Plan Commission Packet 2016 05-11-16
PLAN COMMISSION
AGENDA
Wednesday, May 11, 2016
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: April 20, 2016
Citizen’s Comments
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Public Hearings
Old Business
New Business
1. PC 2016-09 Mathre 1916, LLC, petitioner, has filed an application with Kendall County
seeking an A-1 Special Use on 5 acres to operate a banquet facility within an existing 3,728
square foot accessory building and request for a variance to operate a banquet facility located
on a non-collector roadway. The property is located at 13889 Hughes Road in Fox Township.
- Action Item
1 ½ Mile Review (Special Use)
2. PC 2016-10 Joe Gomoll, petitioner, has filed an application with Kendall County seeking an
A-1 Special Use on 15.5 acres to produce and sell food items utilizing crops grown on the
property and in combination with crops grown off-site in addition to ancillary items produced
off-site. The property is located at 10151 Lisbon Road in Fox Township.
- Action Item
1 ½ Mile Review (Special Use)
3. PC 2016-11 Whitetail Ridge Golf Club, LLC, petitioner, has filed an application with
Kendall County seeking an A-1 Special Use on 17 acres to operate a banquet facility for
weddings. The property is located at 9111 Ashley Road in Kendall Township.
- Action Item
1 ½ Mile Review (Special Use)
Additional Business
1. City Council Action Updates
The following items were presented to the City Council on April 26, 2016.
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
a. PC 2016-05 BBB Farms LLC, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting rezoning
approval from R-2, Single-Family Traditional Residence District to A-1,
Agricultural District. The real property is located on Fox Road, between
Pavilion Road and Ford Drive in Yorkville, Illinois.
b. PC 2016-06 The United City of Yorkville, Kendall County, Illinois,
petitioner, is proposing a text amendment to Chapter 6: Permitted and
Special Uses in the Zoning Ordinance to identify Commercial school,
trade school as special uses in the M-1 Limited Manufacturing and M-2
General Manufacturing districts and proposing a text amendment to
Chapter 2: Rules and Definitions in the Zoning Ordinance to redefine the
definition of trade school to “A school established to provide for the
teaching of academic, industrial, clerical, managerial, artistic skills, or
alternative education. This definition applies to schools that are owned
and operated privately for profit or non profit and that may offer a
complete education curriculum.” This text amendment will provide
regulations for the establishment and operation of such uses in these
zoning districts.
c. PC 2016-07 Terry Richards, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting to amend a
special use approved for a public storage facility pursuant to Chapter 6,
Table 10.06.03 of the Yorkville Zoning Ordinance. The amendments to
the special use include relocation of the buildings on the property,
increasing the number of buildings on the property and increasing the
landscape materials, all as shown on a new site plan for the development
of the property. The real property is located at 147 Commercial Drive in
Yorkville, Illinois.
Adjournment
DRAFT
UNITED CITY OF YORKVILLE
SPECIAL PLAN COMMISSION
City Council Chambers
Wednesday, April 20, 2016 7:00pm
Meeting Called to Order
Chairman Randy Harker called the meeting to order at 7:00pm.
Roll Call
Roll call was taken and a quorum was established.
Deborah Horaz-yes, Reagan Flavin Goins-yes, Richard Vinyard-yes, Randy Harker-yes
Absent: Michael Crouch, Charles Kraupner
City Staff
Krysti Barksdale-Noble, Community Development Director
Mr. Chris Heinen, City Planner
Nicole Kathman, Administrative Intern
Other Guests
Christine Vitosh, Depo Court Reporter Tom Gilmour, Kylyn Ridge
Craig Bornemann, BBB Farms Kent Bateman, BBB Farms
Terry Richards, Yorkville Business Center Kelly Helland, Attorney
Previous Meeting Minutes February 10, 2016
The minutes were approved on a motion by Ms. Horaz and second by Ms. Goins. Roll
call vote: Horaz-yes, Goins-yes, Vinyard-yes, Harker-yes. Passed 4-0.
Citizen’s Comments None
Public Hearings
Chairman Harker explained the process for the Public Hearing and swore in those who
would present testimony. He noted there had been changes to the agenda with only three
Public Hearings instead of four.
1. PC 2016-05 BBB Farms, LLC, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting rezoning
approval from R-2, Single-Family Traditional Residence District to A-1,
Agricultural District. The real property is located on Fox Road, between
Pavilion Road and Ford Drive in Yorkville, Illinois.
