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Plan Council Packet 2008 06-26-08 t.coo cir o United City of Yorkville ill '" 800 Game Farm Road NI EST. t: 1836 Yorkville, Illinois 60560 ,� Telephone: 630-553-4350 09 ill - p Fax: 630-553-7575 4CE0 PLAN COUNCIL AGENDA Thursday June 26,2008 9:00 a.m. CITY CONFERENCE ROOM Revised 6/25/08 8:45 a.m. Staff Meeting 1. May 22 , 2008 Minutes for Approval/Corrections 2. 9:00 AM PC 2008-18 Heartland Center Special Use Drive Through fO C��o United City of Yorkville i `;,•., '" 800 Game Farm Road EST "` '1836 Yorkville, Illinois 60560 �`= Telephone: 630-553-4350 9� m p Fax: 630-553-7575 ....sw `t, '74CE wN1 PLAN COUNCIL AGENDA Thursday June 26,2008 9:00 a.m. CITY CONFERENCE ROOM 8:45 a.m. Staff Meeting 1. May 22 , 2008 Minutes for Approval/Corrections 2. 9:00 AM PC 2008-16 Devick-Larson Property Annexation&Zoning 3. 9:30 AM PC2008-18 Heartland Center Special Use Drive Through Plan Council May 22,2008 Attendees: Joe Wywrot, City Engineer Charles Wunder, Urban Planner Stephanie Boettcher, Sr. Planner Jackie Dearborn, Civil Engineer Anna Kurtzman, Zoning Coordinator Bart Miller, Asst. City Administrator Travis Miller, Dir. Of Comm. Development Sgt. Don Schwartzkopf, Yorkville Police Dave Mogle, Dir. of Parks &Recreation Bill Dunn, EEI Guests: Mason Oliver, HRM Properties Harold Oliver, HRM Properties Jim Koziol, Koziol Engineering Dan Kramer, Kramer Law Offices Gregg Ingemunson, Attorney Tony Zangler, Petitioner Craig Duy, Smith Engineering The meeting was called to order at 9:05 am by Joe Wywrot. April 24 minutes were approved as written. Cannonball Trails—Amendment to PUD The petitioner seeks an amendment to the PUD with changes to the site plan and end users. The gas station, service station, and drive through facility should go through the special use permitting process. The gas service station would not be in compliance with operation hours between 6 AM and 12 PM. The site plan is proposing three signs, which is not compliant with original agreement language. Ms. Boettcher also is asking for additional landscaping at the northern and eastern areas of the parcel. According to the zoning ordinance, the commercial driveway north of Rt. 34 should be a minimum of 200' to the nearest intersecting street right-of-way, which is not on the plan. Ms. Kurtzman stated that section 8B of the agreement may need to be amended, if the 400' separation between building and northern lot line is not met and if the minimum parking lot setback of 45 feet from Rt. 34 right of way line is not met. She will be commenting to the petitioner regarding the facade exhibit. Per the petitioner, these lots will be subdivided. • A sign program will be provided as part of the PUD agreement. Harold Oliver will present Ms. Kurtzman with data on current childcare facilities, in regards to their locations, square footage of operations, and parking lot spaces needed. The Illinois Accessibility Code will be followed per the petitioners' okay. Bill Dunn stated his concern that there be a deceleration lane for traffic traveling south on Cannonball Trail to Rt. 34. Ingress and egress should not be in conflict with internal intersecting circulation drives. He suggested that traffic should dead end by the east end of the parking bay and "dead end" signage should be placed in these areas. Mr. Dunn needs to see the amenities in the southwest easements, to make sure no amenities are potentially in the easement areas. He would like to see the storm water analysis and does not know, for certain, the value in the northeastern detention basin. 