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Ordinance 2023-35 202300013323 DEBBIE GILLETTE RECORDER-KENDALL COUNTY, IL RECORDED: 11/15/2023 02:30 PM ORDI: 57.00 PAGES:60 UNITED CITY OF YORKVILLE KENDALL COUNTY, ILLINOIS ORDINANCE NO. 2023-35 AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, ILLINOIS, APPROVING A SPECIAL USE FOR A GASOLINE SERVICE STATION WITH AN ACCESSORY CONVENIENCE STORE AT 107 E. STAGECOACH TRAIL (QuikTrip Corporation) Passed by the City Council of the United City of Yorkville, Kendall County,Illinois This 24th day of October, 2023 Prepared by and Return to: United City of Yorkville 651 Prairie Pointe Drive Yorkville, IL 60560 Published in pamphlet form by the authority of the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois on October 26, 2023. Le0 Ordinance No. 2023-35 AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, ILLINOIS, APPROVING A SPECIAL USE FOR A GASOLINE SERVICE STATION WITH AN ACCESSORY CONVENIENCE STORE AT 107 E. STAGECOACH TRAIL (QuikTrip Corporation) WHEREAS, the United City of Yorkville (the "City") is a duly organized and validly existing non home-rule municipality created in accordance with the Constitution of the State of Illinois of 1970 and the laws of the State; and, WHEREAS, under section 11-13-1.1 of the Illinois Municipal Code(65 ILCS 5/1-1-1, et seq.), the Mayor and City Council of the City(collectively, the "Corporate Authorities")may provide for the classification of special uses it its zoning ordinances; and, WHEREAS, pursuant to the United City of Yorkville Zoning Ordinance (the "Zoning Code"), any person owning or having an interest in property may file an application to use such land for one or more of the special uses provided for in the zoning district in which the land is situated; and, WHEREAS, QuikTrip Corporation is the contract purchaser (the "Owner") of the property located at 107 E. Stagecoach Trail, legally described in Section 2 of this Ordinance (the "Subject Property"); and, WHEREAS, under the authority of the Zoning Code, the Subject Property is located in a designated B-3 General Business District, and a gasoline service station is allowed in this district with a special use permit; and, WHEREAS, the Corporate Authorities have received a request from the contract Owner for a special use permit for the Subject Property to allow a gasoline service station with convenience store; and, WHEREAS, a legal notice of publication regarding a public hearing before the Planning and Zoning Commission on the proposed special use permit was duly published in a newspaper Ordinance No.2023-35 Page 2 of general circulation in the City, not more than thirty (30) nor less than fifteen (15) days prior to the public hearing; and, WHEREAS, notice to property owners within 500 feet of the Subject Property identified for the special use permit was delivered by certified mail; and, WHEREAS, the Planning and Zoning Commission convened and held a public hearing on the 11th day of October 2023, on the question of the special use application; and, WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in Section 10-4-9(F) of the Zoning Code; and, WHEREAS, upon conclusion of said public hearing, the Planning and Zoning Commission recommended the approval with conditions of the special use for the Subject Property for a gasoline service station use of the Subject Property. NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1. The above recitals are incorporated herein and made a part of this Ordinance. Section 2. That the Corporate Authorities hereby approve a special use of the Subject Property, legally described as: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4 AND PART OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5, THENCE SOUTH 89 DEGREE 40 MINUTES 05 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER, 655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO. 47 EXTENDED FROM THE SOUTH; THENCE SOUTH 1 DEGREE 44 MINUTES 07 SECONDS EAST ALONG SAID TANGENT CENTER LINE AND SAID TANGENT CENTER LINE EXTENDED 3511.16 FEET; THENCE NORTH 89 DEGREE 29 MINUTES 40 SECONDS EAST 548.60 FEET (THIS POINT HEREINAFTER REFERRED TO AS POINT "A"); THENCE SOUTH 89 DEGREE 29 MINUTES 40 SECONDS WEST ALONG THE LAST DESCRIBED COURSE 548.60 FEET TO THE CENTER LINE OF ILLINOIS STATE ROUTE NO. 47 AFORESAID; THENCE SOUTH 1 DEGREE 44 MINUTES 07 SECONDS Ordinance No.2023-35 Page 3 EAST ALONG SAID CENTER LINE 920.01 FEET TO A POINT ON SAID CENTER LINE 4431.17 FEET SOUTH OF THE NORTH LINE OF SAID SECTION 5, AS MEASURED ALONG SAID TANGENT CENTER LINE AND SAID TANGENT CENTER LINE EXTENDED, FOR THE POINT OF BEGINNING; THENCE SOUTH 87 DEGREE 56 MINUTES 07 SECONDS EAST 593.08 FEET TO A LINE E DRAWN SOUTH 4 DEGREE 21 MINUTES 07 SECONDS EAST FROM SAID POINT A; THENCE SOUTH 4 DEGREE 21 MINUTES 07 SECONDS EAST ALONG SAID LINE 482.85 FEET TO THE CENTER LINE OF ILLINOIS STATE ROUTE NO. 71; THENCE WESTERLY ALONG SAID CENTER LINE 589.32 FEET TO THE CENTER LINE OF SAID ILLINOIS STATE ROUTE NO. 47; THENCE NORTHERLY ALONG THE CENTER LINE OF SAID ROUTE 47, 596.73 FEET TO THE POINT OF BEGINNING, KENDALL TOWNSHIP, KENDALL COUNTY, ILLINOIS, (1) EXCEPTING THEREFROM LAND CONVEYED TO THE PEOPLE OF THE STATE OF ILLINOIS BY WARRANTY DEED RECORDED JUNE 15, 2017 AS DOCUMENT NO. 201700009111, AND (2) EXCEPTING THEREFROM LAND CONVEYED TO THE STATE OF ILLINOIS DEPARTMENT OF TRANSPORTATION BY WARRANTY DEED RECORDED MARCH 17, 2011 AS DOCUMENT NO. 20110004835. for a gasoline service station with an accessory convenience store. Section 3. That the special use granted herein shall be constructed, operated, and maintained in accordance with the following plans, diagrams, and conditions: A. Overall Site Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet CO10), attached hereto as "Exhibit A", and B. Demolition Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C030), attached hereto as "Exhibit B", and C. Site Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C100), attached hereto as "Exhibit