Plan Commission Packet 2013 02-13-13 Clio United City of Yorkville
"% 800 Game Farm Road
EST. '� _y 1836 Yorkville, Illinois 60560
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AGENDA
Wednesday, February 13, 2013
Yorkville City Hall
Conference Room
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: January 9, 2013
Citizen's Comments
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Public Hearings
1. CONTINUED PC 2012-11 Kendall Crossing, LLC, Petitioner, has filed an application with the
United City of Yorkville requesting 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.
Old Business
1. City Council Action Updates
a. PC 2012-11 Kendall Crossing—Preliminary Plat
b. PC 2013-01 Salek Subdivision of Lion's Pool—Final Plat
New Business
1. PC 2012-11 Kendall Crossing, LLC, Petitioner, has filed an application with the United City of
Yorkville requesting 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.
-Action Items
Final Plat Approval
Adjournment
DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday,January 9, 2013 7:00pm
Commission Members in Attendance:
Chairman Tom Lindblom Jane Winninger
Art Prochaska Jack Jones
Michael Crouch Jeff Baker
Charles Kraupner
Absent: James Weaver
Chairman Lindblom said he had received a letter of resignation from Commissioner
Sandra Adams who has served on the Commission for 23 years. The Mayor will make a
new appointment.
Other City Staff
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Community Development Intern
Other Guests—
Angie Phipps, Depo Court Reporter
Kyle Salek
Mike &Eleanor Campbell
Meeting Called to Order
Chairman Tom Lindblom called the meeting to order at 7:02pm.
Roll Call
Roll call was taken and a quorum was established.
Previous Meeting Minutes December 12, 2012
The minutes were approved as read on a motion by Crouch and second by Baker.
Approved unanimously on a voice vote.
Citizen's Comments None
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Public Hearings
1. PC 2013-01 Kyle Salek and Kelly Salek,Petitioners, have filed an
application with the United City of Yorkville requesting Final Plat approval
for the re-subdivision of an existing parcel into three (3) approximately one-
acre lots. The property consists of approximately 3 acres and is located
immediately south of E. Main Street and west of Bruell St. in Yorkville,
Illinois.
Mr. Jones moved and Mr. Prochaska seconded the motion to move into Public Hearing.
Approved on a voice vote. Hearing convened at 7:05pm. Chairman Lindblom swore in
those who would speak. Hearing ended at 7:12pm on a motion by Baker and second by
Crouch
(See Court Reporter's transcript)
New Business
1. PC 2013-01
Same as above under Public Hearing
Discussion: Mr. Jones raised the issue of stormwater management. The City has been
working with the County according to Krysti and has adopted the County's ordinance as
of November 27th. Mr. Salek's property was exempt from the new standards since
discussions had begun a year earlier. Mr. Jones noted that since there were existing
problems in this area in question, he wondered if the more stringent requirements might
be in order. Mr. Salek will not have on-site detention since it is not substantiated, but
will provide rain garden or permeable pavers. Purchasers of the lot will be told they need
to use best management practices on their site.
Mr. Crouch addressed the Campbells and said the water issue has been raised many times
before in this area. He said there are limitations since Gawne Lane is a private road. Mr.
Jones added that the City must be mindful of the people who already reside in this area
and monitoring of the water issue must be above and beyond.
It was noted that all the concrete from the old swimming pool on that site has been
removed. The lot sizes are higher than what are permitted in R2 zoning according to
Krysti.
Motion: Commissioner Jones made a motion as follows: In consideration of testimony
presented during a Public Hearing on January 9, 2013 and discussions conducted at that
meeting, the Plan Commission recommends approval to the City Council of a request for
Final Plat approved for the Salek Subdivision of Lion's Pool, as prepared by Todd
Surveying date stamped received January 3, 2013, subject to recommendations by the
City Engineer in a letter dated January 4, 2013. Commissioner Baker seconded the
motion.
Roll call: Crouch-yes, Kraupner-yes, Winninger-yes, Jones-yes, Baker-yes, Prochaska-
yes, Lindblom-yes. Passed 7-0.
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Old Business None
Additional Business
Ms. Barksdale-Noble said that in the future, the Plan Commission may have to consider
medicinal marijuana dispensing facilities. The State has ruled that municipalities cannot
deny these in their corporate boundaries and must provide a zoning district. Chairman
Lindblom added that they cannot be located near churches, schools, etc.
Adiournment
There was no further business and the meeting was adjourned at 7:23pm on a motion by
Crouch and second by Prochaska. Carried.
Respectfully submitted by
Marlys Young, Minute Taker
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6 UNITED CITY OF YORKVILLE
7 YORKVILLE , ILLINOIS
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9 PLAN COMMISSION MEETING
10 PUBLIC HEARING
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14 800 Game Farm Road
15 Yorkville , Illinois
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19 Wednesday , January 9 , 2013
20 7 : 00 p . m .
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1 PRESENT :
2 Mr . Tom Lindblom , Chairman ,
3 Ms . Jane Winninger ,
4 Mr . Art Prochaska ,
5 Mr . Charles Kraupner ,
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6 Mr . Michael Crouch ,
7 Mr . Jeff Baker ,
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8 Mr . James Weaver , and
9 Mr . Jack Jones .
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11 ALSO PRESENT :
12 Ms . Krysti Noble , Community Development
13 Director ;
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14 Ms . Marlys Young , Minute Taker .
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1 " PC 2013 - 01 Kyle Salek and
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2 Kelly Salek , Petitioners , have filed
3 an application with the United City of
4 Yorkville requesting Final Plat
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5 approval for the re - subdivision of an
6 existing parcel into three ( 3 )
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7 approximately one - acre lots . The
8 property consists of approximately
9 3 acres and is located immediately
10 south of E . Main Street and west of
11 Bruell Street , in Yorkville ,
12 Illinois . "
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13 CHAIRMAN LINDBLOM : At this time I would
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14 like to have anybody who wishes to speak before
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15 the Commission at this time to stand and raise
16 your right hand and repeat after me .
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17 ( Witnesses duly sworn . )
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18 CHAIRMAN LINDBLOM : At this time I would
19 like to ask Mr . Salek to present to us and to the
20 public what it is he is proposing . j
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21 MR . SALEK : Hello . My name is Kyle
22 Salek . I am the owner of a three - acre parcel at
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23 512 East Main Street in Yorkville .
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24 My wife and I are petitioning the City
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1 to subdivide that into 3 one - acre lots . We
2 started the process with the City , and we ' ve done j
3 everything they have asked . Hopefully , we can
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4 move forward with this . If there are any
5 questions , comments , or concerns , I will be happy
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6 to answer them .
7 CHAIRMAN LINDBLOM : Did you folks have
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8 any questions ?
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9 MS . CAMPBELL : Yes .
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10 CHAIRMAN LINDBLOM . For the reporter ,
11 could we get your name and address , please . j
12 MS . CAMPBELL : Eleanor Campbell ,
13 26 Gawne Lane in Yorkville .
14 Mr . Woodworth , who did own that property
15 at one time , tried to subdivide that . Our lane
16 runs just south , and we were very concerned
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17 because the entire property is on an incline that
18 leads down to the river . Right now , when there ' s
19 no subdivision there , when we have a heavy rain ,
20 we have mud , dirt , gravel , right down into our
21 driveway .
22 Our concern is , if construction starts
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23 up there , it ' s going to be an awful mess . We ' re
24 going to have to be shoveling mud , shoveling
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1 gravel . Our road may even become impassable ; and
2 that , we cannot allow .
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3 CHAIRMAN LINDBLOM * Okay . Mr . Salek ,
4 any comments on that at all ?
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5 MR . SALEK : Not really . I guess , I
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6 mean , whatever I can do to help that cause out .
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7 When we did the demolition of the
8 existing structures that were up there , which it
9 was a lot of concrete up there , I would assume
10 that with the new buildings going up , the three
11 homes , when people do build there , it ' s going to
12 be a lot more spread out , which I would hope would
13 help that out .
14 But when we did do the demo , the City
15 did want the silt fence put up , which is for that
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16 purpose . We did comply with that and get the silt
17 fence up there . I imagine that ' s part of the
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18 building process , also , you know , the silt fence ,
19 which holds back any dirt or debris from any
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20 construction projects . j
21 MS . NOBLE : I can address that more .
22 When each individual parcel comes on for building
23 permit approval , we require a grading permit for
24 that . We would look for soil and sedimentation
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1 control measures , which would be silt fencing , and
2 any erosion control . We would go out and actually
3 inspect because that ' s part of the State ' s
4 permitting process for any earth movement that
5 happens in the City .
6 MS . CAMPBELL : Is that all - - if it ' s
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7 not already annexed into the City , is it going to
8 be annexed into the City ?
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9 MS . NOBLE : It ' s already annexed into
10 the City .
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11 MS . CAMPBELL : Okay .
12 MS . NOBLE : Except for the piece just
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13 south of it . That is not . Looking at the aerial , j
14 this is his parcel . This area right here is not
15 included in the City . That ' s County .
16 MS . CAMPBELL : And that would be the
17 easternmost Gawne Lane property ? j
18 MS . NOBLE : Southeast .
19 MR . SALEK : In between there .
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20 MS . CAMPBELL : So I guess my question
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21 is , if all that is in the City , why wouldn ' t the
22 City maintain our road ? It doesn ' t belong to us .
23 It ' s excepted out of our legal descriptions .
24 MS . NOBLE : There ' s been dispute from ,
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1 what I recall from a previous City engineer , that
2 Gawne Lane is not a City street .
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3 MS . CAMPBELL : Then who owns it ?
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4 Because it doesn ' t belong to the lot owners down
5 there . It ' s in the City limits , but it does not
6 belong to us . And if the property above us is in j
7 the City limit and our lots are in the City
8 limits , whose responsibility isnit to maintain ?
9 We can ' t even get - - a streetlight that they put
10 up there , we can ' t even get that bulb fixed .
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11 CHAIRMAN LINDBLOM . Art , do you have any
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12 history there ?
13 MR . PROCHASKA : We did an investigation
14 of this years ago . It was my understanding - - and
15 I ' m not the lawyer or the City engineer , so I have
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16 to watch what I say .
17 But as the Alderman of that area at the
18 time , we did an investigation . The way it looked
19 was that the road from Main Street down to the
20 first property was a City street . Once it hits
21 that very first property and turns to go east ,
22 that ' s actually on everybody ' s property .
23 MS . CAMPBELL : But it isn ' t .
24 MR . PROCHASKA : It is . Your property
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1 lines go across that . There ' s no right - of - way .
2 The right - of - way only comes down to the first
3 property .
4 MS . CAMPBELL : So why won ' t the City fix
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5 the streetlight they put up ? We called three
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6 times .
7 MR . CROUCH : That ' s another issue .
8 MS . NOBLE : That ' s something I will
9 relay to the Public Works Department . I ' m sure it
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10 will get resolved shortly .
11 As Mr . Prochaska was saying , he was
12 saying the lots in that area extend that - - that
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13 property line extends into that street . So it ' s
14 not a public street . It ' s not a right - of - way .
15 MR . CAMPBELL : But we do have City
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16 police protection down there . And when they fixed
17 the road , they did pave beyond the first one . You
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18 can see the paving there .
19 MS . NOBLE : That was because there was
20 sewer in that location , and they repaired that
21 sewer , and that ' s why they paved the road .
22 MR . JONES : Could we ask them or have
23 the City look at , would they give up the easement
24 so the City would have it ?
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1 MS . NOBLE : And there could be a
2 discussion - -
3 MR . BAKER : There ' s not enough room to
4 make a legal City street .
5 MS . NOBLE : Right .
6 MR . BAKER : It ' s one lane . There ' s not
7 enough room .
8 MS . NOBLE : Right . We have accepted
9 streets that don ' t meet our standards , but I don ' t
10 know if that ' s something that would be - -
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11 MR . PROCHASKA * But that still would
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12 only be the street coming down . Once you turn and I
13 go towards the lots , there is no right - of - way .
14 MS . NOBLE : You would have to give that
15 up , and that would have to be something you would
16 want to take out at the time - -
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17 MS . CAMPBELL : Well , they started a road
18 up at the lower part of the - -
19 MR . PROCHASKA : On the east side .
20 MS . NOBLE : The City did that because
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21 that ' s our pump station down there . So we did j
22 that for access purposes so we can get to our pump
23 station .
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24 MR . PROCHASKA * It goes to the edge of
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1 where the property in the City - - once you go past
2 that on both sides of that road and then - - am I
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3 correct ?
4 MS . NOBLE : You ' re correct .
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5 MR . PROCHASKA * The north of the road is
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6 still obviously - -
7 MR . KRAUPNER : The end of it . You ' re
8 saying beyond the end of that road is not City ?
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9 MR . PROCHASKA * Right .
10 CHAIRMAN LINDBLOM : Are there any other
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11 concerns ? Any other comments before we close the
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12 public hearing ?
13 ( No response . )
14 CHAIRMAN LINDBLOM . Hearing none , I
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15 would entertain a motion to close the public
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16 hearing .
17 MR . CROUCH : So moved .
18 MR , BAKER : Second .
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19 CHAIRMAN LINDBLOM . Moved and seconded .
20 Any discussion on the motion ?
21 ( No response . )
22 CHAIRMAN LINDBLOM . Hearing none , those
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23 in favor , signify by saying " aye . "
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24 ( A chorus of ayes . )
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1 CHAIRMAN LINDBLOM * Opposed ?
2 ( No response . )
3 CHAIRMAN LINDBLOM * Motion passes .
4 ( Which were all the
5 proceedings had on the record
6 on said date . )
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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
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9 of Proceedings , Pages 1 through 13 , inclusive , is
10 a true , correct , and complete transcript of my
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11 shorthand notes so take at the time and place
12 aforesaid .
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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
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16 related to any of the parties to these
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17 proceedings , nor am I in any way interested in the
18 outcome thereof .
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19 I further certify that my certificate
20 annexed hereto applies to the original transcript
21 and copies thereof , signed and certified under my
22 hand only . I assume no responsibility for the
23 accuracy of any reproduced copies not made under
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24 my control or direction .
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1 IN TESTIMONY WHEREOF , I have hereunto
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2 set my hand this 14th day of January , 2013 .
