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Plan Council Packet 2008 02-14-08
o United City of Yorkville tr'\_, ' 800 Game Farm Road ESt MS Yorkville, Illinois 60560 Telephone: 630-553-4350 n Fax: 630-553-7575 ;CE 0- PLAN COUNCIL AGENDA Thursday February 14,2008 9:00 a.m. CITY CONFERENCE ROOM 8:45 a.m. Staff Meeting 1. January 24, 2008 Minutes for Approval/Corrections 2. 9:30 AM PC 2007-41 Yorkville Town Center Rezoning,Amendment to PUD Memorandum =, To:Plan Council Members ='� From: Stephanie Boettcher, Senior Planner CC:Annette Williams,Administrative Assistant(For Distribution) 141,4 l� `� p Date:February 4,2008 yr' Subject: DRAFT January 24,2008 Plan Council Minutes LE 0' Attendees: Joe Wywrot, City Engineer Stephanie Boettcher,Senior Planner Travis Miller,Dir.of Community Development Jackie Dearborn,Civil Engineer Dave Mogle,Dir.Parks &Recreation Eric Dhuse,Dir. of Public Works Brendan McLaughlin, City Administrator Anna Kurtzman,Zoning Coordinator William Dunn,Engineering Consultant(EEI) Ron Diederich,Dir. Yorkville Police Guests: Kelly Kramer,Attorney(Law Offices of Dan Kramer) Emo Furfori, Schoppe Design Associates T.Porino,Jake Land Mike Schoppe, Schoppe Design Associates Mike Mueller,Cemcon Ltd. The meeting was called to order at 9:07 am by Joe Wywrot. The December 13,2007 minutes were approved as amended. HattnerAnnexation and Zoning The petitioner gave a brief description of the two concept plans for the 80 acre subject property. Concept A has approximately 14 acres of commercial, 70 townhomes and 90 single family lots. Concept B has 28 acres of commercial,70 townhomes,and 58 single family lots. Both concepts had two access points, one on Penman Road and the other on Route 47. The transitional use of townhomes is to never to exceed 14 acres, but the petitioner would like flexibility to allow end user to increase or decrease commercial as desired. Travis Miller commented that Concept A fit better into the Comprehensive Plan. He also suggested that the commercial retail be changed to commercial office which would fit better with the residential lots on the property. The commercial buildings should follow the same architectural guidelines/style to the residential buildings. Joe Wywrot acknowledged that the closest collector road would be Wheeler. He also commented that approximately 0.25—0.5 acres in the southwest corner of the property should be reserved for a pumping station. Anna Kurtzman commented that spacing, specifically for the townhomes,should be included in the terms of the P.U.D agreement. Travis Miller commented that both concept plans should show trails running the length of Route 47 and Penman Road. He also mentioned that since the petitioner had not been in touch with the Aux Sable Group from the Conservation Foundation,that recommendations given by that group for the property should be included in the P.U.D agreement for implementation on the subject property. Joe Wywrot had concerns with the access to the first lots from the Penman and recommended a shared lot,removal of the lots,or the removal of the boulevard feature at the entrance/exit from Penman. Brendan McLaughlin commented that Concept Plan B has a better road alignment which allows for road sharing ability for the parcel north of the subject property. He suggested that this road alignment be used for both concept plans and allows for less traffic thru the townhome acreage. He also mentioned that additional single family homes are better for the community and a less intense commercial use is easier to step directly to single family without needing townhomes. Eric Dhuse mentioned that there is a ComED right of way on the east side of Route 47, so there will be additional right of way running the length of Route 47 on the subject property. Travis Miller requested that since the petitioner was not comfortable with removing the townhomes, since they do not have an end user,that the petitioner should prepare a third option without the townhomes and show all three to the plan commission. The P.U.D.agreement should also be structured to give preference to single family. Brendan McLaughlin mentioned that green design should be encouraged for the subject property. This