Plan Commission Packet 2008 09-10-08 C'ED C/T� � United City of Yorkville
800 Game Farm Road
EST. -1 ; � 1636 Yorkville, Illinois 60560
Telephone: 630-553-4350
9
Al r� Fax: 630-553 -7575
<4E
PLAN COMMISSION
AGENDA
Wednesday, September 10, 2008
City Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes:
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Public Hearings: Requested by Petitioners
This item was continued,from the August 13, 2008 Plan Commission meeting.
1 . PC 2008-18 Richard Marker Associates, Inc., petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting a special use from B-3 Service
Business District to Special use for a drive through. The real property consists of 5. 131
acres, located at 728 E. Veterans Parkway, Yorkville, Illinois, 60560.
Action Items
i. Special Use
2. PC 2008-19 Urness Land Company, petitioner, has filed an application with the United City
of Yorkville, Kendall County, Illinois, requesting annexation and rezoning from Kendall
County B-3 Business District to Planned Unit Development zoning. The real property
consists of approximately 2 acres, located at 9316 Route 34, Yorkville, Illinois, 60560.
Action Items
i. Annexation
ii. Zoning
New Business:
1 . PC 2008-21 Loren Miller, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting a Mile and 1/2 Review. The real property
consists of approximately .753 acres, currently zoned Kendall County A- 1 agricultural and
zoning being sought is M- 1 limited manufacturing district.
Action Items
i. Mile and ''/z review
Additional Business
1 ) Cannonball Trail PUD Amendment Discussion — Request for City Council Response
2) Steering Committee make-up for Zoning Ordinance
Adjournment
Plan Council D
August 28,2008
Attendees:
Joe Wywrot, City Engineer Stephanie Boettcher, Senior Planner
Jackie Dearborn, Civil Engineer Travis Miller,Director of Comm.Development
Sgt. Don Schwartzkipf,Yorkville Police Anna Kurtzman,Zoning Coordinator
Eric Dhuse,Director of Public Works Dave Mogle,Director of Parks and Recreation
Guests:
Dan Kramer,Kramer Law Offices Jim Koziol,Koziol Engineering
Mason Oliver,IIRM Properties
Bob Pilmer,Pilmer and Barnhart Don Burks,Property Owner
Loren Miller,Property Owner
The meeting was called to order at 9:00 am by Joe Wywrot. August 14, 2008 minutes were
approved subject a spelling correction of McHugh Road on page 2.
Star European Imports—Annexation and PUD
Mr. Kramer indicated that the petitioner is requesting P.U.D zoning;not B-3 zoning. This
correction will be made to the preliminary geometric plan. Also,Mr. Miller requested that the
petitioner provide a statement indicating the change in the engineering consultant from the
original listed on the application to Koziol Engineering.
The petitioner has contacted IDOT in regards to the proposed land dedication shown on the
preliminary plan; however the petitioner has not received any information from IDOT about this
issue. The preliminary plan shows a 20' dedication running the length 183.66' from the western
property line and a 4' dedication running the length of 150.06' from the eastern property line.
This dedication is drawn to match the right of way dedications of the properties to the east and
west. It was indicated by Mr. Wywrot that the petitioner needs to double check this dedication
with IDOT, as they will have final say.
Mr. Koziol spoke to the potential for sanitary sewer service on site. He stated that from the
building's floor elevation to nearest invert there is a coverage depth of 6 ft. However, once
sewer service was run from this invert to the property there would be about 3 ft of coverage. Mr.
Koziol suggested that it would be better to do a forced sewer main from the property to west.
However, there is a coverage issue with this option as well. Mr. Wywrot indicated the petitioner
should continue to pursue securing offsite utility easements, and that the smallest coverage
amount the City allowed was 3.5 ft, so this could be doable. The petitioner is to contact John
Frerich of Deuchler Associates in regards to the sanitary sewer issues and recommended
coverage.
Mr. Miller questioned if the petitioner was committing to annex to YBSD. Mr. Oliver indicated
that it was dependent on cost. The petitioner does not want to spend a lot of money on securing
easements and would like to keep the option open for having septic service onsite. Mr. Wywrot
indicated that if the petitioner would like to keep septic service that the preliminary site plan
would have to be altered to include a septic field.
If the petitioner was to pursue running the sanitary sewer main to the east, they would have to
secure easements to do so. However, running a forced sewer main would allow the petitioner to
take advantage of the existing easement. Mr. Miller suggested that if the City would allow a
forced main that the petitioner would utilize this option until improvements are made to McHugh
at which time the petitioner would hook into this system. Mr. Wywrot indicated that gravity is
always preferred, which would mean utilizing the McHugh Road sewer main. He still would
like the petitioner to pursue securing easements to the east to McHugh.
If a forced main is used, it would have to be determined if the pump station would be private or
public. Mr. Dhuse indicated that a private pump station would be preferred, however Mr.
Wywrot noted that if the retail building develops and there a multiple property owners and
multiple buildings that the pump station might fall into the public realm.
Mr. Wywrot indicated that if the petitioner was to use septic, that would have to submit a new
site plan and ultimately the retail building shown would have to be removed to place a septic
field. Mr. Kramer stated they have spoke to the petitioner about having sanitary service and that
sanitary would be preferred as a septic field would take away valuable land for development.
Mr. Wywrot brought up the stormwater management onsite. Mr. Koziol stated that the basin
would be a wet bottom basin in which the pond would not release when there was '/4 inch or less
in rain. The bottom would be a naturalized area and the rain would feed this vegetation. Mr.
Wywrot question if the space provided was enough for the site and that the issue would have to
be resolved as soon as possible.
Ms. Dearborn questioned about the parking lot lighting and that if lighting will be within the
parking islands. Also, that the site plan shows wall packs which are discouraged by the City's
dark sky ordinance. Mr. Oliver stated that the petitioner will be placing lighting in these islands.
Ms. Dearborn identified that the petitioner has added a proposed access easement on the plan,
but that it should also state that it is a cross access easement and others are able to go access and
travel across the property. Mr. Kramer questioned if the City was provided with a similar
easement from the property to the west and cautioned if not, the easement could become a one-
way street. Ms. Dearborn is to provide Mr. Kramer with a copy of the agreement for this
property (Shops at Veteran's Parkway). Mr. Wywrot questioned if want to provide a physical
connection to the property to the west and if there was a need for this. Staff is to determine if
this property has a cross access easement and if so where it is located.
Ms. Boettcher addressed the excess of parking spaces that are shown on the site plan, and
suggested that the petitioner look into removing the spaces along the east and west property line
in order to conform to the side yard requirements. Mr. Wywrot also noted that the plan doesn't
conform to the parking lot setback, and this will most likely be a deficiency of the property.
Additional landscaping may be requested because of this and should be addressed in the
annexation agreement. The petitioner is requested to submit a concept/preliminary landscape
plan as a part of the annexation agreement.
Mr. Miller asked the petitioner about the parking and the reduction of the parking. Mr. Koziol
stated that he would not have a problem with removing these spaces and that reducing spaces
may also help the potential stormwater issue on the property. Mr. Kramer suggested working
some flexibility into the agreement to allow for additional parking in the future. Mr. Miller
addressed that the City is concerned about the storing of vehicles in need of repair. Mr. Oliver
did state that shop mostly does minor repair. It was agreed that some amount of reduction of
parking would be provided.
Ms. Dearborn identified that the petitioner may need to move the location of one or both
handicapped spaces for the dealership in order for them to be closer to the sales area. Mr.
Kurtzman noted that the ADA accessibility code dictates where the parking stalls shall be
located. She stated that the door to the sales area would most likely be the ADA accessible as
opposed to the service entrance. Mr. Oliver identified that if they moved the handicapped stall,
this would eliminate up to 4 spaces out of the 5 spaces by the show room. Even if there is a
reduction in the number of spaces to 35, the petitioner will still need 2 handicapped spaces. If
the petitioner does this, they would want to keep parking along the east property line. However,
if the petitioner was able just to remove the parking along the west property line, or if the
petitioner was able to split the handicapped spaces, in which one would stay where it is currently
shown on the plan and the other would move by the sales floor, they may be more amenable to
the reduction in parking on the east side. Mr. Oliver stated that he would like to speak to the
property owner about the traffic volume of their existing business. Other parking configurations,
such as parallel and angled parking were also suggested.
Ms. Kurtzman noted that since the petitioner is requesting PUD zoning there are requirements
for PUD submittal which the petitioner needs to catch up with. Also, a list will have to be
formulated of the deviations from the code to include in the annexation agreement.
Mr. Miller requested that a sign program be submitted with the PUD application. Ms. Kurtzman
noted that the City passed a new sign ordinance and the petitioner should look at this. Also, the
petitioner should make mention on the engineering plans that approval of those plans does not
permit approval of the sign shown. Sign approval goes through a separate approval process.
Ms. Dearborn questioned about the display area, if the curb will be keep as it is shown on the site
plan. There needs to be clarification if there will be a curb to provide a raised display area or
not.
A resubmitted site plan is not necessary as staff will address the issues in their comments. This
will move forward to Plan Commission on September 1 oth, EDC on October 7th, and City
Council on October 28th
Burks Brothers Subdivision — Preliminary Plat
Mr. Wywrot indicated that IDOT will need to approve the plat and that IDOT has requested that
approximately a 5 ' right of way be conveyed. He noted that IDOT has typically asked for a
separate lot to be conveyed to them. Mr. Pilmer mentioned that IDOT was not interested in
purchasing the property. However, the potential right of way still needs to be shown either as a
separate lot or as part of the other lots (lot 1 and 2). Mr. Wywrot stated that whatever the
petitioner works out with IDOT on how the right of way to be conveyed is shown on the plat is
fine with the City.
Ms. Boettcher addressed that the property to the north of Lot 4 is a residential zone. Should this
lot redevelop it will need to conform to the landscape ordinance which currently requires a 30'
buffer yard between a business zone and a residential zone. Currently, the storage units on this
lot will be considered a pre-existing non conforming use.
Ms. Kurtzman addressed that the building setback line for the front yard of each lot shall be
provided on the plat. Also, the petitioner needs to identify what shall be considered a front yard
for lot 3 and lot 4 as they do not have street frontage. It was determined that the eastern lot line
shall be considered the front yard. A 50' front yard shall be provided. For lot 1 and lot 2, 50'
shall be measured from the proposed IDOT right of way. Petitioner shall not have a problem
meeting these requirements.
Ms. Boettcher also requested that the petitioner provide a sidewalk running parallel to Route 47.
The petitioner questioned when the appropriate time to provide this sidewalk was. Mr. Wywrot
noted that it is logical to place the walk in at this time, sooner as opposed to later. When Route
47 widens, IDOT will be responsible for replacing the sidewalk. The petitioner mentioned that
the property to the south (Prairie Gardens) is missing approximately 30' of sidewalk from the
Burks property going south. This will cause a gap in the connection from the Prairie Gardens
property into the proposed sidewalk on the Burks property. Staff is to look into this along with
the proper alignment of the sidewalk. Petitioner is to at least have sidewalk bonded for in order
to have plat of subdivision recorded.
Ms. Kurtzman addressed that a 10' easement was previously recorded on the property along the
front of the property and was not reflected on the plat. Ms. Kurtzman was wondering if the 25 '
utility easement shown on the plat supersedes this 10' easement or if this 25 ' easement is in
addition to original 10' easement. The petitioner is to verify that the 25 ' easement is superseding
the 10' easement shown on previous plats. The petitioner is to provide the easement document
numbers to the plat.
Ms. Kurtzman mentioned that signage is only allowed on property which has street frontage.
Mr. Miller noted that it will be necessary for the lots to share signage, in which an access
easement shall be provided on the plat for maintenance of the sign. The petitioner mentioned
there is existing signage and that lot I has its own signage, while lots 2-4 share a sign on lot 2.
The sign on lot 2 will have an easement allowing lot 3 and lot 4 to access it, which shall be
shown on the plat.
Mr. Miller inquired if the petitioner would like to submit final plat and preliminary plat in
conjunction as it is typically easier for the public participation phase. The petitioner will like to
proceed in this manner, so preliminary plat approval will be withdrawn from the September 10'h
Plan Commission. The petitioner will modify the preliminary plat and submit a final plat, which
will be brought back to plan council. Following this, it will go onto Plan Commission.
