Ordinance 2004-29 200400018870
Filed for Record in
PAUL KENDALL COUNTY, ILLINOIS
STATE OF ILLINOIS
PAUL ANDERSON
) ss 07-04-2004 At 11:29 am.
ORDINANCE 32.00
COUNTY OF KENDALL )
ORDINANCE NO. 2004-A�L
AN ORDINANCE AUTHORIZING THE EXECUTION
OF AN ANNEXATION AGREEMENT OF
TANGLEWOOD DEVELOPMENT CORPORATION
WHEREAS, it is in the best interest of the UNITED CITY OF YORKVILLE, Kendall
County,Illinois,that a certain Annexation Agreement pertaining to the annexation of the real estate
described on Exhibit"A"attached hereto and made a part hereof entered into by the UNITED CITY
OF YORKVILLE; and
WHEREAS, said Annexation Agreement has been drafted and has been considered by the
City Council; and
WHEREAS, the legal owners of record of the territory which is the subject of said
Agreement are ready,willing and able to enter into said Agreement and to perform the obligations as
required hereunder; and
WHEREAS,the statutory procedures provided in 65 ILCS 5111-15.1-1,as amended,for the
execution of said Annexation Agreement has been fully complied with; and
WHEREAS, the property is anticipated to become contiguous to the City.
1
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF
THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,AS FOLLOWS:
Section 1:That the Mayor and City Clerk are herewith authorized and directed to execute,on
behalf of the City,an Annexation Agreement concerning the annexation of the real estate described
therein, a copy of which Annexation Agreement is attached hereto and made a part hereof.
Section 2:That this Ordinance shall be in full force and effect from and after its passage and
approval as provided by law.
WANDA OHARE JOSEPH BESCO
VALERIE BURD PAUL JAMES
LARRY KOT MARTY MUNNS
ROSE SPEARS 4— RICHARD STICKA
APPROVED by me,as Mayor of the United City of Yorkville,Kendall County,Illinois,this
TI< day of F% A.D. 20 O�
f
MAYOR
2
PASSED by the City Council of the United City of Yorkville,Kendall County,Illinois this
day of CLt A.D. 20 .
Attest: `-
( � GCITY CLERK
Prepared by:
Law Offices of Daniel J. Kramer
1107A S. Bridge St.
Yorkville, IL 60560
630.553.9500
3
Exhibit A
TANGLEWOOD TRAILS SUBDIVISION
LEGAL DESCRIPTION OF PROPERTY
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 7, PART OF THE
SOUTHWEST QUARTER OF SECTION 8, PART OF THE NORTHWEST QUARTER
OF SECTION 17 AND PART OF THE NORTHEAST QUARTER OF SECTION 18,
ALL IN TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST
CORNER OF LOT 1, WOODLAND ACRES, AS SHOWN BY THE PLAT RECORDED
SEPTEMBER 23, 1971 AS DOCUMENT 71-3652; THENCE SOUTHERLY ALONG
THE WESTERLY LINE OF SAID WOODLAND ACRES, 920.58 FEET TO THE CENTER
LINE OF LEGION ROAD; THENCE SOUTHERLY ALONG A LINE FORMING AN
ANGLE OF 18012" WITH THE LAST DESCRIBED COURSE, MEASURED
CLOCKWISE THEREFROM, 495.72 FEET FOR A POINT OF BEGINNING, THIS
LINE HEREINAFTER REFERRED TO AS LINE "A;" THENCE WESTERLY ALONG
A LINE FORMING AN ANGLE OF 8037" WITH THE LAST DESCRIBED
COURSE, MEASURED COUNTERCLOCKWISE THEREFROM, 995.19 FEET TO
THE CENTER LINE OF HIGHPOINT ROAD; THENCE SOUTHERLY ALONG SAID
HIGHPOINT ROAD CENTER LINE, WHICH FORMS AN ANGLE OF 9502"
WITH THE LAST DESCRIBED COURSE, MEASURED CLOCKWISE THEREFROM,
2074.64 FEET; THENCE SOUTHERLY ALONG A LINE FORMING AN ANGLE
OF 146 WITH THE LAST DESCRIBED COURSE, MEASURED CLOCKWISE
THEREFROM, 54.12 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING
AN ANGLE OF 12908" WITH THE LAST DESCRIBED COURSE, MEASURED
CLOCKWISE THEREFROM, 1615.82 FEET TO LINE "A" EXTENDED FROM THE
NORTH; THENCE NORTHERLY ALONG SAID EXTENDED LINE "A, " 2472. 93 FEET
TO THE POINT OF BEGINNING IN KENDALL COUNTY, ILLINOIS.
