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Plan Council Packet 2007 03-08-07 „0 C�T C (efic o United City of Yorkville '1` 800 Game Farm Road Esr. Yorkville, Illinois 60560 coTelephone: 630-553-4350 .p p Fax: 630-553-7575 4LE ‘‘' PLAN COUNCIL AGENDA Thursday March 8, 2007 9:30 a.m. CITY CONFERENCE ROOM 9:15 a.m. Staff Meeting 1. Minutes for Approval/Corrections February 22, 2007 2. 9:30 AM PC 2006-91 Brighton Oaks II Preliminary Plan Plan Council Feb.22,2007 Attendees: Joe Wywrot,City Engineer Travis Miller, Community Dev. Director Anna Kurtzman,Zoning Coordinator Charles Wunder,Urban Planner Bill Dunn,EEI Dave Mogle,Ex. Director of Parks&Rec Eric Dhuse,Public Works Director Ralph Pfister,YBSD Tim Fairfield,BKFD Guests: James Osagie,His Grace Christian Victoria Omoike, His Grace Christian Rich Guerard, Wyndham Deerpoint Bill Zalewski,Jacob&Hefner Scott Guerard, Wyndham Deerpoint Dave Wadsen,Landvision Rich Olson,GRWA Dean Tomich,DTD Investments Mike Schoppe, Schoppe Design Todd Rogers,Merit Corp. Tony Graff,MTG Land&Dev. LLC John Philipchuck,DBC& W,Ltd. Carrie Hansen,Wiseman Hughes Dave Schultz, Smith Engineering The meeting was called to order at 9:30 am by Joe Wywrot. The Feb. 8 minutes were approved as corrected. His Grace Daycare Montessori—Special Use Charley Wunder stated DCFS requires an outdoor play area and the area surrounding it, which will be fenced,on Appendix F. The play area will have a removable tent for shade per Victoria Omoike. The building is being leased with an option to buy,hopefully for long term use. Travis Miller stated he needs the measurements for the playground and the route to the playground from the building. Clear delineation will be needed across the parking lot. If this is approved by Pl. Commission and City Council,the site plan for permit will require detail according to scale and showing utilities,building features nearby—especially near the playground. Anna Kurtzman stated the petitioner will, at full capacity,will have 30 employees with only 18-19 parking places. Ten are allowed for drop off,which addresses the memo concerns by Rebecca Houseman. Handicapped spaces are needed. The landscape ordinance is not applicable for this special use application per Travis Miller. Joe Wywrot mentioned the plastic factory across the street which sometimes has noticeable odors. This is scheduled for Plan Commission on March 14. York Wood Estates—Preliminary PUD Plan Bill Dunn thanked Rich Guerard for his help for access to the site while working on the elevated tank,east of lots 28-32. He is asking for additional topography information for storm water flows, south of Route 71. This could require significant changes in grading. The petitioner will provide additional topography at fmal engineering. Street lighting needs to be illustrated. Bill Zalewski stated they are trying to preserve trees, and there are sections with a 10%grade profiles. Mr.Miller asked the petitioner to file now for the ordinance variances needed to maximize tree preservation. Rich Guerard stated the park area could be shifted to one side or expanded so the swale does not go through the center. The park area is to provide a main entry way to the subdivision. 1 Mr. Guerard showed pictures of Tall Oaks Subdivision in Elgin, where each pad is designed because of the trees needed to save.In the Elgin subdivision,the developer was creative, with utilities(either in front or back)and sidewalks. Also the Elgin project there is a street, measuring 26' back to back and there is"separation"of the houses instead of setbacks to save trees. The developer will prepare a plan for each lot,including drainage. Rich Guerard has a tree survey complete and will provide a tree protection plan. They will try to preserve as many trees as possible. Mr.Guerard,regarding the 10 foot path, does not want to be responsible for replacing trees in the path, and is proposing a five foot wood chip path. There is a change in the plan,with the addition of Open space 6,because there was a large grove of trees. There is frontage on the street. There will be a sidewalk along Rt. 71. There should be no entry way sign in the blanket easement or in the right of way in the island. The water tower will be fenced. Approximate 150 x 100 ft.will be the dimensions of the lot. There will be an access road near lot 34. There is approximately a 10' drop in the ground around the tower and the ground near the closest home in Timber Creek Subdivision. There