Zoning Board of Appeals Packet 2016 01-06-16
ZONING BOARD OF APPEALS
AGENDA
Wednesday, January 6, 2016
7:00 P.M.
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting called to order:
Roll Call:
Previous Meeting Minutes (Corrections/Approval): September 2, 2015 & November
18, 2015
Citizen’s Comments
-----------------------------------------------------------------------------------------------------------
Public Hearing:
1. ZBA 2015-06 GC Housing Development LLC, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois,
requesting to vary the maximum dwelling units per acre, Section 10-7-1 of the
United City of Yorkville Zoning Ordinance, to permit the development of a
senior independent living facility with a density of twenty four (24) dwelling
units per acre which exceeds the maximum permitted density of eight (8)
dwelling units per acre in the R-4, General Multi-Family Residence District.
The real property is located near the northeast corner of Walnut Street and
Freemont Street in Yorkville, Illinois.
Additional Business
1. Year in Review - 2015
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
ZONING BOARD OF APPEALS
Wednesday, September 2, 2015, 7:00pm
Yorkville City Hall, Council Chambers
800 Game Farm Road
Board Members in Attendance
Reagan Flavin-Goins, Chairman Jeff Olson
Corey Johnson Don Marcum
Don Hirsch Alex Hernandez
Absent-Ryan Woods
Other City Officials in Attendance
Chris Heinen, City Planner
Other Guests:
Christine Vitosh, Court Reporter Steve Steinwart, Meadowvale
Edward Beamish Eric Granrud, HR Green
Isabelle Beamish Jason Leslie, Meadowvale
Niko Villacci, State Farm agent Jean Alaniz, Colonial Parkway
Lynne Johnson, Colonial Parkway
Chairman Reagan Flavin-Goins called the meeting to order at 7:00pm. Roll call was taken and a
quorum was established.
Previous Meeting Minutes August 5, 2015
The minutes were approved as presented on a motion by Johnson and second by Olson.
Roll call: Olson-yes, Marcum-yes, Hirsch-yes, Hernandez-yes, Johnson-yes, Goins-yes. Passed 6-0.
Citizen Comments None
Public Hearing:
At this time, the Chairman explained the procedure and swore in those who would give testimony at the
Public Hearings. Johnson moved to close the regular meeting and open the Public Hearing. Olson
seconded the motion.
Roll call: Marcum-yes, Hirsch-yes, Hernandez-yes, Johnson-yes, Olson-yes, Goins-yes. Passed 6-0.
The Public Hearing began at approximately 7:05pm.
Page 2 of 3
1. ZBA 2015-04 Meadowvale, Inc. petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting to vary the lot coverage regulations
contained in Chapter 7: Dimensional and Bulk Regulations, Section 10-7-1 of the United
City of Yorkville Zoning Ordinance, to permit the development of additional parking and
new buildings with a lot coverage of seventy seven percent (77%) which exceeds the
maximum permitted lot coverage of sixty percent (60%) in the M-1 Limited
Manufacturing District. The real property is located at 109 Beaver Street in Yorkville,
Illinois.
(See Court Reporter's Transcript)
Following the testimony and discussion, Johnson made the following motion and Marcum seconded:
In consideration of testimony presented during a Public Hearing on September 2, 2015 and approval of
the findings of fact, the Zoning Board of Appeals recommends approval to the City Council of a
request to vary the lot coverage regulations contained in Chapter 7: Dimensional and Bulk
Regulations, Section 10-7-1 of the United City of Yorkville Zoning Ordinance, to permit the
construction of a building and parking lot addition with a lot coverage of seventy seven percent (77%)
which exceeds the maximum permitted lot coverage of sixty percent (60%) in the M-1 Limited
Manufacturing District, as presented by staff in a memorandum dated August 25, 2015.
Roll call: Hirsch-yes, Hernandez-yes, Johnson-yes, Olson-yes, Marcum-abstain, Goins-yes. Passed
with 5 ayes and 1 abstain.
2. ZBA 2015-05 Sycamore Holdings, LLC, petitioner has filed an application with the United
City of Yorkville, Kendall County, Illinois, requesting to vary the sign regulations
contained in Section 10-20-9-A-1 of the United City of Yorkville Zoning Ordinance to
permit a free standing monument sign in a business district on a lot more than three (3)
acres from a total of sixty-four (64) square feet in area to one hundred and fifty-five (155)
square feet, from twelve (12) feet in height to eighteen and one half (18.5) feet. The real
property is located at the Northeast corner of Sycamore Road and John Street in
Yorkville, Illinois.
(See Court Reporter's Transcript)
After the testimony and discussion, Mr. Johnson made the following motion which was seconded by
Mr. Marcum: In consideration of testimony presented during a Public Hearing on September 2, 2015
and approval of the findings of fact, the Zoning Board of Appeals recommends approval to the City
Council of a request to vary the sign regulations contained in Section 10-20-9-A-1 of the United City of
Yorkville Zoning Ordinance to permit a free standing monument sign in a business district on a lot
more than three (3) acres from a total of sixty-four (64) square feet in area to one hundred and fifty-five
(155) square feet, from twelve (12) feet in height to eighteen and one-half (18.5) feet, as presented to
staff in a memorandum dated August 25, 2015.
Roll call: Hernandez-yes, Johnson-no, Olson-yes, Marcum-yes, Hirsch-yes, Goins-yes. Passed 5-1.
A motion was made by Chairman Goins to close the Public Hearings and re-open the regular meeting.
Mr. Johnson seconded the motion. The regular meeting re-opened at approximately 7:42m.
Roll call: Hernandez-yes, Johnson-yes, Olson-yes, Marcum-yes, Hirsch-yes, Goins-yes. Passed 6-0.
Page 3 of 3
Additional Business
Mr. Heinen reported a previous case, Lot 19 coverage variance, was approved unanimously by City
Council. He will provide other updates at future meetings.
Adjournment
There was no further business and the meeting was adjourned at 7:43pm on a motion by Johnson and
second by Hirsch. Unanimous voice vote approval.