item will be on the February 13, 2008 Plan Commission Agenda and the February 28th Park Board Agenda. The petitioner is also responsible for resubmitting three concept plans (Plan A to be revised with road realignment and Plan C created which does not have townhomes) by February 1,2008. Shoppes South of the Fox(Windmill Farms) The petitioner presented 4 concept plans for the subject property. The petitioner addressed the major changes made since the initial concept plan was brought before Plan Council and Plan Commission in July/August 2007. The changes consistent on all of the concept plans are a revised internal roadway network along with increased spacing of 750' between full access points along Route 126. Lot 25 was identified as a difficult parcel since the property adjacent to it is not included in the subject property. The difference between all four concept plans is the reconfiguration of the assisted living facility,townhomes and offices uses in the southwest corner of the subject property. The roadway running along the southern portion of the property west of Route 126 was identified as a potential"cut-thru." Joe Wywrot commented that that the full access point could be moved to the southern part of lot 25;however it would reduce the spacing between the full access points. Travis Miller mentioned that the banquet facility, seen on plan C,could tie into the retail on lots 23 and 24,allowing for the potential for the roadway to be omitted. Eric Dhuse identified the road linking the subject property to RainTree Village, south of the property,has multiple access points along what could become a thru road,along with massive driveway cuts for the townhomes as seen on Concept Plan C. It was decided that this road should be designed to discourage thru traffic. Anna Kurtzman identified that the assisted living facility should be better integrated as part of the plan. There should be a synergy between the assisted living and the commercial particularly the restaurant uses and the daycare. The concept plans need to identify pedestrian linkages between these facilities. The development should take on a town center feeling with the assisted living facility being a thread. The assisted living facility also has the ability to share parking with commercial or office uses which should be addressed in the P.U.D agreement language. Travis Miller stated that all of the concept plans were lacking a civic feel and were very conventional. He emphasized that he did not want to miss out on a special opportunity not only for Yorkville,but also for the developer. Anna Kurtzman questioned how the non-included parcels in the subject property can be potentially integrated into the property at a later time. She mentioned that access should be required for lot 25 along with suggesting that an attempt should be made to acquire non-included parcels prior to the development east of Route 126 developing. It was confirmed to the petitioner that a recapture agreement was appropriate for this issue. William Dunn stated that the full access point is very important especially since the petitioner does not have lot 17 included in project. The petitioner mentioned that IDOT was comfortable with the spacing of 750',but Dunn pointed out that the petitioner would need a full commitment from IDOT prior to securing retailers for the property. Joe Wywrot inquired about offsite alignment studies,particularly seeing an aerial for Penman road alignment. A 10' trail should be included on the east side of Route 126,even for non-included parcels. Also, the petitioner should provide an internal circulation plan. Dave Mogle stated that a trail would be desired along Penman Road as it aligns with the forest preserve. Anna Kurtzman questioned the petitioner about architectural features and how the property will tie together. She informed the petitioner to think about signage as the sign ordinance is currently being revised along with making mention of special uses(gas station and daycare)in the P.U.D.agreement. Joe Wywrot mentioned there potentially may be a lift station onsite,but the property located south of Route 126 can use gravity for sewer. Reference the Regional Water Main Plan which