Loren and Rhonda Miller — Mile and Y2 Review
Ms. Dearborn addressed that staff was concerned the property did not have any street frontage
and it may be necessary to have an easement to the parcel. The petitioner stated that the parcel
does have a legal easement with Star Mercedes who runs a business out of the parcel adjacent to
the subject property. The petitioner owns both the subject property and the parcel on which Star
Mercedes runs its business. The petitioner runs a body shop on the subject property, instead of
continuing to have a non-conforming use on the property; the petitioner would like to rezone the
property to County M- 1 in order for the body shop use to be in conformance with the zoning.
The petitioner is not changing the use on the property.
Mr. Miller questioned if the petitioner would consider combining the subject property with the
parcel where Star Mercedes sits, as the petitioner owns both parcels, as combining the two
parcels would alleviate some of the setback issues with the subject property. The petitioner
indicated that while that is possible, as it currently sits there would be two separate parcels which
he could sell off. Due to this, he would like to keep the parcels separate.
Mr. Miller explained the procedure of a mile and '/z review to the petitioner and while the two
parcels are currently both owned by the petitioner, it is the City' s task just to review the subject
property and how that property could develop given the M- 1 zoning.
Ms. Boettcher identified that given the situation; the county could address it as a pre-existing non
conforming use. However, since the petitioner is rezoning the subject property, he made need to
provide buffering. Mr. Miller indicated that staff would recommend that buffering would be
provided on the subject property either in the form of a fence or landscaping in conformance
with the City's landscape requirements, but ultimately this decision will be made by the county.
The petitioner stated that the front yard shall be considered north of the building, which was
agreed to by staff as the easement running to the property comes from the north.
Ms. Kurtzman addressed that the petitioner's worst case scenario is that the building is
determined a legal non-conforming use. This means that owner would be allowed to continue to
use the building until the property is destroyed or changes are made to the building. This status
will not change anything to the petitioner's current business.
Mr. Miller questioned if the petitioner had considered annexation into the City as the current
municipal boundary is the parcel's southern property line. The petitioner has not considered this
option and since no utility services are relatively close to the subject property the petitioner
would like to remain in the County.
Ms. Kurtzman questioned the petitioner about the plat stating the according to County records
the triangle shaped piece in the northwest area of the parcel is not a part of the county's
description. The County records for the parcel' s PIN number show a parcel without this piece.
The petitioner should work with the County to clean up this discrepancy as the plat provided to
staff along with the supporting legal description show this part included in the property. Staff
also suggested to the petitioner that the easement from the Star Mercedes parcel to his parcel be
shown on the plat.
This request will be on the September 10th Plan Commission agenda.
Minutes submitted by Stephanie Boettcher
tin cr,, United City of Yorkville
800 Game Farm Road
E' _ '°% Yorkville, Illinois 60560
Telephone: 630-553-4350
.2 Fax: 630-553-7575
CE r
PC # .�60 K - I.
APPLICATION & PETITION
ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL USE REQUEST
Development Name: NLARTLAND CENrkCR Date of Submission: 5-*'12-08
Requesting: [] Annexation [] Zoning [] Planned Unit Development
Special Use: DRWZ: TNR a WAAC
1. Name of Petitioner(s): XIGNARD /'UgkGR 1.56UAMS. bir,.
Address: 65y NF.4Rrt.AMD DRWE
Phone Number: 630-•S53 -3322 Fax Number: K30- 5.53 5736
Email Address: G+M�xrkec Mc. rker* 1c. .C.om
Relationship of Petitioner(s) to subject property:
[] Owner XDeveloper [] 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: (DAK BRooic BANK rQLur $23191
BLrdFFICIARY' Zer1ACO /iARKIR &;-'6Ci&'rV AAL
3. a). (i). Sttreet address and physical location of subject property:
72 A'. yET RAN A3XwAY
(ii). Zoning of surrounding parcels:
North: R:-J% RAD
South: B3 PAD
East: yR3 ?LW
West: DJ R 1 -
b). Legal description of property, attach as Exhibit "A".
c). Total Acreage: �5.1 ?1 Act-Q-5
d). Kendall County Parcel Number(s) of property: 02-29- 2Q -OIL
e). Current Zoning Classification: �J'-3 R.XD
f). Zoning Classification Requested: CoND1,TI0NAL USE FoR �a►vf TNQa
g). Is this property within City limits? -')-Yes No, requesting annexation
Page I of
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 1128106
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:
r&KVILLZ (obmmlatJ iy? S None, blimlex #115' 3 VAITTOL ICeND4LL FIRc Ae4>zTMLrAir,
�&QrUtur B9Is7a. &NilA.Vi? DiSTRICr
6. List the Illinois Business Tax Number (IBT#) for the State of Illinois and names of businesses
located on subject property to be annexed:
7. Does a flood plain exist on the subject property? NO
8. Do Electors reside on the subject property? N 0
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:
Gam+ore (11okrue.r 6541 Y/cARTLkN*p -pmyr 6630- 5:53° 3,322,
6 - 5;53 - %5736 Cfrvtnrkerrp, (exarkertAc. (_am
Attorney: Name: GRQ3l6 1Npk - arJ
Address: 226 J. 'BRiore A ) RKV/LLC IF
Phone Number s 6 53 - 3462 2 Fax Number: 6jO-6,53 - 71J4?
Email Address: C1t`ea4fAas4a&ADSOD t`. boif"O, iI COM
Engineer: Name: RO AKa A V Q 3.SOC IATes fwC
Address: iSOV 141414 Groove LA "c AIAPERVILLe , IL
Phone Number: 6.30 . 3Ss- 3x3 2- Fax Number: 630 . 3,55- 3267
Email Address: A
Land Planner: Name: RiGNAR3) MARKER A.5 pcGkTESr 1N
Address: / /fwAWLAN `J �tZ%✓,Y f �SRICVIL•i. 15
Phone Number: 6.30 - %V3 -3322 Fax Number:
Email Address: CfY at- kee ® /! grkt'c%1& , CAm
Page 2 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06
Helen Harris Robert & Nanette Michalec Anthony and Emily Weeks
557 Heartland Drive 589 Heartland Drive 605 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Theresa Juodis Todd & Dawn Fitzgerald Robbin Arnfelt
627 Heartland Drive 649 Heartland Drive 661 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Richard & Maria Schroeder Heartland Residential Community Stephen Wessel
683 Heartland Drive 927 Heartland Drive 920 Chandler Avenue
Yorkville, IL 60560 Yorkville, IL 60560 Geneva, IL 60134
Greg Millen Rafael & Rocio Perez Christina Bourque
220 Bridge Street South 953 Heartland Drive 965 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Leopoldo Barajas John & Deborah Soles George and Jeanne Deichmueller
977 Heartland Drive 1272 Mistwood Court 1258 Mistwood Court
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Charles Metzgar Richard & Kelly Zielie Kendall Investment Corp
1246 Mistwood Court 1224 Mistwood Court 2901 Butterfield Road
Yorkville, IL 60560 Yorkville, IL 60560 Oak Brook, IL 60523
Patrick Williams Brian & Margaret Flynn Mark & Rita Meinert
1247 Mistwood Court 1235 Mistwood Court 1223 Mistwood Court
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Gary & Belinda Szurkowski James & Tamara Burdzinski Gordon & Lynne Stevens
1211 Mistwood Court 1202 Mistwood Court 926 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Hamdey & Diana Alley Buckingham Builders LLC Nicholas Diaz
938 Heartland Drive 123 Ambassador Drive #151 1294 Mistwood Court
Yorkville, 11 60560 Naperville, IL 60540 Yorkville, IL 60560
Franklin & Debra Kryszewski Douglas Gordon & Krisina Hesbol David & Georgeann Wrobble
1283 Mistwood Court 676 Heartland Drive 698 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Jeffery & Peggy Barta McCue Builders, Inc. Raymond J. Waclaw
712 Heartland Drive 41 Royal Oak Drive West 756 Heartland Drive
Yorkville, IL 60560 Bristol, IL 60512 Yorkville, IL 60560
Joseph E Kinney Anthony & Ann Marie Mormino Brian & Christine Kaitare
778 Heartland Drive 792 Heartland Drive 806 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Timothy & Mary Ann Schaper Thomas & Michele Pierce David Chittended
828 Heartland Drive 842 Heartland Drive 864 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Richard & Linda Mietz William & Tina Fabricino Oak Brook Bank
886 Heartland Drive 904 Heartland Drive Richard Marker Associates, Inc
Yorkville, IL 60560 Yorkville, IL 60560 654 Heartland Drive
Yorkville, IL 60560
Scott & Lisa Sleezer Allen & Pamela Stanislaus Peter & Jennifer Huinker
632 Heartland Drive 608 Heartland Drive 598 Heartland Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Donald & Melissa Smith Hyung in & Kim Jong Sun Song John & Lynne Bivens
1045 Stillwater Court 1067 Stillwater Court 1089 Stillwater Court
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Charles & Lisa McGavern James & Michelle Nuzzo Nicholas & Vicki Stull
1092 Stillwater Court 1078 Stillwater Court 1056 Stillwater Court
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Alexander & Shawn MacPherson Richard & Cheryl Murray David & Kristine Andres
1034 Stillwater Court 865 Homestead Drive 887 Homestead Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Rosemarie Gerady David & Annette Floeckher Keith & Deanna Cross
874 Haley Court 822 Haley Court 831 Haley Court
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Raymond & Susan Ziegler James & Julie Robbins Jeffrey & Suzanne Cramer
855 Haley Court 875 Haley Court 901 Homestead Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
John & Nancy Murphy Eric & Sherri Dhuse Lorenzo & Marcella Perez
923 Homestead Drive 935 Homestead Drive 947 Homestead Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Christopher & Julie Krumme Shawn & Erica Rathje Christina Smoczynski
959 Homestead Drive 961 Homestead Drive 973 Homestead Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Rob Knierim Haohua & Gao Zheng Yang Robert & Kathleen Wall
985 Homestead Drive 997 Homestead Drive 1001 Homestead Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
George & Sharon Musko Richard & Kathleen Korinek Steven & June Jaros
966 Homestead Drive 944 Homestead Drive 922 Homestead Drive
Yorkville, IL 60560 Yorkville, IL 60560 Yorkville, IL 60560
Shaye & Sunny Mandle Don & Carol Hamman Gerald Brongiel
896 Homestead Drive 13351 B Faxon Road 9120 Route 34
Yorkville, IL 60560 Plano, IL 60545 Yorkville, IL 60560
American Legion Post 489 PNGK Family LTD Partnership Robert & Kimberly Nadr
9054 U.S. Route 34 2956 Beth Lane 1060 McHugh Road
Yorkville, IL 60560 Naperville, IL 60564 Yorkville, IL 60560
Marvin Pilmer David & Debbie Coffman Anthony Pignatello
1002 Prarie Street 7315 Hillside West 1107 McHugh Road
Yorkville, IL 60560 Crystal Lake, IL 60012 Yorkville, IL 60560
Amanda Melick Edward Mystek
1105 McHugh Road 1101 McHugh Road
Yorkville, IL 60560 Yorkville, IL 60560
LEGAL DESCRIPTION
LOT 8 IN HEARTLAND CENTER RESUPDIVISION OF LOT 3 IN
UNIT 1 . BEING A SUBDIVISION OF PART OF THE EAST HALF OF
SECTION 28 , TOWNSHIP 37 NORTH RANGE 7, EAST OF THE
THIRD PRINCIPAL MERIDIAN , IN BRISTOL TOWNSHIP , KENDALL
COUNTY, ILLINOIS .
ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL USE REQUEST
PETITIONER ROUTE
Step 1 : Petitioner must submit a completed application, fees' and all pertinent materials to the Deputy
Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner is responsible for
making submittals to other review agencies such as Kendall County, Illinois Department of
Transportation, Illinois Department of Natural Resources, U.S. Army Corps of Engineers, etc. , to allow
timely review by City.
'Fees: a. Annexation or Annexation and Rezoning - $250 plus $10 per acre for each acre
over 5 acres
b. Rezoning only - $200 plus $10 per acre for each acre over 5 acres
c. Special Use - $250 plus $10 per acre for each acre over 5 acres
d. Engineering Review Fees - 1 .25% of the approved engineer's estimate of cost
of all land improvements, to be determined by City Engineer.
e. Planned Unit Development fee - $500
f. Engineering Review Deposit - up to 1 acre = $1 ,000;
over 1 acre but not over 10 = $2,500
over 10 acres, but not over 40 = $5,000
over 40 acres, but not over 100 = $10,000
over 100 acres = $20,000
g. Deposit for Outside Consultants - under 2 acres = $1 ,000
2 to 10 acres = $2,500
over 10 acres = $5,000
Note: Owner/Developer will be responsible for payment of recording fees and
costs, public hearing costs including a written transcription of public
hearing and outside consultant costs (i.e. legal review, land planner,
zoning coordinator, environmental, etc.). Should Owner/Developer not
pay these fees directly, they will be responsible for reimbursing the United
City of Yorkville for the aforementioned fees and costs.