C", and D. Signage Plan prepared by Midwest Design Group, dates 08-31-2023 (Sheet C101), attached hereto as "Exhibit D", and Ordinance No.2023-35 Page 4 E. Vehicle Tracking Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C102), attached hereto as "Exhibit E", and F. Grading Plan prepared byMidwest Design Group, dated 08-31-2023 (Sheet C110 p g p ), attached hereto as "Exhibit F", and G. Preliminary Storm Sewer Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C 120), attached hereto as "Exhibit G", and H. Landscape Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet L100), attached hereto as "Exhibit H", and I. Tree Preservation Plan prepared by Midwest Design Group, dated 08-31-23 (Sheet C031), attached hereto as "Exhibit I", and J. Photometric Site Plan prepared by Midwest Design Group, dated 08-31-23 (Sheet C 160), attached hereto as "Exhibit J", and K. Preliminary Stormwater Drainage Letter prepared by Midwest Design Group, dated August 30, 2023, attached hereto as "Exhibit K", and L. ALTA/NSPS Land Title Survey prepared by Farnsworth Group, date plotted 03/29/2023, attached hereto as "Exhibit L", and M. Building and Canopy Elevations (3 pages) prepared by QuikTrip dated 05.26.23, attached hereto as "Exhibit M", and N. And subject to the review comments enumerated in letters dated June 28, 2023, August 2, 2023, August 7, 2023, and September 7, 2023, prepared by EEI, Inc., attached hereto as "Exhibit N". Section 4. This Ordinance shall be in full force and effect upon its passage, approval, and publication in pamphlet form as provided by law. Ordinance No.2023-35 Page 5 Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this 24th day of October, A.D. 2023. CIT CLERK KEN KOCH AYE DAN TRANSIER AYE ARDEN JOE PLOCHER AYE CRAIG SOLING AYE CHRIS FUNKHOUSER AYE MATT MAREK AYE SEAVER TARULIS AYE RUSTY CORNEILS AYE APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois this g1day of 00±0b , A.D. 2023. 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YORKVILLE,KENDALL COUNTY,IL . 8 O v �` ORIGINAL ISSUE DATE:08-31-2023 M I > I .' 1 0 I 0 I m I 3 I 0 I . 1 I x I I a I i I I 0 1 EXHIBIT KMtir Ile I Design t:rnup August 30, 2023 City of Yorkville, Illinois Community Development Department Attn: Krysti Barksdale-Noble Community Development Director 651 Prairie Pointe Dr. Yorkville, IL 60560 Re: QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail, Yorkville, Kendall County, Illinois 60560 Ms. Barksdale-Noble, The purpose of this Preliminary Stormwater Drainage Letter is to preliminarily analyze the impacts of the proposed QuikTrip improvements to determine detention requirements to meet the criteria set by the Kendall County Stormwater Management Ordinance. It is our understanding that this analysis has been requested for initial site plan approval.A complete Stormwater Management Report will be provided with the full plan submittal. Methodology The drainage characteristics of the site were evaluated and analyzed based on the Kendall County Stormwater Management Ordinance. Per the ordinance,the 100-year storm event shall not exceed 0.15 cfs/acre of hydrologically disturbed area and the 2-year storm event shall not exceed 0.04 cfs/acre of hydrologically disturbed area. Hydrologic calculations were performed, and detention requirements were determined using the Autodesk Hydraflow Hydrographs program (SCS Method). The Illinois State Water Survey(ISWS) Bulletin 75 rainfall data for the Northeast Region was used with a Huff 3rd Quartile rainfall distribution. Existing Conditions The existing property is mostly developed with approximately 141,698 sf of gravel drives and parking, approximately 2,825 sf of concrete pavement, and approximately 15,775 sf of buildings. It is bordered on the north by a commercial property (Kendall County Highway Department), on the east by an agricultural property, on the south by Stagecoach Trail (IL-71), and on the west by S Bridge Street (IL- 47).This property is currently zoned B-3, General Business District. In the existing conditions, the existing buildings sit at a high point with majority of the site generally draining southeast to northwest to the public storm sewer along S Bridge Street (IL-47).The part of the property between the buildings and the east property line drains generally south to north.There does not appear to be an existing storm sewer system on site. Ultimately, per the USGS mapping system, all runoff from the site will drain to Fox River. P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com 16- Sliflnrat Design I:rnup Proposed Conditions The proposed development will be graded to generally maintain existing drainage patterns and outlet points. Stormwater runoff from the QuikTrip site will be collected in a private storm sewer system that will convey runoff to an underground detention facility. The tributary area to the detention facility will be approximately 183,555 sf(4.214 acres).This detained area will consist of approximately 117,583 sf of impervious area (64.1%) and 65,972 sf of pervious area (35.9%).The rest of the site will consist of approximately 31,627 sf of undisturbed area and 24,712 sf of uncontrolled area. Due to the existing topography of the site, we will be requesting a variance for the uncontrolled runoff. The uncontrolled areas will be limited to perimeter grading to allow for an access drive to be constructed along S Bridge Street (IL-47) and to tie back into the existing grading along the north and east property lines.This uncontrolled runoff will not be included in the analysis to determine required detention volume and post-developed release rates. Per the National Resources Conservation Service mapping system,the property consists of soils within the Hydrologic Soils Group (HSG) C. Therefore,the analysis area was conservatively assumed to be HSG D soils, which results in a Curve Number(CN) of 80 for pervious areas and 98 for impervious areas, per the USDA Urban Hydrology for Small Watersheds TR-55 manual. A post-development runoff coefficient