Economic Development Packet 2014 05-06-14
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, May 6, 2014
6:00 p.m.
City Hall Conference Room
Citizen Comments:
Minutes for Correction/Approval: April 1, 2014
New Business:
1. EDC 2014-10 Building Permit Reports for March 2014
2. EDC 2014-11 Building Inspection Reports for March 2014
3. EDC 2014-12 Incentives for Model/Spec Homes
4. EDC 2014-13 Architectural Review Board
Old Business:
Additional Business:
2014/2015 City Council Goals – Economic Development Committee
Goal Priority Staff
“Downtown Planning and Development” 2 Bart Olson & Krysti Barksdale-Noble
“South Side Economic Development” 2 Bart Olson & Krysti Barksdale-Noble
“Comprehensive Plan Update” 11 Krysti Barksdale-Noble
“Fill Empty Commercial Storefronts” 19 Krysti Barksdale-Noble
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
UNITED CITY OF YORKVILLE
WORKSHEET
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, May 6, 2014
6:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR APPROVAL:
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1. April 1, 2014
□ Approved ________
□ As presented
□ As amended
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NEW BUSINESS:
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1. EDC 2014-10 Building Permit Report for March 2014
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2014-11 Building Inspection Report for March 2014
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
3. EDC 2014-12 Incentives for Model/Spec Homes
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
4. EDC 2014-13 Architectural Review Board
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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ADDITIONAL BUSINESS:
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – April 1, 2014
EDC – May 6, 2014
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, April 1, 2014, 6:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
In Attendance:
Committee Members
Chairman Diane Teeling (arr. 6:15pm)
Alderman Ken Koch
Alderman Carlo Colosimo
Alderman Joel Frieders
Other City Officials
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
Alderman Chris Funkhouser
City Planner, Chris Heinen
Code Official Pete Ratos
Other Guests:
Tony Scott, Kendall County Record
Lynn Dubajic, YEDC
The meeting was called to order by Vice-Chairman Ken Koch at 6:01pm.
Citizen Comments None
Previous Meeting Minutes December 3, 2013
The minutes were approved as read.
New Business
1. EDC 2014-05 Building Permit Reports for November 2013, December 2013, January 2014 and
February 2014
No comments.
2. EDC 2014-06 Building Inspection Reports for November 2013, December 2013, January 2014
and February 2014
No comments.
Page 2 of 3
3. EDC 2014-07 Foreclosure Tracking
Alderman Colosimo said he liked the breakdown by ward and noted the numbers are decreasing.
Alderman Frieders questioned that the highest numbers show they are in Ward 4, however, he said
some of the foreclosures are actually in Ward 3. Staff will continue to monitor this bi-annually.
4. EDC 2014-08 RFP for Retail Study
Chris & Krysti drafted an RFP for a comprehensive retail study which will ask the consultants to
identify under-served businesses on the south side of town with an overview of the City as a whole.
Specifically, action items will be requested from the consultants. Alderman Koch commented that he
hoped the focus would not just be on housetops. Alderman Colosimo also asked that west Oswego be
studied as well for those residents who may shop in Yorkville. There will be an opportunity to write
comments on the draft (to be received in 120 days) before it is finalized.
Ms. Dubajic commented that the new Morris Hospital and Yorkville Christian High School will help to
attract businesses and said the study will be the “homework” needed for retailers. Alderman Colosimo
also said this shows interest on the part of the City and once businesses establish, others will follow.
Ms. Dubajic and YEDC will be included in all meetings.
Alderman Funkhouser asked how the study will be marketed/promoted upon completion. Staff will
place it on three of the top sites that planning consultants use. There is no price on the survey at this
time, to allow for competitive bids. The cost will be spread over the next 2 budgets.
The committee recommended approval of this RFP and it will move to the consent agenda for next
week's Council meeting.
5. EDC 2014-09 RFP for Comprehensive Plan
Research for this plan will take approximately 9-12 months and a large amount of information will be
provided to the consultant so they are clear on the City's requirements. Public Hearings will also be
needed.
Alderman Funkhouser thought 12-18 months would most likely be needed with the scope of services
required. He offered many suggestions for clarification on terms used in the proposal. His opinion is
that the RFP is very broad and the costs could range widely. He said more specific items need to be
included for the interview process.
Ms. Teeling asked how a firm would conduct the study without actual knowledge of the City. Ms.
Barksdale-Noble gave an explanation of the process. Mr. Funkhouser noted that some items on the
proposal would need revisions and offered several suggestions for changes. He will meet with Ms.
Barksdale-Noble to discuss. The last Comprehensive Plan was in 2008. The overall budget for this
study is $30,000 spread over two fiscal years. It was thought this amount would be sufficient if staff
worked with the consultants. CMAP grant applications will also be considered, but it delays the
process.
Alderman Colosimo asked for a “redline” proposal prior to the next meeting and to also discuss it at
City Council. Committee members agreed.
Old Business: None
Page 3 of 3
Additional Business:
Alderman Teeling said she had received an email regarding water billing from a resident who asked
why there was no on-line billing since it would be cheaper. Mr. Olson said there is money in the
budget this year and the project has been authorized. He said Yorkville will be one of the first cities
with this particular vendor to begin this process, however, it will not be the exclusive way to pay.
There was no further business and the meeting was adjourned at 6:57pm.
Minutes respectfully submitted by
Marlys Young
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #1
Tracking Number
EDC 2014-10
Building Permit Report for March 2014
EDC – May 6, 2014
N/A
N/A
N/A
Informational
None
All permits issued in March 2014.
D. Weinert Community Development
Name Department
Prepared by D Weinert
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #2
Tracking Number
EDC 2014-11
Building Inspection Report for March 2014
EDC – May 6, 2014
N/A
N/A
N/A
Informational
None
All inspections scheduled in May 2014.
D. Weinert Community Development
Name Department
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Informational item. See Memorandum.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #3
Tracking Number
EDC 2014-12
Residential Builder Incentives
EDC – May 6, 2014
N/A
N/A
Discussion of current builder incentives and proposed builder incentives
Chris Heinen Community Development
Name Department
Background & Introduction:
At the March 2013 Economic Development Committee meeting, staff was asked to research
and propose additional incentives for new homes in Yorkville to boost development on the south side of
town similar to the success seen on the north side as a result of the B.U.I.L.D. program. In an effort to
stimulate new residential construction in Yorkville, staff has created new builder incentives to
complement the current B.U.I.L.D. program. Listed below is a summary of the current B.U.I.L.D.
program and proposed new home incentive programs.