will be two accesses into this subdivision for fire protection. The second would be dependent on the build out for Timber Creek. Rich Guerard is asking the park district to pay for connecting the 10' trail at Brighton Oaks. If the park district is not willing,the developer would approach the city regarding a 5' trail. Dave Mogle wants to keep the city trail standards at the connection points on the north and south. Mr. Guerard will recalculate the park donation and bring it back to the park board. The path from York Wood Estates, in the southeast corner, is connected to York Wood Estates. This will be at the Plan Commission meeting at March 14. DTD Investments (Hanson Property)Annexation/Zoning Mr. Graff stated they are obtaining an easement from the county and are on the schedule for the next executive session at the Kendall Co.board meeting.When this property is assigned a transfer out of the county it will become a right of way.It will be in the easement document at the county. The lean to building needs access for the roadway for use by county trucks.Fran Klaas will agree to whatever site distance the City assigns here. The building is 5' feet of curb, curb and gutter will be built and a sidewalk. This obligation, negotiated with Fran Klaas,will be transferred to the property's new owners. Mr.Graff said there would be a monetary value assigned to use for a new storage shed.No utilities will be established on the south side,and easements will be on the north. This is currently zoned business in the county and Tony Graff gave the correction to city staff today,which was listed incorrectly in the public notice. Dr.Davis needs cross access on the private easement road(to the east)into the property. Dedication of the roadway on the south,and when this is triggered,will be discussed by city staff. The road will be maintained by the developer until dedicated to the City. The existing well will be maintained until a new water main is in. The electric may be stubbed out with the water main service. Tony Graff said the county is not interested in annexing the entire easement. Joe Wywrot suggested only a strip would be annexed. Mr.Graff asked about the fees for hookup when the septic system is gone and connection to sanitary is completed. Anna Kurtzman asked if lot 2 would be landlocked if there is no public right of way on this lot,allowing no set backs. Tony Graff stated they would address in the annexation agreement, identifying standards for the public roads for purposes of setbacks. 2 Additional variances will be 1)landscaping on the county side, asking that parkway trees not be planted on the county side,until the property is transferred and right of way is determined; and 2)the county would like dollars for recapture when transfer is complete. Joe Wywrot suggested a separate recapture agreement with the county if the developer extends the sewer line and water main. The name of the property is Fountainview and the street entering it will be called Fountain Village. Joe Wywrot asked for road connections to the north and east,and wants to know what type of roads these would be.The developer will meet with Dr.Davis. The storm water management area to the north all drains to the northeast. The basin represents the high side of property to the northwest. Dave Mogle suggested trail in lieu of sidewalk along Rt.47 for bicycling into town. IDOT is making property acquisitions and it can impact the width of paths or sidewalks. Tony Graff stated IDOT will allow pedestrian ways within their right of ways on Rt.47. Consistency is needed along the route. Mike Schoppe stated there would be not loss of lot utility if the trail is along Rt. 47. City staff will meet in Springfield on March 27 with IDOT regarding Route 47 improvements. Eric Dhuse will check into access into the water tower, coming off a private street. Dr. Davis also needs a field access. The Hanson house will be burned down,with cooperation of the Yorkville Bristol Fire Department. This will be at the March 14 Plan Commission. Townes at Windett Reserve Final Plat The title on the EEI comment will be changed to reflect"final"engineering and plat. Needed are IDOT certification and ingress/egress easements over lots 11-15 lots. He asked for a license agreement for the Corn Ed right of way. Regarding comment#33,David Schultz said there will be a ditch and cross culvert where the road is. At the intersection of Rd.A and Rt.47,Mr. Schultz stated the 16"would end