Plan Council Packet 2006 12-14-06 0 ,r o United City of Yorkville
800 Game Farm Road
EST. 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
09 Fax: 630-553-7575
PLAN COUNCIL AGENDA
Thursday
December 14, 2006
9:30 a.m.
CITY CONFERENCE ROOM
8:30 a.m. Staff Meeting
1. Minutes for Approval/Corrections: November 20, 2006
2. 9:30 a.m. PC 2006-92 Rush Copley Rezoning and Preliminary PUD Plan
Plan Council
November 20, 2006
Attendees:
John Crois, Interim City Administrator Joe Wywrot, City Engineer
Travis Miller, Community Dev. Director Dave Mogle, Dir. of Parks& Ree
Eric Dhuse, Public Works Director Ralph Pfister, YBSD
William Dunn, EEI
Guests:
John Philipchuck, DBC & W, Ltd. Rick Murphy, Pasquinelli
John McGrath, R.A. Bright Vince Rosanora, DBC & W
Eric Granrud, Smith Engineering
The meeting was called to order at 9:40 am by Joe Wywrot. The October 26 minutes
were approved with corrections.
Grande Reservv Unit 26 Preliminary Plat
Rick Murphy stated there were no issues with comments from Bill Dunn. Mr.
Murphy stated this is being presented as a preliminary plat, not final plat. Bill Dunn will
put a recommendation letter together for the Plan Commission on Dec. 13th. Corrections
will be completed on the final plat.
Grande Reserve Unit 27 Preliminary Plat
In reference to EEI's comment# 11, Rick Murphy stated the engineering plans
were correct and the plat will be adjusted.
Bill Dunn will put a preliminary plat recommendation letter together for the
December 13 Plan Commission, with corrections to be made on the final plat.
Brighton Oaks Phase II Annexation, Zoning and Preliminary Plan
This is contiguous by way of Yorkwood Estates and will be R-2 zoning.
Bill Dunn asked about the two short cul-de-sacs designs. Mr. Granrud is not
opposed to changing these to three dimensional designs, which would increase lot areas.
Tim Fairfield, BKFD,will need to check on the vehicular turn around dimensions. The
landscape islands will be maintained by the HOA.
An appropriate location for the booster PRV station,per Bill Dunn, would be in
the southwest corner adjacent from the open space. The dual zones present additional
looping concerns. Eric Dhuse is concerned with water main looping between houses (lots
30—39) and Bill Dunn suggests the mains be moved behind the lots (to the east). If only
two lots are located in the upper zone, the City is ok with separate PRV's for these
homes. The outfall is piped. The water main should be no closer than 50 feet from the
drain field pipe system.
City staff is suggesting the sanitary design for Unit 1 be proposed with the
annexation of that property.
The developer has conducted no traffic studies for the collector road through the
development. Joe Wywrot suggested that the street would carry significant traffic, and
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United City of Yorkville
County Seat of Kendall County
800 Game Farm Road
Esr. 1 '836 Yorkville, Illinois, 60560
Telephone: 630-553-4350
0 �'; � Fax: 630-553-7575
?� Website: www.yorkville.il.us
SCE
PC#
APPLICATION & PETITION
ANNEXATION, PLANNED UNIT DEVELOPMENT, ZONING OR SPECIAL
USE REQUEST
Rush—Copley
Development Name: Yorkville Healthcare Ctr Date of Submission: November 6, 2006
Requesting: n Annexation Zoning Planned Unit Development
[] Special Use:
1. Name of Petitioner(s): Rush Copley Medical Center, Inc.
Address: 2000 Ogden Avenue, Aurora, IL 60504
Phone Number: 630-978-6276 Fax Number: 630-978-6888
Relationship of Petitioner(s) to subject property:
H Owner IN Developer []Contract Purchaser
2. Name of holder of legal title, if different from#1: Copley Ventures, Inc.
an Illinois Not For Profit Corporation
If legal title is held in a Land Trust, list the names of all holders of any beneficial interest
therein:
3. a). (i). Street address and physical location of subject property:
South of Veterans Parkway adjacent to the Fox Hill Subdivision Yorkville, IL
(ii). Zoning of surrounding parcels:
North: Kendall County A-1, Yorkville A-1 & Kendall Market Place PUD
South: Kendall County A-1
East: Yorkville — 0
West: Yorkville B-3 and R-3
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage: 44.12
Page 1 of 5
United City of Yorkville Annexation, PUD,Zoning,Special Use Application Revised:2/25/04
3. (con't):
d). Kendall County Parcel Number(s) of property for which PUD is sought:
02-30-200-007
e). Current Zoning Classification: 0 Office District Yorkville
f). Zoning Classification Requested: Planned Unit Development
g). Is this property within City limits? X Yes No, requesting annexation
4. Names and addresses of any adjoining or contiguous landowners and landowners within 500'
entitled to notice of petition under any applicable City ordinance or State Statute:
Attach a separate list and label as Exhibit"B".
