Plan Council Packet 2005 12-01-05 _`�tiO co.o United City of Yorkville
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PLAN COUNCIL AGENDA
Thursday, December 1, 2005
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Minutes for Approval/Correction: November 17, 2005
2. PC 2005-54 Grande Reserve Unit 12 - Preliminary/Final Plat
3. PC 2005-55 Grande Reserve Unit 13 - Preliminary/Final Plat
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Plan Council
November 17, 2005
Attendees:
John Crois, Interim Administrator Anna Kurtzman, Zoning official
Mike, Schoppe, Schoppe Design Scott Sleezer, Parks Director
Eric Dhuse, Dir. of Public Works John Whitehouse, Engineering Enterprise
William Dunn,Engineering Enterprise Sgt. Ron Diederich, Yorkville Police Dept.
Guests:
Carrie Hansen, Wiseman-Hughes Mike Brandenburg, Tanglewood Homes
Patti Bernhard, DBCW Debbie Miller,Tanglewood Homes
The meeting was called to order at 10:15 am. There was one correction to the minutes
from the Oct. 27 minutes.
Windett Ridge Unit 3 - Concept PUD plan
Wiseman Hughes is seeking annexation and R-4 PUD zoning for 198 town homes,with a
gross density of 2.16 per acre. There is an extensive open space,with connecting east and
west road to Penman on the east, and providing a north-south connection to Windett
Ridge to the north and south to adjacent property. All residents will be able to walk or
drive to the commercial area. There is a 16.2 acre park site. The corridor into the city
will have extensive landscaping. The developer will look at leaving natural contours
intact.
Ms. Hanson stated they will look at the northeast area to see if they can square it up.
Driveways cuts on the minor collector may be reduced. They will have a three acre park
site, and the rest will be land cash. The park will have active recreational uses and they
would like a clear delineation between the park and school site, and hopefully,the trail
may provide that. Mr. Schoppe stated they had met with Dr. Engler, and the district
would like an elementary school on this site. The city will need to set up the design
standards for the school site in the annexation agreement. Mr. Whitehouse suggested the
school be sited on the higher ground, because the drainage area must be maintained. This
would save Wiseman-Hughes having to do extensive earth work.
The east west road is a minor collector with 70' right of ways. The developer needs to
readdress the horseshoe shaped road, which has less than 400 feet intersection spacing.
The developer has not had discussion with IDOT regarding the Rt. 47 entrance and hopes
to align it with and existing driveway across the street. The city is requesting 80' right of
ways consistently within the development,with the exception of the 28' back to back dual
outbound(adjacent to the island) exit to Rt. 47.
Currently the city trail in Windett Ridge is not on the ComEd right of way, and is east of
the right of way. The city should see if there are provisions for an easement along Rt. 47,
and this has not been secured. Needed is 20' alongside of and east of the ComEd ROW.
If successful in obtaining it,the city will vacate it. A second option may be moving the
trail west through the development. With this option,the city will deal with exclusivity
of YBSD easements and the placement of the trails over the easement. There will be a
separate HOA for this development. Public right of ways will be maintained by the
HOA.
The break point for sanitary sewer is in the midst of the development. The western
portion can be served initially. The developer may determine at a later time that the far
eastern section be built as single family,because of time constraints, and the potential
new lift station that may service that more isolated area. This will be addressed in the
PUD and annexation agreements.
The adjoining area to the east,which is the southern extension of Hudson Lakes,has not
been platted. On the east side of the tributary, the outfall will be adequate, as long as the
developer tiles to it.
Because of the topography differences to the streets,engineering grading deviations may
be considered.. The maximum on aprons now is 8%and the maximum after you are off
the apron is 10 %. Terraced retaining walls off the internal walls (to keep a
conventional rear)were suggested on the homes west of the detention area.
The city must determine if the landscape medians (separating private driveways)and
should extend out to the back of curb, or to stop at right of way line.
The developer will make PUD and concept applications.
Evergreen Farm Estates-Preliminary Plan
These changes were made after the developer reviewed the traffic plan: 1) one lot lost;
2) eliminated entrance to north parcel; 3) changed Fox Rd. entrance, after meeting with
Fran Klaas; 4) straightened out Pavillion Rd.; 5) detention areas will be planted in natural
prairie grass; 6)the southwest detention area will be planted in grass for play area.