and Curve Number (CN)was calculated for the detained area using the NRCS Soils Report and TR-55 runoff coefficient tables. The weighted Curve Number for the proposed site is 91.5. The underground detention facility will have a control structure to reduce peak runoff from the proposed improvements to allowable rates.The outlet pipe from the control structure will convey runoff to an existing manhole on the south side of the access drive along S Bridge Street(IL-47).The on-site private storm sewer system will be designed to convey the 100-year design storm to the detention facility. The proposed storm sewer system, detention facility, and associated calculations are included in the Appendix. Refer to Post-Developed Drainage Map in the Appendix for more details. P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com 1lirlrtest De%il{rr I:ronp Detention Requirements Per the Kendall County Stormwater Management Ordinance, Section 203.2, sufficient storage volume shall be provided so that the proposed project will not discharge at a rate greater than 0.15 cfs/acre of disturbance for the 100-year storm event and a rate greater than 0.04 cfs/acre of disturbance for the 2-year storm event. Stormwater, from the improved areas of the property, will be detained in the proposed underground detention pond. Peak discharges will be controlled with staged orifices inside the outlet structure. Additional detention information and design calculations can be found in the Appendix. The following summary table presents the results of the analysis: Allowable vs Post-Developed Release Rates Summary Storm Allowable Post-Developed Release Event Release Rate Rate w/Detention (cfs) (cfs) 2-year 0.17 0.11 100-year 0.63 0.61 Conclusion The QuikTrip Store No. 7318 development will comply with the design parameters set forth by the City of Yorkville and by the Kendall County Stormwater Management Ordinance. The on-site stormwater detention facility has been designed to control the peak stormwater runoff from the site. A private stormwater drainage system will convey runoff to the stormwater detention facility. No adverse effects are expected on adjacent properties or downstream drainage systems after the proposed improvements are completed. Refer to the Appendix for exhibits and calculations. If you have any additional questions or need additional information, please contact ionathon@mdg- kc.com or 469-525-1891. Sincerely, . t it, QpFESS/O #01grodir434- Falk D',di :z= Jonathon Smith, P.E. F: SMITH :m= Project Manager /.A 062-073894.:-/ Midwest Design Group '* \` August 30, 2023 P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com \Ii4IN% I)C.ign I:ruup QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail Yorkville, Kendall County, Illinois 60560 APPENDIX P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com Mti lidne,t lie%ig;n i:roup QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail Yorkville, Kendall County, Illinois 60560 AutoDesk Hydrographs Results P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com 1 Watershed Model Schematic Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 A-1 2-UG Detention lad Project: \\DESKTOP-HIMC8GB\Civil 3D Projects\QT7318 Yorkville, IL\Calculations\HydrogrIpf3st D88-29fCYD2318 Yorkville Hydrc 7 Hydraflow Rainfall Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk, Inc.v2023 Tuesday,08/29/2023 Precip.file name:\\DESKTOP-HIMC8GB\Documents\IL Northeast Precip(Bulletin 75-HUFF)Depths.pcp Rainfall Precipitation Table(in) Storm Distribution 1-yr 2-yr 3-yr 5-yr 10-yr 25-yr 50-yr 100-yr SCS 24-hour 0.00 0.00 0.00 3.30 0.00 5.77 5.83 0.00 SCS 6-Hr 0.00 0.00 0.00 0.00 0.00 0.00 4.33 0.00 Huff-1st 0.00 0.00 0.00 2.75 0.00 5.38 6.50 0.00 Huff-2nd 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Huff-3rd 0.00 3.34 0.00 0.00 5.15 0.00 0.00 8.57 Huff-4th 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Huff-Indy 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Custom 0.00 0.00 0.00 2.80 0.00 5.25 6.00 0.00 Pond Report 4 Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Pond No. 1 - Detention Pond Data Contours-User-defined contour areas.Conic method used for volume calculation.Begining Elevation=714.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 714.00 21,000 0 0 1.00 715.00 21,000 20,998 20,998 2.00 716.00 21,000 20,998 41,996 3.00 717.00 21,000 20,998 62,994 4.00 718.00 21,000 20,998 83,992 Culvert/Orifice Structures Weir Structures [A] [B] [C] [PrfRsr] [A] [B] [C] [D] Rise(in) = 2.00 3.25 0.00 0.00 Crest Len(ft) = 0.00 0.00 0.00 0.00 Span(in) = 2.00 3.25 0.00 0.00 Crest El.(ft) = 0.00 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 3.33 3.33 3.33 Invert El.(ft) = 714.00 715.50 0.00 0.00 Weir Type = -- --- --- -- Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 n/a N-Value = .013 .013 .013 n/a Orifice Coeff. = 0.60 0.60 0.60 0.60 Exfil.(in/hr) = 0.000(by Contour) Multi-Stage = n/a No No No TW Elev.(ft) = 0.00 Note:Culvert/Orifice outflows are analyzed under inlet(ic)and outlet(oc)control.Weir risers checked for orifice conditions(ic)and submergence(s). Stage/Storage/Discharge Table Stage Storage Elevation Clv A Clv B Clv C PrfRsr Wr A Wr B Wr C Wr D Exfil User Total ft cuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 0.00 0 714.00 0.00 0.00 --- --- -- -- --- -- -- - 0.000 1.00 20,998 715.00 0.10 ic 0.00 -- --- --- - --- --- -- -- 0.101 2.00 41,996 716.00 0.15 ic 0.17 ic --- -- --- --- -- -- - - 0.313 3.00 62,994 717.00 0.18 ic 0.32 ic -- -- -- -- -- --- -- --- 0.503 4.00 83,992 718.00 0.21 ic 0.43 ic -- -- -- -- -- -- - - 0.634 Pond Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Pond No. 1 - Detention Pond Data Contours-User-defined contour areas.Conic method used for volume calculation.Begining Elevation=714.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cult) 0.00 714.00 21,000 0 0 1.00 715.00 21,000 20,998 20,998 2.00 716.00 21,000 20,998 41,996 3.00 717.00 21,000 20,998 62,994 4.00 718.00 21,000 20,998 83,992 Culvert/Orifice Structures Weir Structures [A] [B] [C] [PrfRsr] [A] [B] [C] [D] Rise(in) = 2.00 3.25 0.00 0.00 Crest Len(ft) = 0.00 0.00 0.00 0.00 Span(in) = 2.00 3.25 0.00 0.00 Crest El.