Plan Commission Packet 2016 01-13-16
PLAN COMMISSION
AGENDA
Wednesday, January 13, 2016
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: October 14, 2015 & November 18, 2015
Citizen’s Comments
--------------------------------------------------------------------------------------------------------------------
Public Hearings
1. PC 2015-16 GC Housing Development LLC, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting rezoning approval from R-1,
Single-Family Suburban Residence District to 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.
Old Business
New Business
1. PC 2015-16 GC Housing Development LLC, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting rezoning approval from R-1,
Single-Family Suburban Residence District to 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.
- Action Item
Rezoning
2. PC 2015-17 Kevin Calder, petitioner, has filed an application with Kendall County seeking
an A-1 Special Use to allow the operation of a landscape business with five employees. The
property is located at 9923 Walker Road in Kendall Township.
- Action Item
1 ½ Mile Review (Special Use)
Additional Business
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, October 14, 2015 7:00pm
Meeting Called to Order
Commissioner Michael Crouch called the meeting to order at 7:03pm.
Roll Call
Roll call was taken and a quorum was established.
Richard Vinyard-present, Michael Crouch-present, Reagan Flavin-Goins-present,
Chuck Galmarini-present, Deborah Horaz-present
Absent: Randy Harker, James Weaver, Charles Kraupner
City Staff
Krysti Barksdale-Noble, Community Development Director
Mr. Chris Heinen, City Planner
Brad Sanderson, City Engineer
Other Guests None
Previous Meeting Minutes September 9, 2015
Mr. Galmarini moved to approve the minutes as presented and Ms. Goins seconded the
motion. Unanimous voice vote.
Citizen’s Comments None
Public Hearings None
New Business
1. 2016 Plan Commission Meeting Schedule
The schedule was approved on a motion by Galmarini and second by Goins. Unanimous
voice vote.
Old Business
1. Continued PC 2015-15 United City of Yorkville, Kendall County, Illinois,
petitioner, is proposing a text amendment to Chapter 7: Dimensional and Bulk
Regulations in the Zoning Ordinance to revise Table 10.07.01, Dimensional and
Bulk Requirements with regards to an increase of Maximum Lot Coverage and
Floor Area Ratio (FAR) for all residential, business and manufacturing districts.
Page 1 of 3
The Public Hearing was closed at the last meeting and it was the consensus of the
Commission to have staff bring back additional information. Those items were:
1) Additional sample set of 100 properties or more
2) How many permits staff were denied due to current regulations
3) Information on drainage in the City to help formulate a recommendation
regarding increased impervious surface and FAR for manufacturing districts.
(Ms. Noble said the FAR only affects manufacturing districts.)
Ms. Noble presented information for the Commission. She said staff did 2 case studies,
one of which was a sample of 96 lots in White Oaks Estates. It is currently zoned R2
and was done from aerial images. Of the 96 lots, 30% exceeded the current 20% lot
coverage. Under the old ordinance the majority were compliant.
She said the ordinance was changed in definition. With the zoning code update, it was
decided to add sidewalks, driveways and all other impervious surfaces and the percentage
now needs to be increased to reflect current conditions. Properties are now limited to
20% total impervious surfaces including driveways, sidewalks, buildings. Under the old
ordinance, if one had met 20% with a building, other hard surface items could be added
without penalty. This ordinance is trying to accomplish a maximum cap on all
impervious surfaces on a lot and is more restrictive.
A large number of citizens and businesses would be penalized if the ordinance is not
changed. The variance process has standards and part of those discuss the uniqueness of
a property. None of these properties are unique and all have the same problem due to the
code. In the White Oaks Estates, there were many properties below the 20%.
In case study #2 of smaller lots, the home alone would put the owner at the maximum.
Staff looked at the Harker Subdivision in the older part of the City and zoned R2. Of the
20 parcels sampled, 12 (or 60%), exceeded the current ordinance. If any of those owners
would request a patio, etc., they would be denied.
Staff is proposing an increase in the area of the impervious surface. Ms. Noble gave the
proposed percentages which are about 25% greater than the previous numbers. The
manufacturing district is the only one where vertical floor area is calculated and that
percentage was also increased.
Ms. Horaz asked if the ratios could be lowered a bit on the maximum lot coverages. Ms.
Noble said a small buffer was built in, so she was OK with adjusting the numbers.
Mr. Heinen presented examples of drainage percentages. He compared the present
percentages with new percentages under the proposed amendment. Ms. Noble said the
property would become legally non-conforming and the owners might not be able to
refinance if so desired. If more than 50% of the home would burn and the owners wish
to rebuild, the owners would have to rebuild a smaller home. He calculated another
example from Cardinal Circle and also an example with an existing pool.
Page 2 of 3
Commissioner Horaz said she had done some calculations on the FAR and commented
that if the amendment is approved, and since it's so broad, some adjusting might still need
to be done.
Swimming pools were discussed in regards to drainage and it was decided to include
pools in the calculations.
Mr. Crouch said the larger the lot, the easier it is to comply and he questioned why the
percentage would increase to 55% on estate lots. He said the smaller the lot, the more
likely not to be compliant and not easily correctable. Ms. Noble said estate lots were
increased because the houses are set towards the back of the lot leaving more impervious
surface for the driveway. Estate lots generally do not have sidewalks, added Mr.
Galmarini. Mr. Crouch commented that he would be OK with smaller percentages (45%)
for estate lots and R1 lots.
Ms. Horaz asked how the amendment would affect the older part of town. Mr. Sanderson
said the older parts of town don't have the level of stormwater management that the
newer parts have and it should be considered on a case-by-case basis.
Action Item
Text Amendment
It was clarified that the FAR will only refer to the Manufacturing District.
Mr. Galmarini made the following motion: In consideration of testimony presented
during the Public Hearing on September 9, 2015, the Plan Commission recommends
approval to the City Council of a request for a text amendment to Chapter 7, Dimensional
Bulk Regulations in the Zoning Ordinance to revise Table 10.07.01 with regards to an
increase of Maximum Lot Coverage and Floor Area Ratio to all residential, business and
manufacturing districts as presented by staff in a memorandum dated October 7, 2015
and further subject to all the provisions discussed by the Plan Commission during the
October 14, 2015 meeting. The motion was seconded by Mr. Vinyard.
Roll call: Vinyard-yes, Crouch-yes, Goins-yes Galmarini-yes, Horaz-yes.
Motion passed 5-0.
Additional Business
Mr. Heinen said the Comprehensive Plan update is progressing and an open house will be
held for the public on October 22 from 6-8pm. The information is on the website and on
Facebook.
Adjournment
There was no further business and the meeting was adjourned at 7:44pm on a motion by
Mr. Vinyard and a second by Ms. Goins.
Transcribed from audio by
Marlys Young, Minute Taker
Page 3 of 3
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 rezoning approval from R-1,
Single-Family Suburban Residence District to 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: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: January 6, 2016
Subject: PC 2015-16 – Senior Independent Living Facility (Rezoning) –
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. This petition had a
public hearing at the regularly scheduled Zoning Board of Appeals meeting on January 6, 2016.
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
AMENDMENT CRITERIA:
Section 10-4-10B of the City’s Zoning Ordinance establishes standards for proposed
amendment requests. Where the purpose and effect of the proposed amendment are to change
the zoning classification of a particular property, the plan commission shall make findings based
upon the evidence presented to it in each specific case with respect to the following matters:
1. The existing uses and zoning of nearby property.
2. The extent to which the property values are diminished by the particular zoning
restrictions.
