Economic Development Packet 2016 02-02-16
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, February 2, 2016
6:00 p.m.
City Hall Conference Room
800 Game Farm Road, Yorkville, IL
Citizen Comments:
Minutes for Correction/Approval: January 5, 2016
New Business:
1. EDC 2016-06 Building Permit Report for December 2015
2. EDC 2016-07 Building Inspection Report for December 2015
3. EDC 2016-08 Property Maintenance Report for December 2015
4. EDC 2016-09 Economic Development Update
5. EDC 2016-10 Foreclosure Bi-Annual Report
6. PC 2016-02 The Law Office Corporation – Special Use Request
7. PC 2016-03 United Faith in Christ Church – Special Use Request
Old Business:
Additional Business:
2015/2016 City Council Goals – Economic Development Committee
Goal Priority Staff
“South Side Economic Development” 1 Bart Olson & Krysti Barksdale-Noble
“Revenue Growth (Industrial/Commercial Incentives)” 2 Bart Olson & Krysti Barksdale-Noble
“Downtown Planning and Development” 3 Krysti Barksdale-Noble
“Comprehensive Plan Update” 15 Krysti Barksdale-Noble
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
UNITED CITY OF YORKVILLE
WORKSHEET
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, February 2, 2016
6:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR CORRECTION/APPROVAL:
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1. January 5, 2016
□ Approved ________
□ As presented
□ With corrections
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NEW BUSINESS:
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1. EDC 2016-06 Building Permit Report for December 2015
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2016-07 Building Inspection Report for December 2015
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
3. EDC 2016-08 Property Maintenance Report for December 2015
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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4. EDC 2016-09 Economic Development Update
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
5. EDC 2016-10 Foreclosure Bi-Annual Report
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
6. PC 2016-02 The Law Office Corporation – Special Use Request
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
7. PC 2016-03 United Faith in Christ Church – Special Use Request
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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ADDITIONAL BUSINESS:
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – January 5, 2016
EDC – February 2, 2016
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 4
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, January 5, 2016 6:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
In Attendance:
Committee Members:
Chairman Ken Koch
Alderman Diane Teeling
Alderman Chris Funkhouser
Alderman Carlo Colosimo
Other City Officials:
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
City Planner Chris Heinen
Code Official Pete Ratos
Other Guests:
Rich Gaerard, Caledonia
The meeting was called to order by Chairman Ken Koch at 6:00pm.
Citizen Comments: None
Previous Meeting Minutes: December 1, 2015
The minutes were approved as read on a voice vote.
New Business:
1. EDC 2016-01 Building Permit Report for November 2015
Mr. Ratos reported 5 BUILD permits in November, no single family detached homes, 10 commercial
remodels and 25 miscellaneous permits. He commented that 2015 was a good year.
2. EDC 2016-02 Building Inspection Report for November 2015
There were 153 inspections representing a slight decrease from the previous month, however, the mild
weather has helped. Most inspections were for BUILD houses.
3. EDC 2016-03 Property Maintenance Report for November 2015
Multiple cases were heard and Mr. Ratos gave details on two of the ongoing cases. Many of the tickets
will be re-issued due to the new State law.
Page 2 of 4
4. PC 2016-04 Economic Development Update
Mr. Olson reported on behalf of Ms. Dubajic. He said the YEDC was closed out in the previous week
and $3,000 in remaining funds was forwarded to the City. Ms. Dubajic sent an invoice for her hours
worked and Mr. Olson noted she had worked 40 hours more than expected in December. This will be
offset by planned vacations so there was no billing for the extra hours.
Ms. Dubajic has contacted developers of Kendall Marketplace and Kendall Crossing to determine if
they will attend a May conference in Las Vegas. If they attend, she said it would be beneficial for her
and city representatives to also attend. She can get discounted rates and Mr. Olson will solicit
volunteers.
She also met with Mr. Tollefson and Mr. Mann from Imperial Investments and Boombah, to review
plans for downtown properties. They are trying to secure tenants for vacant properties. Mr. Olson also
noted that Boombah will be shifting from a manufacturing facility to a warehouse facility.
Ms. Dubajic is also working with a new business who wishes to build a new facility on the south end of
town, with a scheduled fall opening.
A new location for the proposed sports dome is being researched.
Chairman Koch asked about an update for the Countryside area. There are no new businesses coming
in at this time, however, it was noted the theater is doing well. It was also noted that Kendall 10 will
begin to serve liquor. Ms. Teeling asked about the Com Ed signage in Countryside. It refers to
underground infrastructure being completed for smart grids.
5. EDC 2016-05 Caledonia – Proposed Development Agreement
A PUD agreement was approved in 2004 for 206 lots to be developed in 3 phases. The owners have
changed and requested a clarification of the PUD including the parks contribution. A lump sum of
$158,000 was expected for parks from the original agreement. That was later changed to be paid on a
permit basis, but was not codified and many fees were never paid. Other agreement components are:
a backup SSA with a $2,000 per unit fee for the Rob Roy interceptor, early acceptance of roadway,
parkway trees and sidewalks will be done on a permit basis, request for signage and $1,006 per unit for
the Parks. Staff has prepared a fee schedule.
Mr. Rich Gaerard was present on behalf of the homeowners. He said a 5-acre land cash contribution
has been made, all punchlists are complete and Com Ed still needs to run lines for the street lights. The
agreement will solidify the various components in writing.
It was noted the Homeowners Association is already in place. Alderman Colosimo said residents could
be affected if some are in the SSA while others are not. The entrance to the development was briefly
discussed and there was some question about early acceptance if the roads are not done yet or if
construction traffic is damaging them. Mr. Ratos added that heavy equipment is not allowed to be
unloaded on the streets.
The committee recommended approval for the agreement and it moves to the January 12th consent
agenda.
Page 3 of 4
Old Business:
1. EDC 2015-37 Commercial/Industrial Incentive Plan
Ms. Noble said staff feels there are many incentives in place and it's not beneficial to do a blanket
proposal. A case-by-case basis or site basis will determine the course of action. Alderman Funkhouser
used the Corneils Road site as an example, saying that no natural gas is available there and wondered
how developers would be notified in advance that the City is willing to work with them. He suggested
a document that outlines items the City would consider and would like information placed on the City
website as well. Mr. Olson added that Ms. Dubajic already verbalizes these considerations when
meeting with clients and Ms. Teeling added that developers already know about incentive agreements.