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5 ANGELA PHIPPS , CSR
CSR No . 084 - 003506
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B Development [ 1 ] 2/ 12 grading 11 ] b/23 legal [2J 6/23 9/4
did [11 ] 4/7 4/14 5/7 gravel [2] 4/20 5/1 like [2] 3/14 3/19
--000 [ 11 11 /7 back [1 ] 5/19 5/14 5/15 5/16 7/13 auess 2 5/5 6/20 limit [1 ] 7/7
O Baker [1 ] 2/7 7/18 8/17 9/20 9/21 H limits [2] 7/5 7/8
be [11 ] 4/5 4/23 4/24 direction [ 1 ] 12/24 Lindblom [1 ] 2/2
003506 [ 1 ] 13/5 5/12 6/1 6/8 6/16 9/1 Director [1 ] 2/13 had [2] 11 /5 12/7 line [1 ] 8/13
01 [ 1 ] 3/1 9/10 9/12 9/15 dirt [2] 4/20 5/19 hand [3] 3/16 12/22 lines [1 ] 8/1
084-003506 [11 13/5 because [5] 4/17 6/3 discussion [2] 9/2 13/2 located [1 ] 3/9
1 7/4 8/19 9/20 10/20 happens [1 ] 6/5 location [1 ] 8/20
become [1 ] 5/1 dispute [1 ] 6/24 happy [1 ] 4/5 look [2] 5/24 8/23
13 [1 ] 12/9 been [1 ] 6/24 do [6] 5/6 5/11 5/14 have [16] looked [1 ] 7/18
14th r11 13/2 before [2] 3/14 10/11 7/11 8/15 12/5 he [2] 3/20 8/11 Looking [1 ] 6/13
2 belong [3] 6/22 7/4 7/6 does [1 ] 7/5 hearing [6] 1 /10 10/12 lot [3] 5/9 5/12 7/4
between [1 ] 6/19 doesn't [2] 6/22 7/4 10/14 10/16 10/22 12/7 lots [5] 3/7 4/1 7/7 8/12
2013 [2] 1 /19 13/2 beyond [2] 8/17 10/8 don't [2] 9/9 9/9 heavy [ 1 ] 4/19 9/13
2013-01 [1 ] 3/1 both [1 ] 10/2 done [1 ] 4/2 Hello [1 ] 3/21 lower 1 9/18
26 1 4/13 Bruell [1 ] 3/11 down [8] 4/18 4/20 7/4 help [2] 5/6 5/13 M
5 build [1 ] 5/11 7/19 8/2 8/16 9/12 9/21 here [1 ] 6/14
building [2] 5/18 5/22 driveway [ 1 ] 4/21 hereby [1 ] 12/5 made [1 ] 12/23
512 1 3/23 buildings [1 ] 5/10 duly 1 3/17 hereto [ 1 ] 12/20 Main [3] 3/10 3/23 7/19
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7:00 [ 11 1 /20 C his [1 ] 6/14 make [1 ] 9/4
each [ 1 ] 5/22 history [ 1 ] 7/12 Marlys [1 ] 2/14
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800 1 1 /14 Campbell [ 1 ] 4/12 easement [ 1 ] 8/23 holds [1 ] 5/19 me [1 ] 3/16
can [5] 4/3 5/6 5/21 east [3] 3/23 7/21 9/19 homes [1 ] 5/11 mean [1 ] 5/6
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2 7/6 12/8 can't [2] 7/9 7/10 edge [ 1 ] 9/24 Ho efull 1 4/3 meet [1 ] 9/9
above entitled [1 ] 12/8 cannot [1 ] 5/2 Eleanor [1 ] 4/12 I MEETING [ 1 ] 1 /9
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accepted itl 9/8 cause [2] 5/6 12/8 end [2] 10/7 10/8 mess [ 1 ] 4/23
access [ 1 ] 9/22 certificate [1 ] 12/19 engineer [2] 7/1 7/15 I 'm [2] 7/15 8/9 Michael [1 ] 2/6
certified [2] 12/4 12/21 enough [2] 9/3 9/7 ILLINOIS [5] 1 /7 1 /15 Minute [1 ] 2/14
accuracy [1 ] 12/23 certify [3] 12/6 12/13 entertain [1 ] 10/15 3/12 12/1 12/5 more [2] 5/12 5/21
acre [3] 3/7 3/22 4/1 12/19 entire [1 ] 4/17 imagine [1 ] 5/17 motion [3] 10/15 10/20
acres [1 ] 3/9 Chairman [1 ] 2/2 entitled [1 ] 12/8 immediately [ 1 ] 3/9 11 /3
across [1 ] 8/1 Charles [ 1 ] 2/5 erosion [1 ] 6/2 impassable [1 ] 5/1 move [1 ] 4/4
actually [2] 6/2 7/22 chorus [ 1 ] 10/24 even [3] 5/1 7/9 7/10 incline [1 ] 4/17 moved [2] 10/17 10/19
address [2] 4/11 5/21 CITY [27] everybody's [1 ] 7/22 included [1 ] 6/15 movement [1 ] 6/4
aerial [1 ] 6/13 close [2] 10/11 10/15 everything [1 ] 4/3 inclusive [1 ] 12/9 Mr [7] 2/2 2/4 2/5 2/6
aforesaid [ 1 ] 12/12 comes [2] 5/22 8/2 Except [1 ] 6/12 individual [1 ] 5/22 2/72/82/9
after [1 ] 3/16 coming [1 ] 9/12 excepted [ 1 ] 6/23 inspect [1 ] 6/3 Mr. [4] 3/19 4/14 5/3
ago [1 ] 7/14 comments [3] 4/5 5/4 existing [2] 3/6 5/8 interested [1 ] 12/17 8/11
Alderman [1 ] 7/17 10/11 extend [1 ] 8/12 investigation [2] 7/13 Mr. Prochaska [1 ] 8/11
all [4] 5/4 6/6 6/21 11 /4 COMMISSION [2] 1 /9 extends 1 8/13 7/18 Mr. Salek [2] 3/19 5/3
allow [1 ] 5/2 3/15 is [22] Mr. Woodworth [ 1 ] 4/14
already [2] 6/7 6/9 Community [ 1 ] 2/12 F isn't [1 ] 7/23 Ms [3] 2/3 2/12 2/14
also [2] 2/11 5/18 complete [i ] 12/10 Farm [ 1 ] 1 /14 issue [1 ] 8/7 mud [2] 4/20 4/24
am [5] 3/22 10/2 12/13 comply [1 ] 5/16 favor [1 ] 10/23 it [18] my [9] 3/21 3/24 6/20
12/1512/17 concern [ 1 ] 4/22 fence [3] 5/15 5/17 5/18 it's [9] 4/23 5/11 6/6 6/9 7/14 12/10 12/19 12/21
Angela [2] 12/4 13/5 concerned [1 ] 4/16 fencing [1 ] 6/1 6/23 7/5 8/13 8/14 9/6 12/2413/2
annexed [4] 6/7 6/8 6/9 concerns [2] 4/5 10/11 filed [1 ] 3/2 J N
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another [ 1 ] 8/7 consists [1 ] 3/8 first [4] 7/20 7/21 8/2 Jack [1 ] 2/9 name [2] 3/21 4/11
answer [1 ] 4/6 construction [2] 4/22 8/17 James [ 1 ] 2/8 neither [ 1 ] 12/13
any [16] 5/20 fix [1 ] 8/4 Jane [1 ] 2/3 new [1 ] 5/10
anybody [ 1 ] 3/14 control [3] 6/1 6/2 12/24 fixed [2] 7/10 8/16 January [2] 1 /19 13/2 no [8] 4/19 8/1 9/13
application [ 1 ] 3/3 copies [2] 12/21 12/23 folks [ 1 ] 4/7 Jeff [1 ] 2/7 10/13 10/21 11 /2 12/22
applies [1 ] 12/20 correct [3] 10/3 10/4 foregoing [1 ] 12/8 Jones [1 ] 2/9 13/5
approval [2] 3/5 5/23 12/10 forward [1 ] 4/4 ust 2 4/16 6/12 Noble [ 1 ] 2/12
approximately [2] 3/7 could [3] 4/11 8/22 9/1 further [21 12/13 12/19 K none [2] 10/14 10/22
r/e [4] 3/24 4/4 7/7 counsel [2] 12/14 12/14 G north [1 ] 10/5
are [4] County [2] 6/15 12/2 Kelly [1 ] 3/2 not [13] 5/56/76/13
area [3] 6/14 7/17 8/12 Crouch [1 ] 2/6 Game [i ] 1 /14 KENDALL [ 1 ] 12/2 6/14 7/2 7/5 7/15 8/14
CSR 2 13/5 13/5 Gawne [3] 4/13 6/17 know [2] 5/18 9/10 8/14 9/3 9/6 10/8 12/23
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as ask [2] 3/19 8/22 date [ 1 ] 11 /6 get
06 /18 0 9/221 6 7/9 Kr letl2l ]
3/1 2/12 3/21 now 1 4/18
asked [1 ] 4/3 day [1 ] 13/2 give [2] 8/23 9/14
assume [2] 5/9 12/22 debris [1 ] 5/19 go [5] 6/2 7/21 8/1 9/13 L o0o [1 ] 11 /7
awful [ 1 ] 4/23 demo [1 ] 5/14 10/1 lane [5] 4/13 4/15 6/17 obviously [i ] 10/6
aye [i ] 10/23 demolition [ 1 ] 5/7 goes [1 ] 9/24 7/29/6 Okay [2] 5/3 6/11
ayes [1 ] 10/24 Department [1 ] 8/9 going [5] 4/23 4/24 5/10 lawyer [ 1 ] 7/15 once [3] 7/20 9/12 10/1
descriptions [1 ] 6/23 5/11 6/7 leads [1 ] 4/18 one [5] 3/7 4/1 4/15
i
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one . . . [2] 8/17 9/6 record [1 ] 11 /5 streetlight [2] 7/98/5 what [3] 3/20 7/1 7/16
one-acre [2) 3/7 4/1 related [2] 12/14 12/16 streets [1 ] 9/9 whatever [1 ] 5/6
only [3] 8/2 9/12 12/22 relay [1 ] 8/9 structures [1 ] 5/8 when [7] 4/18 4/19 5/7
Opposed [ 1 ] 11 /1 repaired [ 1 ] 8/20 subdivide [2] 4/1 4/15 5/11 5/14 5/22 8/16
original [ 1 ] 12/20 repeat [1 ] 3/16 subdivision [2] 3/5 4/19 where [1 ] 10/1
other [2] 10/10 10/11 Report [1 ] 12/8 sure [1 ] 8/9 WHEREOF [ 1 ] 13/1
our [ 10] 4/15 4/20 4/22 reported [ 1 ] 12/6 sworn 1 3/17 which [6] 5/8 5/12 5/15
5/1 6/22 6/23 7/7 9/9 reporter [2] 4/10 12/5 T 5/19 6/1 11 /4
9/21 9/22 reproduced [1 ] 12/23 who [3] 3/14 4/14 7/3
out [6] 5/6 5/12 5/13 requesting [i ] 3/4 take [2] 9/16 12/11 whose [ 1 ] 7/8
6/2 6/23 9/16 require [1 ] 5/23 Taker [1 ] 2/14 why [3] 6/21 8/4 8/21
outcome [ 1 ] 12/18 resolved [1 ] 8/10 TESTIMONY [1 ] 13/1 wife [1 ] 3/24
own [1 ] 4/14 response [3) 10/13 that [47] will [3] 4/5 8/8 8/10
owner [ 1 ] 3/22 10/21 11 /2 that's [9] 5/17 6/3 6/15 Winninger [1 ] 2/3
owners [1 ] 7/4 responsibility [2] 7/8 7/22 8/7 8/8 8/21 9/10 wishes [1 ] 3/14
owns 1 7/3 12/22 9/21 Witnesses [i ] 3/17
P right [11 ] 3/164/18 them [2] 4/6 8/22 won't [1 ] 8/4 j
4/20 6/14 8/1 8/2 8/14 then [2] 7/3 10/2 Woodworth [1 ] 4/14
p . m [i ] 1 /20 9/5 9/8 9/13 10/9 there [18] Works [1 ] 8/9
Pages [1 ] 12/9 right-of-way [4) 8/1 8/2 there's [5] 4/18 6/24 8/1 would [ 17]
parcel [4] 3/6 3/22 5/22 8/149/13 9/39/6 wouldn't 1 6/21
6/14 river [1 ] 4/18 thereof [2] 12/18 12/21 Y
part [3] 5/17 6/3 9/18 road [ 10] 1 /14 5/1 6/22 these [2] 12/15 12/16
parties [2] 12/15 12/16 7/19 8/17 8/21 9/17 they [9] 4/3 7/9 8/5 8/16 years [1 ] 7/14
passes [ 1 ] 11 /3 10/2 10/5 10/8 8/17 8/20 8/21 8/23 Yes [1 ) 4/9
past [1 ] 10/1 room [2] 9/3 9/7 9/17 YORKVILLE [7] 1 /6 1 /7
pave [ 1 ] 8/17 runs 1 4/16 this [8] 3/13 3/15 3/18 1 /15 3/4 3/11 3/23 4/13
paved [1 ] 8/21 4/4 6/14 6/14 7/14 13/2 you [8] 4/7 5/18 7/11
paving [1 ] 8/18 S those [1 ] 10/22 8/17 9/12 9/14 9/15
PC [1 ] 3/1 said [1 ] 11 /6 three [4] 3/6 3/22 5/10 10/1
people [1 ] 5/11 Salek [5] 3/1 3/23/19 8/5 You're [2] 10/4 10/7
permit [2] 5/235/23 3/225/3 three-acre [1 ] 3/22 Young [ 1 ] 2/14
permitting [1 ] 6/4 say [1 ] 7/16 through [1 ] 12/9 your [3) 3/16 4/11 7/24
Petitioners [1 ] 3/2 saying [4] 8/11 8/12 time [7] 3/13 3/15 3/18
petitioning [1 ] 3/24 10/810/23 4/15 7/18 9/16 12/11
Phipps [2] 12/4 13/5 Second [ 1 ] 10/18 times [ 1 ] 8/6
piece [1 ] 6/12 seconded [1 ] 10/19 Tom [1 ] 2/2
place [1 ] 12/11 sedimentation [1 ] 5/24 towards [1 ] 9/13
PLAN [ 1 ] 1 /9 see [i ] 8/18 transcript [2] 12/10
Plat [1 ] 3/4 set [1 ] 13/2 12/20
please [ 1 ] 4/11 sewer [2] 8/20 8/21 tried [1 ] 4/15
police [1 ] 8/16 shorthand [3] 12/4 12/6 true [1 ) 12/10
present [3] 2/1 2/11 12/11 turn [1 ) 9/12
3/19 shortly [1 ] 8/10 turns 1 7/21
previous [ 1 ] 7/1 shoveling [2] 4/24 4/24 U
proceedings [5] 11 /5 side [1 ] 9/19
12/7 12/9 12/15 12/17 sides [1 ] 10/2 under [2] 12/21 12/23
process [3] 4/2 5/18 6/4 signed [ 1 ] 12/21 understanding [1 ] 7/14
Prochaska [2] 2/4 8/11 signify [1 ] 10/23 UNITED [2] 1 /6 3/3
projects [1 ] 5/20 silt [4] 5/15 5/16 5/18 up [11 ] 4/23 5/8 5/9
property [12] 3/84/14 6/1 5/10 5/15 5/17 7/10 8/5
4/17 6/17 7/6 7/20 7/21 so [9] 6/20 7/15 8/4 8/23 9/15 9/18
7/22 7/24 8/3 8/13 10/1 8/13 8/24 9/21 9/22 us 4 3/19 6/22 7/6 7/6
proposing [1 ] 3/20 10/1712/11 V
protection [1 ] 8/16 soil [1 ] 5/24
public [6] 1 /10 3/20 8/9 something [3] 8/8 9/10 very 2 4/16 7/21
8/14 10/12 10/15 9/15
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pump [2] 9/21 9/22 south [3] 3/10 4/16 6/13
purpose [1 ] 5/16 Southeast [1 ] 6/18 want [2] 5/15 9/16
purposes [ 1 ] 9/22 speak [ 1 ] 3/14 was [8] 5/9 7/14 7/19
ut 3 5/15 7/9 8/5 spread [1 ] 5/12 7/20 8/11 8/11 8/19
Q SS [1 ] 12/1 8/19
stand [1 ] 3/15 watch [ 1 ] 7/16
question [ 1 ] 6/20 standards [1 ] 9/9 way [7] 7/18 8/1 8/2
uestions 2 4/5 4/8 started [2] 4/2 9/17 8/14 9/13 12/15 12/17
R starts [1 ] 4/22 we [24]
STATE [2] 12/1 12/5 We're [1 ] 4/23
rain [1 ] 4/19 State's [1 ] 6/3 we've [1 ] 4/2
raise [1 ] 3/15 station [2] 9/21 9/23 Weaver [i ] 2/8
re [ 1 ] 3/5 still [2] 9/11 10/6 Wednesday [1 ] 1 /19
re-subdivision [1 ) 3/5 street [10] 3/10 3/11 Well [ 1 ] 9/17
o Memorandum
EST. -� 9836 To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
d� C-1 20 Brad Sanderson, EEI, City Engineer
Kendal C.."
