Zoning Board of Appeals Packet 2006 01-10-06 ` tiD Co.
United City of Yorkville Memo
800 Game Farm Road
Errs Yorkville, Illinois 60560
Telephone: 630-553-4350
0� . [:7 Fax: 630-553-7575
AGENDA
ZONING BOARD OF APPEALS
TUESDAY,January 10,2006
7:00 P.M.
First Floor Conference Room
Revised: 1/4/06
Meeting called to order: 7:00 p.m.
Roll Call:
Previous Meeting Minutes (Corrections/Approval): January 8, 2004, September 8, 2005 and
October 17, 2005
Public Hearings:
1. ZBA 2005-58 Larry Saravanos, Saravanos Properties, LLC, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois seeking a variance to
the Building Regulations Ordinance Section 8-11-7D Computations of Signage, Maximum
Size to allow for a freestanding sign that would be 27' in height and 16'3" in width. The
property is located at 7131 Route 47, Yorkville, Kendall County, Illinois.
New Business:
1. ZBA 2005-58 Larry Saravanos, Saravanos Properties, LLC,petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois seeking a variance to
the Building Regulations Ordinance Section 8-11-71) Computations of Signage, Maximum
Size to allow for a freestanding sign that would be 27' in height and 16'3" in width. The
property is located at 7131 Route 47, Yorkville, Kendall County, Illinois.
Additional Business:
Adjournment:
INFORMALLY APPROVED/NO QUORUM 03/24/04
UNITED CITY OF YORKVILLE Page 1 of 4
ZONING BOARD OF APPEALS MEETING
THURSDAY,JANUARY 8,2004, 7PM
In Attendance:
Board Members in Attendance
Bill Davis, Co-Chair Dean Bromann
Ryan Woods Mike Skinner
Ralph Pfister
Also in Attendance
Anna Kurtzman
Jay Stockbridge Peter LoDestro,
The meeting was called to order at 7:l Opm by Bill Davis
Roll Call was taken.
Minutes
The minutes of the October 14, 2003 were approved on a motion by Mike Skinner and
second by Ryan Woods. Motion passed.
Public Hearings
The first case was introduced, after which the guests, Peter LoDestro and Jay
Stockbridge-Architect, were sworn in by Bill Davis.
Public Hearing ZBA2003-26: Mr. LoDestro requested a variance on the sign ordinance
so construction on his sign could be completed. The sign is located on Bridge Street and
is constructed of brick and stone. Mr. LoDestro displayed a drawing of the ground sign.
His request is for a variation of the height. Mike Skinner questioned why the sign is
higher. Mr. LoDestro replied that he anticipates 3 or 4 more tenants and wanted the
lettering larger. Ralph Pfister asked what the height is. The height is 7'8"on the pillars
and the actual sign height is 7' off the ground
Ryan Woods asked if the petitioner knew of the ordinance. According to Mr. LoDestro,
there was a miscommunication with the bricklayer. Both the pillars and the sign are too
high. Mr. LoDestro explained that the sign face is 6' high and 8' long and is 1-2' off the
ground. Mr. Woods inquired as to making the sign skinnier for each potential name and
shorten the overall height of the sign. The '/"aluminum sign panel is already
constructed and being stored in his garage per Mr. LoDestro. He also noted that I-DOT
will be raising the road and the sign would be on the ground if it is lowered. He stated
that the bolts and pillars are already in place. Mr. Woods asked what the height of each
name would be, which is 12". The sign is 35' off the road. Mike Skinner suggested
making the letters in the name smaller. The sign is currently lit by a spotlight on a timer
and is vinyl coated with reflective lettering.
Page 2 of 4
The discussion was then ended. Bill Davis moved to close the public hearing ZBA2003-
26 which Dean Bromann seconded.
Mr. Davis then opened private discussion of ZBA2003-26. Ms. Kurtzman explained the
order of the hearing. Bill Davis moved to open private discussion and Ryan Woods
seconded. Mr. Skinner noted that Mr. LoDestro wouldn't want the letters any smaller. The
petitioner is asking for a 1-1/2' variance. At this point, Ms. Kurtzman stated that the board
is a recommending body only and will send the recommendation to the City Council for a
final decision.
After a brief discussion among board members, Mr. Woods asked if the board would be
setting a precedent if they recommended approval of the variance. Mr. Skinner replied
that any decision on this case would not affect any other future variance requests.
The board then reviewed the 6 standards which need to be applied to each variance
request. Co-Chair Davis paraphrased each:
1. Any unique physical property of land involved... (Yes)
2. Available location of signing on property... (No)
3. Effect of proposed sign on pedestrian and motor traffic... (Yes)
4. Granting of variation will not be detrimental... (No,not applicable)
5. Increase congestion to public streets or a danger... (Not applicable)
6. General intent of this chapter... (No)
Ralph Pfister moved and Mike Skinner seconded to approve variance so that sign
construction could be completed. A roll call vote was taken and approved 5-0. This
recommendation will be presented at the City Council meeting January 27th at 7pm.
A motion was then made and seconded by Ryan Woods and Bill Davis to close public
hearing ZBA2003-26. Motion passed unanimously.
Public Hearing ZBA2003-27:
Public Hearing ZBA2003-27 was opened. Jay Stockbridge/Stockbridge Architects
explained the variance request was for 419 Park Street which is an existing single family
home. The variance request is for the rear and side yard setbacks. The current owner,
Mr. Schipper, had an accident which rendered him paralyzed from the waist down and is
confined to a wheelchair. He wishes to construct a new master suite/bathroom off the
rear of the home. The proper papers and affidavits were filed and 196 letters were sent to
surrounding homeowners notifying them of the variance request. Ms. Kurtzman has the
affidavit.
