Plan Commission Minutes 2012 10-17-12 APPROVED 12/12/12
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, October 17, 2012 7:00pm
Commission Members in Attendance:
Chairman Tom Lindblom Art Prochaska
Michael Crouch James Weaver
Charles Kraupner Jeff Baker
Jack Jones
Absent: Sandra Adams, Jane Winninger
Other City Staff
Krysti Barksdale-Noble, Community Development Director
Julie Morrison, Engineer, EEI
Jason Engberg, Community Development Intern
Other Guests—
Dan Kramer, Attorney Keith Frisk, United Church of Christ
Jim Ratos, Parkway Development Janet Dhuse
Lynn Dubajic, YEDC Dave Kellogg, KR&G Excavating
Jason Pesola, Pesola Media Group Catherine Rajcan, Depo Court Reporter
Meeting Called to Order
Chairman Tom Lindblom called the meeting to order at 7:00pm.
Roll Call
Roll call was taken and a quorum was established.
Previous Meeting Minutes September 12, 2012
The minutes were approved on a motion and second by Commissioners Crouch and
Prochaska, respectively. Voice vote approval.
Citizen's Comments None
Public Hearings
1. PC 2012-09 James G. Ratos, Petitioner, has filed an application with the United
City of Yorkville, Kendall County,Illinois, requesting Special Use Permit for
Planned Unit Development (PUD) approval for the Countryside Center property for
the purpose of constructing a new 38,500 square foot cinema complex. The
property, to be known as Kendall Crossing, consists of approximately 18.5 acres and
is located immediately north of US Route 34,west of Illinois Route 47, generally
south of Countryside Parkway and east of Center Parkway,in Yorkville,Illinois.
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A motion was made by Jones and seconded by Prochaska to enter into Public Hearing
and Chairman Lindblom swore in those who would speak. The hearing commenced at
approximately 7:05pm. Hearing concluded at approximately 7:14 on a motion by Crouch
and second by Jones. Unanimous voice vote approval.
(See Court Reporter's transcript)
Old Business
1. City Council Action Updates
Ms. Barksdale-Noble stated that she will be reporting on City Council decisions
regarding items previously discussed at Plan Commission.
a. PC 2012-06 Success in the Suburbs, Inc. —Special Use (Mile and%Review)
b. PC 2012-07 Souk Hemintharong—Rezoning(mile and %Review)
Both of these items were unanimously approved by the Council and Chairman Lindblom
expressed his appreciation for this information.
2. Illinois Rt. 47 Roadway Project Update
EEI Engineer Julie Morrison reported a meeting was held with D Construction recently.
The Muellner building will be demolished in the next couple weeks and the retaining wall
will be torn down this fall. Water and sanitary sewer work will begin next month and a
more definitive schedule will be received in the next 30 days. It is thought the work will
begin at the far south end of Yorkville and work toward the river. It was also stated that
it is not known where the dirt will be taken for temporary storage.
New Business
1. PC 2012-09 (same as #1 Public Hearing)
Ms. Barksdale-Noble referred to the staff memo regarding parking at the new theater site.
She said industry standards are being met in 2 ways: with square footage and 1 parking
stall per 3 seats. She said the width will be no less than 8 feet wide.
Chairman Lindblom noted there will be 7 handicapped stalls. The State requirements are
1 handicapped per 25 parking stalls. Mr. Ratos said they will have additional spots.
Mr. Ratos said there will be a right in/right out, however, there will not be a traffic-light
controlled intersection. Mr. Kraupner asked if the Rt. 47 project will add a median at the
access point and he also noted a possible issue with traffic exiting the Aldi lot. There will
not be a median, however, it will be striped. Ms. Barksdale-Noble said there may be
some adjustments to the location of the right in/right out when the engineers study this
area. She also said the previous developer had a permit for full access at this point,
however, they needed to sign off on the easement. Due to foreclosure, they did not sign
off for the easement and lost their permit.
Mr. Crouch commented that the traffic at this point is already approaching dangerous
levels. Mr. Ratos said the right in/right out was a safe alternative and some of the
internal roads will also be rebuilt. There will also be access to the McDonald's and Shell
station. Ms. Dubajic said that the developer is comfortable with the access.