Mr. Ratos said available properties should be part of the website. Ms. Noble said EEI has just hired a
GIS specialist who will create a “storyboard” of available properties with various links for info. There
is a possibility that the City and County could work together, however, some of the County info is
outdated.
2. EDC 2015-43 BUILD T.O.O. Program
This program is an extension of the BUILD program and the acronym signifies Townhome Owner
Occupied. Ms. Noble said the trend is for townhomes and this program would provide incentives up to
$5,000. A tiered program was also discussed by staff, however, after review it was suggested the
T.O.O. program be run in the same fashion as the original BUILD for one year. Ms. Teeling noted that
the City incentivizes businesses, but not residents.
Alderman Funkhouser asked if there is a legal ramification with requiring the townhome to be owner-
occupied for 1 year, rather than having it be a rental. Mr. Olson said the City Attorney did not have an
issue with this and it was noted a BUILD home could have a similar situation. Water and sewer fees
are only half of the normal cost under this program, however, Mr. Ratos noted that there are separate
water fees for each townhome unit.
This item will move to the January 26th Council meeting for discussion.
3. EDC 2015-47 Noise Ordinance Discussion
Ms. Noble said the current issue with noise at the bowling alley may be a vibration problem rather than
decibels. A sound engineering company, Soundscape, was contacted for solutions and it was suggested
to visit the site and also examine the equipment used to measure the sound. Mr. Funkhouser asked to
have the paid company airfare expense removed from the $4,000 study proposal.
Mr. Olson said the ticket recently issued to the alleged offender was based on vibrations. He reviewed
a similar problem and solution in East Dundee. When the decibel level is exceeded, a light begins to
flash so that the music is turned down. This can also be applied to a vibration problem. Mr. Olson said
the Yorkville bar owner has been responsive and has hired a sound engineer regarding the problem.
The committee approved of moving forward to hire the company for a study.
Additional Business:
For the record, Ms. Noble wished to clarify a misidentification from last month's meeting regarding lot
coverage. It applied to the bank on the site discussed, not X-Pac.
Page 4 of 4
The proposed senior housing project was briefly discussed and Mr. Koch said he had visited a similar
project in Glendale Heights. He said there is a waiting list from 2014 for that facility, so occupancy is
not an issue. Income restrictions were briefly discussed. Alderman Colosimo said he spoke with St.
Patrick's parish representatives who took a neutral position on the project. It was noted the proposed
project has passed the first round of approvals.
There was no further business and the meeting was adjourned at 7:19pm.
Minutes respectfully submitted by
Marlys Young
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #1
Tracking Number
EDC 2016-06
Building Permit Report for December 2015
EDC – February 2, 2016
N/A
N/A
N/A
Informational
None
All permits issued in December 2015
D. Weinert Community Development
Name Department
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #2
Tracking Number
EDC 2016-07
Building Inspection Report for December 2015
EDC – February 2, 2016
N/A
N/A
N/A
Informational
None
All inspections scheduled in December 2015
D. Weinert Community Development
Name Department
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N
S
P
E
C
T
I
O
N
2
0
1
5
0
0
4
3
6
1
1
W
I
N
D
E
T
T
R
I
D
G
E
R
D
7
5
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
1
6
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
0
3
/
2
015
TK
_
_
_
_
_
0
1
7
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
1
2
/
0
8
/
2
015
C
o
m
m
e
n
t
s
1
:
T
R
E
E
,
S
U
R
V
E
Y
O
K
T
O
T
E
M
P
PR
_
_
_
_
_
0
1
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
2
8
6
1
4
3
2
R
U
B
Y
D
R
3
5
8
1
2
/
0
7
/
2
015
PR
_
_
_
_
_
0
1
5
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
0
7
/
2
015
TK
_
_
_
_
_
0
1
5
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
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N
A
L
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N
S
P
E
2
0
1
5
0
2
8
7
1
4
4
2
R
U
B
Y
D
R
3
5
7
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
1
6
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
1
7
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
1
6
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
3
2
1
9
3
1
S
C
A
R
L
Y
C
I
R
9
5
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
1
7
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
0
3
/
2
015
TK
_
_
_
_
_
0
1
8
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
1
2
/
0
3
/
2
015
TK
_
_
_
_
_
0
1
2
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
2
0
1
5
0
3
7
0
8
7
6
N
C
A
R
L
Y
C
I
R
4
7
1
2
/
1
4
/
2
015
RE
_
_
_
_
_
0
1
3
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
1
2
/
1
7
/
2
015
RE
_
_
_
_
_
0
1
4
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
1
7
/
2
015
BC
_
_
_
_
_
0
1
5
-
R
E
I
R
E
I
N
S
P
E
C
T
I
O
N
1
2
/
1
8
/
2
0
1
5
C
o
m
m
e
n
t
s
1
:
F
I
N
A
L
PR
_
_
_
_
_
0
0
6
-
E
P
W
E
N
G
I
N
E
E
R
I
N
G
-
P
U
B
L
I
C
W
A
L
K
2
0
1
5
0
3
7
9
8
7
3
N
C
A
R
L
Y
C
I
R
2
3
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
0
0
7
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
1
4
/
2
015
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
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P
A
G
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:
2
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
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D
C
I
T
Y
O
F
Y
O
R
K
V
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L
L
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P
A
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:
2
TI
M
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:
1
0
:
0
2
:
3
0
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
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P
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T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
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C
T
I
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N
S
S
C
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D
U
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D
F
R
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1
2
/
0
1
/
2
0
1
5
T
O
1
2
/
3
1
/
2
0
1
5
IN
S
P
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C
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C
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D
.
C
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.