3. The extent to which the destruction of property values of plaintiff promotes the health,
safety, morals or general welfare of the public.
4. The relative gain to the public as compared to the hardship imposed upon the individual
property owner.
5. The suitability of the subject property for the zoned purposes.
6. The length of time the property has been vacant as zoned considered in the context of
land development in the area in the vicinity of the subject property.
7. The community need for the purposed use.
8. The care to which the community has undertaken to plan its land use development.
The applicant has provided written responses to these amendment standards as part
of their application and requests inclusion of those responses into the public record at the
January 13, 2016 Plan Commission meeting.
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 or close on
the property, 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, a public hearing was scheduled on January 6, 2016 before the Zoning Board of
Appeals for the maximum density variance. A recommendation will be forwarded to the City
Council for consideration at the January 26, 2016 regularly scheduled meeting. A
recommendation from the Plan Commission 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 Plan Commission may have at
Wednesday night’s meeting.
PROPOSED MOTION FOR VARIANCE:
In consideration of testimony presented during a Public Hearing on January 13, 2016
and approval of the findings of fact, the Plan Commission recommends approval to the City
Council for a request to rezone property from R-1, Single-Family Suburban Residence District
to 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, as presented by
staff in a memorandum dated January 6, 2016 and further subject to {insert any additional
conditions of the Plan Commission}…
Attachments:
1. Copy of Petitioner’s Applications for Rezoning 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. Parking Analysis/Traffic Study dated January 5, 2016 from petitioner.
6. Response e-mail regarding the parking analysis/traffic study from City Engineer dated
January 6, 2016.
7. Market Analysis dated December 16, 2015 from petitioner.
8. Correspondence from public.
9. 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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1. The IDNR EcoCAT website was developed so that units of local government, state agencies and the public
could request information or begin natural resource consultations on-line for the Illinois Endangered Species
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databases, Geographic Information System mapping, and a set of programmed decision rules to determine if
proposed actions are in the vicinity of protected natural resources. By indicating your agreement to the Terms of
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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.
NATURAL RESOURCE
INFORMATION (NRI)
EXECUTIVE SUMMARY
REPORT: 1505
November
2015
Petitioner: GC Housing Development LLC
Contact: James D’Alexander, Manhard Consulting Ltd.
Prepared by:
Kendall County Soil & Water
Conservation District
7775A Route 47 • Yorkville, Illinois 60560
Phone: (630)553-5821 x3 • Fax: (630)553-7442
www.kendallswcd.org
1505 Executive Summary November 9, 2015
Petitioner: GC Housing Development LLC
Contact Person: James D’Alexander, Manhard Consulting Ltd
County or Municipality the petition is filled with: Kendall County
Location of Parcel: SW¼ Section 28, T.37N.-R.7E. (Bristol Township) of the 3rd Principal Meridian in Kendall County,
IL
Project or Subdivision Name: Yorkville Housing Development
Existing Zoning & Land Use: R-1, Vacant
Proposed Zoning & Land Use: R-4, Multi-Tenant Residential
Proposed Water Source: United City of Yorkville
Proposed Type of Sewage Disposal System: Yorkville-Bristol Sanitary District
Proposed Type of Storm Water Management: Existing Detention Basin/Underground Detention Basin
Size of Site: 3.4 (3.2 excluding the road)
Land Evaluation Score: 81
Natural Resource Concerns
Soil Map:
SOIL INFORMATION:
Based on information from the United States Department of Agriculture-Natural Resources Conservation Service
(USDA-NRCS) 2007 Kendall County Soil Survey, this parcel contains the following soil types:
Table 1:
Map
Unit
Soil Name Hydrologic
Group
Hydric Designation Farmland Designation
325A Dresden silt loam, 0-2% slopes B Non-hydric Prime Farmland
369A Waupecan silt loam, 0-2% slopes B Non-hydric Prime Farmland
Hydrologic Soil Groups: Soils have been classified into four (A, B, C, D) hydrologic groups based on runoff
characteristics due to rainfall. If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D), the first letter is for
drained areas and the second letter is for undrained areas.
Hydrologic group A: Soils have a high infiltration rate (low runoff potential) when thoroughly wet. These
consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high
rate of water transmission.
Hydrologic group B: Soils have a moderate infiltration rate when thoroughly wet, consist chiefly of
moderately deep to deep, moderately well drained to well drained soils that have a moderately fine to
moderately coarse texture. These soils have a moderate rate of water transmission.
Hydrologic group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils
having a layer that impedes the downward movement of water or soils of moderately fine texture or fine
texture. These soils have a slow rate of water transmission.
Hydrologic group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet.
These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table,
have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious
material. These soils have a very slow rate of water transmission.
Hydric Soils: A soil that formed under conditions of saturation, flooding, or ponding long enough during the
growing season to develop anaerobic conditions in the upper part of the soil profile. Of the soils found onsite,
none are classified as a hydric soil. Additionally, none of the soils onsite are likely to have hydric inclusions.
Prime Farmland: Prime farmland is land that has the best combination of physical and chemical characteristics for
agricultural production. Prime farmland soils are an important resource to Kendall County and some of the most
productive soils in the United States occur locally. Of the two soils found onsite, both are designated as prime
farmland.
Table 2:
Map
Unit
Surface
Runoff
Water Table Ponding Flooding
325A Low January - December
January - December
None
January - December
None
369A Low January - December
January - December
None
January - December
None
Surface Runoff: Refers to the loss of water from an area by flow over the land surface. Surface runoff classes are
based upon slope, climate and vegetative cover. Indicates relative runoff for very specific conditions (it is assumed
that the surface of the soil is bare and that the retention of surface water resulting from irregularities in the
ground surface is minimal).
Ponding: Ponding is standing water in a closed depression. Unless a drainage system is installed, the water is
removed only by percolation, transpiration or evaporation. Duration is expressed as very brief (less than 2 days),
brief (2 to 7 days), long (7 to 30 days), very long (more than 30 days). Frequency is expressed as none (ponding is
not probable), rare (unlikely but possible under unusual weather conditions), occasional (occurs, on average, once
or less in 2 years) and frequent (occurs, on average, more than once in 2 years).
Flooding: Temporary inundation of an area caused by overflowing streams, by runoff from adjacent slopes, or
by tides. Water standing for short periods after rainfall or snowmelt is not considered flooding, and water
standing in swamps and marshes is considered ponding rather than flooding. Duration expressed as brief is 2
to 7 days and a frequent frequency means that it is likely to occur often under normal weather conditions.
SOIL LIMITATIONS: Limitations for small commercial building, dwellings with basements, dwellings without
basements and conventional sewage disposal systems. Please note this information is based on information
compiled as part of the USDA-NRCS 2007 Soil Survey of Kendall County, IL and does not replace site specific
soil testing.
4
Table 2a:
Soil
Type
Small Commercial
Building
Shallow Excavations Lawns/Landscaping Local Roads/Streets
325A Somewhat Limited:
Shrink-swell
Very Limited:
Unstable excavation walls
Not Limited Very Limited:
Low strength
Shrink-swell
Frost action
369A Somewhat Limited:
Shrink-swell
Very Limited:
Unstable excavation walls
Not Limited Very Limited:
Frost action
Low strength
Shrink-swell
Kendall County Land Evaluation and Site Assessment (LESA):
Decision-makers in Kendall County use the Land Evaluation and Site Assessment (LESA) system to determine
the suitability of a land use change and/or a zoning request as it relates to agricultural land. The LESA system
was developed by the United States Department of Agriculture-Natural Resources Conservation Service
(USDA-NRCS) and takes into consideration local conditions such as physical characteristics of the land,
compatibility of surrounding land-uses, and urban growth factors. The LESA system is a two-step procedure
that includes:
LAND EVALUATION (LE) – The soils of a given area are rated and placed in groups ranging from the best to worst
suited for a stated agriculture use, cropland or forestland. The best group is assigned a value of 100 and all other
groups are assigned lower values. The Land Evaluation is based on data from the Kendall County Soil Survey. The
Kendall County Soil and Water Conservation District is responsible for this portion of the LESA system.