1 The site plan dated 4-22-08 proposes two hundred feet when measured from driveway edge to the nearest intersecting street right of way line. The first commercial driveway going north from Route 34 is only 185', which is not in compliance with Zoning ordinance 10-11-3. Staff is proposing a right in/right out at the northern most entrance to Cannonball Trails. A cross access easement onto the adjacent property to the east should be provided by the petitioner. Setback issues for gas station underground tanks should be addressed. The petitioner is proposing an eat-out area for the restaurant in the retail center. Reciprocating parking over all lots is also to be addressed by petitioner. The 231.90 ` strip of land on the west side of the proposed kinder care will be dedicated to the city. A re-submittal will be submitted by May 29. This will be presented at the June 11 plan commission. Zangler Woods Subdivision—Preliminary/Final Plat This property is being annexed to the city. Staff will put a provision in the annexation agreement stating, for zoning purposes that the north boundary of Lot 2 will be for establishing the setback lines. This will be clarified in the plan commission staff report. An existing 30 foot easement has been dedicated (one edge along west property line) and a note states the 10 foot easement has been granted—which is already within the boundaries of the agreement. There is no additional room in this easement, and Joe seeks an additional 10 feet of easement immediately to the east. The east west easement should be shifted further to the south—30 feet. Standard"city" easement language should be used. Quinsy Lane homeowners would like to have city water, because their wells are drying up. Mr. Wywrot stated a thirty feet easement would be adequate to drop water and sanitary pipes into the ground. The city will create documentation and dimensions for the easement. The term would expire Sept. 1, 2009 after the execution of the annexation agreement. The petitioner wishes to have pool and the 10 foot easement will be on either side of the pool and the house. Mr. Wywrot will look at plat of survey and the topography of the property. This will help Mr. Wywrot and the petitioner come to an agreement for placement of the easement. Mr. Ingemunson asked about the 5' typical easement along the southern most boundary of the property. The petitioner hopes to put a pier along the river, and staff is not opposed to having a pier built here. This will go to the Plan Commission on June 11. Prairie Pointe Lot 2 Subdivision—Preliminary/Final Plat Ms. Boettcher would like a location map for the plan commission packet. The petitioner will be adding parking lot setbacks along McHugh Rd. and Countryside Parkway. 2 The petitioner does not know what will be proposed for Lot 2. Mr. Wywrot does not know where easements should be located with no site plans. It may be necessary to dedicate the easements at the time of site plan approval. Blanket easements were suggested by Ms. Kurtzman. Credit may be established for off site parking. Without site plans, this would have to be considered a stand alone lot or revising the access points, which could eliminate some parking spots needed. The dumpster placement could perhaps eliminate additional parking spaces. Minimum parking must be provided for, cross parking agreements or a blanket easement should be available, or a variance should be applied for. The petitioner will depict a front yard along the southern lot line of Lot 2, but in doing so,the plan commission/city council will need to grant a waiver of the subdivision control ordinance. Staff is ok with this recommendation. Staff suggested a supplemental site plan showing access to Lot 2. This will be submitted by May 29. This will be at Plan Commission on June 11. Betzwiser—Final Plat Staff discussed the final plat of Subdivision prepared by EEI, for the Betzwiser property. It is in the Fox Industrial Park off Wolf and Badger Streets. This item will be at the June 11 Plan Commission for consideration. Minutes submitted by Annette Williams 3 ,��° e'T�- United City of Yorkville � � o ' ► i , i' 800 Game Farm Road ESLeki 11"*36 Yorkville, Illinois 60560 ''- s2 Telephone: 630-553-4350 ���'�cE�,.