Page 1 of 4
2. PC 2016-06 The United City of Yorkville, Kendall County, llinois,
petitioner, is proposing a text amendment to Chapter 6: Permitted and
Special Uses in the Zoning Ordinance to identify commercial school, trade
school as special uses in the M-1 Limited Manufacturing and M-2 General
Manufacturing districts and proposing a text amendment to Chapter 2:
Rules and Definitions in the Zoning Ordinance to redefine the definition of
trade school to “A school established to provide for the teaching of academic,
industrial, clerical, managerial, artistic skills, or alternative education. This
definition applies to schools that are owned and operated privately for profit
or non profit and that may offer a complete education curriculum.” This
text amendment will provide regulations for the establishment and operation
of such uses in these zoning districts.
3. PC 2016-07 Terry Richards, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting to amend a
special use approved for a public storage facility pursuant to Chapter 6,
Table 10.06.03 of the Yorkville Zoning Ordinance. The amendments to the
special use include relocation of the buildings on the property, increasing the
number of buildings on the property and increasing the landscape materials,
all as shown on a new site plan for the development of the property. The real
property is located at 147 Commercial Drive in Yorkville, Illinois.
4. PC 2016-08 Tairi Grace, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting special use
permit approval for a Commercial/Trade School for a private, non-profit
school with an emphasis on holistic health education 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 319 E. Van
Emmon Road, in Yorkville, Illinois.
Chairman Harker noted this petition had been withdrawn and the letter of withdrawal
from Tairi Grace will be entered into the record.
A motion was made by Ms. Goins to enter into the Public Hearings. It was approved on a
voice vote.
(See Court Reporter's Transcript for a record of the proceedings of all Public Hearings)
Following all testimony, a motion was made at approximately 7:18 pm by Ms. Horaz
and seconded by Ms. Goins, to close the Public Hearings.
Roll call: Goins-yes, Vinyard-yes, Horaz-yes, Harker-yes. Passed 4-0.
Old Business None
New Business
1. PC 2016-05 BBB Farms (see #1 above)
Action Item
Rezoning
Page 2 of 4
There was no discussion and Commissioners Vinyard and Goins moved and seconded,
respectively, to approve this petition with the following motion:
In consideration of testimony presented during a Public Hearing on April 20, 2016 and
discussions conducted at that meeting, the Plan Commission recommends approval to the
City Council a request for rezoning approval from R-2, Single-Family Traditional
Residence District to A-1, Agricultural District. The real property is located on Fox
Road, between Pavilion Road and Ford Drive in Yorkville, Illinois, subject to staff
recommendations and conditions in a memo dated March 30, 2016.
Ms. Noble also stated the petition has added their responses to the Standards into the
record and all Commissioners agreed with adding them.
Roll call: Vinyard-yes, Horaz-yes, Goins-yes, Harker-yes. Passed 4-0.
2. PC 2016-06 Text Amendment (see #2 above)
Ms. Horaz questioned why M-2 would be included as an approved location for the
schools as defined. Ms. Noble said the zoning district is cumulative in nature and would
be allowed in both M-1 and M-2 unless the Commission recommends a change.
Action Item
Text Amendment
A motion was made and seconded by Mr. Vinyard and Ms. Goins, respectively, to
approve the text amendment as follows:
In consideration of testimony presented during a Public Hearing on April 20, 2016 and
discussions conducted at that meeting, the Plan Commission recommends approval to the
City Council a request for a text amendment to Chapter 6: Permitted and Special Uses in
the Zoning Ordinance to identify commercial school, trade school as special uses in the
M-1 Limited Manufacturing and M-2 General Manufacturing districts and proposing a
text amendment to Chapter 2: Rules and Definitions in the Zoning Ordinance to redefine
the definition of trade school to “A school established to provide for the teaching of
academic, industrial, clerical, managerial, artistic skills, or alternative education. This
definition applies to schools that are owned and operated privately for profit or non profit
and that may offer a complete education curriculum.” This text amendment will provide
regulations for the establishment and operation of such uses in these zoning districts,
subject to staff recommendations and conditions in a memo dated March 31, 2016.
Roll call: Horaz-yes, Goins-yes, Vinyard-yes, Harker-yes. Passed 4-0.
3. PC 2016-76 Terry Richards (see #3 above)
Chairman Harker noted that he liked the new layout and the additional landscaping and
Ms. Horaz commented it is an improvement.