Note: You must present your plan at each of the meetings below as indicated.
Step 2: Plan Council: The Plan Council meets the 2n° and 4'h Thursday of the month at 9:30 a.m. in the
City Administration Office. Upon recommendation by the Plan Council, you will move forward to the Plan
Commission Meeting. Attendees to this meeting include: City Administrator, Community Development
Director, Sanitary District Director, City Engineer, Building Department Official, Emergency Medical Rep,
Public Works Director, Director of Parks and Recreation , Fire Department Rep, and Police Chief.
Step 3: Park Board Planning Meeting: The Park Board makes recommendations on any Park Sites
included in residential developments. The Park Board Planning Meeting is the fourth Thursday of each
month at 7:00 p.m. at the Riverfront Building, 301 E. Hydraulic Street.
Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month at 7:00
p.m. in the Council Chambers at City Hall. The Plan Commission will make a recommendation for the
City Council's consideration. The Plan Commission consists of 10 members appointed by the Mayor, the
City Attorney and City Land Planner.
A Public Hearing will be held at this time for the Annexation Agreement and/or Rezoning request
or Special Use request. Notice will be given by publication by the United City of Yorkville in the
Kendall County Record and certified mail by the Petitioner to adjacent property owners within 500
feet of the subject property no less than fifteen days and no more than 30 days prior to the public
hearing date. A certified affidavit must be filed by the petitioner with the City Clerk's office
containing the names, addresses and permanent parcel numbers of all parties that were notified.
Page 4 of S
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/28/06
Step 5 - only required for annexation agreements or PUD agreements: City Council public hearing:
The City Council meets the fourth 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.
Step 6: Economic Development Committee and Committee of the Whole: The Economic
Development Committee and Committee of the Whole meets the third 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 at the
Committee of the Whole where no formal voting takes place. This session is to discuss and consider
recommendations of prior committee meetings.
Step 7: City Council: The City Council meets the fourth Tuesday of the month at 7:00 p.m. in the Council
Chambers at City Hall. This is where all City Council voting takes place.
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 records) to the Deputy Clerk, United City of
Yorkville, 800 Game Farm Road, Yorkville, Illinois 60560.
Date:
Signature of Petitioner
Page 5 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11/26/06
10. Submit the following to the Deputy Clerk 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 4 of this application to "Petitioner Route,
Step 1, Fees' and/or contact the Deputy Clerk for verification of this amount).
c. Concept or Preliminary Site Plan: 40 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)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: 6=Q2 -y?
Petitioner gnature: ( lega roperty owners signatures must appear on this application.)
Subscribed and sworn to before me this day of ' 200S
Not r Sal
OFFICIAL SEAL THI PPLICATION MUST BE NOTARIZED.
TAMI C TEACHMAN UBLIC
NOTARY PUBLIC-STATE OF WNOIS
I-------------------------t
MY COMAAISSION EXPIRES:03114tt0
Page 3 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised: 11128106
Step 5 -only required for annexation agreements or PUD agreements: City Council public hearing:
The City Council meets the fourth 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.
Step 6: Economic Development Committee and Committee of the Whole: The Economic
Development Committee and Committee of the Whole meets the third 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 at the
Committee of the Whole where no formal voting takes place. This session is to discuss and consider
recommendations of prior committee meetings.
Step 7: City Council: The City Council meets the fourth Tuesday of the month at 7:00 p.m, in the Council
Chambers at City Hall. This is where all City Council voting takes place.
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 records) to th eputy Clerk, United Cit .of
Yorkville, 800 Game Farm Road, Yorkville, Illinois 60560.
Date: 4, -02 CV
Signature of Petitioner
Page 5 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised. 11/28/06
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Architects • Builders • Developers 630.553.3322 654 Heartland Drive • Yorkvill Illinois 60560 Center cam " E=114C
C/T/
,2 Q 0 Memorandum
To: Plan Commission
EST , _ 1836 From: Travis Miller
CC: Annette Williams, Administrative Assistant (for distribution)
Date: September 3, 2008
<CE `�� Subject: PC 2008 — 18 Heartland Center (Special Use, Drive Through)
Staff has reviewed the Heartland Center proposed drive-through facility for the eastern end of the
Heartland Retail Building located at 728 E. Veterans Parkway.
The Jackie Dearborn, Civil Engineer recently conducted a survey of drive-through facility regulation in
several other municipalities and prepared a report to assist staff when reviewing the appropriateness of
drive-through facilities. This report (May 5, 2008) is attached for your use and reference.
Staff Comments/Recommendations:
1 . The location and l l ' width of the drive-through lane is generally acceptable.
2. The intended user of the drive-through is a coffee shop. According to staff research, four (4) spaces
provided in the stacking lane are adequate. The proposed facility includes a stacking lane of 80' that
provides for 4-5 spaces beginning with the window location back to where the striping begins for the
lane. The location of the menu/order board allows for one car at the board, one car at the window,
one car in between and one car behind the menu board.
3. Sidewalk along the east side of the building, along with an existing man-door, should be eliminated
from site/building.
4. The introduction of one-way traffic in the parking area east of the drive-through was recommended
by staff during the Plan Council review in order to minimize confusion between motorist exiting the
drive-through lane and those not using the drive-through.
Special Use Standards (10-14-6 of Zoning Ordinance)
F. Standards: No special use shall be recommended by the Plan Commission unless said Commission
shall find that:
1 . The establishment, maintenance or operation of the special use will not be unreasonably detrimental to
or endanger the public health, safety, morals, comfort or general welfare.
2. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purpose already permitted, nor substantially diminish and impair property values within
the neighborhood.
3 . The establishment of the special use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are being provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize
traffic congestion in the public streets.
6. The special use shall in all other respects conform to the applicable regulations of the district in which
it is located, except as such regulations may in each instance be modified by the City Council pursuant to
the recommendations of the Plan Commission. (Ord. 1973-56A, 3-28-74)
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Memorandum
4
EST. , _ 1836 To: Travis Miller, Community Development Director
From: Jackie Dearborn, Civil Engineer —1
Dp tswi� p CC: Joe Wywrot, City Engineer 1}/
<GE vim?
Date: May 5, 2008
Subject: Drive-Through—Executive Summary
The City of Yorkville, on April 10, 2008 passed Ordinance 2008-24 amending Zoning Ordinance
10-7A-1 and 10-7A-2. Drive-through facilities are special uses for the Office(0)Zoning
District, also allowable as special uses in the B-1,B-2,B-3 and B-4 districts. There are unique
concerns and issues that surround drive-through facilities that may require the development of
supplemental standards or amendments to existing zoning ordinances. Sufficient stacking space,
efficient internal circulation, adequate parking and site access are important issues to consider
when designing a drive-through facility.
In many cities, a drive-through is considered a special use with its own section of code. Some
towns have adopted supplemental standards especially for drive-through facilities. Existing
codes can be adapted to cover this special use or regulations can be integrated into sections of the
existing code. Stacking spaces, for example, can be added to the zoning code for parking
requirements. Lighting and menu boards may already be addressed in existing regulations.
There are several guidelines that should be used for the development and review of site plan
applications for drive-through facilities to provide safe, functional and attractive drive-through
facilities. The following items present special challenges:
• Access Connections
• Stacking Lanes
• Auto/Pedestrian Circulation
• Loading/Parking
• Grading/Drainage
• Signs/Lighting
• Architecture
• Setbacks/Landscaping
The attached table outlines these issues and concerns. This information was gathered from
several sources including zoning standards that are in place at other municipalities.
Requirements for spacing access onto public roads,promoting shared access and limiting access
width can add to the safety of drive-through facilities. Internal circulation is complicated by the
combination of stacking lanes,parking,pedestrians and delivery trucks. When not adequately
designed on-site,these factors can cause problems on the public street. Signing, lighting and
landscape issues should be addressed so that the building and site fit within the context of the
neighborhood and the city to achieve the overall objectives of the Comprehensive Plan.
Drive-through Facilities: Any facility which by design, physical facilities, service or packaging procedures encourages or permits customers to receive service or obtain goads while
remaining in their motor vehicles. This shall not include the selling of fuel at a gasoline filling station or the accessory functions of a carwash facility such as vacuum cleaning stations.
Access: A way or means of approach to provide vehicular or pedestrian entrance or exit to a property.
Spacing Width Posted Speed Limit/Access Spacing
* not too close * well-defined 30 MPH 140 FT
* cross access easements * not exceed 25' 30 MPH 210 FT
* restrictions: right-in * minimize 40 MPH 280 FT
or right-outtmedian 50 MPH 350 FT
* common drives and curb cuts
* not near major intersections where it would create carbon monoxide "hot spots"
* min. 100' from any intersection
Stacking Lanes: An area of stacking spaces and driving lane provided for vehicles waiting for drive—through service that is physically separated from other traffic and pedestrian
circulation on the site.
Number of Spaces Size Delineated Location
* minimum 8 (before order board) * min 20' length * striping * 60' from public street intersection
4 between order board and window * 10' straight, 12' curves * curbing measured from property line to beginning of entrance
If 2 windows, split 4 spaces * 12' curves, 11' straight * landscaping not to impede in/out of parking spaces
1 space after last window * 10 FT x 20 FT * alternate paving materials * separate drive from circulation
* 1 bypass lane * 10' wide * raised medians * not to impede pedestrian movement
* "bail out" capability * 12 wide (one lane), 10' - (two) * physical and visual separtation * not to interfere with loading/trash
* At least 6 per lane * approx. 114 feet * emergency by-pass or exit * no exit into public R.O.W.
* Auto car wash: 10 enter, 2 exit * min. 8' x 18' * 6" high poured-in-place conc curb * 40' from residential
Bank: 6 per teller * 8 feet by 20 feet * can't double as circulation driveway * independent access to street
Coffeee: 4 per window * min. 80 feet in length * a space at the window/menu board qualifies
Dry Cleaner: 3 per window * min. 180 feet to each window * min 25' from drives entering a street
Pharmacy: * no more than one lane per facility
Restaurant: 12 total, min 5 between order and pick up
Self-serve car wash: 3 entering, 2 exiting
Service Station: 2 stacking, plus one at gas pump
Other: 5 per window
* 13 per 1000 SF of gross floor area
* 7 per serving window
* min 5 between order and pick up
* max reduction for non-conforming: 24aindow or 25% of total reqd minus number not currently provided due to nonconforming (Texas)
Internal Circulation: Intemal circulation of both auto and pedestrians
Entrance/Exit Access Design
• signs to Indicate direction * auto * two-way aisles
• textured pavement * pedestrian clearly identified * speed of 10 mph
• fencing * easements * integrate with stacking lanes
• exit/no entrance * service drive or corridor * pedestrian walkways
• stop signs if necessary
Parking Spaces ]Loading:
Mechanical/Deliveries/Loading Required # of spaces
• semi-trucks * 10% reduction for shared service drives
• location * 20% if peak times are not simultaneous
• screened * shared by mutual agreement w/owners
* one per 100 SF of floor area/min. 4
* stacking spaces don't count
* comply with zoning laws
Grading/Drainage Hest Management Practices (BMP): For the purposes of storm-water management structural or nonstructural and managerial techniques that are recognized to be
the most effective and practical means to prevent or reduce non-point source pollutants from entering receiving waters.
Grade Drainage:
* maximum of 1% for first 30' * Subdivision Rules
• avoid abrupt grade changes * Separate for stacking lane w/curb
• less than 4% grade change between sidewalk and adjacent uses
Signs: Define and cross reference existing standards.
Menu Boards/Intercom Type # Height size Hours
• meet screening standards * menu board max 6 feet max 30 SF * closed 10pm-6am if withing 300' from residential
• 100' From residential property line * freestanding/2-sided max 1 max 18 inches max 16 SFlper side * restricted to 7am-10pm next to residential
• shielded from street and residences * window max 25% of total window
• less than 75 dBA measure 5' away * wall 1 max 9 SF
• amplified PA prohibited next to res. * menu board 2 25 SF
• prevent radiation of noise * freestanding or wall 2 45 SF
• not be heard on residential property * menu boards 2 max 8' from grade 36 SF 132 SF if 2 boards
• no attached product advertising * smaller second board max 4 feet max 6 SF
Lighting: Reference existing ordinances.