Minutes respectfully submitted by
Marlys Young
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
Special Meeting of the Plan Commission,
Zoning Board of Appeals and Park Board
City Council Chambers
Wednesday, November 18, 2015 7:00pm
Meeting Called to Order
Plan Commissioner Michael Crouch called the meeting to order at 7:01pm.
Roll Call
Roll call was taken and a quorum was established.
Plan Commission members present: Deborah Horaz, Michael Crouch
Absent: Galmarini, Goins, Kraupner, Vinyard, Weaver, Harker
Zoning Board of Appeals members present: Corey Johnson, Don Hirsch, Alex
Hernandez
Absent: Olson, Markham, Woods, Goins
Park Board members present: Deborah Horaz, Sash Dumanovic
Absent: Cesich, Dilday, Lane, Konecki, Wilberg
Commissioner Crouch asked each person to introduce themselves.
City Staff
Krysti Barksdale-Noble, Community Development Director
Jim Binninger, Attorney
Shay Remus, Park Board
Tim Evans, Park Board
Scott Sleezer, Park Board
Other Guests
Previous Meeting Minutes None
Citizen’s Comments None
Public Hearings None
New Business
Mr. Binninger briefly explained what topics would be covered in this meeting, including
ethics and how to handle meetings.
Page 2 of 3
Roles and Responsibilities
Mr. Binninger and Ms. Noble both explained their roles pertaining to the three governing
bodies present. He stated the obligations of the members of these Boards, the Boards'
functions and stressed the importance of reading the agenda packet materials prior to the
meetings. Ms. Noble also said it was very important to listen to the testimony given and
that questions could be directed to her prior to the meetings. The roles of the Chairmen
were also explained and speakers should be recognized by the Chair before speaking.
The importance of an up-to-date Comprehensive Plan was also stressed.
Applicant and Petitioner
Their role is to present their requests to the Boards and they are responsible for
demonstrating that their request meets the requirements.
Making Land Use Decisions
The petitioner has to make their case. Mr. Binninger said it is very important for the
municipality to have a current Comp Plan and Zoning code. Ms. Noble said, that as
Zoning Administrator, she can make some decisions on minor changes, but if there are
major changes, the case must be brought back to the Boards.
Elements of Good Decision Making
Notice must be given, opposition must be allowed to be heard and conclusions must be
based on findings. Complete and accurate records are essential.
Notice
Proper meeting notice must be given. For Plan Commission, a minimum of 15 days
notice and no more than 30 days is required.
Clear Rules to Control Meeting
The meeting procedure must be announced by the Chairman, sign-in sheets are required
and time limits should be noted. Speakers must be recognized by the Chair, duplicate or
irrelevant testimony should be prohibited, written statements can be accepted and exhibits
should be identified. Mr. Binninger gave a handout of the Rules and Procedures. For
phone attendance, there must be a quorum of actual people present and then the phone
attendance can be utilized if arranged prior to the meeting. Mr. Hirsch commented that
being on vacation is not always a valid excuse for utilizing phone attendance.
Open Meetings Act
State law requires all Board members to take the on-line Open Meetings Act review and
pass a test within 90 days of appointment. If a FOIA request is made and someone has
not had this training, it could become an issue. A 'majority' is a majority of a quorum. It
was noted that 2 members can discuss business, however, 3 people constitute a 'meeting'.
Mr. Crouch commented that if 3 members discuss business or use texts or emails, that is a
violation. All public members have the right to speak, however, the time can be limited
and should be at the end of the agenda. If a meeting has to be rolled over, you must have
a notice of the date and time or you must start over. A vote cannot be taken on any item
not on the agenda. Meeting cancellations must be posted on an outer door.
Page 3 of 3
Conducting Meetings
Mr. Binninger discussed “Roberts Rules of Order”. Motions must be made in order to
take action. He provided an explanation of “call the question” and discussed amended
motions. Mr. Evans asked if all motions need roll call votes. Village Boards and
Councils need roll calls on certain items and voice votes are OK on some items. Mr.
Dumanovic asked if the Chair routinely votes on Boards and Commissions. They do
vote, however, Village Presidents usually only vote in the case of a tie.
Full Disclosure
All concerned parties must have full access to the pertinent information. Mr. Crouch
asked about photos presented by individuals. These can be entered into the official
record so that anyone can have access.
Other topics briefly discussed were:
Unbiased Decisions
Timely Decisions
Complete Records
Finding of Fact
Ethical Principles for Planning
Ethical Principles Overview-gave examples of conflicts & possible answers
Techniques for No-Conflict Meeting
Encourage Public Involvement
Also mentioned......
City staff is considering placing meeting notices on Facebook.
It was also noted that motions need to be made in the positive.
Staff includes proposed motion language in the agenda packet.
Ms. Noble gave a handout regarding 6 hours of additional training available pertaining to
zoning. Illinois APA is pushing to require this training for Boards dealing with zoning.
Old Business None
Additional Business
A memo from Mr. Heinen was included in the packet and detailed the voting record of
the Council regarding the recent Hari Development/Dunkin Donuts special use permit
and text amendment. The Council approved both items.
Adjournment
There was no further business and the meeting was adjourned at 8:40pm. The motion for
adjournment was made by the ZBA Board who had a quorum. Motion by Johnson and
second by Hirsch. Unanimous voice vote approval.
Transcribed by Marlys Young, Minute Taker
Background & Request:
The petitioner, GC Housing Development LLC, petitioner, has filed an application with
the United City of Yorkville, Kendall County, Illinois, requesting to vary the maximum dwelling
units per acre, Section 10-7-1 of the United City of Yorkville Zoning Ordinance, to permit the
development of a senior independent living facility with a density of twenty four (24) dwelling
units per acre which exceeds the maximum permitted density of eight (8) dwelling units per acre
in the R-4, General Multi-Family Residence District. The real property is located near the
northeast corner of Walnut Street and Freemont Street in Yorkville, Illinois.
