Plan Council Packet 2005 05-12-05 .c�o �r United City of Yorkville
a County Seat of Kendall County
IOWA
800 Game Farm Road
EST. 1836 Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
'F "�"°"" �_� Website: www.yorkville.il.us
PLAN COUNCIL AGENDA
Thursday, May 12, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. - Staff Meeting
1. Minutes for Approval/Correction: April 14, 2005
2. PC 2004-27 - XPAC Properties - Preliminary/Final Plat
Plan Council
April 14,2005
City Staff
Joe Wywrot, City Engineer Anna Kurtzman, ICCI Zoning official
Eric Dhuse, Director of Public Works Mike Schoppe, Schoppe Design
John J. Wyeth, City Attorney John Whitehouse, EEI
Guests
Rob Gamrath, Quarles & Brady Tedd Lundquist, SEC Planning
David Schultz, SEC Planning Marvin DeLahr, Aspen Ridge
Joe Wywrot called the meeting to order at 9:35 am. The March 23rd minutes were
approved with corrections.
Aspen Ridge—Preliminary Plan Review
Anna Kurtzman's comments
• City needs a memo from the developer stating that the final plat will adhere to
minimum lot width and lot area.
• The developer will carry through page 1 details to pages 2 and 3.
• Lot 109 needs an application of 10% lot width set back and the lot line may need
to be adjusted. Lot 38 on page 2 will be squared off,to accommodate a T-
intersection.
• Lot 122, 135, 136 and 207 (sheet 3) are not corner lots so open space so they will
remain build able lots.
Laura Brown's and Mike Schoppe's comments
• Mr. Schoppe stated that in order for the density to be approved about 1.5 du/ac,
the developer needs to show 1) the design guidelines are being met; 2) how does
this development exceed the standards. These should be shown on the final plat.
The above the norm specifics will be shown in the annexation agreement.
• Mr. Schoppe suggested to Mr. Schultz that SEC use creativity in determining a
rural look for the landscaping plan. Mr. DeLahr stated they would be preserving
the green area along fence line and along the creek(along the south side).
• The developer will extend the easement along the south side, lots 65-68.
• Lots 48, 51, 52 and 55 along the west edge need a continuous linear easement.
• Lot 45 on the north edge will be eliminated and lot 45 will be extended to it.
• The conservation easement should extend along the perimeter, Lot 223. At final
plat, if there is a 25 ft. conservation easement adjacent to a storm water easement,
it should be detailed that Com-Ed and SBC should be to the lot side. There will
need to be extra width so the utilities are not commingled with the storm sewer
easements. These will be noted on the landscaping plan. Mr. DeLahr stated they
may move the utility easement from the far west property line to the front along
nine lots if there is not room for all the easements.
• Mr. Schoppe is assuming that the HOA will own Lot 224. If there is no park on
the Challey property the City may be interested in owning the park. The
1
developer is asking if the Park board would own it, because the size has been
increased to 1.88. The developer is proposing a land cash obligation of 8.18
acres, subtracting the 1.88 park acres and the 20 ft. trail corridor. They are
providing an 80 ft. buffer zone for the trail. The City will get clarification on this
issue. Mr. Schoppe said there is no requirement for a park on the property and
recommends that the City not own this small park.
• Mr. DeLahr's understanding is that the trail go from Fox Road down to the
Challey property. Mr. Schoppe needs clarity on the Lot 220 trail path and
easement. The City needs a statement specifying a blanket easement over the
lots. Mr. Whitehouse stated this would be in lieu of a sidewalk on the west side
of Pavilion(because of the creek flood plain). There will be a regional crossing at
Fox Rd. Lots 219 and 220 will be owned by the HOA.
• City staff asked if traffic bumps, elongated landscape islands, or stamped concrete
had been considered at the two blocks of Fox Rd. to keep traffic at a slower pace
for trail users. Mr. DeLahr thought was and island hump, with handicap
accessibility it would be 10 ft. wide back to back. The drive lanes would be
increased in width to minimum 20ft. back to back. (with 40 ft of pavement). A
visual change of color was suggested on the slope upwards, and striping of the
side areas, as well as the possibility of cow grates. The proposal for slowing
traffic will be completed at final plat.
• It was suggested that Mr. Schoppe put together some park/trail options for the
developers and bring before the City.
