Plan Council Packet 2005 10-13-05 i cuir ���D Cary
� F o United City of Yorkville
800 Game Farm Road
Plan Council EST isss Yorkville Illinois 60560
Sept. 8, 2005
,� Telephone: 630-553-4350
Attendees: 611 il1.4 O�
Fax: 630-553-7575
Tony Graff, City Administrator John Whitehouse, EEI ilk"°"�`°'"" ��?
Tom Lindblom, BKFD Jeff Freeman, EEI CE tV
Mike Schoppe, Schoppe Design Assoc. Eric Dhuse, Dir. of Public Works
Anna Kurtzman, Zoning official Laura Brown, Dir. of Parks & Rec.
Sgt. Ron Diederich, Police Dept.
Guests: PLAN COUNCIL AGENDA
Patti Bernhard, DBC & W Scott Mai, Smith Engineering Thursday, October 13, 2005
John Tomasik, Kendall Land Dev., LLC Wesley Dydyna, Kendall Land Dev.
9:30 a.m.
The meeting was called to order at 9:35 am by Mr. Graff. The Sept. 1 minutes were CITY CONFERENCE ROOM
approved after one minor change.
Kendallwood Estates (Willman Property)—Preliminary Plan 8:30 a.m. Staff Meeting
Schoppe comments 1. Minutes for Approval/Correction: September 8, 2005
1) The Rt. 126 intersection right in and right out needs to be shown on the
preliminary plat. It will be two lanes. Then a note should be added to the plans
identifying a proposed for future full access. According to Mr. Mai, it may tie in 2. 9:30 a.m. - PC 2005-46 Prestwick of Yorkville - Final Plat
through the commercial area and they have received an engineering okay for the
geometry. 3. 10:30 a.m. - PC 2005-16 Kendallwood Estates - Preliminary Plan
2) The plat should be marked with the center line and right of way of Van Emmon.
3) On the road stub to the east,parcel lines and owner names should be added so 4. 11:30 a.m. - PC 2005-26 Eldamain Center for Business - Preliminary PUD Plan
staff can determine appropriate road location.
4) The wetland report is needed.
5) Tree removal should be according to the tree preservation ordinance.
1:00 p.m. Staff Meeting regarding Konicek and Hageman Parcels
Engineering comments
1) The right in, right out access should meet the 80 degree requirement for full
access, as stated in the subdivision ordinance.
2) It was agreed for preliminary play that a 66' right of way with curb and gutter will
be shown. During final engineering, they will look at rural cross section to save
additional existing trees.
3) This is a two zone water supply area, and looping will be determined in final
engineering. Locked hydrants may be utilized on the lower pressure mains.
4) No EPA permits will be issued without annexation to the sanitary district.
5) Lots 100 and 102 should be labeled as open space or for storm water
management.
6) Out lots 95 and 96 will not be on the final plat, as there is no entrance there onto
Rt. 126.
2
7) Lots 95, 96, 97 and 98 should be 20 feet minimum width and will be landscape
easements, not lots. Lots 5 and 6 will be corner lots when Lots 95 and 96 are
revised as landscape easements.
8) Street names should be added.
9) A road stub to the east is needed. The road may move to the south because of a
grading problem. Information is needed on the plat regarding the adjacent parcel
and owner. Currently there is gravel road along the fence to the east.
This is scheduled for Plan Commission on October 12, with 35 revised preliminary plans
due in by October 4th. Revise preliminary plans are to be submitted by Sept. 20 for
additional discussion at the Sept. 22 plan council.
Respectfully submitted by Annette Williams
Oct . 7 . 2005 10: 39AM No . 9642 P • 2/3
s - (
' ( cry
Schope eAssociates, enc.
Landscape Architecture and Land Planning
126 S.Main St. Ph. (630)551-3355
Oswego,IL 60543 Fax(630) 551-3639
October 7, 2005
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Prestwick Final Plat—Unit 1
We have reviewed the Final Plat dated 8/15/05,the Final Engineering Plans dated 8/16/05, and
the Final Landscape Plans dated July 29, 2005, all prepared by Smith Engineering Consultants,
and provide the following comments.