at the junction of the two inch twelve feeds. Mr. Schultz is not suggesting a 16"should run down the collector road.Regarding comment 10,he will show as a"future connection",platting 10 lots for development at a future date. This area will be mass graded with interim landscape plan or a temporary re-spread. Regarding comment 28,(sheet 40)he stated there is dry basin here. The 24"interceptor and the fee for developing needs to be determined between the YBSD and the developer, addressed in the annexation agreement. Carrie Hansen stated this will be done in phasing,with the school site phase first. The road way network is uncertain, especially how far Rd.A will go. Ingress and egress easements to the north and the west of Rt.47 will be provided. Additional frontage for the park site will be provided to the city,and the new park development concept in combination with the park to the north is still under consideration. The school needs two access points to the school. The trail on the east side of Rt.47 will be in the ComEd right of way. The city will maintain the trail within the easement. Travis Miller will speak with Laura Haake regarding the trail,making a sketch of the alignment of the trail through the development. This may affect recapture monies noted in the annexation agreement. The city will need a release of liability for the easement at the trail's end. Preliminary engineering plans have been submitted to John French at YBSD. Regarding comment# 10 on the front page of the final plat,Anna Kurtzman questioned the language regarding the blanket easements on the individual lots where town homes will be located. There should not be easements on the building lots. 3 Ms. Houseman's notes stated that there should be a blanket easement needed where the monument is placed. The park dedication may change if the school takes ownership of the property, and this can be addressed by the deed. Travis Miller said the land cash for the school changed,because the school is purchasing the property. This will be at the April 11 Plan Commission. Notes submitted by Annette Williams This will be at the April 11 Plan Commission. Kleinwachter Final Plat This item was removed from the agenda. 4 52 Wheeler Road • Sugar Grove, IL 60554 TEL:630/466-9350 FAX:630/466-9380 www.eeiweb.com Engineering Enterprises, Inc. February 27, 2007 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Brighton Oaks Il Preliminary Plan Review United City of Yorkville, Kendall County, Illinois Dear Mr.Wywrot: We have reviewed the Preliminary Plan for the referenced Brighton Oaks II Subdivision consisting of the following items which supplement the previous submittal: • Preliminary Engineering Plan for Brighton Oaks II Subdivision prepared by Smith Engineering Consultants, Inc. consisting of one(1)sheet and latest revision date of February 15, 2007. • Preliminary Plat of Subdivision prepared by Smith Engineering Consultants, Inc. consisting of two (2)sheets with latest revision date of February 13, 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: 1. Permits or Sign-offs should be acquired from the following agencies: a. (IDNR) Consultation Agency Action Report regarding endangered/threatened G:\PublifforkvilIe120061YO0609 Brighton Oaks 11\docskiwywrotO5preliminary.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying species or natural areas. (Received—Consultation Terminated) b. (IHPA) regarding preservation of cultural resources. (Received—Exempt) c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities. d. (TEPA) Division of Water Pollution Control regarding Sanitary Sewer Facilities. e. (IEPA) Division of Public Water Supplies regarding water supply and distribution. f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent(NOI) General permit to discharge storm water. g. A Natural Resource Information Report should be applied for and prepared by the Kendall County Soil and Water Conservation District and submitted for review. We recommend that items c, d, e,f, and g be received prior to the start of construction activities. PRELIMINARY ENGINEERING PLAN 2. A soils report prepared by a licensed professional should be submitted for review. (Repeat Comment) 3. The design of cul-de-sac streets, Streets "C"and"E", includes elongated island designs that result in the construction of additional pavement area that the City will ultimately accept for maintenance. We concur with previous comments made by City staff members recommending that the standard cul-de-sac design be utilized on these streets.