• The developer will put language in the annexation agreement that open area
easements be assigned to the Forest Preserve, Conservation Foundation, or
entities other than the City.
• The trail south of Fox Rd. will be built by the developer and he will receive credit
for the acreage it is built on. Standard typical detail will be added to engineering
plans.
John Whitehouse's comments
• General comments#1 should reference comment #28.
• The developer needs to consider properties stub into adjoining developments that
the future land use be considered in accordance with the comprehensive plan.
The total traffic counts need to be considered and up classifications in the traffic
studies.
• Street names should be turned into Ken Corn ASAP.
• Comments 21, 23 address the timing and funding, and will be addressed in the
annexation agreement. The looping between 56, 42 and 43 may not be
necessary, depending on the looping on Fox Rd., minimizing road crossings.
• The traffic study price is $40 per acre, and the City will be sending out invoices.
When monies are deposited the study is completed within 60 days.
• Comment#8 under traffic: Pavilion is a township road with a prescriptive right of
way and the city will want a dedicated ROW and it will probably not be centered
on the existing pavement, due to the existing flood plain issues to the west. The
road will probably be a rural cross section, and may be 26 wide edge to edge
pavement, with gravel shoulders.
2
• The City may be designing the road because there are many developers involved.
The scope of work will be considered and bids may be released to the private
sector.
• The agricultural tile study is being finished by the developer.
• Comment 28: the company completing the Pavilion Rd. drainage study,
identifying the base flood elevation. The tributary areas of 640 acres or more may
indicate the need for floodway permitting to Pavilion Road. IDNR needs to
provide a letter stating there are no floodway permitting issues, if this is the
finding. Additional studies will be required by the developer if this letter is not
provided.
This will be scheduled for Plan Commission on May 11. Submittal of 35 revised
preliminary plans are due May 3. Preliminary engineering, landscape and plat are due
April 21.
Respectfully submitted by Annette Williams.
3
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UNTIED CITY 01?YORKVILLE
800 Game Farm Road
Yorkville,IL 60560
630/553-4350
PC# 0Lk— cA
APPLICATION& PETITION
Please Check One: X Preliminary Plan
X Final Plat
I � ( ,' i
Development Name: X P AC at Y o r k v i 11 e Date of Submission: �-i (�`�"
1. NameofPetitioner(s): XPAC Properties, LLC, Attn: Byron. Fernald
Address: 525 E. 10th Avenue
Phone Number. (309)756-4244 Fax Number: (309)787-0448
2. a). Street address and physical location of subject property:
Northwest corner of Route 47 and Cannonball Trail
b). Legal description of property;attach as Exhibit"A".
c). Total Acreage: 3.11 acres
3. Contact Information: Name,address,phone number and fax number of person to whom
inquiries regarding this petition may be directed:
John McVickers, McVickers Development, LLC, 2800 W. Higgins Rd .
Suite 650 Hoffman Estates, IL 60195, Tele: (847)884-4825,
Fax` (847)884 -4827
Attorney: Name: Courtney M. Kay-Decker, •Lane & Waterman LLP
Address: 224 18th St. , Suite 500, Rock Island, IL 61201
Phone Number: (309) 793-9215 Fax Number:(309)786-1794
Engineer: Name:Smith Engineering, (Kevin Biscan, Craig Duy)
Address: 759 John St. , Yorkville, IL
Phone Number: (630)553-7560 Fax Number:(630) 553-7646
Land Planner: Name:
Address:
Phone Number: Fax Number:
Page 1 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04
4. Submit the following to the Deputy Clerk in order to be scheduled for the necessary
committee meetings. An incomplete submittal could delay the scheduling of your project.
a. Original application with legal description plus 40 copies.
b. Appropriate filing fee(Please refer to Page 3 of this application"Petitioner Route,
Step 1,Fees"and/or contact the Deputy Clerk for verification of this amount).
c. To begin the review process,the initial submittal must consist of:
1. 6 sets of Preliminary Plans/Final plats folded to fit in a 10"x 13"envelope
2. 6 sets of Landscape Plans folded to fit in a 10"x 13"envelope
3. 6 sets of Preliminary/Final Engineering folded to fit in a 10"x 13"envelope
Within one week of receipt of submittal,the Engineering Department will determine if
it is complete or if additional information is needed. Once the submittal is complete,
the Plan Council Meeting date will be scheduled for the next meeting that is 6 weeks
from this date. One week prior to your scheduled Plan Council meeting,you will be
required to submit 15 full size preliminary/final site plans for the packets distributed
to the members.
