Plan Council Packet 2005 07-14-05 'ctS) ciryo United City of Yorkville
J is „, 800 Game Farm Road
EST. y _" t` 1836 Yorkville, Illinois 60560
�� Telephone: 630-553-4350
114,411:21cs:, 45; Fax: 630-553-7575
PLAN COUNCIL AGENDA
Thursday, July 14, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. - Staff Meeting
e
1. Minutes for Approval/Correction: June 23, 2005
2. 9:30 a.m. - PC 2005-27 Autumn Creek Unit 1 - Final Plat
10:30a.m. - Staff Meeting regarding Southwest Planning Area and Traffic Update
ERA F T
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(Blackberry Woods)
Kelly Knierim, S & K Development (Blackberry Woods)
Sean Michaels, McCue Builders (Blackberry Woods)
Greg Igemunson, Attorney (Blackberry Woods)
Patti Bernhard, DBCW Attorney (Kendallwood Estates)
John Tomasik, Kendall Land Dev, LLC. (Kendallwood Estates)
George Bator, Kendall Land Dev, LLC. (Kendallwood Estates)
Wesley Dydyna, Kendall Land Dev, LLC. (Kendallwood Estates)
Scott Mai, Smith Engineering(Kendallwood Estates)
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
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 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
about the possibility of an access point. It is possible that this is another viable option,to
have a joint access between the two properties.
Tree preservation was deemed to be critical. A suggestion by the engineers was to use the
detention areas and consider some best management practices. Replacement of trees was
discussed. There is the possibility of a land bank to replenish trees in that way. It was
asked that the trees to be removed be present on the plan.
Scott Mai brought up an idea of using rock-check dams to slow the flow of water.
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
trying to get the water down into these areas and back into the ground as much as
possible. He also stated there was a need to work more through the engineering to see if
this idea would in fact actually work. The developer requested to sit down with EEI to
discuss the water issues so it can be fully understood. There was a request for the
submittal of a Wetland Report.
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
this must be addressed.
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.
Fox Hill Unit 6 Lot 1 Final Plat
There was discussion for the need of standard easement language for access and egress
and right of way dedication.
The developer asked if IDOT could require 10 feet if there is no access to them. It was
decided that the developer should get in contact with IDOT now to discuss the issues
including the request of a future right in right out to prevent future problems.
It was also discussed about the detention area that consumes lot 5. There is a request to
build two office buildings on lot 4. The sharing of the detention area is an issue. The
office building was originally within 10 feet of the detention. Now that there is a lot line
it is a 20 foot setback for the building. The developer was asking for 20 foot setback to be
reduced to 10. The decision was to look in to moving the side lot line 10 feet while
making sure the detention is still fully located on lot 5.
A site plan was shown as per request.
Joe Wywrot discussed the possibility of a traffic signal in the future. Mr. Wywrot asked if
there was a way to document that Fox Hill had done their fair share to contribute to the
traffic signal. The City or Rob Roy Falls would have to contribute the rest. It was decided
that when Rob Roy Falls files to request that contribution of them following an analysis
of the need for the signal.
Fox Hill will be at Economic Development Committee June 16th.
Respectfully submitted,
Alyssa D'Anna
[I) U FT
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.