�� Fax: 630-553-7575 PC# APPLICATION & PETITION ANNEXATION, PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE REQUEST Development Name: Devick-Larson Property Date of Submission: Requesting: [ Annexation PfZoning [] Planned Unit Development 0 Special Use: 1. Name of Petitioner(s): Bruce Devick and Denice Larson Address: 10801 W. HelrIEr Pd., Newark, IL 60541 / 1113 Michael Dr., Morris, IL 60540 Phone Number: 815-695-5432 / 815-942-5559 Fax Number: Email Address: meglaubru@yahoo.com (Bruce Devick) Relationship of Petitioner(s)to subject property: KOwner [] Developer [] Contract Purchaser 2. Name of holder of legal title, if different from#1: Same as above If legal title is held in a Land Trust, list the names of all holders of any beneficial interest therein: N/A 3. a). (i). Street address and physical location of subject property: 12991 Walker Road, Yorkville, Illinois 60560 (ii). Zoning of surrounding parcels: North: A-1, Agriculture e. South: A-1, Agriculture East: A-1, Agriculture West: Residential b). Legal description of property; attach as Exhibit"A". c). Total Acreage: 160 (80 acres each) d). Kendall County Parcel Number(s)of property: 04-24-300-001 and 04-24-300-002 e). Current Zoning Classification: A-1, Agricultural f). Zoning Classification Requested: R-1, Residential g). Is this property within City limits? Yes X No, requesting annexation Page 1 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 4. Names and addresses of any adjoining or contiguous landowners and landowners within 500' entitled to notice of petition under any applicable City ordinance or State Statute: Attach a separate list and label as Exhibit"B". 5. List all governmental entities or agencies required to receive notice under Illinois law: Newark rl'U, Kendall Chty, Kadall Cnty Forest Preserve, Jr. College 516, Sd-nol Dist (U-115 School Dist 66, Jr. Collie 525, Sd-lool Dist. 18, Fox Tonshi.p,._Fox Road Dist., CB Phillips Library 6. List the Illinois Business Tax Number(IBT#)for the State of Illinois and names of businesses located on subject property to be annexed: I bne 7. Does a flood plain exist on the subject property? ND 8. Do Electors reside on the subject property? Yes If so, they must execute this petition to annex. (Electors as defined by Illinois Law is a resident of the parcel who is a registered voter. Legal owners of the annexing parcel must sign the petition regardless of place of residence or legal voting status.) 9. Contact Information: Name, address, phone number,fax number, and email address of person to whom inquiries regarding this petition may be directed: Attorney: Name: Patrick M. Kinnally Address: 2114 Deerpath Road, Aurora, Illinois 60506 Phone Number: 630/907-0909 Fax Number: 630/907-0913 Email Address: pkinnally@kfkllaw.com Engineer: Name: N/A Address: Phone Number: Fax Number: Email Address: Land Planner: Name: N/A Address: Phone Number: Fax Number: Email Address: Page 2 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 Jun 18 08 01 : 12p p. 3 b N I t3Y: KINALLY I-LAHEH I Y KHEN I L & LUHAN; 010913; ! JUN-113-0- I U:UZAM; PAUL 2/3 is i 10. Submit the following to the Deputy Cl rk in order t• be scheduled for the ne.-ssary committee meetings. An incomplete ubmittal GO .Id delay the scheduling of !our project. a. Original application with legal escriptior •lus 40 copies. b. Appropriate filing fee (Please efer to pagje!4 of this application to"Pe 'tioner Route, Step 1, Fees" and/or contact tje Deputy C erk:for vergfication of this -1 oust). I c. Concept or Preliminary Site. Ian: 40 set-;folded to ft In a 10"x 13" •nvelope. d. One CD containing ore ele tronlccoa j(pdf) of a;ch of the signI•d application (complete with exhibits)and site plan: In witness whereof the following pet tioner(s)have su• tied this.pplication and r oath and verify that to the best of their knowledge its contents ar- true and cH;rrlect and wear that the p •perty to be annexed is contiguous to the United City of Yorkville. Date: 6. /9- O Ff ,I Petitioner(s) Signature: (All legal property owners sig atuies mut appear on thi- application.) bi- .L.12.0{7. ix1dz • Subscribed and sworn to before me .his 0 _da :o' ! A ,200th I/ � • 1 1I,'= Notary Seal THIS APPLI CATION M T,BE NO!ARIZED, OFFICIAL SEAL CORRINE J. LOSEAU NOTARY PUBLIC,STATE OF ILLINOIS MY COMMISSION EXPIRES 12-11-2010 • • Png.3 of p• City of Annt:xutic n,Pl JU,Zoning,S1 Ucr i I Jqc Applic; 'on Reviscd: 1 112.106 ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL USE REQUEST PETITIONER ROUTE Step 1: Petitioner must submit a completed application, fees*and all pertinent materials to the Deputy Y Clerk a 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: a. Annexation or Annexation and Rezoning -$250 plus$10 per acre for each acre over 5 acres b. Rezoning only-$200 plus $10 per acre for each acre over 5 acres c. Special Use-$250 plus$10 per acre for each acre over 5 acres d. Engineering Review Fees- 1.25%of the approved engineer's estimate of cost of all land improvements, to be determined by City Engineer. e. Planned Unit Development fee-$500 f. Engineering Review Deposit-up to 1 acre=$1,000; over 1 acre but not over 10=$2,500 over 10 acres, but not over 40=$5,000 over 40 acres, but not over 100 = $10,000 over 100 acres= $20,000 g. 