Plan Council Packet 2005 05-26-05 .<0 Ciro United City of Yorkville
J .r County Seat of Kendall County
$, °A'' 800 Game Farm Road
Est _'1636 Yorkville, Illinois, 60560
,� �� Telephone: 630-553-4350
Fax: 630-553-7575
�t "-" *' Website: www.yorkville.il.us
PLAN COUNCIL AGENDA
Thursday, May 26, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. - Staff Meeting
1. Minutes for Approval/Correction: May 12, 2005
2. 9:30 a.m. - PC 2005-08 Blackberry Woods - Preliminary PUD Plan
3. 10:30 a.m. - PC 2005-16 Kendallwood Estates of Yorkville - Preliminary Plan
/L?4 4.✓ {9,4m/'E,14-
9
4. 11:30 a.m. - PC 2005-17 Fox Hill Unit 6 Lot 1 - Final Plat of Resubdivision
Plan Council
May 12,2005
Staff
Joe Wywrot, City Engineer Sgt. Ron Diederich, Police Dept.
Eric Dhuse, Public Works Director Laura Brown, Dir. of Park& Rec
John Wyeth, City Attorney
Attendees
John Thompson, Retail Focus Kevin Biscan, Smith Engineering
John McVickers, McVickers Dev.
The minutes from the April 14 meeting were approved as written.
XPAC Properties—Preliminary/Final Plat
Anna Kurtz man's comments
Her determination was that the documentation was in compliance with the zoning code
and annexation agreement.
Joe Wywrot's comments
Kevin Biscan stated they had received the IDOT permit based on the plans they
submitted for storm sewer and outfall, with no improvements. Joe Wywrot stated only
the configuration of the pond was approved in January. Joe's concern is the location of
the outfall and the maintenance of the outfall, and that IDOT will need to be contacted
again so Smith and Joe Wywrot have the most recent and correct information.
If IDOT okays the pipe in the current place, Joe is concerned about the location,
maintenance and condition of the current storm water pipe. Joe is concerned it may be
located beneath the sanitary and water main that Mr. McVickers has planned for his
development. IDOT will need to make a determination as to whether or not they will
abandon the current system.
Regarding the current outfall,per Joe Wywrot, Mr. Fenn at IDOT stated from the existing
pond there is a pipe along the west side of Rt. 47 crossing Cannonball. Halfway between
Cannonball and Blackberry Creek it discharges to an IDOT storm sewer. Mr. Wywrot
doubts that the current pipe is an IDOT storm sewer, and that it was probably put in when
the pond was excavated. Mr. Wywrot would like to abandon the current outfall, connect
across 47 to the new IDOT storm sewer that was installed after the flood of'96.
Mr. Wywrot may okay the current outfall only after these considerations: 1) investigate
(slopes, pipe construction material); 2)televise it; 3) set inspection manholes for
maintenance; 4) confirm no conflict with any of new sanitary and sewer being proposed;
5) determine who will maintain it. He is not aware if there are any current easements or
if there are prescriptive easements. The current manhole if not used would probably be
plugged at the north end.
1
A new determination from IDOT will probably take 6-8 weeks per Mr. Biscan. XPac is
the current permittee by IDOT.
Mr. Wywrot stated, in order to proceed, a site development permit could be obtained
from the city, conditional upon resolution of the outfall issue. This would allow XPac to
begin creating the pond. Mr. Biscan will explain the situation to XPac and receive their
direction. There is a bond development inclusive in the site development permit, and Mr.
Wywrot would include additional monies in outfall work.
The developer will speak with IDOT and XPac, and, if needed, will revise the plan and
submit to Rich Ballerini at IDOT.
Issues to be resolved are 1) contamination—XPac has a consultant working on this; 2)the
notice intent; 3) a possible revised plan to IDOT; and 4) estimate of costs.
This will be scheduled for the June 8th Plan Commission.
Respectfully submitted,
Annette Williams
2
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Poo - D
52 Wheeler Road • Sugar Grove, IL 80554
•
TEL:630/486-9350
FAX:630/486-9390
www.eeiweb.com
Engltienwring
Entsrprlwss.
Inc-
May 19, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville •
800 Game Farm Road
Yorkville, IL 60560
Re: Preliminary P.U.D. Plan Review, Blackberry Woods, (PC#2005-08)
United City of Yorkville
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Preliminary
P.U.D. Plan submittal:
• Application and Petition for Annexation and Planned Unit Development dated
February 9, 2005.
