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Plan Council Packet 2005 06-23-05 *)0 car o United City of Yorkville 800 Game Farm Road EST.14 1838 Yorkville, Illinois 60560 Telephone. hone: 630-553-4350 '84$4,14 � p Fax: 630-553-7575 ‘1.74CE ‘ 'v PLAN COUNCIL AGENDA Thursday, June 23, 2005 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. - Staff Meeting 1. Minutes for Approval/Correction: May 26, 2005 2. 9:30 a.m. - PC 2005-22 Prestwick of Yorkville - Preliminary Plan 3. 10:30 a.m. - PC 2005-25 Westbury Village POD 6 - Final Plat 11:30 a.m. - Staff Review Meeting of PC 2005-26 Eldamain Center for Business - Preliminary PUD Plan ORAFI Plan Council May 26, 2005 Staff Joe Wywrot, City Engineer Tony Graff, City Administrator John Wyeth, City Attorney Eric Dhuse, Public Works Director Mike Schoppe, City Land Planner Jeff Freeman, Engineering Enterprises, Inc. Attendees R.T. Stanciu, S &K Development Kelly Knierim, S & K Development Sean Michaels, McCue Builders Greg Igemunson, Attorney Patti Bernhard, DBCW Attorney John Tomasik, Kendall Land Dev, LLC. George Bator, Kendall Land Dev, LLC Wesley Dydyna, Kendall Land Dev, LLC. Scott Mai, Smith Engineering The minutes from the May 12th meeting were approved as written. Blackberry Woods— Preliminary PUD Plan The Developer discussed revisions on comments made by Joe Wywrot and Mike Schoppe. It was requested that the revisions be presented in a completed form rather than in pencil. The Developer asked to go over their specific questions, specifically the road issues. They wanted to make sure that their revisions were in compliance with the City and complete before proceeding with final revisions. Tony Graff discussed the open space area and location. The Park Board requested a 2.5 acre park in the southwest corner of the site. Mr. Graff recommended showing the display to Laura Brown. For Plan Council discussion purposes the decision was to leave the park site mute. A Council policy discussion needs to be made about the location of the park site. There were questions in regard to the collector road connection and the fact there is a possible future Blackberry Bridge. The City's Transportation Planning Report indicates connection to the school. There is still a need for a traffic study under the City's PUD Ordinance. We could incorporate in the traffic study feasibility on a bridge crossing. 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. At this point the decision is the developer will contact the transportation engineers and have them render an opinion about the Blackberry Creek Crossing. It was also decided that EEI will be doing the traffic impact study for the subdivision. The developer was informed that the study will be part of the engineering review at the cost of the developer. The Developer went on with questions regarding EEI's comments. The developer fixed the issue with Patrick Court and Cody court. Also, the Developer corrected the land plan to provide continuous extension of Cannonball Trail to the Southerly Line of the subdivision with its ultimate extension being either to River Road or the so called Beecher Road extension linking Fox Road and Route 34. They did show an 80 foot cross section that tapers down to 70 feet. It is believed that that will be permitted,but Mr. Wywrot recommends waiting for the traffic study to provide further information on this issue before a decision is made one way or another. If the decision is made to go from 80 to 70 feet it must be decided where that change will be made, at an intersection or at a block. The next question was in regard to the lots backing up to the jail facility. It was recommended to meet with the Sheriff and the police department and return with a written recommendation. The idea is that there will be a ten foot see through fence. There is a concern that the inmates will disturb the homeowners and consequently there will be phone calls made. They want to forecast ahead of time and prevent complaints. The developer plans to have a six foot berm as a buffer between the homes and the jail facility. The final decision was to have a letter of recommendation on the record. There was discussion about still needing a 1) Stormwater Management Report; 2) Soils Report; 3)Field Tile Investigation; 4)Wetland Study; and 5)Natural Resource Information Report. It was recommended to also see the IDNR, IHPA, and YBSD weigh in prior to the PUD plan approval. In regards to the teardrop cul-de-sacs, Eric Dhuse stated that they were accessible but not the easiest to deal with. Mr. Dhuse recommended that since the developers are planning on building the houses that if they worked with the City in their planning that will help with the accessibility. He also stated that he is okay with the cul-de-sacs as is. It was then discussed that both the block length of North Cary Circle and South Cary Circle exceed the City Standard Maximum of 1320 feet. It was deemed that the issue with South Cary would be corrected somewhat. There was the idea of a connecting street to separate the different zoning classifications to fix the issue with the North. It was decided that North Cary would still exceed the City Standard and the developer would have to include that in their request. Blackberry Woods will be going to the EDC Committee June 16th, 2005 with updated submittals. Kendallwood Estates of Yorkville—Preliminary Plan In regard to the Route 126 intersection, the City ordinance dictates that the angle should be as close to 90 degrees as possible, 80 is the minimum allowed. It was asked if it is possible to achieve this. The developer stated that they will not be able to achieve a 90; they are attempting to achieve at least 80. Joe Wywrot recommended creating a left hand turn bay. The developer stated that they are doing a traffic study. It was recommended Fox Hill Unit 6 Lot 1 Final Plat that they meet the 80 degree City required minimum and also that the developer meet with the owners to the east and encourage a joint access. There was discussion for the need of standard easement language for access and egress and right of way dedication. There was discussion over the 13 acre frontage. Per the ordinance the owners need to have two access points. The owners of the 13 acres will be in contact with the developer The developer asked if IDOT could require 10 feet if there is no access to them. It was about the possibility of an access point. It is possible that this is another viable option, to decided that the developer should get in contact with IDOT now to discuss the issues