T
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M
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T
A
D
D
R
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S
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A
T
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D
A
T
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--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
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-
-
-
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-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
8
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
1
0
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
1
7
/
2
015
PR
_
_
_
_
_
0
1
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
3
8
0
8
8
1
P
U
R
C
E
L
L
S
T
7
0
1
2
/
1
0
/
2
015
PR
_
_
_
_
_
0
1
2
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
1
0
/
2
015
TK
_
_
_
_
_
0
1
3
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
1
2
/
1
0
/
2
015
__
_
_
_
_
_
_
_
_
0
1
4
-
F
G
S
F
I
N
A
L
G
R
A
D
E
S
U
R
V
E
Y
1
2
/
0
9
/
2
015
PR
_
_
_
_
_
0
0
6
-
R
E
I
R
E
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
3
8
7
1
4
2
8
S
L
A
T
E
C
T
3
4
7
1
2
/
0
2
/
2
015
C
o
m
m
e
n
t
s
1
:
S
I
D
I
N
G
PR
_
_
_
_
_
0
1
0
-
S
T
P
S
T
O
O
P
2
0
1
5
0
4
2
9
6
3
3
B
I
R
C
H
W
O
O
D
D
R
1
4
1
1
2
/
0
4
/
2
015
PR
_
_
_
_
_
A
M
0
1
1
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
1
2
/
0
4
/
2
015
PR
_
_
_
_
_
0
1
2
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
1
7
/
2
015
PR
_
_
_
_
_
0
0
7
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
2
0
1
5
0
4
4
8
2
4
7
8
W
A
V
E
R
L
Y
C
I
R
2
3
7
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
0
8
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
1
0
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
0
1
2
-
P
H
D
P
O
S
T
H
O
L
E
-
D
E
C
K
1
2
/
1
1
/
2
015
PR
_
_
_
_
_
0
0
4
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
2
0
1
5
0
4
5
7
3
0
1
E
R
I
D
G
E
S
T
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
0
5
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
0
7
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
0
8
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
2
1
/
2
015
PR
_
_
_
_
_
0
0
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
4
6
1
1
8
1
C
O
M
M
E
R
C
I
A
L
D
R
F
1
2
/
3
0
/
2
015
PR
_
_
_
_
_
0
0
5
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
3
0
/
2
015
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
3
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
3
TI
M
E
:
1
0
:
0
2
:
3
0
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
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D
U
L
E
D
F
R
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M
1
2
/
0
1
/
2
0
1
5
T
O
1
2
/
3
1
/
2
0
1
5
IN
S
P
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C
T
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R
S
C
H
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D
.
C
O
M
P
.
T
I
M
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T
Y
P
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F
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S
P
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C
T
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N
P
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R
M
I
T
A
D
D
R
E
S
S
L
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T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
6
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
4
6
6
7
2
8
E
V
E
T
E
R
A
N
S
P
K
W
Y
1
2
/
0
1
/
2
015
PR
_
_
_
_
_
0
0
7
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
0
1
/
2
015
AS
_
_
_
_
_
0
0
8
-
F
H
D
H
E
A
L
T
H
D
E
P
T
F
I
N
A
L
A
P
P
R
O
V
A
1
2
/
0
1
/
2
015
FM
_
_
_
_
_
0
0
9
-
F
F
D
B
K
F
D
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
1
2
/
0
2
/
2
015
PR
_
_
_
_
_
0
1
3
-
P
H
D
P
O
S
T
H
O
L
E
-
D
E
C
K
2
0
1
5
0
4
7
5
8
2
2
C
A
U
L
F
I
E
L
D
P
T
1
0
9
1
2
/
1
1
/
2
015
BH
_
_
_
_
_
0
0
3
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
2
0
1
5
0
4
8
1
3
0
5
E
W
A
S
H
I
N
G
T
O
N
S
T
1
2
/
1
8
/
2
0
1
5
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
2
0
1
5
0
4
8
5
1
4
3
7
S
L
A
T
E
C
T
3
3
9
1
2
/
0
1
/
2
015
PR
_
_
_
_
_
0
0
7
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
2
0
1
5
0
4
8
8
1
4
3
3
R
U
B
Y
D
R
3
5
1
1
2
/
1
0
/
2
015
PR
_
_
_
_
_
0
0
8
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
1
0
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
1
0
/
2
015
PR
_
_
_
_
_
0
1
0
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
1
0
/
2
015
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
1
5
/
2
015
RE
_
_
_
_
_
0
0
8
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
2
0
1
5
0
4
8
9
1
4
5
8
S
L
A
T
E
C
T
3
4
4
1
2
/
1
8
/
2
015
BH
_
_
_
_
_
0
0
9
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
1
8
/
2
015
BH
_
_
_
_
_
0
1
0
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
1
8
/
2
015
BH
_
_
_
_
_
0
1
1
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
1
8
/
2
015
PR
_
_
_
_
_
0
1
2
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
2
2
/
2
015
PR
_
_
_
_
_
0
0
7
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
2
0
1
5
0
4
9
1
1
4
0
3
R
U
B
Y
D
R
3
4
9
1
2
/
0
2
/
2
015
PR
_
_
_
_
_
0
0
8
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
