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Plan Council Packet 2007 06-28-07 1 2`,ctw �t Iii o United City of Yorkville • a r it 800 Game Farm Road Esr .`"\ -"-----------Min_1836 Yorkville, Illinois 60560 Oil � Telephone: 630-553-4350 Fax: 630-553-7575 PLAN COUNCIL AGENDA Thursday June 28, 2007 9:00 a.m. CITY CONFERENCE ROOM 8:45 a.m. Staff Meeting 1. May 24, 2007 Minutes for Approval/Corrections 2. 9:00 AM PC 2007-22 B &P Rezoning 3. 9:30 AM PC 2007-23 Zangler 1.5 Mile Review 4. 10:00 AM PC2007-25 Kalant Development Rezoning 5. 10:30 AM PC2007-25 Fields of Westhaven Preliminary Plan 6. 11:00 AM PC2007-19 Briguglio—Lot 2 Meyers Annexation Subdivision 7. 11:30 AM PC2007-15 Grand Reserve Unit 28 Preliminary Plan 8. 12:00 PM PC2007-26 Rob Roy Falls Annexation and Concept PUD Plan Council May 24, 2007 Attendees: Bart Olson, Asst. City Administrator Joe Wywrot, City Engineer Dave Mogle, Director of Parks & Recreation Bill Dunn, EEI Eric Dhuse, Director of Public Works Charles Wunder,Urban Planner Anna Kurtzman, Zoning Coordinator Guests: Paul Bertie, Atwell-Hicks Richard Hayes, PbZ Architects Katie Cunningham, Gardner, Carton Douglas The meeting was called to order at 9 am by Joe Wywrot. The April 26th corrections for the meeting were noted. Wal-Mart Final Plat Anna Kurtzman will consult with the developer, checking on variances for placement for monument signs—one on Rt. 34 and one on Rt. 47,that have been applied for. The Tire Lube Xpress sign will not be at the site. Joe Wywrot has determined that at the time of annexation, the city's photometric ordinance was not in effect. He is asking for a 4.0—4.5 foot-candle range, as he is concerned with intensities. Mr. Bertie will consider this,keeping in mind Wal-Mart's concern for customers' safety in the parking areas. Mr. Bertie will submit Wal-Mart's engineering standards, and justification for the lighting intensities. The March 29 plat and April 26 landscape plan and preliminary plans will be submitted at the plan commission, with staff comments. Joe Wywrot said Lot 7 should be created and conveyed to IDOT. Corner cuts should go back to the end of the radius. Lot 6 will be labeled on the May 4th submittal. A storm water best management proposal has been submitted. Staff discussed how the city could legally write and enforce ongoing management practices and where this would documented. Crimson Lane easements asked for by Joe Wywrot. A separate plat of easement, including descriptions and locations was suggested by Joe Wywrot, for those areas adjacent to the petitioner's property. The bike trail easement along Rt. 34 can overlap the PUD. The 12' easement on either side of the trail was okayed by Dave Mogle. Storm sewer easements will be controlled by Wal-Mart, to control the run-off from their property. The best management plan staff comments will be presented at the EDC meeting on June 19. Bioswales, noted in Laura Haake's comment#4, will be included in management practices. The architect will put together a list of green practices and lead standards for Travis Miller,to be presented to City Council. This is scheduled for the June 13 plan commission. 1 Briguglio Annexation The petitioner was unable to attend the plan council meeting. A pre-application meeting will be scheduled with the petitioner. This will be on the June 28 plan council agenda. Minutes submitted by Annette Williams 2 :.0° Cl United City of Yorkville v 800 Game Farm Road Yorkville, Illinois 60560 t f Telephone: 630-553-4350 ' e Fax: 630-553-7575 PC# X01 - Z2- APPLICATION &PETITION ANNEXATION,PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE REQUEST Development Name: Date of Submission: Requesting: p Annexation $Zoning Q Planned Unit Development []Special Use: 1. Name of Petitioner(s): B & P Properties, Inc., an Illinois Corporation Address: 632 Rock Spring Road, Naperville, I L Phone Number: 630-988-3802 Fax Number: Email Address: hawkeyepartners@comcast.net Relationship of Petitioner(s)to subject property: []Owner ti Developer )j Contract Purchaser 2. Name of holder of legal title, if different from#1: Julie Ann Morelli Dec. of Trust & Yorkville Lodge If legal title is held in a Land Trust,list the names of all holders of any beneficial interest #2371 therein: Julie Ann Morelli 3. a). (i). Street address and physical location of subject property: Cornelis Road, Yorkville, IL 60560 (ii). Zoning of surrounding parcels: North: County A-1 Agricultural District South: County A-1 Agricultural District East: R-2 One Family Residential District West: County A-1 Agricultural District b). Legal description of property; attach as Exhibit A". c). Total Acreage: 14.32 5 d). Kendall County Parcel Number(s)of property: 02-17-100-012 & 02-17-100-011 e). Current Zoning Classification: _M-1 Limited Manufacturing District f). Zoning Classification Requested: B-3 Service Business District g). Is this property within City limits? X Yes No, requesting annexation Page 1 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 4. Names and addresses of any adjoining or contiguous landowners and landowners within 500' entitled to notice of petition under any applicable City ordinance or State Statute: Attach a separate list and label as Exhibit"B". 5. List all governmental entities or agencies required to receive notice under Illinois law: • 6. List the Illinois Business Tax Number(IBT#)for the State of Illinois and names of businesses located on subject property to be annexed: N/A 7. Does a flood plain exist on the subject property? No 8. Do Electors reside on the subject property? No If so,they must execute this petition to annex. (Electors as defined by Illinois Law is a resident of the parcel who is a registered voter. Legal owners of the annexing parcel must sign the petition regardless of place of residence or legal voting status.) 9. Contact Information: Name,address,phone number,fax number, and email address of person to whom inquiries regarding this petition may be directed: Daniel J. Kramer phone: 630-553-9500 Attorney: Name: Daniel J. Kramer Address: 1107A S. Bridge St., Yorkville, IL 60560 Phone Number: 630-553-9500 Fax Number. 630-553-5764 Email Address: Dkramer@Dankramerlaw.com Engineer. Name: Address: Phone Number: Fax Number: Email Address: Land Planner: Name:_ Schoppe Design Associates Address: 126 S. Main Street, Oswego, IL 60543 Phone Number: 551-3355 Fax Number: 551-3639 Email Address: mschoppe@schoppedesign.net Page 2 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 10.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 4 of this application to"Petitioner Route, Step 1, Fees"and/or contact the Deputy Clerk for verification of this amount). c. Concept or Preliminary Site Plan: 40 sets folded to fit in a 10"x 13"envelope. d. One CD containing one electronic copy(pdf)of each of the signed application (complete with exhibits)and site plan. 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 and swear that the property to be annexed is contiguous to the United City of Yorkville. Date: LI) o i7 Petitioner(s)Signature: (All legal property owners signatures must appear on this application.) o~' P (LWints��ce Subscribed and sworn to before me this e--- ' day of 1 / C ,200 / . OFFICIAL SEAL CATHERINE A MAUI , Notary Seal NOTARY PDX.STATE 00ILLINOIS MY qpImasSioN E> S.1d31110 • - TARIZED. Page 3 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 10.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 4 of this application to"Petitioner Route, Step 1, Fees"and/or contact the Deputy Clerk for verification of this amount). c. Concept or Preliminary Site Plan: 40 sets folded to fit in a 10"x 13"envelope. d. One CD containing one electronic copy(pdf)of each of the signed application (complete with exhibits)and site plan. 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 and swear that the property to be annexed is contiguous to the United City of Yorkville. Date: Li /3010 7 Peti.% e((s)Si• Pure: (All legal property owners signatures must appear on this application.) Subscribed and sworn to before me this 30.01 day of t,t ,200 7 . " OFFICIAL SEAL " , COLLEEN HANSON Cea(20X)640.),-vhon NOTAV�,,�1�11BUI ST TE OF ILLINOIS MY CONiIIMS9!1t�RES.10/20/2007 THIS APPLICATION MUST BE NOTARIZED. • Page 3 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised. 11/28/06 Step 5-only required for annexation agreements or PUD agreements: City Council public hearing: The City Council meets the fourth Tuesday of the month at 7:00 p.m.in the Council Chambers at City Hall. A Public Hearing will be held at this time for the Annexation Agreement and/or Planned Unit Development Agreement. Notice will be given by publication by the United City of Yorkville in the Kendall County Record. A certified mailing to surrounding landowners is not required for this public hearing. Any annexation agreement, PUD agreement or development agreement must be signed by the Petitioner prior to being voted on by the City Council. Step 6: Economic Development Committee and Committee of the Whole: The Economic Development Committee and Committee of the Whole meets the third Tuesday of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be discussed in an informal atmosphere at the Committee of the Whole where no formal voting takes place. This session is to discuss and consider recommendations of prior committee meetings. Step 7: City Council: The City Council meets the fourth Tuesday of the month at 7:00 p.m.in the Council Chambers at City Hall. This is where all City Council voting takes place. Agreement: I understand and accept all requirements,fees as outlined as well as any incurred Administrative and Planning Consultant Fees which must be current before this project can proceed to the next scheduled committee meeting. Please sign and return this original(retaining a copy for your records)to the II-puty Clerk, United City of Yorkville,800 Game Farm Road,Yorkville, Illinois 60560. t Date: /3 / 0 07 i 4p Signatu a of Petitioner f Page 5 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 Step 5-only required for annexation agreements or PUD agreements: City Council public hearing: The City Council meets the fourth Tuesday of the month at 7:00 p.m. in the Council Chambers at City Hall. A Public Hearing will be held at this time for the Annexation Agreement and/or Planned Unit Development Agreement. Notice will be given by publication by the United City of Yorkville in the Kendall County Record. A certified mailing to surrounding landowners is not required for this public hearing. Any annexation agreement, PUD agreement or development agreement must be signed by the Petitioner prior to being voted on by the City Council. Step 6: Economic Development Committee and Committee of the Whole: The Economic Development Committee and Committee of the Whole meets the third Tuesday of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be discussed in an informal atmosphere at the Committee of the Whole where no formal voting takes place. This session is to discuss and consider recommendations of prior committee meetings. Step 7: City Council: The City Council meets the fourth Tuesday of the month at 7:00 p.m.in the Council Chambers at City Hall. This is where all City Council voting takes place. Agreement: I understand and accept all requirements,fees as outlined as well as any incurred Administrative and Planning Consultant Fees which must be current before this project can proceed to the next scheduled committee meeting. Please sign and return this original (retaining a copy for your records)to the Deputy Clerk, United City of Yorkville,800 Game Farm Road,Yorkville, Illinois 60560. Date: `i/5/ `I Signature of titioner Page 5 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 Legal Description The North 990.79 feet of the East 630.0 feet (as Measured along the North and East Lines)of the Northwest Quarter of Section 17, Township 37 North,Range 7 East of the Third Principal Meridian; excepting therefrom the North 645.0 feet of the East 559.98 feet (as measured along said North and East Lines) of said Northwest Quarter; all in the City of Yorkville,Kendall County,Illinois,containing 6.036 acres. Legal Description The North 645.0 feet of the East 559.98 feet(as measured along the North and East Lines) of the Northwest Quarter of Section 17, Township 37 North, Range 7 East of the Third Principal Meridian in the City of Yorkville, Kendall County,Illinois, containing 8.289 acres. ,t.° cry o United City of Yorkville Memo 800 Game Farm Road Esr. � 1836 Yorkville, Illinois 60560 z-`-- Telephone: 630-553-8545 O 0 Fax: 630-553-3436 41.E ��•�• Date: May 16, 2007 To: Travis Miller, Community Development Director From: Joe Wywrot, City Engineer CC: Bart Olson, Assistant City Administrator Subject: B and P Rezoning I have received this petition and have no comments regarding the re-zoning. One item that I would like to see happen,however, is to obtain a commitment from the petitioner to dedicate a 40-foot right-of-way to the centerline of Corneils Road, along with a 15-foot wide public utility and drainage easement adjacent to the new right-of-way line. This section of Corneils will need to be widened as part of the Westbury development, and a 16"watermain extended along Corneils as well. It might be easier to obtain these dedications now rather than waiting until the work is ready to be performed. If you have any questions regarding this matter,please see me. e. o United City of Yorkville 7 'n County Seat of Kendall County EST. ' '' - 800 Game Farm Road Yorkville, Illinois, 60560 p Telephone: 630-553-4350 9 ' `0 Fax: 630-553-7264 <&E `��? Website: www.yorkville.il.us June 11, 2007 TO: Charles Wunder,AICP FROM: Anna B. Kurtzman, AICP SUBJECT: PC2007-22 B and P Rezoning The Department of Building Safety staff has reviewed the application for the above case for compliance with the Zoning Code. The applicant is seeking to rezoned the property from City M-1 (Limited Manufacturing District) to R-3 (General Residence District). The property meets the minimum area and lot width requirements of the R-3 district. /abk filename: \\Coyserver\User Folders\AKurtzman\My Documents\B&P Properties\Zoning Analysis 6-11-07.doc t t .S1yD Ci r` 0 United City of Yorkville County Seat of Kendall County EST.% Halill 1836 �`- 800 Game Farm Road ,{ hni n CO Yorkville,Illinois 60560 O ILI_ 0 Phone:630-553-4350 �ti, L E ��'N.> Fax:630-553-7575 PC# APPLICATION & PETITION FOR CONCEPT PLAN REVIEW AND COUNTY MILE AND ONE-HALF REVIEW UNDERLYING TYPE OF REQUEST: Annexation&Zoning Rezoning PUD Amendment 1 'A Mile Review Development Name: Zangler Rezoning Date of Submission: 1. Name of Petitioner(s): Anthony Zangler Address: 946 Ogden Avenue, Downers Grove, IL 60515 Phone Number: 630-878-7878 Fax Number: Relationship of Petitioner(s)to subject property: [] Owner [] Developer flContract Purchaser 2. Name of holder of legal title, if different from#1: Kenneth Greismann and Roxanne Greismann If legal title is held in a Land Trust, list the names of all holders of any beneficial interest therein: • 3. a). Street address and physical location of subject property: 96 Qunsey Lane b). Legal description of property; attach as Exhibit "A". c). Total Acreage: 5.7 acres d). Kendall County Parcel Number(s) of property for which PUD is sought: 02-33-227-001 e). Current Zoning Classification: A-1 f). Zoning Classification Sought: -R-1 g). Is this property within City limits? Yes X No, requesting annexation (If no is checked, is the property contiguous with existing City boundaries? X Yes No) Page 1 of 6 United City of Yorkville Concept/1-1/2 mile Review Application Revised: 2/25/04 1 4. Contact Information: Name, address,phone number and fax number of person to whom inquiries regarding this petition may be directed: Petitioner Attorney: Name: Gregg Ingemunson'. Address: 226 South Bridge Street, Yorkville, IL 60560 Phone Number: 630-553-5622 Fax Number: 630-553-7958 Engineer: Name: Address: Phone Number: Fax Number: Land Planner: Name: Address: Phone Number: Fax Number: 5. If 1-1/2 Mile County Review, what is county zoning currently? A-1 Requested Zoning: R-1 Zoning of surrounding parcels: North: R-2 (city) South: N/A (river) East: A-1 West: R-2 (city) 6. 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. b. 15 copies each of the application,proposed drawings, location map, site plan are needed to be scheduled for the staff review meeting. c. Appropriate filing fee(Please refer to Page 4 of this application"Petitioner Route, Step 1, Fees"and/or contact the Deputy Clerk for verification of this amount). For the Plan Commission Meeting, an additional submittal is need as follows: d. Concept Plan: 35 sets folded to fit in a 10"x 13"envelope e. 35 copies of the application with legal description. Page 2 of 6 United City of Yorkville Concept/1-1/2 mile Review Application Revised: 2/25/04 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: _9713/0 7 Petitioner(s) Signature: Z > l fr /,,,_i Subscribed and sworn to before me this .3 day of , cu� , 200 f•• OFFICIAL B€AL -. l , DEBRA A. LECHOWICZ i,,;,t \ 1. .2`.X,,`Q ,' 1 -( U(J7) Notary Seal NOTARY PUBLIC-MY COMMISSION SEX IRETATE OSE2/15/10 S THIS APPLICATION MUST BE NOTARIZED. • Page 3 of 6 United City of Yorkville Concept/1-1/2 mile Review Application Revised: 2/25/04 4 • • • FARCEL ONE: THAT PART OF THE NORTH EAST 1/4 OF SECTION 33. TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTH EAST CORNER OF SAID NORTH EAST 1/4, THENCE WEST ALONG THE NORTH LINE OF.SAID44ORTH..EASf..1/4 .085,86;.FEET►, THENCE SOUTH 011 DEGREES, 35 HINUTES, 00 SECONDS WEST 216.26+FEETI THENCE SOUTH.004 , DEGREES. 00 MINUTES. 00 SECONDS •EAST 706.73 FEET..TO THE NORTHERLY LINE EXTENDED WESTERLY OF A 16 FOOT WIDE LAME LEADING TO NELSON J. QUINSEY'S SUBDIVISION AS RECORDED MARCH 3, 1922 IN PLAT BOOK 7. PAGE 11 AND TO THE POINT OF BEGINNING. THENCE SOUTH 08,4 DEGREES. 45 MINUTES. 38 SECONDS EAST ALONG SAID EXTENDED NORTHERLY LINE AND SAID NORTHERLY LINE . OF SAID LANE 267.47 FEET, HENCE_ SOUjH_®91__DEGRE _41!9 MIkUTE,T1 et SECONDS EAST 876.31 FEET TO THE NORTHERLY BANK OF THE FOX RIVER► THENCE WESTERLY ALONG SAID NORTHERLY BANK TO A POINT SOUTH 004 DEGREES. 00 MINUTES. 00 SECONDS EAST FROM THE POINT OF BEGINNING. THENCE NORTH 004 DEGREES. 00 MINUTES. 0E SECONDS WEST 996.30 FEET TO THE POINT OF BEGINNING. IN THE TOWNSHIP OF BRISTOL. KENDALL COUNTY. ILLINOIS. PARCEL TWO: EASEHENT (FOR INGRESS AND EGRESS) CREATED BY WARRANTY DEED DATED J4NUARY 25. 1935 AND RECORDED JANUARY 26. 1935 IN BOOK 85 OF DEEDS PAGE 630 MADE B'( ELIZABETH H. WAYNE AND JOSEPH N. WAYNE. HER HUSBAND TO ARTHUR L. COLLINS FOR THE BENEFIT OF PARCEL 1 OVER THAT PART OF THE NORTH EAST 1/4 OF SECTION 33, TOWNSHIP 37 NORTH. RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN .SCRIBED AS FOLLOWS COMMENCING AT THE NORTH EAST CORNER OF SAID _NORTH EAST 1/4, THENCE WEST ALONG THE NORTH LINE OF SAID NORTH EAST 4/4 085.06 FEET, THENCE SOUTH 011 DEGREES, 35 MINUTES. 00 SECONDS WEST 216.26 FEET, THENCE SOUTH 004 DEGREES. 00 MINUTES. 00 SECONDS EAST 706.73 FEET TO THE NORTHERLY LINE EXTENDED WESTERLY OF A 16.0 FOOT WIDE LANE LEADING TO NELSON J. QUNISEY'S SUBDIVISION. AS RECORDED MARCH 3. 1922 IN BOOK 7 OF PLATS, PAGE 11 AND TO THE POINT OF BEGINNING, THENCE NORTH 004 DEGREES. 00 MINUTES. 00 SECONDS WEST TO THE SOUTH LINE OF RUINSEY ROAD (THIS LINE HEREINAFTER REFERRED TO AS LINE 'A•): THENCE EASTERLY ALONG SAID SOUTH LINE TO A POINT 16.0 FEET EAST OF AHD MEASURED AT RIGHT ANGLES TO SAID LINE 'A'► THENCE SOUTH PARALLEL TO SAID LINE 'A' TO A POINT SOUTH 084 DEGREES, 45 MINUTES, 38 SECONDS EAST OF THE POINT OF BEGINNING► THENCE NORTH 985.DEGREES. 45 MINUTES, 38 SECONDS WEST TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF BRISTOL. KENDALL COUNTY. ILLINOIS. • 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630/466-9350 FAX:630/466-9380 www.eeiweb.com Engineering Enterprises, June 8, 2007 Inc. Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Engineering Plan, Grande Reserve Unit 28 (Neighborhood 4) United City of Yorkville, Kendall County, Illinois. Dear Mr. Wywrot: We have reviewed the following materials submitted by Pasquinelli Homes, L.L.C. related to the above-reference development: • Preliminary Engineering Plan for Olde Towne Neighborhood No. 4 prepared by P & D Consultants consisting of one (1) sheet with revision date of May 24, 2007. • Preliminary Plan for Olde Towne Grande Reserve — Neighborhood 4 prepared by JEN Land Design, Inc. consisting of one (1) sheet with revision date of May 22, 2007 • Preliminary Landscape Plans for Neighborhood 4 "Olde Towne" Grande Reserve prepared by Rolf C. Campbell & Associates, Inc. consisting of two (2) sheets with revision date of May 25, 2007. • Correspondence from Pasquinelli Homes, LLC dated May 25, 2007. 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. Our recommendations and comments are as follows: GENERAL COMMENTS 1. Permits or Sign-offs will be required from the following agencies: Consulting Engineers Specializing in Civil Engineering and Land Surveying Mr.Joseph A.Wywrot June 8,2007 Page 2 of 2 a. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. b. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. c. (TEPA) Division of Public Water Supplies regarding water supply and distribution. d. (TEPA) Division of Water Pollution Control regarding a Notice of Intent (NOI) General permit to discharge storm water. 2. It is noted that the impervious areas tributary to Basin No. 8N and No. 10S are in excess of the areas presented in the Cowhey Stormwater Management Report. An amended report should be provided to illustrate that the new proposed conditions can be properly handled by the original basin designs. (Repeat Comment) 3. All public utilities will need to be placed in public drainage and utility easements (P.U. & D.E.). (Repeat Comment) 4. We recommend that a preliminary plat of subdivision be provided for review. (Repeat comment) 5. All other previous review comments have been addressed. CONCLUSIONS We recommend that the preliminary plans be approved with review comments noted. Each of the items above can be addressed with final engineering. If you have any comments or questions regarding the above, please feel free to contact the undersigned. Sincerely, ENGINEERING ENTERPRISES, INC. — eze„, William E. Dunn, P.E. Senior Project Manager pc: Bart Olson, Assistant City Administrator Travis Miller Economic Development Director Charles Wunder, Urban Planner Rick Murphy, Pasquinelli Homes, L.L.C. Jim Wallin, Pasquinelli Homes, L.L.C. JWF, TJ.G - EEI G:1Public\Yorkville120051Y00527 Pasquineili Homes-Grande Reserve\docs\IwywrotGRUNIT28-02PreliminaryEng.doc (4:Thco.).. United City of Yorkville Memo 800 Game Farm Road EST. 1836 Yorkville, Illinois 60560 Telephone: 630-553-8545 p� Fax: 630-553-3436 • Date: June 18, 2007 To: Charley Wunder From: Laura Haake CC: Bart Olson, Travis Miller Subject: Grande Reserve Neighborhood 4 (Unit 28)Landscape Plan Review I have reviewed the preliminary landscape plan prepared by Rolf C. Campbell & Associates, and have prepared the following comments: General Comments: 1) Show proposed grading on the site plan in one foot(1') intervals. 2) All light poles, fire hydrants, street signs, and any other freestanding structures shall be shown on the plan.All trees shall have a minimum spacing of twenty feet (20') from all such structures. 3) If a refuse area is located near the Clubhouse, indicate it as such on the landscape plan. Provide appropriate landscaping. 4) Individual species must be labeled in their location on the plan. The legend and key do not show the exact location of the tree. 5) Adjust the Mill Road Buffer Landscape quantities to accurately reflect the amount of shade trees provided.Approximately 59 shade trees are provided in the buffer yard: 37 as part of the buffer yard,and an additional 24 as parkway trees.The landscaping for Mill Road shall be included as part of the parkway. 6) A 30' buffer yard must be provided around any storm water storage basin that is adjacent to the front or side lots of residences. See ordinance Section#2.5. This applies to the townhomes that are adjacent to the Unit 13, Phase 5, detention basin. �st,D CI? United City of Yorkville Ja �, County Seat of Kendall County EST. - Ian 1836 800 Game Farm Road �— Yorkville, Illinois, 60560 6 i I ` y Telephone: 630-553-4350 11 .--a— �O Fax: 630-553-7264 <CE `��? Website: www.yorkville.il.us June 18, 2007 TO: Charles Wunder,AICP FROM: Anna B. Kurtzman, AICP SUBJECT: PC 2007-27 Grande Reserve Unit 28 —Preliminary Plan Department of Building Safety staff has reviewed the Preliminary Plan (dated 5/22/07) for Grande Reserve Unit 28 and offers the following comments: 1. Staff is unable to determine compliance with building setbacks for the following reasons: a. Fronts verses backs of buildings need to bedetermined. b. Dimensions showing the separations between buildings were not provided in all areas. 2. The Site Data table indicates that there are 67 guest parking spaces. Staff only located 64 guest spaces. 3. Staff is unable, at this time,to determine if adequate parking is being provided for the recreational area for the following reasons: a. The preliminary plan indicates that that the Cabana/Pool site plan is being shown for illustrative purposes only. As such, it appears that the petitioner intends to, at some point, modify the recreational area. b. In April 2004 the Zoning Administrator made an interpretation regarding how to calculate the amount of parking needed for recreational buildings. This interpretation uses three standards for determining the required parking: the number of employees, the amount of floor area for the building and the amount of water surface area when there is a pool. No information regarding any of these standards has been provided. /abk filename: \\Coyserver\User Folders\AKurtzman\My Documents\Grande Reserve\Unit 28\Preliminary Plan 6-18-07.doc • • • • • • • 5. • • H Rob RoyFalls Development � • • • • Concept PUD Submittal & • r Annexation Petition • 1,1" • • United Cityof Yorkville s • • May 25th, 2007 • • �. • 1 A Development • P by • X Sexton &Associates • ;if Hillside, Illinois • • • ` • • Project Planning Consultant re Rolf C. Campbell &Associates • 101 Waukegan Road Suite 1000 • Lake Bluff, Illinois 60044 • Phone: 847-735-1000 • • • Project Engineering Consultant C.M. Lavoie &Associates • 1050 West Route 126 • Plainfield, Illinois Phone: 815-254-0505 • • ; • S4; • • • • • • • ••• Rob Roy Falls Development •• • Concept PUD Submittal & • • Annexation Petition • • .. • 1, Application Form • • • • • • �4 • • • • • • • • • • • • • • • • • • • • • • c'rb United City of Yorkville • ' r a ` r " 800 Game Farm Road • Yorkville, Illinois 60560 • Tel on : 630-553-4350 • Fax: 630-553-7575 • PC • APPUCATION&PETITION • ANNEXATION,PLANNED UNIT DEVELOPMENT,ZONING OR SPECIaA...USE REQUEST • Development Name: Rob Roy Falls - Date of submission: May 25,2007 • Requesting: ((Annexation [Zoning [Planned Unit Development • l]Special Use: • • 1. Name of Petitioner(s): Sexton Davey finTi nt,.LLC • Address: 4415 West Harrison Street,Suite 535,Hillside,Il rx s 60162 • Phone Number 78.449.1250 Fax Number: 708-449-0177 • Email Address: • Relationship of Petitioner( )to subject property: Owner dDeveloper lj Contract Purchaser • • 2. Name of holder of legal title, if different from#1: LaSalle National Trust 4447016 • if legal title is held in a Land Trust, lit the names of all holders of any beneficial interest • therein: Eileen G.Sexton,Carole S.Matlnskl,Kathleen S.Daniels • • • 3. a). (I). Street address and physical location of subject property: • North side of lainois Route 34,east of Eldarnain Road and west of Cannonball Trail • (it). Zoning of surrounding parcels: North: ATI tomo - ted) • South: B-3,0,R-3,R-2 • East: A-1 PUD • West B. • b), Legal description of property;attach as Exhibit"A". • c). Total Acreage: 272.18s • d). Kendall County Parcel Number(s)of property: 0230200006,0219300006,0219400005 • 0219400006 • e). Current Zoning Classification: A-1 Unincorporated Kendall County • f). Zorn Clarification Requested: PUD • g). is this property within City limits? Yes X No,requesting annexation • Pogo 1 of 5 • tJr e1 City of Yorkville ib ,PUD peri l Vac Application Rain& 1 I/2/106 • • • • • • 4. Names and addresses of any adjoining or contiguous landowners and landowners within 500' entitled to notice of petition under any applicable City ordinance or State Statute: Attach a separate list and label as Exhibit"B". 5. List all governmental entities or agencies required to receive notice under Illinois law: Yorkville-Bristol Sanitary District, Illinois Department of Transportation-District 3 Illinois Department of Natural Resources,Army Corps of Engineers, Illinois EPA,Kendall County Soil and Water Conservation District, United City of Yorkville 6. List the Illinois Business Tax Number(IBT#) for the State of Illinois and names of businesses located on subject property to be annexed: N/A 7. Does a flood plain exist on the subject property? YES 8. Do Electors reside on the subject property? .NO If so, they must execute this petition to annex. (Electors as defined by Illinois Law is a resident of the parcel who is a registered voter. Legal owners of the annexing parcel must sign the petition regardless of place of residence or legal voting status.) 9. Contact Information: Name, address, phone number, fax number,and email address of person to whom inquiries regarding this petition may be directed: Attorney: Name: Bob Kenny-Schain, Bumey, Ross&Citron,Ltd. Address: 222 North LaSalle Street,Suite 1910,Chicago,Illinois,60601 Phone Number. 312-332-0200 Fax Number: 312-3324514 Email Address: rkenny@schainlaw.com Engineer: Name: Mike Cook-C.M.Lavoie&Associates Address: 1050 West Illinois Route 126,Plainfield,Illinois 60544 Phone Number: 815-254-0505 Fax Number: 815-436-5158 Email Address: mcook@cmlavoie.com Land Planner: Name: Rolf Campbell-Rolf C.Campbell&Associates Address: 101 Waukegan Road,Suite 1000,Lake Bluff, Illinois 60044 Phone Number. 847-735-1000 Fax Number. 847-735-1010 Email Address: rcampbell@rccai.com Page 2 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 • • • • 4. Names and addresses of any adjoining or contiguous landowners and landowners within 500' entitled to notice of petition under any applicable City ordinance or State Statute: • Attach a separate list and label as Exhibit"B". • 5. List all governmental entities or agencies required to receive notice under Illinois law: • • • • 6. List the Illinois Business Tax Number(IBT#)for the State of Illinois and names of businesses • located on subject property to be annexed: • • • 7. Does a flood plain exist on the subject property? • 8. Do Electors reside on the subject property? • If so,they must execute this petition to annex. (Electors as defined by Illinois Law is a resident of the parcel who is a registered voter. Legal owners of the annexing parcel must • sign the petition regardless of place of residence or legal voting status.) • • 9. Contact Information: Name, address, phone number,fax number, and email address of person to whom inquiries regarding this petition may be directed: • I Attorney: Name: • Address: • Phone Number: Fax Number: • Email Address: • Engineer: Name: • Address: • Phone Number: Fax Number: • Email Address: • Land Planner: Name: Address: • • Phone Number: Fax Number: . Email Address: • • • • Page 2 of 5 • United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 • • S • • 10. 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 tee(Please refer to page 4 of this application to"Petitioner Route, • Step 1, Fees"and/or contact the Deputy Clerk for verification of this arnount • c. Concept or Preliminary Site Plan: 40 sets folded to fit in a 10'x 13"envelope. • d. One CO containing one electronic copy(pdf)of each of the signed application • (complete with exhibits)and site plan. • • 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 and swear that the property to be annexed s contiguous to the United City of Yorkville. • Date. May 25th,2007 • . Petition7i(s j SigIature: (Ali legal property owners signatures must appear on this application. J • ew, els • • Subscribed and sworn to before me this 25th day of ay 200 • OFFICIAL SEAL. FREDERICKA BIRTIKJDIS 1 .•-*mar��) O Notary Seal NOTARY PUBLIC,STATE OF ILLINOIS MY COMMISSION EXPIRES 3.22.201• 0 THIS APPUCA TION MUST BE NOTARIZED. • • S • • • S • • • • • • • • Page3of3 -United City of Yorkville Annexation PUD,Zoming,Sp«ia1 Use Application Revised: I L2iiiiS • • • • • • • • ANNEXATION, PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE REQUEST • PETITIONER ROUTE • Step 1: Petitioner must submit a completed application,fees*and all pertinent materials to the Deputy • Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner is responsible for making submittals to other review agencies such as Kendall County, Illinois Department of • Transportation, Illinois Department of Natural Resources, U.S.Army Corps of Engineers, etc., to allow • timely review by City. • *Fees: a. Annexation or Annexation and Rezoning -$250 plus$10 per acre for each acre • over 5 acres b. Rezoning only-$200 plus$10 per acre for each acre over 5 acres • c. Special Use-$250 plus$10 per acre for each acre over 5 acres . d. Engineering Review Fees- 1.25%of the approved engineer's estimate of cost of all land improvements, to be determined by City Engineer. • e. Planned Unit Development fee-$500 • f. Engineering Review Deposit-up to 1 acre =$1,000; over 1 acre but not over 10=$2,500 over 10 acres, but not over 40=$5,000 over 40 acres, but not over 100=$10,000 • over 100 acres=$20,000 • g. Deposit for Outside Consultants-under 2 acres=$1,000 2 to 10 acres= $2,500 • over 10 acres=$5,000 • Note: Owner/Developer will be responsible for payment of recording fees and • costs, public hearing costs including a written transcription of public hearing and outside consultant costs (i.e. legal review, land planner, • zoning coordinator, environmental, etc.). Should Owner/Developer not pay these fees directly,they will be responsible for reimbursing the United • City of Yorkville for the aforementioned fees and costs. • Note: You must present your plan at each of the meetings below as indicated. • • Step 2: Plan Council: The Plan Council meets the 2nd and 4th Thursday of the month at 9:30 a.m. in the City Administration Office. Upon recommendation by the Plan Council, you will move forward to the Plan • Commission Meeting. Attendees to this meeting include: City Administrator, Community Development • Director, Sanitary District Director, City Engineer, Building Department Official, Emergency Medical Rep, Public Works Director, Director of Parks and Recreation, Fire Department Rep, and Police Chief. • • Step 3: Park Board Planning Meeting: The Park Board makes recommendations on any Park Sites included in residential developments. The Park Board Planning Meeting is the fourth Thursday of each • month at 7:00 p.m. at the Riverfront Building, 301 E. Hydraulic Street. Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month at 7:00 • p.m.in the Council Chambers at City Hall. The Plan Commission will make a recommendation for the City Council's consideration. The Plan Commission consists of 10 members appointed by the Mayor, the City Attorney and City Land Planner. • A Public Hearing will be held at this time for the Annexation Agreement and/or Rezoning request • or Special Use request. Notice will be given by publication by the United City of Yorkville in the . Kendall County Record and certified mail by the Petitioner to adjacent property owners within 500 feet of the subject property no less than fifteen days and no more than 30 days prior to the public • hearing date. A certified affidavit must be filed by the petitioner with the City Clerk's office • containing the names, addresses and permanent parcel numbers of all parties that were notified. • • Page 4 of 5 • United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 S • • • • Step 5-only required for annexation agreements or PUD agreements: City Council public hearing: • The City Council meets the fourth Tuesday of the month at 700 p,m.in the Council Chambers at City • Hall. • A Punic Hearing will be held at this time for the Annexation Agreement andlor Planned Unit • Development Agreement. Notice will be given by publication by the United City of Yorkville in the Kendall County Record. A certified mailing to surrounding landowners is not required for this • public hearing. Any annexation agreement,PUD agreement or development agreement must be • signed by the Petitioner prior to being voted on by the City Council, • Step 6: Economic Development Committee and Committee of the Whole: The Economic Development Committee and Committee of the Whole meets the third Tuesday of the month at 7:00 p.m. • in the Conference Room at City Hall. The project will be discussed in an informal atmosphere at the • Committee of the Whole where no formal voting takes place, This session is to discuss and consider recommendations of prior committee meetings, • Step 7: City Council: The City Council meets the fourth Tuesday of the month at 7:00 ppm, in the Council • Chambers at City Halt This is where all City Council voting takes place.. • • Agreement: • l understand and accept all requirements,fees as outlined as well as any incurred Administrative and Planning.Consultant Fees which must be current before this project can proceed to the next scheduled • committee meeting. • Please sign and return this original(retaining a copy for your recd • = the • •ut Clerk,United City of • Yortcville,800 Game Farm Road,Yorkville, Illinois 60560.. • Date: May 25th,2007 ..