Plan Commission Packet 2009 09-09-09 _���� c►r o United City of Yorkville
800 Game Farm Road
EST. 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
ALE
PLAN COMMISSION
AGENDA
Wednesday, September 9, 2009
Yorkville Public Library
902 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes: July 8, 2009
August 12, 2009
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Public Hearings
1. PC 2009-14 SAC Wireless LLC, dlbla Verizon Wireless, petitioner, has filed an application
with the United City of Yorkville, Kendall County, Illinois, requesting a Special Use to construct a
telecommunications tower with an electrical equipment shelter and install antennas. The real
property consists of approximately 4.2 acres, 202 and 204 Wheaton Avenue, Yorkville, Illinois,
60560.
Action Item
i. Special Use
The petitioner wishes to continue the request to the
October 14, 2009 Plan Commission meeting.
2. PC 2009-15 JR Yorkville, LLC, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting rezoning from the United City of Yorkville R-3
General Residence to a B-3 Service Business District. The real property consists of approximately
3 acres located at the northeast corner of Route 47 and Galena Road, Yorkville, Illinois, 60560.
Action .Item
i. Rezoning
New Business
1. PC 2009-11 Midco Northgate Yorkville LLC, petitioner has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting a preliminary plan and final
plat. The real property consists of approximately 28.13 acres, located at the northeast corner
of Route 47 and Galena Road, Yorkville, Illinois, 60560.
Action Items
i. Preliminary plan
ii. Final plat
2. PC 2009-13 RWJ Yorkville LLC, petitioner, has filed an application with the United
City of Yorkville, Kendall County, Illinois, requesting a preliminary plan and final plat.
The real property consist of approximately 2.55 acres, located at 1402 N. Bridge Street,
Yorkville, Illinois, 50560.
Action Items
i. Final plat
Adjournment
Page 1 of 3 ORA
UNITED CITY OF YORKVILLE
PLAN COMMISSION
Yorkville Public Library, Historic Meeting Room
Wednesday, July 8, 2009 7:00pm
Chairman Anne Lucietto called the meeting to order at 7:05pm.
Roll Call:
Clarence Holdiman Jeff Baker
Tom Lindblom Sandy Adams (arr. 7:20pin)
Chairman Anne Lucietto
Absent: Jack Jones, Brian Schillinger, Michael Crouch, Charles Kraupner
It was noted that there initially was no quorum and the meeting was paused until a
quorum was established at 7:20pm. The meeting was resumed at this time.
Other City Staff:
Travis Miller, Community Development Director
Stephanie Boettcher, Senior Planner
Guests:
Matt Schury, Kendall County Record Chris Vitosh, Depo Court Reporter
Richard Heath Scott Johnson, CAPS
Mike Engelhardt Pat Engelhardt
Ruben Rodriguez Gene Lamb
Helen Lamb Tom Godleur (sp?), EJ Plumbing
Jim Green, Renewable Resource John Philipchuck, Attorney DBC&W
John Tomasik, Kendall Land Dev. George Boltor, Kendall Land Dev.
Doug Clayton Shirley Clayton
Torn Plank Lori Staie
Pete Huinker, SEC Group Charles MacKinnon, McKinnon Farm
Mariann Manthei, YGC
Minutes: June 10, 2009
Mr. Lindblom and Mr. Baker moved and seconded respectively, to approve the minutes
as presented. The motion carried on a voice vote.
Chairman Lucietto swore in those who would speak at the Public Hearing.
Page 2 of 3
Public Hearings:
1. PC 2004-10 Kendall Land Development filed an application with the City
requesting rezoning from the United City of Yorkville R-2 One Family
District to a Planned Unit Development. The property consists of
approximately 51 acres and is located east of Route 47, between Van Emmon
and Route 126, Yorkville.
A motion was made by Baker and seconded by Lindblom, to open the Public Hearing. It
opened at 7:20pm.
(See Court Reporter's Transcript of Hearing)
During the Hearing a written statement from Gregory and Susan Lambke of 339 E. Van
Emmon St. was read by Chairman Lucietto. This written statement shall be attached to
the official minutes.
Attorney John Philipchuck represented the petitioner. Briefly, he said that in 2007 the
final plats for the subdivision came before the City and the plat was recorded at the end
of the year. At that time, the subdivision was an annexed parcel of land not subject to an
annexation agreement and was zoned R2 single family residential.
At 8:35pm, the Hearing was closed on a motion by Lindblom and a second by Adams.
Discussion by Plan Commission Members Following HegLn
Mr. Lindblom stated several concerns that he saw following a visit to the site.
1. Erosion is so severe that the curbs are being lost, he wondered why that had not
been addressed.
2. Where will the stormwater go?
3. All vegetation was removed in order to put in utilities—more value would be
realized from wooded lots.
4. He asked that the City not issue a building permit until a connection is made to
Route 126, even though there is a legal document. He said in the past, developers
have promised that some items will be "done later" and they are not done There
must be another entrance in case of emergency.
5. Concern about exceeding the density and that the guidelines in place should be
followed.
Peter Huinker of the SEC Group responded to the stormwater concern. He said until all
vegetation is established, erosion control features would be installed to prevent silt from
entering the stormwater system. Filter fabric, straw bales and wire would be used since
there are very steep slopes. Mr. Lindblom responded that the hill south of Van Emmon
has not been maintained. According to Travis Miller, a schedule of maintenance was
discussed at Public Works two weeks ago and was deemed appropriate.
Page 3 of 3
The second subdivision entrance was addressed by Attorney Philipchuck who said that
the connection would be in place prior to the issuance of the first occupancy permit.
Chairman Lucietto thought that she remembered a small access to Rt. 126 being provided
in 2007. Mr. Philipchuck said at that time, the development had not come before the
City. Later it was recognized that a secondary connection was needed and a right-of-way
and easement were obtained.
Commission Holdiman commented that the number of houses should be kept to a
reasonable level. Ms. Adams said she agreed with Mr. Lindblom's concerns and said the
Comp Plan should be followed. Though the Comp Plan recommends 2.25 units, Mr.
Philipchuck said their zoning allows 3.3 units. He said the townhomes are clustered to
allow for a"greenway" while also working with the infrastructure in place.
There was no further discussion and Chairman Lucietto summarized the petitioner's
request as a change of zoning from R2 to a PUD.
Action Item
i. Rezoning
Mr. Lindblom then made a motion to recommend to the City Council to approve
PC 2009-10. Ms. Adams seconded the motion.
Roll call vote: Adams-no; Baker-no, Lindblom-no, Holdiman-no, Lucietto-no. Motion
failed 0-5.
Additional Business:
Chairman Lucietto handed out a Kendall County Planning Consortium agenda and
encouraged attendance.
There was no further business and the meeting was adjourned on a motion by Baker and
Lindblom at 8:47pm.
Minutes respectfully submitted by
Marlys Young
Page 1
PLAN COMMISSION MEETING
UNITED CITY OF YORKVILLE, ILLINOIS
REPORT OF PROCEEDINGS had at the meeting
of the above-entitled matter taken before
CHRISTINE M . VITOSH, C . S . R. , on July 8 , 2009 , at
the hour of 7 : 00 p.m. , at 902 Game Farm Road in
the City of Yorkville, Illinois .
D-883509
Page 2
1 P R E S E N T:
2 MS . ANNE LUCIETTO, Chairman,
3 MR. TOM LINDBLOM,
4 MR. CLARENCE HOLDIMAN,
5 MS . ANNE LUCIETTO,
6 MR. JEFF BAKER.
7 ALSO PRESENT :
8 Mr. Travis Miller,
9 Ms . Marlys Young.
10
11 - - - - -
12
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15
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21
22
23
24
Page 3
1 (Witnesses sworn. )
2 CHAIRMAN LUCIETTO : And now I look for a
3 motion to open PC 2009-10 .
4 MR. BAKER: So moved, Baker.
5 CHAIRMAN LUCIETTO : Do we have a second?
6 MR. HOLDIMAN: Second.
7 CHAIRMAN LUCIETTO : We are now in PC
8 2009-10 . John?
9 MR. PHILIPCHUCK: Good evening. My name
10 is John Philipchuck. My office is at 123 Water
Street , Naperville, Illinois . I am an attorney
12 with the law firm of Dommermuth, Brestal , Cobine &
13 West .
14 I 'm here this evening representing
15 the Kendall Development, LLC regarding the
16 Kendallwood Estates subdivision. The Plan
17 Commission may recall back in 2007 that a final
18 plat for this subdivision came through the City
19 and the plat was recorded at the end of that year.
20 At the time that particular
21 subdivision is - - or was an annexed parcel of land
22 not subject to an annexation agreement, was zoned
23 R-2 single-family residential .
24 With me this evening to explain some
Page 4
1 of the existing utilities and conditions of the
2 subdivision is Pete Huinker, and I ' ll introduce
3 Pete at this time to give you some background as
4 to what has been constructed out there in the i
5 field.
6 MR. HUINKER: Thank you, John. Again,
7 my name is Pete Huinker from SEC Group.
8 As John stated, this subdivision was
9 recorded - - this plat was recorded back in 2007 in
10 December. I wanted to talk a little bit about
11 what has been constructed. The original
12 subdivision had 83 lots , all single-family.
13 Since the plat has been recorded,
14 all of the roadways have been constructed; to the
15 north is Van Emmon and to the south this is
16 Route 126 . The route basically has a main
17 north/south roadway with some cul-de-sacs and stub
18 streets that are provided to the east and to the
19 west .
20 Essentially with the roadway
21 construction there was some mass grading that had
22 occurred, so basically table-topped the lots ,
23 public utilities have been completed, sanitary,
24 storm sewer, as well as water main.
Page 5
1 There was seeding and grading of the
2 detention basins . There is four detention basins
3 that have been constructed, two in the northern
4 area, the northeast corner, called the north
5 central west basin, the central west basin, and
6 the southwest basin.
7 From a roadway construction
8 standpoint , basically the binder course has been
9 constructed and not the surface course, so the
10 finish surface has not been completed. Obviously
11 there has not been any sidewalk, which goes
12 in-hand with any of the lot construction, so those
13 are a couple items that have not been completed on
14 the existing subdivision.
15 There is a current letter of credit
16 out in place for the subdivision for those public
17 improvements . We also have a stub road to the
18 south and west which would connect to the
19 Woodstone subdivision and would connect to
20 Route 126 as well , and I believe that was annexed
21 and zoned last year.
22 MR. MILLER: 107 I believe .
23 MR. HUINKER: 107 .
24 MR. PHILIPCHUCK: The subdivision as we
Page 6
1 proposed, as Pete pointed out, was 83 lots ,
2 detached sing'Je -family product . Now that, as you
3 know, under an R-2 zoning classification, you are
4 allowed to develop properties up to 3 . 3 dwelling
5 units per acre .
i
6 The Staff did a nice job in their
7 report about talking about the Comprehensive Plan
8 and how it relates to the area because the
9 petition that is before you this evening is
10 considering taking some of the lots at the south
11 end of the subdivision and doing a rezoning from
12 the R-2 to PUD and then putting some attached
13 housing units on the property, and the reasons
14 that we see this as being a required and a
15 necessity, it (a) , opens up the marketplace, it
16 allows us to offer another type of housing product
17 within the subdivision, basically to the
18 empty-nester, and it also allows a transition.
19 This property, the Woodstone, that
20 was mentioned, came in and that is zoned B-2
21 commercial , so there are office uses , B-1
22 commercial , B-2 commercial uses, that can be put
23 on that property.
24 We see a transition with that land
Page 7
1 use that we are proposing then from the more
2 intense development that woodstone will be because
3 when we came in and did the original subdivision,
4 this was shown as residential in the Comp Plan,
5 but obviously the City Council chose to put a
6 different zoning classification on it , so as a
7 result, it allows us to look at this and say,
8 well , this was designed, and still is , as a
9 high-end subdivision.
to we ' ll go through some of the
11 covenants and things that been placed on this
12 particular development and you will agree that it
13 is designed with that in mind, and we felt that
14 that would pose some problem developing the
15 southern end with the commercial influence of that
16 particular piece of property. It ' s a little over
17 12 acres there that was brought in and annexed for
18 commercial purposes .
19 So our current density in the 83
h
20 lots is like 1 . 61 . The Comp Plan says 2 . 25 , but
21 remember, it ' s zoned R-2 , which allows 3 . 3 , so it
22 can get confusing when you try to look at the --
23 what does the Comp Plan say, but I would say
24 what ' s more pertinent is what does the existing
Wage 8
1 zoning allow.
2 The existing zoning allows for more
3 units than we have on the property, and bottom
4 line is with our proposal , we are still under the
5 total number of units that could be put on the
6 property based on the existing 3 . 3-DU per acre
7 density that ' s set forth in the zoning ordinance,
8 so while that can be somewhat confusing, I wanted
9 to go through that with you, and if you still have
10 questions about that, we can talk about it .
11 The next thing that the Staff talked
w
12 about as far as the proposal is looking at the
13 standards that are in the R-2 and the standards
14 that are in the R-3 , and if we utilize those
15 standards in looking at the two types of product
16 that we are offering, they said that they -- the
17 project as proposed does comply with the R-2
18 standards for the remaining detached single--family
19 product and the R-3 standards for the attached
20 single-family product .
21 The Staff looked at the open space
22 and said, you know, as part of a PUD you have to,
23 you know, have certain criteria that we look for,
24 and we feel that we have certainly designed our
Page
1 subdivision such that we can comply with the types
2 of criteria, like the architectural standard --
3 there is several things , the existing site
4 conditions , architectural interests , pedestrian
5 sidewalks , looking at the vehicular pedestrian
6 circulation systems , parking lots , utilities ,
7 detention, and the unified landscape treatment,
8 and that goes to some of what is here as far as
9 open space, that ' s always something that comes
10 out , and we would like to point out that when this
11 subdivision was developed, that because of another
12 park in the area, we were going to do cash
13 donation in lieu of doing the actual putting in of
14 a public type of park in the subdivision, so as a
15 result the park district under the new proposal
16 would receive additional moneys for parks and
17 improvements within the particular area.
18 It would be an increase of $37 , 000
19 over what they would be getting under the
20 subdivision as it ' s proposed - - or as it exists
21 today, and we are like in the $350 , 000 range for
22 the overall donation.
23 The number of school children that
24 would be generated from the development as it ' s
Page 10
1 proposed and in existence today would be less
2 under the PUD proposal .
3 When you go to the attached product
4 and you utilize the land cash donation sheets that
5 the City of Yorkville has adopted, you will find
6 that we are 15 students less under this proposal
7 under those population generation tables than we
8 would be if it was all a detached single-family
9 product and, of course, by having the additional
10 units , we are in a position then where we can
11 provide more money to the school district through
12 the property taxes as well as to the City of
13 Yorkville because of having the tax bills on those
14 individual additional units that are in the
15 proposed subdivision, so we think that the change
16 does have benefits to the school district, it has
17 benefits to the park department, and benefits to
18 the City.
19 There is no question that the trades
20 have been decimated and we are hoping that by
21 making some land use change here we can get some
22 more people back to work again and create some
23 demand in this particular area .
24 This is a very nice piece of
Page 11
1 property, and in keeping with the character of the
2 area that ' s been established, a large amount of
3 open space was created with the original design
4 and our proposal is to basically erase the lot
5 lines at the southern end of the development and
6 then place the attached units in such a manner so
7 that everything around it is common open area,
8 they basically own the unit that they are buying,
9 and they all then share in all this open space .
10 We have quite a bit of open space
11 above and beyond the detention requirements ; I
12 think we are at 4 . 4 or 4 . 1 acres of open space
13 over and above the detention requirements , and I
14 think with detention we are in the 12-acre - - 12
15 percent area, was it, Peter?
16 MR. HUINKER: Yeah, 13 percent
17 detention, about nine percent open space .
18 MR. PHILIPCHUCK: So those are the
19 criteria that the Staff looks at as far as a PUD,
20 the fact that there is enough open space as part
21 of that PUD, and we have that .
22 One of the thoughts that the Staff
23 had was about taking some of those open areas and
24 putting them into some kind of conservation
Page 12
1 easement with the land trust organization.
2 First of all , we think they are
3 probably too small to do that, but, second of all ,
4 if the interest is to protect those areas in
5 perpetuity, we would suggest there is a better way
6 to do it .
7 It could still remain in private
8 ownership and control , but that as part of the
9 PUD, those could be designated as open space areas
10 and so they would remain as open space areas ,
11 conservation areas if you will in perpetuity, so
12 that ' s a way you can protect that without bringing
13 in an outside party.
14 If there are single-family lots , 1
15 know Staff looked at something about connectivity
16 behind the lots here behind some open space; we
17 would submit again that we would prefer to do that
18 with an easement, and then put language in the
19 easement that says that area remains natural and
20 is protected, so those are our suggestions with
21 regard to that .