SITE ASSESSMENT (SA) – The site is numerically evaluated according to important factors that contribute to the
quality of the site. Each factor selected is assigned values in accordance with the local needs and objectives. The
Kendall County LESA Committee is responsible for this portion of the LESA system.
Table 4a: Land Evaluation Computation
The Land Evaluation score for this site is 81, indicating that this site is well suited for agricultural uses.
0
20
40
60
80
100
Small Commercial
Building
Shallow Excavation Lawns/Landscaping Local Roads/Streets
%
of
Soil
Type of Improvement
SOIL LIMITATIONS
Not Limited
Somewhat Limited
Very Limited
Soil Type Value
Group
Relative Value Acres Product
(Relative Value x Acres)
325A 4 79 2.7 213.3
369A 2 94 0.5 47.0
Totals 3.2 260.3
LE Score LE= 260.3/3.2 LE=81
5
Please Note: A land evaluation (LE) score will be compiled for every project parcel. However, when a parcel is
located within municipal planning boundaries, a site assessment score is not compiled as the scoring factors are not
applicable. As a result, only the LE score is available and a full LESA score is unavailable for the parcel.
Wetlands: The U.S. Fish & Wildlife Service’s National Wetland Inventory map does not indicate the presence of a
wetland. Additionally, the USDA-NRCS 1984 Aerial Wetland Map does not indicate the presence of a wetland. If a wetland
is present, a wetland delineation specialist, who is recognized by the U.S. Army Corps of Engineers, should determine the
exact boundaries and value of the wetlands.
Floodplain: The parcel is not located within the floodplain.
Sediment and Erosion Control: Development on this site should include an erosion and sediment control plan in
accordance with local, state and federal regulations. Soil erosion on construction sites is a resource concern because
suspended sediment from areas undergoing development is a primary nonpoint source of water pollution. Please consult
the Illinois Urban Manual (http://aiswcd.org/IUM/) for appropriate best management practices.
6
LAND USE OPINION:
The Kendall County Soil and Water Conservation District (SWCD) Board has reviewed the proposed
development plans for Petitioner GC Housing Development LLC for the proposed R-4 Yorkville Housing
Development. This parcel is located in the SW¼ of Section 28 in Bristol Township (T.37N.-R.7E. of the 3rd
Principal Meridian) in Kendall County. Based on the information provided by the petitioner and a review of
natural resource related data available to the Kendall County SWCD, the SWCD Board has the following
opinions and recommendations.
The Kendall County SWCD has always had the opinion that Prime Farmland should be preserved whenever
feasible. A land evaluation, which is a part of the Land Evaluation and Site Assessment (LESA) was conducted on
this parcel. The soils on this parcel scored an 81 out of a possible 100 points indicating the soils are well suited
for agricultural uses. Additionally, the soils found onsite are classified as prime farmland.
In addition, soils can have potential limitations for development. This report indicates that for soils
located on the parcel, 100% are somewhat limited for small commercial building; 100% are very limited for
local roads/streets and shallow excavations. This information is based on the soil in an undisturbed state. Some
soil reclamation, special design, or maintenance may be required to obtain suitable soil conditions to support
these types of development with significant limitations.
This site is located within the Fox River Watershed.
This development should include a soil erosion sediment control plan to be implemented during
construction. Sediment may become a primary non-point source of pollution. Eroded soils during the
construction phase can create unsafe conditions on roadways, degrade water quality and destroy aquatic
ecosystems lower in the watershed.
For intense use it is recommended that the drainage tile survey completed on the parcel to locate the
subsurface drainage tile be taken into consideration during the land use planning process. Drainage tile
expedites drainage and facilitates farming. It is imperative that these drainage tiles remain undisturbed.
Impaired tile may affect a few acres or hundreds of acres of drainage.
The information that is included in this Natural Resources Information Report is to assure the Land
Developers take into full consideration the limitations of that land that they wish to develop. Guidelines and
recommendations are also a part of this report and should be considered in the planning process. The Natural
Resource Information Report is required by the Illinois Soil and Water Conservation District Act (Ill. Complied
Statues, Ch. 70, Par 405/22.02a).
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
Z
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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
DESIGN REVIEW
Z
O
N
I
N
G
R
E
V
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S
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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
Z
O
N
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G
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V
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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
0
0
0
0
0
0
0
0
1
1
1
1
2
2
3
3
3
4
4
4
5
6
7
7
8
8
8
8
S
S
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
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 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
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6068
5640DC
5640DC
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5640DC
5640DC 6068 5640DC 6068 5640DC 5640DC
5640DC 5640DC 6068
6076MU
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5640DC
6068
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5640DC
5640DC 6068
60685640DC5640DC60685640DC
5640DC 6068
5640DC
6068
5640DC
5640DC
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3068
5640DC
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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
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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
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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
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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
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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
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10/28/2015 FOR ZONING
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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
Single
Bedroom 57 57 58.00 3,306 14,249 33 9.43
Double
Bedroom 18 36 58.00 2,088 8,999 21 6.00
TOTALS 93 5,394 23,248 54 15.43
Note:
GPD/BedroombasedonWater/SewerBillsfrom07/2015to12/2015atsimilarproperty
PE GPM
SANITARYCAPACITYBREAKDOWN
GCHOUSINGDEVELOPMENT
YORKVILLE,ILLINOIS
January6,2016
Type Units Bedrooms GPD/
Bedroom GPD PEAKGPD
31.4
1000
544
1000
5418
1000/4
1000/18
PE
PEK
KLOA, Inc. Transportation and Parking Planning Consultants
9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
MEMORANDUM TO: Jeff Crane
GC Housing Development LLC
FROM: William R. Woodward
Senior Consultant
Luay R. Aboona, PE
Principal
DATE: January 5, 2016
SUBJECT: Site Access and Parking Summary Evaluation
Anthony Place Apartment Development
Yorkville, Illinois
Introduction
This memorandum summarizes the results of a summary site access and parking evaluation
conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for the proposed Anthony
Place senior living apartment development to be located in the northeast quadrant of Freemont
Street and Walnut Street in Yorkville, Illinois. The site is bounded by multi-family
residential/Landmark Drive to the north, Walnut Street to the south, multi-family
residential/Freemont Street to the west, and residential to the east. The site is currently
undeveloped.
Development Plan
The plans call to develop the site to include a 75-unit, age-restricted senior living apartment
development with 115 off-street parking spaces. The parking garage on the first level will
provide 75 parking spaces (one parking space per unit), and the remaining 40 parking spaces will
be on a surface parking lot on the west side of the development.
Development Access
Two access driveways are proposed for this development and are described as follows.