• • '•natu • tfPen ticccnen • • • • • • • • • • • • • • • • Page 5 or 5 • liniti 4 City of Yorkv o A ivak,"tIVAtrio&Sp=ial L is Appliation 5, :i 1121056 • • • • • • • • Application & Petition • • Exhibit A—Legal Description of Rob Roy Falls • • • p ESCRIPTI ON: • THAT PART OF THE SOUTH 1/2 OF SECTION 19 AND THE NORTH 1/2 • OF SECTION 30, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD • PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS. BEGINNING AT THE • CENTER OF SAID SECTION 19; THENCE SOUTH 01' 21' 35" EAST • (ASSUMED BEARING) ALONG THE QUARTER SECTION LINE 257.40 FEET; THENCE NORTH 84' 30' 05" WEST 1944.33 FEET TO A POINT ON THE • FORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 19 WHICH • IS 1930.58 FEET SOUTH 87° 53' 31" WEST FROM THE POINT OF . BEGINNING; THENCE SOUTH 87° 53' 31" WEST ALONG SAID NORTH LINE 204.60 FEET; THENCE SOUTH 01' 35' 18" WEST 2439.23 FEET TO THE • NORTHERLY RIGHT OF WAY LINE OF U. S. HIGHWAY NO. 34; THENCE • EASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE, ON A CURVE • TO THE RIGHT HAVING A RADIUS OF 38,247.20 FEET AND CENTRAL ANGLE OF OV 01' 27", AN ARC DISTANCE OF 663.67 FEET; THENCE • WORTH 85° 00' 39" EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, • 83.50 FEET; THENCE SOUTH 84" 12' 18" EAST ALONG SAID NORTHERLY • RIGHT OF WAY LINE, 164.04 FEET;THENCE SOUTH 73° 25' 30" EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, 83.49 FEET; THENCE • SOUTH 84' 12' 18" EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, • 65.58 FEET: THENCE EASTERLY ALONG SAID NORTHERLY RIGHT OF WAY • LINE, ON A CURVE TO THE LEFT HAVING A RADIUS OF 34,327.48 FEET AND CENTRAL ANGLE OF 01° 17' DO", AN ARC DISTANCE OF 768.88 • FEET; THENCE SOUTH 85' 29' 18" EAST ALONG SAID NORTHERLY RIGHT • OF WAY LINE 3090.81 FEET TO THE EAST LINE OF THE NORTHEAST 1/4 • OF SAID SECTION 30; THENCE NORTH 01' 13' 34" WEST ALONG SAID EAST LINE 378.94 FEET TO THE NORTHEAST CORNER OF SAID SECTION • 30; THENCE NORTH 0?' 13' 34" WEST ALONG THE EAST LINE OF THE • SOUTHEAST 1" OF SAID SECTION 19, 310.20 FEET, THENCE SOUTH 88` • 4626" WEST AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 198.00 FEET; THENCE NORTH 16' 23' 15" WEST 2411.75 FEET TO A • POINT ON THE NORTH LINE OF SAID SOUTHEAST 1/4 WHICH IS 1826.22 • FEET EASTERLY FROM THE POINT OF BEGINNING; THENCE SOUTH 87' 53' • 31" WEST ALONG SAID NORTH LINE, 1826.22 FEET TO THE POINT OF BEGINNING IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS. •• • • • • • Rob Roy Falls Annexation Property Owner List within 500 feet May 24,2007) Name Street address Cdy ST ZIP Code PIN# 1Notes 1608 Cottonwood Trail : Yorkville IL 60560 0230103 009 o_..__.1606 Cottonwood Trail Yorkville IL 60560102-30-103-010 1604 Cottonwood Trail ;Yorkville IL 60560 0230-103-011 1602 Cottonwood Trail Yorkville IL 60560 0230103-012 1603 Cypress Lane Yorkville IL 60560 19.2-30-103-013 1605 Cypress Lane TVOrkville,IL 60560 102-30-103-014 1607 Cypress Lane Yorkville IL 60560 102-30-103-015 1609 Cypress Lane Yorkville IL 60560 102-30-103-016 ` 1 Cypress Lane Yorkville IL 60560 02 30-103-017 T .... ..1612 Cypress Lane Yorkville IL 60560 02 30103-01 B 1610 Cypress Lane Yorkville IL 60560 02-30-103-019 1608 Cypress Lane......_ ;Yorkville,IL 60560 42-30-103-020 , 1606 Cypress Lane Yorkville IL 60560 02-30-103-021 1604 Cypress LaneYorkville IL 60560 102-30-103-022 ...._ _.. 1602 Cypress g Lane Yorkville IL 60560 X02-30103-023 37 River Street,South Aurora,IL 60506 _ 10230-100-013 111 Merchants Drive West Oswego WIL 60543 0230-100-009 8 Arden Court Oak Brook,IL 60521 02-19-300-006 112 Main Street,West _ ;Plano_IL 60545 0219-400-0 ,03 P.O.Box 1746 ILombard IL 60148 02-19-200-008 1894 Walsh Drive Yorkville IL 60560 102-19-200407 Site Address 11254 Faxon Rd Plano 1L 60545 1894 Walsh Drive Yorkville IL 60560 10219 200-005 1P.O.Box 1746 Lombard IL 60148 102-19-100-011 2901 Butterfield Road ;Oak Brook IL 60521 "102-19-300-013 Site Address 11931 RT 34 Plano IL 60545 202 RualetRoad Western Springs IL 60558 '.;02-19-300-014 Sde Address 11925 RT 34 Plano 1L 60545 12340 Faxon Road___.._..... wW' Plano,1L 60545 _..__...._.._._._........_102-19-100.006 '.................._............_.._..._._....._......._......_................__....._........_......._ ........_: 3420 Eldamain Roed Plano„IL 60545 102-19-100-007 2808 Rock Creek Road Plano IL 605450219-300-009 Site Address 1947 W RT 34,Yorkville,IL 60560 2901 Butterfield Road ;Oak Brook IL 60521 102-19-200-006 112 Main Street,West Plano IL 60545 0219-400.007 112 Main Street,West !Plano IL 60545 102-19-400-008 18 Arden Court Oak Brook IL 60521 10219.400-005 372 River Ridge Road [Elgin IL 60123 02-30100-015 1603 Cottonwood Trail ;Yorkville,IL 60560 02-30-102-001 5 Cottonwood Trail 1Yorkvife &60560 0230.102-002 40 1607 Cottonwood Trail TYorkvllle IL 60560 42-30-102-003 1609 Cottonwood Trail ;Yorkville IL 60560 - ;0230-102-004 1611 Cottonwood Trail ;Yorkville IL 60560 102-30-102-005 11613 Cottonwood Trail Yorkville lL60560 10230-102-006 1615 CottonwoodTrail Yorkville,IL 60560102-30-102-007 1617 Cottonwood Trail !Yorkville,IL 60560'_, 102-30-102-008 ry w 1126 Wexford Drive Mokena IL 60448 02 30-102-009 t 1619 Cottonwood Trail `Yorkville,IL 60560 0230-102-010 1701 Cottonwood Trail Yorkville,IL 60560 02-30-102-011 1703 Cottonwood Trail iYorkville,IL 60560 4230-102-012 ; 1705 Cottonwood Trail Yorkville,IL 60560 102-30-102-013 1707 Cottonwood Trail ,Yorkville,IL 60560 102-30-102-014 1706Cottonwood Trail Yorkville IL 60560 _ 102-30-102-015 1704 Cottonwood Trail10 .01Yorkville,IL 60560 10230-102-016 1702 Cottonwood Trail ;Yorkville,IL 60560 10230102-017 .--r 5 Cottonwood Trail Yorkville IL 60560 102-30-102-018 1627 Cottonwood Trail Yorkville IL 60560 02 30 102-019 _i._...._.... .._.___ .... .. ._.. ._ Rob Roy Falls Annexation Property Owner List within 500 feet May 24, 2007) Name Street address CIty,ST ZIP Code P01# Notes 700 DuVall Drive WoodstockIL 60098 02-30-105-001 1547 Cottonwood Trail Yorkville IL 60560 02-30-105-002 1545 Cottonwood Trail < Yorkville IL 60560 ...._.... -02 30-105-003 5 1541 Cottonwood Trail Yorkville,IL 60560 1'02-30-105-004 1539 Cottonwood Trail Yorkville IL 60560 02-30-105.005 1531 Cottonwood Trail Yorkville,IL 60560 0230105-006 1529 Cottonwood Trail Yorkville IL 60560 102-30-105-007 1527 Cottonwood Trail Yorkville IL 60560 02-30-105-008 1523 Cottonwood Trail Yorkville IL 60560 102-30-105-009 21 Cottonwood Trail Yorkville it 60560 020105-010 1519 Cottonwood Trail Yorkville IL 60560 02-30-105-011 1515 Stoneridge Court Yorkville.IL 60560 102-30-105-012 1517 Stoneridge Court ;Yorkville IL 60560 02-30-105-013 1519 Stoneridge Court Yorkville IL 60560 02-30-105-014 1521 Stoneridge Court Yorkville IL 60560 02-00105-015 1523 Stoneridge Court Yorkville IL 60560 02-30-105-016 1525 Stoneridge Court Yorkville IL 60560 02-30-105-017 1527 Stoneridge Court Yorkville IL 60560; 02 30-105-018 1529 Stoneridge Court Yorkville IL 60560 02-30105-019 1531 Stoneridge Court :Yorkville IL 60560 02 30105-020 1533 Stoneridge Court Yorkville IL 60560 02-30-105-021 1535 Stoneridge Court Yorkville,IL 60560. 02-30-105-022 ` 1537 Stoneridge Court Yorkville IL 60560 0230105-023 1544 Stoneridge Court ;Yorkville IL 60560 0230105-024 1542 Stoneridge Court :Yorkville IL 60560 02-30-105-025 1540 Stoneridge Court -Yorkville,IL 60560 _ ;02-30405-026 1538 Stoneridge Court Yorkville IL 60560 02-30-105-027 1536 Stoneridge Court YorkvilleIL 60560 02-30-105-028 • 1534 Stoneridge Court 1Yorkville,IL 60560 102-30-105-029 11532 Stoneridge Court Yorkville 11.60560 02-30-105-030 1530 Stone: a Court _Yorkville IL 60560 102-30-105-031 1528 Stoneridge Court„ :Yorkville IL 60560 02 30105.032 1526 StoneridgeCourt :Yorkville IL 60560 02-30-105-033 1524 StonendgeCourt Yorkville IL 60560 02-30105-034 , _ :. 1520 Stoneridge Court Yorkvik: IL 60560 0230-105-035 1518 Stoneridge Court Yorkville IL 60560 02-30-105-036 1516 Stoneridge Court YorkvOle 02 30-105-037IL60560 700 DuVail Drive Woodstock IL 60098 02-30-104-001 1548 Cottonwood Trail Yorkville IL 60560 0230-104-002 1546 Cottonwood Trail Yorkville IL60560 0230104-003 1544 Cottonwood Trail 'Yorkville IL 60560 02-30-10442f 1540 Cottonwood Trail .Yorkville IL 60560 0230-104-006 1538 Cottonwood Trail Yorkville,IL 60560 10230-104-007 1536 Cottonwood Trail Yorkville IL 60560 0230-104-008 1534 Cottonwood Trail Yorkville IL 60560 02-30-104-009 11532 Cottonwood Trail Yorkville IL 60560 102-30-104-010• 1530 Cottonwood Trail Yorkville IL 60580 0230104-011 1528 Cottonwood Trail - Yorkville IL 60560 02-30-104-012 Yorkville,IL 60560 0230-104-0131526CottonwoodTrail 1524 Cottonwood Trail ''.Yorkville,IL 60560 102-30-104-014 1522 Cottonwood Trail 'Yorkville IL 60560 0230104-015 11520 Cottonwood Trail , Yorkville IL 60560, . 0230-104-016 1518 Cottonwood Trail Yorkville,IL 60560 10230104-017 1515 Stoneridge Circle Yorkville IL 60560 0230-104-018 1513 Stoneridge Circle Yorkville,IL 60560 0230-104-019 1511 Stonen Circle Yorkv8le IL 60560 02-30104-020 9 Stoneridge Circle Yorkville IL 60560 10230-104.021 1628 Cottomvood Trail Yorkville j0230-103-001IL60560 1626 Cottonwood Trail Yorkville IL 60560 102-30-103-002 1 Rogers i 1624 Cottonwood Trail •Yorkville IL 60560 0230103 Wise 1622 Cottonwood Trail Yorkville IL 60560 02-30-103- Buhle 1620 Cottonwood Trail Yorkville IL 60560 0230-103- Inc 11326 Wexford Drive Mokena IL 60448 02-30-103- Weeks 1616 Cottonwood Trail ...Yorkville IL 60560 02-30-103- Haney 1610 Cottonwood Trail Yorkville IL 60560 02-30-103- • • • • • • Rob Roy Falls Development • • • • Concept t PUD Submittal & _ • • Annexation Petition •• • Aerial Photograph • • • • • • • • • • • • • • • • • • • • • • • 1z • • • • • • • • • ._ ROB ROY FA LS z • 'r, la ma • 4fY t 1AI a • 0 0 t ,-''. ....,. ; 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Si *, w + • • r .,,,_ 4,r , „,of-t:' , .e..,=.4..4 ,4 F + Tz SUBJECT :, • ' • _ ,.w SITE • —� . f Act . a . i • N - _, l �, 1 -V " `'aw: : 4, ,.E '-i' `r `' State Route ` '�i A .r'•,y. • • 4 • ., • j. \;.., ' „ .111� ..t 1„ ,�,� � ,. 1 4 Vu-:'4 v • 1. x % ., , • ,- • . +te d, 7 0 i .r , :s ...#, •f �� `I "11•1 t)� �'1 }t di "' y+ +' A j-4 i'4 Ir-{ = ,, ,..e ,- " ' .. .,„;,;:41,3,11. v\ �*, °* tI i T , * - --, r t. I't n ' ,VO -V *, 1....4 . ,14 i, ...-- , ,.\, ,_ .,....7. -. .., .,,,, , „ ,,,,. .*„., • , , _ , . ..... , ... . A \ '43 Y a. • PREPARED BY: CONSULTINCENCmEER: DEVELOPED BY S(JBJgCTSITE AAiDAERIAL PHOTOGRAPH SCALE: 1" = 800'IMM17Revisions II 101 W C.CAMPBELL&ASSOCIATES,INC. C.M.West &ASSOCIATES,INC. SEXTON DEVELOPMENT QUARTER MILE CONTEXT /\ • 101 Waukegan Rd. Suite 1000 1050 West Route 126 , J Lake Bluff, Illinois 60044 Plainfield,Illinois HILLSIDE, ILLINOIS U.S. ROUTE 3 4 • PHONE:(847)735-1000 FAX:(847)735-1010 PHONE:(815)254-0505 FAX:(815)436-5158 YORK V I L L E , ILLINOIS 0 400' 800' 1,600' ,� MAY 16 , 2 007 • • • • • • • • •• Rob Roy Falls Development • • • Concept PUD Submittal & • • Annexation Petition • • • Zoning Plat • • • • • • • • • • • • • • • • • • • • • • • • • • • • • _ • ROB ROY FALLS - Zoning Plat OF SECTION 19 ALID'ME NORTH 1/2 • Planned Unit Development - 272.186 Acres ° EAT c'L ITOWNSHIP OF THE SOUTH 3"OM RANGE 7 EAST OF AT NE D PRINCIPAL MERIDIAN. AS FOLLOWS BEGINNING AT TE • CENTER OF SAID SECTION 14, THENCE SOUTH 01'21'3r EAST \ (ASSURED BEARNG)ALONG THE QUARTER SECTION UNE 267.40 FEET, THENCE NORTH 64.3d 05'NEST 1844.33 FEET TO A POINT NHQH IS 1630.56 FEET SOUTH 67'1'a3'35'31'NEST IEST FROM 7IE POINT of BEl.11N81R THENCE SOUTH 67'53'31'NEST ALONG SAID NORTH LINE 204.60 FrET NORM • , 00'to be Dedicated ALONG OF 'O T EASTERLYA• RADIS • OF 30.247.20 FEET AND CENTRAL ANGLE OF 01'01'27',AN ARC DISTANCE OF 663.67 FEET; THENCE NORTH 65.00'38'EAST ALONG SAID NORTH UNE,6150 FEET; THENCE SOUTH 64'12'16'EAST ALONG • SAID NORTH UNE,164.04 FEET;THENCE SOUTH 73'25'30'EAST ALONG SAID NORTH LONE.53.46 FEET; THENCE SOUTH 64'12'16'EAST ALONG SAID NORTH LINE,6556 FEET; THENCE EASTERLY ALONG SAID • NORM LRE.ON A CURVE TO THE LEFT HAVING A RADIUS OF 34.327.48 FEET AND CENTRAL AMIE OF 01'17'00',AN ARC O DISTANCE OF 766.66 FEET; TENCE SOUTH er 29'16'EAST ALONG • U SAID NORTH LINE 3090.66 FEET TO TIE EAST LAE Cr THE NORIIEAST 1/4 OF SAID SECTION 30; THENCE NORTH 01'13'56'NEST ALONG SAID EAST LINE 376.95 FEET TO TIE NORTHEAST CORNER OF SAID • SECTION 30; THENCE NORTH 01'13'59'NEST ALONG TIE EAST LLE OF TE SOUTHEAST 1/4 OF SAID SECTION 19.310.20 FEET; THENCE SWTH 66'46'26'NEST AT RIGHT ANGLES TO THE LAST DESCRIBED II COURSE,18500 FEET; THENCE NORTH 16'23'15'NEST 2411.75 FEET • ;tt TO A PONT ON THE NCIH LINE OF SAID SOUTHEAST 1/4 NMCH IS 1626.22 FEET EASTERLY FROM THE POINT OF BECWIOIC; THENCE SOUTH 6T 53'31' .ST ALONG SAID NORTH LANE.1626.22 FEET TO THE POINT OF BEGINNING IN THE TOWNSHIP OF BRISTOL.IENN DALL • CCLRITY,IIAIOIS 100'to be Dedicated • • \ • • • PUD • \), • • • • • • • 0 • w • .ciA o • W • 1 Q L I/ 25'to be Dedicated 6 ^ V (75'from centerline of Route 34) r 25'to be Dedicated • ' = i _ (�5'from centerline of Route 34) • 50' N1 00 `� c VETERAN S PARKWAY `� • a ,1 �� W � A • o 50' 65 co, II • r- PARED BY: CONSULTING ENGINEER: DEVELOPED BY. CONCEPTUAL SITE PLAN SCALE: 1" - 400' Revisions • • 00LF C.1 Waukegand.Suite 1000 BELL&ASSOCIATES,INC. 0 0 West Route ASSOCIATES,INC. SEXTON DEVELOPMENT ROB R O Y FALLS-EXHIBIT H / • J� . HILLSIDE, ILLINOIS U.S. ROUTE 3 4 , Lake Bluff, Illinois 60044 Plainfield,Illinois Y O R K V I L L E , ILLINOIS , PHONE:(847)735-1000 FAX:(847)735-1010 PHONE:(815)254-0505 FAX:(815)436-5158 0 200' 400' 800' MAY 2 1 2 • • • • • • • • • • • •• Rob Roy Falls Development • • • Concept PUD Submittal & • • Annexation Petition • • • General Character • • of the Development • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Rob RoyFalls Development • • • • General Character of the Proposed Development • • • A. The Rob Roy Falls Development will include three main land • uses throughout the entire site plan. The first land use will be • an age-targeted, senior residential development. This area will • encompass approximately 72 acres, or 26 % of the site. • Appropriate open space will be included in this area, but due • to the concept nature of the plan, is not currently calculated. The second land use will be a private, non equity residential • club tentatively named The Rob Roy Club, complete with all of • the amenities one would expect in a country club environment • without a golf course. This area would encompass • approximately 71 acres, or 26% of the site. Once again, • appropriate open space will be set aside within this land use • category. The final land use will be a commercial/retail • component. The area set aside for commercial/retail • development will be approximately 130 acres, or 48 % of the • site. Again, adequate open space will be provided for function • and public use. • • B. The projected densities ranges of the two residential • components are outlined in the Annexation Agreement. The • age-targeted senior development would have a targeted • density of approximately +/- 4 units per acre. The private Rob • Roy Club residential land use would be targeted to have an • approximate density of +/- 5.5 units per acre. Again, a more • detailed description of the ranges of densities is addressed in • the Annexation Agreement. • • C. As this relatively large development is at the concept phase, • descriptions of the development standards and design criteria • • • • • • • • have not been established, and will be addressed as each • development enters the design review pipeline with the City's • • review process. • D. Because of the size of the property, the various land uses, and • the complexities of determining future market demand for • residential and commercial uses, the only way to allow for the • successful development of this property is through the • Planned Unit Development process. This process will allow • the type of flexibility needed to development such a large • property, but at the same time will also allow the City to • maintain control and review authority over the design and • ultimate development of the property. The PUD process is the • only way this property can be effectively and intelligently • developed. • • E. Should the property move forward in the sense of traditional • zoning, the following City zoning standards would apply. The • senior residential component would require R-3 Zoning to • address some of the higher densities and building height that a • few of the low-rise buildings would require. The Rob Roy • Club residential facility would require R-4 Zoning that would • address slightly increased densities, and perhaps special uses • to allow for the construction of a clubhouse and other • recreational amenities. The commercial area of the • development would be targeted for B-3 Zoning, that would • allow for various degrees of lot coverage, setback • requirements, and other site development standards. • • F. A detailed list of requested exceptions and departures to • applicable city ordinances and codes are included as an exhibit • to the Annexation Agreement. • • • • • • • • • • • • • • • • Rob Roy Falls Development • • • Concept PUD Submittal & • • Annexation Petition • • Concept Plan Map • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • EMERGENCY ROB ROY FALLS • ACCESS L E G E N D • 0 • • _ PUBLIC\t`.......- O PRIMARY DRIVE • �� s • SECONDARY DRIVE FLOODPLAIN n^ `.(ROB ROYCREEIO A ACCESS X SERVICE DRIVE 4P c • I/ \A • RESIDENTIAL ``�� RESIDENTIAL ACCESS • (SENIOR) �� (ROB ROY CLUB)• ■ •EMERGENCY0> • � �� ■ • ACCESS / � •• � COM. ■ N ACCESS ■ ■ �� xxxxxxxxxxxxxxxxxxxxxx ■�� . ■ �� • � X X x x x x x x x x x x x x a /�� : 000000000000 ANCHOR ■ \ •• ANCHOR � �I COMMERCIAL ■ COMMERCIAL // ,v COMMERCIAL ■ COM. \ FUTURE • ■ PRIMARY ACCESS • ■ ►•♦ 4 OUTLOTS ° 0 ■ Q(Traffic Signal) • COM. 0 ■ •♦♦••�♦'� 0 0 0 0 ° ANCHOR COM. 0°• O 0 • ■ ' FLOODPLAIN , ° O PARKING 0 0 ° O ° O • ■ (ROB ROY CREEK) 0 O O 0 0 0 ANCHOR COM. ACCESS D 0 •Z•Z• • • • • • 10 �3 . 0 COM. O O 000° 0 PARKING O •• COM. ■ W��Jw,` • • • • • o• ° OOO ° 00000 ° O o I • • COM. �� • • ° OO0000 • 0Oo0O00 0 • —_....�..� ■ � • COM. I COM. LIFESTYLE 0 • ° 00000 °0 �� O CENTER O LIFESTYLE ■ COMMERCIAL • COM. • ACCESS O CENTER • OUTLOTS U S ROUTE ■ (Traffic Signal) 3 4 ■ >` ACCESS an VETERAN ' S PARKWAY (Traffic Signal) PRIMARY ACCESS • (Traffic Signal) ACCESS • (Traffic Signal) • PREPARED BY: CONSULTING ENGINEER: DEVELOPED BY: CONCEPT PLAN Revisions I I � ROLF C.CAMPBELL&ASSOCIATES,INC. C.M.LAVOIE&ASSOCIATES,INC. R0B R0Y FALLS SCALE. In _ 400 /101 Waukegan Rd.-Suite 1000 1050 West Route 126 SEXTON&ASSOCIATES • an Lake Bluff, Illinois 60044 Plainfield,Illinois HILLSIDE, ILLINOIS NW CORNER-U.S.ROUTE 34 & BEECHER RD. ,r • PHONE:(847)735-1000 FAX:(847)735-1010 PHONE:(815)254-0505 FAX:(815)436-5158 Y O R K V I L L E , ILLINOIS 0 200' 400' 800' MAY 2 3 2 0 0 7 • • • • • • • • •• Rob Roy Falls Development • • • Concept PUD Submittal & • • Annexation Petition • • • Annexation Agreement & • • Annexation Plat • • • • • • • • • • • • • • • • • • • • • • • • 1 II II PLAT OF ANNEXATION • EXHIBITA SNtP J>4 ^� TO THE UNITED CITY OF YORKVILLE • �4 r,' KENDALL COUNTY, ILLINOIS ,�5", J>"� E 1 19 209i • S 87'53'31" W 1826.22' &:, 19 2 k1_ • ,4'ite-a _ -S 8 :3'31' A 204.60_ _ _._ _ _ - - __----536758,- o N e4 so'os�• N n P.0.8 1944.33' • I GRAPHIC SCALE co N I .P' 0 >m 4.1h Ian immumaiLlmiliniim • (IN FEET) W 1n • _J I inch. ft. J 1_ ) 5I • J • >- nn I L-O -73 4' I O -0 I • >-,D �9" I— Q 7 -< DF CR IP TION• • I C �S 2 rn THAT PART OF THE SOUTH 1/2 OF SECTION 19 AND THE NORTH 1/2 F c'I' OF SECTION 30, TOWNSHIP 37 NORTH,RANGE 7 EAST OF THE THIRD I O Z. PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS; BEGINNING AT'THE • I ^86 I �� to (' CENTER OF SAID SECTION 19; THENCE SOUTH 01'21'35' EAST • \ A \v t'' (ASSUMED BEARING)ALONG THE QUARTER SECTION LINE 257.40 FEET; r2:1I THENCE NORTH 84'30' 05' WEST 1944.33 FEET TO A POINT ON THE I NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 19 WHICH IS 1930.58 FEET SOUTH 87'53' 31' WEST FROM THE POINT OF I • to BEGINNING; THENCE SOUTH 87'53' 31' WEST ALONG SAID NORTH LINE 204.60 FEET; THENCE SOUTH 01'35' 18'WEST 2439.23 FEET TO THE N NORTHERLY RIGHT OF WAY LINE OF U. S. HIGHWAY NO. 34; THENCE • It "2 u= EASTERLY ALONG SAID NORTHERLY RIGHT OF WAY UNE, ON A CURVE TO THE RIGHT HAVING A RADIUS OF 38,247.20 FEET AND CENTRAL la I ANGLE OF 01'01' 27', AN ARC DISTANCE OF 683.67 FEET; THENCE • NORTH 85'00' 39" EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, I I 83.50 FEET; THENCE SOUTH 84'12' 18'EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, 164.04 FEET;THENCE SOUTH 73'25' 30" EAST • vl In I ALONG SAID NORTHERLY RIGHT OF WAY LINE, 83.49 FEET; THENCE to �/\ SOUTH 84'12' 18' EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, ` R' 65.5I LINE. ON EAS CURVECE TO THE EASTERLY EFT HAVING A RADIUS OF 34,327.48FWAY FEET • N�\ � 13 Q y I AND CENTRAL ANGLE OF 01'17'00',AN ARC DISTANCE OF 768.88 \ ` r c'1 FEET; THENCE SOUTH 85'29' 18"EAST ALONG SAID NORTHERLY RIGHT 'tpr T OF WAY LINE 3090.81 FEET TO THE EAST LINE OF THE NORTHEAST 1/4 • rOF SAID SECTION 30; THENCE NORTH 01'13'34' WEST ALONG SAID I ➢(1 A EAST LINE 378.94 FEET TO THE NORTHEAST CORNER OF SAID SECTION • (n, o 30; THENCE NORTH 01'13' 34'WEST ALONG THE EAST LINE OF THE I SOUTHEAST 1/4 OF SAID SECTION 19, 310.20 FEET; THENCE SOUTH 88' I 46' 26' WEST AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, • ! I 198.00 FEET; THENCE NORTH 16'23'15" WEST 2411.75 FEET TO A POINT ON THE NORTH LINE OF SAID SOUTHEAST 1/4 WHICH IS 1826.22 I FEET EASTERLY FROM THE POINT OF BEGINNING; THENCE SOUTH 87'53' 31' WEST ALONG SAID NORTH LINE, 1826.22 FEET TO THE POINT OF • N I BEGINNING IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS. to a • N. '0 N O. O h o • ha:et 43 a m I ////// / os I , mo h I le e0 m I a • Ioi On r.a 4, P5 o . o m • o N M ` • o h h N R L=683,87. m z`; a 2 az • o - --_R=38247.2. Z o' 01 S,,�P J>4 y - 7;,07,-..--..ii; _J> ��_ _ L=768.88' - - - a o��i qPI • -IN"N - - - -3432 - - - 1 ars " 7 4� N. LINE RTE. 34 ;4�� t7 OE 1 • � ;DE 1 �� --ITS - _� - - _B5 28'18'E 30=0.81'- v, CITY OF YORKVILLE % — — _ �u • CORPORATE LIMITS �U e \O. ; — ---- _ • o--- _ STATE OF ILLINOIS ) • COUNTY OF KENDALL) STATE OF IWNOS ) STATE OF ILLINOIS ) STATE OF ILLINOIS ) THE ANNEXED PROPERTY DESCRIBED HEREON IS IDENTIFIED AS THAT INCORPORATED AND MADE A ) SS ) ) COUNTY OF KENDALL) ROB ROY FALLS PART OF THE OTY OF YORKVILLE BY ORDNANCE NO. OF SAID OTT ON THE DAY OF ADOPTED BY THE COUNCILA.D.,2007. COUNTY OF KENDALL) COUNTY OF KENDALL) • APPROVED BY THE CITY ADMINISTRATOR OF THE UNITED OTY OF YORKNU£THIS APPROVED BY THE OTT ENGINEER OF THE UNITED OTY OF YORKVILL.E THIS DAY THIS CIS TOR CERTIFY THAT RE,C.M.T YDEIE&BAE HEREON, HAVE PREPARED THIS PUN,WHICH IS U.S.ROUTE K4 • AN ACCURATE MAP K THE PROPERTY DESCRIBED HEREON,FOR THE PURPOSES OF ANNEXATION YORKVILLE,KENDALL CO.,IL DAY OF A.D.,2007. OF AD.,2007. TO THE OTT OF YORKVILLE,ILLINOIS ALL DIMENSIONS SHORN ARE IN FEET AND DECIMALS DRAWN BY:ANAL CHECKED BY:GAS THEREOF. PLAT OF ANNEXATION • ATTEST: CLERK BY: SCALE: (''`200' DATE:00.062007 MAYOR COVEN UNDER MY HARD ANO SEAL AT PWNFlELD,IWNCRS,THIS 7TH DAY OF MARCH,AD.,2007. JOB NUMBER: SHEET: Consulting Civil Engineering 06245 1 OF 1 • CITY ADMINISTRATOR DIY ENGINEER Loud Planning&Surveying / DATE — DEW/OPTION — GEORGE EBURGESS,I.P.LS.NO.35-3131 1050 West Roole 126 1 04-25-2007 RENSE CORP Laa1S&LEGAL • O Copyright,2007 C.M.Lavoie&Associates,Ina. LICENSE EXPIRES/RENEWS BY: 11-30-08 Plainfield,Illinois 60544 2 'hese plans are protected under the copyright laws of the United States and foreign countries, defined815-?54-0505 5 and are to be used only for the construction and/or repair of the Site Improvements as defined PI 815-436-5158 4 in the contract between the Engineer sod the Owner.Any use of dose plans,including details - - • and specifications,to construct and/or repair additional items not described in these plans, 5 constitutes a violation of the Engineer's copyright of these plans and is prohibited. C.M a Lavoie 6 a Aworiatar,Inc. 2 8' • 0:12006 Projects\06-2451DwglSurvey\Annexa60n.dwg,5/24/2007 3:55:14 PM,Bluebearn PDF Printar.pc3 • • Submitted to Village • On May 25, 2007 • ANNEXATION AGREEMENT AND PLANNED DEVELOPMENT AGREEMENT • THIS ANNEXATION AGREEMENT AND PLANNED DEVELOPMENT • • AGREEMENT ("Agreement"), is made and entered as of the day of , 2007 • by and between LASALLE NATIONAL TRUST, as Trustee under Trust # 47016 dated • • December 1, 1973 ("OWNER"), BRADFORD REAL ESTATE SERVICES, CORP. • ("BRADFORD"), and the UNITED CITY OF YORKVILLE, a municipal corporation • • organized and existing under and by virtue of the laws of the State of Illinois (hereinafter • referred to as "CITY") by and through its Mayor and Aldermen ("CORPORATE • • AUTHORITIES"). OWNER, BRADFORD and the CITY are sometimes hereinafter referred to • • individually as a "PARTY" and collectively as the "PARTIES". • RECITALS: • • A. OWNER is the owner of record of certain parcels of real estate legally described • and shown on the Plat of Annexation, attached hereto as Exhibit"A" (hereinafter referred to as S "PROPERTY"). • • B. BRADFORD intends to acquire a portion of the commercial acreage of the • PROPERTY from OWNER and/or enter into a joint venture agreement with OWNER with the • • intent of proceeding with development of that portion of the PROPERTY conceptually planned • for commercial purposes. The PROPERTY is currently contiguous with the existing corporate • • limits of the C1TY and is not within the boundary of any other city. • • C. OWNER intends to develop and/or sell and/or enter into a joint venture • • agreement on the remaining portion of the Property conceptually planned for commercial • purposes. • • • • 1 • • • Submitted to Village • On May 25, 2007 • D. OWNER intends to develop and/or sell and/or enter into a joint venture • • agreement with the portions of the PROPERTY conceptually planned for residential purposes. • • E. OWNER desires to annex the PROPERTY to the CITY. • • F. OWNER requests a Planned Unit Development ("PUD") zoning designation for • • the purposes of developing residential and commercial uses ("DEVELOPMENT") on the • PROPERTY, which substantially conforms to the City's Comprehensive Plan. • • G. OWNER requests that the City's Comprehensive Plan be revised to conform to the • • PUD approved by the City. • H. OWNER desires to proceed with the DEVELOPMENT in accordance with the • • terms and provisions of this Agreement. • I. OWNER proposes to develop the PROPERTY in substantial conformance with • • the Conceptual PUD Plan attached as Exhibit "B" which contains a commercial component • consisting of approximately one hundred thirty (130) acres, a targeted senior housing • • component consisting of approximately seventy (70) acres, and the "Rob Roy Club" component • consisting of approximately seventy (70) acres. • • J. The CITY acknowledges that the boundaries between the various development • • areas depicted on the Conceptual PUD Plan are conceptual in nature and that such boundaries • may be modified by DEVELOPER,and that preliminary and final PUD plats for the PROPERTY • • may reflect lot dimensions, dwelling unit types, more or less dwelling units and subdivision • layouts that vary from those depicted on the Conceptual PUD Plan provided the bulk standards for individual dwelling unit types and commercial square footage as set forth on Exhibit C are adhered to. • • • 2 • • • Submitted to Village • On May 25,2007 • Subject to DEVELOPER securing preliminary and final PUD plat approval for the • • various phases of development of the PROPERTY at public meetings of the Village's Plan • Commission and City Council, no further zoning approvals shall be required of DEVELOPER • • as a prerequisite to the receipt by DEVELOPER or its assigns of the permits necessary to the • development of the PROPERTY, the construction of dwelling units on any portion of the • • residential component or the development of non-residential uses on any portion of the • commercial component. • • K. All public hearings, as required by law, have been duly held by the appropriate • • hearing bodies of the Cif Y upon the matters covered by this Agreement. The Plan Commission • conducted a public hearing regarding the requested Conceptual PUD Plan on , 2007. • • City Council conducted the public hearing on the annexation agreement on ,2007. • The City Council conducted the public hearing on the special service area district and on the • • business district on ,2007. • L. The WY and OWNER have given all appropriate notices due to be given • • pursuant to applicable provisions of the Illinois Compiled Statutes and the City Code. • • M. The Corporate Authorities, after due and careful consideration, have concluded • that the execution of this Annexation Agreement and the rezoning, subdivision and 0 • development of the PROPERTY, and the creation of the Special Service Area and the Business • District,all as provided for herein,will inure to the benefit and improvement of the(ICY in that • • it will increase the taxable value of the real property within its corporate limits, promote the • sound planning and development of the CITY and will otherwise enhance and promote the • • general welfare of the people of the CITY. • N. (i) Each party agrees that it is in the best interests of the OWNER and the • • • • 3 • I • Submitted to Village • On May 25, 2007 CITY to annex and develop the PROPERTY described in the attached Exhibit "A" I • as a Planned Development establishing a unique character through the provision • of a mix of uses within a master planned community including commercial, • • residential neighborhoods and open spaces interspersed throughout the • development and through the provision of orderly flow of traffic within the • • development and to adjoining real property. • • (ii) Each party agrees that it is in the best interest of the local governmental • bodies affected and the OWNER to provide development of the SUBJECT • • PROPERTY. • (iii) The PROPERTY is contiguous to the corporate boundaries of the CITY • O. It is the desire of the CITY and the OWNER that the development and 1 use of the PROPERTY proceed as conveniently as may be, in accordance with the terms and • • provisions of this Agreement,and be subject to the applicable ordinances,codes and regulations of the CITY now in force and effect,except as otherwise provided in this Agreement. • • P. The OWNER and their representatives have discussed the proposed annexation • and have had public hearings with the Plan Commission and the City Council,and prior to • • the execution hereof, notice was duly published and a public hearing was held to consider this Agreement,as required by the statutes of the State of Illinois in such case made and provided. • • NOW,THEREFORE,in consideration of the foregoing preambles and mutual covenants • and agreements contained herein, the Parties hereto agree to enter into this Agreement and to • • supplement the Petition to Amend the Comprehensive Plan and the Petitions for Zoning and • Annexation with drawings submitted therewith, including the Conceptual PUD Plan, attached • • hereto as Exhibit "B" and agree that the annexation, zoning and plan for the PROPERY shall be I . approved by the City Council upon the following terms and conditions and in consideration of • • 4 • • • Submitted to Village • On May 25, 2007 • the various agreements made between the parties: • • 1. LEGAL CONFORMANCE WITH LAW. This Agreement is made pursuant to • and in accordance with the provisions of the CITY ordinances, as amended from time to time I and applicable provisions of the Illinois Compiled Statutes and the Illinois Constitution. • 2. EXISTING AGRICULTURAL USE. The City agrees that the interim use of • • all or any portion of the PROPERTY as agricultural shall be permitted as legal non-conforming • uses of the PROPERTY until such portions are actually developed. • • 3. ANNEXATION AND ZONING. As soon as reasonably practicable • following the execution of this Agreement, the Corporate Authorities shall adopt such • • ordinances as may be necessary and appropriate to annex and rezone the PROPERTY • as a PUD in accordance with the provisions of this Agreement. • • 4. CONCEPT PLAN. In conjunction with the annexation of the PROPERTY and • • zoning the PROPERTY PUD, the CITY shall adopt an ordinance granting approval of the • Conceptual PUD Plan ("Concept Plan") in substantial conformance to the Concept Plan • • prepared by Rolf C. Campbell & Associates, Inc. dated May 21, 2007 and attached hereto as • Exhibit "B". The PUD consists of a mixed use of a variety of residential product types and a • • variety of commercial uses. The Concept Plan depicts the general location of the residential and commercial land uses. The exact boundaries shall be determined upon presentation of the • • Preliminary and Final PUD Plans. As currently shown,the commercial development area of the • PUD is located north of the Route 34 frontage on both sides of the Rob Roy Creek, and contains • • approximately one hundred thirty (130) acres; the targeted" senior residential development is • located west of the Rob Roy Creek and north of the commercial development area, and consists • • of approximately seventy (70) acres; and the Rob Roy Club residential development with a 1 variety of non-equity residential product types, including single family cluster housing, • • • 5 I I • Submitted to Village • On May 25, 2007 • townhomes, duplexes and mid-rise buildings (not exceeding 4 stories) is located east of the Rob • • Roy Creek, north of the commercial area, and on the west side of Beecher Road, and consists of • approximately seventy (70) acres. Owner has prepared a depiction of the various development • • areas within the PUD for the entire development, which is attached as Exhibit "D" ("the • Development Area Plan"). While the Concept PUD Plan is intended to show the land use areas • • on the Property, the Development Area Plan is intended to show the maximum intensity of • development that can be achieved by the Owner within the land use areas upon the City's • • approval of the Conceptual PUD Plan. • 5. PRELIMINARY AND FINAL PUD PLATS. Thereafter, upon and in • • compliance with the requirements of the CITY Code including and consistent with the terms of • • this Agreement, the OWNER or Developer shall submit an application or applications for Preliminary PUD Plan approval for each development parcel or for the entire property or any • • combination thereof, complete with preliminary engineering plans, landscape plans and • elevations of the buildings proposed to be constructed. Thereafter, the CITY shall adopt an S • ordinance or ordinances granting a Final PUD Plan so as to allow for the development of the • PROPERTY in conformance with Exhibit"B" and Exhibit "D" for each development parcel or • • for the entire PROPERTY or any combination thereof. • To the extent that the Preliminary or Final PUD Plans to be submitted in the future by S • OWNER require departures from the City Zoning Ordinance and other City Codes, the City • agrees to reasonably consider all departures required to allow construction of the proposed S Preliminary and Final PUD Plans in accordance with Section 6 of this Agreement. • The CITY acknowledges that the commercial development will be developed as • • individual commercial lots for sale and for OWNER retained commercial parcels.As a result the development will require and the CITY shall not object to any cross access easement or • • • 6 • • • Submitted to Village • On May 25,2007 • reciprocal easement agreement required to properly provide for the required access between • • commercial uses. • 6. DEPARTURES FROM LOCAL CODES. The specific modifications and • • departures from the CITY's ordinances, rules, and codes requested by OWNER have been set • forth on Exhibit "C" ("Permitted Departures"). In conjunction with the annexation of the • • PROPERTY and zoning the PROPERTY PUD, the CITY shall adopt an ordinance granting approval of the Permitted Departures prepared by Rolf C. Campbell & Associates, Inc. dated • • , 2007 and attached hereto as Exhibit "C". Because the OWNER has not completed its • detailed development plans to the specificity of a Preliminary or Final PUD Plan, the CITY • • agrees to reasonably consider any additional request for modification or departures requested • by OWNER at the Preliminary of Final PUD stage. • • 7. SPECIAL USE REQUESTS. The OWNER and CITY acknowledge that some • specific uses shall require Special Use permits to operate in the City, for such items such as a • • drive-through window, among other things. The OWNER agrees that the individual user shall • submit the required plans and information required with the special use application for review • • and approval of the CITY. The CITY agrees to expeditiously process and reasonably consider • • future requests for special uses for individual uses and shall conduct any necessary public • hearings therefor. • . 8. UTILITIES, EASEMENTS AND PUBLIC IMPROVEMENTS. OWNER agrees • that any extension and/or construction of the utilities and public improvements shall be • • performed in accordance with existing CITY subdivision regulations as authorized variations • by this Agreement("Utilities and Public Improvements").Any on-site work and the cost thereof • • shall be the responsibility of OWNER except as otherwise provided in this Agreement. The • CITY shall have the sole responsibility of obtaining any off-site easements for water distribution • • • 7 • • • Submitted to Village • On May 25,2007 • reciprocal easement agreement required to properly provide for the required access between • • commercial uses. • 6. DEPARTURES FROM LOCAL CODES. The specific modifications and • • departures from the CITY's ordinances, rules, and codes requested by OWNER have been set • forth on Exhibit "C" ("Permitted Departures"). In conjunction with the annexation of the • • PROPERTY and zoning the PROPERTY PUD, the CITY shall adopt an ordinance granting approval of the Permitted Departures prepared by Rolf C. Campbell & Associates, Inc. dated • • , 2007 and attached hereto as Exhibit "C". Because the OWNER has not completed its • detailed development plans to the specificity of a Preliminary or Final PUD Plan, the CITY • • agrees to reasonably consider any additional request for modification or departures requested • by OWNER at the Preliminary of Final PUD stage. • • 7. SPECIAL USE REQUESTS. The OWNER and CITY acknowledge that some • specific uses shall require Special Use permits to operate in the City, for such items such as a • • drive-through window, among other things. The OWNER agrees that the individual user shall • submit the required plans and information required with the special use application for review • • and approval of the CITY. The CITY agrees to expeditiously process and reasonably consider • • future requests for special uses for individual uses and shall conduct any necessary public • hearings therefor. • . 