• Zoning Map for Blackberry Woods prepared by CEMCON, Ltd. consisting of 1
sheet with latest revision date of January 19, 2005.
• Preliminary Planned Unit Development Plat for Blackberry Woods Subdivision
prepared by CEMCON, Ltd. consisting of 1 sheet with latest revision date of
February 21, 2005.
• Preliminary Engineering Plan for Blackberry Woods prepared by CEMCON, Ltd.
consisting of 1 sheet with latest revision date of February 21, 2005.
• Plat of Annexation to the United City of Yorkville prepared by CEMCON, Ltd.
consisting of 1 sheet with latest revision date of January 20, 2005.
• In accordance with the City's P.U.D. Ordinance, a Traffic Study should be
prepared for this development under the City's direction. Otherwise, the
petitioner should be advised to have his engineering consultant prepare the
traffic study for review by the City.
Coneulting Engineer. Specietlaing In Civil Engineering end Lend Surveying
05/20/2005 FRI 0:38 FAX 630 466 9380 EEInc. Z003/008
Our review of these plans is to generally determine the plan's compliance with City
of Yorkville ordinances and whether the improvements will conform to existing City
systems and equipment. This review and our comments do not relieve the designer
from his duties to conform to all required codes, regulations. and acceptable
standards of engineering practice. Engineering Enterprises, Inc.'s review is not
intended as an in-depth quality assurance review. We cannot and do not assume
responsibility for design errors or omissions in the plans.
We offer the following comments:
General
1. Part of the development is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Insurance Rate Map 170341 0020
dated July 19, 1982. However, all floodplain areas appear to be located in
the Park Site. The flood plain limits should be clearly shown on the
Preliminary P.U.D. Plat and Preliminary Engineering Plan.
2. A Preliminary Stormwater Management Report should be submitted for
review.
3. A soils report should be submitted for review.
4. A field tile investigation should be completed and the results submitted for
review.
5. A Wetland Study should be submitted for review by the City's wetland
consultant prior to Preliminary P.U.D. Plan approval.
6. A copy of the Natural Resource Information Report by the Kendall County
Soil and Water Conservation District should be filed with the City.
7, 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) regarding preservation of cultural resources.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. In
accordance with paragraph 10-13-6.E of the P.U.D, Ordinance, a written
statement from YBSD attesting to the capability of the existing sewer
system and wastewater treatment facility to service the proposed
development should be filed with this application.
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• d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (TEPA) 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.
We recommend that items "a", "b" and "c" be received prior to Preliminary P.U.D.
Plan approval. Items d, e & f will be required prior to the start of construction
activities.
Zoning Map
• 8. Legal descriptions should be provided for each of the proposed zoning
districts.
Preliminary P.U.D. Plat
9. The Plat should include a certificate attesting to the accuracy of the
subdivision boundary or a separate Plat of Survey should be submitted
which contains the same legal description.
10. All right of way corners should be revised to show the required 25 foot
radius.
11, Minimum easement widths of 20 feet (10 feet on each lot) should be shown
along side lot lines where City utilities are proposed.
12.The proposed street names should be forwarded to the Post Office and
KenCom for their review and comment.
13. We request your and Eric Dhuse's comments on the large teardrop cul-de-
sacs as to the City's design preference.
14.The term "Outlot" should not be used. All lots should be consecutively
numbered regardless of the proposed zoning district or use. Also, the
ultimate owner of the non-residential lots should be indicated on the plat.
15.The proposed block length of North Cary Circle of 1600 feet exceeds the City
Standard maximum of 1320 feet.
16.The proposed block length of South Cary Circle of 1533 feet exceeds the
City Standard maximum of 1320 feet.
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17, All other proposed subdivision geometry meets City Standards.
18. Patrick Court and Cody Court should be offset a minimum of 400 feet from
centerline to centerline. Driveway access should be very limited or not
allowed to this Collector.
19. We recommend that the land plan be modified to provide for a continuous
extension of Cannonball Trail to the southerly line of this subdivision with its
ultimate extension being either to River Road or to the so called Beecher
Road extension linking Fox Road and U.S. Route 34.
