Plan Commission Minutes 2012 12-12-12 APPROVED 1/9/13
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday,December 12, 2012 7:00pm
Commission Members in Attendance:
Chairman Tom Lindblom Jeff Baker
Jack Jones Charles Kraupner (arr. 7:02pm)
James Weaver Sandra Adams
Michael Crouch
Absent: Art Prochaska, Jane Winninger
Other City Staff
Krysti Barksdale-Noble, Community Development Director
Brad Sanderson, Engineer, EEI
Other Guests—
Dan Kramer, Attorney Ron Bauer, RB &Associates
Jim Ratos, Parkway Development Rich Bauer, RB &Associates
Lynn Dubajic, YEDC Dave Kellogg, KR&G Excavating
Angie Phipps, 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 October 17, 2012
The minutes were approved on a motion and second by Crouch and Baker, respectively.
Unanimous voice vote approval.
Citizen's Comments None
Public Hearings
1. PC 2012-11 Kendall Crossing, LLC, Petitioner, has filed an application
with the United City of Yorkville requesting Preliminary Plan and Final Plat
approval for the Kendall Crossing (formerly Countryside Center) property
for the purpose of constructing a new 38,500 square foot cinema complex.
The property 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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The Public Hearing was opened at 7:03pm on a motion by Sandra Adams and second by
James Weaver. Unanimous voice vote approval. All those who would speak were sworn
in by Chairman Lindblom.
(See Court Reporter's Transcript)
The Hearing concluded at 7:07pm on a motion by Jones and second by Crouch.
Unanimous voice vote approval.
Discussion: A correction was noted to be the Yorkville Plan Commission in the letter
from RB &Associates regarding this project.
A half acre of the property being purchased by Mr. Ratos will be purchased by
McDonalds. They will be rebuilding their facility when Route 34 is widened. The
theater parking issue has been resolved and the explanation letter from Mr. Bauer will
become part of the official minutes. The parking stall width will not be reduced and the
number of handicapped spaces is adequate. Ms. Barksdale-Noble noted that staff is
recommending the Preliminary Plat only, at this time. Attorney Kramer asked that the
matter be continued to a future date to eliminate re-certification and re-mailing. The
Commission agreed to this request.
New Business:
1. PC 2012-11 (same as above Public Hearing)
Action Items
Preliminary& Final Plat Approval
Commissioner Crouch moved to approve the request for the Preliminary Plat subject to
comments by the City Engineer and City staff. Commissioner Jones seconded the
motion.
Roll call: Baker-yes, Weaver-yes, Crouch-yes, Kraupner-yes, Adams-yes, Jones-yes,
Lindblom-yes. Motion carried 7-0.
Commissoner Kraupner moved to continue the Final Plat approval process to the
February 13th Plan Commission meeting. Commissioner Jones seconded this motion.
Unanimous voice vote approval.
Old Business
1. City Council Action Updates
a. PC 2012-09 Kendall Crossing— Concept Plan PUD
Ms. Barksdale-Noble summarized the City Council's recent unanimous approval for the
Kendall Crossing project.
2. Illinois Rt. 47 Roadway Project Update Presentation
For the record, Chairman Lindblom stated that he appreciated the presentation packet of
updates. Mr. Sanderson said that there is a meeting with IDOT every 2 weeks. Some
additional work will be completed and the project will be shut down for the winter as of
December 21. It will resume in February or March. The concrete wall in the middle of
town will not be torn down for 2 more months and that will be followed by storm sewer
work and then water and sanitary sewer. Utility work has caused delays and IDOT and
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AT&T are scheduled to have a meeting December 13. Ms. Barksdale-Noble noted that
updates are placed on the City website.
3. Year in Review
Ms. Barksdale-Noble recapped Plan Commission matters for 2012:
1. 8 applications were received this year
2. The Commission addressed most of the staff recommendations from last year
including motions and drawings
3. Approved the indoor shooting gallery
4. The R2 zoning district has not been addressed yet this year and it will be
discussed in Zoning Commission meetings and then at Plan
Commission. This will be done in 2013.