(ft) = 0.00 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 3.33 3.33 3.33 Invert El.(ft) = 714.00 715.50 0.00 0.00 Weir Type = - -- -- Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 n/a N-Value = .013 .013 .013 n/a Orifice Coeff. = 0.60 0.60 0.60 0.60 Exfil.(in/hr) = 0.000(by Contour) Multi-Stage = n/a No No No TW Elev.(ft) = 0.00 Note:Culvert/Orifice outflows are analyzed under inlet(ic)and outlet(oc)control.Weir risers checked for orifice conditions(ic)and submergence(s). Stage(ft) Stage/Storage Elev(ft) 4.00 - 718.00 3.00 717.00 2.00 - 716.00 1.00 715.00 0.00 714.00 0 8,000 16,000 24,000 32,000 40,000 48,000 56,000 64,000 72,000 80,000 88,000 Storage Storage(cuff) Pond Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Pond No. 1 - Detention Pond Data Contours-User-defined contour areas.Conic method used for volume calculation.Begining Elevation=714.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 714.00 21,000 0 0 1.00 715.00 21,000 20,998 20,998 2.00 716.00 21,000 20,998 41,996 3.00 717.00 21,000 20,998 62,994 4.00 718.00 21,000 20,998 83,992 Culvert/Orifice Structures Weir Structures [A] [B] [C] [PrfRsr] [A] [B] [C] [D] Rise(in) = 2.00 3.25 0.00 0.00 Crest Len(ft) = 0.00 0.00 0.00 0.00 Span(in) = 2.00 3.25 0.00 0.00 Crest El.(ft) = 0.00 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 3.33 3.33 3.33 Invert El.(ft) = 714.00 715.50 0.00 0.00 Weir Type = - - -- - Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 n/a N-Value = .013 .013 .013 n/a Orifice Coeff. = 0.60 0.60 0.60 0.60 Exfil.(in/hr) = 0.000(by Contour) Multi-Stage = n/a No No No TW Elev.(ft) = 0.00 Note:Culvert/Orifice outflows are analyzed under inlet(ic)and outlet(oc)control.Weir risers checked for orifice conditions(ic)and submergence(s). Stage(ft) Stage/Discharge Elev(ft) 4.00 718.00 3.00 717.00 2.00 716.00 1.00 715.00 0.00 714.00 0.00 0.07 0.14 0.21 0.28 0.35 0.42 0.49 0.56 0.63 0.70 Total Q Discharge(cfs) 2 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Hyd. No. 1 DA-1 Hydrograph type = SCS Runoff Peak discharge = 1.308 cfs Storm frequency = 2 yrs Time to peak = 15.60 hrs Time interval = 2 min Hyd. volume = 34,943 cuft Drainage area = 4.214 ac Curve number = 91.5 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = User Time of conc. (Tc) = 5.00 min Total precip. = 3.34 in Distribution = Huff-3rd Storm duration = 24.00 hrs Shape factor = 484 DA-1 Q (cfs) Hyd. No. 1 --2 Year Q (cfs) 2.00 2.00 1.00 rri 1.00 0.00 - — 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 1 Time(hrs) 3 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Hyd. No. 2 UG Detention Hydrograph type = Reservoir Peak discharge = 0.121 cfs Storm frequency = 2 yrs Time to peak = 24.07 hrs Time interval = 2 min Hyd. volume = 27,750 cuft Inflow hyd. No. = 1 - DA-1 Max. Elevation = 715.42 ft Reservoir name = Detention Max. Storage = 29,815 cuft Storage Indication method used. UG Detention Q (cfs) Hyd. No. 2--2 Year Q (cfs) 2.00 - - 2.00 1.00 - - 1.00 0.00 0.00 0 10 20 30 40 50 60 70 80 90 100 Time(hrs) -- Hyd No. 2 -- Hyd No. 1 fil I I Ill Total storage used =29,815 cult 5 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Hyd. No. 1 DA-1 Hydrograph type = SCS Runoff Peak discharge = 3.627 cfs Storm frequency = 100 yrs Time to peak = 15.60 hrs Time interval = 2 min Hyd. volume = 108,243 cuft Drainage area = 4.214 ac Curve number = 91.5 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = User Time of conc. (Tc) = 5.00 min Total precip. = 8.57 in Distribution = Huff-3rd Storm duration = 24.00 hrs Shape factor = 484 DA-1 Q (cfs) Hyd. No. 1 -- 100 Year Q (cfs) 4.00 4.00 x 3.00 3.00 2.00 — 2.00 Lli 1.00 1.00 I 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 1 Time(hrs) 6 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk®Civil 3D®by Autodesk,Inc.v2023 Tuesday,08/29/2023 Hyd. No. 2 UG Detention Hydrograph type = Reservoir Peak discharge = 0.630 cfs Storm frequency = 100 yrs Time to peak = 24.03 hrs Time interval = 2 min Hyd. volume = 89,916 cuft Inflow hyd. No. = 1 - DA-1 Max. Elevation = 717.96 ft Reservoir name = Detention Max. Storage = 83,133 cuft Storage Indication method used. UG Detention Q (cfs) Hyd. 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I I I ii om o g N , 0 CD (, Ii' .... 7Io o i' o m 1 W M N 'n I II n .rn I ! ,,� "C ^ S g_ _ 1151. , I! I ! Engineering Enterprises, Inc. EXHIBIT N June 28, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Dr. Yorkville, IL 60560 Re: QuikTrip Gas Station & Convenience Store Special Use Request— 1st Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above referenced project: • Preliminary Engineering Plans (8 Sheets) dated May 22, 2023, and prepared by Midwest Design Group. • ALTA/NSPS Land Title Survey • Application for Special Use • Other supporting documentation Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local 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. As such, we offer the following comments: General 1. The following permits may be required during final engineering and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • YBSD approval is needed for the connection of the proposed sanitary lines to the existing sanitary sewer. • IEPA permit may be needed for the sanitary sewer service depending on the use and calculated flow from the development. • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. 52 Wheeler Road • Sugar Grove, IL 60554 • Tel: 630.466.6700 • Fax: 630.466.6701 • AYA'rJeiv,'!PO.corr Ms. Krysti Barksdale-Noble June 28, 2023 Page 2 • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) • IDOT permits are needed for the connections to Illinois Routes 71 and 47. 