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Also discussed was the building facade. Commissioner Kraupner asked if any
consideration had been given to the appearance of the back of the building. Ms. Ratos
said the building will be decorative all around since it is visible from all 4 sides.
The Commission members then reviewed the "Conditions for Approval" and"Standards
for Special Use". Mr. Crouch commented that very little revenue will go to the schools
until the TIF expires. Regarding the Standards, Mr. Prochaska said the property was
originally built for the same purpose with the only exception being the new access.
Motion: Mr. Crouch moved and Mr. Jones seconded a motion to enter this combined
document into the official record. Unanimous voice vote approval.
Action Items
Special Use/PUD
Motion: Commissioner Crouch made the following motion: In consideration of
testimony presented during a Public Hearing on October 17, 2012 and discussions
conducted at that meeting, the Plan Commission recommends to the City Council
approval of a Preliminary Concept Plan for a Special Use Permit as a Planned Unit
Development(PUD) for the purpose of redeveloping the approximately 18.5-acre
property to be known as Kendall Crossing including the construction of a new 38,500
square foot cinema complex, as presented by the Petitioner in a site plan prepared by RB
&Associates Consulting Inc. dated September 10, 2012, subject to staff recommendation
in a memorandum dated October 10, 2012. Commissioner Prochaska seconded this
motion.
Ms. Barksdale-Noble said that the staff had added a condition that the Petitioner go
through the preliminary final plat within one year.
Roll call: Crouch-yes, Kraupner-yes, Jones-yes, Baker-yes, Prochaska-yes, Weaver-yes,
Lindblom-yes. Passed 7-0.
Mr. Ratos added that he appreciated the efforts of Ms. Dubajic in this process and said
she is a great asset to the City.
Additional Business None
Adiournment
Crouch moved to adjourn the meeting, second by Prochaska. Meeting adjourned at
7:37pm.
Respectfully submitted by
Marlys Young, Minute Taker
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1 UNITED CITY OF YORKVILLE , ILLINOIS
2 PLAN COMMISSION
3 SPECIAL USE PERMIT : )
No . PC 2012 - 09
4 COUNTRYSIDE CENTER )
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6 TRANSCRIPT OF PROCEEDINGS had in the
7 above - entitled cause on the 17th day of October , A . D .
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8 2012 , at 7 : 00 p . m .
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9 PLAN COMMISSION :
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10 MR , TOM LINDBLOM , Chairman ;
MR , JAMES WEAVER ,
11 MR . JACK JONES ,
MR . ART PROCHASKA ,
12 MR . MIKE CROUCH ,
MR , JEFF BAKER , Commissioners .
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UNITED CITY OF YORKVILLE STAFF :
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MS . KRYSTI J . BARKSDALE - NOBEL , Community
15 Development Director .
16 APPEARANCES :
17 LAW OFFICES OF DANIEL J . KRAMER
1107A South Bridge Street
18 Yorkville , Illinois 60560
by : MR . DANIEL J . KRAMER
19 630 . 553 . 9500
20 appeared on behalf of the Petitioner .
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21 REPORTED BY : j
22 MS . CATHERINE ARMBRUST RAJCAN ,
CSR , RMR , RDR , CRR , CCP , CBC .
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1 CHAIR LINDBLOM : I ' d like to call the meeting to
2 order .
3 Roll call , please .
4 , MS . BARKSDALE - NOBLE : Crouch .
18 : 59 : 54 5 MR . CROUCH * Here .
6 MS . BARKSDALE - NOBLE : Kraupner .
7 MR . KRAUPNER : Here .
8 MS . BARKSDALE - NOBLE : Adams is absent . Winninger
9 is absent .
19 : 00 : 01 10 Jones ,
11 MR . JONES : Here .
12 MS . BARKSDALE - NOBLE : Baker .
13 MR . BAKER : Here .
14 MS . BARKSDALE - NOBLE : Prochaska .
19 : 00 : 04 15 MR . PROCHASKA : Here .
16 MS . BARKSDALE - NOBLE : Weaver ,
17 MR . WEAVER : Here .
18 MS . BARKSDALE -- NOBLE : And Lindblom .
19 CHAIR : Here . We have a quorum .
19 : 00 : 09 20 The minutes of the previous meeting of
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21 September 12th are in your packet .