Page 3 of 4
Mr. Stockbridge stated that it was discovered that not only was a variance needed for the
side and rear,but that the entire structure was over every setback. After discussion with
staff, it was decided to include 4 variance requests to bring the house into conforming
use. This request includes 2 for the proposed addition and 2 for the front and corner sides
to fully comply.
The specific ordinances on which variances were requested are:
1. 10-6B-4A: front yard from 30 to 40.8 feet to the front of the garage(it was noted
that after it was constructed, the zoning was changed and all other houses in the
area are over the setbacks as well)
2. 10-6B-4B: reduce interior side yard from 15 to 10.35', directly a result of
proposal to construct addition straight back from current structure
3. 10-6B-4B: corner side yard from 40 to 30.2' to the garage
4. 10-6B-4C: rear yard from 50 to 38.5' where the existing sunroom will be replaced
with the proposed addition and won't protrude even as far as the sunroom.
The following summary was then made by Mr. Stockbridge. The variance:
1. Will not affect air movement between homes
2. Does not create public nuisance
3. Won't diminish property values
4. Won't result in public expenditures
The age of the home is approximately 10 years old,having been built in 1994. Ms.
Kurtzman noted that she did research on the home and found there was an amendment to
the ordinance regarding setbacks, after the building permit was already issued. Mr.
Skinner asked if the Schippers were the original owners. They are not,but they plan to
stay in the community.
All the remodeling work is being done due to the disability of Mr. Schipper. The
concrete patio in back will be raised to facilitate a smooth transition and the entire
addition will be flush with the patio. Mr. Stockbridge displayed a drawing to the board at
this time. To complete the work,there will be a new bedroom with an accessible bath.
Mr. Stockbridge asked the board to grant 3 of the 4 variances. However, Mr. Skinner
pointed out that this is only an advisory board and approval cannot be granted at this
level. More discussion then followed. These facts were stated regarding the home—the
existing porch is a screened-in porch 38.5' from the property line, there is a poured
concrete foundation which will be raised and it is a ranch home.
Mr. Skinner moved and Mr. Bromann seconded to close the public hearing. All were in
favor, motion passed.
A motion was then made by Mr. Woods to open private discussion,with a second by Mr.
Skinner. Passed.
Page 4 of 4
It was noted by Mr. Skinner, that as a builder of handicapped housing, location is very
important to the handicapped individual--there is a sense of"their home". He further
stated that the board should look at the individual situation,not the variance so much, and
that this request is appropriate for the location of the home. Mr. Pfister added that the
neighbors do not object either. Mr. Bromann said his only concern was with the pitch
line of the home and would it set a precedent. Ms. Kurtzman reiterated that this is where
the"standard tests"come into play. There was some further discussion of the current
zoning.
Mr. Davis then read the standards for recommending variances: (paraphrased below)
1. Are physical surroundings a hardship to the owner? (Yes)
2. Conditions of the petition are unique to that property. (Yes)
3. Alleged difficulty caused by Title,not created by person. (Yes)
4. Granting of variance will to detrimental to public welfare. (Yes)
5. Impair light/air, cause congestion etc. (No)
Chairperson Davis asked if there was a motion to recommend granting the variance. Mr.
Skinner clarified that the board could only vote on 3 of the requests and make a
recommendation on one. He further stated they could vote on the front yard, side yard
and rear yard setbacks and only recommend on the interior yard setback Skinner then
moved to recommend approval of ZBA2003-27 Schipper,requests number 1, 3 and 4.
Mr. Pfister seconded the motion. A roll call vote passed the motion. Mike Skinner then
moved to recommend to the City Council, the granting of the 2nd request on the variance.
Mr. Woods seconded that motion and a roll call vote approved to carry motion.
These recommendations will be sent to the January 27 City Council meeting.
At 8:10pm Mr. Stockbridge left the meeting.
Additional Business
Skinner and Bromann requested new zoning ordinance books which Ms. Kurtzman will
provide. Mr. Bromann stated that it would be in the City's best interest to study the RI
vs. R2 zoning and then made a motion that the City Council should review the Prairie
Park subdivision and seek legal counsel to zone R1 or R2. Mr. Woods seconded that
motion and all were in favor in a roll call vote. Motion passed.
Mr. Davis asked Ms. Kurtzman if quadrants could be placed on petitions for a better
understanding of the location of such petitions. The Clerk's office will be asked to
include drawings in future petitions.
As there was no additional business, Pfister moved to adjourn with a second by Woods.
Passed, meeting adjourned at 8:15pm.
Minutes respectfully submitted by Marlys Young, Minute Taker
Pagel of 3
RAFT
UNITED CITY OF YORKVILLE
ZONING BOARD OF APPEALS MEETING
Thursday, September 8,2005,7PM
City Council Chambers
Board Members in Attendance
Bill Davis Harold Feltz
Ryan Woods Dean Bromann
Ben Moe Mike Skinner
Other City Staff in Attendance
Anna Kurtzman, ICCI
Guests:
Albert&Kimberly Kolkmeyer
The meeting was called to order at 7:05pm by Chairman Bill Davis. Roll call was taken
and a quorum was established.
Previous Meeting Minutes June 6.2005
The minutes were approved on a motion by Ryan Woods and a second by Harold Feltz.
Motion carried unanimously.