2. The following will need to be submitted with Final Engineering Plans: a. Truck turning exhibits for emergency vehicles b. Photometric plan c. An engineer's estimate needs to be provided and must include all public improvements within the ROW including utility connections and all soil erosion and sediment control items. This cost estimate will be used to determine the construction guarantee amount. In addition, a cost estimate needs to be provided for all site improvements which will be used to calculate the building permit fees. d. See the attached Checklist for additional information needed at final engineering. 3. A preliminary stormwater report should be provided. Preliminary Engineering Plans C010—Overall Site Plan 4. IDOT has planned reconstruction of the Illinois Route 71 and Illinois Route 47 intersection. These proposed improvements should be incorporated into the plans. Contact IDOT for the latest plans. 5. Improvements to Illinois Route 71 and Illinois Route 47 as directed by IDOT for the proposed site shall be shown. The engineer or developer should provide all correspondence with IDOT as it relates to the proposed road connections. 6. Add a data table noting the planned parking spaces. C100—Site Plan 7. The water main should be extended to the eastern property line for future extension. 8. IDOT's intersection improvements include construction of a shared-use path. The proposed sidewalk should be extended to the west to connect to the future shared-use path. Contact 1DOT for the latest plans. 9. Consider making the westernmost driveway off IL-71 right-in/right-out only to prevent traffic backup into the intersection. C102—Vehicle Tracking (WB-67) 10. The WB-67 should be shown entering and exiting the site as well as maneuvering through the site to the fuel pumps. Ms. Krysti Barksdale-Noble June 28, 2023 Page 3 L100—Landscape Plan 11. The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. radl rson, P.E. Chie perating Officer/ President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator(via email) Ms. Erin Willrett, Assistant City Administrator(via email) Mr. Jason Engberg, Senior Planner(via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department (via email) Ms. Dee Weinert, Admin Assistant(via email) Ms. Jori Behland, City Clerk (via email) Mr. Cyrus McMains, YBSD (via email) Mr. Ali Bukhres, QuikTrip (via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Docs\Public\Yorkville\2023\YO2325-DR QuikTrip Gas Station and Convenience Store\Development\Final Engineering and Plat\Docs\Review and Response Letters\IcoyReview0l Preliminary.doc Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W.HIGGINS ROAD,SUITE 853 MILWAUKEE, WISCONSIN CHICAGO,ILLINOIS 60631 Volo,ILLINOIS PHONE(773)693-9200 FAX(773)693-9200 June 27,2023 Pamela Whitfield,PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 U Re: Landscape Plan Review QuickTrip Gas Station&Convenience Store (Y02325) 107 E.Stagecoach Trail Dear Pamela: We have completed our first landscape plan review of the proposed QuikTrip Gas Station&Convenience Store located at 107 E.Stagecoach Trail in Yorkville. Landscape Man—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project,additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be"double counted"to meet multiple requirements). Parkway Landscaping Parkway trees are required along IL Route 47/Bridge Street and IL Route 71 Stagecoach Trail.A minimum of one tree per 50 linear feet of frontage is required.Therefore, 18 parkway trees are required. If utilities are a concern, it appears adequate space exists for them to be planted set back closer to the paved area on site. Perimeter Landscaping This site does not abut residential property,so therefore perimeter landscaping requirements do not apply. Pamela Whitfield QuikTrip June 27,2023 page 2 Parking Lot Landscaping Interior: One tree is required for every 20 parking spaces.Therefore,three trees are required.Also,the plans should specify that all interior parking lot shade trees be limbed to a height of not less than eight feet to ensure proper visibility within the parking lot. Perimeter:When a parking lot is adjacent to a public right-of-way,a landscape buffer yard shall be provided the width of the required parking setback or 30',whichever is less;the buffer yard shall consist of one shade tree,one evergreen tree,and 33 shrubs per 100 linear feet.Therefore,455'of landscape buffer yard is required along IL Route 47/Bridge Street and 200'of buffer yard is required along IL Route 71/Stagecoach Trail. Lot Landscaping The petitioner's calculations on the plan indicate 24 shade trees and 180 shrubs are required based upon lot size.These plantings are in addition to all other requirements(i.e., plantings cannot be double counted). Stormwater Storage Basin Landscaping No stormwater storage basin was found on the plans;therefore,these requirements are not applicable. Tree Preservation Tree Preservation standards apply to all development parcels greater than five acres in area;therefore, these requirements are applicable to this site.A tree survey showing the location of all trees four inches and greater including botanical name,common name, size,and condition/health will be required.Tree replacement may be required as detailed in the Ordinance. The Demolition Plan indicates all existing trees on site, including those that appear to lie outside of the limits of construction,are to be removed. It is recommended that the petitioner considers preserving existing healthy,quality trees where possible. Preserved trees may be counted toward landscape requirements(e.g., Lot Landscaping)as per section 8-12-3 G.of the Ordinance. General Standards The Landscape Schedule should be revised to reflect the minimum size of plan materials specified in the ordinance. 