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22 Is there any additions or corrections ?
23 MR . CROUCH : Motion to approve .
24 CHAIR LINDBLOM : Motion is made .
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1 Is there a second ?
2 MR . PROCHASKA : Second .
3 CHAIR LINDBLOM : Any discussion on the motion ?
4 Hearing none , those in favor signify by saying
19 : 00 : 29 5 aye .
6 ( A Chorus of Ayes . )
7 CHAIR LINDBLOM : Opposed ?
8 ( None . )
9 CHAIR LINDBLOM : Motion passes .
19 : 00 : 35 10 At this time we welcome any citizen comments
11 other than for the item that we ' re here for for the
12 public hearing .
13 Is there any comments from the public ?
14 Hearing none , then , I would entertain a motion
19 : 00 : 48 15 to go to public hearing , PC 2012 - 09 .
16 MR . COUCH : Moved .
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17 MR . PROCHASKA : Second .
18 CHAIR LINDBLOM : Moved and seconded .
19 Any further discussion on the motion ?
19 : 00 : 59 20 Those in favor by saying aye .
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21 ( A Chorus of Ayes . )
22 CHAIR LINDBLOM : Opposed ?
23 None . )
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24 CHAIR LINDBLOM : Motion passes .
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1 For the record , I will read the notice .
2 James G . Ratos , Petitioner , has filed an
3 application with Yorkville requesting Special Use Permit
4 for Planned Unit Development approval for the
19 : 01 : 16 5 Countryside Center property for the purpose of
6 constructing a new 38 , 500 - square - foot cinema complex .
7 The property , to be known as Kendall Crossing , consists
8 of approximately 18 . 5 acres and is located immediately
9 north of U . S . Route 34 , west of Illinois Route 47 ,
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19 : 01 : 33 10 generally south of Countryside Parkway , and east of
11 Center Parkway , in Yorkville , Illinois .
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12 At this time , then , I would like to swear in
13 anybody that wishes to have any - - any comments made at
14 the public hearing . If you think you ' re going to have
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19 : 01 : 48 15 any questions or comments , please stand and raise your
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16 hand , repeat after me .
17 ( WHEREUPON , the individuals were duly sworn . )
18 CHAIR LINDBLOM : Thank you .
19 Mr . Kramer , are you going to take the lead in
19 : 02 : 14 20 this ?
21 MR . KRAMER : I am .
22 For the record , my name is Daniel J . Kramer ;
23 I ' m an attorney licensed to practice law in the State of
24 Illinois . My address is 1107A South Bridge Street ,
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1 Yorkville , Illinois , 60560 .
2 I have the pleasure of representing the
3 petitioner , James G . Ratos , who is behind me . And a
4 gentleman who actually brought the NCG group to him ,
19 : 02 : 38 5 Jason Pesola - - I spelled it for the reporter before - -
6 is present as well , if you have any questions .
7 I think Krysti ' s report says it all in the
8 first couple of pages .
9 Most of us who have lived in town over the last
19 : 02 : 51 10 few decades have good memories of Countryside Center ,
11 maybe about four decades ago when that started . It was
12 an absolutely thriving center before Fox Valley and
13 Louis Joliet and the malls came into being .
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14 And as Krysti pointed out on the front page ,
19 : 03 : 08 15 the open - air , turned - in concept like a mini Oak Brook
16 where you got out and walked around , as people got more
17 used to convenience , it fell into disfavor , and the
18 malls just killed it .
19 The city did I thought a very progressive thing
19 : 03 : 22 20 about six , seven years ago , that they did the TIF
21 district out there . They looked to generate some new
22 building and so on to help all of the taxing bodies .
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23 I don ' t think anyone in this room , and
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24 certainly people smarter than all of us , could see the
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1 depth that the economy sunk to . And as the old
2 buildings got knocked down , it looked like , well , gee ,
3 what ' s going to happen ? We just have this dilapidated
4 eyesore sitting vacant now .
19 : 03 : 50 5 The entire Countryside site . It ' s about 18 . 5
6 acres ; and it already is a B - 2 community Planned Unit
7 Development . This particular phase of development is
8 about 7 and a half - - 7 . 6 acres . And Jim is not only
9 going to purchase the property and own the entire 18 . 5
19 : 04 : 13 10 acres , but he is . going to be the developer and general
11 contractor for the actual building for NCG theaters .