states there is a need for a booster station in the area. Petitioner to provide two concept plans (concept plan 1 and concept plan 2)to the Plan Commission on February 13, 2008 and the Park Board on February 28,2008. The petitioner does not need to resubmit plans;however staff will recommend at plan commission that the concept plans resemble a town center. A meeting with IDOT will be set up following Plan Commission and City Council meetings in February. Yorkville Town Center Tabled until the February 14,2008 Plan Council Meeting. X00 co., United City of Yorkville J� , � "'6 800 Game Farm Road `�`' Yorkville, Illinois 60560 < l71_n:i. a Telephone: 630-553-4350 x.14 -',#. Fax: 630-553-7575 Pc# c00`7-4 i APPLICATION&PETITION ANNEXATION, PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE REQUEST Development Name: Yorkville Town Center Date of Submission: December 28, 2007 Requesting: 0 Annexation %Zoning 0 Planned Unit Development 0 Special Use: 1. Name of Petitioner(s): Raycorp, Inc. Address: 16345 S. Harlem Ave., Suite 4 SW, Tinley Park, IL 60477 Phone Number: 708-429-6644 Fax Number: 708-429-6686 Email Address: jimb@raycorpinc.net Relationship of Petitioner(s)to subject property: ]Owner 0 Developer 0 Contract Purchaser 2. Name of holder of legal title, if different from#1: Villas at the Preserve/Raycorp, Inc. If legal title is held in a Land Trust, list the names of all holders of any beneficial interest therein: 3. a). (I). Street address and physical location of subject property: 10312 Rt 71, Yorkville, IL 60560, 1/4 mile west of the intersection t to oads, 47 & 7 on the south side of Rt 71 (ii . zoning or surrounding parcels: North: B3 South: County Agricultral East: B3 West: County Agricultral b). Legal description of property;attach as Exhibit°A°. C). Total Acreage: 71_g5 ArrPR d). Kendall County Parcel Number(s)of property: 05-08-201-002 & 05-05-400-010 e). Current Zoning Classification:Yorkville R-2 Duplex Two-Family Residence PHD District f). Zoning Classification Requested: Yorkville B-3 Highway Business g). Is this property within City limits? XX Yes No, requesting annexation Page 1 of S United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 1188/06 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: Tony Graff, Graff Management & Development, LLC 1334 Walsh Dr. Yorkville, IL 60560 P 630-689-9217 f 630-553-3270 email graffmd@aol.com Attorney: Name: Schein. Burney. Ross & Citron. Ltd. attn Robert Kenny Address: 222• `N. LaSalle St. . Suite 1910, Chicago, IL 60601 Phone Number. 319-337-090(1 Fax Number: 317-332-4514 Email Address: rkenny@schainlaw.com Engineer. Name: MeritCorp, PC attn James Meier Address: 20 S. Main St., Oswego, IL 60543 Phone Number: 630-554-6655 Fax Number. 630-554-7788 Email Address: info@merit-corp.corn Land Planner: Name:MeritCorp, PC attn James Meier Address: 20 S. Main St., Oswego, IL 60543 Phone Number. 630-554-6655 Fax Number. 630-554-7788__ Email Address: info@merit-corp.corn Page 2 of 5 United City of Yorkville Annexation,PUD,7i+ning,Cpoasl Use Application Revised: 11/28A96 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: Oer&Ar1b( iag JZoo-) P- itioner(s) •natur; I property owners signatures must appear on this application.) Subsc "b=,• • fore me this 4 8- day of pe,CGirr►be.r ,200 ) . SHERRIE A.MARROTTA NOTARY MUD,STATE OF ILLINOIS I EXPIRES 9474011 THIS APPLICATION MUST BE NOTARIZED. Page 3 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised 1128/46 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 2"d 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 mall 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 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 re the Depu Cl United City of Yorkville,800 Game Farm Road,Yorkville, Illinois 60560. Date: \:0- aQn gnat of Petitioner Page 5 of S United City of Yorkville Amex ation,PUD,Zoning,Special Use Application Revised: I Ih8/06 ill O n n A . . a it 1 I7 � '° 1 11.1._______:,1;;,::::;" i , / / >E if I ___.____ _ _ _ ___ _ _ __ i / / 4 1 ri)II O n � pM I 'n 7"'." ® eA a 11 �O 9 dA P §A Z (11) I "I IIIII rri i- ii_ g k I '4 111111/11 'V 1 I -4 IIF - LIJ1 • A Iz 4 10,— _ iiiiii 16 Ire\I 111 \ G''" �--�viia eo!