Plan Council Packet 2005 10-27-05 4,03 car o United City of Yorkville
` '� 800 Game Farm Road
EST. ` a 1836 Yorkville, Illinois 60560
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` Telephone: 630-553-4350
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PLAN COUNCIL AGENDA
Thursday, October 27, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Minutes for Approval/Correction: October 13, 2005
2. 9:30 a.m. - PC 2005-49 Oak Grove Subdivision - 1 1/2 Mile Review
3. 10:00 a.m. - PC 2005-13 MPI South - Concept PUD Plan
Plan Council D j W IF 7
October 13,2005
Attendees:
Mike Schoppe, Schoppe Design John Whitehouse, EEI
William Dunn, EEI Joe Wywrot, City Engineer
Bart Olson, City Intern Scott Sleezer,Park Department
Sgt. Ron Diederich, Police Dept. Tim Fairfield, Bristol Kend. Fire Dept.
Guests:
John Tomasik, Kendall Land. Dev. Wesley Dydyna, Kendall Land Dev.
Zolislow Baton, Kendall Land Dev. Attorney John Phillipchuck
Scott Mai, Smith Engineering Phil Stuepfert, SEC Planning
Dan Harder, Yorkville Farms Dev. Jim Olguin, Yorkville Farms Dev.
David Knott, Yorkville Farms Dev. David Schultz, Smith Engineering
Rodger Brown, Inland Michael Mueller, Cemcon Ltd.
The meeting was called to order at 9:35 by Joe Wywrot. The Sept. 8 minutes were
approved.
Prestwick of Yorkville—Final Plat
Engineering comments
1) Final plat comments # 1, 3 ,4, 5, 6, 7, 8, and 9 need to be addressed.
2) There are no specifically delineated pedestrian bike trail easements,but provisions
allow bike trails can be put in the storm water management easements at some later
date.
3) In this section all of the 20 foot easements (10 each side)have been provided for.
No changes in right of ways and lots are anticipated, unless there are changes in
sanitary sewers.
Land planning comments
1) The developer will need permission from the city to stock pile on the park site.
The park development standards are in the subdivision control ordinance, and the
ordinance states stockpiles are not allowed unless written authorization is received
from the City. There should be no top soil stock pile area shown prior to city's ok
of the engineering plans.
2) Mr. Olguin noted that currently top soil has been added to the park site. The
question may be " is this a park site before the plat is approved". The developer
will receive direction from the park board. The city needs the deed to the
park land, and a note on the plat that this property is "to be conveyed". The
developer has no intention to front fund the park, and will direct a letter to the
park board, with park development intentions. The letter will be to Scott Sleezer
by October 20th
This is scheduled for Plan Commission on Oct. 26th
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Kendallwood Estates (Willman property)—Preliminary plan
Land planning comments
1) There are two 6 acre properties west of this property owned by Holmberg (the
southernmost property is zoned R-2 and in city limits). West of there is McKenna
property now being considered for annexation by the city. The city is in need of
access to the properties west of Kendallwood property. Scott Mai will look at one
centralized location for a stub, between lots 66-69.
2) Mr. Schoppe supports the recommendation made by Smith Engineering regarding
the 75 foot buffer, but Mr. Phillipchuck believes it is not in the City code. Mr.
Wywrot suggested that the Ill. Corp of Engineering should provide a letter to the
city stating that this development would not be impacting the wetland.
3) John Whitehouse is proposing going between lots 94-95 and 88-89, as an alternative
to the water main along the east property line. Mains are stubbed to the east end of
Bador Street.
4) Lot 6 will be platted as a right of way, with a specific time frame (maybe 2-3 years
to be determined by the City Council), with the possibility this may become a build-
able lot if the road is not stubbed within this time frame.
5) The developer will look at reconfiguring lot 96 (for another build-able lot) and
asking the city to look at an alternative looking cul-de-sac.
6) Comment 23 - The entire strip south of the lot line lot 26 should be labeled as right
of way.
7) Offsite water main improvements are shown on the preliminary engineering plans
from 126 and 47. Final schematics will be conditional because of easements. Over
sizing recapturing language should be added to the final plat ordinance.
8) The storm water management is needed before preliminary plat approval.
Schoppe comments
1) There will be no park on this site.
2) The developer will provide a drive-able maintenance easement into lots 48 and
47, accessing lots 100 and 101. The language in the subdivision conditions
ordinance stating that in special situations the City may require a public sidewalk.
Joe Wywrot stated the sidewalk would be on one side. This would bring the
sidewalk down Van Emmon to Mille Street. The developer will check with Scott
Sleezer, for future bike trails.
3) No trails have been proposed in this development because of the topography
along the ComEd easement. The developer may look at a connection to the trail
at the top of Lot 98, but must consider the slope and public safety issues.
4) Mike Schoppe asked for the alternative road plans: 1) showing east road stub;
and 2) Lot 6 - reconfiguring lower lots.
This is scheduled for Plan Commission on November 9th , with revised preliminary
engineering and preliminary plat. On the road issue to route 126, an alternative will be
shown on the plat, showing the two options: 1) the road stub to the east will be shown
(with a note that this is a possible road access); 2) reconfiguration of lot 6.
2
Eldamain Center for Business—Preliminary PUD plan
Engineering comments
1) Official application should be checked as preliminary plan.
2) Submittal is needed of preliminary storm water reports, traffic study and soils
reports.
3) Comment 10— 500 feet is the minimum radius, and should be accomplished along
lot 11. If road A is extended to north property line, it should eliminate the need for
the radius and shortens the cul-de-sac. The stub should be clear east of the north
wetland area.