5. List all governmental entities or agencies required to receive notice under Illinois law:
6. List the Illinois Business Tax Number(IBT#) for the State of Illinois and names of businesses
located on subject property to be annexed: None
7. Does a flood plain exist on the subject property? No
8. Do Electors reside on the subject property? No
If so, they must execute this petition to annex. (Electors as defined by Illinois Law is a
resident of the parcel who is a registered voter. Legal owners of the annexing parcel must
sign the petition regardless of place of residence or legal voting status.)
9. Contact Information: Name, address, phone number and fax number of person to whom
inquiries regarding this petition may be directed:
John F. Philipchuck - See below
Attorney: Name: John F. Philipchuck
Address: 123 Water Street, Naperville, IL 60540
Phone Number: 630-355-5800 Fax Number: 630-355-5976
Engineer: Name: Cemcon, LTD.
Address: 2280 White Oak Circle Suite 100, Aurora, IL 60502
Phone Number: 630-862-2100 Fax Number: 630-862-2199
Land Planner: Name: AMDC - Jim Klima
Address: 135 S. LaSalle Street, Suite 2360, Chicago, IL 60603
Phone Number: 312-756-9300 Fax Number: 312-756-9301
10. Submit the following to the Deputy Clerk in order to be scheduled for the necessary
committee meetings. An incomplete submittal could delay the scheduling of your project.
a. Original application with legal description plus 40 copies.
b. Appropriate filing fee(Please refer to page 4 of this application to"Petitioner Route,
Step 1, Fees" and/or contact the Deputy Clerk for verification of this amount).
c. Concept or Preliminary Site Plan: 40 sets folded to fit in a 10"x 13"envelope
Page 2 of 5
United City of Yorkville Annexation, PUD,Zoning,Special Use Application Revised:2/25/04
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 and swear that the property to be annexed is
contigu us to the United City of Yorkville.
Date: !1� 7
Petitioner(s) Signature: All legal property owners signatures must appear on this application.)
Subscribed and sworn to before me this�day of _, 200_b
Notary Seal
THIS APPLICATION MUST BE NOTARIZED.
"OFFICIAL SEAL"
SUSAN VAN VOLKENBURG
NOTAM PUBM-$TATS OF ILU
Mr COMM"UMM MMMM
Page 3 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised:2/25104
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ANNEXATION, PLANNED UNIT DEVELOPMENT,ZONING OR SPECIAL USE REQUEST
PETITIONER ROUTE
Step 1: Petitioner must submit a completed application,fees' and all pertinent materials to the Deputy Clerk a
minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner is responsible for making
submittals to other review agencies such as Kendall County, Illinois Department of Transportation, Illinois
Department of Natural Resources, U.S. Army Corps of Engineers, etc., to allow timely review by City.
*Fees: a. Annexation or Annexation and Rezoning -$250 plus$10 per acre for each acre
over 5 acres
b. Rezoning only -$200 plus$10 per acre for each acre over 5 acres
c. Special Use-$250 plus$10 per acre for each acre over 5 acres
d. Engineering Review Fees- 1.25%of the approved engineer's estimate of cost
of all land improvements,to be determined by City Engineer,
e. Planned Unit Development fee-$500
f. Engineering Review Deposit-up to 1 acre=$1,000;
over 1 acre but not over 10 =$2,500
over 10 acres, but not over 40 =$5,000
over 40 acres, but not over 100=$10,000
over 100 acres=$20,000
g. Deposit for Outside Consultants-under 2 acres =$1,OOC
2 to 10 acres= $2,500
over 10 acres=$5.000
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.
Note: You must present your plan at each of the meetings below as indicated.
Step 2: Plan Council: The Planning Council meets the 2'and 41'Thursday of the month at 9:30 a.m, in the
City Administration Office. Upon recommendation by the Plan Council, you will move forward to the Plan
Commission Meeting. Attendees to this meeting include: City Administrator, City Land Planner, Sanitary
District Director, City Engineer, Building Department Official, Emergency Medical Rep, Public Works Director,
Executive Director of Parks and Recreation, Fire Department Rep,and Police Chief.