22 As far as combining some of the
23 stormwater area, Pete has looked at that . Some of
24 that is just a matter of function of how the
Page 13
1 lotting was already in place . We ' re trying to,
2 again, keep detention areas in common areas , again
3 subject to homeowner association requirements for
4 the maintenance and, of course, there would be
5 back-up dormant SSA which covers the unlikely
6 situation, but if it ever happened, that they were
7 unable to continue on with maintenance .
8 The design guideline that the Staff
9 pointed out, we feel that our existing site
10 conditions - - certainly with the open space that
11 we talked about - - satisfies those conditions , and
12 really the bottom line is pretty much is what it
13 is , as Pete said, the infrastructure is all in
14 place, the only thing that remains is the overlay
15 for the final on the streets , and then as the
16 individual home are built , sidewalks would be
17 constructed.
18 The architectural amenities - - and
19 later I ' ll introduce to you Tim Green, who is an
20 architect and gets into the geothermal design of
21 homes -- we ' re anticipating and trying to promote
22 this as a green development , and so as part of
23 that, we are proposing that these homes would have
24 such things as high efficiency applicances,
Page 14.
1 furnaces , water heaters , computerized home green
2 programming devices , high efficiency lighting,
3 ceiling fans , different types of approved glass
4 for the windows and doors , certain types of
5 thermal insulation on the exterior walls ,
6 environmentally safe roofing products , cedar or
7 Hardie board siding, there is no vinyl or aluminum
8 allowed in the subdivision, a minimal use of the
9 Dryvit exterior, but there are some people who do
10 like the look of the Dryvit , the installation
11 practices are getting better, so we would allow
12 it , but not necessarily encourage it, and
13 suggesting garden pond and plumbing fixtures with
14 water efficiency systems .
15 Tom Godlewski is with us this
16 evening and Tom will explain a little bit about
17 what goes into the plumbing systems as far as
18 water conservation measures and things of that
19 nature .
20 We have in our covenants , and what
21 would be proposed for the attached product as well
22 as the existing detached, is that the minimum of
23 50 percent of all front facades would be masonry,
24 stone cultured stone, cedar Hardie plank, EFIS, so
Page 15
1 what we are looking at is 50 percent of that would
2 have to be the masonry on the fronts , and then
3 those other products , but no aluminum or vinyl .
4 Same for the chimneys , masonry, cultured stone or
5 EFTS .
6 We have a minimum requirement of the
7 30-year architectural shingles for the roofs . No
8 three-tab shingles will be permitted. We have no
9 vinyl doors , no vinyl windows . Not allow
10 accessory buildings . There are restrictions on
11 fences . The only fences that can be put in would
12 be as required to go around a swimming pool as
13 required by City rules and regulations . Satellite
14 dishes are going to be regulated as to size and
15 where they can be located.
16 We have minimum house sizes
17 established. Our single-family detached product
18 on a two-story unit minimum is 2800 square feet;
19 on a one-story unit, that ' s 2200 ; in our attached
20 product, depending on whether it was a two-bedroom
21 unit, those minimum would be about 1400 square
22 feet , three-bedroom units around 1800 square feet .
23 So you can tell by the thought
24 that ' s gone into the requirements that the target
Page 16
1 is a high-end subdivision for both of the
2 products , the attached product and the detached
3 product .
4 Some of the other design guidelines ,
5 such as the pedestrian system, one of the things
6 that we are proposing to add is an additional
7 pathway that would come off our internal sidewalk
8 system that would continue down so that the
9 subdivision will be connected to the future
10 Commonwealth Edison regional bike trail , so that ' s
11 one thing that would be added so we get some
12 connectivity.
13 There is no commercial component , so
14 there is really no parking lots or anything here
15 that need to be considered, so some of the items
16 that are in those design guidelines are really not
17 applicable because this is a totally residential
18 development, and then as far as landscape
19 treatment, we are taking into consideration Staff
20 comments about looking to trying to do seeding as
21 opposed to sod for the yards to get the better
22 root system and root structure for the future .
23 1 think you received in your packets
24 typical elevations of some of the product . of
Page 17
1 course, they are all like a minimum of two-car
2 attached garages . we ' ve got varying types of
3 facades .
4 obviously because these are actual
5 photos , some of these developments have been built
6 in other parts of the Chicago area, but in many
7 cases they don ' t have the type of materials that
8 we are requiring. Maybe some of these show vinyl
9 siding and things of that nature which would
w
10 not -- would not be allowed in our particular
11 development .
12 So at this time I would like to ask
13 Tim Green, if Tim could come up and just give a
14 few more highlights on some of the green
15 initiatives that we are looking at as far as the
16 buildings that would be constructed.
17 MR. GREEN: My name is Tim Green. My
18 company is Renewable Resource Installation. What
19 we have proposed to the developers to bring in
20 some green components to their homes is a
21 soy-based foam insulation, and what this product
22 is is a high performance insulation that is made
23 with rapidly renewable soybean oil .
24 Unlike fiberglass or other materials
Page 18
1 that are not natural plant-based material and are
2 not renewable, this is a much more earth
3 friendly-type product and has also the benefit of
4 being" a very high performance insulation, so given
5 that if the thermal envelope of the house has very
6 good insulation, then we can take advantage of our
7 second proposal , which is a geothermal HVAC
8 system, and geothermal works basically by using
9 the constant temperature of the earth as a storage
10 bank for energy.
11 The way that is tapped is that each
12 home will have a furnace on the inside of the
13 house and on the outside we drill a hole in the
ground generally about 300 feet deep. This hole
15 is what ' s called a closed loop . It does not
16 interact with any water aquifer or any ground
17 water. Once the whole is drilled, it is full --
18 it is encased with concrete , so that it is , you
19 know, stable and does not interact with any
20 subsurface water.
21 Basically in the wintertime we take
22 heat from the earth and put it into the house and
23 in the summer it works in reverse, where we take
24 heat from the house and put it into the ground.
Page 19
1 This is an extremely efficient
2 system, and once this - - you know, we couple this
3 with the insulation, we have an extremely
4 efficient house .
5 One benefit is that the federal
5 government is now granting homeowners a 30 percent
7 tax credit for using geothermal in, you know,
8 trying to reduce the carbon footprint and reduce
9 greenhouse gases in the environment .
10 Another benefit of the geothermal is
11 that there are no outdoor air condensers,
12 condensing units , so it makes the subdivision much
13 quieter and just a nicer - - nicer place with live
14 with less noise pollution.
15 If you have any questions , I ' d be
15 happy to answer them.
17 MR. PHILIPCHUCK: Next I ' d like to
18 introduce Tom Godlewski , the plumbing contractor.
19 MR. GODLEWSKI : My name is Tom
20 Godlewski , I am representing EJ Plumbing . What we
21 would like to do in this subdivision is install
22 the plumbing fixtures that can save up to
23 30 percent of water, which is like dual flush
24 system for toilets . You know, right now the
Page 20
1 government changed the law to use 1 . 6 gallon per
2 flush. Now the companies redesigned the toilets
3 and so they use both systems . Like, for example ,
4 you can flush 0 . 8 or 1 . 6 gallons per flush.
5 Shower head faucets , I mean, you can
6 save up to 30 percent of water, you don' t feel it ,
7 I mean, just seems like you completely take a
8 shower with the same amount of stream.
9 What we can do, we can also install
10 the tankless water heaters , what they call hybrid,
11 with the power saving . You can use geostorage of
12 the water; for example, like a 40 , 50-gallon
13 keeping in the basement . We just heat the hot
14 water, you know, at the same time when you turn
15 the water on.
16 or we can install the 96 or
17 97 percent efficiency water heaters , which our
18 government can give you a credit up to $1, 500 and
19 the gas company will reimburse the first gas bill
20 up to $300 . So that ' s typically what we would
21 like to do, just minimize the water, just try to
22 save the water usage in the whole subdivision.
23 Thank you . If you have any
24 questions .
Page 21
1 MR. PHILIPCHUCK: So to recap, what I ' d
2 like to point out again is that the infrastructure
3 is all in place, the additional units , the road
4 system that ' s been put in is adequate to handle
5 the additional traffic that would be generated by
6 the additional units .
7 As pointed out , while currently it
8 is just the access to van Emmon, as part of the
9 Woodstone development there is a right-of-way that
10 has been set forth so that a connection can
11 ultimately be made to Route 126 , stubs have been
12 made to the property then also to the east for
13 future connectivity to more locations there .
14 We also have an emergency access
15 that can come out here until such time as a
16 permanent roadway is installed; that was looked at
17 at the time we came through, if you remember, with
18 the original subdivision.
19 The area, we think because of some
20 of the changing conditions in the marketplace,
21 there is more of a demand for attached product as
22 the population is aging, that people are looking
23 for product that requires less maintenance on
24 their part as far as the exterior, yard areas ,
Page 22
1 et cetera, a little smaller square footage, but
2 still something that resembles a detached
3 single-family home, so from a visual perspective ,
4 when you drive through the subdivision or you view
5 it from a distance, it looks like it ' s a detached
6 single-family subdivision and, again, because of
7 the criteria that are set forth in the covenants
8 that we will maintain not only property values in
9 our subdivision, but we will protect the property
10 values of the homes in the surrounding areas as
11 well .
12 The access roads , once you leave the
13 site at Van Emmon and Route 126 , are certainly
14 adequate to handle the traffic from the
15 development .
16 We think that the original design
17 was very nice, we captured as much of the open i
18 space areas and maintained them as treed and open
19 space areas , and that will continue to be the case
20 under this proposal , and so we would suggest that
21 this would be a good change as far as the plan is
22 concerned to allow another product, a
23 single-family product , but an attached, again for
24 obvious reasons , to provide proper transition from
Page 23
1 the commercial , the property that ' s south now, as
2 we go into the detached product then further to
3 the north.
4 So for these reasons we would
5 respectfully request that the Planning Commission
6 concur with the petition and would recommend to
7 the City Council the rezoning approval to take it
8 from the R-2 to the PUD .
i
9 And with that, that concludes our
10 presentation, but we are happy to answer any
11 questions you might have and certainly respond to
12 any questions that any of the public may have .
13 CHAIRMAN LUCIETTO : I think we ' re going
14 to ask Travis to speak and give us the Staff
15 perspective and then we can go on to public
16 questioning .
17 MR. MILLER: Sure . Staff report was
18 attached in your packet . Typically Staff reports
19 do refer to the Comprehensive Plan.
20 As was stated by the petitioner,
21 this request is for rezoned property that was
22 annexed to the City several years ago. There is
23 no annexation agreement in place . It was annexed
24 more than 20 years ago, so any life of that
Page 24
1 annexation agreement has expired.
2 This property was approved through
3 the subdivision platting process a couple years
4 ago and recorded, so this request is to rezone the
5 property to PUD, so even though the current zoning
6 is R-2 , the Comprehensive Plan is still a valid
7 document when you are considering zoning changes .
8 The densities and the allowable
9 units per acre that was explained by the
10 petitioner are correct . The zoning ordinance
11 doesn ' t state that 3 . 3 units per acre is the
12 maximum density, but it does state that
13 12 , 000-square foot lots are the minimum lot size .
14 So doing the math with the acreage, it would
15 yield, you know, approximately 3 . 3 units per acre,
16 so that is a true number, but not - - not a
17 definite range as defined by the -- by the City' s
18 a zoning ordinance .
19 The Comprehensive Plan recommends
20 suburban neighborhood in this area or for this
21 property surrounded by similar uses .
22 The existing uses to the west of
23 this property are residential , that would fit
24 within the description of suburban neighborhood.
Page 25
1 The property to the south, as explained by the
2 petitioner, although it ' s not developed, is zoned
3 B-2 . There was an annexation agreement approved
4 by the City a couple years back, reviewed by the
5 Plan Commission.
6 As you recall , that property was
7 zoned B-2 , but the annexation agreement did have
8 zoning limitations on the B-2 ; primarily the uses
9 permitted on that property are office, but it does
10 allow for some B-1 and B-2 uses , retail-type
11 convenience uses , but predominantly the plan that
12 was approved and that ' s attached to that
13 annexation agreement calls for office uses and
14 office building uses . Two-story building was the
15 anchor, with a mix of office and retail uses .
16 The connecting street through that
17 property - - so connecting this subject property to
18 126 - - was articulated in the development
19 agreement with this property owner requiring that
20 that roadway be constructed prior to units being
21 constructed in Kendallwood Estates , so there was
22 not an annexation agreement , but there is a
23 development agreement that requires the
24 construction of that roadway, and this PUD zoning,
Page 26
1 future PUD agreement, has not been requested by
2 the petitioner and not recommended by Staff to be
3 amended, so that document would remain and that
4 requirement would stand.
5 A couple of points - - I 'm not going
6 to go through each item of the Staff report --
7 answer any questions if there are any, I wanted to
8 respond to a couple of things that was given in
9 the testimony by the petitioner.
10 One of the Staff recommendations is
11 the conservation easement be established for the
12 green space areas . The western part of this
13 property is heavily wooded; the current approved
14 subdivision plat called for preserving that area,
15 there is a steep terrain on that side of the
16 property and still several trees , wooded area, on
17 that property.
18 The concern of Staff , as we 've
19 learned in other developments in town, those types
20 of attributes in a development of this size are
21 difficult, I didn ' t explain this well in the Staff
22 report when I stated the concern, was to remain in
23 perpetuity.
24 It ' s not just to remain in
Page 227
1 perpetuity, but the concern is also of maintenance
2 of those kind of attributes . A homeowner ' s
3 association fee of 120 a unit may be difficult,
4 they may not have the expertise to be able to '
5 maintain a wooded area the way it needs to be
i
I
6 maintained, so the recommendation for a
7 third-party to either hold title to that area or
S at least have a - - and the covenant to the
9 subdivision be required to be a partner with the
10 homeowner ' s association is what the Staff ' s
11 recommendation is and the purpose behind that
12 Staff recommendation is .
13 The second part of that Staff
14 recommendation is to reduce Lots 11 through 16 in
15 size to allow for a connection between Lots 57 and
16 59 . 57 and 59 are stormwater detention areas , but
17 primarily where the wooded area is , the strip
18 between that , it ' s Staff ' s recommendation that the
19 lots be decreased so that there is one continuous
20 lot, makes it easier for a third-party to accept
21 the increase in size of that, maybe make it more
22 attractive to the conservation district to want to
23 maintain that, and furthermore, an easement is a
24 mechanism that could protect a wooded area, but
Page 28
1 the lot owner would still control that , so it
2 makes it more difficult for a lot owner if he
3 wants to go back and cut trees down.
4 I don ' t expect that to happen;
5 persons purchasing those lots would want to retain
6 those trees , but by reducing the lot sizes ,
7 keeping that in the homeowner ' s association or
6 third-party engaged takes that concern completely
9 away.
10 Design guidelines , the points that I
11 wanted to make there, there was discussion of the
12 premium siding . The information that was
13 submitted by the petitioner on the premium siding,
14 there is simply stated all exterior surfaces , so
15 it ' s Staff ' s recommendation that the premium
16 siding be applied to all exterior surfaces within
17 this development .
18 50 percent premium siding on front
19 facade is what the current appearance code
20 requirement is , so that would be above and beyond
21 what the City code is , require premium siding on
22 all facades . Doesn ' t have to be masonry, could be
23 Hardie board, could be cedar siding, but it does
24 allow for premium siding, and Staff ' s
Page 29
1 recommendation is all exterior surfaces of all
2 units in the subdivision be required to have that
3 premium siding. That is above and beyond what the
4 appearance code requires .
5 The recommendations , the last part
6 of the Staff report, the additional architectural
7 recommendations, I just want to make clear that
8 the Staff recommendation is that all units in this
9 PUD include these items .
10 The information that was submitted
11 by the petitioner and the testimony tonight is
12 that it ' s being promoted, being encouraged within
13 the units , so when people buy units within the
14 subdivision, they are encouraged to have
15 geothermal heating, they are encouraged to have
16 certain plumbing fixtures .
17 The Staff ' s recommendation would be
18 that all units be required in this PUD to include
19 those items .
20 Lastly, ComEd trail recommendation,
21 the Staff recommendation is that as part of a PUD
22 agreement that the petitioner agree to construct
23 the trail along the front edge of the property,
24 that being the western edge of the property.
Page 30
1 ComEd has property and utilities
2 that run north of van Emmon and South of 126 ,
3 actually all the way down to 47 . The City has
4 prepared preliminary engineering for a multi-use
5 trail along that property.
6 In fact , the lease agreement has
7 been drafted and is in front of City Council next
8 month for final approval allowing the City access
9 to the property and allowing the City to construct
10 a trail on that property.
11 The City has applied for a grant ,
12 couple of grant applications , to help with the
13 funding and there is some matching requirements
14 there .