Full Access and Freemont Street. This full access will intersect Freemont Street in alignment
with Dalton Avenue becoming the fourth/east leg to this existing T-intersection. The access
driveway will be the main access serving the development and will provide one lane inbound and
one lane outbound. The outbound lane will be under stop sign control. Freemont Street will
remain under freeflow traffic conditions. High-visibility crosswalks are recommended across
Dalton Avenue and across the access driveway to connect the existing sidewalks in the area and
enhance pedestrian mobility within the neighborhood. No roadway improvements are proposed
or needed on Freemont Street or Dalton Avenue to accommodate the proposed access driveway.
2
Emergency Access and Walnut Street. This access driveway will intersect Walnut Street from
the north, at the east end of the site. The access will be gated and will be for emergency access
only.
Estimated Development Traffic Generation
The estimates of traffic to be generated by the development are based upon the proposed land use
type and size. The volume of traffic generated was estimated using data published in the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 9th Edition.
Table 1 tabulates the total trips anticipated from this proposed development for the weekday
morning and weekday evening peak hours, in addition to the weekday daily traffic.
Table 1
ESTIMATED PEAK HOUR TRAFFIC VOLUMES
Weekday A.M.
Peak Hour
Weekday P.M.
Peak Hour
Weekday Daily
(24-Hour)
Land-Use In Out In Out In Out
Age-Restricted
Senior Attached
Housing – 75 Units
(LUC 252)
5 10 11 9 123 123
Site Access Evaluation
The proposed access driveway allowing full movements on Freemont Street will ensure that
adequate access is provided to serve the proposed development. As shown in Table 1, this
development will generate a low volume of traffic during the weekday peak hours and will have
a low impact on the surrounding roadway network. Given the low volumes of traffic to be
generated by the development, the existing two-lane residential roadways along Freemont Street
and Dalton Avenue will be sufficient to accommodate the proposed access driveway and the
projected traffic volumes. No roadway improvements on Freemont Street or Dalton Avenue are
proposed or recommended in conjunction with the proposed development.
Parking
The development proposes a total of 115 off-street parking spaces. These proposed 115 parking
spaces are more than adequate to accommodate peak parking demand based on the following.
According to Section 10-16-3 of the Yorkville Zoning Code, 0.5 spaces per dwelling unit
are needed for an age-restricted residential development such as the proposed development,
thereby requiring a total of 38 parking spaces.
3
Based on published data by ITE (“Parking Generation”, 4th Edition), the average parking
demand for age-restricted developments is 0.59 spaces per dwelling unit, or 43 parking
spaces.
Given these two parking sources, the proposed 115 off-street parking spaces are more than adequate
to accommodate the peak parking demand.
Conclusion
Based on the proposed development plan and the preceding evaluation, the following
preliminary conclusions and recommendations are made.
The proposed age-restricted apartment development will have a low traffic impact on the
surrounding roadway network given the low volume of traffic it is projected to generate.
No roadway improvements are recommended or needed on Freemont Street or Walnut
Street in conjunction with the proposed development.
The main access driveway on Freemont Street in alignment with Dalton Avenue will
provide one lane inbound and one lane outbound under stop sign control. This access
will be adequate to accommodate the proposed low volume of turning movement traffic
during peak hours.
The proposed access driveway on Walnut Street will be gated and restricted to
emergency access only.
High-visibility crosswalks are recommended across Dalton Avenue and across the
proposed access driveway to connect the existing sidewalk system and further enhance
pedestrian mobility within the residential neighborhood.
The proposed 115 off-street parking spaces are more than adequate to satisfy the
Yorkville Zoning Code. Further, ITE parking information also shows that the 115
parking spaces are adequate to satisfy peak parking demands.
1
Chris Heinen
From:Brad Sanderson [bsanderson@eeiweb.com]
Sent:Wednesday, January 06, 2016 7:33 AM
To:Chris Heinen
Subject:RE: Site Access and Parking Memo - Yorkville
Follow Up Flag:Follow up
Flag Status:Flagged
Chris,
We have reviewed. The analysis seems reasonable.
No additional comments from us.
Brad
From: Chris Heinen [mailto:cheinen@yorkville.il.us]
Sent: Tuesday, January 05, 2016 12:59 PM
To: Brad Sanderson
Subject: FW: Site Access and Parking Memo - Yorkville
Please review the attached Parking Study.
Chris Heinen
Planner
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Direct: (630) 553-8574
Fax: (630) 553-3436
www.yorkville.il.us
From: Dawn Camp [mailto:dcamp@craneconstruction.com]
Sent: Tuesday, January 05, 2016 12:57 PM
To: Chris Heinen; Krysti Barksdale-Noble
Cc: Jeffrey D. Crane; Andrew Block
Subject: Site Access and Parking Memo - Yorkville
Chris/Krysti:
Attached is the Site Access and Parking Memorandum for the Anthony Place Yorkville development.
Please let me know if you need anything further.
Thanks-
Dawn Camp
2
343 Wainwright Drive
Northbrook, IL 60062
www.craneconstruction.com
847.564.7376 office
847.421.1525 cell
847.291.1691 fax
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December 16, 2015
Mr. Jeff Crane
GC Housing Development LLC
343 Wainwright Drive
Northbrook, Illinois 60062
RE: Yorkville Consulting Services
Dear Mr. Crane:
Development Strategies is pleased to present the following report to provide your development team with
consulting services relating to the rezoning of the proposed site of a senior housing facility at Freemont and
Walnut streets in Yorkville, Illinois. These services have been requested to address the concern of immediate
neighbors that the proposed use may have a negative impact on their home values.
We have compiled assessment data from single-family homes adjacent three similar senior living facilities in
to provide insight into their impact on nearby property values. In each instance, there was no significant
difference in the assessed values of homes bordering a senior facility and those of similar size, age, and
construction that are not adjacent the facility. We have also compared the sales of a limited number of
homes that are adjacent senior housing to those that are not adjacent. While an insufficient number of recent
sales were available to draw a significant conclusion, the small number of cases available show no measurable
difference based on proximity to senior housing.
The proposed development will be of high quality and, similar to other properties completed by the
development team, incorporate exterior materials and features that maintain the residential feel of the
neighborhood. Following our analysis, we have concluded that the development will have no negative impact
on the assessed values of adjacent properties. The attached report explores our methodology at greater
length and includes relevant parcel data provided by the Kendall County Assessment Office.
Development Strategies appreciates the opportunity to assist you with this report. Should you or your
associates have any questions, please call. We will be glad to hear from you.
Yours very truly,
Brad Beggs, MA
Yorkville Senior Housing Research
DEVELOPMENT STRATEGIES 1
INTRODUCTION
The purpose of this report is to provide consulting
services related to the rezoning of the 3.2-acre site at
the northeast corner of Freemont and Walnut streets
in Yorkville from single-family to multi-family use to
permit the development of a new senior housing
facility. These services have been requested to address
the concerns of immediate neighbors that the
proposed use may have a negative impact on their
home values. As part of this report, we have assessed
the residential qualities of the proposed development
and investigated the sales prices and assessed values of
properties adjacent to similar senior housing
properties in Kendall County.
APPROPRIATENESS OF PROPOSED USE
The subject site is located in a largely residential area of north Yorkville and is bordered by single-family homes to
the east and attached townhomes to the west and northeast. Walnut Street borders the site to the south followed
by a large church, and a retention pond north of the site separates it from Landmark Avenue and a grocery store.
The site lacks visibility from nearby thoroughfares, but maintains very good access to Bridge Street (0.2 mile west)
and Landmark Avenue (0.1 mile north). Walnut and Fremont streets are unmarked residential drives and uses
adjacent the site are not compatible with commercial or retail development. However, single- or multiple-family
housing are appropriate given the site’s location and size.