The city is asking for an extension of Kaiden St. to the far west property line, as the city
would like to provide a second access to the Bortman property. The city can ask Fox
River Bluff to provide a stub in also. In addition,the city is looking for a land plan for
the Homestead parcel, so Sanchez Rd. and/or Alexander Rd. could be extended. The
developer has no option or first right of refusal in writing for the property. Another option
would be a stub between lots 39 and 40, leaving Sanchez and Alexander the same.
There is excess storm water in the basins at the Fox Rd. Gateway, and the berms need to
be pulled back from Fox Road. Mr. Schoppe also recommended shortening lots 24, 25
and 26 by 50-75 feet to widen the corridor. The park board had asked for a trail leading
to the park, and sidewalk will be ok to the park. In lieu of sidewalk on the north side of
the road,the sidewalk will be along the Fox Rd. /south side. The developer should check
if it is ok to put in the county right of way,with the city being responsible for the
sidewalk.
To be confirmed with YBSD is the interceptor placement in the Fox Road right of way.
The developer will contact YBSD for verification of geometries on right of way
easements along Pavillion Road. The city would request, should YBSD want an
exclusive easement, that landscaping could be added on top of the easement.
There will be a single street, either Sanchez or Abigail Lane(north of Alexander and west
of Evergreen Farm Road).
The developer will submit preliminary plat, engineering and landscape plans by Dec. 7t.
This is scheduled for plan council on Dec. 22"d
The meeting was adjourned at 11:50 am.
Minutes submitted by Annette Williams.
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52 Wheeler Road • Sugar Grove, IL 60554
TEL: 630/466-9350
FAX: 630/466-9380
www.eeiweb.com
Engineering
Enterprises,
Inc.
November 22, 2005
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Preliminary& Final Plat and Preliminary& Final Engineering Improvement Plans,
Grande Reserve North, Unit 12, (Neighborhood 5, Model Area Phase 1A)and Unit
13, (Neighborhood 3, Model Area Phase 1A)
United City of Yorkville, Kendall County, Illinois.
Dear Mr. Wywrot:
We have reviewed the Preliminary/Final Plats and the Preliminary/Final Engineering
Improvement Plans for the referenced Unit 12 Neighborhood 5, Model Area Phase 1 A and Unit
13 Neighborhood 3, Model Area Phase 1A. The Plats have been prepared by Midwest
Technical Consultants, Inc. and contains 3 sheets each with latest revision date of October 27,
2005 for each of the plats. The Engineering Improvement Plans have been prepared by
Cowhey Gudmundson Leder, Ltd. and contain 30 sheets with the date of August 26, 2005. We
offer the following comments:
In general, the Final Plat and Improvement Plans are clear and well presented. Street names
on future revisions of the Engineering Improvements Plans should be revised to agreed with
the street names presented for plat approval.
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.
G:\Public\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docsUwywrotO2GRUNITI2-01.doc
Consulting Engineers Specializing in Civil Engineering and Land Surveying
Title Sheet
1. Plans should be signed, sealed and certified by an Illinois Registered Professional
Engineer prior to final approval.
Sheet 2— Project Specifications
2. Underground utility note No. 23 should be revised to indicate that poured-in-place concrete
thrust blocks are required in addition to retainer glands.
Sheet 3— FMWRD Specifications
3. All items are satisfactorily presented.
Sheet 4- Master Index Plan
4. All items are satisfactorily presented.
Sheets 5 & 6— Master Utility Plan
5. The water modeling of the Grande Reserve North area has determined that adequate
domestic and fire flows can be delivered via two 8-inch connections off of the Mill Road 16-
inch water main. A valve should be located on the 16-inch main between these two (2) 8-
inch connections. See Plan and Profile Sheets section for all other detailed comments.
Sheet 7—Existing Field Tile Plan
6. All items are satisfactorily presented.
Sheets 8 & 9—Erosion Control Plan
7. The topsoil stockpile is not shown. A stockpile location(s) should be shown with silt fence
around the perimeter.
8. Riprap should be shown at all flared-end sections. Riprap is missing for the flared-end
sections on either side of Tuscany Trail.