Action Item
Special Use
A motion was made by Mr. Vinyard and seconded by Ms. Goins, as follows, to approve
the petition:
Page 3 of 4
In consideration of testimony presented during a Public Hearing on April 20, 2016 and
discussions conducted at that meeting, the Plan Commision recommends approval to the
City Council a request to amend a special use approved for a public storage facility
pursuant to Chapter 6, Table 10.06.03 of the Yorkville Zoning Ordinance. The
amendments to the special use include relocation of the buildings on the property,
increasing the number of buildings on the property and increasing the landscape
materials, all as shown on a new site plan for the development of the property. The real
property is located at 147 Commercial Drive in Yorkville, Illinois, subject to staff
recommendations and conditions in a memo dated March 31, 2016.
Roll call: Goins-yes, Vinyard-yes, Horaz-yes, Harker-yes. Passed 4-0.
Additional Business
1. City Council Action Updates
Mr. Heinen reported the Law Office and Unified Church were both approved and the
Law Office is now open.
The city will be hosting two Comprehensive Plan workshops on May 12th at different
locations and citizen feedback is invited. The revised Plan should come to the Plan
Commission in June or July. The workshop flier will be sent to all Commission
members.
Ms. Noble said the EDC will be discussing a joint Plan Commission and Zoning Board of
Appeals and a recommendation will be made to the Council. Commission members will
be informed of the decision.
Adjournment
There was no further business and the meeting was adjourned at 7:31pm on a motion by
Ms. Horaz and second by Ms. Goins. All in favor.
Transcribed by
Marlys Young, Minute Taker
Page 4 of 4
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 on 5 acres to operate a
banquet facility within an existing 3,728 square foot accessory building and request for a
variance to operate a banquet facility located on a non-collector roadway. The banquet facility
will be used for events/weddings. The property is located at 13889 Hughes Road in Kendall
Township.
The County’s Zoning Ordinance establishes specific conditions for banquet facilities in
the A-1 District at this location which are as follows and will be required for this proposed use:
Memorandum
To: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: April 26, 2016
Subject: Kendall County Case #16-05 – Treva Mathre – 13889
Hughes Road
• The facility shall have direct access to a road designated as an arterial roadway or major
collector road as identified in the Land Resource Management Plan.
• The subject parcel must be a minimum of 5 acres.
• The use of this property shall be in compliance with all applicable ordinances. The
banquet facility shall conform to the regulations of the Kendall County Health
Department and the Kendall County Liquor Control Ordinance.
• Off-street parking, lighting and landscaping shall be provided in accordance with the
provisions of Section 11 of the Kendall County Zoning Ordinance.
• All signage shall comply with the provisions of Section 12 of the Kendall County Zoning
Ordinance.
• Retail sales are permitted as long as the retail sales will be ancillary to the main
operation.
• The noise regulations are as follows:
o Day Hours: No person shall cause or allow the emission of sound during daytime
hours (7:00 A.M. to 10:00 P.M.) from any noise source to any receiving
residential land which exceeds sixty five (65) dbA when measured at any point
within such receiving residential land, provided; however, that point of
measurement shall be on the property line of the complainant.
o Night Hours: No person shall cause or allow the emission of sound during
nighttime hours (10:00 P.M. to 7:00 A.M.) from any noise source to any receiving
residential land which exceeds fifty five (55) dbA when measured at any point
within such receiving residential land provided; however, that point of
measurement shall be on the property line of the complainant.
Yorkville Comprehensive Plan:
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.
DEPARTMENT OF PLANNING, BUILDING & ZONING
111 West Fox Street Room 203
Yorkville, IL 60560
(630) 553-4141 Fax (630) 553-4179
MEMORANDUM
To:
WBK Engineering, LLC- Greg Chismark
Highway Department- Fran Klaas
Kendall County Forest Preserve- David Guritz
Kendall County Health Department- Aaron Rybski
Planning, Building and Zoning Department- John Sterrett
GIS Mapping Department- Chris Balog
Building Department- Brian Holdiman
Soil & Water Conservation District- Megan Andrews
Sheriff’s Office- Michael Peters
United City of Yorkville – Krysti Barksdale-Noble
Fox Township- Jim Friedrich
PBZ Chair- Scott Gryder
File
From: Kendall County Planning, Building & Zoning Department
Date: March 22, 2016
Re: Petition #16-05 – Mathre 1916, LLC – 13889 Hughes Road, Fox Township (PIN 04-35-100-
002)
Request for an A-1 Special Use on 5 acres to operate a banquet facility within an existing
3,728sf accessory building and request for a variance to operate a banquet facility located on a
non-collector roadway. The banquet facility will be used for events/weddings.