Current Programs:
The Buyers of Undeveloped Infill Lot Discount (B.U.I.L.D.) program will now be available for an
unlimited number of qualifying new single-family residential building permits submitted by
March 26, 2015, and offers the following benefits:
o Payment of building permit and impact fees will be delayed until the issuance of the
certificate of occupancy on the condition that the certificate is issued within one (1) year
from building permit approval,
o The municipal building impact fee will be reduced from $5,509.00 per residential unit to
$1,759.00 per residential unit.
o The City will rebate a portion of the building permit fee, up to $5,000.00 with a matching
contribution up to $5,000.00 from the builder/developer, and present the homebuyer with
a check for up to $10,000.00 upon issuance of the final certificate of occupancy.
Memorandum
To: Economic Development Committee
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: April 14, 2014
Subject: Residential Builder Incentives
Proposed New Construction Builder/Developer Programs:
Staff is proposing two separate programs to boost the marketability of the homebuilder as
well as create an inventory of new homes in the area for immediate sale. Spec homes are
typically built within the development to allow a quick sale of a home to the builder. Model
homes are typically built to showcase the variety of homes offered by the builder. These homes
are constructed and are not available for sale until the development reaches the end of
completion. Staff is proposing the 50% reduction for spec homes, as these are intended to be sold
immediately, and 100% reduction for model homes, as these are intended to last the duration
without selling.
Spec Home Incentive:
o When the builder/developer purchases existing, platted lots within an established
development, the City will reduce the City’s portion of the building permit by
50% to construct a Spec Home within the development at time of building permit
issuance.
o The average City portion of a typical building permit ranges from $2,600 to
$11,500 and consists of the following fees: Building permit fee, Building Plan
Review fee, water connection fee, sewer connection fee, water meter, public walk
and driveway fee, capital fees (library, police, public works, and parks) and
inspection fees (see attached sample building permit). The builder/developer
would be refunded 50% of these permit fees.
o Upon application for the Spec Home Incentive program, the builder/developer
will need to provide a title of the transaction that demonstrates ownership of a
minimum of at least ten (10) residential lots within the development.
o A builder/developer would only be allowed to build spec homes on 10% of the
total lots acquired within the development. (Example, if the builder/developer
purchases 122 total lots, the total number of spec homes allowed at a reduced
permit fee would be 12. Any fraction as a result of the 10% calculation shall not
be rounded to the nearest whole number.)
o One (1) initial Spec Home Incentive will be granted to the builder/developer upon
proof of lot ownership of at least ten (10) residential lots within the development.
Afterwards, an additional one (1) Spec Home Incentive will be granted for every
ten (10) homes the builder/developer completes and closes, up to a maximum of
10% of the total lots purchased.
Model Home Incentive:
o When the builder/developer purchases existing, platted lots within an established
development, the City will grant the reduction of 100% of the City’s portion of
one (1) building permit to construct a model home.
o When the builder/developer completes and closes on ten (10) homes, the City will
reduce the City’s portion of the next building permit by 100% to construct a
model home within the development.
o The average City portion of a typical building permit ranges from $2,600 to
$11,500 and consists of the following fees: Building permit fee, Building Plan
Review fee, water connection fee, sewer connection fee, water meter, public walk
and driveway fee, capital fees (library, police, public works, and parks) and
inspection fees (see attached sample building permit). The builder/developer
would be refunded 100% of these permit fees.
o A builder would only be allowed to construct a certain number of model homes at
the reduced rate per development, based on the total number of lots.
Minimum of 50 Lots: 1 additional model home
51 – 150 Lots: 2 additional model homes
151 – 225 Lots: 3 additional model homes
Above 225 Lots: 4 additional model homes
o Should the builder sells the model home within one (1) year of the issuance of a
Certificate of Occupancy as part of the Model Home Incentive program, the
builder will then be required to refund the City the 50% of the City’s portion of
the originally issued building permit. In this instance, the home is no longer
considered a “model” and would now be considered a Spec Home. The builder
would then be “charged” a Spec Home incentive permit. If the builder has
completed 100% of the allowable spec homes at that time, the builder/developer
would then be required to refund full City’s portion of the building permit within
30 days of the closing of the home.
Staff had polled several builders in conjunction with these new incentives. The builders agreed
that this type of incentive would spark additional sales in one form or another. The addition of
model homes would allow a wider variety of styles the potential homebuyer would have to look
at. The addition of spec homes would allow the builder to create an inventory of homes that
could be marketed as a quick sale to the appropriate homebuyer. Staff is seeking feedback and
direction from the Economic Development Committee on the proposed new incentives.
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #4
Tracking Number
EDC 2014-13
Architectural Review Board
EDC/May 6, 2014
Informational
Discussion and feedback.
Discussion of building appearance standards for a certain subdivision development,
as well as City-wide aesthetics for new construction.
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Background/Summary
At the request of Alderman Funkhouser, staff was asked to prepare a memorandum regarding
the appearance of the recently constructed homes in Autumn Creek , as well as a discussion of how to
facilitate better aesthetics City-wide possibly with the establishment of an Architectural Review
Board. Of particular concern to Alderman Funkhouser were the new single-family residential homes
being constructed within the recently replatted section of Autumn Creek (Unit 1A). This unit within
the development was originally planned for townhomes, but due to the downturn in economy was
amended in 2011 to allow single-family detached residences. These units were marketed under
Pulte’s Centex brand as entry level starter homes.
This memorandum will (1) summarize the City’s current ordinances regulating building
appearance; (2) review the Autumn Creek annexation agreement as it relates to architectural
standards the City’s authority to regulate the exterior design of buildings; (3) explore municipalities
authority to regulate aesthetics; (4) survey local municipalities regarding their process for
architectural review;(5) evaluate standards used by communities with architectural review
boards/committees/commissions; and (6) provide staff comments and recommendations should the
Economic Development Committee (EDC) decide to pursue establishing an architectural review
board.