Public Hearine•
A motion was made by Harold Feltz and Dean Bromann to enter into Public Hearing.
Motion carried.
ZBA 2005-41 was opened with Albert and Kimberly Kolkmeyer,petitioners, in
attendance to present their request for variances. They currently own a home at 507 W.
Ridge Street,built in 1901 and it is known as the Silver Key Bed and Breakfast.
The Kolkmeyers requested variances as follows:
1. Reduce their rear yard setback by 23 feet, from 40 feet to 17 feet(Section 10-6C-
4C).
2. They also wish to reduce the front yard setback by 12 feet, from 30 feet to 18 feet
(Section 10-6C-4A).
Page 2 of 3
Mr. and Mrs. Kolkmeyer wish to construct a 10 x 36' addition on the west side of their
home that sits on a double lot. Their home is currently 17 feet from the property line and
the other houses on the block are the same distance. The new addition would be in the
setback area. The homeowners want to maintain the historic integrity of this house in this
process.
There was no further discussion so a motion was made by Mike Skinner and seconded by
Dean Bromann to close the Public Hearing. Motion carried unanimously.
New Business:
The committee then discussed ZBA 2005-41 and Mr. Skinner said that he had spoken
with neighbors in that area and there was no objection from them regarding the variance.
He added that the work the Kolkmeyers intended to do would exceed any improvements
done there before and that many of the homes in the area were not in compliance with
current setback requirements. He said there was no reason to deny their request.
A motion to approve the variances was made by Mike Skinner and seconded by Ryan
Woods. Ms. Kurtzman then reviewed the"Standards of Granting a Variance"with the
committee. The motion was then approved with a roll call vote and a recommendation
was made to approve the petitioners' request. Since the variances represent more than
57.5% and 40% change to the ordinances, respectively,this request must move to City
Council for final approval. This petition will be placed on the C.O.W. agenda for
October 4th
Even though the petitioners (Autoserve Jiffy Lube) for the second variance request were
not present, Ms. Kurtzman stated that the Public Hearing should be opened.
Harold Feltz and Ben Moe moved and seconded to open ZBA 2005-42. Ms. Kurtzman
said the Public Hearing should remain open,because if it were closed,the petitioners
would not be able to reapply until after one year. She recommended it be opened and
then continued. The next meeting of ZBA is scheduled for October 17th and this request
could be continued until then or a different date could be scheduled. She added that a
further action could be to deny the request.
Chairman Davis said the hearing could be continued if they have the necessary
documents by October 17`t'. He requested photos and dimensions of the signs as well as
wording of the signs. The petitioner is asking for four signs along Rt. 47. Mr. Skinner
asked for the location and height of the signs in comparison to the building. Mr. Davis
stated that if there are eight signs to be placed,he would like to see the other signs.
Page 3 of 3
A motion was made by Mike Skinner to continue ZBA 2005-42 to October 17''. Harold
Feltz seconded. Before the vote was taken, Mr. Moe asked for a clarification from the
petitioner on the number of signs and the hardship of not granting such a request. A roll
call vote was then taken and the motion was carried to continue this matter. Ms.
Kurtzman will write a letter to the petitioner to try and resolve all questions before the
October hearing.
Additional Business:
There was no further business so a motion was made and seconded by Dean Bromann
and Ryan Woods respectively, to adjourn the meeting. Motion carried.
Meeting adjourned at 7:30pm.
Minutes respectfully submitted
By Minute Taker, Marlys Young
Page 1 of 2
R.AF
UNITED CITY OF YORKVILLE
ZONING BOARD OF APPEALS MEETING
Monday, October 17,2005,7PM
City Council Chambers
Board Members in Attendance
Bill Davis Harold Feltz
Ryan Woods Dean Bromann
Ben Moe
Other City Staff in Attendance
Anna Kurtzman, ICCI
Guest:
John Fichtel
The meeting was called to order at 7:03pm by Chairman Bill Davis. Roll call was taken
and a quorum was established.
Previous Meeting Minutes [Sevtember 8.20051
There were no minutes included with the agenda packets.
Public Hearine•
A motion was made and seconded by Ryan Woods and Dean Bromann respectively,to
enter into Public Hearing ZBA 2005-48. Carried unanimously.
Petitioners John Fichtel and Jennette Welter-Fichtel filed an application seeking a
variance to the Zoning Ordinance Section 10-6C-4C Rear Yard Areas that would reduce
the rear yard setback by five feet, from 40 feet to 35 feet. The property is located at 508
Buckthorn Court,Yorkville.
Chairman Davis briefly summarized the variance before the board and asked Mr. Fichtel
to explain his request.
Mr. Fichtel said that he presently has a deck on his house, 18 feet by 22 feet. He wishes
to remove 6 feet from his deck and build on a sunroom/four seasons room. His deck is
oriented towards the south/southwest side of the home and he is not able to use it as much
as desired in the summer because of the heat. He wishes to make this area more useful.
Page 2 of 2
Chairman Davis explained to Mr. Fichtel that the Board would then go into private
session for the purpose of making their decision and invited him to remain at the meeting.
A motion was then made by Harold Feltz and seconded by Ben Moe to close the Public
Hearing. Motion carried unanimously.
New Business:
Chairman Davis asked for a motion to enter into New Business. It was moved and
seconded by Ryan Woods and Harold Feltz to enter into New Business. Carried
unanimously.
Mr. Feltz observed that no one had come before the Board to oppose this request and
took note of the fact that Mr. Fichtel had asked his neighbors their view on his request
with no negative input. Mr. Woods also said he had spoken with one of the neighbors
and there was no negative feedback from that neighbor.