12 The reason I point that out , it ' s not so that
13 we ' re so parochial that we don ' t want folks from out of
14 town - - we ' re glad this group has come here - - but with
19 : 04 : 31 15 Jim building the building as the developer - - and he ' s
16 going to use Willman & Groesch , a local Yorkville
17 contractor as the general contractor - - the yeoman ' s
18 share of the jobs , the temporary ones in construction ,
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19 are going to be here in the community . So it ' s a
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19 : 04 : 46 20 double - edged positive sword in that sense .
21 Presuming the financing for NCG goes all
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22 right - - and we have every expectation that it will - -
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23 they would actually like to start building even in the
24 winter right after the first of the year . That ' s about
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1 the time frame they think it will take them .
2 So we ' ve really fast - tracked the project . A
3 lot of great things have happened . They couldn ' t be
4 more positive of the City ' s staff helping us make this
19 : 05 : 15 5 happen . And so we look forward to the project taking
6 off very quickly .
7 The concept sketch behind me is basically the
8 layout that we see happening . We aren ' t quite sure what
9 the rest of the 18 . 5 acres - - how the lots will
19 : 05 : 34 10 ultimately be split up . So we will come back with a
11 full - blown actual hard line both preliminary and final
12 plat .
13 But the footprint of the building is an actual
14 size of what they do . Again , take away maybe a little
19 : 05 : 47 15 of the fear factor , if you ' re a banker and giving a loan
16 to a restauranteur , for instance , who ' s never operated a
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17 restaurant , believe me there ' s a fear factor . These
18 folks have a number of these types of cinemas , and they
19 specialized in going into small and medium - sized areas
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19 : 06 : 05 20 like this . So they ' re familiar with the demographics we
21 have here .
22 It will be a totally modern ten - screen cinema .
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23 And I ' m not the technical geek - - Jason might be able to
24 explain that much better to you - - but apparently they
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1 would all be digital screens , the newest technology ,
2 they would all be 3 - D compatible , and very cutting - edge .
3 Again , in terms of why we ' re here with the
4 concept sketch , there ' s a few things that - - as Krysti
19 : 06 : 34 5 points out as you got into the body of the report - -
6 that they feel they need to make the project work .
7 Because they ' ve got nearly ten of these
8 nationwide , they ' ve got good demographics - - so what the
9 parking requirements are . Our ordinance - - I don ' t want
19 : 06 : 49 10 to say it ' s harsh on parking , it ' s somewhere in the
11 middle . I ' ve seen ordinances that say when you have a
12 commercial space and it ' s a restaurant , as high as ten
13 parking places per thousand square feet . I ' ve seen them
14 less . Ours is kind of a middle ground .
19 : 07 : 0s 15 But basically the number of parking spaces we
16 suggest here are historically based on what they ' ve used
17 in their other developments and have had no overflow
18 problems or anything of that nature .
19 So we ' re asking to have a variance as part of
19 : 07 : 21 20 the PUD about the number of parking spaces .
21 Because I ' ve lost my hair over the years , and I
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22 think I was city attorney back when Janet built her
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23 building , I fought the city attorney with the engineers
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24 at that time - - and I don ' t engineer much , and they
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1 don ' t practice law too much - - but they had her do a
2 traditional bowl detention pond ; which Janet can tell
3 you has never held a drop of water in any of the time
4 any of us have been in the city .
19 : 07 : 49 5 Tom Lindholm would certainly remember , being a
6 long - time resident .
7 Countryside is just laced - - it ' s called
8 running sand underneath . So when they put sewer and
9 water lines in , they don ' t V - trench it , they don ' t put a
19 : 08 : 04 10 box ; they have to have a wide U , because it just won ' t
11 hold water . It would be like going to the beach and
12 filling a hole with sand .
13 So in terms of - - ultimately when we come back
14 to you with hard line engineering plans and drawings , we
19 : 08 : 17 15 don ' t anticipate you ' re going to see major detention
16 ponds ; you ' re going to see infiltration beds , what they
17 call best management practice . Whole idea is to keep it
18 green . So we ' ll do our best on that .