9. Straw bales should be shown around CB 3-6 on sheet 8.
Sheets 10 through 17— Grading Plan
10. All lot corner and side peak elevations should be shown. Also, T/C elevations should be
shown for curb radii at all intersections.
11. The basins should be labeled in the grading plan.
12. Basin overflow weir locations should be called out on the grading plans.
G:\Public\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\IwywrotO2GRUNITI2-01.doc
13. All storm sewer lines should be shown on the grading plans.
14. The overflow route should be clearly marked behind Lots 5 and 6 (Sheet 11).
15. A sidewalk tee should be provided in the southeast corner of Street C and Street D in all
applicable sheets.
16. Correct symbols should be shown for inlets and catch basins.
17. CB 22 should be CB 21 (Sheet 10)
18. The label for the east invert of the culvert under Street D cannot be seen. Please move
the label to one side of the boundary line.
19. The inlets north of Units 13, 14, 15 and 16 should be shown on the grading plan.
20. The following rear yard elevations should be checked and revised to be within 2-10%
(Sheet number is in parentheses):
o Rear yard of Units 13 & 14 (15)
o Rear yard of Units 15& 16 (15)
21. The following side yard elevations should be checked and revised to be within 2-10%
(Sheet number is in parentheses):
o Between Units 7& 8 (10 & 11)
o Between Units 8 & 9 (10 & 11)
o Between Units 6 & & (11)
o Between Units 12 & 13 (15)
22. Water should not pool more than 6 inches on roadways. The following locations should be
revised to comply:
o Tuscany Trail, Sta. 13+00 (Sheets 10 & 11)
o Street C, Sta. 14+50 (Sheet 15) i
23. The invert elevations, inflow/outflow pipe sizes and rim elevations on following storm
structures on the grading plans do not agree with their details. (Sheet numbers are in
parentheses):
o Special Storm Structure No. 23 (10, 11 & 12)
o Special Storm Structure No. 14 (12)
o Special Storm Structure No. 17 (12)
o Special Storm Structure No. 1 (17, detail cannot be found)
24. The following storm structure should be revised (Sheet number is in parentheses):
o MH No. 22— NE and SW inverts should be 648.41 (10, 11 & 12)
o 15" FES No. 2—check invert elevation (17)
o 36" RCP between Ex. MH and Special Storm Structure No. 1 —check slope after
Special Storm Structure No. 1 is revised (17)
Sheets 18 through 21 — Plan & Profile
25. Trench back fill should be shown within 2 feet of all paved areas (roads, driveways, etc.)
26. Invert elevations should be provided for all sewer and watermain stubs.
27. All water services (including b-boxes), sump and sanitary sewer service connections
should be shown. (Detail included)
28. Hydrant spacing within the Model Areas appears to be adequate. Caution should be
exercised in the development of the remainder of these units to insure that coverage meets
the City's current Standards.
G:\Public\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs'JwywrotO2GRUNITI2-01.doc
29. The southeast intersection of Mill Street and Street "D" (Big Rock Boulevard) should be
provided with a 25' property line radius to match the southwest corner.
30. Several utility conflicts are unmarked. Utility conflicts should be called out at all locations.
31. The symbol for ST MH 3-84 should be revised to match other manhole symbols.
32. The utility conflict east of CB 3-6 on Sheet 20 should be revised so the B/P STM is 645.24
and the T/P WM should be adjusted accordingly.
33. The utility conflict west of ST MH 3-40 on Sheet 20 should be corrected so B/P STM is
646.32 and the T/P WM is adjusted accordingly.
34. On Sheet 20, the parkways in front of units 3 through 7 have far more pavement area than
turf area. The aprons at lots 4, 5 and 6 exceed the maximum driveway widths. We are
concerned about aesthetics and snow removal issues in this area. We suspect that this will
be a general concern in this area.
35. ST MH 5-3, ST MH 5-19, ST MH 5-32 and ST MH 5-35 on Sheet 21 are all located in
paved areas (driveway aprons), which is typically not allowed. Given the design limitations
in this area, we feel that an exception may be appropriate.