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. Step 2: Plan Council: The Plan Council meets the 2nd and 4th Thursday of the month at 9:30 a.m. in the City Administration Office. Upon recommendation by the Plan Council, you will move forward to the Plan Commission Meeting. Attendees to this meeting include: City Administrator, Community Development Director, Sanitary District Director, City Engineer, Building Department Official, Emergency Medical Rep, Public Works Director, Director of Parks and Recreation, Fire Department Rep, and Police Chief. Step 3: Park Board Planning Meeting: The Park Board makes recommendations on any Park Sites included in residential developments. The Park Board Planning Meeting is the fourth Thursday of each month at 7:00 p.m. at the Riverfront Building, 301 E. Hydraulic Street. Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month at 7:00 p.m. in the Council Chambers at City Hall. The Plan Commission will make a recommendation for the City Council's consideration. The Plan Commission consists of 10 members appointed by the Mayor, the City Attorney and City Land Planner. A Public Hearing will be held at this time for the Annexation Agreement and/or Rezoning request or Special Use request. Notice will be given by publication by the United City of Yorkville in the Kendall County Record and certified mail by the Petitioner to adjacent property owners within 500 feet of the subject property no less than fifteen days and no more than 30 days prior to the public hearing date. A certified affidavit must be filed by the petitioner with the City Clerk's office containing the names, addresses and permanent parcel numbers of all parties that were notified. Page 4 of 5 United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06 Jun 18 08 01 : 12p 4 BY KHtNlL & LUH'N; 010913; U 1 JUN-18-0: 10:02AM; PAGE 3/3 ii Step 5 -only required for annexa Ion a reement:: or PUD agreements: City ouncil public hearing: The City Council meets the fourth uesd y of the m• .th at 7:00 p.m. in the Cou ii Chambers at City Hall. A Public Hearing will be hell at t is time forte Annexation Agreement - d/or Planned Unit Development Agreement. otice will be giv by publication by the Unit id City of Yorkville in the Kendall County Record. A ertifi d mailing o surrounding landowners isl of required For this public hearing, Any annex-tion a reement, P D agreement or develop ent agreement must be signed by the Petitioner prier to b ing voted la by the City Council. Step 6: Economic Development •om ittee and .mmittee of the Whole: e Economic Development Committee and Corn Ittee f the Wh•le(meets the,third Tuesday a the month at 7:00 p.m. in the Conference Room at City Hal The project wi li,;e discussed In an informal atmosphere at the Committee of the Whole where no fi rmal oting tak:s •lace. This session is to d .cuss and consider recommendations of prior committer mee ings. . Step 7: City Council: The City Cou cli m ets the fa' h Tuesday of the month al 7:00 p.m. in the Council Chambers at City Hall. This is wher: all ity Counci . :t ng takes place. Agreement: I understand and accept all require ents, fees as ou lined as well as any incurre. Administrative and Planning Consultant Fees which mu.t be current bef•,re tnis project can proceed n• the next scheduled committee meeting. Please sign and return this original ( etaini`1g a copy o your records)to the Depu i Clerk, United City of Yorkville, 800 Game Farm Road, Yo kville, Illinois 60.:0. : j) Date: - � ri1.0 /! • Signature of Pe I'tioner • • • • • .' i • • • ; • • l •• Page 5 of.', I United City til.'YorkvilicAnn. nrian,P ID.Zoning,Sp.1.;!ItIscApplication }Invited: I 1/2 1)6 EXHIBIT A LEGAL DESCRIPTION OF 12991 WALKER ROAD, YORKVILLE, ILLINOIS 60560 The Southwest quarter of Section 24, Township 36 North, Range 6 East of the Third Principal Meridian, in the Township of Fox,Kendall County, Illinois. EXHIBIT B Salutation First Name Last Name Address City/St/Zip Site Address PIN Landowner Beggs Donna M. Loving Oswego, IL 04-24-400-006 Trust 60543 308 Cascade Lane Mr. Donald J. Hamman 13351 Faxon Road Plano, IL 04-24-100-005 Mrs. Carol S. Hamman 60545 Landowner Wayne L. Borneman Trust Yorkville, 04-24-200-003 Rub F. Borneman Trust IL 60560 12103 Fox Road Mr. Donald J. Hamman c/o Five H LLC Plano, IL 04-23-400-002 Mrs. Carol S. Hamman 13351 Faxon Road 60545 Mr. Donald J. Hamman 13351 Faxon Road Plano, IL 04-23-200-003 Mrs. Carol S. Hamman 60545 Mr. Robert R. Bond 12944 Walker Road Yorkville, 04-25-100-001 Mrs. Sharon A. Bond IL 60560 Mr. Thomas A. White 12774 Walker Road Yorkville, 04-25-100-007 Mrs. Kellie R. White IL 60560 Landowner State Bank of Illinois Yorkville, 04-25-100-004 1107A S. Bridge IL 60560 Landowner State Bank of Illinois Yorkville, 04-25-200-004 1107A S. Bridge IL 60560 Mr. Ronald H. Nauman 5933 Carter Lane Minnetonka 04-26-200-001 , MN 55343 Landowner Commonwealth Edison Chicago, IL 04-26-200-002 Property Tax Department 60690-0767 P.O. Box 767 CONCEPT PLAN REQUESTING AN ANNEXATION AND ENTITLEMENT OF ZONING TO R-1 RESIDENTIAL DISTRICT. ,��'° �'>a United City of Yorkville County Seat of Kendall County ',1! 800; 800 Game Farm Road Yorkville, Illinois, 60560 - 0 Telephone: 630-553-4350 p . '�O Fax: 630-553-7264 <&E `,,v> Website: www.yorkville.il.us June 19, 2008 TO: Charles Wunder FROM: Anna B. Kurtzman SUBJECT: PC 2008-16 Annexation and Zoning of Devick-Larson Property The Department of Building Safety staff has reviewed the request to annex and rezone 80 acres at 12991 Walker Road. Based upon our review we offer the following comments: Rezoning 1. The applicants are seeking to rezoned the property to R4 upon annexation. At this time there is insufficient information for staff to conduct a zoning analysis to determine if the development of this site will comply with all R4 zoning standards. Annexation Agreement 2. The opening statement identifies the parties involved with this agreement. Staff recommends that this paragraph be amended to note that Bruce Devick and Denice Larson are"Owner and Developer"of the subject property. There should be a section added to the agreement that notes that the responsibilities of the"owner" and the "developer" are transferrable. The agreement should also be structured in such a manner that the responsibilities of a"owner" and of a"developer" are clearly spelled out. 3. The second Whereas clause identifies that the subject property is comprised of two different parcels,which is appropriate. Then,throughout the rest of the document references are made to Parcel A and Parcel B. Referring to the subject parcel as Parcels A and B instead of"the subject parcel"tends to lead staff to believe that there may be thoughts of phasing development of the property. This should be discussed at the Plan Council meeting. 4. Items"f'and"g"in the fifth Whereas Clause should be struck. The City does not have a separate Fire Department. This property is presently served, and will continue to be served by the Fire Protection District. Annexation will not change this status. Charles Wunder PC 2008-16 June 19, 2008 Page 2 of 2 5. Section B discusses the process for annexing and rezoning the property. The process outlined in this section is not consistent with the City's process. This should be discussed at the Plan Council meeting. 6. Section D of the agreement indicates that the petitioner is seeking variations to the City's codes. A list of these requested variations, including justification as to why the City should deviate from our standards, need to be provided. Any variations that are ultimately granted through this annexation agreement should be listed as an exhibit to the agreement. 