Memorandum
To: Zoning Board of Appeals
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: December 29, 2015
Subject: ZBA 2015-06 – Senior Independent Living Facility (Variance) –
NEC of Walnut and Freeman
The petitioner is looking to construct a four-story building with an enclosed parking
garage which will contain 75 apartment units. The unit breakdown for the development will be
57 one-bedroom units and 18 two-bedroom units. The proposed development will be eligible for
occupancy by residents in the 30%-60% of Yorkville’s adjusted income levels. Ten percent
(10%) of the units, or 8 one-bedroom units, will have rents starting at $450 - $500. The
remaining one-bedroom rents will be $925 - $1,000 and the two-bedroom units will be $1,050 -
$1,200.
The building will be in an
“L” shaped configuration and
will be constructed along the
eastern and northern property
lines. A common area will be
part of the building which will
house a fitness room, community
room, craft room and several
other amenities for the residences
of the building. The parking lot
will be constructed along the
southern and western property
lines. All setbacks will be met
for the project. One access point
will be constructed to the west of
the property and an emergency
access route will be located
around the perimeter of the
building with an access onto
Walnut Street. There will be a 30
foot landscape buffer along the
eastern property line to help screen the existing residential property to the east and will entail a 2
to 4 foot high berm with plantings that will aide in the screening of the property.
One (1) monument sign is being proposed on the property. The sign will be located at the
entrance of the property. Details of the sign will be reviewed at time of permit and will need to
adhere to the current sign ordinance.
SURROUNDING DENSITIES:
The subject development (indicated in blue) has an overall density of approximately
23.62 dwelling units per acre. The current regulations for R-4 zoning allow for a maximum
density of 8 dwelling units per acre. The petitioner has filed an application for a variance from
this regulation to increase the overall density to 24 dwelling units per acre.
1. 15.62 DU’s/Acre
2. 5.48 DU’s/Acre
23.62 DU’s/Acre
1
2
The following chart shows how this property compares to similar developments.
Development Current Zoning Maximum DU’s/Acre Current DU’s/Acre
Reserve at Fox River R-4 8 DU’s/Acre 15.62 DU’s/Acre
Longford Lakes R-3 5 DU’s/Acre 5.48 DU’s/Acre
Heritage Woods* R-4 8 DU’s/Acre 24.86 DU’s/Acre
York Meadow Apartments R-4 8 DU’s/Acre 11.69 DU’s/Acre
GC Housing Development R-4 8 DU’s/Acre 23.62 DU’s/Acre
*Heritage Woods was granted an increase in density as part of the PUD approval process. (Ord. 2004-65)
COMPREHENSIVE PLAN COMPLIANCE:
The City’s Comprehensive Plan Update 2008 had designated this parcel as “Traditional
Neighborhood” which is intended primarily for single-family detached residences, “preserving
the existing unique residential neighborhoods in the developed core of the City.” Future
development was envisioned to be in the form of redevelopment of existing sites. It should be
noted that a majority of these land uses are located in or around the downtown area. The City is
currently updating the Comprehensive Plan and this area may be reconsidered for a different land
use.
EXISTING CONDITIONS:
The existing zoning and land use for properties surrounding the subject property are as
indicated below:
Zoning Land Use
North R-3, Multi-Family Attached Residence District Townhomes/Detention Facility
East R-1, Single-Family Suburban Residence District Single Family Dwelling
South R-1, Single-Family Suburban Residence District Church
West R-3, Multi-Family Attached Residence District Townhomes/Vacant Land
STANDARDS FOR GRANTING A VARIANCE:
The Zoning Board of Appeals must base its decision to vary, or recommend varying, the
Petitioner’s request for maximum density relief of the Zoning Ordinance regulation upon the
following standards (Section 10-4-7-C):
1. Because the particular physical surroundings, shape or topographical conditions
of the specific property involved, a particular hardship to the owner would result,
as distinguished from a mere inconvenience, if the strict letter of the regulations
was carried out.
2. The conditions upon which the petition for a variation is based are unique to the
property for which the variation is sought and are not applicable, generally, to
other property within the same zoning classification.
3. The alleged difficulty or hardship is caused by this Title and has not been created
by any person presently having an interest in the property.
4. The granting of the variation will not be detrimental to the public welfare or
injurious to other property or improvements in the neighborhood in which the
property is located.
5. The proposed variation will not impair an adequate supply of light and air to
adjacent property, or substantially increase the congestion in the public streets, or
increase the danger to the public safety, or substantially diminish or impair
property values within the neighborhood.
The applicant has provided written responses to these variance standards as part of
their application and requests inclusion of those responses into the public record at the
January 6, 2015 Zoning Board of Appeals meeting.
ZBA ACTION:
Upon closing the hearing, staff requests that the Zoning Board of Appeals make its
findings for the maximum density variance based upon each of the standards listed above and
evidence provided by the applicant during the public hearing. The purpose of the standards is to
help guide you in making your decision. Municipal Code 10-4-7-D outlines occasions when the
Zoning Board of Appeals may make a final determination. Maximum Density variations are not
covered by this Section; therefore, the ZBA will be making a recommendation to the City
Council regarding this variance request.
After making your findings, a recommendation regarding the variance request will then
be forwarded to the City Council. Your recommendation may be to approve the requested
variance, recommend approval of the requested variance with condition(s), or recommend denial
of the requested variance.
VARIANCE CONDITIONS:
Staff will seek the following recommended conditions as part of the final approval for the
petitions:
• All conditions outlined in a staff memo from Plan Council dated November 23, 2015.
• That the development be used for senior housing (55 years of age or older) and is
enforced through a covenant until such time the entire structure is demolished.
• If the petitioner does not obtain the federal funding needed for development, the rezoning
and variance petitions will become null and void.
STAFF COMMENTS:
Staff has requested that the building be rotated 180 degrees so that the rear of the building
would face Freemont Street. This would create a larger buffer to the residences to the east of the
property. The City Administrator will be providing additional information regarding the non-
planning issues that will need to be addressed as part of this development and will be heard at a
regularly scheduled City Council meeting. This proposed rezoning and variance was discussed
at Plan Council on November 19, 2015 and the comments listed at that meeting are attached.