1. Shade trees:2.5"caliper 2. Evergreen trees:8'tall 3. Ornamental trees: 6'tall 4. Shrubs: 24"tall Willow Oak is more of a southern species and not planted in NE IL.Another species should be specified. Oak and Honeylocust do not meet diversity requirements(max 33%of the total amount of required trees not of same genus). Pamela Whitfield QuikTrip June 27,2023 page 3 The landscape plan should identify the location,quantity,size,and type(both botanical and common names)of all existing landscaping to be preserved and removed,and all proposed landscaping. SUMMARY This review was based upon the following documents,pursuant to requirements of the City's Landscape Ordinance. • Landscape Plan,sheet L100, prepared by Midwest Design Group Kansas City, dated 5/22/23 • Demolition Plan,sheet C030, prepared by Midwest Design Group Kansas City,dated 5/22/2023 Let us know if there are any questions or comments. Sincerely, ipti.v.467 Tim Pollowy,PLA,ASLA Senior Landscape Architect A. CI *A," O March 23,2023 UNITED CITY OF YORKVILLE `'`IGENERAL CHECKLIST FOR COMMERCIAL SITE PLANS/SINGLE LOT DEVELOPMENTS t (EXTERNAL USE ONLY) • Professional engineer signature and seal on drawings and calculations • Location map and address, J.U.L.I.E. note included on plans • Benchmarks based on NAVD 88 datum • Existing utilities and topography to be provided ✓ Existing elevations and contours shown at 1' intervals • Compliance with subdivision grading plan (if applicable) and/or provide proposed grading plan ✓ Proposed elevations and contours at 1' intervals ✓ Indicate building top of foundation (2 ft. above H.W.L.) ✓ Storm water drainage- safe outlet available and adequate conveyance provided • Flood plain or flood way requirements to be addressed, if necessary • Stormwater management ✓ Per Kendall County/Yorkville stormwater management ordinance ✓ Apply for storm water permit, if necessary • Provide stormwater pollution prevention (SWPP) plan ✓ Apply for NOI permit, if necessary ✓ Note that receipt of NPDES permit required prior to construction • Provide typical pavement sections • Pavement markings and signage • Entrance detail • Handicap ramp detail (use IDOT standard) • Show water service and include City standard details and notes • Show sanitary service with inspection manhole and include YBSD standard notes • Apply for appropriate IEPA permits—water and sanitary, if necessary • Provide easements, if necessary • Provide landscape plan • Provide photometric plan • Compliance with zoning code • Performance guarantee for public improvements • Overall cost estimate for all site improvements—for building permit fees G:1Public\Yorkville\Ordinances,Standard Notes,Forms and Checklists\Checklists\Single Lot Development Checklist-Extemal.doc Engineering Enterprises, Inc. August 2, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Dr. Yorkville, IL 60560 Re: QuikTrip Gas Station & Convenience Store Special Use Request—2nd Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above referenced project: • Preliminary Engineering Plans (9 Sheets) dated July 14, 2023, and prepared by Midwest Design Group Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local 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. As such, we offer the following comments: General 1. The following permits may be required during final engineering and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • YBSD approval is needed for the connection of the proposed sanitary lines to the existing sanitary sewer. • IEPA permit may be needed for the sanitary sewer service depending on the use and calculated flow from the development. • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) • IDOT permits are needed for the connections to Illinois Routes 71 and 47. 52 Wheeler Road • 5[ r��r r�,��e IL 60554 • Tel: 6. 0 466 700 • Fax: ()-30 46G 6701 ,[, onl Ms. Krysti Barksdale-Noble August 2, 2023 Page 2 2. The following will need to be submitted with Final Engineering Plans: a. Truck turning exhibits for emergency vehicles. b. Photometric plan. c. An engineer's estimate needs to be provided and must include all public improvements within the ROW including utility connections and all soil erosion and sediment control items. This cost estimate will be used to determine the construction guarantee amount. In addition, a cost estimate needs to be provided for all site improvements which will be used to calculate the building permit fees. d. See the attached Checklist for additional information needed at final engineering. Preliminary Enaineerina Plans 3. A preliminary stormwater report should be provided. 4. Comments from IDOT on the acceptance of the location of the entrances should be provided. 5. The water main should be extended to the eastern property line for future extension. 6. Comments on the landscape plan shall be forthcoming. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. ///72 - Bradle . anderson, P.E. Chief Operating Officer/ President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator(via email) Ms. Erin Willrett, Assistant City Administrator(via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department (via email) Ms. Dee Weinert, Admin Assistant (via email) Ms. Jori Behland, City Clerk(via email) Mr. Cyrus McMains, YBSD (via email) Mr. Ali Bukhres, QuikTrip (via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Dots\Public\Yorkville'2023\YO2325-DR QuikTrip Gas Station and Convenience Store\Development\Final Engineering and Plat\Docs\Review and Response Letters\IcoyReview02 Preliminary.doc }qi;D Co.,. March 23,2023 at 4 Nis'k4 la 4.0 UNITED CITY OF YORKVILLE ` ' GENERAL CHECKLIST FOR COMMERCIAL SITE PLANS/SINGLE LOT DEVELOPMENTS �+ (EXTERNAL USE ONL 1) • Professional engineer signature and seal on drawings and calculations • Location map and address, J.U.L.I.E. note included on plans • Benchmarks based on NAVD 88 datum • Existing utilities and topography to be provided ✓ Existing elevations and contours shown at 1' intervals • Compliance with subdivision grading plan (if applicable) and/or provide proposed grading plan ✓ Proposed elevations and contours at 1' intervals ✓ Indicate building top of foundation (2 ft. above H.W.L.) ✓ Storm water drainage- safe outlet available and adequate conveyance provided • Flood plain or flood way requirements to be addressed, if necessary • Stormwater management ✓ Per Kendall County/Yorkville stormwater management ordinance ✓ Apply for storm water permit, if necessary • Provide