7. Section 3 on page 4 grants the owners 30 days to correct any violations of the annexation agreement. There should be a provision that shortens this time span if the violation is a life/safety concern. 8. Section 6 on page 4 makes a reference to recapture fees due to the school district. Staff understands that such a requirement does not presently exist. /abk C: T.Miller Filename: \\Coyserver\User Folders\AKurtzman\My Documents\Devick-Larson\PC2008-16 ABK 6-19-08.doc Co.,.. "� ----. '83 From: Stephanie Boettcher, Senior Planner .4 l ` 0 CC: Annette Williams,Administrative Assistant(for distribution) �.P •' ,; 'm p' Date: June 19, 2008 "f ,� o,'`.,y`� Subject: PC 2008— 16 Devick-Larson(Annexation and Zoning) 4LE IP' Comprehensive Plan Recommendation for Property The 2005 Comprehensive Plan recommends one land use for the subject property, Estate Neighborhood. The Comprehensive Plan defines Estate Neighborhood as, ... intended to provide areas for low-density detached single-family residence. The Estate Neighborhood is characterized by substantial open spaces along roadways and between properties. This "open"character is often identified with the United City of Yorkville and this land use classification intends to protect and enhance this identity. Gross density in Estate Neighborhood areas should be less than 1.75 dwelling units per acre." Zoning Requirements—R-1 One-Family Residence District Lot Area: Minimum 18,000 sq. feet Front Yard: Minimum 40 feet Side Yard: Minimum 15 feet Rear Yard: Minimum 50 feet Lot Coverage: Maximum 30% Maximum Building Height: (one-family dwellings)Maximum 30 feet or 2.5 stories Staff Suggestions: • If subject property was developed at the minimum lot area this would produce an approximate density of 2.4 dwelling units per acre. • Existing zoning of surrounding parcels includes A-1 Agricultural District immediately west and northwest of the subject property, E-1 Estate District west of the subject property, and R-1 One-Family Residence District north of the subject property. • The draft annexation agreement states that, "Parcel A and Parcel B are contemplated to be used for agricultural purposes." • Given the above statements and the comprehensive plan recommendation, Estate District (E-1) or Agricultural District(A-1) zoning classification would be recommended as opposed to R-1 One-Family Residence District for the subject property. o Memorandum To: Charles Wunder, Urban Planner ESE 1%. - '1836From: Stephanie Boettcher, Senior Planner CC: Annette Williams,Administrative Assistant(for distribution) p Date: June 19, 2008 4LE ,‘•��2 Subject: PC 2008— 18 Heartland Center(Special Use,Drive Through) Staff Suggestions: • Staff requests of the petitioner more details about the drive through. Specifically, staff requests the number of windows and their locations(i.e. the order location and pickup location), and the end user for the space. This information will be necessary in order to determine if the correct number of stacking spaces is provided, and thus, if a special use for a drive through shall be approved. • Currently,the approximately 80' drive through has room for 4 stacking spaces. This is if the window is located at the north side of the building,and also includes the space for the car sitting at the pickup window. • Through staff research the following shall be considered the criteria for stacking lanes: Type of Drive Through Number of Spaces Bank 6 per teller Coffee Shop 4 per window Dry Cleaner 3 per window Restaurant 12 total(min. of 5 between order and pick up) Other 5 per window • Given the aforementioned information, an end user for the space will be needed to determine if the appropriate number of stacking spaces is provided. However, if an end user is unknown, staff recommends that if a special use permit is granted it is only for the specific uses which will fit into the constraints of the submitted site plan. • Currently, no bail out capability is provided. It is recommended by staff that bail out capacity is provided. • The criteria for consideration for a special use permit are listed on the following page. Special Use Standards (10-14-6 of Zoning Ordinance) F. Standards:No special use shall be recommended by the Plan Commission unless said Commission shall find that: 1.The establishment,maintenance or operation of the special use will not be unreasonably detrimental to or endanger the public health, safety,morals,comfort or general welfare. 