{Repeat comment) 4. The sanitary sewer layout terminates at a "future 8" SDR-26 Sewer Main Connection" in the southeast corner of the proposed development. Provisions for a sanitary sewer outfall are not readily available at this time and will need to be addressed as engineering for this site progresses. (Repeat comment) 5. Stormwater management comments and floodplain comments provided in our November 13, 2006 correspondence will need to be addressed as project development continues. (Repeat comment) 6. The Conservation Design Forum has provided comments to the City that expresses wetland concerns. The developer should provide any additional data required by City staff regarding the existing wetlands and obtain a jurisdictional determination. The final design should incorporate any wetland mitigation and wetland buffers deemed necessary. (Repeat comment) 7. The 5-foot public sidewalk in front of Lot 53 should be extended to the south to make connection with the proposed pathway. G:\PubliclYorkville\20061YO0609 Brighton Oaks II\docs\wywrotO5preliminary.doc 8. The proposed pathway southwest of Lot 53 fails to connect to the existing pathway by 50 feet. The grading and geometrics of this area should be revisited in an effort to make the proper trail connection. 9. The proposed pathway, shown as 8 feet wide, should be revised to meet City standards at 10 feet wide. 10.At the previous Plan Council meeting, the developer indicated that he intended to construct concrete roadways. Inasmuch as the typical section shown in the preliminary plan is the City standard bituminous roadway section, we will assume that the developer has abandoned the concept of constructing concrete roadways. PRELIMINARY PLAT OF SUBDIVISION DATED 11.The west terminus of the 20-foot bike path easement should be adjusted to make connection to the existing path system to the west. CONCLUSION We recommend approval of the Preliminary Engineering and Preliminary Plat of Subdivision subject to the comments listed above. If you have any questions or require additional information, please contact our office. Sincerely, EN EERING ENTERPRISES, INC. William E. Dunn, P.E. Senior Project Manager Mark G. cheller Project Manager Pc: Bart Olson,Assistant City Administrator Travis Miller, Director of Community Development Charley Wunder, Urban Planner Eric J. Granrud, P.E., SEC Fox Valley View do John F. Philipchuck, Attorney JWF, EEI G:\Public\Yorkville120D6\YO0609 Brighton Oaks II\docs\IwywrotO5preliminary.doc `` Ciro United City of Yorkville Memo • ��P�,;, 1` 800 Game Farm Road EST. •% ision ` ` ° 1836 Yorkville, Illinois 60560 i' ,,, Telephone: 630-553-4350 o QAC *A �1t3 Fax: 630-553-7575 Date: February 26,2007 To: Charles Wunder, AICP From: Rebecca Houseman 0 CC: William Dettmer, CBO; Anna B. Kurtzman, AICP; Joe Wywrot, PE; John McGraff, Fox Valley View, Inc.; John Philipchuck, Dommermuth, Brestal, Cobine & West Ltd. Subject: Zoning Review of the Preliminary Engineering Plan Dated October 31, 2006 and Revised February 15, 2007 and the Preliminary Plat of Subdivision Dated September 20, 2006 and Revised February 13, 2007 for Brighton Oaks II Zoning staff has reviewed the documents above for compliance with the City of Yorkville zoning code, based on the proposed R-2 One-Family Residence District. Staff found that the following issues must be addressed before the plans may be approved: Preliminary Plat of Subdivision 1. The side and rear setback lines must be shown on lots 6, 7, 15, 16, 29, 30, 39, and 40 to establish and record the buildable areas of those lots. 2. The setback and easement detail shows the side yard setback as 10 feet or 10 percent of the lot width. The note must also say, "whichever is greater"(10-6C-4B). 3. If a sign is proposed on lot 55, as indicated by the landscape plan revised January 30, 2007, an exception from the stormwater management easement must be shown on the plat(similar to that shown on lot 54). Please let me know if you have any questions or require additional information. rsh\abk S:\Rebecca\Yorkville\Residential Plan Review\Brighton Oaks 11\Prelim Eng Prelim Plat 2.21.07.doc �`,�ti© C/r o United City of Yorkville Memo ' 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-8545 y t-` 2 C Fax: 630-553-3436 LE 11‘",s7, Date: February 5, 2007 To: Travis Miller From: Laura Haake CC: Joe Wywrot, Rebecca Houseman Subject: Brighton Oaks II Preliminary Landscape Plan Review I have reviewed the Brighton Oaks II Preliminary Landscape Plan dated October 31, 2006 with revisions dated January 4,2007 and January 30,2007, and have prepared the following comments: General Comments: 1) On sheet TS.1, Damage to Protected Trees, shall follow Landscape Ordinance 2006-136 7.3.b. for replacement quantities as follows: 30"or greater- 12 trees; 13"-29"- 10 trees; 8"-12"-8 trees; and 4"-7"-4 trees. 