15 Total from downtown north of van
16 Emmon all the way to Windett Ridge subdivision is
17 a little over two miles in length, and the total
18 cost of that trail is roughly 2 . 8 million dollars
19 remaining engineering that ' s left and the
20 materials to construct - - the construction of that
21 facility.
22 Just yesterday Staff ' s
23 recommendation was as a requirement of this PUD
24 petitioner construct a portion of the trail that ' s
Page 31
1 adjacent to this development , which is plus or
2 minus 3200 feet , not listed on here, I am going
3 from memory, but a pretty sizable length.
I
4 We have asked the engineers to - - I
I
5 have asked the engineers to break down an itemized i
6 cost estimate to determine what that segment would
7 be . We just received that information yesterday
8 and it was a follow-up of this Staff report . That
9 cost estimate for that segment is in excess of a
10 million dollars ; it ' s 1 . 2 million.
11 We have scheduled a meeting with the
12 petitioner to talk about what participation is
13 appropriate, so our recommendation to the Plan
14 commission tonight would be to - - I would ask to
15 have that adjusted to state that the petitioner be
16 required to participate in the construction, but
17 don ' t leave - - Staff wouldn ' t recommend - - 1
18 wouldn ' t recommend the requirement of two million
19 dollars . It wouldn ' t be consistent with other
20 trail requirements that the City has required and
21 certainly is in excess of a reasonable amount ;
22 however, some participation towards that amount I
23 do believe is reasonable . That discussion has yet
24 to be had, but it ' s still an item that Staff would
Page 32
1 recommend negotiating in the PUD agreement, so I
2 just wanted to make sure that that was clear when
3 you consider the Staff recommendation.
4 I think that ' s all of my notes . I
5 can answer any questions . Thank you .
5 CHAIRMAN LUCIETTO : Okay. I have a note
7 that was written that I want to enter into the
8 public record. It was written by Susan Lambke for
9 both she and her husband, Gregory. They live at
10 339 East Van Emmon Street . She writes , "Opposed
11 on doubling the population for that area. That
12 was for single dwellings . Also you have to fix
13 the problems that are there already. Thank you . "
14 So I will give it to one of you guys to enter that
15 into the record.
16 Do we have any questions, comments
17 or suggestions from the public from those of you
18 that were sworn in? Could you come up here ,
f
19 please, and say your name and where you live?
20 MR. ENGELHARDT: Mike Engelhardt, 15
21 Crooked Creek Drive . I am over here . What is
22 this here? Who owns that property there?
23 MR. MILLER: I can try to address that,
24 although I don ' t know the current owner .
Page 33
1 MR. PHILIPCHUCK: It was the Shepherd
2 Group, I think it still is .
3 MR. ENGELHARDT: Is this the water line
4 here?
5 MR. MILLER: The water - -
6 MR. ENGELHARDT: The water main?
7 MR. MILLER: That I don ' t know. Pete,
8 can you --
9 MR. ENGELHARDT: Do I have my bearings
10 right?
11 MR. HUINKER: Where it crosses .
12 CHAIRMAN LUCIETTO : Can you guys speak
13 up? The court reporter cannot hear you .
14 MR. ENGELHARDT : Okay. I 'm just
15 wondering who - - this is not part of this?
16 MR. HUINKER: It ' s a different owner.
17 MR. ENGELHARDT: Different owner . And
is this road here, is this a proposed road?
19 MR. HUINKER: This section right here,
20 no . No . This is basically a cul-de-sac .
21 MR. ENGELHARDT: Oh, I see . I see .
22 Okay. That is my question. And are these going
23 to be -- are these condos , do I understand that
24 right? Not apartments , they are condos?
Page 34
1 MR. PHILIPCHUCK: Correct . The
2 ownership, yes .
3 MR. ENGELHARDT : That ' s what I wanted to
4 know. Thanks .
5 CHAIRMAN LUCIETTQ : Is there anyone
6 else? Please come up .
7 MR. PRUTCH : My name is Andrew Prutch
8 and I happen to live right here .
9 CHAIRMAN LUCIETTQ: And what ' s your
10 address?
11 MR. PRUTCH : 316 Illini Drive . And I
12 back up to this area right here and I oppose this
13 bike track back here because I don ' t want the
14 added traffic going behind my property.
15 Another thing is when they built
16 this retention pond here, the way they have this
17 all graded, when it rains a lot in the springtime
18 and in the fall , all this water comes rushing down
19 this hill and runs through the back of my property
20 because of the creek that runs through back here .
21 Now, another thing we are concerned
22 about is having more units back here . Are these
23 people going to own these units or are they going
24 to buy them and rent them out and then there is
Page 35
1 going to be renters back there and all the
2 increased traffic .
3 I just - - I think it should all be
4 left single-family houses because of the decreased
5 property values of the houses around it, and I ' m
6 just afraid that once they put this trail in here,
7 there ' s going to be so much traffic with kids
8 running back here in the woods and stuff that it ' s
9 just going to be a nightmare . That ' s my opinion.
10 CHAIRMAN LUCIETTO : Is there anyone
11 else?
12 MS . STALE: Hi , I ' m Lori Staie . I live
13 at 311 Illini Drive, actually live right across
14 the street from Andy. I have a couple questions .
15 One thing is the density for the new
I
16 plan has the - - has it higher than what the
17 Comprehensive Plan calls for. I was just
18 wondering why do we have a Comprehensive Plan if
19 we don ' t follow by, you know, what the plan is .
20 Another question that I have - - or
21 actually the first thing that comes to mind when
22 you say multi-family home is the fact that the
23 renters will dominate the population, the
24 transient population is already extremely high in
Page 36
1 the surrounding area.
2 The block behind us is Walter Street
3 and they have - - it ' s a mixture of homes and
4 duplexes . On that street , 46 percent of the
5 people that own there are - - are granted a
6 homestead exemption, and this is by the County' s
7 records . Across the street at Colonial Parkway,
6 which is all duplex or townhomes , they are at
9 43 percent .
10 I 'm thinking putting more
11 multi-family homes in this area is probably not a
12 good idea, you know. Is there any kind of way we
13 could put covenants in there that says only a
14 certain number of these can be rented? Is there
15 something that can be done along that way?
16 And when John - - John made a comment
17 that this was going to be empty nesters or he
is was -- or they were targeting empty nesters , well ,
19 if you are looking for a senior population, you
20 wouldn ' t go for a two-story home, you ' d go more
21 for maybe single-story ranches . That might be a
22 little bit more acceptable . I don ' t - - I don ' t
23 see doing two-story homes as a great idea.
24 And the geothermal requirements, who
Page 37
1 is going to maintain that? Will that be part of
2 the building permit? Is that -- you know, are
3 these companies that came up and spoke, are they
4 going to be the only ones that are going to be
5 required to do the work on these homes?
6 And did the - - another question I
7 had is the R-2 , the original development , did they
8 have those geothermal requirements when it was
9 origina y submitted? Those are what I ' ve got .
10 CHAIRMAN LUCIETTO: Do you want to say
11 anything to her?
12 MR. PHILIPCHUCK: I can respond at the
13 end if you would like .
14 CHAIRMAN LUCIETTO : Well , we ' ve got
15 quite a list of questions so far, so why don ' t you
16 go ahead and answer?
17 MR. PHILIPCHUCK: Okay. I guess because
1$ I can remember what Lori just said, I will start
19 with her and work my way back, but we are not
20 requiring everyone to have geothermal . We are
21 proposing it to them. We are hoping that some
22 will take advantage of it .
23 It ' s a $45 , 000 option. Let ' s not
24 kid ourselves , there is some payback, but it ' s not
Page 38
1 cheap to put in upfront . We didn' t have it as
2 part of that original development because I think
3 they were about $65 , 000 a couple years ago . The
4 prices are coming down, but they are -- they are
5 expensive, so on the geothermal, that ' s a
6 recommended. We are going to suggest that buyers
7 look at that, but that will not be a requirement .
8 So I just wanted to make that clear.
9 As far as the rental situation, we
10 can offer a single level home and we can do an
11 attached product, and you are right, some empty
12 nesters , depending on age, prefer to have one
13 level and some , as long as they are mobile, prefer
14 two-story.
15 The reason we showed you the
16 two-story product is because that ' s what we would
17 anticipate selling in there, but based on today' s
18 numbers , based upon what we have put into the
19 testimony, is what these units contain and price
20 range and that ' ll dictate it ' s not going to be a
21 feasible rental project . It ' s just the way you
22 finance it and having this -- I mean, typically if
23 you are going to do design for rental you want to
24 try to minimize what your exterior treatments are
Page 39
1 going to be .
2 You don ' t want 30-year architectural
3 shingles , that ' s for sure, you want the three tab .
4 You try to reduce, reduce costs so you can get
5 your numbers to work out in the market because
6 obviously you are trying to meet your mortgage
7 payment and you are trying to make a profit or, of
8 course , hope that values increase .
9 So for those reasons we do not see
10 this as a rental market much in the way that some
t
11 of the older product that was built in the City
12 either was from day one or evolved into it, so
13 that ' s the way we see it . We certainly are not
14 encouraging it .
15 This has come up in other hearings =
16 we have done in other communities . we hate to
17 alienate property. I typically don ' t recommend
18 it . There are situations sometimes that come up
19 where a family can get transferred from their job
20 to another part of the country, but the intent is
21 it ' s a one, two-year deal, they want to come back,
22 they want to live in the house again, they do rent
23 it for a short period of time . If you take that
24 option away from them - - I don ' t know how many
Page 40
1 people in this room, you know, would want to have
2 that kind of restriction on their home, that they
could never rent 3 cou e t it, but it ' s not something that ' s
4 real popular in the marketplace .
5 So we would ask that that would not
6 be a requirement in this particular development
7 either.
8 The Comp Plan is a guide as you
9 know. It ' s not etched in stone, it ' s just a plan
10 out there for how a community evolves and
11 develops .
12 It ' s hard to keep up and keep them
13 current - - Travis will tell you that - - because
14 it ' s ever changing and evolving . As soon as a
15 decision is made by the council , it can oftentimes
16 affect the Comp Plan and it becomes outdated and
17 another land use decision is made , such as
18 happened here, where the Comp Plan on that 12
19 acres south of us showed it as residential , but
20 what did it come into the City as? B-2 with
21 office uses and retail convenience uses . So
22 that ' s an example .
23 I think the bike path has been in
24 the City' s plans for a number of years . I can
Page 41
1 appreciate your concerns about inviting the public
2 into what ' s been a private space, that is the
3 typical concern.
4 Somehow communities have to figure
5 out how do we balance the public ' s need to be in
6 and moved through the community versus the private
7 land owners that have property that is adjacent .
8 That ' s always a difficult thing to
9 work out , I can appreciate your concerns about
10 that , but that really - - we ' re providing a
11 connection from our subdivision to that path so
12 that residents , if they are using the path, can
13 get in and out and have direct access onto the
14 path.
15 It ' s our responsibility, other than
16 the fact that we ' re going to meet with Staff and
17 talk about financial contributions - - for
18 instance, this developer, Woodstone , in their
19 annexation agreement made a commitment to $25 , 000
20 applied to the construction of the trail , so
21 because it was a residential development , there
22 probably was no park donation requirements , so our
23 particular subdivision, you know, we already have
24 a $350 , 000 commitment to the park department, so
Page 42
1 that obviously could be applied to construction of
2 the trail .
3 I think the other letter that you
4 received from Susan Lambke, perhaps she
5 misunderstood what was - - she probably heard that
6 there was some attached two-unit product and maybe
7 she thought that that was the entire subdivision
8 and it was doubling, but as we know, that ' s not
9 the case .
10 We still have 45 single-family
11 detached homes closer to the Van Emmon side of the
12 development and it ' s only at that southern end
13 where we are primarily adjacent to open space and
14 commercial that we are looking at the attached
15 product .
16 I hope that addressed some of the
17 questions . I think I had maybe one comment
18 regarding Staff . Looking at that connection back
19 there, we will look at that to see how that could
20 be facilitated, if there is a way to make a
21 connection there for the protection.
22 As I understand it ' s basically you
23 are looking at ways to protect the trees and,
24 again, language in these easements and things can
Page 43
1 be directed as to how the trees can be maintained
2 and recommended maintenance and certainly the
3 homeowner ' s associations typically do also connect
4 with the City Staff and look for guidance and
5 assistance . I know we 've done it in our
6 subdivision on some of the common areas as issues
7 that come up .
8 So I think there is expertise out
9 there to the homeowner ' s association, and based on
10 how you draft the language, I think it can work
11 very well .
12 We haven ' t found it to be a problem
13 in White Oak Estates , which there are wide open
14 spaces , we are maintaining them without being a
15 partner with some other outside land conservation
16 group .
17 So we think that this will be a
18 similar quality here and it will also -- also
19 work. So those are our answers to the responses .
20 CHAIRMAN LUCIETTO : Do we have any other
21 questions or comments?
22 MR. McCURDY : My name is Mike McCurdy.
23 I live on the west side . Is it possible to
24 address -- I don' t know, I actually have some
Page 44
1 questions . Is it just possible to direct
2 questions to him and have him answer?
3 CHAIRMAN LUCIETTO : Go for it . Come on
4 up. Do me a favor, though. You didn' t state what
5 your actual address is and we would like to have
6 that in the record.
7 MR . McCURDY: It ' s actually a lot . i
8 don ' t know that it has an address . It would
9 probably be 322 East Washington Street .
10 CHAIRMAN LUCIETTO : Okay. That ' s fine .
11 MR. McCURDY: It ' s at the end of
12 Washington Street . It backs also - - so the back
13 of my property is what they' re talking about, the
14 bike trail there . I back up to it just like the
15 other gentleman does , just down a couple streets .
16 But instead of a comment, I have some questions .
17 CHAIRMAN LUCIETTO : That ' s fine .
18 MR. McCURDY: You spoke about a couple
19 of things , first about that geothermal . Travis
20 was - - is that your name?
21 MR . MILLER: Sure .
22 MR. McCURDY: You said you would like to
23 see it mandatory and they are saying they would
24 like to have it optional . Is that something you
Page 45
1 are trying to work out or --
2 MR. MILLER: The Staff ' s recommendation
3 is , you know, these items -- back up . A PUD --- in
4 order for a petitioner to justify a PUD or what ' s
5 expected of a petitioner as written in the PUD
6 ordinance, in order to be considered a PUD or be
7 approved as a PUD, it ' s expected that the
8 petitioner go above and beyond, whether or not it
9 be an architectural standard or green space
10 standard.
11 So one of the things that ' s proposed
12 in the application is that the units being
13 constructed in this subdivision be required to
14 have certain environmental components to them.
15 One of those items was geothermal. , there is a long
16 list of items that they are proposing to include
17 in the residential units , and the Staff comment
18 was not to make that optional , that this is a PUD,
19 Staff ' s recommendation from Plan Commission is to
20 require all of those items for all of the units
21 within the PUD.
22 So to answer your question, yes ,
23 Staff is recommending that that item, geothermal ,
24 be required for all of the units .
Page 46
1 MR. McCURDY : You said it would cost
2 45 , 000 per unit, so you think it should be an
3 option that each individual owner gets to
4 decide - -
5 MR. PHILIPCHUCK: We ' re going to
6 encourage it , we ' re going to point out the
7 benefits to it . obviously some people may have
8 that in their budget and they may be very green
IQ thinkers and they may say, you know, that ' s a I
10 great idea. We will show them how the technology
11 works , explain it to them, urge them to do it,
12 because, as we stated earlier on, we want to try
13 to have a green community, but unfortunately at
14 that price it ' s going to take it out of some
15 people ' s price range, so that ' s why we didn ' t want
16 to make it mandatory, but we do want to suggest
17 it, so if we can convince some of the home buyers
18 to put that into their plan, that ' s what we would
19 like .
20 MR. McCURDY : Maybe I 'm off base here,
21 I ' m not sure , but I know, because I am in
22 construction, it ' s very depressed, I hate to use
23 that word, but it ' s very depressed right now.
24 Is part of your reason you are doing
Page 47
1 this is to help yourself , you know, be able to
2 sell?
3 MR. PHILIPCHUCK: Absolutely.
4 Absolutely.
5 MR. McCURDY : So the 45 , 000 kind of
5 counteracts what you ' re trying to do.
7 MR. PHILIPCHUCK: We are at a little
8 different higher end market here obviously. This
9 is not a production home , this is all custom-type
10 homes in this subdivision, so it is a different
11 market , but the pockets aren ' t forever, so, you
12 know, what they can afford is what they will look
13 at , and they may say yes , I like it, but others
14 may say I ' ll have to opt out of that, I like all
15 those other features , we ' re going to design those
15 in -- I think I mentioned those things that are
17 going to be mandatory, but the geothermal is not
18 mandatory.
19 MR. PRUTCH : There is not going to be a
20 300 foot hole in the ground when you build a
21 house, come on. That ' s -- don' t believe that .
22 MR. PHILIPCHUCK: Do you want to explain
23 the numbers? Do you want to make a comment?