0
2
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
0
2
/
2
015
PR
_
_
_
_
_
0
1
0
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
0
2
/
2
015
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
0
7
/
2
015
BH
_
_
_
_
_
0
0
3
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
0
4
1
3
8
7
S
L
A
T
E
D
R
3
3
5
1
2
/
1
8
/
2
015
PR
_
_
_
_
_
A
M
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
1
0
2
3
1
2
H
I
G
H
R
I
D
G
E
L
N
1
3
3
1
2
/
1
0
/
2
015
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
4
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
4
TI
M
E
:
1
0
:
0
2
:
3
0
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
1
2
/
0
1
/
2
0
1
5
T
O
1
2
/
3
1
/
2
0
1
5
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
8
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
2
0
1
5
0
5
2
1
6
9
1
W
I
N
D
E
T
T
R
I
D
G
E
R
D
8
3
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
1
0
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
1
1
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
P
M
0
1
2
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
1
6
/
2
015
TK
_
_
_
_
_
0
1
3
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
2
0
1
5
0
5
2
7
1
9
8
6
M
E
A
D
O
W
L
A
R
K
L
N
1
4
4
1
2
/
1
5
/
2
015
C
o
m
m
e
n
t
s
1
:
N
O
T
R
E
E
O
R
F
I
N
A
L
G
R
A
D
E
S
U
R
V
E
Y
,
O
K
T
O
T
E
M
C
o
m
m
e
n
t
s
2
:
P
PR
_
_
_
_
_
0
1
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
1
5
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
0
2
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
5
2
8
8
6
8
G
R
E
E
N
F
I
E
L
D
T
U
R
N
1
2
8
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
P
M
0
0
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
3
5
3
0
2
N
B
R
I
D
G
E
S
T
1
2
/
1
6
/
2
015
PR
_
_
_
_
_
0
0
5
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
1
6
/
2
015
PR
_
_
_
_
_
0
0
5
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
2
0
1
5
0
5
4
8
1
3
8
8
S
L
A
T
E
D
R
3
8
3
1
2
/
1
0
/
2
015
PR
_
_
_
_
_
0
0
6
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
1
2
/
1
6
/
2
015
PR
_
_
_
_
_
0
0
7
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
0
8
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
1
0
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
3
1
/
2
0
1
5
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
5
5
0
1
4
4
3
R
U
B
Y
D
R
3
5
2
1
2
/
2
1
/
2
015
PR
_
_
_
_
_
0
0
2
-
B
K
F
B
A
C
K
F
I
L
L
1
2
/
3
0
/
2
015
PR
_
_
_
_
_
0
0
5
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
2
0
1
5
0
5
5
1
2
6
7
8
L
I
L
A
C
W
A
Y
3
7
9
1
2
/
1
1
/
2
015
PR
_
_
_
_
_
0
0
6
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
1
2
/
1
6
/
2
015
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
5
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
5
TI
M
E
:
1
0
:
0
2
:
3
0
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
1
2
/
0
1
/
2
0
1
5
T
O
1
2
/
3
1
/
2
0
1
5
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
7
-
R
E
I
R
E
I
N
S
P
E
C
T
I
O
N
1
2
/
1
6
/
2
015
C
o
m
m
e
n
t
s
1
:
B
A
S
E
M
E
N
T
F
L
O
O
R
PR
_
_
_
_
_
0
0
4
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
2
0
1
5
0
5
5
2
2
7
5
2
L
I
L
A
C
C
T
3
3
0
1
2
/
0
7
/
2
015
PR
_
_
_
_
_
0
0
3
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
5
5
1
4
5
7
S
L
A
T
E
C
T
3
4
1
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
0
6
-
E
P
W
E
N
G
I
N
E
E
R
I
N
G
-
P
U
B
L
I
C
W
A
L
K
2
0
1
5
0
5
5
6
8
8
2
N
C
A
R
L
Y
C
I
R
4
8
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
0
0
7
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
0
8
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
0
9
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
0
1
0
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
2
9
/
2
015
PR
_
_
_
_
_
A
M
0
0
1
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
2
0
1
5
0
5
6
2
6
6
4
W
V
E
T
E
R
A
N
S
P
K
W
Y
U
N
I
T
1
2
/
2
2
/
2
015
PR
_
_
_
_
_
0
0
2
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
2
0
1
5
0
5
6
3
9
3
4
N
B
R
I
D
G
E
S
T
1
2
/
0
1
/
2
015
PR
_
_
_
_
_
0
0
3
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
1
1
/
2
015
PR
_
_
_
_
_
0
0
4
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
1
2
/
1
1
/
2
015
PR
_
_
_
_
_
0
0
5
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
1
1
/
2
015
PR
_
_
_
_
_
0
0
1
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
2
0
1
5
0
5
7
5
7
9
8
B
L
U
E
S
T
E
M
D
R
1
1
4
1
2
/
0
8
/
2
015
PR
1
1
:
0
0
0
0
2
-
F
T
G
F
O
O
T
I
N
G
1
2
/
1
1
/
2
015
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
1
2
/
2
3
/
2
015
PR
_
_
_
_
_
0
0
1
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
2
0
1
5
0
5
9
2
2
5
3
W
A
L
S
H
C
I
R
3
3
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
0
0
2
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
0
0
3
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
0
0
4
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
1
2
/
0
8
/
2
015
PR
_
_
_
_
_
A
M
0
0
5
-
I
N
S
I
N
S
U
L
A
T
I
O
N
1
2
/
1
1
/
2
015
PR
1
3
:
0
0
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
5
9
3
1
4
4
8
S
Y
C
A
M
O
R
E
R
D
1
2
/
1
4
/
2
015
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
0
8
4
0
9
B
E
L
M
S
T
1
2
/
0
4
/
2
015
C
o
m
m
e
n
t
s
1
:
R
O
O
F
,
I
C
E
A
N
D
W
A
T
E
R
N
E
V
E
R
I
N
S
P
E
C
T
E
D
.
