08 FAX 630 466 9380 EEInc, ?002/005
PC, --�
52 Wheeler Road • Sugar Grove,IL 60554
TEL:630/486-9350
FAX: 630/486-9380
• www.eeiweb.com
•
Engineering
Enterprisers.
Ino.
March 18, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat, Whispering Meadows Unit 3, (Fisher Property) Kimball Hill Homes, United
City of Yorkville, IL
Dear Mr. Wywrot:
We have reviewed the Final Plat for the referenced Unit 3 containing 7 sheets with latest revision
date of January 27, 2005 and offer the following comments:
Our review of these plats is to determine their compliance with United City of Yorkville Subdivision
Ordinance, generally accepted Professional Land Surveying practices and the Plat Act (765 ILCS
205/1) .
•
Our comments and recommendations are as follows:
GENERAL
• The plat is clear and well presented.
FINAL PLAT
1. On Sheet 1, Note 1, the blank should be filled in.
2. On Sheet 1, Note 2, the word "property" is misspelled. We suggest that the surveyor run a
spell check program on the entire Plat.
3. Outlot A should be re-titled as "Lot A" and the ultimate owner should be indicated.
4. All unnamed roads need to be named.
5. The Rob Roy Creek centerline should be shown throughout the Unit, not where it just
coincides with the boundary.
6. All of Lot A should be designated Public Utility and Drainage Easement and Stormwater
Management Easement.
G;Public\Yorkville\2002\Y00219 Fisher Property(Kimball Hal Homes)\Doc\IwywrotUNIT3Plat-02 doc
Consulting Engineer. Specializing In Civil Engineering and Land Surveying
•
03/1S/2005'FRI 12:08 FAX 630 466 9380 EEInc, ?003/005
•
•
7. Any YBSD sanitary sewer easements which traverse this Unit should be shown.
•
8. Our final comments on easements will follow based on our review of the Engineering
Improvement Plans.
9. Any reference to Unit 4, including the lot layout on Sheet 1, on this Plat for Unit 3 should be
deleted and all recording information for Units 1 and 2 should be placed on the mylars for
this unit prior to recording.
10. On Sheet 7, the certificate page, all blanks relating to ownership information and
addresses should be filled in.
11. The Surface Water Statement should be removed from the Plat and placed on the
Topographic Overlay in accordance with the Plat Act (765 ILCS 205/2). The Topographic
Overlay should also be submitted.
• 12. The legal description of this Unit is missing from the Surveyor's Certificate, therefore our
review of this plat cannot be completed until a revised and complete plat has been
received.
CONCLUSION
The Final Plat for Unit 3 is in substantial conformance with the approved Preliminary Plan and
the above comments can be easily addressed without revision to any proposed Lot or Right of
Way. Accordingly, if receive a revised plat containing the legal description of this subdivision by
close of business Monday, March 21, 2005, we will recommend a positive Plan Commission
recommendation, subject to our final comments and final approval of engineering.
• If you have any questions or comments regarding this review, or require any 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, Deputy Clerk
JWF, EEI
Ted Feenstra, P.E. V3 @ 630-724-9202
Rich Young, Kimball Hill Homes @ 847-364-2869
G:\PubliclYorkville\20021YO0219 Fisher Property(Kimball Hill Homes)1DocUwywrotUNIT3Plat.02.doc
- 03/18/2005• FRI 12:09 FAX 630 466 9380 EEInc, 2004/005
-PO
52 Wheeler Road •Sugar Grove, IL 60554
TEL:630/466-9350
FAX: 630/466-9360
•
www.eeiweb.com
EnglInssring
Enterprise's.
Inc.
March 18. 2005
Mr. Joseph A. Wywrot, P.E.
• City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat, Whispering Meadows Unit 4, (Fisher Property) Kimball Hill Homes, United
• City of Yorkville, IL
Dear Mr. Wywrot:
We have reviewed the Final Plat for the referenced Unit 4 containing 6 sheets with latest revision
date of February 4, 2005 and offer the following comments:
Our review of these plats is to determine their compliance with United City of Yorkville Subdivision
•
Ordinance, generally accepted Professional Land Surveying practices and the Plat Act (765 ILCS
• 205/1) ,
Our comments and recommendations are as follows:
GENERAL
• The plat is clear and well presented.