Final Plat
1. The overall street network, open space system and lot layout is consistent with the
Preliminary Plat.
2. The lot sizes, setbacks and lot widths are consistent with the R-2 zoning standards.
Final Engineering
1. The City's Park Development Standards require written approval by the Park and
Recreation Department prior to stockpiling material on park sites. The Parks Department
should begin to develop preliminary development plans for the park site to help
determine if any stockpiling would be acceptable. Any authorization to stockpile should
clarify the timing for topsoil removal.
2. Water and sanitary sewer service need to be stubbed to the park site,
3. A maintenance and monitoring plan needs to be prepared and submitted for the
stormwater management areas on lots 361, 362 and 367.
Final Landscape Plans
1. The plans identify an 80' — 150' wide landscape buffer along Route 126. The proposed
plantings in the buffer consist primarily of bluegrass turf and informal clusters of
ornamental shade and evergreen trees. This design would create an attractive landscape,
N.l ori
Oct . 7 . 2005 10 : 39AM No . 9642 P . 3/3
•
however, it would not be any different than other nice looking landscapes throughout the
City. One of the objectives of the City Council is that developments south of the river
look somewhat different than other developments. One of the important objectives of the
Comprehensive Plan design guidelines is that the landscaping in the City's "Gateways",
of which Route 126 is one of, be used to create"the natural feel of the rural landscape"
and "to enhance the rural identity". We recommend that the design style for the buffer
landscape be revised to more directly accomplish these goals. Elements such as fencing,
wood lots, naturalized turf,prairie or wind breaks might be considered as potential rural
landscape elements.
If you have any questions,please call.
CC: Liz D'Arma, Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
John Whitehouse, EEI
Anna Kurtman, Zoning Administrator
"L 2 OF 2
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, 52
Cr„
Wheeler Road • Sugar Grove, IL 60554
TEL:630/466-9350
FAX:630/466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
October 6, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Final Plat and Final Improvement Plan Review, Prestwick of Yorkville, Unit 1,
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the Final Plat and Engineering Improvement Plans for the referenced
Prestwick of Yorkville, Unit 1, consisting of the following material received to date:
• Application and Petition for Final Plat approval dated September 1, 2005.
• Final Plat of Subdivision for Prestwick of Yorkville, Unit 1, prepared by Smith
Engineering Consultants, Inc. consisting of 6 sheets with initial issue date of
August 15, 2005.
• Civil Engineering Plans for Prestwick of Yorkville, Phase 1, prepared by Smith
Engineering Consultants, Inc. consisting of 84 sheets with initial issue date of
August.16, 2005.
• Storm Water Management Report for Prestwick of Yorkville Subdivision
prepared by SEC, Inc. dated of August 17, 2005.
• Drainage Report and Storm Sewer Sizing for Prestwick of Yorkville, Phase 1,
prepared by Smith Engineering Consultants, Inc. with initial issue date of
August 22, 2005.
• Agricultural Existing Drain Tile Investigation Plan for Prestwick Subdivision
prepared by Huddleston-McBride Co. dated July 7, 2005.
• Report of Soils Exploration prepared by Testing Service Corporation dated
December 10, 2003.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Non-Jurisdictional Determination letter from the U. S. Army Corps of Engineers
dated January 22, 2004.
• NRCS letter to Hey and Associates dated December 23, 2003.
• Consultation Agency Action Report from IDNR (Project Code 0401854) issued
October 20, 2003 stating "consultation terminated".
• 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.
• Copy of NRI Report Application to the Kendall County Soil and Water
Conservation District dated June 23, 2005.
• Copy of IEPA NOI, undatedand website printout of received NOls showing a
received date of June 29, 2005 for this application. Note: If this permit has been
issued, a copy should be forwarded to the City.
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
• 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 0075 C
dated July 19, 1982.
Final Plat
1. The Topographic Study required by 765 ILCS 205/2 should be submitted for the
City's permanent record and filing.