20. Based on the City's Transportation Planning Report, the 2030 Average Daily
Traffic (ADT) projected for Cannonball Trail is 8,130. This requires an 80
foot wide right of way which should be provided,
21. The City's Transportation Planning Report also indicates an east-west
Collector linking Game Farm Road, Cannonball Trail, the Beecher Road
extension and Eldamain Road. Due to the environmental sensitivity of the
Blackberry Creek area and the depth of the ravine, the section linking
Cannonball Trail to Game Farm Road may not be feasible or cost effective
due to the required bridge. However, the Collector from Cannonball Trail
westerly to Eldamain Road should be planned and it is our recommendation
that it be located along the southerly property line of this development with
half of the required 80 foot right of way being provided herewith. If this right
of way is to be provided, adequate measures should be taken to inform
prospective purchasers of lots in this subdivision as to the plans for a future
roadway.
22. Since PNA is the owner of the property in this application, we further
recommend that as part of this annexation, right of way and possibly road
improvements be seriously discussed regarding the above described future
roadways.
Preliminary Engineering Plan
23.The proposed road grade at the end of Cody Court appears to be 10 feet too
low, This should be verified and revised as necessary.
24. The proposed outfall to Blackberry Creek should be redesigned to minimize
the direct impacts on the creek. An alternative could be to discharge to the
existing ravine on the park site along with wetland enhancement and channel
improvements from the discharge point to Blackberry Creek. This will also
avoid impacts to the existing trees which will need to be removed or
disturbed by installation of this storm sewer outfall. The sump pumps for
Lots 25-30 would then discharge at grade with proper erosion protection.
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•
25, Lots 25, 25, 37, 38 and 39 appear to significantly impact the existing trees
along the ravine feeding Blackberry Creek. The revised land plan should
• take this into consideration as well.
26.Storm sewer laterals appear to be missing for Lots 9, 14 and 52. Lot 29 has
been provided with 2 storm sewer service stubs.
27. The storm sewer lines along the rear of Lots 40-45 should be moved farther
away from the property Zine to minimize the impact to existing vegetation.
28.The proposed storm sewer from the back of Lot 45, through Cody Court to
• Stormwater Basin #2 should be routed to the Patrick Court storm sewer to
avoid short circuiting of the water quality aspects of the wetland basin which
would probably occur due to the close proximity of the proposed inlet and
outlet locations.
29. Additional easement width will need to be provided across the rear of Lots
29-41 to accommodate both the landscape berm and the proposed storm
sewer,
30.The rest of the proposed storm sewer layout appears adequate. Inlet
spacing and storm sewer sizing will be reviewed when the Storm Sewer
Design Report is submitted with Final Engineering.
31, Due to the drawing scale, street lights are not shown on the plan except in
the typical street cross section, These will be required and will be reviewed
as to location and spacing during Final Engineering.
• 32. The "Collector" cross section which would apply to Cannonball Trail should
be shown on the plan.
• 33. The typical local residential street cross section should be revised to reflect
the City standard 30 foot roadway width, back to back of curb.
34.A note calling for "hot poured joint sealer at the pavement-curb joint" should
be added to the proposed cross sections as has been required in other
recent developments.
35. The proposed sanitary sewer system appears adequate as presented as
long as the elevation of the point of connection to the interceptor sewer "by
others" is achieved.
36.The final water main sizing will be determined at Final Engineering after we
have input the proposed layout into the City's model and performed a
pressure and fire flow analysis.
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37.Fire hydrant spacing and the proposed valve layout are satisfactory at this
preliminary plan stage.
38. It should be noted that wherever a City utility is placed in an easement
across the frontage of a lot, the service stubs for such lot should be extended
to the house side of the utility to prevent disturbance during service
connection activities.
Plat of Annexation
39. The following certificates are those to be used on the Plat of Annexation.
The existing certificates should be removed. This plat will be an exhibit to
the Annexation Agreement and the exhibit designation will have to be added
in accordance with the agreement.
STATE OF ILLINOIS )
)ss
COUNTY OF KENDALL )
THIS IS TO CERTIFY THAT THE TERRITORY DESCRIBED AND SHOWN HEREON WAS
INCORPORATED INTO AND MADL A PART OF THE UNITED CITY OF YORKVILLE, ILLINOIS
BY ORDINANCE No, , ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE
UNITED CITY OF YORKVILLE, ILLINOIS, THIS DAY OF , 200_.