2) Sheet LD.1,the Entrance Monument sign detail is labeled at a scale of 1"=30'-0". The detail shown does not match this scale. Staff asks that the next re-submittal of plans is after the final engineering is determined to show trail location as close as possible to final layout. It shall be clearly noted on the plans that the trail location connecting to York Wood Estates will be verified in the field by the Landscape Architect and City Staff prior to construction. A landscape cost estimate shall be included with the final landscape plans for approval. • t car o United City of Yorkville Memo "" 800 Game Farm Road 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 •$ p Fax: 630-553-7575 ‘‘• Date: February 5,2007 To: Laura Haake From: Rebecca Houseman CC: William Dettmer, CBO; Anna B. Kurtzman,AICP; Joe Wywrot, PE Subject: Zoning Review of the Preliminary Landscape Plan Dated October 31, 2006 and Revised January 30,2007 for Brighton Oaks II Residential Subdivision Zoning staff has reviewed the document above for compliance with the City of Yorkville landscape code. Staff found that the following issue must be addressed before the plan may be approved: Preliminary Landscape Plan 1. The preliminary plat of subdivision revised December 6, 2006 indicates that lots 54 and 55 are designated for stormwater management. The landscape plan shows that signs are proposed on these two lots. Exceptions to the blanket easements or sign easements are required if the applicant plans to build signs on these lots. Please let me know if you have any questions or require additional information. rsh\abk S:\Rebecca\Yorkville\Residential Plan Review\Brighton Oaks II\Landscape Plan Review 2.1.07.doc t SMITH ENGINEERING CONSULTANTS, INC. ENGINEERING • CIVIL/STRUCTURAL ENGINEERS AND SURVEYORS PRELIMINARY 759 JOHN STREET YORKVILLE, ILLINOIS 60560 SYMBOL LEGEND TYPICAL LOT DETAIL PHinceri 553-7560 FAX: 630-553-7646 www.smithengineering.com E-MAIL: sec®smitLLengineering.com EXISTING _ PROPOSED EXISTING PROPOSED See Plot Of Subdivision For Any r McHENRY n HUNTLEY ■Y0RKVIL1.2 Additional Easment Locations BRIGHTONOAKS II SEJBDINTI I N ILLINOIS PROFESSIONAL DESIGN FIRM # 104-000108 TRAFFIC SIGNAL HANpHOLE a SANITARY MANHOLE O 0 7REELINE I -__ COMP. FILE.- 060677-pre-eng.dsvg STORM MANHOLE O O TREE '-, 40 REAR STORM CATCH BASIN O • MARSH / WETLAND ExlsT - _ r -,- -- SETBACK KENDALL TOWNSHIP, KENDALL COUNTY VIE 060 STANDARD � PE-1 80 VARIES �+ i Q TOWNSHIP " x T j� R i + �+ + STORM INLET d SPOT ELEVATION '- PROP I I LOT W1DTN SECTION ION 1 V, 1 O YY NSHIP 36 NORTH, RANGG 7 EAST FLARED END SECTION ► CONTOURS DRYIhELL ® O FENCE y- W f I 1 SMI TP ENGINEEIRING CONTACT s I ' EXISTING i�O ISI I ISI C .. �t LOCAT1onI-MAP GATE VALVE & VALVE BOX 9 STONE RIP RAP h 10 B.S.L.B.S.L -`i (KENDALL H D A L L COU ISI T Y g A- 1 ) GATE VALVE EROSION CONTROL FENCE -.--*r�. q O I OR 109; Q PETER J. HUINKER P.E., DIRECTOR OF �< 11 A• p - 4' 5' SIDE YARD (QUANT I�SPECIFIED }-} , , , I I of WIDTH o I PROPOSED ZONING - (CITY O F YORKVILLE , R-2) OPERA TIONS, YORKVILLE SPRINKLER r • ON PLANS L i D.&U.E. TMP. ��� �' r�Fra • FIRE HYDRANT v Y L - - _, - JL630 553-7560 `� F- -, °�, �� �,�� : 9" ,s LIGHT POLE - i °e y rte : .�W,: DRAINAGE DIRECTION ARROW =s� STREET SIGN TDD YEAR OVERFLOW ROUTE -P PLANS PRI PAR 9 D FOR : ERIC J. GRANRUD P.E., CIVIL ENGINEER 111 � ``� � � '� ' �'=`_ ,.7" '� •"D1 may`:"s, REGULATORY SIGN -� 30' FRONT ._. WATER MAIN TAG ITEM ® SETBACK (630) 553-7560 x U77UTY POLE y `, �j VIEW., INC. t FOX E #�f Y iaj ' A �I,►• w �rN STORM SEWER TAG 17EY � LINE w� STREET SURVEYOR ��. �y y 1 uz.q UTILITY BOX RDR2 CRAIG L. DUY. P.L.S., SENIOR STAFF MAILBOX d � PROPERTY WELL ® SANITARY SEWER TAG ITEM LINE - W. a a` ate_ u° 4»,.,s Vic' 23808 � ANDREW ROAD (630) 553--7560 -r £1iN7dr:rr `� SOIL BORING LOCATION TaF - TRENCH BACKFILL QUANTITY o O.Y. NOT TO SCALE P D' 60544 y , ., SANITARY SEWER D- --+-- 0 LF ' r `0-% "3 CA LL JULIE 1 -800- 892- 012,3 4,• STORM SEWER 7- - FUTURE ROADWAY CONNECTION `y s ,,, ,t �• £ ""'"="' 3I ,. 