The site is currently zoned for single-family use. Homes to the immediate east were built between the late 1980s
and early 1990s, while a newer single-family homes are concentrated east of McHugh Road (0.2 mile). There has
been little to no residential construction over the past decade, and home values in the area fell considerably during
the recession. Data from the Kendall County assessor highlights a decrease of 20 to 25 percent in the sales prices
of homes located within two blocks of the subject between 2004 and 2014, and a number have gone into
foreclosure. Taking this into consideration, demand is currently diminished for new single-family construction.
The developer has proposed the construction of a four-story affordable senior apartment property that would
require a change of the site’s single-family zoning to permit multi-family use. While the project would be
considerably denser than existing residential development in the area, its scale and setback would remain consistent
with surrounding uses. Other senior properties completed by the development team have incorporated exterior
materials that are similar to surrounding homes, as well as additional architectural features such as brick veneer and
Juliet balconies on some units. Incorporating a number of interior parking spaces minimizes the visual impact of a
Yorkville Senior Housing Research
DEVELOPMENT STRATEGIES 2
surface parking lot and maintains the residential feel of the neighborhood, while a landscape berm along the
eastern edge of the site will provide a barrier between the development and nearby homes.
Diversifying the local housing stock can have significant community benefits as well. As seniors age and
maintenance of the larger single-family homes common to the area becomes increasingly burdensome, demand will
continue to increase for a more manageable housing option. Senior apartments provide a transitional step between
single-family homes and supportive residential communities such as assisted living or memory care. Further,
senior housing can be a key component of a larger strategy to incorporate a greater number of multi-family units
into the local housing stock to help smooth the effects of significant shifts in the single-family market.
IMPACT ON NEIGHBORING PROPERTY VALUES
Affordable housing communities can be divisive at the neighborhood level and raise concerns regarding the
potential for decreased property values for nearby parcels in largely single-family areas. However, research can
provide some quantitative insight into the value impact, or lack thereof, of similar projects throughout Kendall
County. While no senior apartment properties identical to the subject proposal exist, we have selected three high-
quality senior living options that are most similar to the subject in terms of construction and size.
Heritage Woods of Yorkville is an assisted living facility located approximately two miles south of the subject
site along Greenbriar Road. The facility is located on an approximately 3.8-acre parcel that includes a large surface
parking lot along its northeast edge. The building contains two to three stories and is bordered to the west and
south by a large residential subdivision that contains three-bedroom and four-bedroom single-family homes
ranging in size from about 1,500 to 3,000 square feet. Homes in the neighborhood were generally developed
between 2000 and 2006 and are similar in design and construction, with a combination of vinyl siding and brick
veneer exteriors and attached two-car garages.
We have first compared the 2015 assessments of eight properties in the neighborhood. Four properties are located
along the northern edge of the subdivision and include backyards facing the fire lane that surrounds Heritage
Woods, while the four remaining properties are also located within the northern portion of the subdivision, but do
not border the assisted living facility. In order to isolate any location factor present within the assessment, we have
selected properties that are as similar as possible with regard to size, age, and number of bedrooms.
These assessments are summarized in the map and table below.
Yorkville Senior Housing Research
DEVELOPMENT STRATEGIES 3
Data from the office of the Kendall County Assessor indicates no significant difference between the assessments
of properties located adjacent Heritage Woods and others within the same neighborhood, although the
assessments vary based on lot and building size. Smaller lots along Walsh Circle are assessed at approximately
$1.00 per square foot, while larger, irregular-shaped lots along cul-de-sacs were assessed lower per square foot.
Homes were generally assessed between $20 and $25 per square foot, although the smallest property selected—
which also borders Heritage Woods—was assessed at $35 per square foot.
In order to provide a second measure of the market’s sensitivity to nearby senior housing, we have investigated the
sales prices of properties within the neighborhood over the past several years. However, only one home bordering
Heritage Woods has sold in that time.
Summary of Nearby Assessed Values- Heritage Woods of Yorkville
InteriorAssessedLandAssessed
AddressYear BuiltBuilding TypeBuildingLand (SF)Value/SF(SF)Value/SF
1732 Columbine Ct.Adjacent20023-BR/3-Ba$55,803$12,6122,228$2520,800$0.61
474 Sunflower Ct.Non-adjacent20003-BR/3-Ba$51,528$12,5242,054$2522,400$0.56
1744 Columbine Ct.Adjacent20023-BR/3-Ba$49,575$11,8481,410$3514,100$0.84
498 Sunflower Ct.Non-adjacent20023-BR/3-Ba$45,242$12,5821,666$2717,400$0.72
287 Walsh Cir. Adjacent20064-BR/4.5-Ba$66,864$12,7052,956$2312,000$1.06
294 Walsh Cir. Non-adjacent20054-BR/4.5-Ba$65,579$12,0232,890$2311,900$1.01
291 Walsh Cir. Adjacent20044-BR/3.5-Ba$63,604$13,3013,150$2012,000$1.11
288 Walsh Cir. Non-adjacent20044-BR/4.5-Ba$63,501$12,3843,183$2012,000$1.03
2015 Total Assessed Value
Yorkville Senior Housing Research
DEVELOPMENT STRATEGIES 4
We have compared this property to three properties of similar size and construction that have sold in the same
span in the map and table below.
The property’s selling price of $74 per square foot is within the range of similar homes in the area that sold over
the same period. All of the properties were built between 2003 and 2005 and contained four or five bedrooms,
although one property was about 400 feet smaller than the subject. While an insufficient number of transactions
occurred to completely discount a location factor, the limited amount of available sales data does not suggest a
strong negative trend.
Summary of Nearby Sales
Address Building Type Year BuiltDate of SaleSale PriceInterior SFPrice/SF
Adjacent Parcel
301 Walsh Cir. 4-BR/2.5 Ba20055/30/2013$221,0002,990$74
Non-adjacent Parcels
256 Walsh Cir.5-BR/3.5-Ba200412/13/2013$215,0003,110$69
1893 Walsh Dr.4-BR/2-Ba200412/11/2012$175,0002,511$70
1876 Aster Dr. 4-BR/2.5-Ba200311/14/2013$210,0002,800$75
Yorkville Senior Housing Research
DEVELOPMENT STRATEGIES 5
We have also investigated residential assessments nearby two other assisted living facilities located in Oswego in
northeastern Kendall County. Autumn Leaves of Oswego is located just east of Douglas Road near Route 34.
The facility is bordered to the east by single-family homes, with some attached townhome units located to the
south.
Similar to the previous example, we have summarized several pairs of assessments in the map and table below.
Assessments are highly consistent across the selected properties, with an identical assessment of $15,481 for single-
family lots and $9,545 for townhome lots. All of the properties were built between 1998 and 2001, and were
Summary of Nearby Assessed Values- Autumn Leaves Oswego
InteriorAssessedLandAssessed
Address Year BuiltBuilding TypeBuildingLand (SF)Value/SF(SF)Value/SF
573 Heritage Dr. Adjacent19993-BR/2-Ba$46,567$15,4811,617$299,028$1.71
721 Cornell Dr.Non-adjacent19993-BR/2-Ba$46,287$15,4811,618$299,095$1.70
569 Heritage Dr.Adjacent19993-BR/2-Ba$41,132$15,4811,395$299,028$1.71
722 Cornell Dr.Non-adjacent19983-BR/2-Ba$45,982$15,4811,463$318,900$1.74
417 Richmond Ct.Adjacent20012-BR/1.5-Ba$33,977$9,5451,252$275,445$1.75
409 Richmond Ct.Non-adjacent20012-BR/1.5-Ba$33,796$9,5451,251$275,665$1.68
421 Richmond Ct.Adjacent20012-BR/1.5-Ba$28,670$9,5451,060$275,165$1.85
407 Richmond Ct.Non-adjacent20002-BR/1.5-Ba$29,531$9,5451,060$285,350$1.78
2015 Total Assessed Value
Yorkville Senior Housing Research
DEVELOPMENT STRATEGIES 6
assessed between $27 and $31 per interior square foot. No recent sales data was available for homes bordering
Autumn Leaves.