19 Otherwise we think Krysti laid it out very
19 : 08 : 32 20 nicely . The building at 38 , 000 - plus square feet in
21 terms of an acreage would be a little bit less than an
22 acre . An acre is 43 , 560 square feet . So in terms of
23 bulk lot coverage we don ' t come anywheres near maximums .
24 They open that way . We don ' t need any kind of
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1 setback variances or anything .
2 Again , the folks in town that , you know , might
3 cut through the back side of Castle Bank or Wheatland
4 Title or any of them , you know how terrible those
19 : 09 : 07 5 private internal roads are , they would be totally
6 reconstructed and be developer expense .
7 Plus we would have a new thoroughfare that
8 would go east - west and come out on - - right - in ,
9 right - out on Route 47 . Just south of Nelson Funeral
19 : 09 : 23 10 Home .
11 So again , it wouldn ' t cause traffic congestion
12 in Countryside Parkway and Center Parkway : We ' ve got
13 our own exit coming out .
14 So we think , again , it would be positive for
19 : 09 : 36 15 all the right reasons . Economically , any time you bring
16 cars , you know , past gas stations , past other retail
17 businesses , it should help the existing restaurants in
18 town .
19 And if any of you are familiar , I think a good
19 : 09 : 50 20 microcosm could be over at Wolf Crossing or 95th Street
21 and Route 59 . Right across from where that Gas City
22 used to be . There ' s a somewhat similar multiscreen
23 cineplex there . And the thing that strikes you is you
24 don ' t really notice it , but you do notice the eight or
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1 nine restaurants ringing
2 So again , we would think this would be a good
3 starter or incubator for Countryside coming back . Maybe
4 something we can all be proud of .
19 : 10 : 18 5 So I ' ll be quiet . I ' ll let you ask any
6 questions of Jim or Jason you want . They ' ve both been
7 sworn . And again , we have no difficulties with any of
8 staff ' s recommendations .
9 Thank you .
19 : 10 : 30 10 CHAIR LINDBLOM : Okay . Are there any questions for
11 the petitioner from the audience ?
12 Hearing none , then , knowing full well we ' ll
13 come back to discuss this as a commission , then , I would
14 ask for adjournment of the public hearing .
19 : 10 : 48 15 MR . CROUCH : So moved .
16 MR . JONES : Second .
17 CHAIR LINDBLOM : Moved and seconded to adjourn the
18 public hearing .
19 Is there any questions on the motion ?
19 : 10 : 55 20 Hearing none , those in favor signify by saying
21 aye ?
22 ( A Chorus of Ayes . )
23 CHAIR LINDBLOM : Opposed ?
24 ( None . )
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1 CHAIR LINDBLOM : Motion passes . We ' ll be back to
2 you in a couple minutes .
3 MR . KRAMER : Want me to stay here in case there ' s
4 anything - -
19 : 11 : 10 5 CHAIR LINDBLOM : We got a few things , Dan . So . . .
6 MR . KRAMER : Fair enough , thank you .
7 ( WHEREUPON , the public hearing was
8 concluded at 7 : 11 p . m . )
9 WHICH WERE ALL THE PROCEEDINGS
10 HAD IN THE HEARING
11 OF THIS MATTER .
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1 STATE OF ILLINOIS )
) SS :
2 COUNTY OF DU PAGE )
3 I , CATHERINE A . RAJCAN , a Certified Shorthand
4 Reporter of the State of Illinois , do hereby certify
5 that I reported stenographically by means of machine
6 shorthand the proceedings had at the hearing
7 aforesaid , thereafter reduced to typewriting via
8 computer - aided transcription under my personal
9 direction , and that the foregoing is a true , complete
10 and correct transcript of the proceedings of said
11 hearing as appears from my stenographic notes so taken
12 and transcribed under my personal direction .
13 I further certify that my certificate attached
14 hereto applies to the original transcript and copies
15 thereof , signed and certified under my hand only . I
16 assume no responsibility for the accuracy of any
17 reproduced copies not made under my control or
18 direction .
19 IN WITNESS WHEREOF , I do hereunto set my hand
20 at Wheaton , Illinois , this 11th day of November , 2012 .