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
6
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
6
TI
M
E
:
1
0
:
0
2
:
3
0
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
1
2
/
0
1
/
2
0
1
5
T
O
1
2
/
3
1
/
2
0
1
5
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
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F
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P
E
C
T
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O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
0
9
4
0
9
A
E
L
M
S
T
1
2
/
0
4
/
2
015
PR
_
_
_
_
_
0
0
2
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
1
1
7
0
1
S
T
A
T
E
S
T
1
2
/
2
1
/
2
0
1
5
PR
_
_
_
_
_
A
M
0
0
1
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
2
0
1
5
0
6
1
2
2
4
3
8
S
A
G
E
C
T
2
8
1
2
/
0
9
/
2
015
PR
_
_
_
_
_
0
0
2
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
1
2
/
0
9
/
2
015
PR
_
_
_
_
_
0
0
3
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
1
2
/
0
9
/
2
015
PR
_
_
_
_
_
0
0
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
1
2
/
3
1
/
2
0
1
5
PR
_
_
_
_
_
0
0
5
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
1
2
/
3
1
/
2
0
1
5
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
1
6
1
9
4
5
M
A
R
K
E
T
V
I
E
W
D
R
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
5
0
6
2
0
1
3
2
8
C
H
E
S
T
N
U
T
L
N
1
3
1
2
/
2
2
/
2
015
BH
_
_
_
_
_
P
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
6
2
2
8
0
2
C
A
U
L
F
I
E
L
D
P
T
1
1
2
1
2
/
1
8
/
2
015
PR
_
_
_
_
_
0
0
2
-
B
K
F
B
A
C
K
F
I
L
L
1
2
/
3
0
/
2
015
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
6
2
5
8
9
1
P
U
R
C
E
L
L
S
T
6
8
1
2
/
0
4
/
2
015
PR
_
_
_
_
_
0
0
2
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
1
2
/
1
5
/
2
015
PR
_
_
_
_
_
0
0
3
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
1
2
/
1
6
/
2
015
PR
_
_
_
_
_
0
0
4
-
B
K
F
B
A
C
K
F
I
L
L
1
2
/
1
6
/
2
015
PR
_
_
_
_
_
A
M
0
0
5
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
1
2
/
2
2
/
2
015
PR
1
1
:
0
0
0
0
1
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
2
0
1
5
0
6
2
7
1
9
6
7
M
E
A
D
O
W
L
A
R
K
L
N
1
2
4
1
2
/
0
3
/
2
015
PR
_
_
_
_
_
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
5
0
6
2
9
2
6
8
6
B
U
R
R
S
T
1
1
2
/
0
9
/
2
015
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
3
1
6
6
4
W
V
E
T
E
R
A
N
S
P
K
W
Y
U
N
I
T
1
2
/
0
7
/
2
015
FM
_
_
_
_
_
0
0
2
-
F
F
D
B
K
F
D
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
1
2
/
0
7
/
2
015
PR
_
_
_
_
_
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
5
0
6
3
2
2
4
4
7
E
M
E
R
A
L
D
L
N
1
1
5
1
2
/
1
6
/
2
015
PR
1
2
:
0
0
0
0
1
-
P
H
D
P
O
S
T
H
O
L
E
-
D
E
C
K
2
0
1
5
0
6
4
4
2
4
7
7
W
A
V
E
R
L
Y
C
I
R
2
3
2
1
2
/
2
2
/
2
015
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
7
DA
T
E
:
0
1
/
0
4
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
7
TI
M
E
:
1
0
:
0
2
:
3
0
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
1
2
/
0
1
/
2
0
1
5
T
O
1
2
/
3
1
/
2
0
1
5
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
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9
Have a question or comment about this agenda item?
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #3
Tracking Number
EDC 2016-08
Property Maintenance Report for December 2015
EDC – February 2, 2016
Informational
None
Pete Ratos Community Development
Name Department
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Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #4
Tracking Number
EDC 2016-09
Economic Development Update
EDC – February 2, 2016
N/A
An update will be given at the meeting.
Bart Olson Administration
Name Department
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo. Informational Item.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #5
Tracking Number
EDC 2016-10
Foreclosure Tracking
EDC – February 2, 2016
N/A
N/A
N/A
Update on newly filed foreclosures from 2015.
Chris Heinen Community Development
Name Department
Below is the foreclosure comparison from calendar year 2015. These results are
compared to the same months for 2014 and all data is provided by http://www.public-
record.com. Based on these results, the total number of foreclosures last year has decreased. The
following graphs illustrate the trend in foreclosures month by month for 2015 and 2014. It also
breaks down the amount of foreclosures by ward, subdivision and property type (residential,
commercial, vacant land, etc).
Month Breakdown:
• The number of total foreclosures from 2014 to 2015 has decreased considerably. In total,
there were 66 newly filed foreclosures in 2015 versus 103 foreclosures in 2014. This is a
decrease of 36% from 2014.
Memorandum
To: Economic Development Committee
From: Chris Heinen, Planner
CC: Krysti Barksdale-Noble, Community Development Director
Bart Olson, City Administrator
Date: January 26, 2016
Subject: Foreclosure Update 2015
Ward Breakdown:
• As indicated in the graph below, Ward 3 has had the most foreclosures in 2015.
However, these foreclosures are down from 2014 and had the largest decrease of the
wards from 2014 to 2015. Overall, all wards had a decrease in foreclosures from 2104.
Subdivision Breakdown:
There were numerous subdivisions throughout the City that recorded newly filed
foreclosures. Staff took the top five subdivisions for a comparison and grouped all other
subdivisions into the “Other” category.
• As indicated in the graph below, Bristol Bay had the highest amount of foreclosures in
2015 with 13. Fox Hill and Grande Reserve had a slight increase from 2014 to 2015.
Property Type Breakdown:
• As indicated in the graph below, Single Family Residential had the most foreclosures in
2015. However, these foreclosures are down substantially from 2014. The Townhome
segment remained the same from 2014. The number of Condominiums has dropped
substantially as well in 2015.
Summary
Month Breakdown:
The monthly breakdown of foreclosures indicates a substantial decrease from month to
month in foreclosures from 2014 to 2015.
Ward Breakdown:
Ward 3 has the highest amount of newly filed foreclosures of all the wards. Bristol Bay
and Whispering Meadows are a couple of the larger subdivisions within Ward 3, which would
indicate the reason for the higher amount of foreclosures. Ward 4 was a close second in
foreclosures. Ward 2 had the fewest amount of newly filed foreclosures in 2015. Ward 2 is
generally located within the downtown/older part of town and would indicate a stronger stability
in the foreclosure market.
Subdivision Breakdown:
Bristol Bay again had the highest amount of newly file foreclosures in 2015. Bristol Bay
has a mix of single family residences and townhomes, as well as a large amount of
condominiums within the subdivision, which indicates a large amount of homeowners.
Therefore, it would point towards a higher rate of foreclosures compared to other subdivisions.
Fox Hill and Grande Reserve saw an increase in foreclosures from 2014. There is not enough
data to point towards a trend in these subdivisions. Staff will continue to monitor for any future
trends in these subdivisions.
Property Type Breakdown:
The largest amount of newly filed foreclosures in 2015 was single family residences.
Since a majority of the housing stock in Yorkville is single family detached, this statistic is
anticipated.