As there was no more discussion,Ms. Kurtzman then reviewed the"Standards of
Granting a Variance"for the Board and asked them to answer each of the five questions
as they pertained to this variance request. Ms. Kurtzman briefly explained this process
to the petitioner prior to these questions.
Ryan Woods then moved to approve ZBA 2005-48 with a second by Dean Bromann.
Motion carried unanimously on a roll call vote. Ms. Kurtzman told Mr. Fichtel that the
permit will be completed and Mr. Fichtel thanked the Board.
New Business was closed on a motion and second by Ryan Woods and Ben Moe.
Unanimous approval
Additional Business:
Ms. Kurtzman noted that the Board had a variance request from Jiffy Lube at the prior
meeting [and the Public Hearing remained open]. She said the variance request had been
withdrawn by the petitioner and that she had received a revised signage drawing from
them. If the revised plan does not meet the Zoning Ordinance, Jiffy Lube would be
eligible to refile a variance. As a result of the withdrawal, Chairman Davis said the
Public Hearing for Jiffy Lube would be officially closed. Ms. Kurtzman said no motion
was necessary because a letter of withdrawal was on file.
There was no additional business and Chairman Davis asked for a motion of
adjournment. It was moved and seconded by Ben Moe and Ryan Woods to adjourn the
meeting. Unanimous approval.
Meeting adjourned at 7:12pm.
Minutes respectfully submitted by
Marlys Young, Minute Taker
• s
UNITED CITY OF YORKVILLE
800 Game Farm Road
Yorkville, IL 60560
630/553-4350
PC # � �`�j
APPLICATION
VARIANCE REQUEST
Date of Submission: November 30, 2005
1. Name of Petitioner(s): Larry Saravanos, Saravanos Properties, LLC
Address: PO Box 415, Plainfield, IL 60544
Phone Number: (815) 577-3544 Fax Number: (815) 577-1330
2. Name of holder of legal title, if different from 41:
3. If legal title is held in a land trust, list the names of all holders of any beneficial interest
therein:
4. a. Street address and.physical location of subject property: Rt. 47 & Saravanos Drive
West side of Route 47, south of Route 71
b. Proposed name of subdivision (if any): Stagecoach Crossing Shopping Center
c. Legal description of property for which zoning variance is sought:
Attached
(If more space is needed, attach as`Exhibit A".)
d. Kendall County Parcel Number(s) of property for which variance is sought:
05-09-102-001, 05-08-227-006, 05-09-102-002, 05-08-227-002
5. Names and addresses of any adjoining or contiguous landowners and property owners within
250' of subject parcel for which variance is requested entitled to notice of petition under any
applicable City ordinance or State Statute: (Attach a separate list as "Exhibit B".)
6. State the variance requested and the City ordinance including the section numbers to be
varied: .. A variation is being requested to allow for a freestanding sign—
that exceeds the square footage and overall height requirements of the ordinance.
The City ordinance section for which the variation is being requested is Section 8-11-7 D.
Pagel of 3
United City of Yorkville Variance Request Application Revised: 2/27/04
a
7. Name, address,phone number and fax number of person to whom inquiries regarding this
petition may be directed: Cheryl Grate
Grate Signs, Inc. , 4044 West McDonough Street, Joliet, IL 60431
- Phone (815) 729-9700 Fax (815) 729-3355
Attorney: Name:
Address:
Phone Number: Fax Number:
8. Submit application with a filing fee in the amount of$85.00.
Note: Owner/Developer will be responsible for payment of recording fees and
costs,public hearing costs including a written transcription of public hearing and
outside consultant costs (i.e. legal review, land planner, zoning coordinator,
environmental, etc.). Should Owner/Developer not pay these fees directly, they will
be responsible for reimbursing the United City of Yorkville for the aforementioned
fees and costs.
9. Submit 35 copies of each of the application,proposed drawings, location map, site plan, and
any other pertinent materials to the Clerk's Office. Large items must be folded to fit in a 10"
x 13" envelope.
In witness whereof the following petitioner(s)have submitted this application under oath and
verify that to the best of their knowledge its contents are true and correct:
Petif�oner(s) (Le al property owners s ngrw-. must appear on this application.)
Subscribed and sworn before me this day of /VL����6?� �� , 200S-- .
Notary Public
OFFICIAL SEAL
Notary Stamp CHERYL GRATE
NOTARY PUBLIC,STATE®F ILLIWIS
MY COR61MIsSION E3i�1�JC�:01l�IPOt3
All
THIS APPLICATION MUST BE NOTARIZED.
Page 2 of 3
United City of Yorkville Variance Request Application Revised: 2/27/04
VARIANCE REQUEST
PETITIONER ROUTE
Step 1: Petitioner must submit a completed application, fees and all pertinent materials to the
Deputy Clerk. Upon receipt the variance request will be forwarded to the Zoning Official for
review and to coordinate setting a meeting date for the public hearing in front of the Zoning
Board of Appeals.
Note: You must present your request at each of the meetings below as indicated
Step 2: Zoning Board of Appeals: The Zoning Board of Appeals meets on an as needed basis in
the City Council Chambers. The Zoning Board of Appeals will make its recommendation to the
City Council in writing within 30 days of the public hearing. The Zoning Board of Appeals
consists of 7 members appointed by the Mayor.
