Resolution 2013-02 i
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Resolution No. 2013- 00?
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A RESOLUTION OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,
APPROVING THE KENDALL CROSSING PUD PRELIMINARY PLAT
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, Kendall Crossing, LLC (the "Petitioner") has filed an application for
Preliminary Plat approval of the Kendall Crossing Planned Unit Development for the purpose of
resubdividing the approximately 18 . 5 -acre property into seven (7) lots inclusive of a new 38 , 500
square foot structure on Lot 1 ; and,
WHEREAS, the Plan Commission convened and held a public hearing on the 12t" day of
December 2012 , to consider the Kendall Crossing PUD Preliminary Plat after publication of
notice and notice to property owners within five hundred (500) feet of the Subject Property; and,
WHEREAS, the Plan Commission reviewed the standards set forth in Chapter 3 and 4 of
Title 11 of the Yorkville Subdivision Control Ordinance and made a recommendation to the
Mayor and City Council ("the Corporate Authorities") for approval of the resubdivision and the
KENDALL CROSSING PUD PRELIMINARY PLAT subject to comments prepared by the City
Engineer in a letter dated December 7, 2012 in addition to staff recommendations provided in a
memorandum dated December 7 , 2012, which both documents being attached hereto ,
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NOW, THEREFORE, BE IT RESOLVED, 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 the KENDALL CROSSING PUD
PRELIMINARY PLAT as depicted on a plan prepared by RB & Associates Consulting Inc. last
revised December 12 , 2012 attached hereto and made a part hereof by reference subject to
comments by the City Engineer and staff, also attached .
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Passed by the Mayor and City Council of the United City of Yorkville, Kendall County,
Illinois this day of , A. D . 2013 ,
'00/
CITY CLERK
Resolution No . 2013- C
Q
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ROSE ANN SPEARS DIANE TEELING
KEN KOCH JACKIE MILSCHEWSKI
CARLO COLOSIMO MARTY MUNNS
L
CHRIS FUNKHOUSER LARRY KOT
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
day of JAr�juole y 2013 .
MAYO f
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Resolution No . 2013 - OR
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December 7 , 2012
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Ms . Krysti Barksdale-Noble
Community Development Director
United City of Yorkville
800 Game Farm Road
Yorkville , IL 60560
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Re: Kendall Crossing
Preliminary and Final PUD Engineering Plan Review
United City of Yorkville, Kendall County, Illinois
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Dear Krysti :
We are in receipt of the preliminary plat dated December 6, 2012 prepared by RB & Associates for the
above referenced project . Our review of these plans is 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: j
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Preliminary Plat Review
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1 . A site data table has been added , but it does not include all the detail as noted in the PUD
Ordinance. It should be noted that they are providing less spaces that what was approved in the
developer agreement.
2 . According to the PUD ordinance, the lots should also depict building footprints and dimensioned
setbacks . The proposed setbacks are shown . Information regarding purpose/use and height of
buildings should also be provided .
3 , Detailed review of the proposed easements will be provided during final engineering review.
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4 . The proposed easement over the existing large diameter storm sewer that traverses several lots
needs to be a minimum of 15' . The exact width needed will be determined during final engineering
review.
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Ms . Krysti Barksdale-Noble
December 7 , 2012
Page 2 of 2
5 . A detailed review of the proposed utilities was not performed . This will be performed during final
engineering review.
6 . Comments from IDOT on the proposed right-in/right-out need to be provided .
7 . A preliminary engineering plan has not been submitted , rather the petitioner is moving
immediately to final engineering .
If you have any questions or if you require additional information , please contact our office .
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Sincerely ,
ENGINEERING ENTERPRISES , INC .
3/ >
Bradley P . Sanderson , P. E .
Vice President
PC: Mr. Bart Olson , City Administrator
Mr. Eric Dhuse , Director of Public Works
Ms , Laura Schraw, Interim Director of Parks and Recreation
Ms . Lisa Pickering , Deputy Clerk
Mr. Dan Kramer
Mr. Ron Bauer, RB & Associates j
JAM , JWF , EEI
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G:\Public\Yorkville\2012\YO1220-DR Kendall Crossing\Dots\I coy Review02.doc
O� Memorandum
EST.
Z 1836 To : Plan Commission
From : Krysti J . Barksdale-Noble, Community Development Director
e. CC : Bart Olson, City Administrator
Brad Sanderson, EEI, City Engineer
rsw:ac�r
Date: December 7, 2012
< CE �� Subject: PC 2012-11 Kendall Crossing PUD — Preliminary & Final Plat
Petitioner ReguestBackSround :
As the Plan Commission will recall, the Petitioner, James G. Ratos (Kendall Crossing LLC) , was
recently granted approval of a Special Use Permit for a Planned Unit Development (PUD) on the property
for the Kendall Crossing development (formerly Countryside Center) located at the northwest quadrant of
US 34 (Veterans Parkway) and Il Route 47 (Bridge Street) . The approved preliminary concept plan of the
PUD consisted of six (6) lots, a new 38 ,500 square foot cinema complex with five (5) supplemental
outlots, and subject to the following conditions :
1 . The Developer must submit and obtain approval of Preliminary Plan or Final Plat for the Subject
Property within one ( 1 ) year from the date of the ordinance approval.