Additionally, the petitioner has filed a rezoning petition and a public hearing will be scheduled
on January 13, 2016 before the Plan Commission. A recommendation will be forwarded to the
City Council for consideration at the January 26, 2016 regularly scheduled meeting.
Staff will be available to answer any question the Zoning Board of Appeals may have at
Wednesday night’s meeting.
PROPOSED MOTION FOR VARIANCE:
In consideration of testimony presented during a Public Hearing on January 6, 2016
and approval of the findings of fact, the Zoning Board of Appeals recommends approval to the
City Council of a request to vary the maximum dwelling units per acre, Section 10-7-1 of the
United City of Yorkville Zoning Ordinance, to permit the development of a senior independent
living facility with a density of twenty four (24) dwelling units per acre which exceeds the
maximum permitted density of eight (8) dwelling units per acre in the R-4, General Multi-
Family Residence District, as presented by staff in a memorandum dated December 29, 2015
and further subject to {insert any additional conditions of the Zoning Board of Appeals}…
Attachments:
1. Copy of Petitioner’s Applications for Variance w/exhibits.
2. Comments from the Plan Council meeting dated November 23, 2015.
3. Response letter from petitioner.
4. Revised site plan and exhibits.
5. Copy of Public Notice.
Applicant:IDNR Project Number:
Address:
Contact:Rachel Cortez
700 Springer Drive
Lombard, IL 60148
Date:
Project:
Address:
Yorkville, Illinois Housing Development
Northeast Corner of Freemont St. and Walnut St., Yorkville
Description: This will be a multi-family building for senior living. The site will be tributary to existing
offsite detention just north of the project site.
10/22/2015
1604383Manhard Consulting Ltd
Natural Resource Review Results
Consultation for Endangered Species Protection and Natural Areas Preservation (Part 1075)
The Illinois Natural Heritage Database shows the following protected resources may be in the vicinity of the
project location:
Fox River INAI Site
Greater Redhorse (Moxostoma valenciennesi)
River Redhorse (Moxostoma carinatum)
An IDNR staff member will evaluate this information and contact you to request additional information
or to terminate consultation if adverse effects are unlikely.
Location
The applicant is responsible for the
accuracy of the location submitted
for the project.
County: Kendall
Township, Range, Section:
37N, 7E, 28
Government Jurisdiction
IL Environmental Protection Agency
Permit Section
Post Office Box 19276
Springfield, Illinois 62794 -9276
IL Department of Natural Resources
Contact
Keith Shank
217-785-5500
Division of Ecosystems & Environment
Disclaimer
The Illinois Natural Heritage Database cannot provide a conclusive statement on the presence, absence, or
condition of natural resources in Illinois. This review reflects the information existing in the Database at the time
of this inquiry, and should not be regarded as a final statement on the site being considered, nor should it be a
substitute for detailed site surveys or field surveys required for environmental assessments. If additional
protected resources are encountered during the project’s implementation, compliance with applicable statutes
and regulations is required.
Page 1 of 2
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Page 2 of 2
IDNR Project Number: 1604383
October23,2015
Ms.AnneE.Haaker
DeputyStateHistoricOfficer
PreservationServices Division
IllinoisHistoricPreservationAgency
ReviewandComplianceSection
1Old StateCapitolPlaza
Springfield,Illinois62701
RE:Yorkville,IllinoisHousingDevelopment
NortheastCornerofFreemontSt.andWalnutSt.
Yorkville,Illinois
DearMs.Haaker,
InaccordancewiththeIllinoisHistoricPreservationAct,pleasefind enclosedthefollowinginformationto
determineiftheproposeddevelopmentwillhaveanyadversehistoricalorarcheologicalimpacts:
1.USGSTopographicmapwithProjectLocation
2.AerialPhotograph
3.HARGISMap
4.PhotosofExistingBuilding (NOTAPPLICABLE –NO EXISTINGBUILDINGS)
The projectsiteis locatedon approximately 3.5 acresandislocatedat theNortheastCornerofFreemontSt.
andWalnutSt.,Yorkville,Illinois,inSection 28,Township 37 North,andRange 7 Eastof theThirdPrincipal
Meridian.CraneConstructionCompanyisproposingaMulti-FamilyBuildingforaseniorlivingfacility.This
projectwillincludegrading,storm,water,andsanitaryutilities,parking,andlandscaping.Thesitewill provide
detention ineitheranundergroundstoragevaultand/orintheexistingdetention basin,northofthesite.Please
referenceattacheddocumentsformoreinformation.
NoBuildingsarepresentonsitesonophotoswereattached.
Shouldyouhaveanyquestionsorrequireadditionalinformationregardingthismatter,pleasedonothesitate
tocallmeat630-925-1064 oremailmeat rcortez@manhard.com.
Yourstruly,
MANHARDCONSULTING,LTD.
_______________________
RachelCortez
StaffEngineer
PROJ. MGR.:
DRAWN BY:
DATE:
SCALE:
SHEET
TM
YORKVILLE, ILLINOIS HOUSING DEVELOPMENT
YORKVILLE, ILLINOIS
AERIAL MAP
PROJ. MGR.:
DRAWN BY:
DATE:
SCALE:
SHEET
TM
YORKVILLE, ILLINOIS HOUSING DEVELOPMENT
YORKVILLE, ILLINOIS
HARGIS MAP
PROJ. MGR.:
DRAWN BY:
DATE:
SCALE:
SHEET
TM
YORKVILLE, ILLINOIS HOUSING DEVELOPMENT
YORKVILLE, ILLINOIS
USGS MAP
PROPOSED BUILDING:
UPPER FLOOR: LIVING UNITS
(3) FLOORS = 60 UNITS
(4) FLOORS = 80 UNITS
NOTE: DOTTED LINE DENOTES EXTRA
PARKING GARAGE FOR (80) UNITS
COMMON/COMMUNITY AREAS
AT GRADE (MAIN) FLOOR
60 / 80 UNIT LAYOUT
YORKVILLE, IL
CRANE
CONSTRUCTION
COMPANY LLC.