A Public Hearing will be held at this time for the variance request. Notice will be given by
publication by the United City of Yorkville in the Kendall County Record and certified mail by
the Petitioner to adjacent property owners within 250 feet of the subject property no less than
fifteen days and no more than 30 days prior to the public hearing date. A certified affidavit must
be filed by the petitioner with the City Clerk's office containing the names, addresses and
permanent parcel numbers of all parties that were notified.
Step 3: Committee of the Whole: The Committee of the Whole meets the first and third
Tuesdays of the month at 7:00 p.m. in the Conference Room at City Hall.-The request will be
discussed in an informal atmosphere at the Committee of the Whole where no formal voting
takes place. This session is to discuss and consider recommendations of prior committee
meetings.
Step 4: City Council: The City Council meets the second and fourth Tuesdays of the month at
7:00 p.m. in the Council Chambers at City Hall. This is where all City Council voting takes
place.
Agreement:
I understand and accept all requirements, fees as outlined as well as any incurred Administrative
and Planning Consultant Fees which must be current before this project can proceed to the next
scheduled committee meeting.
Please sign and return this original (retaining a copy for your records) to the Deputy Clerk,
United City of Yorkville, 800 Game Farm Road,Yorkville 60560.
Date: ��`3D _o?o 0S' ! .11linois
.
Page 3 of 3
United City of Yorkville Variance Request Application Revised: 2/27/04
LEGAL DESCRIPTION
THAT PART OF THE NORTHEAST QUARTER OF SECTION 8 AND PART OF THE
NORTHWEST QUARTER OF SECTION 9,TOWNSHIP 36 NORTH,RANGE 7 EAST OF THE
THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHEAST CORNER OF SAID SECTION 8; THENCE SOUTHERLY ALONG THE EAST
LINE OF SAID SECTION 8 A DISTANCE OF 569.2 FEET TO THE CENTER LINE OF
[LLINOIS STATE ROUTE NO. 47;THENCE NORTHWESTERLY ALONG SAID CENTER
LINE TO THE CENTER LINE OF ILLINOIS STATE ROUTE NO. 71; THENCE
SOUTHEASTERLY ALONG SAID ROUTE 47 CENTER LINE 1,054.14 FEET TO THE _
NORTHERLY LINE OF THE BARNS PROPERTY AS EXTENDED TO SAID CENTERLINE
DESCRIBED BY DEED RECORDED AUG. 3, 1955 AS DOCUMENT # 138553 FOR THE
POINT OF BEGINNING; THENCE SOUTHERLY ALONG A LINE WHICH FORMS AN
ANGLE OF 1260 47'00" WITH THE LAST DESCRIBED COURSE MEASURED COUNTER-
CLOCKWISE THEREFROM, 429.93 FEET; THENCE WESTERLY ALONG A LINE WHICH
FORMS AN ANGLE OF 1010 06'07" WITH THE LAST DESCRIBED COURSE MEASURED
COUNTER-CLOCKWISE THEREFROM 571.25 FEET TO THE EASTERLY LINE OF LOT 6
AS SHOWN BY A PLAT RECORDED IN PLAT BOOK 3 ON PAGE 65; THENCE
NORTHERLY ALONG SAID EASTERLY LINE 635.58 FEET;THENCE EASTERLY ALONG
A LINE WHICH FORMS AN ANGLE OF 900 00' WITH THE LAST DESCRIBED COURSE
135.94 FEET TO THE WESTERLY LINE OF A TRACT OF LAND CONVEYED TO
MCDONALDS CORPORATION BY A TRUSTEE'S DEED DATED AUGUST 22, 2001;
THENCE SOUTHEASTERLY ALONG SAID WESTERLY LINE,WHICH FORMS AN ANGLE
OF 1220 53' 52" WITH THE LAST DESCRIBED COURSE, MEASURED COUNTER-
CLOCKWISE THEREFROM 94.16 FEET TO THE SOUTHWEST CORNER OF SAID TRACT;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID TRACT AT RIGHT ANGLES
TO THE LAST DESCRIBED COURSE TO SAID ROUTE 47 CENTER LINE; THENCE
S OUTHERLY ALONG SAID CENTER LINE TO THE POINT OF BEGINNING(EXCEPT THAT
PART THEREOF LYING WITHIN THE RIGHT OF WAY OF SAID ROUTE 47) IN THE
UNITED CITY OF YORKVILLE,KENDAL.L COUNTY, ILLINOIS AND CONTAR41NG 8.00 -
ACRES.
Commonly known as: S.W_C_Route 71 and Route 47, Yorkville,Illinois 60560
Permanent Index Number(s): 05-09-102-001 &05-08-227-006
LEGAL DESCRIPTION
PARCEL ONE:
THAT PART OF THE NORTHWEST 1/4 OF SECTION 9, TOWNSHIP 36 NORTH, RANGE 7 WkST OF
TIM THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE
WEST LINE OF SAID SECTION 9 WHICH IS 16.30 CHAINS SOUTH OF 'TIM NORTHWEST COVMR
OF SAID SECTION; THENCE NORTH 6.75 CHAINS; THENCE SOUTH 82 DEGREES, 15 MINMRS
EAST 57 LINK$ TO THE CENTER LINE OF STATE ROUTE 471 TMOMS SOUM 3S DEGREES, 15
MINUTES BAST 8.43 CHAINS; THENCE WESTERLY TO THY, POINT OP BEGINNING (BXCSPTING
THEREFROM THAT .PART THEREOF LYINNG WESTERLY OF A LINE DRAWEE SOMM 10 DEGREES, 23
MINUTES WBST FROM A POINT IN THE CENTER I,SM OF STATE ROUTK 47 WHIM POINT I3
SOUTH 35 DWREES EAST 94.2 FEET OF A POn1T 'Iii TtM WEST LINE OF SAID SECTION 9,
569.2 FEET 80UTH OF THE NoRTmmsT CORNER OF SAID SECTION) IN TSK TOWNSHIP OF
KENDALL, KENDALL COUNTY, ILLINOIS.