36. The following pipe lengths should be revised (Sheet number is in parentheses):
o ST MH 3-33 and 36" FES 3-32— 146 feet not 172 feet (19)
o ST MH 3-42 and 15" RCP stub—70 feet not 78 feet (19)
o ST MH 3-34 and ST MH 3-38—83 feet not 137 feet (20)
o ST MH 5-22 and 15" RCP stub—8 feet not 15 feet (21)
37. The following inverts should be revised (Sheet number is in parentheses):
o SAN MH 3-4—642.38 not 642.60 (19)
o ST MH 3-34— NW invert, 645.90 not 345.90(20)
38. The following pipe slopes should be revised (Sheet number is in parentheses):
o ST MH 3-33 to 36" FES 2-32—slope to be determined from basin HWL and pipe
length
o ST MH 3-34 to ST CB 3-38— 1.08% not 1.75% (20)
o ST CB 3-35 to ST CB 3-36—2.00% not 2.55% (20)
o 36" FES to ST MH 5-2—0.32% not 0.35% (21)
o ST MH 5-3 to ST MH 5-4—0.65% not 0.25% (21)
o ST MH 5-35 to ST MH 5-37—0.70% not 0.15% (21)
39. The following rim elevations should be revised to match the grading plan (Sheet numbers
are in parentheses):
o ST MH 3-33 (19)
o SAN MH 3-6 (20)
o ST CB 3-5 (20)
40. The types and diameters for the following structures should be provided (Sheet numbers
are in parentheses):
o SAN MH 3-3 (19)
o ST MH 3-34 (20)
41. The following storm structures should be changed to catch basins (Sheet numbers are in
parentheses):
o ST INL 3-41 (19)
o ST I NL 5-33 (21)
o ST INL 5-36 (21)
G:\PublicWorkville\20051Y00527 Pasquinelli Homes-Grande Reserve\docs\lwywrotO2GRUNITI2-01.doc
Sheets 22 &23—Street Lighting Plan
42. The street lighting plan is acceptable as shown within the model areas.
Sheets 24 &25— Pond Details and Additional Sanitary Sewer Profiles
43. All Special Storm Structure details should be revised to agree with the grading plans and
storm water drainage report. (e.g. Basin 10NW Restrictor Manhole No. 17 shows the inflow
pipe as a 36" RCP but the grading plans show 30" RCP)
44. Basin dimensions should be reasonably shown. (e.g. Basins 10S & 10 NW show the
bottom basin elevation at 645.50 and the FES invert at 645.50 but they are not shown at
the same elevation.)
45. The invert for SAN MH 5-34 should be 643.53 not 643.33.
46. The pipe information between SAN MH 5-25 and SAN MH 5-26 is missing.
Sheets 26 through 30—Construction Standards and Details
47. All items are satisfactorily addressed.
Preliminary/Final Plat- Unit 12
48. Concrete monumentation needs to be shown on the plat.
49. A Dedication Plat for realigned Mill Road will need to be recorded before this plat is
recorded.
50. "In the United City of Yorkville"should be included in the description under the plat title.
51. The plat should have only one name (i.e., "Grande Reserve Unit 12"). The second line
"Pasquinelli's The Colonies— Phase 1" should be deleted.
52. Lot 3026 should be covered by a Stormwater Management Easement, not a Public
Utilities and Drainage Easement. If this facility is to be maintained by a Homeowners
Association, it should be noted as such.
53. The Pedestrian and Bike Trail Easement Provisions are not necessary if no trails are
proposed for this unit.
54. The legal description for this unit needs to be included on sheet 3 of 3.
55. A tie needs to be included between the two lots be platted in this unit.
56. The southeast corner of Mill Road and Big Rock Boulevard shall have a radius right of
way of 25 feet.
Preliminary/Final Plat— Unit 13
57. Concrete monumentation needs to be shown on the plat.
G:\Public\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\Iwywrot02GRUNITI2-01.doc
58. The dedication for the additional right of way on Mill Road should be included in the plat
or dedicated prior to recording of this plat.
59. Similar to Unit 12 the Title of the Plat should be only"Grande Reserve Unit 13"with the
description "In the United City of Yorkville" shown under the title.
60. Lot 3028 should be covered as a Stormwater Management Easement. If this facility is
maintained by a Homeowners' Association, it should be noted as such.