't CUL VERT C r^��' Q WITH THE FOLLOWING: 8 WATERMAIN, TYP. _ , , r - PROJECT CONTACT . ��f�:". � WATER MAIN - �, ,'�"` j -- - ' `- WATER MAIN ENCASEMENT - i I a j� , 24 HOURS ' I=1 .` W a OPERA TES COUNTY KENDALL 1h +�_ %�v' G /rrc KT�rff,R SANITARY FORCE MAIN �- --- ``" r i m R • JOHN C R A 365 DAYS 1 S ?*�w ��53 CITY-TOWNSHIP YORKVILLE KENDALL �•-vy - ' 124 STORM UNDER DRAIN v- 1� 7 'fi 55 3 ,W DE6= PHONE : rr / # Yvw afL �� , •^ ` @`ti y f�' iir x 471 SW. 1 4 SEC. a ` ` y` � 2 �r �` SEC. & 1 4 SEC. N0. �xt s° s'a7": �`' `� l ®0 48 HOURS BEFORE YOU DIG �C � - ELECTRIC LINE F- +� 4 •JJ,c Csw1 } A 7 rL. ^�' R 4 k - TELEPHONE LINE > ` ' ac's a, `' `Lr \ C,\� I3 :ays f , ' • EXCLUDING SA T. SUN. & HOLIDAYS 9 ; \ LOT 4� / OPS L GN t�\ \ FAX• (81 .5) 439-5761 t�.'3 � �� �° .> NOT TO SCALE GAS LINE U ,a.aoss ' - 1 j ,` CABLE TV LINE ` z \,�a 30' 1 a' OLE,, ! GEN�QAL NOTESf LAND USE SUMMARY BSL Sot ` ; , 1. THIS PROPERTY IS PROPOSED TO BE ANNEXED R-2 AND WILL BE WITHIN THE _ 9 OF CORPORATE LIMITS OF THE UNITED CITY OF YORKWLLE >" w `- ' ' • �7 � L T 4 ' ! L 1 4 �LOT 430 7� • h I, - .R�5.�7`-,� STREET LIGHT , 3 � _ R• .F I-A LAND USE ACREAGE TOTAL ACRES DENSITY UNITS 2. THE SITE SHALL BE SERVICED WITH MUNICIPAL SEWER AND WATER. r< u PHOTO-ELECrRIC CONTROL LOT 'e�08 \ ,,�- ,� / SINGLE FAMILY DETACHED 17 33 GC. 46.1% 3.06 du ac NET 53 6 -O" TORK ,1/ 2007 \ 1z5F t I 1 f ��50.0' _ RESERVED LOCAT ON FOR J. DETENTION BASINS ARE TO BE MAINTAINED BY SUBDIVISION HOMEOWNERS REFER TO S-6 & S-7 OF THE o BRACKET � , '� �--���•r� EXPANDED SEEPAGE FIELD OPEN SPACE 12.30 ac. 32.89 ASSOCIA770N. "UNITED CITY OF YORKWLLE O I SPREAD t j ►� l \ \ �� 1/ �� 9 INTERNAL R.O.W. 6.71 cc. 17.99' STANDARD SPECIFICATIONS FOR r !� �r1 1 ` 4. ALL SEDIMENTATION AND EROSION CONTROL REGULATIONS SHALL BE IMPROVEMENTS." - '�" R _ �:"-- � HIGHPOINT ROAD R.O.W. 1.21 Oc. 3.29 ADHERED TO PER CITY OF YORKVILLE REQUIREMENTS 31 1 LO 45 4 '� E' f v < + 1 TOTAL GROSS ACRES 3254 cc. 100q 1.41 dU19C GROSS 53 5. NO PART OF THE PROPOSED SUBDIVISION RESIDENTIAL BUILDINGS ARE T \ \ s o \ / 1 t2 sF _, �,- LOCATED WITHIN A FLOOD HAZARD AREA BRACKET MOUNTING !S ON CORNER '450} _ �•- 1 _ , AVERAGE LOT SIZE: 14,217sq. ft. OF POLE NOT FLATS � .o i•�, 304-FDD � ,{�_,, �pF Qo zD2+s2. ]. _ � . h, � y 4 MAXIMUM LOT SIZE: 19,294 5q. ft. 6. NO DIMENSIONS SHALL BE ASSUMED BY SCALING. f '� � ��-� ti � EXI S 11NG SEEPAGE OR COMPANY GENERAL ELECTRIC - - \ MINIMUM LOT SIZE: 12 000 sq. ft. OR COMPANY NO. M2RR1551N2AMS3F OR ti r:t ' �� ' AX SPACING = 300' - p�. -•. � I � 1 ���,' \.,�='^ FIELD 7. GAS, ELECTRIC, TELEPHONE, AND CABLE TELEVISION SERVICES ARE APPROVED EQUAL WITH 1-1/4'• SIDE FIRE HYDRANT \ \ - -� i e r+t =$ COT$$ �\ RESTRICTED TO THE UTILITY EASEMENTS AND SHALL NOT BE PLACED 1N THE NOMINAL POLE DIA. = 7 1/2' MOUNT BUILT 1N BALLAST. THE WITH SHUTOFF r) I \ o 15,t�xsp' Y / 1 \ - n ROAD RIGHT OF WAYS EXCEPT FOR THE CROSSING THEREOF, LUMINAIRE SHALL BE FITTED WITH G.E. r LOT46 +{ - �_ �.,C, VALVE, TYP. -- - - '1i'2D.�J= I/� I � - ,�, PRESSURE LAMP LU 15D/55D• 72'• 6�0' 130.0' s w I �v. 1 �� \ti 8. ROADWAY GEOMETRICS AND STRIPING TO BE PROVIDED AT FINAL ENGINEERING. STREET LIGHTS REQUIRE $ R.O. \ R.O.W. -- COT'38- INSPECTION LEY UNITED CITY 37- _ '{ �� �''l ,�-,, `A' f I F OF YORKVlLLE PRIOR TO TURN ON. 0 G• ��\ � \ : �� }� � 3r �l 12,ase BF / f •,��,.� ' �� .__. f ( � � - Iy r '``1411 LOT 4� 1e.ase sF - 1 I / ` h 'z at,b' /yi /t 4 1Z4bQ BF\ t �~�� SITE 1110TES r 1. SITE LIGHTING SHALL BE PER CITY OF YORKVILLE ORDINANCE �� 2. SITE SIGNAGE SHALL BE PER CITY OF YORKVILLE ORDINANCE �: 6 tsF BRIGHTON 35 �- ti � .oI d� � ns l °� , e !.0748 ` � 1z° "� � / �' � �-, -� �nY�1 L `` _ 1` -�'a �---�' -FO�--'VL E�IE - , ._.. � y.�.` �� �r ��>� 3. ALL IMPROVEMENTS SHALL 8E PER CITY OF YORKVILLE 4" X 8 \ ✓ \ tz4s3sF/ 1 I ~ / -� `_. i ? I \ E5 IPT1VE ROW ORDINANCE UNLESS VARIANCE 1S REQUESTED. / t 12s� '\ /. n• •e 23808 A DREW RD. 4 Y o fib ✓ / L `ii- � ,ra✓ 10 BF, DEDICATED - '� :�P LA I N F I E L IL 6 0 5 4 LOT 6 r \ i; I R\,� 4. THE SIZING AND PROFILES OF SANITARY SEWER, STORM > SEWER AND WATER MAIN SHALL BE DETERMINED DURING WATERMAIN YP. NTY Z NI i - `, \ 3 I ql \ THE FINAL PLAN STAGE. LOT 34 _ � 1j.0'Y33, ,� r t4,3n8� � - <��� � � .'`=-`._.