have a joint access between the two properties. including the request of a future right in right out to prevent future problems. Tree preservation was deemed to be critical. A suggestion by the engineers was to use the It was also discussed about the detention area that consumes lot 5. There is a request to detention areas and consider some best management practices. Joe Wywrot stated that build two office buildings on lot 4. The sharing of the detention area is an issue. The probably the best thing to do would be to go with larger lots and leave the wooded areas office building was originally within 10 feet of the detention. Now that there is a lot line alone. Replacement of trees was discussed. There is the possibility of a land bank to it is a 20 foot setback for the building. The developer was asking for 20 foot setback to be replenish trees in that way. It was asked that the trees to be removed be present on the reduced to 10. The decision was to look in to moving the side lot line 10 feet while plan. making sure the detention is still fully located on lot 5. Scott Mai brought up an idea of using rock-check dams to slow the flow of water. A site plan was shown as per request. Detentions would be provided per code and per ordinance for the southerly portion. This would help leave as many of the trees as possible. Mr. Wywrot said he would support Joe Wywrot discussed the possibility of a traffic signal in the future. Mr. Wywrot asked if trying to get the water down into these areas and back into the ground as much as there was a way to document that Fox Hill had done their fair share to contribute to the possible. He also stated there was a need to work more through the engineering to see if traffic signal. The City or Rob Roy Falls would have to contribute the rest. It was decided this idea would in fact actually work. The developer requested to sit down with EEI to that when Rob Roy Falls files to request that contribution of them following an analysis discuss the water issues so it can be fully understood. There was a request for the of the need for the signal. submittal of a Wetland Report. Fox Hill will be at Economic Development Committee June 16`h. EEI brought up concern with the pressure zones. There is a divide right through the middle with the west being a lower zone and the other on a higher zone. The issue was where the water was going to come from to reach these two zones. It was determined that Respectfully submitted, this must be addressed. Alyssa D'Anna EEI requested IHPA Phase I Survey. The developer stated that it was completed and clean and they would submit documentation. Documents also requested included IDOT point of access, the Stormwater Management Report, and a Traffic Study (already in progress). There was discussion about a temporary easement or right of way to be provided for 300 Road. The developer stated that temporarily it would be a cul-de-sac and then become a road when the property next door is developed. Mike Schoppe noted that it is probably not necessary to have both road stubs extending into the McKenna property. It may be possible to leave one of the roads as a cul-de-sac. There was discussion about applying for a PUD instead because of the number of variances. It was decided that the developer would consider their options and be in contact with their end decision. Kendallwood Estates will be returning to Plan Council June 23rd with new engineering and preliminary plat submittals. 06/16/2005 THU 23:14 FAX 630 466 9380 EEInc, ?002/007 Pc 52 Wheeler Road •Sugar Grove, IL 80554 141! TEL:630/488.9350 FAX: 830/488-9380 www.eeiweb.core • Englnteerring • EnMrprisss. Ino. June 16, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Final Plat Review, Westbury Village Unit 1, (Pod 6), United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the following submitted material for the referenced Final Plat submittal: • Final Plat of Subdivision for Westbury Village Pod 6 prepared by CEMCON, Ltd. consisting of 4 sheets with initial issue date of May 17, 2005. • Final Site Development Plans for Westbury Village Pod 6 prepared by CEMCON, Ltd. consisting of 29 sheets with latest revision date of May 23, 2005. ▪ Final Landscape Plans for Pod 6, Westbury Village, prepared by Lannert Group consisting of 3 sheets with initial issue date of May 6, 2005. 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. Our review of the Final Plat is to ensure compliance with Yorkville ordinances, generally accepted Professional Land Surveying Practices in Illinois and the Illinois Compiled Statutes. We offer the following comments: Consulting Engineers Specialising in Civil Engineering and Land Surveying 06/16/2005 THU 23:14 FAX 630 466 9380 EEInc, ?003/007 Final Plat 1. The title of the Plat should be changed to Westbury Village, Unit 1. Pod 6 in not an appropriate nor generally accepted designation for a platting unit in Illinois. Following units shall be numbered consecutively. 2. The "Kendall County Right to Farm Statement" should be added to sheet 4 of the Plat. 3. The applicable school district information should be included in the owner's certificate at this time. 4. The Surface Water Statement should be removed from the Plat and, in accordance with 765 ILCS 202/2, be placed on the Topographic Study which needs to be submitted together with the Plat. I am forwarding via e-mail the • general plat requirements which we have been reviewing plats against for the past several years. 5. All of the Corneils Road right of way to be dedicated to the City as part of this development should be included in Unit 1 as this right of way is necessary to install the Raymond Outfall storm sewer which, when installed, will allow the 2 existing Raymond Drainage District tiles which run through Lots 24 and 25 to be abandoned. The legal description will need to be revised as necessary to include this additional property. 6. The open space area which is to be utilized as landscape buffer between Lots 24 and 35 should also be included in this platted Unit. 7. The area to be utilized for Stormwater Management Facility No. 2 should be included in this platted Unit since it is instrumental to the function of the subdivision. 8, "Outlots" 1 and 2 should be renamed "Lots" A and B or "Lots" 86 and 87 respectively. 9. The purpose of the "Exclusive Easement" along the westerly line of the Park Site should be indicated and additional easement provision be provided as necessary. 