Yorkville’s Current Ordinances
Appearance Code
On June 14, 2005, the United City of Yorkville approved Ordinance No. 2005 -51 which
adopted an Appearance Code as part of the Building Regulations (see attached). The objectives of
the Appearance Code are as follows:
1. The fostering of:
a. Sound and harmonious design of new buildings and sites.
b. Greater interest in the development and redevelopment of business and industrial
areas with an emphasis on appearance as it relates to each specific project, its
surroundings and the community, by giving encouragement, guidance and
direction.
c. Better maintenance of properties through encouragement of preservation, upkeep,
protection and care.
d. Greater public interest and enthusiasm in overall community beauty, appearance,
cleanliness and order.
2. Establish standards for new construction and development with respect to, but not
limited to, buildings, streetscapes and landscapes.
3. Encourage creative non-monotonous community designs utilizing design
professionals.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Kathleen Field Orr, City Attorney
Date: April 28, 2014
Subject: Architectural Review Board
Per this ordinance, the provisions of the Appearance Code is applicable to residential,
commercial and industrial land uses seeking building permit approval for new construction, or
building permit approval for additions to existing commercial or industrial buildings where the
cumulative addition(s) are equal to 10% of the area or 200 sq. ft., whichever is greater.
The City’s Appearance Code does not apply to industrial accessory structures (although
these structures should complement the main structure), buildings where siding is being replaced
with similar siding material, or any Planned Unit Development (PUD) already approved prior to the
adoption of the ordinance unless so stipulated in the PUD.
According to the Appearance Code, the Building Code Official reviews each building permit
application for compliance with the ordinance and should an appeal to his determination of
compliance be challenged be made in writing, a review by the Façade Committee is required with
final determination to the City Council.
As noted in the ordinance, the Façade Committee is a recommending body only, but is bound
to the following standards when providing its recommendation to the City Council:
1. Will the objectives of the Appearance Code be met if the requested deviations are
granted?
2. Is there a particular physical condition of the specific property and/or building(s)
involved that would create a particular hardship to the owner, as distinguished from a
mere inconvenience, if the strict letter of these regulations were carried o ut?
3. Will granting the requested deviation from these regulations be detrimental to the
public welfare or injurious to other property or improvements in the neighborhood in
which the property is located?
4. Will granting the requested deviation impair an adequ ate supply of light or air to
buildings on the subject property or to the adjacent property?
5. Will granting the requested deviation increase the danger to the public safety, or
substantially diminish or impair property values within the neighborhood?
While the Appearance Code does provide specific criteria for both residential and n on-
residential uses, the regulations are very general in nature and relate mostly to anti -monotony
standards (i.e., no two dwelling units with similar appearance shall be locate d adjacent to or across
the street from each other) with regard to single family detached units and site planning and building
design elements for single-family attached and multiple family dwelling units. Non -residential uses
(commercial and industrial) Appearance Code standards focus on the relationship of buildings to the
site, relationship of the site to the adjoining area and building design.
Additionally, it is important to note, that although the Appearance Code identifies the Façade
Committee as a review body, this committee has met a total of six (6) times since its conception in
2005 and was primarily used for the administration of the façade improvement program which
provided the reimbursement of up to 50% of contract costs for approved exteri or improvements to
commercial establishments. The committee is currently has no appointed members.
Architectural Design Guidelines
Subsequent to the approval of the Appearance Code in 2005, the United City of Yorkville
adopted new Comprehensive Plan Design Guidelines on May 26, 2009 (see attached). Unlike the
Appearance Code Ordinance, the Design Guidelines were not codified as part of the Municipal Code
and therefore, are advisory only.
These guidelines are intended to “maintain the unique character and acknowledge the
heritage of Yorkville” by establishing principles related to overall planning, site planning,
landscaping and community character. Again, the applicability of these guidelines are limited to all
new developments constructed after its adoption and does not apply to lots which have buildings
constructed upon them prior to its adoption with the exception of properties substantially
redeveloped, rezoned to which a special use is being requested. Substantial redevelopment consists of
any construction activity that will result in a greater than 25% increase to the existing square footage
or the addition of twelve (12) or more parking spaces.
Staff has routinely referenced both documents in our review of applicable developments,
with the most recent being the Kendall Crossing PUD. Since most of the residential planned
developments were approved through annexation agreements with ordinance and fee locks
associated, staff has deferred to those documents during compliance reviews.
Autumn Creek Subdivision
Annexation Agreement & PUD
In April 2005, the City of Yorkville approved an Annexation Agreement and Planned Unit
Development (PUD) for Autumn Creek Subdivision (Ord. No. 2005-25). As part of that agreement,
the developer was granted a lock on all Ordinances and Building Codes in effect at the time of the
agreement for a period of five (5) years. An amended annexation agreement was approved in 2010
(Ord. 2010-31) which extended the lock on Ordinance and Building Codes for an additional 5 years
to April 25, 2015. With the annexation agreement occurring in April 2005, prior to the adoption of
the Appearance Code in June 2005, the appearance code standards do not apply to the Autumn Creek
Subdivision.
Further, as part of the original annexation agreement, the developer, Pulte, included self-
imposed monotony code restrictions (see attached). These restrictions are similar in respect to the
Appearance Code with regard to location of dwelling units with similar appearance and site planning
(configuration). Additionally, the Architectural Design Guidelines also do not apply, as the
annexation agreement predates its adoption on 2008.
Replatted Unit 1A Dwelling Units
As mentioned previously, in November 2011, Pulte granted approval to replat Unit 1A of the
Autumn Creek Subdivision from 24 multi-family (townhome) lots consisting of 107 units to 31
single-family detached residences (Ord. 2011-77). These entry level starter homes were described by
Pulte as part of their “TCG5” Centex line of products which h as since been sold out within the
development.
Below are a few images of the “TCG5” product line located within Unit 1A of the Autumn
Creek Development:
Below are images of the Pulte product lines located in other units within the Autumn Creek
development:
While staff understands the apparent difference in façade designs between the products
constructed in Unit 1A as opposed to the previously developed units, it should also be noted that
Pulte has not deviated from the ordinances and codes secured in its annexation agreement and has
adhered to the development’s monotony code restrictions.