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
� ur- tti`x-t1! /c( [ L
UNITED CITY OF YORKVILLE
800 Game Farm Road
Yorkville,IL 60560
630/553-4350
PC# C ' ���
APPLICATION & PETITION
Please Check One: Preliminary Plan
• x Final Plat
Development Name: Autumn Cre ek Date of Submission:
1. Name of Petitioner(s): Pulte Homes
Address: 2250 Point Blvd. , Suite 401 , Elgin, IL 60123
Phone Number: ( 847) 841-3500 Fax Number: (847) 783-0875
2. a). Street address and physical location of subject property: 8111 State Route 34
(north of 34, north and south of Kennedy)
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage: Approx. 138
3. Contact Information: Name, address, phone number and fax number of person to whom
inquiries regarding this petition may be directed:
Matt Cudney ( 847) 841-3583 phone ( 847) 783-0875 fax
Attorney: Name: Charles L. Byrum (Gardner, Carton & Douglas )
Address: 191 N. Wacker, Suite 3700, Chicago, IL 60606
Phone Number: ( 312 ) 569-1222 Fax Number: ( 312 ) 569-3222
Engineer: Name: Ken Huhn (Smith Engineering)
Address: 759 John St . , Yorkville, IL 60560
Phone Number: ( 630) 553-7560 Fax Number: ( 630) 553-7646
Land Planner: Name: Gary Weber (Gary R. Weber Associates)
Address: 224 S . Main St . , Wheatolu, IL 60187
Phone Number: ( 630) 668-7197 Fax Number: (630) 668-9693
Page 1 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04
4. Submit the following to the Deputy Clerk in order to be scheduled for the necessary
committee meetings. An incomplete submittal could delay the scheduling of your project.
a. Original application with legal description plus 40 copies.
b. Appropriate filing fee (Please refer to Page 3 of this application"Petitioner Route,
Step 1, Fees"and/or contact the Deputy Clerk for verification of this amount).
c. To begin the review process, the initial submittal must consist of:
1. 6 sets of Preliminary Plans/Final plats folded to fit in a 10"x 13"envelope
2. 6 sets of Landscape Plans folded to fit in a 10"x 13" envelope
3. 6 sets of Preliminary/Final Engineering folded to fit in a 10"x 13" envelope
Within one week of receipt of submittal, the Engineering Department will determine if
it is complete or if additional information is needed. Once the submittal is complete,
the Plan Council Meeting date will be scheduled for the next meeting that is 6 weeks
from this date. One week prior to your scheduled Plan Council meeting, you will be
required to submit 15 full size preliminary/final site plans for the packets distributed
to the members.
In witness whereof the following petitioner(s)have submitted this application under oath and
verify that to the best of their knowledge its contents are true and correct.
Date: ('Y I1(t 5�
Petitioner(s) Signature: (All legal property owners signatures or their authorized agents(i.e.Planner,
Petitioner's Attorney,Engineer)must appear on this application.)
,e
r
L1,
Subscribed and sworn to before me this 66)day of �'(/y ,200 �.
"OFFICIAL SEAL"
BERNADETTE E. FITTS
NOTARY PUBLIC STATE OF ILLINOIS - . _ _
Notary Seal Commission 04/05/2009
THIS APPLICATION MUST BE NOTARIZED.