10.The 10 foot strip westerly of the Westbury Boulevard right of way running north from Corneils Road should be included as dedicated right of way and not part of the Park Site. 11.The westerly right of way corner at the intersection of Westbury Boulevard and Addison Lane should have a 25 foot radius. G'.\Public\Yorkville12002\Y00202 Westbury Village(Undesser Property)\Doc\Iwywrot05.doc 06/16/2005 THU 23:14 FAX 630 466 9380 EEInc. Z004/007 12. The "Addison"text should be revised on sheet 3. 13. The surveyor's license number should be included in his signature line. 14. The match line on sheet 3 states "refer to sheet 3". This should read "refer to sheet 2". 15. It would be helpful if a "Lot width at building setback line" table was provided. 16. Building lines should be provided for Lots 3 and 4. 17. The line between Lots 73 and 74 will have to be shifted into Lot 73 to provide the required 80 foot width for Lot 74. 18. More easement will need to be provided across the frontage of many lots to accommodate the proposed sanitary sewer. Easement limits shall be a minimum of 10 feet from the center of a proposed City utility line, more if the utility is extremely deep. Final Site Development Plans 19. On Sheet 2, General Note 1 and Traffic Control and Protection Note 1 should reference the most current edition of IDOT Standard Specifications. 20, On Sheet 2, the miscellaneous notes should be re-titled "Street Lighting" and should more clearly indicate the City standards for street lighting and reference the City's Standard Specifications for Improvements. 21. On Sheet 3, note 1 under Sanitary Sewer, Storm Sewer, Water Main should reference the "City of Yorkville Standard Specifications for Improvements". 22. On Sheet 5, the current !DOT standard which is utilized in Yorkville by reference, for ADA compliant curb ramps should replace the detail provided. The current standard is the truncated dome for detectability, Similarly, the other sidewalk ramp detail on this sheet should be revised or replaced. 23. All standard details shall be revised in accordance with the City's Standard Specifications for Improvements. Some of the noted discrepancies follow. • However, the design engineer should check all of them for compliance before resubmitting the plans. a. The minimum height of the gutter flag should be 10 inches. b, All joints shall be sawcut, not tooled. c. The City's minor street cross section is 30 feet back to back of curb. G:,\Public‘Yorkville\20021Y00202 Westbury Village(Undesser Property)\Doc\IwywrotOS.doc 06/16/2005 THU 23:14 FAX 630 466 9380 EEInc, 2005/007 d. Joints between the edge of pavement and gutter flag shall be cleaned and sealed with rubberized asphalt cement hot-poured joint sealer, e. Fire Hydrant, Valve Box and Valve Vault details require revision and allowable product callouts. f. The water service connection detail is unreadable with regard to the curb stop product callouts. 24. There is no Kensington Boulevard on the Final Plat. The cross section labels and the rest of the engineering plans, or the Final Plat should be revised. 25. On Sheet 6, the Street Lighting Standard detail should be revised to call out the current City standard luminaire, i.e. General Electric No. M2RR1551 N2AMS3F. 26. The maximum spacing of street lights is 300 feet. The proposed street light layout does not comply with this requirement and will need to be completely redesigned. 27. The legend calls for street light numbering, but numbers have not been provided. 28. On Sheet 7, all easements heretofore granted or necessary for the construction of the Rob Roy Interceptor Sewer should be shown on the plans. 29. On Sheet 7, the proposed water main in Bethany Court, Suffield Court and Hampton Court should more closely follow the parkway to avoid the • extremely long service lines and hydrant laterals. Valve No. 2 should then be moved to the vicinity of the common line of Lots 79 and 80 to better distribute the number of services between valves 4 and 8. 30. Valves need to be added at the common line of Lots 9/10 and Lots 28/29. 31. Valve No. 10 will not be necessary since a valve and stub was provided in the vicinity as part of the recent Route 47 Water Main Extension. 32. As part of the water main extension stated above, a valve and stub was also provided in the vicinity of Lot 35. This valve is shown on Sheets 15 and 17. This stub should be extended into this unit and connected to provide a • second feed. An easement will be required but should not be an issue based on comment 6 above. • 33. We will provide the final water main sizing requirements for this development after the final run of the updated City water model. This • G•\PubIic\Yorkville12002\Y00202 Westbury Village(Undesser Property)\DocUwywrot05.doc 06/16/2005 THU 23:14 FAX 630 466 9380 EEInc, 2006/007 information will be provided to the design engineer at the Plan Council meeting on June 23r°. 34. The maximum length of gutter flow by City standard is 300 feet. Additional storm sewer inlets will be required in Suffield Court, Hampton Court will require the same. 35. An Engineer's Opinion of Probable Construction Costs covering all of the improvements required for Unit 1 should be submitted with the revised plans. 36. The required storm sewer design report should be submitted with the revised plans. 37. A Final Stormwater Management report should be submitted with the revised plans covering, at a minimum, the existing and proposed conditions and design of the facility which will serve Unit 1. Specific attention should be paid to the floodway and floodplain at the southeast corner of the development considering the possibility that the Raymond Regional Basin and Outfall will not be completely functional this year. 38. The existing Raymond Drainage District main tile lines should be shown on the plans. 39. Based on the plan set submitted, if it is the developers intent to do a significant amount of earthwork outside of this Unit, we recommend that the plan sets be broken into one for Unit 1 and an additional set for the earthwork and basin construction that will not be necessary for the "function" of the Unit 1 stormwater management system. This way, the entire required Letter of Credit will not be tied to Unit 1 and the single engineering plan set. 40. No construction should take place with the Rob Roy Creek Floodway until a Floodway Construction Permit has been issued by IDNR. 41. We and the City should be provided copies of all correspondence with IDNR in reference to the Floodway Construction Permit. Accordingly, since the existing floodway crosses through proposed lots and Basin No. 2 in this Unit, it may not be possible to begin earthwork for this Unit until said permit is issued 42. Based on the approved Preliminary Plan, the minimum width of the pavement for Westbury (Kensington) Boulevard should be 34 feet. The plans show it as 31 feet. This needs to be revised. G:\Public\Yorkville\2002\Y00202 Westbury Village(Undesser Property)\goc\Iwywrot05.doc 06/16/2005 TAU 23:14 FAX 630 466 9380 EEInc, ?007/007 Conclusion The existing Plat and Plans require significant revision at this time, 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, City Secretary • • JWF, EEI • KTS/RTW, CEMCON @ 630-862-2199 • • • • • • • G:\Public\Yorkville\2002\Y00202 Westbury Village(Undesser PropOrly)\Doc\Iwywro105.doc Jun . 