stormwater pollution prevention (SWPP) plan V Apply for NOI permit, if necessary ✓ Note that receipt of NPDES permit required prior to construction • Provide typical pavement sections • Pavement markings and signage • Entrance detail • Handicap ramp detail (use IDOT standard) • Show water service and include City standard details and notes • Show sanitary service with inspection manhole and include YBSD standard notes • Apply for appropriate IEPA permits—water and sanitary, if necessary • Provide easements, if necessary • Provide landscape plan • Provide photometric plan • Compliance with zoning code • Performance guarantee for public improvements • Overall cost estimate for all site improvements—for building permit fees G:\Public\Yorkville\Ordinances,Standard Notes,Forms and Checklists\Checklists\Single Lot Development Checklist-External.doc Engineering Enterprises, Inc. .41 9► 9► August 7, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Dr. Yorkville, IL 60560 Re: QuikTrip Gas Station& Convenience Store 2nd Submittal-Landscape Plan Review United City of Yorkville Dear Krysti: We have reviewed the following items for the above referenced project: • Preliminary Engineering Plans (9 Sheets)dated July 14,2023, and prepared by Midwest Design Group Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local 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.As such, we offer the following comments: The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted with Final Engineering plans. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. Bradley P. S Berson, P.E. Chief Operating Officer/President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator(via email) Ms. Erin Willrett,Assistant City Administrator(via email) Mr. Eric Dhuse, Director of Public Works(via email) Mr. Pete Ratos, Building Department(via email) Ms. Dee Weinert,Admin Assistant(via email) Ms.Jori Behland, City Clerk(via email) Mr. Cyrus McMains, YBSD(via email) Mr.Ali Bukhres, QuikTrip(via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Docs\Public\Yorkville\2023\YO2325-DR QuikTrip Gas Station and Convenience Store\DevelopmentWinal Engineering and Plat\Docs\Review and Response Letters\IcoyReview03 Preliminary Landscape.doc 52 Wheeler Road • Surl,1 �� I! 60534 • Tel: 630 466 6700 • Fax: 630 I66 i3701 , .c h -11 Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W.HIGGINS ROAD,SUITE 853 MIL{CAUKEE, WISCONSIN CHICAGO,ILLINOIS 60631 Volo,ILLINOIS PHONE(773)693-9200 FAX(773)693-9200 August 4,2023 Pamela Whitfield,PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 U Re: Landscape Plan Review QuickTrip Gas Station&Convenience Store (Y02325) 107 E.Stagecoach Trail Dear Pamela: We have completed our second landscape plan review of the proposed QuikTrip Gas Station& Convenience Store located at 107 E.Stagecoach Trail in Yorkville. Landscape Plan—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project,additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be "double counted"to meet multiple requirements). Parkway Landscaping PREVIOUS COMMENTS ADDRESSED. Perimeter Landscaping This site does not abut residential property,so therefore perimeter landscaping requirements do not apply. Parking Lot Landscaping PREVIOUS COMMENTS ADDRESSED. Pamela Whitfield QuikTrip August 4,2023 page 2 Lot Landscaping PREVIOUS COMMENTS ADDRESSED Stormwater Storage Basin Landscaping No stormwater storage basin was found on the plans;therefore,these requirements are not applicable. Tree Preservation PREVIOUS COMMENTS PARTIALLY ADDRESSED.A Tree Preservation Plan has been added to the plan set but required replacement trees have not been provided.Tree replacement may be required as detailed in the Ordinance. Based upon the Existing Tree Removal Summary table provided on the Tree Preservation Plan,a total of 49 replacement trees are required. Replacement trees are in addition to those trees required by other sections of the ordinance. The Demolition Plan and Tree Preservation Plan graphically depict all existing trees,including those to be preserved,with an X in the center.Symbology should be revised to more clearly graphically represent which trees are to be removed and which are to remain to avoid confusion (i.e., different symbols for trees to be removed and preserved). General Standards PREVIOUS COMMENTS PARTIALLY ADDRESSED. Honeylocust(19 of 51 shade trees=37%)still does not meet diversity requirements (max 33%of the total amount of required trees not of same genus). SUMMARY This review was based upon the following documents, pursuant to requirements of the City's Landscape Ordinance. • Landscape Plan,sheet L100,prepared by Midwest Design Group Kansas City,dated 07-14-2023 • Demolition Plan,sheet C030, prepared by Midwest Design Group Kansas City,dated 07-14-2023 • Tree reservation Plan,sheet C031,prepared by Midwest Design Group Kansas City,dated 07-14- 2023 • Response to comments,7 pages,no author, not dated Let us know if there are any questions or comments. Sincerely, gag" Tim Pollowy, PLA,ASLA Senior Landscape Architect Engineering Enterprises, Inc. 411411! September 7, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Dr. Yorkville, IL 60560 Re: QuikTrip Gas Station 8 Convenience Store Special Use Request— 3rd Submittal United City of Yorkville Dear Krysti: We have reviewed the following items for the above referenced project: • Preliminary Engineering Plans (10 Sheets) dated August 31, 2023, and prepared by Midwest Design Group • Preliminary Stormwater Report dated August 30, 2023, and prepared by Midwest Design Group Our review of these plans and reports are to generally determine their compliance with local ordinances and whether the improvements will conform to existing local 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. As such, we offer the following comments: General 1. The following permits may be required during final engineering and should be provided to the City when obtained. The City and EEI should be copied on all correspondence with the agencies. • YBSD approval is needed for the connection of the proposed sanitary lines to the existing sanitary sewer. • IEPA permit may be needed for the sanitary sewer service depending on the use and calculated flow from the development. 