24 MR. GREEN: The additional cost for the
Page 48
1 geothermal , basically it is the intent is you
2 are paying upfront to save over the long-term, so
3 if you pay additional and you can cut your
4 utilities in half or more, then you are getting
5 paid back each month, so over the life of the
6 system you are actually going to make more than '
7 the additional cost of the system, so it ' s
8 basically an upfront cost to save energy over the
9 long-term, and that ' s basically why -- it is a
10 more expensive system to install , but it has a
11 payback over - - you know, over the lifetime of the
12 system.
13 CHAIRMAN LUCIETTO : Okay. Are there any
14 other questions? Oh, did you have more? Oh,
15 okay.
16 MR. McCURDY : About the trail .
17 That ' s -- I guess both to Travis . This is
18 something that ' s you ' re pretty sure it ' s going to
19 go through, that trail? I mean, I 've heard about
20 it for a long time, but you are pretty sure it ' s
21 going to go through?
22 MR. MILLER: Pretty sure until something
23 is constructed. You never know, but it ' s certain
24 to the point that the City has invested
Page 49
1 engineering expenses toward that and have applied
2 for grant dollars to construct it . One of the
3 grants we are hoping to hear as early as November
4 to fund a good portion of the trail .
5 As 3 mentioned earlier, the City has
6 worked over almost two years now with a lease
7 agreement with ComEd, Commonwealth Edison, to
8 allow use of -_ - Iong--term use of the property to
9 construct the trail and to maintain the trail
10 across it .
11 It ' s seen in the Comprehensive Plan
12 and in the Transportation Plan still in draft form
13 as a critical link to large populations . whenever
14 the subdivision, Raintree subdivisions , Country
15 Hills , we have over 2 , 000 residential units that
16 are platted in that part of the city through this
17 trail would be able to have access downtown to a
16 pedestrian trail , so it ' s a -- in the draft and
19 greater transportation plan, this is one of the
20 top priorities in terms of trails city-wide to be
21 constructed, so Y believe it ' s likely given all of
22 those factors .
23 MR. McCURDY; Is this another factor
24 that you are - - because it seemed like you were a
Page 50
1 little - - the numbers , I don ' t know, I didn ' t
2 understand exactly because they talk about a
3 million and three million.
4 I would think that that would have a
5 big bearing on you, too, wouldn' t it, I mean, I
6 would think at some point it ' s not going to be
7 worth it for you to do it because a certain amount
8 of money - -
9 MR. PHILIPCHUCK: That ' s why we have to
10 sit down -- you are absolutely right, we have to
11 sit down with Staff and City Council about what ' s
12 a fair donation towards the construction of the
13 trail based on the number of units that we have in
14 the subdivision.
15 MR. McCURDY : So that ' s a sticking point
16 right now.
17 MR. PHILIPCHUCK: Well , we obviously
18 cannot afford to do a million for that trail . We
19 can ' t do that .
20 MR. PRUTCH: Has anybody been down there
21 to look at the grade for that? Because up to my
22 property, up to this - - this is a big retention
23 pond right here, so from this retention pond, here
24 is my house here .
Page 51
1 From here all the way down to where
2 my land is is like at a really steep slope, so
3 that means they are going to have to go back in
4 there and regrade all that out, make it flat, have
5 to put what, five bridges across , where the creek
6 goes across here like five times , so when you guys
7 cut into this hill , you ' re going to weaken that
8 retention pond.
9 MR. HUINKER: The creek is actually
10 here .
11 MR. PRUTCH : It comes here . It bends
12 around and cuts in around here .
13 MR. HUINKER: What we ' re proposing is
14 just to connect - - it would end at this property
15 line . what the City is proposing is this regional
16 trail , that would be constructed within --
17 MR. PRUTCH: Right, but from the top of
18 here down to where my property is --
19 MR. PHILIPCHUCK: We ' re not going to do
20 anything here . Our path - -
21. MR. PRUTCH: Well , my property is right
22 here .
23 MR. HUINKER: Yes . Well , we are
24 proposing to have it rise right along here . It
Page 52
1 would intersect the trail .
2 MR. PRUTCH : And then where would it go,
3 from here , up here?
4 MR. HUINKER: The Com Ed trail
5 essentially goes north/south.
6 MR. PRUTCH: Right, but this whole hill
7 right here is at such a steep slant - -
8 MR. PHILIPCHUCK: That ' s not the ComEd
9 property.
10 MR. HUINKER: This is separate from the
11 ComEd property.
12 MR. PHILIPCHUCK: The ComEd property is
13 low ground at the bottom.
14 MR. HUINKER: Is directly west of this
15 property. It ' s not within this property.
16 MR. PRUTCH: So how are you going to get
17 between my property and this retention pond?
18 MR. PHILIPCHUCK: That ' s Commonwealth
19 Edison ' s property.
20 MR. PRUTCH : Where is that at compared
21 to my property?
22 MR. PHILIPCHUCK: Between the two.
23 MR. PRUTCH: Right, which is at a slant .
24 MR. PHILIPCHUCK: No, it ' s not at a
Pace .
I slant .
2 MR. PRUTCH: Yeah, it is . If you want
3 to come over, I ' ll show you. The creek runs
4 through my back yard.
5 MR. PHILIPCHUCK: The creek is on the
6 low ground.
i
7 MR. PRUTCH : The creek runs through my
8 yard.
9 MR. PHILIPCHUCK: No, that ' s
10 Commonwealth Edison ' s property.
11 MR. HEATH : That ' s fairly level . I 'm
12 Richard Heath, 48 -- 9488 Van Emmon.
13 CHAIRMAN LUCIETTO: Okay, thank you .
14 MR. HEATH : That ' s an old railroad
15 right-of-way and it ' s fairly level .
16 MR. PRUTCH: I understand that , but when
17 they built this , they came in here and they sawed
18 all the trees down and then when they built the
19 subdivision, from my yard is flat, then it goes
20 like this , straight up, all the way to the top
21 here .
22 MR. HUINKER: That ' s your property and
23 that ' s ComEd.
24 MR. PRUTCH : I ' d like to go down there .
Page 54
1 MR. PHILIPCHUCK: That ' s ComEd, that ' s
2 your property.
3 UNIDENTIFIED SPEAKER: How wide is it?
4 MR. McCURDY: 50 feet . ComEd is
5 probably 50 feet .
6 MR. MILLER: It varies depending on what
7 it is , but it ' s basically a 50-foot wide strip of
8 land .
9 MR. HUINKER: If you take this western
10 line and you offset that about 50 feet, that ' s
11 basically --
12 MR. PRUTCH : I know where it ' s going, I
13 can see where - - when they came in there and they
14 ran that sewer line, that ' s exactly where it ' s
15 going to go, but after they put that sewer line in
16 there, they went in there and regraded it all .
17 MR. HUINKER: Now, the design and
18 construction of that is actually Travis ' , the
19 design that ' s currently being done right now,
20 so - -
21 MR. MILLER: One of the reasons for the
22 high cost is dealing with a bridge to cross the
23 creek.
24 MR. PRUTCH : Yeah, because I get enough
Page 55
1 water back here now after they went in there and
2 they redid all this . Every time it rains in the
3 spring and the snow, it comes all barreling down
4 this hill , through James ' land, through the other
5 part down there, so, I mean, I ' d love to have you
6 guys go down there sometime and show me exactly
s
s
7 where it ' s going to be . You can' t see it here . I
8 mean, I know exactly how the creek runs through
9 there, I am down there every day.
10 MR. HUINKER: It crosses back there .
11 MR. PRUTCH : Oh, yeah, and you can' t
12 redirect the creek.
13 MR. HUINKER : And that will have to be
14 addressed in the engineering of ComEd, but that ' s
15 separate from this property, that ' s - -
16 MR. PRUTCH : And I understand that,
17 because I had them - - when they came in here and
18 they did this -- there were supposed to be two
19 houses on the original plans back here and then
20 they moved them over here because they found out
21 that this is all - - when they dug this here , they
22 could never get this dried out, there was always
23 water or a spring running underneath there, so
24 then they built the two lots to go through here
Page
1 and then they built - -
2 CHAIRMAN LUCIETTO : One conversation at
3 a time . Can I make a suggestion? Because you
4 definitely have a concern. They haven' t gotten to
5 the point where they know what they' re doing in
6 that area loo percent yet .
7 If I were you, I would get ahold of
8 Travis ' card and just contact him on a regular
9 basis so that you can follow what ' s going on and
10 then maybe they can invite you and actually
11 explain it to you .
12 MR. PRUTCH: That ' s fine . That ' s fine .
13 MR. MILLER: I ' d be happy to .
14 CHAIRMAN LUCIETTO : Does that sound
15 okay?
16 MR . PRUTCH : Okay. I have no problem
17 with that . Thanks .
18 CHAIRMAN LUCIETTO : Is there anybody
19 else? Could you give us your name?
20 MR. RODRIGUEZ : Ruben Rodriguez , 318
21 East Washington Street .
22 CHAIRMAN LUCIETTO: Thank you.
23 MR. RODRIGUEZ : I back up into Mike ' s
24 property and, as a matter of fact , it was his
Page 57
1 house .
2 My concern is that - - and I have no
3 problem with the bike trail , I 've seen that in
4 Wheaton, you know, had that long bike trail .
5 I have no problem with the
6 converting it from a B-2 to, you know, condo
7 living, if it ' s only in one area, that ' s fine . I
8 have no problem with that .
9 The thing is are we going to revisit
10 this or water down the zoning later on if the
11 market continues the way it ' s going? I don' t want
12 this to continue into one housing issue after
13 another because they can ' t build, and I don ' t want
14 to convert it into another type of housing where
15 it ' s rental at the end of the day, oh, we can ' t
16 sell now, we ' ve got to rent . That ain ' t
17 happening. That will not happen. Okay? I 'm - -
18 that ' s --
19 The market is depressed, I
20 understand that, you know, everyone ' s housing is
21 at a low level , but we can' t keep rezoning just
22 because you guys can ' t sell the property.
23 You made the investment, you made
24 the gamble, you bought the property, now you are
Page 58
1 in hock. Let ' s be realistic . You ' re coming up
2 here and selling us a bill of goods saying I 'm
3 going to put all this good stuff in there, we ' re
4 going to put this geothermal stuff in there, and
5 it ' s just a selling point because it really
6 doesn ' t exist . It doesn ' t exist .
7 And you tell us to buy into it .
8 Forget it . I 'm not buying it . I agree with all
9 the things that you want to do, but at the end of
10 the day, when you rezone, now are you going to
11 water it down again a year later, oh, we can' t
12 sell it, oh, well , we 've got to come at you again.
13 MR. PHILIPCHUCK: The property owner,
14 your point, always has the right to ask, but the
15 municipality does not have to grant it .
16 MR . RODRIGUEZ : Right .
17 MR. PHILIPCHUCK: Now, they can' t be
18 unreasonable, arbitrary and capricious in their
19 decision, but I think history has shown a
20 reasonable first bite at the apple is one thing,
21 if you come back for more, it ' s usually pretty
22 difficult . I think the Plan Commission has
23 experienced that . Good point .
24 CHAIRMAN LUCIETTO : Is there anything
Page 59
1 else?
2 MR. McCURDY : Can I comment then?
3 CHAIRMAN LUCIETTO : Oh, absolutely.
4 MR. McCURDY : I guess I 'm going to
5 counterpoint Ruben because I am in construction,
6 so I mean, I don ' t think what they' re doing is bad
f
7 myself . I don ' t see it as a problem-
8 I mean, they ' re not asking to put a
9 factory in, they are keeping it residential ,
10 they' re not really changing the scope of it, and
11 the quick question, people keep saying condos . Is
12 there like a four-unit condo building or is this
3
13 attached single-family houses like a duplex?
14 MR . PHILIPCHUCK: It ' s attached
15 single-family.
16 MR. McCURDY: So no condos .
17 MR. PHILIPCHUCK: No . Some people
is envision condo. It ' s a type of ownership on this ,
19 it ' s a multi-story building with a bunch of units
20 in it .
21 It ' s a common ownership where they
22 own the four walls and there is common ownership
23 of the areas around it , but it ' s in essence a
24 two-unit attached single-family project .
Page 60
1 MR. McCURDY: And you know, I know a lot
2 of people have no sympathy for people in that - -
3 you know, but I do, you know, I have to make a
4 living, too, and so do they, and they are
5 proposing something to keep their head above
6 water.
7 You make them like a villain like
8 they' re trying to, you know, cheat everybody. I
9 just don ' t look at it like that . I look at it as
10 yeah, they probably are in trouble, a lot of
11 people are in trouble , a lot of people don ' t have
12 work, a lot of people need to make money. I don ' t
13 think they' re asking for anything that sounds
14 ridiculous or unreasonable .
15 I just want to go out because it
16 seems like nobody ever supports anybody in these
17 situations and I just want to say that I think
18 this is a fine thing they' re asking for, it
19 doesn ' t sound horrible to me , and I don ' t think
20 you should try to get a million dollars out of
21 them out of the back part , they' re not -- that ' s
22 not part of the agreement now that they don ' t have
23 to do that, and I think a lot of people would
24 rather not see that trail go in, but that ' s
Page
1 another point that has nothing to do with them
2 really, but I 'm just saying I think what they are
3 proposing is reasonable, it ' s not really going to
4 change anything other than hopefully maybe it will
5 make it easier for them to sell some of their
6 units , and the other way is start to see stuff
7 that ' s all boarded up or, in their case, land is
8 going, you know, back to nothing. Some people
9 like that .
10 But I just want to remind everybody
11 that everybody needs to make a living, and if you
12 don ' t own your own business , you are working for
13 somebody else who is running a company, that
14 you ' re -- -
15 I mean, GM is going out of business ,
16 everybody is having a hard time now, and I don ' t
17 think it ' s unreasonable for someone to come in and
18 ask for yes , we did this , but now things have
19 changed, and to keep our head above water, we need
20 to make a change . I don' t think it ' s unreasonable
21 and that ' s my comment .
22 CHAIRMAN LUCIETTO : Okay. Do we have
23 any others?
24 (No response . )
Page 62
1 CHAIRMAN LUCIETTO : Hearing no other
2 comments --
3 MR. LINDBLOM: I would move to close the
4 public hearing.
5 CHAIRMAN LUCIETTO : Do we have a second?
6 MR. HOLDIMAN: Second.
7 CHAIRMAN LUCIETTO : All in favor say
8 aye .
9 (A chorus of ayes . )
10 CHAIRMAN LUCIETTO : Not in favor, nay.
11 (No response . )
12 (Which were all the
13 proceedings had in the
14 public hearing portion of
15 the meeting. )
16 - - -000- --
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Page 63
1 STATE OF ILLINOIS )
) SS .
2 COUNTY OF LA SALLE )
3 1, Christine M. Vitosh, a Certified
4 Shorthand Reporter, do hereby certify that I
5 reported in shorthand the proceedings had at the
6 hearing of the above--entitled cause and that the
7 foregoing Report of Proceedings , Pages 1 through
8 64 , inclusive , is a true, correct , and complete
9 transcript of my shorthand notes so taken at the
10 time and place aforesaid.
11 I further certify that I am neither
12 counsel for nor related to counsel for any of the
13 parties to this suit, nor am I in any way related
14 to any of the parties to this suit, nor am I in
15 any way interested in the outcome thereof .
16 I further certify that my
17 certificate annexed hereto applies to the original
18 transcript and copies thereof , signed and
19 certified under my hand only. I assume no
20 responsibility for the accuracy of any reproduced
21 copies not made under my control or direction.
22
23
24
Page 64
1 In testimony whereof, I have
2 hereunto set my hand this 12th day of August,
3 A.D . , 2009 .
4
5
6 Christine M. Vitosh, CSR
CSR No. 084-002883
9
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Page 1 of 3 DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
Yorkville Public Library, Historic Meeting Room
Wednesday, August 12,2009 7:00pm
Chairman Anne Lucietto called the meeting to order at 7:00pm.
Roll Call:
Jack Jones Jeff Baiter
Tom Lindblom Clarence Holdiman
Michael Crouch Charles Kraupner
Brian Schillinger(7:02pm) Chairman Anne Lucietto
Absent: Sandra Adams
Quorum established.
Other City Staff.
Travis Miller, Community Development Director
Guests-
Matt Schury, Kendall County Record Lowell Iverson
Loren Miller Martha Price
Sandy Henne Verne Henne
Richard Scheffrahn Steve Hornik
Bill Dun, EEI Kelly Kramer, Attorney
Steve Bazan Marion Bazan
Gary Matlock Kyle Price
New Business:
1. PC 2009-12 First National Bank of Ottawa Trust 42466, petitioner filed an
application with the City requesting approval for a preliminary PUD and
final subdivision plat. The property consists of approximately 6 acres at the
northeast corner of Route 34 and Cannonball Trail, Yorkville.