The Bickford of Oswego is a similar assisted living facility located along Grove Road about one-half mile south
of Plainfield Road. An elementary school borders the site to the north, while single-family homes border it to the
south.
Assessments in the neighboring subdivision are summarized in the following map and table.
All of the selected lots were assessed at $20,155, while interior square footage was assessed nearly as uniformly
between $21 and $24 per square foot. No recent sales data was available for homes bordering the Bickford.
Summary of Nearby Assessed Values- Bickford of Oswego
InteriorAssessedLandAssessed
AddressYear BuiltBuilding TypeBuildingLand (SF)Value/SF(SF)Value/SF
613 Vista Dr.Adjacent20054-BR/2.5-Ba$62,133$20,1552,771$2212,750$1.58
643 Vista Dr.Non-adjacent20044-BR/2.5-Ba$64,446$20,1552,796$2310,090$2.00
617 Vista Dr.Adjacent20043-BR/2.5-Ba$64,385$20,1552,735$2410,050$2.01
645 Vista Dr.Non-adjacent20033-BR/2.5-Ba$61,544$20,1552,747$229,225$2.18
621 Vista Dr.Adjacent20044-BR/2.5-Ba$72,752$20,1553,386$2111,122$1.81
640 Vista Dr.Non-adjacent20034-BR/2.5-Ba$70,740$20,1553,238$2212,875$1.57
2015 Total Assessed Value
Development Strategies provides economic and market
research, strategic and land use planning, counseling, and
valuation services.
With our mission to provide sound strategic guidance in real
estate, community, and economic development, we have
assembled a team of experts that work collaboratively to find
the best solution. The varied backgrounds of our team is
appropriate for the diversity of our clients, which range from
for-profit to non-profit, small businesses to major corporations,
local governments to federal agencies, and foundations and
institutions of all types.
The foundation of our services is quality research and analysis.
Our effort is placed in applying market reality to an optimistic
future, resulting in wise investment of our clients’ resources.
The depth and range of our collective knowledge and
experience provide great value to clients in achieving effective
implementation of their visions, plans, and strategies.
Development Strategies was founded in 1988 by the core
consulting staff of a predecessor firm. Our professionals hold
various graduate degrees in business administration, urban
and regional planning, architecture, urban affairs, community
planning, economics, geography, real estate development,
geographic information systems (GIS), and urban design. To
enhance the depth and range of services to our clients, we
frequently partner on project teams that include architects,
landscape architects, urban designers, developers, engineers,
attorneys, social workers, and other specialists.
REAL ESTATE DEVELOPMENT SERVICES
Market Analysis and Strategies
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Site Evaluation & Selection
Land Use Planning Project Programming
Valuations and Appraisals
Subsidy Analysis and Valuations
Financial Feasibility Analysis
Development Concept Evaluation
Plan and Design Review
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Strategies
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Facilitated Strategic Planning
Development Incentives Audits
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FIRM PROFILE
CAREER SUMMARY AND BACKGROUND
Brad is principal-in-charge of Development Strategies’ real estate consulting division and
also leads the firm’s appraisal practice. With education in architecture, business, and con-
struction management—in addition to 25 years’ tenure with Development Strategies—he
brings a high level of expertise and credibility to each project.
He is a recognized expert in real estate valuation and has provided testimony in a variety of
cases where the accurate value of property has been an issue. The valuations provided for
these cases are easy to defend, as Brad uses his experience and the resources of Develop-
ment Strategies to build a strong case for his conclusions.
His knowledge of the national real estate market has been a valuable asset that the firm
has used in many consulting assignments. Brad has conducted or lent his experience to a
wide variety of appraisals, market analyses, feasibility studies, highest and best use anal-
yses and other projects requiring economic research and data analysis. He is an approved
appraiser and market analyst for many lending institutions, state and local housing agen-
cies, and the United States Department of Housing and Urban Development (HUD).
Brad acknowledges the great value and efficiency technology affords our industry and he is
responsible for ensuring Development Strategies’ computer network and information sys-
tems assist our professionals in making the best use of their time and resources. He was
instrumental in creating a full time staff position for a Geographic Information Systems
(GIS) professional who now assists with nearly every project handled by the firm.
EXPERIENCE
Brad has been involved with various market and investment value appraisal assignments
of multifamily residential, commercial, industrial, and institutional properties, including
vacant land as well as mixed-use projects, primarily in the Midwestern United States. He is
recognized as an expert in the field of affordable, mixed-income, mixed-use, and market
rate housing and has completed work on projects throughout the United States.
He is actively involved in the following types of projects:
• Expert testimony given in federal court, circuit court, and numerous depositions and
condemnation hearings regarding issues of value. Non-testimony assistance provided in
a number of additional court cases
• Valuations involving low-income housing and historic tax credits, grants, and favorable
financing
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cases
• Market studies, rent comparability studies, and repositioning analyses for Section 8 and
other deeply subsidized housing projects
• Market and feasibility analyses, including focus group discussions and surveys, for vari-
ous single-family and multiple-family housing developments in urban, suburban, and
small town settings
• Market and investment value appraisals of Choice Neighborhood and HOPE VI public
housing redevelopment projects in many cities
• Market analysis and redevelopment plans for numerous mixed-use districts including
retail, office, hotel, and residential uses
• Hotel market studies and appraisals
• Valuation of special use properties, including schools, museums, sports facilities, con-
cert halls, theatres, churches, etc.
• Highest and best use analysis and development strategies for a wide variety of proper-
ties in all types of locations
BRAD BEGGS MAI Principal, Vice President
EDUCATION
Master of Business Administration
Washington University
Olin School of Business, 1991
All coursework completed and
examinations passed for Master of
Construction Management
Washington University
Sever Institute of Engineering
Bachelor of Arts, Architecture
Washington University
School of Architecture, 1990
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− Board of Directors, 2011 - Present
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1
Chris Heinen
From:Bart Olson
Sent:Wednesday, January 06, 2016 2:40 PM
To:Bart Olson
Cc:Gary Golinski; Kathleen Field Orr; Krysti Barksdale-Noble; Chris Heinen
Subject:FW: Call from resident re: Senior Housing Dev
Hello all (elected officials blidcopied),
Please see below for a message from a resident on the GC Housing development, via Alderman Frieders.
Thanks,
Bart Olson, ICMA‐CM
City Administrator
United City of Yorkville
630‐553‐8537 direct
630‐553‐4350 City Hall
630‐308‐0582 cell
bolson@yorkville.il.us
City of Yorkville 2.0: Facebook, Twitter, and YouTube
From: Joel Frieders [mailto:joelfrieders@gmail.com]
Sent: Wednesday, January 06, 2016 2:24 PM
To: Bart Olson
Subject: Call from resident re: Senior Housing Dev
Hello Bart of Great Hair,
I received a pleasant telephone call on the telephone from a Regina Moe at 415 Walnut St who nicely shared her
opposition on said telephone to the proposed Senior Housing Development adjacent to her home.