�w Date: February 8,2013
LE Subject: PC 2012-11 Kendall Crossing PUD—Final Plat(Continued)
Petitioner Reguest/Backaround:
As the Plan Commission will recall, the Petitioner, James G. Ratos (Kendall Crossing LLC),
received unanimous recommendation for approval by the Commission at the December 12, 2012 meeting
for the proposed Preliminary Plat of the Kendall Crossing PUD which depicted a seven (7) parcel
commercial subdivision, inclusive of a multiplex theater. However, during that meeting in December, the
Petitioner asked that consideration of the Final Plat for Kendall Crossing PUD be continued until
February, in an effort to address the review comments provided by the City's engineering consultant EEI
in a letter dated November 20,2012(see attached).
Since that time,the Preliminary Plat for Kendall Crossing PUD was approved with conditions,by
the City Council on January 8, 2013. The Petitioner has submitted revised plans date stamped received
February 5, 2013 for the proposed Kendall Crossing development and is requesting recommendation for
Final Plat approval from the Plan Commission.
Proposed Final Plat:
In general, the Final Plat for the Kendall Crossing Planned Unit Development (PUD) depicts
approximately 17.74 acres resubdivided into seven (7) parcels. Dedicated internal roadways and access
drives are shown on the Final Plat (Lot 7) and will be privately maintained. A proposed new roadway
access to IL Route 47 is also illustrated.
The 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 plan are provided in the attached letter dated February 8, 2013. Below is a summary of
those and other staff comments:
1. Staff recommends an overall Final Plat which fits onto a single page be provided. The following
items need to be added to the plat:
• Per state statute, it is a requirement to state the basis of the bearings.
• Building setback lines need to be labeled on all sheets.
• Lot numbers should be provided on each of the parcels which are included within the
Kendall Crossing PUD.
• Subdivision area table is required.
• Adjacent street widths need to be dimensioned.
• The west line of the lot width and acreage of 2.0769 needs to be dimensioned.
• The south line of the subdivision with a bearing of N85°53'04"W needs to be
dimensioned with a measurement bearing and distance.
• The Point of Commencement and Point of Beginning need to be labeled.
• Per Section 7.10.02 of the Yorkville Subdivision Control Ordinance, rear and side yard
easements(5' min.) are required.
• For the purpose of assigning addresses, we recommend proposed street names be
provided.
2. The legal description needs to use measured distances and bearings in lieu of recorded distances
and bearings.
3. The easements currently labeled as PUE needs to be referenced as Public Utility and Drainage
Easements(PU&DE).
4. The minimum radius at right-of-way intersections is 25". The plat currently shows 20' radii.
5. All dimensions are to be the hundredth of a foot. Currently there are radii that are only to the
nearest foot.
6. There are several existing and proposed utilities within the project limits;therefore:
• All existing easements need to be shown and dimensioned on the plat.
• An easement needs to be provided for any existing utility currently not within an
easement.
• All proposed utilities need to be placed in an easement with the exception of the privately
owned and maintained storm sewer.
• In order to ensure that all utilities are properly located in an easement, we recommend an
exhibit be provided showing all existing and proposed utilities and their respective
easements.
7. The City's weather warning siren is located within the Route 47 right-of-way at the southeast
corner of the Kendall Crossing project limits and will require relocation due to the Route 47
improvements. The City's desire is to relocate the siren immediately west onto the subject
property and within the proposed 15' PU&DE. The siren should be included on the above
referenced exhibit.
8. The proposed easement encompassing the existing 48" storm sewer should be a minimum of 20'
in width.
9. The proposed easements encompassing proposed water main should be a minimum of 15' in
width. The easement should be centered on the water main itself,rather than off-set(centerline of
water main is 5' off of easement limit).
10. If the perpetual easement(to cut and/or fill slopes)is no longer needed or benefitting the4 owners
of the McDonald's Subdivision, it should be extinguished by a separate document and removed
from the plat.
11. In regards to the area labeled"Reserved for Common Access",we offer the following:
• Additionally label as a PU&DE to account for the proposed and existing utilities.
• In order to clarify who will own, maintain and have rights to the common access area,we
recommend that the area be a separate lot. If it is already anticipated to be a separate lot,
please label as such (refer to Comment#1,Bullet Point#3 in above).
• The proposed roads shown in the improvement plans as "Theater Road" and "Service
Road" should be included in the above.
• Access easement provisions need to be added to the plat.
12. An access agreement or easement will be required in order to ensure continual use of the existing
ingress/egress points by adjacent property owners which currently have access to the proposed
"Common Access" area.
13. The correct certifications need to be used. The correct certifications will be forwarded to the
surveyor.
• Page 4 of the Final Plat Plan Commission Certificate should remove the signature line for
"Secretary".
14. The Engineer's/Owner's Certificate is not needed on the plat, rather it belongs on a Drainage
Overlay.
15. Per Section 6.03.02 of the Subdivision Control Ordinance, the plat will need to be submitted in
digital format to the City on NAD27 Illinois State Plane,East Zone,US Foot(IL-E).
16. Upon completion of the Final Engineering plan review, additional comments regarding the plat
may be warranted.
Staff Recommendation:
Based upon the review of the Final Plat for the Kendall Crossing PUD, as well as the compliance
with the City's Subdivision Control Ordinance and Standards for Specification requirements, sLaff
recommends approval of the requested Final Plat subject to comments by the City Engineer in a letter
dated February 8, 2013 as summarized in staff comments provided in a memorandum dated February
8, 2013.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on December 12, 2012 and February
13, 2013 as well as discussions conducted at those meetings, the Plan Commission recommends
approval to the City Council of a request for Final Plat approval for the Kendall Crossing PUD, as
presented by the Petitioner in a plan prepared by RB & Associates Consulting Inc. date stamped
received February 5, 2013, subject to review comments prepared by the City's Engineering Consultant,
EEI, in a letter dated February 8, 2013 as stated in a staff recommendation provided in a
memorandum dated February 8, 2013 and further subject to {insert any additional conditions of the
Plan Commission)...
Attachments:
1. Copy of Petitioner's Application w/attachments.
2. Kendall Crossing PUD—Final Plat,prepared by RB&Associates Consulting Inc.
3. EEI Letter to the City dated February 8,2013 re:Kendall Crossing Final PUD Engineering Plan Review.
4. Staff Memo to Plan Commission re: PC 2012-11 Kendall Crossing PUD—Preliminary and Final Plat dated
December 7,2012.
5. Copy of Public Notice.
I 26
ATyo United City of Yorkville
800 Game Farm Road
EST �8 IBM Yorkville, Illinois 60560
LIB Telephone: 630-553-4350
s o
E - `��.= Fax: 630-553-7575
PC # A&V - �
APPLICATION & PETITION
Please Check One : Preliminary Plan
X Final Plat
Development Name: Kendall Crossing Date of Submission : November 15 , 2012
1 . Name of Petitioner(s) : Kendall Crossing, LLC
Address : 207 W. Kendall , Yorkville, IL 60560
Phone Number: 630-269-6385 Fax Number: 630-553-5117
I
Email Address: Jimratos @gmail . eom
I
2. a). Street address and physical location of subject property: Corner of Route 47
and Countryside Parkway, Yorkville, IL
b). Legal description of property; attach as Exhibit "A".
17 . 74
c). Total Acreage:
3 . Contact Information: Name, address, phone number, fax number, and email address of
person to whom inquiries regarding this petition may be directed:
Daniel J . Kramer
Attorney: Name: Daniel J . Kramer
Address: 1107A S . Brdige Street , Yorkville, IL 60560
Phone Number: 630-553-9500 Fax Number: 630-553-5764
Email Address: dkramer @dankramerlaw. com
United City of Yorkville Preliminary/Final Plat Application Revised:_ 1 .29.09
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Continued - 3 . Contact Information
Engineer: Name: RB & Associates
Surveyor Address: 4 W . Main Street , Plano, IL 60545
Phone Number: 630-552-7452 Fax Number: 630-552-7702
Email Address: ron @rb-associates . net
Land Planner: Name: N /A
Address:
Phone Number: Fax Number:
Email Address :
4. Submit the following to the Community Development Department in order to be scheduled
for the necessary committee meetings. An incomplete submittal could delay the scheduling of
your project.
a. Original application with legal description plus 40 copies.
b. Appropriate filing fee (Please refer to Page 3 of this application "Petitioner Route,
Step 1 , Fees" and/or contact the Community Development Department for verification
of this amount).
c. To begin the review process, the initial submittal must consist of:
1 . 12 sets of Preliminary Plans /Final plats folded to fit in a 10" x 13" envelope
2. 7 sets of Landscape Plans folded to fit in a 10" x 13" envelope
3 . 7 sets of Preliminary /Final Engineering folded to fit in a 10" x 13" enveloped.
d. One CD containing one electronic copy (pdf) of each of the signed application
(complete with exhibits), preliminary plan or final plat, landscape plans, engineering
plans.
Within one week of receipt of submittal, the Engineering Department will determine if
it is complete or if additional information is needed. Once the submittal is complete,
the plan council meeting date will be scheduled for the next meeting that is 6 weeks
from this date. One week prior to your scheduled Plan Council meeting, you will be
required to submit 15 full size preliminary/final site plans for the packets distributed
to the members.
United City of Yorkville Pre]iminary/Pinal Plat Application Revised:_ 1 .29.09
I
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In witness whereof the following petitioner(s) have submitted this application under oath and
verify that to the best of their knowledge its contents are true and correct.
Date: / ✓ ' LI
Petitioner(s) Signature: (All legal property owners signatures or t r a horized agents (i.e. Planner,
Petitioner's Attorney, Engineer) must pear on his application.)
I
I,
I
i
Subscribed and sworn to before me this Js>!►1_ day of 200 Ioff .
" OFFICIAL SEAL "
COLLEEN HANSON
NOTARY PUBLIC, STATE OF ILLINOIS
§'iQ010ISSION EXPIRES 1012012015
THIS APPLICATION MUST BE NOTARIZED,
I
United City of Yorkville Preliminary/Final Plat Application Revised:_ 1,29.09
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29
PRELIMINARY PLAN/FINAL PLAT
PETITIONER ROUTE
Step 1 : Petitioner must submit a completed application, fees* and all pertinent materials to the
Community Development Department minimum of 45 days prior to the targeted Plan
Commission meeting. Petitioner is responsible for making submittals to other review
agencies such as Kendall County, Illinois Department of Transportation, Illinois
Department of Natural Resources, U.S. Army Corps of Engineers, etc., to allow timely
review by City.
*Fees: 1 . Preliminary Plan Fee - $500/Final Plat Fee - $500
a. Engineering Review Fees - 1 .25% of the approved engineer' s estimate of cost
of all land improvements, to be determined by City Engineer.
b. Engineering Review Deposit - up to 1 acre = $ 1 ,000;
over 1 acre but not over 10 = $2,00
over 10 acres, but not over 40 = $5,000
over 40 acres, but not over 100 = $ 10,000
over 100 acres = $20,000
c. Deposit for Outside Consultants - under 2 acres = $ 1 ,000
2 to 10 acres = $2,500
over 10 acres = $5,000
Note: Owner/Developer will be responsible for payment of recording fees and
costs, public hearing costs including a written transcription of public
hearing and outside consultant costs (i.e. legal review, land planner,
zoning coordinator, environmental, etc.). Should Owner/Developer not
pay these fees directly, they will be responsible for reimbursing the United
City of Yorkville for the aforementioned fees and costs.
Note: You must present your plan at each of the meetings below as indicated.
i
Step 2: Plan Council: The Plan Council meets the tad and 4th Thursday of the month at 9:00 j
a.m. in the city conference room. Upon recommendation by the plan council, you will
move forward to the Plan Commission Meeting. Attendees to this meeting include:
Community Development Director, City Engineer, Building Department Official, Public
Works Director, Director of Parks and Recreation, Fire Department Representative, and
Police Department representative.
Step 3 : For Preliminary Plans only; Park Board planning meeting: The Park Board makes
recommendations on any Park Sites included in the development. The Park Board
planning meeting is the 4`h Thursday of each month at 7:00 p .m. at the Riverfront
Building, 201 W. Hydraulic Street.