8. UTILITIES, EASEMENTS AND PUBLIC IMPROVEMENTS. OWNER agrees • that any extension and/or construction of the utilities and public improvements shall be • • performed in accordance with existing CITY subdivision regulations as authorized variations • by this Agreement("Utilities and Public Improvements").Any on-site work and the cost thereof • • shall be the responsibility of OWNER except as otherwise provided in this Agreement. The • CITY shall have the sole responsibility of obtaining any off-site easements for water distribution • • • 7 • • • Submitted to Village • On May 25,2007 • and responsibility for off-site street related improvements. In the event the CITY cannot • • obtain the necessary off-site easements for the extension of the watermains, OWNER shall be allowed to extend water mains from other locations to the PROPERTY within existing • • easements or rights-of-way. • In addition, the CITY agrees that, at OWNER's request, the CITY shall exercise • • reasonable and best efforts to acquire off-site easements. All reasonable costs related to or • associated with condemnation of property as well as the cost of acquisition of the real property • • approved in advance by OWNER for easement purposes only, and not as to acquisition of fee • title, for sanitary sewer, storm water drainage or potable water purposes shall be the • • responsibility of OWNER. The CITY shall not incur any acquisition cost not approved by • OWNER. • 9. POTABLE WATER SUPPLY, SANITARY SEWER, RECAPTURE, AND • FUNDING MECHANISMS. • A. Water. The CITY represents to OWNER that the CITY owns potable r water, fire flow and water storage facilities and that such facilities will have sufficient • capacity to adequately serve the needs of the OWNER and occupants of the PROPERTY S as developed pursuant to the terms of this Agreement. As required by the CITY • Engineer, OWNER shall connect the entire project, including that portion west of Rob • Roy Creek to the watermain to be constructed on the Kendall Marketplace Property • located to the east of the PROPERTY. OWNER shall not connect the project to the CITY S watermain located south of Route 34. The CITY shall obtain the required easements of 1 access for construction purposes over any portion of the Kendall Marketplace property • • necessary to allow connection to the Kendall Marketplace watermain, or the CITY shall • require the developer of Kendall Marketplace to extend the watermain to the S • 8 S • • Submitted to Village • On May 25, 2007 • PROPERTY. S B. Sanitary Sewer. With respect to sanitary sewer treatment capacity, the • CITY shall assist and cooperate with OWNER in their efforts to acquire adequate • • sanitary sewer treatment capacity from the Yorkville Bristol Sanitary District for use in • the PROPERTY as developed pursuant to this Agreement. The OWNER shall connect • • that portion of the PROPERTY located east of Rob Roy Creek to the existing thirty-six S • (36") inch sanitary sewer interceptor located along the east property line of the • PROPERTY. The OWNER shall connect that portion of the PROPERTY located west of • • Rob Roy Creek to the sanitary sewer mains located south of Route 34. Additionally, • the CITY shall also assist and cooperate with OWNER in its efforts to obtain adequate • • means of delivery of such sanitary sewer capacity to the PROPERTY or, in the • alternative, shall provide such means of delivery, subject, however, to the requirements I • of the Yorkville Bristol Sanitary District where appropriate. The CITY shall seek to • obtain such governmental approvals and permits,but in the event that its best efforts are I not successful, the CITY shall not be liable for any failure to provide adequate means of • delivery of the sanitary sewer treatment capacity contemplated under this Subsection • • 9.B arising from its inability to obtain such approvals and permits; and the CITY • undertakes no duty to pay for the extension of sanitary sewer extensions to the • i PROPERTY. • C. Recapture. The CITY represents to OWNER that OWNER shall not s • become liable to the CITY or any other party for recapture upon the annexation and/or • development of the PROPERTY for any existing sewer or water lines or storm water • • lines and/or storage facilities that may or may not serve the PROPERTY; provided, • however, subject to the terms of this Agreement, OWNER shall be responsible to pay • s • 9 • • • Submitted to Village • On May 25, 2007 • sewer and water connection fees for the Residential Parcel and OWNER shall be • • responsible to pay such fees for the Commercial Parcel subject to the terms of this Agreement. (NOTE TO CITY: To the extent that the PROPERTY is deemed a benefited • • property under the Fox Hill Recapture Agreement and the City Engineer is requiring the PROPERTY not to connect to the Fox Hill water improvement, the CITY shall be • • responsible for any recapture payment that might otherwise be required of OWNER.) • • D. Funding. The parties acknowledge that the Kendall Marketplace • developers are currently preparing plans for the design and construction of • • improvements to Beecher Road, which is located on an eastern portion of the PROPERTY. The OWNER shall construct the improvements to Beecher Road from the • terminus of Beecher Road constructed by the developers of the Kendall Marketplace to the north boundary of the PROPERTY. The CITY shall not withhold permits or • • approvals for any portion of the PROPERTY for the reason that any Beecher Road • improvements are not completed. The OWNER shall prepare plans for the design and • • construction of improvements to that portion of Beecher Road that is located on the • PROPERTY. • • 10. SECURITY INSTRUMENTS. • A. Posting Security. OWNER shall deposit, or cause to be deposited, • • with the CITY such surety bonds or other security in the forms prescribed and in • the amounts prescribed by state law and by the ordinances of the CITY to the extent that • • said ordinances comply with state law ("Security Instruments") to guarantee completion • and maintenance of the public improvements to be constructed as a part of the • • development of each Phase of Development within their respective parcels as are • required by applicable ordinances of the C:r1Y to the extent that said ordinances • • • 10 • S • Submitted to Village On May 25,2007 comply with state law.The OWNER shall have the sole discretion,subject to compliance S • with Illinois law, as to whether an irrevocable letter of credit or surety bond will be used • as the security instruments. The amount of each Security Instrument shall be as required • • by state law and the duration shall be as required by applicable ordinances of the CITY. • The City Council upon recommendation by the City Engineer, may from time to time • • approve a reduction or reductions in the Security Instruments by an amount not in • excess of eighty-five percent (85%) of the value certified by the City Engineer of the • • completed work, so long as the balance remaining in the Security Instruments is at least • equal to one hundred ten percent (110%) of the cost to complete the remaining public improvements for the applicable Phase of Development. If the OWNER chooses to use a • Special Service Area as a primary funding mechanism for the installation of public • • improvements, per United City of Yorkville's Resolution No. 2006-19, the OWNER shall • not be required to post any irrevocable letters of credit or surety bonds to guarantee the • • installation of those public improvements. Any public improvements installed by the OWNER on their respective parcels as part of a special service area shall require • OWNER to post a one-year maintenance bond after acceptance by the CITY of said • public improvements in an amount equal to 10% of the approved engineering's estimate of the costs. • • Any perimeter roadways and onsite improvements may be dedicated, • constructed, and/or bonded as independent phases of development at the sole S • discretion of the OWNER. S • B. Inclusion of Route 34 Frontage Road and Route 34 i Detention Area in OWNER's Phases. Subject to the CITY first obtaining title to the • f r 11 •• • • Submitted to Village • On May 25, 2007 • 3.4 acre parcel of property located west of Beecher Road, surrounded on three sides by • • the PROPERTY and owned by Kendall Marketplace, and subject to the City transferring • title to the 3.4 acre parcel to OWNER on the condition that OWNER transfers title to an S eight (8) acre parcel of land located at the north border of the PROPERTY on the Beecher • Road frontage, OWNER agrees to include the construction of the east-west "frontage • • access" road from Route 34 at the west side of the Commercial Parcel to Beecher Road at the east side of the Commercial Parcel (the "Route 34 Frontage Road") in one of the phases for the Commercial Parcel, to post Security Instruments with the CITY therefor,if required, and to design and build such improvement so that it may serve the • • Commercial Parcel. OWNER shall connect the Route 34 Frontage Road to the main east i west drive on Kendall Marketplace and OWNER shall connect a second access drive to i • the Kendall Marketplace access drive next south of the Route 34 Frontage Road location. i • C. Acceptance of Underground Improvements and Streets. Upon completion and inspection of underground improvements, streets, and/or related • • improvements in each Phase of Development on the Residential Parcels and the • Commercial Parcels, respectively, and acceptance by the City Council upon i • recommendation by the City Engineer, OWNER shall be entitled to a release or • appropriate reduction of any applicable Security Instrument, subject to a • • maintenance Security Instrument remaining in place for a one year period from the date • • of acceptance by the CITY,in conformance with the City Subdivision Control Ordinance. • The CITY shall exercise good faith and due diligence in accepting said 0 public improvements following OWNER'S completion thereof for each Phase of • • Development in compliance with the requirements of said ordinance, and shall • • S 12 i • • Submitted to Village On May 25, 2007 i adopt the resolution accepting said public improvements not later than forty-five s • (45) days following the approval of the as-built plans. • D. Transfer and Substitution. Upon the sale or transfer of any portion • • of its respective parcels within the PROPERTY, OWNER shall be released from the • obligations for such portion secured by its Security Instruments for public • • improvements upon the submittal and acceptance by the CITY of a substitute a Security Instrument approved by the CITY, securing the costs of the improvements set • • forth therein. 11. PROCEDURE FOR ACCEPTANCE OF OTHER PUBLIC IMPROVEMENTS. Upon completion of other public improvements not constructed • specific to any individual neighborhood (i.e. park areas, offsite water main, sewer mains, • homeowners association open space areas) in each Phase of Development within their respective parcels, and acceptance thereof by the City Council upon recommendation by the • • City Engineer,OWNER shall be entitled to a release or appropriate reduction of any applicable Security Instrument, subject to a maintenance Security Instrument remaining in place for a one • • year period from the date of acceptance by the CITY, in conformance with the City Subdivision • Control Ordinance. • • 12. AMENDMENTS TO ORDINANCES. All applicable ordinances, regulations, S • and codes of the CITY, including, without limitation those pertaining to subdivision controls, • zoning, stormwater management and drainage, comprehensive land use plan, and related S • restrictions, as they presently exist, except as amended,varied, or modified by the terms of this • Agreement ("Applicable Codes") have been set forth on Exhibit "E", and shall apply to the • • PROPERTY and its development for a period of (8) years from June 1, 2007. Any amendment, • repeal, or additional regulations, which are subsequently enacted by the CITY, shall not be S • 13 • • Submitted to Village • On May 25, 2007 applied to the development of the PROPERTY except upon the written consent of OWNER • • during said eight (8) year period. After said eight (8) year period, the PROPERTY and its development will be subject to all Applicable Codes in existence on or adopted after the • expiration of said eight (8) year period, provided, however, that the application of any such Applicable Code shall not result in a reduction in the number of residential building lots or • • units herein approved for the Residential Parcel, alter or eliminate any of the ordinance a departures provided for herein, nor result in any subdivided lot or structure constructed within • • the PROPERTY being classified as non-conforming under any ordinance of the CITY. The CTl'Y • shall give the OWNER a six (6) month grace period from the date OWNER is notified of any • • changes to the Applicable Codes of the CHI in order to comply with the new regulations. At • the termination of the first eight (8) year term, all ordinances, regulations and codes then in • • effect shall apply to the PROPERTY and its development for the next five (5) year period. • • Thereafter,the OWNER shall comply with the Applicable Codes then in effect from time to time so long as they otherwise conform to the terms of this Agreement. The foregoing to the contrary r • notwithstanding, in the event the CITY is required to modify,amend or enact any ordinance or regulation and to apply the same to the PROPERTY pursuant to the express and specific • • mandate of any superior governmental authority, such ordinance or regulation shall apply to • the PROPERTY and be complied with by OWNER, provided, however, that any so-called • • "grandfather" provision contained in such superior governmental mandate which would serve • to exempt or delay implementation against the PROPERTY shall be given full force and effect. 0 • If, during the term of this Agreement, any existing, amended, modified or new • ordinances,codes or regulations affecting the zoning, subdivision, development, construction of • any improvements, buildings, appurtenances, or any other development of any kind or • character upon the PROPERTY, other than those upon which site plan approval may be based, • • 14 • • Submitted to Village • On May 25, 2007 are amended or modified to impose less restrictive requirements on development or • • construction upon properties situated within the CITY's boundaries, then the benefit of such less restrictive requirements shall inure to the benefit of the OWNER, and anything to the • • contrary contained herein notwithstanding, the OWNER may proceed with development or • construction upon the PROPERTY pursuant to the less restrictive amendment or modification • applicable generally to all properties within the CITY. • • 13. BUILDING CODE;BUILDING PERMITS. • A. The building codes for the CITY in effect as of the date of this Agreement • • and the dates of the latest revisions thereto are listed in Exhibit "F". These regulations as • they presently exist, except as amended, varied, or modified by the terms of this • Agreement, shall apply to the PROPERTY and its development for a period of eight (8) • years from June 1, 2007. Any amendment, repeal, or additional regulations, which are • subsequently enacted by the CITY, shall not be applied to the development of the • PROPERTY except upon the written consent of OWNER during said eight (8) year • • period. At the termination of the first eight (8)year term,all building codes then in effect • shall apply to the PROPERTY and its development for the next five (5) year period. • Thereafter,the OWNER shall comply with the building codes then in effect from time to • time so long as they otherwise conform to the terms of this Agreement. At the • termination of said five (5) year period, the PROPERTY and its development will be • subject to all building codes of the CITY in existence on or adopted after the expiration • • of said five (5) year period. The CITY shall give the OWNER a six (6) month grace • period from the date they are notified of any changes to the building codes in order • to comply with the new regulations. • • • • 15 • • • Submitted to Village • On May 25,2007 If, during the term of this Agreement, any existing, amended, modified • • or new building code affecting the development and/or construction of any • improvements, buildings, appurtenances upon the PROPERTY are amended or • • modified to impose less restrictive requirements on development or construction upon • properties situated within the CITY'S boundaries,then the benefit of such less restrictive • • requirements shall inure to the benefit of the OWNER, and anything to the contrary • contained herein notwithstanding, the OWNER may proceed with development or • construction upon the PROPERTY pursuant to the less restrictive building code, • amendment or modification applicable generally to all properties within the CITY. • Notwithstanding the provisions of this Agreement, all national amendments, • deletions, or additions to the building codes of the CITY pertaining to life/safety • • considerations adopted after the date of this Agreement which affects all land within the • CITY, shall be applicable to the PROPERTY upon the expiration of the twelfth (12th) • • month following the effective date of such amendments, deletion, or addition, whether • during the thirteen (13) years next following the date of this Agreement, or any time thereafter,except as to those items expressly provided for in Exhibit"F" attached hereto. B. The CITY shall act upon each application for a building permit for which • • OWNER or its duly authorized representatives, shall apply, within fourteen (14) • • calendar days of the date of application therefor, or within fourteen(14) calendar days of f receipt of the last of the documents and information required to support such application, whichever is later,provided the applicable improvements for which the building permit applies will be constructed and installed in accordance with the applicable requirements • of the CifY.Y. If the application is disapproved,the CITY shall provide the applicant with a statement in writing specifying the reasons for denial of the application including a S S 16 •S • • Submitted to Village • On May 25,2007 • specification of the requirements of law that the applicant and supporting documents • • fail to meet. The CITY agrees to issue such building permits upon the compliance • with those legal and documentary requirements so specified by the CITY. • • C. Subject to any other necessary governmental regulatory approval, the • CITY shall permit OWNER, and its duly authorized representatives, to install • • temporary waste water holding tanks and temporary water facilities to serve sales • offices or similar temporary structures, and model buildings constructed on the • PROPERTY or any Parcel or Phase thereof,provided that each such temporary tank and • temporary water facility shall be removed and disconnected within ten (10) days after • said structures shall be connected to the sewer or other permitted waste disposal • • systems, and water mains, at OWNER's sole cost, subject to force majeure. The use of • such temporary facilities shall be subject to all health and safety codes of the CITY and • • CITY shall inspect such facilities on a periodic basis. • D. Subject to the provisions of this Section 13 hereof, no permit fees, plan • • review fees or inspection fees which are not generally and uniformly applicable throughout the CTl'Y shall be imposed by the CITY against the PROPERTY. • • 14. FUTURE FINAL PLATS AND FINAL ENGINEERING. The CITY • recognizes the development of the PROPERTY may occur in stages or units (sometimes • • referred to herein as "Phases") over a period of time. Accordingly, the CITY grants permission to OWNER to stage the development on the respective parcels over a period of twenty (20) • years in length and to submit separate final plats and final engineering for approval for each Phase. The CITY shall act upon any final plat and final engineering submitted to it for • • approval within a reasonable time of its receipt of such final plat, final engineering and all • necessary supporting documentation and information.The plat review and consideration by the S . 17 • • • Submitted to Village • On May 25, 2007 • CITY shall not exceed the limitations set out in 65 ILCS 5/11-12-8 (2002). The CITY shall not • • require engineering to be submitted for any Phase of the PROPERTY that is not within the • particular Final Plat for a Parcel, Phase or Unit being submitted for approval by OWNER, • • provided, however, the CITY can require engineering for sewer, water, storm water lines and utilities that cross undeveloped Parcels and/or Phases. • • 15. FEES AND CHARGES. • A. During the first eight (8) years following June 1, 2007, the CITY • • shall impose upon and collect from the OWNER, and its respective contractors and • suppliers, only those permit, license, tap-on and connection fees and charges, and impact • • fees and in such amount or at such rate, as are in effect on the date of this Agreement and • as are generally applied throughout the CITY, except as otherwise expressly provided • • for in this agreement on the Fee Schedule attached hereto and made a part hereof as • Exhibit "G". At the termination of the first eight (8) year term, the Fee Schedule then in • • effect shall apply to the PROPERTY and its development for the next five (5) year • period. Thereafter, the OWNER shall comply with the Fee Schedule then in effect from • time to time so long as it otherwise conforms to the terms of this Agreement. At the • expiration of the five (5)year term,the CITY shall give the OWNER a one (1) year grace • period from the date they are notified of any changes to the permit, license, tap on and • connection fees and charges in order to comply with the new regulations. • • Notwithstanding anything in this Section 15 to the contrary, no increased impact fees • • and new impact fees shall apply to the PROPERTY, except as are contemplated in the • existing Fee Schedule regarding bi-annual increases tied to a construction index. • • B. To the extent that any fees charged by the CITY or other governmental agency by reason of this Agreement or City Ordinance are not frozen by the specific • • • 18 • • • Submitted to Village • On May 25, 2007 • terms contained in this Agreement,such fees may be prepaid as follows: • • (i) If the CITY increases any fees that are not prohibited from being • increased by the terms of this Agreement and are applicable to the • • PROPERTY, the CITY will provide OWNER with notice thereof • • and OWNER will be permitted the right to prepay the fees as they • existed prior to such increase at any time within thirty (30) days • after receipt of the notice of the increase of the fees from the CITY. • u � ( ) OWNER's right to prepay will apply to all fees or only certain fees • applicable to their respective parcels within the PROPERTY as • • selected by OWNER and prepayment of a particular fee will • prevent the increase in such fee from being applicable to that • • portion of the PROPERTY for which such fee was prepaid. For • fees charged on a per residential unit basis, OWNER may • • designate the number of residential units and pay such fees based • on such designated number of units and may prepay for only a • • certain number of units as determined by OWNER. • Once the calculation is made, no refund of any portion of any • prepayment made will be allowed. • • 16. CONTRIBUTIONS. The CITY shall not require the OWNER to • donate any land or money to the CITY, or any other governmental body, except as otherwise • • expressly provided in this Agreement. S • 17. SCHOOL AND PARK DONATIONS. OWNER shall be responsible for • making the contributions outlined in Exhibit "H" and Exhibit "I' to the Yorkville Community • • • 19 • • • Submitted to Village • On May 25, 2007 • School District #115 and the Plano Community Unit School District No. 88 ("School Districts"), • • the United City of Yorkville Park Department ("Park Department") and the CITY for the • estimated Land Cash and School Transition Fee that is projected to be experienced by said • • entities as a result of the development of the Residential Parcel in the manner provided for • under this Agreement. Notwithstanding the foregoing, there shall be no Land Cash and School • • Transition Fee or any other fee or contribution of any kind required for the portion of the • residential development developed as targeted senior residential units. There shall be no other • school and park contributions, fees or land dedications required for the Residential Parcel and • there shall be no school or park contributions,fees or land dedications required or made for the • • Commercial Parcel. • • 18. PROTECT SIGNS. Following the date of this Agreement and through the date • of the issuance of the final occupancy permit for the Residential Parcel, OWNER shall be • • entitled to construct, maintain and utilize offsite subdivision identification, marketing and • location signs at not more than three (3) locations at any time within the corporate limits of the • • CITY as OWNER may designate (individually an "Offsite Sign" and collectively the "Offsite • Signs") subject to sign permit review and issuance by the CITY. Offsite Signs will not be • • located on public right-of-way. OWNER shall be responsible, at its expense, for • obtaining all necessary and appropriate legal rights for the construction and use of each of the Offsite Signs. Each Offsite Sign may be illuminated subject to approval by the CITY. In • addition to the Offsite Signs, OWNER shall be permitted to construct, maintain and utilize • • signage upon the Residential Parcel as identified in Exhibit"J"attached hereto. • • 19. MODEL HOMES, PRODUCTION UNITS AND SALES TRAILERS. • During the development and build out period of the Residential Parcels (subsequent to final • • • . 20 • • • Submitted to Village • On May 25, 2007 • plat approval), OWNER, and such other persons or entities as OWNER may authorize, may • • construct, operate and maintain model homes and sales trailers within the Residential • Parcels staffed with OWNER's, or such other person's or entity's, sales and construction staff, • • and may be utilized for sales offices for the residential subdivisions for said persons or entities. The number of such model homes and sales trailers and the locations thereof shall be as from • time to time determined or authorized by OWNER,but shall in no event exceed_in any phase • or unit of the residential development. • • Off-street parking shall be required for model homes when more than five (5) model • homes are constructed on consecutive lots in a model home row. Three (3) off-street spaces will • • be required for each model home in a model home row,with combined required parking not to • • exceed thirty (30) off-street spaces. A site plan showing the location of the parking areas and • walks will be submitted for review and approval by the CITY. • • No off-street parking shall be required for individual model homes or sales trailers • that are not part of a model home row other than the driveway for such model home/sales • • trailer capable of parking two (2) cars outside of the adjacent road right-of-way. Building • permits for model homes, sales trailers and for up to fifteen (15) production dwelling units for • • each neighborhood, which may be hereinafter designated by OWNER as a separate • neighborhood at the time a final plat for all or any part of that neighborhood is submitted by • OWNER to the CITY, shall be issued by the CITY upon proper application thereof prior to the • installation of public improvements (provided a gravel access road is provided for emergency • • vehicles and upon submission of a temporary hold harmless letter to the CITY and the Bristol- • Kendall Fire Protection District.) A final inspection shall be conducted prior to the use of a • • model home and water service shall be made available within 300' of the model home. There • shall be no occupation or use of any model homes or production dwelling units until the binder • • 21 • • Submitted to Village • On May 25, 2007 ft course of asphalt is on the street, and no occupation or use of any production dwelling units • until the water system and sanitary sewer system needed to service such dwelling unit are • installed and operational or until temporary service is available, whichever is earlier. Use of • S models as a model unit only shall not be deemed to be "occupancy" thereof and may be made prior to connection to a sanitary sewer or water system, so long as temporary waste water • holding tanks and temporary water facilities are installed to serve them. • OWNER may locate temporary sales and construction trailers upon the Residential • Parcels during the development and build out of said property, provided any such sales trailer * shall be removed within two (2) weeks following issuance of occupancy certificates for all units • • within the Residential Parcels. A building permit will be required by the CITY for any trailer • that will be utilized as office space. Prior to construction of the sales trailer the OWNER shall • • submit an exhibit of the model trailer site with landscaping and elevations for the CITY's • approval, which the CITY shall approve, or if denied, the reasons for said denial, within • fourteen (14)calendar days. • • OWNER hereby agrees to indemnify, defend and hold harmless the CITY and the Corporate Authorities (collectively "Indemnities")from all claims,liabilities,costs and expenses • incurred by or brought against all or any of the Indemnities as a direct and proximate result of • the construction of any model homes or production dwelling units prior to the • installation of the public street and water improvements required to service such dwelling ID unit and shall execute and deliver to the CITY a hold harmless and indemnification • • agreement in form and content reasonably satisfactory to the CITY, so providing, prior to the • commencement of construction of any model homes. OWNER shall be permitted to • • obtain building permits in the same manner for additional model homes and for initial • production dwelling units in each neighborhood as the Final Plat and Final Engineering for f • 22 • • • Submitted to Village • On May 25, 2007 • each such neighborhood is approved by the CITY. The foregoing indemnification provision • • shall,in such case, apply for the benefit of Indemnities for each neighborhood. • • 20. CONTRACTORS' TRAILERS. The CITY agrees that from and after the • date of execution of this Agreement, contractor's and subcontractor's supply storage trailers I may be placed upon such part or parts of the PROPERTY as required and approved by • OWNER for development purposes. Said trailers shall be removed from each of the I • Residential Parcels and the Commercial Parcels, respectively, within thirty (30) days after • issuance of the last occupancy permit for each such parcel, subject to force majeure. A building • • permit will be required by the CITY for any trailer that will be utilized as office space. All • contractor's trailers and supply trailers shall be kept in good working order and the area will be I • kept clean and free of debris. No contractor's trailers or supply trailers will be located within • dedicated right-of-way. • • • 21. CERTIFICATES OF OCCUPANCY. • A. The CITY shall issue certificates of occupancy for buildings and dwelling • units constructed on the PROPERTY or any parcel or phase thereof within five (5) • working days after proper application therefor or within five (5) working days after the • receipt of the last of the documents or information required to support such application, • • whichever is later. If the application is disapproved, the CITY shall provide the • applicant within five (5) working days after receipt of the application and all • • documentation or information required to support such application,with a statement in • • writing of the reasons for denial of the application including specification of the requirements of law which the application and supporting documents fail to meet. The I CITY agrees to issue such certificates of occupancy upon the applicant's compliance with • • • 23 • • • Submitted to Village • On May 25, 2007 • those requirements of law so specified by the CITY.The CITY, at its expense, shall retain • the services of such consultants and/or hire such employees as may be necessary to • ensure that the CITY is able to fulfill its obligations under this Subsection.The foregoing, • • however,shall not negate the obligation of OWNER to pay all fees otherwise payable for • services rendered in connection with the issuance of certificates of occupancy under • • applicable CITY ordinances. • • B. Notwithstanding the foregoing, certificates of occupancy shall be issued • by the CITY for buildings and dwelling units whose driveway and/or sidewalk paving • • and grading improvements have not been completely finished due to adverse weather • conditions subject to the following understandings: (i) if a certificate of occupancy is • • issued for such a building or dwelling unit and a party fails to complete the driveway • and/or sidewalk paving or grading improvements for such building or dwelling unit as • soon as weather permits but in any event by the following summer, the CITY shall have • the right to withhold the issuance of further building permits to such party until such • • exterior work has been completed; (ii)with respect to the last phase of development on • the PROPERTY, for any building or dwelling unit for which a certificate of • • occupancy has been issued with incomplete exterior conditions, adequate security, • • which may be by a bulk surety in the form of a letter of credit or surety bond, shall be • posted with the CITY to ensure the completion of such work; and (iii) the CITY is • hereby granted rights of access to the applicable phase of the PROPERTY so • that, if necessary, the CITY can complete such work. Notwithstanding the foregoing, • • if the provisions of (i) above apply but if the party that failed to complete the driveway • and/or sidewalk paving or grading improvements posts Security with the CITY in the • • S • 24 S • i Submitted to Village On May 25,2007 • amount of one hundred ten percent (110%) of the amount estimated by OWNER and • • approved by the CITY to be needed to complete such improvements or to effect such i corrections, the CITY shall not withhold the issuance of such building permits or s • certificates of occupancy. Under no circumstances shall the failure of • Commonwealth Edison or another utility company to energize street lights installed by • OWNER within a given Phase of development on the PROPERTY constitute a basis for i the CITY denying the issuance of building permits or a certificate of occupancy for • buildings and dwelling units constructed or to be constructed within such Phase of the i i PROPERTY. 