Step 3: Park Board Planning Meeting: The Park Board makes recommendations on any Park Sites included in
residential developments. The Park Board Planning Meeting is the fourth Monday of each month at 7:00 p.m.
at the Riverfront Building,301 E. Hydraulic Street,
Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month at 7;00 p.m. in
the Council Chambers at City Hall. The Plan Commission will make a recommendation for the City Council's
consideration. The Plan Commission consists of 10 members appointed by the Mayor, the City Attorney and
City Land Planner.
A Public Hearing will be held at this time for the Annexation Agreement and/or Rezoning request or Special Use
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 500 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.
Page 4 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised:2/25/04
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Step 5: Economic Development Committee: The Economic Development Committee meets the third Thursday
of each month at 7:00 p.m. in the City Hall Conference Room. All projects(regardless of a positive or negative j
EDC recommendation) proceed to the Committee of the Whole for discussion. The Economic Development
Committee consists of three(plus one alternate) City Council members.
Step 6: 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 project 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 7: 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.
A Public Hearing will be held at this time for the Annexation Agreement and/or Planned Unit Development
Agreement. Notice will be given by publication by the United City of Yorkville in the Kendall County Record. A
certified mailing to surrounding landowners is not required for this public hearing. Any annexation agreement,
PUD agreement or development agreement must be signed by the Petitioner prior to being voted on by the City
Council.
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, Illinois 60560.
Date: 0 6 -�"�-
ignatur of Petitioner
16 - C.
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Page 5 of 5
United City of Yorkville Annexation,PUD,Zoning,Special Use Application Revised:2125/04
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EXHIBIT A
LEGAL DESCRIPTION
THAT PART OF THE NORTHEAST 1/4 OF SECTION 30, TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST
CORNER OF SAID NORTHEAST 1/4; THENCE SOUTH 01 DEGREES 18 MINUTES 14 SECONDS EAST
ALONG THE EAST LINE OF SAID NORTHEAST 1/4, 479 .42 FEET, TO A POINT ON THE SOUTH
RIGHT OF WAY LINE OF U.S. ROUTE NO. 34 FOR THE POINT OF BEGINNING; THENCE
CONTINUING SOUTH 01 DEGREES 18 MINUTES 14 SECONDS EAST ALONG SAID EAST LINE,
1427.73 FEET; THENCE SOUTH 88 DEGREES 33 MINUTES 00 SECONDS WEST, 1327. 03 FEET;
THENCE NORTH 01 DEGREES 13 MINUTES 50 SECONDS WEST, 1308.64 FEET; THENCE NORTH 88
DEGREES 46 MINUTES 21 SECONDS EAST, 245.00 FEET; THENCE NORTH 01 DEGREES 13
MINUTES 50 SECONDS WEST, 232.61 FEET TO A POINT ON SAID SOUTH RIGHT OF WAY LINE;
THENCE SOUTH 85 DEGREES 29 MINUTES 54 SECONDS EAST ALONG SAID SOUTH RIGHT OF WAY
LINE 1085.62 FEET TO THE POINT OF BEGINNING, ALL IN BRISTOL TOWNSHIP, KENDALL
COUNTY, ILLINOIS
EXHIBIT B
Property Owners—Rush Copley
02-30-200-007
CONOVER, GARY L & ETAL
%GAIL C FISHER
501 CONOVER LANE
YORKVILLE,IL 60560
02-30-214-027
COSTABILE,MICHAEL J &
MARGARET
1286 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-026
FISHER, ROBERT J & KAREN E
1391 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-024
TATE, THOMAS R&
HALLMAN, JENNIFER
1385 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-025
BEAMISH, EDWARD A & ISABELLE W
1381 CHESTNUT CIRCLE
YORKVILLE,IL 60560
02-30-214-022
SEPPELFRICK, MARK W
1375 CHESTNUT CIRCLE
YORKVILLE,IL 60560
02-30-214-023
PECHTOLD,HELEN L LIV TRUST
1371 CHESTNUT CIRCLE
YORKVILLE,IL 60560
02-30-214-020
KEERAN, PHYLLIS A
1365 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-021
STICKNEY,RONDI
1361 CHESTNUT CIRCLE
YORKVILLE,IL 60560
125609/1
02-30-214-011;
JOHNSON, ALFRED O & HELEN P
1355 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-010
JOHNSON, ALFRED O & HELEN P
1351 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-013
MORGAN, JACK D & HELEN L
1345 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-012
ROBBINS, ROBERT S &MARY K
1341 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-014
KORLESKI FAMILY DEC TR
% KORLESKI, VERNON F &NANCY
1335 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-015
WEDEEN, KENNETH G& JOAN E