Future Trends:
As indicated from the last update, newly filed foreclosures are likely to play a smaller
role in the housing market in 2016. This is evident in the fact that the overall number of newly
filed foreclosures from 2014 to 2015 is down substantially. National expectations are concurrent
with what is forecasted in Illinois. According to RealtyTrac
(http://www.realtytrac.com/statsandtrends/foreclosuretrends/il), Illinois has a newly filed
foreclosure rate of 1 in every 1006. Kendall County ranks first in terms of lowest number of
newly filed foreclosures at 1 in every 525. Expectations are that the foreclosures will continue to
decrease slightly, or possible level off in the coming years. Below is a graph indicating the trend
since 2009.
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #6
Tracking Number
PC 2016-02
Law Office – Proposed Special Use for a Bar/Tavern – Nightclub or Lounge
EDC/February 2, 2016
Informational
Feedback.
Request for Special Use Authorization for a Bar/Tavern – Nightclub or Lounge
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Background & Request:
The petitioner, The Law Office Corporation, has filed an application with the United City
of Yorkville, Kendall County, Illinois requesting special use permit approval for the operation of
a proposed bar/tavern with live music within an existing building zoned in the B-2 General
Business District. The property is located at 226 South Bridge Street, the northeast corner of IL
Route 47 and Van Emmon Street in downtown Yorkville. The building was formerly occupied as
professional offices for attorneys.
Existing Conditions:
The existing zoning and land use for properties surrounding the subject property are as
indicated below:
Table 1. Surrounding Zoning and Land Uses
Zoning Land Use
North B-2, Retail Commerce Business District Vacant (former Kendall County Record
building)
East B-2, Retail Commerce Business District Kendall County Farm Bureau
South B-2, Retail Commerce Business District Fusion Gym (former Old Second Bank
building)
West B-2, Retail Commerce Business District Vacant (former Cobblestone Restaurant)
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: January 25, 2016
Subject: Law Office – 226 South Bridge Street
Proposed Special Use for a Bar/Tavern – Nightclub or Lounge
1
Petitioner’s Proposal:
The current owners of the property are in the process of remodeling the interior of the
first floor in the existing 2-story building. The proposed plan called for the complete gutting of
the approximately 1,500 square foot building’s main level and renovating the space to feature a
bar area, limited tables with seating, and a step-up platform area in the front of the building to be
used as a stage for live performances. Restrooms for patrons and bar staff will be provided in the
rear of the building. While the front of the existing building has a doorway entrance, the
remodeled space will keep the appearance of a glass door on the façade facing IL Route 47, but
main ingress and egress will occur from a side entry way off of Van Emmon Street.
The images to
the right and below
illustrate the concept
design plan for the
interior of the
proposed bar/tavern.
While the bar/tavern
will offer patrons the
ability to purchase
and consume food on
the premises, food
will not be prepared
onsite; nor are food
preparation facilities
proposed for the
property at this time.
The petitioner has obtained
the requisite building
permit applications for the
interior demolition and
remodeling activities and
will be required to obtain
approvals from the Kendall
County Health Department
and Fire Department prior
to conducting a final
inspection. Special Use
approval by the City will be
required before the
Building Department can
issue the final occupancy
permit for the proposed use.
Additionally, a City issued
2
Liquor License will also be required prior to the proposed bar/tavern can open for business.
Parking/Traffic
Per Section 10-16-2-A-3 of the Zoning Ordinance, whenever the existing use of a
building or structure changes, parking and loading facilities need to be provided as required by
the current Zoning Ordinance. However, if the building or structure was erected prior to the
effective date of the Zoning Ordinance (11-25-2014), additional parking or loading facilities are
mandatory only in the amount by which the requirements for the new use would exceed those for
the existing use.
According to the Zoning Ordinance, the former office use would require two (2) parking
spaces per 1,000 square foot of floor area of off-street parking and no off-street loading spaces.
The current proposed use of a tavern (drinking establishment) would require three (3) parking
spaces per 1,000 square feet of floor area of off-street parking and no off-street loading spaces.
Based upon these requirements, the former office use would require three (3) off-street parking
stalls and the current tavern use would require four (4) off-street parking stalls.
Due to the location of the property in the City’s downtown, on street parking off of IL
Route 47 was available which allowed the prior office use to meet the Zoning Ordinance
standards. However, with the widening and reconstruction of IL Route 47 throughout the City
downtown, which completed in 2015, businesses along both sides of Bridge Street in this area no
longer have on street parking in front of their buildings available. As compensation for the
removal of the street parking, the State of Illinois paid for the relocation of the approximately 20
on street parking spaces servicing those buildings to be consolidated into a single public parking
lot located at the southeast corner of S. Main Street and W. Van Emmon Street. Approximately,
350 feet west of the subject property, within walking distance. In addition, there is a city-owned
parking lot behind the subject property which provides off-street parking for all the businesses on
the east side of IL Route 47, as illustrated in the aerial image below.
3
With regards to traffic, the Petitioner does not anticipate much in the way of substantially
increased traffic for the proposed use, as most patrons will utilize either the rear parking lot or
the parking facility on W. Van Emmon Street and walk to this establishment. Also, with the
recent closure of the restaurants and bakery across the street on Bridge Street, this area of the
downtown will not be overly burdened with significantly increased traffic than what already
exists.
Adequate Utilities
Adequate public utilities already exist and are available to the subject property, as the
building is serviced by City water and sewer. Since the property is not seeking to expand its
building footprint onsite stormwater management is not a concern. The Yorkville Bristol
Sanitary District (YBSD) will require review due to the change in use and a separate permit will
be issued by them to the petitioner.
Noise
In consideration that the proposed use will have live music as entertainment, staff has
reviewed the Noise Ordinance in Section 4-4-3 of the municipal code. Accordingly, commercial
businesses must adhere to a maximum of 70 decibels (dB) during day time hours (7:00 am to
10:00 pm) and no more than 55 decibels (dB) to any receiving residential land during nighttime
hours (10:01 pm to 6:59 am). The nearest residentially zoned and occupied property to this
building is located approximately 350 feet to the east at the southwest corner of E. Van Emmon
and Heustis Street.