Page 2 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 5/4/04
Exhibit A
Autumn Creek Phase 1
Legal Description
THAT PART OF THE SOUTH HALF OF SECTION 15 AND THAT PART OF THE NORTH HALF
OF SECTION 22,TOWNSHIP 37 NORTH,RANGE 7,EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF LOT 27 IN BRISTOL LAKE SUBDIVISION,SAID
SUBDIVISION BEING A PART OF THE NORTHWEST QUARTER OF SECTION 22 AND THE SOUTH-
WEST QUARTER OF SECTION 15,TOWNSHIP 37 NORTH,RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED MAY 10, 1962,IN BOOK
10 AT PAGE 58,AS DOCUMENT 137733;THENCE NORTH 33 DEGREES 58 MINUTES 14 SEC-
ONDS WEST 16.96 FEET ALONG THE EASTERLY LINE OF SAID LOT 27 TO A POINT ON A
LINE 50.00 FEET NORTH OF AND PARALLEL WITH THE CENTERLINE OF KENNEDY ROAD,SAID
POINT BEING THE POINT OF BEGINNING;THENCE NORTH 55 DEGREES 00 MINUTES 29 SEC-
ONDS EAST 1,211.13 FEET;THENCE SOUTH 36 DEGREES 50 MINUTES 56 SECONDS EAST
49.93 FEET TO THE CENTERLINE OF SAID KENNEDY ROAD;THENCE SOUTH 39 DEGREES 54
MINUTES 21 SECONDS EAST 3,742.98 FEET TO THE NORTHERLY RIGHT OF WAY LINE OF
U.S.ROUTE 34 PER GRANT DATED APRIL 13,1923 AND RECORDED APRIL 18, 1923 IN BOOK
76,PAGE 82,MADE BY JOE MILLER AND HIS WIFE MARTILDA AND ALSO BY GRANT DATED
APRIL 7, 1923 AND RECORDED APRIL 18, 1923 IN DEED RECORDED IN BOOK 76,PAGE 30;
THENCE SOUTH 55 DEGREES 12 MINUTES 58 SECONDS WEST ALONG SAID NORTHERLY RIGHT
OF WAY LINE 2,335.09 FEET;THENCE NORTH 38 DEGREES 09 MINUTES 48 SECONDS WEST
45.08 FEET TO A POINT ON A LINE 45.00 FEET NORTH OF AND PARALLEL WITH SAID
NORTHERLY RIGHT OF WAY LINE;THENCE NORTH 55 DEGREES 12 MINUTES 58 SECONDS
EAST AS MEASURED ALONG SAID PARALLEL LINE 1,000.59 FEET;THENCE NORTH 34 DE-
GREES 46 MINUTES 42 SECONDS WEST 543.34 FEET;THENCE NORTH 27 DEGREES 32 MIN-
UTES 48 SECONDS WEST 238.32 FEET;THENCE NORTH 34 DEGREES 46 MINUTES 42 SEC-
ONDS WEST 65.00 FEET;SOUTH 55 DEGREES 13 MINUTES 34 SECONDS WEST 1,080.56 FEET;
THENCE NORTH 38 DEGREES 09 MINUTES 48 SECONDS WEST 1,133.09 FEET;THENCE NORTH
48 DEGREES 56 MINUTES 58 SECONDS EAST 196.08 FEET;THENCE NORTH 15 DEGREES 54
MINUTES 22 SECONDS EAST 70.00 FEET TO A POINT OF CURVE,SAID CURVE BEING CON-
CAVE NORTHEASTERLY,HAVING A RADIUS OF 465.00 FEET AND A CHORD THAT BEARS
SOUTH 81 DEGREES 42 MINUTES 56 SECONDS EAST A DISTANCE OF 123.34 FEET;THENCE
SOUTHEASTERLY,ALONG THE ARC OF SAID CURVE, 123.71 FEET;THENCE SOUTH 89 DEGREES
20 MINUTES 13 SECONDS EAST 135.51 FEET;THENCE NORTH 06 DEGREES 38 MINUTES 29
SECONDS EAST 423.75 FEET;THENCE SOUTH 41 DEGREES 26 MINUTES 57 SECONDS EAST
148.05 FEET;THENCE NORTH 49 DEGREES 34 MINUTES 41 SECONDS EAST 127.08 FEET;
THENCE NORTH 33 DEGREES 37 MINUTES 35 SECONDS WEST 1,329.42 FEET;THENCE NORTH
55 DEGREES 00 MINUTES 21 SECONDS EAST 306.92 FEET;THENCE NORTH 34 DEGREES 59
MINUTES 39 SECONDS WEST 287.11 FEET TO THE CENTERLINE OF SAID KENNEDY ROAD;
THENCE SOUTH 55 DEGREES 00 MINUTES 21 SECONDS 299.54 FEET TO THE EASTERLY
LINE OF SAID LOT 127 EXTENDED SOUTHEASTERLY;THENCE NORTH 33 DEGREES 58 MIN-
UTES 14 SECONDS WEST 49.96 FEET AS MEASURED ALONG SAID EXTENDED EASTERLY
LINE TO THE POINT OF BEGINNING,ALL IN KENDALL COUNTY,ILLINOIS.