2. The Final Plat is clear and very well presented.
3. Lines 9 through 13 of the legal description in the Surveyor's Certificate do not
correspond with the face of the Plat.
4. In the Note Box on Sheet 1, the abbreviation S.W.M. should be expanded to
S.W.M.E. — Storm Water Management Easement. This abbreviation should be
modified where it appears on other plat sheets as well.
G:\Public\Yorkville\2004\Y00420 Stewart Farms(Illinois Rte 126)\docs\IwywrotO3FinalEngPhasel_01.doc
I
5. In the Note Box on Sheet 1, note 6 is duplicated in note 9 and note 7 should be
removed from the Final Plat.
6. In the Note Box on Sheet 1, note 13 should be revised to read "Public Utility and
Drainage Easements are hereby granted to the United City of Yorkville over all of
Lots 357, 358 and 360-363.
7. On Sheet 2, the document number should be filled in for the previous
conveyance to IDOT for the Route 126 right of way.
8. Reference to and line work for "Prestwick Unit 2" should be removed from the
Plat since it does not yet exist.
9. The Kendall County Engineer's Certificate and the Kendall County Highway
Department Certificates should be removed from Sheet 6.
10.The Stormwater Management Easement Provisions should be added to the Plat.
11.The Pedestrian and Bike Trail Easement Provisions should be added to the Plat.
12.In addition to the City's standard Public Utility and Drainage Easement
Provisions, the standard ComEd and SBC Easement Provisions should be added
to the Plat.
Engineering Improvement Plans
13. I have not yet completed compiling the engineering plan review comments from
our staff but will have those available in final form by close of business Tuesday,
October 11.
If you have any questions or require additional information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
1 ,7
, _
John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
JWF, EEI
PJH/DWS/GEK, SEC
G:\PubliclYorkville120041YO0420 Stewart Farms(Illinois Rte 126)1docs\IwywrotO3FinalEngPhasel_01.doc
•
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
October 6, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Kendallwood 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 September 20, 2005.
• Preliminary Engineering Plan prepared by Smith Engineering Consultants, Inc.
consisting of 4 sheets with latest revision date of September 20, 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 September 22, 2005 responding to our previous review
letter dated September 1, 2005.
General
1. No part of the proposed development is located within a Special Flood
Hazard Area as identified by FEMA based on Flood Boundary and Floodway
Map 170347 0001, dated June 1, 1982.
2. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding endangered -
threatened species or natural areas. 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. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (IEPA) 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.
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.
G:\Public\Yorkville\20D4\YO0430 Kendallwood Estates of Yorkville(Wilman Property)\docs\IwywrotPrelimPlan03.doc
•
3. A Natural Resource Information Report should be applied for and prepared
by the Kendall County Soil and Water Conservation District and submitted
• for review.
4. A Preliminary Stormwater Management Report should be prepared and
submitted for review.
5. A Traffic Study should be prepared and submitted for review.
Streets and Right of Way
6. All block lengths substantially conform to City Standards with the exception
of Benjamin Street between Tomasik Court and Dydyna Court. However,
due to the unique nature of this property, we feel the proposed block length
of 1589 feet versus the City maximum of 1320 is warranted.
7. Proposed street names have been provided on the Plat and Plan. A list of
the proposed street names should be submitted to the U. S. Postal Service
and to KENCOM for approval. A copy of the letter approving the names
should be submitted to the City for their records. One name should be
drawn from the City's list of historic names.
Water Mains
8. 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.
9. The trees along the east line of Lots 88 and 95 should be evaluated as to
whether or not they should be preserved, and if so, the water main moved
westerly to make it possible to be constructed without damaging the trees. If
moving this main is necessary, a lot reconfiguration may be necessary since
Lot 88 will have a limited buildable area.
10. The water main stubs at Lots 87, 95 and 55 should not extend onto
adjoining properties without easement acquisition.
11. We believe it advantageous to loop the Buhrmaster Lane water main back
(300 feet) to Benjamin Street in the south parkway of Buhrmaster Lane
instead of a 600 foot run down rear and side lot lines.