Municipality Authority
In January 2008, the State of Illinois’ Municipa l Code was amended to authorize
municipalities to establish standards for the review of the exterior design of buildings and to
designate a local board to implement the review of those standards. 65 ILCS 5/11-13-1(12) permits
corporate authorities in each municipality to have the following powers with regard to architectural
review:
“…to establish local standards solely for the review of the exterior design of buildings and
structures, excluding utility facilities and outdoor off -premises advertising signs, and designate a
board or commission to implement the review process…”1
The amendment sets forth the municipalities’ right to regulate the aesthetic design and
features of buildings within its corporate boundaries and further prescribes the following succ inct list
of factors that must be considered by a municipality when implementing regulations under 65 ILCS
5/11-13.1-4:
(a) Whether the proposed construction will be of such external appearance, design, or nature as
to be generally compatible with the style and design of surrounding buildings and structures
and shall not constitute an unsightly, grotesque, or unsuitable structure in appearance that
would be detrimental to the welfare of the surrounding buildings and structures or residents;
(b) Whether the proposed construction demonstrates sufficient variety in the design of the
structure to avoid monotony in appearance; and
(c) Whether the proposed construction will have an adverse, neutral, or positive impact on the
stability of property values in the surrounding area.
Surrounding Communities Architectural Standards
Staff has polled the following surrounding communities to determine if any have established
architectural review boards or committees for residential, commercial or industrial (manufacturing)
buildings:
Community Architectural Review
Committee/Board? (Y/N)
If Yes, What building types are
reviewed?
Plainfield No N/a
Oswego No N/a
Plano No N/a
Sugar Grove Yes
“Architectural Resource Group” is an ad
hoc committee established to review new
commercial construction only, but has
recently begun to review residential
structures.
Montgomery No N/a
Aurora No Response N/a
Naperville No N/a
Joliet No N/a
Romeoville No N/a
Bolingbrook No Response N/a
It is apparent that an overwhelming majority of the surrounding communities relay upon the
staff review of building façade design for new construction projects with the exception of Sugar
Grove. In the case of Sugar Grove, the Architectural Resource Group (ARG) is an ad hoc advisory
committee not officially recognized in any Village Ordinance but has been included in the design
1http://www.ilga.gov/legislation/ilcs/ilcs4.asp?DocName=006500050HArt%2E+11+Div%2E+13&ActID=802&ChapterID=14&SeqStart=14730
0000&SeqEnd=150100000
review process for new commercial and residential development when directed by the Village Board.
Further, Sugar Grove’s ARG consists of professional designers: four architects, a landscape architect
and two building trades’ contractors. All recommendations from the ARG are forwarded to the
Village Board for final determination.
Communities with Architectural Review Boards/Committees
Staff has researched communities outside the surrounding areas and has found several
municipalities which do have active Architectural Review Boards/Commissions. They are as follows:
Community Committee/Board Building Types Reviewed
Village of Northbrook Architectural Control Commission (ARC) Commercial/Residential
Village of Kenilworth Architectural Review Commission (ARC) Commercial
Village of Downers Grove Architectural Design Review Board Residential/Commercial
Village of Glen Ellyn Architectural Review Commission (ARC) Multi-family Residential,
Commercial and PUDs
Village of Lincolnshire Architectural Review Board (ARB) Commercial/Industrial
While the majority of these communities are located in affluent areas, the common theme
among the intent of the committee/board is they are recommending bodies and tend to not review
individual residential developments unless it is infill new construction. Additionally, these
communities have an established neighborhood fabric which would be greatly disturb with a
dramatic change in building façade should a less quality new construction be placed between two
existing residences.
These committees/boards/commissions also are composed of design professionals and
usually take other requests such as sign variances, historical preservation review and appeals from
the Building Code Official’s ordinance interpretation.
Staff Comments
Based upon staff’s research, it appears that most of the approved residential subdivisions
under construction in Yorkville either predate the Appearance Code and/or Design Guidelines , or
have established ordinance locks in place which make them exempt. Further, these developments
may also have approved design controls implemented into the annexation/planned unit development
agreements (e.g. Grande Reserve). Since most new residential developments would likely petition as
a Special Use for Planned Unit Development, the Appearance Code and/or Design Guidelines would
be administered by staff during the Plan Council review process. Any other residential construction,
infill development, would be reviewed by the Building Code Official during the building permit
review process.
With regard to commercial and manufacturing buildings, these structures would also be
reviewed by staff during the building permit review process, or Plan Council review if a part of a
Planned Unit Development. There are commercially zoned parcels which are included within
previously approved PUDs and would also be exempt from the Appearance Code and/or Design
Guidelines if an ordinance lock exists (e.g. Bristol Bay).
Finally, should the EDC recommend staff further explore establishing an Architectural
Review Board, it should be noted that the reviews, while guideline are set forth, could be viewed as
subjective, add additional time and expense to the building permit process and potentially discourage
certain projects to locate within Yorkville.
Staff will be available at Tuesday night’s meeting to address any questions the Economic
Development Committee pay have regarding this matter.
Chapter 15
APPEARANCE CODE
8-15-1: OBJECTIVES:
A. The fostering of:
1. Sound and harmonious design of new buildings and sites.
2. Greater interest in the development and redevelopment of business and industrial
areas with an emphasis on appearance as it relates to each specific project, its
surroundings and the community, by giving encouragement, guidance and direction.
3. Better maintenance of properties through encouragement of preservation, upkeep,
protection and care.
4. Greater public interest and enthusiasm in overall community beauty, appearance,
cleanliness and order.
B. Establish standards for new construction and development with respect to, but not limited
to, buildings, streetscapes and landscapes.
C. Encourage creative nonmonotonous community designs utilizing design professionals.
(Ord. 2005-51, 6-14-2005)
8-15-2: APPLICABILITY:
A. The provisions of this code shall apply to:
1. Building permits for new construction applied for after the execution hereof; and/or
2. Building permits for additions to existing commercial or industrial buildings where the
permit is applied for after the execution hereof and where the cumulative addition(s) is
equal to ten percent (10%) of the floor area or two hundred (200) square feet,
whichever is more; and/or
3. The standards in this code shall be prorated when being applied to additions to all
principal buildings or major reconstruction (i.e., 25 percent of the facade is removed
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and/or different type of facade material is used and/or if the size of windows/doors are
being modified by more than 25 percent) done tononresidential or attached single-
family or multi-family buildings.
