Plan Council Packet 2005 09-08-05 �,0 car o United City of Yorkville
7aaa„
"" 800 Game Farm Road
EST.% is18361 Yorkville, Illinois 60560
Telephone: 630-553-4350
-cep
\\ ..... 4— p Fax: 630-553-7575
4LE �v
PLAN COUNCIL AGENDA
Thursday, September 8, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Minutes for Approval/Correction: September 1, 2005
2. 9:30 a.m. - PC 2005- 16 - Kendallwood Estates (Willman Property) -
Preliminary Plan
3. 10:30 a.m. - PC 2005-18 Del Webb PUD Plan - Update
111
Plan Council
September 1, 2005
Attendees:
Joe Wywrot, City Engineer Tim Fairfield, BKFD
Eric Dhuse, Dir. of Public Works Kerstin Valencia, Parks Intern
Jeff Freeman, EEI John Whitehouse, EEI
Sgt. Ron Diederich, Police Dept.
Guests:
Phil Stuepfert, SEC Ken Huhn, Smith Engineering
Pete Huinker, Smith Engineering Matt Cudney, Pulte Homes
Joe Wywrot opened the meeting at 9:40 am. The minutes from the August
25th minutes were approved with corrections.
Del Webb— Preliminary PUD plan
Mr. Pulte suggested that the population in these age-restrictive developments
is typically 1.8 residents per unit, and they are designed to be a somewhat
isolated community, with less traffic flow. In particular, the open spaces
between cul-de-sacs, rather than roadways, provide additional separation
from the other areas of the development. Some residents in other Del Webb
communities have only one car per household. Del Webb communities have
a gate for decorative reasons at the manicured entrances, but the guard house
may / or may not be manned. The Yorkville Del Webb community will
have an 18,000' recreation center with an indoor and an outside pool, as well
as a gym for exercise and a clubhouse for meetings. The Parks department
would like to have a trail along Rt. 47, connecting with development on the
south. There will be no park in this complex.
Engineering comments
1) Joe Wywrot stated there are sharp curves shown in the plans that do not
comply with the ordinance. Sgt. Diederich and Tim Fairfield stated
there are no traffic flow problems with eye brow intersections in
Heartland (similar engineering). Pete Huinker stated the road design is
intended as traffic calming in these developments.
1
2) The city needs to decide which right of ways are public and which are
private, not compromising the placement and maintenance of utilities.
All streets have front setbacks of 20' .
3) Mr. Cudney suggested Eric Dhuse call Jim Schwarz in Huntley
regarding water and sewer easement design issues, and Pulte will
provide plan sheets from Huntley for staff
4) The right of way is 46' in the duplex area, with a 4' sidewalk. The
developer will check with the Building & Safety department for the
ADA standard for width.
5) Pulte will provide a list of all variances by neighborhood, as an exhibit
to the annexation agreement.
6) There are two road stubs in Bailey Meadow that stub to ComEd right of
way. The main access for marketing will be the access off Route 47.
The comp plan shows the west property is R-2. The Bailey Meadows
road stub coming south would be eliminated when Del Webb is
approved.
7) Mr. Wywrot suggested a pedestrian access to the commercial area in
Bailey Meadows, however their may be an area of compensatory
storage in the SE Bailey Meadows corner, so the developer will look at
the possibility.
8) The developer will be obtaining ordinances, passed in other
communities, to address the use of golf carts on city streets. Sgt.
Diederich stated his concern that this ordinance may supercede the state
ordinance. John Whitehouse suggested a wider path standard, for areas
like Lot F, which may potentially contain a path into the adjoining north
property. Mr. Cudney will provide data in non-golf course Del Webb
communities to the staff.
9) Mr. Fairfield suggested a roadway connecting cul-de-sacs in Lots E.
He will be provided plans for Elgin & Shorewood communities
showing the roadway dimensions / plans.
10) In the SW corner, there is a temporary dead end and there may be a
connection across Galena. Neighborhood 8 needs fewer fittings per
Eric.