1331 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-017
HAY, CARLA J
1321 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-016
GOSSMEYER,ROSE
1325 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-019
OKERBLAD, ROBERT& DORIS LV TR
1309 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-214-018
BATES, ELAINE M
1388 CHESTNUT LANE
YORKVILLE, IL 60560
125609/1
02-29-100-006
KENDALL CO PUBLIC BUILD COMM
% KENDALL CO COURTHOUSE
111 FOX STREET, WEST RM 212
YORKVILLE, IL 60560
02-29-100-001
COOPER LAND COMPANY INC
112 MAIN STREET, WEST
PLANO, IL 60545
02-19-400-006; 005;
02-19-300-006
LASALLE NATL BK TR 47016
%MALINSKI, CAROLE S
8 ARDEN COURT
OAK BROOK, IL 60521
02-30-100-013
OLD 2ND NATL BK TR 8589
37 RIVER STREET, SOUTH
AURORA, IL 60506
02-30-400-005
NELSON, RUTH INTER VIVOS TRUST
%NELSON, RUTH C
202 MAIN STREET,NORTH
SANDWICH, IL 60548
02-19-400-003
COOPER LAND COMPANY INC
112 MAIN STREET, WEST
PLANO, IL 60545
02-19-300-013
HEGGS LLC
2901 BUTTERFIELD ROAD
OAK BROOK, IL 60523
02-30-400-003 ?
FISHER, GAIL C ETAL
501 CONOVER LANE
YORKVILLE, IL 60560
02-30-200-003 ?
LASALLE NATL BK, TR 47016
C/O EILEEN G SEXTON
1815 S WOLF RD
HILLSIDE, ILL 60162
125609/1
02-19-300-014
FIRST NATL BK TR# 2395
%HRM PROPERTIES & DEVELOPMENT
300 LAKE STREET,NORTH
MONTGOMERY, IL 60538
02-20-351-002
COOPER LAND COMPANY INC
112 MAIN STREET, WEST
PLANO, IL 60545
02-30-200-005
DRESDEN, PAUL R
9404 CORSAIR, WEST
FRANKFORT, IL 60423
02-29-300-001
YOUTH CAMP ASSOC DIST 12 & 13
PO BOX 331
LEMONT, IL 60439
02-30-203-006
CASTLE BANK TRUST#2181
%YORKVILLE EXCHANGE LLC
2901 BUTTERFIELD ROAD
OAK BROOK, IL 60523
02-30-203-007
YORKVILLE MEDICAL 1031 LLC
2901 BUTTERFIELD ROAD
OAK BROOK, IL 60523
02-30-203-009; 008
FOX HILL DEVELOPMENT LLC
3920 DOUGLAS ROAD
DOWNERS GROVE, IL 60515
02-30-216-012
PETERSON, LOREN L
141 RIVERSIDE DRIVE
MONTGOMERY, IL 60538
02-30-216-013
NELSON, LAWRENCE W
1285 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-014
GALLEGES, MATTHEW
125609/1
1283 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-015
RUSS, RANDI
1279 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-016
DLUGOPOLSKI, TIMOTHY &JEAN
1287 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-017
BUCKNER, KENNETH
1281 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-029
CORCORAN, PATRICIA
1291 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-030
HERMANSON, KEITH A
1289 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-026
HIX, LOUIS & JESSICA
1293 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-024
SRAIL, JAMES
1295 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-021
DEDHIA,NIRAV &
DEDHIA,NEIL
1297 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-022
NIETO, GUSTAVO &
MEDINA, SELINA K
1299 CHESTNUT LANE
YORKVILLE, IL 60560
125609/1
02-30-216-011
FOX HILL HOMEOWNERS ASSOC
%PRIMUS CORP
11 MERCHANTS DRIVE, WEST
OSWEGO, IL 60543
02-30-216-019; 043; 052; 056; 081; 083;
017; 102;
FOX HILL HOMEOWNERS ASSOC
%ASSOCIATED PROP MANAGEMENT
PO BOX 4993
AURORA, IL 60507
02-30-216-032
GREEN PAMELA L
1315 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-036
ELLIS, CHRISTOPHER
1313 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-044
SIWEK, RAYMOND A&
AMTI, LYDIA J
192 MT KEMBLE AVENUE
MORRISTOWN,NJ 07960
02-30-216-034
FALTZ, MICHAEL R& CHRISTINE C
1309 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-045
SHALLCROSS, SCOTT
1307 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-028
LAMB, LEIGH A
1305 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-053
NOLL, RACHEL
1317 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-047
125609/1
TICHAVA, TERRENCE T
1319 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-037
WILLIAMS, JOE
1321 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-042
TRIPP, ANGELA M
1323 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-049
VAROLI, ADAM F
1325 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-039
SCHWARTZKOPF, DONALD P
1327 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-060
GERRY, JANE
669 WESTERN DRIVE
NORTH AURORA, IL 60542
02-30-216-059
KLUG, KELLI L
1337 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-057
NEWMAN,HARRY L
1335 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-051
WEITEN, KARI A
1333 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-055
RAMIREZ, WALTER&
VARGAS,NIVIA
1331 CHESTNUT LANE
YORKVILLE, IL 60560
125609/1
02-30-216-058
SLEEZER, MILAGROS B
1329 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-064
HOOREBEK, MICHAEL &
BETH ANNE
1341 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-066