07/08/2005 FRI 2:44 FAX 630 466 9380 EEInc, 2002/007
52 Wheeler Road•Sugar Grove, IL 60534
7'EL:630 /466-9350
FAX:630 /466-9380
www.eelweb.com
Engineering
Enterprises,
Inc.
July 7, 2005
Mr. Joseph A.Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
•
Re: Final Plat and Engineering Improvement Plan Review,Autumn Creek, Unit 1,
(Theidel Property, Pulte Homes), United City of Yorkville.
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Unit 1 plat and plan
submittal:
• Application and Petition for Final Plat approval for Autumn Creek, Unit 1 dated June 6,
2005.
• Civil Engineering Plans for Autumn Creek Unit 1 prepared by Smith Engineering
Consultants, Inc. consisting of 87 sheets with initial date of May 23, 2005.
• Final Plat of Subdivision for Autumn Creek, Unit 1, prepared by Thomson Surveying,
• Ltd., containing 9 sheets with initial issue date of May 24, 2005.
• Drainage and Storm Sewer Sizing Report prepared by Smith Engineering Consultants,
Inc., with initial date of May 31, 2005.
• Correspondence from IHPA dated October 19, 2004 (Log #013070804) stating that "no
significant historic, architectural or archaeological resources are located within the
proposed project area."
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:
Consulting Engineers Specializing in Civil Engineering and Land Surveying
07/08/2005 FRI 2:44 FAX 630 466 9380 EEInc, ?003/007
General
1. No part of Autumn Creek, Unit 1 is located within a Special Flood Hazard Area as
identified by FEMA based on the Flood Boundary and Floodway Map 170341 0020
dated July 19, 1982.
2. A copy of the Natural Resource Information Report by the Kendall County Soil and
Water Conservation District should be filed with the City.
3. A copy of the completed IDNR Consultation Agency Action Report should be
submitted to the City prior to Final Plat approval.
Final Plat
4. Proposed street names should be shown on Sheet 1 and the same should be
reviewed by your staff for duplication or similarity to other street names in the City.
5. Since the "Typical Lot Detail" is titled for"Single Family", the multi family lot setback
lines should all be dimensioned on the Plat, or the title of the Lot Detail changed to
include the multi family lots if the typical dimensions apply as presented.
6. The northwesterly corner of U.S. Route 34 and Autumn Creek Boulevard is
provided with the required 25 foot right of way radius on Sheet 5, but it is not shown
on Sheet 1 nor provided for in the legal description of the Subdivision Boundary.
7. Since this is a Planned Unit Development, P.U.D. should appear in the subdivision
name as follows: Autumn Creek P.U.D., Unit 1, etc.
8. All of Lots 65, 132 and 228 should be designated Stormwater Management
Easement and also Public Utility and Drainage Easement.
9. All of Lots 18, 155 and 180 should be designated Pedestrian and Bike Trail
Easement and also Public Utility and Drainage Easement.
10. All of Lot 1 should be designated Landscape Buffer Easement and also Public Utility
and Drainage Easement.
11. The additional 45 feet of right of way being provided along U.S. Route 34 is
included within the subdivision on Sheet 1 and shown as "heretofore dedicated" on
Sheet 5. The language on Sheet 5 should be "Hereby Dedicated to the State of
Illinois for Roadway Purposes". IDOT may also require this right of way to be
conveyed by Warranty Deed, but that shall be at their discretion.
12. Throughout the plat where 10 foot Public Utility and Drainage Easements coincide
with 10 foot sideyard setback lines, the setback lines should be omitted so the
"dashed" linetype for the easement is visible. e.g., Lots 9/10, 39/40, 42/43, 49/50,
59/60, 62/53, et.al.
