Plan Council Packet 2005 04-14-05 `,c.D CO). United City of Yorkville
J� ! T County Seat of Kendall County
800 Game Farm Road
EST% _1836 Yorkville, Illinois, 60560
.� Telephone: 630-553-4350
O� (�` 0 Fax: 630-553-7575
�<`E;�y�� Website: www.yorkville.il.us
PLAN COUNCIL AGENDA
Thursday, April 14, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. - Staff Meeting
1. Minutes for Approval/Correction: March 24, 2005
2. PC 2005-03 Aspen Ridge Estates - Preliminary Plan
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Plan Council Meeting
March 24, 2005
Staff
Donald Schwartkofp, Police Dept. John Wyeth, City Attorney
Tony Graff, City Administrator Anna Kurtzman,Zoning coordinator
Mike Schoppe, Schoppe Design Laura Brown, Ex. Director Parks&Rec
Tim Fairfield,BKFD John Whitehouse,EEI
Bart Olson, Administrative Intern Eric Dhuse,Director of Public Works
Guests
Rich Young,Kimball Hill Homes Greg Stevens, Lannert Group
Andy Fitz,Montelbano Homes Michael May, Cemcon
Bill Griffin,Montelbano Homes John Glyman, Montalbano Homes
The meeting was called to order at 10 am by Tony Graff. The minutes from the March 24
meeting were approved without corrections.
Whispering Meadows, Final plat units 3 &4
Rich Young stated that the units are north and west of Faxon Rd. The school park site is 27.5, of
which 15 goes to the school district and 12 to the park, along with the trail system. He stated that
if the school referendum passes,the soonest Dr. Angler stated anything would be done is 2006.
Laura Brown stated the park design is in the site planning stages spring 2006. The amenities
center will be on the corner of Alan Dale and Faxon Road,taking out four lots. The design will
encompass about 2000 sq. ft. and Mr.Young will provide as soon as possible.
Mike Schoppe comments
1) The grading and utility extensions need to be on the engineering plans
2) Labels need to be added for City and home owners outlots.
3) The construction of the trails need to be shown. This will go from Faxon Rd. through the
detention area into the park site. Determinations need to be made regarding the Rob Roy
Creek Trail and, considered should be the possible Metra site (Xpac on the west side) .
Mr. Graff stated there may be a 10-12 acre parking lot on across the street from FE
Wheaton(the Fisher piece). The third rail will be at the XPac site in 3-5 years per Mr.
Graff, and the Park N Ride will go to Eldamain.
4) Mr. Whitehouse stated that pedestrian trail easement language should be added to the
plat, so this trail can go anywhere within the storm water management area.
5) Street names need to be extended throughout the plat.
Anna Kurtzman comments
1) She will provide parking zoning information for the clubhouse to developer.
2) A note will be needed on the plat,if there are exceptions in lot lines.
3) All lot widths at building setbacks lines should be shown on a separate document via
charts.
John Whitehouse comments
1) Unit 3 plat should make no reference to Unit 4, if recorded after 3. Lots should be
numbered from left to right.
2) Lot A in western unit will need to be designated all public utility drainage and
storm water management easements. Pedestrian easement language should be added to
allow paths to go throughout the storm water easements.
1
3) Revised plat has been submitted showing legal descriptions.
4) The Rob Roy Creek interceptor will be going through Lot A. If separated exclusive
easements for YBSD are granted for this,these should be shown. Mr. Young indicated
that the easement path has been determined by YBSD. If it has been recorded, the
document#needs to be shown.
5) Faxon Rd. frontage goes to center of Rob Roy Creek per Mr. Whitehouse's
understanding. City needs discussion with the developer regarding the improvement of
the widening of the area at the end of Faxon, which includes a culvert like area. Mr.
Young has no recollection of a discussion on the bridge reconstruction.
6) Mr. Young says AMG(Alan Dale) and Kimball Homes have reached a four part
improvement program: a) AMG completed the first section coming off Cannonball;
b)Kimball will complete the 2"d section; c) AMG will complete the realignment of
Faxon and Old Faxon; d)and Kimball Homes will complete to the edge of the creek.
Mr. Whitehouse stated city ordinance states adjoining roads, adjacent to developments
will be brought up to City standards across the frontage. There may be a long range plan
with adjacent property owners,and or the township or the City, and whatever section is
not paid for and an escrow account could be established. Mr. Young prefers an escrow
account, in anticipation of a recapture fee.
There will be a letter submitted identifying street names by March 30. Thirty five preliminary
plans will be submitted by April 5th.