In witness whereof the following petitioner(s)have submitted this application under oath and
. verify that to the best of their knowledge its contents are true and correct.
Date:
Petitioner(s)Signature: (All legal property owners signatures or their authorized agents(i.e.Planner,
Petitioner's Attorney,Engineer)must appear on this application.)
XPAC Properties, LLC
Donald L. Rug s, President , 1
Subscribed and sworn to before me this .2day of /63 ,200 di .
OFFICIAL SEAL
STEPHANIE L CRAMER �_,/I.-. , _ . , ,
• NOTARY PUBLIC,STATE OF ILLINOIS
Notary Seal MY COMMISSION EXPIRES 2.9.2006
THIS APPLICATION MUST BE NOTARIZED.
Page 2 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 5!4/04
•
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EXHIBIT "A"
THAT PART OF THE NORTHWEST 1/4 OF SECTION 21 , TOWNSHIP 37 NORTH, RANGE 7, FALLING
WITHIN THE FOLLOWING DESCRIBED PROPERTY:
THAT PART OF THE SOUTHWEST 1/4 OF SECTION 16, PART OF THE SOUTHEAST 1/4 OF
SECTION 17, PART OF THE NORTHEAST 1/4 OF SECTION 20 AND PART OF THE NORTHWEST 1/4
OF SECTION 21, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE EAST 1/2 OF THE
SOUTHEAST 1/4 OF SECTION 17, TOWNSHIP AND RANGE AFORESAID; THENCE SOUTHERLY ALONG
THE WEST LINE OF SAID EAST 1/2 1004.62 FEET TO THE SOUTHERLY RIGHT-OF-WAY OF THE
BURLINGTON NORTHERN RAILROAD; THENCE NORTH 73 DEGREES 47 MINUTES 00 SECONDS EAST
ALONG SAID SOUTHERLY RIGHT-OF-WAY 322.21 FEET TO THE WESTERLY LINE OF "RICHARDS
BLACKBERRY ESTATES" EXTENDED NORTHWESTERLY; THENCE SOUTH 29 DEGREES 48 MINUTES 00
SECONDS EAST ALONG SAID EXTENDED LINE 2279.39 FEET FOR A POINT OF BEGINNING;
THENCE SOUTH 29 DEGREES 48 MINUTES 00 SECONDS EAST ALONG SAID EXTENDED LINE
327.94 FEET; THENCE NORTH 82 DEGREES 45 MINUTES 00 SECONDS EAST, 273.82 FEET;
THENCE SOUTH 7 DEGREES 31 MINUTES 00 SECONDS EAST, 335.52 FEET TO THE CENTER LINE
OF CANNONBALL TRAIL; THENCE NORTH 82 DEGREES 44 MINUTES 45 SECONDS EAST ALONG
SAID CENTER LINE 363.57 FEET TO THE WESTERLY LINE OF ILLINOIS STATE ROUTE NO. 47
AS DEPICTED ON A RIGHT OF WAY PLAT RECORDED NOVEMBER 15, 1990 AS DOCUMENT NO.
907261; THENCE NORTH 07 DEGREES 15 MINUTES 15 SECONDS WEST ALONG SAID
RIGHT-OF-WAY LINE, 35.00 FEET; THENCE NORTH 28 DEGREES 12 MINUTES 36 SECONDS EAST
ALONG SAID RIGHT-OF-WAY LINE 89.07 FEET; THENCE NORTH 7 DEGREES 29 MINUTES 55
SECONDS WEST ALONG SAID RIGHT-OF-WAY LINE 1366.14 FEET; THENCE SOUTH 79 DEGREES
18 MINUTES 40 SECONDS WEST 582.44 FEET; THENCE SOUTH 7 DEGREES 14 MINUTES 43
SECONDS EAST 801 .14 FEET; THENCE SOUTH 82 DEGREES 56 MINUTES 22 SECONDS WEST
229.00 FEET TO THE POINT OF BEGINNING, IN THE UNITED CITY OF YORKVILLE, KENDALL
COUNTY, ILLINOIS
PRELIMINARY PLAN/FINAL PLAT
PETITIONER ROUTE
Step 1: Petitioner must submit a completed application,fees' and all pertinent materials to the
Deputy Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner
is responsible for making submittals to other review agencies such as Kendall County,Illinois
Department of Transportation,Illinois Department of Natural Resources,U.S.Army Corps of
Engineers,etc.,to allow timely review by City.