Her and her husband Ben have visited this petitioner's other location in Glendale Heights and while they
consider them to be very nice buildings, the location they have chosen to pursue would greatly impact their
quality of life. She mentioned that this facility would be less than 30 feet from her home, impacting her access
to sunlight, and I think we can all agree living in the shadows is not preferable.
She likened this project to erecting a Hampton Inn 30 feet from her house.
I am passing on this information for all elected officials who might not have received any non-supporting
opinions from residents.
Also, this was the nicest resident of 2016.
I wish you all amazing hair.
Joel Robert Frieders, I
1
Chris Heinen
From:Susan Smerz
Sent:Wednesday, January 06, 2016 9:53 AM
To:Krysti Barksdale-Noble; Chris Heinen
Subject:Proposed Development On Freemont/Walnut in Yorkville
Dear Ms. Barksdale‐Noble and Mr. Heinen,
I am writing on behalf of St. Patrick Catholic Church in Yorkville to provide our view on the proposed development across
Walnut street from us. We have met with the developer and his reps on two occasions wherein they provided drawings
and information on the building in question. Based upon those meetings, it appears as though the development would
serve a current need for affordable housing in our community. It would also allow residents easy access to church and
would cut down on their travel time (insert smiley face here). As such, we have no opposition to the development and
would welcome it to the Yorkville community.
Regards,
Susan M. Smerz
Business Manager
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PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2015-16
NOTICE IS HEREWITH GIVEN THAT GC Housing Development LLC, petitioner,
has filed an application with the United City of Yorkville, Kendall County, Illinois,
requesting rezoning approval from R-1, Single-Family Suburban Residence District to
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 Rezoning are on file with the City Clerk.
NOTICE IS HEREWITH GIVEN THAT the Plan Commission for the United City of
Yorkville will conduct a public hearing on said application on Wednesday, January
13, 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
Staff Recommendation Summary:
Staff has reviewed the memorandum from Kendall County Planning and Zoning and the
subsequent documents attached. This property is located within one and a half miles of the
planning boundary for Yorkville allowing us the opportunity to review and provide comments to
Kendall County. The petition is a request for an A-1 Special Use to allow the operation of a
landscape business with five employees. The property is located at 9923 Walker Road in Kendall
Township. No new structures are proposed on the property.
The current 2008 Yorkville Comprehensive Plan designation for this property is
Suburban Neighborhood and Parks/Open Space. The property is fairly far from being developed
within the City of Yorkville and the Comprehensive Plan is currently being updated. Staff has
no issues with the proposed special use as it relates to the current comprehensive plan.
This item was delivered to the City on November 16, 2015. This item was heard at the
December 1, 2015 Kendall County Zoning, Platting & Advisory Committee (ZPAC) meeting at
the County Office Building and was unanimously approved. The petition will next be heard at
the January 27th Plan Commission meeting for the County. It is then scheduled for a public
hearing at the Zoning Board of Appeals meeting at the County on February 1, 2016 and then to
the full County Board on February 16, 2016. This will next be heard at City Council meeting on
January 26, 2016.
Staff will be available to answer any questions the Plan Commission may have regarding
the County Petition.
Attachments:
1. Kendall County Planning and Zoning Memo with Attachments.
Memorandum
To: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: January 6, 2016
Subject: Kendall County Case #15-17 – Kevin Calder – 9923 Walker
Road
DEPARTMENT OF PLANNING, BUILDING & ZONING
111 West Fox Street Room 203
Yorkville, IL 60560
(630) 553-4141 Fax (630) 553-4179
MEMORANDUM
To:
WBK –Greg Chismark
Highway Department- Fran Klaas
Kendall County Forest Preserve- David Guritz
Kendall County Health Department- Aaron Rybski
Bristol-Kendall Fire Protection District-Mike Torrence
GIS Mapping Department- Chris Balog
Building Department- Brian Holdiman
United City of Yorkville – Krysti Barksdale-Noble
Soil & Water Conservation District- Megan Andrews
Police Department/ Sheriff’s Office- Mike Peters
Kendall Township- Kenneth Walker
Kendall Township - Dave Matlock
Kendall Township Road Commissioner- Doug Westphal
PBZ Chair- Scott Gryder
File
From: Kendall County Planning, Building & Zoning Department
Date: November 13, 2015
Re: Petition #15-17 – Kevin Calder
Request for an A-1 Special Use to allow the operation of a landscape business with five
employees. The property is located at 9923 Walker Road in Kendall Township. No new
structures are proposed on the property.
Please send comments by November 30, 2015 to:
Kendall County
Planning, Building & Zoning Department
Attn: John Sterrett
111 West Fox Street, Room 203
Yorkville, IL 60560
-or-
jsterrett@co.kendall.il.us
ZPAC meeting to be held on December 1, 2015 at 9:00am at the County Office Building
Petition 15-17 – Kevin Calder – A-1 Special Use (Landscaping Business)
9923 Walker Road, Kendall Township
North side of Walker Road, 0.4 Miles west of Route 47
5 Acres, Zoned A-1 (Agricultural)
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Page 1 of 3
DEPARTMENT OF PLANNING, BUILDING & ZONING
111 West Fox Street Room 203
Yorkville, IL 60560
(630) 553-4141 Fax (630) 553-4179
Petition #15-17
Kevin Calder
A-1 Special Use
SITE INFORMATION
PETITIONERS
Kevin Calder
LOCATION North side of Walker Road, approximately ½ mile west of IL Route 47
TOWNSHIP Kendall Township
PARCEL #
05-21-300-002
SIZE
5.00 Acres
EXISTING LAND USE
Single Family Residential
ZONING
A-1 Agricultural
LRMP
Land Use Planned Rural Residential (Max. density 0.65
du/acre); Yorkville: Park/Open Space
Roads Walker Road is a major collector roadway and a
County road
Trails A proposed trail on the north side of Walker Road
Floodplain/Wetlands None
REQUESTED ACTION
Approval of an A-1 Special Use Permit to operate a landscaping business
with outdoor storage of vehicles and equipment.
APPLICABLE
REGULATIONS
§7.01.D.27 (A-1 Agricultural Special Uses- Landscape Business)
§11.01 (Parking Regulations)
§13.08 (Special Uses)
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Page 2 of 3
SURROUNDING LAND USE
Location Adjacent Land Use Adjacent
Zoning
LRMP Zoning within ½
Mile
North Agricultural A-1 Planned Rural
Residential
A-1
South Agricultural A-1 Planned Rural Estate
Residential
A-1
East Agricultural A-1 Planned Rural
Residential
A-1; B-3
West Agricultural A-1 Planned Rural
Residential
A-1; A-1 SU
PHYSICAL DATA
ENDANGERED SPECIES
REPORT
None Received – Required prior to KCRPC
NATURAL RESOURCES
INVENTORY
None Received – Required prior to KCRPC
ACTION SUMMARY
TOWNSHIP
(Kendall)
No comments received
MUNICIPALITY
(Yorkville)
No comments received
REQUESTED ACTION
GENERAL
The owner of the subject property, Kevin Calder, is leasing the property to
Hardscape Group Landscaping, Inc. (HGL) Services provided by HGL include
weekly lawn care, spring cleanup of debris prior to mowing, fall clean up of fallen
leaves including disposal, plant bed mulching and landscape trimming, and annual
turf control. No new structures are proposed on the subject property. The
petitioner has recently added approximately 14,000 square feet of CA6 gravel for
parking and storage of vehicles and equipment.