16. 2005 3 : 32PM No . 6683 P . 2/3 PG A an ,S— Schoppe Design Associates, Znc. Landscape Architecture and Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630) 551-3639 June 16, 2005 MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates,'1nc. Re: Westbury Village Pod 6 We have reviewed the Final Plat dated 5/17/05 prepared by Cemcon Ltd, the Final Site Development Plans dated 5/23/05 prepared by Cemcon Ltd; and the Final Landscape Plans dated 5/6/05 prepared by The Lannert Group and provide the following comments: Final Plat 1. There are 85 lots proposed on the plat. The Preliminary Plans and Annexation Agreement allow for 84 lots for Pod 6. Revise the plat to reflect 84 lots. 2. The plat indicates 20' for the corner side building line. The Performance Standards in the Annexation Agreement identify the corner sideyard to be 25' or 30' if a 3-car garage is on the lot. Revise the plat to conform with the annexation agreement. 3. Label building setback line on lots 3 and 4. 4. The lots sizes conform to the standards outlined in the annexation agreement. Final Engineering_Plan 1. All engineering issues within the Final Plat for Pod 6 have been satisfactorily addressed. Final Landscape Plan 1. Provide street trees along Westbury Blvd. and along the park side of Addison Lane. ' 2. Show required screening in landscape buffer along Route 47 behind lots 24—35. 3. Provide landscape plans and maintenance/management plan for City review for stormwater areas shown on final engineering plans. rw,a2 Jun . 16. 2005 3: 32PM No . 8683 P. 3/3 S We recommend approval of the final plat subject to the above issues being resolved. CC: Mayor Art Prochaska Joe Wywxot, City Engineer Liz D'Anna, Deputy Clerk Bill Dettmer, Certified Building Official John Whitehouse—EEI Pre 2 of 2 06/16/2006 THU 17:33 FAX 630 466 9380 EEInc, a002/007 ft - -)4 - 52 Wheeler Reed •Super Grove, IL 80554 TEL: 630/468-9350 FAX: 630/468-9380 www.eeiweb.com Engineering Enterprisers. Inc_ June 15, 2005 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Plan Review, Prestwick of Yorkville, (Stewart Farm) United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the following submitted material for the referenced Preliminary Plan submittal: • Application and Petition for Preliminary Plan approval dated May 11, 2005. • ALTA/ACSM Land Title Survey of the subject property prepared by Smith Engineering Consultants, Inc. consisting of 1 sheet dated December 29, 2004. • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of 5 sheets with initial issue date of May 10, 2005 • Preliminary Engineering Plans prepared by Smith Engineering Consultants, Inc. consisting of 4 sheets with initial issue date of May 10, 2005. • Preliminary Landscape Plan prepared by SEC Planning consultants consisting of 8 sheets with initial issue date of April 29, 2005. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with initial issue date of May 10, 2005. • Report of Soils Exploration prepared by Testing Service Corporation dated December 10, 2003. • Consultation Agency Action Report from IDNR (Project Code 0401854) issued October 20, 2003 stating "consultation terminated". Consulting Engineers Specializing In Civil Engineering end Lend Surveying 06/16/2005 THU 17:33 FAX 630 466 9380 EEInc. ?003/007 • IHPA clearance letter for the project site (Log #005101403) dated October 22, 2003 stating there are no historic, architectural or archaeological sites within the • • project area. The clearance expires on October 22, 2005. • 1DOT letter dated April 5, 2005 stating an IDS is not required but right and left turn lanes will be required at the proposed Entrance No. 1 and at the Ashley Road/Illinois Route 126 intersection, 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. No part of the development is located within a Special Flood Hazard Area as identified by FEMA based on the Flood Boundary and Floodway Map 170341 0075 dated July 19, 1982. • 2. A Wetland Study or a wetland assessment stating no wetlands are present on the site should be submitted to the City and a review completed by the City's wetland consultant prior to Preliminary Plan approval. 3. The Traffic Study should be submitted to the City for review. According to the IDOT correspondence, it has been provided to them for review with regard to Illinois Route 126. 4. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 5. Permits or Sign-offs will be required from the following agencies: a. (1DNR) Consultation Agency Action Report regarding endangered/threatened species or natural areas. (Project Code 0401854) Letter issued October 20, 2003 stating "consultation terminated". b. (IHPA) regarding preservation of cultural resources. Clearance letter for the project site (Log#005101403) issued October 22, 2003. c, Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. G:\PublicWorkvillc120041YO0420 Stewart Parm9(Illinois Rle 126)Wocs\Iwywrot01 doc 06/16/2005 TRU 17:33 FAX 630 466 9380 EEInc, 1004/007 d. (TEPA) 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. IDOT regarding intersection improvements and right of way requirements for Illinois Route 126 in the project area and at the proposed intersections. Items a, b and g have been addressed to the extent required for Preliminary Plan approval. Items c, d, e &f will be required prior to the start of construction activities. Preliminary Plat 6. The Professional Land Surveyor should sign the Preliminary Plat. 7. It is anticipated that existing 27 foot ingress and egress easement along the • west line of Lot 1 and Lots 20-34 will be released in exchange for other access considerations. The release documents should be submitted to the City to verify this prior to Final Plat approval. 8. Proposed street names should be provided on the Preliminary Plat for review by the City, KenCom and the U. S. Postal Service 9. The ultimate owner of Lots 357-364 should be indicated. 