Lee Farm—Preliminary Plan
Mike Schoppe said the property is not contiguous and the zoning change asked for is from R-2 to
R-2 PUD. We are looking for the annexation agreement to be created subject to the contiguity
issue. Mike Schoppe and Andy Fitz went over the list of documents needed. Photographs of
typical products will be turned in with the architectural drawings. Anna Kurtzman pointed out
the plat by modified to adhere to the minimum lot width and size requirements. A note will be
added to the preliminary plan that"all lots will have a minimum lot width of 80 feet at the
building setback line". A chart per lot will be added later.
Mr. Schoppe suggested, in answer to a streetscape question from Mr. Graff, the developer will
look at moving the living portions closer to the street but push the garage back further than 30
feet(reducing the impact of the garage doors). The developer will look at the guidelines in the
new south comp plan.
John Whitehouse needs the storm water management,traffic, archaeological , soil and endangered
species reports. The out parcel,not a part of the purchase agreement, is not included in the
annexation or development plans. At issue are the ROW and water main easements on Ament
Road. There will be an easement/plat/dedication issue so the entire road can be reconstructed.
He suggests dedication of the Homestead in the purchase agreement, enabling the reconstruction
of Ament. Mr. Graff stated the City Council's will probably request the "Homestead"parcel be
sold in its entirety and the developer may speak with the owner.
Mr.Whitehouse stated there will be extensive studies done on the transportation,water and sewer
issues. All roads adjacent to developments shall be brought up to City standards. Prescriptive
ROW for road and drainage improvements become the rights of the City. Or the western edge of
the pavement can be widened all the way to the east. The City is open to recapture credits with
adjoining properties.
2
The developer met with Joe Wywrot and the property is outside the existing pressure zone and
sanitary. Mr. Fitz stated they may work with the other developers for a lift station,but no
location has been decided on. The developer was given the MPI concept for Burkhart,Tuttle
property and Dhuse property concept will be turned in May-June. The City may require upfront
financing for infrastructure.
Lee Farm is continued to April 13 Plan Commission. Needed are new submittals of preliminary
PUD plan,preliminary landscape plan, aerial photographs, architectural drawings, wetland report,
draft of the PUD agreement, storm management and soil reports. Public hearing will be for
special use for a PUD (annexation and zoning), and Mr. Schoppe stated the traffic study is not a
requirement,but ordinance states the City will prepare this report as part of the plan council
review.
Submitted by Annette Williams
3
43:1 CJr o United City of Yorkville Memo
`. „ 'I' 800 Game Farm Road
EST. ' 1836 Yorkville, Illinois 60560
��= Telephone: 630-553-4350
�� �� _�_� o Fax: 630-553-7575
4CEc ``'N'
Date: April 8, 2005 �---( �'--
To: Plan Council ‘ -} J)-') -
From: Liz D'Anna, Deputy Clerk
Agenda Item: Minutes for March 24, 2005
was not available at the time packets were produced. This item will be available
Monday, April 11, 2005 and distributed in a supplemental packet.
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.eeiweb.com
Engineering
Enterprises.
Ino_
April 7, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Aspen Ridge, Preliminary Plan Review, United City of Yorkville, Kendall
County, Illinois
Dear Mr. Wywrot:
We have reviewed the Preliminary Plan for the referenced Aspen Ridge Subdivision
consisting of the following material received to date:
• Preliminary Plan Application and Petition by Aspen Ridge Estates, LLC, dated
January 24, 2005.
• Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc.
consisting of 3 sheets with latest revision date of March 24, 2005.
• Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc.
consisting of 3 sheets with latest revision date of March 24, 2005.
• Plat of Survey prepared by Smith Engineering Consultants, Inc. consisting of 1
sheet with initial issue date of November 23, 2004.
• Pavillion Road Parcel Drainage Study prepared by Aenon Consultants, Ltd.
dated November 29, 2004.
• Street Tree/Pond Treatment Landscape Plan prepared by Ives/Ryan Group, Inc.
containing 3 sheets with latest revision date of March 24, 2005.
G:`\Pubiic\Yorkvi le\2004\Y00441 Aspen Ridge Estates(Dresden)\docs\IwywrotPrelimPlanO2.doc
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Stormwater Management Report for Aspen Ridge Subdivision prepared by Smith
Engineering Consultants, Inc. dated March 23, 2005.
• Wetland Delineation Report prepared by Smith Engineering Consultants dated
January, 2005.
• Soils Exploration Report prepared by GME Consultants of Illinois, Inc. dated
January 28, 2005.
• IHPA Correspondence regarding Historic Resources (Log # 019111704), dated
December 6, 2004, requesting a Phase I Archaeological Reconnaissance
Survey.
• IDNR Consultation Agency Action Report application, undated.
• A "NO OBJECTION" response letter from the U. S. Fish and Wildlife Service to a
letter from SEC dated November 15, 2005 requesting an opinion by the
USF&WS as to any species potentially impacted by the proposed development.