Please send comments 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
A Zoning and Platting Advisory Committee meeting will be held on Tuesday, April 5, 2016 at
9:00am at the Kendall County Office Building
MATHRE1916 weddings/events Venue
Treva Mathre
13889 Hughes Road
Newark, IL 60541
815-600-4469
Detailed description of purposed use:
The business plan for Mathre 1916 is to provide an events/wedding venue to clients
looking for a rustic setting. The season of operations will begin in May of each year
through early November of each year.
Mathre 1916 will maintain a strict “Family Friendly Facility.” This is primarily our
home, and we expect persons renting the barn for any occasion to respect the
property as such. Our intensions are to have a few events or wedding receptions
throughout the open season. Basically, we are providing a barn structure including
tables, chairs, and linens. Myself, Treva Mathre will be on site for each event
providing “Day Of” floor plans, timelines, and to make sure everything goes as
planned by and for the client. There are no other employees. Hours of operation
would be the day before the event from 12:00 noon until 11:30 p.m., and on the day
of the event 8:00 a.m. until 11:30 p.m. Other than that, a list of recommended
venders will be provided to each client.
Alcohol is not served or encouraged at Mathre 1916. Small amounts of wine or
champagne for toasts will be permitted. Beyond these parameters, details must be
provided by the client and agreed to by Mathre 1916. No cash bar or kegs will be
permitted; no alcohol shall be brought on the premises or consumed except that
which has been provided by the event organizer/licensed caterer. No minors may
be served alcohol, and no alcohol may be consumed outdoors by any guest in any
event at any time.
This year - 2016 is one of trial and error. If the scheduled events/receptions prove
to be profitable, manageable, and not an overwhelming endeavor, the future
business plan is to grow accordingly while keeping the homestead intact. This is a
family farm that has been in our family for over 100 years. We have no intentions of
changing that. This business is to supplement our income as farmers.
Mathre 1916 weddings/events Venue
Treva Mathre
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LEGAL DESCRIPTIONTHAT PART OF THE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 36 NORTH, RANGE 6 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE TOWNSHIP OF FOX, KENDALL COUNTY, ILLINOIS BEING DESCRIBED BY COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER FOR THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES 43 MINUTES 50 SECONDS EAST ALONG THE SOUTH LINE OF SAID QUARTER SECTION, A DISTANCE OF 221.0 FEET; THENCE NORTH PERPENDICULAR TO SAID SOUTH LINE, A DISTANCE OF 156.5 FEET; THENCE EAST PARALLEL WITH SAID SOUTH LINE, A DISTANCE OF 79.75 FEET; THENCE NORTH PERPENDICULAR TO SAID SOUTH LINE, A DISTANCE OF 24 FEET; THENCE EAST PARALLEL WITH SAID SOUTH LINE, A DISTANCE OF 156 FEET; THENCE SOUTH PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 180.50 FEET TO A POINT ON THE SOUTH LINE OF SAID QUARTER SECTION; THENCE NORTH 89 DEGREES 43 MINUTES 50 SECONDS EAST ALONG SAID SOUTH LINE, A DISTANCE OF 163.11 FEET; THENCE NORTH 00 DEGREES 16 MINUTES 10 SECONDS WEST PERPENDICULAR TO SAID SOUTH LINE, A DISTANCE OF 414.80 FEET; THENCE SOUTH 89 DEGREES 43 MINUTES 50 SECONDS WEST PARALLEL WITH SAID SOUTH LINE, A DISTANCE OF 627.70 FEET TO A POINT ON THE WEST LINE OF SAID QUARTER SECTION; THENCE SOUTH 01 DEGREES 21 MINUTES 07 SECONDS EAST ALONG SAID WEST LINE, A DISTANCE OF 414.87 FEET TO THE POINT OF BEGINNING ALL IN THE TOWNSHIP OF FOX, KENDALL COUNTY, ILLINOIS.
