Plan Commission Packet 2016 06-08-16
PLAN COMMISSION
AGENDA
Wednesday, June 8, 2016
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: May 11, 2016
Citizen’s Comments
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Public Hearings
1. PC 2016-12 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 210 Beaver
Street, in Yorkville, Illinois.
Old Business
New Business
1. PC 2016-12 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 210 Beaver
Street, in Yorkville, Illinois.
- Action Item
Special Use
Additional Business
1. City Council Action Updates
The following items were presented to the City Council on May 24, 2016.
a. 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.
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
- Action Item
1 ½ Mile Review (Special Use)
b. 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)
c. 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)
Adjournment
Page 1 of 2
DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, May 11, 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.
Michael Crouch-yes, Deborah Horaz-yes, Reagan Goins-yes, Charles Kraupner-yes,
Richard Vinyard-yes, Randy Harker-yes
Absent: none
City Staff
Krysti Barksdale-Noble, Community Development Director
Other Guests
Lynn Dubajic, DLK
Previous Meeting Minutes April 20, 2016
The minutes were approved on a motion by Mr. Kraupner and second by Ms. Goins. Ms.
Horaz noted a change is needed in the transcript on page 7. References to Alderman
Gilson should say Tom Gilmour instead. The minutes and transcript were then approved
with the revisions.
Roll call: Horaz-yes, Goins-yes, Kraupner-yes, Vinyard-yes, Crouch-yes, Harker-yes.
Passed 6-0.
Citizen’s Comments None
Public Hearings None
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
1-1/2 Mile Review (Special Use)
This is an existing facility and the petitioner wishes to rent it for weddings, etc. Ms.
Noble said this use is not inconsistent with the proposed Comprehensive Plan. She noted
the dates were wrong in reference to County reviews.
Page 2 of 2
Roll call: Goins-yes, Kraupner-yes, Vinyard-yes, Crouch-yes, Horaz-yes, Harker-yes.
Passed 6-0.
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
1-1/2 Mile Review (SpecialUse)
Ms. Noble said this is typical of temporary roadside sales, though there will be a
permanent building. She noted a correction of the structure size to say 4,480 square feet.
The Comp Plan shows this area as an estate neighborhood and the zoning is Ag in the
County.
Roll call: Kraupner-yes, Vinyard-yes, Crouch-yes, Horaz-yes, Goins-yes, Harker-yes.
Passed 6-0.
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
1-1/2 Mile Review (Special Use)
The facility will be used for weddings and banquets and has 5 existing buildings. The
petitioner will be requesting a County liquor license. Staff feels this fits within the Comp
Plan since it is A-1 zoning.
Roll call: Vinyard-yes, Crouch-yes, Horaz-yes, Goins-yes, Kraupner-yes, Harker-yes
Passed 6-0.
Additional Business
City Council Action Updates:
On April 26th, 3 items were before City Council and all were approved unanimously:
1. PC 2016-05 BBB Farms rezoning
2. PC 2016-06 City Text Amendment regarding commercial/trade schools
3. PC 2016-07 Terry Richards amending Special Use for storage facility
Ms. Noble also informed the Commission that City Planner Chris Heinen left the City.
A Comprehensive Plan open house was held last week with only 1 attendee. A second
open house will be held May 12 at Grande Reserve.
At their June meeting, the Economic Development Committee will discuss combining the
Plan Commission and Zoning Board of Appeals.
Adjournment
There was no further business and the meeting was adjourned at 7:14pm on a motion by
Mr. Kraupner and second by Ms. Horaz. Approved on a voice vote.
Transcribed by Marlys Young, Minute Taker
Background & Request:
The petitioner, Tairi Grace, 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 210 Beaver Street, in Yorkville, Illinois.
Memorandum
To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: May 25, 2016
Subject: PC 2016-12 – Grace Holistic Center for Education (Special Use)
210 Beaver Street – Units B & C
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The subject property is currently zoned M-1, Limited Manufacturing. The City recently
approved a text amendment to the Zoning Ordinance which allows trade/commercial schools as a
special use in the M-1 and M-2 manufacturing districts. Additionally, the City revised the
commercial/trade school definition to state the following, “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 not for
profit and that may offer a complete education curriculum.”
Proposed Project:
The petitioner is looking to utilize a portion of the building located at 210 Beaver Street,
Units B & C, for a private not-for-profit school for special and regular education students. The
interior remodel will consist of constructing six (6) classrooms and new bathroom facilities. The
school is looking to house approximately 50 children with a staff of 6 adults. The initial primary
focus will be elementary and junior high students. Access for the site will be located off of
Beaver Street and the petitioner is looking to create onsite signage that will outline the flow of
traffic for drop off and pick up traffic. Additionally, school staff will be onsite to direct traffic
within the site for drop off and pick up. At this time, there is no indication of bus use for the
school. All signage will require a permit with the City and will be reviewed at that time.