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07/08/2005 FRI 2:44 FAX 630 466 9380 EEInc, ?004/007
13. The language on Sheet 1 of "Concrete Monument to be set" should be revised to
read "Set Concrete Monument" since these monuments shall be set prior to
recording of the Plat in accordance with Illinois Statutes,
14.The southerly 10 feet of Lot 44 and the northerly 10 feet of Lot 45 should be
designated Public Utility and Drainage Easement for the proposed 16" water main
stub to Grande Reserve.
15. A 20 foot wide Public Utility and Drainage Easement (10 feet on each lot) should be
• provided along the line common to Lots 214 and 215 for the proposed sanitary
sewer.
16.A 20 foot wide Public Utility and Drainage Easement (10 feet on each lot) should be
provided along the line common to Lots 149 and 150 for the proposed storm sewer.
17. A 15 foot easement should be provided along the northerly line of Lot 27 as
indicated on the Engineering Plans.
18. A 15 foot easement should be provided along the northerly line of Lot 90 as
indicated on the Engineering Plans.
19. The easement along the westerly line of Lot 66 should be dimensioned as 15 feet.
20. The Match Line and adjoining sheet number should be indicated on the bottom of
Sheet 7.
21. An easement should be provided on Lot 210 a minimum of 10 feet easterly of the
center line of the proposed sanitary sewer. A 10 foot easement should also be
provided along the westerly line of Lot 210 southerly of the bend to provide for the
proposed storm sewer.
22. A 20 foot easement (10 feet each side) needs to be provided across the panhandle
of Lot 211 for the sanitary sewer stub to Lot 212.
23. A line should indicate the separation between the U. S. Route 34 right of way and
Autumn Creek Boulevard.
24. The word "Unit" should be used instead of"Phase" throughout the Plat.
25. The Kendall County Right to Farm Statement should be added to the plat.
26. Lot 218 appears to have a 50 foot building set back line along Autumn Creek
• Boulevard. Since it is not the same as the typical lot detail it should be labeled.
27. A note should be added to the Plat stating "Lots 1 and 132 shall have no direct
vehicular access to Kennedy Road".
28. A note should be added to the Plat stating "Lots 65. 66, 77, 78, 150, 151, 174, 175,
197, 202, 203, 218, 219 and 222 shall have no direct vehicular access to Autumn
Creek Boulevard".
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29. A note should be added to the Plat stating "Lot 65 shall have no direct vehicular
access to U. S. Route 34".
30. The northerly sideyard setback line of lot 114 is incorrectly labeled as 10.20'.
31. All that part of Kennedy Road which is being dedicated needs to be shown and
dimensioned on the plat. This could be shown on Sheet 1 or in a separate detail on
another sheet.
32, The boundary lines of the subdivision should be labeled and dimensioned,
particularly on Sheets 2, 6, 7 and 8 where they coincide with adjoining properties
that are not part of this development.
33. The following easement provisions need to be added to the Plat:
a. Pedestrian and Bike Trail Easement provisions
b. Stormwater Management Easement Provisions
c. United City of Yorkville Public Utility and Drainage Easement Provisions
d. Landscape Buffer Easement Provisions
These have been provided electronically to the surveyor via e-mail.
34.The word "Lockport" should be removed and the words "United City of Yorkville"
added in the secondary surveyor's certificate assigning recording authority to the
City Clerk's Office.
35. The primary Surveyor's Certificate should be revised to state the actual flood hazard
status of this Unit, i.e. Zone C. No part of this Unit is located in another zone. The
caveat "subject to scaling error and map interpretation' should be removed since
the statement in the Surveyor's Certificate is his interpretation. The Plat should not
be approved with this caveat thereon.
36, Easement Grant documents should be provided for the off-site storm sewer and
water main which are essential for the function of this Unit.
Civil Engineering Improvement Plans
General
37.The plans are clear and very well presented, In particular, the use of large scale
intersection details greatly assists in design, review and construction and should be
encouraged for all subdivisions.
38. On all Plan and Profile sheets, stations and elevations should be provided for all
intersecting streets in the profile view.