61. The two additional Stomiwater Management Basins be constructed west and southwest
of Lot 3028 should be placed in an easement that will expire upon final platting.
62. The Pedestrian and Bike Trail Easement Provisions should be deleted if no trails are
planned for this area.
63. Similar to Unit 12, above, a legal description has not been provided for the Unit 13.
Review of Grande Reserve Units 12 & 13 will continue upon receipt of revised plats and
engineering improvements plans. If you have any questions or comments regarding this
review, or require any additional information, please contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
WED/wed
pc: Liz D'Anna, United City of Yorkville
Rick Murphy, Pasquinelli Homes, L.L.C.
Jim Wallin, Pasquinelli Homes, L.L.C.
Dwight A. Trostle, CGL, Ltd.
JWF, JTW- EEI
G:\Public\Yorkville\2005\Y00527 Pasquinelli Homes-Grande Reserve\docs\JwywrotO2GRUNITI2-01.doc
Nov . 29. 2005 4: 46PM No . 0001 P . 2/5
C
Scfwppe Design?associates, Inc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax(630) 551-3639
November 29, 2005
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Grand Reserve—Unit 12 (Neighborhood 5)
We have reviewed the Final Plat dated 10/27/05 prepared by Midwest Technical Consultants,
Engineering Improvement Plans dated 8/26/05 prepared by Cowhey Gudmundson Leder, Ltd.,
and the Final Landscape Plans dated October 27, 2005 prepared by Rolf C. Campbell and
Associates, and provide the following comments:
Final Plat
1. The layout of the streets and buildings are consistent with the approved Concept Plan
Exhibit"C" of the annexation agreement.
2. All other plat issues have been satisfactorily addressed.
Engineering Improvement Plans
1. The sidewalks that lead to the buildings from the walk along Beresford Drive are crossing
over 4:1 slopes. Steps should be incorporated into these walks such that the maximum
slope of the walk is 5%.
2. All other engineering issues have been satisfactorily addressed.
Final Landscape Plans
1. Add six additional shade trees along the Mill Road buffering in order to be consistent
with exhibit"Dl"of the annexation agreement.
Page l of 2
Nov . 29. 2005 4:46PM No . 0001 P. 3/5
2. All other landscape plan issues have been satisfactorily addressed.
We recommend the final plat be forwarded on to the Plan Commission.
If you have any questions, please call.
CC: Mayor Art Prochaska
John Crois, Interim City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse —EEI
Bill Dettmer, Building Official
Page s or s
Nov . 29. 2005 4:46PM No. 0001 P. 4/5
C
Sckappe Design Associates,iates, Znc.
Landscape Architecture and Land Planning
126 S. Main St. Ph. (630) 551-3355
Oswego, IL 60543 Fax (630) 551-3639
November 29, 2005
MEMORANDUM
To: Joe Wywrot, City Engineer
From: Mike Schoppe - Schoppe Design Associates, Inc.
Re: Grand Reserve— Unit 13 (Neighborhood 3)
We have reviewed the Final Plat dated 10/27/05 prepared by Midwest Technical Consultants,
Engineering Improvement Plans dated 8/26/05 prepared by Cowhey Gudmundson Leder, Ltd.,
and the Final Landscape Plans dated October 27, 2005 prepared by Rolf C. Campbell and
Associates, and provide the following comments:
Final Plat
1. The layout of the streets and buildings are consistent with the approved Concept Plan
Exhibit"C"of the annexation agreement.
2. The ownership of lot 3028 needs to be noted.
3. All other plat issues have been satisfactorily addressed.
Engineering Improvement Plans
1. All engineering issues have been satisfactorily addressed
Final Landscape Plans
1. Change the street trees that are Autumn Blaze Maple to Crescendo Sugar Maple
2. All other landscape issues have been satisfactorily addressed.
Page I,12
Nov 29 2005 4: 46PM No 0001 P. 5/5
We recommend the final plat be forwarded on to the Plan Commission.
If you have any questions,please call.
CC: Mayor Art Prochaska
John Crois, Interim City Administrator
Liz D'Anna, Deputy Clerk
John Whitehouse—EEI
Bill Dettmer, Building Official
Pay<2o(2