22. LIMITATIONS. In no event, including, without limitation, the exercise of • • the authority granted in Chapter 65, Section 5/11-12-8 of the Illinois Compiled Statutes (2002), • shall the CITY require that any part of the PROPERTY be dedicated for public purposes • 23. ESTABLISHMENT OF SPECIAL SERVICE AREA AS PRIMARY FUNDING MECHANISM FOR INSTALLATION OF PUBLIC IMPROVEMENTS. At the OWNER's • • request, the CITY shall establish a special service area ("SSA") to be utilized as a primary i funding mechanism for acquisition, construction and installation of public improvements • i including but not limited to, engineering, surveying, soil testing and appurtenant work, mass i grading and demolition, storm water management facilities, storm drainage systems and storm • sewers, site clearing and tree removal, public water facilities, sanitary sewer facilities, erosion • control measures, roads, streets, curbs, gutters, street lighting, traffic controls, sidewalks, paths i • and related street improvements, equipment and materials necessary for the maintenance • thereof, landscaping, wetland mitigation, public park improvements and tree installation, costs i • for land and easement acquisitions or dedications relating to any of the foregoing i improvements, required tap-on and related fees for water or sanitary sewer services, required i i • 25 • • • Submitted to Village • On May 25, 2007 • impact fees and dedications and other eligible costs to serve the Special Service Area (the • "Special Services"). . The Developer and City presently estimate the total cost of these • Special Services, together with costs of borrowing money for that purpose, funding • • administrative expenses and providing for necessary debt service reserves and • capitalized interest (collectively the "Costs of the Special Services") to be approximately • Million Dollars ($ .00). The City acknowledges that it is in the best interests • of the City to issue not to exceed$ principal amount of its Special Service Area Ad • Valorem Tax Bonds to pay or provide funds to pay the costs of the Special Services. The CITY • and OWNER shall cooperate in good faith to identify and agree on an appropriate structure for • the financing,which the CITY and OWNER currently believe will consist of an SSA pursuant to • 35 ILCS 200/27-5 et seq., but which may be authorized and implemented under other legal • • frameworks acceptable to the CITY and OWNER. • • The City agrees to prepare and publish and mail the public notices required by the Special Service Area Act, and to hold the required public hearing to consider • • establishment of the Special Service Area, the issuance of the Bonds for the purpose of • . paying the costs of the Special Services and the manner in which the Bonds are proposed • to be retired and the proposed tax levy. • • Upon creation of the Special Service Area, the City agrees to issue bonds in the • amount not to exceed $ ,000.00. • • 24. BUSINESS DISTRICT FUNDING. The City is authorized pursuant to the • • provisions of the Business District Development and Redevelopment Act (65 ILCS 5/11- • 74.3 et seq.) to designate business districts to promote development or redevelopment in the City and to impose a retailers' occupation tax and a service occupation tax therein S • 26 • • • Submitted to Village • On May 25, 2007 • and to issue bonds to provide for the payment of business district project costs. The • • Business District shall be contiguous and include only parcels of real property directly • and substantially benefited by the proposed business district development plan as • • required by the Business District Development and Redevelopment Act. The City agrees to make the required notices and hold the public hearings required by the Business • • District Development and Redevelopment Act. The City agrees to approve a business district development plan for the Business District for the planning, execution and • • implementation of the business district development plan and for the payment of • business district project costs as set forth in the plan to be presented to the City by the • • Developer, and the issuance of obligations by the City to provide for the payment of • • business district project costs secured by the business district tax allocation fund to be • established pursuant to the Business District Development and Redevelopment Act. The • • City further agrees to impose a retailers' occupation tax and a service occupation tax in • the Business District at the rate of one-half on one percent (0.50%) for the planning, • • execution and implementation of the Business District Plan, the payment of the Business • District project costs as set forth in the Business District Plan and the payment of • • obligations of the City issued to provide for the payment of Business District project • costs. • • 25. RECAPTURE AGREEMENTS. • A. Benefiting the PROPERTY. The CITY to enter into recapture • • agreements with the OWNER for a portion of the costs of certain public improvements • • constructed by OWNER which the CITY has determined may be used for the benefit of • property ("Benefited Properties") not located within the PROPERTY which will connect • • to and/or utilize said public improvements. Each Recapture Agreement shall be • • 27 • • • Submitted to Village • On May 25, 2007 • substantially in the form as attached hereto and incorporated herein as Exhibit "K". The • • improvements which qualify as benefiting other properties and the identity of the • benefited properties (by location map and/or permanent index number) shall be • • identified at the time of approval of Final Engineering for each phase of development. A • phase may include more than one neighborhood. • • B. Encumbering the PROPERTY. There are currently no recapture • agreements or recapture ordinances affecting public utilities which will be utilized to • • service the PROPERTY which the CITY has any knowledge of or under which the CITY • • is or will be required to collect recapture amounts from OWNER, or their successors, • upon connection of the PROPERTY to any of such public utilities, nor does the • • CITY have any knowledge of a pending or contemplated request for approval of • any such recapture agreement or ordinance which will affect the PROPERTY. • • (NOTE TO C Tl'Y: To the extent that the PROPERTY is deemed a benefited property • under the Fox Hill Recapture Agreement and the City Engineer is requiring the • • PROPERTY not to connect to the Fox Hill water improvement, the CITY shall be • responsible for any recapture payment that might otherwise be required of OWNER.) • • 26. COMMENCEMENT OF IMPROVEMENTS. • • A. The CITY shall issue permits to OWNER to authorize the commencement of construction of utility improvements on the PROPERTY or any • • Parcel or Phase thereof at the sole risk and cost of OWNER prior to construction of the • C_i TY utility improvements, provided: (1) such construction is undertaken at the risk of • • the party seeking to undertake such work; (2) approved engineering plans for such • improvements have been approved by the CITY that are sufficient in detail for the • • • 28 • • • Submitted to Village • On May 25,2007 • CITY to determine the nature and scope of the improvements being constructed; (3) the • • final subdivision plat for the Phase upon which the improvements are being constructed • has been approved by the CITY; (4) the IEPA and the sanitary district that will serve the • • PROPERTY, as and if applicable, have issued permits for the construction of sanitary sewer and water lines for the Phase on which the improvements are being constructed. • • The CITY agrees to review and, where appropriate, execute IEPA sewer and water • permit applications separate and apart from the review of final engineering plans so that • • the TEPA will be in a position to issue such permits prior to CITY approval of final • engineering plans; and (5) the construction complies with the Cil'Y's existing soil • • erosion ordinances. OWNER shall indemnify the CITY against any claims, actions or • losses the CITY may suffer sustain or incur because another governmental agency takes • action against the CITY after OWNER undertakes development activities on either of • their respective parcels pursuant to the provisions of this Subsection 23(A). • • B. The CITY shall issue permits, pursuant to the City's Soil, Erosion and • • Sediment Control Ordinance # 2003-19, to OWNER to authorize the commencement of • mass earthwork and grading on the PROPERTY or any Parcel or Phase thereof prior to • • acceptance of a final plat of subdivision and final engineering by the CITY, provided, • that OWNER has submitted mass grading and erosion control plans to the CITY at least • • thirty (30) days prior to the commencement of such mass earthwork and grading and • • complies with the erosion control ordinance of the CITY. • C. The CITY shall issue permits to OWNER to authorize the commencement • • of construction and installation of building foundations on the Residential Parcels prior to acceptance of a final plat of subdivision and final engineering by the CITY,provided, • • • • 29 • • • Submitted to Village • On May 25, 2007 • that OWNER has provided for all-weather access to such Lots on which building • • foundations are being constructed and installed, in the form of aggregate driveways. • Any such installation of foundations prior to acceptance of a final plat of subdivision • • and final engineering by the CITY shall be at OWNER's sole risk. Issuance of building • permits by the CITY pursuant to this Section shall not be deemed to guaranty the • • approval by the CITY of any final plat or engineering for the PROPERTY then under • • review. • 27. COVENANTS. OWNER shall include provisions in the covenants to • • provide that the Homeowners Association shall be responsible for the maintenance of • landscaping within the perimeter landscaping easements, signage provided on the • • Residential Parcels, and other obligations as determined at the time of final platting and as • referenced in this Agreement. • • • 28. HOMEOWNERS ASSOCIATION AND DORMANT SPECIAL SERVICE S • AREA (DSSA). • A. Homeowners Association. OWNER shall establish through a declaration • • of covenants, conditions and restrictions, a Homeowners Association ("Association") of • all lot owners within the Residential Parcels and a mandatory membership of all lot • owners in the Association within the Residential Parcels. The Association shall have the • primary responsibility and duty to carry out and pay for the maintenance of Common • • Facilities (defined below) through assessments levied against all dwelling units within the Residential Parcels. A maintenance easement shall be established over all I of the Common Facilities located on the final plat for each Phase of Development for • the Association that undertakes responsibility for the Common Facilities • • • 30 • • • Submitted to Village • On May 25, 2007 • Maintenance. The Association will be responsible for the regular care, maintenance, • • renewal and replacement of the Common Facilities including stormwater detention • areas and other open spaces within the Residential Parcels and for the yards and • • buildings on the private lots. The maintenance described herein shall include, without • limitation, the mowing and fertilizing of grass, pruning and trimming of trees and • • bushes, removal and replacement of diseased or dead landscape materials,and the repair • and replacement of fences and monument signs,so as to keep the same in a clean, sightly • and first class condition, and for the maintenance and repair of the exterior of the • residential units and shall utilize the Association to provide sufficient funds to defray • • the costs of such maintenance and to establish reserve funds for future repairs and • replacements and shall otherwise comply with the CITY's Property Maintenance • • Standards and Landscape Ordinance. The Common Facilities are to be determined at • such time as the final engineering plans are approved by the City. OWNER may • • covenant for the sharing of the costs of maintenance of any storm water management • facilities on the Residential Parcels that benefit the Commercial Parcels. • • B. Dormant Special Service Area. OWNER agrees to the CITY enacting at • • the time of final plat approvals a Dormant Special Service Area (DSSA) to act as a back • up in the event that the Homeowner's Association fails to maintain the private common • • areas, detention ponds,perimeter landscaping features, and entrance signage within the • Residential Parcels. • • 29. ONSITE EASEMENTS AND IMPROVEMENTS. In the event that during the • development of the PROPERTY,OWNER determines that any existing utility easements and/or • • underground lines require relocation to facilitate the completion of their obligation for their •• respective parcels of the PROPERTY, the CITY shall fully cooperate with OWNER in causing • • 31 • 4 • Submitted to Village • On May 25, 2007 the vacation and relocation of such existing easements and/or utilities, however, all costs • • incurred in furtherance thereof shall be borne by the OWNER. If any easement granted to • the CITY as a part of the development of the PROPERTY is subsequently determined to be in • • error or located in a manner inconsistent with the intended development of the PROPERTY in • this Agreement, the CITY shall fully cooperate with OWNER in vacating and relocating such • • easement and utility facilities located therein, which costs shall be borne by OWNER. • Notwithstanding the foregoing, and as a condition precedent to any vacation of easement, • • OWNER shall pay for the cost of design and relocation of any such easement and the • public utilities located on their respective parcels unless the relocation involves overhead • • utilities. If any existing overhead utilities are required to be relocated or buried on perimeter •• roads that are the responsibility of the OWNER, the CITY agrees to be the lead agency in the • relocation of those utilities. Upon OWNER's request, the CITY will make the request to have • • overhead utilities relocated. In the event there is a cost to the OWNER associated with burying • what had been overhead utility lines, the OWNER shall have the right to make the • • determination as to whether the utility lines will be buried or re-located overhead. • 30. WETLANDS AND STORMWATER DETENTION. The Residential Parcels • contains three wetland areas within the Rob Roy Creek corridor which is under the • jurisdiction of the Army Corps of Engineers. OWNER's plan for the development of the • Residential Parcels will not adversely impact the Wetland Areas within the Rob Roy Creek • • corridor. OWNER agrees to comply in all respects with the preliminary engineering report • prepared by CM LaVoie&Associates, dated May 24,2007 and attached hereto as Exhibit"_". • • 31. ROUTE 34 CURB CUTS. The CITY agrees to cooperate with OWNER in an • effort to procure and execute permits from the appropriate governmental agencies with S • • • 32 • • • Submitted to Village • On May 25, 2007 • jurisdiction to allow the construction of a minimum of five (5) curb cuts and street access on • • Route 34 to the Commercial Parcels as indicated on the Conceptual PUD Plan. The location of • the curb cuts will be determined by OWNER subject to the approval of the CITY and any other • governmental agencies with jurisdiction. OWNER acknowledges that IDOT, and not the CITY, • shall have ultimate approval of the number and location of the curb cuts designed on Route • • 34 for the Commercial Parcels. The CITY agrees that it will not withhold or delay issuance of • any building permits on the basis that a property owner has not yet dedicated any land to IDOT • • for road improvements to Route 34. • 32. BEECHER ROAD CURB CUTS. The CITY agrees to issue a minimum of • ( ) curb cuts and street access onto Beecher Road as indicated on the Conceptual • PUD Plan. The location of the curb cuts will be determined by OWNER subject to the approval • of the CITY. The Parties acknowledge that Kendall Marketplace is constructing the Beecher • Road intersection improvements that are located on the Kendall Marketplace property, • including on the 3.4 acre parcel of land referenced in this Agreement. The CITY agrees that it • will not withhold or delay issuance of any building permits on the basis that a property owner • has not yet dedicated any land to the CITY for road improvements to Beecher Road. • • 33. CONFLICT IN REGULATIONS. The provisions of this Agreement shall • supersede the provisions of any ordinance, code, or regulation of the CITY which may be in • conflict with the provisions of this Agreement. • 34. ECONOMIC INCENTIVE AGREEMENT. It is the intention of OWNER, • • that to the greatest extent possible, the costs of the installation of on-site and off-site public • improvements for the PROPERTY be funded by a Special Service Area. At the request of • • OWNER, CHY shall enter into an Economic Incentive Agreement pursuant to 65 ILCS 5/8-11- • 20 and shall approve all ordinances and execute all other agreements in connection • • • 33 • • Submitted to Village • On May 25, 2007 • therewith which may be necessary to reimburse OWNER or its assigns for the design and • • installation of those public improvements (the "Commercial Project Improvements") within or abutting the Commercial Parcels which (i) are directly attributable to the Commercial • • Parcels and (ii) do not qualify to be funded by the special service area established for the • Residential Parcels under the provisions of paragraph 23 of this Annexation Agreement. The • • terms of the Economic Incentive Agreement shall contain the following provisions: • • 1. The costs of the Commercial Project Improvements (the "Project • Improvement Costs") for which OWNER or its assigns shall be • • reimbursed shall include costs of design and engineering, land • dedication, construction interest paid during construction, permit fees, • • inspection fees, insurance premiums and bonds and amounts paid to • contractors, subcontractors and suppliers for labor, material, and • • equipment used in constructing and installing the Commercial Project • Improvements which shall not exceed$ • • 2. The amount for which OWNER and its assigns may be reimbursed (the • "Reimbursement Amount") shall consist of the Project Improvement • • Costs plus interest at the rate of 6% per annum from the date any Project • Improvement Cost is expended (as evidenced by contractor's sworn • statements and waivers) to the date of reimbursement. • 3. The commencement date for reimbursement shall be the date of issuance • • of a certificate of occupancy for the operation of the first retail store, • containing 20,000 square feet or more, operating on the Commercial • • Property. The termination date after which time the CITY shall no longer • be required to make any reimbursement payments to OWNER or its • • 34 • • • Submitted to Village • On May 25,2007 • assigns shall be 15 years after the date of this Annexation Agreement • provided that OWNER or its assigns must start construction (i.e. • obtaining development permits and grading the Commercial Site) within • • two years after the date of this Annexation Agreement. • 4. During the reimbursement period the CITY shall pay to OWNER • • or its assigns one-half of any taxes imposed by the State of Illinois as a • retailer's occupation tax or a retailer's service occupation tax or any • • other sales tax or successor tax which may be enacted by the State of • • Illinois as replacement thereto that are generated by the operation of any • retail stores operating on the Commercial Parcels and are distributed to • the CITY by the Illinois Department of Revenue. Such payments shall be • made until the first to occur of the following: (i) OWNER has been fully • reimbursed for the Reimbursement Amount (including interest); • (ii) the termination date of the Economic Incentive Agreement. Thereafter • • the CITY shall have no further obligation to make any payments under this Agreement to OWNER or their assigns. • • 35. CITY ASSISTANCE. The CITY agrees to cooperate and provide any • reasonable assistance requested by OWNER in applying for and obtaining any and all • • approvals or permits necessary for the development of the PROPERTY, including, but not • limited to those required from the Illinois Environmental Protection Agency,the Army Corps of • Engineers, the Federal Emergency Management Agency, the United States Environmental • Protection Agency, IDOT, the Illinois Department of Natural Resources, Kendall County, • • Kendall County Forest Preserve District,Bristol Township,Rob Roy Drainage District,Yorkville • Bristol Sanitary District, the United City of Yorkville Park Board, Plano Community School • • • 35 • • • Submitted to Village • On May 25, 2007 • District No. 88, and Yorkville Community Unit School District 115. The CITY further agrees to • • reasonably cooperate with OWNER in obtaining all permits and approvals required by the • applicable sanitary district, the County of Kendall and all other governmental units in • • connection with the contemplated development of the PROPERTY or any Phase thereof. • OWNER may proceed with grading and installation of public improvements after CITY's • • approval of final engineering or other documentation called for hereunder and with the • construction of homes prior to the issuance of access permits or other permits required for the • • development by Illinois Department of Transportation ("IDOT"), so long as such access permits • have been applied for, and the Ci'1'Y shall not delay the processing or approval of such • engineering or documentation or the issuance of buildingpermits for the reason that IDOT • I • g g permit(s)have not yet been issued. • • 36. ADDRESSES. Within fourteen (14) days after the final plat of subdivision for • any phase of the Residential Parcels is approved,CITY will provide OWNER with the addresses • of all lots within that phase for the purpose of expediting the process of obtaining utility • • installations by the applicable utility company or companies. • 37. SUBSEQUENT AMENDMENTS. It is understood and agreed that subsequent • amendments of this Agreement,may be obtained solely by the owner of any portion or Phase of • • the PROPERTY and the CITY as to such portion or Phase without any action or approval of the • owners of other portions of the PROPERTY if such amendments do not include the property or • • affect duties or obligations of the owners of the balance of the PROPERTY without any action or • approval of the owners of other portions of the PROPERTY. Rezoning or an amendment of the • Planned Development may be applied for and processed by the CITY without requiring an • amendment of this Agreement. • • • • 36 • • • Submitted to Village • On May 25, 2007 • 38. "RIGHT TO FARM" LANGUAGE. The OWNER of the PROPERTY • • acknowledges that Kendall County has a long, rich tradition in agriculture and respects the i role that farming continues to play in shaping the economic viability of the county (zoning • • indicator A-1 or Ag Special Use), normal agricultural practices may result in occasional smells, • dust, sights, noise and unique hours of operation that are not typical in other zoning areas. The • • OWNER of the property agrees to incorporate the "Right to Farm" language on the Final Plat of • • Subdivision and incorporate similar language within such other documents governing the • subdivision if any property adjacent thereto is used or operated as a farm. • . 39. RESPONSIBILITIES OF OWNER.The OWNER shall not be required to perform • any of the obligations under this Agreement so long as OWNER is a passive title holder in the • • PROPERTY and does not act as a developer. Upon the transfer of OWNER's rights, title or • interest in the Residential Parcels, Commercial Parcels, or any portion thereof to a developer, • • the covenants and obligations of OWNER hereunder as to such portion shall be performed by • DEVELOPER. Upon the transfer of OWNER' rights, title and interest in the Commercial • • Parcels or any portion thereof to the COMMERCIAL DEVELOPER, then the • obligations of OWNER hereunder as to such portion shall be performed by the I • COMMERCIAL DEVELOPER. Until such time as any portion of the Residential Parcels or the Commercial Parcels is transferred to a developer or the • • COMMERCIAL DEVELOPER, the obligations hereunder as to such portion shall not be • required to be performed by DEVELOPER or COMMERCIAL DEVELOPER,as the case may be. • • The CITY agrees that the OWNER is exculpated from any personal liability or obligation to 1 perform the commitments and obligations set forth herein as to any phase of the PROPERTY for • • which they do not act as developer and that the CITY will look solely to the party who develops • such phase for such performance. • • 37 • • • Submitted to Village • On May 25, 2007 • 40. OWNER'S CONTINUED OPERATIONS. OWNER shall be permitted to • continue the operation of a farm upon all or any part of the PROPERTY as a farm until • each such part is developed pursuant to this Agreement. CITY agrees that during the pendency • • of any such operations, (i) no municipal sales tax shall be sought or collected by CITY from • OWNER for any sales of farm produce from or upon the PROPERTY and (ii) OWNER may • • extend and use a temporary water line from the potable water main to be located within Route • 34 for purposes of watering the farm of OWNER,and shall not be charged for connection to the • • water line. • • 41. GENERAL PROVISIONS. 411 • A. Enforcement. This Agreement shall be enforceable in the Circuit Court of • • Kendall County by any of the parties or their successors or assigns by an appropriate action at law or in equity to secure the performance of the covenants and agreements • • contained herein,including the specific performance of this Agreement.This Agreement • shall be governed by the laws of the State of Illinois. • • B. Successors and Assigns. This Agreement shall inure to the benefit of and • be binding upon the OWNER and its successors in title and interest,and upon the CITY, • • and any successor municipalities of the CITY. It is understood and agreed that this • Agreement shall run with the land and as such, shall be assignable to and binding upon • • each and every subsequent grantee and successor in interest of the OWNER, and the • . CITY. The obligations of OWNER hereunder with respect to the Commercial Parcels shall be binding on and inure to the benefit of any COMMERCIAL DEVELOPER of the • • Commercial Parcels. The foregoing to the contrary notwithstanding, the obligations and • duties of OWNER hereunder shall not be deemed transferred to or assumed by any • • • 38 • • • Submitted to Village • On May 25, 2007 • purchaser of a empty lot or a lot improved with a dwelling unit in the Residential • • Parcels who acquires the same for residential occupation, unless otherwise expressly • agreed in writing by such purchaser. • • C. All Terms and Conditions Contained Herein. This Agreement contains • • all the terms and conditions agreed upon by the parties hereto and no other prior • agreement, regarding the subject matter hereof shall be deemed to exist to bind the • • parties. The parties acknowledge and agree that the terms and conditions of this • Agreement, including the payment of any fees, have been reached through a process of • • good faith negotiation,both by principals and through counsel,and represent terms and • conditions that are deemed by the parties to be fair, reasonable, acceptable and • • contractually binding upon each of them. • D. Notices. Notices or other materials which any party is required to, or • • may wish to, serve upon any other party in connection with this Agreement shall be in • writing and shall be deemed effectively given on the date of confirmed • • telefacsimile transmission, on the date delivered personally or on the second business day following the date sent by certified or registered mail, return receipt • requested,postage prepaid,addressed as follows: • (1) If to OWNER: • Drew Daniels • Director of Development • Sexton Companies • 4415 W. Harrison Street Suite 535 • Hillside IL 60162-1900 • Tele: (708)449-1250 • Fax: (708)449-0177 • • • • • 39 • • • Submitted to Village • On May 25, 2007 • with copies to: Schain,Burney,Ross&Citron,Ltd • 222 N. LaSalle Street,Suite 1910 • • Chicago,IL 60601 • Tele: (312)332-0200 Fax: (312)332-4514 • Attn:Robert C. Kenny • (2) If to CITY: United City of Yorkville • Attn: City Clerk • 800 Game Farm Road • Yorkville,IL 60560 • Tele: (630) 553-4350 . Fax: (630) 553-7575 • • • with a copy to: United City of Yorkville • 800 Game Farm Road Yorkville,IL 60560 • Attn: City Attorney • Tele: (630) 553-4350 • Fax: (630)553-8330 • or to such other persons and/or addresses as any party may from time to time designate • • in a written notice to the other parties. • E. Severability. This Agreement is entered into pursuant to the • • provisions of Chapter 65, Sec. 5/11-15.1-1, et seq., Illinois Compiled Statutes (2002). In • the event any part or portion of this Agreement, or any provision, clause, word, or • designation of this Agreement is held to be invalid by any court of competent • jurisdiction, said part,portion,clause,word or designation of this Agreement shall be • • deemed to be excised from this Agreement and the invalidity thereof shall not • effect such portion or portions of this Agreement as remain. In addition, the CITY and OWNER shall take all action necessary or required to fulfill the intent of this • • • • 40 • Submitted to Village • On May 25, 2007 Agreement as to the use and development of the PROPERTY. S • F. Agreement. This Agreement, and any Exhibits or attachments hereto, • may be amended from time to time in writing with the consent of the parties, pursuant 41 • to applicable provisions of the City Code and Illinois Compiled Statutes. This • Agreement may be amended by the CITY and the owner of record of a portion of the • PROPERTY as to provisions applying exclusively thereto, without the consent of the • owner of other portions of the PROPERTY not affected by such Agreement. • • G. Conveyances. Nothing contained in this Agreement shall be construed • to restrict or limit the right of the OWNER to sell or convey all or any portion of the • • PROPERTY,whether improved or unimproved. • H. Necessary Ordinances and Resolutions. The CITY shall pass all • • ordinances and resolutions necessary to permit the OWNER, and their successors or • assigns,to develop the PROPERTY in accordance with the provisions of this Agreement, • provided said ordinances or resolutions are not contrary to law. The CITY agrees to • authorize the Mayor and City Clerk to execute this Agreement or to correct any technical • defects which may arise after the execution of this Agreement. • • I. Term of Agreement. The term of this Agreement shall be twenty (20) • years from the date of execution of this Agreement. In the event construction is • • commenced within said twenty-year period all of the terms of this Agreement shall • remain enforceable despite said time limitation, unless modified by written agreement 5 • of the CITY and OWNER. • J. Captions and Paragraph Headings. The captions and paragraph headings • used herein are for convenience only and shall not be used in construing any term or • provision of this Agreement. • • • 41 S • • Submitted to Village • On May 25, 2007 • K. Recording. This Agreement shall be recorded in the Office of the • • Recorder of Deeds,Kendall County,Illinois, at OWNER' s expense. • • L. Recitals and Exhibits. The recitals set forth at the beginning of this • Agreement, and the exhibits attached hereto, are incorporated herein by this reference • • and shall constitute substantive provisions of this Agreement. • M. Counterparts. This Agreement may be executed in counterparts, each of • • which shall be deemed an original,but all of which together shall constitute one and the • • same document. • N. No Moratorium. The CITY shall not limit the number of building or • other permits that may be applied for within any approved phase due to any CITY • imposed moratorium and shall in no event unreasonably withhold approval of said • • permits or approval for the final plat of any Phase of the subdivision. Nothing contained t herein shall affect any limitations imposed as to sanitary sewer or water main extensions • • by the Illinois Environmental Protection Agency, Yorkville-Bristol Sanitary District, or • any other governmental agency that preempts the authority of the United City of • • Yorkville. • • O. Time is of the Essence. Time is of the essence of this • Agreement and all documents, agreements, and contracts pursuant hereto as well as • • all covenants contained in this Agreement shall be performed in a timely manner by all • parties hereto. • P. Legal Challenges. If for any reason and at any time, the • annexation of the PROPERTY to the CITY is legally challenged by any person or entity • • by an action at law or in equity, the CITY shall: (i) cooperate with OWNER in the • • 42 • • • Submitted to Village • On May 25, 2007 • vigorous defense of such action through all proceedings, including any appeals; and • • (ii) take such other actions as may then or thereafter be possible pursuant to the Illinois • Municipal Code to annex the PROPERTY and/or other properties to the CITY so that • the annexation of the PROPERTY to the CITY can be sustained and/or effected. Q. Major and Minor Modifications. Any modification to any approved • • preliminary or final plats of subdivision and engineering plans,which are deemed to be • minor modifications, may be approved by the CITY Administrator (following review • • and approval by the CITY Engineer) without requiring a public hearing and without • formal amendment to the Planned Development approved for the PROPERTY or this • • AGREEMENT. Modifications necessary to solve engineering, layout and/or design • problems shall be deemed to be minor modifications so long as such modifications • • do not change the essential character of the preliminary or final plats of subdivision • . or engineering plans or increase the total number of dwelling units allowed on the • PROPERTY. Any revisions to a preliminary or final plat of subdivision or • • engineering plan, which if determined by the CITY to be major modifications, • shall require review by the CITY's Planning Commission and approval by the CITY • • Council. In no event shall such major modification require an amendment to this • AGREEMENT. • • R. Exculpation. It is agreed that the CITY is not liable or responsible for any • restrictions on the CTTY's obligations under this Agreement that may be required or • imposed by any other governmental bodies or agencies having jurisdiction over the • PROPERTY, the CITY and OWNER, including, but not limited to, county, state or • • federal regulatory bodies. i r • • 43 S • • Submitted to Village • On May 25, 2007 • IN WITNESS WHEREOF, the parties hereto have set their hands and seals to • • this Agreement as of the day and year first above written. • DEVELOPER: • LASALLE NATIONAL TRUST,as Trustee under • Trust#47016 dated December 1,1973 • S S • By: • Its: • • • • • • S S S S S • S S S S S S • S S S S S • • 44 S • • Submitted to Village • On May 25, 2007 • • CITY: • • UNITED CITY OF YORKVILLE, • an Illinois municipal corporation • • By: • Its: Mayor • • A f1 FST: • • • By: • Its: • • • • • • • • • • • • • • • • • • • • • • • • • 45 • • Submitted to Village • On May 25, 2007 • • LIST OF EXHIBITS • • EXHIBIT A PLAT OF ANNEXATION • • EXHIBIT B CONCEPT PUD PLAN • • EXHIBIT C BULK STANDARD WAIVERS EXHIBIT D DEVELOPMENT AREA PLAN • • • EXHIBIT E APPLICABLE MUNICIPAL CODES • List all applicable ordinances so there is no confusion in future a • EXHIBIT F BUILDING CODES •• • EXHIBIT G FEE SCHEDULE • • EXHIBIT H YORKVILLE SCHOOL DISTRICT#115 • • EXHIBIT I YORKVILLE UNIT SCHOOL DISTRICT#88 • EXHIBIT I SIGNAGE PLAN • • EXHIBIT K RECAPTURE AGREEMENT • • • EXHIBIT L PRELIMINARY ENGINEERING REPORT • • • • • • • I • 46 • • • Submitted to Village On May 25, 2007 • • • • • • • • • • • • • I • • • • • • • S • • S • • • • • • • • S • • • 47 • • • • Submitted to Village • On May 25, 2007 • • EXHIBIT K • Eh RECAPTURE AGREEMENT • THIS RECAPTURE AGREEMENT ("Agreement") is made and entered as of the day of • , 2007, by and between the UNITED CITY OF YORKVILLE, an • Illinois municipal corporation ("City") and , an Illinois corporation • ("Developer"). • RECITALS: • A. Developer is the owner and developer of that certain real estate • development located within the corporate limits of the City and commonly known as • Subdivision("Subdivision"). • B. Developer and the City have heretofore entered into that certain Annexation • Agreement dated , 2007 ("Annexation Agreement") pertaining to the • annexation and development of the Subdivision within the City. • C. Developer desires to recapture an allocable share of the costs of constructing • certain of the public improvements for the Subdivision ("Recapture Items") which will provide • benefit to other properties ("Benefited Properties"), from the owners of the Benefited Properties ('Benefited Owners"). • • D. Developer and the City are desirous of entering into this Agreement to provide • for the fair and allocable recapture by Developer of the proportionate costs of the Recapture . Items from the Benefited Owners, subject to the terms and conditions set forth in this Agreement. • NOW,THEREFORE,in consideration of the foregoing recitals and the mutual covenants . hereinafter set forth, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the parties hereto,the parties hereby agree as follows: • • 1. RECAPTURE ITEMS. The Recapture Items, being elements of the public improvements to be constructed as a part of the development of the Subdivision, are identified • in Attachment "A" attached hereto ("Recapture Schedule"). The Recapture Schedule identifies each Recapture Item and the estimated cost to construct each Recapture Item • ("Estimated Cost"). Developer shall cause each of the Recapture Items to be constructed in compliance with the provisions of the Annexation Agreement and to be accepted and conveyed • to the City in accordance with applicable ordinances of the City. • • 2. BENEFITED PROPERTIES. The Benefited Properties are legally described in • the Recapture Schedule attached hereto as Attachment "B". Each parcel of real estate contained within the Benefited Properties is referred to herein individually as a "Benefited Parcel".There • are a total of ( ) Benefited Parcels as identified in the Recapture Schedule. 0 • S • 48 0 • • Submitted to Village • On May 25, 2007 • 3. RECAPTURE COSTS.The Recapture Item(s)which the Corporate Authorities of • the City have determined will benefit a Benefited Parcel and the prorata share of the Estimated • Cost of each such Recapture Item to be allocated to such Benefited Parcel are set forth in the . Recapture Schedule. The aggregate amount of the proportionate share of the Estimated Cost for each of the Recapture Items allocable to a Benefited Parcel is referred to herein as the • "Recaptured Costs". The Recapture Costs for each of the Benefited Parcels shall be as identified • in the Recapture Schedule. Interest shall accrue on the Recapture Costs for the benefit of . Developer at the rate of six percent (6%) per annum from the date the Recapture Item is completed by Developer until the Recapture Cost is paid. All references to Recapture • Costs herein shall include accrued interest owned thereon. 