Step 4: Plan Commission : The Plan Commission meets the 2nd Wednesday of each month at
7 :00 p.m. in the Yorkville public library at 902 Game Farm Road. The Plan
Commission will make a recommendation for the City Council's consideration. The Plan
United City of Yorkville Preliminary/Final Plat Applica[jon Revised:_ L29.09 _ i
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Commission consists of 10 members appointed by the Mayor, the City Attorney and City
Land Planner.
Step 5: The project will be discussed in an informal atmosphere at the Economic Development
Committee meeting, held the first Tuesday of each month at 7 P.M. in the City Council
chambers. This session is to discuss and consider recommendations of prior committee
meetings.
Step 6: City Council: The City Council meets the second and fourth Tuesdays of the month at
7 :00 p.m, in the Council Chambers at City Hall. This is where all City Council voting
takes place.
If this project has included an annexation and/or zoning petition, a Public Hearing will be
held at this time with notice given by publication. Any annexation agreement, PUT)
agreement or development agreement must be signed by the Petitioner prior to being
voted on by the City Council. Prior to the recording of the final plat, the petitioner must
pay the Administration Fee. This is equal to 1 .25% of the approved engineer's estimate
of construction costs of land improvements, including but not limited to all public
improvements to be dedicated to the City, mass earth grading, and quasi-public
improvements to be maintained by the homeowner's associations such as private storm
sewer, parking areas, and trails.
Step 8: Final Plat recording instructions: Once the final plat is approved by the City Council
and all required documents, bonds, and letters of credit are submitted to the city, the final
plat may be recorded with Kendall County. Submit the final plat mylar to the Deputy
Clerk for signatures. When all city signatures are in place, the developer or his surveyor
may take the mylar to the Kendall County Clerk for his signature. The next step is to
have six paper prints made and return to the Kendall County Recorder's office for
recording. Kendall County requires the mylar and four paper copies. The City of
Yorkville requires that you submit two recorded paper copies to the Deputy Clerk. Any
copies you may require would be in addition to these.
Agreement:
I understand and accept all requirements, fees as outlined as well as any incurred administrative
and planning consultant fees which must be current before this project can proceed to the next
scheduled committee meeting.
Please sign and return (retaining a copy for your records) to the Depot Cleric, United City of
Yorkville, 800 Game Farm Road, Yorkville, Illinois 60560.
Date Signature of Petitioner
United City of Yorkville Preliminary/Final Plat Application Revised'._ 1 .29.09
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6. Dimensioned building setbacks, and as applicable; areas for off-street parking, trucking maneuvering and
service, and open space/recreational facilities. !
7. A schematic of existing or proposed public utility systems, including the size of sanitary sewers, storm water
lines, & streetlights.
8. Existing vegetation and plantings.
9. Any other information required by the City, to clearly show the proposed site plan elements.
CHECK LIST FOR FINAL PLANS
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SECTION 1 : WRITTEN DOCUMENTS
1 . A land use application containing the following: Not Applicable Acceptable Deficient
A. A statement of planning objectives to be achieved by the plan. - X —
B. A development schedule, indicating the approximate dates for X
construction of the Final Plan.
C. Petitioners proposed covenants, restrictions, and conditions to
be established as part of the Final Plan.
D. Exceptions or variations to City Zoning or Subdivision Ordinances X
being requested as part of the Final Plan, including the specifics of
the Ordinance. Signage to come
SECTION 2: GENERAL PLAN INFORMATION
1 . Must be drawn to accurate engineering scale.
2. Must contain the following information:
A. Scale X
B. North Arrow X
C. Original and revised dates X
D. Name and address of owner of record X —
E. Name and address of site plan designer X —
3. The following information regarding contiguous property:
X
A. Location of contiguous property
B. Zoning of contiguous property X
C. Land use of contiguous property X
4. Site data to be provided in lower right hand corner;
X
A. Legal Description —X—
B. Size of property in square feet and acres _ —
C. Current Zoning
D. Square footage & percent of site coverage with buildings —
E. Square footage & percent of site coverage with pavement _
F. Square footage & percent of site coverage with landscaping X
G. Number of parking spaces required by zoning ordinance _ — —
H. Number of parking spaces to be provided X
I. Number of buildings -- —X
J. Number of dwelling units X '
K. Breakdown of dwelling unit bedroom types —
United City or York vi Ile Pre[iminary/Final Plat Application Revised:_ 1 .29.09
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5 . Landscape data to be provided in lower left hand corner:
A. Number of plantings by type X
B. Size of plantings at installation X
C. On-center spacing for hedges (Should be 3 feet apart) —_�
D. Caliper size of all trees at installation X
i
SECTION 3: PLAN DATA REQUIREMENTS
1 . Dimensions of property.
2. Existing and proposed public and private streets, right-of-ways, driveways, all principal and accessory buildings
and their uses, dimensioned building setbacks, lot sizes, sidewalks, off-street parking, service areas, open
spaces, and recreation facilities.
3 . Preliminary architectural plans for all residential buildings, in sufficient detail to show basic building plan.
4. The existing and proposed vehicular and pedestrian circulation systems, indicating their inter-relationship and
proposed treatments of points of conflict.
5 . Existing and proposed utility systems, including sanitary sewers, water, electric, gas, telephone, and cable
television lines, including their sizes.
6. Proposed public and private lighting systems. -
7. Existing and proposed easements for utility services,
8 . Proposed signage, indicating location and size.
9. Existing vegetation and plantings.
10. Proposed berming and fencing.
11 . The location and size in acres or square feet of all areas to be conveyed, dedicated, or reserved as common open
space, public parks, recreational areas, school sites, and similar semi-public uses.
12. Any other information necessary to clearly show the proposed site plan elements.
I,
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United City of Yorkville Preliminary/Final Plat Application Revised:_ 1 .29.09
LOT 7 (EXCEPT THAT PART DESCTRIBED AS FOLLOWS: COMMENCING AT THE
MOST EASTERLY SOUTHEAST CORNER OF SAID LOT 7; THENCE NORTH 80
DEGREES 58 MINUTES I1 SECONDS WEST ALONG A SOUTHERLY LINE OF SAID
LOT, 309.0 FEER TO A SOUTHEAST CORNER OF SAID LOT 7 FPR A POINT OF
BEGINNING; THENCE SOUTH 80 DEGREES 58 MINUTES I1 SECONDS EAST ALONG
SAID SOUTHERLY LINE 309.0 FEET TO A SOUTHEAT CORNER OF SAID LOT 7;
THENCE NORTH 04 DEGREES, 45 MINUTES EAST ALONG AN EASTERLY LINE OF
SAID LOT 7, 90.0 FEET; THENCE NORTH 80 DEGREES 58 MINUTES 11 SECONDS
WEST 140.35 FEET; THENCE SOUTH 70 DEGREES 02 MINUTES 02 SECONDS WEST
185 . 15 FEET TO THE POINT OF BEGINNING; AND ALSO EXCEPTING THAT PART
DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE
SOUTHERNMOST LINE OF LOT 6 OF SAID RESUBDWISION WITH THE WESTERLY
LINE OF ILLINOIS ROUTE NO. 47; THENCE SOUTH 69 DEGREES 58 MINUTES 14
SECONDS WEST ALONG SAID SOUTHERNMOST LINE 230.45 FEET TO THE
SOUTHERNMOST CORNER OF SAID LOT 6; THENCE SOUTH 19 DEGREES 57
MINUTES 46 SECONDS EAST 192.30 FEET; THENCE NORTH 70 DEGREES 02 MINUTES
14 SECONDS EAST 141 .82 FEET TO SAID WESTERLY LINE; THENCE NORTH 04
DEGREES 45 MINUTES 00 SECONDS EAST ALONG SAID WESTERLY LINE 211 .98
FEET TO THE POINT OF BEGINNING) OF THE RESUBDIVISION OF PART OF BLOCK 1 ,
COUNTRYSIDE CENTER, UNIT NO. I . YORKVILLE, ILLINOIS, AND ALSO THAT PART
OF CENTER PARKWAY LYING NORTHERLY OF THE NORTH RIGHT OF WAY LINE
OF U.S. ROUTE 34 AND SOUTHERLY OF THE NORTH RIGHT OF WAY LINE OF
COUNTRYSIDE PARKWAY, AND ALSO THAT PART OF COUNTRYSIDE PARKWAY
LYING EASTERLY OF THE WEST RIGHT OF WAY LINE OF CENTER PARKWAY AND
WESTERLY OF THE WEST RIGHT OF WAY LINE OF ILLINOIS ROUTE 47, AND ALSO
THAT PART OF ILLINOIS ROUTE 47 LYING SOUTHERLY OF A LINE THAT IS 70.0
FEET SOUTHERLY OF AN CONCENTRIC WITH THE SOUTH RIGHT OF WAY LINE OF
COUNTRYSIDE PARKWAY EXTENDED EASTERLY, AND NORTHERLY OF A LINE
T14AT 1S 60.0 SOUTHERLY OF AND PARALLEL WITH THE MOST EASTERLY
SOUTHERLY LINE OF SAID LOT 7 EXTENDED EASTERLY, IN THE UNITED CITY OF
YORKVILLE, KENDALL COUNTY, ILLINOIS.
P.LN.# 02-28- 104-015
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STATEMENT OF PLANNING OBJECTIVE TO BE ACHIEVED
With respect to Lot I of the re-subdivision of Countryside Center Developer seeks to
construct a 10 screen multiplex theater with construction to commence approximately on January
i
15 , 2013 .
With respect to Lot 7 the legal description is for all internal roadways that are to be j
private access drives governed by an owner' s access and easement agreement. The roadways
will be privately maintained as part of the common area maintenance. An Illinois Not-For-Profit
Corporation will be formed by the Developer and will be continued to be maintained by the
Developer James Ratos for the benefit of all lots within the property.
Lots 2-6 are intended to be developed for commercial uses with the market likely being
restaurants and uses related to the new theater.
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FINAL PLAT
KENDALL CROSSING PUD p E C E 0 W E
BEING A RESUBDIVISION OF PART OF LOT 7 O THE RESUBDIVISION OF PMT OF BLOCK 1 OF COUNTRYSIDE CENTER UNIT NO.1 D
^/ 7E�NSTOF THE TIHIRD PRINOPAL MERIDIAN INTHE UNITED CDYOF YORKVILLETKENDALL SECTION 28,ILLINOIS.LI HIP 97 NORTH,RANGE FEB 05 2015
—I V
COMMUNITY DEVELOPMENT
m I I DEPARTMENT
0' 50' 100' 150' IJI HERN LOSe1�T
Scale: 1" = 50' d33 LOT 6 LOT GLOT 10
� LOT 31
o"
LOT ,41 PARKWAY
LOT 42 RADIUS.40' REG.L=19.49'
NIEAS.L=19.47'
,U � S\ve 2525.0 RE43L_
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s aq+t , LOT 5
FOU DIRONPIPE _ • iYl Vey `y ��P P.\ - 7p°6\ 55 //i ice\ yoPMIE Vl3,Ey"D\s
FOuNBCaosS In COND. = paa�iONE°a' 1, N bgy ^ \ e ,o2a,M oNE°a2
SETOCRONPIPE INGSVRVEY NOR c°yNLky pEOC� RADIUS=25. .53'
41.53'
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RB & ASSOCIATES
110 CONSULTING, INC
4 W MAIN STREET DESIGN FIRM 4
PLAND,IL 60545 184-004475
PAGE 1 OF 4 (630)552-7452 WwW.N>assaciates.nat
DWG 9 2012-14316-0Oi (FINAL)
FINAL PLAT
KENDALL CROSSING PUD
BEING A RESUBDIVISION OF PART OF LOT OF THE RESUBOIVISION OF PART OF BLOCK 1 OF COUNTRYSIDE CENTER UNIT NO. 1
BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 37 NORTH, RANGE
EAST OF THE THIRD PRINCIPAL MERIDIAN IN THE UNITED CITY OF YORKVILLE,KENDALL COUNTY, ILLINOIS.
° � at"1� _.a2•E. 5].)9' / $. 19 4T'�i
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EASEMENrvERmc mloae
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RB & ASSOCIATES
CONSULTING , ING
c • ® 4 W MAIN STREET DESIGN FIRM#
PLANO . IL 5
PAGE 2 OF 4 (30) 552-]4 2 mm.rbassocates.net
OWG # 2012-14318-002 C (FINAL)
FINAL PLAT
KENDALL CROSSING PUD
BEING A RESUBDIVISION OF PART OF LOT Z OF THE RESUBOIVISION OF PART OF BLOCK 1 OF COUNTRYSIDE CENTER UNIT NO. 1
BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 37 NORTH. RANGE
7 EAST OF THE THIRD PRINCIPAL MERIDIAN IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
ll
mJ\ OA` /m
\ PUE
tb°O6•�pq W 2 14 T N�, 12 h
R G' S 3 2 ry
100' 150' MEPS' 1 ° �� 090 w w arm \\� 7.0566 ACRES \\ \\ \\ \\ I 15 n
Scale: 1 " = 50' 1 � pR A2 yo°� 9 b 4omNi \\\ m o/ i) / �I i $
�Np P� OsJO74AA.9A o o sA° a A,. X\ M '
W
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Flo D iVvT0J \\i � ti ED
1_01' 2 9� ',�p9�� v �6„',�� I
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TO uSN S T 1s1NATIONALBANKOFORTALS O p F \ \ yry 4
GOTOLA1 2mWENDaODUKE Z'i my \�\\\ e >
YORKVILLE. ILLINOIS 6058B y/� /
D ZONED SS 'CO, `\\
LEGEND: -G REC. N. 00°43'49' W. 94.00' ° \�-- \ \\o
FOUND IRON PIPE _ • MEAS. N. 01°19'54” W. 94.00' I I LLI
FOUND CROSS IN CONC.
SEi/e"IRON PIPE O 'E"'
SETCONC.SURVEY MON.= 1500' _ _ _ _ _ 4' \ •oH KNIOVU i _ 1
PUBLICUTILITYEASE =
BUD 6, O
EM6T. GROW EASENExr REC. S. 89° 16' 11° W. 216.95' 219 s \\N �`V sE sES6� '18515\, / J
— — — — — —I MEAS. 5. 88°39'39" W. 216.95' °GF�y i\\\ sU M rV
_ & \V z^ /0i X232 TNT 1849 DEED N. 80°58'1 t' W LL I
\L �G'EEO 5.89 MEAS. 14035
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pO E:b E' szlry" T_ M 140.05 W.