Type Amount Direction/Shielding
• shoe box type * < 20 FT in height * with Interior shields
• decorative in nature * < 12 FT for sidewalks * total cut-off of all light at 90 degrees from vertical
• consistent with architectural theme * 8 to directly below at grade * only visible from below
• Flood and area lighting unacceptable * 400W per drive-through * zero at lot line
• Wall-pack with prismatic lens * reflectors of proper distribution for max efficiency
wall-pack cut-off 70 degrees from vertical
. .._..... .... ...._..._......
Architecture:
Color and Materials Local Architecture Compatible
• harmonious/compatible * facade
• windows at entry for visibility to street * roof pitch
• textures of wall and roof * style
• "franchise architecture" discouraged * mass, proportion and scale
Setbacks/Landscaping:
Residential setback Landscaping Buffer Zones Size
• min. 20 feet * properly maintained * public frontage 15 feet
• solid 6' high masonry sound wall at * year-round landscape * sides & rear 20 feet
residential property boundary * screening (abutting residential)
* open areas landscaped * V wide curbed island between parking and "bail out"
* maintain sight lines from stacking lanes to pad walkways
Layout:
Layout: Lot Area: Lot Frontage: Lot Depth:
• Parallel or perpendicular to street * 50,000 SF * 250 FT 200 FT
• maintain street line through walls,
• fences or other elements when min * at least one acre in size * sidewalks on all
setback can't be met * min. 0.50 acre within existing
• min setback 40 FT from residential shopping center or urban area
Traffic Study:
• See Southeastern Regional Planning and Economic Development District Drive-Through Facilities Review Standards: Part Two)
• Additional studies may be required such as Air Quality Study or Noise Impact Study
DRIVE-THROUGH DEFINITIONS:
Access: A way or means of approach to provide vehicular or pedestrian entrance or exit to a property.
Access Connection: Any driveway, street, curb cut, turnout or other means of providing for the movement of vehicles to or from the
public/private roadway network.
Best Management Practices (BMP): For the purposes of storm-water management structural or nonstructural and managerial
techniques that are recognized to be the most effective and practical means to prevent or reduce non-point source pollutants from
entering receiving waters.
Cross Access: A service drive providing vehicular access between two or more contiguous sites so the driver need not enter the public
street system.
Directional Median Opening: An opening in a restrictive median, which provides for the specific movements and physically restricts
other movements. Directional median opening for two opposing left or "U-turn" movements along a road segment are considered one
directional median opening.
Drive-In Service Restaurant: An establishment principally for the sale and consumption of food where food service is provided to
customers in motor vehicles for consumption on the premises.
Drive-Through Facility: Any facility which by design, physical facilities, service or packaging procedures encourages or permits
customers to receive service or obtain goods while remaining in their motor vehicles. This shall not include the selling of fuel at a
gasoline filling station or the accessory functions of a carwash facility such as vacuum cleaning stations.
Drive Through Service Restaurant: An establishment principally for the sale and consumption of food which has direct window
service allowing customers in motor vehicles to pick up food for off-premise consumption.
Driveway/ Curb Cut Spacing: The distance between connections, measured from the closet edge of pavement of the driveway or
curb cut to the next closest edge of the pavement along the public/private roadway.
Fast Food Restaurant: Any restaurant serving the majority of its food in disposable containers, packages, or other similar wrapping,
for consumption on or off the premises.
Joint Access (or Shared Access): A driveway connecting two or more contiguous sites to the public/private street systems.
Leveling Area: A level area (thirty (30) feet in depth at - 1% grade) at the intersection of the access connection and the public way.
Lot, Corner: Any lot having at least two (2) contiguous sides abutting upon one or more streets, provided the interior angle at the
intersection of such two sides is less than one hundred thirty-five (13 5) degrees.
Restrictive Median: A physical barrier in the roadway that separates traffic traveling in opposite directions, such as a concrete barrier
or landscaped island.
Stacking Lane: An area of stacking spaces and driving lane provided for vehicles waiting for drive—through service that is physically
separated from other traffic and pedestrian circulation on the site.
Stacking Space: An area within a stacking lane for vehicles waiting to order and/or finish a drive — through transaction.
a United City of Yorkville
,
800 Ga1ne Farm Road
Yorkville, Illinois 60560
$ ` o Telephone: 630-553 -4350
Fax : 630-553-7575
<tr
PC #
APPLICATION & PETITION
ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL USE REQUEST
Development Name: Star tiuropean Imports Date of Submission:
Requesting: 4 Annexation (Zoning a Planned Unit Development
R Special Use:
1 . Name of Petitioner(s): _Lioness Land Company
Address: 9316 Route 34 , Yorkville, IL 60560
Phone Number. 630-553-6555 Fax Number. 630-636-9008
_ Email Address: Www . starmerc . com
Relationship of Pefftioner(s) to subject properly:
R Owner gDeveloper 0 Contract Purchaser
. 2. Name of holder of legal GOe, if different from #1: N /A
If legal title is held in a Land Trust, list the names cif all holders of any beneficial interest
therein: NIA
3. a). (1), Street address and physical location of subject property:
9376 . Route 34 , .Yorkville,- IL- 60560
(ii). Zoning of surrounding parcels:
North: United City of Yorkville .B -3 Business District
South: Kendall County R-3 Residential D�strict
East: United City of Yorkville B-3 Business District
West: , United City of Yorkville 13-3 Business District
b). Legal description of property; attach as Exhibit W,
c). Total Acreage: __ 2
d). Kendall County Parcel Number(s) of property: 02-28-252 -002 _— _
e). Current Zoning Classification: Kendall County B -3 Business District
0. Zoning Classification Requested: PUD
g). Is this property within City limits? Yes X No, requesting annexation
Page I or
United City or Yorkvi Ile Annex at on,PUD,Zomng,Specia! We A pplication Rcviaod- 11129/06
4. Names and addresses of any adjoining or contiguous landowners and landowners within 500'
entitled to notice of petition under any applicable City ordinance or State Statute:
Attach a separate list and label as Exhibit "B
5. List all governmental entities or agencies required to receive notice under Illinois law:
Bristol Township , f nMolflKsztdAl/.Fire..Department
6. List the Illinois Business Tax Number (IBT#) for the State of Illinois and names of businesses
located on subject property to be annexed:
7. Does a flood plain exist on the subject property? No
8. Do Electors reside on the subject property? No
If $o, 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 Informadon: Name, address, phone number, fax number, and email address of person to
whom inquiries re ln? Phis pa0tlon may be directed;
Attorney Daniel J . -Kramer phone : 630553 -9500 fax : 630-553-5764
1107A S . Bridge Street Yorkville IL 60560
Attorney: Name: Danlfal J . Kramer
Address: 1107A S . Bridge Street Yorkville IL 60560
Phone Number, 630-553-9500 Fax Number 630-553=5764
Email Address: -Dkramer@dankraipeElayv . com
Engineer. Name_.- Zabel Enghteesiing
Address: 203 South Rosedale Ave . Aurora IL 60506
Phone Number. 63Q-649-3634 Fax Number: 630-092- 1007
Email Address: wkz40@amerhterh , net
Land Planner: Name: N /A
Address:
Phone Number: Fax Number:
Email Address:
Page 2 of
United City of YorM,ille Annexal ion,PUD,Zoning,Special Use A ppli cation Revised II12B/e6
10. Submit the following to the Deputy Clerk 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 4 of this application to "Petitioner Route,
Step 1 , Fees' and/or contact the Deputy Clerk for verification of this amount)-
c- Concept or Preliminary Site Plan: 40 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) and site plan.
In witness whereof the following pets ioner(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: t0 ! a / Og
Petitioners) nature: I legal property owners signatures must appear on this application.)
Subscribed and sworn to before me this `�,(i day of
2007 _.
o,QQ OD 11 rhv��
Notary Seal ---
OFFICKL SEAL THIS APPLICATION MUST BE NOTARIZED,
COLLEEN HANSON
NOTARY PUBLIC • STATE OF ILLINOIS
W COMMISSION E7( MS:1012tf1I
Page 3 of S
United City of Yorkvillc A nnexa6on,PUD,Znning,9pecnd Use Application Revised: 11/28/06
LEGAL DESCRIPTION
THE WESTERLY 334 FEET, AS MEASURED ALONG THE SOUTHERLY LINE OF U.S.
ROUTE 34 OF THAT PART OF THE EAST HALF OF SECTION 28, TOWNSHIP 37
NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT A POINT ON THE SOUTH LINE OF THE SOUTHEAST
QUARTER OF SAID SECTION, 40 LINKS EAST OF THE SOUTHWEST CORNER OF
SAID SOUTHEAST QUARTER; THENCE NORTH 11 DEGREES 30 MINUTES 00
SECONDS EAST 34.82 CHAINS TO AN ANGLE IN THE CENTER LINE OF OSWEGO
ROAD; THENCE NORTH 53 DEGREES 35 MINUTES 00 SECONDS EAST ALONG THE
CENTER LINE OF SAID OSWEGO ROAD 111 .54 FEET TO A POINT; THENCE 07
DEGREES 30 MINUTES 00 SECONDS EAST 608.9 FEET TO A POINT 340 FEET
SOUTHERLY OF, MEASURED ALONG THE LAST DESCRIBED LINE EXTENDED, THE
CENTER LINE OF U.S. ROUTE 34 FOR THE POINT OF BEGINNING; THENCE NOR'T'H
07 DEGREES 00 MINUTES 00 SECONDS EAST ALONG A LINE HEREINAFTER
REFERRED TO AS LINE 44x% A DISTANCE OF 400.01 FEET TO THE NORTHERLY LINE
OF U.S. ROUTE 34 PER PLAT OF RIGHT OF WAY PLANS RECORDED AS DOCUMENT
NUMBER 2002-08871 AND 2002-20014; THENCE SOUTH 83 DEGREES 28 MINUTES 46
SECONDS EAST ALONG SAID NORTHERLY LINE, A DISTANCE OF 334.00 FEET TO A
POINT ON A LINE THAT IS 334.00 FEET EASTERLY OF (MEASURED ALONG THE
SOUTHERLY LINE OF U.S. ROUTE 34) AND PARALLEL WITH LINE "A" AS
AFORESAID; THENCE SOUTH 07 DEGREES 30 MINUTES 00 SECONDS WEST ALONG
SAID PARALLEL LINE, A DISTANCE OF 400.01 FEET TO A LINE DRAWN EASTERLY,
PARALLEL WITH THE CENTER LINE OF SAID U.S. ROUTE 34, FROM THE POINT OF
BEGINNING; THENCE NORTH 83 DEGREES 28 MINUTES 00 SECONDS WEST ALONG
SAID PARALLEL LINE 334.00 FEET TO THE POINT OF BEGINNING, IN THE
TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
PRELIMINARY ENGINEERING
for TOWNSHIP___ ME H. RANGE 7, ST O AS MEASURED ALONG THE SONxEPES FINE OF U.S. ROUSE OL OF LTO PAR! O ME FAST SOUMEFINEC OFSTHE,OWTHEAST Ji W E
--
NORTH. RANGE E D SEC OF 40 +NASD CAST E SOWI, DESCRIBED AN FOLLOWS WMAST OUT AT A POEM ON IDS
- --- _ SULLIES HE T 3 82 CHAINS W IAN US RD w0 SOUTHEAST NORTH 5: OUTI THENCE NWRM 1 ES GOES 30 MINUTES
---- CENTER NE SAID LNVXS SO IJISMLLE FTIE O A PO T; O OSY£GO GREE- MFHCE ROHM 55 DEGREES JS MED ET SECONDS WI EAST µEEL 1X1
GENRES ONE F. SAID RED ALONG G W +I15a FEEL }0 A PONT; THENCE W DEGREES ]0 M 10 D
-- _ MEASURED O SEC ME LAST DESCRIBED V IXIFNON, ME ETHRED ONE OF US. .. A DISTANCE 3A FO TIE E01 OE BEGINNNC. THERI
�-� OF UEL O EE 4 PER CO SEC IC EAST ILONL A ONE ASD PEFEPPFD i0 AS CAL ?A+e ; AD2002-F 014, ENT TO WE NORM @ERSUNEN
_ MI US, 46 SE Ja PER ET OF SAID OF WAY PINS E, A DISTANCE AS OF 3SHO "UNDER E THAT isY; M FEET E SOUTH FACTORY OECHFES 36
NN6 16 LONG 5 FCO ALONG ME OF U S AR UXE A NOR RAE OF JWI 00 FEET TO A PdM OX P UM CE S ES ]3
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SpSSpNEPo ROOM M ONC END E CE W IN FINE S Po lDS WEST WON ME CENTER O UNE G WORRIES