•L YlY TM O 'J'!COWL .:A_S____111 13 {I J cii.j..„„,,,„„„„,...----.„......,.L, 11V1iM lYnM , \\ g 0, \ I 5 r DATE: DESCRIPTION: 12.06-07 .,,ISSUED FOR CLIENT REVIEW,,.•..,.•.,._ .,...,,,...._..,, n n 12 28-07 CITY OF YORKVILLE SUBMITTAL Mer�tCor PC t Z Q RT.71 AND RT.47 p� ' S o Engineering-Planning-Surveying ® s ,,; YORKVILLE,ILLINOIS :I c r 1CONCEPT PLAN 20 S.Main Street Office 63os5a 5 Oswego.IL 60543 Fax 630.554.778 g 3D g r O Lie.No.184-004629 www.merR-corp. A 1 ii t .. j NI. � y xy 1 io !�� ,:, 4 1,1' x} �! t I n \\ -iii 1 N'n i ' 0.Y �Y.! \ I 1 :4,iit, „, r „ „ * ,,,, M{, TF , --- - i V � V I /if ' k ' .el. 4.''Y. - a t Y+ \ 0• tl�. 01 r� 'r i,tey r 4a \ \ 0 T'” G 0 (III) 1 I . ` ' J Y "0 kI 1 i I 01 "tel T L _ o t V.gip — :Yu '� �11 _ .,:ie . \ mmilI I o>a o 1J _ J , 4 . ,, b ' 0n � . A r „ '''''''ii w r;,. j� yyi 1 A H Fi �( d I 1 __—111 if----'l \ I a li�./G ie 'l_y.,.,'*`t>1 -M i.{'k-`� • - t i� . 5 •y 4 "h ' . ..7 • L I d' C fill © '^' 'G 4 rip II ll I j NvY Q 'V m tlr .�. I 1 i B 1 , 9 � � 9 7 , o #� I -., nnp 11 I 9091 , 6 w I i' _r fr I 4SOOv' Iviv I, y.. 1 I ki4 1 '..-1,1.,\I{ 1 1 i i I1r.::- ..--- -I' ' 1 D '' \ iLI1\1 1 - - 1',•;,, A \: \ 1 I a, Ir II I '1 i' I i \I� M 1 1 4 yv6 ` • Ili e i DATE: DESG:117:1'011 CLIENT M eri tCor PC �/ 1X2807 CRY OF YORKVILLE SUBMITTAL 0 z RT.71 AND RT.47 p, i ; H. 1 . .. I 1 YORKVILLE,ILLINOIS Engineering-Planning-Surveying a 1 .554�.,_5 NI 1 CONCEPT PLAN Oswego,IL 60543 Fax 630 55 8 4.778 v 3 0 r ii tic..No.184-004629 www.merit-corp- S n 20 S.Main Street Office 630 `c$D CO). *4011. 4 ) Memorandum '► To:Plan Commission — -i ' From:Travis Miller CC:Annette Williams(for distribution) t1GF _ Date:February 7,2008 Subject:PC2007-41 Yorkville Town Center(Rezoning) LE ‘ ' Comprehensive Plan Recommendations • The Comprehensive Plan Land Use Plan for the property recommends Transitional Neighborhood. • The Comprehensive Plan identifies Route 71 as a"gateway corridor." Given this distinction,attention should be given to the landscaping along this route along with providing trail/sidewalk to connect into the surrounding properties. Findings Necessary for a Zoning Amendment shall be based on the following: a. Existing uses of property within the general area of the property in question. b. The zoning classification of property within the general area of the property in question. c.The suitability of the property in question to the uses permitted under the existing zoning classification. d. The trend of development, if any, in the general area of the property in question, including changes, if any,which have taken place since the day the property in question was placed in its present zoning classification. e.The impact that such reclassification and/or annexation will have upon traffic and traffic conditions on said routes;the effect, if any,such reclassification and/or annexation would have upon existing accesses to said routes;and the impact of additional accesses as requested by the petitioner upon traffic and traffic conditions and flow on said routes. (Ord. 1976-43, 11-4-76) Staff Comments: • The property is currently regulated by the Villas at the Preserve PUD Agreement which includes residential/duplex use. Rezoning to B-3 will require an amendment to the PUD Agreement. • Signage design and locations should also be addressed in the PUD by providing general guidelines and design theme. • The proposed concept plan labels an outlot as a'Gas Parcel'. A gas station is not a permitted use within the B-3 zoning district but is permissible as a Special Use. The Plan Commission could recommend this special use be included in the PUD amendment upon the Plan Commission finding: 1. The establishment,maintenance or operation of the special use will not be unreasonably detrimental to or endanger the public health, safety, morals,comfort or general welfare. 2. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood. 3. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 4. Adequate utilities, access roads, drainage or other necessary facilities have been or are being provided. 5. Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6. The special use shall in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the City Council pursuant to the recommendations of the Plan Commission.