FINAL PLAT
1. On Sheet 1, Note 1, the blank should be filled in.
2. On Sheet 1, Note 2, the word "property" is misspelled. We suggest that the surveyor run a
spell check program on the entire Plat.
3. Outlot B should be re-titled as "Lot B" and the ultimate owner should be indicated.
4. All of Lot 299 should be designated Public Utility and Drainage Easement and Stormwater
Management Easement and the ultimate owner should be indicated.
5. Our final comments on easements will follow based on our review of the Engineering
Improvement Plans.
G:1Public\Yorkville120021Y00219 Fi.h@r Property(Kimball Hill Homesj\poctlwywrotUNIT4Pla1-02.doc
Consulting Enpinsora Speoiallainp in Civil Enpinserinp and Lend Survsylna
' - 03/18/2005 FRI 12:09 FAX 630 466 9380 EEInc. ?005/005
•
6. On Sheet 7, the certificate page, all blanks relating to ownership information and
addresses should be filled in.
7. The Surface Water Statement should be removed from the Plat and placed on the
Topographic Overlay in accordance with the Plat Act (765 ILCS 205/2), The Topographic
Overlay should also be submitted.
8. The legal description of this Unit is missing from the Surveyor's Certificate, therefore our
review of this plat cannot be completed until a revised and complete plat has been
received.
9. The recording information for Units 1, 2 and 3 should be placed on the mylars for Unit 4
prior to recording.
CONCLUSION •
The Final Plat for Unit 4 is in substantial conformance with the approved Preliminary Plan and
the above comments can be easily addressed without revision to any proposed Lot or Right of
Way. Accordingly, if receive a revised plat containing the legal description of this subdivision by
close of business Monday, March 21, 2005, we will recommend a positive Plan Commission
recommendation, subject to our final comments and final approval of engineering.
If you have any questions or comments regarding this review, or require any additional information,
please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
"IP .------ .
.
I r • /
II John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
JWF, EEI
Ted Feenstra, P.E. V3 @ 630-724-9202
Rich Young, Kimball Hill Homes @ 847-364-2869
•
G:\Public\Yorkville12002\Y00219 Fisher Property(Kimball Hill Homes)\Doc\IwywrotUNIT4Plat-02.doc
Mar . 17 - 2005 4 : 57PM No .7787 P . 2/3
PC-
Scicoppe Desgn.Associates, 1uc.
Landscape Architecture and Land Planning
126 S.Main St. Ph. (630)551-3355
Oswego, IL 60543 Fax (630)551-3639
March 17, 2005 •
MEMORANDUM
To: Joe Wywrot, City Engineer- City of Yorkville
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Whispering Meadows —Units 3 and 4
We have reviewed the Unit 3 and Unit 4 plans consisting of the Final Plat of Subdivision.
Unit 3 dated 1/27/04 and the Final Plat of Subdivision Unit 4 dated 2/4/05, Final Engineering
Plans -Unit 3 dated 11/1/04 and Final Engineering Plans -Unit 4 dated 11/1/04 prepared by V3
Consultants and provide the following comments:
Unit 3
Final Plat
1. The road and lot configuration is in general conformance with the Preliminary
Plan.
2. The stated lot widths, sizes and setbacks comply with the R-2 zoning district.
3. The ownership of Outlot A needs to be added to the Plat.
Final Engineering
1. All final engineering issues have been addressed.
Unit 4
Final Plat
I. The road and lot configuration is in general conformance with the Preliminary
Plan.
2. The stated lot widths, sizes and setbacks comply with the R-2 zoning district.
3. The ownership of Outlet B and lot 299 needs to be added.
hp1or2
Mar . 17. 2005 4 :57PM No .7787 P . 3/3
Final Engineering
1. Show grading of School /Park site. The Park site construction should be in
accordance with the Park Development Standards including, providing water and
sanitary sewer stubs.
If you have any questions regarding this information, please call.
CC: Mayor Art Prochaska
Tony Graff, City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse, EEI
Bill Dettmer, Certified Building Official
Anna Kurtzman, ICCI
•
Pogo 2 ct 2