10. All proposed right of way geometry meets City standards except as follows. We defer our final concurrence with the proposed right of way width of Ashley Road and of the main subdivision access road from Illinois Route 126 until we have reviewed the Traffic Study following its submittal. 11. To avoid several extraneous survey points, I recommend that the curve in Lots 174 and 175 be eliminated (since the deflection is only 23 minutes) by extending the northerly tangent southerly to the centerline of the intersecting street. 12. The lot width at the building setback line for Lots 21 and 92-95 should be modified to provide the 80 feet required in the R-2 zoning district. G'.\Public\YorkviIIc\2004\Yo0420 Stewart Fauns(Illinois F2to 126)\docs\Iwywrol01.doc 06/16/2005 THU 17:34 FAX 630 466 9380 EEInc, 2005/007 Preliminary Engineering Plan General 13. The conversion from the utilized Vertical Datum of NAVD 88 to the Raintree Village Vertical Datum of NGVD 1929 should be added to the first sheet of the plans to ensure accurate connection of roads and utilities. 14. The note opposite Lot 311 on Sheet 3 should state "SEE SHEET No. 4 FOR CONTINUATION". 15. The lot layout on the Area Location Map does not agree with the Preliminary Plan in the southwest corner of the subdivision. 16. We should discuss with the Parks Department the future plans for the park on Lot 361 to determine whether or not utility stubs are desired, and if so, in what location. • Roads and Right of Way 17. Proposed street names should be added to the Plans. 18. The timing, funding and specifications for the reconstruction of Ashley Road should be determined at this Preliminary Plan stage. Sanitary Sewer 19. The sanitary sewer collection system appears adequate as proposed. However, a pump station is being proposed with a 3000 foot force main which will send sewage to the Highlands gravity sanitary sewer and then, subsequently, to another pump station almost immediately. I do not recall the Highlands pump station being designed to handle the flow from 356 additional residential units, so it may have to be retrofitted with different pumps if this is to be the temporary or permanent route for this wastewater. 20. We recommend that the final solution to wastewater collection in this section of Yorkville be explored and considered at this time, i.e. transport to and construction of the Ashley Road/Middle Aux Sable Creek Pump Station. The MPI South and Lee Farm developments both also need this facility and by the time it is planned and constructed, more developments presumably will be in need of it, Street Lighting 21.Street light spacing and locations are generally adequate as presented with the following exceptions: G:\Public\Yorkville\2004\Y00420 Stewart Farms(Illinois Rte 126)\docs\Iwywrot01.doc 06/16/2005 THU 17:34 FAX 630 466 9380 EEInc, ?006/007 f 22. Several areas have light spacing which exceeds the 300 foot maximum. Additional lights will need to be added and/or redistributed to better illuminate the midpoint of curves. All cul-de-sac and intersections lights are in place. 23. A light should be added on the curve at the 269/270 lot line and the other lights on that street should be shifted westerly to provide better spacing. 24. In the street light detail, the word "luminaries" should be changed to "luminaires". Water Main 25. In general, fire hydrant spacing and the proposed valve layout are satisfactory at this preliminary plan stage. We will comment in more detail at the Final Engineering stage, 26. The proposed 16 inch water main at the northeast corner of the subdivision should be extended across Ashley Road as part of these plans so this extension is accomplished prior to any required intersection improvements. 27. Depending on the final configuration of Pressure Zones 3 and 4, the water main at the Ashley Road access location may need to be extended southerly along the west side of Ashley Road to the southeast corner of the subdivision. 28. We will look into the potential for an alternate location for a future PRV (from Zone 4 to Zone 3) near the southeasterly corner of this development, somewhere along Ashley Road. 29, Approximately 50 of the lots in the southeasterly corner of this development may at times see water system pressures between 80 and 90 psi. To install a PRV in this subdivision would effectively be establishing a "single feed" for those 50 lots. Alternatively, we recommend the use of individual PRVs for any lot with excessive pressures. 30. 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. Storm Sewer 31. The curb inlets near the southwesterly corner of Lot 292 are not connected to a storm sewer main. G:\Public\Yorkville\2004\Y00420 Stowarl Farms(Illinois F2te 126)\docs\IwywrotOI.doc 06/16/2005 TAU 17:34 FAX 630 466 9380 EEInc, ?007/007 32.The rest of the proposed storm sewer layout is in general conformance with City requirements. Inlet spacing and storm sewer sizing will be reviewed • when the Storm Sewer Design Report is submitted with Final Engineering. Preliminary Stormwater Manactement Study and Report 33. The preliminary Stormwater Management report is clear and well presented. All detention basin routing, sizing and release rates are in accordance with City ordinances. 34. In order to eliminate nuisance surface water flows onto adjacent agricultural lands, with a total volume much greater than existing conditions, we recommend that the ultimate stormwater discharges from Ponds 2, 3A, 3B, 3C and 4, which are proposed to be released to an existing culvert under Ashley Road, instead be discharged to a new storm sewer outfall. This outfall (probably 24" diameter) could be installed along the westerly side of Ashley Road, approximately 2500 feet in length from the southeast corner of the subdivision, with discharge to an established drainageway, thus avoiding potential damage to existing agricultural land uses. We recommend this • outfall be installed by the developer. 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., ' Senior Project Manager • • pc: Liz D'Anna, City Secretary JWF, EEI PJH/DWS, SEC @ 630-553-7646 G:\Public\Yorkville\200a\Y00420 Stewart Farms(Illinois Rio 126)\does\iwywrot0l.doc Jun . 16. 2005 2 : 5DPM No . 8682 P . 