Commissioner Crouch added that the Zoning Commission will finish their updating
project and present it to Plan Commission and City Council.
4. 2013 Plan Commission Meeting Schedule
The Commission will continue to meet the 2nd Wednesday of the month at 7pm. All
proposed meeting dates were approved.
Adiournment
Mr. Crouch moved to adjourn and Mr. Jones seconded the motion. Meeting adjourned at
7:23pm.
Respectfully submitted by
Marlys Young, Minute Taker
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UNITED CITY OF YORKVILLE
YORKVILLE , ILLINOIS
PLAN COMMISSION MEETING
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PUBLIC HEARING
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800 Game Farm Road
Yorkville , Illinois
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Wednesday , December 12 , 2012
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7 : 00 p . m .
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1 PRESENT .
2 Mr . Tom Lindblom , Chairman ,
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3 Mr . Michael Crouch ,
4 Ms . Sandra Adams ,
5 Mr . Jeff Baker ,
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6 Mr . James Weaver .
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7 Mr . Jack Jones .
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9 ALSO PRESENT .
10 Ms . Krysti Noble , Community Development
11 Director ;
12 Ms . Marlys Young , Minute Taker .
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DepoCourt Reporting Service ( 630 ) 983 - 0030
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1 CHAIRMAN LINDBLOM . At this time I would
2 like anybody that plans on speaking in the public
3 hearing to stand and raise your right hand and
4 repeat the oath after me .
5 ( Witnesses duly sworn . )
6 CHAIRMAN LINDBLOM : Mr . Kramer , will you
7 be speaking for the Petitioner ? !
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8 THE WITNESS : I will .
9 Good evening . For the record , my name
10 is Daniel J . Kramer . My address is 1107A South
11 Bridge Street , Yorkville , Illinois .
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12 I ' m an attorney , licensed to practice
13 law in the state of Illinois and represent Kendall
14 Crossing LLC , which is the Petitioner now . We got
15 the formal name from James G . Ratos .
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16 This is a little bit unexciting compared
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17 to the first time we were here a couple months ago
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18 in that it ' s one of the steps required in your PUD
19 process that we bring in an actual hardline
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20 preliminary plat for approval .
21 So we don ' t have a whole lot new for you
22 tonight in the sense of , it just locks out the
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23 project .
24 We always knew the theater would be
DepoCourt Reporting Service ( 630 ) 983 - 0030
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1 Lot 1 , and that ' s the only identified user we
2 have .
3 It ' s a little bit over 7 acres . So now
4 we can show you the hard lot lines for Lot 1 .
5 With the rest of the lots , we just
6 geometrically pushed sizes that seemed to be right
7 for restaurant type users , commercial users . We
8 could get somebody - - and I used , I think , at the
9 City Council the Portillo ' s example .
10 They have an absolute square footage lot
11 size and building they do . It might be smaller
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12 than one of our lots .
13 So if somebody like that came in , we
14 could , under the Plat Act , sell them a part of the
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15 lot , and the remaining portion goes with the other
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16 lot . So it gives flexibility for the City and the
17 developer itself .
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18 The only thing we would have to do in a
19 case like that is , perhaps , if there are side - yard
20 setbacks or side - yard utilities , we would have to
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21 come in to Staff and vacate an easement or
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22 something of that nature .
23 In terms of parking , which is , in any
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24 kind of center and with this heavy of a user for
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1 the theater , it ' s probably the major outdoor
2 concern .
3 There , we ' ve got the spaces lotted out .
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4 Krysti has done an excellent job of highlighting
5 the staff report . Then you ' ve got - - and it ' s a
6 little bit tardy , but we had to respond - - a
7 letter today from Ron Bauer , our surveyor and
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8 engineer that ' s here , that they ' ve worked out
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9 parking in terms of - - the building got a little
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10 bit smaller , not substantially , but it deletes
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11 some of the parking space requirements because of
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12 a smaller building .