11) Barrier curbs are being recommended in the single family home area,
as per city ordinance. Staff is okay with the roll curb in the townhouse
areas.
12) An ADA analysis is needed for road classification. There is a
concern with the main access off Galena, with the east west loop 130
feet from the entrance.
2
13) General— comment #1 Some lots may be impacted because of the
Rob Roy Creek floodplain.
14) The developer is on Phase II on the archeological site. Mr. Cudney
stated was a farmhouse site, and his opinion was that the site could be
excavated and removed.
15) Joe Wywrot is concerned with the volume of restricted outfalls.
Because Rob Roy Creek is cold and ground water fed he suggested
submerged outfalls.
16) Jeff Freeman suggested that further west on Brummel the city may
want shallow wells.
17) The developer will address the pavement road thickness.
Landscaping comments
1) Additional information needed for the amenity center includes the
north road alignment, location of the tennis courts and parking spaces.
2) Mike Schoppe asked for an aerial, superimposing Westbury and
Bristol Bay, leaving the Del Webb development blank.
3) The developer will provide architectural standards. Mr. Schoppe's
recommendation is for a separate PUD agreement, per the city
ordinance.
4) The park department should give the developer input on the location
of the trail.
5) Public access is needed from Lot D.
6) Outfall should be discharged a minimum of 100' into a vegetated
swale.
7) Road detail for duplexes on sheet 15 should provide a minimum
parkway of 8'.
8) The landscaping in Lots A and B should reflect a natural shoreline.
The landscaping at the front entry should be identified as manicured
vs. natural.
9) Primary issues are density, architectural standards and the listing of
variances.
This will be scheduled for Plan Council on September 8th. The developer
will bring in PUD plans, response letter and architectural standards in the
office by Sept. 2nd. Staff comments to the new submittals will be mailed on
Sept. 9th. It will be at Plan Commission on Sept. 14th
Respectfully submitted by Annette Williams
3
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
September 1, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Kendaliwood Estates, Preliminary Plan Review, United City of Yorkville,
Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the Preliminary Plan for the referenced Willman Subdivision
consisting of the following material received to date:
• Preliminary Plan Application and Petition by John Tomisik, dated April 8, 2005.
• Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc.
consisting of 2 sheets with latest revision date of August 10, 2005.
• Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc.
consisting of 3 sheets with latest revision date of August 10, 2005.
• Preliminary Landscape Plan prepared by SEC Planning Consultants consisting of
5 sheets with initial issue date of August 10, 2005.
• Engineering Report for The Willman Property prepared by Smith Engineering
Consultants, Inc. dated April 7, 2005 which includes the following:
> Summary
> Location Map
> USGS Photo Exhibit
> Kendall County Soils Map
> Flood Insurance Rate Map 170341 0075 C
> Tree Survey
> Wetland Delineation Report
Consulting Engineers Specializing in Civil Engineering and Land Surveying
> Soils Report
> IHPA Correspondence
> IDNR Correspondence
➢ USF&WS Correspondence
• Letter from SEC dated August 10, 2005 responding to our previous review letter
dated May 19, 2005.
General
1. 14 acres of land has been added to the development since the initial
submittal in order to provide a secondary means of access. This secondary
access is proposed to Van Emmon Street. Also, apparently, additional
property has been added to provide a better access point to Illinois Route
126.
2. No part of the proposed development is located within a Special Flood
Hazard Area as identified by FEMA based on Flood Boundary and Floodway
Map 170347 0001, dated June 1, 1982.
3. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding endangered -
threatened species or natural areas. A clearance letter was received
December 30, 2004 from IDNR for the original property and an additional
request for clearance has been submitted to IDNR.
b. (IHPA) Division of Preservation Services regarding Historic and
Archaeological Resources. In a letter dated December 6, 2004 (Log #
025111704) the IHPA has requested a Phase I reconnaissance survey.