41 • 4. COLLECTION OF RECAPTURE COSTS. The City shall assess against and collect from the Benefited Owner of a Benefited Parcel, or any portion thereof, successors and • assigns, the Recapture Cost, calculated under Paragraph 3 of this Agreement for such Benefited • Parcel. At such time as a Benefited Owner, or its agent or representative, annexes • and/or subdivides a Benefited Parcel, or any portion thereof, or subdivides the Benefited • Parcel from a larger parcel of land, or applies to the City for issuance of a permit for connection to all or any of the Recapture Item by the City until such Benefited Parcel has fully paid • the applicable Recapture Costs,owed by such Benefited Parcel under this Agreement. • 5. PAYMENT OF RECAPTURE COSTS. Any Recapture Costs, collected by the • City pursuant to this Agreement shall be paid to Developer, or such other person or entity as • Developer may direct by written notice to the City, within thirty (30) days following collection • thereof by the City. It is understood and agreed that the City's obligation to reimburse Developer shall be limited to funds collected from the Benefited Owners as • provided herein, and payments made hereunder shall be made solely out of said funds. This • Agreement shall not be construed as creating any obligation upon the City to make payments • from its general corporate funds or revenue. • 6. CITY'S OBLIGATION. The City and its officers, employees and agents shall • make all reasonable efforts to make the aforesaid collections of the Recapture Costs, for each • Benefited Parcel. Neither the City nor any of its officials shall be liable in any manner for the failure to make such collections, and Developer agrees to hold the City, its officers, employees and agents, harmless from the failure to collect said fees. In any event, however, • Developer and/or the City may sue any Benefited Owner owing any Recapture Costs, hereunder for collection thereof, and in the event Developer initiates a collection lawsuit, the • City agrees to cooperate in Developer's collection attempts hereunder by allowing full and free access to the City's books and records pertaining to the subdivision and/or • development of the Benefited Parcel and the collection of any Recapture Costs therefore. In • the event the City and any of its agents,officers or employees is made a party defendant in any litigation rising out of or resulting from this Agreement, Developer shall defend such litigation, including the interest of the City, and shall further release and hold the City • harmless from any judgment entered against Developer and/or the City and shall further • indemnify the City from any loss resulting therefrom, except to the extent such loss results from the grossly negligent or willfully wrongful act or conduct of the City or any of its • agents, officers or employees. • • • • 49 • • • Submitted to Village • On May 25, 2007 • 7. CITY'S COLLECTION OF OTHER FEES AND CHARGES. Nothing • contained in this Agreement shall limit or in any way affect the rights of the City to collect other • fees and charges pursuant to City ordinances, resolutions, motions and policies. The Recapture • Costs provided for herein for each Benefited Parcel is in addition to such other City fees and charges. • • 8. TERM. This Agreement shall remain in full force and effect for a period of • twenty (20) years from the date hereof, unless sooner terminated by the mutual agreement of the parties hereto or by the completion of all duties to be performed hereunder. In the • event no portion of a Benefited Parcel is a part of a subdivision approved or recognized by the • City and no connection permit as aforesaid is issued by the City of such Benefit Parcel • within ten years following the date of this Agreement, this Agreement, and each and every duty and undertaking set forth herein pertaining to such Benefited Parcel, shall become null • and void and of no further force and effect as to such Benefited Parcel. • 9. LIEN. The recordation of this Agreement against the Benefited Properties shall • create and constitute a lien against each Benefited Parcel, and each subdivided lot hereafter • contained therein, in the amount of the Recapture Costs, plus interest, applicable hereunder • to such Benefited Parcel. • 10. MISCELLANEOUS PROVISIONS. I . A. Agreement This Agreement may be amended upon the mutual consent of the parties hereto from time to time by written instrument and conformity with all • applicable statutory and ordinance requirements and without the consent of any other • person or corporation owning all or any portion of the Benefited Properties. • B. Binding Effect: Except as otherwise herein provided, this Agreement • shall inure to the benefit of and be binding upon the successors and assigns of • Developer and any successor municipal corporation of the City. • C. Enforcement: Each party to this Agreement, and their respective • successors and assigns, may either in law or in equity, by suit, action, mandamus, or • other proceeding in force and compel performance of this Agreement. • D. Recordation: A true and correct copy of this Agreement shall be • recorded, at Developer's expense, with the Kendall County Recorder's office. • This Agreement shall constitute a covenant running with the land and shall be binding upon the Benefited Properties in accordance with the terms and provisions set forth • herein. • E. Notices: Any notice required or desired to be given under this • Agreement, unless expressly provided to the contrary herein, shall be in writing and • shall be deemed to have been given on the date of personal delivery, on the date of • confirmed telefacsimile transmission provided a hard copy of such notice is deposited in • the U.S. mail addressed to the recipient within twenty-four hours following the telefacsimile transmission,or on the date when deposited in the U.S.Mail,registered or • • • • 50 • • • Submitted to Village • On May 25, 2007 • certified mail, postage prepaid, return receipt requested, and addressed as • follows: • • If to CITY: United City of Yorkville • Attn: City Clerk 800 Game Farm Road • Yorkville,IL 60560 • Tele: (630) 553-4350 • Fax: (630)553-7575 • with a copy to: United City of Yorkville • 800 Game Farm Road • Yorkville,IL 60560 Attn: City Attorney • Tele: (630) 553-4350 • Fax: (630)553-8330 • • If to DEVELOPER: Drew Daniels • Director of Development Sexton Companies • 4415 W. Harrison Street • Suite 535 Hillside IL 60162-1900 • Tele: (708) 449-1250 Fax: (708)449-0177 • with copy to: Schain,Burney,Ross&Citron,Ltd • 222 N. I aSalle Street,Suite 1910 • Chicago,IL 60601 • Attn: Robert Kenny,Esq. • Attorney for Developer • Tele: (312) 332-0200 • Fax: (312)332-4514 • • F. Severability: The invalidity or unenforceability of any of the • provisions hereof, or any charge imposed as to any portion of the Benefited Properties, shall not affect the validity or enforceability of the remainder of this • Agreement or the charges imposed hereunder. • • G. Complete Agreement: This Agreement contains all the terms and • conditions agreed upon by the parties hereto an no other prior agreement, excepting the Annexation Agreement, regarding the subject matter of this Agreement shall be • • • 51 • • • Submitted to Village • On May 25,2007 • deemed to exist to bind the parties. This Agreement shall be governed by the laws • of the State of Illinois. • • H. Captions and Paragraph Headings: Captions and paragraph headings incorporated herein are for the convenience only and are not part of this • Agreement, and further shall not be used to construe the terms hereof. • • I. Recitals and Exhibits: The recitals set forth at the beginning of this Agreement and the exhibits attached hereto are hereby incorporated into this • Agreement and made a part of the substance hereof. • • J. Enforceability: This Agreement shall be enforceable in the Circuit Court of Kendall County by any of the parties hereto by an appropriate action of law or • in equity to secure the performance of the covenants herein contained. • • IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals as • of the date first above written. • • DEVELOPER: • • LASALLE NATIONAL TRUST,as Trustee under • Trust#47016 dated December 1,1973 • • By: • Its: • • CITY: • UNITED CITY OF YORKVILLE, • an Illinois municipal corporation • • • By: • Its: Mayor • • ATTEST: • • • By: Its: • • • • 52 • • • • • PRELIMINARY ENGINEERING REPORT • • FOR • ROB ROY FALLS • "EXHIBIT L" • • U.S. ROUTE 34 BETWEEN ELDAMAIN ROAD AND CANNONBALL TRAIL UNITED UNITED CITY OF YORKVILLE, ILLINOIS • PREPARED BY: • C.M.Lavoie &Associates,Inc. 1050 West Route 126 • Plainfield,Illinois 60544 • (815)254-0505 T • (815)436-5158 F • • • • • • PREPARED FOR: • Sexton Development • 4415 West Harrison Street,Suite 535 (708)449-1250 T • (708)449-0177 F • • May 24,2007 • I,Michael D.Cook,a registered Professional Engineer • in the State of Illinois,hereby certify this Preliminary Engineering Report was performed under my personal • direction. • • • Illinois Professional Engineer 062-052101 • EXPIRES 11-30-2007 CML JOB# 06-245 • • Do Not Duplicate C.M.Lavoie and Associates,Inc. • Consulting Civil Engineering,Land Planning,&Surveying • • • • • • Rob Roy Falls,CML#06-245 Page 2 of 18 Preliminary Engineering Report • Yorkville,Illinois • TABLE OF CONTENTS • LIST OF EXHIBITS 2 • INTRODUCTION 3 • • EXISTING CONDITIONS 4 • Traffic 4 • Soils 5 • Trees 5 Wetlands 5 • Floodplain 6 • Drainage 6 • Sanitary Sewer 6 • Water Main 7 • PROPOSED CONDITIONS—Design Parameters 7 • Traffic 7 • Soils 8 • Wetlands 9 • Floodplain 9 • Stormwater Management 9 Sanitary Sewer 11 • Water Main 11 • • EXHIBIT 1 12 • EXHIBIT 2 14 • EXHIBIT 3 17 • LIST OF EXHIBITS • • 1. Aerial Photograph from TerraServer dated January 22,2004 • 2. ALTA/ACSM Survey prepared by C.M. Lavoie &Associates, Inc. dated January • 16, 2004 • • 3. Existing Drain Tile Record Drawing prepared by Huddleston Land Drainage • Services dated February 27, 2007 • • • • I • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying May 24,2007 • • Rob Roy Falls,CML#06-245 Page 3 of 18 Preliminary Engineering Report • Yorkville,Illinois • INTRODUCTION • The purpose of this report is to provide a general overview of existing and proposed • preliminary engineering design parameters and constraints for an approximate 273 acre • parcel currently located in Unincorporated Kendall County,Illinois with future • annexation into the United City of Yorkville. The property is located within Sections 19 • and 30 of Township 37 North and Range 7 East (Bristol Township) of the 3rd Principal Meridan. • The following data sources were used in the analysis and in the preparation of this • report, • • ALTA/ACSM prepared by C.M. Lavoie &Associates, Inc. dated January 16, 2004 • • Tree Survey for Rob Roy Falls prepared by C.M. Lavoie &Associates, Inc. last revised July 19,2004 • • Wetland Report for Rob Roy Falls prepared by Planning Resources, Inc. dated • November 2006 • Field Reconnaissance and interviews with property owners / farmers by C.M. • Lavoie &Associates, Inc. . • Agricultural Exsiting Drain Tile Investigation Plan prepared by Huddleston Land Drainage Services dated February 27, 2007 • • Preliminary Subsurface Investigation and Geotechnical Engineering Analysis • and Evaluation for the Sexton Companies 275 acre project-Yorkville,IL prepared by SEECO Consultants, Inc. dated January 27, 2004 • • Fox Hills Lift Station calculations prepared by Metropolitan Pump Company dated June 13, 2004 • Interim Hydrologic and Hydraulic Analysis of Rob Roy Creek prepared by • Engineering Enterprises, Inc. revised January 2005 • • USGS Yorkville Quadrangle, IL 7.5 Minute Quadrangle, dated 1993 • • Stormwater Management Analysis and Report for Rush-Copley Healthcare • Center-Phase I prepared by CEMCON,Ltd.last revised May 11,2007 • Final Site Development Plans for Rush-Copley Healthcare Center-Phase 1 • (Water Main, Sanitary Sewer, Parking Lot &Driveway, Pavements, Erosion & Sedimentation Control,Drainage &Stormwater Management Improvements • prepared by CEMCON,Ltd. last revised May 17,2007 • • Street Pavement Improvement Plans for Rush-Copley Healthcare Center • Driveway B Intersection with US Route 34 prepared by CEMCON, Ltd. last revised March 19,2007 • Final Engineering Plans for Kendall Marketplace-Commercial prepared by • Smith Engineering Consultants,Inc. last revised March 29, 2007 • • Beecher Road Improvements prepared by Smith Engineering Consultants, Inc. last revised May 9, 2007 • • Plan of Proposed Improvements-Cobblestone Retail Center prepared by JAS • Associates,Inc. dated January 22,2007 • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • Rob Roy Falls,CML#06-245 Page 4 of 18 Preliminary Engineering Report • Yorkville, Illinois • • Resolution for the United United City of Yorkville Standard Specifications for • Improvements, Resolution No. 2004-39 • • United United City of Yorkville Subdivision Control Ordinance—Ordinance No. 2004-52, adopted 09-28-04 • • ISWS/CIR-172/89 Circular 172, Frequency Distributions of Heavy Rainstorms in Illinois dated 1989 prepared by Floyd A. Huff and James R. Angel • • EXISTING CONDITIONS • The current site is gently rolling and is separated by Rob Roy Creek flowing from north • to south. The tree lined creek has its ultimate outfall to the Fox River approximately • one mile to the south of the property. There a several buildings located along US Route • 34 between Sycamore Drive and Diehl Farm Road and property is currently being farmed. • • Traffic US Route 34,under the jurisdiction of the Illinois Department of Transportation (IDOT) • District 3,bounds the site along its south boundary line for approximately one (1) mile. S A commercial development called Cobblestone North is currently in its initial planning stages and will located at the northeast corner of US Route 34 and Eldamain Road. East • of the subject propery is a commercial development known as Kendall Marketplace and • is currently under construction. • . US Route 34 has been determined to be a Strategic Regional Arterial (SRA) route by IDOT and improvements are currently designed to widen the road from a 2 lane road to • a 5 lane road with curb and gutter in accordance with IDOT requirements. A meeting • in March 2007 with IDOT at their District 3 headquarters was attended by the United • City of Yorkville along with the various developers along US Route 34 corridor from • Eldamain Road to Cannonball Trail. Traffic signal spacing and access locations were • coordinated with IDOT for the different developments occurring along this corridor. Engineering plans are at various stages of design with initial construction likely to begin in the Fall 2007 starting with the Kendall Marketplace development. • • An existing residential subdivision called Fox Hills is located immediately south of the • subject site opposite Sycamore Drive. Another existing street immediately south of the property is Diehl Farm Road which also services the Fox Hills Subdivision and retail • center located at the southwest corner of this intersection. Both Sycamore Drive and • Diehl Farm Road are currently public streets owned and maintained by the United City • of Yorkville. S A proposed medical facility is being developed by the Rush-Copley Healthcare Center • and will be immediately south of Rob Roy Falls and east of the Fox Hills Subdivision. A proposed development called Cobblestone Retail Center is being planned at the • southeast corner of Eldamain Road and US Route 34. • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • • Rob Roy Falls,CML#06-245 Page 5 of 18 Preliminary Engineering Report • Yorkville,Illinois • • Proposed Beecher Road is currently being designed by the developers of Kendall • Marketplace and the Rush-Copley Healthcare Center. A traffic signal is being designed at the intersection of US Route 34 and Beecher Road by the developer of Kendall Marketplace. This road will contain a 100 foot right-of-way and will be an arterial route • under the jurisdiction of the United City of Yorkville with a hopeful connection to • Faxon Road to the north and a potention bridge crossing at the Fox River to the south. • Soils • A subsurface soil exploration report was completed by SEECO Consultants,Inc. on . January 27, 2004. The project site was located on the Illinois State Geological Survey Circular No. 460, Plate I (Surficial Geology of the Chicago Region). Soils in the majority • of the project site have been assigned to the Batavia Member of the Henry Formation which was deposited during the Woodfordian Substage of Wisconsinan continental glaciations during the Pleistocene Epoch. The native soils are comprised of sand and • gravel,well sorted; deposits in uplands; deposits of glacial meltwater rivers and streams in outwash plains. • • The northwestern portion of the site are described as mostly gray to dark gray clayey till; locally silty clay till. It contains abundant small pebbles,local lenses of silt, and less commonly lenses of sand and gravel. Most of this site consists of glacial silty clay till • overlaying ice contact deposits consisting of predominantly of medium dense poorly . graded brown fine to medium grained sand to medium dense well graded brown fine to coarse grained sand and gravel. • • Trees • A tree survey was completed by C.M. Lavoie & Associates, Inc. in 2004 with a total of 547 trees eight (8) inches and larger being tagged on the subject property. A majority of the species were identified as box elders located adjacent to Rob Roy Creek. There are • also several larger trees surrounding the existing buildings located on the property • immediately north of US Route 34. f • Wetlands . A Wetland Report was completed by Planning Resourses,Inc. in November 2006 and four (4) separate small wetland areas were delineated along Rob Roy Creek (Waters of • the United States) with an additional two (2) farmed wetland areas coinciding with the aforementioned depressional areas located along the east property line. The wetland • areas are delineated on Exhibit 4 of the Wetland Report. i Rob Roy Creek is listed as a Class B Stream in the Biological Stream Characterization • (IEPA 1996);therefore,the report categorized Rob Roy Creek as a Highly Valued • Aquatic Resource (HQAR)under the City of Yorkville's criteria. s 0 0 • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 0 Rob Roy Falls,CML#06-245 Page 6 of 18 Preliminary Engineering Report • Yorkville,Illinois The wetland report was submitted to the Rock Island District,Corps of Engineers for a • jurisdictional determination. In accordance with the Corps of Engineers review of the S Wetland Report dated November 24,2006, a jurisdication determination letter dated • December 12,2006 stated only the areas along Rob Roy Creek to be jurisdictional. • These wetlands are identified as jurisdictional and any impacts would fall under S Section 404 permitting. The remaining farmed wetlands (Wetlands E and F) would fall under the jurisdiction of the United City of Yorkville. • • Floodplain • Floodplain and floodway information has been determined by Engineering Enterprises, • Inc. (EEI) along Rob Roy Creek on behalf of the United City of Yorkville. The flow data . and base flood elevations have been approved by the Illinois Department of Natural Resources (IDNR). The current 100 year base flood elevations as shown within the EEI • study vary from 633.11 near the north property line to 628.09 immediately upstream of the culvert beneath US Route 34. Floodway also has been delineated by EEI in this • section of Roy Roy Creek. The creation of final floodplain and floodway boundaries through the Federal Emergency Management Agency(FEMA) of this watershed will likely occur when all contiguous properties have been developed along the Rob Roy Creek corridor within • the City's corporate limits. • • Drainage The site is currently cultivated farmland with two (2) depressional storage areas located • near the southeast corner of the site. The southeasterly depressional storage area is currently collected by a catch basin and drained by a 10 inch concrete pipe as shown on • the Existing Drain Tile Record Drawing prepared by Huddleston Land Drainage Services dated February 27, 2007. This current pipe discharges to the existing field tiles within the property located • immediately south currently being developed as a medical facilty by Rush-Copley • Healthcare Center. An additional 6 inch diameter clay drain tile was located • immediately west of the existing buildings and discharges directly into Rob Roy Creek. Sanitary Sewer • The site will need to be annexed into the Yorkville-Bristol Sanitary District prior to any connections. An exclusive sewer easement was granted by Sexton Development to the • sanitary district for the installation of a 36 inch sanitary sewer interceptor along the east ID property line. This interceptor sewer is tributary to the district's treatment facility along • River Road adjacent to the Fox River. • An existing lift station was designed south of the Cobblestone Retail Center located at • the southeast corner of Eldamain Road and US Route 34. The lift station was designed • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • • Rob Roy Falls,CML#06-245 Page 7 of 18 Preliminary Engineering Report Yorkville,Illinois • by Smith Engineering Consultants, Inc., supplied by Metropolitan Pump Company and • was brought on-line in December 2006. The current design of the station has a capacity of 395 gallons per day with a total dynamic head of 48 feet. The station discharges • through a 6 inch diameter forcemain and has a current population equivalent of 1,550. Per a recent telephone conversation with Mr. Ken Turnquist of Metropolitan Industries, Inc., the aforementioned design information was discuss and the extent of the current service area is unknown at the time of this report. • Water Main • An existing 16 inch water main is located south of US Route 34 within the Fox Hills • Subdivision. Per Final Engineering Plans for the Kendall Marketplace development east of the subject site, a proposed 16 inch water main will be brought to the west side • of Beecher Road. This project is currently under construction. Two (2) distinct pressure • zones exist adjacent to the property and the delineation line between the two is US • Route 34. r • PROPOSED CONDITIONS —Design Parameters The proposed 273 acre Planned Unit Development (PUD) will contain a mix of three main land uses. Single family homes and multifamily homes will be located along the • north half of the project along with various recreational and commercial facilities as defined in the Concept Plan Map prepared by Rolf C.Campbell &Associates, Inc. dated May 23, 2007. Traffic • As denoted in the Concept Plan Map, there are four (4) proposed traffic signals along US Route 34. As mentioned previously,US Route 34 is considered an SRA route and the signal spacing was concurred in concept by IDOT in a meeting at their offices in • March 2007. The primary access location to the proposed project will be opposite Diehl Farm Road with a proposed four legged intersection. The second signal is proposed • opposite the main entrance to the Cobblestone Retail Center. This location has been • coordinated with the developer across the street. Sexton Development will also allow • an access easement near the southwest corner of their property for the small commercial • property to utilize this proposed signal to gain full access to US Route 34. • Another signal is proposed opposite Sycamore Road which services the Fox Hills • Subdivision. Upon recent discussions with the City Engineer,Mr.Joe Wywrot, it is the intentions of the developer to expedite the Intersection Design Study (IDS) and warrant • analysis to get a signal installed in early 2008 since this location has become a priority • with the City of Yorkville. • The fourth and final signal is proposed opposite the entrance for the Rush-Copley Healthcare Center. CEMCON, Ltd. is currently engineering improvements for this • developer and the location is based off of their current plans supplied by their office. • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying 41 May 24,2007 S Rob Roy Falls,CML#06-245 Page 8 of 18 Preliminary Engineering Report Yorkville,Illinois Any and all improvements along US Route 34 fall under the jurisdiction of IDOT. IDOT • will not issue any permits for construction until traffic studies and intersection design studies are completed,final engineering plans are approved and proper right of way is • conveyed to the State of Illinois. As stated previously, Beecher Road plans are being designed by the developers of • Kendall Marketplace and Rush-Copley Healthcare Center. Sexton Development will be responsible to design and install improvements for Beecher Road that fall within their • current property limits. The 100 foot right of way will consist of a boulevard section • and will be 70 feet from back of curb to back of curb. • All streets within the proposed PUD development will be privately owned and • maintained. The only public roadway that will be conveyed to the United City of Yorkville will be Beecher Road. An additional 25 feet of right of way dedication (for a • half right of way width of 75 feet from the centerline) will be required along the entire • length of US Route 34. Soils a Since the site is currently being farmed, all eighteen (18)borings contained topsoil with an average thickness of nearly 16 inches. The topsoil will be stripped from all pavement and building areas and at least 10 feet beyond the perimeter of all building foundation • pads. The topsoil will be stockpiled at a suitable location for future redistribution on . the site. The commercial buildings will most likely be slabs on grade and preparation should be • consistent with the procedures for Floor Slab Design as denoted in the Preliminary Soils Report prepared by SEECO Consultants,Inc. The building pad areas will be required to • pass a proof roll test and engineered silty clay fill or sand fill will be placed in loose 9 inch lifts and compacted to a minimum of 95% of maximum density in accordance with ASTM D 1557-00. All topsoil must be completely stripped before the placement of • engineered fill. • • In the proposed residential areas, foundation designs will need to in accordance with the recommendations set forth in the aforementioned soils report. The proposed footings will be founded below all topsoil materials and supported on virgin inorganic • stiff to very stiff brown to brown and gray silty clay or loose to dense poorly graded • sand to well graded sand and gravel soils. The footings will be installed at a minimum • of 42 inches below proposed grades to avoid frost conditions. 0 • Stormwater management facilities will be proposed on the development. In general the • site has clay overlying cohesionless sand and gravel soils. The detention areas in locations where wet basins are preferred, a minimum two (2) foot thick clay liner will be • • 0 • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 Rob Roy Falls,CML#06-245 Page 9 of 18 Preliminary Engineering Report • Yorkville,Illinois • provided to keep the basins wet. The maximum coefficient of permeability of the • compacted clay soils should be 1 X 10-3 cm/sec or less,per USEPA and IEPA criteria. • • Wetlands Per the jursidication determination letter, the Corps of Engineers is taking jurisdiction • only over Rob Roy Creek. Since no impacts are proposed to the wetland areas along the • creek, all of the wetlands on site are considered isolated and under jurisdiction of the • United City of Yorkville. • • It is the intention of the wetland consultant, Planning Resources, Inc., to have a pre- submittal meeting with the United City of Yorkville. This meeting is mandatory • because the site contains High Quality Aquatic Resources (i.e. Wetland A,Wetland C • and Rob Roy Creek). It is the desire that the City of Yorkville will process the Wetland • Permit Application as a Category VI (Farmed Wetland Impact). • • The wetland consultant will also be preparing a Stream Restoration Plan as the development proceeds. This plan will be designed to soften the creek to provide an • increased ecological benefit for the project along with making the creek be an integral part of the development. This plan will likely involve the removal of several trees and • increase the native plantings along the creek to create improved habitats for existing • wildlife. • Floodplain • The current concept plan is minimizing impacts to the existing floodplain. A proposed road crossing across Rob Roy Creek and a possible pedestrian bridge connection • between the residential uses along the north side of the development will impact the • flooplain. Any impacts to the existing floodplain along the creek will provide compensatory storage at a 1:1 ratio for the filled portions of the floodplain and ensure • no impacts will be made upstream or downstream of the proposed development • regarding increases in base flood elevations for both the 10 year and 100 year storm • events. s • On-line stormwater management (detention and floodplain storage in the same . location) will be prohibited by the United City of Yorkville and will not be provided within the Rob Roy Creek watershed. s • The only utlity crossing at this time being proposed is the water main which will • connect both sides of the property. This utility will be augered and encased beneath the • creek bed and be in accordance with IDNR regulations for pipe crossings. Stormwater Management Due to the size and type of development,stormwater management facilities will be • required for the development. The maximum release rate will be 0.15 cfs/acre for each • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 S • Rob Roy Falls,CML#06-245 Page 10 of 18 Preliminary Engineering Report Yorkville,Illinois proposed subcatchment area. The outlet structure design will address both the two- year (0.04 cfs/acre) and the 25-year (0.08 cfs/ac), in addition to the 100-year event. S The rainfall data used in the computer model will be from the Illinois State Water Survey's Bulletin#70 and will be consistent with the intensities shown within Figure 3 • of the Standard Specifications for Improvements for the United City of Yorkville. A critical duration analysis will be completed for the 1,3, 6, 12, 18, 24, and 48 hour storm • events utilizing Huff Quartile Distributions. S • The site contains two (2) depressional storage areas near the southeast corner of the • development. Compensatory storage for these depressional storage areas will be S provided at a ratio of 1:1 and will be located within the various stormwater management facilities throughout the development. The allowable 100 year release rate • from the southeast corner of the project will be 0.15 cfs /acre for the proposed • subcatchment or the pre-development release of the depressional area, whichever is • less. S The outfall pipe of this basin shall be directly connected to the proposed/under S construction storm sewer located south of US Route 34 as depicted in the Final Site S Development Plans for Rush-Copley Healthcare Center Phase 1 prepared by CEMCON, • Ltd. last revised May 17,2007 (specifically shown on Sheets 29 and 32 of 46). The cost of • this storm sewer installation and crossing of US Route 34 will be solely at the expense of Sexton Development. • The existing ridge line will be shifted further east based on mass grading of the project S during final engineering of the project. This regrading will reduce the drainage area, volume requirements and outfall discharge to the southeast corner of the site and S through the aforementioned storm sewer (proposed/under construction) located on the iRush-Copley site. All drainage re-directed to the stormwater management facilities along Rob Roy Creek need to be conveyed through gravity storm sewers and not by any • mechanical means (i.e. pumping). S • In the event adequate surface areas can not be provided for the stormwater • management facilities on the development site,the United City of Yorkville will allow ` concrete vault chambers beneath the proposed parking lot (i.e. StormTrap units) within the development. • • If brick pavers are proposed by Sexton Development and used within the parking lot • (i.e. Unlock permeable pavers), the runoff coefficient allowed by the United City of S Yorkville in calculating the stormwater requirement for the proposed subcatchment will be similar to grass as noted in the United City of Yorkville Subdivision Control Ordinance. The United City of Yorkville will allow a storage credit towards the i S S • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • • Rob Roy Falls,CML#06-245 Page 11 of 18 Preliminary Engineering Report • Yorkville,Illinois • detention requirement within the CA-7 / CA-1 stone base subgrade at a 40% void ratio • for all permeable pavers in the proposed subcatchment. • Sanitary Sewer • All areas west of Rob Roy Creek within the proposed development will be required to cross US Route 34 and connect to a proposed sanitary sewer located on the Cobblestone Retail Center. Per Sheet 11 of 18 on the plans entitled,Cobblestone Retail Center, • prepared by JAS Associates, Inc. dated January 22, 2007,the connection will be made to San MH#11 with a rim elevation of 631.50 and an invert elevation of 617.50. The proposed sewer through the Cobblestone Retail Center is conveyed to an existing • lift station supplied by Metropolitan Pump Company and made operational in • December 2006. At the time of this report further information will be required to • determine if the current service area includes the proposed Rob Roy Falls development. r If it does not,any upgrades to this lift station will be at the expense of Sexton • Development. • All areas east of Rob Roy Creek within the proposed development will be required to • connect to the existing Yorkville-Bristol Sanitary District 36 interceptor sewer near the east property line. Any sewer mains on the site 8 inches and larger will be publically • owned and maintained by the United City of Yorkville. Proper public utility and • drainage easements will be provided during the Final Plat approval process. Sexton • Development will be required to pay all permit connection fees and IEPA permitting fees for the project. Water Main • All proposed water main connections will need to be made to the proposed / under • construction 16 diameter ductile iron water mains (DIWM) shown along Beecher Road. Per Sheet 5 of 15 of the plans entitled, Beecher Road Road Improvement Plans,prepared by Smith Engineering Consultants, Inc.last revised May 9, 2007 the connections will be • made to the 16 inch DIWM near Station 410+10 and near Station 417+30. i 0 The water main sizing through the proposed development will be extended to the west • property line for a future connection by the development located at the northeast corner • of Eldamain Road and US Route 34 (Cobblestone North). There will not be any connections made to the existing 16 inch DIWM within the Fox Hills Subdivision per the direction of the City Engineer since this system is located within a different pressure • zone for the United City of Yorkville. • • 0 S S • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying May 24,2007 Rob Roy Falls,CML#06-245 Page 12 of 18 Preliminary Engineering Report • Yorkville,Illinois • • • i • • • • S • • • • EXHIBIT 1 • Aerial Photograph from TerraServer dated January 22, 2004 •• • • • • • • • i • • • S • i 1 • i • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • • •••• • Jf. s*ROB ROY FA= LS d/•• -w �' • r,! . �,v ,,,- -, `."1 Vie's -- ''4 • 40 i, ....., 1 'I 7 -.'t r„, r . , Z a 4 s' t• . ` -1 ,yam , �. 7 y.,.r, • r`'�._ .* `if �•�`J 1 9 ,F,. .• �� t Y I' r w-•'t• • .:. T.w... ' :;...:',/!,414 s a ?Y :',''” -..*...,',,,:',:i- _-----,•,,,-.4.• z •SOY,. .r. I it • b a . .,� -+tat ::' , . SUBJECT II `� • _ SITE J `� ' t 4. • I • ,e- • 1 - .� 1 . , • 4, , ...,, . �`� —1 State Route 34 r • • ;>Ai,.. F • zr �)ll' �' IRS - .. yr )� S,vt. L 'a _ 1 *% tib' ),�� 1' t!µ ' ` • 1 v. . _ • / .., •! 1' *i 3 1_ f ri R 'r a t °, _. • }° a '�"' � ,�f `♦ , � "°°"�t .v • L.s, Y. ris 1",111,4 1P+ • 1 • P•• PREPARED BY: CONSULTING ENGINEER: DEVELOPED BY. SCALE: 1" 800' Revisions ROLF C.CAMPBELL&ASSOCIATES,INC. C.M.LAVOIE&ASSOCIATES,INC. SUBJECT SITE AND AERIAL PHOTOGRAPH ,N •:/� • 101 Waukegan Rd. Suite 1000 1050 West Route 126 SEXTON DEVELOPMENT QUARTER MILE CONTEXT IP PHONE:Lake Bluff, Illinois 60044 Plainfield,Illinois HILLSIDE, ILLINOIS U.S. ROUTE 3 4 I ,ff PHONE:(847)735-1000 FAX:(847)735-1010 PHONE:(815)254-0505 FAX:(815)436-5158 YORK V I L L E , ILLINOIS 0 400' 800' 1,600' MAY 16 , 2 0 0 7 0 • • Rob Roy Falls,CML#06-245 Page 14 of 18 Preliminary Engineering Report • Yorkville,Illinois • • • • • • • • • • • • • EXHIBIT 2 • ALTA/ACSM Survey prepared by • C.M. Lavoie & Associates, Inc. • dated January 16, 2004 • • • • 0 • • • • • • • • • • • • • • • • • • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • • ALTA/A CSM LAND TITLE SURVEY 0 .c 4i • ................0-+'"'� Gaon°,1."% (sari NOP__ • • •,� Frsor R 25.76' • ).- Uc� Or Kcot+o Pi's 79.80, 91E z� /r Fr P $ FAQ s4 eo a m GRAPHIC SCALE a CO k fRF minivemmiimmuumilimiii b� az • Jia' �N G o B IO 126.55' iR '1,'.4.--'•.%2 E EtC0 n:rya fµ11• it, 89.50' r�54.16' • rf4 �. \ _. 30.40' �99.T1' , 1 inert IT Dr MIT ft) , \e, .' :. h'il&[a.ro Pad �7i""--3, .;7^ C d016. r�ftE I • lIW Wayfibs o%141�f I y\W V' D Csnovv L� ,..„,,,,,,wI ditA C6 r.Y' • SITE LOCATION u r • di" DESCRIPTION: • ____ PARCEL ONE: THAT PART OF INC SOUTH 1/2 OF SECTION 19 AND THE NORTH 1/2 OF SECTION 30, TOWNSHIP 37 NORTH, RANCE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, . DESCRIBED AS FOLLOWS BEGINNING AT THE CENTER OF SAID SECDON 79; THENCE 19.33 SOUTH 00'48'07'EAST ALONG THE QUARTER LINE 257.40 FEET; THENCE NORTH 7.16.50' --� 83'S5'03'WEST 1944.30 FEET TO A POINT WHICH!S 1930.58 FEET SOUTH 86' • ... Sj gULOt1X' 0 28'32'WEST FROM THE POINT OF BEGINNING; THENCE SOUTH 88'28'32'WEST 47.35' nFRAME ALONG SAID NORTH UNE 204.60 FEET,• THENCE SOUTH 02'08'40'N£ST 2489..3.3 LEGEND $ FEET TO THE PRESENT CENTER LINE OF U. S HIGHWAY Na 34; THENCE EASTERLY' ,i 70.70' 19.93' 7 k. ALONG SAID CENTER LINE 2001.79 FEET TO A POINT ON SAID CENTER LINE WHICH '0 I a w g IS NORTH 84'54'42' PEST FROM THE EAST LINE OF THE NORTHEAST 1/4 OF (0.00) RECORD D INFORMATION71R 15 act SAID SECTION 30(AS MEASURED ALONG THE CENTER LINE OF SAID U. S HIGHWAY • 0.00 MEASURED $ - NO. 34); THENCE NORTH 05'05'18'EAST AT RIGHT ANGLES TO SAID CENTER SECTION LINE �s� LINE 231.00 FEET; THENCE SOUTH 84'54'42'EAST PARALLEL WITH SAID CENTER CENTERLINE n O`"� OS'' LINE 565.71 FEET; THENCE SOUTH 05'05'18'WEST AT RIGHT ANGLES TO SAID 110 lam' CENTER LINE 231.00 FEET TO SAID CENTER LINE; THENCE SOUTH 84'54'42'EAST SETBACK LINE I ALONG SAID CENTER LINE 2370.99 FEET TO 7HE EAST LINE R THE NORTHEAST EASEMENT LINE �. 1/4 OF SAID SECTION 30; THENCE NORTH 00'39'04'VEST ALONG SAID EAST • ® EXISTING STORM INLET 0� 60 LINE 429.15 FEET TO THE NORTHEAST CORNER OF SAID SECTION 30; THENCE 16.45' __� 6$ h� ^ NORTH 00'39'04'WEST ALONG THE EAST UNE OF THE SOUTHEAST 7/4 OF SAID EXISTING UTILITY POLE Oµ 6' a SECTION 19, 307.20 FEET` THENCE SOUTH 89'20'56'WEST AT RIGHT ANGLES TO OO EXISTING MANHOLE THE LAST DESCRIBED COURSE 227.2.3 FEET; THENCE NORTH 15'08'07'WEST • Q EXISTING FIRE HYDRANT 10.00 10192, 8240 - 2403.75 FEET TO A POINT ON THE NORTH LINE OF 7H£SOUTHEAST 1/4 OF O EXISTING CATCH BASIN 'p SECTION 19 WHICH IS 1826.22 FEET NRTH 88'28'32'EAST FROM THE POINT OF —)— EXISTING SANITARY SEWER 14 ,$ W BEGINNING; THENCE SOUTH 88'28'32'WEST ALONG SAID NORTH LINE, 1826.22 11, —)-- EXISTING STORM SEWER FEET 7D THE POINT OF BEGINNING; IN THE TOWNSHIP OF BRISTOL, KENDALL ^� COUNTY, ILLINOIS. —X EXISTING FENCE , S '� • —OH— EXISTING OVERHEAD PARE �' ENO OF WALL PARCEL 2: m EXISTING VALVE VAULT 0,24 S THAT PART OF THE SOUTH 1/2 OF SECTION 79 AND THE NORTH 1/2 OF SECTION EXISTING SIGN 8 _ --------- 2OB' t•>9 30, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN, • T I 1+"" .1' _ - �'6d.'