CITY CLERK
STATE OF ILLINOIS)
)ss
COUNTY OF
THIS IS TO CERTIFY THAT WE, . HAVE
PREPARED THE ANNEXED PLAT WHICH IS AN ACCURATE MAP OF THE TERRITORY
ANNEXED TO THE UNITED CITY OF YORKVILLE, ILLINOIS BY ORDINANCE NO.
, ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE UNTIED CITY OF
YORKVILLE, ILLINOIS ON THE DAY OF , 200_.
GIVEN UNDER MY HAND AND SEAL AT , ILLINOIS,
THIS DAY OF , 200_.
(name) I.P.L.S. #35-XXXX
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05/20/2005 FRI 0:39 FAX 630 466 9380 EEInc, 2008/008
Conclusion
Our review will continue as the above comments are addressed by the developer
and the design engineer. If you have any questions or require additional
information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
John T, Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Deputy Clerk
JWF, EEI
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May . 5. 2005 10: 02AM No . 8301 P. 2/3
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Sckvppe Vesiin Associates, Znc.
May 4,2005 Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax (630) 551-3639
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe- Schoppe Design Associates, Inc.
Re: Blackberry Woods
We have reviewed the Planned Unit Development Plat dated 2-21-2005, the Preliminary
Engineering Plan dated 2-21-2205, both prepared by Cemcon Ltd. and the Preliminary
Landscape Plan dated 2-9-2.005 prepared by Gary Weber and Associates and provide the
following comments:
General
The proposed zoning for the project development is R-2 PUD and R-4. The following additional
information needs to be submitted
1. Draft of P.U.D. ordinance
2. Preliminary architectural drawings
Planned Unit Development Plat
1. The Comprehensive Plan identifies the northern portion of the site as Suburban
Neighborhood which allows a gross density of 1.5 to 2.25 dwelling units per acre. The
southern portion of the property is identified as Estate Neighborhood which allows a
gross density of up to 1.5 dwelling units per acre. As proposed, the R-4 section of the
development is not consistent with the Comprehensive Plan. If the City would like the
age targeted type of development on this property, the Comprehensive Plan should be
revised accordingly.
2. The extension of Cannonball Trail south of Rt. 34 is outlined on the City's Transportation
Planning Report to extend south and connect to River Road. The alignment of
Cannonball Trail and Purcell Drive should be re-aligned to provide for a more continuous
street alignment.
3. We have discussed previously, the east/west collector street which has been planned to
connect Game Farm Road with the extension of Beecher Road. If this road is to be
accomplished some day; there will of course be issues to deal with such as crossing
Blackberry Creek and property ownership along Game Farm Road. This east/west road
will have an impact on the geometry of the proposed development if it is built.
rasp r of
Nal' . 5. 2005 10 :03AM No. 8301 P . 3/3
Therefore, we recommend that the issue of whether to build this road or not be decided
before this project moves forward thru the approval process.
4. The Park Board has requested a 2.5 acre park in the southwest corner of the site. The
plan should be revised to provide this.
5. A conservation easement should be placed on the outlot 3 to maintain the wooded lot as
is being proposed.
Preliminary Engineering Plan
1. The outfall pipe for the stormwater basins are proposed to discharge directly into the
Blackberry Creek channel. Direct discharge to the creek is generally discouraged;
however, given the existing trees and the steep slopes along the creek, this may be the
least disruptive alternative. If the outfall is discharged directly to the creek, the outlet
should be as far from the channel as possible. Erosion control measures for the creek
channel itself can be developed during final engineefring.
Preliminary Landscape Plan
1. The Landscape Plan is consistent with the city's Landscape Ordinance.
If you have any questions, please call.
CC: Mayor Art Prochaska
Joe Wywrot, City Engineer
Liz D'Anna, Deputy Clerk
Anna Kurtman, CCI
John Whitehouse, EEI •
NtO or2
05/20/2005 FRI 2:22 FAX 630 466 9380 EEInc, 2002/006
s- Rs)
52 Wheeler Road•Sugar Grove. IL 80554
TEL:830/488-9350
FAX: 630/488-9380
www.eeiweb.com
EngInssring
Enterprises.
Inc. May 19, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Willman Subdivision, Preliminary Plan Review, United City of Yorkville,
Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the Preliminary Plan for the referenced Willman Subdivision
consisting of the following material received to date:
• Preliminary Plan Application and Petition by John Tomisik, dated April 8, 2005.
• Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc.
consisting of 1 sheet with initial issue date of April 7, 2005.
•
• Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc.
consisting of 2 sheets with initial issue date of April 7, 2005.
• Preliminary Landscape Plan prepared by SEC Planning Consultants consisting of
3 sheets with initial issue date of April 8, 2005.
• Engineering Report for The Willman Property prepared by Smith Engineering
Consultants, Inc. dated April 7, 2005 which includes the following:
Summary
• Location Map
USGS Photo Exhibit
Y Kendall County Soils Map
Flood Insurance Rate Map 170341 0075 C
• i- Tree Survey
• Wetland Delineation Report
• Soils Report
r IHPA Correspondence
• IDNR Correspondence
USF&WS Correspondence
Consulting Engineers Specialising In Civil Engineering and Land Surveying
05/20/2005 FRI 2:22 FAX 630 466 9380 EEInc, 2003/006
General
1. No part of the proposed development is located within a Special Flood
Hazard Area as identified by FEMA based on Flood Boundary and Floodway
Map 170347 0001, dated June 1, 1982,
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. Clearance received December 30,
2004 from IDNR. Consultation Process Terminated.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources. In a letter dated December 6, 2004 (Log #
025111704) the IHPA 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. (IEPA) Division of Water Pollution Control regarding a Notice of Intent
(NOI) General permit to discharge storm water.
g. Illinois Department of Transportation, District 3 regarding point of access
to Illinois Route 126 and any required improvements.
We recommend that items 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. A Natural Resource Information Report should be applied for and prepared
by the Kendall County Soil and Water Conservation District and submitted
for review.
4. A Preliminary Stormwater Management Report should be prepared and
submitted for review.
5. A Traffic Study should be prepared and submitted for review.
•
•
6. The datum should be indicated for the Bench Marks on Sheet 1.
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Streets and Right of Way
7. The lone point of access to this property from Illinois Route 126 intersects at
an angle of 59 degrees, well varied from the City standard of 80 degrees and
the IDOT typical standard of 75 degrees. The road improvements necessary
for this access may require right of way acquisition to provide a safe
intersection design.
8. The single proposed access for the proposed 70 single family lots is of great
concern. A secondary means of access should be diligently pursued.
9. A temporary easement or right of way needs to be provided for the cul-de-
. sac at the easterly end of 300 Road.
10. A note calling for "hot poured joint sealer at the pavement-curb joint" should
be added to the proposed cross sections as has been required in other
recent developments.
11. All block lengths substantially conform to City Standards with the exception
of 100 Road between 200 and 400 Roads. However, the single access to
this subdivision makes the entire development essentially served by one
very long cul-de-sac. Extension of 100 Road northerly to Van Emmon
Street, if the grade allows it, is highly recommended.
12. A third stub road to the property east of this development should be
considered opposite 400 Road through Lot 37.
13. All proposed centerline geometry meets City Standards except for the 85
foot centerline radius at the east end of 200 Road, This should be revised to
meet the 100 foot minimum standard.
14. 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
15. Water main routing, looping and extensions for future use are adequate as
presented. However, one off-site feeder main, at a minimum, is necessary to
provide water service to this site. A means to provide a second main feed
should be explored and considered.
16. Detailed review of fire hydrant and valve locations will be accomplished at
Final Engineering.
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05/20/2005 FRI 2:23 FAX 630 466 9380 EEInc, 2005/006
17.This development contains property in both the North Central and South
Central water system pressure zones. Unless a system booster pump/PRV
station is considered in conjunction with a water main extension to Van
Emmon Street, it is likely that about 30% of the proposed residences will
need individual PRVs.
18. 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.
19. 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
20. The internal preliminary sanitary sewer layout appears adequate as
presented except as noted below and provides service to all proposed lots.
21. It is anticipated that the ComEd interceptor sewer will be available for use by
this development. The location and elevation of that interceptor will need to
be verified at Final Engineering.
Storm Sewers
22.The preliminary storm sewer layout appears to be adequate, except as noted
in the following comment, 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.
23. Inlets should be added at Station 401+30 at the start of the cul-de-sac bulb
of Road 400 to achieve the required maximum spacing between curb inlets.
Preliminary Plat of Subdivision
24, The Plat should include a certificate attesting to the accuracy of the
subdivision boundary or a separate Plat of Survey should be submitted
which contains the same legal description.