13 The staff report does point out that we !
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14 are doing a cross - access and operating agreement .
15 In other words , besides Kendall Crossing LLC ,
16 which is Jim and his business associates , there j
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17 will be much like a homeowners association , only
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18 business owners . Anyone buying one of the
19 commercial lots in there will be required to
20 participate .
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21 The streets inside , we ' re going to make
22 it very tight , that there ' s a sinking fund from
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23 the beginning so we don ' t end up with wholly
24 private drives as you see out there now .
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1 Each owner will be required to
2 contribute to current maintenance costs for those
3 private drives , so it never becomes a City
4 responsibility ; and each owner will have
5 cross - access easements that they ' ve got free use
6 of all the internal roads .
7 Plus , I think , again , the question was
8 raised and you might have seen it in the media
9 about what happens if you ' ve got great shows there
10 and you have overflow of parking . Again , there
11 will be cross - access easements in all the out - lots
12 that they can cross over and park in those lots ,
13 as well .
14 And it ' s nice for , if we get the
15 restaurant users that we would expect for this
16 type of use , they likewise will have the
17 cross - accessibility that they can park in our
18 spaces , as well .
19 So we had a good staff meeting with the
20 City about two weeks ago that we went down - -
21 their engineer , their park person - - I guess not
22 director . I apologize , park planner - - Krysti ' s
23 list that kind of checked them off like Santa ' s
24 list to see if we had answers for everything .
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1 So it ' s a work in progress ; but we feel
2 for a preliminary plat stage , we ' ve done all the
3 recommendations made by the City .
4 We ' re not in conflict in anything . So
5 when we go to the business session , we would ask
6 you give a positive recommendation for approval of
7 the preliminary plat to the City Council . Thank
8 you .
9 CHAIRMAN LINDBLOM . Thank you .
10 Are there any comments from the public ?
11 UNIDENTIFIED SPEAKER : One comment .
12 They keep telling me to hurry up .
13 CHAIRMAN LINDBLOM : So noted .
14 At this point , I would entertain a
15 motion to close the public hearing .
16 MR . JONES : So moved .
17 MR . BAKER : Second .
18 CHAIRMAN LINDBLOM : Moved and seconded .
19 Any discussion on the motion ?
20 ( No response . )
21 CHAIRMAN LINDBLOM . Hearing none , those
22 in favor , signify by saying aye .
23 ( A chorus of ayes . )
24 CHAIRMAN LINDBLOM : Opposed ?
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1 ( No response . )
2 CHAIRMAN LINDBLOM . Motion passes .
3 ( Which were all the
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1 STATE OF ILLINOIS )
) SS .
2 COUNTY OF KENDALL )
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4 I , Angela Phipps , a Certified Shorthand
5 Reporter for the State of Illinois , do hereby
6 certify that I reported in shorthand the
7 proceedings had at the hearing of the
8 above - entitled cause and that the foregoing Report
9 of Proceedings , Pages 1 through 10 , inclusive , is
10 a true , correct , and complete transcript of my
11 shorthand notes so take at the time and place
12 aforesaid .
13 I further certify that I am neither
14 counsel for nor related to counsel for any of the
15 parties to these proceedings , nor am I in any way
16 related to any of the parties to these
17 proceedings , nor am I in any way interested in the
18 outcome thereof .
19 I further certify that my certificate
20 annexed hereto applies to the original transcript
21 and copies thereof , signed and certified under my
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22 hand only . I assume no responsibility for the
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23 accuracy of any reproduced copies not made under
24 my control or direction .
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1 IN TESTIMONY WHEREOF , I have hereunto
2 set my hand this 8th day of January , 2013 .