4) Water and sewer stubs southerly of Lot 11 —sewer is on the east side, a Y should be
established. A six inch stub may be needed so the road will not be dug up.
5) When the property is developed, stubs are need to access lot 12-13 and a cross
access easement agreement will be needed. Provision should be made that a sewer
main could be extended through lot 12-13 to the Sisisky road, where it would not
impact the access point.
6) Both lots 12 and 13 should have access easements, as the city needs flexibility to
allow traffic from Savitsky to the N/S road. An easement note should be on the
plan.
7) The city needs access point comments by Fran Klaas, and a response from IDOT.
8) The pressure reducing valve (comment 14 ) will be addressed at final engineering.
9) The developer should check with the building department for fire suppression
information for a possible booster pump.
10) The developer will contact Mary DeLahr regarding pending sewer and water
recapture agreements regarding Rt. 34 crossing.
Schoppe comments
1) Inland has no building drawings at this time. Per the city's new ordinance
(comment 3) a commitment is needed for architectural standards and a
photometric plan is needed for a preliminary plan for approval.
2) The developer will resubmit a concept plan for review, which first goes to the
plan commission, then the Committee of the Whole,then City Council.
The developer will be scheduled on the October 26 Plan Commission, submitting aerial
photos and re-petitioning for a concept plan.
Minutes submitted by Annette Williams
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United City of Yorkville Memo
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800 Game Farm Road Yorkville, Illinois 60560
`�` Tele hone: 630-553-8545
C! �� Fax:p 630-553-3436
Date: October 21, 2005
To: Liz D'Anna, Administrative Assistant _
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From: Joe Wywrot, City Engineer \
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CC:
Subject: Oak Grove Subdivision—Plat & Plan Review
I have reviewed the proposed plat dated 9/16/05 and plan dated 9/15/05 for the referenced
development and have the following comments:
Plat
• All right-of-way lines at intersections and the necks of cul-de-sacs should be
rounded off with 25' radii.
• The cul-de-sac ROW radii should be 65 feet.
• The intersection of Long Grove Road and Highpoint Road should be at least 400
feet from the Tanglewood Trails Drive intersection. They are proposed to be
about 290 feet apart.
• The cul-de-sac at Lots 27-30 is too long to be considered an eyebrow cul-de-sac.
This roadway should have a separate name.
• The Utility Easement language should also grant rights to Kendall Township and
Kendall County.
• A blanket utility easement should be dedicated over Outlots A and B.
• The typical lot detail should be revised to have utility and drainage easements
dedicated along the side and rear lot lines, not just drainage easements.
Plan
General:
• I will defer to Kendall County regarding review of the storm sewer design and
detention pond volumes. See below for pond grading comments.
• Public sidewalk should be constructed along the frontage of all lots and along the
Highpoint Road frontage. Provide a sidewalk detail.
• Provide a striping and signage plan.
• Provide an erosion and sediment control plan.
• Provide information on the landscaping proposed for the detention basins.
• Provide benchmark data.
Sheet 2:
• Streetlight#2 should be moved to the Lot 23/24 common lot line. Streetlight#4
should be moved to the Lot 19/20 common lot line. Provide a streetlight details.
Sheet 7:
• A flat area at least 10 feet wide should be provided between the top of the slope of
Basin A and the sidewalk along Highpoint Road.
Sheet 13:
• Provide a special detail and/or cross-section for the bottom of Pond A.
Sheet 14:
• The curb radii at Highpoint Road should be 40 feet.
• Long Grove Road is proposed to be 35-feet wide B-B, and Acorn Drive is
proposed to be 33-feet wide. Both roads appear to be unnecessarily wide. They
could both be reduced to 30-feet B-B.
Sheet 18:
• All cul-de-sac radii should be 50 feet to the back of curb.
Sheet 20:
• Highpoint Road is a collector road, and should be widened to collector road width
at least through the re-construction zone.
Sheet 37:
• All new or reconstructed roadways should have Amoco 4551 non-woven
geotextile fabric or approved equal placed at subgrade to 12 inches back-of-curb
or to the edge of shoulder.
• Curb and gutter should be B6-12.
• The Highpoint Road typical section should call for 4.5 inches of Bituminous
Binder Course.
If you have any questions regarding this matter, please see me.
Oct • 20 2005 4: 11PM No . 9745 P . 3/3
)-.c( �J ` L ((
Schoppe Design Associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph, (630) 551-3355
Oswego, IL 60543 Fax(630) 551-3639
October 20, 2005
MEMORANDUM
To: Mayor Art Prochaska
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Oak Grove Subdivision—Tucek Property
We have reviewed the Final Plat dated 9/16/05 prepared by Phillip D. Young and Associates.
We recommend that the City recommend to Kendall County approval of the plan subject to
addressing the following comments.
General
1. Should this property ever be annexed to the City of Yorkville, it would likely be zoned
Estate Class One—Family Residence District. The minimum lot size in this district is
one acre, with a minimum lot width of 200'. Although the proposed lot design criteria
does not meet these standards, it should be pointed out that there is significantly more
open space being proposed in this project than would be required by City Ordinance. We
estimate that under city ordinances, approximately 8 — 10 acres (15% - 20%) would be
required. The project is proposing 21.3 acres(43%). We suggest that the increased open
space is an appropriate trade off for the smaller lots.
2. The plan is consistent with the City's Comprehensive Plan.
Recommendations
1. The proposed front yard setback of 50' is consistent with City standards.
2. Either sidewalks or a trail system abutting each lot should be provided.
Please call with any questions or comments.
CC: Liz D'Anna, Deputy Clerk
Joe Wywrot, City Engineer
John Wyeth, City Attorney
fees i of t