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SURVEYOR'S CERTIFICATE STATE OF ILLINOIS )) SSCOUNTY OF KENDALL )THIS IS TO CERTIFY TO THE CLIENT, HOWARD AND TREVA MATHRE, THAT I, RONALD D. BAUER, AN ILLINOIS PROFESSIONAL LAND SURVEYOR IN AFORESAID COUNTY AND STATE, HAVE COMPLETED A BOUNDARY SURVEY ON THE GROUND OF THE PROPERTY HEREON DESCRIBED. THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY SURVEY AND THAT THE ZONIG SKETCH HEREON DRAWN REPRESENTS THE FACTS FOUND AT THE TIME OF THE SURVEY. I ALSO CERTIFY THAT THERE WERE NOT ANY PROPERTY IRONS SET WITH THIS SURVEY DUE TO SAME OWNER OWNER THE PROPERTY ADJOING SAID PARCEL. THIS SURVEY DOES NOT CONSTITUTE A RECORD TITLE SEARCH AND ALL EASEMENTS AND OR SETBACKS SHOWN ARE EITHER THOSE DESIGNATED ON THE RECORDED SUBDIVISION PLAT OR THOSE PROVIDED TO US BY OTHER DOCUMENTATION. NO ATTEMPT HAS BEEN MADE TO OBTAIN OR SHOW DATA CONCERNING EXISTENCE OF PUBLIC UTILITIES OR STORM WATER RUNOFF EITHER ONTO OR OFF FROM THE SITE. THE FINAL FIELD WORK WAS COMPLETED ON THE 14th DAY OF MARCH, 2016.GIVEN UNDER MY HAND AND SEAL AT PLANO, ILLINOIS THIS 15th DAY OF MARCH, 2016 A.D._________________________________________________ ILLINOIS PROFESSIONAL LAND SURVEYOR #2352 REGISTRATION EXPIRES 11-30-2016 REFER TO A CURRENT TITLE INSURANCE POLICY FOR EASEMENTS NOT PROVIDED. THIS DRAWING IS THE PROPERTY OF RB & ASSOCIATES CONSULTING, INC. AND SHALL NOT BE USED FOR ANY OTHER PURPOSE THAN SETFORTH WITHOUT THE WRITTEN CONSENT OF AN AUTHORIZED AGENT OF RB & ASSOCIATES CONSULTING, INC.. THIS DRAWING IS NOT CONSIDERED TO BE ORIGINAL UNLESS THE SURVEYOR'S SEAL IS AN IMPRESSED SEAL OR DISPLAYED IN RED INK.
Mathre 1916, LLC
A-1 Special Use – Banquet Facility
13889 Hughes Road – Fox Township
Part of PIN 04-35-100-002
LEGAL DESCRIPTION
THAT PART OF THE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 36 NORTH, RANGE 6 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN THE TOWNSHIP OF FOX, KENDALL COUNTY, ILLINOIS BEING DESCRIBED BY COMMENCING AT
THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER FOR THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES
43 MINUTES 50 SECONDS EAST ALONG THE SOUTH LINE OF SAID QUARTER SECTION, A DISTANCE OF 221.0 FEET;
THENCE NORTH PERPENDICULAR TO SAID SOUTH LINE, A DISTANCE OF 156.5 FEET; THENCE EAST PARALLEL WITH SAID
SOUTH LINE, A DISTANCE OF 79.75 FEET, THENCE NORTH PERPENDICULAR TO SAID SOUTH LINE, A DISTANCE OF 24
FEET; THENCE EAST PARALLEL WITH SAID SOUTH LINE, A DISTANCE OF 156 FEET; THENCE SOUTH PERPENDICULAR TO
THE LAST DESCRIBED COURSE, A DISTANCE OF 180.50 FEET TO A POINT ON THE SOUTH LINE OF SAID QUARTER SECTION;
THENCE NORTH 89 DEGREES 43 MINUTES 50 SECONDS EAST ALONG SAID SOUTH LINE, A DISTANCE OF 163.11 FEET;
THENCE NORTH 00 DEGREES 16 MINUTES 10 SECONDS WEST PERPENDICULAR TO SAID SOUTH LINE, A DISTANCE OF
414.80 FEET; THENCE SOUTH 89 DEGREES 43 MINUTES 50 SECONDS WEST PARALLEL WITH SAID SOUTH LINE, A
DISTANCE OF 627.70 FEET TO A POINT ON THE WEST LINE OF SAID QUARTER SECTION; THENCE SOUTH 01 DEGREES 21
MINUTES 07 SECONDS EAST ALONG SAID WEST LINE, A DISTANCE OF 414.87 FEET TO THE POINT OF BEGINNING ALL IN
THE TOWNSHIP OF FOX, KENDALL COUNTY, ILLINOIS.
Staff Recommendation Summary:
Staff has reviewed the request from Kendall County Planning & Zoning Department
along with the subsequent documents attached. This subject 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 petitioner, Joe Gomoll d/b/a Gomoll Farms, is
requesting Special Use authorization in the A-1 Agricultural District to produce and sell food
items utilizing crops grown on the property in combination with crops grown off-site and
ancillary items produced off-site. The location of the produce stand use will be at 10151 Lisbon
Road in a proposed new structure.