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5 ANGELA PHIPPS , CSR
CSR No . 084 - 003506
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2012 [1 ] 1 /18 C evening [1 ] 3/9 Noble [i ] 2/10
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about
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accuracy [1 ] 9/23 commercial [2] 4/7 5/19 Ca Krysti [2] 2/10 5/4 original [1 ] 9/20
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actual [1 ] 3/19 compared [1 ] 3/16 geometrically [1 ] 4/6 out [6] 3/22 5/3 5/8
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always [1 ] 3/24 Council [2] 4/9 7/7 great [11 6/9 little [4] 3/16 4/3 5/6 5/9 P
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annexed [i ] 9/20 couple [11 3/17 lot [7] 3/21 4/1 4/4 4/4 park [4] 6/12 6/17 6/21
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any [8] 4/23 7/10 7/19 6/126/17 8/49/7 lots [5] 4/5 4/12 5/19 parking [4] 4/23 5/9 j
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9/23 6/56/11 happens [1 ] 6/9 lotted 1 5/3 part [1 ] 4/14
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a es f 11 7/23 direction [1 ] 9/24 his [1 ] 5/16 motion [3] 7/157/19 8/2 point [2] 5/137/14
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[ ] do [3] 4/11 4/18 9/5 2/7 7/16 7/17 positive [1 ] 7/6
Bauer [i ] 5/7 does [1 ] 5/13 Mr. [1 ] 3/6 practice [1 ] 3/12
be [8] 3/7 3/24 4/6 4/11 doing [i ] 5/14 I'm [i ] 3/12 Mr. Kramer [11 3/6 preliminary [3] 3/20 7/2
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smaller [3] 4/11 5/10 utilities f1l 4/20
preliminary. . . [1 ] 7/7 5/12 U
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private [2] 5/24 6/3 some [1 ] 5/11 vacate [i ] 4/21
probably [1 ] 5/1 somebody [2] 4/84/13 very 1 5/22
proceedings [5) 8/4 9/7 something [1 ] 4/22 W
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7/15 SS [1 ] 9/1 we've [2] 5/3 7/2
PUD [1 ] 3/18 staff [4] 4/21 5/5 5/13 Weaver [1 ] 2/6
ushed 111 4/6 6/19 Wednesday [11 1 /18
Q stage [1 ] 7/2 weeks [1 ] 6/20
stand [1 ] 3/3 well [2] 6/13 6/18
question 1 6/7 state [3] 3/13 9/1 9/5 went [1 ] 6/20
R steps [1 ] 3/18 were [2] 3/17 8/3
Street [i ] 3111 what [1 ) 6/9
raise [1 ] 3/3 streets [1 ] 5/21 when [1 ] 7/5
raised [1 ] 6/8 substantially [1 ] 5/10 WHEREOF [1 ] 10/1
Ratos [1 ] 3/15 surveyor [1 ] 5/7 which [4] 3/14 4/23
recommendation [1 ] 7/6 sworn 1 3/5 5/168/3
recommendations [1 ] whole [1 ] 3/21
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record [1 ] 3/9 take [1 ) 9/11 will [8] 3/6 3/8 5/17
related [2] 9/14 9/16 Taker [1 ] 2/12 5/19 6/1 6/4 6/11 6/16
remaining [11 4/15 tardy [1 ] 5/6 Witnesses [1 ] 3/5
repeat [1 ] 3/4 telling [11 7/12 words [1 ] 5/15
report [3] 5/5 5/13 9/8 terms [2] 4/23 5/9 work [1 ] 7/1
reported [1 ] 9/6 TESTIMONY [1 ] 10/1 worked [1 ] 5/8
Reporter [1 ) 9/5 than [1 ] 4/12 would [7] 3/1 3/24 4/18 j
represent [1 ] 3/13 Thank [2] 7/7 7/9 4/20 6/15 7/5 7/14
reproduced [1 ] 9/23 that [20) Y
required [3] 3/18 5/19 that's [2] 4/1 5/8
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requirements [1 ] 5/11 their [2] 6/21 6/21 YORKVILLE [4] 1 /5 1 /6
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response [2) 7/20 8/1 Then [1 ] 5/5 you [9] 3/6 3/21 4/4
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restaurant [2] 4/7 6/15 thereof [2] 9/18 9/21 Young [1 ] 2/12
right [2] 3/3 4/6 these [2] 9/15 9/16 your [2] 3/3 3/18