The City is, however, in the process of reviewing and possibly revising its Noise
Ordinance to take into consideration not only sound but vibration (typically produced by the bass
in music). If those regulations are revised at anytime, the proposed business, if approved, would
be required to meet those requirements. Staff is confident the petitioner is willing and capable of
meeting the current and any future noise standards for the proposed use.
Comprehensive Plan
The 2008 Comprehensive Plan Update designates the future land use for this property as
Commercial. The intent of the Commercial Land Use classification includes such uses as retail,
service, restaurant and entertainment. Although the City is in the process of updating its
Comprehensive Plan, it is still envisioned that this area of the City where the subject property is
located will maintain a commercial land use designation.
Special Use Requirement
In order to determine if a proposed use will require Special Use authorization to operate as a
tavern or restaurant, staff references the Zoning Ordinance. Restaurants are defined in the
Zoning Ordinance as: Any land, building or part thereof where meals are provided for
compensation, including a café, cafeteria, coffee shop, lunchroom, drive-in stand, tearoom and
dining room, and including the serving of alcoholic beverages when served with and incidental
to the serving of meals, where permitted. While Tavern or Lounge is defined in the Zoning
Ordinance as: A building where liquors are sold to be consumed on the premises, but not
including restaurants where the principal business is serving food.
4
While the Zoning Ordinance does not currently have a definition for “Bar”, the Use Table in
Section 10-6-0 of the Zoning Ordinance lists “Tavern – nightclub or lounge” as a Special Use
in B-1, B-2, B-3, B-4, M-1 and M-2 Districts. However there is no definition in the ordinance for
“nightclub”. Therefore, staff relied on Section 10-2-2-H which states “[w]ords or terms
contained in this title which are not defined hereinafter, shall assume definitions as prescribed in
the most current edition of the Merriam-Webster unabridged dictionary. Based upon that, the
definitions used to classify a “bar” or “nightclub” in this context was “a counter where food or
especially alcoholic beverages are served”1 and “a place that is open at night, has music,
dancing, or a show, and usually serves alcoholic drinks and food”.2
It has been staff’s interpretation that the distinction between a Tavern/Lounge and a
Restaurant in the Zoning Ordinance has been the food component, particularly, the service of
food. In our previous approvals of Zoning for uses where a “Bar or Tavern” Liquor License has
been issued (see table below), the primary business was NOT a Tavern, but another explicitly
permitted use.
Table 2. Businesses with Bar-Tavern Licenses
Business
Name
Address Video Gaming
License/Liquor
License
Use
(As Classified by
Zoning)
Zoning
(Permitted Use
Y/N)
Rowdy’s 210 S. Bridge
Street
Yes/Class A-1 Restaurant B-2 (Y)
Yorkville
Bowl
1205 N. Bridge
Street
Yes/ Class A-2 Bowling Alley B-3 (Y)
Rosati’s
Pizza
1985
Marketview
Drive
Yes/ Class R-1 Restaurant B-3 (Y)
Yorkville
Moose
Family
Center
1502 N. Bridge
Street
Yes/ Class C Private Club or
Lodge/Restaurant
B-3 (Y)
Mike &
Denise
Pizzeria &
Pub
728 E. Veterans
Pkwy
Yes/ Class BG Restaurant B-3 (Y)
Wings Etc.
Grill & Pub
1447
Cannonball
Trail
Yes/ Class BG Restaurant B-2 (Y)
Java Jills #3 2635 N. Bridge
Street
Yes/Class A-2 Coffee Shop B-3 (Y)
Millhurst Ale
House
2075
Marketview Dr.
No (applied for gaming
license 12-7-15)/Class
A-1
Restaurant B-3 (Y)
Java Jills #5 932 N. Bridge
Street
No (expecting for them
to apply when they
receive State
approval)/Class A-2
Coffee Shop B-3 (Y)
1 http://www.merriam-webster.com/dictionary/bar
2 http://www.merriam-webster.com/dictionary/nightclub
5
It is staff’s opinion that the definition of Bar/Tavern used for zoning purposes and what is used
for liquor licensing is different, as zoning regulates the primary use and liquor licensing regulates
a specific ancillary activity operating within the use. While other uses were issued “bar/tavern”
liquor licenses, the use did not meet the zoning definition of a “tavern”. In this instance, the
petitioner’s proposed use clearly meets the zoning definition of a tavern and nightclub, therefore
requiring the Special Use authorization from the City.
Special Use Criteria:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use
requests. No special use shall be recommended by the plan commission unless said commission
shall find that:
1. The establishment, maintenance or operation of the special use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort or general welfare.
2. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purpose already permitted, nor substantially diminish and
impair property values within the neighborhood in which it is to be located.
3. The establishment of the special use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are
being provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as
to minimize traffic congestion in the public streets.
6. The proposed special use is not contrary to the objectives of the official comprehensive
plan of the City as amended.
The applicant has provided written responses to these special use standards as part of
their application and requests inclusion of those responses into the public record at the
February 10, 2016 Plan Commission meeting.
Staff Comments:
Staff feels that the proposed use is appropriate and similar to other drinking
establishments in the immediate area to the subject property (e.g. Rowdy’s and Barley Fork),
with the exception that food preparation will not be provided on the premises. Additionally, the
live music component in such an intimate setting adds a unique element to the proposed tavern
use and is complementary to the entertainment intent of the commercial land use designation this
property has in the current Comprehensive Plan. Staff is supportive of the proposed Special Use
request.
This proposed special use is scheduled for a public hearing on February 10, 2016 before
the Plan Commission. A recommendation will be forwarded to the City Council for
consideration at the February 23, 2016 regularly scheduled meeting. Staff will be available to
answer any question the Economic Development Committee may have at Thursday night’s
meeting.
6
Attachments:
1. Copy of Petitioner’s Application w/exhibits.
2. Copy of Public Notice.
7
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2016-02
NOTICE IS HEREWITH GIVEN THAT The Law Office Corporation, petitioner, has
filed applications with the United City of Yorkville, Kendall County, Illinois, requesting
special use permit approval for a proposed tavern – nightclub or lounge in an existing
building zoned within the B-2 Retail Commerce Business District pursuant to Chapter 6,
Table 10.06.03 of the Yorkville Zoning Ordinance. The real property is located at 226
South Bridge Street in Yorkville, Illinois.