This Phase I reconnaissance should be expanded to include all of the
current subdivision.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (TEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (TEPA) Division of Public Water Supplies regarding water supply and
distribution.
f. (TEPA) Division of Water Pollution Control regarding a Notice of Intent
(NOI) General permit to discharge storm water.
g. Illinois Department of Transportation, District 3 regarding point of access
to Illinois Route 126 and any required improvements.
G:1PubIic\YorkvilIe120041YO0430 Kendallwood Estates of Yorkville(Wi!man Property)ldocsklwywrotPrelirnPlan02.doc
•
We recommend that items a, b and g be received prior to Preliminary Plan approval.
Items c, d, e &f will be required prior to the start of construction activities.
4. A Natural Resource Information Report should be applied for and prepared
by the Kendall County Soil and Water Conservation District and submitted
for review.
5. A Preliminary Stormwater Management Report should be prepared and
submitted for review.
6. A Traffic Study should be prepared and submitted for review.
7. The Preliminary Engineering Plan should be resubmitted at a scale of 1 inch
= 50 feet so that all of the centerline elevation information and the proposed
utilities are readable. Also, the proposed detention basin contours should be
labeled.
Streets and Right of Way
8. We question under what conditions is the "alternate" entrance to Route 126
to be implemented.
9. Street lights should be added to the 300 Road southwesterly towards Route
126.
10. Street light spacing between Lots 60 and 68 does not meet City standards.
11. All block lengths substantially conform to City Standards with the exception
of 100 Road between 400 Road and 500 Road. However, due to the unique
nature of this property, we feel the proposed block length of 1599 feet versus
the City maximum of 1320 is warranted.
12. All proposed centerline geometry meets City Standards.
13. A list of proposed street names should be submitted to the U. S. Postal
Service and to KENCOM for approval. A copy of the letter approving the
names should be submitted to the City for their records. One name should
be drawn from the City's list of historic names.
14. The typical local roads street cross section should indicate the 70 foot right
of way width as shown on the Preliminary Plat.
15. Due to the extreme cross slopes on this property and the proposed rural
cross section, proposed cross sections should be generated at 50 foot
intervals and included in the final engineering plans.
G:\Public\Yorkville\2004\YO0430 Kendallwood Estates of Yorkville(Wilman Property)\docs\lwywrotPrelimPlan02.doc
Water Mains
16. Water main routing, looping and extensions for future use appear adequate
as presented except as noted below. The proposed system will be input into
the City model prior to our final recommendations during final engineering
review.
17. The water main along the east line of Lots 87 and 94 should be moved
westerly, away from the existing tree line to make it possible to be
constructed.
18. The 600 Road water main should probably be looped since it seems unlikely
and easterly extension would ever be installed.
19. Detailed review of fire hydrant and valve locations will be accomplished at
Final Engineering.
20.This development contains property in both the North Central and South
Central water system pressure zones. Unless a system booster pump/PRV
station is considered in conjunction with a water main extension to Van
Emmon Street, it is likely that about 30% of the proposed residences will
need individual PRVs.
21. The funding and timing of the construction of the required off-site water
mains which will serve this development will need to be established prior to
approval of a Final Plat.
Sanitary Sewers
22. The internal preliminary sanitary sewer layout appears adequate as
presented except as noted below and provides service to all proposed lots.
23. It is anticipated that the ComEd interceptor sewer will be available for use by
this development. The location and elevation of that interceptor will need to
be verified at Final Engineering.
24. The sanitary sewer on the 400 Road should be stubbed to the east property
line as was the water main.
Storm Sewers
25. Additional topography should be provided for the area to which the 300
Road ditches and culverts are tributary.
G:1Public\Yorkville\2004\Y00430 Kendallwood Estates of Yorkville(Wilman Property)\docs\IwywrotPrelimPlanO2.doc
26. The design engineer should be advised that a detailed design report for the
ditches, cross road culverts and driveway culverts will be required with the
Final Engineering Plans.
27. Extreme erosion and sediment control measures will need to be
implemented and diligently maintained until this site is revegetated.