52 Wheeler Road • ,t cis-r G+ov<-. IL G0554 • Tel: 6�-,0 466 6700 • Fax: 630 1(3 6 /01 • ( E Ms. Krysti Barksdale-Noble September 7, 2023 Page 2 • IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction. • Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance (Kendall Countywide Ordinance) • IDOT permits are needed for the connections to Illinois Routes 71 and 47. Preliminary Engineering Plans 2. The Preliminary Engineering Plan is generally acceptable, and the following comments should be addressed at Final Engineering. For Final Engineering, a full engineering plan set should be submitted. 3. The following will need to be submitted with Final Engineering Plans: a. Additional information as shown in the previously provided checklist. b. Truck turning exhibits for emergency vehicles. c. Final photometric plan with a table showing that average foot-candle intensity, average to minimum light intensity ratio, and maximum to minimum light intensity ratios meet the standards in the ordinance. d. An engineer's estimate needs to be provided and must include all public improvements within the ROW including utility connections and all soil erosion and sediment control items. This cost estimate will be used to determine the construction guarantee amount. In addition, a cost estimate needs to be provided for all site improvements which will be used to calculate the building permit fees. e. Comments from IDOT on the acceptance of the location of the entrances should be provided. 4. The comments in the attached review letter from the City's landscaping consultant must be addressed and a revised landscaping plan submitted with Final Engineering plans. Preliminary Stormwater Management Report 5. The Preliminary Stormwater Report is generally acceptable. For Final Engineering, a full stormwater management report should be submitted, and the following comments addressed. a. Provide a proposed conditions exhibit that illustrates the 24,712 sq ft area that is to have uncontrolled runoff. This area should increase the amount of pervious area in proposed conditions versus existing. b. Indicate the runoff volume that is intended to be uncontrolled. Ms. Krysti Barksdale-Noble September 7, 2023 Page 3 c. It is recommended to include a BMP along the undeveloped area on the east side to reduce the amount of uncontrolled runoff coming from the property. If you have any questions or require additional information, please contact our office. Respectfully Submitted, ENGINEERING ENTERPRISES, INC. Bradley . Sanderson, P.E. Chief Operating Officer/ President BPS/tnp/pgw2 pc: Mr. Bart Olson, City Administrator (via email) Ms. Erin Willrett, Assistant City Administrator (via email) Mr. Eric Dhuse, Director of Public Works (via email) Mr. Pete Ratos, Building Department (via email) Ms. Dee Weinert, Admin Assistant (via email) Ms. Jori Behland, City Clerk (via email) Mr. Cyrus McMains, YBSD (via email) Mr. Ali Bukhres, QuikTrip (via email) TNP, PGW2, EEI (Via e-mail) \\Milkyway\EEI_Storage\Docs\Public\Yorkville\2023\Y02325-DR QuikTrip Gas Station and Convenience Store\Development\Final Engineering and Plat\Docs\Review and Response LettersVcoyReview03 Preliminary.doc Hey and Associates, Inc. Engineering,Ecology and Landscape Architecture 8755 W.HIGGINS ROAD,SUITE 853 CHICAGO,ILLINOIS 60631 PHONE(773)693-9200 FAX(773)693-9200 September 6,2023 Pamela Whitfield, PE,CFM Senior Project Engineer II Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, IL 60554 Project No.: 21-0275 U Re: Landscape Plan Review QuikTrip Gas Station&Convenience Store(Y02325) 107 E.Stagecoach Trail Dear Pamela: We have completed our third landscape plan review of the proposed QuikTrip Gas Station&Convenience Store located at 107 E.Stagecoach Trail in Yorkville. Landscape Plan—NOT RECOMMENDED FOR APPROVAL For reasons described below,this landscape plan is not recommended for approval at this time.A response letter from the petitioner which addresses all review comments should be provided with their next submittal. REVIEW COMMENTS Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project,additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e.,trees and other plant materials cannot be"double counted"to meet multiple requirements). Parkway Landscaping PREVIOUS COMMENTS ADDRESSED. Perimeter Landscaping This site does not abut residential property,so therefore perimeter landscaping requirements do not apply. Parking Lot Landscaping PREVIOUS COMMENTS ADDRESSED. Pamela Whitfield QuikTrip September 6,2023 page 2 Lot Landscaping PREVIOUS COMMENTS ADDRESSED Storrnwater Storage Basin Landscaping No stormwater storage basin was found on the plans;therefore,these requirements are not applicable. Tree Preservation PREVIOUS COMMENTS PARTIALLY ADDRESSED.A Tree Preservation Plan has been added to the plan set but required replacement trees have not been provided. It is our understanding that no variance/relief from tree replacement requirements as detailed in the Ordinance has been granted. Based upon data included on the Preliminary Tree Preservation Plan,a total of 49 replacement trees are required. Replacement trees are in addition to those trees required by other sections of the ordinance. General Standards PREVIOUS COMMENTS ADDRESSED. SUMMARY This review was based upon the following documents, pursuant to requirements of the City's Landscape Ordinance. • Landscape Plan,sheet L100, prepared by Midwest Design Group Kansas City,dated 08-31-2023 • Demolition Plan, sheet C030, prepared by Midwest Design Group Kansas City,dated 08-31-2023 • Preliminary Tree Preservation Plan,sheet C031, prepared by Midwest Design Group Kansas City, dated 08-31-2023 Let us know if there are any questions or comments. Sincerely, Av.4.7 Tim Pollowy, PLA,ASLA Senior Landscape Architect