Attorney Kelly Kramer was present on behalf of the petitioner. They are seeking a
recommendation for the preliminary PUD and final plat for the 6-acre parcel. This plan
does not request a gas station like the previous one and includes other businesses still in
negotiations.
Commissioner Crouch questioned the proposed daycare next to a restaurant (Buffalo
Wild Wings) that serves alcohol. Attorney Kramer said the distance requirements are
met.
Page 2 of 3
Discussion turned to the original request for a gas station. Mr. Schillinger noted that the
Plan Commission had previously voted unanimously against the gas station. Attorney
Kramer stated that the request is not withdrawn. She said that while the petitioner is
anticipating a retail use, a"special use"provision remains under the PUD.
Travis Miller provided a further explanation of the Annexation Agreement. If the
property were redeveloped in the future, the PUD would have to be amended. In order to
build a gas station, the petitioner would have to come back before the Plan Commission.
Travis added that a gas station would also require a reconfiguration of the parking lot. If
the land is ever sold, it also retains the "special use" stipulation.
Harold Oliver of HRM Properties noted this is a market-driven project. He informed the
Plan Commission of the businesses proposed for this development. He said if the current
plan is not approved, the gas station is still an option for him.
Bill Dunn of EEI commented briefly on the stormwater basin. He said all issues brought
forth are manageable at this time.
Commissioner Baker suggested that perhaps there should be an emergency access for the
daycare, but Commissioner Lindblom said there is ample room around the building.
The audience was asked for input, but no comments were voiced.
Action Items
i. Preliminary PUD
Michael Crouch made a motion to approve the preliminary PUD subject to staff
comments. Jack Jones seconded the motion. Roll call vote:
Jones-aye
Baker-aye
Lindblom-aye
Holdiman-aye
Crouch-aye
Kraupner-aye
Schillinger-aye
Lucietto-aye
ii. Final Plat
Mr. Crouch also moved to approve the final plat subject to staff comments with a second
by Mr. Jones. Roll call vote:
Baker-aye
Lindblom-aye
Holdiman-aye
Crouch-aye
Kraupner-aye
Schillinger-aye
Jones-aye
Lucietto-aye
Page 3 of 3
Additional Business:
Travis Miller reported on the CMAP 2040 Plan. He said there is an interactive kiosk at
the Library's main entrance until Monday, August 17th and input from the public is
invited. On this date there is also a meeting regarding the Plan.
Update on Kendall County Consortium: the editor of Plan Commissioners Journal is
conducting a USA tour and exploring issues being faced by Plan Commissions
nationwide. The editor will attend the September 10th Consortium meeting hosted by
Montgomery at 7pm.
Michael Crouch reported on the Zoning Commission and said they have been meeting
monthly to update and revise the verbage. They will continue to meet August through
October. The next meeting is August 26th
There was no further business and a motion for adjournment was made by Jones and
seconded by Crouch. The meeting was adjourned at 7:23pm.
Minutes respectfully submitted by
Marlys Young
SE(c
W I A F L E 6 9
September 3, 2009
Mr. Travis Miller
United City of Yorkville
800 Game Fame Road
Yorkville, IL 60560
Re: Plan Commission Meeting September 9, 2009 Verizon Wireless
204 Wheaton Avenue Cell Tower Special Use Petition
Dear Mr. Miller;
As you know, SAC Wireless, LLC on behalf of Verizon Wireless, was scheduled to
be on the September 9, 2009 agenda for the Plan Commission. Due to the extent of
revisions requested by Staff, we respectfully request a continuance until the next
Plan Commission Meeting on October 14, 2009.
We apologize for any inconvenience this may have caused.
5s
Zoning Manager
SAC Wireless, LLC —Representatives for Verizon Wireless
Site development,Architecture&engineering,Construction
635 East Remington Road,Schaumburg, IL 60173 T 847.944.1622 F 847.991.5707
tony.phiilips @sacw.com
0 C
Memorandum
To: Plan Commission
EST _. � 1836 From: Travis Miller, Community Development Director
O �fl r� y CC: Annette Williams, Administrative Assistant (for distribution)
9 � y p Date: September 2, 2009
Subject: PC 2009-15 JR Yorkville LLC (Rezoning R-3 to B-3)
Background
This property was annexed in October 2002 as part of the Northgate Annexation. The
Annexation Agreement included 86 acres and the property was zoned B-3 and R-3. The Bristol
Bay Annexation and PUD Agreement approved in 2005 included 57.87 acres of this property,
leaving 28.13 acres. 26.04 acres of this property are zoned B-3 and 2.09 acres are zoned R-3.
Simultaneously to this request, the property owner is requesting Preliminary and Final
Subdivision Plan/Plat approval. This rezoning of the 2.09 acre area to B-3 will allow for the
entire 28.13 acre property to allow commercial use.
Staff Comments
Plan Council reviewed the rezoning request August 20, 2009 and recommend this is simply a
housekeeping item and recommend approval.
In considering rezoning requests, the Zoning Ordinance requires the Plan Commission to make
findings based upon the evidence presented to it in each specific case with respect to the
following matters:
a. Existing uses of property within the general area of the property in question.
b. The zoning classification of property within the general area of the property in
question.
c. The suitability of the property in question to the uses permitted under the existing
zoning classification.
d. The trend of development, if any, in the general area of the property in question,
including changes, if any, which have taken place since the day the property in
question was placed in its present zoning classification.
e. The impact that such reclassification and/or annexation will have upon traffic and
traffic conditions on said routes; the effect, if any, such reclassification and/or
annexation would have upon existing accesses to said routes; and the impact of
additional accesses as requested by the petitioner upon traffic and traffic conditions
and flow on said routes. (Ord. 1976-43, 11-4-1976)
1
Additional factors to be considered for an amendment to a zoning ordinance as detennined
by the `LaSalle' case should also be considered. These factors are as follows:
1) the existing uses and zoning of nearby property;
2) the extent to which property values are diminished by the particular zoning
restrictions;
3) the extent to which the destruction of property values of plaintiff promotes the
health, safety, morals, and general welfare of the public;
4) the relative gain to the public as compared to the hardship imposed upon the
individual property owner;
5) the suitability of the subject property for the zoned purposes;
6) the length of time the property has been vacant as zoned considered in the context
of land development in the area in the vicinity of the subject property;
7) the community need for the proposed use; and,
S) the care with which the community has undertaken to plan its land use
development.
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accuracy,timeliness,or completeness.It is the responsibility of the
"Requester"to determine accuracy,timeliness,completeness,and
J R Yorkville, L LC Rezoning appropriateness of its use.The United City of Yorkville makes no w
warranties,expressed or implied,to the use of the Data.
LandC -ParcelData&AerialPhotography provided by Kendall CountyG1S
1 f� +7 -Map created by United City of Yorkville Gf5 8
43
4� �'r o United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
11 Telephone: 630-553-4350
Fax: 630-553-3436
Le PC#
APPLICATION & PETITION
ANNEXATION, PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE REQUEST
Development Name: Northgate Date of Submission: August 11,2009
Requesting: []Annexation ®Zoning Q Planned Unit Development
p Special Use:
1. Name of Petitioner(s): Midco Northgate Yorkville, LLC(David Hene)
Address: 2303 Butterfield Road, Suite 310, Oakbrook, Illinois 60523
Phone Number: 630-366-2304 Fax Number: 630-954-7701
Email Address: dheneO-midamdevelopment.com
Relationship of Petitioner(s)to subject property:
[I Owner ® Developer 0 Contract Purchaser
2. Name of holder of legal title, if different from#1:
If legal title is held in a Land Trust, list the names of all holders of any beneficial interest
therein:
3. a). (i). Street address and physical location of subject property:
NEC Galena Road and Route 47
(ii). Zoning of surrounding parcels:
North: B-3 Service Business
South: B-3 Service Business
East: R-3 General Residence, R4 General Residence
West: B-3 Service Business
b). Legal description of property: attach as Exhibit"A".
c). Total Acreage: -3 acres
d). Kendall County Parcel Number(s) of property: 02-09-100-011
e). Current Zoning Classification: R-3 General Residence
0. Zoning Classification Requested: B-3 Service Business
g). Is this property within City limits? x Yes No, requesting annexation
United City of Yorkville Annexalion,PUD,Zoning,Special Use Application Revised: 1.29.09
44
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:
Bristol Kendall Fire Department,Yorkville School District 115
6. List the Illinois Business Tax Number(IBT#)for the State of Illinois and names of businesses
located on subject property to be annexed: None
7. Does a flood plain exist on the subject property? No
8, Do Electors reside on the subject property? No
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:
David Nene, 2303 Butterfield Road, Suite 310, Oakbrook, Illinois 60523
630-366-2304,630-954-7701 (fax),dhene @midamdevelopment.com
Attorney: Name: none
Address:
Phone Number: Fax Number:
Email Address:
Engineer: Name: Craig Knoche
Address: 24 N. Bennett St, Geneva, Illinois 60134
Phone Number: 630-845-1270 Fax Number: 630-845-1275
Email Address: knochec @crk-eng.com
Land Planner: Name: none
Address:
Phone Number: Fax Number:
Email Address:
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 1,29.09
45
10. 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 35 copies.
b. Appropriate filing fee(Please refer to page 4 of this application to"Petitioner Route, Step 1
Fees"and/or contact the Community Development Department for verification of this amount.)
c. Concept or Preliminary Site Plan: 35 sets folded to fit in a 10"x 13"envelope.
d. One CD containing one electronic copy(pdf) of each of the signed application
(complete with exhibits) legal description, and site plan.
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 and swear that the property to be annexed is
contiguous to the United City of Yorkville.
Date: August 11, 2009
Petiki n na re: I legal property owners signatures must appear on this application.)
Subscribed and swom to before/me this 4) day of ` � 200_ ,
Notary Seal ''-- -Y
OFFICIAL SEAL
THIS APPLICATION MUST BE NOTARIZED. MARK A.DEI.AFIELD
Noivy PubAc.Stets o1 Illinois
My ComMeslon Expires Oct 30,2012,
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 1.29.09
46
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
Community Development Department 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 2"d and 4h Thursday of the month at 9:00 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, Zoning Official, Public Works Director, Director of Parks and Recreation, l=ire Department
Representative, and Police Department representative.
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 4th Thursday of each
month at 7:00 p.m. at the Parks and Recreation Office at 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 Commission consists of 10 members
appointed by the Mayor.
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 ft.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 Community
Development Department's office containing the names, addresses and permanent parcel
numbers of all property owners.
United City orYorkville Annexation,PUD,Zoning,Special Use Application Revised: 1.29.09
47
Step 5- Economic Development Committee: The Economic Development Committee meets the 1st
Tuesday of the month at 7:00 p.m. in the Conference Room at City Hall. The project will be discussed in
an informal atmosphere where no formal voting takes place. This session is to discuss and consider
recommendations of prior committee meetings.
Step 6: City Council: A public hearing is required for annexation or PUD agreements. The City
Council meets the or 4" Tuesday of the month at 7:00 p.m. in the Council Chambers at City Hall.
A public hearing will be held at this time for the Annexation Agreement and/or Planned Unit
Development Agreement. Notice will be given by publication by the United City of Yorkville in the
Kendall County Record. A certified mailing to surrounding landowners is not required for this
public hearing. Any annexation agreement, PUD agreement or development agreement must be
signed by the Petitioner prior to being voted on by the City Council.
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 this original (retaining a copy for your recordeteom �Development
Department, United City of Yorkville, 800 Game Farm Road,Yorkvill
Date: August 11, 2009
Signature of Petitioner
United City ofYorkvillc Annexation,PUD,Zoning,Special Use Application Revised: 1.29.09
3
. x
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Plat of Subdivision -
y!«aa„Rai..11.a.1.W—l61M..Cr..f.n.ipy yl:go.f..Wal atlssr! ]-
Memorandum
To: Plan Commission
EST. = 1836 From: Travis Miller, Community Development Director
.� CC: Annette Williams, Administrative Assistant (for distribution)
O 111 l p Date: September 2, 2009
IGrd Cnry
��E Subject: PC 2009-11 Midco Northgate Yorkville LLC (Preliminary Plan/Final Plat)
Background
This property was annexed in October 2002. The Annexation Agreement included 86 acres and
the property was zoned B-3 and R-3. The Bristol Bay Annexation and PUD Agreement
approved in 2005 included 57.87 acres of this property, leaving 28.13 acres. 26.04 acres of this
property are zoned B-3 and 2.09 acres are zoned R-3. In addition to requesting the Preliminary
Plan and Final Subdivision Plat, the petitioner is requesting to rezone the 2.09 acres to B-3 (PC
2009-15).
Staff Comments
Plan Council reviewed the Preliminary Plan and Final Plan/Plat August 20, 2009 and requested
modifications to the plans in order to be in compliance with the City ordinances. The petitioner
resubmitted the Preliminary Plan and Final Subdivision Plan/Plat August 31, 2009. Staff has
reviewed this submittal and recommend approval subject to the following items being addressed:
Preliminary Plan:
• Add a note stating that location of watermain valves and hydrants shall be determined
during the final plan approval process.
• Move the 16" watermain along the Route 47 frontage of Lot 4 to be located at the new
Route 47 ROW line.
• Add a note that the alignment of the future 16" watermain extending north to Bertram
Drive may be revised to provide better fire protection for Lot 3.
• Add a note stating that the developer shall construct that part of the Rob Roy Creek
Interceptor along Galena Road.
• Revise the storm sewer design to intercept water from the Route 47 access drive at a
point close to Route 47.
• Revise the storm sewer design by moving the storm sewer stub for Lot 4 to a point close
to Route 47.
• Revise the storm sewer design by moving the north discharge to the pond to the
northwest corner of the pond. This will reduce the potential for short-circuiting of
stormwater through the pond.
• Revise the note about additional Bertram Drive ROW by deleting the phrase "purchasing
as' .
• Revise the note about the future traffic signal at the Rt.47/Bertram intersection by
deleting the phrase "by others".
• Add a streetlight at the first entrance on Galena cast of Route 47.
• Revise the grading and trail alignment at the NE corner of Rt.471Galena to conform to the
future IDOT right-of-way line as shown on the 2005 Route 47 corridor plan prepared by
1
EEI. The right-of-way line as shown on this preliminary plan, however, should remain as
shown.
• Show sidewalk extending along the west side of the N-S access road, and also along the
south side of the E-W access road. Also show a conceptual extension of sidewalk into the
Bristol Bay development. Add a note stating that sidewalk shall also extend north along
the access drive to Bertram.
Final Plan/Plat:
General:
• All comments regarding the Phase 1 Final Engineering Plan and Final Plat identified by
the September 3, 2009 EEI memo prepared by Bill Dunn should be addressed.
• The final plat and plan should conform to the approved preliminary plan (a.k.a.
Preliminary Overall Utility Exhibit).
• Engineer's estimates of cost for Phase 1 site improvements, future regional site
improvements identified on the preliminary plan, and perimeter roadway improvements
must be submitted for review.
Final Plat:
• The outlot to be conveyed to IDOT should be labeled as Lot 7. Add a note stating that
Lot 7 will be conveyed to IDOT.
• Provide a legible copy of the legal description for review.
• Add provisions for public utility and drainage easements, pedestrian easements, and
cross-access easements.
• Show the locations of easements for the various public utilities to be constructed.
Final Plan:
Sheet CO.1
• Provide documentation that the development benchmark elevations match those used by
Walter E. Deuchler Associates for their sanitary interceptor design.
Sheet CLI
• Show the sidewalk extension to Bristol Bay.
• The trail at the NE corner of Rt.471Galena should extend to Galena at a point beyond the
stop bar. The trail should be re-aligned based on grading comments (see Sheet 2.1
comments). The trail should have a triangular configuration generally as shown on the
attachment.
Sheet C 1.2
• Landscape Plan must include the planting required for Lot 5 (stormwater management
area) including basin perimeter planting and required bufferyard planting. The
Landscape Plan should also include a note that the remaining Lots of the subdivision are
required to comply with the City Landscape ordinance at the time of site development as
part of the Building Permit application submittal.
2
Sheet C2.1
• Revise the grading and trail alignment at the NE corner of Rt.47/Galena to conform to the
future IDOT right-of-way line as shown on the 2005 Route 47 corridor plan prepared by
EEI.
• Provide spot grades at regular intervals along the boundary line with Bristol Bay.
• The pond bottom slope is less that I%, but should be at least 2%.
Sheet C3.1
• Revise the sanitary design to eliminate all manholes within future pavement at the
Rt.47/Galena intersection.
• Has the sanitary sewer crossing of Route 47 been submitted to IDOT for review? Has the
storm sewer outlet to the Galena Road ditch been submitted to Kendall County for
review?
• Add a note stating that the developers of Lots I and 2 will extend the 16" watermain to
align with their north property lines, even though the watermain may be located on
another lot.