THIS DOCUMENT PREPARED BY AND
AFTER RECORDING RETURN TO:
Law Offices of Daniel J. Kramer
1107A S. Bridge St.
Yorkville, IL 60560
(630) 553-9500
STATE OF ILLINOIS )
) ss.
COUNTY OF KENDALL )
ANNEXATION AGREEMENT BETWEEN THE
UNITED CITY OF YORKVILLE
AND TANGLEWOOD
DEVELOPMENTCORPORATION
For Recorder's Use Only
NOW COMES Tanglewood Development Corporation, an Illinois corporation, (hereinafter
referred to as("Owner-Developer")as owner and developer of certain real property described in the
attached Exhibit "A" (hereinafter referred to as the "Property"), and the United City of Yorkville, an
Illinois municipal corporation (hereinafter referred to as the "City"), who do hereby enter into this
Annexation Agreement, including the various exhibits attached hereto and approved herewith by the
City Council of the City.
RECITALS
1. The parties agree that it is in their mutual best interest that the Property be annexed
to the City;
2. The Parties further agree that it is in their mutual best interest that specific
performance standards applicable to the Property's development be established;
3. The Owner-Developer acknowledges that the Property, when developed, will
substantially impact the City's various services, such as provision of public sewer and water facilities;
and
4. The Owner-Developer has agreed to perform certain conditions substantially above
those requirements otherwise required by the City in its various ordinances.
NOW THEREFORE, in consideration of the foregoing Recitals,the separate provisions of this
Agreement hereinafter set forth and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties hereto agree as follows:
A. The City shall take all actions necessary to and shall enact an ordinance annexing the
Property contingent upon the Property being concurrently zoned as Estate Class One Family
Residential District. By its terms, that Ordinance shall be effective upon the Property becoming
contiguous with no further action required. A true and accurate copy of the proposed Annexation
Plat is attached hereto as Exhibit "B."
B. The proposed plat of subdivision pursuant to which the Owner-Developer intends to
develop the Property is attached hereto as Exhibit"C" (the Subdivision Plat"). Except as otherwise
configured on the Subdivision Plat, the minimum lot size and dimensions shall conform to the City's
Subdivision Control and Zoning Ordinances in effect as of the date hereof. Conditioned only upon
the final plat of subdivision being in substantial compliance with the Subdivision Plat, any departures
from lot size and dimension from those currently permitted shall be hereby deemed as approved and
varied and the resulting lot or lots regarded as conforming.
C. Development of the Property shall be conducted in accordance with the Subdivision
Plat, Landscape Plan (Exhibit"D"attached), Preliminary Engineering (Exhibit"E"attached)and Final
Plat to be approved by the County of Kendall and in conformance to those requirements set out in
the Kendall County Zoning Ordinance, Subdivision Control Ordinance, Storm Water Run-Off
Ordinance, City Reimbursement of Review Ordinance City and Infrastructure Ordinances, in effect at
the time of the execution of this agreement, unless specifically varied by this agreement.
D. Owner-Developer agrees to dedicate those public easements set forth on the
Subdivision Plat.
E. Owner-Developer agrees to substantially replicate the easements depicted on the
Final Plat of Subdivision to be recorded with the Kendall County Recorder of Deeds and agrees to
execute any and all easement agreements for the aforementioned utility easements.
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G:\Tanglewood Trails\Annexation Agreement#4.doc
F. The City will not require Owner-Developer to annex to Yorkville Bristol Sanitary District
or other applicable sanitary district, unless and until platting or application for a building permit
seeking connection to the City sewer system is sought by Owner.
G. Owner-Developer may, but shall not be required to, connect to the City's sanitary
sewer or water systems, unless and until the same are within 250 feet of the Property.