U. .
ROOM OF BEGINNING,FROM NG, IN ME OEUENHING: THENCE HORM Ol DEGREES ME E SONG w0 PMN1£E ONE ]3.00 FCC t0 WE
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ry Wu EROCEMEA PREPARED BT REVISIONS
NO. DATE DESCRIPTION NO. DAT DESCRIPTION _ STAR EUROPEAN IMPORTS
P EPAReD FOR KOZIOL ENGINEERING SERVICES
LINKS 0 08/15/08 CONCEPT PLAN
STAR EUROPEAN IMPORTS
Pmle¢sgno Engin¢<'s
N ROUNDE 34 1709 c ER o nos , IL 6 AVE. GEOMETRIC PLAN
tt1RMY+E1£ IILNds SDUM E IA5LE L 605]$
(6]0)55]-6555 SEC 8-1i- 6301435-8686
CIVIL/ CONSULTING ENGINEERS DSGN. BY: FILE NAME: 08145 SMET NO,
DRN, BY SCALE: 1 -30 A of A
A e Memorandum
9 To: Plan Commission
EST. 2 ® gas From: Travis Miller and Stephanie Boettcher
�-� CC: Annette Williams (for distribution)
®
(® Date: September 3, 2008
�ru O
;yvv? Subject: PC 2008 — 19 Star European Imports (Annexation and Rezoning)
GE
The petitioner is requesting annexation and PUD zoning for 2 acres located at 9316 Veterans
Parkway (US34). Along with the petition for annexation, the petitioner has submitted Geometric
Plan depicting existing and proposed site improvements. Staff has reviewed the Geometric Plan
as the Concept PUD per Zoning Ordinance Chapter 13.
Comprehensive Plan Recommendation for Property
The 2002 Comprehensive Plan, as well as the pending 2008 updated, recommends Commercial
land use for the subject property. The Comprehensive Plan defines Commercial as,
". .. to promote market-sensitive development of commercial uses within strategically located
areas to efficiently, effectively, and conveniently serve the growing local population, while
continuing the importance of the United City of Yorkville as a regional center. "
Staff Comments and Recommendations:
1 . The petitioner request of Planned Unit Development zoning is appropriate and will allow
special provisions beyond the B-3 zoning requirements to be applied to this property. This
zoning request should be noted on the Geometric Plan dated August 15, 2008, as opposed to
B-3 Service Business District.
2. Staff suggests B-3 Service Business District to be used as guideline for the subject property
in regards to zoning requirements. See B-3 Zoning Requirements listed below.
Zoning Requirements — B-3 Service Business District
Lot Area: Minimum 10,000 sq. ft.
Front Yard: Minimum 50 feet
Side Yard: Minimum 20 feet
Transitional (Rear) Yard: Minimum 30 feet
Lot Coverage: Maximum 50%
Maximum Building Heipht: Maximum 35 feet or 3 .5 stories
Parking Lot Setback: 20 feet from property line
3 . The concept plan dated August 15, 2008 is in compliance with all of the aforementioned
requirements, excel)t for the side yard and parking lot setback zoning requirements. These
two deficiencies are further addressed below.
4. Parking requirements for motor vehicle sales — 1 space per 600 square feet of floor area.
16.2 spaces are required. Parking requirements for retail stores — 1 space per 300 square feet
of floor area. 20 spaces are required. The proposed plan provides for 66 spaces for the
dealership, this does not include the amount provided in the sales area, and 21 spaces for the
retail building.
1
5. Given the abundance of parking, staff recommends modifying the 14 spaces (@9'=126')
along the eastern part of the property to be 6 parallel spaces (@20'=120') and eliminate the
17 spaces along the western part of the property in order to provide 16' side yard along the
eastern and 20' side yard along the western property lines. 41 parking spaces are still
provided for the dealership exceeding the parking requirements.
Note: the staff recommendation still leaves the eastern setback is 4' deficient of the
20' requirement. Based on the Plan Council discussion, the petitioner expressed
concern for the spaces along the eastern property line in order to be convenient for
dealership customers — staff recommends allowing this deficiency an incorporating
into a provision of the Annexation/PUD Agreement.
6. On the geometric plan, the parking setback requirement is not met given the proposed land
dedication along US 34. Staff recommends a waiver of this requirement based on at least 10'
will remain between future pavement edge/curb and parking and due to this area being a
display area for the dealership and not a typical parking lot.
7. The geometric plan states the site has lot coverage of 67.75% above the maximum 50%.
However, lot coverage applies to buildings and structures, so lot coverage for the property is
actually less than the requirement and is in compliance. The concept plan needs to be
corrected to reflect this.
8. 1 free standing permanent sign with a maximum of 32 square feet in area and 8 feet in height
would be permitted on the subject property. The current site plan identifies only 1 sign
location, in conformance with this requirement. Staff recommends the petitioner to provide
additional sign specifics in regards to appearance and size of the sign prior to annexation
agreement approval.
9. Staff suggests the petitioner provide additional lighting specifications prior to annexation
agreement approval. The use of wall packs on buildings should be minimized and lighting
should follow the "dark sky" concept promoted by the City of Yorkville.
10. Given the amount of impervious surface, staff supports the use of paver brick on a portion of
the property as it allows for better groundwater infiltration than other paving materials.
Since, the plan provides square footage of impervious versus pervious surface onsite; staff
suggests the petitioner provide additional specifications in regards to groundwater infiltration
for pervious and impervious surfaces.
11 . Any redevelopment, improvements, or additions added to the subject property should follow
the United City of Yorkville Design Guidelines, specifically Principles 4 — 5 and 8 — 10, see
attached. The Annexation Agreement should include a provision(s) addressing these
guidelines.
12. Per the City' s Appearance Code, the trash receptacle enclosure shall be made of material
compatible to the material used in the existing principal structure.
2
13 . The subject property shall comply with the requirements outlined in the City's Landscape
Ordinance. However, Staff recognizes that given the use of the property and the current
concept plan, the all of the requirements outlined in the City' s Landscape Ordinance may not
be met. Specific areas with potential deficiencies meeting the Landscape Ordinance
requirements include parkway landscaping, interior parking lot landscaping, perimeter
parking lot landscaping, and lot landscaping. Given this, Staff is amendable to modifications
to the Landscape Ordinance requirements, as long as the quantity of landscape material is not
reduced on site. Staff suggests that the petitioner submit a landscape plan prior to annexation
agreement approval in order to specifically address these deficiencies and modifications in a
provision(s) of the Annexation Agreement.
14. Staff recommends a preliminary grading plan accompany the Geometric Plan. A grading
plan is required to determine existing drainage patterns and evaluate the proposed detention
area. The outfall of the proposed detention basin and the offsite drainage should be included.
15. Utilities:
a. Sanitary sewer connection to the Heartland Business Center may be the only
viable alternative for sanitary service to the property. An 8" sanitary sewer exists
with invert elevations of 635.5 at McHugh/Rt.34 and 633 .9 at
McHugh/Farmstead. This alignment would require offsite easements across
adjacent properties, but also possible cost participation by those adjacent property
owners. A very shallow 8" sanitary sewer with an invert elevation of 636.5 exists
on the Shops at Veterans Parkway property, about 110 feet west of the subject
property.
b. An existing 8" watermain is located near the NW corner of the site. This
watermain needs to be extended across the property' s Rt.34 frontage.
c. The piping within the septic field should be filled with solid materials such as
sand, gravel or concrete to prevent collapse from driving over.
16. The cross access easements should each include a dimension for the width (25 '). A note
indicating that the cross access easement also allows the adjacent properties access across the
property should be included on the Geometric Plan as well.
3
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Design Guicjelines
Site Planning Pvinciples
• Development on unsuitable soils is prohibited. Incorporate unsuitable soils into an open
space component of the site plan.
• Stockpile top soil for later use in landscape areas.
Vegetation
• Preserve existing trees
Every effort should be made in
the planning process to
incorporate quality, existing trees
into the site plan design. Any
quality, existing tree that occurs
within the specific buffer yard as
required per PRINCIPLE 9 shall
remain undisturbed and be
protected as part of the landscape —
buffer. Preservation of existing vegetation as buffer
PRINCIPLE 5: Provide a sense of architectural interest and unique identity throughout the
citv
The Architectural standards are provided to preserve and guide x _*
the character of architecture throughout the City while allowing °
for individual architectural interpretation. All architectural
proposals must be compatible with the vernacular of the �P>
northern Illinois region. In order to ensure compliance with the
following architectural guidelines, the City requires that building
elevations, plans, materials samples, color samples and
illustrations be submitted for review and approval prior to the
commencement of building construction.
■ Buildings
Building orientation creates central open
• Orientation space on axis with the main entry drive
Building orientation should take
advantage of the building to site
relationship. The orientation and
location of buildings defines open ;
spaces and circulation corridors.
• Align focal architectural
elements along major view or x
circulation axis.
• Define pedestrian spaces and
streetscapes with building
orientation.
Orient primary buildings on axis and use as focal points
limited Gity of Yowl<.yille
Comprehensive Land Llse Pjan lApdate
Design Guidelines
Site Planning Principles
• Create view corridors coxs°ex o.°rsmxm
between buildings, plazas,
courtyards and adjacent ,
,�1PNMNID
buildings.
—I iIXf PATO
f'
• Create pedestrian spaces KARPYwnx°ro
and plazas by varying
building facades.
• Cluster buildings whenever
possible, creating
opportunities for plazas and Residential building orientation creates
pedestrian malls. Prevent private,intimate backyard space
long, linear facades from
dominating the view.
• Buildings adjacent to
Routes 47, 71 and 126
must face the primary
roadway. No service °wn,w•eunowe �b &I `
roroxM Or�x mACev {I
access, storage, etc. is
allowed to face Routes t 0 °2 ra gyp'
47, 71 and 126. X
OVII GTfC F Vy
• Develop sites in a o ,,.
comprehensive and ° >y J I
coordinated manner to
i
provide order and y _
compatibility (especially °
in the case of large sites Building orientation can define main activity areas
which will be developed
in phases).
• The exterior character and
orientation of all buildings and
the spaces they define should
encourage and enhance
pedestrian activity.
• Attention should be given to
the quality and usability of the
outdoor spaces formed by the 1
exterior of a dwelling and
adjacent dwellings. Avoid
locating the private area of
one dwelling adjacent to the
public area of an adjacent
dwelling. Rear and side facades should incorporate
architectural design elements
Vvofe-d ci+y of Vor`kvine
Gompt`eke-Visive, Lavtd Lose. plate Update -12
Design GNic�elines
Site planning Principles
• In multi-family residential developments, buildings should be oriented to create
functional outdoor spaces.
• In residential neighborhoods, consideration should also be given to the views from
adjacent dwellings and public spaces.
• Facades
Building facades should achieve a high level of visual interest when viewed from
automobile and pedestrian vantage points.
• In residential developments, front yards and
porches should be used to create a sense of
place and community.
• Natural stone and mason ry materials are to be
used on the lower portions of buildings to create
a visual anchor to the ground and provide
interest at the pedestrian level.
• Vary the planes of exterior walls in depth and/or
direction. Awnings along facade
• Wall planes shall not run in a continuous
direction more than 65 feet without an offset
of at least 3 feet. a
• Wall planes of more than 20 feet high are
prohibited without incorporating meaningful
techniques, such as awnings or a change in
building material, to break up the perceived NOW OPEN
building mass.
• Awnings are encouraged along facades to -' •
provide color, shade and architectural
interest. Where awnings are used along a
row of contiguous buildings, a consistent
form, material, color, location and mounting
arrangement must be used.
• Awnings should be located to provide a _
consistent minimum S feet vertical clearance,
with a maximum generally not to exceed 12
feet. f' _
• Colors of awnings must complement the Awnings provide pedestrian scale element
buildings.
L1ni+e_J Cify of Yopkville
Comprekehsive .Land Use. Picn Ltpclete 13
Design Cwicielines
Si+e Plrannine Principles
• Incorporate the awnings along
with any signage to provide a
uniformly designed building
fagade.