• Restrictor manhole steps should be provided for both access points, and be plastic-coated
rebar. The rim elevation for the restrictor manhole needs to be at least 654.5 as shown in
the special detail. Revise the rim elevation on the plan section of this sheet, and also on
Sheet C2.2. Provide elevations for the top of the interior wall. Specify a minimum 2'
sump depth.
Sheet C5.1
• Roadway lighting within the development shall be private, therefore light poles and
luminaires do not need to be approved by the city. The photometrics, however, do need to
be approved by the city.
Sheet C6.1
• The connection elevation for the 8" sewer to the 24" YBSD interceptor manhole should
be such that the 80% full elevations of these two sewers are the same. Revise the 8"
sewer profile accordingly.
• The profile of the sewer extending north towards Lot 4 does not match that given on the
preliminary plan. Revise accordingly.
Sheet C7.1
• Revise the watermain general notes to refer to the 6`h edition (July 2009) of the "Standard
Specifications for Water and Sewer Main Construction in Illinois".
• Revise the watermain general notes to require a minimum 8-mil thickness for the
polyethylene encasement.
• Revise the watermain general note regarding gate valves to apply to valves 12" diameter
and smaller valves.
• Add a watermain general note to specify Series 2500 Resilient Wedge Gate Valve, as
manufactured by American Flow Control or approved equal, for 16" and larger valves.
The valve shall have spur gearing.
3
Sheet C7.2
• Revise the roadway typical sections to show the bituminous prime coat to be applied to
the top of the aggregate base course.
• For the B6.12 Curb & Gutter Detail, revise Note 5 to require two continuous No.4 rebars
except at expansion joints.
Sheet C7.4
• Add a note for the Flared End Section detail to require grates.
• Revise the storm manhole detail to require 5-ft minimum diameter structures.
• Revise the valve vault detail to require "City of Yorkville—Water" to be cast into the lid.
Also add a note stating that vaults for 16" watermain shall be 6-ft diameter.
Sheet C7.5
• Revise the manhole details to require "City of Yorkville— Sanitary" to be cast into the
lid.
4
h
52 Wheeler Road Sugar Grove, IL 60584
' TEL: 630 / 466-5700
FAX: 630 / 466-6701
www.eelwob.com
F11gin�aring
s�t�arPrisas�,
lnc. September 3, 2009
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Midco Northgate LLC&JR Yorkville, LLC
Preliminary Plan, Phase 4 Final Engineering Plan and Final Plat Review
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced Preliminary
Plan submittal:
• Preliminary Overall Utility Exhibit prepared by Craig Knoche & Associates Civil
Engineers, Inc. consisting of one (1) sheet with latest revision date of August 24,
2009.
• Phase 1Final Engineering Northgate - NEC Galena Rd. & IL Route 47" prepared by
Craig Knoche &Associates Civil Engineers, Inc. consisting of fifteen (15) sheets with
latest revision date of August 24, 2009.
• Preliminary Plat of Subdivision prepared by Craig Knoche & Associates Civil
Engineers, P.C. of two (2) sheets dated June 25, 2009.
• Two response letters form Craig R. Knoche & Associates Civil Engineers, P.C. to
Joe Wywrot dated August 25, 2009.
• Response letter form Craig R. Knoche & Associates Civil Engineers, P.C. to Travis
Miller dated August 26, 2009.
Our review of these plans is to generally determine the plan's compliance with City of
Yorkville ordinances and whether the improvements will conform to existing City 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-
Consulting Engineers Specialising in Civil Engineering and Land Surveying
Mr. Joseph A.Wywrot, PE
September 3, 2009
Page 2 of 5
depth quality assurance review. We cannot and do not assume responsibility for design
errors or omissions in the plans.
We offer the following comments:
1. The various permit requirements, agency sign-offs required and additional data
needed as cited in the previous review letters have been responded to by the design
engineer. These items listed in Comments 1 through 4 in our August 18, 2009 letter
are in progress and should be monitored for completion even though they are not
listed herein.
2. In addition to the above, an IDOT Highway Permit and Bond will be needed for the
construction of the offsite sanitary interceptor across Route 47.
SHEET CIA
3. The pathway stub out to the Galena Road edge of pavement is in not functional as
shown as it is approximately 130 feet east of the stop bar. The connection to Galena
may need to be postponed until the Galena Road widening is done.
4. A note should be added indicating that the offsite sanitary interceptor along Galena
Road is to be constructed as part of this improvement in accordance with plans
prepared by Walter E. Deuchler Associates, Inc.
5. The developer should post a Letter of Credit or other acceptable security for their
portion of the Galena Road improvements and Illinois Route 47 improvements that
will be completed at a future date.
SHEET C2.1
6. The proposed contours along Galena should be reviewed and revised. Portions of
the proposed pathway exceed A.D.A. guidelines.
7. Contours at the northeast corner of Lot 2 are incorrect and should be revised.
Similarly the 654 contour at the west end of the overflow route drainage easement
should be tied in somewhere. The 658 contour at the southeast corner of Lot 1 is
connected to a 659 contour and should be revised.
8. The grading along the south line of Lot 1 should be revised. The current design
creates a secondary swale that runs parallel to the existing Galena Rd. ditch and
which crosses the proposed trail.
9. A driveway culvert should be provided at right-in right-out access point on Galena
Road.
10.A curtain wall should be provided at the detention basin overflow location. A curtain
wall detail should be inserted in the plans.
11. The centerline grade of the east-west driveway just east of the north-south driveway
should be revised from 646.40 to 656.40.
(;TL1hh6YDT*%Ille-Y)EMYOCAM5 khdco Nonhgale doe
Mr. Joseph A.Wywrot, PE
September 3, 2009
Page 3 of 5
12. Galena Road plans and IL Route 47 plans should be provided to the City for review
along with copies of review correspondence from the State and County.
SHEET C2.2
13. Inlet protection should be provided and called out for inlets, catch basins and flared
end sections shown on the SWPPP plan.
SHEET C3.1
14. On the temporary access drive on the north side of Lot 2, storm inlets or catch basins
should be provided near the proposed (future) Rte 47 right-of-way line to capture
stormwater flows from the east.
15. Inlets or catch basins should also be provided near the Route 47 right-of-way line on
Bertram Drive to capture flows from the east. (not shown but similar to#15)
16. The design engineer should review the preliminary proposed grading and storm
sewer inverts in Lots 3 and 4 along the western limits of the lots and on Bertram
Road near its intersection with Rte 47 to assure adequate depth of storm sewer.
17. As is, the 10-year storm sewer design shows some sewers with hydraulic grade lines
extending significantly above the crown of the sewer. Sewers should be adjusted to
minimize and ideally eliminate this occurrence.
18. Easements will be required for all utilities and should be shown on the plans in
accordance with the Subdivision Control Ordinance.
19.A third restrictor should be added to the stormwater control structure to manage the
25-year storm event release.
SHEET C5.1
20. The light poles and luminaires should be approved by the City Engineer.
21. The pole located on the curve of the east-west commercial drive should be moved to
the east side of the curve such that the back of the pole faces the property east of
the development. This will enable a cutoff lens to be used and prevent the bleeding
of light over the east property line.
22. The photometrics plan or utility plan should show the lighting system in detail
including cable routes, size of cable, service location(s), controller(s), foundation
detail, pole details, service detail, trench detail, etc.
SHEET C6.1
23. The invert for San 108 shown and tagged in profile differs significantly from the invert
shown in the plan section note.
(i.'FubhclYnrktlla'._ 71YCKf �1tido)NnstLgutrl.[.Cel)oc�ltir; nii[l3linalpl�m�plat.dnc
Mr. Joseph A.Wywrot, PE
September 3, 2009
Page 4 of 5
24. Does the proposed offsite sanitary sewer work extend approximately 1,000 feet west
of San 108? If so, the line type for the westward extension should be that of
proposed sewer.
25. Details for the casing pipe and casing spacers should be provided. The casing will
likely be 18-inch diameter and we recommended calling for adjustable spacers to
assist in keeping the carrier pipe on grade.
26. Inlets and catch basins should be used at the locations that receive surface
flow from the roadway or turf areas.
SHEET C7.2
27. The City Standard Specification requires non-woven geotextile fabric between the
approved subgrade and stone base. The various sections shown should include
fabric accordingly.
STORMWATER MANAGEMENT & FLOODPLAIN REVIEW
28. An equalizer pipe should be provided under the access drive off of IL Route 47
between Lot 2 and Lot 3 to maintain the existing connection between the floodplain
storage volume on the east side of Route 47. The roadside ditch should be adjusted
to align with the culvert as appropriate.
29. Documentation of IDOT's stormwater review and approval should be provided to the
City.
30. A cross section for the overland flow route with calculations should be provided to
confirm the adequate width of the stormwater management easement.
31. The TR-20 summary data provided did not appear to include a full input file with the
results. A detailedtfull input file for review, preferably in electronic format, should be
provided.
PRELIMINARY OVERALL UTILITY EXHIBIT
32. We concur with all the review comments included in Mr. Joe Wywrot's memo dated
August 28, 2009,
33. The area of trot 1 shown in the site data table should be corrected to read 94,893 sq.
ft.
FINAL PLAT REVIEW
34. Page 2 of the Plat was not included for review.
35. Dimensions are missing along the common lot line of Lots 1 and 6.
Ci sF'uhlrrlYarkilla�0�:�'(NPin;Nildco Noithgutc dcx
Mr. Joseph A.Wywrot, PE
September 3, 2009
Page 5 of 5
36. The City approved certificates should be used on the plat. An electronic copy of
approved City certificates has been forwarded to the design engineer's office for his
convenience.
37. The City approved easement provisions should be added to the plat in accordance
with the Subdivision Control Ordinance.
38. The basis of the bearings shown on the plat should be stated on the plat.
39. Ingress/Egress easements or Cross-Access easement should be provided between
lots and shown on the plat along with the appropriate provision.
40.A certificate for the Kendall County Highway Engineer should be added to the Plat.
CONCLUSION
We recommend that each of the comments above be addressed by the developer and/or the
design engineer and that additional information be submitted as requested. if you have any
questions or require additional information, please contact our office.
Sincerely,
ENGI ERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
PC: Mr. Brendan McLaughlin, City Administrator
Mr. Travis Miller, Community Development Director
Ms. Annette Williams, Administrative Assistant
JWF,/JPN - EEI
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NO_ DATE DESCRIPTION NO. DATE DESCRIPTON
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PC 2009-11 The Data is provided without warranty or any representatbn of N
accuracy,timeliness,or completeness.It Is the msponsibiflty of the
"Requester"to determine accuracy,timeliness,completeness,and
Midco Northgate LLC Preliminary Plan appropriateness oflb use,The United City of Yorkville makes no w E
warranties,expressed or implied,to the use ofthe Data.
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NEC OF ROUTE 47 AND GALENA ROAD CfviCTtlgineers,P.G [O eau-c3o L�J.L
3 a-7.�. i13= UTILITY EXHIBIT YORKVILLE, ILLINOIS m°"°°'^'•o11-=A.:!�"�""�'ef-f wkv-w' 0°w� r—ws �
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United City of Yorkville
+ - 800 Game Farm Road
Yorkville, Illinois 60560
11 Telephone: 630-553-4350
Fax: 630-553-7575
ALE ►••.,
PC# 2c,( -.._I._I
APPLICATION & PETITION
Please Check One: x Preliminary Plan
X Final Plat
Development Name: Northgate Subdivision Date of Submission: 6124109
1. Name of Petitioner(s): Midco Northgate, LLC
Address: 1110 Jorie Blvd,Suite 350,Oakbrook, 1 60523
Phone Number: 630-366-2304 Fax Number: 630-954-7701
Email Address: dhene@midamdevetopment.com
2. a). Street address and physical location of subject property:
NEC Route 47 and Galena Rd
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage: 26.13
3. Contact Information: Name, address,phone number, fax number, and email address of
person to whom inquiries regarding this petition may be directed:
David Hene, 1110 Jorie Blvd,Suite 350,Jorie Blvd, Oakbrook, IL 60523
_630-366-2304(o�,_630-954-7701 (fl,773-343-0690 L?,dhene @midamdeyelopment.com
Attorney: Name: nLa
Address:
Phone Number: Fax Number:
Email Address:
United City of Yorkville Preliminary/Final Plat Application Revised:,1.29.09
i
27
Continued— 3. Contact Information
Engineer: Name: Craig R.Knoche 8 Associates(Craig Knoche)
Address: 24 N Bennett street. Geneva.It. 60134
Phone Number: 630-845-1270 Fax Number: 630-845-1275
Email Address: KnocheC @crk-eng.com
Land PIanner: Name: nla
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, Pees"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(pdq 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 Preliminarynnal Plitt Application Revised:_1.29.9
1
28
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: 6/23109
Petitioner(s) Signature: (All legal property owners signatures or their authorized agents(i.e.Planner,
Petitioner's Attorney,Engineer)must appear on this application.)
g: 1
Subscribed and sworn to before me this 23rd day of June 2009
Y PZ 1
=oi!�`-�.••�� pIAIdE C CUNNINGNA1d
OFFICIAL MY C4 MISSlOR M S
-
Notary Sea u; nCTOKR al.2012
of
THIS APPLICA TION MUST BE NOTARIZED.
United City or yori ville Preliminary/Final Plat Application Revised:_1.29.09
29
PRELIMINARY PLAN/FINAL PLAT
PETITIONER ROUTE
Step I: Petitioner must submit a completed application, fees* and all pertinent materials to the
Community Development Department 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: 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
Step 2: Plan Council: The Plan Council meets the 2nd and 4ffi Thursday of the month at 9:00
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 2n0 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 orYorkvillu FreliminmylFinal Plat Application Reviscd:_1.29.09
30
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,PUD
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 Deputy Clerk, United City of
Yorkville, 800 Game Farm Road,Yorkville, Illinois 60560.
6123109
Date Signature of Petitioner
United City of Yorkville Preliminar)#Final Plat Applical ion Devised:_1.29.09
PROPERTY DESCRIPTION
PARCEL 1
PART OF SECTION 4, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD
PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS:
TO WIT: COMMENCING AT THE NORTHEAST CO OF THE SOUTHWEST
QUARTER OF SAID SECTION 4: THENCE SOUTH 0 REE 09 MINUTES 47
SECONDS WEST ALONG THE EAST LINE OF SAID S T QUARTER 990.00
FEET (15 CHAINS) TO THE NORTHEASTERLY 0 PARCEL OF LAND
DESCRIBED IN BOOK 163 AT PAGE 473:THENCI SOUTH 1 DEGREE 09
MINUTES 47 SECONDS WEST ALONG SAID 4 FEET TO A POINT ON
THE SOUTHERLY LINE OF A PARCEL OF L ED IN BOOK 152 AT PAGE
392, SAID POINT BEING THE PO O OF THE HEREIN AFTER
DESCRIBED TRACT OF LAND: t 89 DEGREES 38 MINUTES 08
SECONDS WEST ALONG SAID L 4 T: THENCE SOUTH 4 DEGREES 41
MINUTES 35 SECONDS WEST 581. OINT OF INTERSECTION WITH THE
WESTERLY LINE OF SAID PARC DESCRIBED IN BOOK 163 AT PAGE
473; THENCE SOUTH 03 DEG S 41 SECONDS WEST ALONG SAID
WESTERLY LINE 756.55 CE SOUTH 30 DEGREES 09 MINUTES 41
SECONDS WEST 366.17 SOUTH LINE OF THE SOUTHWEST QUARTER
OF SAID SECTION UTH 89 DEGREES 34 MINUTES 05 SECONDS EAST
ALONG SAID SO 9 .84 FEET TO THE SOUTHEAST CORNER OF SAID
SOUTHWEST R CE NORTH 01 DEGREES 09 MINUTES 47 SECONDS
EAST ALONG EA INE OF SAID SOUTHWEST QUARTER, A DISTANCE OF
1655.47 FEET T'O INT OF BEGINNING, IN THE TOWNSHIP OF BRISTOL,
KENDALL COUNTY, INOIS.