H. In the event the City's water and sewer service lines are not within 250 feet of the
Property at the time Owner-Developer desires to develop the same, the City hereby grants Owner-
Developer a variance from its Subdivision Control Ordinance for use of private wells and septic
systems. In the event City water and/or sewer services become available within 250 feet of any or
all of the lots to be created through the subdivision approval process, Owner-Developer agrees to
connect to the said available City utility. The cost of infrastructure to provide any such services
within the Property shall be funded through enactment of a Special Assessment for that purpose,
with the then owners of lots within the Property each paying their proportionate share of said
installation's cost; the terms of that Assessment and allowable costs to be assessed thereby shall
include, without limitation, all consultants' fees and other expenses reasonably incurred to extend
that service.
I. In order to facilitate maintenance of all common areas, detention facilities and
common subdivision monument signage Owner-Developer shall form an Illinois Not-For-Profit
Corporation and provide an initial estimated budget, by-laws and assessment terms creating a
mechanism for said open space improvements' maintenance prior to or simultaneous with the first
Final Plat of Subdivision being approved by the County Board. Further, related to lots 40, 41, 43, 44
and 46 set forth on the Subdivision Plat, during the term of this Agreement and subject to the terms
of Paragraph N hereof, the City shall have the right, from time to time, to gratis conveyance of any or
all of said lots for development and use as a public park; said right shall be exercised upon ten (10)
days written notice to the then current owner thereof and the resulting conveyance shall neither be
subject to the lien of any mortgage nor the rights and obligations of the home owners association.
J. In order to provide for the maintenance of open space and trail areas Owner-
Developer agrees to execute a consent to the creation of a Special Tax Service Area and have
approved Ordinances encumbering all residential units of said subdivision, in the event the
Homeowners Association for Tanglewood Trails Subdivision fails to carry out its maintenance
responsibilities.
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G:\Tanglewood Trails\Annexation Agreement#4.doc
K. Owner-Developer shall cause a declaration of covenants, conditions and restrictions
("Declaration")to be recorded against the Subject Property, either in its entirety or incrementally with
each Phase of Development, which shall provide, among other things, for the establishment of an
association of all lot owners within the Subject Property ("Association") and the mandatory
membership of all lot owners in the Association. The cost of carrying and administering the Common
Facilities Maintenance during the Initial Build-Out Period shall be paid through assessments levied by
the Owner-Developer through the Association against the members of the Association, with any
annual shortfall in the monies thereby generated funded by Owner-Developer or as otherwise set
forth in the Declaration. At the end of the Initial Build-Out Period, which shall automatically occur
upon the issuance of not more than eighty-five percent(85%)of the occupancy permits for all of the
dwelling units approved hereunder for development within the Subject Property, the Common
Facilities shall be conveyed to the Association and the Association shall accept title to the Common
Facilities, provided Owner-Developer has properly carried out the Common Facilities Maintenance
prior thereto. The Association shall thereafter carry out the Common Facilities Maintenance. Owner-
Developer shall have no further liability or responsibility for the Common Facilities Maintenance
following the end of the Initial Build-Out Period.
L. Owner-Developer and its respective successors, assignees and grantees, shall not
object to and agree to cooperate with the City in establishing a back-up special service area("SSA")
for the Subject Property to be utilized as a secondary funding mechanism for the care and
maintenance of the Common Facilities. Subject to the provisions of Paragraph K of this Agreement,
a Homeowners Association established by the Owner-Developer shall provide for the regular care,
maintenance, renewal and replacement of the Common Facilities ("Common Facilities
Maintenance"), including,without limitation, the mowing and fertilizing of grass, pruning and trimming
of trees and bushes, removal and replacement of diseased or dead landscape materials, the repair
and replacement of fences and monument signs, the repair and maintenance of private roadways
within the Subject Property so as to keep the same in a clean, sightly and first class condition. The
Homeowners Association shall have the primary responsibility and duty to carry out the Common
Facilities Maintenance ("Primary Responsibility"). In the event the Homeowners Association fails to
carry out its maintenance duties, City, through and under the Back-up SSA shall assume full
responsibility for carrying out and paying for, through assessments levied against all dwelling units in
the Subject Property, the Common Facilities Maintenance ("Secondary Responsibility"). The SSA
shall provide for the authority of the City to levy up to fifty cents ($.50) per One Hundred Dollars
($100.00) of assessed valuation ("Rate Cap") to fund the payment of the aforesaid costs and
4
Gffanglewood Trails\Annexation Agreement#4.doc
expenses. The City shall utilize the SSA to provide sufficient funds to defray the costs, including
administrative costs not to exceed one hundred and fifteen percent (115 %) of such maintenance
costs, thereby reasonably incurred by the City and to establish reserve funds for future repairs and
replacements as reasonably determined by the City to be appropriate. Subject to the provisions of
Paragraph K of this Agreement, the Common Facilities shall be conveyed to and owned by the City
so long as the SSA remains in force and effect. In any event, a maintenance easement("Common
Facilities Maintenance Easement")shall be established over all of those Common Facilities located
on the Final Plat of Subdivision in favor of the City and any future Homeowners Association which
undertakes responsibility for the Common Facilities Maintenance. The substance of the Common
Facilities Maintenance Easement shall be as approved by legal counsel for the City and Owner-
Developer, which approvals shall not be unreasonably withheld.