39. To eliminate the inevitable "bird bath" in flat gutter sections, we recommend the
elimination of vertical curves for all algebraic differences in grade less than or equal
to 2.0. No section of curb should ever be installed at a slope of less than 0.50%.
40. On Sheet 15 in the plan view, "800 Road" should be re-titled"Prairie Grass Lane".
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41 On Sheet 22, the Orientation Map should be shaded where appropriate.
42, In order for proper access to be provided for Lots 2 and 131, the curbed median
• should be shortened approximately 60 feet and the required driveway locations for
said lots designated to be on the southerly half of the lots,
43. On Sheet 86, Specifications and General Notes, (E) the United City of Yorkville
Standard Specification for Improvements should be added.
Water Main
44. We have provided the final water main sizing to SEC subsequent to this plan
submittal, The revised plans, when submitted, will reflect this information.
45.A 16 inch water main stub will be provided to the westerly line of Grande Reserve
between Lots 44 and 45.
46. The 16 inch water main should be labeled on the Utility Plans. All other water main,
which is 8 inch, need not be labeled other than in a general note.
47. On Utility Plan Sheet 7 at the east end of Coral Drive, Valve 562 should be placed
easterly of Hydrant 563 and Hydrant 561 should be omitted.
•
48. On Utility Plan Sheet 8 at the east end of Cobalt Drive, Valve 152 should be placed
•
easterly of Hydrant 153.
49. On Utility Plan Sheet 8 on Emerald Lane north of Kennedy Road, Valve 200A
should be placed northerly of Hydrant 2006.
50. On Utility Plan Sheet 12, the School Site water main stubs should be ended with a
valve box and then a temporary hydrant to allow flushing. This will allow future
extension without service interruptions.
•
51. On Plan and Profile Sheet 15, the 12 inch water main should be changed to 16 inch.
52. The water main lowering detail on Sheet 83 should be modified to show water main
dips as they will actually be laid. i.e. with normal pipe joint deflections and without
the use of fittings and tie rods, There are no existing water mains in the
development area that would have to be lowered using the method shown.
53.All water main dips should be shown on the Plan and Profile sheets as they will
actually be installed, without the impression that fittings should be used.
54.All other hydrant spacing, valve locations and water main routing is satisfactory as
presented.
Sanitary Sewer
55.As discussed in a design meeting with SEC, the Cobalt Drive sanitary sewer will be
changed to a 10 inch sewer at 0.28% slope to better serve Grande Reserve.
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56. In order to eliminate approximately 150 feet of sanitary sewer, we recommend
servicing Lot 72 from the Sienna Drive sewer main, If there is a logical reason this
cannot be accomplished, Manhole 860 should be eliminated and the 861 sewer line
extended 50 feet to Manhole 752,
57. On Sheets 35 and 37, the southwest and northwest inverts of Sanitary Manhole 752
differ by a foot.
58. All other sanitary sewers are satisfactory as presented.
Storm Sewer
59. On Sheet 77, one of the two northwest inverts should be changed to north and
designated for the Phase II, 30 inch RCP, The other northwest invert is for the
Phase I, 12 inch PVC.
60.We have not yet completed our review of the storm sewer design report and will
issue any comments thereon under separate cover prior to the July 14"' Plan
Council meeting.
Street Lighting
61. On Sheet 84, the luminaire callout should be revised in accordance with the recently
updated City standard. Also, the spelling of luminaire should be corrected.
62, We recommend the use of a double street light standard located in the landscaped
medians at the intersection of Autumn Creek Boulevard/U, S. Route 34 and both
sides of the Kennedy Road intersection with Emerald Lane.
63. All other street lights locations and spacing are satisfactory as presented.
Conclusion
Our review is continuing with regard to the storm sewer design report, specifications,
standard details and traffic control devices. We will issue a supplemental review letter
covering those items prior to the July 14th Plan Council meeting. None of the
recommended engineering revisions will affect the proposed lots or right of way. If you
have any questions or require additional information, please contact our office.