ROCHA, CHRISTINA
1343 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-080
VORBAU, KATHRYN A
1345 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-068
TASCHER, GUY V
1347 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-062
MARTINEZ, LORENA &JAIME
1349 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-082
DAVIS, CHRISTY
1351 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-078
LEE, CHUN SUM&KAI FENG
1363 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-074
CHRISTIAN, DAVID B
1361 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-070
HANKS KEVIN P
1359 CHESTNUT LANE
YORKVILLE, IL 60560
125609/1
02-30-216-076
RUNDE, SARA L
1357 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-084
LAKE,NICHOLAS
1355 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-072
BAUGHMAN, MEGAN
1353 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-109
QUIMBY, STARLEEN &
CUEVAS, DOLORES
1365 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-118
SIBENALLER, MIKE & TERI L
1371 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-086
PIOTROWSKI, WILLIAM J
1373 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-116
WILSON, CINDY K
1375 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-095
WILKINSON, MICHELLE R
1387 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-091
HANSON, SARA L
1385 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-097
SIEGEL, CHRISTOPHER S &
SIEGEL, JEROME J &MARY ANN
1383 CHESTNUT LANE
125609/1
YORKVILLE, IL 60560
02-30-216-099
BEDYK, JOSHUA C &ERICA
1381 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-103
JENSEN, ROBERT L & SUSAN R
2200 FOREST RIDGE ROAD
ST CHARLES, IL 60174
02-30-216-093
DIETSCHWEILER, CHERLY M
1377 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-112
SCHROEDER, MICHAEL W
1389 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-105
GRISKO, GERALD J & SHERRY A
1391 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-111
SCHOLTES, SHARON
1393 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-114
COLWELL,THOMAS C & ARLENE M
1395 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-107
KECK, GEORGE E JR.
1397 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-216-101
KENNEDY,PATRICK T
1399 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-019
1338 CHESTNUT CIRCLE
YORKVILLE, IL 60560
125609/1
02-30-215-018
SWANQUIST, DONNA D
1334 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-215-008
FICHTEL, DAVID G&ELIZABETH S
1322 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-215-009
FOSTER, CAROL S
1312 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-215-014
OCONNELL, MICHAEL & TAMMY
1308 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-215-015
HAGE, SHEILA J
1368 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-017
OLD SECOND NATL BK TR#9519
1348 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-016
DIMOND, PAULA M LIV TR
1344 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-012
BUTLER, DEBRA K
1328 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-013
LUKOWSKI, ROBERT& ELAINE
1324 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-020
CUTSINGER, JOHN T
6672 PAVILION
YORKVILLE, IL 60560
125609/1
02-30-215-021
MOTT, STACEY L
1308 CHESTNUT LANE
YORKVILLE, IL 60560
02-30-215-011
BULSTER, RITA F
1388 CHESTNUT CIRCLE
YORKVILLE, IL 60560
02-30-215-010
EASTON, RICHARD B &LOUISE E
1382 CHESTNUT CIRCLE
YORKVILLE, IL 60560
125609/1
g
J� United City of Yorkville Memo
800 Game Farm Road
EST. 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
E Fax: 630-553-7575
Date: December 8, 2006
To: Travis Miller
From: Rebecca Houseman
CC: William Dettmer, CBO; Anna B. Kurtzman, AICP; Kurt Van Dahm; Joe Wywrot,
PE; Laura Haake; Bart Olson; Susan Bach; Pete Pluskwa, Cemcon
Subject: Zoning Review of the Aerial Exhibit Dated October 12, 2006, the Preliminary
Engineering Plan Dated November 1, 2006, the Preliminary Plat of Subdivision
Dated November 1, 2006, the Preliminary PUD Dated November 1, 2006, and the
Zoning Exhibit Dated October 20, 2006 for the Rush-Copley Healthcare Center
Zoning staff has reviewed the documents above for compliance with the City of Yorkville's
zoning, landscape, and sign codes. Staff also reviewed the document entitled "Written
Explanation of General Character of Proposed Planned Unit Development" outlining land use
descriptions as well as proposed variations from the B-3 zoning district, creating the PUD. Staff
found the following issues must be addressed before the plans may be approved.