°q0 DEED N. 85°53'04` W _—�M__�_ DEED N. 04°45'00' E. 90.00
PDPLID ORGRra MANAGE �� I �� 2¢0. 03 217.64' .-____s__EXCEPTION 1 MEAS. N. 04-08P55- sD.DO•
EASEMENTPERCOCMI08911 4+ IYATEq _
` \ ' RE Ms1x SERF _
PROVISIONS FOR INGRESS AND EGRESS ACCESS EASEMENTS �I I \J 11`� \` / �K/ j DEEDS' S O4°45 LOT SMOT 1-0 ( 1 I r�l` I aftvg a- F Rr T 1 04°0642°WF
TRY MIRROR MY LOT SURN ME MCI MID ASSUMA MAIL BE W.
NO TO GI= RM` U°ro
RECORD AND MEASURED TABLE p RrF
wI SATURDAY D SO EO�gF OF nnN I 14
AND PREGSTOIC BE GIE OEHISTS ANDREW SAY ACCESS ANDECARE. SAO LOT SMALL ALSO BUSIN RUGErcs roi.EaRttMilTCatYwnnwa µOnccESS n4pEeuErrt sx xFi+ouL UVOSSxc L-2= RE S.80555'26' E. 69395M E75. 5203TIMPA. 695 I 'gI I EWESSNmpyy,I EM rp_ n.159 GRFOxF IWESyO°` -I ,^ I
L3=RED, N. 70.OY02'E. 125.00' MEAS. N. 69'23 W'13' E. 1125 W ow o V7/
L4=REC. 5.80'5911"E. 14W' MEAS. &81°3TOO-E. 14.50' �I I jw I
UNITED CITY OF YORKVILLE EXCEPTION 3 O
EASEMENT PROVISIONS 6I I REC. N.80•es Iw
PUBLIC UTILITY AND DRAINAGE EASEMENT
CASTLE 1IIw .1:NmLNOI1Wrv.LE I F4E4s N.Bf 13�e'W. 21096, --II
DoPm ILLINOI6�115 I 1s1 STATE BANK&TRUST CFRM20VERPPRK
FRIEIX I6Cdi cd.I EOlOMSiMIERCM�E OmExawuc unLmES,Nn ZONED B-2
ORKSUZ FLUMMS Nm THFR ROACINE SUCCE5E00.4 NU PARKS SUED WE MFK I /�1 \,j IZ %EQIULON ENTERPMSE$LLC � I
MORKAS OF EMSTYN FORTURNES MINUTES BY ME CITY 1iTPCvCRUMIP J,mOWL TOCMSTRUCT. UUTMLSUGARC T,RE°ne ACKIE REETSM t'l3"�t_rq.._„ I,FACE CASTLE BANK TR%2584 8 t �} /+[yj� u Iw TON. TEXAS uslE OU RAW EWCOW CARS, MID ML MCESSUry 121 W. LINCOLN HAW. HOUSTON. TEXAS 7210 BUD ONES UNISYS MATURE ASUMEM', RECORD "GIEW CIATAGEN TO TELEPHONE ME
PUY FOR °eKALB, I ILLINOIS X115 .1` i t � � � i ZONED b2
SUM USES ME TOGETHER mm WE GULF TO NOWL REwiNE) SOURCE CONNECTIONS MAN ME Sw'u£ OF AM LOT TO SERVO ZONED B-2 j / � � IS
FACTURES�PM�uRlvrsER Mm'° xKERVRr Mmpcm 1.1 )) I` o
RISCOMPRET. FAST REMOVE CRIME STIM INSPECT EMITTED FOR Cle TRANSMISSION ANY DISTISRUTRU SCYCA AND RETROTY lWIN I WC.C STAB ECESSARV No SWUNG WOOD BUGGY
No SYNDROME ��WGET ROmJAwcrt OF ASSUCCA I ��
MCOONALDS CORP. I
MEDWARD J. SCHMIDTE,
_ _ 1975 DOWNER PLACE ME MGM TO MC MIT OR FURNACE MLY dL3116TWTUALCM, RECONSTRUCTOR REG A WI DOM- RFPU6/'FMULIA AURORAE ILLINOIS fiU505 I
WHICH BERNARD d1�MD DIISTGGM SYSTEMS MIT) MONDEY M URCUWC TEP[TO. NO POSTMARK MCENTER OS OPERATOR OR �E ZONED B-2
WE MMOH HANDS FUTURES SUCCESSIONS REDFORCUADED m s rw° :s T A o na:D�;ax U Y ;Mw m Er V ROUTE 3A
MALL BE DAR IN MACY A CARTER gin,a OR ST uVI° 1RI G SYD, M GYTHE�EIW nE � (/ETERAN
BARREN V3 COSTING CAUSE Ma° mIrID GEDRNPARGgOW TEG��` gEew �FmoEw� S PARKWgy)MKXUWM BUT ACT ANTED ACE NO SELIGMAN VMH RESPECT TO MAKCE
WORL. MGDAYM Mb�OUND MLrTOUCH CREATED SO M N MAN SUMBLE BOB NwE TO COW ALAN MR ASPIAi OR CONCRETE SURFACE. To
tONE U NE55
BOUNCE M S AND
ADDITIONAL UTILITY EASEMENTS OF RECORD NU I I UM11E0¢AMEMSMS EGRETS TELEPHONE AGE TECKC
TICESELOG;AM SUBJECTUO PREVIOUSLY CROSSING SU COMMECINT IRA m72404 E7Y-Aie
OF THE WINES FEE SLID SWAGGED ¢
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RB & ASSOCIATES
CONSULTING , INC
PAGE 3 OF 4 =® P ANOI, IL 60545 DESIGN 0,D475
(630) 552-7452 vnvw.rb-assOCiates.net
DWG#2012-1431"03 C (FINAL)
FINAL PLAT
KENDALL CROSSING PUD
BEING A RESUBDIVISION OF PART OF LOT] OF THE RESUBOIVISION OF PART OF BLOCK 1 OF COUNTRYSIDE CENTER UNIT NO. i
BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE
] EAST OF THE THIRD PRINCIPAL MERIDIAN IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
LEGAL DESCRIPTION: OWNERS CERTIFICATE EASEMENT PROVISIONS
AN EASEMENT FOR SIi RVI6G THE SUBDIVISION AND OTHER PROPERTY
THAT PART OF LOT]OF ME RESUBDIVISION OF PART OF BLOCK I OF COUNTRYSIDE CENTER UNIT NO. I IN ME UNITED CITY OF STATE OF GEORGIA) WITH ELECTRIC AND COMMUNICATIONS SERVICE IS HEREBY RESERVED
YORKVILLE,KENDALL COUNTY, ILLINOIS ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT NUMBER 7S.1982 BEING DR FORANUGHANIED'yO',
DESCRIBED BY COMMENCING AT THE SOUTHEAST CORNER OF SAID LOT]:THENCE NNTX M DEGREES45 MINUTES DO COUNTY OF
SECONDS EAST ALONG ME EAST LINE OF SAID LOT], ALSO BEING THE WESTERLY EIGHT OF WAY LINE OF ILLINOIS ROUTE NO. COMMONWEALTH EDISON COMPANC
47, A DISTANCE OF 90.00 FEET FOR ME POINT OF BEGINNING: THENCE NORM W DEGREES 59 MINUTES IT SECONDS WEST THIS IS TO CERTIFY THAT NCG MARIETTA INC.,A GEORGIA CORP., IS ME OWNER OF LOT 1 AS SHOWN OF ME MOVE SHOWN AMERITECH ILLINOIS ak.a ILLINOIS BELL TELEPHONE COMPANY.
FE
PARALLEL WITH ME SOUTHERLY LINE OF SAID LOT], A DISTANCE OF ROLL ET:THENCE SOUTH 70 DEGREES 02 MINUTES al SUBDIVISION AND HAVE CAUSED THE SAME TO BE SURVEYED AND PUTTED INTO LOTS AS SHOWN N ME ATTACHED PLAT AND NICORAND
SECONDS WEST, A DISTANCE OF 105.14 FEET TO A POINT OF BEND IN SAID LOT];THENCE SOUTH DEGREES 45 MINUTES W INDICATED THEREON, FORME USES AND PURPOSES THEREIN SET FORTH AS ALLOWED ANO PROVIDED BY STATUTE ANO SAID PUT Is CONICAST CABLE TELEVISION COMPAW7
SECONDS MST ALONG THE SOUTHEASTERLY LINE OF HAD LOT 7. A DISTANCE OF I460 FEET:THENCE NO"85 DEGREES 15 TOBEMOWNAS -KENDALLCROSSINGPUD'. WE ALSO HEREBY ACKNOWLEDGE AGE MCWTME SFMEUNDERTHE STYLEANO MILE
MINUTES 00 SECONDS WEST,A DISTANCE OF 217,92 FEET TO A POINT ON ME WESTERLY LINE OF SAD LOT]:THENCE NORM 00 NERONINOICATED. ME UNDERSIGNED FURTHER CERTIFIES THAT THE PROPERTY HEREON DRAWN IS LGCNEDWWN ME iHEIRRESPECTIVELICENSEES, SUCCESSORS AND ASSIGNS,JOINTLY ANOSEVEPKLY, TO CONSTRUCT,OPERATE,REPAIR
DEGREES IS MINUTES 59SECONDS EAST ALONG SAID WESTERLY LINE. A DISTANCE OF02]S FEET TOA POINT OF BEND IN SAID BOUNDARIES OF THE YORKVILLE COMMUNITY SCHOOL DISTRICT#11519 KENDALL COUNTY,ILLINOIS MANTAIN. MOUFY, RECONSTRUCT. REPLACE,SUPPLEMENT. RELOCATE AND REMOVE FROM TIME TO TIME POLES,GUYS,ANCHORS.
LOT ];THENCE SOUTH 89 DEGREES LIMINUTE511 SECONDS WESTALONG ME SOUTHERLY LINE OFSAO LOT 7,ADISTANCE OF DATED THIS DAY OF ,2013AD. WIRES, CABLES. CONDUIT, MANHOLES,TRANSFORMERS. PEDESTALS, EQUIPMENT CABINETS OR OTHER FACILITIES USED IN
21695 FEET TO THE SOUTHEAST CORNER OF LOT 2 O SAID RESUBDIVISION:THENCE NORTH 03 DEGREES 43 MINUTES 49 CONNECTION WITH UNDERGROUND TRANSMISSION AGO DISTRIBUTION OF ELECTRICITY,GAS, COMMUNICATIONS, SOUNDS AND
SECONDS WEST ALONG THE EAST LINE OF SAID LOT 2, A DISTANCE OF 9400 FEET TO A POW OF BEND IN SAID LOT Y THENCE NCG MARIETTA INC. SIGNALS IN. OVER. UNDER, ACROSS. ALONG AND UPON THE SURFACE OF THE PROPERTY SHOWN WITHIN THE HASHED OR GORED
NORTH 06 DEGREES 56 MINUTES 00 SECONDS EAST ALONG SAID EAST LINE OF LOTS.A DISTANCE OF 1]5.56 FEET TO A POINT; 314 E. COMSTOC LINES(OR SIMILAR DESIGNATION) ON THE PITTARD MARKED 'EASEMENT. -UTILITY EASEMEW','PUBLIC URLIIYFASEMENP.
THENCE WESTERLY ALONG A NONTANGENT CURVE TO THE LEFT HAVING A RALIU30F 320 FEELADI STANCEOF 32.42 FEETTO OWMSA GEORG1A48867 'PRE- (ORSIMIA DE5IGNATION)THEPROPERry DESIGNATEOINTHEDECIARARONOFCONMMINIUMMDpRONTHISPUTM
THE POINT OF TANGENT OF SAID CURVE:THENCE SOUTH 74 DEGREES AS MINUTES W SECONDS WESTALONG SAID TANGENT A 'COMMON ELEMENTS',AND THE PROPERTY DESIGNATED ON THE PLAT AS'CO.MMONAREAORAREAS',AND T EPROPERTY
DISTANCE OF 214.64 FEET TO ME NORTHWEST CORNER OF SAID LOT 2;THENCE NORTHWESTERLY ALONG ME WEST LINE OF DESIGNATED ON THE PLAT FOR STREETS AND ALLEYS.WHETHER PUBLIC OR PRIVATE. TOGETHER VAN THE RIGHTS TOINSTALL
SAID LOT 7 BEING ALONG A CURVE TO WE LEFTHAVING A RADIUS OF 127500 FEEL A DISTANCE OF377.77 FEETTONE POIW By:JEFFREY GEIGER(MANAGEFU REDUCED SERVICE CONNECTIONS UNDER ME SURFACE OF EACH LOT AND COMMON AREA ORAREAS TO SERVE IMPROVEMENTS
OF TANGENT OF SAID CURVE: THENCE NORTH 30 DEGREES 09 MINUTES 10 SECONDS WEST ALONG BAD TANGENTAND ME THEREON, OR ON ADJACENT LOTS AND COMMON MCA OR AREAS, THE RIGHT TO CDT TOM OR REMOVE NEES,BUSHM, ROOTS
WEST LINE OF SAID LOT 7.ADISTANCE OF 44.10 FEETTO THE SOVTXWESTCORNEROF LOT 3 OFMORESUBOMSIN;THENCE NOTARY PUBLIC CERTIFICATE AND SAPLINGS ME TO CLEAR OBSTRUCTIONS FROM THE SURFACE AND SUBSURFACE AS MAY BEREARMABLY REWIRED
NORTH 70 DEGREES 01 MINUTES 26 SECONDS EAST ALONG THE SOUTH LINE OF SAID LOT 3.A DISTANCE OF 2769 FEET TO ME INCIDENT TOME RIGHTS HEREIN GIVEN.AND THE RIGHT TO ENTER UPON ME SUBDIVIDED PROPERTY FOR ALL SUCH PURPOSES
SOUTHEAST CORNER OF SAID LOT 3;THENCE NORTHEAST ALONG A NON-TANGEW CURVE HAVING A RADIUS OF WAS FEET.A STATE OF GEORGIA) OBSTRUCTIONS SHALL NOT BE PLACED OVER GRANTEES'FACILITIES OR IN, UPON OROVERMEPRNERTY WITHIN MED]SHEDOR
DISTANCE OF 5949 FEET TO THE POINT OF TANGENT AS SHOWN ON HAD RESVBDI ISION PUT;THENCE NORM fig DEGREES BE )BE DOTED LINES(OR SIMILAR DESIGNATION)ON THE PLAT ADS MARKED-EASEMENT.'UTILITY RGEMEN", ' LADS UTILITY
MINUTES"SECONDS EAST ALONG SAO TANGENT AND THE SOUTH LINE OF LOTS 4 AND 5 OF SAID RE5UBDAI510N,A DISTANCE COUNTY OF EASEMENP,-P.UE.- (OR SIMILAR DESIGNATION)WITHOUT ME PRIOR NATION CONSENT OF GRANTEES AFTERINSTMARIONOF
OFSCAT FEETTO A POINT OF CURVATURE OF ACURVE TO ME USET HAVINGAMONS OF 2500FEET:THENCE MY SUCH FACILITIES. THE GRACE OF THE SUBDIVIDED PROPERTYSHALL NOT SCATTERED INAMANNERSOAS TO INTERFEREWITH
NORTHEASTERLY ALONG SAO CURVE,ADISTANCE OF 41.53 FEET TO ME POINT OF TANGENT OF SAO CURVE BEING ME THE PROPER OPERATION AND MANTENANCETHEREOC
EASTERLY LINE OF SAID LOTS:THENCE NORM 25 DEGREES 14 MINUTES40 SEWNDSWESTALONG SADEADERLY LINE OF LOT I. NOTARY PUBLIC IN AND FOR THE COUNTY ANDSTATEM ORESAD, DO HETUYCERTFYTNAT.JEFFREY
GEIGER, IS PERSONALLY MOWN TOME TO BE ME PERSON WHOSE NAME ISSU&SCRISED TO THE FOREGOING CERTIFICATE, THE TERM'COMMONELEMEWS'SHALL HAVE THE MEANING SET FORTH FOR SUCH TERM IN ME'CONDOMINIUM PROPERTY
S, A013TANCE OF 159.35 FEETTO THE NORMEASTCORNERTXEREOF;THENCE EASTERLY PLONGp CURVETO ME RIGHT GEIGER, BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THE EXECUTION OFTHE ANNUEDPUTANOACCOMPANYINO ACT'. CHAPTER 765 ROD 60W. AS AMENDED FROM TIME TO TIME.