EXCEPTING FROM PARCEL ONE THE FOLLOWING DESCRIBED PROPERTY:
WATER TOWER EXCEPTION
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4,TOWNSHIP 37 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 4:THENCE NORTH
87 DEGREES 58 MINUTES 26 SECONDS EAST(ASSUMED)ALONG THE SOUTH LINE
OF SAID SOUTHWEST QUARTER OF SECTION 4, 826.23 FEET TO THE EASTERLY
RIGHT-OF-WAY LINE OF ILLINOIS ROUTE 47; THENCE NORTHERLY ALONG SAID
EASTERLY RIGHT-OF-WAY LINE BEING A CURVE TO THE LEFT WITH RADIUS OF
1691.42 FEET,AND CHORD BEARING NORTH 12 DEGREES 50 MINUTES 21 SECONDS
EAST, AN ARC DISTANCE OF 766.59 FEET TO A POINT OF TANGENCY; THENCE
NORTH 00 DEGREES 08 MINUTES 41 SECONDS WEST,ALONG SAID RIGHT-OF-WAY
LINE, 9I9.89 FEET TO THE SOUTHERLY LINE OF PROPERTY DESCRIBED IN BOOK
152, PAGE 392; THENCE NORTH 87 DEGREES 54 MINUTES 21 SECONDS EAST,
poc:6473511
ALONG SAID SOUTHERLY LINE, 672.35 FEET TO A POINT 945.20 FEET WESTERLY
OF (MEASURED ALONG SAID SOUTHERLY LINE) THE EAST LINE OF SAID
SOUTHWEST QUARTER; FOR THE POINT OF BEGINNING; THENCE SOUTH 01
DEGREE 58 MINUTES 29 SECONDS EAST 320.03 FEET;THENCE SOUTH 87 DEGREES
54 MINUTES 21 SECONDS WEST, PARALLEL WITH SAID SOUTHERLY LINE, 284.37
FEET;THENCE NORTH 01 DEGREES 58 MINUTES 29 SECONDS WEST,320,03 FEET TO
SAID SOUTHERLY LINE: THENCE NORTH 87 DEGRFF,,KA4 MINUTES 21 SECONDS
EAST,ALONG SAID SOUTHERLY LINE,284.37 FEET TO POINT'OF BEGINNING,
IN BRISTOL TOWNSHIP,KENDALL COUNTY,TLLINO�-
PARCEL TWO:
PART OF THE NORTHWEST QUARTER O SE WNSWP 37 NORTH,RANGE
7 EAST OF THE THIRD PRINCIP ALL COUNTY, ILLINOIS.
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAS C F THE NORTHWEST QUARTER OF
SAID SECTION 9; THRICE S ALONG THE EAST LINE OF SAID
NORTHWEST QUARTER ON OF SOUTH 01 DEGREE 19 MINUTES 36
SECONDS WEST, A DIS C OF 472.54 FEET; THENCE WESTERLY
PERPENDICULAR TO RIBED COURSE ON A BEARING OF NORTH 88
DEGREES 40 'SE S WEST, A DISTANCE OF 330.65 FEET TO THE
NORTHEAST CO ARCEL OF LAND CONVEYED BY DOCUMENT
NUMBER 8703 NTIMANG WESTERLY ALONG THE NORTH LINE OF
SAID PARCEL N A BEARING OF NORTH 88 DEGREES 40 MINUTES 24
SECONDS WEST, ANCE OF 368.68 FEET TO THE NOR'T'HWEST CORNER OF
SAID PARCEL; SOUTHERLY ALONG THE WEST LINE OF SAID PARCEL ON
A BEARING SOUTH 01 DEGREE 19 MINUTES 36 SECONDS WEST, A DISTANCE OF
187.61 FEET TO THE CENTER LINE OF THE CHICAGO-GALENA ROAD; THENCE
NORTHWESTERLY ALONG SAID CENTER LINE NORTH 73 DEGREES 52 MINUTES 25
SECONDS WEST, A DISTANCE OF 778.45 FEET; THENCE CONTINUING
NORTHWESTERLY ALONG SAID CENTER LINE OF A BEARING OF NORTH 72
DEGREES 22 MINUTES 25 SECONDS WEST, A DISTANCE OF 708.88 FEET TO THE
EASTERLY LINE OF A PARCEL OF LAND DESCRIBED IN BOOK 152 AT PAGE 392;
THENCE NORTHEASTERLY ALONG SAID EASTERLY LINE ON A BEARING OF
NORTH 31 DEGREES 36 MINUTES 51 SECONDS EAST,A DISTANCE OF 267.67 FEET
TO THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 9;THENCE
EASTERLY ALONG SAID NORTH LINE ON A BEARING OF SOUTH 89 DEGREES 34
Me&r ES 05 SECONDS EAST, A DISTANCE OF 1997.59 FEET TO THE POINT OF
BEGINNING, IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS,
EXCEPTING FROM THE ABOVE TWO PARCELS THE FOLLOWING'
(ROUTE 47 EXCEPTION TO PARCELS I &2)
Dm:6473511
a o � q
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4, AND OF THE
NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS DESCRIBED AS
FOLLOWS: AND BEARINGS USED HEREIN ARE REFERENCED TO GRID NORTH OF
THE ILLINOIS STATE PLANE COORDINATE SYSTEM , EAST ZONE: COMMENCING
AT THE SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER:THENCE NORTH 87
DEGREES 57 MINUTES 30 SECONDS EAST 719.88 FEET NG THE SOUTH LINE OF
SAID SOUTHWEST QUARTER TO THE EXISTING WEST RIGHT-OF-WAY LINE
OF ILLINOIS ROUTE 47 AND THE POINT OF BEd CE NORTHERLY
774.17 FEET ALONG A NON-TANGENTIAL CUR C T THE WEST HAVING
A RADIUS OF 1,596.42 FEET, A CENTRAL AN REFS 47 NU NUTES 06
SECONDS AND A CHORD OF NORTH 13 DEG TES 52 SECONDS EAST
766,&D FEET ALONG SAID EXISTING T-OF-WAY LINE; THENCE
NORTH 00 DEGREES 09 MINUTES 4 ST 767.39 FEET ALONG SAID
EXISTING WESTERLY RIGHT-OF- CE SOUTH 89 DEGREES 50
MINUTES 19 SECONDS WEST 10.0 E NORTH 00 DEGREES 09 MINUTES
41 SECONDS WEST 132.94 FEET TH LINE OF A TRACT DESCRIBED BY
DEED RECORDED IN BOOK 243 ALL COUNTY RECORDS;THENCE
NORTH 87 DEGREES 58 CONDS EAST 105.06 FEET ALONG SAID
NORTH LINE,THENCE SO REES 09 MINUTES 41 SECONDS EAST 923.76
F$ET;THENCE SO ET ALONG A TANGENTIAL CURVE CONCAVE
TO THE WEST V A IUS OF 1,691.42 FEET, A CENTRAL ANGLE 25
DEGREES 58 5 E NDS AND A CHORD OF SOUTH 12 DEGREES 49
MI NU TES 21 O T 760.05 FEET TO THE SOUTH LINE OF SAID
SOUTHWEST THENCE SOU'TTIERLY 270.97 FEET ALONG A NON-
TANGENTIAL NCAVE TO THE WEST HAVING A RADIUS OF 1,691.42
FEET,A CENTRAL A LE OF 09 DEGREES 10 MINUTES 44 SECONDS AND A CHORD
OF SOUTH 30 DEGREES 23 MINUTES 46 SECONDS WEST 270.68 FEET; THENCE
SOUTH 34 DEGREES 59 MINUTES 08 SECONDS WEST 54.26 FEET TO THE CENTER
LINE OF GALENA ROAD; THENCE NORTH 74 DEGREES 59 MINUTES 01 SECONDS
WEST 58.52 FEET; THENCE NORTH 74 DEGREES 20 MINUTES 30 SECONDS WEST
42.39 FEET ALONG SAID CENTER LINE;THENCE NORTH 34 DEGREES 59 MINUTES
08 SECONDS EAST 88.27 FEET ALONG THE EXISTING WESTERLY RIGHT-OF-WAY
LINE OF ILLINOIS ROUTE 47 AS EXTENDED FROM THE NORTH; THENCE
NORT 4ERLY 205.13 FEET ALONG A TANGENTIAL CURVE CONCAVE TO THE WEST
HAVING A RADIUS OF I,596,42 FEET, A CENTRAL ANGLE OF 7 DEGREES 21
MINUTES 43 SECONDS AND A CHORD OF NORTH 31 DEGREES 18 MINUTES 16
SECONDS EAST 204.99 FEET TO THE POINT OF BEGINNING,IN KENDALL COUNTY,
ILLINOIS.
Doo:6473511
30 q
STREET ADDRESS:
CITY: COUNTY: KENDALL
TAX NUMBER:
LEGAAL DESCRIMON.
AND EXCEPTING FROM THE ABOVE TWO PARCELS THE FOLLOWING
THAT PART OF THE SOUTHWEST 1/4 OF SECTION 4,AND THAT PART OF THE NORTHWEST 1/4 OF SECTION 9,
ALL IN TOWNSHIP 37 NORTH,RANGE 7 EAST OF THE THIRD PRINCIPAL IDIAN.DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE SOUTHWEST 1/ CTION 4;THENCE SOUTH 01
DEGREE 18 MINUTES 17 SECONDS EAST ALONG AN ASSUMED N E EAST LINE OF SAID
SOUTHWEST 1/4 990.00 FEET(15 CHAINS)TO THE NORTH FA PARCEL OF LAND
DESCRIBED IN BOOK 183 AT PAGE 473;THENCE CONTINUIN EE 19 MINUTES 17 SECONDS EAST
ALONG SAID EAST LINE 1.84 FEET TO A POINT ON THE SO Y F A PARCEL OF LAND DESCRIBED IN
BOOK 152 AT PAGE 392,SAID POINT BEING THE POI N THE HEREINAFTER DESCRIBED TRACT
OF LAND;
THENCE SOUTH 87 DEGREES 52 MINUTES 48 E ONG SAID LINE 945.20 FEET TO THE EAST LINE
OF THE EXISTING WATER TOWER SITE;THEN S GREES 00 MINUTES 02 SECONDS EAST ALONG SAID
EAST LINE 320.03 FEET TO THE SOUTHEAST F D WATER TOWER SITE;THENCE SOUTH 87 DEGREES
62 MINUTES 48 SECONDS WEST PARALLE UTHERLY LINE OF LAND DESCRIBED IN BOOK 152 AT
PAGE 392,ALSO BEING THE SOUTHERLY E O D WATER TOWER SITE,A DISTANCE OF 284.37 FEET TO THE
SOUTHWEST CORNER OF WATER SOUTH 02 DEGREES 07 MINUTES 12 SECONDS EAST
60.00 FEET;THENCE NORTH 87 DE 48 SECONDS EAST 83.50 FEET;THENCE SOUTH 02
DEGREES 07 MINUTES 12 S 29 FEET;THENCE NORTH 87 DEGREES 52 MINUTES 48 SECONDS
EAST 137.48 FEET;THENCE G EES 07 MINUTES 12 SECONDS EAST 244.01 FEET;THENCE SOUTH 26
DEGREES 17 MINUTES SE 14528 FEET;THENCE SOUTH 02 DEGREES 07 MINUTES 12 SECONDS
EAST 406.58 FEET;TH 3 DEGREES 52 MINUTES 32 SECONDS WEST 45.74 FEET;THENCE SOUTH 76
DEGREES 21 MINUTES 29 E EAST 131.00 FEET;THENCE SOUTH 13 DEGREES 38 MINUTES 31 SECONDS
WEST 51.15 FEET;THENCE 21 DEGREES 12 MINUTES 51 SECONDS WEST 75.66 FEET;THENCE SOUTH 13
DEGREES 38 MINUTES 36 SECONDS WEST 115.22 FEETTO THE CENTER LINE OF THE CHICAGO-GALENA ROAD;
THENCE SOUTH 76 DEGREES 21 MINUTES 24 SECONDS EAST ALONG SAID CENTER LINE 185.01 FEET TO THE
SOUTHWEST CORNER OF A PARCEL OF LAND CONVEYED BY DOCUMENT NUMBER 670363;THENCE NORTH 01
DEGREES 09 MINUTES 21 SECONDS WEST ALONG THE WEST LINE OF SAID PARCEL 187.60 FEET TO THE
NORTHWEST CORNER OF SAID PARCEL:THENM SOUTH 88 DEGREES 50 MINUTES 39 SECONDS EAST ALONG
THE NORTH LINE OF SAID PARCEL AND ITS EASTERLY EXTENSION 699.33 FEET TO A POINT ON THE EAST LINE
OF THE NORTHWEST 1/4 OF SAID SECTION 9;THENCE NORTH 01 DEGREES 09 MINUTES 21 SECONDS WEST
ALONG THE LAST DESCRIBED LINE 472.53 FEET TO THE SOUTHEAST CORNER OF THE SOUTHWEST 1/4 OF SAID
SECTION 4;THENCE NORTH 01 DEGREES 19 MINUTES 17 SECONDS WESTALONG THE EAST LINE OF SAID
SOUTHWEST 114 1655.75 FEET TO THE POINT OF BEGINNING,IN KENDALL COUNTY,ILLINOIS.
p� -Oy-�Da -aaa-
Q�
CLWALD
`jo ciT
o Memorandum
IEsr. _.` lass To: Plan Commission
�� From: Travis Miller, Community Development Director
0
O CC: Annette Williams, Administrative Assistant
'SCE r�`�? (for distribution)
Date: September 2, 2009
Subject: RWJ Yorkville LLC - Final Subdivision Plat
Background
The petitioner is requesting to subdivide property into two lots which was consolidated into one
lot in 2006 at the time BP/Amoco was redeveloping the site. The need for a setback variance
was identified by staff when the redevelopment plan was submitted. BP/Amoco, which had
acquired the adjacent property to the north, decided to consolidate the lots to avoid the need to
request a variance. At that time, staff reviewed the existing and planned improvements on the
property and determined that the restaurant site included enough parking to remain on the lot and
permitted the location of the car wash structure. The separation between the new car wash
structure and the restaurant building was adequate since no side yard setback requirements
existed and multiple buildings/businesses maybe located on a single lot in the Business Zoning
Districts.
The current owner of the property has requested a side yard setback variance in order to
subdivide the parcels and transfer the restaurant building/site to another owner. The City
Council will consider the side yard setback variance necessary for this Plat to be approved at
their September 8, 2009 meeting.
Staff Recommendations
Staff has reviewed the Preliminary Plan and Final Plat submitted. The preliminary plan is an
8.5"xI 1" document that shows basic building and pavement locations and some dimensions. It is
not labeled as a preliminary plan, and does not provide the information typically required for a
preliminary plan, however, due to this property already having improvements complete, the Plan
Council recommended a Preliminary Plan is not necessary, therefore not required for practical
purposes.
Staff has reviewed the Final Subdivision Plat and recommends approval subject to the following
comments:
• Add a signature block for IDOT. Staff has advised the petitioner that the latest IDOT
plans we have call for additional right-of-way along Route 47 and a temporary easement
along Route 34. The petitioner should contact Steve Andrews at IDOT to see if that is
still the case, and revise the plat accordingly.
• Staff recommends a pedestrian easement on this property along the Route 34 frontage for
a future trail (see the attachment) The trail easement dimensions should be confinned and
shown on the plat along with appropriate easement language.
• Building setback lines should be shown on the plat.
}� ?ti e�
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PROPOSED BIKE PATH/ �PROPOSED EASEI ENT
SIDEWALK
EXISTING CURB - - PROPOSED ROW LINE
PROPERTY LINE PROPOSED ROADWAY
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Po 0 9�'�'� The Date Is provided without warranty or anyrepresentation of
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V 9 accuracy,timeliness,or completeness.It is the rraponslbflky of the
"Requester"to determine accuracy,timeliness,completeness,and
RWJ Yorkville L L C Preplan & Final Plat approprhteness of its use.The United City of Yorkville makes no W E
vwtranties,expressed or implied,to the use of the Data.
Parcel Data&Aerial Photography provided by Kendall County GIS
- Aerial V i eW -Map created by United City of Yorkville GfS a
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Land Use Classification 4 I
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Suburban Neighborhood
Traditional Neighborhood I f
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The Data is provided without warranty or any reprosentatlonof
PC 2009-1 N
accuracy,Bmefiness,or compieteness.It fa the responalblflty of the
"Requester"to determine accuracy,timeliness,completeness,and RWJ Yorkville L L C Preplan & Final Plat of Its use.The Unite City of
Yorkville metres no YY E
warranties,expressed or implied,to the use of the Data.