Aerial Exhibit
1. Fox Hill Unit 5, located on the west side of the subject property, is zoned R-3 PUD, not
R-2, as shown on the aerial exhibit.
Preliminary Engineering Plan
2. The plan does not show proposed access to lot 2. Per the initial meeting between city
staff and Rush-Copley's representatives August 25, 2006, a cross-access easement from
lot 1 to lot 2 must be outlined on the plan.
3. The zoning of Fox Hill Unit 5 is incorrect on the plan and must be changed to reflect the
accurate zoning (R-3 PUD).
4. The 30-foot front yard setback and 10-foot side yard setback labeled on page 2 are
incorrect. The minimum front yard setback is 50 feet(10-7D-4A), and the minimum side
yard setback is 20 feet(10-7D-4B-1).
5. The 10-foot side yard setback labeled on page 4 is incorrect. The side yard setback is 20
feet(10-7D-4B-1).
6. The corner side yard setbacks labeled on pages 3 and 5 are incorrect. When a side yard
adjoins a street, the minimum setback requirement is 30 feet(10-7D-4B-1).
T. Miller
Rush-Copley
December 8, 2006
Page 2 of 3
Preliminary Plat of Subdivision
7. Access to the proposed 1.29-acre lot 2 must be shown on the plat.
8. It appears that many of the proposed sign locations (on the sign plan) are to be in
easements. The applicant must note that nothing may be built in an easement.
Exceptions to the blanket easements must be recorded on the plat of subdivision so that
signs may be erected.
9. The zoning of Fox Hill Unit 5 is incorrect on the plan and must be changed to reflect the
accurate zoning (R-3 PUD).
Preliminary PUD
10. The required number of parking spaces cannot be determined from the information given.
The following information is needed to determine the parking requirement:
a. The number of beds, the number of employees, the number of staff doctors, and
the number of power plant employees proposed for the hospital and power plant
must be indicated to determine the required number of parking spaces for these
uses (10-11-4G).
b. The area of the proposed professional offices must be given to determine the
required number of parking spaces for that use (10-11-4C).
c. The number of employees working at the proposed daycare center must be
indicated to determine the required parking for that use (10-11-4G).
d. The number of employees and the square feet of pool/water area are needed to
determine the required parking for the recreation building use(10-11-4G).
11. The length and width of the parking spaces must be shown on the plan to determine
compliance with the zoning code (10-11-3 C).
12. The drive-aisle widths of the parking lots must be shown on the plan to determine
compliance with the zoning code (10-11-3 Q.
13. A cross-access easement is required from the subject property to the parcel on its
northwest side.
14. Several of the uses have loading requirements that must be shown-on the plan:
a. The dimensions of the "loading zone" on the west side of the hospital must be
shown to determine compliance with the zoning code. One 10-foot by 25-foot
loading berth is required for the hospital use (10-11-6A).
b. One 10-foot by 25-foot loading berth is required for each of the two retail uses
(10-11-6D).
c. One 10-foot by 25-foot loading berth is required for the medical office use (10-
11-6J).
Sign Plan
A permanent sign permit is required for the proposed monument sign before it may be erected.
The applicant shall note that the City of Yorkville is in the process of revising the sign code. The
revised code may include a provision that requires signs made noncompliant by the code to
become compliant. The applicant may want to consider including the proposed signage in the
PUD agreement as only one sign is permitted per street frontage, and pylon signs may only be 6
feet tall.
T. Miller
Rush-Copley
December 8, 2006
Page 3 of 3
Zoning Exhibit
15. Fox Hill Unit 5, located on the west side of the subject property, is zoned R-3 PUD, not
R-2 as shown on the zoning exhibit.