21
22 4
Certified h rthand Reporter
23
C . S . R . Certificate No . 084 - 002503 .
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1 : 7 2: 18 cinemas [1 ] - 7: 18 cut [1] - 10:3
084-002503 [1 ) - 13: 23 absent [2] - 2:8, 2:9 based I1 ] - 8: 16 Cineplex [1 ] - 10: 23 cutting I1 ] - 8:2
absolutely [1 ] - 5: 12 beach [1 ] - 9: 11 citizen (1 ] - 3: 10 cutting-edge [1 ] - 8:2
accuracy I1 ) - 13: 16 beds [1I - 9: 16 CITY [2] - 1 : 1 , 1 : 13
acre [z) - 9:22 behalf [1 ] - 1 :20 City [1 ] - 10:21
1107A [21 - 1 : 17, 4:24 acreage [1 ] - 9:21 behind [2] - 5:31 7: 7 city [4] - 5: 19, 8:22,
11 th I1 ] - 13:20 acres [5] - 4: 8, 6:6 , best [2] - 9: 17, 9: 18 8:23, 9:4
6:8, 6 : 10, 7: 9 better I1 ] - 7: 24 City's I1 ] - 7:4 Dan (1] 4
12th [1 ] - 2 :21 :
Daniel [1 ]l - 4:22
17th I1 ] - 1 :7 actual [3] - 6: 11 , 7: 11 , bit [1 ] - 9:21 coming [2] - 10: 13,
7: 13 blown (1 ] - 7: 11 11 : 3 DANIEL [21 - 1 : 175
18.5 [41 - 4:816:5, 6:9 , 1 : 18
7:9 Adams I1 ] - 2: 8 bodies 11 ] - 5:22 comments [4) - 3: 10,
additions [1 ) - 2:22 body 8:5 3: 13, 4: 13, 4 : 15 decades [z) - 5: 10,
y ( ] 5: 11
address (1 ] - 4:24 bowl I1 ] - 9:2 commercial [1 ] - 8: 12
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2012-0912] - 1 :31 3: 15 aforesaid I1 ] - 13: 7 Brook (1 ] - 5: 15 11 : 13
_: ago [z] - 5: 11 , 5:20 brought [1] - 5:4 Commissioners [1 ) - 9: 15
__ __ __ _ developer (3) - 6: 10,
$ aided [1 ] - 13 : 8 building Is) - 5:22, 1 : 12
- air [1 ] - 5: 15 6: 11 , 6 : 15, 6:23 , community (2] - 6:61 6: 15, 10:6
ALL [1I - 12: 9 7: 13, 8:23, 9:20 6: 19 Development [3] -
3-D [11 - 8:2 1 : 15, 4:4 , 6:7
34 (1 ] - 4:9 . anticipate [1 ] - 9: 15 . buildings I1 ] - 6:2 Community [1 ) - 1 : 14 development [1] - 6:7
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- dilapidated I1 ] - 6: 3
applies I1 ] - 13: 14 13 : 8
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attached [1 ] - 3: 16 Castle [1 ] - 10:3 construction [1] - disfavor [11 - 5: 17
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59 [1 ] 10:21 attorney [3] - 4:23, 6: 18
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630,553.9500111 - Ayes [3) - 3:6, 3:21 ,
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1 : 19 CENTER I1 ] - 1 :4 13: 17 DU [1 ] - 13:2
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7 9: 5 corrections [U - 2:22
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KENDALL CROSSING
Conditions for Approval :
Section 10- 13 - 10 of the City' s Zoning Ordinance establishes conditions by which the
Plan Commission may recommend approval of a special use for Planned Unit Development.
1 . In what respect does the design of the Planned Unit Development meet the
requirements and design standards of the development standards and design criteria .
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ANSWER : The Planned Unit Development Ordinance of the United City of j
Yorkville as well as the original Planned Unit Development approved for Countryside
Center promoted an upscale community shopping area that takes advantage of the
major traffic intersection in the United City of Yorkville of Route 47 and Route 34 .
The proposed NCG Cinema Group Project complies with that Ordinance and the
original Planned Unit Development Agreement in that it has an upscale movie theater
which will enhance the entertainment and tax base for the United City of Yorkville.
The Architecture shows a foot print that will enhance the future development of the
area and is consistent with United City of Yorkville Building Codes and Design .