4. Additions and/or major facade work shall be assessed on a cumulative basis (i.e., if a
10 percent modification is conducted at one time and later another 10 percent
modification is made, the cumulative impact is 20 percent and therefore, a 20 percent
compliance ratio is expected).
B. The provisions of this code shall not apply to:
1. Industrial accessory structures. However, all accessory structures should complement
the main structure.
2. Those buildings where siding is being replaced with similar siding materials.
3. Any PUDs already approved prior to the adoption of this code unless so stipulated in
the PUD.
C. The provisions of this code shall be deferred until May 1, 2009, for lots located within the
Fox industrial park. (Ord. 2005-51, 6-14-2005)
8-15-3: PROCEDURES:
A. The city building official, or his/her designee, shall review the plan and/or drawing of the
exterior design of every building and site to be constructed in the city for compliance with
this code, prior to the issuance of a building permit. Building permits shall only be issued
upon authorization of the city building official.
B. Any appeals to this code or the city building official's determination of compliance with this
code, shall be made in writing and submitted to the city building official. The city building
official shall direct such requests to the facade committee, who shall make a
recommendation to the city council. The city council's decision shall be final.
C. The facade committee shall consider the following points prior to providing the city council
with a written recommendation:
1. Will the objectives outlined in section 8-15-1 of this chapter be met if the requested
deviations are granted?
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2. Is there a particular physical condition of the specific property and/or building(s)
involved that would create a particular hardship to the owner, as distinguished from a
mere inconvenience, if the strict letter of these regulations were carried out?
3. Will granting the requested deviation from these regulations be detrimental to the
public welfare or injurious to other property or improvements in the neighborhood in
which theproperty is located?
4. Will granting the requested deviation impair an adequate supply of light and air to
buildings on the subject property or to the adjacent property?
5. Will granting the requested deviation increase the danger to the public safety, or
substantially diminish or impair property values within the neighborhood? (Ord. 2005-
51, 6-14-2005)
8-15-4: DEFINITIONS:
ACROSS THE STREET: A lot with a side yard property line, when projected across the
street, intersects the front property line of the subject lot.
ADJACENT TO: Lots sharing a side yard property line.
CONTIGUOUS LOT: Shares a common property line extended across the street with such
lot.
FRONT FACADE: The net surface area, excluding windows, doors and garages, that faces
a street and includes a main entry to the building.
MAJOR ARCHITECTURAL FEATURES: Covered porches, boxed out bays/projections,
decorative dormers, Juliet balconies, metal roofs. (10 percent credit for each)
MASONRY PRODUCTS: Brick, stone, split face brick or architectural blocks.
PREMIUM SIDING MATERIAL: Masonry products, cultured stone, natural wood siding and
synthetic stucco. (Ord. 2005-51, 6-14-2005)
8-15-5: CRITERIA FOR APPEARANCE:
A. General: Creativity and ingenuity in applying the standards and guidelines listed in this
code are encouraged. Likewise, ingenuity and creativity, while considering deviations to
the standards and guidelines of this code, are encouraged.
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B. Landscape And Site Treatment:
1. The provisions of the city of Yorkville's landscape ordinance shall apply.
2. Exterior lighting, when used, shall enhance the building design and the adjoining
landscape. Lighting standards and fixtures shall be of a design and size compatible
with the building and adjacent areas. Lighting shall be restrained in design and
excessive brightness and brilliant colors avoided. Maximum illumination at the property
line shall not exceed 0.1foot-candle and no glare shall spill onto adjacent properties or
rights of way.
3. The provisions of this chapter in regards to bulk regulations, standards and off street
parking; relating to trees and shrubs; all other ordinances, or portions of ordinances,
which directly affect appearance, shall be a part of the criteria of this subsection.
C. Residential:
1. Single-Family Detached And Duplexes:
a. Unless stated otherwise within this chapter, no residential dwellings shall be similar
in appearance unless two (2) or more buildings of dissimilar design separate the
buildings.
b. A newly constructed residential building shall be dissimilar in appearance to another
residential building across the street from, or adjacent to the newly constructed
building.
c. A residential dwelling on a corner lot is not considered similar to one adjacent to it if
the two (2) dwellings face different streets.
d. On cul-de-sacs not more than two (2) dwellings shall be similar in appearance on
any lots having front lot lines contributing to the arc of the cul-de-sac.
e. For the purpose of this section, "similar in appearance" shall mean a residential
building, which is identical to another, in combination with any four (4) or more of the
following architectural characteristics:
(1) Roof type (gable, hip, mansard, gambrel, flat, combination).
(2) Height of roof ridge above finished grade of property.
(3) Dimensions (height and length) and shape of the facades facing the front lot line.
(4) Locations and sizes of windows, doors (including garage doors) and ornamental
work on the facade facing a front lot line.
(5) Type of facade, materials (i.e., brick veneer, lapped horizontal siding, half timber,
board and batten, shakes, etc.) on the facade facing a lot line.
(6) Porch dimension and elevation treatment.
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f. A building is considered dissimilar when less than four (4) of the above
characteristics exist among subject dwellings.
2. Single-Family Attached And Multiple-Family: The intent of this chapter, specifically
pertaining to single-family attached and multi-family buildings, is to create a "sense of
community". Thiscan be achieved through careful site planning as well as thoughtful
building design and color selections.
a. The building footprint of single-family attached and multi-family buildings can be the
same. However, the facade treatments must vary between buildings that are
adjacent to one another. Facade variations may include building materials or colors
in any one or more of the following:
(1) Siding;
(2) Masonry;
(3) Roof;
(4) Paint/stain;
(5) Doors.
b. Sites where requested setbacks and yards are less than the minimum zoning district
requirements must provide an interesting relationship between buildings.
c. Parking areas shall be treated with decorative elements, building wall extensions,
plantings, berms and other innovative means so as to largely screen parking areas
from view from public ways.
d. The height and scale of each building shall be compatible with its site and adjoining
buildings.
e. Newly installed utility services, and service revisions necessitated by exterior
alterations, shall be underground.
f. The architectural character of the building shall be in keeping with the topographical
dictates of the site.
g. Masonry products shall be incorporated on the front facade of at least seventy five
percent (75%) of the total buildings in the approved community, and shall
incorporate a minimum of fifty percent (50%) premium siding material on the front
facade. No less than half (25 percent of the total) of the minimum "premium siding"
requirements must incorporate masonry products. Credit toward the remaining
"premium siding" requirement can be earned via the use of major architectural
features. Each major architectural feature used will earn a credit of ten percent
(10%) towards the calculation of the minimum premium siding requirement.