In a memo dated November 13, 2006, 1 made the following comments about the landscape plan
dated August 24, 2006 and the site plan dated August 8, 2006 and revised October 18, 2006 for
Phase 1 of the Rush-Copley Healthcare Center.
Landscape Plan (submitted with building permit application)
1. The zoning of the surrounding properties must be shown on the plan to determine buffer
yard requirements (8-12-3A-3).
2. The dimensions of all buffer yards must be shown on the plan to determine compliance
with the landscape code.
3. The plan does not show proposed access to the 60,000 square foot parcel 1. Per the
initial meeting between city staff and Rush-Copley's representatives August 25, 2006, a
cross-access easement from parcel 2 to parcel 1 must be outlined on the plan.
Site Plan (submitted with building permit application)
4. The site plan must show the entire site including the parcel 1 (lot 2 on subsequent plans)
and the proposed cross-access easement between the two parcels.
5. The site plan must show the dimensions from the proposed building to all property lines
and the dimensions of the property lines (10-7A-4).
6. The dimensions of the drive aisles and parking spaces must be shown on the site plan or
on a separate geometrics plan to ensure compliance with the zoning code (10-11-3C).
7. One 10-foot by 25-foot loading berth is required, and the location must be shown on the
plan or on a separate geometrics plan (10-11-6J).
8. The site location map on the cover sheet does not show the correct location of the subject
property.
Please let me know if you have any questions-or require additional information.
rsh\abk
S:\Rebecca\Yorkville\Commercial Plan Review\Rush-Copley Medical Center2oning Review Rush Copley 11.20.06.doc
52 Wheeler Road• Sugar Grove, IL 60554
TEL:630/466-9350
FAX:630/466.9380
www.eelwob.com
Engineering
Enterprises,
Inc.
December 5, 2006
Mr. Joseph A. Wywrot, P.E.
City Engineer
United City of Yorkville
800 Game Farm Road
Yorkville, 1L 60560
Re: Rush-Copley Healthcare Center
Preliminary Engineering Review
United City of Yorkville, Kendall County, Illinois
Dear Mr. Wywrot:
We have reviewed the following submitted material for the referenced plan
submittal:
• Application & Petition for Zoning and Planned Unit Development dated
November 6, 2006.
• Application & Petition for Preliminary Plan dated November 6, 2006.
• Preliminary Engineering Plans for Rush-Copley Healthcare Center prepared
by CEMCON, Ltd. consisting of six (6) sheets dated November 1, 2006.
• Zoning Exhibit prepared by CEMCON, Ltd. dated October 20, 2006.
• Preliminary P.U.D. prepared by CEMCON, Ltd. dated November 1, 2006.
• Preliminary Plat of Subdivision prepared by CEMCON, Ltd. dated November
1, 2006.
• Aerial Exhibit prepared by CEMCON, Ltd. dated October 12, 2006.
Consulting Engineers Specializing in Civil Engineering and Land Surveying
• Preliminary Site Infrastructure Design Report for Rush-Copley Healthcare
Center prepared by CEMCON, Ltd. dated November 1, 2006.
• Stormwater Management Analysis and Report for Rush-Copley Healthcare
Center—Phase 1 prepared by CEMCON, Ltd. with revision date of November
14, 2006
• Traffic Impact Study for Rush-Copley Healthcare Center prepared by
CEMCON, Ltd. dated October 31, 2006.
Our review of these plans is to generally determine the plan's compliance with
City of Yorkville ordinances and whether the improvements will conform to
existing City systems and equipment. This review and our comments do not
relieve the designer from his duties to conform to all required codes, regulations,
and acceptable standards of engineering practice. Engineering Enterprises,
Inc.'s review is not intended as an in-depth quality assurance review. We cannot
and do not assume responsibility for design errors or omissions in the plans.
Our recommendations and comments are as follows:
1. A copy of the Natural Resource Information Report by the Kendall County
Soil and Water Conservation District should be filed with the City.
2. Permits or Sign-offs will be required from the following agencies:
a. (IDNR) Consultation Agency Action Report regarding
endangered/threatened species or natural areas.
b. (IHPA) regarding preservation of cultural resources.
c. Yorkville-Bristol Sanitary District regarding Sanitary Sewer Facilities.
d. (IEPA) Division of Water Pollution Control regarding Sanitary Sewer
Facilities.
e. (IEPA) Division of Public Water Supplies regarding water supply and
distribution.
f. (IEPA) Division of Water Pollution Control regarding a Notice of Intent
(NOI) General permit to discharge storm water. Received
g. Illinois Department of Transportation regarding access points to US
Route 34.