2/3 Pa \00S- , Scfioppe Design Associates, Inc. Landscape Architecture end Land Planning 126 S. Main St. Ph. (630) 551-3355 Oswego, IL 60543 Fax(630) 551-3639 June 16, 2005 MEMORANDUM To: Tony Graff, City Administrator • From: Mike Schoppe - Schoppe Design Associates;inc. Re: Prestwick of Yorkville We have reviewed the Preliminary Plat of Subdivision dated 5/10/05, the Preliminary Engineering Plan dated 5/10/05, and the Preliminary Landscape Plan dated 4/29/05 all prepared by Smith Engineering•Consultants and provide the following comments: Preliminary Plat 1. If this development is to follow the design standards set out in the Comprehensive Plan, then the following changes would need to be made to the plan in order to comply: a. Reduce the density from 1.84 du/ac to 1.5 du/ac (reduction of approximately 66 lots) or provide justification for increasing the density above 1.5 du/ac to a maximum of 1.75 du/ac with improvements such as: assisting in offsite City infrastructure improvements, integrating architectural standards which exceed City's appearance code, increased landscaping, and increased open space beyond City requirements. b. Increase minimum width of landscape buffer along Route 126 from 80' to 100'. If this development is to follow the design standards of the R-2 zoning classification, rather than the design standards of the Comprehensive Plan, then we would say that this plan conforms very well to the design standards of the zoning ordinance. We will need to discuss at Plan Council which standards are to be followed. 2. Ashley Road is identified as a collector road with an 80' right of way in the City's Transportation Planning Report. The Ashley Road right of way dedication should be increased from 35' to 40'. 3. The geometry of the park site needs to be revised to provide a minimum width of 450'. The minimum dimension as proposed is approximately 360'. Page 101 2 Jun . 16. 2005 2 : 51PM No• 6662 P . 3/3 4. The status of the 27' ingress &egress easement along the north half of the west property line needs to be clarified. Is the easement to be eliminated? If so, provide a note on the plat describing this. 5. Clarify the "Excepted Area"running along the south property line. If this strip of land is to be conveyed to someone, it should be noted on the plat and the area should be included in the Preliminary Plat. 6. Label the amount of right of way being dedicated along Route 126. 7. The overall site plan has been well designed with the streets creating a logical street network. 8. All lots will meet the minimum lot width, lot size and bulk regulations requirements of the R-2 zoning district. Preliminary Engineering 1. Water and sanitary sewer stubs will need to be provided to the park site. Preliminary Landscape Plan 1. In accordance with the City's Landscape Ordinance there is a requirement of one shade tree per 30' of buffer yard located within the front or side yard of a lot. The stormwater basin farthest north and east (lot 362) at the corners of Route 126 and Ashley Road requires 25 shade trees within the front and side yards. The plans provide 19. Please provide an additional 6 shade trees in the buffers adjacent to Route 126 and Ashley Road for compliance. 2. The City's Landscape Ordinance requires corner lots to have 2 trees per lot(one tree per side). There is an additional parkway tree required on the east side of lot 113. CC: Mayor Art Prochaska Joe Wywrot, City Engineer Liz D'Anna, Deputy Clerk Bill Dettmer, Certified Building Official John Whitehouse—EEI Pete Huinker - Smith Engineering Consultants pw2of2 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc. Rinn9inna /kJ `—j • •4111 EngInssrIng • Entsrpriso.. 1F- �_L Inc- Ju -, Mr. Joseph A. Wywrot, P.E. Y City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Plan Review, Eldamain Center for Business (Inland), • United City of Yorkville. Dear Mr. Wywrot; We have reviewed the following submitted material for the referenced Preliminary Plan submittal; • Application and Petition for Preliminary Plan dated June 3, 2005. Note: The Application and Petition is checked for both Preliminary Plan and Final Plat, though this is only a Preliminary Plan submittal. • Preliminary Plat of Subdivision prepared by CEMCON, Ltd. consisting of 1 sheet dated May 27, 2005. • Preliminary Engineering Plan prepared by CEMCON, Ltd. consisting of 1 sheet dated May 27, 2005. • Preliminary Landscape Plan prepared by HKM Architects and Planners, Inc. dated June 3, 2005. • Preliminary Stormwater Management Study and Report prepared by Smith Engineering Consultants, Inc. with latest revision date of September 29, 2004 • Traffic Impact Study prepared by Smith Engineering Consultants, Inc. with latest • revision date of August 10, 2004 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 Consulting Engineers Specializing In Civil Engineering and Lend Surveying 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc, ?003/006 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. No 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 C dated July 19, 1982. • 2. A Preliminary Stormwater Management Report should be submitted for review. 3. A Traffic Study completed in accordance with the City's Standard Specifications for Improvements should be completed and submitted for review. 4. A soils report should be completed and submitted for review. 5. A field tile investigation should be completed and the results submitted for review. 6. While it appears that no wetlands exist on the site, a Wetland Study should be completed and submitted for review by the City's wetland consultant prior to Preliminary Plan approval. 7. A copy of the Natural Resource Information Report by the Kendall County Soil and Water Conservation District should be filed with the City. 8. 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. • d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. G.,PubIIcyro,RviIl. OD5',YOCG02 Inland. Eldamzi:-Ro.tr_. a\aoc Vwyw.n107.coc 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc, 2004/006 • f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. • g. IDOT regarding the proposed access to U. S. Route 34. We recommend that items "a" & "b" be received prior to Preliminary Plan approval. Items c, d, e & f will be required prior to the start of construction activities, For item g, we recommend that preliminary comments from IDOT be received, prior to Preliminary Plan approval, addressing the proposed access location on U. S. Route 34 and any required improvements or additional right of way to be provided in conjunction with the proposed access. Preliminary Plat 9. Proposed street names should be provided on the Preliminary Plat for review by the City and KenCom. 