Example: A building with thirty percent (30%) masonry on the front elevation will
require the use of two (2) "major architectural features" (10% + 10% = 20%) to
comply with the total "fifty percent (50%) premium siding material on the front
facade".
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h. Pedestrian features/amenities, such as covered walkways,street furniture, and
bicycle rack facilities are encouraged.
i. Common open space and outdoor features are encouraged.
D. Nonresidential:
1. General Provisions:
a. Relationship Of Buildings To Site:
(1) The site shall be planned to accomplish a desirable transition with the
streetscape, and to provide for adequate planting, pedestrian movement, and
parking area.
(2) Site planning in which setbacks and yards are in excess of the minimum zoning
district requirement is encouraged to provide an interesting relationship between
buildings.
(3) Newly installed utility services, and service revisions necessitated by exterior
alterations, shall be underground.
(4) The architectural character of the building shall be in keeping with the
topographical dictates of the site.
(5) In relating buildings to the site, the provisions of the zoning ordinance in regard to
bulk regulations, standards, and off street parking shall be part of this criteria. This
shall also apply to subsection D1b of this section.
b. Relationship Of Site To Adjoining Area:
(1) Adjacent buildings of different architectural styles shall be made compatible by
such means as screens, site breaks and materials.
(2) Attractive landscape transition to adjoining properties shall be provided.
(3) Harmony in texture, lines and masses is required.
(4) The height and scale of each building shall be compatible with its site and
adjoining buildings.
2. Building Design:
a. Commercial, Office And Institutional Uses:
(1) Guidelines For Sites That Have Existing Buildings:
(A) When adding an addition, distinct color variation to an existing building is
prohibited.
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(B) When a site abuts a county, state or federal highway, and when an existing
building is modified, the property owner shall be required, to the greatest extent
possible, to meet the standards set forth belowfor the entire building.
(C) If an additional building(s) is placed on the site, the additional building(s)
shall, to the greatest extent possible, complement the architectural style of the
principal building.
(D) Any additional building(s) placed on the site shall, to the greatest extent
possible, complement the materials and/or colors of the principal building on the
site.
(2) Guidelines For Unbuilt Sites:
(A) Masonry products or precast concrete shall be incorporated on at least fifty
percent (50%) of the total building, as broken down as follows: The front facade
shall itself incorporate masonry products or precast concrete on at least fifty
percent (50%) of the facade. Any other facade that abuts a street shall
incorporate masonry products. The use of masonry products or precast
concrete is encouraged on the remaining facades.
(B) Creative layout and design of the buildings within the commercial, office or
institutional development is encouraged. Use of windows or the impression of
windows on all sides of the building and the utilization of a campus style layout
are encouraged. Creative layout and design will help to decrease the overall
mass of the development, to prevent monotony, and to improve the aesthetic
quality of the development.
(C) The height and scale of each building shall be compatible with its site and
adjoining buildings.
(D) Outlots shall reflect the style, materials, and/or design elements of the main
building. In cases where the main building does not meet the design guidelines
and standards (i.e., in terms of visual design materials and layout of the
building), new outlot development proposals will be reviewed using the
guidelines and standards contained in this chapter.
(E) Pedestrian scale features/amenities, such as solid colored awnings,
covered walkways, windows, street furniture, bicycle rack facilities and clearly
defined entranceways are encouraged.
(F) Common open space and outdoor seating areas are encouraged within
commercial, office and institutional developments.
(G) The location of parking lots in a manner that is logical, safe and pedestrian
friendly is encouraged.In this respect, the location of parking lots in the rear or
side of a building is encouraged.
(H) Parking areas shall be treated with decorative elements, building wall
extensions, plantings, berms and other innovative means so as to largely
screen parking areas from view of public ways.
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(I) The location of drive-through facilities, including drive-through lanes, bypass
lanes, and service windows, adjacent to a public right of way are not desirable
and are discouraged.
(J) Loading bays for commercial and office uses shall not be located in the front
of a building or in the area abutting a public right of way.
(3) Standards:
(A) All commercial, office and institutional buildings shall consist of solid and
durable facade materials and be compatible with the character and scale of the
surrounding area.
(B) Masonry products shall not be painted.
(C) Trash enclosures shall be located in areas that are easily accessible by
service vehicles, but minimally exposed to the public street. Screening these
enclosures with a material that is compatible with the principal commercial,
office or institutional building is required.
(D) Rooftop mechanicals shall be screened and enclosed in a manner that
masks the equipment from view from all sides and is of the same character and
design as the structure. Architectural features such as parapet walls and varying
rooflines, are encouraged. Ground level mechanicals shall be screened by
landscaping and/or fencing, as appropriate and shall be maintained year round.
(E) When loading bays are placed where they can be viewed from a county,
state or federal highway or from a city street designated on the comprehensive
plan as an arterial or collector road, landscaping between the building and the
street shall be such that within five (5) years of installing the landscaping, it can
be reasonably assumed that the bay doors will be screened from the road.
E. Industrial Uses:
1. Guidelines:
a. Masonry products or precast concrete shall be incorporated onat least fifty percent
(50%) of the total building, as broken down as follows: The "front facade" (defined as
that facade that faces a street that includes a main entry to the building) shall itself
incorporate masonry products or precast concrete on at least fifty percent (50%) of
the facade. Any other facade that abuts a street shall incorporate masonry products
or precast concrete. The use of masonry products or precast concrete is encouraged
on the remaining facades. Where precast concrete panels or split face block is
utilized, the use of colors, patterns, or other architectural features within these
panels/blocks is encouraged.
b. Building entryways shall be clearly identified. Building components, such as
windows, doors, eaves and parapets shall be in proportion to one another.