*Fees: 1. Preliminary Plan Fee-$500/Final Plat Fee-$500
a. Engineering Review Fees- 1.25%of the approved engineer's estimate of cost
of all land improvements,to be determined by City Engineer.
b. Engineering Review Deposit-up to 1 acre=$1,000;
over 1 acre but not over 10=$2,00
over 10 acres,but not over 40=$5,000
over 40 acres,but not over 100=$10,000
over 100 acres=$20,000
c. Deposit for Outside Consultants-under 2 acres=$1,000
2 to 10 acres= $2,500
over 10 acres=$5,000
Note: Owner/Developer will be responsible for payment of recording fees and
costs,public hearing costs including a written transcription of public
hearing and outside consultant costs(i.e.legal review,land planner,
zoning coordinator,environmental,etc.). Should Owner/Developer not
pay these fees directly,they will be responsible for reimbursing the United
City of Yorkville for the aforementioned fees and costs.
Note: You must present your plan at each of the meetings below as indicated
Step 2: Plan Council: The Planning Council meets the td and 4th Thursday of the month at
9:30 a.m.in the City Administration Office. Upon recommendation by the Plan Council,you
will move forward to the Plan Commission Meeting. Attendees to this meeting include: City
Administrator,City Land Planner,Sanitary District Director,City Engineer,Building
Department Official,Emergency Medical Rep,Public Works Director,Executive Director of
Parks and Recreation,Fire Department Rep,and Police Chief.
Step 3: For Preliminary Plans only;Park Board Planning Meeting: The Park Board makes
recommendations on any Park Sites included in the development. The Park Board Planning
Meeting is the fourth Monday of each month at 7:00 p.m.at the Riverfront Building,301 E.
Hydraulic Street. •
Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month
at 7:00 p.m.in the Council Chambers at City Hall. The Plan Commission will make a
recommendation for the City Council's consideration. The Plan Commission consists of 10
members appointed by the Mayor,the City Attorney and City Land Planner.
Page 3 of 7
United City of Yorkville Prelimiovy/Final Plat Application Revised: 5/4/04
Step S: Economic Development Committee: The Economic Development Committee meets the
third Thursday of each month at 7:00 p.m.in the City Hall Conference Room. All projects
(regardless of a positive or negative EDC recommendation)proceed to the Committee of the
Whole for discussion. The Economic Development Committee consists of three(plus one
alternate)City Council members.
Step 6: Committee of the Whole: The Committee of the Whole meets the first and third
Tuesdays of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be
discussed in an informal atmosphere at the Committee of the Whole where no formal voting
takes place. This session is to discuss and consider recommendations of prior committee
meetings.
Step 7: City Council: The City Council meets the second and fourth Tuesdays of the month at
7:00 p.m.in the Council Chambers at City Hall. This is where all City Council voting takes
place.
If this project has included an annexation and/or zoning petition,a Public Hearing will be held at
this time with notice given by publication. Any annexation agreement,PUD agreement or
development agreement must be signed by the Petitioner prior to being voted on by the City
Council. Prior to the recording of the final plat,the petitioner must pay the Administration Fee.
This is equal to 1.75%of the approved engineer's estimate of construction costs of land
improvements,including but not limited to all public improvements to be dedicated to the City,
mass earth grading,and quasi-public improvements to be maintained by the homeowner's
associations such as private storm sewer,parking areas,and trails.
Step 8: Final Plat recording instructions: Once the final plat is approved by the City Council
and all required documents,bonds,and letters of credit are submitted to the City,the final plat
may be recorded with Kendall County. Submit the final plat mylar to the Deputy Clerk for
signatures. When all City signatures are in place,the developer or his surveyor may take the
mylar to the Kendall County Clerk for his signature. The next step is to have six paper prints
made and return to the Kendall County Recorder's office for recording. Kendall County requires
the mylar and four paper copies. The City of Yorkville requires that you submit two recorded •
paper copies to the Deputy Clerk. Any copies you may require would be in addition to these.