• Signs on awnings are permitted.
,r v
• Internally illuminated awnings are
prohibited.
Garage doors oriented to side
• Awnings and canopies may be
made of sheet metal or canvas membrane. Plastic or vinyl awnings are not permitted.
• In new residential neighborhoods, houses shall not repeat the same elevations without
two lots of separation. Houses across the street from each other and back-to-back
corner lots shall not be of the same elevation.
• In residential areas, garages should not dominate the street view. Rather, provide
parking and garages to the side or rear of lots or set the garage face back from the
primary fagade of the house. Avoid allowing the garage to become the primary
architectural feature.
• Roof Treatment
Rooftops should be considered
important design elements as viewed
from a variety of vantage points such
as at ground level, from other a7;
buildings and from adjacent perimeter
_ ) Ok
roadways. A well-composed ♦ -
"roofscape" achieves an interesting +.
skyline without becoming overly busy t
or contrived. Roof forms should serve C
as natural transitions from the ground
level to intermediate masses to the � '
tallest masses and back to the Variation in roof treatments creates an interesting`rootscape'
ground. Form should also be
interesting when seen from above in
adjacent buildings.
• Materials & Colors
Visual continuity in major building materials and colors is desired throughout the City.
Specific criteria include the following:
• Material samples of all proposed buildings must be provided for review and be
approved by the City.
• Materials should be consistent with the Community Character principles outlined in
these guidelines.
LAY,ifecl City of Yovkville
C-omprelnensive .avid tAse Piave [Apda+e 14
Design Guidelines
Site Planning Principles
• Wall materials that are muted, earth tone in color and
have texture are to be used.
• Reserve the use of strongly contrasting materials and
colors for accents, such as building entrances, railings
and trim. Avoid an excessive variety of fagade tJJJI
I
materials.
• Avoid using highly reflective materials and surfaces,
such as polished metal, that generate glare, particularly
at the pedestrian level.
• Materials which may be incorporated include: native
stone, brick, stucco and textured concrete. Alternative III�H
materials that achieve similar looks and are of high
quality and low maintenance may be considered. +•
+ Common materials shall be located on all sides of the _ -
building with the exception of service areas not visible
from a public street. Varying rooffine breaks up long
expanse of building facade
• Coordinating materials within a development can tie
together buildings of different sizes, uses and forms.
• In new residential neighborhoods at the time of initial building permit, houses shall not
be the same color unless there are at least two lots of separation. Houses across the
street from each other are not permitted to be the same color.
• Use contrasting but compatible building materials and textures to unify exterior building
elements and to create depth, proportion and scale.
• In residential developments, buildings should complement each other by using
materials and colors within the same"family".
• Building colors should be derived from, and related to, the finishes of primary building
materials.
• Height
The overall appearance of development shall be low
and horizontal, with building heights throughout the
community generally low to medium scale. Building
heights are expected (and desired) to vary to ensure
visual interest.
• Consider the use of taller buildings and/or
elements to highlight significant intersections and
pedestrian nodes.
• Building heights shall be determined in a manner - :
which enhances an overall residential quality.. Taller bulldrngs help identify intersections
Wiited Gify of\,/01-kville-
Comprehensive Land LVse Plan Llpc{ate 15
Design Gwidelines
Site Planning Principles
• Maintain compatible relationships with
adjacent dwellings and street frontages.
• Building heights shall be responsive to
heights of homes located on slopes above
and below the dwelling.
• Sight lines to greenbelts, open areas, T.1
water features and scenic horizon views
are to be optimized and maintained to the
fullest extent possible by minimizing the
building height and obstruction. Front porch provides one-story element
• Scenic view compatibility shall be
considered in determining building height. `- --• Within a neighborhood; a combination of _ ---
one, one and a half and two story T`
dwellings is encouraged to add diversity it
to the streetscape. Entire neighborhoods
or blocks of continuous two story
dwellings are discouraged.
• For multilevel dwellings on corner lots,
locate a one-story element of the dwelling Front porch roof provides human scale element
at the street corner to help reduce the
feeling of enclosure in the neighborhood.
• A two-story dwelling can best relate to a neighboring one story if it contains a one-story
element.
• Scale
Buildings should appear to be of a
"pedestrian" or "human" scale. When
components in the built environment are
designed in such a way that people feel
comfortable, then human scale has been `t
achieved. In general, this means that
the size, patterns, textures, forms and
overall three-dimensional composition 1 .
can be appreciated at the pedestrian
level.
• Vary the height of buildings, and/or Varied building scale provides distinction between masses
building elements where feasible, so
they appear to be divided into
distinct elements or masses.
Wae_d City of Yov°kyille
Comprebtensive Land Llse Plan Update 16
Design GNldelines
Site planning pvinciples
• Avoid large-scale
buildings that are �- �f� �✓/��
"box-like" and
typically dominate a - - — —
site.
• Use building mass
appropriate to the
site. Place buildingsr�`
with larger
footprints, height 4 Q
and massing in core
activity areas or in
the heart of the Q
development near "
similar densities. By _
doing so, the impact
on adjacent land Pedestrianscale elements located along building facade
uses will be reduced.
• In residential areas, the relationship r.
between the lot size, street width and
building scale are important to creating a
human scale. Elements such as trees,
pedestrian path lighting and porches can
aid in achieving human scale.
f tt
• Hierarchy 11
It is important to recognize that future "r
projects will be developed using a variety of
buildings with various uses. Vehicular and
pedestrian traffic should be able to Avoid'box like'building scale
recognize the hierarchy of buildings and be
able to decipher primary buildings from
secondary buildings.
• Primary Buildings „, o
Primary buildings; such as major anchors, public
buildings or major attractions, shall be located at
prominent locations, anchoring a major view axis and -
serving as focal points in the community. _
• Gateway Buildings
• Buildings at major entrances, comers, intersections
or along significant roads should use special s„v
architectural elements to help identify that location as
a"gateway". These elements also begin to define the
sense of place for the community. Primary buildings located on
axis and create focal point
L mifecr Gift of Yo;-kville
Gompv-eke-visive Land LAse P[cm L1:pdictfe- 17
Design 04"Idelines
Si+e Planning Pvinciples
• Special architectural features may include corner towers, cupolas, clock towers,
balconies, colonnades or spires.
• The use of vertical elements helps to frame the entrance and guide people into and
through the development.
TUNERS HELP IDENTIFY
COR%ER or BUILDING PS
GATE'NAY I1,170 HE
DeIELGPMENT
I REEK IJ HEIGHT Of'
BRFPIUIP HEIGHT Jr iUWER
Gateway buildings
• Entrances ,,,���///
• Primary entrances should be easily identifiable and relate
to both human scale as well as the scale of the building(s)
01 1 011
they serve.
• Wherever possible, entrances should be inviting without R
becoming dark.
• Main building entrances should be designed to be clearly
identifiable from primary driveways and drop-offs.
Additionally, they should be visible from parking areas.
■ Retaining walls
• All retaining walls must be faced (veneered) with masonry Main entry to store
(stone, brick, stucco or approved equal). clearly Identifiable
• Retaining walls adjacent to or visible from any street shall not exceed 4 feet in height.
Grade changes that require retaining walls exceeding 4 feet must be terraced with a
minimum of 4 feet clear separation between each wall. Exceptions may be reviewed and
approved by the City in order to preserve existing tree stands.
LAvae-d Gify of Yorkville
Gornprellehsive Land LAse Plan Update 18
Design Guiclelines
Site Planning principles
• Walls should be designed as an integral part of the dwelling design. Stone sizes should be
consistent and laid in a horizontal course. Masonry materials shall match or complement
the facade of surrounding buildings.
• Walls at intersections must not interfere with safe sight distances.
PRINCIPLE 6: Enhance pedestrian experience and establish sense of place through careful
design and location of open spaces
The creation of open space throughout the City is an essential technique used to break up building
facades. The use of such pockets of interest creates views into the various developments. A wide
range of open spaces such as public gathering plazas, open "greens", common play areas,
neighborhood parks and natural preserves can be incorporated into development plans.
■ View Corridors
• Open space is considered a valuable amenity, therefore
careful consideration of vistas into open spaces from
residential lots, streets and drives is required.
• Maintain view corridors to provide vistas of amenities,
natural features, open spaces and other significant
elements.
• Create focal points at main entries, on axis with major -- - -
circulation route and pedestrian corridors to establish a Community Park
strong identity and structure for the project.
O
LOCATE SPECIAL FEATURE
AT TERMINUS OF DRIVES.
�y
vCO GATIOPI FRAMES VIEW
AND CREATES CORRIDOR
View of amenity feature is Gamed by use of vegetation and
road alignment,creating a signature element
United Gift of Yorrkville-
Gomprekensive Land Use- P[cm Ltpdafe 19
i
Design Guidelines
Site Planning Principles
• Accessibility
Owners and developers are expected to meet or exceed all requirements of the Americans with
Disabilities Act (ADA), 1992, and all amendments thereto in the design and development of
Individual parcels, sites, buildings, and facilities. To the greatest extent possible, provide equal
access in a manner that integrates ADA accessibility with ordinary accessibility, rather than
separately.
PRINCIPLE 8• Appropriate design of parking lots utilities service areas and detention
areas to reduce the negative impact of typically unattractive site
components
This section provides standards for the siting and layout of parking lots, service and loading areas,
utilities, trash, storage and detention facilities. Specific landscaping criteria for these areas are
included in the Landscape Principles section. Site plans specifying parking and circulation designs,
utility and detention requirements shall be submitted to the City for review.
Parking
• Parking ratios and quantity of spaces shall comply
with the criteria set forth in the United City of
Yorkville Zoning Ordinance. y
• Parking areas should be designed and located so _ ?",ti " .
they provide safe and efficient vehicular and
pedestrian circulation within a site.
• Minimize negative visual Impacts from adjacent
roadways.
• Break large expanses of pavement with landscape Minimize negative visual impacts of
medians and islands. parking from roadways
• Divide parking areas which accommodate a large number of vehicles into a series of
smaller, connected lots.
• Avoid situations where parking spaces directly abut structures.
• Separate parking aisles from interior collectors and entry drives whenever possible.
cmalar bmlainse re /�
create open apace
Walkways to buildings
plazas should be designed to ^
Pecilitele easy movement and ,
uliulhul.orossdm9 contlicts
with VaNCIes
Arrange parkih, aisles
perpanalcular to buildlne provide pedestrian
anman ces access In adjacent
developments
United Gift' of Yaalcyille-
Gompvehensive Land Use Plan Llpc{a+e 25
Design Guidelines
Sife Planning Principles
■ Undesirable Elements:
The following elements are discouraged In developments
within the City:
• Concrete detention basins
• Large, blank, unarticulated wall surfaces
• Visible outdoor storage, loading, equipment and
mechanical areas Avoid large expanses of parking lots
• Disjointed parking areas and confusing circulation - -
patterns
• Large expanses of parking/asphalt i
• Service areas near major entries and/or that are easily
visible from roadway
• Poorly defined site access points
•
Large"boxlike°structures Avoid large blank wall surfaces
PRINCIPLE 4: Incorporate existing site conditions into development plans
New development shall protect the existing
environmental features throughout the City and minimize
the impact of the development on the site and the
surrounding land.
• Drainage Patterns
Proposed site plans shall incorporate existing
drainage patterns on site in an effort to avoid
significantly altering the manner in which drainage
flows offsite. At the time of site plan submittal to the
City, a drainage and detention plan must be
submitted. The location and type of drainage
facilities must be shown. Drainage swa/e utilizes natural drainage patterns
• Topography and Soils
• Minimize out and fill on site to reduce
effects upon the natural drainage
pattern and natural character of the
site.
• Minimize disturbance in areas of
significant existing vegetation, If
necessary for site development,
consider using tree wells and retaining
walls to preserve existing trees where
possible, iiwi
workwitb existing topography to avoid large cutand till
Lthited CRY a{yowWffe-
Cornp-ekensive Land LAse P'an VpdeAfe 10
Desi 9 n Guidelines
Site Planning Principles
• Shared Parking
Where opportunities exist for shared parking between uses with staggered peak parking
demands, consider reducing the total number of parking spaces within each site or parcel.
Parking should be shared between complementary uses such churches and office
buildings.
• Store Front& Street Parking Requirements
All store front parking areas shall use angled parking or parallel parking. Areas shall be
provided for sidewalks and landscaping between the store front and the edge of parking
stall.