(Ord. 1973-56A, 3-28-74) 52 Wheeler Road •Sugar Grove,IL 60554 TEL:630/466-9350 FAX 630/466-9380 wweaeehveb.com Engineering Enterprises, Inc. January 15, 2008 Mr. Joseph A.Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Yorkville Town Center Concept Plan Review United City of Yorkville, Kendall County, Illinois Dear Mr. Wywrot: We have reviewed following materials submitted for the above-referenced project: • Concept Plan for Rte. 71 & Rte 47 prepared by MeritCorp, P.C. consisting of one (1)sheet dated December 28, 2007 • Application& Petition for Zoning dated December 28, 2007 • Application & Petition for Concept Plan Review dated December 28, 2007 GENERAL COMMENTS 1. The proposed land use for this development, B-3 Highway Business, does not conform to the current Comprehensive Plan's land use designation for this area. The Comprehensive Plan designates this area as Transitional Neighborhood which would seem more appropriate with Harris Forest Preserve lying immediately west of this proposed development. 2. The existing P.U.D. Agreement for this property approves residential land use. The requested land use change would require an amendment to the P.U.D. Agreement. 3. The name and address of the owner or developer should be should be shown on the Plan. 4. The approximate dimensions and area of the parcel should be shown on the plan. Consulting Engineers Specializing in Clvii Engineering and Land Surveying 5. Complete topography and existing contours should be shown in this Plan. All existing wooded areas, wetlands, watercourses and drainage ways should also be shown as should existing buildings, existing utilities and proposed utility extensions. 6. We know from previous reviews of this property that this site contains wetlands, drainage routes that bisect the property and areas where existing grades exceed normal design parameters. None of these features have been illustrated on the concept plan. Existing wetland areas are being shown as a developable out lot. No wetland mitigation areas are shown on the Plan. It does not appear that any of these factors have been considered during the preparation of this Concept Plan. 7. Improvements to IL Route 71 fall under the jurisdiction of the Illinois Department of Transportation and will be required of the developer. It is expected that these improvements will include the installation of traffic signals at the entrance to the subdivision as depicted on the concept plan. 8. Easements will be required to bring water and sanitary service to this parcel. Cross-access easements will also be required from the commercial property lying east of the subject parcel. SUMMARY If the proposed zoning for this property is deemed acceptable by the City, we recommend that the developer resubmit the concept plan, complying with the requirements set forth in the checklist found in Article 6.01.01 of the United City of Yorkville's Subdivision Control Ordinance. Additionally, special attention should be given to the comments listed above. If you have any comments regarding the above or require any additional information, please feel free to contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. William E. Dunn, P.E. Senior Project Manager pc: Brendan McLaughlin, City Administrator Travis Miller, Community Development Director Charles Wunder, Urban Planner Annette Williams,Administrative Assistant Jim Brown, Raycorp, Inc. James Meier, MeritCorp P.C. JWF/DRM, EEI G:1PubkcWorMvBle120081Y00802 Yorkville Town CentenDocUwywrotConceptO1.doc S; 1. ,..a ■ r i s II b R Ma {tt tt aP �' w ; e r s •a i 1 Inge . � - ' e £ j -1' Now s 0 6 t: a 5 4,, • rte , * Ati•fw* ?g. w.... .. �. .syr.Y. IT 1 .gyp yr,,.v-+--"'.'".� 7. - - r' 410 2. y or �T �� • t ' s w ' 0 •} t ;°^ � rforest ,fir` Preserve -¢r • K ao } - • • • • a Y ' .. • t+ .. om ..�''- n ma . 'lir Ar C ` b: r t- Parc e/United aM of yorilville GIS the Data nal Aerlal Photography�raphy accuracy,timaiGtiKy la « warranty many representation of Provided e Kendall Country GIS °Requester to determine�P�acy,ti itis the compte eves of,thed I. warranties.e>c seid pol2PfOokiatenets of Its int-toed,�mC YoAM od r 4• r to the use of the Data, �e