Agreement:
I understand and accept all requirements,fees as outlined as well as any incurred Administrative
and Planning Consultant Fees which must be current before this project can proceed to the next
scheduled committee meeting.
Please sign and return(retaining a copy for your records)to the Deputy Cleric,United City of
Yorkville,800 Game Farm Road,Yorkville,Illinois 60560.
! I&a/oil-
Signature of io
Page 4 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: S/4N4
•
=`4s, C/�. United City of Yorkville
J -n County Seat of Kendall County
ttliiii800 Game Farm Road
EST 1 1836; Yorkville, Illinois, 60560
0 -� Telephone: 630-553-4350
��; ,
� Fax 630-553-7575
'f7. ��� Website: www.yorkville.il.us
l<<E ‘�\ April 27, 2005
Mr. Kevin Biscan
Smith Engineering Consultants, Inc.
759 John Street
Yorkville, Illinois 60560
Re: XPAC Properties— Stormwater Basin and Parking Lot Expansion
Dear Kevin:
I have reviewed the revised plat and plan for the referenced project, received on March
30th and April 6th, respectively, and have the comments listed below. Some of there items
are ongoing or to be performed by others, but I'm listing them so they are not forgotten.
• The boundary of the stormwater management easement on the plat does not
appear to coincide with the revised pond design.
• Provide a landscape plan for review. This plan would also include shoreline
treatment for the pond. Since a wetland-type edge has developed along much of
the existing shoreline, the balance of the pond should have a similar treatment.
• Since the total area of land being disturbed is more than 10,000 SF, you will need
to obtain a Site Development permit from the city.
• Please provide a signed copy of the NOI submittal to the Illinois EPA. Your April
6th letter said it was attached, but it wasn't there.
• Please provide a letter from the Illinois EPA that the proposed work is allowed
with respect to the soil contamination on this site. We have received a letter from
the environmental consultant stating that it is OK to perform this work, but our
City Attorney has advised that the letter should come from the Illinois EPA.
• Please provide a copy of the IDOT sign-off letter for our files.
• Please provide an engineer's estimate of cost for site improvements once the plan
is approved.
• On April 11th Terry Fenn from XPAC dropped off a sketch of the probable route
of the existing XPAC pond outfall. It appears to drain south along the west side of
Route 47 where it connects to an IDOT storm manhole about half way between
Cannonball Trail and Blackberry Creek. Terry said that he had asked John
Humenick of IDOT to check his files to see if he can find additional information
regarding the outfall sewer. I called John Humenick to see if he had found any
records on this sewer. He said that he had not, and that since the tributary area and
hydraulics of the sewer would be affected by the XPAC and McVickers
development, IDOT would require more information from the developer about the
•
sewer to see if it would be adequate, and also require the developer to obtain an
IDOT highway permit for the existing sewer.
We don't know the exact alignment of the existing outfall sewer along Route 47,
but it's likely that the proposed watermain and sanitary sewer for the McVicker's
development will be near it, which would cause problems for future maintenance
work. We would require manholes added at regular intervals along its length.
There's also the question of who will maintain it, and whether easements were
obtained for it when it was constructed. Lastly, IDOT will eventually widen Route
47, and that work may result in the outfall being beneath the Route 47 pavement.
Rather than spending time and money to televise the sewer and wrestle with all
these issues regarding the existing outfall, it would be better to connect to the
IDOT storm sewer across the street and abandon the existing outfall.
Please make the requested revisions and resubmit two prints and supporting
documentation at your earliest convenience. If you have questions regarding any of these
items,please call me at 553-8527.
Very truly yours,
Joseph Wywrot
City Engineer
Cc: Tony Grraff, City Administrator
Liz D'Anna, Deputy City Clerk
United City of Yorkville
J .n County Seat of Kendall County
ittl ° 800 Game Farm Road
EST 'sus Yorkville, Illinois, 60560
,� Telephone: 630-553-4350
O [VT
O Fax: 630-553-7575
Website: www.yorkville.il.us
December 2, 2004
TO: Tony Graff
FROM: Anna B. Kurtzman°
SUBJECT: Preliminary Plat—X-Pac
I have reviewed the document listed have deteuuined that it is in compliance with the zoning
code and the annexation agreement.
/abk
filename: C:\Documents and Settings\Anna\My Documents\x-pac\4-6-05platreview.doe