The memo serves as follow-up to Chris Heinen from the United City of Yorkville in response to
Mr. Heinen’s Plan Council memo to Andrew Block of GC Housing Development LLC dated
November 23, 2015. Responses mirror the order in which comments were made.
Engineering Comments: The comments below are offered in response to the Engineering
Enterprises, Inc. review letter dated November 11, 2015 addressed to Krysti Barksdale-Noble.
1. The items listed will be included with the final engineering plans.
2. A basic concept for expanding the existing detention basin is shown on the Site Plan.
Detailed analysis will occur during final engineering
3. The Public Works Department will verify the capacity of existing infrastructure. The
estimated Population Equivalent for this development is 140 PE.
4. Pedestrian access from Freemont Street is shown on the Site Plan. We anticipate access
from Walnut is no longer required since the driveway has shifted to Freemont St.
5. A parking summary is shown in the Site Data Table on the Site Plan. Provided parking
exceeds the requirement of 0.5 stalls per residential unit (senior housing).
Fire District (BKFD) Comments:
• The proposed building to be equipped (2) two elevators with 3,500# load capacity each.
• Each elevator to have interior cab dimension of 6’-8” x 4’-3”.
• The mechanical design of the garage will incorporate an NOX/CO combined sensor that
will comply with code requirements.
• The mechanical design of the garage area will incorporate a detection, alarm, and
activation system as required per the code requirements.
• There will be a two (2) hour horizontal fire separation between the first (1st) floor interior
garage, and the above dwelling units. (The proposed second (2nd) floor to be Pre-cast
concrete plank, with concrete topping.)
• Fully sprinkled (including attic)? Yes.
• Standpipes in stair wells, and hose connection in garage as required by code.
• Firewalls as required per code.
• Duct/smoke detection provided per code.
• Fire protection of the waste chutes provided per code.
• CO detection in individual units provided per code.
• An Emergency Ring Road has been provided that follows the guidelines of the 2009
International Fire Code. The materials of this Ring Road will be structurally capable of
supporting the largest fire apparatus. Detailed design will follow during Final
Engineering.
Master 12 18 15 submission - Yorkville
Community Development Comments:
• A Data Table has been provided on the Site Plan drawing which addresses all items
requested.
• A 9’x13’ trash enclosure is shown on the Site Plan. Detailed design (appearance,
materials, etc.) will be a part of design documents.
• See attached documentation showing Photometric Lighting Plan.
• The building has been rotated 15 degrees counter-clockwise and has been positioned
further away from the eastern property line. Currently, the building is set 48.42’ from the
eastern property line. A 30’ building setback was maintained along the western property
line for constructability and to allow for Emergency Ring Road. Landscaping and
berming along the eastern property line will be increased to a maximum of 8’ during final
design.
• A detailed tree survey has not been prepared at this time. Tree preservation and
relocation plans will be provided as part of final landscape design.
• Exterior material sample has been provided to city staff.
• Monument design and size to comply with local code requirements. A placeholder
monument sign has been shown on the south side of the main entry drive.
• The available Emergency Ring Road details are shown on the plan (width, layout, etc.).
The materials used to construct the road are subject to final engineering and input from
the Bristol Kendall Fire Department.
• Comment noted.
• We believe all setback requirements are met. The building’s height is 61’8”. Building
Height is measured to the middle height of the angled roof and not to its peak. The
impervious area on site account for 58.3% of the total area, which is below the permitted
70%. This figure can also be found in the Site Data table per the attached Civil Site Plan.
• See comment directly above.
• The impervious area on site accounts for 58.3% of the total area, which is below the
permitted 70%. A breakdown of the impervious area onsite can also be found in the Site
Data Table on the Site Plan.
• See Exhibit 1 below
• Petitioner has agreed to include an age-restriction as part of the deed. A parking summary
is shown in the Site Data Table on the Site Plan. Provided parking exceeds the
requirement.
• The proposed project consists of one (1) multi-family building.
o See attached exterior elevations for proposed exterior.
o Adjacent building setbacks (does not apply).
o See attached building and parking layout.
o See attached plans for building height and scale relationships.
o New utility services to be underground per code (typical).
Master 12 18 15 submission - Yorkville
o See attached building plan and elevations for architectural character as it relates to
the architectural dictates of the site.
o There will be only one building on the site; the primary building will abide by the
Zoning Appearance Ordinance. The building will incorporate an entrance canopy
in the building design, which will allow for a 10% reduction within the required
50% front elevation Premium Materials requirement, and a reduction of the front
elevation masonry requirement from 25% of front façade to 20% minimum
masonry requirement.
• Monument design and size to comply with local code requirements.
• See attached Photometric plan by architect.
• It is our understanding that per the Plan Council Meeting with Petitioner, a consolidation
either through a final plat or via a plat act exemption was not required.
• Petitioner believes that this comment regarding a driveway variance is no longer
applicable since access is from Freemont Street instead of Walnut Street.
Yorkville Bristol Sanitary District (YBSD) Comments:
• The estimated Population Equivalent is 140 PE. A summary is provided below in Exhibit
2.
• The estimated waste flow is 13,950 GPD.
• The Public Works Department will determine whether capacity exists per the information
found below in Exhibit 2.