Sincerely,
ENGINEERING ENTERPRI .ES, INC.
•
John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistan
JWF, EEI
KMH/PJH, SEC @ 630-553-7646
DMS, Thomson Surveying @ 847-318-9792
( 1plo-Arslywiwiiv,2004,r c,415'i1,9;ii(,Pi ptfty(P:.ilC1i0:n:,S)11:)pCUlvywi0105U:1;t101.Anr,.
Jul • 7 . 2005 4. 16PM No . 8889 P . 2/2
Schoppe Desyn Associates, Inc. e ,_; ,c0,7---d-rt
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego,IL 60543 Fax (630) 551-3639
July 7,2005
MEMORANDUM
To:Tony Graff, City Administrator-City of Yorkville
•
From:Mike Schoppe-Schoppe Design Associates
Re:Aldus=Creek Final Plat—Unit 1
We have reviewed the Final Plat dated 5/24/2005 prepared by Thomson Surveying Ltd.,and the Civil
Engineering Plans dated 5/23/2005 prepared by Smith Engineering Consultants and provide the
following comments:
Final Plat
1. The overall street network, open space system and lotting is consistent with the Preliminary
P.U.D.Plat and Plan(Exhibit D)of the Annexation Agreement.
2. The lot sizes, setbacks and lot widths are consistent with terms of the Annexation Agreement.
3. There is one additional lot in the R-3 district (multi-family area) than was shown on the
Preliminary Plan. The Final Plat should clarify the number of town home units to be built in
this phase so we can compare the overall unit count with the Preliminary Plan.
Final EngineerinnPlan
1. A maintenance and'monitoring plan needs to be prepared and submitted for the stonnwater
management areas and the natural area located on Lot 132.
Please feel free to call if you have questions or comments,
Cc: Mayor Aft Prochaska
Joe Wywrot, City Engineer
Liz D'Anna, City Secretary
John Whitehouse,Engineering Enterprises
Anna Kurtzmann,City of Yorkville
Page 1 of I
O car o United City of Yorkville Memo
800 Game Farm Road
EST.14
128111 1836 Yorkville, Illinois 60560
,� Telephone: 630-553-4350
0
�' A
9 0 Fax: 630-553-7575
C
2
y4E �
Date: July 12, 2005
To: Plan Council
From: Liz D'Anna, Administrative Assistant
RE: Autumn Creek Unit 1 - Final Plat
Please add the enclosed comments from Anna Kurtzman to your packets for the
July 14, 2005 meeting.
If you have any questions, please contact me.
PL - '
fib(- -----)
,.,,sp gory United City of Yorkville
.. } County Seat of Kendall County
800 Game Farm Road
EST. 1836 Yorkville, Illinois, 60560
4 ��
O Telephone: 630-553 4350
�� �� Fax 630-553-7575
�1 ...a`°"" ,�' Website: www.yorkville.il.us
�4CE ‘‘Y
July 11, 2005
TO: Tony Graff, City Administrator
FROM: Anna B. Kurtzman, AICP°
Zoning Coordinator
SUBJECT: Autumn Creek Unit 1
Staff has reviewed the final subdivision plat identified above (dated 5/24/05) and has the
following comments:
1. Please have the applicant indicate on the plat the lot size for the following lots:
146 175 176 214 215 216 217 218
2. The typical lot detail indicates that the side yard setback is 10 feet. In the R-2 district
the minimum side yard setback is 10 feet or 10% of the lot width (as measured at the
building setback line), whichever is greater. This should be noted on the typical lot
detail.
3. To ensure compliance with this standard the lot width as measured at the setback line
should be provided.
4. The building envelope is being shown on each individual lot. Where the lot widths at
the building setback are greater than 100 feet the dimensions of the side yard setback
should be noted on the individual lot. Or, if the customer prefers, the building
envelope can be removed from the plat leaving only the building setback line shown
on the plat.
/abk
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