Parcel Data B Aerial Photography provided by Kendall County GIS
- Land Use -Map created by United City of Yorkville GIS
26
C'T�-o United City of Yorkville
800 Game Farm Road
EST. �. f�� '1836 Yorkville, Illinois 60560
o Telephone: 630-553-4350
Fax: 630-553-7575
<tE
PC# C;Wn f3
APPLICATION PETITION
Please Check One: / Preliminary Plan
V-Final Plat
Development Name: h6 YW-yi 1l e L-C (idic., Date of Submission: 1 a'`�I U
1. Name of Petitioner(s): RW,1 0
Address: JQ 10 pri e- 8 b V d S-,LL I 4-g--- Zaa. CrLL--a rva k- ..T-/ ( a�
Phone Number: b 30- �) —(o U 3 Fax Number: 6030 L 0 3 9
Email Address: BD� � Q kt.J-M e11 S, o I-M,
2. a). S eet address and physical location of subject property: )� Al r 1 d 5 P
A
-TL b aS
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage: _ .a09 a4e'l-)
3. Contact Information: Name, address, phone number, fax number, and email address of
erson to whom in uiries regarding this petition may be directed:
CC
r
051.K r-ob 1k- ZL .SGL�s��a((3 ru k-w-eau A0 AOLL Co','L
Attorney: Name: Ter f u A-n 6A a II ( rte 5 IY1 k- Ll- P-)
Address: J ALA M b6fA,1 Ci- S 1e1 k POO C-lf J AD R &()(d (�
Phone Number: Fax Number.�,k
Email Address: Rm 14111 T Bn SII C4(, .AIC
United City of Yorkville Preliminary/Final Plat Application Revised_ 29.09
27
Continued—3. Contact Information
Engineer: Name:
Address:
Phone Number: Fax Number:
Email Address:
Land Planner: Name:
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 Yorkviile Preliminary/final Plat Application Revised:_1.29.09
28
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: I-Rq-o`l
Petitioner(s) Signature: (All legal property owners signatures or their authorized agents(i.e.Planner,
Petitioner's Attorney,Engineer)must appear on this application.)
a
Subscribed and sworn to before me this Xi�- day of , 200-j_.
Notary Seal
THIS APPLICATION MAST BE NOTARIZED.
E"AM 0-
OFFOAL M4
LOUISE M AMEW
WTMyP=X- WATEQF"W=
CM#Mft EWMMAT112
United City of Yorkville PreliminaryfFinal Plal Application Revised:_1.29.09
f
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 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, IIlinois
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
Step 2: Plan Council: The Plan Council meets the 2nd and 4ds Thursday of the month at 9:00
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 4th 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 Application Revised_1 29 09
i
30
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, PUD
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 Deputy Clerk, United City of
Yorkville, 800 Game Farm Road, Yorkville, Illinois 6056 P.
Date Signature of Petitioner
United City of Yorkville Preiuninary/Final Plat Application Revised:_1.29.09
ALTA/AGSM LAND TITLE SURVEY Surveyors Notes
Properly Description 1.)THIS SURVEY DOES NOT CONSTnUTF A TITLE SEARCH BY THE
Legal Description: SURVEYCR.ALL INFORMATION SHOWN RECARDING RECORD EASEMENTS,
BUILDING SETBACK LINES, ADJOINERS.AND OTHER DOCUMENTS WmcH
MIGH7 AFFECT THE QUALITY OF MILE TO THE TRACT SHOWN HEREON WAS
PARCEL 1: GAINED
ECK LEGAL DESCRIPTION E SUBDIVISION
WITHOECD OR
CH TITLE POLICY AND REPORT ANY
LOTS 1 AND THE SOUTH 70.05 FEET OF LOT 2(AS MEASURED ALONG THE EAST AND WEST LINES OF LOT DISCREPANCY IMMEDIATELY.
2)OF COUNTRYSIDE CENTER,UNTr NO.5 IN THE UNITED QTY OF THE VILLAGE OF 2,)THIS IS AN ALTA/ACSM SURVEY. IT IS NOT ORENDED TO BE USED AS
YORKVILLE,KE?NDALL COUNTY,ILLINOIS. THE BASIS FOR ENGINEERING/ARCIlnErTURAL DESIGN. Tiitle 331460-071 Schedule B Dart 2: Table
3.) SUBSURFACE ANLT [N`,5Z.;Wiv° IAL c!jN[tIa:INS WC9L M,, E%A41NED OR
PARCEL 2: CONSIDERED AS A ^.ARr IN 71 !1 'e HIE ,,v 4WI,P;AND Item Surve ors Comment
HANDHOLES WERE LOCATED ON THE SURFACE PER ALTA STANDARD 5(I) NO 1 N A
LOT 2 EXCEPT THE SOUTH 70.05 FEET OF LOT 2(AS MEASURED ALONG THE EAST AND WEST LINES OF STATEMENT IS MADE CONCERNING THE EXISTENCE AND/OR CONDITION OF 2 hOWn hereon
LOT 2)OF COUNTRYSIDE CENTER,UNIT NO.5 IN THE UNITED CITY OF THE VILLAGE OF UNDERGROUND OR OVERHEAD CONTAINERS OR FACILITIES WHICH MAY
YCRKVIL(E,KENDALL COUNTY,ILLINOIS. AFFECT THE USE OR DEVELOPMENT OF THIS TRACT. THE SURFACE 3 Shown hereon
STRUCTURES LOCATED HEREON AND IDENTIFIED WHERE BY COVER AND NOT 4 NO IOtOtlle
VERIFIED BY OPENING STRUCTURE. Shown hereon
4.) DIMENSIONS SHOWN THUS: 50.25 ARE FEET AND DECIMAL PARIS
THEREOF. ANGULAR DATA SHOWN THUS; BV 00'DO-INDICATES DEGREES, 6 Blanket EOSemen no is abl
MtNUTES AND SECONDS. Blanket asement no la
s.) sD.zs / N k10 OG' 0a-E INDICATES MEASURED DIMENSION/ 8-11 Shown here n
BEARING.
(N 9Q QD' 00• E) INDICATES RECORD DIMENSION / BEARING. 1 -15 N A
f sG.zs'7 / IN eD• 00' DO'EI INDICATES DEED DIMENSION/BEARING. 16 o rovl e o surveyor
6,) BEARINGS SHOWN HEREON ARE ASSUMED. 17 Not I? able note No ids
7.)THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT 111A/A 5
Page MINIMUM STANDARDS FOR A BOUNDARY SURVEY BESIDES THE ALT-NM
STANDARDS.
i Legal, Cert., Notes ,,effaild
2 Boundary Q=Title RL rt itc CALL JULIE TOLL FREE
1(800)892-4123
O=Found Iron Pipe/Rod=FIP/FIR OPERATES 24 HOURS A
Topo detail DAY 365 DAYS A YEAR
=Found nail=MAG/CST/PK
(at corner unless indicated otherwise) WARNING
Overhead lines
------------= Easement
----------- Set Back STATE OF ILLINOIS
= Guard Rail COUNTY OF DUPAGE))SS G
TO: Fuel American Tikle Iwumm, Cmnpeny
N,s,E,w = North. South, East, west RWJ YerkviRe LLD. CALL BEFORE
NE'ly = Northeasterly, etc... uat WGrWwp a QeM'Beak, Its ■IJ o69 on cnd/or waI YOU DIG
Sly, etc - Southerly, etc THIS IS TO CERTIFY THAT THIS MAP DR PLAT AND THE SURVEY ON CALL
WHICH R IS BASED WERE MADE IN ACCORDANCE WITH -MINIMUM 1(6001}882-0123
Bituminous Pavement STANDARD DETAIL REOUIRE4ENTS FOR ALTA/ACSM LAND TTTLE 48 HOL(RS BEFORE
SURVEYS," JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS YOU DIG
Premier Land Surveying L.L.C. Concrete IN 2005, AND INCLUDES NO ITEMS FROM TABLF A THEREOF.
PURSUANT TD THE ACCURACY STANDARDS AS ADOPTED BY ALTA
131 Schiller Place j� = Structure AND NSPS IN EFFECT ON THE DATE OF THIS CERTIFICATION,
Heses,1L 60143 '!J` UNDERSIGNED FURTHER CERTIFIES THAT IN MY PROFESSIONAL
ce = Catch basin OPINION, AS A LAND SURVEYOR REGISTERED IN THE STATE OF
(630)875-1417 ILLINOIS, THE RELATIVE POSIFIDNAL ACCURACY OF THIS SURVEY
17 - Fire Hydrant DOES NOT EXCEED THAT WHICH IS SPECIFIED THEREIN.
Client:RWJ COMPANIES INC. 9 = Hand hole
GATED AT ITASCA, ILLINOIS ON September 1,
1010 JORIE BLVD. SAE 322 ®= Inlet 4r.
OAK BROOK, I!_ 60523-4464 A = bight
Rev Date Re;H'Indge Description (D - Manhole PLAt}TZ
91,n C_ PLAUTZ „
•r a Telephone Box EELS. NO, 035-3167, EXPIRES 11/30 "�,i 036"3167 ,•' .
- Traffic signal PREMIER LAND SURVEYING L.L.C. n
F eId Work Co16 2008 M ° Traffic vault PROFESSIONAL DESIGN FIRM NO. 184-0D4378'
.lob Number ee o - Water valve 131 SCHILLER PLACE , /
a�
Location ® Well TTASCA, IL 60143 ye F�+.oL�+�l•1 .0
1402- 1502 N et O° BP Sign (630) 875-1417
YCrkvaile. IL Survey is valid only if original seal and signature is shown in purple.
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Surveyors Notes
.) FOR ALTA/ACSM SURVEY SEE JOB#2008-0007. Encumbrance items
2.) BEARINGS SHOWN HEREON ARE ASSUMED.
3.) (bearing/distance) is record of Countryside 2. Easement in favor of Commonwealth Edison Company and Illinois Bell Telephone
Center Unit 5 aforesaid.
Company, their respective successors and assigns, to install, operate and maintain all
equipment necessary for the purpose of serving the land and other property, together
with right of access to said equipment, and the provisions relating thereto, contained in
tree grant recorded January 9, 1990 os d"urr.ert 900205.
Scale 1" = 40' 3_ Easement in !ovor of Yarkvilie Lcdg:nq, L .,C_, can Illinois lirnited Iiablilty company, its
successors and assigns, to construct, U'Dercte, maintain, repalr. Inspect, replace and
Legend remoVe a storm sewer pipe, tk gooier with right of occess, and the provis ons relating
QEncumbrance item thereto, contained in the grant recorded October 28, 1958 c:s docurnent 9815155.
— 5_ flat of Easement recorded October `1, 2006 as docu nenF 2.0060035290.
sme = Stormwater Management Easement a, Building spLback Minn as shown on Lake plat of as Center Emit 5 aforeso4d.
pude = Public Utility and Drainage Easement (Affects the West and South 50 feet of Lot 1 and the West 510 feet of 1_at 2)
N,S,E,W = North, South, East West 9. Easerent for public utilities, and the provisions relating thereto, as shown on the
O=Found Iron Pipe/Rod=FIP7FIR plot of Countryside Center %Jmlt 5 aforesaid. (Affects the West amd South =0 feet of Lots
a=Found nail=MAG CST PK SMN 1 and 2)
10. Easement for ingress, egress and public utilities as shown on the plat of
(at corner unless indicated otherwise) Countryside Center Unit 5 aforesaid. (Affects the East 32 feet of Lots 1 and 2)
---------= Easement 11. One foot wide easement for the benefit of the immediately adjacent owner to the
= Previous Easement East, over the Northerly 102 feet of Lot 1 for the purpose of allowing the existing
-------- = Set Back building encroachment as shown on the plat of Countryside Center Unit 5 aforesaid.
Previous Set Back
Location: Job # 2009_0018 Sheet 2 of 2
Premier Land Surveying L.L.V. 1402--1502 N. Bridge Street Rev. Date Rev. Description
131 Schiller Place Yorkville, IL
Itasca, IL 60143 Client:RWJ COMPANIES, INC.
(630) 875-1417 1010 JORIE BLVD. STE 322
OAK BROOK, 1L 60523-4464 Field Work Completed: 8/16/20081
MORTGAGEE'S CERTIFICATE RWJ YORKVILLE LLC SUBDIVISION
STATE OF ????????) OWNER'S CERTIFICATE
COUNTY OF ??????) SS BEING A RESUBDIVISION OF LOT'S 1 AND 2 OF COUNTRYSIDE CENTER, UNIT NO. 5 IN THE UNITED CITY OF
The undersigned, as mortgagee, under the provisions of a certain COUNTY OF DuPAGE)
STATE ILLINOIS ) SS THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS RECORDED MAY 5th, 1988 as DOCUMENT#882021.
mortgage dated —, A.D. and recorded in the
recorder's of deeds office of Kendall county, Illinois on the ____ This is to certify that the undersigned RWJ YORKVILLE LLC, is the
day of A.D. as document # -- hereby legal owner of the land described on the plat hereon drawn and COUNTY CLERK CERTIFICATE
consents to and approves the subdivision of the land as depicted shown hereon as subdivided, and that it has caused said land to
hereon. be surveyed, subdivided, staked and platted as shown hereon, for STATE OF ILLINOIS
the purpose of having this plat recorded as provided by law. COUNTY OF KENDALL)SS
Dated this — day of A.D.
Given under my hand and seal this — day, of , 2009. I, _. County Clerk in Kendall County,
By: Attest: _ Illinois, do hereby certify that there are no delinquent general
Title: ????? Title: ????? taxes, no unpaid current general taxes, no unpaid forfeited taxes,
and no redeemable tax sales against any of the land included in
NOTARY CERTIFICATE RWJ YORKVILLE LLC the annexed plat. I further certify that I have received all
Robert W. Juckniess, ????? statutory fees in connection with the annexed plat. Given under
STATE OF ILLINOIS ) SS my hand and seal of the County at Yorkville. Illinois the _— Day
COUNTY OF DuPAGE) of —_ A.D. 2009,
A Notary Public in and for said County, in the state aforesaid, do NOTARY CERTIFICATE
hereby certify that: STATE OF ILLINOIS ) SS
(name)____— (title) of M&I Marshall & Ilsley COUNTY OF DuPAGE) County Clerk
Bank and (name) (title) of M&1 Marshall & A Notary Public in and for said County, in the state aforesaid, do COUNTY RECORDER'S CERTIFICATE
Ilsley Bank who are personally known to me to be the some hereby certify that Robert W. Juckniess, _ _ of RWJ
persons whose names are subscribed to the foregoing instrument — STATE OF ILLINOIS )
as such, appeared before me this day in person and YORKVILLE LLC personally known to me to be the some person SS
acknowledged that they signed and delivered the said instrument whose name is subscribed to the foregoing instrument, appeared COUNTY OF KENDALL)
as their own free and voluntary act, and as the free and before me this day in person and acknowledged that he signed This instrument No. _ was filed for record in the
voluntary ct of said M&I Marshall & Ilsle Bank, as mort a e,m an delivered the said instrument as his own free and voluntary
ry Y 9 9 Recorder's Office of Kendall County, Illinois, on the _ day of
for the uses and purposes therein set forth. act, and as the free and voluntary act of said limited liability
P P 2009 at O'Clock _.M. and was recorded in Plat
corporation on behalf of said limited liability corporation.
Envelope No.
Given under my hand and nortarial seal this __ day, of Given under my hand and nortarial seal this -- day, of
2009.
2009. —
County Recorder
PLANNING COMMISSION CERTIFICATE
Notary Public - — STATE OF ILLINOIS )
Notary Public S5
SURVEYOR'S CERTIFICATE COUNTY OF KENDALL)
STATE OF ILLINOIS ) by the Planning Commission of the United City of
COUNTY OF DuPAGE) SS Yorkville, Illinois this __— day of __ , A.D., 2009.
This is to certify that we, Premier Land Surveying LLC, a licensed PLANNING COMMISSION CHAIRMAN
Professional Design Firm in the State of Illinois, have surveyed
and subdivided the property described as follows:
LOT 1 AND 2 OF COUNTRYSIDE CENTER UNIT 5, YORKVILLE, CITY COUNCIL CERTIFICATE
KENDALL COUNTY, ILLINOIS RECORDED AS DOCUMENT # 882021. STATE OF ILLINOIS ) SS
Premier Land Surveying L.L.C. I also hereby certify that I have inspected the Federal Flood COUNTY OF KENDALL)
Approved and accepted b the Mayor and the City Council of the
131 Schiller Place Insurance Rate Map, Community Panel Number ????????????, pp P Y Y Y
dated ??????, and have determined that the subject property is United City of Yorkville, Illinois this _ day of
Itasca, IL 60143 located within flood zone "C" as identified by the Federal A.D., 2009.
(630) 875-1417 Emergency Management Agency. This determination is related
only to the designated flood zone, limited by available published Mayor
data and bno determination is hereon implied whether or not the
Client:RWJ COMPANIES, INC. subject property will actually flood.
1010 JORIE BLVD. STE 322 DEPUTY CLERK
OAK BROOK, IL 60523-4464 1 also hereby certify that all subdivision exterior monuments have
Rev. Date Rev. Description been set and described on the Final Plat as required by the Plat
Act. All dimensions shown are in feet and decimals thereof. CITY ADMINISTRATOR'S CERTIFICATE
Given under my hand and seal this _ day, of _ 2009. STATE OF ILLINOIS
COUNTY OF KENDALL)SS
Field Work Completed: 08/16/2008 Approved by the City Administrator of the United City of Yorkville,
Job Number 2009-0018 1 Sheet 1 of 2 Brian C. Plautz Illinois this day of A.D., 2009.
Location: Illinois Professional Land Surveyor #035-3167,Expires 11/30/2010
1402-1502 N. Bridge Street Professional Design Firm #184-004378. Expires 4/30/2011 City Administrator
Yorkville, IL