M. This Agreement and Annexation shall be effective upon Owner-Developer becoming
contiguous to the United City of Yorkville. In the event of Municipal Water or Sanitary Sewer Service
being made available to the subject property, the City may require as a condition of the annexation
that the then current owners of lots within said subdivision, or the then current owner if the subject
real property is not developed, to hook on the Municipal Sanitary Sewer and Water. Normal and
customary hookup fees shall be charged as they are being imposed on a non-discriminatory basis
within the United City of Yorkville. In order to provide for payment of the extension of a Sanitary
Sewer Main, or Water Main throughout the Subdivision, in the event service for Municipal Water
and/or Sanitary Sewer is available after the development of the lots within said Subdivision, the City
may employ and the current owner agrees for itself and its successors and assigns to consent to and
be bound by the creation of either a Special Tax Service Area District pursuant to 35 ILCS 200/27-5
et. Seq., to the creation of a Special Service Area Tax District or the imposition of a Special Tax Area
pursuant to Illinois Compiled Statutes in order to fund the extension of those municipal services.
Said improvements would be constructed providing for a maximum of 50 cents($0.50) per hundred
dollars of assessed valuation for each tax year for the number of years and at the interest rate
required to satisfy retirement of the indebtedness for extension of those Sanitary Sewer and Water
Main Services, as well as any administrative, legal, engineering, design or inspection costs
reasonably associated with said extension as incurred by the United City of Yorkville.
N. Upon annexation, the Owner-Developer will receive police protection,911 service and
library service as provided by City. The City warrants that it shall not place a water tower adjacent to
the boundaries of the subject property or seek condemnation on the property for a water tower or
stand pipe purposes. City and Owner acknowledge that the City does not own any sanitary plant nor
5
G:\Tanglewood TrailMAnnexation Agreement#4.doc
does it have any facility planning area that entitles it to locate any City Sanitary Sewer plant on the
subject property or adjacent to its boundaries, but further the City can make no representations and
warranties that would bind Yorkville Bristol Sanitary District which does hold the facility plan authority
for sanitary sewer plant within the entire City limits of the United City of Yorkville.
O. The City shall pay the costs of any oversizing of utilities done at its request. That this
Agreement and Annexation shall become automatically effective upon the subject property of owner-
developer or its successors and assigns becoming contiguous to the Municipal boundaries of the
United City of Yorkville.
P. This Agreement shall be binding upon the successors, heirs, and assigns of each
party hereto. The City may pay the cost of any oversizing of utilities done at its request or negotiate
trade-offs for fee payments and the like in satisfaction thereof.
Q. If any portion of this agreement were determined to be invalid the remaining portions
thereof shall be in full force and effect between Developer-Owner and City.
R. The parties mutually acknowledge that the primary purpose of this Agreement is to
insure the City's ability to annex the Property at such time as it becomes contiguous and the orderly
adoption of City utility usage by the occupants of residences to be constructed upon the Property. In
that regard, it is agreed that, except for reimbursement of the City's consultant and in-house
expenses related to the approval of this Agreement and all expenses incurred as a condition of final
plat approval by the Kendall County Board and the City, the Owner-Developer shall have no
continuing financial obligations to the City as a result of the Property's annexation or provision of
utilities, including but not limited to any residual obligation to indemnify the City for its future
expenses related to the Property and its development; specifically not exempted are the expenses
for any Special Assessment pursuant to paragraph H above.
IN WITNESS WHEREOF the undersigned parties have executed this agreement this
day of , 2004.