According to the petitioner, the proposed produce stand will have a retail sales area
totaling 1,000 square feet within a new 44,800 square foot pole structure at the northeast portion
of the property. The new structure will consist of a cold storage area for equipment and farm
operations, retail space and five (5) parking stalls. The agricultural products proposed for sale
would include: apples, vegetables, stone fruits, eggs and honey. Additional products that may be
for sale include sweet cider, hard cider and Christmas trees depending on the market demand. In
Memorandum
To: Plan Commission
From: Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Chris Heinen, Planner
Date: May 3, 2016
Subject: Kendall County Case #16-09 – 10151 Lisbon Road (Special Use)
1.5 Mile Review
addition to the agricultural products offered will be bee keeping equipment, soaps, candles, home
décor and possibly other local growers’ produce. A proposed site plan illustrating the pole
structure is provided below:
Yorkville Comprehensive Plan
Yorkville’s current 2008 Comprehensive Plan designation for this property is Estate
Neighborhood. Estate Neighborhood designation is intended to provide areas for low-density
detached single-family residences, and is characterized by substantial open spaces along
roadways and between properties. Further, this land use classification intends to protect and
enhance the open character often identified with Yorkville.
Staff has reviewed the comprehensive plan designations and has no objections to the
petitioners’ request as the proposed Special Use is consistent with the County’s current A-1
Agricultural District zoning. Additionally, within the City of Yorkville’s A-1 Agricultural
District zoning classification, temporary farm stand uses are allowed as permitted uses and
permanent farm stands are allowed as accessory structures up to 600 square feet in area and can
be utilized for a period not to exceed six (6) months per year. A similar year round farm stand
use, as proposed by the petitioner, would also require Special Use authorization in the A-1
Agricultural District in Yorkville.
Staff will be available to answer any questions the Plan Commission may have regarding
the County Petition. This item was delivered to the City on April 14, 2016 with feedback
requested prior to Kendall County Board consideration. This item will be heard at the May 3,
2016 Zoning and Platting Advisory Committee conducted by Kendall County.
Attachments:
1. Kendall County Planning and Zoning Memo with Attachments.
DEPARTMENT OF PLANNING, BUILDING & ZONING
111 West Fox Street Room 203
Yorkville, IL 60560
(630) 553-4141 Fax (630) 553-4179
MEMORANDUM
To: WBK Engineering, LLC- Greg Chismark
Highway Department- Fran Klaas
Kendall County Forest Preserve- David Guritz
Kendall County Health Department- Aaron Rybski
Planning, Building and Zoning Department- John Sterrett
GIS Mapping Department- Chris Balog
Building Department- Brian Holdiman
Soil & Water Conservation District- Megan Andrews
Sheriff’s Office- Michael Peters
United City of Yorkville – Krysti Barksdale-Noble
Fox Township- Jim Friedrich
Fox Township Road Commissioner-Brad Mathre
PBZ Chair- Scott Gryder
File
From: Kendall County Planning, Building & Zoning Department
Date: April 14, 2016
Re: Petition #16-09 – Joe Gomoll d/b/a Gomoll Farms – 10151 Lisbon Road, Fox Township (PIN
04-25-200-008; -009)
Request for an A-1 Special Use on 15.5 acres to produce and sell food items utilizing crops
grown on the property and in combination with crops grown off-site in addition to ancillary
items produced off-site. The retail sales area will total 1,000 square feet within an existing
4,800 square foot structure towards the northeast portion of the property. Five (5) parking
stalls are proposed per the required amount within the Zoning Ordinance.