Master 12 18 15 submission - Yorkville
EXHIBIT 1
Density and Surrounding Borders of Comparable Yorkville Developments
Development Current
Zoning
Maximum
DU’s/Acre
Current
DU’s/Acre
Borders
Heritage
Woods
R-4 8 DU’s/Acre 24.86
DU’s/Acre
North: Vacant
Land/Single Family
Home
East: Industrial
South: Single Family
Homes
Anthony
Place (GC
Housing)
R-4 8 DU’s/Acre 23.62
DU’s/Acre for
3.175 acres of
land
18.29
DU’s/Acre for
4.1 acres of
land
North: Townhomes
East: Single Family
Home
South: Church
West:
Townhomes/Vacant
Land
Reserve at
Fox River
R-4 8 DU’s/Acre 15.62
DU’s/Acre
North: Commercial
East: Single Family
Homes/Land
South: Townhomes
West: Commercial
York
Meadow
Apartments
R-4 8 DU’s/Acre 11.69
DU’s/Acre
North: Vacant Land
East: Commercial
South: Townhomes
West: Single Family
Homes
Longford
Lakes
R-3 5 DU’s/Acre 5.48
DU’s/Acre
North: Commercial
East: Land (GC
Housing Proposed
Development)
South: Single Family
Homes
Master 12 18 15 submission - Yorkville
EXHIBIT 2
SANITARY CAPACITY
BREAKDOWN GC HOUSING
DEVELOPMENT
YORKVILLE, ILLINOIS
December 4, 2015
Type Units Bedrooms GPD/
Bedroom GPD PEAK GPD PE GPM
Single
Bedroom
57
57
150.00
8,550
35,910
86
24.57
Double
Bedroom
18
36
150.00
5,400
22,680
54
15.43
TOTALS 93 13,950 58,590 140 40.00
Note:
GPD/Bedroom based on Illinois Administrative Code "Multi-Family Dwellings (per bedroom)"
K = 18 + PE / 1000 = 4 + PE / 1000
18 + 140
1000 =
140 4 .20
4 + 1000
Master 12 18 15 submission - Yorkville
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.11
S/W ENTRANCE CORNERS/W ENTRANCE CORNER
PERSPECTIVEPERSPECTIVE
N/W CORNER PERSPECTIVEN/W CORNER PERSPECTIVE
SCHEMATIC
DESIGN REVIEW
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REVISIONS
N/W INTERIOR PARKING
ENTRACE
MAIN CANOPY ENTRANCE
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.22
SCHEMATIC
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REVISIONS
N/E CORNER PERSPECTIVEN/E CORNER PERSPECTIVE
S/E CORNER PERSPECTIVES/E CORNER PERSPECTIVE
EXISTING HEDGE ROW
EAST PROPERTY LINE
LANDSCAPE BERM
EAST PROPERTY LINE
LANDSCAPE BERM
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.33
SCHEMATIC
DESIGN REVIEW
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REVISIONS
2 BEDROOM APARTMENT2 BEDROOM APARTMENT
SC: 1/8"SC: 1/8"
1 BEDROOM APARTMENT1 BEDROOM APARTMENT
SC: 1/8"SC: 1/8"
10/28/2015 FOR ZONING
REVIEW
ENTRANCEENTRANCE
W.I.C.
W.I.C. W/ WASHER &
DRYER (STACKED)
MASTER BEDROOM MASTER BEDROOM SECONDARY BEDROOM
W.I.C. W/ WASHER &
DRYER (STACKED)
BATHROOM
KITCHEN
EXTERIOR PORCH
MECHANICAL CLOSETMECHANICAL CLOSET
BATHROOM
KITCHEN
LIVING ROOM
LIVING ROOM
EXTERIOR PORCH
BATHROOM
12/10/2015 REVISED FOR
ZONING REVIEW
-1
0
0
0
0
0
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0
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0
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6 4 '-2 " x 9 2 '-4 "
7 6 2 6 s q f t
7 1 4 4 s q f t
34785 sq ft
174 sq ft
3839 sq ft
17 sq ft
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatusEuonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Populus alba
Populus alba
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
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Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatusEuonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatusEuonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatusEuonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus, Celastrus alatus
Euonymus alatus
Euonymus alatus, Celastrus alatus
Populus alba
Populus alba
Populus alba
Populus alba
Quercus buckleyi
Abies balsamea
Abies balsamea
Celtis australis
Celtis australis
Acer saccharum
Picea pungens
Picea pungens
Picea abies
Picea abies
Picea abies
Prunus sp.
Picea pungens
Acer saccharum
Celtis australis
Celtis australis
Celtis australis
Celtis australis
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Prunus domestica
Picea abies
Picea abies
Picea abies
Prunus domestica
Prunus domestica
Prunus domestica
Prunus domestica
Acer saccharum
Prunus sp.
Prunus sp.
Prunus sp.
Acer saccharum
Picea pungens
Picea pungens
Picea pungens
Acer saccharum
Acer saccharum Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Picea abies
Picea abies
Picea abies
Picea abies
Picea abies
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Picea pungens
Picea pungens
Picea pungens
Picea pungens
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Prunus sp.
Prunus sp.
Prunus sp.
Picea pungens
Picea pungens
Picea pungens
Picea pungens
Acer saccharum
Acer saccharum
Quercus buckleyi
Quercus buckleyi
Celtis australis
Celtis australis
Celtis australis
Celtis australis
Celtis australis
Celtis australis
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Quercus buckleyi
Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Picea abies
Picea abies
Picea abies
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusaAcer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Picea abies
Picea abies
Picea abies
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Acer saccharum
Picea abies
Picea abies
Picea abies
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Acer saccharum
Acer saccharum
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Acer saccharum
Acer saccharum
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Acer saccharum
Acer saccharum
Picea abies
Tilia Americana, Tilia glabra, Tilia neglecta, Tilia palmeri, Tilia tuncata, Tilia venolusa
Acer saccharum
Acer saccharum
Picea abies
E5E5Elevation 5
E6E6
Elevation 6
E9E9
Elevation 9
E10E10Elevation 10
S31S31
Cross Section 31
20'
15°
LIVING AREA
LIVING AREA
LIVING AREA
LIVING AREA
LIVING AREA
C O M M U N I T Y A R E A
LIVING AREA
LIVING AREA
LIVING AREA
N
SC: 1/60"SC: 1/60"
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.44PROPOSED SITE PLANPROPOSED SITE PLAN
SCHEMATIC
DESIGN REVIEW
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CAMERA VIEW 01
30FT. WIDE LANDSCAPE BERM.
VARYING HT. 2FT. - 8FT. ALONG EAST
PROPERTY LINE, W/ LANDSCAPE
SCREENING PER ORDINANCE
REQUIREMENTS TYP.