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EMPLOYEES HGL has six employees, including the business owner, Clemente Garcia.
HOURS OF
OPERATION
The hours of operation are from 7:00am to 5:00pm Monday through Friday.
PARKING The petitioners comply with the required parking ratio of one (1) parking space per
employee in addition to one (1) parking space per vehicle used in the conduct of
the business by providing a total of six (6) parking stalls for employees, including
one (1) ADA accessible stall, and seven (7) parking stalls for vehicles and
equipment. The parking area meets the required front, side, and rear yard
setbacks. No retail is offered at the site and no public will be accessing the site.
Employee owned vehicles and vehicles associated with the landscap e operation
will be parked on an existing CA6 gravel surface recently added by the petitioners.
The parking stall designated as ADA accessible will be located on an existing hard
surface. Staff is of the opinion that the existing CA6 gravel surface will be sufficient
for the amount of traffic generated from the operation.
STORAGE Section 7.01.D.27 of the County’s Zoning Ordinance requires all vehicles,
equipment and materials associated with a landscaping business shall be stored
entirely within an enclosed structure unless otherwise permitted under the terms of
this Special Use Permit.
HGL intends to store the vehicles and equipment associated with the business
outdoors approximately 200’+ from the centerline of Walker Road. Existing trees
toward the front of the property and around the perimeter of the parking area
screen portions of the storage and parking area.
WASTE HGL has indicated that landscape waste generated off -site is disposed of at Fox
Ridge Stone Company off of IL Route 71.
SINGLE FAMILY
HOME
One of the employees of HGL currently resides on the property in the single-family
dwelling unit.
Roadway
Access/R.O.W.
Section 7.01.D.27 of the County’s Zoning Ordinance requires the business to be
located on, and have direct access to, a State, County or Collector Highway as
identified in the County’s LRMP, having an all-weather surface, designed to
accommodate loads of at least 73,280 lbs.The property has access onto Walker
Road. Walker Road, a County collector road, is able to accommodate 73,280lbs.
A 45’ R.O.W. exists on the north side of Walker Road. If additional R.O.W. is
required to be dedicated, staff recommends this dedication be placed as a
condition on the approving ordinance.
SIGNAGE No signage is proposed.
RECOMMENDATION Staff recommends approval of the request for an A-1 Special Use to operate a
landscape business. Staff further recommends the following conditions be placed
on the special use, if approved:
1. No landscape waste generated off site may be burned at the subject
property
2. Dedication of any additional R.O.W. determined to be required
3. No retail sales shall be permitted on the property
ATTACHMENTS
1. Business Narrative
2. Plat of Survey/Site Plan
ZPAC Meeting Minutes 12.1.15 Page 1 of 2
ZONING, PLATTING & ADVISORY COMMITTEE (ZPAC)
December 1, 2015 – Meeting Minutes
Senior Planner John Sterrett called the meeting to order at 9:00 a.m.
Present:
Scott Gryder – PBZ Member
Fran Klaas – County Highway Department
Brian Holdiman- Building Inspector
Mike Peters – Sheriff’s Office
Aaron Rybski – Health Department
Absent:
David Guritz- Forest Preserve
Megan Andrews – Soil & Water Conservation District
Greg Chismark – Wills Burke Kelsey
Audience: Clemente Garcia, Hardscape Group Landscaping, Inc.
AGENDA
A motion was made by Scott Gryder, seconded by Fran Klaas to approve the agenda as written. With a voice
vote of all ayes the motion carried.
MINUTES
Scott Gryder made a motion, seconded by Fran Klaas, to approve the August 4, 2015 meeting minutes as
written. With a voice vote of all ayes the motion carried.
PETITIONS
#15-17 – Kevin Calder
John Sterrett summarized the zoning request, which is a request for an A-1 Special Use to operate a
landscaping business at 9923 Walker Road in Kendall Township. The business, Hardscape Group
Landscaping, Inc., will have six employees with one of the employees living in the house on site. The property
has access to a county highway as identified on the County’s LRMP, having an all-weather surface, designed
to accommodate loads of at least 73,280lbs. The applicant has indicated that most of the trucks and equipment
associated with the landscape operation will be kept outdoors. There is, however, some existing landscaping
along the perimeter of the property that provides some screening from the roadway and adjacent properties.
Clemente Garcia, owner of Hardscape Group Landscaping, Inc., has indicated that they are going to be adding
additional evergreen species to the front of the property to provide further screening. The petitioner has
submitted a waste disposal plan to address landscape waste. The waste will be delivered directly to Fox Stone
Company. Staff recommends that this waste disposal plan be incorporated into the controlling special use as a
condition. Staff recommends that additional conditions be placed on the controlling special use including no
landscape waste generated from off-site be permitted to be burned at the subject property and no retail sales
shall take place on the property.
Fran Klaas recommended that the County’s zoning ordinance, with respect to landscape operations, be
modified to require landscape businesses to be located on county highways able to accommodate loads of at
least 80,000lbs. Mr. Klaas explained that in 2010 as part of the Illinois Highway Capital Bill all state and local
roadways are now 80,000lbs roadways, unless otherwise posted. The text should be updated for consist ency.
Mr. Klaas noted that no additional right-of-way for Walker Road will be sought from the subject property. Mr.
Klaas also stated that the two existing access points on to Walker Road are grandfathered in and that no new
ZPAC Meeting Minutes 12.1.15 Page 2 of 2
access points are proposed for the property.
Aaron Rybski commented that a septic evaluation to the existing septic system should be conducted to ensure
that the addition of six employees will not have an impact on the existing system. Gravel had previously been
added to the site and a septic evaluation will assist in determining if the new gravel is impacting the system. An
assessment of the septic system and a soil analysis is needed to verify the system will not be impacted
negatively.
Mr. Garcia stated that while an existing employee lives in the house, the intention is to convert the structure to
an office space with the resident moving out in the next year. Brian Holdiman recommended that a condition be
placed on the ordinance that a change of occupancy permit be secured when the conversion from a single
family dwelling to an office occurs. Mr. Garcia described the existing accessory structures and explained they
will only be used for storage and not for any employee workspace. Mr. Hol diman recommended a condition be
placed on the ordinance limiting these structures to storage only.
Mr. Gryder made a motion, seconded by Mr. Klaas, to forward the petition onto the Regional Plan Commission.
With a voice vote of all ayes, the motion carried. Mr. Sterrett stated that the petition will move onto the January
Regional Plan Commission meeting followed by the February Special Use Hearing officer.
PUBLIC COMMENT- There were no comments.
OLD BUSINESS/NEW BUSINESS
15-11 – Rhonda Miller/Strong Tower of Refuge Ministries – Mr. Sterrett noted that this petition was
approved at the August County Board meeting.
15-12 – Dan Koukol – Mr. Sterrett noted that this petition was approved at the August County Board meeting.
15-13 Gary Kritzberg – Mr. Sterrett noted that this petition was approved at the August Zoning Board of
Appeals Hearing.
15-15 Peter and Mary Bielby – Mr. Sterrett noted that this was part of a future special use petition involving a
variance to the setback for a propose kennel on Fox River Drive. The variance request received approval from
the Zoning Board of Appeals in November and the special use application will be submitted prior to the next
ZPAC meeting.
AJOURNMENT- Next meeting on January 5th, 2015
With no further business to discuss Scott Gryder made a motion, seconded by Fran Klaas to adjourn the
meeting at 9:19 a.m. With a voice vote of all ayes, the motion carried.
Submitted by,
John H. Sterrett
Senior Planner