Parking
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 the Kendall County GIS maps, it appeared to be striped in 2010 (as illustrated in the
aerial image on page 1). Per the zoning ordinance, an elementary and junior high school requires
1 space per classroom. This would require the site to have a minimum of six (6) parking stalls.
The City recently approved a special use for a church located in Unit A of the building.
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. As part of
the approval of this special use, there were two (2) conditions regarding the parking. The first is
that the parking stalls located along the western side of the building be restriped in compliance
with the current standards in the Yorkville City Code. The second is that the owner of the
Subject Property includes language in all other leases of portions of the building acknowledging
that there is shared parking for the tenants of the building. The second condition will be placed
on this special use request as well. The building owner has provided proof that such shared
parking language has been included in the lease to the church.
Shared Parking
The proposed trade school use would also fall within the appropriate shared parking
regulations found in Section 10-16-4 of the zoning ordinance. Shared parking is the use of a
parking space for two (2) or more individual land uses without conflict or encroachment.
According to the regulations for shared parking, all uses within this structure, including the
recently approved church use and the currently vacant units, are to be accommodated by the
existing parking stalls. Since churches typically are a nighttime and weekend use and the
proposed school and manufacturing uses are primarily conducted in daytime and used during the
2
weekday, the uses would be considered complementary. Therefore, appropriate to permit shared
parking.
The total number of parking stalls need to accommodate each use (recently approved
church and proposed school) is 15 spaces. The existing site has the potential to accommodate
approximately 19 spaces when the additional 14 stalls are striped. Therefore, the subject property
could more than adequately accommodate parking for both uses simultaneously should each
facility operate on the same day and time.
It should also be noted, however, that Section 10-16-4-C-3 of the zoning ordinance
requires that a legal document between property owners outlining the shared parking
requirements. Since the petitioner is looking to lease Unit B & C and there is only one property
owner involved, staff would require that as part of the special use approval, the owner provide
language in the lease that acknowledges the shared parking for the tenants of the building.
The proposed use at this location could impact the traffic flow or increase the traffic in
the area. The hours for the school will be similar to those of the surrounding businesses. There
will be increased traffic at certain peak times of the day due to the drop off and pick up of the
students. If bussing is required in the future, the petitioner would need to provide a traffic
analysis to determine if traffic will increase or impede traffic patterns. This will be a condition
for approval.
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.
Stormwater management has already been accounted for within the development of the
subdivision and no additional storage would be required as part of this special use.
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.
However, as part of the recently approved text amendment, staff felt that allowing
trade/commercial schools as a special use within the manufacturing districts is consistent with
3
current zoning and land use trends which is detailed in the attached staff memo to the Plan
Commission presented at the April 13, 2016 meeting which outlines the research utilized in
recommending the recently approved text amendment.
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.
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 special use shall in all other respects conform to the applicable regulations of the
district in which it is located, except as such regulations may in each instance be modified
by the city council pursuant to the recommendations of the plan commission.
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 June 8,
2016 Plan Commission meeting.
Staff Comments:
The special use request for an alternative school is supported by staff. The current bulk
regulations (setbacks, lot coverage, building height) are being met and the proposed use is not in
conflict with the current comprehensive plan or recently amended zoning ordinance.
However, to ensure the orderly development of the area is not compromised by the
proposed special use; staff recommends the following conditions to this petition:
1. A traffic flow plan be submitted as part of the Building Permit application which
illustrates the proposed pattern of traffic for drop-offs and pick-ups for the school
which will be subject to staff’s approval.
2. If bussing is later implemented as part of the school transportation plan, a revised
traffic flow plan and traffic analysis will be provided to the City’s Community
Development Department for review and authorization prior to establishment of the
service.
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3. The fourteen (14) parking stalls located along the western side of the building be
striped prior to the operation of the school use. This will be a condition of building
permit occupancy.