N/E CORNER VIEW 02
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
5650DC
3068
3068
3068
3068
5640DC
3068
3068
3068
3068
3068
3068
5640DC
5650DC
3068
3068
5640DC
60685640DC60685640DC
5640DC5640DC
3068
5640DC
6068
5640DC
3068
3068
5640DC
6068
5640DC
5640DC
3068
3068
6068
6068
5640DC
5640DC
6068
5640DC
6068
5640DC
6068
5640DC
6068
5640DC
6068
6068
5640DC
5640DC
6068
5640DC
5640DC 6068 5640DC 6068 5640DC 5640DC
5640DC 5640DC 6068
6076MU
5640DC
5640DC
6068
5640DC
6068
5640DC
5640DC 6068
60685640DC5640DC60685640DC
5640DC 6068
5640DC
6068
5640DC
5640DC
6068
5640DC
3068
5640DC
6068
3068
5640DC
5640DC
5640DC
5640DC
5640DC
3068
3068
3068
3068
3068
3068
38'-5" x 198'-1"
4083 sq ft
27'-0" x 36'-6"
1026 sq ft
27'-0" x 36'-6"
1034 sq ft
26'-11" x 36'-6"
1034 sq ft
12'-3" x 10'-0"
136 sq ft
26'-11" x 27'-5"
778 sq ft
6'-0" x 9'-5"
57 sq ft
36'-1" x 27'-0"
1015 sq ft
5'-5" x 3'-11"
31 sq ft
27'-0" x 27'-5"
783 sq ft
26'-2" x 9'-11"
272 sq ft
6'-0" x 9'-5"
57 sq ft
5'-5" x 3'-11"
31 sq ft
27'-0" x 27'-0"
764 sq ft
27'-0" x 27'-6"
779 sq ft
27'-0" x 27'-6"
783 sq ft
26'-11" x 27'-0"
762 sq ft
33'-11" x 27'-0"
877 sq ft
27'-5" x 27'-0"
778 sq ft
5'-5" x 3'-11"
31 sq ft
5'-5" x 3'-11"
31 sq ft
33'-11" x 26'-11"
956 sq ft
27'-0" x 27'-5"
775 sq ft
5'-11" x 27'-0"
179 sq ft
27'-5" x 26'-11"
775 sq ft
36'-1" x 26'-11"
1022 sq ft
27'-0" x 27'-6"
780 sq ft
27'-0" x 27'-6"
777 sq ft
27'-0" x 27'-5"
775 sq ft
3'-11" x 5'-5"
31 sq ft
3'-11" x 5'-5"
31 sq ft
27'-6" x 26'-11"
776 sq ft
9'-6" x 33'-5"
354 sq ft
9'-5" x 6'-0"
57 sq ft
27'-6" x 27'-0"
777 sq ft
26'-11" x 27'-6"
776 sq ft
26'-11" x 30'-6"
854 sq ft
26'-11" x 27'-5"
775 sq ft
26'-11" x 27'-6"
776 sq ft
6'-0" x 9'-9"
59 sq ft
26'-11" x 38'-5"
949 sq ft
6'-0" x 9'-9"
59 sq ft
10'-6"
13'-5"
10'-6"
COMMUNITY
AREA
DECK
DECK
2 BR 2 BR
DECK
UTILITY
1 BR
1 BR
1 BR
1 BR
JAN.
2 BR
1 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
UTILITY
1 BR
UTILITY
2 BR
UTILITY
ELEV.ELEV.
1 BR
STAIRS
1 BR
2 BR
DECK
UTILITY 1 BR
1 BR
1 BR
DECK
UTILITY
UTILITY
STAIRS
1 BR
1 BR
1 BR
1 BR
SB3923
SB2822
SB36
B24R
B18R
BCB12R B39
BF3
SB3923
SB2822
SB36
B24R
B18R
BCB12R B39
BF3
W2742W1242RW1242RDCW2442R
W2442R
W1842R
W301628
WF342
W3112
6068
3068
3068
3068
6068
3068
3068
3068
3068
3068
14'-4" x 13'-11"
2'-9" x 5'-0"
10'-8" x 5'-1"
10'-8" x 13'-4"
10'-4" x 6'-5"
10'-10" x 13'-7"
10'-2" x 5'-4"
8'-2" x 6'-3"
11'-0" x 5'-8"
14'-4" x 12'-1"
DECK
CLOSET
KITCHEN
BATH
BEDROOM
BATH
BEDROOM
LIVING
CLOSET
UTILITY
SB3922
SB36
B24R
B18R
BCB12R B39
BF3
SB3922
SB36
B24R
B18R
BCB12R B39
BF3
W2742W1242RW1242RDCW2442R
W2442R
W1842R
W301628
WF342
W3112
6068
3068
6068
3068
2868
3068
3068
3068
14'-3" x 12'-0"
7'-5" x 12'-1"
15'-9" x 14'-0"
2'-9" x 5'-0"11'-0" x 5'-8"
11'-3" x 13'-4"
4'-10" x 12'-1"
DECK
KITCHEN
BATH
BEDROOM
LIVING
CLOSET
UTILITY
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.66
SCHEMATIC
DESIGN REVIEW
Z
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SC: 1/8"SC: 1/8"
1 BEDROOM APARTMENT1 BEDROOM APARTMENT
REVISIONS
SC: 1/8"SC: 1/8"
2 BEDROOM APARTMENT2 BEDROOM APARTMENT
SC: 1/16"SC: 1/16"
FLOOR PLAN LEVELS 2-4FLOOR PLAN LEVELS 2-4
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.77SC: 3/32"SC: 3/32"
SCHEMATIC
DESIGN REVIEW
Z
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SOUTH ELEVATIONSOUTH ELEVATION
REVISIONS
SC: 3/32"SC: 3/32"
WEST ELEVATIONWEST ELEVATION
10/28/2015 FOR ZONING
REVIEW
ROOF PEAK 61'-8"
MIDROOF HT. = 53'-4"
LOWER EAVE HT. = 45'-0"
12/10/2015 REVISED FOR
ZONING REVIEW
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.88
SCHEMATIC
DESIGN REVIEW
Z
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REVISIONS
SC: 3/32"SC: 3/32"
NORTH ELEVATIONNORTH ELEVATION
EAST ELEVATIONEAST ELEVATION
SC: 3/32"SC: 3/32"
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.99
SCHEMATIC
DESIGN REVIEW
Z
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REVISIONS
SC: 1/16"SC: 1/16"
SOLAR ANGLE CROSS SECTION STUDYSOLAR ANGLE CROSS SECTION STUDY
8 FT. TALL BERM PROPERTY LINE
CROSS SECTION TAKEN THROUGH
GABLE OF ADJACENT HOUSE
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
APPROXIMATE 40 DEGREE ANGLE
VIEW FROM N/E CORNER OFVIEW FROM N/E CORNER OF
ADJACENT PROPERTYADJACENT PROPERTY
Project Number
Copyright 2015 HDJ Inc. All Rights Reserved
ISSUANCES
10/23/2015
A1.A1.11 00
SCHEMATIC
DESIGN REVIEW
Z
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REVISIONS