•
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05/20/2005 FRI 2:23 FAX 630 466 9380 EEInc, Z006/006
•
25. A note should be added to the Plat indicating the proposed ultimate owner
of Lot 73.
26. Note 2 should be revised since this property is within the City limits.
•
27. The minimum total easement width of 20 feet (10 feet on each lot) has been
provided wherever sanitary sewers, water main or storm sewers are
proposed between lots.
28. The proposed minimum lot size is 12,000 square feet with minimum width at
the building setback line of 80 feet. As presented in the Lot Width Table,
Lots 25, 26, and 27 do not meet the minimum lot width requirement.
29. Curve #10 at the easterly end of 200 Road should be revised to meet the
City standard minimum centerline radius of 100 feet. All other proposed lot
and right of way geometry meets City Standards.
30. Street names should be provided on the Preliminary Plat in accordance with
comment 14 above.
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
Scott J. Mai, P.E., SEC, Inc. @ 630-553-7646 (fax)
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May . l9 . 2005 11 : 14AM No • 8427 P . 2/3
R5ooftp
-
,Sc/toppe Desist Associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 651-3355
Oswego, IL 60543 Fax (630) 551.3639
May 19,2005
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Willman Property
We have reviewed the Preliminary Plat dated 4-7-05, the Preliminary Engineering Plans dated
4-7-05, and the Preliminary Landscape Plan dated 4-8-05 and provide the following
comments.
General
1. This property has been previously annexed to the city and is currently zoned R-2.
A copy of the agreement should be forwarded to our office so that we can review this
development proposal against the terms of that agreement.
Preliminary Plat
1. Revise note#2 to read "This property is within the corporate limits of the City of
Yorkvillle."
2. Change note #7 to read "Current zoning is R-2."
3. The proposed lot sizes and bulk regulations are consistent with the R-2 zoning standards.
4. The angle at which the entrance street intersects with Route 126 does not meet City
standards and needs to be revised. We recommend that access from Route 126 be
coordinated with the McKenna Property development with the objective being to prevent
an unsafe intersection with Route 126.
5. The R.O.W lines from the Route 126 entrance extending into the site to approximately
curve #19, should be coincidental with the property lines to allow for future access to
adjoining properties.
Pryo l ort
May . 19 . 2005 11 : 14AM No . 8427 P . 3/3
6. A street connection needs to be provided to the adjacent property to the south, We suggest
that it be generally in the location of lot 72.
7. Note#8 should be deleted. The Wetland Report should be submitted to us for review prior
to approving the Preliminary Engineering.
Preliminary Engineering
1. Only one of the two streets stubbed to the east of the McKenna Property is needed. It
would be acceptable to have one of the two streets become a cul-de-sac.
2. The general area for the outfall structures for the retention basin should be shown.As we
have required in other developments, outfall pipes should not discharge directly into a
water course or wetland, but rather into a swale leading to the stream or wetland.
3. Existing tree locations need to be added to the Engineering Plans. Trees to be preserved
and removed should be identified on the Engineering Plans. A tree removal permit will
need to be issued in accordance with the city's tree preservation standards outlined in
Ordinance 2004-58.
Preliminary Landscape Plan
1. The proposed tree plantings comply with the City's Landscape Ordinance,
2. The required plantings in the 30' landscape buffer behind lots 29 through 32 needs to be
shown. The design should take advantage of the existing vegetation in that area and
should also take advantage of the extra lot depth that lots 31 and 32 have,
3. The trees to be preserved need to be identified on the plan.
We recommend that the additional information requested and plan changes be made and
resubmitted for our review before moving on to Plan Commission.
If you have any questions, please call,
CC: Mayor Art Prochaska
Liz D'Anna,Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
John Whitehouse, EEI
Anna Kurtxnan, Zoning Administrator
Page 2 of 2
`ctv C/�o United City of Yorkville Memo
'" 800 Game Farm Road
Est% tissii836 Yorkville, Illinois 60560
Telephone: 630-553-4350
% 1o Fax: 630-553-7575
m `mss
Date: May 24, 2005
To: Plan Council
From: Liz D'Anna, Deputy Clerk
RE: Fox Hill Unit 6 Lot 1
Please add the attached memo from Joe Wywrot regarding Fox Hill Unit 6 Lot 1
to your packets for your meeting on Thursday, May 26, 2005.