UNITED CITY OF YORKVI OWNER-DEVELOPER
Tanglewoo evel ment CcAporation
By: Mayor By:
Atte - Clerk Attes
Date: �� c6_ Dated: E Zoo
T-
6
G:\Tanglewood Trails\Annexation Agreement#4.doc
CONSENT OF MORTGAGEE
L, ern
k ("Bank"), holder o a
�'u 1 f's f ca (the "Mortgage") dated as of , �?CO and
recglded in the office of the Recorder of Deeds of c a County, Illinois, on
I'e to i✓A y 9 , ,-Q DC�/ , as Document Number gory ynjJ 3�.?5, hereby consents to the
execution an cord' g of the attached Declaration of Covenants,
Conditions and Restrictions and Easements and agrees that said Mortgage is subject thereto.
IN WITNESS WHEREOF, said &JUPP4 6a)3k as caused this Consent of
Mo��agee to be s pried by its duly authorized officers on its behalf in c__ Illinois, on this
,
l . day of J I)t)C- 2001.
Bank
By:
President
A EST:
l �
J - ()
STATE OF ILLINOIS )
ss.
COUNTY OF )
I, ,a Notary Public in and for said County and State,do hereby certify
that ,-s L" and President and
respectively, of ,�. �k as such
President and Z�� , -/ , appeared before me this day in person and acknowledged
that they signed, sealed and delivered said instrument as their free and voluntary act,and as the free and
voluntary act of said Company, for the uses and purposes therein set forth.
Given under my hand and notarial seal this day of , 200y.
��������� 1 Notary Public
OFFICIAL SEAL
ARY L. CHIDESTEF!
CN(Q)TA1 RY PU BLIC, STATE OF ILLINOIS ommission Expires Feb.18,2007
7
GATanglewood Trails\Annexation Agreement#4.doc
Exhibits
Exhibit "A" - Legal Description of Property
Exhibit "B" - Proposed Annexation Plat.
Exhibit "C" - Subdivision Plat
8
GATanglewood TrailsWnnexation Agreement#4.doc
Exhibit A
TANGLEWOOD TRAILS SUBDIVISION
LEGAL DESCRIPTION OF PROPERTY
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 7, PART OF THE
SOUTHWEST QUARTER OF SECTION 8, PART OF THE NORTHWEST QUARTER
OF SECTION 17 AND PART OF THE NORTHEAST QUARTER OF SECTION 18,
ALL IN TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST
CORNER OF LOT 1, WOODLAND ACRES, AS SHOWN BY THE PLAT RECORDED
SEPTEMBER 23, 1971 AS DOCUMENT 71-3652; THENCE SOUTHERLY ALONG
THE WESTERLY LINE OF SAID WOODLAND ACRES, 920.58 FEET TO THE CENTER
LINE OF LEGION ROAD; THENCE SOUTHERLY ALONG A LINE FORMING AN
ANGLE OF 18012" WITH THE LAST DESCRIBED COURSE, MEASURED
CLOCKWISE THEREFROM, 495.72 FEET FOR A POINT OF BEGINNING, THIS
LINE HEREINAFTER REFERRED TO AS LINE "A;" THENCE WESTERLY ALONG
A LINE FORMING AN ANGLE OF 8037" WITH THE LAST DESCRIBED
COURSE, MEASURED COUNTERCLOCKWISE THEREFROM, 995. 19 FEET TO
THE CENTER LINE OF HIGHPOINT ROAD; THENCE SOUTHERLY ALONG SAID
HIGHPOINT ROAD CENTER LINE, WHICH FORMS AN ANGLE OF 9502"
WITH THE LAST DESCRIBED COURSE, MEASURED CLOCKWISE THEREFROM,
2074.64 FEET; THENCE SOUTHERLY ALONG A LINE FORMING AN ANGLE
OF 146 WITH THE LAST DESCRIBED COURSE, MEASURED CLOCKWISE
THEREFROM, 54.12 FEET; THENCE SOUTHEASTERLY ALONG A LINE FORMING
AN ANGLE OF 12908" WITH THE LAST DESCRIBED COURSE, MEASURED
CLOCKWISE THEREFROM, 1615.82 FEET TO LINE "A" EXTENDED FROM THE
NORTH; THENCE NORTHERLY ALONG SAID EXTENDED LINE "A, " 2472. 93 FEET
TO THE POINT OF BEGINNING IN KENDALL COUNTY, ILLINOIS.
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