Preliminary Plat of Subdivision
28. The southwesterly extension of the right of way between Lots 95 and 96
should be included within the boundary of the subdivision and the legal
description should be amended to include this area as well.
29. The Plat should include a certificate attesting to the accuracy of the
subdivision boundary or a separate Plat of Survey should be submitted
which contains the same legal description. Further, the bearings and
distances shown on the Plat around the boundary of the subdivision should
be reconciled with the legal description.
30. On Sheet 2, the center line of Van Emmon Road should be labeled.
31. The ultimate purpose of Lots 100 and 102 should be declared on the Plat,
i.e., Open Space.
32. The minimum total easement width of 20 feet (10 feet on each lot) has been
provided wherever sanitary sewers, water main or storm sewers are
proposed between lots.
33. Street names should be provided on the Preliminary Plat in accordance with
comment 13 above.
34. On Sheet 2, the curve table lists the right of way radii at the intersections as
23 feet. These should all be 25 feet in accordance with City ordinance.
35. Since this is a conventional subdivision and not a P.U.D., the Zoning
Department should comment on the proposed setback lines for Lots 5, 6, 91
and 92 with regard to Lots 95, 96, 98 and 97 respectively and the nearby
right of way.
Conclusion
Our review of this Preliminary Plan will continue as the above comments are
addressed by the developer and the design engineer and additional information
is submitted as requested. If you have any questions or require additional
information, please contact our office.
G:\Public\Yorkville120041Y00430 Kendallwood Estates of Yorkville(Wilman Property)\docsuwywrotPrelimPlan02.doc
Sincerely,
NGINEERING ENTERPRISES, INC.
iiip /
/f r
/ John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
JWF, EEI
Scott J. Mai, P.E., SEC, Inc. .
G:1Public\Yorkville120041YO0430 KendeIlwood Estates of Yorkville(Wilman Property)idocsllwywrotPrelimPlan02.doc
Sep . 6 . 2005 8 : 35AM No • 9355 P . 2/3
C,„
Schoppe Vesiyn Associates, lnc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551.3355
Oswego, IL 60543 Fax (630) 551-3639
September 6, 2005
MEMORANDUM
To: Tony Graff, City Administrator
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Kendallwood Estates - Willman Property
We have reviewed the Preliminary Plat dated 8/10/05,the Preliminary Engineering Plans
dated 8/10/05, and the Preliminary Landscape Plans dated August 10, 2005 prepared by Smith
Engineering Consultants, and provide the following comments.
General
1, The majority of this property has been previously annexed to the City and is currently
zoned R-2. The R.O.W. which connects the main portion of the site to Rt. 126 is not
currently in the City and will need to be annexed.
Preliminary Plat
1. If the new Rt. 126 intersection is to be part of this development as suggested in Smith
Engineering Consultants' August 10, 2005 letter, then the entire right of way needs to be
shown on the Preliminary Plat including the connection to Rt. 126 and the entrance road
into Crooked Creek Woods subdivision, This same information needs to be shown on the
preliminary engineering.
2. The proposed lot sizes and bulk regulations are consistent with the R-2 zoning standards.
3. Show the Van Emmon Road right of way in sufficient detail to be able to identify the
intersections location.
4. Identify contiguous property lines and zoning for the northerly 14-acres.
5. Identify ownership of lots 95 through 103.
6. The wetland report should be submitted to our office for review prior to Preliminary
Engineering approval.
• Pip 1 of 2
Sep . 6 . 2005 8 : 35AM No . 9355 P • 3/3
Preliminary Engineering
1. Show the limits of the delineated wetland on lot 99.
2. Trees to be preserved and trees to be removed need to be identified on the Preliminary
Engineering Plan. A tree removal permit will need to be issued in accordance with the
City's tree preservation standards,
Preliminary Landscape Plan
I. The proposed plantings comply with the City's Landscape Ordinance.
If you have any questions, please call.
CC: Mayor Art Prochaska
Liz D'Axtna, Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
John Whitehouse, EEl
Anna Kurtnian, Zoning Administrator
rage 2of2