Thank you,
D c,�o United City of Yorkville Memo
£ , '" 800 Game Farm Road
EST.gtv ro 1836 Yorkville, Illinois 60560
Telephone: 630-553-8545
11 ', ` p Fax: 630-553-3436
�14CE
Date: May 23, 2005
To: Tony Graff, City Administrator
From: Joe Wywrot, City Engineer
CC: Liz D'Anna, Deputy City Clerk
Subject: Fox Hill Unit 6, Lot 1 —Plat of Subdivision
I have reviewed the proposed plat of subdivision for the referenced project, received
March 30, 2005, and have the following comments:
• I believe that the plat for Fox Hill Unit 6 dedicated a triangular area with 25' side
legs at the NE corner of the John/Sycamore intersection. This should be checked
and shown properly on the plat. If a chord was not dedicated as part of Unit 6, it
should be dedicated as part of this plat.
• IDOT should be consulted to see if they need additional ROW dedicated along
US Route 34 as they did for the commercial development at the SW corner of the
Sycamore/US Route 34 intersection.
• IDOT will need to sign the plat before it is recorded. An appropriate signature
block should be provided or space provided for their approval stamp.
• The Building Department should comment on interior setback dimensions.
• Easements that were dedicated as part of the Unit 6 plat should be shown as
existing easements on this new plat.
• Perimeter public utility and drainage easements should be dedicated along all new
lot lines. I recommend a 10-foot width, resulting in a total width of 20 feet along
common lot lines. As Lots 2, 3, and 4 develop, additional easements may become
necessary.
• Ten-foot wide public utility and drainage easements should be shown centered
over the new sanitary sewer and new watermain extending towards Lot 1 from
Sycamore Road. The 60-foot wide public utility easement should be deleted to
demonstrate that the storm sewer draining the private access drive will be a
privately owned and maintained utility. The 10-foot wide M.U.E. shown on Lot 1
over the alignment of this storm sewer should be deleted.
• Our standard easement language should be used for public utility and drainage
easements and for the stormwater management blanket easement on Lot 5, and
should be identified as such on the plat. The developer should also provide
language regarding the ingress and egress easement for review.
• The 20-foot utility easement shown along the south side of Lot 4 is presumably
for the storm sewer to drain Lot 3 to the pond on Lot 5. This will be a private
sewer, and should be located outside the public utility and drainage easement.
• Language should be provided regarding access rights for Lots 1 and 2 to US
Route 34.
This plat is scheduled for review at the Plan Council meeting on May 26, 2005.
May . l9 . 2005 3 : 39PM No• 8430 P. 2/2
C� ADD
Schoppe (Design Associates,
Landscape Architecture and Land Planning
126 S.Main St. Ph (630)551 3355
Oswego,IL 60543 Fax(630)551-3839
May 19,2005
MEMORANDUM
To: Tony Graff
From: Mike Schoppe, Schoppe Design Associates, Inc.
Re: Fox Hill-Unit 6—Lot 1
We have reviewed the Plat of Resubdivision of Lot ill in Fox'hill—Unit 6 and provide the following
comments:
1. The Plat of Resubdivision looks well documented and we don't have any particular design
comments. However, I am assuming by the access and egress easements that have been
shown, that there has been some sort of site plan prepared that corresponds to this plat and its
easements. If some sort of site plan has been prepared, it would be helpful if a copy was
brought to the Plan Council meeting, so that we can better understand the development and
the implications it might have on the plat.
Please feel free to call if you have questions or comments.
Cc: Mayor Art Prochaska
Liz D'Anna, Deputy Clerk
John Whitehouse,EEI
Anna Kurtman, Zoning Administrator
Page 1 of 1
( IL-r
. t.0 C/r o United City of Yorkville
J T County Seat of Kendall County
800 Game Farm Road
1836 Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
9119 "°°" $ Website: www.yorkville.il.us
EXV
May 13, 2005
TO: Tony Graff, City Administrator
FROM: Anna B. Kurtzman, AICP, Zoning Coordinator
SUBJECT: Fox Hill Unit 6, Lot 1 —Final Subdivision Plat
I have reviewed the document listed above (last revision date of 3/22/05) for compliance with the
zoning code. The proposed lots meet all lot size and setback requirements.
/abk
filename: C:\Documents and Settings\Anna\My Documents\Fox Hill\Unit 6 Lot 1-5-13-05.doc