10. The proposed centerline radii should be provided. The minimum centerline radius per the City's Subdivision Ordinance is 500 feet for business and industrial districts, The curve in front of Lot 4 appears to have a radius of about 200 feet while the other 2 curves near Lot 11 have radii of about 340 feet. Due to the property configuration, it will be difficult to modify the Lot 4 curve, but the others near Lot 11 should be revised. The minimum tangent distance of 200 feet between horizontal curves should also be provided in front of Lot 11. • 11. The required 25 foot right of way radius should be provided at all • intersections. 12. The proposed purpose and ultimate ownership of the strip of land that has not been included as part of the Road "A" right of way, southerly of Lot 11 should be indicated on the plat. It is our recommendation that the right of way and road be shifted easterly to the property line to maximize the distance of the proposed access point from the Eldamain Road intersection. 13. The disposition of the existing buildings and other improvements on Lot 12 should be indicated. 14. We do not believe any additional right of way will be necessary along Eldamain Road, but this issue should be addressed in the Traffic Study. c.',Pu.)IiClYotkvowx;oc4\y0050'miniid.Eld an:ain.Ro:ne 34\dccsl:y/VwrotO...d)c 06/15/2005 WED 19:52 FAX 630 466 9380 EEInc. j005/006 • Preliminary Engineering Plan 15. Proposed street names should be added to the Plans. 16. It is intended that this subdivision will ultimately be served by the City's North Pressure Zone (No. 1). However, until the Kylan's Ridge/VVhispering Meadows area water main is extended westerly through the Sexton Property, water service for these lots will be from the North Central Pressure Zone (No. 2). The lowest pressures expected during this interim phase will be approximately 33 psi if the tower level drops to the bottom capacity line (BCL). The water connection will have to be across U. S. Route 34 from the Fox Hill commercial area as proposed. The specific location of this connection should be indicated on the Preliminary Engineering Plan. 17. The installation of a Pressure Reducing Valve will be premature and unnecessary at this time. We recommend that an easement (35' x 35') and proper valving be provided at the northeast corner of Lot 12 (or located equally on Lots 12 and 13) for future installation of a PRV once the extension from the North Pressure Zone has been installed and connected to the stub being provided at the northeasterly corner of Lot 5. 18. A temporary fire hydrant should be installed at the end of the water main stub provided at the northeasterly corner of Lot 5 and a valve should be placed on this stub line near the northwesterly corner of Lot 5. 19. All other fire hydrant and valve spacing appears adequate at this preliminary stage. Specific locations will be reviewed in detail at Final Engineering. 20.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. 21. The sanitary sewer system as proposed appears adequate to serve the proposed lots. However, preliminary road grades and finished floor elevations for all lots should be provided to ensure adequate depth of the proposed sewer. 22. The specific location of the connection to the existing sanitary sewer on the southerly side of U. S. Route 34 should be shown on the Preliminary Engineering Plan. 23. Hot poured joint sealer at the pavement/curb edge should be added to the typical roadway cross section. 24. A note should be added to the typical roadway cross section calling for Amoco 4551 sub-grade fabric. G.'•Yvubc1v,rkvillE.2oo;i\Yoo5o2 IMr)r.d,E(rx aif-RouTe:k4\LicCSLwy\I',o1)1 COG 06/15/2005 WED 19:53 FAX 630 466 9380 EEInc. 2006/006 • • 25. The proposed street light near the northwest corner of Lot 5 should be moved to the westerly side of Road A near the center of the curve of Lot 24, • 26. The street light near the northeasterly corner of Lot 13 should be moved across the street. 27, We should discuss providing utility stubs (sewer and water) to the property southerly of Lot 11 and to the property westerly of Lot 12 at the respective owner's cost. 28, As you requested, we have looked at the possibility of connecting the existing detention/infiltration basin on the Savitsky property to the proposed stormwater management basin in this subdivision. However, the HWL in the proposed basin is above the finished floor on the Savitsky property and the existing restricted outlet is only 0.5 feet above the proposed normal water level, Development of this property will significantly diminish the area tributary to the Savitsky basin and should minimize any adverse functionality that may now be present. Conclusion Our review will continue as the requested additional material is submitted and 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. • 14144 .-------- `/1 ( c (// ..s r, John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Deputy Clerk JWF, EEI Mike Mueller, P.E., CEMCON @630-862-2199 GApx.Nlirc,,Yuikv,w2005,.Y00602.Inlanc.Elcawair-I'.r,ute 3=vdocs'wyw ote dot: Plan Council June 23,2005 , � - � Staff Eric Dhuse, Public Works Director Joe Wywrot, City Engineer Bart Olson, Administrative Intern Ron Diederich, Police Department Tony Graff, City Administrator Jeff Freeman, Engineering Enterprises, Inc. John Whitehouse, Engineering Enterprises Inc. Laura Brown, Executive Director Parks &Recreation Attendees Pete Huinker, Smith Engineering(Prestwick) Dan Harper, Prestwick James Olguin, Prestwick Phil Stuepfert, SEC Tim Fairfield, BKFPD Kevin Serafin, Cemcon(Westbury) David Perefrin, Falcon Consulting Ocean Atlantic(Westbury) Karen Reeves, Lannert Group(Westbury) It was asked that the minutes from May 26, 2005 be corrected. Prestwick of Yorkville—Preliminary Plan The developer gave background of the subdivision. The plan incorporates the suggestions of the park district board in regards to the park site. They requested a smaller park. He discussed that all lots meet the R2 zoning district. Mike Schoppe's Comments The comment regarding the reduction of density from 1.84 du/ac to 1.5 du/ac(comment 1 a)was deleted. The comment about increasing minimum width of the landscape buffer along route 126 from 80' to 100' is to be met. It is a design guideline in the City Comprehensive Plan and recommended that it be met as close as possible. The ingress & egress easement was discussed. There was discussion of the vacation of the easement and the buffer. It was recommended that they supply the City with a copy of the agreement to install a fence on Mary Block's property. The existing 27' ingress and egress easement needs to be vacated before the final plat is recorded. The vacation would