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roads [1 ] 6/6 6/16 6/17 7/12
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saying [1 ] 7/22 those [3] 6/2 6/12 7/21
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see [2] 5/24 6/24 time [3] 3/1 3/17 9/11
seemed [1 ] 4/6 today [1 ] 5/7
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session [1 ] 7/5 true [1 ] 9/10
set [1 ] 10/2 two [1 ) 6/20
setbacks [1 ] 4/20 t e 2 4/7 6/16
shorthand [3] 9/4 9/6 j
9/11 U j
show [1 ] 4/4 under [3] 4/14 9/21
shows [11 6/9 9/23
side [2) 4/19 4/20 unexciting [1 ] 3/16
side-yard [2] 4/19 4/20 UNITED [11 1 /5
signed [1 ] 9/21 up [2] 5123 7/12
signify [1 ] 7/22 use [2] 6/5 6/16
sinking [1 ] 5/22 used [1 ] 4/8
size [1 ] 4/11 user [2] 4/1 4/24
I
RB & Associates Consulting, Inc.
formerly R B &Associates Land Surveyors, Inc.
4 W. Main Street — Suite 201
Plano IL 60545
December 12, 2012
The United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Attn: Krysti Barksdale-Noble
Re: Kendall Crossing
Dear Krysti;
Thank you for forwarding me the packet of materials being distributed for the Plano
Commission Meeting scheduled for Wednesday, December 12, 2012. 1 wanted to
provide you with a few answers to your questions prior to the meeting for you to use in
your reporting of what has been going on.
The original number of parking spaces required was based on the information, at that
time, of 1,984 seating capacity.. Providing a parking space for 3 seats per ordinance
calculated out to be 662 parking spaces required. This is what we originally requested.
Original variance requested was actually allowing us to provide 63% of the required
parking spaces per ordinance.
As of today, the maximum seating capacity is expected to be 1,715 seats, down 269
seats, calculating out per ordinance to 572 parking spaces. ADA requires
2% of the total number of parking spaces to be for Handicap, which is 12 Handicap
spots. We are providing 411 parking spaces, including the Handicap spaces. ADA
requires 9 Handicap spaces for the number of parking spaces between 401 and 500
spaces. We are meeting the ADA requirement of 9 Handicap spots. We are now
providing 71% of the number of spaces required per the ordinance.
For your information, I have finished plotting a one page Preliminary Plat,
36" x 48" in size, at a 1"=60' Scale. You have the enlarged copies.
I have added to the Data Table on the Preliminary some additional numbers for your
use. The proposed building is being proposed currently at 35,212.6 sq. ft. or 0.8084
acres. The amount of Proposed Lot 1 containing paved roads, parking lots and
sidewalks has been computed to be 199,069 sq. ft. or 4.5700 acres and the amount of
grass and landscaping islands and etc. being proposed is 61,364.3 sq. ft. or 1.4087
acres. The percentage of Lot 1 being covered by impervious pavement and etc. is
76.2%.
info(@rb-associates.net 630.552.7452
BBB. rb-associates.net us-cemeteries.com
That is all of the additional information I have for you at this time. I am willing to provide
additional information as I can and it becomes available to me.
Thank you for your co-operation in this project and am looking forward to working with
you in the future with additional projects.
Yours truly,
Ronald D. Bauer, PLS/Pres
cc; Atty. Dan Kramer
^ info(d)rb-associates.net 630.552.7452
m rb-associates.net us-cemeteries.com