12. Detailed review of fire hydrant and valve locations will be accomplished at
Final Engineering.
G:\PublicWorkville\20041YO0430 Kendal!wood Estates of Yorkville(Wilman Property)\docslIwywrotPrelimPlan03.doc
13.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.
14. 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
15. The internal preliminary sanitary sewer layout appears adequate as
presented except as noted below and provides service to all proposed lots.
16. 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.
17. In light of comment 11 above, the sanitary sewer on Buhrmaster Lane will
need to be moved southerly into easements on Lots 56 and 57. This sewer
should be stubbed, (i.e. ended with a manhole, flow thru invert, boot and
cap) to the easterly end of Buhrmaster Lane. Also, the invert elevation
shown for the manhole in front of Lot 56 is incorrect.
18. The east invert of the drop manhole near the southeasterly corner of Lot 40
should be raised to lessen the slope of the sewer to the east to much less
than 12 percent.
Storm Sewers
19. 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.
20. Extreme erosion and sediment control measures will need to be
implemented and diligently maintained until this site is revegetated.
Preliminary Plat of Subdivision
21. The Plat should be signed by the Professional Land Surveyor. Further, the
bearings and distances shown on the Plat around the boundary of the
subdivision should be reconciled with the legal description. Repeat
comment.
G:\Public\Yorkvitle120041Y00430 Kendal!wood Estates of Yorkville(Wi(man Property)kiocsllwywrotPrelimPlan03.doc
22. The ultimate purpose of Lots 96 and 100 should be declared on the Plat,
i.e., Open Space, Stormwater Management, etc.
23. The open space areas adjacent to Lot 4 and the Benjamin Street right of
way heading towards Illinois 126 should be labeled or dedicated as public
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.
Sincerely,
ENGINEERING ENTERPRISES, INC.
11114 ir
Appol
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:1PublicWorkville120041Y00430 Kendal!wood Estates of Yorkville(Wilman Property)ldocsllwywrotPrelimPlan03.doc
Oct . 7 . 2005 8 :36AM No . 9636 P. 2/3
PC,/ I (I)
Schoppe Design Associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego,IL 60543 Fax(830)551.3838
October 7, 2005
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Kendallwood Estates - Willman Property
We have reviewed the Preliminary Plat dated 9/20/05, the Preliminary Engineering Plans
dated 9/20/05,prepared by Smith Engineering Consultants, and provide the following
comments.
Preliminary Plat
1. The south R.O.W. line for Benjamin Street between C23 and C24 should be
coincidental with the south property line to allow for possible future access to the
adjoining property.
2. A street connection needs to be provided to the adjacent property to the south. We
recommend that it generally be in the location of lot 8.
3. Show the Van Emmon Road right of way. We need to identify what part of
Van Emmon Road, if any, needs to be dedicated.
4. Identify contiguous property lines along the north and west sides of the northerly 14
acres.
5. Identify the area east of lot 14 as open space and assign a lot number.
6. We would agree with the recommendation found on page 7 of the submitted wetland
report,that a minimum 75' buffer measured from the edge of the wetland be
established. All construction activity should be kept out of this buffer. The
preliminary plat should be revised to reflect this buffer. We have forwarded a copy of
the wetland report to the City's wetland consultant for further input on the quality and
extent of the existing wetlands.
Quite)of/
Oct . 7 . 2005 8 :36AM No . 9636 P . 3/3
7. The location of Buhrmaster Lane is shown stubbing into the Tom Plank property
which is a relatively narrow parcel in an east west direction.
Immediately east of the Plank property is a developed county subdivision. We
recommend that Buhrmaster Lane be moved slightly south, generally in the location of
lot 58, and aligned such that it can provide access to both the Plank property and the
Holmberg property.
8. Identify on the plat how maintenance access to lots 100 and 101 will be provided.
Preliminary Engineering
1. Trees to be preserved and trees to be removed need to be identified on the Preliminary
Engineering Plan. This needs to also include the northerly 14 acres. A tree removal
permit will need to be issued in accordance with the City's tree preservation standards.