then be noted on the plan so that there is no title encumbrance. There was discussion of the park site. The minimum standard is 450'of width for a park. The southwestern section gets narrow and does not allow for that standard to be met. It was requested that size of the park be corrected. The size requirement for the park is nothing less than 5 acres; 6 acres are more desirable. The park site is currently about 6.2 acres; Laura Brown stated she would accept nothing less than 5 acres. Ashley road was also discussed. It is being asked for an 80' right of way and reconstruction. The state wants turn lane and intersection improvements at Ashley Road and 126 along with the entrance. John Whitehouse stated there is not an issue where there would be requirement to acquire private property if there was need for more right of way. There was discussion of the expected area. The property owner was at the public hearing, and the area was conveyed. There are buffers involved. Water and sewer stubs will need to be provided for the park site. That is to be coordinated with Laura Brown. Engineering Comments There was discussion of a plan for where the construction entrance would be. The developer stated that most likely the entrance would be off of Ashley Road. It was requested that the entrance be noted on the plan. There was also the idea of using the existing farm site as the construction entrance. It was stated which roads are minor roads and which are collector roads. The traffic study needs to be submitted so the roads can be reviewed. There was discussion of the intersection around the park stub. There was the question of what the intersection separation is. In regard to the future plan of no parking on the streets during certain hours, there was a suggestion to create off-street parking at the park site. There was the idea to add depressed curb and straight in parking. Although it is not standard today it is possible in the future; it is an idea to do off-street parking at the park site. There is one lot with a setback issue, which can be fixed by just moving a lot line. There are issues with water and sewer. There is a pressure zone change. There would be about 50 lots on the southeast corner that would be on the lower pressure zone. Putting in a PRV would create a"single-feed" for the 50 lots, creating pressures between 80 and 90 psi. This is an issue with plumbing code; the recommendation is the use of individual PRVs. If there is another solution to avoid using individual PRVs,that solution would be the preferred option. As of right now there is a need to address the pump issues. There is also a question with the ultimate outlet for the detention basins. There is water that runs east across Mary's property. The discharge rate is in accordance,but the issue is a higher overall volume and more continuous. There is a recommendation for that outlet to be piped to avoid future problems. The developer suggested a field tile. It was stated that the City does not use field tiles. It is a possible option to get a grant for easement from Mary. There is a need to coordinate a joint meeting with Mary's attorney and create options for this situation. Prestwick of Yorkville will be going to Planning Commission on July 13, 2005 with the same document at Plan Council. There is a request for new submittals of the park design. Westbury Village Pod 6—Final Plat Engineering Comments There was a request for the open space along 47 to be plotted with this phase. It was stated that typically Ocean Atlantic would plot that off separately to keep things clean. It was also recommended that the trail be plotted at this point. Direction was given by the City to include the open space as a part of the individual units. There is a request for an easement to the west over to Bennett. This is currently in process. The alignment is intended to go along Westbury Blvd. It has been discussed to run the alignment along the creek, it is said to be cheaper and easier. The exclusive easement does not go into effect until final plat is completed. There is the need to work out an issue for a possible trail in the exclusive easement. There was discussion of the area to be utilized for Stormwater Management. This should be included in this platted unit. There is mass grading for everything south of the creek. The detention facilities that are going to serve the lots now need to be part of this unit. There is additional that is outside, that does not have to be platted now. If the earthwork is going to be completed, there needs to be a separate permit. That work is not required for the finished function of this unit. In a final plat you are required to state whether or not any of the property is in a flood zone. There is none, because it is not mapped. The study is underway. There is a request to get the floodway permit based on the information IDNR has, floodway permit received and construction completed. Then there would be an as-built condition. The developer did say that they received a verbal floodway permit,but is waiting for a written permit. There are 85 lots proposed on the plat. The preliminary plans and annexation agreement allow for 84 lots, the extra lot was deemed not to be an issue. There was discussion about a temporary access driveway on the east side between lots 31 and 32. This is an idea for a second emergency entry. The other option is to take the stub road and bring a stone road straight to Corneils, and make that a construction entrance. This would give two access points instead of one. There was discussion about easement widths on the frontage of some lots. There is a 10-foot strip that was originally going to be the sewer line. It was suggested that it be a right-of-way. Mike Schoppe's Comments The plat indicates 20' for the corner side building line. The performance standards in the annexation agreement identify the corner sideyard to be 25' to 30'. This needs to be addressed. Westbury Village Pod 6 will be going to Planning Commission on July 13, 2005 with submittals of revised final plats. Respectfully Submitted, Alyssa D'Anna . • PLEASE SIGN IN MEETING: DATE: NAME BUSINESS BUSINESS PHONE # j01.0 ULE EET_ (,36 '4(rCo— 61350 , jePt-- 1--eav1fw ,\ I, 1 , / L-__--12_)c__ hi-00 C__C , <-1 • --4-4: 9(__) / •57/7 75-75-6 0 - I 1 • - ,.,,,‘,, ...47_. ..... . . , L. . „..„), . 5-cl- / .1 ''' ' ' \ .1, v / (fl•.-Cl'\ ( / FPb - 2,-re,7c.7 c--- .- r•:)--- . it6c- -, 41-z.,/,) A4_.,6/1./,..-/ e)6A-1,i 4rz_4dr/c gV7'--.3 6'—8.5-4/7 14.42-ef.i 2+/r_A gs (miActit\i -t2---T-- 6f6ur 30 . Q joq-) . S b .