PARCEL TWO:
THAT PART OF THE NORTHEAST 1/4 OF SECTION 8, TOWNSHIP 36 NORTH, RANGE 7 BAST OF
THE THIRD PRINCIPAL MSRIDDY, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT (Nf THE
BAST LINE OF SAID SECTION B, 809.1 FEET SOMH OF THE NORTHEAST CORNER OF SAID
SECTIONt THENCE SOUTH ON SAID EAST LINE 260.1 FEET; THENCE NORTH 82 DEMMS, 20
FIST WEST 82.5 FEET; THENCE NORTH 18 DEGREES, 23 MINUTES EAST 262.3 FEET TO THE
POINT OF BEGINNING, Sit TEE TOWNSHIP OF 1tMALL, MMALL qOtWff, ILLINOIS.
Commonly known as: 7131 Route 47, Yorkville, Illinois 60560
Permanent Index Numbers}: 05-09-102-002 &05-08-227-002
NAMES AND ADDRESSES OF ADJOINING OR CONTIGUOUS LANDOWNERS AND
PROPERTY OWNERS WITHIN 250' OF SUBJECT PARCEL PAGE I
05-05-400-019
First National Bank of Dekalb
306 Edgewater Court
Oswego,IL 60543
05-05-400-020
Equilon Enterprises LLC
Equiva Serv.Tax.Dept.—Property
PO Box 4369,Room 1719A
Houston,TX 77210-4369
05-05-400-022
Cosmopolitan Bank&Trust,#20479
2271 Palmer Circle
Naperville,IL 60564
05-08-201-002
Conifer Group LLC
6480 B Reservation Road
Yorkville,IL 60560
05-08-226-003
Martinez,Rick D.&Fritzi A.
8050 C Finney Road
Newark,IL 60541
05-08-227-003
Pottinger,Nelson
7331 Rt.47
Yorkville,IL 60560
05-08-227-004
Equilon Enterprises,LLC
Equiva Serv.Tax.Dept.—Property
PO Box 4369,Room 1719A
Houston,TX 77210-4369
05-08-227-007
Archland Property 11 LP
3250 Lacey Road,Suite 160
Downers Grove,IL 60515
05-08-227-008
First National Bank of Dekalb Trust 1797
306 Edgebrook Court
Oswego,IL 60543
05-08-276-001
Pottinger,Nelson R.
7311 Route 47
Yorkville,IL 60560
05-08-476-001
Pottinger Farms,LLC
c/o Carolyn A.Pottinger
PO Box 345
Yorkville,IL 60560
NAMES AND ADDRESSES OF ADJOINING OR CONTIGUOUS LANDOWNERS AND
PROPERTY OWNERS WITHIN 250' OF SUBJECT PARCEL PAGE 2
05-09-101-004
Chamberlain Partners
410 Arroyo Drive,South
South Pasadena,CA 91030
05-09-101-005
Ashley,A.Dennis&Rose
7250 A Route 47
Yorkville,IL 60560
05-09-101-006
DLH Family Trust,Dec.of Tr.
7250 B Route 47 -
Yorkville,IL 60560
05-09-101-013
I lalbesma,Gerrit&Irene
c/o Bell,Judith
205 Orange Street East
Yorkville,IL 60560
05-09-101-014
Bell,Judith Et Al
205 Orange Street,East
Yorkville,IL 60560
05-09-101-015
Nelson Memorial Services PC
410 Countryside Pkwy
Yorkville,IL 60560
05-09-103-001
Marciniak,Richard&Leokadia
10020 Route 71
Yorkville,IL 60560
05-09-103-002
Marciniak,Richard&Lydia
29 Walnut Drive
Yorkville,IL 60560
05-09-151-001 +
Pottinger,Nelson R.
7311 Route 74
Yorkville,IL 60560
GRATE
SIC N raz
P.O.BOX 2788.4044 WEST McDONOUGH•JOLIET,ILLINOIS 60431 PHONE(815)729-9700•(773)242-0881
E-MAIL:gratesigns @aol.com FAX(815)729-3355
www.gratesigns.com
This variance is being requested because the 100 square foot sign with an overall height
of 20' allowed by code will not be sufficient for this shopping center development which
will encompass almost 60,000 square feet of building area. We believe this development
is larger than the average in Yorkville, for which a 100 square foot sign would be
adequate, and therefore warrants this variation. The other recent large development, The
Menards property, was allowed more than the normal amount of signage through a PUD
because of its size.
Stagecoach Crossing Shopping Center is being developed to include three out lot
buildings in the front along Route 47, and two buildings comprising 44,000 square feet of
space for twenty tenants to be located in the back of the plaza. Most, if not all the tenants
in the back buildings will not have direct visibility to the street because of the out lot
buildings that will be located along Route 47, and because of their substantial setback
from Route 47.
The name of the plaza and twenty tenant names cannot be effectively; safely, or
aesthetically displayed on a 100 square foot sign. If all this information were squeezed
on a 100 square foot sign, each tenant would have less than 5 square feet in area. Given
the amount of traffic and the rate of speed past this location, such small copy would not
only reduce each tenant's visibility for advertising purposes, but also inhibit way finding
by the traveling public. Struggling to read such small copy could impede traffic and or
lead to late signaling or quick stops as drivers realize, later than they should, that a
business they are looking for is in Stagecoach Crossing.