Please send comments 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
A Zoning and Platting Advisory Committee meeting will be held on Tuesday, May 3, 2016 at
9:00am at the Kendall County Office Building
Petition 16-09 – Joe Gomoll d/b/a Gomoll Farm – 10151 Lisbon Road, Fox Township (PIN 04-25-200-008; -009)
LEGAL DESCRIPTION
THAT PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 36 NORTH, RANGE 6 EAST OF THE THIRD PRINCIPAL
MERIDIAN, BEING DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 25; THENCE SOUTH 01 DEGREES 20
MINUTES 22 SECONDS EAST ALONG THE EAST LINE OF SAID SECTION 25, FOR A DISTANCE OF 417.97 FEET; THENCE CONTINUING SOUTH 01
DEGREES 20 MINUTES 22 SECONDS EAST ALONG SAID EAST LINE OF THE NORTHEAST QUARTER OF SECTION 25, FOR A DISTANCE 302.30 FEET
FOR THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 01 DEGREES 20 MINUTES 22 SECONDS EAST ALONG SAID EAST LINE OF THE
NORTHEAST QUARTER OF SECTION 25, FOR A DISTANCE OF 10.00 FEET; THENCE NORTH 89 DEGREES 47 MINUTES 56 SECONDS WEST ALONG A
LINE BEING PARALLEL TO THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 25, FOR A DISTANCE OF 405.00
FEET; THENCE SOUTH 01 DEGREES 20 MINUTES 22 SECONDS EAST ALONG A LINE BEING PARALLEL TO THE EAST LINE OF THE NORTHEAST
QUARTER OF SAID SECTION 25, FOR A DISTANCE OF 57.13 FEET; THENCE NORTH 89 DEGREES 47 MINUTES 56 SECONDS WEST ALONG A LINE
BEING PARALLEL TO THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 25, FOR A DISTANCE OF 85.00 FEET;
THENCE NORTH 01 DEGREES 20 MINUTES 22 SECONDS WEST ALONG A LINE BEING PARALLEL TO THE EAST LINE OF THE NORTHEAST QUARTER
OF SAID SECTION 25, FOR A DISTANCE OF 123.00 FEET; THENCE SOUTH 89 DEGREES 47 MINUTES 56 SECONDS EAST ALONG A LINE BEING
PARALLEL TO THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 25, FOR A DISTANCE OF 85.00 FEET;
THENCE SOUTH 01 DEGREES 20 MINUTES 22 SECONDS EAST ALONG A LINE BEING PARALLEL TO THE EAST LINE OF THE NORTHEAST QUARTER OF
SAID SECTION 25, FOR A DISTANCE OF 55.86 FEET; THENCE SOUTH 89 DEGREES 47 MINUTES 56 SECONDS EAST ALONG A LINE BEING PARALLEL
TO THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 25, FOR A DISTANCE OF 405.00 FEET TO THE POINT OF
BEGINNING; ALL IN THE TOWNSHIP OF FOX, KENDALL COUNTY, ILLINOIS.
Staff Recommendation Summary:
Staff has reviewed the request from Kendall County Planning & Zoning Department
along with the subsequent documents attached. This subject 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 petitioner, Whitetail Ridge Golf Club, LLC, is
requesting Special Use authorization in the A-1 Agricultural District to operate a banquet facility
for weddings and receptions on an approximately 17-acre parcel located about 4 miles southwest
of the Whitetail Ridge golf course off of Illinois Route 126. The location of the proposed
banquet facility will be at 9111 Ashley Road which currently has five (5) existing barn-type
buildings.
According to the petitioner, the proposed wedding reception and banquet use will occur
within the existing buildings on the site and no food preparation will take place, but outside
catering is allowed. The County’s Zoning Ordinance establishes specific conditions for banquet
Memorandum
To: Plan Commission
From: Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Chris Heinen, Planner
Date: May 3, 2016
Subject: Kendall County Case #16-10 – Whitetail Ridge Golf Club, LLC
1.5 Mile Review
facilities in the A-1 District 1 at this location which are as follows and will be required for this
proposed use:
• The facility shall have direct access to a road designated as an arterial roadway or major
collector road as identified in the Land Resource Management Plan.
• The subject parcel must be a minimum of 5 acres.
• The use of this property shall be in compliance with all applicable ordinances. The
banquet facility shall conform to the regulations of the Kendall County Health
Department and the Kendall County Liquor Control Ordinance.
• Off-street parking, lighting and landscaping shall be provided in accordance with the
provisions of Section 11 of the Kendall County Zoning Ordinance.
• All signage shall comply with the provisions of Section 12 of the Kendall County Zoning
Ordinance.
• Retail sales are permitted as long as the retail sales will be ancillary to the main
operation.
• The noise regulations are as follows:
Day Hours: No person shall cause or allow the emission of sound during
daytime hours (7:00 A.M. to 10:00 P.M.) from any noise source to any
receiving residential land which exceeds sixty five (65) dbA when
measured at any point within such receiving residential land, provided;
however, that point of measurement shall be on the property line of the
complainant.
Night Hours: No person shall cause or allow the emission of sound during
nighttime hours (10:00 P.M. to 7:00 A.M.) from any noise source to any
receiving residential land which exceeds fifty five (55) dbA when
measured at any point within such receiving residential land provided;
however, that point of measurement shall be on the property line of the
complainant.
Yorkville Comprehensive Plan
Yorkville’s current 2008 Comprehensive Plan designation for this property is split
between Estate Neighborhood and Parks/Open Space. Estate Neighborhood designation is
intended to provide areas for low-density detached single-family residences, and is characterized
by substantial open spaces along roadways and between properties. The Parks/Open Space
designation is intended to preserve existing public open spaces such as recreational areas (park
lands), existing privately held open space properties and seeks to provide a connection between
open spaces and developments with the utilization of a linked trail system.