[Y1f: : -- DESCRIBED AS FOLLOWS' COMMENCING AT THE INTERSECTION OF STATE ROUTE 34 • —C— EXISTING UNDERGROUND GAS UNE ,n OE AND THE EAST LINE OF SAID SECTION 30; THENCE WESTERLY ALONG THE CENTER • —T— EXISTING UNDERGROUND TELEPHONE LINE 50.55 :i et. CF LINE OF SAID ROUTE 34, 2370.99 FEET FOR THE POINT OF BEGINNING; THENCE I • Ir NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 231 FEET; THENCE 6'VIM— EXISTING WATER MAIN • BLOC.CORNER WESTERLY PARALLEL TO THE CENTER LINE OF STATE ROUTE 34, 565.71 FEET; 0.71'K THENCE SOUTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE 237 FEET ® EXISTING U71UTY BOX I __________, TO THE CENTER LINE OF SAID ROUTE 34; THENCE EASTERLY ALONG THE CENTER • 0 EXISTING NELL LINE OF SAID ROUTE 34, 565.71 FEET TO THE POINT OF BEGINNING, IN THE 0 TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS • v. k • u V V b . b ' A • • N0TES. 1T.J0 l— CLWQREIF ral i' JOHN SEXTON COMPANIES 90.3/' `---��---i. Si (, © -� \�' CHICAGO TITLE INSURANCE COMPANY 1. FIELD SURVEY PERFORMED ON JANUARY 14, 2004. '?�,1�"r(�• 'T$S?y., 14 ^ �`l 3640, h • 2. PLAT REPRESENTS A BOUNDARY SURVEY OF A DESCRIPTION SUPPLIED TO THE A �� 6594' ' Q SURVEYOR BY THE CLIENT. 16.40 3.30 I n l 2 ' r,9� n THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM d;1j i • STANDARDS FRA BOUNDARY SURVEY. R \I15�1 VD �..50' : THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY UPON WHICH IT 25.10' vot R IS BASED WERE MADE IN ACCORDANCE 141TH 'MINIMUM STANDARD DETAIL . 4. DECLARATION IS MADE ONLY TO THE ORIGINAL PURCHASER OF THE SURVEY. IT X2.50' '� . e REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS'JOINTLY ESTABLISHED AND IS NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR SUBSEQUENT OWNERS 61.79' 90••`'6' ,36.,p, ADOPTED BY ALTA AGSM AND NSPS IN 1999, AND INCLUDES ITEMS 2, 4 AND 10 1-.7.77- OF TABLE A THEREOF.PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED • 5. THE LOCATIONS OF UNDERGROUND UTILITIES SHOWN HEREON ARE BASED ON BY ALTA NSPS, AND AGSM AND IN EFFECT ON THE DATER THIS CER RF/CATION, THE ABOVE GROUND STRUCTURES AND RECORD RAIWNGS PROVIDED THEii UNDERSIGNED FURTHER CERTIFIES THAT PROPER FIELD PROCEDURES, SURVEYOR. LOCATIONS OF UNDERGROUND UTIUTIES/STRUCTURES MAY VARY FROM `v ' w INSTRUMENTATION, AND ADEQUATE SURVEY PERSONNEL WERE EMPLOYED IN ORDER • LOCATIONS SHOWN HEREON. ADDITIONAL BURIED UTILITIES/STRUCTURES MAY BE n ,",J TO ACHIEVE RESULTS COMPARABLE TO THOSE OUTLINED IN THE'MINIMUM ANGLE, ENCOUNTERED. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF THIS DISTANCE, AND CLOSURE REQUIREMENTS FOR SURVEY MEASUREMENTS WHICH SURVEY TO LOCATE BURIED UTIUTIES/STRUCIURES BEFORE ANY SITE' CONTROL LAND BOUNDARIES FOR ALTA/AGSM LAND TITLE SURVEYS' • WRK/EXCAVATIONS ARE BEGUN CONTACT JULIE. AT 1-800-892-0123 AND �' �\ m ^m '� ALL NECESSARY ENTITIES DATE:JANUARY 16, 2004 6. NO ATTEMPT HAS BEEN MADE AS A PART OF THIS BOUNDARY SURVEY TO - 0". . sr""•v` • .._........... .. 01a'�Ws'. OBTAIN OR SHOW DATA CONCERNING EXISTENCE, SIZE DEPTH, CONDITION, \ + �*,4 CAPACITY, OR LOCATION OF ANY UTILITY OR MUNICIPAL/PUBLIC FACILITY. FOR .. ' INFORMATION REGARDING THESE UTILITIES OR FACILITIES CONTACT THE - - '- act 3S-1312 • APPROPRIATE AGENCIES �s 2 Z THE LOCATION OF UTILITY SERVICE LINES TO THE PROPERTY SURVEYED ARE - --- __ +ri'_•....,..,•01,i ILLINOIS PROFESSIONAL LAND SURVEYOR 35 2322 -`+ ii, • UNKNOWN AND NOT SHOWN. ... - LICENSE RENEWAL/DATE OF EXPIRATION: 11-30-04 '+., or ' & SUBSURFACE AND ENVIRONMENTAL CONDITIONS WERE NOT EXAMINED R ' • NG EVIDENE E UNDERGROUND ORROVERHEAD CONTAINERS OR vry. NO STA TEMENT IS FACIE LITIES WHICH _ `-- --- "� ..�, JOHN SEXTON COMPANIES MAY AFFECT THE USER DEVELOPMENT R THIS PROPERTY. ----------_____' -,2„7----------...-._________ - ----.. ROUTE il 34 • .-____.._.-...-..-._---------------------- - __._.._"' _-.._.-.__-.__._.._.__ _ _ ......._..... . ....._,.. .._.._._ ......... YORKV/LLE,/LUNO/S 9. THIS SURVEY DES NOT CONSTITUTE A PILE SEARCH BY THE SURVEYOR. ALL ---' ___ ' INFRMA71R REGARDING RECORD EASEMENTS ADJOINERS AND OTHER .-- - ----- -._._ DRAWN BY:MAL CHECKED BY:RWS • DOCUMENTS WHICH MIGHT AFFECT THE QUALITY OF TITLE OF THE PROPERTY (a: .. -" _____________ ... ALTA/ACSM LAND TITLE SURVEY SCALE: f• 30 DATE:Ofd6-04 SHOWN HEREON WAS GAINED FROM TIRE COMMIT NUMBER 1410 000530695 KA - __ _________________ PREPARED BY CHICAGO 7171E INSURANCE COMPANY DATED OCTOBER 22, 2003 JOB NUMBER: $HEE7:2 OFT Comtdtlag CivO Engtaeermg 09-719 (>.._....,..: Land Plam33&ge rvSew ! -15- uESCRIP1100 • 633 Rogers Succi 7 07-15-04 PER 1111£58107 • O Copyright,2003 C.M.Lavoie&Associates,Inc DownersGrove,Illinois 60515 2 The.plans are protected under tbecopyright laws ofthe United St�rand for countries,es, BUILDING DETAILS 6334.,,,,0 3 end are to be used only for the construction and/or repair of the Site Improvements as defined Hos 6304342781 4 is the contract between the Engineer and the Owner.Any use of these plans,including details • and specifications.to construct and/or repair additional items not described in these plans. e050170 es a violation of the Etgineers copyright of these plans and is prohibited. C.M: LavoieH6 e 0 • • Rob Roy Falls,CML#06-245 Page 17 of 18 Preliminary Engineering Report • Yorkville,Illinois • 0 0 0 0 0 • • • • • • • 0 0 • EXHIBIT 3 • Existing Drain Tile Record Drawing prepared by Huddleston Land Drainage Services • dated February 27, 2007 • • • • • 0 • • 0 • • • • • 0 0 lib 0 0 0 • C.M.Lavoie&Associates,Inc. Consulting Engineering,Land Planning,&Surveying • May 24,2007 • • EXISTING SUBSURFACE AGRICULTURAL AGRICULTURAL EXISTING DRAIN TILE INVESTIGATION PLAN • DRAIN TILE INVESTIGATION REPORT • YORKVILLE PARCEL YORKVILLE PARCEL C.M.LAVOIE&ASSOC. • PREPARED FOR C.M. LAVOIE & ASSOC. ARM.PAO E 1.A CAI LOOK i ASSY..REID EWE W.BB LB[NEE 2/27,2 • COPYRIENt °'00'°'"'OO'BTONLAND °'""AGEm ., SECTIN NO. 19, OSWEGO TWP., KENDALL CO., IL. DESCRIPTION CHART NO.LA: AVESMA DON sur NEw01 LOW.. • 10N0. IL TYPE/NWT. ROWS all AZ 'RAD NOTES: _._.... - _ - __- IOW 0A00n... • BO WNNnr mvrm 1 'Yruuovin G.B. __�... { • Le cum/.uuurr __----/N — / `-, /-1/ 2 i ----'--''''-'-'-'--"7-N•,...----/'''''---__, \ i/-'77 2// e / ,07 A. .- ----1 E I al E 1 ..102 MAN , ( /9 i/ ,i if( (.. nR�G� .1NWM..Illi 20 - 221 MAN. - - - RD OoNN.... " (7----------..-- , �% (i: ' 7::: / \ I 02.21.10141111r.C I \ .1 ..'(I'(1 /,irel . . ' ( / \--..,,,,„.... /// / • / If. '/ • DESCRIPTION CHART N0.1B: FAWN suxuYDATA ron(nanons _ f--3/ �® Zry Y EWE/GUMMY ROW 16 a x FAWN NNE ^I rat soar sr TA.as A not iin WA. r r cw/im Nu Mr rrwnwowNnrarn. \I.i�/ I x16,V ir, . ,7_ :, V �DWW�DG� / ,,,... � • 1 �� ,_..., . • Ir"*"'"'".wirS— ( ) • .. , .._....... )i 4.(/-r \i•••\'1.„.. i ,y,:' ,, , -(' EF.aiffa / . . 1-.. -- , , ,. • t /_„,#) LiE21,MIly , , „,,,, ,/:./ I 1 ''....-`4 '464:( I'' ' / ' ? I' �' gar i j • • a_ \ \� , 7 , ,,,,,,,„,,:, • SITE LOCATION / . 7E { //�/^�� E ,, tIeTIIE NO.L.OBEEB.O MVP., OIL, 4 !/. 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DIV Nx wxDERVA1s TNRa¢,iars ;..:..s\ /�� - ,• 'r W. _.� e�l � t , r _.._�_-_ RnIX EGRm•cM PROM,UN • PROECT CUM: APPRGED 9r MID DAre I PRD.ECr DATE YORKVILLE PARCEL • C.M. LAVOIE & ASSOC. TOM HUDDLESTON 2/27/07 2/27/07 ilHill „MWi ® EXISTING DRAIN TILE RECORD DRAWING AGNONLEDwENrs: i1DD PlE N0.: - -- 4-�yp�� IWNOIf TOBERTSCHILLER,PROJECTMANAGER HUDDLESTONDRAINAGEMAPPINGSYSTEM 8-8-19 — �I976 6'i�E' ') 166E u J14; ;. . HUDDLESTON • 1050 ROTE 126,PLAINFIELD,IL.,60544 DRAM e."" DATE R"I"G NO BEADIER CC.DOM MAIM SMUT"°' ` - a•,,.6 10 ---.4 ---- ••••• LANDSDRAINAGE SERVICES D TOM HUDDLESTON 2/27/07 08$19 SUNNY/WARM-+9 •1'T0200' ONE OF ONE '�� .....wN....,...r • COPYRIGHT © 2007,BY HUDDLESTON LAND DRAINAGE COMPANY 52 Wheeler Road • Sugar Grove, IL 60554 TEL: 630/466-9350 FAX: 630/466-9380 www.eeiweb.com Engineering Enterprises, lnc_ June 19, 2007 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Rob Roy Falls Development Concept PUD Submittal & Annexation Petition United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed the Concept PUD Submittal and Annexation Petition for Rob Roy Falls Development prepared by Rolf C. Campbell & Associates, Inc. and C. M. Lavoie & Associates dated May 25, 2007 and offer the following comments: 1. The Preliminary Engineering Report included within the referenced submittal illustrates that the developer, planner and design engineer have done an excellent job of familiarizing themselves with site conditions. The comments included herein will address general concerns regarding the site development. Comments regarding the language found within the proposed Annexation Agreement and Planned Development Agreement will be transmitted to the City under a separate cover. 2. As mentioned in the review of the previous concept plan submittal, there is a concern regarding the limited access to the senior residential area. The concept plan illustrates only one secondary drive serving the residential component from within the site and two emergency access points to the north and west sides of the development. This would suggest that during the interim condition, that is until development occurs north and west of Rob Roy Falls, there would be only one access point for this area. Inasmuch as a senior living area is likely to have more than average emergency medical calls, we feel that at least one additional access point should be provided internally. 3. Regarding the potable water system, we recommend that Rob Roy Falls participate in the funding of the Pressure Reducing Valve Station that should be installed in this area in order to provide a second source of Consulting Engineers Specializing in Civil Engineering and Land Surveying Mr. Joseph A. Wywrot June 19, 2007 G:\Public\Yorkville\20031Y00319 Rob Roy Falls(Sexton)\Doc\IwywrotO2concept.doc water to the adjacent lower zone in accordance with the City's overall water system improvement plan. 4. We recommend that the City enter into discussions with Sexton & Associates and Main Street Commercial Partners (Cobblestone North) to discuss the rerouting of Faxon Road through the northern limits of Rob Roy Falls and Cobblestone North. 5. The design engineer has correctly identified the various aspects of this project that will require significant engineering effort. Those areas include but are not limited to water distribution, sanitary sewer collection and conveyance, stormwater management and sewer design, wetland protection and mitigation and access location determination. Many of these areas will require various agency approvals and/or sign-offs on the way to City approval. We find the concept plan and preliminary engineering report generally acceptable and recommend that the comments above be presented to the developer for discussion. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. Z/(7 • William E. Dunn, P.E. Senior Project Manager p.c.: Bart Olson, Acting City Administrator Travis Miller, Community Development Director Charles Wunder, Urban Planner Mike Cook, C.M. Lavoie &Assoc., Inc. Bob Kenny, Schain, Burney, Ross & Citron, Ltd. JWF, EEI G:\Public\Yorkville\2003\YO0319 Rob Roy Falls(Sexton)\Doc\IwywrotO2concept.doc ;cs° C/T) United City of Yorkville . 4. County Seat of Kendall County EST lata 1B36 800 Game Farm Road �� Yorkville, Illinois, 60560 X- ;,f o Telephone: 630-553-4350 11 `�O Fax: 630-553-7264 `14 CE ,‘'\, Website: www.yorkville.il.us June 18, 2007 TO: Charles Wunder, AICP SUBJECT: Anna B. Kurtzman, AICP SUBJECT: PC 2007-26 Rob Roy Falls PUD Concept Plan and Annexation Agreement The Department of Building Safety is in receipt of a binder that includes an application for annexation and rezoning to PUD, concept plan and annexation agreement for a project known as Rob Roy Falls. Staff has reviewed the concept plan for compliance with the Zoning Code and the annexation agreement. Based upon our review of these documents we offer the following comments: 1. There is insufficient information to conduct a zoning analysis of the concept plan. 2. The annexation agreement has several titles for Exhibit C, including: "Bulk Standard Waivers" and"Permitted Departures." Recital J implies that Exhibit C will be the list of allowable bulk standards. The function and title of Exhibit C will need to be consistently used throughout the agreement. 3. Section 7 on Page 7 of the annexation agreement: The applicant should be aware that the zoning for this property will be PUD. There are no special uses to a property that is zoned PUD. There are permitted uses and non-permitted uses. The agreement will need to be further refined to identify permitted uses. Any use that is not contemplated through the current process will require a modification to the PUD agreement. 4. There are several sections (starting with Section 12 on page 13)that discuss the duration that the owner/developer will adhere to City regulations. They are asking that they be bound to today's regulations for 8 years and then be bound to the regulations in effect at that time for another 5 years. This is a two-tiered lock stretching over 13 years. Staff is not aware of any agreement where the City has locked in our standards for such a long period. Staff strongly recommends that the City consider carefully the ramifications of locking in standards for this duration. Of all the annexation agreements, Grand Reserve has the longest lock on development regulations (8 years). Most agreements have a maximum lock of 5 years. C. Wunder PC 2007-26 Rob Roy Falls June 18, 2007 Page 2 of 2 5. Section 13 (page 15) regarding Building Codes and Permits: This section indicates that the petitioner wants to lock in building codes for 8 years, with another lock after that for 5 years. Department of Building Safety staff objects to this provision. The City presently enjoys an ISO rating of 4, among the best ratings possible for a City of this size. One of the key reasons the City enjoys this rating is due to the City adopting and enforcing the latest International Building Codes. These codes are amended every three years. Under the applicant's proposal the City would likely have a significant reduction in the ISO rating as there would be a part of the City where the latest building codes would not apply. This would equate to both the City government and all property owners seeing increases in insurance rates. Therefore staff recommends that this section be re- worded to eliminate any language that would preclude a builder from using the then current building code. 6. Section 18 (page 20)Project Signs: Staff requests a couple of clarifications be added to this section. The Section refers to off-site signage for the "Residential Parcel." Staff did not find a definition of"Residential Parcel." (Presumably we are discussing the Senior Targeted area and the Rob Roy Club but this should be clarified.) Staff can interpret the current language at least two different ways. First would be to limit the number of off site signs to 3, regardless of the number of neighborhoods that are developed. The second way would be to allow 3 off-premise signs for each platted neighborhoods. 7. Second Paragraph on Page 22 discusses the owner indemnifying the City for issuing building permits prior to certain improvements being in place. The indemnification is occurring by and through the annexation agreement. Staff would request that Legal staff review this section closely to ensure that this indemnification is transferable to anyone who would pull a building permit or if a separate letter of indemnification should be required for any entity pulling a permit. 8. There are a couple of sections where the agreement refers to obtaining a building permit if a trailer is used for an office space. The reference should be to obtain a building permit any time there is an electric connection. 9. Section 21B (page 24): This section should be re-worded to match the City's policies for issuing temporary permits when weather does not permit outside improvements. 10. Section 36 (page 36): Staff requests that this language be changed from 14 days to 30 days. Staff notes that subdivision plats are often approved by the City Council "subject to staff and legal review." There have been occasions when the Council has approved a plat only to have street names change. These changes can impact addressing. /abk c: T.Miller filename: \\Coyserver\User Folders\AKurtzman\My Documents\Rob Roy Falls\Concept-AA 6-18-07.doc 885.06' (R) NORTH LINE OF THE p OF TOPOGRAPHY4.1 NORTHEAST QUARTER SECTION 33-37-7 NT OF O , NCEMENT N.E. CORNER I OF THE N.E.EQU QUARTER LEGEND 4 SECTION-33-37—r SECTION-33-37- SCALE 1 40 J V Q =FOUND 3/4" DIA. IRON PIPE SOUTH LINE FIP=FOUND IRON PIPE QUINSEY ROA (R) = RECORD DLSTANCE M = MEASURED DISTANCE POINT OF BEGINNING �� ! ( } PER Dac#79-609 1 N = NORTH NTY= NORTHERLY 151.92' ! ! E = EAST ELY= EASTERLY EST. PHASE I1 LINE "A"---'1- S- L SOUTH SLY c SOUTHERLY — O �t W=WEST WILY= WESTERLY RCP = REINFORCED CONCRETE PIPE ! CMP = CORRUGATED METAL PIPE � � L ! ! GRAVEL w� b s WOODWORTH N 0� f EST. PHASE 4 C � =FIBER OPTIC PEDESTAL 'pQ (64 r OMED SWITCH GEAR AREA 0 =TELEPHONE PEDESTAL j ZV !3 3 3� 1q 1' RIM=617.79 EE NOTE 13 �"' [^1b 11� bti l W. INV=.597.26 INV=597.28 ,\�] = CABLE TV PEDESTAL RIMx617.21 •' .,� b• b, S. INV=609.37 i .• P� [01 bti �= ELECTRIC PEDESTAL 1b' S /L 12.0' DIA LIFT STATION b ' • x �8" CORRUGATED POINT 01�` B3I;CdNNIKG,FOIt � .` � � . . .-,. 10 s 84 4S 3 "' E INV=614.53 b�ETAL PIPE qq O Q = SANITARY MANHOLE r ti $ x b PARCEL > .DID '• b �� S 82'37'28" {R� x b� E x b ti © = STORM MANHOLE ELECTRIC,CABLE & TELEPHONE RISER n6�I i5 r - ,b IO ��9�63� �� 'jr� �` STONE WITH CROS X b 7 R b _'X v �� RIM=81''.35 `Zb FENCE= __ , "'�.' . S. lhV=597.23 EASEMENT= ...----------_--...,—„...,.....-........ NE. INV-69 .2 !�� "°--•• .,, �,��' • � `� , • � � � �'1 �tib„�h 5ANITARY sEWFR= SAN SAN v. �� STORM SEWER ST ST �� a � � 2 g >,. FELE b Q� x Off' I- I �� p i B” CORRUGATED METAL PIPE btib b {o INV=613.3 0.0' ' ! x b 2� 1 ' q ¢ x NOTES: _ ELECTRIC TRANSFORMER L�� ' O 16.0' INGRESS AND x �+- �. «+: .. .„ ' X b b 1 NO'S EG ESS-i3QG923 (o�`ti EMAINS OF 1) ALL BEARINGS SHOWN HEREON ARE MEASURED TO SHOW ANGULAR RELATIONSHIP AND � ! RECORDED MARCH 3, 1922X WIRE FENCE EL.ECTRIC.CABLE & TELEPHONE RISER 1 IN BOOK 7, PAGE 11 IS BASED ON -LEGAL DESCRIPTION SUPPLIED BY CLIENT. � Y l X b�0, � b� 2) CONTOUR INTERVAL=1,0' RAISED PLA2QTFR AREA 2 , ti - 3) ELEVATIONS HEREON REFER TO MEAN SEA LEVEL. x / q x bask x b�h� 4) SOURCE BENCHMARK: RM 11 FROM FEMA PANEL 170341-0020—C WITH: AN EFFECTIVE DATE OF EAST ! IP_ .30'W X b JULY 19, 1976, ELEVATION=611.410 2' c M=811,36 x SITE BENCHMARK: RIM OF SANITARY MANHOLE LOCATED NEAR THE NORTHEAAT CORNER OF ¢ O� N. -604.59 PARCEL 1, ELEVATION=617,35 x b W. INV=6 " O A bti S. INV=803.48 �Gj. 3iO 5) A CURRENT TITLE REPORT WAS NOT FURNISHED, THEREFORE, ALL BUILDING RESTRICTIONS p�—~L b Ob' 9 b '� �`�/ x 1 O� b 1 AND EASEMENTS MAY NOT BE SHOWN, x �� X O b h� X G, D x b ti 6) ALL UTILITIES MAY NOT BE SHOWN. CALL 1.U.L.I.E. AT 1-800-a92-0123 FOR FIELD LOCATION �� z ?, x b OF UNDERGROUND UTILITY LINES PRIOR TO ANY DIGGING OR CONSTRUCTION. �� <Z y x 7) THIS PROPERTY IS WITHIN THE CORPORATE LIMITS OF YORKVIL.LE AND AS SUCH 15 SUBJECT TO ZONING AND BUILDING RESTRICTIONS, x b `?�� xk0 b" bti�' xb xb tips 8) FIELD WORK COMPLETED ON JANUARY 31. 2007, / b0 x b\ x b z b 1 9) NO TREES ARE SHOWN HEREON. �� ¢ Gj ! >k x 10) PARCEL CONTAINS APPROXIMATELY 246479,5 SQUARE FEET.- 5.66 ACRES i 11) PART OF PARCEL 1 IS WITHIN ZONE "B" AREA BETWEEN LIMITS OF THE 100 YEAR FLOOD AND 500 YEAR FLOOD PER FEMA PANEL 170341-0020-C WITH AN EFFECTIVE DATE OF JULY 19, 1992, X iOp• 1k� O O h Oq• qb X b� b x b1 " ,;. x 12) ZONE A-3 100 YEAR FLOOD PLAIN PER FEMA PANEL 170341-0020-C WITH AN EFFECTIVE DATE OF FIP=0,43'W z g 0 x b JULY 19, 1982. i 2 Op`' h tisk bti2. tit 13) 10 FOOT WIDE NORTHERN ILLINOIS GAS EASEMENT' CENTERED ON GAS MAIN LOCATED WITHIN THE 16 FOOT � � v? I Off' b O O �� x b INGRESS AND EGRESS EASEMENT PER DOCUMENT RECORDED IN BOOK 495 PAGE 37. NOT SHOWN RCM=604.07 x , x HEREON. N. INV-694.11 ra G 0 b x S. €NV=594.11 A� '1' b O x 14) SNOW COVER AT TIME OF SURVEY, SOME PHYSICAL FEATURES MAY HAVE BEEN OBSCURED FROM "�' / X O �' \ O x b X b� SURVEYOR. x a 16) PARCEL I IS WOODED. %/ �/ ! Pi�O OAQ x 2hb x q 16) ALL UTILITY DEPTHS SHOULD BE VERIFIED PRIOR TO CONSTRUCTION. X i,P a") Q C C z O 2.� xb0 b 07 ray, o �� %?x �2 x b�2 {i1 L4 pG '3 o x b 30 \ X v ^ x q� X ONCRETE `� x b~ �, ix .�,. ! FOUNDATION y x �!1 02,• 3 6) 01 qQ b� c9 ,10 bio x b x �c O h x h !x h°�b nj`3 x a x hqh hq ��b 4s� x o tK X x h' x b 2 RIM= 3 qb. �(,� � _X INV=58 >kq < NV=587.23 �D x hq `I; x h qb _ cn cj xh FIP-0.44 W ,. z ! x h / t` X q / x h 2 � q�2, �`° bb X4jq� i o�ti 2� ��'11 cb x�' x�°i xhq �q �� q x x h hq RIM=59026 Opp X{,� x�]q0 holy bti N. INV-580,[12 X °I O N11 S. INV=580. �b1 p� xOq, x hq 3 Ocb x b`�• 2q 2 xb1 ! FLARED END SECTION �b 2.o x O 4 INV=586.1 hq x�7b �, �nI• ! b' x x x Fjq \ g\ N PG h h 6'0 m xh� b v �• o� b� b�q� b' x h� 2 x ��` p2. x 4�1 Lk 30.0'SANITARY AND D X�3� b� x h q� °► 1 STATE OF ILLINOIS) �.$ STORM SEWER EASEME T � of 2p� x�b x�b X bb' COUNTY OF KAM WE, E.D.M. & ASSOCIATES, INC. , ILLINOIS PROFESSIONAL, LAND SURVEYING xh0� `Z`L�8 °'� '3, pati X huh' h b p3 �`1 �' CORPORATION NO. 184-002$60, HAVE PREPARED THIS PLAT OF TOPOGRAPHY. � X�� xhg xh SURVEYOR HAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR EASEMENTS OF WIRE FENCE � RECORD, ENCUMBRANCES, RESTRICTIVE COVENANTS, OWNERSHIP TITLE EVIDENCE, OR ! '1,�o xh S OF �1 �A'1 ANY OTHER FACTS WHICH AN ACCURATE TITLE SEARCH MAY DISCLOSE. RIM=583.54 41� i ��, �� hg REMAIFENCE 414 xGj N. INV=575.86 x DATED AT MONTGOMERY, ILLINOIS ON FEBRUARY 21," #0'7. W. INV�575.88 � b• \ o ,c+ "� `�} E. INV=575.86-�13OSSIBLE STUB 1�1 x hb x h�� gyp` �� x h�bah 1q 3� bRh x h X hb x h X b' bca• xh x h Gj b,b x x FENCE CORNER=0.1' T b ' �Ob x �`�1 x Qp, xh / .� xh�h �' �. h b gbh X hq�0 hob' b�j� bhp 3� x �� h x bq x hj x huh • y$� 4 5 8��2 ti � x 45 gpjcbelp h� xh2 Cog x rij L x x h ion}�� p R� � x Fj�b� x h� �� h X �b� Ci x h�q x��ti x h`�1 x b # cj hbti X* q bti�� hcb`b� hq °' x h 2 •n � 1\0;,o �C� O �°�q x '�1 � h X h 1� O j� by A b0 x hb0 EE NOTE 12 550.3 OGj`b b 1 h $��.� x�� xh Fhb h�0 h� I xh q� p` 2/ b h ,� �O x h� ba x h b'3 x h x h� O VEAST Lj'1 1 � ti3 b� X REMAINS OF 1 x h NORTHERLY BANK 11 FENCE b Xb,��g2 �D,b x h ti'3 `31 h x h1 C1 ENCE CORNER=0.2' N. b 0.0' E lkh bh °FY5�g h PIROW Rev. ate Rev. escnp Ion MICHF-L C. ENSALAC❑ P.L.S. 27613 EXP, 1 3/30/20❑S D GEORGE H. SKULAVIK P.L.S 2`$Bt7 EXP. 1 1/3[1/200S 5TACY L. STEWART P.L.S. 341 5 EXP. 1 1/3❑/2❑08 Book#: 1405 �"r9,Size; U PROFESSIONAL DESIGN FIRM N0. 184.0❑2860 Drawn By TMS(SLSj GheckedBy: how U TRV EYl N G E.D.M. & ASSOCIATES, INC. Reference: 1 661 AUGUTT E3 Field Work COMPIeted' 1131/07 LAT PROFESSIONAL LAND MONT�gM$RY. u'rTILLINOIS 6r]S39 eI.IRVEYING SERVICES PHONE 530-692-13C9 FAX 630-1392-5344 Client: REAI.T.PROPERTIES+ASSOCIATES ASSOCIATES, INC. 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'� {r+':ss'`,F!."c.�.� =::;R ti�a:.,,� �E•.+: { i�' tk,. •rl. &.� s&s��£'a- ,s'' r_) © 1 '�7r51 ,'3'm.L ( F`�ax`3 , 3°�.,�•,f"i�' �' �+�3�„L' �' .�'r � �.t'��^i t��-_ G6�� •"i'. iLLJLLJII 1 00 � SPES GNIMIT I �``� G_PR 8 RESI�EN7� . � fAfi {i —. �L. CURD 8 17.00' LOT 8 BLOCK 12 ORIGIN' VILLAGE 2'INLET WIGRA RN&s4.9 � .. OF BRISTOL CITY OF Y01KVILLE, — V-13.8.12 CURB •!' it ti 01' ua J ' ' �'`; _411EMOVE&REPLACE �GUTTER KENDALL C L N ry, ILLINC IS r ' 21 CONCRETE-_. y1 -T. EDGE OF PAVEMENT z ........... ,0. fiCE POST 1 ;'9'OIY LEGEND 4 ,� ' _ '�' •Jy e I �•� Y 1 ,, � 15.17' � N 1 ��" - - - - r __°:t4•• _� -�.Y i - f'"'1 f "�'"'h--.:J_�.,.,s sir.^.-r• z`y '.�R"'_'_.,"- „^wc7+wrt.pis'°a?r�i<Et 'Tti''-r;„-�a <'.,,_.�,- s:r^i - _�ewE.�'-„rR=1 . _ '• - r= -.V 11 6, 4 r Y4 HD' - --- ' �1---- 4 -�•,- -1 - _ I 3 _ ti ._ _ �— § iISTINQ PROPOSED MANHOLE O 2 STORY , FRAME ` CATCH BASIN {, OR C7 (1 DWELLING 2 STORY INLET OR [E rLO BRICK & FRAME � j� 1180S. DWELLING TREE ar TIF=98.04 EVERGREEN TREE • 1 r � I BUSH J� 26W I STORM SEINER — � m 1 1 I WOOD PORCH TRAFFIC SIGN15.3 ' , t _ i � 1 ELECTRIC METER 0 GAS METER i� vJ ' 1 i 1 ui SITE DATA i a - ry NCR 1 Z CONCRETE ED 3E 0.- E AREA DFUVEWAY a J SITE 0.30 ACRES I cQ CRI= `° I 180 SF v ED D.z BUILDING 1 v f PARKING 3.913 SF J EDGE OF PAVEMENT ED E'$".:F RAVEL !� RETAIL (1st FLOOR) 1,180 SF @ 180 = 7 a SHuLDE OFFICE (2nd FLOOR) 986 SF @ 250 =4 Y ` ( ! STR sI NAME j l I TOTAL REQUIRED 1 d } PROVIDED 1 l-M t: TWISTING f TOTAL P _ r• ,Fs EXISTING ! ,f'�, � - �90” 1 RIM 95.8 ` ; � •d _ - p r�INV=92.44 O�OP/P � I BENCHMARK INFORMATION: ' 79.22' WEIGHT LIMIT 4 N8T48'17"W SIGN NORTHEAST BOLT OF EDGE OF GRAVEL CUT IN NOR p SHOULDER , CROSS E.�STING -' RATi FIREHYDRAN7 AT THE NORTHWEST " .-. •� ... .---'- —••--- �..._.. ........._ 2'INLET w!G ' CORNER OF BRIDGE STREET AND MAIN STREET. o•„, , EXISTING \ E-D—G9 OF AA tE MEN 2INLET w�CATE 1.B. JOINT WM= 5. } CEVFER STREET ELEV.- 100.00* UTILITY _ , INv=92.39 LOCATING - i INFORMATION FOR * ASSUMED ELEVATION ^ ” EXCAVATORS DES TO BE REVISED NOTE. � THIS PROPERTY COMMONLY KNOWN � � .- r � �-' r'� AS 101 WEST CENTER STREET. 00-892- WITH CORRECT BENCHMARK 49ha=te,3o you dig DF$irNED 'BY: Call (eR(,XMQSA7,SM HOW PROJECT: PROJECT NO: R.A.S. SHEET N0. REVISIONS PREPARED BY: CLIENT: FRANK WILLMAN PAN R677.01 t � ---- A & GROESCH GENERAL�CONTRACTORS_ , KALANT OFFICE DATE: DII �I`i BY: SITE PLAN T A '�7 1 R 0 G I N 1�ILL�dAN 03/27 f 07 . A 2 -�---- LAUREL covRT SITE PLAN P.J.T.P.'.T. - - -- -- & ASSOCIATES� LTD. 28 j� --- - —- gNGWSSiZS SURVSlfORS PIJANNERS 0 SCALE: lot C R.A.R. • � YDRKVILLE, IL lot= 3 __M__ ws - YORMLLE, IL 6056 fi 10 03 Caterpillar Drive • loiiet, Allnoig • 81!5/729--0777• FAX 816/728-0792 - - - - , _�. � I I.,- - I If... - � , -1 _ . � , �VB01,Z I . I , � , ,�,,,,--, ,-.,� `,.�', ,�1,, :� I I . .I . -, I , W, I � � -: '., ..."", , �� -�� :, �' "" , � � u ; . 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I EAST OF THE THIRD PRINCIP41 MERIDIAN,AND THAT PART OF THE NORTHEAST QUARTER Of Proposed Zoning- R-2 PUD - .1 SECTION 6,TOWNSHIP 3 7 NORTH,RANCE 7 EAST OF THETHIRD PRINCIPAL MERIDIAN - , 14. ; .1 1, w DESCRIBED As FOLLOWS: 40'19-t,,d 4711...I.rd �..." - BEGINNING AT TH E NOATHWT CORNER OF THE NORTHWEST QUARTER OF SAID SECTION Total Single Family Lots- 302 1 1 1 . 5 SAID CORNEA INIONUMIENTED BYAPIK NAIL PER MONUMENT All-ORD DOCUMENT 54 1 0,WO 5 F. 15% 1408 8 796 11.l`- ".1 �'_�13 S�_105;THENCE SOUTH 01 DECREE 14 MINUTES 18 SECONDS EASTALONGTHE LIST LINE I ' R I �-, OF THE NORTHWEST QUARTER OF SAID SECTION S A DISTANCE OF 1,828,85 FEETTO THE 11,1I 3� 50dbg I I� � 3.11I 3 I'15.111,rsI � r I a .. � � � jj A- j N ,� NORTH LINE OF LAND CONVEYED TO THE CONI MONWEALTH EDISON COMPANY PER Total Site Area- 161.34 Ac. i Single Family , I A j - 'i I DOCUMLINI THENCE SOUTH 87 DEGREES 57 MINUTES 56 SECONDS WEST ALONG 12,OW S F, 52% 74 57 , 5 3 1 80'A 150'Ceep I I 24a 462% j 4 a. b � � b E, 6 I . AIDNORTIALINE i83.96 FEET TO THE WT LINE OF MID CON111E.TO THE Gross Site Density- 1.9 D.U./Ac. � �' ,-,- - - 2 g -- - .-I i y site S� ;I I COMMONWEALTH'6SON COMPANY PER SAJD DOCUMENT 732841,THIENCENORI I 3041,��rd I 3o.FwAe,,d LIVIA- Ir . - I DEGREES 41 MINUTES 14 SECONDS WEST ALONG SAID EAST LINE 1,1392 95 FEET To THE -- -- - 15.3i 915% 1 I . ,'.." 11) , NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 6: THENCE NORTH 8$ Total Open Space- 22.93 Ac.-14.3% 111�_�� ,;. DEGREES 48 MINUTES 56 SECONDS EAST ALONG SAID NORTH UNE1,11723FEETTOTHE , I NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SEC TION S�THENCE NORTH - ?&.��Ar�l i �j _�_ _-,_ : I`I I I j -_ 1�1 88 DECREES s9 kiiNLTES 1 1 SECONDS EAST ALONG THE NORTH LINE OF SAID NORTHWEST - 11 22,93 143% _1�- .r - - � '! .- 1. . QUARTER 2,648 19 FEETTOTHE�OINTOF SEGINNING,IN KENDALtCOUI ILLINOIS I Opert 5paca �f __ __ - 80 WIde.I SOUeep BOU de�125'DeIep � .I .1 - I I . j ., 1�1 I 12,000NI.� SquIeFeI 10,0001I SquareFel,t w -1 E , I � - ,� " Minimum Lot Size 1 0,000 SF E.temal Roads -- -- - 5)9 3.7% I., 3 I I ',.�,� . Average Lot Size 12,800 SF R.qht-.fy - . . .ILI I�11 I I L' / _.- Maximum Lot Size 24,827 SF Internal Roads .. RgII � .- � .- � - 1 29.26 � 19.1% S Total 302 100% 36114 1 00 004b 0. 100, 200' 6w saw i i FII - . - I . � - � ; �.. � I I N a - I 1, R., � , I L ", , - " .,r -��-,MVO."�, =964&;;�� --- __ - '___ '-'' - "___ - � '74-j41 7-5__:-11_7'� - �,�, ,�,�_,L - , I _ ' 'J,_II�!_ _ �T�11 L71 T; z P __ ____ ,_ __, ____ , , , . ___ _ - ___ ---T-. '273 "' 2,s, I . a 10 NEA I I I i i . .... ... . ;i ;f: I,g.: 7;________= . I � - , i . I I L I � R ! �,! . I I I� - sw4w��I== ,`�� 1011W_1�11'1111 "LlOw"MM19415 I � 0 -� It , . " M .k � � _��- '.�'� 'XMR - � - I . 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HIGGINS ROAD, SUITE 850 BENCHMARK 463 BRIARGATE DRIVE ROSEMONT, ILLINOIS 60018 SOUTH ELGIN, ILLINOIS 60177 (847) 318-9790 SOURCE BENCHMARK: (847) 289-3758 ELEVATIONS BASED ON FEMA BENCHMARK NO. RM15: � LC? s - . A CHISELED SQUARE ON EAST UPSTREAM WINGWALL ON U.S. ROUTE 34 BRIDGE OVER BLACKBERRY CREEK ELEVATION—610.79 N OTE: M - J ON SITE BENCHMARK #1 : IRON PIPE APPROXIMATELY 3' SOUTH OF THE EDGE OF PAVEMENT ON CHRISTOPHER B. BURKE ENGINEERING WEST, LTD. IS BASELINE ROAD APPROXIMATELY 75' EAST OF DRIVE FOR RESIDENCE AT TO BE NOTIFIED AT LEAST THREE (3) DAYS PRIOR TO � CALL J.U.L.I.E. 1 -800-892-0123 STARTING CONSTRUCTION AND SHALL BE INCLUDED WITH THE FOLLOWING: 43W904 BASELINE RD. IN TIE PRECONSTRUCTION MEETINGS %%Goo COUNTY KENDALL COUNTY ELEVATION-687.37 ENGINEER DATE CITY, TOWNSHIP THE UNITED CITY OF YORKVILLE, BRISTOL TOWNSHIP JOHN R. HUBENY, P E SEAL I` SEC & 114 SEC. NO. NW1/4 SECTION 5 & E1/2 NE1/4 SECTION 6 ON SITE BENCHMARK #2' a `� ILLINOIS RFGISTRATION NO 062-0059136 r IRON PIPE APPROXIMATELY 15' SOUTH OF THE EDGE OF PAVEMENT ON FXPIRATION DATE 11/30/2007 O AN 7 - 47N RANGE E O ` BASELINE RD. AT THE NORTHEAST CORNER OF THE JOB SITE PROFESSIONAL DESIGN I=iRh1�i0.: 184-OQ2097 48 HOURS BEFORE YOU DIG EXPIRFTION DATE:04/3012009 y APPROXIMATELY 30' SOUTH OF THE NORTHEAST CORNER OF THE THESE PLANS'OR ANY PART THEREOF SHALL BE CONSIDERED VOID WITHOUT ■Mod EXCLUDING SAT., SUN. & HOLIDAYS a I THE e'GNATURE , SEAL,AND EXPIRATION DATE OF SEAL OF THE ENGINEER O - SOUTHWEST QUARTER OF SECTION 5-37-7 g ELEVATION=677.53 z b LEGEND EXISTING LINETYPES PROPOSED ;_-- DRAIN TILE —�} ��-' REVISIONS (� INDEX LOCATION MAP — ;~ — ;— STORM SEWER r— SANITARY SEWER SHEET SHEET SHEET DESCRIPTION J T " WATER MAIN (W/ SizE) -w s- - ORIGINAL PLAN DATE: 05/24/07 ,x• ° • r i PIPE TRENCH BACKFILLREMARKS DATE # SHEET # cn 1 Cl TITLE SHEET �� ■ ?29 u,i}" a.. = I =— GAS MAIN —G—G— _ - f � � TELEPHONE LINES —7 T0 — 2-3 PE 1-PEZ PRELIMINARY ENGINEERING PLANS ELECTRIC LINE -E E- LT G- R nl FENCE + RIGHT-OF-WAY ' ❑ �.. 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BURKE ENGINEERING, L . 2,00$ - _ -- --- --- _ _J _J L__---- � i L J G - ! ---- L--- --J L------J L------J r -- ---J L----- til I t D F Y �,» r� I 299 ,:« st 70.0 _ L------J L----__J L------J -- - J L ----- L- M 5 s"� I: I 1 �: I 12,825 SF I :& L------ --- ---- ----- ' - M - t,o ° -n3"K`"„` _ f -----� I '? `F t `� -- ------ -1 r- ' M M M °;rt `• `•' +' , +•-^I'�42+A01,::,x''i�r•"' 11 -J &- r I r--- --' I + 1.. 4-. SOILS EXPLORATION WAS PROVIDED BY M M M M M 35+00 ' 'v^36k4R 67,00 ' •:�r� .`':9�qR.,'xi- .r?' 4000.' 41 kPO :�a. ,%h��; {'' ° - ---- --- { - ' .: I I I I s 33+00777' 0+Qa -- ;�- _ .00 ss :s ''rL. �, -� ____ _� 1 ! I 217 I TESTING SERVICE CORPORATION, DATED A. 9K.. • ?�_3q'p :. t+ Q, x;; °r `r' . z 49 '-x+ y E p r-:�- 700 . Y HT ------ -- , 211 L , o, _^ ° ` '' •674.0(? 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E � 1 �_ r , FOR THE DRAIN TILE STUDY, SEE TH _ 1 I i - ---- -�° I AGRICULTURAL EXISTING DRAIN TILE aR ` 1 I I 1 11 1 5-56 1 Y I I =653.4 i i _. 11 _- r INVESTIGATION REPORT DATED MARCH 18 .# I, I I 5-57 I I I 1 iF-_ __-- - I 11,595 IF 1 0`� / 1 1 I I I f3Q':f I661.45 1 1 t I I I 660.47 I I I I I I 1 1 r ( ,° °L_ _ __j, :. - j r It1 I ! t ! r 139 -- -, i � 212 1 1 216 I ' I 136 I 137 ,r I 138 ' 145 - r - - !�° r• 12387 IF I 1 12,602 IF , 2007 BY HUDDLESTON-MC BRIDE COMPANY. 125 I I 126 II I I zp� L---� --=---J #. l I I 11 130 11 ! 131 11 11 132 I I 14 133 41 I I 134 4 i i 135 I I 11 I I I I ,5,866 5E I' i�11 r 1 r 87' - rI I I f t 124 1 127 ,+ I T29 I ! 1 1 I 1 12 323 SF 111 I (j 4� �, � 12,322 IF � 2322 IF I I 11 �., y'-� r L___-___ L_-----------J 12,000 S E I 15,000 IF I � S 4 I I 4't 12,322 SF 12,322 SF I 1 12,322 SF'- 1 1 12322 SF 1 1 r ,. ' I 12,915 IF � � / r � � � I } } I I 12,322 SF I I I I t l I I �'l,'P'�S 1 + I I 17,037 SF + }� y 1� r '^ ,5.400 IF 1 1 12,323 SF I I 12,323 SF 1 , ,2,322 5F I I - - 6 i I I I I I I II J� �r1� II�� _ 0 4 - I - I I 2�7 r -'� FOR ALL STOR WAT INFORMATION SEE STORMWATER I 94 I V I r I I `I• 4 I� L I I 4 1 I f I I kt r 2 1 I I E I I ----- r _ �4 4M1`y� (;t' + 13.300 5F + w -------, r------� PRELIMINARY STORMWATER REPORT DATED CHRISTOPHER .;•- -� I � to.a5s SF i et t 5-6D 'T ''r I 11 1 1 I I - - _ B BURKE ENGINEERING WEST, LTD J L__----J L------J L-=--__J L --- --J L-t----- _ L--_ ----� L------J ------ 7 ° _ ____ _ _ _ ___- ----- ..- ` y � � r 1-65710 1 1 1 1 r �"� MAY 24, 2007, PREPARED BY CHR L-- ----- - -- i-J Lr J ----- --------° ------- ----- ° ---_ r---- $;, '.•� ,� 4 �" Qi;-` T L----------- t - ---- --1 ----_---�I° :v ° -------- -- --� r-------, r------, r- 'I r f i i------- 1 r i r rrrr ,2,9,9 sF rr 213 i i 214 r i 215 1 ° ___ r- , I 1 I I I r ' :4 r' f 295 r' I 18,087 SF i h� 7. ALL SANITARY SEWER SHALL BE $" r l I I ! f , I I I 1 t I ! ! / y 5-52 rj ! I I I I S 41 11 I Ql 4 I „o,o I I } } I I ! 1 I' I , t I I I I I � / 'v' - 5fJ 6� ! + � ! 13.340 5F ! -'�>" ! 15,746 IF 1 I 12,598 SF I I } 1 d 95 I I 123 I 1 112 I ^� � rr I ! I Y I 1 " I ,o,as3 sF t 12.150 IF ' ,2.150 IF ' I (� 1 I� I I 1 1 1 I I I I t I I I 1 I I '' , • J ` :''u` ' ' ' ; , DIAMETER PVC SDR---26 UNLESS OTHERWISE I , S"3' s I I 1 Y 1 1 1 1 154 1 I 1 1 152 1 I 151 I r ! x 1 11 NOTED. I I 159 I I 158 I t 157 I I 156 i ,155 11 i i 153 I I 1 I i F 150 li 14 // ,.< `1 -_ r ° �_ ! s r 1 , 1 , i „i -- I - 160 l ! I I 1 72.473 SF I I 12.473 SF y 1 t 11,472 SF I f3.30t SF I 1 20.220 SF // i€y� ° , y r $ J L -------- L -------- --�, • L___---------j L , , rr ly f I 1 4 ` 12,473 5E I I 3 -------- ------_ J I I 12,473 5F 12, 73 SF r I r 1.-=--- 1 12,473 SF 12,473 SF 1 1 V } I I _ 2.473 SF 1 r I I 72.415 y~ n rw----- -- � �� 1 ---- --- ---�' I- - -------517--' � Is.000 SrsF 1 �I 1 I IY� Yi I Y / • �,a _ •a° Q �_�' 8. ALL WATER MAIN SHALL BE 8 DIAMETER I 1 1=663, 3 I I 1 I t I i I ' 1 I t � ; hd = � . / .;' , ,.4-- w :x,. '`° DUCTILE IRON PIPE CLASS 52 UNLESS r 1 1 J l_y__- J L----- ----- �_ INOTED. I I I ;r `ter i 6 };' 122 I 113 L_ I t o 1 1 1 ' I " OTHERW SE J L__Y__-J L------J L __ '___ -- _-� ' •, 10.929 SF ,2.150 SF � -----J L_-----J L._�--_.-_ � - / - d 00•x•-•m:•.r, ,... _ 7 �:,-ca / / ° / 295 1 9.� "� •.{;.� �� ,_., � t , I V I 1 I I \LFx I • 1 1 �, j I 12,SD SF 1 r �---_-- y/ 1 � �� ,' r 1 :Q '�.�•s:'• .�:.<{i'"' ,r"' •`w-_-.F: :.�s.F3r7'1:.6Qr ° I --1 _J ,-_ M M M M ° M�� '`� / \\`�� / � ,_ 'O'+ `` 13.300 SF L- ------ --J C7 I ___J ---- _J C? M M M M�� p �� 148 �v ".'. 1------ -- -r-- N. , �`h - t14TGL1• a ,17 ?jC" 19;4_x' ! 0 1t�' �• ��` �_ 1 I __ ° _ �-s-y ----- -- �� 4 -6 r - ----- --, _ - D A` 15,691 SF r e - - - -1 f- '%311+44177-•'+.'- - ,t2+4D - _ �;.-4------- '---";P" c'- - ''- I =P t _t_, 6:71.0-4' 1872.00 2 1 .z I 1 662 05'N F�673:92P :97 114 1 i .07 Lg121 I ...� V r 6 SF + 1 ,za°Q IF r u.,sD sr - ° �=- - - - _ 260 259 1258 t 1 ` I - n4 I ! I T r------'----- _ - �{� 6 $.0� - - � _ �---^ - - � 's�r.."� . � �c' � 4/1,294, ,. . I 12<ODO SF I I !2.000 SF I I - 5= � 685 1---- ------ ' L ----- ---J \ -� I 1=657.75' f 1=656.55 - _ ry I-658,95 - r' 1 a \\ 06 120 I I _ 115 I t •> r r w ,t• W �Y Y •Y w w �Y Y .1. Y v. w v. - � •o�" '7 5 \ °�,'., 1=656.25 ,2.500 sF < S- .,,, / 293 " / I i I E I I Y Y Y Y Y 1=655.73 , 4 L -----,- 11.002 SF I . V 7 2,150 SF ~, 1 -} ,_ # y rq -- 1 \. `' ' •✓. `•9', / o ° ----- L SO SE S t / 1 Fi�15- €J LJ L_ J , L L------- "� Y w Y w W W 5. 96 S - ------ ---- ---' I L------------ - Y _ ___- -_____� o _ _ W W Y Y Y w -BASIN CW q W f y y. Csj�F//'��. I _ �tg� / I r � � r 1 r 1 r Tl r ___-_ -� - 1- - 1 1 ! y W y Y y Y HWL �r,668,A J, +Y W Y Y ,L •Y �Y Y -Y 'Y W y Y V / ° `?, aR 7Y+„Y„ \�� iso: i I t �,�` C�N t TL r' '`�Fl 2.4, W W W W Y W WILE 110 REQ'D STORAGE-35..15 AC-FT.�_ y y Y •1< Y .s, �r, .1, �Y •L •Y v' w Yfill J W W v W Y W �• W W Y •Y Y Y ' •� J 5r / •f;� / I I I I I t I I I26 R1;Q'D CQMP.wS3013 GErS AC-FT. Y r W w / l s �\ -< 1 / t r I I I I - - w Y,' v W _ ' / Nl\ e ?,; / I i i 264 i i 265 I I 266 , lzoa r I 263 ----=-----_J I J 1 1 1 L----------� W W v Y 4 Y Y TOTAL REO',b 4-0.154AG FT. Y W � v 1r' ski°._ { / 262 4 11 ~ / \ ^'y" '/ !7•."" / 17 50 SF I I 1 12, 5!= 1 I 42,000 JSF I I 1 12.000 IF I I 72,000 SF I I I -� O I L-_-_��---'-J = `Y�---- ----_-J .Y SFdr<'• r __------ 1 PROP D 5 ORAGE=41.16 AC-FT.,- W Y . v W 'Y W. Y `Y W Y Y �;•'n - `\ fi!" "1� L' / I V �_---- _-_- r! ---- -----------'I I r r Y + / •� '' / =655.8 r r E I I I I I I � 1 , - F 117 ' E 1091 I I W S Y W W W Y �' t t - 1 t I I Y I I I 118-- _ t 1 R> I - .;. Y W W +y l Y W W Y Y W Y w W `Y W r .y •3, W Y W / < �.'�'"' // E 250425E /// \`\ � ,d�, I I 1 I I I I 11.203 sF I Q I 18,815 SF t [ _ 1x.815 SF k t; 10,799 SF I Opn Spe 6 / '•" ryt / F {�.r' 2 W � __1 L-- _J L______J L__ ____J 7 I C / ' I I t '-I 3 Y Y y Y Y y y Y y v w w Y ,Y y •Y Y t0.fi8 Ac Y �" \ / / ) u;!o "w., yr --"--•^-Lr� _4�� ! - .y - _ _,! - - I Y I - / , OQ _ 7 .0 z ' '7=C? "L�-- .. y Y w Y Y � 4- •Y .. ,y Y 'Y Y Y \ 291 / / � �-, p p 5+00 �t.�,.