2.The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted,nor substantially diminish and impair property values within the neighborhood. 3. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 4.Adequate utilities,access roads, drainage or other necessary facilities have been or are being provided. 5.Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets. 6.The special use shall in all other respects conform to the applicable regulations of the district in which it is located,except as such regulations may in each instance be modified by the City Council pursuant to the recommendations of the Plan Commission. (Ord. 1973-56A, 3-28-74) Memorandum ' To: Charlie Wunder,Urban Planner � L From: Joe Wywrot, City Engineer 0 CC: Travis Miller, Community Development Director LLEXv Date: June 9, 2008 Subject: Heartland Center—Proposed drive-through lane I have reviewed the preliminary site plan prepared by Richard Marker Associates dated June 3, 2008 and have the following comments: • The location of the drive-through lane is generally acceptable. • Six parking stalls would need to be eliminated, three to the south and three to the east of the building. • Sidewalk along the east side of the building, along with an existing man-door, would need to be eliminated. • Sidewalk along the front of the building should not connect to the drive-through lane. • The curb radius at the entrance to the drive-through lane should be increased to reduce the potential for vehicles riding up over the curb. • The developer should consider moving the existing light near the SE corner of the building further south to provide better lighting at the entrance. • Since traffic may back-up beyond the entrance of the drive-through lane, the E-W two- way aisle at that location may become congested. We should consider revising the aisle width to allow two cars to pass under those conditions. • A striping and signage plan related to the drive-through should be submitted for review. If you have any questions regarding this matter,please see me. o Memorandum (Est 1836 To: Charlie Wunder, Urban Planner �� L O From: Jackie Dearborn, Civil Engineer CC: Travis Miller, Community Development Director 4., twore.or 444c <CE ‘v>' Date: June 18, 2008 Subject: Heartland Center—Proposed drive-through lane I have reviewed the preliminary site plan prepared by Richard Marker Associates dated June 3, 2008 and have the following comments: • The drive-through lane width is approximately 9' wide and should be increased to a minimum of 10' wide at the straight section. The curve width at the exit is acceptable. • The radius of the curb at the entrance should be increased to allow for cars approaching and entering from the east to make the right turn into the drive-through lane. • The drive-through business type was not indicated. Recommendation is to allow for a minimum of 4 cars to be waiting inside the stacking lane including the car at the window. • If the sidewalk along the front of the building is going to connect to drive-through lane, then there needs to be some visual and physical separation across that lane. This may be an alternate pavement material or raised median to indicate a pedestrian crossing to the parking lot. • A signage plan including intercom and order board location should be submitted for approval. Hours of operation should be considerate of nearby residential community. If you have any questions regarding this matter, please see me. I �p I' i ar eYa� r � % A V V V- 1% � m — v e� �.el 5• InV o s . PROPOSED DRIVE-N 0 L G � a G P � G � o Go N � 0 SSF , �. QQx � �p1N� -goo S• m d �S� QV\1 .r e n S 10, P 1N o0 e�etaa �S Q r F Heartland Drive j Sheet Project No. PROPOSEDDRIVE— THRU LANEANIL Date Revision No. Date Description 6-3-08 • Hea a8aDrawn rGJM Y O Chocked 0 JN By of 1 sheets ssoci S C 0 © 2008 RMA {nc. ic ar 60 ers 630. 553. 3322 654 Heartland Drive Yorkville, Illinois 560 Architects Builders Develop