• Copy of application to Kendall County Soil and Water Conservation District dated
February 24, 2005 for a Natural Resource Information Report.
• SEC response letter dated March 28, 2005 to our previous Preliminary Plan
review letter dated February 17, 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. However, see comment 40
below.
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.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources. In a letter dated December 6, 2004 (Log #
019111704) the IHPA has requested a Phase I reconnaissance survey.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (TEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
G:\Public\Yorkville\2004\YO044 Aspen Ridge Estates(Dresden)\docs\lwywrotPrelimPlan02.doc
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. Kendall County Highway Department regarding points of access to Fox
Road.
We recommend that items a, b and g be received prior to Preliminary Plan approval.
Items c, d, e & f will be required prior to the start of construction activities.
3. Fran Klaas, P.E., Kendall County Engineer has requested a 50 foot half right
of way for Fox Road which has been provided. Required improvements to
Fox Road are under his review and permit authority. The City should be
copied on all correspondence with the County Engineer.
4. The Wetland Delineation Report should be reviewed by the City's wetland
consultant prior to Preliminary Plan approval.
Preliminary Engineering Plan, General
5. All previous comments under this category have been satisfactorily
addressed.
Traffic Study, Streets and Right of Way
6. The City will be preparing a Traffic Impact Study for this entire area of
development, concentrating on the impacts to Fox Road from this and other
proposed developments. 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. It
is anticipated that the City will work with the County Engineer to determine
the near and long term improvement requirements for Fox Road from High
Point Road to Illinois Route 47 and consider the provision thereof during
annexation negotiations.
7. 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.
G:\Public\Yorkvi'le\2004\Y0044 Aspen Ridge Estates(Dresden)\docs\IwywrotPrelimPlan32.doc
8. Pavillion Road will require dedicated right of way and reconstruction. The
recommended right of way and cost participation with regard to the
reconstruction will be evaluated based on other proposed area
developments.
9. The 2030 ADT (average daily traffic) projected for Pavillion Road in the
City's Transportation Planning Report is approximately 4000. This classifies
Pavillion Road as a Major Collector which requires a right of way width
between 80 and 100 feet. Due to the proximity of floodplain along the west
side of the road, this right of way requirement may need to be satisfied with a
greater proportion coming from the east side of the road. Realignment of the
existing intersection with Fox Road should also be accomplished in
conjunction with Evergreen Farm Estates to provide a 90 degree intersection
as well as shifting the improvement away from the floodplain.
10. An internal roads Average Daily Traffic (ADT) analysis is being prepared by
SEC and will be submitted for review when completed.
11. The new City requirement for hot poured joint sealer at the curb/pavement
interface for all new roads should be added to the typical road cross
sections.
12. The proposed Major Collector cross section for the reconstruction of
Pavillion Road, based on the study results will be added to the plans once
the Fox Road Area Traffic Study has been completed
13. All block lengths substantially conform to City Standards.
14. All proposed centerline geometry meets City Standards.
15. Street names should be added to the Plans and 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
16. Water main routing, looping and extensions for future use are adequate as
presented except as discussed below. Detailed review of fire hydrant and
valve locations will be accomplished at Final Engineering.
17. The proposed "T" turn around northerly of Lot 56 should be kept 10 feet
short of the westerly property line and the water main should be extended to
within 5 feet of the property line, with the same end valve and hydrant as is
proposed.
G:tPubiic\Yorkui ie\2%04\Y00441 Aspen Ridge Estates(Dresden;\docs\iwywrotPrelimPlan02.dac
18. Watermain, of a size to be determined by our Southwest Area Water Study,
will need to be extended to the northwest corner of this development.
19. The watermain route through Evergreen Farm or along Pavillion Road will
need to be determined in conjunction with Final Engineering.
20. 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.
21. 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
22. The internal preliminary sanitary sewer layout appears adequate as
presented and provides service to all proposed lots.
23. 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
24.The preliminary storm sewer layout appears to be adequate 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.
25. An agricultural field tile survey should be performed and the results
submitted for review. Per SEC's response, this is being prepared and will be
submitted for review when completed.
Stormwater Management
26. The Preliminary Soils Report should be expanded slightly to offer an opinion
regarding the proposed open water retention basins and their ability to hold
water with or without linings. The report should also address the potential
impact of these basins and the associated soils with regard to adjacent
basements excavations.
27. The 10 year water levels in all basins should be provided for verification that
the elevation is within 2 feet of the NWL as required by City ordinance.
G:\Pub ic\Yorkvide2004\Y00441 Aspen Ridge Estates(Dresden)\docsliwyw-otPrelimPlan02.doc
28. The Drainage Study indicates an upstream tributary area of approximately
940 acres at Fox Road. Tributary areas of 640 acres and greater require
IDNR flow certification, floodway mapping and/or a non-jurisdiction letter.