2 . Authorization to vary from the required off-street parking standards to permit parking stalls that
are narrower in width than the minimum required 8 . 5 feet for 90 degree stalls and the Landscape
Ordinance requirements to provide one ( 1 ) landscaped island for every 20 parking spaces, per j
staff' s review and approval .
3 . Authorization to vary from Section 10- 11 -4-B the number of required off-street parking stalls to
provide 418 spaces rather than 662 spaces as required.
4. Authorization to vary from the required off-street loading requirements , to permit one ( 1 ) off-
street loading dock for the theater, rather than the two (2) docks required.
5 . Authorization to vary from the Subdivision Control Ordinance and stormwater management j
requirements, subject to review of final engineering plans and the recommendation(s) of the City
Engineer.
The Petitioner is now requesting recommendation for Preliminary and Final Plat approval from
the Plan Commission.
Proposed Preliminary Plat:
The overall Kendall Crossing development has a total land area of approximately 17 . 74 acres
resubdivided into seven (7) parcels. As illustrated on the attached Preliminary Plat for the Kendall
Crossing PUD , Lot 1 of the resubdivided Countryside Center will cover approximately 7-acres and
contain the 10-screen multiplex theater to be owned and operated by Neighborhood Cinema Group
(NCG) . According to the Petitioner, Lots 2-6 are intended for commercial development such as
restaurants and other uses complimentary to the movie theater. Lot 7 will be dedicated for all internal
roadways and access drives which will be privately maintained. A proposed new right-in/right-out access
off of Route 47 is also proposed.
Below is overall site information regarding the proposed Kendall Crossing PUD , as provided on
the Preliminary Plat: j
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Proposed Use Site Area
Lot I Cinema Complex: 7. 0586 acres
Lot 2 Commercial 1 . 1507 acres
Lot 3 Commercial 1. 0132 acres
Lot 4 Commercial 1. 8400 acres
Lot 5 Commercial 1. 7391 acres
Lot 6 Commercial 2. 0769 acres
Lot 7 Common Drives 2. 8632 acres
TOTAL PROPERTY 17. 7417 acres
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Parking
The following parking infonnation provided by the Petitioner on the site data table on page 3 of
the Preliminary Plat :
Parking Spaces
Ordinance Requires 577 Regular 8 . 5 'x20 '
Provided 402 Regular 8 . 5 'x20 '
Ordinance Requires 12 Handicap 16 ' x20 '
Provided 9 Handicap 17 'x20 '
Total Required 577 Spaces j
Total Provided 411 Spaces
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Utilities
The property is currently serviced by public utilities , as there is existing water, stonn sewer and
sanitary sewer lines throughout the site. All other dry utilities, such as electrical , gas, cable and telephone
are also available to the property. The Preliminary Plat illustrates all locations of all existing and proposed
utilities as well as the associated public utility easements for the Kendall Crossing PUD .
Roadways j
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As mentioned previously, the internal roadway will be privately maintained. The Petitioner has
proposed creating an Illinois Not-For-Profit Corporation known as Kendall Crossing Business Owner' s
Association, which will be primarily responsible for the common area maintenance which will establish a
reserve fund dedicated for street maintenance, common area signage and landscaping. The Petitioner will
execute a cross-access easement to be recorded with the Final Plat allowing all future owners of the
various lots within the PUD to access the private roads. There is currently an existing cross-access
agreement with the McDonalds restaurant to the south of Lot 1 which will be maintained .
All access points connecting the private roadways with public streets (i . e . , Countryside Parkway,
Route 47 and Center Parkway) will remain unchanged with the exception of the proposed new right-
in/right-out curb cut onto Route 47 just north of the movie theater parcel between Lot 1 and Lot 2 . This
proposed new east-west access point will require an Illinois Department of Transportation (IDOT) permit.
Phased Development i
The Preliminary Plat indicates on page 3 that the Kendall Crossing PUD will occur in two (2)
phases . Phase 1 will focus on the construction of the cinema complex (Lot 1 ) , including the waternain,
sanitary and storm sewers serving the area. Additional construction in this phase will also consist of
installing the main parkway road, the parking and roadway surrounding the movie theater on the east and
west sides of Lot 1 northerly towards Countryside Parkway and the new right-in/right-out access point
onto Route 47 . According to the Petitioner' s "Statement of Planning Objective to Be Achieved"
submitted with their application, they anticipate commencing construction of Phase 1 around January 15 ,
2013 .
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The construction schedule for Phase 2 of the Kendall Crossing PUD will largely depend on the i
sale of the remaining parcels within the development (Lots 2-6) . The individual site plans for these lots
will be submitted for review and approval by staff and will occur as part of the building pen-nit process .