2. Note 2 on Sheet 4 of 4 indicates that the trees from the R.O.W. line up to the building
setback line will be removed. Clarify why those trees will be removed.
If you have any questions,please call.
CC: Liz D'Anna, Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
John Whitehouse, EEl
Anna Kurtman, Zoning Administrator
/oye 2 of 2
cam au:
52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.eeiweb.com
•
Engineering
Enterprises,
Inc.
October 6, 2005
Mr. Joseph A. Wywrot, P.E.
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 September 2, 2005.
• Preliminary Engineering Plan prepared by CEMCON, Ltd. consisting of 1 sheet
dated September 2, 2005.
• Preliminary Landscape Plan prepared by HKM Architects and Planners, Inc. dated
June 3, 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.
We offer the following comments:
Consulting Engineers Specializing in Civil Engineering and Land Surveying
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. (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. IDOT regarding the proposed access to U. S. Route 34.
h. Kendall County Engineer with regard to access to Eldamain Road.
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
G:1Public\Yorkvifle\20051Y00502 Inland,Eldamain-Route 34\docsMwywrotPrelimPlan02.doc
improvements or additional right of way to be provided in conjunction with the proposed
access. For item h, we recommend that preliminary comments from the Kendall County
Engineer be received, prior to Preliminary Plan approval, addressing the proposed
access location on Eldamain Road 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 minimum centerline radius per the City's Subdivision Ordinance is 500 feet
for business and industrial districts. The curve in front of Lot 4 is proposed to
have a radius of about 185 feet while the other 2 curves near Lot 11 have radii
of 325 feet and 350 feet. Due to the property configuration, it will be difficult to
modify the Lot 4 curve with this land plan, but the others near Lot 11 should be
revised to a minimum of 500 feet, maintaining the required 200 foot tangent
distance which has been provided. The curve in front of Lot 4 could be
eliminated by extending the north-south road between Lots 3 and 4 to the north
property line. Schoppe Design Associates should comment on the land plan.
11. 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 and in comments
requested from the Kendall County Engineer.
Preliminary Engineering Plan
12. Proposed street names should be added to the Plans.
13. 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/Whispering 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.
14. The installation of a Pressure Reducing Valve will be premature and
unnecessary at this time. An easement (35' x 35') has been provided at the
northeast corner of Lot 12 and southeast corner of Lot 13, as requested, 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 northwest
corner of Lot 1 or the southeast corner of Lot 6.
15. All other fire hydrant and valve spacing appears adequate at this preliminary
stage. Specific locations will be reviewed in detail at Final Engineering.
G:\Public\Yorkville\2005W00502 Inland,Eldamain-Route 34\docs\lwywrotPrelimPlan02.doc
16.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.
17. The sanitary sewer system as proposed appears adequate to serve the
proposed lots.
18. The proposed street light layout meets the City's spacing requirement. Some
lights may have to be moved from the water main side of the roadway where
they are now proposed.
19. We should discuss providing utility stubs (sewer and water) to the property
southerly of Lot 11 and to the property westerly of Lots 12 and 13 at the
respective owner's cost.
20. 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.
21. There appears to be an extra storm sewer line at the rear of Lot 8.
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.
John T. Whitehouse, P.E., P.L.S.
Senior Project Manager
pc: Liz D'Anna, Administrative Assistant
JWF, EEI
Mike Mueller, P.E., CEMCON @630-862-2199
Rodger Brown, Inland Group
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Oct . 7 . 2005 7 : 53AM No .9635 P . 2/4
Schoppe Design Associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551.3355
Oswego, IL 60543 Fax(530) 551-3639
October 6,2005
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Eldamain.Center for Business
We have reviewed the Preliminary P.U.D. Plat dated 9/02/05 prepared by Cemcon, Ltd., the
Preliminary Engineering Plan dated 9/2/05 prepared by Cemcon, Ltd., and the Preliminary
Landscape Plan dated June 3, 2005,prepared by HKM Architects & Planners Inc., and
provide the following comments.