The areas where the existing buildings are located have the Estate Neighborhood
designation; while the rear of the property and adjacent land has the Parks/Open Space
1 http://www.co.kendall.il.us/wp-content/uploads/PBZ_zoning_07.pdf
designation. The Parks/Open Space designation coincides with a proposed trail extension to the
west of the subject property from Raintree Village development to the north, as illustrated below:
Staff has reviewed the comprehensive plan designations and has no objections to the
petitioners’ request since it is a special use and will not change the character of the existing
buildings. While the proposed use is not necessarily consistent with the 2008 Comprehensive
Plan’s land designation for Estate Neighborhood, this land use would translate to an E-1 Estate
Residence zoning district, per the Yorkville Zoning Ordinance. In the Yorkville Zoning
Ordinance, similar type quasi-residential/commercial uses (i.e., bed and breakfast inns) are
permitted as Special Uses within the E-1 zoning classification.
Staff will be available to answer any questions the Plan Commission may have regarding
the County Petition. This item was delivered to the City on April 19, 2016 with feedback
requested prior to Kendall County Board consideration. This item will be heard at the May 3,
2016 Zoning and Platting Advisory Committee conducted by Kendall County.
Attachments:
1. Kendall County Planning and Zoning Memo with Attachments.
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: April 19, 2016
Re: Petition #16-10 – Whitetail Ridge Golf Club, LLC – 9111 Ashley Road, Kendall Township
(PIN 05-22-200-002)
Request for an A-1 Special Use on 17 acres to operate a banquet facility for weddings.
Please send comments to:
Kendall County
Planning, Building & Zoning Department
Attn: John Sterrett
111 West Fox Street, Room 203
Yorkville, IL 60560
jsterrett@co.kendall.il.us
A Zoning and Platting Advisory Committee meeting will be held on Tuesday, May 3, 2016 at
9:00am at the Kendall County Office Building
9111 Ashley Road
PIN 05-22-200-002
LEGAL DESCRIPTION
THE NORTH 985.0 FEET OF THE EAST 751.82 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 36 NORTH, RAN GE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN IN KENDALL TONWSHIP, KENDALL
COUNTY, ILLINOIS
Purpose
The purpose of this memorandum is to provide the Plan Commission with an update on the
action taken by the City Council on the items previously presented to and recommended by the Plan
Commission at a prior meeting.
City Council Action:
The City Council reviewed the Plan Commission’s recommendation regarding the following
items during their meeting held on April 26, 2016 and made the following final determination as
indicated in their vote below:
1. PC 2016-05 BBB Farms LLC, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting rezoning approval from R-2, Single-Family
Traditional Residence District to A-1, Agricultural District. The real property is located on
Fox Road, between Pavilion Road and Ford Drive in Yorkville, Illinois.
Colosimo-aye; Koch-aye; Teeling-aye; Kot-aye: Milschewski-aye;
Funkhouser-aye; Frieders-aye; Tarulis-aye.
8 ayes; 0 nays.
2. PC 2016-06 The United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a
text amendment to Chapter 6: Permitted and Special Uses in the Zoning Ordinance to identify
Commercial school, trade school as special uses in the M-1 Limited Manufacturing and M-2
General Manufacturing districts and proposing a text amendment to Chapter 2: Rules and
Definitions in the Zoning Ordinance to redefine the definition of trade school to “A school
established to provide for the teaching of academic, industrial, clerical, managerial, artistic
skills, or alternative education. This definition applies to schools that are owned and operated
privately for profit or non profit and that may offer a complete education curriculum.” This
text amendment will provide regulations for the establishment and operation of such uses in
these zoning districts.
Colosimo-aye; Koch-aye; Teeling-aye; Kot-aye: Milschewski-aye;
Funkhouser-nay; Frieders-aye; Tarulis-aye.
7 ayes; 1 nay.
3. PC 2016-07 Terry Richards, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting to amend a special use approved for a public
storage facility pursuant to Chapter 6, Table 10.06.03 of the Yorkville Zoning Ordinance. The
amendments to the special use include relocation of the buildings on the property, increasing
the number of buildings on the property and increasing the landscape materials, all as shown
Memorandum
To: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: May 2, 2016
Subject: City Council Action Updates
1
on a new site plan for the development of the property. The real property is located at 147
Commercial Drive in Yorkville, Illinois.
Colosimo-aye; Koch-aye; Teeling-aye; Kot-aye: Milschewski-aye;
Funkhouser-aye; Frieders-aye; Tarulis-aye.
8 ayes; 0 nays.
2