Proposed Motion for Special Use:
In consideration of testimony presented during a Public Hearing on June 8, 2016 and
discussions conducted at that meeting, the Plan Commission recommends approval to the City
Council a request for 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 210 Beaver Street, Units B and C, in Yorkville, Illinois, subject to
staff recommendations and conditions in a memo dated May 25, 2016, and further subject to
{insert any additional conditions of the Plan Commission}…
Attachments:
1. Copy of Petitioner’s Application w/exhibits.
2. Plan Commission memo for text amendment.
3. Copy of Public Notice.
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Background:
As the Plan Commission will recall, the Zoning Ordinance was adopted on November 25,
2014 and placed into effect on January 1, 2015. Since that time, staff has been approached by a
citizen looking to incorporate a private, non-profit alternative school within an M-1 zoning
classified property. Our zoning ordinance currently does not allow trade schools or commercial
schools within a manufacturing district. Staff researched several surrounding municipalities (see
chart below) and found that several of them either permitted trade schools as an outright
allowable use or required a special use in manufacturing districts. Staff felt that allowing trade
schools in the Manufacturing Districts as a special use is consistent with current zoning trends
and would allow, on a case-by-case basis, additional review of surrounding land uses, site layout,
parking, utilities, and traffic.
Trade School Uses in Manufacturing Districts
Municipality Use Permitted Special Use Not Permitted
Plainfield Trade school, music school,
dance school.
X
Oswego Schools; music, dance, business,
commercial or trade.
X
Plano Schools of dance, music, business
or trade.
X
Montgomery Personal and Business Services. X
Naperville Vocational and trade schools. X
Aurora Technical, trade, and other
specialty schools.
X
Sugar Grove Schools, commercial or trade. X
The City of Yorkville currently defines Trade schools only and is defined as, “A school
established to provide for the teaching of industrial, clerical, managerial, or artistic skills. This
definition applies to schools that are owned and operated privately for profit and that do not offer
a complete educational curriculum (e.g., beauty school, modeling school). Staff researched other
definitions similar to trade schools and found the following:
• Montgomery - Personal & Business Services: An establishment that provides services to
consumers (for example, insurance, salon, attorney, veterinarian, teaching facilities for
trades, gymnastics, martial arts etc., consulting and contracting firms etc.).
Memorandum
To: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: March 31, 2016
Subject: PC 2016-06 Trade Schools (Text Amendment)
• Sugar Grove - SCHOOL, VOCATIONAL: A secondary or higher education facility
primarily teaching usable skills that prepare students for jobs in a trade and meeting
Illinois' requirements as a vocational facility.
• Naperville - SCHOOL, TRADE OR VOCATIONAL: A school which offers career based
instruction in skilled subjects such as computer repair, network development, graphic
design, multimedia, arts, shorthand, carpentry, drafting and automobile mechanics as part
of a certificate or degree program.
While all of these definitions are similar in nature, there is a growing trend that will need
to be addressed in alternative schools. Currently, Yorkville only allows schools, public or
private, in residentially zoned districts. This creates a burden on smaller, alternative schools.
Finding a location and building a new school is economically unfeasible for these uses. It is also
not a permitted home occupation, so a single family dwelling would not be able to be have a
school. A majority of these alternative schools are typically operated in business areas or
manufacturing areas. The City currently has a few schools operating under the trade school
definition that are located in business zoned properties and staff feels that expanding them into
the manufacturing districts seems to be a logical trend.
Staff Recommendation Summary:
Staff has worked with the City Attorney to revise the definition of trade schools to add
commercial school and allow such schools as a special use in the M-1 & M-2 zoning
classifications. The following proposed text amendments would be:
1. Chapter 2: Rules and Definitions in the Zoning Ordinance to revise the definition of trade
school to include commercial school and define it as “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.”
2. 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.
This item was discussed at the April 5, 2016 Economic Development Committee
meeting. The committee had some concern that it may be better suited in the M-1 zoning district
only and not a special use in the M-2 zoning district. Staff would like the input from the Plan
Commission regarding this concern. Staff will be available to answer any questions the Plan
Commission may have regarding the proposed text amendment. A recommendation from Plan
Commission will be forwarded to City Council for consideration at the April 26, 2016 regularly
scheduled meeting.
Proposed Motion for Amendment:
In consideration of testimony presented during a Public Hearing on April 13, 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, and further subject to
{insert any additional conditions of the Plan Commission}…
Attachments:
1. Current Chapter 6 of the United City of Yorkville’s Municipal Zoning Ordinance.
2. Research on Trade Schools.
3. Copy of Public Notice.
Order ID:4178740
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5/11/2016 10:58:15 AMPrinted:
GROSS PRICE * :$171.11
* Agency Commission not included
IL Govt Legal Aurora BeaconPACKAGE NAME:
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 May 24, 2016 and made the following final determination as
indicated in their vote below:
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.
a. There were no objections raised regarding this request.
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.
a. There were no objections raised regarding this request.
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.
a. There were no objections raised regarding this request.
Memorandum
To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: May 25, 2016
Subject: City Council Action Updates
1