The sign was designed to be aesthetically in keeping with the character of the plaza. The
owner is spending extra money to provide masonry on the pylons and to incorporate a
roof on the sign that will tie into the design of the buildings.
We respectfully request that our variation be approved for a 216 square foot sign with an
overall height of 27' to the top of the sign roof. Given the size of the development and
the number of tenants we trust you will find the sign is proportionally in size with the
development.
"Make Every Sign A Grate Sign"
FOR OFFICE USE ONLY:
Jurisdiction: Permit Number: -
Date Received: / 7 Date Issued:
SIGN PERMIT APPLICATION
(Type or print in black or bhie ink-)
Applicant's Name:_ Cheryl Grate Applicant's Address: W. McDonough St
Applicant's Telephone: 815-729-9700
Joliet, ILStre6t0431ox
Cit /State/Zip
Applicant's Fax Number: 815-729-3355 Applicant's E-Mail Address: ra (a b Xba 1 n
Owner's Name: Larry Saravanos Owner's Address: PO Box 415
(If different from applicant. Street/P.O.Box
owner's Telephone: 8�5-577-2544 . Plainfield, IL 60544
815-577-1330 City/State/Zip
Owner's Fax Number: Owner's Gblail Address:
Addressfortlermit: Rt. 47 & Saravanos Dr, BusinessNaine: Stagecoach Crossing
Applicant is: . X Sign Company _ Tenant _ Owner Contact: -Cheryl Grate
Name Street Andress Telephone Facsimile
City/State/'Lip
Sign Company Grate Signs, Inc. 4044 W. McDonough St 815 - 729=9700 815 -729-3355
Electrical Contractor Joliet, IL 60431
TOTAL NUMBER OF NEW SiGNS:
Freestanding Mounted an Building
Single-faced:
Double-faced: one
-Check one of the following:
A. The application is for a new sign(s)to replace an existing sign(s)for the same business or use.
B. The application is for a new sign(s)for an existing business or use.
_X_C. The application is for a new sign(s)for a new business or use.
D. The application is for a new sign(s)to replace an existing sign(s)for a new business or use.
if A.or B.is checked,the following submittals are required:
• Two site plans indicating location and setbacks of all proposed and existing signs. This includes signs on the sides of buildings.
• Two copies of sign elevations with exact wording and dimensions of letters,and an indication of whether sigi,(s)are single or double-faced. Dimensions are
to include height and overall size. Indicate type of lighting(internal or external),if any.
if C.or D.-Is checked,the above submittals are required along with completing the following information:
Previous use of the property or space: vacant land
Proposed new use: Twenty tenant Shopping center
UNDER PENALTIES OF INTENTIONAL MISREPRESENTATION AND/OR PERJURV,1 declare that 1 have examined and/or completed This application,and that it is true and
corect to the best of my knowledge and belief I agree to construct said improvement(s)in compliance with all provisions of the Building and Zoning Ordinances and all amendments
thereto_ 1 realize the information i have affirmed hereon forms a basis for the issuance of a building permit and any misrepresentations will nullify any permit issued based upon this
application. I also realize this permil is null and void ISO days from the date of issuance;and,it is my responsibility to request and have all required inspections completed prior to
continuing with construction. The applicant for this permit agr tr t{v all Plan Review Fees whether or Plot a permit is issuer[(no refunrts will be issuer). /f file permit is returned
after issuance fora refunrt becats ,)y-bje t cancellation, ie n leant agrees to pay a penalty pavn+ent of 25%of the building permit fee,to defray administrative costs
Applicant's Signature: /' / Date: 11/10/05
Printed NunreofApplicant: Cheryl Grate
Approved by: Building Permit Fee: $
White—.lurisdiction/Municipality Yellow—Assessor Green—Applicant Carl—Building Official
United City of Yorkville
J� .1% County Seat of Kendall County
800 Game Farm Road
esr. =:. ..;., 1836 Yorkville, Illinois, 60560
Telephone: 630-553-4350
O �' �`° Fax: 630-553-7575
Website: www.yorkville.il.us
LE
November 16, 2005
Ms. Cheryl Grate
4044 W. McDonough St.
Joliet, Illinois 60431
RE: Stagecoach Crossing Sign
Dear Ms. Grate:
Please be advised by this writing that I am unable to approve your Application for Sign
Permit as submitted. Section 8-11-7 D of the Yorkville Sign Ordinance allows for pole
signs to be a maximum of twenty feet (20') in height. The Ordinance further restricts
pole signs to a maximum of one hundred square feet in size.
I have enclosed a copy of the Code Sections which pertain to your type of sign. Please
reapply with a request for a sign which confonns to the ordinance. If you wish to apply
for a variance of the Sign Ordinance, please contact Code Official William Dettmer at
(630) 816-8545.