HAVING A RADIUS OF 262500 FEET. A DISTANCE OF 7143 FEET TO THE NORTHWEST CORNER OF LOT 6 OF SAID RESUSDMSION: INSTRUMENTS FOR ME USES AND PURPOSES THEREIN SET FORM AS HIS FREEAND VOLUNTARYACT.
THENCE SOUTHEASTERLY ALONG THE WESTERLY LINE OF SAD LOT 6 BEING ALONGACURVETOTHE LEFTHAVINGARADIUSOF ME TERM'COMMON AREA OR AREAS'IS DEFINED AS A LOT, PARCEL OR AREA OF REAL PROPERTY.ME BENEFICIAL USE AND
40.00 FEET.AGISTANCE OF 1949 FEET TO A POINT OF REVERSE CURVANRE;THENCE SOUTHEASTERLY ALONG SAD WESTERLY GIVEN UNDER MY HMO AND NOTARIAL SEAL THIS OAYOF ,2013AO. ENJOYMENT OF MICH IS RESERVED IN MOLE OR AS AN APPORTIONMENT TO ME SEPAFANDYOWNEO LOTS,PARCELS ORAREAs
LINE OF SAID LOT 6 BEING ALONG A CURVE TO ME RIGHT HAVING A RADIUSOF235200 FEET.ADISTANCE OF 191.23 FEETTO WITHIN THE PLANNED DEVELOPMENT. EVEN THOUGH SUCH BE OTHERWISE DESIGNATEDON THE PUT BY TERMS SUCH AS
THE SOUTHWEST CORNER OF SAID LOT 6; THENCE NORTH 70 DEGREES 01 MINUTES ED SECONDS WESTAONG ME SOUTH THE -OUTLOTS-, -COMMON ELEMENTW. -OPEN SPACE', -OPEN AREA . -COMMON GROUND'. 'PARWNG'.AND-COMMON AHWg THETERM
OF SAID LOT 6. AOISTANCE OF 210.06 FEETTOA POINT OF BEND IN SAID LOTH THENCE SWIH 19 DEGREES57MINUTES46 NOTARY PUBLIC- 'COMMON AREAORAREAS'AND'COMMON ELEMENTS'INCLUDE REAL PROPERTYSURFACED WIN INTERIOR DRINWAYSAND
SECONDS EAST ALONG THE SOUTHWESTERLY LINE OF SAID LOT 6 AND SAO ONE BEING EMENDED SOUTHERLY,ADISTANCE OF WALKWAYS, BUT EXCLUDES REAL PROPERTY PHYSICALLY OCCUPIED BYA BUILDING, SERVICE BUSINESS DISUCTUORSTRUCNRES
445.80 FEET: THENCE NORM 10 DEGREES 02 MINUTES 14 SECONDS EAST,A DISTANCE OF 141.82 FEET TO A POINT ON ME EAST ILLINOIS DEPARTMENT OF TRANSPORTATION CERTIFICATE SUCH AS A POOL. RETENTION PoNO. OR MECHANICAL EQUIPMENT.
LINE OF SAID LOT 0 THENCE SOUTH 04 DEGREES 45 MINUTEE500 SECONDS WEST ALONG SAC EAST LINE OF LOT].ADISTANCE
OF 589.66 FEET TO ME POINT OF BEGINNING CONTAINING 17.7416 ACRES MORE OR LESS IN ME UNITED CITY OF YORKVITE$ STATE OF ILLINOIS) RELOCATION OF FACILITIES WILL BE DONE BY GRANTEES AT COST OF GRAMOBAOT OWNER.UPON WRITTEN REQUEST.
KENDALL COUNTS.ILLINOIS. )SS
COUNTY OF KENDALL) CITY ENGINEER CERTIFICATE
THIS PUT HAS BEEN APPROVED BY THE ILLINOIS DEPARTMENT OF TRANSPORTATION WITH RESPECT TO ROADWAY ACCESS PURSUANT STATE OF ILLINOIS )
OWNERS CERTIFICATE TO PARAGRAPH 2OF 'M ACT TO REVISE THE LAW IN RELATION TO PLATS',M MENDED A PIFN MATMEEIS THEREQUIREMENTS )SS
CONTAINED IN THE DEPARTMENTS 'POLICY ON PERMITS FOR ACCESS DRIVEWAYS TO STATE HIGHWAYS'WILL BE REQUIRED BY ME COUNTY OF KENDALL)
STATE OF ILLINOIS ) DEPARTMENT.
}GS THIS IS TO CERTIFY THAT THE
HI S FLAT OF KENDALL CROSSING PUD
213AAWROVED BYME CITY ENGINEER OFTHEUNITED
COUNTY OF NENCAIj PAUL LOETE DATE. CITY OF YORKVILLE, ILLINOIS MIS DAYOF 2013 AD.
THIS IS TO CERTIFY THAT KENDALL CROSSING LLO IS THE OWNER OF LOTS 2THROUGH]OF ME MOVE SHOWN SUBDIVISION DEPUTY DIRECTOR OF HIGHWAYS
AND HAVE CAUSED THE SAME TO BE SURVEYED ME PUTTED INTO LOTS AS SHOWN ON ME ATTACHED PIATAND INDICA TED REGION THREE ENGINEER
THEREON.FOR THE USES AND PURPOSES THEREIN SET FORM AS ALLOWED AND PROVIDED BY STATUTE AND SAO PLAT IS TO CITY ENGINEER: PRINTNAIE
RE
TLE OTTER NNOICATEDRTTHE UNDERSIGNED ALSO FURTHER CERTIFIES THAT ME PROPERTY HEREON DRAWN IS LOCATED WITHIN PLAN COMMISSION CERTIFICATE CITY COUNCIL CERTIFICATE
THE BOUNDARIES OF THE YORKVILLE COMMUNITY SCHOOL OISTRICTNKSIN KENDALLCWNTY, IWNOB STATE OF ILLINOIS )
)55 STATE OF ILLINOIS )
DATEDTHIS DAYOF� 20RAO. COUNTY OF KENDALL) )SS
COUNTY OF KENDALL)
KENDAL CROSSING LLD REVIEWED BY THE PLAN COMMISSION OF ME UNITED CITY OF YORKVILLE THIS MY OF 2013 A6
207 W. KENDAL GAVE THIS IS TO CERTIFY THAT THE FINAL PLAT OF KENDAL CROSSING PUD WAS PRESSOR)BY ME MAYOR MOODY COUNCIL OF
YORKVILLE,ILLINOIS 60560 THE UNITED CITY OF YORKVILLE. ILLINOIS THIS DAY OF , W13 AD.
CHARPERSN: TOMLINDBLOM SECRETARY:
By:JAMES G. RATIOS(MANAGER)
CITY ADMINISTRATOR CERTIFICATE MAYOR: cAHV J.DOurvsw cm CLERK; eE1H WARREN
STATE OF ILLINOIS ) COUNTY CLERK CERTIFICATE
NOTARY PUBLIC CERTIFICATE )SS
COUNTY OF KENDALL)
STATE OF ILLINOIS) STATE OF ILLINOIS)CERTIFY)S$ THISI$ YORKVILL , MATMEFINALPUT OF PUD13AD. ROVE00YTNECIiYPDMINISTRATOROF ME )
COUNTY OF KENDALL) CITY OF YORKVILLE, ILLINOIS THISDgYOF .2013 A0. COUNTY OF KENDALL)
6 NOTARY PUBLIC IN AND FORME COURTYPNDSTATEPFORESAD,DO HEREBYCERTFYTHAT. I. DEBBIE GILLETTE,COUNTY CLERK OF KENDALL COUNTY, ILLINOIS. CERTIFYMATIFINDNOUNPADCUMENTORMLINOUENT
JAMES G. GATOS(MANAGER) IS PERSONALLY KNOWN TO ME TO BE THE PERSON WHOSE R W E ISSUMCRISEO TOME AOAlINI5Mgi0R BART Ol$ON TAXES,OR SPECIAL ASSESSMENTS,MONO REDEEMABLE TAX SALES AGANSTTHE LAND HEREON DESCRIBED.
FOREGOING CERTIFICATE, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED ME EXECUTION OF ME GIVEN UNDER MY NAME AND SEAL OF THE COUNTY CLERK AT YORKVILLE. ILLINOIS,THIS DAY OF .2013AD.
ANNEXED PLAT AND ACCOMPANYING INSTRUMENTS FOR THE USES AGO PURPOSES THEREIN SET FORM AS HIS FREE AGO SURVEYORS CERTIFICATE
VOWNTARYACT.
STATE OF ILLINOIS I
GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS DAY OF A,3AD. )55
COUNTY OF KENDALL) COUNTY CLERK: DEBBIE GILLETTE
THIS IS TO CERTIFY THAT I. RONALD D. BAUER,AN ILLINOIS PROFESSIONAL LAND SURVEYOR IN AFORESAID COUNTY ME STATE. NO.
2352. HAVE SURVEYED AND PLATED INTO LOTS THE FOLLOWING PROPERTY AS SHOWN ON ME ATTACHED PLAT:
NoTARr Pu9uc- RECORDER'S CERTIFICATE
BEING A RE-SUBDIVISION E MT H LF LOT ]OF NORTHWEST ION OF PART OF BLOCK 1 OF COUNTRYSIDE TOWNSHIP 37 RAIL RA UNIT NO. , BEING THIRD N510N ME OF PACT OF ME WESTN E OFMENORTXWERWARIER D SECTION 28,TOWOIS BEING DONE RANGE]ELY EAST
DES RIBEDM
PRINCIPAL MERIDIAN IN ME UNITED CITY OF YORKVILLE, KENDAL COUNTY,ILLINOIS BEING AIOREACCURgTELT DESCRIBED ABOVE STATE OF ILLINOIS
ENGINEER'S/OWNER'S CERTIFICATE AS SHOWN BY THE ATTACHED PLAT.WHICH IS A CORRECT REPRESENTATION OF SAID SURVEY AND PLATING. ALL DISTANCES PALE COUNTY OF BROAD-)
STATE OF ILLINOIS) HEREON IN FEET ANDD DECIMALS WITHIN EREO CITY LIMITS E D SHOWN MEASURED BEARINGS
OF TRUE NORM RTH
IFUERCERRFYNATMEPROPERIY
)SS THIS PLAT WAS FILED FOR RECORD IN THE RECORDER'S OFFICE OF KENDAL COUNTY, WNNS ON THIS DAY OF
COUNTY OF KENDALL) ALL MONUMENTS SHOWN HEREON ACTUALLY EXIST OR WILL BE PLACED WITHIN SIX MONTHS AFTER ME DATE OF APPROVAL BY ME 2013.AO. AT O'CLOCK_M.,AND RECORDED IN DOODLE 0 ASWCUMEWNO.
THIS IS TO CERTIFY THAT RICHARD D. BAUER AS ENGINEER AND KENDALL CROSSING LLD.TOME BEST OF OUR KNOWLEDGE CITY COUNCIL, BUT PRIOR TO MY CONVEYANCE OF ME LAND DEPICTED HEREON AGE THAT THEIR LOCATION, SIZE,TYPE AND
AND BELIEF,THE DRAINAGE OF SURFACE WATERS WILL NOT BE CHANGED BYTHE CONSTRUCTION OF SUCH KENDALL CROSSING MATERIALSAREACCURAFELYSXOWN.
PUD OR THAT IF SUCH SURFACE WATER DRAINAGE WILL BE CHANGED,REASONABLE PROVISIONSHINE BEEN MADE FOR I FURTHER CERTIFY THAT THE PROPERTY SHOWN ON THIS PLAT IS NOT LOCATED WITHIN A SPECIAL FLOW HAZARD MEN AS SHOWN COUNTYRECORDER: DESBIEGILETTE
COLLECTION AND DIVERSION OF SUCH SURFACE WATERS INTO PUBLIC AREAS WHICH THESUBDIVIDERHASARIGN TO USE. ON FLOOD INSURANCE RATE MAP NUMBER 17093000370 REVISED FEBRUAI ODMIAND MATALL REGULATORS ENACTED BYTHE
AND THAT SUCH SURFACE WATERS WILL BE PLANNED FOR IN ACCORDANCE WITH GENERALLYACCEPIEO ENGINEERING UNITED CM OF YORKVILLE RELATIVE TO PLATS AND SUBDIVISIONS HAVE BEEN COMPLIED NTH IN THE PREPARATION OF THIS PLAT.
PRACTICES SO AS TO REDUCE THE LIKELIHOOD OF DAMAGE TO THE ADJOINING PROPERTY BECAUSE OF ME CONSTRUCTION OF
KENDALL CROSSING PUG. DATED AT PLACID, ILLINOIS THIS DAY OF 2013 AD.
DATED THIS DAY OF ,2013 AD.