Design of the proposed roadway and culverts which cross this floodway for
access to Pavillion Road will need to address all potential permitting issues
at Final Engineering.
29. Due to the steep gradient of the Pavillion Drainageway, it is difficult to
evaluate the tailwater condition at the proposed Basin 3 outlet location. The
tailwater conditions at the proposed outlet should be provided in the table
showing the restrictor calculations.
30. The location of Pond 4 has been revised based on earlier discussions to
match the location of the existing depressional storage area which will
enable the overflow route to not cross proposed lots or streets.
31. The Pond 4 high water level has been revised to match the existing
depressional overflow elevation of 668.22 as requested to ensure that the
existing upstream off-site depressional volume is preserved, but also not
enlarged.
32. The existing on-site depressional storage volume below the minimum
overflow elevation of 667.20 has been added to the required Basin 4 volume
as required. As upstream properties, tributary to this depressional area, are
developed and improved with stormwater management areas, the impact on
the existing off-site depressional area will be significantly reduced. As with
this development, all existing depressional storage will be added to the
required volume of a new basin and the existing storage volumes will be
maintained.
Preliminary Plat of Subdivision
33. Additional right of way dedication is indicated for Pavillion Road. The
proposed location and width will be evaluated and coordinated with the
Evergreen Farms development and the outcome of the area traffic study.
34. The line between Lots 106 and 107 should be adjusted to provide the
minimum lot width at the building setback line of 80 feet for Lot 106. All other
proposed lot and right of way geometry meets City Standards.
35. Street names should be provided in accordance with comment 15 above.
36. All other previous comments regarding the Preliminary Plat have been
satisfactorily addressed.
G:\Public\Yorkui le\20041YO0441 Aspen Ridge Estates(Dresden)\docsllwywrotPreiimPlan02.doc
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.
`* 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)
Aspen Ridge Estates, LLC @ 815-464-2032
G:\Pub iclYorkville\2004\Y00441 Aspen Ridge Estates(Dresden)\docsliwywrotPrelimPlan02.doc
Apr - 7 . 2005 4 : 27PM No . 8012 P. 2/3
Scnoppe Design Associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax(630) 551-3639
April 7, 2005
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe- Schoppe Design Associates, Inc.
Re: Aspen Ridge Estates
We have reviewed the Preliminary Plat of Subdivision dated 3/24/05 and the Preliminary
Engineering Plans dated 3/24/05, both prepared by Smith Engineering Consultants and the Street
Tree/Pond Treatment Landscape Plan dated 3/24/05 prepared by Ives/Ryan Group, and the
March 25th, 2005 response letter from Smith Engineering and provide the following comments:
Preliminary Plat
1. The Comprehensive Plan identifies this area as Estate and to be developed at a maximum
density of 1.75 du/ac. The proposed density of Aspen Ridge Estates is 1.72 du/ac. The
plan further 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. The March 28th,2005
response letter describes ways in which the plan is intended to meet the design
guidelines. However, what is not addressed in the revised plans and response letter is
what additional improvements are being done above City requirements, to justify the
density going above 1.5 du/ac to the proposed 1.74 du/ac(a difference of 30 lots). The
justification to go above 1.5 du/ac and the compliance with the design guidelines should
be added to the Preliminary Plan in plan and/or text form.
2. In order to comply with the Comprehensive Plan, the Architectural Standards of a
proposed development needs to "exceed"the City's current appearance codes and
architectural standards and not simply meet them as referenced in the response letter
under comment I, Principle 5.
3. The overall site layout has been well designed with the street creating a logical street
network.
4. All lots will exceed the minimum lot size requirements and the bulk regulations of the
R-2 zoning district.
rnyoIorz
Apr . 1 . 2005 4 : 21PM No . 6012 P . 3/3
•
5. All other Preliminary Plat comments have been satisfactorily addressed.
Preliminary Ennineering
1. All previous comments on the Preliminary Plan have been addressed.
Preliminary Landscape Plan
1. Show existing vegetation on Landscape Plan.
2. Identify what type of vegetation enhancements are proposed in the open space corridor
running along Pavillion Road
3. The proposed plantings in the perimeter buffers along Fox Road are designed to provide
an attractive yet rather traditional landscape buffer. The design guidelines in the
Comprehensive Plan recommends that these landscapes be designed to enhance the rural
identity through use of elements such as split rail fencing and natural landscapes. The
landscape plans should be revised to accomplish this.
We will provide additional comments and recommendations as additional information is
provided.
cc: Mayor Art Prochaska
Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
Bill Dettxner, Certified Building Official
John Whitehouse--EEI
Pete Huinker- Smith Engineering Consultants
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