The legal description is as follows:
LOT 4-3 BLOCK 6 BLACKS ADDITION (ROW TAKEN 10-11538) CITY OF
YORKVILLE, KENDALL COUNTY, ILLINOIS.
Permanent Index Number: 02-33-154-025
The application materials for the proposed Special Use 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, February 10,
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
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
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Community Development
Police
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Parks and Recreation
Agenda Item Number
NB #7
Tracking Number
PC 2016-03
Unified Faith in Christ Church (Special Use)
EDC/February 2, 2016
N/A
Informational
Feedback
Request for Special Use approval for a church use within an M-1 zoning district.
Chris Heinen Community Development
Name Department
Background & Request:
The petitioner, Unified Faith in Christ Church, has filed an application with the United
City of Yorkville, Kendall County, Illinois, requesting special use permit approval for a Small
Religious Institution that is defined in Section 10-2-3 of the Yorkville Zoning Ordinance as
having less than 400 seats and 8,000 square feet of floor area in an existing building zoned
within the M-1, Limited Manufacturing District pursuant to Chapter 6, Table 10.06.02 of the
Yorkville Zoning Ordinance. The real property is located at 210 Beaver Street, Unit A in
Yorkville, Illinois.
Memorandum
To: Economic Development Committee
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: January 27, 2016
Subject: PC 2016-03 – Unified Faith in Christ Church (Special Use) –
210 Beaver Street
N
1
The building is currently divided into four suites. Suite A is currently vacant and was the
former home for a company called Nurture, a dog training and nutrition facility. Suites B, C &
D are also vacant at this time. The petitioner is looking to build-out Suite A, which is
approximately 2,400 square feet, of the building to facilitate a new church use. The current
congregation is at 15 members with hopes to grow in the future. At this time, the church would
only meet for Sunday services and will occasionally meet on an evening during the week for
Bible study. On average, the Sunday service will host approximately 22 people, which includes
children.
PARKING:
The current requirement for a religious institution is 1 space per 6 seats. According to the
petitioner, they will be proposing 50 seats within the facility. Based on these numbers, the
petitioner will be required to have a total of 9 parking stalls located on the property.
There are currently 5 striped parking stalls located at the front (North) of the building
under a canopy. There appears to be room for an additional 14 parking stalls located along the
western side of the building. They are currently not striped, but when staff observed past aerials,
according to Kendall County GIS maps, it appeared to be striped in 2010 (as illustrated in the
aerial image on page 1). As part of the approval for the special use, staff would require that
these parking stalls be restriped according to the current City standards.
The proposed use at this location would not impact the traffic flow or increase the traffic
in the area. The proposed hours are off peak to the surrounding businesses and will not alter or
impede current traffic flow in the area for ingress and egress.
EXISTING CONDITIONS:
The existing zoning and land use for properties surrounding the subject property are as
indicated below:
Zoning Land Use
North M-1, Limited Manufacturing District Industrial Buildings
East M-1, Limited Manufacturing District Industrial Buildings
South M-1, Limited Manufacturing District Industrial Buildings
West M-1, Limited Manufacturing District Industrial Buildings
COMPREHENSIVE PLAN:
The City’s Comprehensive Plan Update 2008 had designated this parcel as “Industrial”
which is intended to allow limited and general manufacturing, assembly, wholesale and
warehouse uses in distinct areas that can be adequately served by transportation and other
infrastructure. As part of the Comprehensive Plan Update, this area is intended to remain as an
Industrial use category.
ADEQUATE UTILITIES:
The property is in the Fox Industrial subdivision and water and sewer utilities are located
along Beaver Street. The proposed use will not impact the current water or sewer capacities.
2
Stormwater management has already been accounted for with the development of the subdivision
and no additional storage would be required as part of this special use.
SPECIAL USE CRITERIA:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use
requests. No special use shall be recommended by the plan commission unless said commission
shall find that:
1. The establishment, maintenance or operation of the special use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort or general welfare.
2. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purpose already permitted, nor substantially diminish and
impair property values within the neighborhood in which it is to be located.
3. The establishment of the special use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are
being provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as
to minimize traffic congestion in the public streets.
6. The proposed special use is not contrary to the objectives of the official comprehensive
plan of the city as amended.
The applicant has provided written responses to these special use standards as part
of their application and requests inclusion of those responses into the public record at the
February 10, 2016 Plan Commission meeting.
SPECIAL USE CONDITIONS:
Staff will seek the following recommended conditions as part of the final approval for the
petition:
• That the parking stalls located along the western portion of the building be restriped
according the current City of Yorkville standards.
STAFF COMMENTS:
A public hearing is scheduled on February 10, 2016 before the Planning Commission for
the special use request. A recommendation will be forwarded to the City Council for
consideration at the February 23, 2016 regularly scheduled meeting.
Staff will be available to answer any question the Economic Development Committee
may have at Tuesday night’s meeting.
Attachments:
1. Copy of Petitioner’s Applications for Special Use w/exhibits.
2. Copy of Public Notice.
3
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2016-03
NOTICE IS HEREWITH GIVEN THAT Unified Faith in Christ Church, petitioner, has
filed an application with the United City of Yorkville, Kendall County, Illinois,
requesting special use permit approval for a Small Religious Institution that is defined in
Section 10-2-3 of the Yorkville Zoning Ordinance as having less than 400 seats and
8,000 square feet of floor area in an existing building zoned within the M-1, Limited
Manufacturing District pursuant to Chapter 6, Table 10.06.02 of the Yorkville Zoning
Ordinance. The real property is located at 210 Beaver Street, Unit A in Yorkville, Illinois.
The legal description is as follows:
LT 5 BLK 1 FOX INDUSTRIAL PARK UNIT 2 CITY OF YORKVILLE
Permanent Index Number: 05-04-152-004
The application materials for the proposed Special Use 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, February 10,
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