RONALD D.BAUER
ILLINOIS PROFESSIONAL LAND SURVEYOR#2352 RB & ASSOCIATES
REGISTRATION EXPIRES 11-3 0.2 014
ENGINEER 06476 UP. 11 BAUER OWNERS: . BATCLMANAGR)LLC CONSULTING , INC
LIL.#6I D64]69 EXP. ,,JB2B,3 JAMES G. RAT0.5(AIFNAGER) PAGE 4 OF 4 -
Qe ® 4W MAIN STREET DESIGN FIRM#
PLANO , IL 60545 184-004475
(1330) 552-7452 m"Jib-a5soclatesmel
DWG #2012-14318-004 C (FINAL)
Engineering Enterprises, Inc.
1
February 8, 2013
Ms. Krysti Barksdale-Noble
Community Development Director
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Kendall Crossing- Final Plat Review
United City of Yorkville, Kendall County, Illinois
Dear Krysti:
We are in receipt of the Final Plat received February 5, 2013 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:
1. The following items need to added to the plat:
• Per state statute, it is a requirement to state the basis of the bearings.
• The building setback lines need to be labeled as such on all sheets.
• Lot numbers need to be provided
• A subdivision area table is required.
• Adjacent street widths need to be dimensioned.
• The west line of the lot with and acreage of 2.0769 needs to be dimensioned.
• The south line of the subdivision with a bearing of N85°53'04"W needs to be
dimensioned with a measured bearing and distance.
• The Point of Commencement and the Point of Beginning need to be labeled.
• Per Section 7.10.02 of Subdivision Control Ordinance, rear and side yard easements (5'
min.) are required.
• For the purpose of assigning addresses, we recommend proposed street names be
provided.
2. The legal description needs to use measured distances and bearings in lieu of record distances and
bearings.
3. The easements currently labeled as PUE need to be referenced as Public Utility and Drainage
Easements (PU&DE).
Road,52 Wheeler Sugar Grove, 60554 • 1 466-6700 • 1 466-6701 fax — www.eeiw'• •
Ms. Krysti Barksdale-Noble
February 8, 2013
Page 2 of 3
4. The minimum radius at right-of-way intersections is 25'. The plat currently shows 20' radii.
5. All dimensions are to be to the hundredth of a foot. Currently there are radii that are only to the
nearest foot.
6. There are several existing and proposed utilities within the project limits; therefore:
• All existing easements need to be shown and dimensioned on the plat.
• An easement needs to be provided for any existing utility currently not within an
easement.
• All proposed utilities need to be placed in an easement with the exception of the
privately owned and maintained storm sewer.
In order to ensure that all utilities are properly located in an easement, we recommend an exhibit be
provided showing all existing and proposed utilities and their respective easements.
7. The City's weather warning siren located within the Route 47 right-of-way at the southeast corner of
the Kendall Crossing project limits will require relocation due to the Route 47 improvements. The
City's desire is to relocate the siren immediately west onto the subject property and within the
proposed 15' PU&DE. The siren should be included on the above referenced exhibit.
8. The proposed easement encompassing the existing 48" storm sewer should be a minimum of 20' in
width.
9. The proposed easements encompassing proposed water main should be a minimum of 15' in width.
The easement should be not be centered on the water main itself, rather off-set (centerline of water
main 5' off of easement limit).
10. If the perpetual easement (to cut and/or fill slopes) is no longer needed or benefitting the owners of
the McDonalds Subdivision it should be extinguished by a separated document and removed from
the plat.
11. In regards to the area labeled "Reserved for Common Access", we offer the following:
• Additionally label as a PU&DE to account for the proposed and existing utilities.
• In order to clarify who will own, maintain and has rights to the common access area we
recommend that the area be become a lot.
• The proposed roads shown on the improvement plans as "Theater Road" and "Service
Road" should be included in the above.
• Access easement provisions need to be added to the plat.
12. An access agreement or easement will be required in order to ensure continual use of existing
ingress/egress points by adjacent property owners which currently have access to the proposed
"Common Access" area.
13. The correct certificates need to be used. The correct certificates will be forwarded to the surveyor.
14. The Engineer's/Owner's Certificate in not needed on the plat, rather it belongs on a Drainage
Overlay.
15. Per section 6.03.02 of the Subdivision Control Ordinance, the plat will need to be submitted in
digital format to the City on NAD27 Illinois State Plane, East Zone, US Foot (IL-E).
G:\Public\Yorkville\2012\YO1220-DR Kendall Crossing\Dots\I coy Final Plat Review 01.doc
Ms. Krysti Barksdale-Noble
February 8, 2013
Page 3 of 3
16. Upon completion of the Final Engineering plan review, additional comments regarding the plat may
be warranted.
The developer should provide the requested information and make the necessary revisions and submit
two (2) sets of plats for further review. If you have any questions or if you require additional information,
please feel free to contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
c
Bradley P.`S nderson, P.E.
Vice President
BPS/mgs/jam
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
JAM, JWF, EEI
G:\Public\Yorkville\2012\Y01220-DR Kendall Crossing\Dots\I coy Final Plat Review 01.doc
q �i
November 20, 2012
Ms. Krysti Barksdale-Noble
Community Development Director
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Kendall Crossing
Preliminary and Final PUD Engineering Plan Review
United City of Yorkville, Kendall County, Illinois
Dear Krysti:
We are in receipt of the preliminary plat dated November 7, 2012, final engineering plans and final plat
dated November 8, 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:
Preliminary Plat Review
1. A legal description should be added to the first sheet of the plat.
2. A site data table should be added including the pertinent items noted in the PUD Ordinance. The
parking stall dimensions should be provided in the site data table.
3. The lots should also depict building footprints and dimensioned setbacks. Information regarding
purpose/use and height of buildings should also be provided.
4. The existing zoning and land use of adjacent property within 500' of all sides of the site should be
noted.
5. There appears to be several existing easements within the proposed development. The text is
illegible. The existing easements need to be depicted clearer.
6. The developer should provide comment on the intentions of the proposed easement that traverses
through the middle of several lots. Proposed easements need to be clearly defined.
Road,52 Wheeler Sugar Grove, 60554 • 1 466-6700 • 1 466-6701 fax — www.eeiw'• •
Ms. Krysti Barksdale-Noble
November 20, 2012
Page 2of3
7. Detailed topography of the intersections of the interior streets with Countryside and Center Parkway
should be provided.
8. A better understanding of how the proposed development will maintain or not maintain access
points with neighboring lots should be provided.
9. Existing water main should be shown.
10. Soil borings should be submitted for review.
11. Any proposed loading areas should be identified on the plans.
12. It is unclear whether the sheets labeled Topographic Survey are a continuation of the preliminary
plat. If so, there titles should be changed.
13. A preliminary engineering plan has not been submitted, rather the petitioner is moving
immediately to final engineering.
Final Engineering
14. A storm water management report needs to be submitted.
15. A traffic study needs to be submitted.
16. The plans are generally incomplete; therefore we are only able to offer a partial review.
17. The City's construction notes for water main construction and YBSD's notes for sanitary sewer
construction need to be added to the plans.
18. Detailed proposed grading needs to be provided.
19. Lot lines and property lines need to be shown on the plan sheets.
20. Roadway widths need to be dimensioned.
21. The amount of proposed storm sewer inlets within the parking areas appear to be inadequate.
Please note that a maximum of six inches is allowed for ponding with a 10-year design storm.
22. Rims and inverts of existing and proposed utilities need to be shown.
23. The existing water main and sanitary sewer are in poor condition. The replacement of this
infrastructure should be discussed.
24. All appropriate utility permit applications need to be submitted for review.
25. Appropriate details need to be added to the plans.
26. The final engineering plans need to be submitted to IDOT for review and comment. Any comments
from IDOT should be provided to the City.
Ms. Krysti Barksdale-Noble
November 20, 2012
Page 3 of 3
27. The plans need to be submitted to YBSD for review. Please forward their comments to us upon
receipt.
28. A clean version of the photometric plan needs to be submitted. The version that was provided is
difficult to read. As required by City ordinance, a minimum average of 2.0 foot-candles, as
measured across the entire parking lot and a maximum of 1.0 foot-candles measured at the
adjoining property lines must be met.
29. A cost estimate for the proposed improvements needs to be provided.
30. A proposed construction schedule needs to be provided.
Final Plat Review
31. The minimum font size should be 8 pt. Currently, numerous items are difficult to read.
32. The Public Utilities and City Collector's certificates should be removed.
33. The City Utility Easement provisions are incorrect and should be replaced with the Public Utility
language.
34. The private utility easement provisions are shown on both sheets; one should be removed.
35. Building setback lines need to be shown.
36. Provisions for access easements need to be provided.
37. The widths of adjacent right-of-ways need to be shown.
The developer should provide the requested information and make the necessary revisions and submit
two (2) sets of plans for further review. If you have any questions or if you require additional
information, please feel free to contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
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
JAM, JWF, EEI
\\MILKYWAY\EEI_Storage\Docs\Public\Yorkville\2012\Y01220-DR Kendall Crossing\Dots\I coy Review.doc
o Memorandum
EST. -� 9836 To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
d� C-1 20 Brad Sanderson, EEI, City Engineer
Kendal C.."
<L E �w Date: December 7,2012
Subject: PC 2012-11 Kendall Crossing PUD—Preliminary&Final Plat
Petitioner Reguest/Background:
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 11 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
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
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:
Proposed Use Site Area
Lot 1 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
Parking
The following parking information 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
Total Provided 411 Spaces
Utilities
The property is currently serviced by public utilities, as there is existing water, storm 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
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
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 watermain,
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.
The construction schedule for Phase 2 of the Kendall Crossing PUD will largely depend on the
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 permit 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:
• 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.
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
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 firmed up, the fine tuning and specific features of the site plan, including landscaping,
cannot be committed to at this time in the form 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
comments by the City Engineer on a letter dated December 7, 2012 and staff comments provided in a
memorandum dated December 7, 2012.
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
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)...
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.
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2012-11
NOTICE IS HEREWITH GIVEN THAT James Ratos, Petitioner, has filed an application with
the United City of Yorkville, Kendall County, Illinois, requesting Preliminary and Final Plat
approval of a Planned Unit Development(PUD)to be known as Kendall Crossing for the purpose
of resubdividing the property into four (4) parcels inclusive of a new 38,500 square foot cinema
complex. The real property consists of approximately 18.5 acres 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.
The legal description is as follows:
THAT PART OF LOT 7 OF THE RESUBDIVISION OF PART OF BLOCK 1 OF
COUNTRYSIDE CENTER UNIT NO. 1 IN THE UNITED CITY OF YORKVILLE,
KENDALL COUNTY, ILLINOIS ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT NUMBER 79-1982 BEING DESCRIBED BY
COMMENCING AT THE SOUTHEAST CORNER OF SAID LOT 7; THENCE
NORTH 04 DEGREES 45 MINUTES 00 SECONDS EAST ALONG THE EAST LINE
OF SAID LOT 7, ALSO BEING THE WESTERLY RIGHT OF WAY LINE OF
ILLINOIS ROUTE NO. 47,A DISTANCE OF 90.00 FEET FOR THE POINT OF
BEGINNING; THENCE NORTH 80 DEGREES 58 MINUTES 11 SECONDS WEST
PARALLEL WITH THE SOUTHERLY LINE OF SAID LOT 7, A DISTANCE OF
140.35 FEET; THENCE SOUTH 70 DEGREES 02 MINUTES 01 SECONDS WEST, A
DISTANCE OF 185.14 FEET TO A POINT OF BEND IN SAID LOT 7; THENCE
SOUTH 04 DEGREES 45 MINUTES 00 SECONDS WEST ALONG THE
SOUTHEASTERLY LINE OF SAID LOT 7,A DISTANCE OF 14.60 FEET; THENCE
NORTH 85 DEGREES 15 MINUTES 00 SECONDS WEST A DISTANCE OF 217.92
FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT 7; THENCE NORTH
00 DEGREES 18 MINUTES 59 SECONDS EAST ALONG SAID WESTERLY LINE,
A DISTANCE OF 82.75 FEET TO A POINT OF BEND IN SAID LOT 7; THENCE
SOUTH 89 DEGREES 16 MINUTES I I SECONDS WEST ALONG THE
SOUTHERLY LINE OF SAID LOT 7, A DISTANCE OF 216.95 FEET TO THE
SOUTHEAST CORNER OF LOT 2 OF SAID RESUBDIVISION; THENCE NORTH
00 DEGREES 43 MINUTES 49 SECONDS WEST ALONG THE EAST LINE OF
SAID LOT 2, A DISTANCE OF 94.00 FEET TO A POINT OF BEND IN SAID LOT 2;
THENCE NORTH 06 DEGREES 56 MINUTES 00 SECONDS EAST ALONG SAID
EAST LINE OF LOT 2, A DISTANCE OF 175.56 FEET TO A POINT; THENCE
WESTERLY ALONG A NON TANGENT CURVE TO THE LEFT HAVING A
RADIUS OF 32.0 FEET, A DISTANCE OF 32.42 FEET TO THE POINT OF
TANGENT OF SAID CURVE; THENCE SOUTH 74 DEGREES 06 MINUTES 09
SECONDS WEST ALONG SAID TANGENT 214.64 FEET TO THE NORTHWEST
CORNER OF SAID LOT 2; THENCE NORTHWESTERLY ALONG THE WEST
LINE OF SAID LOT 7 BEING ALONG A CURVE TO THE LEFT HAVING A
RADIUS OF 1275.00 FEET, A DISTANCE OF 377.77 FEET TO THE POINT OF
TANGENT OF SAID CURVE; THENCE NORTH 30 DEGREES 09 MINUTES 10
SECONDS WEST ALONG SAID TANGENT AND THE WEST LINE OF SAID
LOT 7, A DISTANCE OF 44.10 FEET TO THE SOUTHWEST CORNER OF LOT 3
OF SAID RESUBDIVISION; THENCE NORTH 70 DEGREES 01 MINUTES 26
SECONDS EAST ALONG THE SOUTH LINE OF SAID LOT 3, A DISTANCE OF
276.04 FEET TO THE SOUTHEAST CORNER OF SAID LOT 3; THENCE
NORTHEAST ALONG A NON TANGENT CURVE HAVING A RADIUS OF 60.00
FEET, A DISTANCE OF 59.49 FEET TO THE POINT OF TANGENT AS SHOWN
ON SAID RESUBDIVISION PLAT; THENCE NORTH 69 DEGREES 56 MINUTES
04 SECONDS EAST ALONG SAID TANGENT AND THE SOUTH LINE OF LOTS 4
AND 5 OF SAID RESUBDIVISION 317.47 FEET TO A POINT OF CURVATURE OF
A CURVE TO THE LEFT HAVING A RADIUS OF 25.00 FEET; THENCE
NORTHEASTERLY ALONG SAID CURVE A DISTANCE OF 41.53 FEET TO THE
POINT OF TANGENT OF SAID CURVE BEING THE EASTERLY LINE OF SAID
LOT 5; THENCE NORTH 25 DEGREES 14 MINUTES 40 SECONDS WEST ALONG
SAID EASTERLY LINE OF LOT 5, A DISTANCE OF 159.35 FEET TO THE
NORTHEAST CORNER THEREOF; THENCE EASTERLY ALONG A CURVE TO
THE RIGHT HAVING A RADIUS OF 2625.00 FEET,A DISTANCE OF 71.43 FEET
TO THE NORTHWEST CORNER OF LOT 6 OF SAID RESUBDIVISION; THENCE
SOUTHEASTERLY ALONG THE WESTERLY LINE OF SAID LOT 6 BEING
ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 40.00 FEET, A
DISTANCE OF 19.49 FEET TO A POINT OF REVERSE CURVATURE; THENCE
SOUTHEASTERLY ALONG SAID WESTERLY LINE OF SAID LOT 6 BEING
ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 2352.00 FEET, A
DISTANCE OF 191.23 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6;
THENCE NORTH 70 DEGREES 01 MINUTES 03 SECONDS WEST ALONG THE
SOUTH LINE OF SAID LOT 6, A DISTANCE OF 210.06 FEET TO A POINT OF
BEND IN SAID LOT 6; THENCE SOUTH 19 DEGREES 57 MINUTES 46 SECONDS
EAST ALONG THE SOUTHWESTERLY LINE OF SAID LOT 6 AND SAID LINE
BEING EXTENDED SOUTHERLY, A DISTANCE OF 445.80 FEET; THENCE
NORTH 70 DEGREES 02 MINUTES 14 SECONDS EAST, A DISTANCE OF 141.82
FEET TO A POINT ON THE EAST LINE OF SAID LOT 7; THENCE SOUTH 04
DEGREES 45 MINUTEES 00 SECONDS WEST ALONG SAID EAST LINE OF
LOT 7, A DISTANCE OF 589.06 FEET TO THE POINT OF BEGINNING
CONTAINING 17.7416 ACRES MORE OR LESS IN THE UNITED CITY OF
YORKVILLE, KENDALL COUNTY, ILLINOIS.