�•.,�Q r- ---- _ 1=662.62 I I k.F =661.29 :; z. r` -- --- ♦ Y W Y W W J' Y Y W y / / < z 10,0005E -`2$r t `�•- \ - 1 t S 47 1 _0 . I=O57 // `•' r r Y W Y W W Y Y S W Y Y W Y Y Y Y Y . Y Y W W Y / '3�;.qJ / 101 \ � t I ' f I r ° / _ / --_-- � '-'-`r � / 1O� ! J. W W Y Y Y W J< Y Y Y Y Y V • `I Y W 'Y W W W +Y � / 1`-�_ r 15,910 IF \. , ! 29 -- __ r - I I //��^ ='2;• $ o .^' (\\ I ! Y v Y Y y 1 Y Y Y v r Y Y Y Y W Jr W W Y r Y rq S-2 I I � 1=654.58 -- I=654.93 12 }5W, \ i 1o.aso-sF r+ } 28$ j j I I j j I I I I �$; y y f 1=654.93 8") W �-1j ` p 1 I 285 11 II 284 II , tf 8 < r r F11.529I t ,1.411 SF / v Y y Y Y w y.' r Y Y �t r •Y y r r r ! [0,650 1 1 `Z8T 286 I I / �- \ r ^ 1 11,293 IF SF O n S c 7 61?baa sF E E7 I 1 1 Y } 107 - _ - - f �jf(/ _ - P P � ° r r r 1 ---� r��` \ I ,y .r r Y w Y � y Y Y Y 4' � �� r I I V/✓./ 24,827 SF / / �� r - \ \ 12,774 IF T E t y�fy6- ' ,� �-� ,�, o-`rQ � ,.?�,Ac _ 1 t ! E I r -� \ / Y r Y r L q J r)ftj� S-4 11 1 1 I I 1 ' i I _5It Iq 1106 \\�`\ _ J.H��"668.0� ��. � 1=654.4?{12") 655.653M43 }{8"$ E\ r 'Y r J L___ --J �_____ S 1x3 11 1 / I 1 104 I 105 E E 13.325 IF 15,216 SF 1 I t{ I^Eep SF E 0.535 SF SF i �1L� \\ \K✓ Y / ^t�' O � l � 1 �� '' !�r•\ I �� 1 !-- -' �- ,,�,, - , _ CLIENT DSGN. JRH TITLE : PROJECT NO. 06-985B CHRISTOPHER B. BURI�CE ENGINEERING WE T, LTD. MARQUETTE LAND INVESTMENTS, LLC DWN. HAL THE FIELDS AT WESTHAVEN DATE : 05/2412007 116 West Main street, suite 201 463 BRIARGATE DRIVE CHKD. JCL I SHEET 2 of St. Charles, Illinois 60174 SOUTH ELGIN, ILLINOIS 60177 SCALE : 1"= 100 ► DRAWING NO. wEsT (630) 443-7755 X847) X89-3758 PRELIMINARY ENGINEERING PLAN p R I NO DATE NATURE OF REVISION CHK( F ILC lvHlvlt=. oo-goon-r�.rwvv ' -4 -'� I �- � '_-• '1 - - � _ rte_ � ,�.� .. _ __� _... i. _3 -' r�,r - rn -4 _ �. r -=- - - - ,. - _ -_-. Vol 66' ROW — ;.x:m - '1 / - -- - -- - - �..,.-. _ - w :fy`< — - - - .�'i' - -h: -~• •-- r ,`t JT '_ - - - — �- - - - ..-� `�_� 15'� - _ Aw, >' T-1," \ `r\ LIGHT1.5'v _ — _ _ -- --� r— 1 r`_ /r ¢ i \ I1POLE 7.5' 1 !0' , O n S C 2 � r � � � � E , , 5 --� r----- r-- ---� r--- —� r- F` F Yrz, z� rrI I I I FI I I I � I If _ ! P j 10' a 12 7r5�� . .s, P 0.35 P° \ i I i i _ I II I �1 5 27' E-E 12.5'r I I I I I I — I I r I I r I ! —I I � � 1 :-- L �CE L UTILITYI Il i"— _ 1 I _ 1 1I I I / y 4 EUTILITY T I + Ia :lFFIRO n S c 1 -- I I�"� I Y t ! 1 1 I I TI _ , I � r r I I I 1 ! 1 1 \ / EASEMENT P P � J � � ' � � � � I I � I I I. - I 1 _ !' ' i,� �� r / ; .tn i" \ \ II 11 YY Y1 II II r1 II II 168 11 169 : 172 173 I I 174 I I 3, / I I 17D 1 ! 171 I I l i I I I I I I I I, I HYDRANT 13' � 175 I I X 1 1 �' - I 6 / �� \\ ''.;'t' '� \ \ 166 Y I I II I I Y ,2.000 SF { t20no IF I I I r I I I r r 176 l I I 177 1 1 178 I 1 1 I t t 1 r 11 1! 183 III 184 �, ,'Ell 485 { / / // \ \ \ I I ,2.0x0 1,F I I 12.000 SF I 12AOO SF• I I I I I r 12,031, SF III 12,2fi9 SF 12,338 S.1 71 6 I t I I 179 1$D 1$1 1$ I I I I I I I +0.16' BC / \ -�• - / \\ 16 - SF I I I I I I 12.851 SF I I 1 I I 1 13,ad6 SF I I 13,617 5F'- E +< 13,x66 SF I I ,253 SF \ l 4 I I I � I I Y 7 l 1 I I I I I l I I ! t 13.135 SF 1 1 1],421 `� 1 13,518 SF 73.600 5F p { 13.x55 SF I I, i�n56 IF l l r I -0.30 FL l \\ I I 1 1 I I I I I I I I I I I I r t ' 1 1 I + 2'. \ I i I I -J 1 1L-1 1I SL SL015 / 165 \ \ t I I 1 EP=-0.26MIN. " 11 II II II II 11 II II II1 15,739 SF /�,/ \ ` ; // \\ �\ 75,165 5F \ \ _J L- 4 --_-__J L__-___J L______J L-_-_ -_-- I ! I ! I 1 { 87. VAX. _-J L__ J L�_r__ ______J L______J L , 0 � --- I L------� L---- _ +D.53 p PI= 1 �,�� r> \ \ > w w w w 664. S \ �. 1 � \\ � � w ',� 'ax• �:�. :T ;�;• ../,,+'�- ",:,te r1,' +0-r,•;F.L<;�:• ;E,t°.'�`:'+"3_o`;t] "?• ,N r...�T .:`, 1 PCC SIDEWALK - €3 TJ \ i i +' 2'.`be _+>';I a' 0!>,; ,;:;. Q4r, $ 2� ,.4 R. 7570 '}1740°' 37-+ z m',,.x:<7',;« ,, ;4�® om7 r _ MIN AT HYDRANT \ �,', ;, 7-5 oP; ;F •* r" •; �^� 1,3' s v 6.74.43 3 tM€':=;s. :: ; 5 THICK WITH 2" CA 7 BASE o \ / . 4 c s_ 04 .y : :b i Dt7E"r^" + PCC SIDEWALK \ is;:a, - m,,, ,; '"".:,' r�--�-� �: 35-i ;:a:u 34aca�.;�? t '-;r�11�•. �. \ . / x v- 6"7'3;76:L. a a' q�; +.- DRIVEWAYS .,4°• 'bfi'Pr. '.=�-==- �' 6" THICK AT ,:� ;'—:F��`�:'�'"'..�� 3:��:,��P�A,��.7:�:':4r3"t' .>� R� 7 �,•- :..�,..-�-- _ : - �.�.,�•��• .�' =�;��z��:� - .,�e, � •,.& r \� ,1� 6 5.71 H.P.�S� ��.':: 574.21 L.P. �' ..,-_ ,.67. L_P �_� 07 •.02 H.P. - - �-°fit �., Ir , :�_ 86.12 i 5" C CURB & GUTTER 6" THICK AT DRIVEWAYS THI K WITH 2" CA--7 BASE •C�' \ 15,731, 1,F � , � 1 15,165 SF / �1` a :' ATERMAIN ------- ------� r - ------ - —� y----_ - - _ --- / STORM SANITARY ` ------ -1 }------i ----- r---- - ----- - —ter !o ti -S� (�-. 1=662.2 3 1 I1 I i S-24 r -1 -----� 1 r -5=2� rJ V 1 I SEWER SEWER I W I I I I I I I _2 1_ I I I I I _ �_'1= 67.55 I, I ; I I 1=667 I I I I I I I , 521 I .-a,' �.. I I I I I I I I I I 1 I I 1=Ei1i1.11 i I 202 I 201 I I 200 lI I 199 I I 198 I I 197 1 y1, 1 1 195 I V I I II I I 1 I 186 f ! I LOT POURED RUBBERIZED I I I I 11 I I I 1 8 I 1.5" BITUMINOUS SURFACE, SUPER PAVE, MIX C, N50 ia' ,1, 14,021 SF I I ,3,930 5F l I I I 194 } 192 I I 191 190 o FT 15.147 SF I,,�-1 1 CEMENT JOINT SEALER 75,000 1,F 1 17,�aZ 1,F I I I I I 13,705 1,F I I 13.4,1, 1,F 73,121, 1,F 4 I 12,831, 1,F I I I t 193 I I I I I ��b I � _ + �= 2.5" BITUMINOUS BINDER, SUPER PAVE, IL-19, N50 m 163 Y i 203 I i } r I -} : - I I _ 14 111 I 1 l I + a� �t ! I ,tsars 1 1z.2a7 1,F 1 I 12Lt5 �� 1 I ;112 i2 I l €s ok0 1,F l I_ 1 ��- 7. 3 13,196 SF Y •, 'rh! 13,022 1,F # ? I _ I I ' -74 ,, 1 ___ I t L__ 38�-__ BITUMINOUS PRIME COAT (0.30 GAL/SY) I V I I I I I I tI I i 1&,067 SF �___ o V V I rr --J• , - - -_--, -� � ;. I I I I I r 4 1 I II I I I I I I I 1r ! 14" CA-6 COMPACTED BASE NOTES: J f '` --------- �. 1 r---- -1 4 I i I I I I I �I I� �1 k� �I E_ �1 L� o � ° I --� --_--�- 1 ---- -------J i �R~ y s�,,, I I I II I I I I I r I I I 1 , 1. LOCATIONS OF UTILITIES SHOWN ARE FOR TYPICAL AREAS, I I _ �aaa S 39 I I I I „ I I 1 1 I I I I I I ! I THE ACTUAL LOCATION MAY VARY IN SOME AREAS. i -1 , r I J L------ ----_�J ! I I I I I I f!_ I I I .1 I 162 I fl a 204 i 12.608 SF 'I 3 r L- L--_-___J L___---J ° _- L---___ S I I I� ' 1 ____-_JaL --�" -rJ L___ ° _J -,'°-'T JaL_- 12.O6F1SF I - �J' / r -- r I 224 - I I I ".61 I 8 __ _ ______ TYPICAL PAVEMENT SECTION PUBLIC ROW 12.10, IF I # . 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QiM }4+00 �� -' - _- ____ 4- ' 291 /// 3210 — - - 1 + Q♦ (/ / .. `�} 2;+a - :a.o I _. - T U�T� • J ` SPLIT RAIL FENCE / ` / \n 000 4 ! j \ ✓iIM _ ♦ Cl�[c -_-- �� rR ��-- • -- AEs -�.� __ / 1 Gum 290 1 + al r = l f uU_ - - - l i z - _ i I ^ <, NATIVE PRAIRIE -_- - - - - -- I s. SEEDING - - —1 r� 275 Ir r , I~ - - iii`�r ° • \� 7 _ . I I . ' U27fi 282 281 28G 84 sF 36t; J' DECIDUOUS TREE' 287 1 I L84 ?831 ' 2 277289 85 + SF5r F ammill_ Gomm ' - -- - -' MEOWa � - � �uYt• �� Gomm - / EVERGREEN TREE F ORNAMENTAL TREE cDECIDUOUS SHRUB O - — EVERGREEN SHRUB o I S o ! 7 ' PROJECT NO. 06-9$5 o CLIENT DSGN. LJT TITLE : MARQUETTE LAND INVESTMENTS LLC THE FIELDS AT WESTHAVEN CHRISTOPHER B. BURKE ENGINEERING WESJT, LTD. � DWN. LJT DATE : 05/21/2007 s 116 west Main Street, Suite 201 463 BRIARGATE DRIVE cHKD JCL PRELIMINARY LANDSCAPE PLAN SHEET 2 OF 3 St. Charles, Illinois 60174 SOUTH E LG 1 N ILLINOIS 60 177 DRAWING NO. N SCALE : V 100' WEST (630) 443-7755 X847) 2$9.3°75$ OVERALL PLANTING PLAN ®V2 a NO. DATE NATURE OF REVISION CHKD FILE NAME: 06-985-OV.DWG r1 - c2 0 z I NOTES: LANDSCAPING 3EEDNQ EROSION AND SEDIMENT CONTROLS BASIS OF PAYI�NT. DESCRIPTION (1) STABILIZATION PRACTICES, PROVIDED BELOW IS A DESCRIPTION OF INTERIM AND PERMANENT STABiLIZAT10PI PRACTICES, INCLUDING . SODDING WLI BE PAID FOR AT THE CONTRACT UNIT PRICE PER SQUARE YARD FOR SODDING OR SODDING, SALT TOLERANT. THIS WORK SHALL CONSIST OF PREPARING THE SEED BED AND PLACING THE SEED AND OTHER MATERIALS REQUIRED IN SEEDING SITE-SPECIFIC SCHEDULING OF THE IMPLEMENTATION OF THE PRACTICES SITE PLANS WILL ENSURE THAT EXISTING VEGETATION 15 SUPPLEMENTAL WATERING WILL BE PAID FOR AT THE CONTRACT UNIT PRICE PER UNIT FOR SUPPLEMENTAL WATERING. FERTILIZER AND PRESERVED WHERE ATTAINABLE AND DISTURBED PORTIONS OF THE SITE ,.ILL BE STABILIZED EXCEPT AS PROVIDED IN 2.A.(I). (A) AGRICULTURAL GROUND LIMESTONE WILL BE PAID FOR ACCORDING TO US BASIS FROM SEEDING. OPERATIONS ON THE SHOULDERS, SLOPES, AND OTHER AREAS. AND 2.B., STABILIZATION MEASURES SHALL BE INITIATED AS SOON AS PRACTICABLE IN PORTIONS OF THE SITE WHERE CONSTRUCTION MATERIALS ACTIVITIES HAVE TEMPORARILY OR PERMANENTLY CEASED, BUT IN NO CASE MORE THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY MATERIALS SHALL MEET THE REQUIREMENTS OF THE FOLLOWING WILL NOT OCCUR FOR A PERIOD OF TWENTY-ONE (21) OR MORE CALENDAR DAYS FLANTMPEFEN14AL.PLANTS MATERIALS: (A) SEEDS (A) WHERE THE INITIATION OF STABILIZATION MEASURES BY THE 14TH DAY AFTER CONSTRUCTION ACTIVITY TEMPORARILY OR DESCRPI70N. (B) AGRICULTURAL GROUND LIMESTONE PERMANENTLY CEASES IN PRECLUDED BY SNOW COVER, STABILIZATION MEISURES SHALL BE INITIATED AS SOON AS PRACTICABLE THIS WORK SHALL CONSIST OF FURNISHING, TRANSPORTING, AND PLANTING PERENNIAL PLANTS. (C} FERTILIZER THEREAFTER. MATERIALS. MATERIALS SHALL MEET THE REQUIREMENTS OF THE FOLLOWING THE FOLLOWING INTERIM AND PERMANENT STABILIZATION PRACTICES, AS A MINIMUM, WILL BE IMPLENIENTED TO STABILIZE THE DISTURBED MATERIALS: EQUPMENT. AREA OF THE SITE: (A) TUBERS EQUIPMENT SHALL MEET THE REQUIREMENTS OF THE FOLLOWING (B) HERBACEOUS PLANTS TREE WRAP NEW 2-PLY REINFORCED EQUIPMENT: (A) DISK 1 PERMANENT SEEDING RUBBER HOSE (1/2" D,) (B) SLOPE HARROW 2. SILT FENCE (C) MULCH MATERIAL (C) HYDRAULIC SEEDER 3. STRAW BLANKET TYPES AND MIXTURES_ REMOVE ALL TWINE (D) HYDRAULIC (A) HERBACEOUS PLANTS. HERBACEOUS PLANTS SHALL BE OF THE COLOR AND VARIETY SPECIFIED, BARE ROOT PLANTS MAY BE USED FROM TRUNK BURLAP #12 GAUGE GALVANIZED (E) SPINNING KIRK SEEDERS (rl) STRUCTURAL PRACTICES. PROVIDED BELOW 15 A DESCRIPTION OF STRUCTURAL PRACTICES THAT WILL BE IMPLEMENTED, TO THE IF INSTALLED IN THE SPRING PRIOR TO THE NORMAL BUDDING TIME OF THE PLANT. POTTED PLANTS SHALL BE USED WHEN SHALL BE REMOVED STEEL WIRE DEGREE ATTAINABLE, TO DIVERT FLOWS FROM EXPOSED SOILS, STORE FL O"S OR OTHERWISE LIMIT RUNOFF AND THE DISCHARGE OF SPECIFIED ON THE PLANS OR DIRECTED BY THE ENGINEER, FROM TOP OF BALL (3 GUYS PER TREE) (F) TRACTOR DRAWN OR MOUNTED SEEDERS POLLUTANTS FROM EXPOSED AREAS OF THE SITE. THE INSTALLATION OF THESE DEVICES MAY BE SUBJECT TO SECTION 404 OF THE (B) PRAIRIE TYPE PLANTS, THE FOLLOWING MIXTURE SHALL BE USED: PRAIRIE TYPE. A RANDOM MIXTURE CONSISTING CF NO MORE CLEAN WATER ACT. THAN 20 PERCENT OF ANY ONE OF THE SPECIES, SEAT ROOT BALL SO 3" MIN. DEPTH MULCH (G) RANGELAND TYPE GRASS DRILL AND INTERSEEDING ATTACHMENT (H) SLIT SEEDER THAT ROOT COLLAR 15 1. PERMANENT SEEDING PLANTING TIME. PLANTING TIMES FOR THE VARIOUS TYPES OF PERENNIAL PLANTS SHALL BE AS FOLLOWS: 1/4 DEPTH OF ROOT BALL 2"x4" WOOD STAKE. CONSTRUCTION REQUIREMENTS (A) TUBERS. TUBERS SHALL BE PLANTED BETWEEN OCTOBER 15 AND NOVEMBER 15. HIGHER THAN SURROUNDING 60, ALTERNATE ANCHORING EROSION CONTROL BLANCET. FINISH GRADE ELEVATION METHODS MAY BE USED EROSION CONTROL BLANKET MAY BE PLACED USING EITHER EXCELSIOR BLANKET OR KNITTED STRA'N BLANKET. THE BLANKET SHALL BE (B) HERBACEOUS PLANTS, PRAIRIE TYPE PLANTS, WETLAND EMERGENT TYPE PLANTS, AND SEDGE MEADOW TYPE PLANTS SHALL BE UPON APPROVAL BY PLANTED BETWEEN MAY 1 AND JUNE 15 OR BETWEEN AUGUST 15 AND SEPTEMBER 15. ENGINEER ��' PLACED WITHIN 24 HOURS AFTER SEEDING OPERATIONS HAVE BEEN COMPLETED ON THE AREAS SPECIFIED. PRIOR TO PLACING THE WHEN SPECIFIED FOR BARE EARTH AREAS, FERTILIZER NUTRIENTS AND AGRICULTURAL GROUND LIMESTONE SHALL BE UNIFORMLY SPREAD BLANKET, THE AREAS TO BE COVERED SHALT_ BE RELATIVELY FREE OF ROCKS OR CLODS OVER 1 1/2 IN IN DIAMETER, AND STICKS OR TRANSPORTING AND STORING PLANTS. � OVER THE DESIGNATED AREAS IMMEDIATELY PRIOR TO SEED BED PREPARATION WHEN SPECIFIED FOR EXISTING TURF AREAS, FERTILIZER OTHER FOREIGN MATERIAL WHICH WILL PREVENT THE CLOSE CONTACT OF THE BLANKET WITH THE SEED BED. IF, AS A RESULT OF RAIN, THE ENGINEER WILL INSPECT THE PLANTS AT THE WORK SITE AT THE BEGINNING OF EACH PLANTING DAY AND REJECT ANY MATERIAL V) NUTRIENTS AND AGRICULTURAL GROUND LIMESTONE SHALL BE UNIFORMLY SPREAD OVER THE DESIGNATED AREAS DURING THE SPRING, THE PREPARED SEED BED BECOMES CRUSTED OR ERODED, OR IF ERODED PLACES, RUTS OR DEPRESSIONS EXIST FOR ANY REASON, THELWU LATE SUMMER OR EARLY FALL SEASONS. THE CONTRACTOR SHALL RESTORE, AT HIS/HER EXPENSE, ANY EXISTING TURF AREAS THAT IS NOT PROPERLY PACKAGED (INCLUDING CLEAR LABELING BY SPECIES) OR THAT 15 NOT IN A FIRM, MOIST, OR VIABLE CONDITION. PREPARED PLANT W CONTRACTOR SHALL TO REWORK THE SOIL UNTIL IT IS SMOOTH AND IJ H A A WHI H A WORKED. AFTER TH AREA ANY PLANTS REMAINING AT THE END OF THE DAY SHALL BE REMOVED FROM THE WORK SITE AND PROPERLY STORED BY THE MIXTURE DAMAGED BY IMPROPER APPLICATION OF FERTILIZER NUTRIENTS OR AGRICULTURAL GROUND LIMESTONE. WHEN FERTILIZER IS SPECIFIED, HAS BEEN PROPERLY SHAPED, FERTILIZED AND SEEDED, THE BLANKET SHALL BE LAID OUT FLAT, EVENLY AND SMOOTHLY, WITHOUT 7 270 LB OF FERTILIZER NUTRIENTS PER ACRE SHALL BE APPLIED AT 1:1.1 RATIO AS FOLLOWS: STRETCHING THE MATERIAL. CONTRACTOR BEFORE PLANTING, SUFFICIENT WATER SHALL BE ADDED TO POTTED PLANTS TO INSURE THAT THE SOIL AROUND THE AS SPECIFIED i NITROGEN FERTILIZER NUTRIENTS 90 LB/ACRE ROOTS IS JNOT DRY AND CRUMBLY WHEN THE PLANTS ARE REMOVED FROM THE POTS. PHOSPHORUS FERTILIZER NUTRIENTS 90 LB ACRE SEAT ROOT BALL / THE BLANKETS SHALL BE PLACED SO THAT THE NETTING IS ON THE TOP AND THE FIBERS ARE IN CONTACT WITH THE SOIL. FOR MINIMUM HOLE DEPTH IS THREE POTASSIUM FERTILIZER NUTRIENTS 90 LB/ACRE PLACEMENT IN DITCHES, THE EROSION CONTROL BLANKET SHALL BE UNROLLED PARALLEL TO THE CENTERLINE OF THE DITCH SO THAT THELAYPT N PLANTNCi ON UNDISTURBED TIMES WIDTH OF ROOT BALL THERE ARE NO LONGITUDINAL SEAMS WITHIN 2 FT OF THE BOTTOM CENTERLINE OF THE DITCH IN DITCHES, SIX STAPLES SHALL BE THE PLANTS SHALL BE PLANTED IN AREAS THAT HAVE EXISTING COVER OR HAVE BEEN SEEDED AND MULCHED OR SODDED. OR COMPACTED SUBGRADE SEED BED PREPARATION. INSTALLED AT UNIFORM SPACING ACROSS THE UPSTREAM END OF EACH ROLL PLACING AND ANCHORING THE BLANKETS IN DITCHES PLANTING PROCEDURES. FOR BARE EARTH SEEDING, SEED BED PREPARATION SHALL NOT BE STARTED UNTIL ALL STONES, BOULDERS, DEBRIS AND SIMILAR AND ON SLOPES SHALL BE AS FOLLOWS: THE SPACING OF THE PLANTS SHALL BE AS SHOWN ON THE PLANS OR AS DIRECTED BY THE ENGINEER. INDIVIDUAL PLANTS SHALL BE MATERIAL LARGER THAN 3 INCHES IN DIAMETER HAVE BEEN REMOVED THE AREA TO BE SEEDED SHALL BE WORKED TO A MINIMUM PLANTED AS FOLLOWS. NOTE: DEPTH OF 3 IN. WITH A DISK TILLER OR OTHER EQUIPMENT APPROVED BY THE ENGINEER, REDUCING ALL SOIL PARTICLES TO A SIZE (A) EXCELSIOR BLANKET. FOR PLACEMENT IN DITCHES, THE BLANKETS SHALL BE APPLIED IN THE DIRECTION OF THE FLOW OF THE 1F WIRE BASKETS ARE USED, REMOVE FROM TOP OF ROOT BALL. NOT LARGER THAN 2 IN. IN THE LARGEST DIMENSION, THE PREPARED SURFACE SHALL BE RELATIVELY FREE FROM WEEDS, CLODS, WATER AND BUTTED SNUGLY AGAINST EACH OTHER. THE BLANKETS SHALL BE STAPLED IN PLACE, USING SIX STAPLES ACROSS (q) TUBERS. TUBERS SHALL BE PLANTED TO A DEPTH OF 6 IN, IN TURF AREAS. STONES, ROOTS, STICKS, RIVULETS, GULLIES, CRUSTING AND CAKING NO SEEDS SHALL BE SOWN UNTIL THE SEED BED HAS BEEN THE UPSTREAM END AT THE START OF EACH ROLL AND PLACING STAPLES ON 4 FT CENTERS ALONG EACH SIDE. A COMMON ROW (B) HERBACEOUS PLANTS, PRAIRIE TYPE PLANTS, AND SEDGE MEADOW TYPE PLANTS. WHEN PLANTED IN EXISTING TURF, THE PLANTING APPROVED BY THE ENGINEER. SEED BED PREPARATION WILL NOT BE REQUIRED FOR SEEDING IF THE SOIL IS IN A LOOSE CONDITION. OF STAPLES SHALL BE USED ALONG SEAMS OF ADJOINING BLANKETS. ANOTHER ROLL OF STAPLES SHALL BE USED IN THE CENTER AREA SHALL BE MOWED TO A MAXIMUM HEIGHT OF 2 IN. IN EXISTING COVER OR SEEDED AND MULCHED OR SODDED PLANTING LIGHT DISKING SHALL BE DONE IF THE SOIL IS HARD OR CAKED. OF EACH ROLL AND BE ALTERNATELY SPACED BETWEEN EACH SIDE STAPLE AT 4 FT CENTERS ALL SEAMS SHALL OVERLAP AT AREAS, A 12 IN. DIAMETER PLANTING AREA FOR INDIVIDUAL PLANTS SHALL BE PREPARED. THE EXISTING COVER OR SEED AND DECIDUOUS TREE PLANTING DETAIL LEAST 2 IN. ON SLOPES, THE BLANKETS SHALL BE APPLIED EITHER HORIZONTALLY L VERTICALLY TO THE CONTOUR AND STAPLED MULCH SHALT_ BE CUT AND REMOVED FROM THE 12 IN. DIAMETER PLANTING AREA AND THE SOIL WITHIN THE PLANTING AREA NO SEE MSHALL . IN PLACE SIMILAR TO DITCH APPLICATION EXCEPT THAT THE SPACE INTERVAL SHALL BE 6 FT. LOOSENED TO A DEPTH OF 6 IN. THE PLANTS SHALL BE PLANTED WITHIN THE PLANTING AREA AND IMMEDIATELY WATERED WITH N.T.S. NO SEED SHALL BE SOWN DURING HIGH WINDS OR WHEN THE GROUND IS NOT IN A PROPER CONDITION FOR SEEDING, NOR SHALL ANY (B) KNITTED STRAW BLANKET. THE ROLLS SHALL BE BUTTED SNUGLY TOGETHER AND STAPLED IN PLACE. THE STAPLES SHALL BE AT LEAST 1 GAL OF WATER PER PLANT, SEED BE SOWN UNTIL THE PURITY TEST HAS BEEN COMPLETED FOR THE SEEDS TO BE USED, AND SHOWS THAT THE SEED MEETS THE DRIVEN THROUGH THE BLANKET VERTICALLY INTO THE GROUND FOR THE FULL LENGTH EACH STAPLE SHALL ANCHOR THE PLASTIC NOXIOUS WEED SEED REQUIREMENTS. ALL EQUIPMENT SHALL BE APPROVED BY THE ENGINEER PRIOR TO BEING USED. PRIOR TO MESH. THE STAPLES SHALL BE SPACED IN A DIAMOND PATTERN WITH THE LONGER DIMENSION IN THE DIRECTION OF THE SLOPE MULCHING STARTING WORK, SEEDERS AND INTERSEEDERS SHALL BE CALIBRATED AND ADJUSTED TO SOW SEEDS AT THE REQUIRED SEEDING RATE. AND THE SHORTER DIMENSION ACROSS THE SLOPE. THE LONGER DIMENSION SHALL BE A MAXIMUM OF 6 FT AND THE SHORTER WITHIN 24 HOURS, THE PLANTS SHALL BE MULCHED WITH 2 Ini nF A FINE GRADE MULCH MEETING THE APPROVAL OF THE ENGINEER. EQUIPMENT SHALL BE OPERATED IN A MANNER TO ENSURE COMPLETE COVERAGE OF THE ENTIRE AREA TO BE SEEDED OR INTERSEEDED. DIMENSION SHALL BE A MAXIMUM OF 3 FT A COMMON ROW OF STAPLES MAY BE USED ON ADJOINING ROLLS. FOR PLACEMENT ON CARE SHALL BE TAKEN TO PLACE THE MULCH IN A WAY THAT DOES NOT SMOTHER THE PLANTS. THE ENGINEER SHALL BE NOTIFIED 48 HOURS PRIOR TO BEGINNING THE SEEDING OPERATIONS SO THAT THE ENGINEER MAY DETERMINE SLOPES, KNITTED STRAW BLANKET SHALL BE UNROLLED IN THE DIRECTION OF THE SLOPE AND SHALL EXTEND A MINIMUM OF 3 FT BY TRIAL RUNS THAT A CALIBRATION OF THE SEEDER WILL PROVIDE UNIFORM DISTRIBUTION AT THE SPECIFIED RATE PER ACRE. WHEN OVER THE CREST OF THE SLOPE ON SLOPE APPLICATIONS, SIX STAPLES SHALL BE INSTALLED ON UNIFORM SPACING ACROSS THE pg�Op OF ESTABLISFiu9fr. SEED OR FERTILIZER IS APPLIED WITH A HYDRAULIC SEEDER, THE RATE OF APPLICATION SHALL BE NOT LESS THAN 1000 GAL OF UPHILL END OF EACH ROLL THE DOWNHILL ENDS OF THE LOWERMOST ROLLS ACROSS THE SLOPE ALSO SHALL BE ANCHORED WITH PERENNIAL PLANTS MUST UNDERGO A 30 DAY PERIOD OF ESTABLISHMENT. ADDITIONAL WATERINGS SHALL BE PERFORMED AT LEAST SLURRY PER ACRE. THIS SLURRY SHALL CONTAIN THE PROPER QUANTITY OF SEED OR FERTILIZER NUTRIENTS SPECIFIED PER ACRE. SIX STAPLES, PLACED ON UNIFORM SPACING. HEAVY DUTY EROSION CONTROL BLANKET. THIS BLANKET SHALL BE INSTALLED ONCE WITHIN EVERY SEVEN DAYS FOR FOUR WEEKS FOLLOWING INSTALLATION. WATER SHALL IN APPLIED AT THE RATE OF 2 GAL/SQ _ _ __ -- _ WHEN USING A HYDRAULIC SEEDER, THE FERTILIZER NUTRIENTS AND SEED SHALL BE APPLIED IN TWO SEPARATE OPERATIONS. ACCORDING EROSION CONTROL BLANKET INSTALLATION EXCEPT THAT THE FOLLOWING STAPLING PATTERN SHALL BE USED: PLACE CENTYD. SHOULD EXCESS MOISTURE PREVAIL, THE ENGINEER MAY DELETE ANY OR ALL OF THE ADDITIONAL WATERING CYCLES IN SEVERE i SIX(A) BARE EARTH SEEDING. BARE EARTH SEEDING SHALL BE DONE USING THE FOLLOWING METHODS UNLESS OTHERWISE SPECIFIED OR BLANKETS ESHALLOVERLAP OSS THE START IAND THE EDGE STACH ROLL �PLOS SHALLNUE TPENE PHIS ENETRATE BOT BLANKETS. S. THE TCENTER 2 FT NTWO VSTAPLES ASHALL LANDSCAPE PLANTINGS WEATHER, THE ENGINEER MAY REQUIRE ADDITIONAL WATERINGS. AT THE END OF THE PERIOD OF ESTABLISHMENT, THE CONTRACTOR WILL BE PERMITTED TO REPLACE ANY UNACCEPTABLE PLANTS. i DIRECTED BY THE ENGINEER: BE ALTERNATELY SPACED BETWEEN EACH SIDE STAPLE- i - - (1) SEEDING SHALL BE SOWN WITH A MACHINE THAT MECHANICALLY PLACES THE SEED IN DIRECT CONTACT WITH THE SOIL, PACKS AND (C) IN AREAS WHERE THE BACK SLOPES HAVE NOT BEEN SEEDING WITH NATIVES, A STRAW BLANKET WILL BE PLACED FOR TEMPORARY METHOD OF MEASUREMENT. !_ SCIENTIFIC NAME COMMON NAME ' TYPE SIZE QTY. - COVERS THE SEED IN ONE CONTINUOUS OPERATION. EROSION CONTROL UNTIL SEEDED. ---- --- -------- -- ---- -- _ --___._- -----`- ----- (2) SEEDING GRASSES AND SEDGES SHALL BE SOWN WITH A RANGELAND TYPE GRASS DRILL. THIS WORK WILL BE MEASURED FOR PAYMENT IN UNITS OF 100 PERENNIAL PLANTS OF THE TYPE SPECIFIED. MEASUREMENT FOR SHADE TREES - PAYMENT OF THIS WORK WILL NOT BE PERFORMED UNTIL AT THE END OF THE 30 DAY ESTABLISHMENT PERIOD FOR THE REPLACEMENT _ I I ' (3} ALL OTHER SEEDING CLASS 3 MAY BE SOWN WITH A HYDRAULIC SEEDER METHOD of MEASUREMENT. PLANTING. ONLY PLANTS THAT ARE IN PLACE AND ALIVE AT THE TIME OF MEASUREMENT WILL BE MEASURED FOR PAYMENT EXCEPT �•,2 112" cal 1 15; BROADCASTING OR HYDRAULIC SEEDING WILL BE ALLOWED A5 APPROVED BY THE ENGINEER ON STEEP SLOPES OR IN INACCESSIBLE (A) CONTRACT QUANTITIES. THE REQUIREMENT FOR USE OF CONTRACT QUANTITIES SHALL BE ACCORDING TO ARTICLE 202 07(A) AMM Acermiyabei Morton Miaybe Maple__ l3&$ - THAT IF FEWER THAN 25 PERCENT OF THE PLANTS ARE ACCEPTABLE, A QUANTITY EQUAL TO 25 PERCENT OF THE NUMBER OF UNITS � - . . AREAS WHERE USE OF THE EQUIPMENT SPECIFIED 15 PHYSICALLY IMPOSSIBLE. WHEN SEEDING IS USED AS AN EROSION CONTROL (B) MEASURED QUANTITIES. MULCH WILL BE MEASURED FOR PAYMENT IN ACRES OF SURFACE AREA MULCHED. EROSION CONTROL OF PLANTS ORIGINALLY PLANTED WILL BE CONSIDERED MEASURED FOR PAYMENT. ADE Acerplatanoides 'Deborah' Norway Maple B&B 2 1/2" cal 1 15, MEASURE TO ESTABLISH TEMPORARY COVER, HAND BROADCASTING OF THE SEED OR OTHER METHODS APPROVED BY THE ENGINEER BLANKET AND HEAVY DUTY EROSION CONTROL BLANKET WILL BE MEASURED FOR PAYMENT IN PLACE IN SQUARE YARDS OF ACTUAL i r WILL BE ALLOWED SURFACE AREA COVERED. BASIS OFPAYMBJT. { AEL Acerplatanoides Emerald Lustre' NOtwayMaple - B&B ;2112" cal 1 15, (B) INTERSEEDING. INTERSEEDING IS THE SEEDING OF AREAS OF EXISTING TURF. PRIOR TO THIS WORK WILL BE PAID FOR AT THE CONTRACT UNIT PRICE PER UNIT FOR PERENNIAL PLANTS, OF THE TYPE SPECIFIED APS Acer platanoides 'Summershade' !Norway Maple B&B 2 1/2" cal. l 15� INTERSEEDING, ALL AREAS OF EXISTING TURF TO BE INTERSEEDED EXCEPT AS LISTED BASIS OF PAYMENT. ': r BELOW SHALL BE MOWED ONE OR MORE TIMES TO A HEIGHT OF NOT MORE THAN 3 IN. THE EQUIPMENT USED SHALL BE CAPABLE THIS WORK WILT. BE PAID FOR AT THE CONTRACT UNIT PRICE PER ACRE FOR MULCH, METHOD 1; MULCH, METHOD 2; OR MULCH; i ASF Acerplatanoides 'Superform' Norway Maple B&$ 2 112" cal. ! 15; OF COMPLETELY SEVERING ALL GROWTH AT THE CUTTING HEIGHT AND DISTRIBUTING 17 EVENLY OVER THE MOWED AREA. METHOD 3; AND AT THE CONTRACT UNIT PRICE PER SQUARE YARD FOR EROSION CONTROL BLANKET OR HEAVY DUTY EROSION - --- - -- ------ - - -- THE CUT MATERIAL SHALL NOT BE WINDROWED OR LEFT IN A LUMPY OR BUNCHED CONDITION. ADDITIONAL MOWING MAY BE CONTROL BLANKET. , ANG Acer nigrum 'Greencolumn' Black Maple B&B 2 112" cal I 15; REQUIRED, AS DIRECTED BY THE ENGINEER, ON CERTAIN AREAS IN ORDER TO DISPERSE THE MOWED MATERIAL AND ALLOW AAF ACerrubrum 'Aufumn Flame' Red Maple $&B 2 1f2" cal. 1 15 PENETRATION OF THE SEED. THE CONTRACTOR WILL NOT BE REQUIRED TO MOW WITHIN 1 FT OF THE RIGHT-OF-WAY FENCE, _.- CONTINUOUSLY WET DITCHES AND DRAINAGE WAYS, SLOPES, OR AREAS WHICH MAY BE DESIGNATED AS NOT MOWABLE BY THE SODDNQ AB I Acer rubrum 'Brandywine' ;Red Maple $&B 2 1/2" cal. 15; ENGINEER. DEBRIS ENCOUNTERED DURING THE MOWING AND INTERSEEDING OPERATIONS WHICH - - - . HAMPER THE OPERATION OR ARE VISIBLE FROM THE ROADWAY SHALL BE REMOVED AND DESCRIPTION. I AFR Acer rub rum 'Franksred' :Red Maple :B&B 2 112" cal. 15; DISPOSED OF. DAMAGE TO THE RIGHT OF WAY AND TURF, SUCH AS RUTS OR WHEEL TRACKS MORE THAN 2 IN. IN DEPTH, SHALL THIS WORK SHALL CONSIST OF PREPARING THE GROUND SURFACE AND FURNISHING AND PLACING SOD AND OTHER MATERIALS REQUIRED , BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE TIME OF INTERSEEDING. ALL SEEDING CLASSES SHALL BE IN THE SODDING OPERATIONS ., ALE Acer saccharum 'Legacy' Sugar Maple B&B 2 1/2" Cal. 151 INTERSEEDED USING A RANGELAND TYPE GRASS DRILL WITH AN INTERSEEDING ATTACHMENT, EXCEPT: MATERIALS (1) WHEN SPECIFIED IN THE PLANS OR DIRECTED BY THE ENGINEER, A SLIT SEEDER SHALL BE USED TO INTERSEED. MATERIALS SHALL MEET THE REQUIREMENTS OF THE FOLLOWING ASM Acer saccharum Morton' ;Sugar Maple - 8&B ,2 1/2"-cal. 15; (2) BROADCASTING OR HYDRAULIC SEEDING WILL BE ALLOWED AS APPROVED BY THE ENGINEER ON STEEP SLOPES OR IN INACCESSIBLE MATERIALS: NOTE. DO NOT CUT LEADERS. PRUNE ONLY A.GM Acer saccharum 'Green llrbuntian' ;Sugar Maple B&B 2 1/2" cal. 159 THE AREAS TO WASHSTHEFSEED DOWINMENT TO THE SOILED 15 PHYSICALLY IMPOSSIBLE, SUFFICIENT WATER SHALL BE APPLIED TO THESE (B) SALT TOLERANT SOD TO REMOVE DAMAGED OR BROKEN BRANCHES. SET STAYS OR GUYS CCo Carya cordiformis :Blttemut Hlcko B S 2 112" Gal. 1- 33; O __ �` -- -ry - (C) AGRICULTURAL GROUND LIMESTONE '� , 1/2-2/3 UP TREE. . COV Carya ovata jShagbarlt Hickory B&B 2 912" cal l 33 SEEDNCiM1XTURES. THE CLASSES OF SEEDING MIXTURES AND COMBINATIONS OF MIXTURES .,ILL BE DESIGNATED IN THE PLANS: WHEN AN (D) FERTILIZER SEE DETAIL -- ; - I AREA IS TO BE SEEDED WITH TWO OR MORE SEEDING CLASSES, TRIOSE MIXTURES SHALL BE APPLIED SEPARATELY ON THE DESIGNATED REMOVE ALL TWINE FROM , CCL Celtis Dccidentaffis 'Chicagoland' HackheTry B&B .2 112" cal 1 33 AREA WITHIN A SEVEN DAY PERIOD. ALL SEEDING SHALL OCCUR PRIOR TO PLACEMENT OF MULCH COVER. A MIXTURE CAN BE APPLIED CONSTRUCTION REQUIEEMEM TRUNK. BURLAP SHALL BE l ' AT ANY TIME PRIOR TO APPLYING ANY SEEDING CLASS OR ADDED TO THEM AND APPLIED AT THE SAME TIME. REMOVED FROM TOP OF BALL . CWC Ceitrs occrdentallis 'Windy City' ,Hackberry B&B 2 lit" cal. I 32; 1 GROUND PREPARATION. METHOD OF MEASUREMENT. THE AREA TO BE SODDED SHALL BE FINISHED ACCORDING TO SECTION 212 BEFORE SODDING OPERATIONS ARE BEGUN IMMEDIATELY SEAT ROOT BALL 50 GAG Ginkobrloba Autumn Gold' iMaidenhairTlee B&$ .2 1!2" Cal 1— 28� (A) CONTRACT QUANTITIES. THE REQUIREMENT FOR USE OF CONTRACT QUANTITIES SHALL BE PRIOR, BUT NOT IN EXCESS OF 24 HOURS BEFORE THE SOD IS PLACED, THE SOIL SURFACE SHALL BE WORKED UNTIL IT IS FREE FROM THAT ROOT COLLAR IS I _ � ( I GBM Ginko biloba Magyar' Maidenhair Tree B&B 2 112" cal 28- ACCORDING TO ARTICLE 202 07(A) OF THE IDOT STANDARDS AND SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION, LATEST DEBRIS, WASHES, GULLIES, CLODS AND STONES. THE SURFACE SHALL BE WORKED TO A DEPTH OF NOT LESS THAN 3 IN, WITH A DISK, 1/4 DEPTH OF ROOT BALL f -_ ----- - -- - - -- ------- I , EDITION. TILLER OR OTHER EQUIPMENT APPROVED BY THE ENGINEER. PREPARED SURFACE SHALL BE FINISHED TO A FINE SMOOTH FINISH FREE HIGHER THAN SURROUNDING : G DE Gymnccladus dioicus Espresso' Kentucky Cofl,ee Tree B&B !2 1/2" cal. 28: (B) MEASURED QUANTITIES. SEEDING OF THE CLASS SPECIFIED AND MOWING WILL BE MEASURED IN ACRES OF SURFACE AREA SEEDED OF IRREGULARITIES FINISHED GROUND ELEVATIONS SHALL ALLOW FOR THE THICKNESS OF SOD TO MATCH GRADE OF EXISTING TURF OR FINISH GRADE ELEVATION - - .-- --___ - - --. - -- -- --� 1 OR MOWED. THE EXACT LOCATIONS OF SEEDING AND MOWING WILL BE DETERMINED IN THE FIELD BY THE ENGINEER, AND THE STRUCTURES. ALL SOIL SURFACES SHALL BE MOIST WHEN THE SOD IS PLACED. WHEN DIRECTED BY THE ENGINEER, THE CONTRACTOR 12"MIN. GPT Gymnccladus dioicus Prairie Titan' Kentucky Coffee Tree — B&B 112" Cal. i _81 QUANTITIES WILL BE ADJUSTED ACCORDINGLY. FERTILIZER WILL BE MEASURED BY WEIGHT IN POUNDS OF ACTUAL NUTRIENTS. THE SHALL BE REQUIRED TO APPLY WATER TO DRY SOIL SURFACES AT A MINIMUM RATE OF 1 GAL/SQ YD IMMEDIATELY PRIOR TO PLACING „ REMOVE BURLAP FROM AL Quercus alba 'White Oak B&B '2 112" Cal. I 20 PERCENT OF NUTRIENTS EQUALS THE GUARANTEED ANALYSIS ON THE BAG. THE FOLLOWING FORMULA WILL BE USED TO DETERMINE THE SOD. WHEN SPECIFIED, AGRICULTURAL GROUND LIMESTONE AND FERTILIZER NUTRIENTS SHALL BE APPLIED AT THE DESIGNATED 3 MIN. DEPTH MULCH Q TOP 1/3 OF BALL THE POUNDS OF FERTILIZER NUTRIENTS APPLIED: RATES OVER THE AREAS TO BE SODDED WHEN FERTILIZER IS SPECIFIED, 184 LB OF FERTILIZER NUTRIENTS PER ACRE SHALL BE MOUND TO FORM SAUCER �__ QBI Quercus bicolor Swamp White Oak B&B :2 112° Cal 20 (TOTAL POUNDS OF MIXED FERTILIZER) X (PERCENTAGE OF EACH NUTRIENT IN THE FERTILIZER APPLIED) = POUNDS OF EACH APPLIED OVER THE AREAS TO BE SODDED AT A 1,1:1 RATIO AS FOLLOWS: - FERTILIZER NUTRIENT PAYMENT WILL NOT BE MADE FOR FERTILIZER NUTRIENTS IN EXCESS OF 103 PERCENT OF THE AIr10UN7S NITROGEN FERTILIZER NUTRIENTS 60 LB/ACRE QRF Quercus bicolour robur Fastigiata' Swamp~White Oak B&B 2 112" cal - 20! SPECIFIED BY THE ENGINEER. SELECTIVE MOWING STAKES WILL BE MEASURED AS EACH IN PLACE. PHOSPHORUS FERTILIZER NUTRIENTS 60 LB ACRE "' NOTE: ' / �' QIM Quercus imbrrcaria Shingle Oak - B&$ 2 112" cal. 20 POTASSIUM FERTILIZER NUTRIENTS 60 LB ACRE IF WIRE BASKETS ARE —_� _--- _ -_. -- ___. - _ - _ _ - / MIXTURE AS SPECIFIED PLANT M BASIS OF PAYMENT. USED, REMOVE FROM Quercus macrDCar a Sur Balt B&B 2 1 i2'� cal. 20: QMA Q p THIS WORK WILL BE PAID FOR AT THE CONTRACT UNIT PRICE PER ACRE FOR SEEDING OR INTERSEEDING OF THE CLASS SPITCIRED; AT SODDING W"MTOP 1/3 OF ROOT BALL - _ ____ -- - --- -- —_— -___. _ THE CONTRACT UNIT PRICE PER POUND FOR NITROGEN FERTILIZER NUTRIENT, PHOSPHORUS FERTILIZER NUTRIENT AND POTApUM SOD SHALL BE PLACED WHEN THE GROUND IS IN A WORKABLE CONDITION AND TEMPERATURES ARE LESS THAN 80 °F. SOD SHALL NOT STAKES TO EXTEND 18" , QUM Quercus muhlenbergii Chinkapin Oak B&$ _2 -- _cel. 201 BE PLACED WHEN THE 500 OR GROUND SURFACE IS FROZEN. BELOW TREE PIT IN SEAT ROOT BALL FERTILIZER NUTRIENT. MOWING WILL BE PAID FOR AT THE CONTRACT UNIT PRICE PER ACRE FOR MOWING. ONLY THE INITIAL;MOWING WILL UNDISTURBED GROUND ON UNDISTURBED � QRB Quercus rubra --- ''Engilsh Oak B&B 2 1!2" cal 201 BE PAID FOR. ANY SUBSEQUENT MOWING REQUIRED TO OBTAIN A HEIGHT OF NOT MORE THAN 3 IN OR TO DISPERSE MOWED MATERIAL WILL BE CONSIDERED AS INCLUDED IN THE COST OF THE INITIAL MOWING. TRANSPORTATION. MINIMUS HOLE DEPTH IS THREE OR COMPACTED G ` ALL SOD SHALL BE PROPERLY PROTECTED DURING TRANSPORTATION TO MAINTAIN IT IN A LIVE, HEALTHY CONDITION. SOD CUT FOR TIMES WIDTH of ROOT BALL SUBGRADE QCL Quercus x macdeniellr 'Clemon's' Nar#hern Red Oak iB&B 2 112" cal. 201 MULCH MORE THAN 48 HOURS SHALL ONLY BE USED WITH THE APPROVAL OF THE ENGINEER. ANY SOD THAT HAS DRIED OUT, HAS HEATED TO OVER 100 °F, OR IS FROZEN PRIOR TO PLACING WILL BE REJECTED AND SHALL BE IMMEDIATELY REMOVED FROM THE JOBSITE BY THE - - -- - -- - - - - - - -- I -- -- --- -- __ ' __ -- _. -_ _ -__ ___. DESCRIPTION CONTRACTOR. EVERTREEN TREES ---- , _ _---_ T- - - THIS WORK SHALL CONSIST OF FURNISHING, TRANSPORTING, AND PLACING MULCH OR EROSION CONTROL BLANKET OVER SEEMED AREAS. ACC Abies ---concolor White Fir - !B&B 8' height 25; PLACING SOD. - I l I - , EVERGREEN TREE PLANTING DETAIL MATERIALS. THE SOD SHALL BE PLACED ON THE PREPARED SURFACE WITH THE EDGES IN CLOSE CONTACT AND ALTERNATE COURSES STAGGERED PAB Picea abies :Norway Spruce $&B 8' height I 9, MATERIALS SHALL MEET THE REQUIREMENTS OF THE FOLLOWING IN DITCHES, THE SOD SHALL BE PLACED WITH THE LONGER DIMENSION PERPENDICULAR TO THE FLOW OF WATER IN THE DITCH ON --- I I MATERIALS: SLOPES, STARTING AT THE BOTTOM OF THE SLOPE, THE SOD SHALL BE PLACED WITH THE LONGER DIMENSION PARALLEL TO THE N T.S _PGI,. Picea glauca White Spruce B&B 8' height J— 9: (A) MULCH MATERIAL ICONTOURS OF THE GROUND. THE EXPOSED EDGES OF SOD SHALL BE BURIED FLUSH WITH THE ADJACENT SOIL. ON SLOPES WHERE THE PDE Picaa glauca ver. £?ensata Black Hills Spruce B&B--I'$' height 1 91 (B) EXCELSIOR BLANKET I SOD MAY BE DISPLACED DURING SODDING OPERATIONS, THE WORKMEN SHALL WORK FROM LADDERS OR TREADED PLANKS. _ _- - _T _ __ (C) KNITTED STRAW MAT _PPU Picea pungens Colorado Spruce B&B I$$' height i 9 (D) HEAVY DUTY EROSION CONTROL BLANKET sTAallosoD PPG Picea__un ens var. lacca Colorado Blue Spruce B&B 8' height 9i (E) STAPLES THE SOD SHALL BE STRKED ON ALL SLOPES OF 1:2(V:H) OR STEEPER, SOD SHALL BE STAKED WITH NOT LESS THAN FOUR STAKES .- __-_ _ -- p _g_-_ _ g _ - --- _-- _ -_�___--___ -__- -_ .-_g- - PER SQ YD WITH AT LEAST ONE STAKE FOR EACH PIECE OF SOD. STAKES SHALL BE A MINIMUM OF 6 IN. LONG. STAKES SHALL BE CONSTRUCTION FEQUIFi W14TS INSTALLED SO THAT THEY HOLD THE SOD FIRMLY IN PLACE YET PRESENT NO DANGER TO PEDESTRIANS OR MOWING CREWS. THE TYPE PNI Pinus flexis Vanderwolf' Limber Pine $&B 8' height i 15, OF STAKE AND THE METHOD OF INSTALLATION SHALL MEET THE APPROVAL OF THE ENGINEER. PSB Pinus strobiformis :Southwestem VVhite Pine B&$ 8' height 1 15 MULCHING SEEDED AREAS. s WITHIN 24 HOURS FROM THE TIME SEEDING HAS BEEN PERFORMED, THE SEEDED AREA SHALL BE GIVEN A COVERING OF MUCH BY ONE SODWATERINQ PST Pinus strobes __White Pine B&B 8' height 15, OF THE FOLLOWING METHODS AS DESIGNATED ON THE PLANS. ON SLOPES MULCH SHALL BE APPLIED THE SAME DAY AS SE DED WITHIN TWO HOURS AFTER THE SOD HAS BEEN PLACED, WATER SHALL BE APPLIED AT A RATE OF 5 GAL/SQ YD. WHEN THE SOD IS PMZ Pseudotsuga menziesu 'Douglas Fir B&$ 8' height 25; MULCH SHALL BE APPLIED UNIFORMLY AT THE RATE SPECIFIED. PLACED BETWEEN SEPTEMBER IST AND MAY 34TH, ADDITIONAL WATER SHALL BE APPLIED EVERY FIVE DAYS AT THE RATE OF 3 - -- -- GAL/SQ YD FOR A TOTAL OF SEVEN ADDITIONAL WATERINGS. WHEN THE SOD IS PLA,CED BETWEEN JUNE 1ST AND AUGUST 31ST, SEAT ROOT BALL SO THAT TOP ; (A) METHOD 1. THIS METHOD SHALL CONSIST OF HAND OR MACHINE APPLICATION OF STRAW MULCH AT THE RATE OF 2 TOO/ACRE. THE ADDITIONAL WATER SHALL BE APPLIED EVERY THREE DAYS AT A RATE OF 3 GAL/SQ YD FOR A TOTAL OF 15 ADDITIONAL WATERINGS. IS AT SAME SURROUNDING ELEVATION EVAT FINISHED GRADE ;DECIDUOUS SHRUBS _- MULCH SHALL BE LOOSE ENOUGH TO PERMIT AIR TO CIRCULATE BUT COMPACT ENOUGH TO REDUCE EROSION, IF BALEQ MULCH THE CONTRACTOR SHALL HAVE ON HAND ENOUGH EQUIPMENT TO COMPLETELY WATER ALL SODDED AREAS IN TWO DAYS AT THE , MATERIAL IS USED, CARE SHALL BE TAKEN THAT THE MATERIAL IS IN A LOOSENED CONDITION AND CONTAINS NO LUM S OR WATERING RATES SPECIFIED ABOVE. THE ENGINEER WILL MAKE PERIODIC CHECKS OF THE CONTRACTOR'S WATERING EQUIPMENT TO 3"MIN. DEPTH SHREDDED AG Acer ginnala 'Amur Maple Patted 24" height 70% KNOTS OF COMPACTED MATERIAL. DETERMINE ITS ADEQUACY AND OPERATING CONDITION. ALL WATERING DESCRIBED SHALL BE DONE WITH A SPRAY APPLICATION AN HARDWOOD BARK MULCH I -_ i (B) METHOD 2. METHOD 2 SHALL CONSIST OF PLACING AND STABILIZING STRAW AT THE RATE OF 2 TON/ACRE OVER SEEDED AREAS. OPEN END HOSE WILL NOT BE ACCEPTABLE. THE METHOD OF WATERING SHALL MEET THE APPROVAL OF THE ENGINEER. AP_Aesculus parvifolia - �Bottlebrush Buckeye Potted - 24" height_ 70r FORM 4 SAUCER AROUND - +-- - ALL REQUIREMENTS OF METHOD 1 MUST BE MET PLUS THE MULCH SHALL BE THOROUGHLY STABILIZED. THE CONTRACTjR HAS THE PERIMETER OF PLANTING PITEA Euonymus alatus ;Burning Bush Patted 24" height 35� OPTION OF ANY OF THE FOLLOWING PROCEDURES FOR STABILIZING THE STRAW SUPPLEMENTAL WATEFM. -- - _ __- (1)PROCEDURE 1 SHALL CONSIST OF ANCHORING THE STRAW INTO THE SOIL BY MEANS OF A MECHANICAL STABILIZER WITH PULL DURING PERIODS EXCEEDING 80° F OR SUBNORMAL RAINFALL, SUPPLEMENTAL WATERING MAY BE REQUIRED AFTER THE INITIAL AND FINISH GRADE EC Euonymus alatu5 Compacta' ;Compact Burning Bush Patted 24" height _ 35; BLADES OR DISKS. THESE BLADES OR DISKS SHALL BE WITHOUT CAMBER, APPROXIMATELY 20 IN. 1N DIAMETER, NOTCH S SPACED ADDITIONAL WATERINGS AND PRIOR TO ACCEPTANCE OF THE WORK. SUPPLEMENTAL WATERING SHALL BE PERFORMED WHEN DIRECTED BY - '-------------- AT APPROXIMATELY 8 IN. INTERVALS AND EQUIPPED WITH SCRAPERS. THE STABILIZER SHALL MEASURE APPROXIMATEL 1000 LB, THE ENGINEER, WATER SHALL BE APPLIED AT THE RATE SPECIFIED BY THE ENGINEER WITHIN 24 HOURS OF NOTICE. I V - 11 FB Forsythia bronxensis Bronx Forsysthla Potted 24" height 35 HAVE A WORKING WIDTH NOT EXCEEDING 72 IN, AND SHALL BE EQUIPPED WITH A BALLAST COMPARTMENT, SO THAT EN vE] 11 =- REMOVE BURLAP FROM TDP 1/3 OF BALL DIRECTED, WEIGHT CAN BE INCREASED. DISPOSAL OF SURPLUS MATERIAL I I- ] w FR Forsythia spp. Forsythia Potted 24" height 35j SURPLUS AND WASTE MATERIALS RESULTING FROM SODDING OPERATIONS SHALL BE DISPOSED OF BY THE CONTRACTOR ACCORDING TO - - 1 rx Hamamelis vernalis IVemal Witchhazel Potted 24" height 35' (2) PROCEDURE 2 SHALL CONSIST OF STABILIZING THE STRAW WITH AN APPROVED MULCH BLOWER FOLLOWED IMMEDIATELI pY AN MIi�II - - _ PREPARED PLANT MIXTURE AS SPECIFIED HV 9 _-._ OVERSPRAY APPLICATION OF HYDRAULIC MULCH THE HYDRAULIC MULCH SHALL BE APPLIED AS A SLURRY OF 750 LB ,pF MULCH ARTICLE 202.03. ILII I IFI ' > -- - ------------ - =1 = I HI Hamamelis virginiana Common Witchhazel Patted 24" height 35. 