�a ,,, _,,7--�= �y3 Q, f ���. r- \ \ f���\ � ;�� \ a J \ fe.ossa� f �000ss 7. - y \ _ �----�,�, � l r � 1� ` 5. MINIMUM TOP OF FOUNDATION ELEVATION SHALL BE 3' oT 56\ 2'-0" -- _ , HIGHER THAN PROPOSED CENTERLINE GRADE Ar MIDPOINT f / 12:4508F \ •T / r e �' w 10��=� _ � y c F'� .gat \ OF LO r---- _ UNDEVELOPED / 1 o Y- i - \ per L / ` + 01 / \ "�, \. ' TREES E EXISTING POND 6 Y \ - 44,a3es� \ �1` 'I � �I,1�� � ( 1 � o S `f _ - �_ ` �- � OVED, �• U7FALL � "> > � LOT 5 � �, fi. ALL EXISTING DRAINAGE PATTERNS SHALL 8E MAINTAINED AND PROPOSED YORKWOOD ESTATES r / ' a_ / .F \ \ , airs } ` 1 r1L1.4ws� - _ ;� I��, ALL EX5ITING FIELD TILES SHALL BE TIED INTO THE PROPOSED 5,_ON p FINISHED GRADE JS & WD Development LLC / D1toD_ /s 302+ } --JD3+ ---� + } 9fiGD `�� / 15' D.&}L "�� I qo 7 t \ STORM SEWER SYSTEM. MINIMUM 605 Lindsay Circle / f �` -�,._ ' " \��� -// CRUSHED GA 6 LIMESTONE BACKFILL \, -LRT sr J $T EE D r t OT 29 2 D. f/ J z �Aa3 , 'A- LEGEND WATERED & COMPACTED AROUND North Aurora, IL 60542 / (' �,4w� _ -� � � 8 WATERMAIN, �,.��,-may' , � 3a - �J ` NOTES, THE BUTT OF THE POLE r f ^a - / \ I 1 \ t ';�• T �� _ ''! r t m _ �- CITY OF YORKVILLE ,- I _ 8" SDR--26 C sL CENTERLINE 1. A 10'LONG COPPER CLAD GROUNDING ROD TO 8E PROWDED - _ _ 2. lN�UNE FUSE HOLDERS MIH PROPER FUSING IN SERIES KITH EACH UNDERGROUND CAVDUCTOR TO PROTECT INF LUUINAR£ ZONING: PUD R-2 _ C s f +tst ' / /j / -�.�' `„ _ -� 1\\\ „'' Y L'Q"f}8� �- �- 7+' LOl` s Y I / \ i -' LOCATED ON EACH INDWDUAL POLE. ALC UNDERCOUND F££DERS rO FUSED Al OR BELOW THEIR RAYED CAPACITY. / ,�;t 12,g5q&F S GE "S55'HPS BALLAST ORAMERICAN ELE027C H5-15-S-RN-120-R2-DA-4B TO BE BE PROVIDED. ..l + \ °i�,\ I `7 /\ \ - - /' j jL� ��-721•--� BOUNDARY LINE /L LOT Y 16,849 F i;- 1 1F4ss,�� 9. DIRECT DURIED CABLE SMALL BE AT A DEPTH OF JO'MINIMUN• THESE.3 CA8LE5(BLACK,WFIITEGRE£N)MUST BE RUN FROM THE -t, \ '•, 1 - r -- 1, LOT 28 w ^ ��� �� '/ --LD'I' 1rJ f" \ �,� 11"7 l r, PDL£ TO THE POKER SUPPLY. _ LOT 5� ,' /1�',8�1 8F --- --COT 25 43,818 SF _.1��BF „ 1 / �?�- / " 18,386,SF� ` ! I ,• rh / I �a 5. LUMINARIES OF THE TYPE 11 PER IES EXCEPI AT INTERSECTIONS*HERE TYPE 17 OR IV IES DISTRIBUTION SNA[! BE US, UNLESS - / r 1$818 SF Q �;., "„` -� r VILLAGE ENONEER SPECIFIES OTHERWSE _ � 12,46QSF �/ / f -,� 7u _ ,Tf _ ` -1 A-_-: � / y } + •11 \ I- �.rz, + jML 6. WLTAGE DROP SHALL 8E NO GREATER THAN 31 FROM POKER SUPPLY TO rHE LAST POLE µ7TH NO WIRE SIZE SMALLER THAN �� y� "� 'i ` � \�-�� / / J ' � � �� � � �- 7 +� • ' \ • •` `•-� �I�� � �� ` RIGHT OF WAY LINE 0 TYPE RHN OR RHW USC. ALL LIGHTS TO OPERATE Ar r20 V EXCEPT ON MAJOR STREETS 7. ALL DRIVEWAYS, STREET, AND SIDEWALK CROSSOVERS SHALL HAVE 2-OF HD PVC CONDUIT, USED AS RACEWAYS FOR t / -✓ " _ - / \ l/' f 1 , ti _ -^- _ �- . \L0 3�( ILO UNDERGROUND CABLE. >' - �7 /, \ -� l / / / ):.OT 14 ` '. L@Tfl�1 _ f,', 12•Q'y�+�F4 -- 4 I�\ ✓T '\ LOT LINE a NO SPLICES MAY 8E MADE KITH CABLE. IF NECESSARY, ALL SPLICES TO BE MADE ABOVE GROUND LEVEL. `ts! 9. UNDERGROUND CABLE IO BE INSTALLED W A TRENCH NOT LESS THAN 2'FROM BACK OF CURB, EXCEPT THAT IN NQ CASE SHALL THE UNDERGROUND CABLE BE INSTALLED UNDER THE SIDEWALK. I 4[ft \ D _ 10. CONNECTION IO tFfE POWER SUPPLY SHALL BE MADf TO COMALY µTTN THE COMMONWEALTH EO1510N COMPANY '� I` LO� SF, S. r ./0.1,2� - ti / / r 1 �& - `', 1{ S 1� = ` . r� fI j ` J el. /-'^� B„1CL - �" \ \ � r� I BUILDING SETBACK LINE I t-RULFS AND REGULATIONS AS AMMENBED FRO TIME T6 TIME. L S ^ 20' BIKE PATH EASEMENT -/ / v7 - " TOT may/ EASEMENT LINE /0' PA TN SECTION t , ' _ _ <.._ \ �� LOT/1 \ t O r 10 " D \ \\ '` I I V \ 6.0"MIN. TOPSOIL MX1 r~ C Y 12oB1 12,0008P ` \ r ,J r 0,50' 12' AGGREGATE SHOULDER, TYP.-� SEEDING OR SODDING PER \ _ _ r i - , g /Y / TTP. JD TYP. E T.D.O.T. STANDARD SECTION 1 J L f 5� 3 I S+' 33 L T LOT 20 F J (�Q 5 / ! 1 \ \ ,� iF1 1 �r �. i.OT 21 LOT�= LOT t L _ i a (TYP.) 250 AND 252 -�1 � � r O � gei6SE - 12,8i8SF 13,4888x'' '•17,22T�, '"�� � 'f �" � NOTE-� 7, F - 18.382 61=-. -�-rd 1f•1%FT. DRAINAGE SWALE & r; �' ' _ - i s� l '`DLII" - W I CULVERT INSTALLED _ `u \ - 1� I ` ��` 1. ANNOTATION ABBREVIATIONS TO BY-PASS \ '1 r / / �'\ ''' 130 Sf (j LOT v�� �\ LOT 11 / - d{i LTIIf - \ OFFSITE RUNOFF / ` \� 15,re1 ]a,e1s \ OF�ROA t BSL BUILDING SETBACK LINE X�\\�\�/\ \\\//���\\: 4r 15' D.