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c. The location of parking lots in a manner that is logical, safe, and pedestrian friendly
is encouraged. In this respect, the location of parking lots in the rear or side of a
building is encouraged.
d. Loading bays for industrial uses may be placed along the front of the building or the
side(s) abutting a public right of way when there is an industrial use across from that
facade. Otherwise, loading bays for industrial uses shall be discouraged from being
placed in the front of the building or in the area abutting a public right of way. When
loading bays are placed where they can be viewed from a county, state or federal
highway or from a city street designated on the comprehensive plan as an arterial or
collector road, landscaping between the building and the street shall be such that
within five (5) years of installing the landscaping, it can be reasonably assumed that
the bay doors will be screened from the road.
2. Standards:
a. Industrial buildings shall consist of solid and durable facade materials and be
compatible with the character and scale of the surrounding area.
b. Industrial buildings with facades greater than one hundred feet (100') in length shall
incorporate recesses, projections, windows or other ornamental/architectural
features along at least thirty percent (30%) of the length of the facade abutting a
public street in an effort to break up the mass of the structure.
c. Trash enclosures shall be located in areas that are easily accessible by service
vehicles but minimally exposed to the public street. Screening these enclosures with
a material that is compatible with the principal industrial building is required.
(1) Rooftop mechanicals shall be screened and enclosed in a manner that masks
the equipment from view from all sides and is of the same character and design as
the structure. Architectural features such as parapet walls and varying rooflines
are encouraged. Ground level mechanicals shall be screened bylandscaping
and/or fencing, as appropriate.
F. Signs: The provisions of this subsection are meant to supplement the city's sign code. All
provisions of the sign code are in full force. Where conflicts between the two (2)
regulations may occur, the more stringent requirement will apply.
Wall signs shall be part of the architectural concept. Size, color, lettering, location and
arrangement shall be harmonious with the building design, and shall be compatible with
signs on adjoining buildings. (Ord. 2005-51, 6-14-2005)
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STATE OF ILLINOIS
ss. 2 gib r:E'o 0 0 -11- __3 L.. 2
COUNTY OF KENDALL
1, -Au,E4- if FEE
L_L_E T'T E
1/24/201210:41 AM
URN: _i.00 RHOS FEE: 10.00
PAGES: 6
Ordinance No. 2011- 7
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,ILLINOIS,
APPROVING THE AUTUMN CREEK P.U.D. UNIT IA FINAL PLAT OF RESUBDIVISION
WHEREAS, the United City of Yorkville (the "City") is a duly organized and validly
existing non home-rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and,
WHEREAS, Pulte Home Corp. (the "Petitioner") has filed an application to amend the
Final Plat of Subdivision for Unit I of the Autumn Creek Subdivision for the purpose of
replatting certain lots planned for townhome units that are now proposed for single-family
detached units; and,
WHEREAS, the Plan Commission convened and held a public hearing on the 9th day of
November, 2011, to consider the resubdivision of Unit I of Autumn Creek Subdivision after
publication of notice and notice to property owners within five hundred (500) feet of the Subject
Property; and,
WHEREAS, the Plan Commission reviewed the standards set forth in Chapter 3 and 4 of
Title 11 of the Yorkville Subdivision Control Ordinance and made a recommendation to the
Mayor and City Council ("the Corporate Authorities") for approval of the resubdivision and the
A UTUMN CREEK P.U.D. UNIT I A FINAL PLAT OF RES UBDI VISION.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the United City of
Yorkville, Kendall County, Illinois, as follows:
Section 1. The above recitals are incorporated herein and made a part of this Ordinance.
Section 2. That the Corporate Authorities hereby approve the AUTUMN CREEK P.U.D.
UNIT 1A FINAL PLAT OF RESURDIVISION prepared by Thomson Surveying Ltd. dated
September 30, 2011 attached hereto and made a part hereof by reference and authorize the
Mayor, City Clerk and City Administrator to execute said Plat.
1
Section 3. This Ordinance shall be in full force and effect upon its passage, approval, and
publication as provided by law.
Passed by the City Council of the nited City of Yorkville, Kendall County, Illinois this
day of /(/D ewr °( , A.D. 2011.
CITY CLERK
ROSE ANN SPEARS DIANE TEELING
GEORGE GILSON JR. JACKIE MILSCHEWSKI
CARLO COLOSIMO MARTY MUNNS
r--_
CHRIS FUNKHOUSER LARRY KOT
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
day of 0V Mhk/Z 2011.