1 GAL OF WATER PER ACRE BY AN APPROVED HYDRAULIC MULCH APPLICATOR. THE HYDRAULIC MULCH SLUT SHALL BE �a - _ - _ __ - ____ AND 000 --�- - --- --- --- -------- - ---- - - ---- -- AGITATED A MINIMUM OF FIVE MINUTES BEFORE APPLICATION AND SHALL BE AGITATED DURING APPLICATION. INSPECTION. - E I EI �,IIW 24" height � 68, (3) PROCEDURE 3 SHALL CONSIST OF STABILIZING THE STRAW MULCH USING AN APPROVED MULCH BLOWER WITH CHEMICAL-MULCH THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF THE LOCALITIES FROM WHICH THE SOD IS TO BE OBTAINED SO THAT AN AUTHORIZED 6' VARIES $•, PF PDtentilla frCrticosa - PotEn#Ilia Potted -- gh# BINDER SIMULTANEOUSLY WITH THE STRAW AS IN PROCEDURE 1, ABOVE, OR WITH CHEMICAL MULCH BINDER APPLIED 4 AN REPRESENTATIVE MAY INSPECT THE FIELDS FOR APPROVAL, A COPY OF THE INSPECTION CERTIFICATE REQUIRED BY LAW TO THIS OVERSPRAY ACCORDING 70 PROCEDURE 3. THE CHEMICAL MULCH BINDER SHALL BE APPROVED BY THE ENGINEER AND SHALL BE EFFECT SHALL ACCOMPANY EACH SHIPMENT AND 4N ARRIVAL SHALL BE FiLED WITH THE ENGINEER. WiTH EVERY SHIPMENT OF SALT `_RA Ribes ---.rrl 'Green Mound'- Green Mound Alpine Currant_Polted 24�' height 1 70, APPLIED AT THE RATE AND IN THE MANNER RECOMMENDED BY THE SUPPLIER AND APPROVED BY THE ENGINEER, TOLERANT SOD, THE CONTRACTOR SHALL PROVIDE 70 THE ENGINEER A LETTER OF CERTIFICATION FROM AN AUTHORIZED : SB Spirea xburnaida Spirea - Potted �':24" height I 701 (C) METHOD 3. THIS METHOD SHALL NOT BE USED ON SLOPES STEEPER THAN 1:3(V:H}. THIS METHOD SHALL CONSIST OF CHINE REPRESENTATIVE OF THE NURSERY STATING THAT THE SEED MIXTURE USED IN THE SOD CONFORMS TO THE SPECIFICATIONS. ` --- - -- LO APPLICATION OF WOOD OR PAPER FIBER HYDRAULIC MULCH AT THE SPECIFIED RATE USING AN APPROVED HYDRAULIC ;EEDER THE SHRUB PLANTING DETAIL SR Syrrngaspp. tllac Potted 24" height 70 METHOD OF MEASUREMENT. I � HYDRAULIC MULCH SHALL BE APPLIED A5 A SLURRY OF 2000 LB OF MULCH AND NOT LE 55 THAN 2000 GAL OF WA Eg/ACRE VC Vibumum cadesd'Com actum' :Koreans ice Viburnum Potted 24" hei ht 1 18. z SODDING WILL BE MEASURED FOR PAYMENT IN PLACE AND THE AREA COMPUTED IN SQUARE YARDS. TO BE ACCEPTABLE, TH£ SOD _ __ ______ ___ __ ___ __ - - _ _ - _ - �_ - _ - _ - - - i - _ _-- _ _-_ _ _ __ __ m THE HYDRAULIC MULCH SLURRY SHALL BE AGITATED A MINIMUM OF FIVE MINUTES BEFORE APPLICATION. THE SEEDING SHALL NOT SHALL BE GROWING IN PACE FOR A MINIMUM OF 45 DAYS IN A LIVE, HEALTHY CONDITION AND BE KNITTED TO THE SOIL WHEN N.T.S. + BE APPLIED CONCURRENTLY WITH THIS OPERATION. FOLLOWING THE MULCHING OPERATION, FOOT AND VEHICULAR TRA-F,IC, OR THE VD Vibumum dentatum -_ -!ArromAvood Viburnum _ ;Potted 24" height 18, q MOVEMENT OF EQUIPMENT OVER THE MULCHED AREA SHALL BE PROHIBITED. AT ANY LOCATION WHERE MULCHING HAS BEEN DIRECTED BY THE ENGINEER, ANY DEFECTIVE OR UNACCEPTABLE SOD SHALL BE REMOVED, REPLACED AND WATERED BY THE I DISPLACED BY ANY CONTRACTOR'S EQUIPMENT OR PERSONNEL, THE SEEDING AND MULCH OR OTHER WORK DAMAGEDS A RESULT CONTRACTOR AT HIS/HER OWN EXPENSE. ONLY ACCEPTABLE 50D WILL BE MEASURED FOR PAYMENT, SOD WATERING WILL NOT BE `: VL Vibumum lantana - _ Wayfaring Tree Viburnum Potted 24" height -18, OF THAT DISPLACEMENT SHALL BE REPAIRED OR REPLACED IMMEDIATELY AT THE CONTRACTOR'S EXPENSE. IN A MANNER MEASURED FOR PAYMENT. SUPPLEMENTAL WATERING WILL BE MEASURED FOR PAYMENT IN UNITS OF 1000 GAL OF WATER APPLIED ON �� I- SATISFACTORY TO THE ENGINEER. THE SODDED AREAS. FERTILIZER WILL BE MEASURED FOR PAYMENT ACCORDING TO ARTICLE 250.08. VT - Viburnum trilobum - - Cranberry Bush Viburnum Potted 24" height 1$; PI " I. CLIENT DSGN. LJT TITLE PROJECT NO. 06-985 CHRISTOPHER B. BURKE ENGINEERING WE T, LTD. MARQUETTE LAN® INVESTMENTS, LLC OWN. LJT THE FIELDS AT VIIESTHAVEN DATE 05/24/2007 0 463 BRIARGATE DRIVE PRELIMINARY LANDSCAPE PLAN SHEET 3 OF 3 116 West Main Street, Suite 201 CHKD JCL ° St. Charles, Illinois 60174 S®UTH ELGIN ILLINGIS 6®177 DRAWING NO. '� SCALE : N.T.S. WEST (630) 443-7755 (847) 269-3758 DETAILS ANS SPECIFICATIONS ID NO DATE NATURE OF REVISION cHKD. FILE NAME: 06-985-SP DWG �P1 0 Le al Description �--- !� 8 `I \ r w � THAT PART OF THE SOUTH HALF OF SECTION 11 TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS I / ~ `'`� / (� COMMENCING AT THE INTERSECTION OF THE CENTERLINE OF KENNEDY ROAD AND MILL ROAD ACCORDING TO THE PLAT OF DEDICATION THEREOF I [�� . '� 0 � C) Z RECORDED MAY 31,2006,AS DOCUMENT NUMBER 200600016199;THENCE SOUTH 81 DEGREES 26 MINUTES 03 SECONDS EAST ON AN ASSUMED i ! ��` ,(�� ---- UD 0 BEARING ALONG THE CENTERLINE OF SAID MILL ROAD ACCORDING TO SAID PLAT OF DEDICATION A DISTANCE OF 1,487.38 FEET;THENCE SOUTH 08 t f 40 /�\ 1 �// 0 � DEGREES 33 MINUTES 57 SECONDS WEST 75 00 FEET TO THE PLACE OF BEGINNING,THENCE NORTHEASTERLY ALONG THE ARC OF A CURVE I I �j �+ CONCAVE TO TIME SOUTHEAST, HAVING A RADIUS OF 25.00 FEET, HAVING A CHORD BEARING OF NORTH 53 DEGREES 33 MINUTES 57 SECONDS EAST, I 39 A DISTANCE OF 39 27 FEET-TO A POINT OF TANGENCY IN THE SOUTH RIGHT OF WAY LINE OF SAID MILL ROAD ACCORDING TO SAID PLAT OF � i i I DEDICATION,THENCE SOUTH 81 DEGREES 26 MINUTES 03 SECONDS EAST ALONG SAID SOUTH RIGHT OF WAY LINE OF MILL ROAD A DISTANCE OF 38 ' - 0 v 1,280.65 FEET;THENCE SOUTH 08 DEGREES 33 MINUTES 57 SECONDS WEST 11 79 FEET FOR A POINT OF CURVATURE,THENCE SOUTHERLY ALONG I 37 U THE ARC OF A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 625.00 FEE r, HAVING A CHORD BEARING OF SOUTH 01 DEGREE 40 MINUTES 34 I r 1 \,✓ „•_ SECONDS EAST,A DISTANCE OF 223.44 FEET FOR A POINT OF REVERSE CURVATURE,THENCE SOUTHWESTERLY ALONG THE ARC OF A CURVE t ��+++_ 36 \ �/ g CONCAVE TO THE NORTHWEST,HAVING A RADIUS OF 200.00 FEET,HAVING A CHORD BEARING OF SOUTH 27 DEGREES I1 MINUTES 59 SECONDS 4 \ < r= WEST,A DISTANCE OF 273 09 FEET FOR A POINT OF COMPOUND CURVATURE;THENCE'SOUTHWESTERLY ALONG THE ARC OF A CURVE CONCAVE TO I 1 LU THE NORTHWEST,HAVING A RADIUS OF 900.00 FEET, HAVING A CHORD BEARING OF SOUTH 70 DEGREES 03 MINUTES 35 SECONDS WEST,A DISTANCE 1 35 /j W ) OF 111,57 FEET;THENCE SOUTH 73 DEGREES 49 MINUTES 28 SECONDS WEST 283 35 FEET, THENCE SOUTH 73 DEGREES 34 MINUTES 42 SECONDS I> WEST 163 31 FEET;THENCE SOUTH 73 DEGREES 25 MINUTES 24 SECONDS WEST 261.07 FEET,THENCE SOUTH 73 DEGREES 45 MINUTES 45 SECONDS 1 WEST 275 95 FEET;THENCE NORTH 67 DEGREES 07 MINUTES 12 SECONDS WEST 12 89 FEET;THENCE NORTH 16 DEGREES 18 MINUTES 09 SECONDS i / P WEST 208 03 FEET;THENCE NORTH 13 DEGREES 42 MINUTES 02 SECONDS WEST 127 89 FEET;THENCE NORTH 10 DEGREES 47 MINUTES 28 SECONDS I • _� � WEST 199.20 FEET;THENCE NORTH 09 DEGREES 22 MINUTES 24 SECONDS EAST 151 55 FEET, THENCE NORTH 09 DEGREES 22 MINUTES 58 SECONDS j I r�A , '�✓ '� EAST 8140 FEET;THENCE NORTH 08 DEGREES 33 MINUTES 57 SECONDS WEST 168.98 FEET TO rHE PLACE OF BEGINNING;SAID PARCEL OF LAND I / V) Ito HEREIN DESCRIBED CONTAINS 21 555 ACRES,MORE OR LESS; IN THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,ILLINOIS / ffid � I I r"•;; �`----� o D D © , o _ BAUMA N ��o�E�T��r Al - SU B - 3 Zoning 3030 4 / Zoning Kendall County ' United City of Yorkville ��'�C,nA (�uUm�� Z "E �MHOOL -- - LO CL LO G FIANDE n ES Earl E ------------------------------ .27 "-'-�'•-� I' - 2 P .U.D . r--•-71 f R�N�33'S7•E �--�---�.. fIL.� - � � _ --- Unfncor or / ► r r~- - - -�_-- _ un* � Kendall CountyZoning � ' - __-_ __ I I I - - ----�_---�-- r--- _ - s -� -___ g�' _ - --�, Cl k -err -__ - -�--- r -- r r MO. t31d9516k. � '�--� ` - "' ----� _ Y of Yvrkylil�"�- United Cityof Yorkville --•�.. �• � -�--�._ e Corpora __ --- - --- �- --- � m� �- �� r _1_ -_ _ _ -`�-� - - - #e�L � UNIT 1 � •� - _� I�--. _ --� _ UNIT 2� ,n I us -► w , 3027 r r W r ! 1r � st;,,g V 304 1 m 1 I CL1 I 1 W L r -�� w I I W , 7 co `I' r-J CID ! 1w s1.0 j y Q' tsntrsrnlT9 Imo. �~ 50 Fat I R.O.W - -�_ ! W ! 1 W r 8tetfcr Z x` I UJ t1 r' , 1 j- j-- �--j_ '----� .� / 3028 _ o _ 4.D 8. ,j� 8.0 r park7n s0`Min d9 S b ~---_ _ -,•b 0 4 jz 0. rnh --j-- 0.0 / `�� 4 58 1 1'� ¢f,n 46.90 Id _•-�' 3044 gEg �' (-} �.3a4 / 6��` sr.o " " m --` `'^�- _ �� b.. X11 �� ' •� `+ 2� Jr - ~ EhfT R`150' ti's ter` Q f 5.0 Cabana ool site plan PRIVATE ROAD EASEM •� nitown or Illustrative I \ ! 8 j� ,'�7a "� ~ r-•-I purposes *my 0. 1 + 5' Sidlalk ` --1-� dy , __ � `�r•.�.�, ,. � 1 FBF- ` - f if Pool �� 6? Park �r 1 1 t p J 1 C� 1 LI 15. ` l u' �`I" ' 72.2 _ r �° ,1°� �o ca ' UNIT 19 j I m L_ F ti `Z Q 1 LANDSCAPE i� 1' 1 p ` i United City of Yorkville e 221 r q FEATURE x 1 cfl I ; 1 _ ! �-- + � \ � 10' Bikeputh 3048 EBF_ ; t - t rl A 93a I� I I tao� � / / t ti r�J-s o ��* �1_ f -j� ' - /\ ;\/9 11 Detentionlo / f 1 :��,5.._r _ __ t / LANDSCAPE 11 1 1 ��Y` -=_w=,oi: 1 �1-- 1 .� f� �rif y,, FF4WRE vA a - 1 x110 } -� BE 25 I \ C Slnlewalk I v k5 r r 'I� 6 p _ s �oi ! I I GRANDE RV r -- ' _ -� �1 B \ r wAl1< I1 - �1 1� r A UN � �� I m 11 r Ir f � I } EBF_5 N ItPTI Ulrl 113SERVEJ- ! p a9� -A-1,4 3044 I r4--� 1 / �'�� 1�!5 11 1 �5$`w��K's1+; y 1 1 a �lr 1 �1` 3TYP� r! Site Data 21 . i tMy r' ri J r 11 I ' 1 /sires Percept Total Site Area 21.55 100.00 1 / t t=BE 24 / Z I7, nJr EBE 27 w~~; ,��' �� -'1� 6 1 '1 C �I I Private Road Easement 2.58 11.97 � --------- ! a �' 1 1 G 1 � - � --- •1 � E}SI511NG 10' gy}(EPA1N -_______-_ -�- 'd w-MA Pavement Cover 4.47 20.71' W 1 r.• w �--._. _ ._'�tJ nyt�ed �C 1 t o�`F�Yo,fKvi�l�-._� -1 1 _ - �1 � � 1 / r � i (incl I'nvate Driveways,paikint; r O ! '1 • fj�] g �I- 1 r r s I and ivatks) -t-� rf L_ s5 ao gra ay' ! 5,65 26.22 • ~ . .r'. 3044 FBF � 1 z •' 1 � s.'' � Building Cover � t�` r EB 1 Open Space H.RS 41.07 in 30 0 N UNIT J (P B) 1 r Total Number of Units =300 U.U. o O r r� - r' �-' 3067~~� I J � ��, r, �' United ' y of Yorkville � ./' (4B)dgs@12DU.,Btdg.& Ist1idg,,0114Da 10dg.) 0 (0 Q P.O.B. i i ro i 1 I 'S \ H s�2�ss r w r Net Site Density = 13.92 U.U./Ac. P-j A c / �1 mw �r`.i L i Ste` �� ,� r?' ' y75� 1 Co --� 5x33 I r �r Parking Provided: v + 1 1 7 - t17 1 J, r1 �t � �� ',, �Cn �t sir r .� O -11 i w r1 ;03\ Nc9 iS 0 1 r �_ Garage -.300 •p-t a I n 1 1 , �, , ,, s5z ` r !�� r Driveway _300 © �t- �� 1 i i ��. r51 1 P� r Off-Street Guest = 67 CL 0 ^ ill j. M1 ,a„�,�,,, �Y�� I, Co __ Recreation Center - 2'I � � � COMMONr1 __.-- I '✓ r Sub-Total = 694 (2.3 1:1 natio) r I '4� �� On-Street Capability = 39 _ o r Total =7:33 (2.44:1 ratio) Location Map _ - _ . _ ._-�-• .� -.--� �-�- � P .U.D . r �• sT �N I ,,� Zoning Design Standards(perAviexatiorl Agreelnept): _ r r �T y Yards: r o r United City of Yorkville Front 25 Ft. Side(corner) =20 Ft. �jC'r r I GRANDE RESERVE UNIT 9 Perimeter = 30 Ft./50 Ft. to Mill Road Building to Building: Building Height :).5 Stories or 35 Ft. (i) 3016 Side to Side =20 Ft, r Side to Rear -35 Ft. C I Rear to Rear =60 Ft. (2) 0 tol Front to Side =35 lit. N Front to Front =50Ft. (3) OIi 1 0 � � - --- - -�� --y --lr ' Rear to Front -50 Ft. t1G® �j, ca Qa _ r I Garage to Garage =GO Ft. QJ Q sa ��'� ' r Notes: is 1. A m from the rear yard. Iq C I� r------- I s ensured o N C+1 r~ r;0 r•�• - I I T� I I I 2.if the structures are arranged in any way outer than a parallel arrangement,a separation I t_ �- t r� I I e--I 1 I r-- _ 1 'N I �- of 50 feet shall be allowed at the closest of t between the structures a long a ttr S S U S e LOT r� r� ,�1 I ! .-i i �. y '^ Lo 1 J O(v s- 1 �,�r1 i I I I 1 r e`1 ~1 r-�� p g Q 9) Sub J Ct L.'`-i r > t t W ► 1 I t t 1 r r I '�'7CJ 7E average separation between the structures is 60 feet or nwre. q� Si `'ti=- - �� ►1 3i ti` i I �Q i i w I i � !1 r Cf+ i I r.�_ 778 3.1f the structures are arranged in my way other thatn a parallel arrangement,a separation 0 d v tI II I i i i ,� 1 i 1 11 '"- of 40 feet shall be allowed at the closest point between the structures ars long as the average separation between the structures is 50 acct or More. Spam I J �_�, �-- r i" ^ �� jr' ~~r 'I ► tI �-��3 �------ r1 777 4. Existing and Proposed Zopipg of the Subject Site is It-2 P.U.U. 1 9 r r t W� �w` 1 r r 1 1PQ / r 5.Neighborhood 4 was approved for 300 multi-falull units per the Grande Reserve ' r� < < , • �� ► `-�_ , ; r ' J "�' 1 776 g pp y p s J 024 �� ij �'� �" i f `, ►r- ~'! �-�� 1 i �1 r 11 Annexation Agreement. t �,(�i .\ /� RESERVE --r I 1 r 6.See Engineering plans rur existing and proposed utilities,grading and storrnwater ; ANDE I �a E S E RV E UNIT �-=_".I/ 1 r te 1' 775 management information. _ G RAN QE-- E RVE Ut4lPll �o% ' QE 4AL NOTES LEGAL DES�flON ; • ' _o• LEGEND � r AND THAT PART OF THE - TOPOGRAPHIC INFORMATION SHOWN TAKEN FROM DATA � THAT PART OF THE SOUTHEAST ,1/4 OF SECTION 7a, fS=D• f5'-a" PREPARED BY COWHEY GUDMUNDSON LEDER, LTD. DATED 10/31/2005 E SOUTHWEST 1/4 OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE s-o- a 0- }�s• - f'-s" }•-0- EIOST}NC UTILITIES IX-o" PROPOSED UTILITIES ]-6'S--o- SANITARY SEWER PATH MANHOLE AND SIZE 3_B S--9' SANITARY SEKER WITH MANHOLE AND SIZE � -ALL SANITARY SEWERS SHALL BE 8" AT 0.40% MIN. SLOPE, SEWER � THIRD, PRINCIPAL MERIDIAN !N KENDALL TOWNSHIP, KENDALL COUNTY, ILLINOIS. u3ir CR W c/L a.0ox M� -•-s-W-- WATERMAIN WITH SIZE s'w^^-- wA7ERAlAIN N}7N SIZE HAVE A MINIMUM OF 8 FOOT DEPTH a00X MAIL I>3 - } STORM DRAIN WrrH MANHOLE AND SrZE -ra'sD-s- STORM DRAIN WITH MANHO(.F AND SIZE e S ?.00><MW. � z0ox UK ,r TO SD-0 STORM DRAW WITH CATCH BASIN �� "'•` - --@--- WATFRMAIN VALVE AND VAULT -�--6•w•-•'- FIRE HYDRANT ASSEMaLY IHTH AUXILIARY VALVE -WATERMAIN SHALL BE D.I.P., AWWA C-?51, CL. 52 --p--- STORE! DRAIN WJTH INLET --i}--6"W "- WATERMAIN VALVE AND VAULT ,f •_ w ' •=-• - "= _ - �-C EXISPNc PIPE CULVERT WTH OR V47HOUT FLARED -�-i0•SD--� STORM DRAIN WlTN INLET � -STORM SEWER SIZES TO BE DETERMINED BY THE RA 770NAL � PRELIMINARY ENGINEERING FLAN NOT TO BE RECORDED W A- TOPSM +r 500 ,_ s'.. _r d I .,-i' . {� n_ _ _ :- r` CO�rBI/1Ai14V C0H& END SECTION -+-IO*SD--( CONCRETE HEADWALL SEcnDN FLARm CRs SND RETE H R METHOD A T FINAL ENGINEERING � 1 ` PGG � yti,x } ss.r2 -o POWER POLE ---=LOCATION AND ;SIZE OF U�!L!TIT SHOWN ON PLAN ARE 670 ExISTTNG caNrDLIR I, TREE S SHALL BE PROVIDED A T EACH INTERSECTION TION SUQJEC T TO CHANGE UPON FIN ENGINEERING SUBJEC T (�0ETA1L alaoW) ® -STREET SIGN r-r/7'Brruuuuous caNc rs SURFACE 7250+ PROPOSED SPOT ELEVA77ON � � TO APPROVAL ,'OF THE V1;'LAGE ENGNEEkR.pi 2--1/2-MnMWOUS MUZEW SUNDER couRss ---+--°- aEANOUT/Pvc I -BOUNDARY DIMENSIONS HEREON TAKEN FROM SURVEY PREPARED BY ' •^B`FW•-- FARCEMAINr 10-AOMMATE BASE COURSE'(CA-6) TIPE B MIDWEST TECHNICAL CONSULTANTS, INC. DATED 111512007 SRUCTTIRAL 4 318 PAVET4ElIT FA6R/C aiALL OF !♦ E irERCEIJCY FI OOD RouTING - ALL STORM SEWER WILL BE REINFORCED CONCRETE PIPE, ASTM C-76 SANITARY SEWER LOADING DATA w Nary-cRA�wcAR suec�rAnE AReA „�,, I - ALL REQUIRED PUBLIC DRAINAGE AND UTILITY EASEMENTS TO BE SHOWN ON NAL PLAT � 300 CONDOMINIUM UNITS - 300 UNITS ® 3.0 PE/UNIT = 900 PE TYPICAL. PAVEMENT SECTION , I (P.U. & D.E.) i CLUBHOUSE - 2 EMPLOYEES / 50 TRANSIENTS / DAY = 2050 GDP = 20.5 PF - ALL EXIS77NG FIELD TILE ON PROPERTY TO BE LOCATED AND PROVISIONS TOTAL PE = 920.50 i MADE FOR REROUTING WITHIN DRAINAGE EASEMENTS EAST CONNECTION = 492 PE, 196,800 GPE OR 0.31 cfs i Bf'-D" rrP PROP EF\1 T E - STREET LIGHTING AND PROPERTY MONUMENTS WILL BE PROVIDED IN � � WEST CONNECTION = 428.5 PE, 171,400 GPE OR 0.27 cfs T6•-s- rx'-o' r '- - - ACCORDANCE WITH THE YORKVILLE SUBDIVISION ORDINANCE. C�RA�� G;E RE ')E= RVE= 0 $ 5 GD. E/P + 0,45' TO 1.35' E.P. G/L +42r• TO 442• I t - PRELIMINARY ENGINEERING BASED ON LAND PLAN ° 6 aox MAX ao0x MAX I a a BY JEN LAND DESIGN, INC. DA TED 5/18/2007 &DCz0ao NOTE: ADD 600 TO ALL ELEVATIONS FOR U.S.G.S. DATUM X MIN 4.00X MAX 4.00%(WAX) 2001[MIN. 4._J' CL 4 ZOO r�M1N� 200X( MIN) ,..^-- f_ c°a (-) -� STORM WA TER MANAGEMENT REPORT PREPARED BY COWHEY GUDMUNDSON LED , LTD. U o -7 •• • (]] 1� 9 DATED 9/9/2005, REWSED 3/15/2006 �:= :j -�: :� •i ;s =f- "::� .;:: United tidy ��i iorkvilie ; Q _ _ DRIVEWAY DRIVEWAY " -----� CONNECT TO EXITS 36" STORM DRAIN L U TH E_ R /1`�� i BITUMINOUS CONCRETE SURFACE COURSE; CL-1-5- (SIPFRPAVE N50) Z"- EXIST 27 STORM U �----_ -" =�_ - - --- EXISTING 24" FMRD INTERCEPTOR v I f� -1 i _ 41 0 BITUMINOUS MATERIAL (PRIME COAT) 0.3 CAL./S0. VD. r•.�., "_'��= _ L N S CONCRETE BINDER COURSE - - 1P" '' ` - ., ! TERMAIN BITUMI Du RSE r.5' -�,_- --- EXIST 16' WA 0 L EXIST GAS LINE ° T/F GD+ 0.70' AOCREGATF BASE COURSE; TYPE B (CRUSHED) r0`(CA-6) COMPACTED THICKNESS ' -- ..- } -__ U Q U l k GARAGE DOOR _ ,-.- -----_ = PHASE LO MW sTRUCTLIRAL NUMBER -�--- _. _-_ �-_-_16» f-•.. - i- �� -'_ � ` V Q1 ! HASE ACCESS DRIVEWAY PAVEMENT SECTION � �-"--- - W: �_ ;E � _``_`"` - _`_`- -_-._.-_....��-._. _ EXIST SAN. MH. FE D �L �;Kwr3C�E RES \T�� (-'{ � -I` �1W �~ -�- T - �� -;FIZZ- _ Unrncorpor�l CONNECTION 7 �I �r�lT, 2_ lilt � ted Kendall Count,, 16" X 8" PRESSURE TAP _ e PHASE1 J, �f4ND$ - -,-„�~~r---__ • ...` -~{ FF--...._ .=��.� �Q '�'•��, � I � i f' t CARE fA5%' - - -_ _ --�-�.:' '�-- r. -` � '.'�NDEQ _ f !SENT �--. j `� -. `-' `r'`--__ '� - ^-4 ' ►E*, Li _\ ;- 4u .1 SEJg _ .� �- - = ( 2)'"` l_ 'i i f f r.) "J~- Z - } ' 1INE RAI - _,_ _ -.�;-r__ ��-yfa.�,�. , - '-3 „ " ~' ,�•��`� `�-- _ i.r t i f! 304 5'\ r `1` ' } xl 1 30"% -!N� Ilr� i� i �; � 1 f l-, i� 1 0 M1_ -- _ _ '~ .L zzz �;`!6""�. �� - '�`" t�-t=.r 1 -L �` r '`"`..•.-.- ~'^„, �'�1� 1 - ' I 1 f !Q] ! I f f LF.5100 I►---+� _ _ y 's -� "'_ . '"• . `` -- ✓ - ,- l L I_ _ _ % ' f I 11 _- �'� Lj -Jwl 1 z5, I� k i 19j _ _ �_S - - ��" -DSL ��-�' c1I k 30 1 - ' es -.t' ^'�.' � `...�.J�"�'/'•� .j>�J7 !�' ey `"f ��-` 4j ! 1- i `max ~RIM - - Q" 'q'--_} 8e - -fl, '-- •�.. `"+�,,,. '`r- '1 a.. --» _� [sGj N1 ` y - - 55 INV. 42.00 __ �� . �;��Jf' l \ `, _ l•, _ t,_ - �!� ��- ._ " ^�+I''�'-" �i�+�,, � '� �-'�-- 11 � 4 •-4"rF:�7..3;T I� t :�i � � � �� •r _ '�-f - - . "_ Q) _ -__�-�``�- .� '-�.�... -�� ` - `"'~---, i '�+ ',, �, �- Y� \- ,� ti.•44. ! ,.ti_ / ys 'TF. I57.DO= , 1 �, "1 •r kl l -'_ . ,.' y • "' "a".,�,..., "-, ��..✓� �4 �) � _ i r�` +ljp�q R� �S-. INV.; IN+V. 4400 I _T,F 5$. i `1`N"V/J 376 -- „`� a --; _oa g'� 7 1 p � � 7 6 �^ / --- �yy '-- - �� OI 1� �, ' r i - -6! _ _ ,r . ! 1NY. 4 --- - ..,...,b, '--•_ "` •"., .. •2j�, , 3 ""'• `+�. "�- 1 .. S' CT 0-1 �`�-o.6D �1 c'° _ EM EN T �'""�' I� `Nvf 44.so �{ _1 j 14' 304-1 ' N He s EXIST 8 S I A I ` CON ECT 7-O r ti- ro� R y�y � C�I,q« ! I F ; rf_- �. �I_ f 72 1 ti -�� RIM +� t; EXI G DETENTION FACILITY 1 S F ; ` I Lia S L4 _� `. r t a„ r y y I � /_ ' I �. 1 5 q �--- , 53.7 , ` �� t ` _ _ rF 156.s 7 pp,,+- `� t r SD ` ? �o OVER LAND 100 YR. H WL 650.0 , -J I I Park e S f cfi 2 4 _ di Toss + s 1O�ObRdUnNG STORAGE VOLUME -- 19.96 AC-FT - 4 - T I I ,; % 1 - 100 YR. HWL 647.0 - °� I t_'lli l c d City o1 'ot'lt�lilt ; �+ T.F. Ssrs t _ �nud 1 { , , Volle Gnll , ! ; l r I 111 [7i s S I _' Y 'AI f �� RIM �✓� k ''1 -r _ �� F 525 'I I '' 1 �, STORAGE VOLUME PROVIDED = 17.37 AC-FT s ti { { s 4 rn8 5� r o;} I 1 ��'+r �� f` �J GE T BA Za• e- '31 -� N k CM�f`�_•�r' ' r- j �� , -- I ! A Y COWHEY REPORT �I' � ti '�5�t �' � ,} 1 ,' 0 SAS✓ _ � Y; I_ r.F �✓p¢/ lI , UNIT 13 10.41it- 1,--SITE ✓ ' �• ' -SITE AREA 16.17 AC. AC. 11, 1 1 1 191 I f 1 �' , tV�S . 4 g6 -� ;~ �S Iµv ap a --1 _ " r J -� ,I IMP�ER VI US 6.70 AC. _ . _ -5. 4 AC. ,, 5�� !, 1 1 � ` �g 4.' 1 l 1 r, PHASE A - - 1 _ if 1 _ A o e 1 P R IOU4S 4 {33 AC. 4. 7 AC. 1� 1 1 .• _ 4 1 �►• _ _ ,. - !g {I � r - f �o '� - •' .✓ ', i II �'�� J 'l � v_--- i _,-. r � (3► i 5+1-,�� ,� � II � 6 � ''S �t �' i- � __ T.F. 56.50 �� _ -- .��,✓"�'f r ' 'h yam , Jr ME HO 8 $ 1� '111 ,1 1 ,� �. -�✓ I � - 4 l l I' ` � ;,-� -rS s ,`�•`r_ a✓-� _-�J ,., 1� 1 _T.Fls6.sO 1 J 1 \ /; � � NEIGHBORHOOD 5 � _ -� ��, __ a.aa>rJ,- � -As i �Y• 47. Is_ , 1x _ -i ;-' _ ,�2� - - �1_ RI � k o� � ,:i ��' - - - - •�_- x •�---" } i f �• _ _ T� eo ` 1l j ,I` p Nv g 1 6 -- r 55k s i Z14; , 53.5 D ✓f r KANDE W. ES.FRVE ,r / "S l�,t -� _ : _ DRARMAGE - 4 $ xk a 1 _� 1 150 ,. :: ArA Acv ;I x o s r _Tr' i 6o e _ ��r�f Til=l / _ .✓''s PRELIMINA_R Y COWHEY PO yf �- - t _- �: ! 304 --S - i U' o-g4'� "� 5 RV ,IA �x 15 4 t 1 � 5 r - - •. SING-PiE, s SITE AREA 10.83 AC. 11.14 AC. - -. ✓ _ - ;` p �1- ,� ...- _ o ` _ fly � ___ � -�S .{� ,.�-. • r-�•"� IMPERVIOUS 6.18 AC. 5.30 AC. ...- � . r s i ��' g �" 1 _ t a TO. 5�_5 %' PERVIOUS 4.65 A C. J C)1 1.1 _ 1- ti 1 ��. 1_ _ 5.84 A C�.✓'' / _ ,.-• 'Y TF:�.80 � _ -i" 5. - _ -" - moi✓ .ate" }til City 4) i I I _1 C S I I I C' o f ``' �K r 1 9' '1`"; 1 I w-✓ _ _ '� �� s rr 6 I i' �ly ,` ,' - ' / - -- --{, 1� f i .i-,'�w-• "� -LILT _ fi S �'_ .0` PA " n 'Fir�-� }5 1{ united 'City u 1 Y � � (1 '00 �•� �- OOM -_. -.._._ ! / � - _ / '`�=r � 1' I 'b �. �� ,�•�� +•-j- 1 L� •-" �...-•"" � RUUTE' 30 99 o / l EX FIELD ? ✓--''r' 5 G SUBJECT oA° PER Rq4 -- j R N IV Y NGiNE� � �" SITE i \ �t \ gASi NAR E _i� RO� .''�`r oILI ER Pi<ANS , - 4SIN IHFIRE PROTECTION AND 13Ap00H025 DOMESnc SER%ICE 6• VALVE IN BOX T6` 6•D.I.P. WAI R SF?WCI pNEE $/2 10 METER ROOM �� _ � ✓ ✓ _ r! - _ L.� CT a-SAN. sERwcE w/ 4'DIA, INSPECTION M.H. ] ; ✓~ - � '°' �" ✓' Z oI ) 1 I 1 e acA TE 10' OFF BLDG. (TM) SM PLANS FOR LOCATION To Fx►STING DETENTION _FACILITY NO.__SS SAN-, 100 YR. HWL 650.0 DATA B �� T A4 STORAGE VOLUME PROVIDED = 5.76 AC---FT�1,�-�_� BREL1MINARY • COWHEY REPORT C��''p..**too 4f_ GRANDE RESERVE UNI-� SITE AREA 0.55 AC. 1.32 AC. �4;•'• -oa7z�a`�� -- ,�--� IMPERVIOUS 0.10 AC. D.fi1 AC. OF _WM "" ''� PERVIOUS 0.45 AC. 0.61 AC. _ R�Gts� RSD Z YORK i< E -� rPROFESSIONAL; YdRtCVILLE �� ✓ „✓ 1 �; ENGINEER - �'""-- '' sr'• to*�y - - - - - SEWER & WATER SERVICE DET -�- - ___ _ _____ _ -�.�,,,,,�,.,.,,,,,, LOCATION M A P 12 UMT CONDO BLDG f _✓---' - -- - _ 1 Revisions .lob No. 600238fi2 Pasquinel.Ii Homes ---- OLDE TOWNE '-" PER VILLAGE/CLIENT 5/24/07 ��anft ENQlNEE�INd PLANNING Scale 1"=100' 535 Plainfield Road, Suite E NEIGHBORHOOD NO. 4 ` X420 x�r,arraQron Road purr® 1o© LANDSCAPE ARCHITFCTUAE PRELIMINARY ENGINEERING PLAN • Date 3/28/07 Willowbrook, Illinois 60527 Oak Brook, �� a5�3 X30-neo-gra 7R14FF1G � TRANSPOATA (630) 325-4500 Yorkville, Illinois qT TZ .WZY, �,7ri X,� Mp 21 V�,1% 5 A x • r. gg" A 71,0_4 NO M�_ `Li�'W�11 1�1 X M. mua, V, 11,ME ail 3 15 Mill Road Buffer Landscape 1240 LF Z o n i n g Minimum 30'Buffer per Village ordinance and Annexation Agreement PRELIMINARY LANDS CAP F!2D�d ProWed :`T" PLANS 1E) Ij �7 37 Kendall County Shade Trees 43 Evergreen Trees 49 F-, 7 50 FOR mamental Trees 0 oning 0 175 Shrubs 247 LUTHERAN CHURCH Neighb®r4 United City of Yorkville OOL Big Rock Boulevard Buffer Landscape.230 LF q Minimum 3o,Buffer per Village Ordinance and Annexation Agreement 11Olde Towne" RequireJ PrWded _ P RE — SCH7 6 Shade Trees 4 E%ergreen Trees 9 Omamental Trees; 53 9 N 0 Shrubs 45 EIG � A N Parkway Landscape-7560 LF(37804 CRAM�- a per Village Ordinance 1 Shade Tree Every 50 linear feet per Village Provided : ;a' Description Required + 151 E S RVE ftn n A Unincorporated Kendall 2 United Coun Citty U n ited' y of Yorkvil e � � Corporate Lirn - YORKVILLE, ILLINOIS 12 50 E R.O. SIR 0j"E 51 PLANS PREPARED FOR: 4�1 0 1)0 - r J Pasquinelli Homes cc 00 C5�2 F8P 11� ".9) Pt YID', 535 PLAINFIELD ROAD, SUITE E . ..... W_ 1 .79 WILLOWBROOK� ILLINOIS 60527 4 18 .9 g r> / S 833,5 7,,W PHONE: (630) 325- 5575 5 . ;; ' j� Q - - 30.0 r^— - o 20. Co C\ T-YO 7 `�� ' �QPLANS PREPARED BY: 8�1 50 ��,':,�" ' I � ��"_ `..� 11 � ' —�.. / Q Il k8 . "'``�� '� Rolf C. Cam bell & Associates, Inc. A sEMEN TZ7—, 7 it rA Y 'A 8 101 Waukegan Rd. - Suite 1000 F I r 5' Side calk Lake Bluff, Illinois 60044 PHONE: 847)735 -1000 FAX: (847)735-1010 ( Cabana, '6, S"i V? C\4z -0 21 PROVIDED BY: Pool ENGINEERING BASE P UNI dson Leder, Ltd. Cowhey Gudmun fl.U)STRARVEi;_W05e 20 be d) 221 • 300 Park Boulevard Yorkville Sano 304 V 0 11(609 al - 10' Bikepath Itasca, Illinois 60143 d y", (Site A We to be d atermined) PHONE: (630) 250-9595 1D e t e CZ 4 9", Neighborhood 4 1101de Towne" (Site Ammenities to be determi A iIZEROAD , " to _ g, L 18 7 01 Legend Hdd J' --4 Parkway Tree 73 14 Zy Shade Tree 4 ZY < �J iGuc%cF tL_4}iuv ly iN. 5 I�Dr Ornamental Tree _y Evergreen Tree I j,\1 I KEP A eckluous Shrub Large DC 16 .54 13ft IS-VIN IS 16 VIEPATH Mill Road Parkway Landsa a t ser. N Evergreen Shrub hade Tree Every 50 tim— ce lion I Prov F Kq a Small Shrub S Yom-} Ac rtrs�. Shade 25 25 A P Building Landscape-30D Units 2Shadefreesandfl �nflon tiogwred PfuidedS 11 E E T REVISIONS h., 7 !NnT 11dUt?1LIX0tees 0 150 33 DRG M A R C JE1 2 9 2 0 0 7 Per Ornamental Trees 0 85wo MAY 25, 2007, Perctient client DRG Shrubs 10 1125 rrem F21? P In ouse Parldrig Lot Landsmpe-21 Parldog Spaces N4 ed y of orkville I Shah free every 20 Parking Spaces Uni 2zr r UMT 1 -5 J shade rive,1 Evergreen Tree,and 3n3 sh per 100 linear feet of ffightoWay ,YF L�'NLyrd ProiOd N 3 U swwa Shade 2 Ewr9reen Trees 10marnental revs —0 4 31 Shrubs 51 ORIGINAL DATE : JOB La�c_ ~15, o, 30, 6W I o meet Minimum Standards per Annexation Agreement CA.GA. Original Scale: 1" 60' t pRw MARCH 269 2007 307003 -' N Mal • N 1_0 W;? 1 . 75W,,, 7r n, RIP1�'kW4 7 -- ,WoRN 27,0 RIM -7�, gmm 7-� —w 4�iiA &A" TA 29 01% .6,131 1 T U 0 0 F W 17M g�#j -fto BM 1 R V-,I„ -•'i ¢- .S;T-' .,-;ref-."+. 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I�•":;•,fir +y'raa: ,.a, _, �r i°�`'`�sV W ,f��,3 sz3s ��- a�,r z•�t��}= ��.r e'c��'�',i"w,''a�%,�$:�,-6 a°r.'_€r:.•ti...�'e...T:�r'•c=r t,��,� '�!p` YLA11�DSCAPE ,xt I III 111�A y fid PLANS FOR Neighborhood 4 <'A 170 Nof cur LEPI7EP ' t x bA OldeTowne" . .I NOTE:MLN NECE55AW,5fffg TI?EE5 ENE TES ; Gl4'(f1:E�5 7' PALL Al*f!7 OUEp, PRODUCTS Accessories 5 a. 1 111-4 1.ALL CONSTRUCTION, HALL BE DONE IN STRICT ACCORDANCE WITH THE .2, 1 !a UNITED CITY OF YORKVILLE. A Amended Topsoil For ShrubBeds: A 3"-4"Layer of mushroom ��t�l'IafS FY ry 2. CONTRACTOR SHALL SECURE AND PAY FOR ALL REQUIRED PERMITS, compos{ have been thoroughly incorporated into planting bed A. PlantsRA I a.c ETC. AS MAY 13E REQUIRED 't FEES, TAP CHARGES, DISCONNECT FEES, B. Amended Topsoil For Annual and Perennial Beds: A mixture of 60% 'I. Provide plants typical of their species or variety;with ' BY THE UNITED CITY OF YORKVILLE,AND ANY OTHER GOVERNMENTAL topsoil and 40%mushroom compost which have been thoroughly normal,densely-developed branches and vigorous,fibrous i . < " AGENCIES HAVING JURISDICTION OVER THIS PROJECT, incorporated. root systems. Provide only sound,healthy,vigorous plan 3. GENERAL CONTRACTOR AND SUB-CONTRACTORS TO FIELD VERIFY ALL C. Mulch: 6 month old,well rotted,shredded,cedar or hardwood free from defects,disfiguring knots,sunseald injuries,frust -; x w .�: kEMOVE pap FI:OM top 5;/ � DIMENSIONS AND CONDITIONS PRIOR TO ORDERING, FABRICATING OR bark mulch,not larger than 4"in length and Yz'in width,free of cracks,abrasions of the bark, plans disease,insect eggs, 1?OOf PALL PND IIMOVE All, COMMENCING WORK AND NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. woad chips and sawdust borers, and all forms of infestation.All plants shatl have a -- NON-OpGAN1C MATEp4PL ieWi� PASKET D. Fertilizer: fully developed form without voids and open spaces. JL 1%6 4. IF THE CONTRACTOR SHOULD DISCOVER ANY DISCREPANCY BETWEEN THE 1. Bone meal with an appropriate analysis of 4%nitrogen,and 20% EXISTING G� CONTRACT DOCUMENTS OR BETWEEN THE CONTRACT DOCUMENTS AND THE Plants held in storage will be rejected if they show signs of ..Y phosphorous. 3" SNC:EDDEt7 Ftp PAPlC MULCH EXISTING CONDITIONS,THE CONTRACTOR SHALL INCLUDE IN HIS BID growth during storage. r 2- Commercial 10-10-10 fertilizer applied at manufacturer PROPOSAL THE GREATER QUANTITY OR THE BETTER QUALITY AND SHALL 2. Container-grown stock:Growth in a container for sufficient r specifications. length of time for the root-system to have developed to , ;, " _ �r:r;r.-,:;�:;kr•;. _ _ THEN BRING THE MATTER TO THE LANDSCAPE ARCHITECT'S ATTENTION FOR D ADJUSTMENT IF NECESSARY. hold its soli together,firm and whole. �T 11I-=I� �17�fti .4 „ �,,-1,:;:2 - DECISION AN - 3. Provide shade and evergreen tree species with a single main YORKVILLE, I��I1OIS IiAaAnte111a1i7C,,h ''nw = 5.ALL WORKMANSHIP AND MATERIALS ARE TO COMPLY WITH ALL LOCAL {rank unless otherwise specified ar accepted.Shade and x r POOT FLAP.E OF TPEE TO PE:ET AT 0p } 4, + g ornamental trees specified by height shall be multi- z:= °`- -1 i 3a«..^.'k,•.-` eye,.. r .:_. _ III PVOVt:EX!5T1NG GpADE(NX f0 EXCEFCI AND STATE BUILDING CODES, REGULATIONS AND ORDINANCES; LATEST A. Comply to owner requirements for length of maintenance perio Do Nor AMENE7 PACKFLL �I l I-III 4"> APPROVED CODES SHOULD BE FOLLDWED, for work for all plant material. stemmed. i--III=III-!I I-I i ISI I =1 11=1 I it I I-1 i- - - - N 111=i B. Maintenance shall include pruning,cultivating,weeding,and 4. Provide plants matched in form when arranged in groups. =' Y 6.THE CONTRACTOR AND SUBCONTRACTOR DURING AND AT COMPLETION OF application of appropriate insecticides and fungicides necessary 5. Provide evergreen trees branched to the ground unless -' ;= PLACE pO0@PLi ON WXPAN Op CLAY WORK SHALL REMOVE ALL SURPLUS CONSTRUCTION MATERIAL, PLANS PREPARED FOR: to maintain plants free of insects and disease. buried in rootbali or otherwise specified or accepted. •# TPEE PLAidTING I OLE f0 PE MpEE t1ME5Tf I?IAMETEp OF T p001T3A L INCLUDING BOXES, DEBRIS, ETC.,AND DISPOSE OF SAME OFF-SITE. 1. Reset settled plants to proper grade and position. Restore 6. Provide shrubs and small plants meeting the requirements LEAVE ALL SURFACES"BROOM CLEAN". planting saucer and adjacent material and remove dead for spread and height indicated in the plant list PTN OF 3d VNCFES PaS[luinelli Homes 50L TOM L005ENED 5 TIMW THE pIAMi lfE OF TFL p001PALL fO ADE 7.THE OWNER'S AND ARCHITECT'S RESPONSIBILITY LIES !N THE material. a. The measurements for height shall betaken from the " "TJAIPERMANENT RESULTS AND DO NOT INCLUDE THE MEANS,SEQUENCES OR 2. Tighten,repair or remove guy wires and stakes as required. ground level to the average height of the top of the 5 3 5 PLAINFIELD ROAD, SUITE E ' la��in bell PROCEDURES EMPLOYED BY THE CONTRACTOR IN EXECUTING AND 3. Correct defective work as soon as possible after deficiencies ver rein free plant and not the longest branch. `�y s - COMPLETING THE WORK. 17 k5 THE CONTRACTOR`S RESPONSIBILITY became apparent and weather and season permit. VV ILLOW�ROOK� ILLINOIS 60527 0. ^ �a b. Single stemmed or thin plants will be rejected. N TO DETERMINE THE PROCEDURES OF CONSTRUCTION AND TO PROVIDE 4. Water trees, plants,and groundcover bed thoroughly within the } c. Side branches shall be generous,well-twigged,and the first 24 hours of initial planting,and not less than twice per week PHONE: (63 0) 325- 5 575 A SAFE AND ADEQUATE MEANS OF SHORING, BRACING, SCAFFOLDING, plant as a whole well brushed to the ground. .,tisRy .'k>• until final acceptance. l t LADQERS, STAGES, HOISTS, TEMPORARY SUPPORTS AND OTHER B. Sod r' ;p FACILITIES OR METHODS AS HE MAY DETERMINE ARE REQUIRED FOR 1. Provide an"approved"nursery grown blend of improved THE EXECUTION AND COMPLETION OF THE WORK. Kentucky Bluegrass varieties that is native to the locality of �E�ERA`. PLANS PREPARED BY: the work. Sad,that has been grown on soil high in organic 8.THE CONTRACTOR SHALL INSPECT THE SITE AND SHALL VERIFY ALL Delivery, and Handling matter,such as peat,is not acceptable. ' DATA PERTAINING-f0 THE EXISTING BUILDING AND ITS RELATION TO A. Deliver fertilizer materials in original,unopened and undamaged 2. Salt-Tolerant Sod-In areas labeled Salt Tolerant Turf, °� �> - Rolf C. Campbell & Assocla#es, Inc. 3 THE NEW WORK, AND REPORT TO THE ARCHITECT ANY DISCREPANCIESSalt-Tolerant .°, containers showing weight,analysis and name of manufacturer. provide sod per LD.D.7.specs or equal. Tuif EDITION OF EACH SHALL GOVERN. eR 470 NOT cur LEPC1l p B. Take all precautions customary in good trade practice in to be certified as such in writing by grower. 101 Waukegan Rd. -- Suite 1000 -_ '3. SHORING AND BRACING: INSTALLATION OF NEW LINTELS MAY preparing plants for moving. Workmanship that fails to meet the 3.Provide a Shade Tolerant Sod/Seed for areas labeled Shade Turf. Y_ y 1Ax 3 Lake Bluff Illinois 60044 REQUIRE SHORING OF PORTIONS OF MASONRY WALL. SET highest standards will be rejected. f" REQUIRED TO CARRY EXISTING LOADS �u ANY BRACING AND SHORING Q C. Plants that are transported on open vehicles must have a $ " w SETTLEMENT OF EXISTING STRUCTURES. ;^- �`��,�� PHONE: (847)735-1000 FAX: (817)735-1010 #, a WITHOUT DEFECTION OR protective covering to prevent wind burn. NOPE:NMEN WU55MY,5TM i1;EE5 ALLOW BACKFILL TO SETTLE.BEFORE ESTABLISHING FINAL GRADE AND Preparation ,fly D. Provide dry,loose topsoil for planting bed mixes. Frozen or zl LINDEp 3"CPLIPEp. PLANTING ON TOP OF TRENCH. 'y Gl.N TEES 3" CPLIpEp AND OVEp, ap muddy topsoil is not acceptable. A_ Locate planks as indicated and approved in the field by the client. •i Esq,Y 10. DO NOT ATTEMPT TO SCALE DRAWINGS. USE GIVEN DIMENSIONS. If obstructions are encountered that are not shown on the drawing, Installation � ,�; �, r 0p APO11I; 11. CONTRACTOR SHALL FURNISH AONE-YEAR UNCONDITIONAL GUARANTEE do not proceed with planting operafinns antil alternate plant ENGINEERING BASE PROVIDED B Y TI wF.AP SECuf�n WI1i-41WIN� i Poor FLAPS 0 1 ��013i S rA `' n: FOR ALL WORK COMMENCING FROM THE DAl E OF SUBSTANTIAL a «+�� r Y II1e . . ..- } w locations have been selected and proved by the client and -^ ►- l x15Tii�+Gt?PnI C I,YIf TO EXCED3 ) ` Y THE OWNER. r A. YOSOI� r "?Mu stall. ' g NAND ACCEPTANCE B Vii,,,, `-_ __a _z .. r '�` ' = :..x- r riCiPaflt7f L= ;x- undson LedeY' Ltd. r ,. , ._..: ;tir COMPLETION - ' ' GG1rJ Sr�'.14Y1 GSI - - - F� - .'t�7 UNDERSTOOD THAT THE ARCHITECT DOES NO f 1. lJniforrr�[y distribute and spread topsoil.' Provide B. Excavate circular plant pits wrtt,sloped side,except far plants C owhey Gudm 3 �5i oM�o�' �OOf�'' 12.1T IS EXPRESSLY UN 1MOV1: AI'19 F Tl t SUPPOt;T 5�AK55 I MOVi ALi NON-OpGANIC 1 QAL FROM TOP I/7 GUARANTEE THE CONTRACTOR'S PERFORMANCE OF THIS CONTRACT AND 6"average depth at new lawn areas. Provide specifically indicated to be planted tri beds. Provide shrub pits �XI511NG Gn.A N additional imported to soil as required to at least 12"greater than the diameter of the root system and 00 Park Boulevard THAT NO PROVISION OF THE CONTRACT DOCUMENTS SHALL OPERATE I add p R -rte 7 Il d topsoil. Do not 24" or greater for trees. Depth of pit shall accommodate the root Itasca, Illinois 60143 ANY WAY TO RELIEVE THE CONTRACTOR FROM ANY LIABILITY complete work. Use loose,dry p RESULTING FROM NEGLIGENCE, INCOMPETENCE OR ERRORS OF OMISSION use frozen or muddy topsoil. Place during dry system without burying the rout flare.Remove unusable excavated 0-9595 WHICH MAY AFFECT HIS WORK. weather. materials from the site. PHONE: (630) 25 I70 NOf AMEND l3ACK%[f I I - GROUNDCOVER PLANTING DETAIL mPLACE FOOT P&A ON NPJ21?I M OF CLAY Project Conditions Cleaning wi. TM P[,MflNG f�THFe; nM�5 'Trees and Shru S: Flf TO A. Work notification: Notify clients and call J.U.L.I.E.at least 2 A. Perform cleaning during installation of the work and TW PIA1MM,OF TNF p00f PAI l Soli.TO�l.Oo51NI;t7 5 TIMES Tl� working days prior to installation of plant material or excavation. 1_ Get planting material in the planting pit to proper grade and upon completion of the wank. Remove from site all �a DI L fo OF TNG P �� 5 A B. Protect existing utilities,paving and other facilities from damage alignment. Set plants upright,plumb and faced to give the excess materials, soil, debris, and equipment. TO caused by landscaping operations. best appearance or relationship to each other or adjacent Neighborhood 4 "dF r?SPT!I Oi IO INCN�S Repair damage resulting from planting operations. g� C. A complete list of plants,including a schedule of sizes, structure. Set plant material above the finish grade. Do not r �. "Olde Towne k _ quantities and other requirements is shown an the drawings. !n fill around trunks or stems. Back fill the pit with topsoil. Do B. Leave all surfaces broom clears at the end of the Ez_ the event that quantity discrepancies or material omissions occur not use frozen or muddy mixture for backfilling. Form a ring work ay. in the plant materials fist,the planting plans shall govern. The •�j of soil around the edge of each planting pit tp retain water. Guaralntee it contractor must supply sufficient materials to complete the job as 2- After balled or burlapped plants are set,add topsoil/backfill _ r drawn. A. Guarantee plank material to remain alive and be in healthy, _ mixture around bases of balls compact in Payers to fill all voids. -D. Check with Municipality about watering restrictions prior to 3. Mix bone meal or approved commercial fertilizer at 10 lbs. vigorous condition for a period of one year following the date �� 1 �uR installations. per cubic yard of backfill. of Final Acceptance by the client. 1 r �.._ 1 B. Replace,in accordance with the drawings and specifications, lV11ulCh]ng. all plants that are dead or,as determined by the client,are in _ K a 1. Mulch tree and planting p unhealthy or unsightly condition. Guarantee all replacement ' EXECU"Tfl®N its and shrub beds with required =, ^ttlY+i D p p mulching material 3"deep immediately after planting. Do not plants which are dead or unacceptable within 1 year of their Ins ection installation may be replaced with unguaranteed plants,or ate° a ° A. Examine proposed planting areas and conditions of allow mulch to contact the free trunk.Thoroughly water installation. Do not start planting work until mulched areas. After watering,rake mulch to provide a removed,at the discretion of the owner. Reimburse the owner a 50%of the price of each removed plant which is not replaced. �a n unsatisfactory condition are corrected. uniform finished surface. C. Warranty shall include any on-site relocation of existing plants. Y {! `E J.U.L. .E.. 1-800-892-01230)48 business Contractor has the choice of transplanting on site plant q y" l! f B. Contact @ 2. Mulch bed tine areas shatl be established in the field and hours prior to planning digging operations to confirm material or to substitute new plant material as per plan, approved by the Owner. sty Contractors to spectheir reference on the contract bid. d• underground utility locations. P 3_Mulch areas shall be kept free of grass seed and grass clippings. ,e`1A D Ap d®� Q V pP ,QoS,4r 7 r� >u' a e '°a4 •a FOOT FLAB O>' TO [t T AT Op APow .ts,. EXISTING GP.AI�� (NOT TO M �W 4") m \\ N t W °�s= �p p � D iJ • 3" 5I M1 R?W Pff? MUL - P.�MOVI; [3UR4,AF SROM fop OP ROOF[3AL- ANP?MMM R E V I S I O N S S H E E T P,�MOV� C�Ui�MAf FPO for 51/3: 3" AGI?�P7P71;P71�:P?WOOb MIILCP�I NON-09GAN1C MRt�RIAL �ROM�OP S1 , �:.. .r K; r-•': OOf l3PLP.ANb p�MVv,. -l_I=1 I i 01 V00f ML M9MOVE ALL �MOV� �U�A�'11?OM TOP 01✓ P? P2t;MOV� CONTAIN�P?IZ�t7 t'k,AN151 FROM QIP?CONTAPN - - NON-Ot? MIC MATS fie` P\E 3 AG�P7 5P-fP�bP7�t?I-PARP?WOOn m1CN ALL NON-ORGANIC MAUI& SROM TOP 5Il�, MOUNP? tOP5011 �" f0l'09M 5Al ICRP., L005�NING MA�T�P?9 E 005, I?0 NOT AMM) PAC TILL I = - !� N 4-2 MMOVt CON�fAMR191) PP.AW5 FROM THIP?CONE UR. 11 :,.. itPr� IN5TAP,P. 4" I'�P.1=09AT�1?P?P?AJN TIP, With SL�V� ON I"-2 FLAG POOL BALL ON I IATPAN OP CLAY [SAS f MOUND?TOP5M1. 4" TO ro.M 541CFR. P 05WNG MAT09 9001"5, ��_ / / PI;A GRAM13A5�AROlINP7 tib P;Ntim PP,ANt4NG fel?01' 4 IT TO 9 VI P IM�5 - ��- ��/�/ 4`^`"�" r'''��`L• ,\ AP.ROWWOOnS ANI?P�PYI?P?ANG�At PP:OVIP?f;A MINIMUM Of Z VSE PLANTING P INI,mOr'MRY�0' OR L�55 OF WAN tiP�.I.00AS TNP PIAM�V O� VE POOP BALL �j / 4�; -• /� f';;y't IN X 5 AT POINTS WP 9� �PQINAG pAtt�I:NS WILL FILL SOIL To M LooSIo fIMS / -xis: W MPPROVPP7� ONS OV� I-OWOUIP-�fAfTI LOW J o B # \ ORIGINAL DATE : TNS bIAMMP\ OF �fW WOf GALL 5HPUI3 PLANTING b�TAIL 2 W9 0 rn NAflIRAL nRFlINPL�WAY. b R To A WTK OF ID INCI -5 MARCH 2 6 , 2007 307003 - N4 -�a 51�PLi� PLANTING p�TAIL _,"-•r•r o-� � =r. �- a. Yv-- ��k`'-,-r:, .�. Wit' •� ,] r .r' a P�*~a¢•aty, E�syTh't•.q^Y• 4?''�� n• P � '3' " 1�`3"r� e ' � , �- '."Kral' � rw 'u�� y^�„G't w ,„�5�� " v�F.f� �'s�,F �i %�":�-'e'a•', � .� � r, Y �5 �?�.,:•�+'x�k« ° .ct .r -Ly �# ,2-¢D .. 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