• Bicycle
To encourage and accommodate alternative transportation modes, provide bicycle parking
within each building site. Locate bicycle parking areas so they are visible from building
entrances and convenient for riders. Parking areas shall be landscaped in a manner
consistent with pedestrian plazas. Also, bike racks should be of a style consistent with
other site elements.
• Substations/Water/Wastewater Stations
Proposed electric substations, water pump stations and wastewater lift stations shall be
screened from public views by a means of a 6 foot masonry wall on all sides with the exception
of the area for gate access to the facility combined with landscaping. Service access shall be
considered and incorporated into the screening program.
• Detention
• Drainage facilities should be used as an amenity to " R
a development. If the existing topography allows,
the location can be incorporated into an entry
feature or can be the foundation for a park with
trails and open space.
• Natural and/or vegetated drainage swales provide
open space connections, filter runoff and improve
the aesthetic appearance of development. cane serves as main entry feature
• Detention facilities should not be designed as to I'
require chain link fencing or concrete walls. If such
designs are required due to engineering
requirements, consider using decorative modular
stone to give the appearance of a retaining wall.
• Detention ponds located in the front yard building
setback shall be designed as a curvilinear, Naturalistic drainage channel provides
contoured shape. opportunities for trail connection
V hife-d GifY of Yorkville
Govnprekensive Land Flue flan Update 26
Design Guidelines
Si+e Planning principles
• Location of Utilities
Visual and sound impacts of utilities, mechanical equipment, data transmission dishes, towers
and other equipment should be minimized in all development plans.
• Design and install all permanent utility service lines underground.
• During construction and maintenance, minimize disruptions to other sites and businesses
within the City.
• Temporary overhead distribution power and telephone lines are permitted during
construction but shall be removed immediately upon completion of site and building
construction.
• Wherever possible, mount data transmission and receiving telecommunication devices at
ground level to the rear of structures and screen views from adjacent roadways, pedestrian
paths and building sites.
• Screen all electrical transformers, gas meters and other utility cabinets from view.
• Structures are prohibited from being located in utility easements. Avoid locating signs,
special landscape features, etc. in utility easements.
Air conditioning units, vent systems and other mechanical systems that must be located on
building roofs shall be screened from sight at the ground plane.
• In residential communities:
• Items requiring screening should be located on the rear or side yards when possible
and should be integrated into the unit design.
• Air conditioning units must be located behind a screen wall or planting hedge.
• Utility meters must be located on side or rear elevations of the dwelling.
■ Location of Service/Deliverylrrash/Storage Areas
The visual impacts of service, delivery, trash and outdoor equipment or storage areas should
be minimized, particularly relative to views from public roadways and pedestrian corridors.
Thoughtful placement and integration into the architecture and site design is a priority for all
sites.
• Orient service entrances, loading docks, waste
disposal areas and other similar uses toward service
roads and away from major streets and primary
building entrances.
• Locate loading, service, trash and delivery areas so
they do not encroach on any setbacks. — �-
Screen dumpsters with walls and materials
that match architecture of primary building
Wifed Gify of�lorkviPEe
Comprehensive Land Mee Plan Update 27
Design Guidelines
Si+e Planning Principles
• Avoid locating service areas where they
are visible from adjacent buildings or
where they may impact view corridors.
Such facilities are more appropriate at the DWI
rear of buildings or sites.
• Trash enclosures must be located away
from residential property lines. {
1
• Wherever possible, coordinate the
locations of service areas between screen dumpsters with walls and materials that
adjacent users or developments, so that match sters architecture wall ofd maryials that
service drives can be shared.
• Locate parking areas for outdoor equipment, trucks, trailers, service vehicles, etc. away
from public parking lots and major pedestrian circulation routes. Unless totally out of view,
screen these areas architecturally and with landscaping.
• All proposed dumpsters,trash receptacles, refuse storage containers, outdoor storage, and
ground mounted equipment should be located within an enclosure providing screening
along with landscaping along the perimeter. Such enclosures shall repeat materials and
elements on the primary building.
Lw+eJ Gify of Yc)P- vide
GoMpeeke-hs'ive Land LAse Plan Ltpda+e 28
Design Guidelines
Landscape principles
Landscape Principles
Landscape guidelines are essential for reflecting and enhancing the distinct character of the City.
The standards and requirements for the installation of landscaping and screening walls throughout
the City are set forth in order to:
• Enhance Yorkville's sense of place.
• Promote the general welfare of the community.
• Enhance the living environment.
• Aid in the enhancement of property values.
• Create an attractive, consistent appearance.
• Complement the visual effect of buildings.
• Provide appropriate buffers between land uses.
• Support the landscape character of the City.
• Use sustainable practices to reduce the impact of the built landscape on the natural ecosystem.
PRINCIPLE 9: Provide a unified landscape treatment throughout the City through the use of
consistent right-of-way and buffer treatments.
PRINCIPLE 10: Enhance the aesthetic appearance of development and lessen the impact of
undesirable site components through the effective use of landscaping.
PRINCIPLE 9• Provide a unified landscape treatment throughout the City through the use
of consistent right-of-way and buffer treatments
■ Landscape Character
The overall character of the City will be enhanced in large part by the landscaping found
throughout the City. To enhance the overall desired character throughout the City:
Gateway
yhifed Ofy of N20P Wlle
Comprehensive Lavid Llse ?fan Vpdafe 29
i
Design Guidelines
Landscape principles
• Landscaping will be done in informal clusters to create a more natural appearance.
• Street lighting will be kept to a minimum.
• Meandering sidewalks will be located throughout the City in the landscape buffers.
■ "Gateway" Corridor Landscape Treatments
• Primary Gateway Corridors
Several major corridors lead residents and visitors into
the City of Yorkville. The visual experience along these
"Gateways" is critical to the overall perception and
character associated with Yorkville. Due to the
importance of these "Gateways" and the Influence they
have on the identity for the City, specific criteria have
been added to these guidelines to ensure that an
attractive landscape appearance is maintained as
properties are developed adjacent to these primary
corridors. The primary corridors identified for specific
landscape buffers include: I i
Scenic vista
• Route 47
• Route 126
• Route 71
• Prairie Parkway and Caton Farm Road
Primary Gateway Residential Buffer Requirements
All residential development adjacent to the primary
"Gateway' corridors must have a landscape buffer
of 100 feet or more measured from the edge of the
ultimate right-of-way. Residential land uses require 0
larger depth buffers to allow for berms, tree ;
preservation, view shed protection, noise barrier
and separation of residential areas from the
roadway.
However, where scenic vistas are prominent along
a"Gateway"corridor(such as Route 71)the buffers
should be designed in a manner which frames the Preserve existing trees for Gateway buffers
distant views. Development plans should consider
creative means to preserve the sight lines which currently provide the scenic views that
define the rural character of Yorkville.
Landscape plans within the buffers should have an informal quality to capture the natural
feel of the rural landscape. To enhance the rural identity, additional elements should be
considered when designing the buffers, i.e. incorporating split rail fencing, using plant
material to frame scenic vistas and preservation of existing vegetation and tree lines to
maintain the rural quality of Yorkville.
Uvtife-d Gify of YoPWIle-
Gomprekehsive Lcmd CAse plan L loc6te 30
Design Guidelines
Landscape Principles
Non-Residential Buffer Requirements
For all non-residential development, a 25 foot minimum landscape buffer is required along
the primary"Gateway" corridors. The 25 ft. buffer allows for a meandering walk within the
buffer and provides more area for plant clusters and massing. Focus should be placed on
site entrances by highlighting entries with ornamental landscaping to signal the access
point. The landscape buffer width must be measured from the edge of the ultimate right-of-
way. All buildings must be set back a minimum of 150 feet from the ultimate right-of-way
line.
ry
�y
Nan-residential planting requirements
• Secondary Gateway Corridors
In addition to the primary gateway corridors leading into the City, several additional
roadways have been identified as secondary gateway corridors, possessing unique and
attractive qualities which also define the character of the City. Development along these
secondary corridors should be carefully evaluated to ensure the inherent rural character of
Yorkville is preserved. These roadways include:
• Fox Road
• High Point Road
• Legion Road
• Van Emmon Road
• Collectors identified on the City Thoroughfare Plan
L vae. } Coy of y)o, lkville-
Campveke-nsive Land Llse Plan Ltpclafe 311
Design Guidelines
Landscape principles
Secondary Gateway Residential Buffer Requirements
All residential development adjacent to the
secondary "Gateway' corridors must have a
landscape buffer in the range of 50 to 100 feet
measured from the edge of the ultimate right-of-
way.
However, where scenic vistas are prominent
along a "Gateway' corridor (such as Route 71) �� „y
the buffers should be designed in a manner w <1
which frames the distant views. Development
plans should consider creative means to
preserve the sight lines which currently provide Landscape bolter
the scenic views that define the rural character of
Yorkville.
Landscape plans within the buffers should have an informal quality to capture the natural
feel of the rural landscape. To enhance the rural identity, additional elements should be
considered when designing the buffers, i.e. incorporating split rail fencing, using plant
material to frame scenic vistas and preservation of existing vegetation and tree lines to
maintain the rural quality of Yorkville.
• General Planting Requirements
Proper installation and maintenance
of landscape plantings is essential to N°m+•e°°or° • M1a°
be Paced vnlFle IM1e 9 ded
achieving the desired character reaUhal.a°d°bN�°°IhO
throughout the City. The following I,.R.
requirements specify critical
considerations for landscape
plantings. ._P 9mrll ,F.' °'•,�`
• All landscaping shall be separated
from vehicular use areas by some
form of barrier such as raised QD Ure
concrete curbing, bollards, curb
stops or other suitable permanent
alternative.
..
Z,
N. a,leeca°r".a.sh'vll P aq/
• Landscaping shall not obstruct the be P�.e.dl6N the ffiad.d
view between access drives and vgw oliehlauw T`
parking aisles, nor shall any i
landscaping which obstructs views Sight lines at intersection
be located in the radius of any
curb return.
• No artificial plant material may be used to satisfy the requirements of this section.
• In residential developments, planting strips should be in proportion to the width of the street
and the building setbacks. Coordinate tree plantings with utility locations to avoid conflicts.
United City of X20t-cville
Compeekehsive Lancl Lose Plavr Update 32
Design Guidelines
Landscape PI-inciples
• At the intersection of two streets, or at the intersection of a commercial driveway and a
street, nothing shall be erected, placed or planted that will impede vision between the
height of 3 feet and 10 feet above the curb within a triangle formed by the intersecting
streets or street and driveway, and measuring 40 feet along the sides of the triangle that
face the intersection. Triangle sides shall be measured from the face of the curb to the
face of the curb at intersections and driveways.
PRINCIPLE 10• Enhance the aesthetic appearance of development and lessen the Impact
of undesirable site components through the effective use of landscaping
• Intersections and Site Entrances
Intersections and development entrances should be identified
with ornamental landscaping coordinated with the signage.
Clearly enhancing the entrances with landscaping and
lighting will help identify key access points and add to the
aesthetic appeal of the City. i"
• Landscaping Adjacent to Non-Residential Buildings
• Incorporate planting beds into plazas to create shade . ,
and add human scale.
• Consider evergreen trees to create wind-blocks ornamental plantings accent entrance
against prevailing winter winds.
• Accent entrances and architectural elements with
ornamental plantings.
• Landscaped islands shall be planted with seasonal
color and/or groundcover. f ,
• Use plantings adjacent to buildings and along
walkways to soften the experience. _
• Mature trees should be pruned of branches up to 9
feet high to maintain safe pedestrian passage.
Incorporate landscape beds and planters at key
entryways and seating areas.
Plantings along building soften edge
• Landscaping is encouraged at pedestrian
crossings and seating areas. However, consideration should be given to
vehicular/pedestrian sight lines.
ff Explore opportunities to break up large expanses of pavement.
LAP,ifed City of Yaekvi16
Go,nprelnensive Land IAse plan LApdafe 33
Design Guidelines
Landscape principles
• Parking Lot Landscaping
• Landscape islands are required at the —
terminus of each parking bay. Within 'oW.
each island, 2 shade trees or 2 "" " "
ornamental trees shall be planted. The
ground plane shall be seeded with grass,
mulched or planted with groundcover.
vroiw un.Ja _
• Avoid more than 10 parking stalls in a row
without a landscaped island.• _
• 10 foot landscape median is required :o' z-
A
between every other parking bay. Medians are required between every other parking bay
• Every parking stall must be located within 60 feet of a tree.