10/28/2015 FOR ZONING
REVIEW
12/10/2015 REVISED FOR
ZONING REVIEW
S/E BIRD'S EYE PERSPECTIVES/E BIRD'S EYE PERSPECTIVE
S/W BIRD'S EYE PERSPECTIVES/W BIRD'S EYE PERSPECTIVE
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
ZONING BOARD OF APPEALS
ZBA 2015-06
NOTICE IS HEREWITH GIVEN THAT GC Housing Development LLC,
petitioner, has filed an application with the United City of Yorkville, Kendall
County, Illinois, requesting to vary the maximum dwelling units per acre, Section
10-7-1 of the United City of Yorkville Zoning Ordinance, to permit the
development of a senior independent living facility with a density of twenty four
(24) dwelling units per acre which exceeds the maximum permitted density of
eight (8) dwelling units per acre in the R-4, General Multi-Family Residence
District. The real property is located near the northeast corner of Walnut Street and
Freemont Street in Yorkville, Illinois.
The legal description is as follows:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 28, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED
AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF GUTHRIE SUBDIVISION;
THENCE NORTH 82 DEGREES 35 MINUTES 00 SECONDS WEST ALONG THE
CENTERLINE OF WALNUT STREET, 330.0 FEET FOR A PLACE OF
BEGINNING; THENCE NORTH 07 DEGREES 25 MINUTES 00 SECONDS
EAST, 468.0 FEET; THENCE NORTH 82 DEGREES 35 MINUTES 00 SECONDS
WEST, 77.08 FEET; THENCE WESTERLY ALONG A TANGENTIAL CURVE
TO THE LEFT, HAVING A RADIUS OF 533.31 FEET, AN ARC DISTANCE OF
263.51 FEET; THENCE SOUTH 07 DEGREES 25 MINUTES 00 SECONDS WEST,
404.21 FEET TO SAID CENTERLINE; THENCE SOUTH 82 DEGREES 35
MINUTES 00 SECONDS EAST ALONG SAID CENTERLINE, 330.0 FEET TO
THE POINT OF BEGINNING, IN THE UNITED CITY OF THE VILLAGE OF
YORKVILLE, KENDALL COUNTY, ILLINOIS.
The application materials for the proposed Variance are on file with the City Clerk.
NOTICE IS HEREWITH GIVEN THAT the Zoning Board of Appeals for the
United City of Yorkville will conduct a public hearing on said application on
Wednesday, January 6, 2016 at 7 p.m. at the United City of Yorkville, City Hall,
located at 800 Game Farm Road, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without
further notice being published.
All interested parties are invited to attend the public hearing and will be given an
opportunity to be heard. Any written comments should be addressed to the United
City of Yorkville City Clerk, City Hall, 800 Game Farm Road, Yorkville, Illinois,
and will be accepted up to the date of the public hearing.
By order of the Corporate Authorities of the United City of Yorkville, Kendall
County, Illinois.
BETH WARREN
City Clerk
BY: Lisa Pickering
Deputy Clerk
2015 Applications & Petitions
During the year of 2015, the United City of Yorkville’s Zoning Board of Appeals
reviewed a total of six (6) applications for various zoning related requests. Following is a
summary list and outcomes of the petitions heard by the Zoning Board of Appeals:
ZBA # Project Name Type of Request Zoning Board of
Appeals Vote
City Council
Final Action
2015-01 Outdoor Music Venue (112 W.
Van Emmon) Parking Variance Withdrawn Withdrawn
2015-02 KBL Community Center, LLC Height Variance Withdrawn Withdrawn
2015-03 Lot 19 Commercial Drive Lot Coverage Variance 4-yes/0-no Approved
2015-04 Meadowvale Lot Coverage Variance
5-yes/0-no/1-
Abstain Approved
2015-05 Sycamore Holdings, LLC Sign Variance 5-yes/1-no Approved
2015-06 GC Housing Development Density Variance TBD TBD
Staff addressed the lot coverage in all of the zoning districts with a text amendment to the
Zoning Ordinance. In October 2015, the City Council approved the new amendments and we
should see applications for these types of requests decrease if not be eliminated. Below are the
new regulations.
Zone Zoning District Maximum Lot Coverage Maximum FAR
E-1 Estate Residential 55% -
R-1 Suburban Residential 50% -
R-2 Traditional Residential 45% -
R-2D Duplex 50% -
R-3 Multi-family Residential 70% -
R-4 General Multi-family 70% -
O Office 80% -
B-1 Local Business 80% -
B-2 Retail Commerce Business 85% -
B-3 General Business 80% -
B-4 Service Business 80% -
M-1 Limited Manufacturing 85% .85 max
M-2 General Manufacturing 85% .85 max
Memorandum
To: Zoning Board of Appeals
From: Chris Heinen
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: December 30, 2015
Subject: The Year in Review – Discussion of previous year’s petitions