General
1. This property was annexed and zoned in 1999 with an Annexation and Planned Unit
Development Agreement identified as Ordinance No. 1999-3. Section 2C on page 3
identified that the property shall develop in substantial compliance with City
ordinances, in effect at the time of the passage of the agreement for a period of 5
years. With the 5 years having lapsed,the ordinances that we are reviewing the
proposal against are the current P.U.D., zoning and subdivision ordinances.
2. Per the City's P.U.D. ordinance, prior to the City's approving a Preliminary P.U.D.
plan, a Concept P.U.D. Plan is to be reviewed by the Plan Commission and City
Council. I don't believe this has been done for this proposal, and therefore the City
should provide direction to the petitioner as to whether or not they will be required to
go through Conceptual P.U.D. Plan review process.
3. Per the City's P.U.D. ordinance, the following additional documents are to be
submitted for review as part of the Preliminary P.U.D. Plan approval.
a. Aerial photograph illustrating the subject property and adjacent property within
'V4 mile of the site.
b. Photometric Plan. The City should provide direction as to whether this would
be appropriate at this time or not.
c. If requested by Plan Commission or City Council,preliminary architectural
drawings for all primary buildings. The Plan Commission and/or City Council
Y►go I a)
Oct . 7 . 2005 7 : 5304 No • 9635 P. 3/4
should provide input to the petitioner as to whether or not the preliminary
architecture is appropriate at this time or not.
d. Zoning Plat
Preliminary P.U.D. Plat
1. The following additional information should be added to the plat:
a. Percent of lot coverage
b. Municipal limits
c. Footprints of non-residential buildings. The City should provide direction as
to whether this is appropriate at this time.
d. Off street parking and loading areas
2. It is a possibility that Road B will ultimately be extended north and east to become
New Faxon Road. As is shown on the Comprehensive Plan, New Faxon Road will
serve to provide access and to separate residential and office land uses immediately
east of this site. New Faxon Road is identified in the City's Transportation Planning
Report as an 80' R.O.W., 39' B/B collector. Therefore, we recommend that
architectural standards for the building facades facing Road B and landscaping
standards for the lots along Road B be established as part of the Preliminary P.U.D.
Plat approval.
3. Road A should be extended north and provide a future road connection to the
Brummel Property.
4. A note should be provided on the plat that states that a public access easement will be
placed on lots 12 and 13 to provide access to Old Second National Bank Trust#8560
property to the west of this site.
5. We recommend that a note be added to the plan that identifies that the permitted uses
are those uses allowed under the City of Yorkville Ordinance in all"B" Business
Classification District, "0" Office District, and "M-1" Limited Manufacturing
District, which are set out in Exhibit"G" of the annexation agreement,that is used in
relation to retail sales on the subject site.
Preliminary Engineering Plan
1. No comment.
Page 2of)
• Oct . 7 . 2005 7 : 53AM No • 9635 P. 4/4
Preliminary Landscape Plan
1. The annexation agreement(Exhibit F)establishes some landscape standards for
certain portions of this site. The plan should be revised to incorporate these standards
as well as the standards from the City's landscape ordinance.
2. The plan should be revised to reflect the current site plan.
If you have any questions,please call.
CC: Liz D'Anna, Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
John Whitehouse, EEI
Anna Kurtman, Zoning Administrator
Roger Brown, Inland
Page 1 of 5
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LETTER OF TRANSMITTAL
TO: LIZ D'ANNA FROM: JASON SAHIN
COMPANY: UNITED CITY OF DATE: 6 OCT 2005
YORKVILLE
800 GAME FARM RD RE: KB HOME KONICEK AND
YORKVILLE, IL 60506 HAGEMAN PROPERTIES
630-553-4350
❑ URGENT 0 FOR REVIEW 0 PLEASE 0 PLEASE REPLY
COMMENT
NOTES/COMMENTS:
Enclosed please find the following:
Copies Description
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