• Unimproved Pad Sites
All portions of the development site not occupied by buildings, structures, vehicle access and
parking areas, loading/unloading areas and approved storage areas shall be landscaped.
Future building pads within a phased development shall be kept in a neat and orderly manner
though no landscaping is required.
• Dumpster/Trash Receptacles/Outdoor Storage
All proposed dumpsters, trash receptacles,
refuse storage containers and outdoor storage =
shall be located within an enclosure providing
screening by means of combining the following
landscape elements:
• Decorative masonry wall with a non-
masonry gate, a minimum of 6 feet in
height. The construction materials of the
wall shall match material used on the
principal building.
-J
• Large shrubs and small trees shall be r
arranged as foundation planting around the
perimeter of the pad area. The opening,for Screen dumpsters with walls and landscaping
the equipment however shall not be
obstructed. The above landscape requirements do not apply when the enclosure is an
architectural extension of a principal building or where service areas are not visible.
Place utility boxes at the rear of structures and screen with berms and/or landscaping
lAnif-ad Gify of)!arkvilla
GampNeinensrve .hand (Asa Dian tApdafe 34
rr United City of Yorkville
800 Game Farm Road
Ear 1 I '1898 Yorkville, Illinois 60560
p 11 :i o PTelephone: 630-553-4350
Fax: 630-553-7575
PC# QZ69- 21
APPLICATION & PETITION
FOR CONCEPT PLAN REVIEW AND
COUNTY MILE AND ONE-HALF REVIEW
PLEASE CIRCLE nine PUD AmenPE nt
Annexation &Zonina Rezonino PUD Amendment 1 %Mile Revie
Development Name: LOREN MILLER Date of Submission:
1. Name ofPetitioner(s): LORENIII=
Address: PO BOX 355
Phone Number: 630-553-1738 Fax Number:
Email Address:
Relationship of Petitioner(s)to subject property:
JQwner ]] Developer [] Contract Purchaser
2. Name of holder of legal title, if different from#1: TORF.f4 P=R and
RHONDA L MIT T T'R
If legal title is held in a Land Trust, list the names of all holders of any beneficial interest
therein:
3. a). Street address and physical location of subject property:
2450C CAANONBALT., BRTSTOT.� TT. 6(1512
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage: 0.753
d). Kendall County Parcel Number(s)of property: 02,16-426-010
e). Current Zoning Classification: AG
0. Zoning Classification Sought: M-1 _
g). Is this property within City limits? Yes vy No, requesting annexation
(If no is checked, is the property contiguous with existing City boundaries?
Yes XX No)
Page I of 5
United City of Yorkville Concept/1-1/2 mile Review Application Revised: 11/28/06
4. Contact Information: Name, address, phone number, fax number, and email address of person to
whom inquiries regarding this petition may be directed:
Attorney: Name:
Address:
Phone Number: Fax Number:
Email Address:
Engineer: Name:
Address:
Phone Number: Fax Number:
Email Address:
Land Planner: Name:
Address:
Phone Number: Fax Number:
Email Address:
5. If 1 % Mile County Review, what is county zoning currently? AC
Requested Zoning: M-1
Zoning of surrounding parcels:
North: A- 1
South: A-1
East: R- 3
West: U- i
6. Submit the following to the Deputy Clerk 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.
b. 15 copies each of the application, proposed drawings, location map, site plan are
needed to be scheduled for the staff review meeting.
c. Appropriate filing fee (Please refer to Page 4 of this application 'Petitioner Route,
Step 1 , Fees" and/or contact the Deputy Clerk for verification of this amount).
d. One CD containing one electronic copy (pdf) of each of the signed application (complete
with exhibits), proposed drawings, location map, and site plan.
For the Plan Commission Meeting, an additional submittal is need as follows:
d. Concept Plan: 35 sets folded to fit in a 10" x 13" envelope
e. 35 copies of the application with legal description.
Page 2 of 5
United City of Yorkville Concept/]-1/2 mile Review Application Revised: 11/28/06
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: July 30 , 2008
Petitioner(s) Signature:
Loren E Miller
.john Russ
Subscribed and sworn to before me this 30t-h day of / )._7111 ;Ir 200 g
=PUBLIC. ALEK NAL
Notary eal ALEK
rY NOE OF ILLINOIS MV ES 11/08/2011
THIS APPLICATION MUST BE NOTARIZED.
CONCEPT PLAN and COUNTY MILE AND ONE-HALF REVIEW
PETITIONER ROUTE
Page 3 of 5
United City of Yorkville Concept/1-112 mile Review Application Revised: 11/28/06
RE : Loren Miller
2450C Cannonball
Bristol , IL 60512
PIN : 02- 16-426-010
That part of fhe Southeast Quarter, of _Section 16, Township
!North, 1 conge 7 East of the Third Principal Meridian described
fn/1ow: : L'ommencing of the Northeast corner of said
uff:east Qr.! >rter, thence South 1 '22 '31 " East along the East line .
syf soid 5outhpemd ,Quarter 36524 feet for the point of beginning,
North 12,231 ' West along the East line of said Southeast
,:sorter 365, 24 feet to the Northeast corner thereof, thence
: a=.✓fh 874,7', ? " West along the North lme of said Southeast
nrr ter 86. 96 feet, thence .South 037' East 99. 09 feet, thence
x: th 87'4.3x2 '" Most 10525 feet; thence South 77'1240 "" East
1;618. 16 feet; thence South 037' East 209. 00 feet to a line drawn
'earth 74 ' 71 '0,9 " West from the point of beginning- thence South
4," Lt1 " E"<:ist along said line 9550 feet to the point of
x>ginnincr in E3oistn/ Township, Kendall County" Illinois.
Platof Survey and Zoning Sketch of
Part of the Southeast Quarter of 16—J7 7
Bristol Township Kendall County Alin 0 0 s
N
t Kider
°! 15
1
Ag 16
/ 6¢ . ,ASPholt
86. 96'
\
11 Northeaqst corner of �I
\ the Sodtheast Ouarter
\
ASPhall - \ '�; I�" , �- 11 `of Sec4fon 16-37-- 7
M' 6°n a4s k _
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p!d 5��°rld� 16 `
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— E — /ndicates Overhead Utilities Illinois. ILI� � � I ��\
- -- 641 - - - Indicates Existing Contours 103 Houghton muck r " eancrefe I
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Legal Description:
That part of the Southeast Quarter of Section 16, Township
37 North, Range 7 East of the Third Principal Meridian described it
as follows: Commencing at the Northeast corner of said til
Southeast Quarter; thence South 122 :31 " East along the East line Story i !
of said Southeast Ouarter 365.24 feet for the point of beginning; d I one cCae m !
thence North 12231 " West along the East line of said Southeast % o ; and Me'a+ Building ; \
Quarter 365.24 feet to the Northeast corner thereof- thence j t -
South 8743'32° West along the North line of sold Southeast
Quarter 86. 96 feet; thence South 037' East 99. 09 feet, thence /
South 874332" West 705.25 feet; thence South 7771240 " East
108. 16 feet; thence South 0:37' East 209. 00 feet to a line drown I
North 7431 09" West from the point of beginning,• thence South
743109" East along said line 95. 50 feet to the point of I
beginning in Bristol Township, Kendall County, Illinois. - - - - - - - -
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State of Jllino/s" 9550'
SS 638
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County of Kendall.
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This is to certify that we, domes M. Olson Associates, Ltd., IJJinals Professional Land a�9\
Surveyors, have surveyed and located improvements on the forego%ng described property as
shown by the plat hereon drawn which %s a correct representation of said survey. 777t's - - -
professional service conforms to the current Illinois Minimum Standards for a Boundary Survey. `
The field work was completed on April 23, 2008.
Dated at Yorkville, lllino%s June 6, 2008.
Prepared for.•
PR0=SIQlI a.
domes M Olson P
tnrao >I. RNEIOr Illinois Professional Land Surveyor No. Loren Miller
Ep';" `.,'.:y ? 2253License expires November 30, 2008 28 Hickory Lane
`.' i James M. Olson Associates, Ltd.
Yorkville, Illinois 60560
107 West Madison Street
Yorkville, Illinois 60560
(630) 553-0050
Miller No. 9443
`QED C/1Y
,2 s Memorandum
Q To: Plan Commission
EST , \_: 1836 From: Travis Miller and Stephanie Boettcher
(�l CC: Annette Williams (for distribution)
9 p~ Date: September 3, 2008
Subject: PC2008-21 Loren and Rhonda Miller (1% Mile Review)
LE
Application to Kendall County:
The petitioner is seeking County M- 1 zoning classification in their application. The current use
of the property is an automotive body shop. The petitioner is requesting the change of zoning in
order to comply with the business' state license/permit requirement.
Comprehensive Plan Recommendation for the Property
The 2002 Comprehensive Plan recommends Commercial for the property. The intent of
Commercial is:
"... to promote market-sensitive development of commercial uses within strategically located
areas to efficiently, effectively, and conveniently serve the growing local population, while
continuing the importance of the United City of Yorkville as a regional center. "
Staff Comments and Recommendations:
• Staff recommends the M- I rezoning is appropriate, despite the Comprehensive Plan
recommendation, for the property given the existing use of the property and the
surrounding land uses, specifically northwest of the subject property.
• Given the existing use of the property, in which vehicles are stored onsite (outdoors),
and that the property adjacent (to the south) is in a residential zone, the property
should be enclosed by a solid wall/fence at least 8' in height per the County's M- I
zoning classification.
• Seeing as the subject property does not have street frontage, an access easement shall
be provided between the adjacent parcel to the northwest and the subject property, in
order to provide access to the property from Cannonball Trail. If this easement
already exists, the record number should be referenced on the Plat of Survey and
Zoning Sketch.
• Given the property does not have street frontage; a front yard will have to be
identified in order to determine the proper setbacks for the property.
• (see Anna Kurtzman's August 22, 2008 report regarding Zoning
Ordinance evaluation)
• The subject property is contiguous to the corporate boundary of Yorkville and could
be annexed. Based on the current lack of utility services for the property, and the fact
that the petitioner is not proposing any change of use or redevelopment of the
property, staff is not recommended annexation.
United City of Yorkville
County Seat of Kendall County
essr ® 1836 800 Game Farm Road
Yorkville, Illinois, 60560
�n Telephone: 630-553-4350
�9 =O Fax: 630-553-7264
AIL `v�? Website: www.yorkville.il.us
TO: Charles Wunder August 22, 2008
FROM: Anna B. Kurtzman
SUBJECT: PC2008-21
Loren Miller 1.5 Mile review (request to rezone from Ag to M-1)
The Department of Building Safety staff has reviewed the materials submitted for the case listed
above and offer the following comments:
1. The application indicates that the parcel number for this property is 02-16-426-010. A
review of the County's records indicates that this parcel is strictly a rectangle, and does
not include a notch as depicted on the Plat of Survey. This discrepancy should be
explained by the applicant.
2. The application indicates that the petitioner is seeking to rezone the property from
Unincorporated Kendall County Ag to Unincorporated Kendall County M-1. The City's
Future Land Use Map shows this area developing as residential not industrial.
3. The bulk standards for the City's M-1 district is as follows:
a. Front Yard: 25 feet
b. Side Yard: 10% of lot width, not to exceed 20 feet
c. Rear Yard: No setback listed
d. Lot Coverage: 60%
e. Floor Area Ratio: 0.8
4. The City's zoning code defines lot frontage as that lot line adjacent to either public or
private street. This parcel does not meet this definition. Therefore,compliance with the
City's setback standards cannot be determined at this time.
5. No legal access to this parcel is denoted in any of the paperwork provided to the City.
6. It does not appear that this site meets the City's parking requirements in that the parking
area is not paved or striped.
7. Staff was unable to determine how many parking spaces need to be provided as no
information was provided regarding the current and proposed uses of the property.
Parking ratios are located in Section 10-11-4 of the City's Municipal Code.
/abk
Filename: \\CoyserveAUser Foldm\AKunzman\My Documents\Miller 1.5 mile review\review memo8-22-08abk.doc
PC 2008-21 Miller 1 Y2 Mile Review — Location Map
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Parcel Data and Aerial Photography defermhm accuracy,.finWiness,completeness,and
Provided By Kendall County GIS approprlateme of&uxe.Tie,Untted crcyoerarnWne roles no
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