Sincer y, -
Gustin,
Zoning Tech
JG/lj c
Enc.
cc: File
16'-3"
24" 24"
12'-0"
0
INT. ILLUMINATED CABINET
w/WHITE LEXAN FACE,033 RED
VINYL BACKGROUND, WEEDED-
3'-O" OUT COPY
611 �— 6"SOLID STUCCO REVEALS PAINTED
BEIGE
EIGHT(8)FLAT WHITE TENANT PANELS
RED INT. ILLUMINATED CABINET
6" 4 6°SOLID STUCCO REVEALS PAINTED
O BIEGE
n
N TWELVE(12))FLAT WHITE TENANT
PANELS
O
O` RED INT.ILLUMINATED CABINET
i® RED BRICK(BY OTHERS)
�Tu
O
\O LIMESTONE BRICK(BY OTHERS)
ONE (1) D/F INT. ILLUM TENANT PANEL SIGN
Client:STAGECOACH CROSSING Drwng#05.10 80G
Approved: Sales: CHERYL Date:9-28-05 . .COLORS ARE NOT GRATE
Scale: 1/4°=1° jDrawn by:JTG Rev Date: 10-24-n5 MATCH TO ANY PNIS,VINYL.OR PAINT. NSIGNSI
�7C ,� �t� � if-7r.tx�i�?ice�`a' .I�'Pa. r1` .S.i�_•��I
�� .a. 3 •sx=trs._t'.rr�•r{ k�.arF-�w t .:
��L. t... R •�f[. '£�i't
t .�' Y � •���5" .::� �Q>� /£/S•�_li // '.J1RIn`��-%V.f J t.lP Spi
.iA,4 v."'. r O �v.�!�_�.1-i!r-'F��'�jJ:I�iTIi'V_i��'1V C1•,1
�p[►,� �+/ .���tC, � Yf._a:... IY7 T17T'I"'�"F! f R
7r:-),+�i�•li ♦z I �S.s
1 .� �� ♦ 4�. wr r.L�L.1.et�a�n w+ ►_, �,.�r.-t-�.ra�. .st. ►•, .
IT�f1�*t� � ��i. 4j.. �: �� f: �-r','�.t ��1�'VfEY.I:���.ki7.i=rT,s Yw 1NJ'i••
� ...: � ' ti � �•wI � ~ ►I�'[Nri7'nmDT►'7 •'4 a� 1�' i x
' .�• +'� J dT (J1�T IP `t`!' 1 �t�"�•.�V SF dtL
OM
A 404
was
OR
on
.� { � h;�►�)j !'•! .✓P, +ritin4 F! CI RIRC•ir{.i-rr :a-HWiS�.t t+.✓
.o I -« �k r .�•'�' �,. �;sr�.,,r�,.ri�.._y.,C.,-:ate•:_ �:.•t-.•r-�T get•.
IjQA �� 'lt�•- �` ;` �^� Fi.c�t . .rxlr�. x�eirtrr•,I�.Yx�rr
't �i'w.ot: Ns♦�fQ �� ,�rtsw ! lv� s-t'r � '�• ♦�'¢
Sri! mss° ' af�� C�.::RS+
. ° cry
United City of Yorkville
J? o County Seat of Kendall County
800 Game Farm Road
EST. , ,1836 Yorkville, Illinois, 60560
L Telephone: 630-553-4350
Fax: 630-553-7575
O� � 0 Website: www.yorkville.il.us
<I—E �4
January 10, 2006
TO: Zoning Board of Appeals
FROM: Anna B. Kurtzman, AICPI
SUBJECT: Sign Variance Request
7131 Route 47
ZBA 2005-58
HEARING DATE:
The City has received an application for a variance from the City's Sign Code. A public hearing .
has been scheduled before the Zoning Board of Appeals to be held on Tuesday, January 10,
2006, at 7:00 pm at City Hall's First Floor Conference Room (located at 800 Game Farm Road).
REQUEST:
The applicant, Larry Saravanos, Saravanos Properties LLC, owns the commercial properties
known as Stagecoach Crossing. The proposed sign would have an address of 7131 Route 47.
This developing lot is zoned B-3 (Service Business District). The applicant is seeking a total of 2
variances from the Sign regulations. Section 8-11-7D states that the maximum size and height of
a pole sign is 100 sq ft and 20 feet high, respectfully. The applicant is requesting a pole sign that
is 27 feet high (a 35% increase in the maximum allowable height), with 186 sq ft of marketing
area(an increase of 86% of the maximum allowable area).
STANDARDS FOR GRANTING A VARIANCE:
Section 8-11-11Fof the Municipal Code states: "The zoning board of appeals shall require from
the applicants such sketches,drawings, or photographs as shall be necessary to indicate the
present condition of the property or sign and the condition of the property or sign after the
variation is granted. The zoning board of appeals may impose reasonable restrictions or
conditions which the applicant shall be required to observe if the variance is granted. In
considering the applications for variance, the zoning board of appeals shall consider:
1. any unique physical property of the land involved;
2. the available locations for adequate signing on the property,
3. the effect of the proposed sign on pedestrian and motor traffic,
Zoning Board of Appeals
' 7131 Route 47—ZBA 2005-58
January 10, 2006
Page 2 of 2
4. the cost to the applicant of complying with this chapter as opposed to the detriment, if
any,
5. to the public from the granting of the variance, and
6. general intent of this chapter.
DECISSION
Upon closing the hearing, staff requests that the Zoning Board of Appeals make findings based
upon each of the standards listed above for each variance being sought. The purpose of the
standards is to help guide you in making your decision. (Section 10-14-5(D) outlines occasions
when the Zoning Board of Appeals may make a final decision. Variances from Section 8-11-4C
are not covered by this section therefore, the ZBA will be making a recommendation to the City
Council regarding this variance.)
After making your findings, staff recommends that the Board make a recommendation regarding
each variance sought, which will then be forwarded to the City Council. If you so desire, your
recommendation(s) may include recommended conditions or restrictions.
/abk
Attachments
C: L. Saravanos
Filename: CADocuments and Settings\Anna\My Documents\ZBAM3 i Rt 47-Saravanos-Sign.doc