Staff Comments
In addition to planning and various departmental staff, the proposed Preliminary Plat has also
been reviewed by the City ' s engineering consultant, EEI, for compliance with the Subdivision Control
Ordinance and Standards for Specification requirements . Those comments regarding the plans were
provided to the Petitioner on November 20, 2012 (see attached) . A letter from the Petitioner' s Attorney
dated November 27 , 2012 and revised plans dated December 6, 2012 were provided to Staff in response
to the engineering comments and are included as an attachment .
EEI also reviewed the attached Preliminary Plat submittal prepared by RB & Associates
Consulting Inc. and provided supplemental comments in a letter dated December 7 , 2012 (see attached) .
Below are additional planning staff comments :
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• An overall Preliminary Plat which fits onto a single page should be provided, and additional
detail sheets (if needed) may be included.
• The site data table included on the Preliminary Plat does not include all the detail as required by
the PUD Ordinance (such as : total area of property in square feet and acreage; square footage
and percent site covered with buildings on Lot 1 ; Gross Floor Area for the building on Lot 1 ,
etc . . )
• Ord. 2012-40 authorized a variance from the required off-street parking regulations to provide
418 spaces rather than 662 spaces as required . The Preliminary Plat indicates on the site data
table that the provided parking stalls have been reduced by seven (7) parking stalls to 411 spaces .
While we note that although the Petitioner was granted a variance to allow a minimum parking
stall width of 8 feet rather than the required 8 . 5 feet, the proposed Preliminary Plat indicates the
parking stalls will meet the Parking Regulations minimum design size. However, the decrease in
overall stalls from the approved Ordinance cannot be varied without amending the PUD . It should
be noted that the required parking spaces per Section 10- 11 -4-B of the Zoning Ordinance is 662
spaces, not 577 spaces .
• Further, the site data table indicates that Lot 1 will have only nine (9) of the required twelve ( 12)
ADA parking stalls . ADA parking standards are federally and state mandated and locally
enforced.
• There are some discrepancies with the total acreage of the site on the Preliminary Plat (example :
Page 3 indicates the Total Property = 17 . 7417 acres and the Site Date Table indicates Area Total
= 17 . 74166 acres) .
• Page 1 of the Preliminary Plat the word "Memorial" of Nelson Memorial Services, PC is
misspelled.
• Page 3 of the Preliminary Plat in the development phase detail, "Countryside" is misspelled. !
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Proposed Final Plat:
The proposed Final Plat has been reviewed by the City ' s engineering consultant EEI, for
compliance with the Subdivision Control Ordinance and Standards for Specification requirements . Those
comments regarding the plans were provided to the Petitioner on November 20 , 2012 (see attached) . A
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letter from the Petitioner' s Attorney dated November 27, 2012 and revised plans dated December 6, 2012
were provided to Staff in response to the engineering comments and are included as an attachment.
In general, Staff has expressed concern with the Petitioner and their design team that final
engineering plans will need to be completed and reviewed before Final Plat approval can be
recommended by staff. As details regarding the proposed utilities and approval from outside agencies
(i . e . , IDOT) are finned up, the fine tuning and specific features of the site plan, including landscaping,
cannot be committed to at this time in the fonn of a Final Plat.
Staff Recommendations :
Based upon the review of the Kendall Crossing Preliminary Plat and Final Plat, as well as the
compliance with the City' s PUD Ordinance, Subdivision Control Ordinance and Standards for
Specification requirements, staff recommends approval of the requested Preliminary Plat subject to
continents by the City Engineer on a letter dated December 7, 2012 and staff comments provided in a
memorandum dated December 7920120
Proposed Motion :
In consideration of testimony presented during a Public Hearing on December 12, 2012 and
discussions conducted at that meeting, the Plan Commission recommends approval to the City Council
of a request for Preliminary Plat approval for the Kendall Crossing PUD, as presented by the
Petitioner in a site plan prepared by RB & Associates Consulting Inc. dated December 6, 2012, subject r
to review comments prepared by the City 's Engineering Consultant, EEI, in a letter dated December 7,
2012 in addition to staff recommendations provided in a memorandum dated December 7, 2012 and
further subject to [insert any additional conditions of the Plan Commission] . . .
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Attachments :
1 . Copy of Petitioner' s Application w/attachments .
2 . Kendall Crossing PUD — Preliminary Plat, prepared by RB & Associates Consulting Inc. dated December
6, 2012 ,
3 . Kendall Crossing PUD — Final Plat, prepared by RB & Associates Consulting Inc.
4. EEI Letter to the City dated November 20, 2012 re: Kendall Crossing Preliminary and Final PUD
Engineering Plan Review.
5 . Daniel J. Kramer Letter to the City dated November 27, 2012 re : Kendall Crossing Preliminary and Final
PUD Engineering Plan Review.
6 . COY letter to Petitioner Attorney, Daniel J. Kramer, dated November 30, 2012 re: Kendall Crossing —
Proposed Planned Unit Development (PUD) Plan & Final Plat Approval.
7. EEI Letter to the City dated December 7, 2012 re: Kendall Crossing Preliminary and Final PUD
Engineering Plan Review.
8 . Copy of Public Notice.
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PRELIMINARY PLAT
} KENDALL CROSSING PUD
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