&U.E. \ Ltass az( O• �1rk .TO' ^ �- °, ! a \ ti \ \ - - TO BE LOCATED WITHIN I D.E. = DRAINAGE EASEMENT 2.0' BITUMINOUS CONCRETE R \ \ ` , ' / \ SURFACE COURSE MIXTURE C, � � -- `- , ~ � �� ir2�+D0 r 113f00 ~' rr9t 1r5fQO �` � �� �Q 701' (T'YP•} y q �\ \ � � f 1'I ' � DEDlCA7E'D ROW) UE = PUBLIC UTILITY EASEMENT _ -,'t PDB = POINT OF BEGINNING CLASS 1, TYPE 3 l r '{t °� •. �t Tst ��1 sr \ - - f f "� ° r f i POC = POINT OF COMMENCEMENT a.0'•AGGREGATE BA5E COURSE' TYPE B (CA--6) /- NATLRALI� � � �� A& U.E. = DRAINAGE AND UTILITY EASEMENT '• ��WArlt BA,S�V A o rre oo 19+DD • x+12 Do 721+o6`i •r2z+DD �Lz +DD R r r as i c� ' y \ ��10 4r,, azi o ar. , �, S,W.E. = SIDE WALK EASEMENT - hM - 701.72 J TYPCIAL CUL-DE- AC DETAIL i f _ - 80TTOM--= 69d50/ / :ry-- 11 , S.W.M. = STORM WATER MANAGEMENT - / S.E. = SCREENING EASEMENT EASEMENT DIMENSIONS ARE TYPICAL UNLESS OT HERiN5E INDICATED ! / / f ` s \ 1 PROPOSED 8' WIDE (SEE PLAT FOR EASEMENT/SETBACK DIMENSIONS) �S a - LOT 54 / / / y -_ / ;a 497,732 / f ✓ r '� \ � I I ASPHALT PATH T.R.E. = TEMPORARY ROADWAY EASEMENT s f 66.0' L E LANDSCAPE EASEMENT f -'R65.0' i .-_LIGHT POLE LIMITS OF 100-YEAR / / y �. FUTURE ASPAAL T v / - fly 0 SAS=- M1 a, { R O.W. f l v R25:0 -- R.O.W. I FLOODPLAIN �� • ! PATH CONNECTION / -- _ -ti�� - o $2 >r,, C } I/ ~�o> 8" SDR-26 j?,0.iv r FIRE I r /!� \o ♦ \ / Y , - -= 9 ,..r y� =" 4 s ..+. L� 1 ♦�` TYP. SEWER MAIN, TYP. koro 4'_~ `w: 1 ',-'" H RA � a '�• ♦ - J - -Cy- \ '�' - err fs ws�4''02 05"E-DEET3j- r �o � _ i fT ) 3� /1 ♦ - 0'99. -' - �is� - -_ _ �� - `,n NA�ZED l y �'1L`t , Ta UNDEVELOPED h l R20 0, 1 ?K' 1- �� ` \ '' � 02 ) =' 7a3 _�� ~. = '�► -'�-- �a SAW BASIN-� 1 Q (TYP) `s SAN. �/ / / �_ �' roz iota �i �` _ `�� e 1 \ 1 �f toW FLOYD 8e CAROL LINDHOLM --MANN-D E �,f • // / \ /�! •/" �5� 5��� �" -._amu,� _~_- - 1 r i_ ~ r ��� � ! !: � -. BOTTIM 769850 I�.lMp 8420 HIGHPOINT ROAD �� {rrP} _ f/ ��'`�� -�� .���= ��� �' - -- - _ _ - 1 ��' �,, - `�. - l r ti ` +'z _ YORKVILLE, IL 60560 r �- � --- - I � � -'�� � +� � � if �'1� � _ '' K \meq RD /G�j - f i ; - / HAWTHORN1r VILLAGE (COUNTY ZONING A--I) R3 .0' `�'- (` } " ' % �' �/'"� `��`�(- tet+ � \ FUTURE 8" SDR--26 .:.. j �! �/ COUNTY ZONING R-2 �1o't r..- -�'Y �I' �> r/ `-B.S.L �?RNE ER IY /� �f // ` 6" *` - ,� i / LIMITS 0 FLOODPLAIN ( J LIMITS OF WETLAND - - - c , �f / ��` D o 13�y ` 1 ,1 SEWER MAIN CONNECTION ,_ GRAPHIC SCALE I I m`t }� I/ - BOUNDARY _� �-��`_ ��``_ `` � lrx� ` --100 0 50 100 200 400 II I/ LIMITS OF WERAND NOT TO SCALE �/ /'/,/ // j, . . . - . . . • . • - . _BOUNDARY I/ 5 3" - % I'llG TYPICAL STREET CROSS SECTION - LOCAL 120AC?S ��_�.� `r 1�Tl / - - ,/i // �� ~� �=-�\�� ' / 3id FEET - _ - - - _ / �i/-///~/ - 66' R.D.W. �10' DRAINAGE LIMITS OF 100-YEAR '�-������ 4 / '!f ) q - - /. �0� / 10.0 DRAINAG -o FLOODPLAIN ����1\�,q f�t ., �r� 1 inch = 100 ft. OP6V PAS € - - - - - - - a� �� / / & UTILITY EASL- 18.0' 30.0' 6-8 18.0' 9X' UTILITY EASE. DBIIICATEfJ TO n r O / . _ - _ _ .r. y . g�a�� TYP. 27.0 E-E 1.0 �► / .Ke7L4ADS / _�'-I / sTR DETEN77ON POND f s ✓ �. // 5.0' r/ / LIGHT OUTLET LOCATION EXISTING .-� i/•:- - - - - - - . _ J _ // - � ! � 3.�3` r/� / /I � �r1 /ice $9� f 2q, F R 2.009 2 oD� 4g = 2gF PROPOSED STUB FOR CONTOURS ,�� , / / °�"- -- -- H RANT 49; (T�) >. . . . . . . . . . . . _ . /� �/ e-sox 7.0' (TYP.) 5. YP. FUTURE W.A4. IfII I or! - _ . . . _ . _ _ " 5�// f �/. (AS APPLICABLE) 1 & VARIES & VARIES _ CONNECTION. P2EL111iI1111A►�Y ENGINEERING PLAN o • - • • • • • ,-//i i�1f (TYP-) - -�r' 2 3 4 5 6 8 9 /0/ / 3Q -ETON OSI KS 11 SUBDIVISION STORM-�0 7 SANITARY SEWER-O FUTURE WATERMAIN \ SEWER (TSP.) MNN (WM.) CONNECTION YOI�KVILLE ILLINOIS o f eaa�r✓ ` O P.C.C. SIDEWALK-5" WITH 2" AGGREGATE SUBBASE- (CA-7) � 2-1/2" BITUMINOUS CONCRETE BINDER COURSE SUPERPAVE, IL-79.0, N50 \`� %1!�� I (6" THRU DRIVE WITH 5" AGGREGATE SUBBASE CA-7) SN = 0.88 /T`'` :11-' O 1.5" BITUMINOUS CONCRETE SURFACE COURSE SUPERPAVE MIXTURE C, N50 COMBINATION CONCRETE CURB Bc GUTTER, TIRE B-6.12 SN = 0,60 REVISIONS DWN BY: WT: DATE: PROJECT NO. 10" AGGREGATE' BASE COURSE CA-6 CRUSHED STONE, TYPE B O 4" AGGREGATE BASE COURSE CA-6 CRUSHED STONE, TYPE B PRELIMINARY - NOT FOR CONSTRUCTION 1, EJG 10/31/2006 EJG 10/31/06 9RIH-060677-2 BENCHMARK H1 - RAiLR9A0 SPIKE IN SOUTHEAST FACE OF PIRST /� OR APPROVED EQUAL UTILITY POLE WEST OF CREEK - i / OR APPROVED EQUAL, SN = 1..30 ELEV. = 703.37 Og AMOCO 4551 GEOTEXILE & FABRIC OR EQUAL (50. TD.) (IN ALL NON-GRANULAR REVISION DATE. FEBRURAY 15TH, 2007 2. EJG 1f/29/2006 DSN BY: INT: HORIZ SCALE: SHEET BEIlCHMARK H2 - TOP OF STEEL PIN IN CONCRETE UDNU14ENT A7 O 0.25 GAL./S.Y. BITUMINOUS MATERIAL PRIME COAT (MIN.) SUB-CRADE AREAS) EXTEND 12" BEYOND BACK OF CURB 3. EJG 12/06/2006 EJG 1"=100' SOUTHEAST CORNER OF HIGHPOINT HILLS SUBDIVISION ELEV. = 724.31 ` RIE EDGE OF PAVEMENT TO BE CLEANED AND SEALED WITH RUBBERIZED ASPHALT 4, EJG 02/15/2007 CHK BY: INT: VERT SCALE: OF I TOTAL SN = 2.78 ® CEMENT HOT-POURED JOINT SEALER AT CURB/PAVEMENT INTERFACE. 151 NA