2 . The extent to which the proposed plan deviates and/or requires waivers of the bulk
regulations in the zoning ordinance and how the modifications in design standards
from the subdivision control regulations fulfill the intent of those regulations .
ANSWER : No bulk regulations will be deviated by the addition of the NCG Theater
Complex . There are certain waivers being granted with respect to parking spaces,
signage, and best management practice detention areas . The square footage of the
building, complies with all United City of Yorkville Building Codes and Regulations
and the bulk area of the property complies with all regulations and ordinances of the
United City of Yorkville.
3 . The extent of public benefit produced by the Planned Unit Development, such as but
not limited to , the adequacy of common open space and/or public recreational
facilities provided ; sufficient control over vehicular traffic; provision of public
services ; provision and protection of the reasonable enjoyment of the land.
ANSWER : The proposed Planned Unit Development Amendment complies with the
City Planned Unit Development Ordinance in that it provides for substantial open
space in the overall Countryside Center Development, will provide a smooth flow of
traffic with the proposed traffic lay out and internal road improvements that will be
done at the expense of owner and developer, adequate public services in terms of f
utilities exist to the site and the site in fact is the location of an earlier two screen
movie theater that served the community for over two decades .
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4 . The relationship and compatibility, beneficial or adverse, of the Planned Unit
Development to the adjacent properties and nearby land uses .
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ANSWER: It is anticipated that there will be a substantial beneficial effect to
surrounding property within Countryside Development and the commercial areas of
the United City of Yorkville on Route 47 and Route 34 . It is anticipated the ten
screen cinema will encourage restaurant traffic substantially for existing restaurants,
as well as attract new restaurant and retail opportunities on the lots surrounding the
Cinema that are being redeveloped by the Owner/Developer, James G . Ratos. It
further will benefit ancillary businesses such as gas stations and other retail outlets
that always benefit when increased traffic is brought past their places of business .
5 . The extent to which the Planned Unit Development fulfills the objectives of the future
planning objectives or other planning policies of the City j
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ANSWER : The proposed Planned Unit Development Amendment complies with the f
objectives of the United City of Yorkville in that the TIF District was created for I
Countryside Center to rejuvenate what once was a thriving commercial retail center
for over two decades , but has been demolished . The property in the proposed PUD
Amendment will generate substantial real estate taxes to the Yorkville School District
and all related government bodies as well as create a substantial number of full and
part-time jobs in the City on a permanent basis . On a temporary basis it will provide
extensive construction jobs for local contracting firms in that the Owner/Developer
will be the builder for the NCG Cinema Building and has retained the services of a
local general contractor who hires all local people to construct the facility and the site
improvements . The proposal meets the overall objectives of the City to create
economic opportunities on the site which was the reason the TIF District was created .
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Standards for Special Use :
Section 10- 14-617 of the City ' s Zoning Ordinance establishes standards for special use
requests . No special use shall be recommended by the Plan Commission unless said commission
shall find that :
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.
ANSWER: There are no negative effects to the development of the subject property,
in that all traffic, utility, and development concerns were provided for in the original
Countryside Center Design and the proposed PUD Amendment enhances the traffic
flow by reconstructing internal roadways and providing adequate access outlets to
Route 47 and Route 34 .
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 substantial diminish and
impair property values within the neighborhood .
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ANSWER : The property was previously used as a very active retail center since the
early 1970s until its demolition . The use for the Cinema will not in any way change
the commercial use or impact the surrounding ownership of properties . In fact it
should increase substantially the property values in the neighborhood by having a
thriving commercial district once again located in Countryside Center.
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.
ANSWER : Same Answer
4 . Adequate utilities, access roads, drainage or other necessary facilities have been or
are being provided.
ANSWER: Plans are currently being reviewed as to final design, and will provide
adequate access, drainage, and all utility facilities which are to the site.
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 .
ANSWER : Same answer as to 4 above.
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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 .
ANSWER : Other than the Planned Unit Development modifications indicated in the
Staff Report, and the installation of monument signage closely resembling the
previous monument signage that existed at Route 47 and Route 34, the proposal
complies with all Ordinances of the United City of Yorkville other than specifically r
modified by this PUD Amendment.
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