r
MAYOR
Prepared by and Return to:
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560 2
LEGAL DESCRIPTION
THAT PART OF AUTUMN CREEK UNIT 1, BEING A SUBDIVISION OF PART OF THE SOUTH HALF OF
SECTION 15 AND PART OF THE NORTH HALF OF SECTION 22,TOWNSHIP 37 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN, PER DOCUMENT NUMBER R200600000144 RECORDED JANUARY 3,
2006 AND AMENDED BY CERTIFICATES OF CORRECTION AS DOCUMENT NUMBER R200600009685,
RECORDED APRIL 3, 2006, DOCUMENT NUMBER R200600016609, RECORDED JUNE 5, 2006, AND
DOCUMENT NUMBER R200700004498, RECORDED FEBRUARY 6, 2007, ALL IN KENDALL COUNTY,
ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERN MOST CORNER OF LOT 112 IN SAID
SUBDIVISION;THENCE SOUTH 50 DEGREES 05 MINUTES 46 SECONDS WEST 20.00 FEET;THENCE SOUTH
48 DEGREES 19 MINUTES 30 SECONDS WEST 88.83 FEET; THENCE SOUTH 43 DEGREES 18 MINUTES 43
SECONDS WEST 90.66 FEET; THENCE SOUTH 38 DEGREES 10 MINUTES 57 SECONDS WEST 90.66 FEET,
THENCE SOUTH 33 DEGREES 03 MINUTES 11 SECONDS WEST 90.66 FEET, THENCE SOUTH 27 DEGREES
55 MINUTES 24 SECONDS WEST 90.66 FEET; THENCE SOUTH 22 DEGREES 47 MINUTES 39 SECONDS
WEST 90.66 FEET; THENCE SOUTH 17 DEGREES 39 MINUTES 54 SECONDS WEST 16.14 FEET; THENCE
SOUTH 53 DEGREES 53 MINUTES 13 SECONDS WEST 57.66 FEET; THENCE NORTH 72 DEGREES 08
MINUTES 11 SECONDS WEST 149.94 FEET; TO A POINT OF CURVE SAID CURVE BEING CONCAVE
EASTERLY HAVING A RADIUS OF 1217.00 FEET AND A CHORD THAT BEARS SOUTH 15 DEGREES 36
MINUTES 28 SECONDS WEST 95.81 FEET THENCE SOUTHERLY ALONG SAID CURVE 95.83 FEET; THENCE
SOUTH 81 DEGREES 47 MINUTES 29 SECONDS EAST 178.11 FEET; THENCE SOUTH 15 DEGREES 24
MINUTES 07 SECONDS WEST43.16 FEET; THENCE SOUTH 08 DEGREES 09 MINUTES 02 SECONDS WEST
86.11 FEET;THENCE SOUTH 05 DEGREES 39 MINUTES 48 SECONDS WEST 83.97 FEET,THENCE NORTH 87
DEGREES 30 MINUTES 37 SECONDS WEST 209.24 FEET TO A POINT OF CURVE SAID CURVE BEING
CONCAVE EASTERLY HAVING A RADIUS OF 1250.00 FEET AND A CHORD THAT BEARS SOUTH 02 DEGREES
20 MINUTES 39 SECONDS WEST 6.35 FEET THENCE SOUTHERLY ALONG SAID CURVE 6.35 FEET;THENCE
NORTH 87 DEGREES 48 MINUTES 05 SECONDS WEST 224.86 FEET; THENCE NORTH 32 DEGREES 03
MINUTES 49 SECONDS EAST 51.72 FEET; THENCE NORTH 06 DEGREES 55 MINUTES 12 SECONDS EAST
183.37 FEET; THENCE SOUTH 83 DEGREES 03 MINUTES 49 SECONDS EAST 169.50 FEET; TO A POINT OF
CURVE SAID CURVE BEING CONCAVE EASTERLY HAVING A RADIUS OF 1283.00 FEET AND A CHORD THAT
BEARS NORTH 14 DEGREES 33 MINUTES 19 SECONDS EAST 124.14 FEET THENCE NORTHERLY ALONG
SAID CURVE 124.19 FEET; THENCE NORTH 71 DEGREES 19 MINUTES 55 SECONDS WEST 46.17 FEET;
THENCE NORTH 67 DEGREES 55 MINUTES 03 SECONDS WEST 149.49 FEET;THENCE NORTH 22 DEGREES
04 MINUTES 57 SECONDS EAST 188.61 FEET; THENCE NORTH 26 DEGREES 37 MINUTES 46 SECONDS
EAST 75.18 FEET; THENCE NORTH 31 DEGREES 10 MINUTES 34 SECONDS EAST 159.58 FEET, THENCE
NORTH 37 DEGREES 44 MINUTES 22 SECONDS EAST 9.35 FEET; THENCE NORTH 86 DEGREES 26
MINUTES 02 SECONDS WEST 92.66 FEET;THENCE SOUTH 49 DEGREES 50 MINUTES 38 SECONDS WEST
146.73 FEET;THENCE SOUTH 82 DEGREES 00 MINUTES 59 SECONDS WEST 63.33 FEET, THENCE NORTH
67 DEGREES 53 MINUTES 13 SECONDS WEST 128.03 FEET;THENCE NORTH 37 DEGREES 29 MINUTES 25
SECONDS WEST 71.36 FEET;THENCE NORTH 07 DEGREES 05 MINUTES 37 SECONDS WEST 122.51 FEET;
THENCE NORTH 23 DEGREES 18 MINUTES 11 SECONDS EAST 69.72 FEET;THENCE NORTH 53 DEGREES 41
MINUTES 59 SECONDS EAST 129.63 FEET; THENCE NORTH 84 DEGREES 07 MINUTES 58 SECONDS EAST
199.49 FEET;THENCE SOUTH 89 DEGREES 58 MINUTES 56 SECONDS EAST 135.71 FEET; THENCE SOUTH
80 DEGREES 51 MINUTES 30 SECONDS EAST 37.60 FEET; THENCE SOUTH 71 DEGREES 44 MINUTES 05
SECONDS EAST 136.11 FEET; THENCE SOUTH 62 DEGREES 36 MINUTES 41 SECONDS EAST 37.60 FEET;
THENCE SOUTH 53 DEGREES 29 MINUTES 14 SECONDS EAST 208.40 FEET; TO A POINT OF CURVE SAID
CURVE BEING CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 1250.00 FEET AND A CHORD THAT
BEARS NORTH 49 DEGREES 23 MINUTES 37 SECONDS EAST 30.64 FEET THENCE NORTHEASTERLY ALONG
SAID CURVE 30.65 FEET; THENCE NORTH 50 DEGREES 05 MINUTES 46 SECONDS EAST 40.76 FEET;
THENCE SOUTH 39 DEGREES 54 MINUTES 14 SECONDS EAST 208.00 FEET;TO THE POINT OF BEGINNING;
CONTAINING 13.07 ACRES OR 569,150 SQUARE FEET MORE OR LESS.
2
AUTUMN CREEK P.U.D. S)pr tgSQ 11191IIB
NIT 1 A 21 56
FINAL PLAT OF RESUBDIVISION F
I,11 I I„I
KING A RESUSDIVISION or WTUMN CREEK UNIT 1.PER DOCIINENT MADER R2DDE000DOI44 RECORDED v.Pr'rlaorn
JANWRY J-20D6 AND AMENDED BY CERTIFICATES OF CORRECTION AS DOCIRENT NUMBER R20060OM"S. P,'I sr-rl VIK-ffI ICI
CONCRETE AbMAEN/ RECORDED AONIL].2006.DOCUIEMT N11EER R20060001K09. RECORDED JUNE S-2006. MID DOCUMENT
ro eE SET MIMlER R200T00001•SS.RECORDED tESRUARY 6. 2001. ALL IN KENDALL COUNTY. ILLINOIS. P\(J'.
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