P.I.N.#02-28-104-015
The proposed Preliminary and Final Plat of Subdivision application materials are on file with the
City Clerk.
NOTICE IS HEREWITH GIVEN THAT the Plan Commission for the United City of Yorkville
will conduct a public hearing on said application on Wednesday, December 12, 2012 at 7 p.m. at
the United City of Yorkville City Council Chambers, 800 Game Farm Road, Yorkville, Illinois,
60560.
The public hearing may be continued from time to time without further notice being published.
All interested parties are invited to attend the public hearing and will be given an opportunity to
be heard. Any written comments should be addressed to the United City of Yorkville City Clerk,
City Hall, 800 Game Farm Road, Yorkville, Illinois, and will be accepted up to the date of the
public hearing.
By order of the Corporate Authorities of the United City of Yorkville,Kendall County,Illinois.
BETH WARREN
City Clerk
By: Lisa Pickering
Deputy Clerk
���° c'r Memorandum
-0 To: Plan Commission
EST. 1` 1836 From: Krysti J. Barksdale-Noble, Community Development Director
o CC: Bart Olson, City Administrator
a]I C Date: February 8, 2013
°� Kendae counTy ��
Subject: City Council Action Updates
<kE
Purpose
The purpose of this memorandum is to provide the Plan Commission with an update on the action
taken by the City Council on the items recently presented to and recommended by the Plan Commission at
their previous meeting.
City Council Action:
The City Council reviewed the Plan Commission's recommendation regarding the following items
during their meetings held on January 8, 2013 and January 22, 2013, respectively, and unanimously
supported the proposed request for Kendall Crossing PUD Preliminary Plat and Salek Subdivision of
Lion's Pool Final Plat of Subdivision as indicated in their votes below:
• PC 2012-11 James G. Ratos (Kendall Crossing, LLC)—Resolution approving Preliminary Plat for
the Kendall Crossing Planned Unit Development (PUD) fora 38,500 square foot cinema
complex and various outlots.
Colosimo-aye; Koch-aye; Milschewski-aye; Kot-aye; Munns-aye; Funkhouser-aye; Spears-
aye; Teeling-aye.
8 ayes; 0 nays; 0 abstentions
• PC 2013-01 Kyle and Kelly Salek — Ordinance approving Final Plat of Subdivision for the
resubdivision of a 3-acre property located at 512 E. Main Street into three (3) one-acre lots zoned
R-1 One Family Residence District.
Colosimo-aye; Koch-aye; Milschewski-aye; Kot-aye; Munns-aye; Funkhouser-aye; Spears-
aye; Teeling-aye.
8 ayes; 0 nays; 0 abstentions
For your reference, attached are copies of the approval resolution and ordinance.
1
i
i
Resolution No . 2013mil,
A RESOLUTION OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,
AP-PROVING THE KENDALL CROSSING PUD PRELIMINARY PLAT J
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 I
Illinois of 1970 and the laws of the State ,, and
WHEREAS , Kendall Crossing, LLC the "Petitioner") has filed an a-pplication for
Preliminary Plat approval of the Kendall Crossing Planned Unit Development for the purpose of �1
to resubdividing 18 . 5 - acre property into seven (7) lots inclusive the approximately 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 I I of the Yorkville Subdivision Control Ordinance and made a recommendation to the
Mayor and City Council ("the Corporate Authorities") for approval of the resubdi' visi" on 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 .
i
NOW, THEREFORE , BE IT RESOLVED, by t he Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois , as follows :
Sectioit 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 .
Passed I y the Mayor and City Council of the United City of Yorkville, Kendall County,
Illinois this day of
ve-
CITY CLERK �
Resolution No . 2013 - C)oZ
Page
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ROSE ANN SPEARS I DIANE TEELfNG
KEN KOCH JACKIE MILSCHEWSKI
CARLO COLOSIMO MARTY M
Air Ir
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CHRIS FUNKHOUSER LARRY KOT
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois , this
day of A nl U4 R y 20131F
MAYO f
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Resolution No . 2013 - C)c
Page 2
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* Kryst *1 Barksdale-oNoble
Commun 'ity De or
Un 'Ited C *Ity of Yorkv*111e
800 Game Farm Road
Yorkv'I' lle , II
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e .w Kendall Crossing
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f inary and Final PUD Engineering Plan Rew*ew
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Unt'Pted Ci*ty of Yorkville, Kendall County, Il
Dear r
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We are in receipt of the Preli• }
inary plat dated De
above referenced project , Our review of these plans generally deter ine their compl '
iance
local ord 'inances and whether the improvements w'1' 11 conform existing lo
ot re
review ieve
This re ire
ieei actice ee ri rises c ,
codes , ions are acc '
assurance r view we can assume
review is not intended as a i }
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i -i' lli'ty for deslignerrors r omissions i
respons " b the plans ,, As such , we offer the following co ments ..
Preliminary lat
1 . A s 'ite data table has been added , but 'it does not include
Ord 'i' nance . It should be noted that they are rove ing spaces that what was approve
developer agreementl
2 ,, According to the PUD ord *inance , the lots should also in
depict bui'
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setbacks . The proposed setbacks are shown . Infor ation ra ing purpo and height of
bu 'i' ld 'ings s ould also be provided .
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3 ., Deta "lled review of the proposed ease ents w" 11 be pr
* engineering review .
0 t ' large d "
IZI � e sewer
4 . The proposed easement over the exis ing
traverses several
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nee s to be a mi' n4imu of The exact w'lwdth needed w'111 be determined dur'ing f'inal engineering
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Ms . K 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.
640 Comments from IDOT an the P ro P osed right- in/right-out need to be provided .
7 :0 A preliminary engineering P
Ian has not been submitted , rather the petitioner is moving
immediately to finale ngineering .
If you have any questions or if you require additional information , please contact our office .,
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Sincerely ,
ENGINEERING ENT ERPRISES , INC .
Bradley P . Sanderson , P . E .
Vice President
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pc : Mr . Bart Olson , City Administrator
M 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
JAM , JWF , EEI
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Ge,\Publ*lc\Yorkville\2012\YO1220-DR Kendall CrossingTocs\l coy Review02.doc
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C / Ty
� o Memorandum
a `4
EST.
-� � 1836 To : Plan Commission
..��� From : Krysti J . Barksdale-Noble, Community Development Director
CC : Bart Olson, City Administrator �
�1 C Ceti sem �4 Brad Sanderson, EEI, City Engineer
Date : December 7 , 2012
< < E Subject : PC 2012- 11 Kendall Crossing PUD — Preliminary & Final Plat
i
Petitioner Request/Background :
As the Plan Commission will recall , the Petitioner, James G. Ratos (Kendall Crossing LLC) , was
recently granted approval of a Special Use Pen-ni' t for a Planned Unit Development (PUD) on the property
for the Kendall Crossing development (forinerl Y Coa�nh yside 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 o ff-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 - 1 1 -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 j
Engineer .
The Petitioner is now requesting recommendation for Preliminary and Final Plat approval from
the Plan Commission ,,
Proposed Preliminaryplat .,
The overall Kendall Crossing development has a total land area of approximately 17 . 74 acres
resubdivi' ded into seven (7) parcels . As illustrated on the attached Preliminary Plat for the Kendall
Crossing PUD , Lot 1 of the resubdivi' ded 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 1" nfonnation regarding the proposed Kendall Crossing PUD , as provided on
the Preliminary Plat :.
Pts OP osed Use Site Area
Lot 1 Cinema Complex 7. 0586 acres
Lot2 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 Diives 2, 8632' acres '
TOTAL PROPERTY 17. 7417 acres
Pat*killg
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The following parking information provided by the Petitioner on the site data table on page 3 of
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the Preliminary Plate,
Parking Spaces
Ordinance Requires 577 Regular 8 . 5 ' Y20 '
Provided 402 Regular 8 . 5 ' x20 '
Ordinance Requires 12 Handicap 16 ' x20 ' i
Provided 9 Handicap 17 ' x20 '
Total Required 577 Spaces j
Total Provided 411 Spaces
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Utilities �
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The property is currently serviced by public utilities , as there is existing water, stone 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 .
Roadilvays j
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 si' gnage and landscaping. The Petitioner will
execute across-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 (1" , 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 j ust 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 D eve lopin en t 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 waten-nai* n,
sanitary and stone sewers serving the area . Additional construction in this phase will also consist of i
installing the learn parkway road , the parking and roadway surrounding the movie theater on the east and 1
west sides of Lot 1 northerly towards Countryside Parkway and the new n" ght-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 I5 ,
2013 's
The construction schedule for Phase 2 of the Kendall Crossing PUD will largely depend on the
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 Continents
In addition to planning and various departmental staff, the ro p posed 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 Petitione o r 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 :
i
• An overall Preliminary Plat which fits onto a single page should be provided , and additional
detail sheets (if needed) maybe included .
• The site data table included on the Preliminary Plat does not include all the detail as required b
y
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 i" n
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 P arkin 9 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 . �
1
Proposed Final Plat : �
The proposed Final Plat has been reviewed by the City ' s engineering consultant EEI, for j
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 !
i
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 a
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 form 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 i*ecoynntends approval of the requested Pivelinti"naiT Plat sub "ect to
continents hv the City EnLineetv on u letter dated Deceinbete 7, 2012 and staff coninients pl•ovided t"n a
nietnot4anditin dated Deceinbets 7, 2012.
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Proposed Motion .,
In consi(letqation of testiniany presented (1utsi'ng u Public Heat4t*ng on Deceinbeto 12, 2012 and i
discussions conducted at that ineeting, the Plan Conintission i,,econiinends approval to the City Council
of a request for Pioe1iint*naiY Plat up pf•ovul fois the Kendall Ci4oss1*11g PUD, as ptoesented by the
PetitPetitioner in. u site plait pi-cepatted by RB & Associates Consulting I,vic. dated December 6, 2012, subject
to i4evteiv connnentsprepai4ed b Y the City 's Engineetging Consultant, EEI, in a letter, dated Deceinbets 7,
2012 t*n addition to staff teconintendations provided in a ineinorandunt dated Deceynbei 7, 2012 and
fu rtlter� sr[bject to {insert any �r �lditinnrr! conditio�ts of fli e Plan Coinnussionj . . .
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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 2 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. s
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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STATE OF ILLINOIS )
Ss.
COUNTY OF KENDALL )
ORDINANCE No.
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,
ILLINOIS,APPROVING THE SALEK SUBDIVISION OF LION'S POOL
FINAL PLAT OF SUBDIVISION
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, Kyle and Kelly Salek (the "Petitioner") have filed an application and
petition for approval of the Salek Subdivision of Lion's Pool Final Plat of Subdivision for the
subdivision of an approximately three acre property located at 512 East Main Street on the
southwest corner of East Main Street and Bruell Street into three (3) lots for one-family
residences; and,
WHEREAS, the Plan Commission convened and held a public hearing on the 9th day of
January, 2013, to consider the Salek Subdivision of Lion's Pool Final Plat of Subdivision 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 subdivision and the
Salek Subdivision of Lion's Pool Final Plat of Subdivision.
NOW, THEREFORE, BE IT ORDAINED by the 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 Salek Subdivision of Lion's
Pool Final Plat of Subdivision for the property legally described on Exhibit A, attached hereto
and made a part hereof by reference, with Property Index Number of ,
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prepared by Todd Surveying date stamped January 3, 2013 by the Community Development
Department attached hereto and made a part hereof as Exhibit B, and authorize the Mayor, City
Clerk, City Administrator and City Engineer to execute said Plat.
Section 3. That the City Clerk is hereby authorized pursuant to Section 11-2-3.1-1 of the
Yorkville Subdivision Control Ordinance to file a copy of this ordinance and the Salek
Subdivision of Lion's Pool Final Plat of Subdivision with the Kendall County Recorder of Deeds
within 30 days from the date of the approval of this Ordinance.
Section 4. This Ordinance shall be in full force and effect upon its passage, approval, and
publication as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
day of , A.D. 2013.
CITY CLERK
ROSE ANN SPEARS DIANE TEELING
KEN KOCH JACKIE MILSCHEWSKI
CARLO COLOSIMO MARTY MUNNS
CHRISTOPHER FUNKHOUSER LARRY KOT
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this _
day of 2013.
MAYOR
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EXHIBIT A
Legal Description
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