We recommend that items a, b, and g be received prior to Preliminary Plan
approval. Items c, d, e, and f are required prior to the start of construction
GAPublic\YorkviJle1200SY00528 Rush-Copley(Conover-Fisher Propert#docsllwywrot03.doc
activities.
3. A wetland delineation report should be submitted for review by the City's
wetland consultant.
4. An Existing Field Tile survey should be provided for review.
5. In compliance with NDPES requirements, a Stormwater Pollution
Prevention Plan should be added to the Final Engineering Plan set.
GENERAL
6. A Site Data table should be added that contains the following information
at a minimum:
• Zoning of the site
• Square footage and percent of site coverage by the building(s)
• Square footage and percent of site coverage with pavement
• Number of required regular parking spaces
• Number of provided regular parking spaces
• Number of required H.C. parking spaces
• Number of provided H.C. parking spaces
7. The parking stall dimensions should comply with the following minimum
criteria:
• 45 degrees: 9'x17'
• 60 degrees: 9'x19'
• 90 degrees: 8.5'x18.5'
The site data table should include the appropriate information.
8. One landscaped island with a minimum area of 190 square feet and 10 ft
width should be provided for every 20 parking spaces. A significant
portion of the islands do not meet this requirement and should be
addressed.
9. The street and driveway typical details should be revised as follows:
a. The surface course should be specified as Hot Mixed Asphalt (HMA),
Mix C, N50
b. The binder course should be specified as Hot Mixed Asphalt (HMA),
IL-19.0, N50
10.The Autotum plots or similar exhibits should be submitted to demonstrate
site accessibility for emergency and delivery vehicles.
11.The allowable slope requirements are as follows and should be adhered to
at the time of final engineering design:
a. Road Centerline Longitudinal Slope—0.5% minimum
GAPublic\Yorkville\2005%Y00528 Rush-Copley(Conover-Fisher Property)\docs\1wywrot03.doc
b. Pavement Areas— 1.0% minimum
c. Grass Areas— 1.0% minimum and 25% maximum
12.Any items that are required by IDOT following their plan review should be
addressed for the US Route 34 proposed improvements. These should
include (but not be limited to) the following:
a. The IDOT Standard Entrance Detail should be used for the two
access points.
b. Turn Lane Details (Required storage, taper length, etc.)
c. Proposed striping for the US Route 34 Improvements.
13.Valves should be placed in accordance with City requirements. Detailed
review of valve locations will be accomplished at Final Engineering.
14.The final water main sizing will be determined at Final Engineering after
we have input the proposed layout into the City's model and performed a
pressure and fire flow analysis. The initial water main sizing and layout
appears to be appropriate except that there will need to be an off-site
extension of the 16-inch water main along U.S. Route 34 from Cannonball
Trail to the project site. The preliminary plan currently shows a connection
to a non-existent water main at Beecher and Route 34. A detailed plan of
this off-site water main extension should be provided. This main, as is the
John Street water main, is part of Pressure Zone No. 2.
15.A Photometric Plan will be required at Final Engineering and should meet
the following City recommendations:
a. The average foot-candle intensity should be 2.0 to 2.5 foot-candles.
b. The lighting intensity at the property line should be zero foot-candles.
STORMWATER MANAGEMENT COMMENTS:
16.The XPSWMM models should include the bypass flow received from the
Kendall County Public Building site (40.5 ac.). However, this area should not
be used to inflate the allowable restricted release rate. Excess flow maybe
passed above the design HWL through the internal overflow weir.
17.The estimated 11.2 ac. of tributary area north of Route 34 should not be
included in the allowable release rate calculations.
18.The culvert receiving flows from the north offsite tributary area will be
impacted by the proposed entrance road and Route 34 improvements, and it
should be replaced along with the appropriate collection grading.
19.In the preliminary engineering plans, the Phase 1 restrictor detail should be
revised to match the detail found in the Phase 1 engineering plans.
GAPub1iclYorkvi1le120051YO0528 Rush-Copley(Conover-Fisher Proper1y)XdocsUywrot03.doc
20.The overflow weir design calculations, for Basin 3, should be updated to
reflect the revisions in offsite tributary areas.
21.Emergency overflow weirs (curtain walls) should be provided for Basins 1
and 2.
TRAFFIC IMPACT STUDY
22. Figure 3E. (2026 Total Traffic Volumes) indicates that at the East Entrance/Beecher
Road intersection there are 278 AM peak hour and 742 PM peak hour eastbound to
northbound left turns. The same figure indicates that there are no eastbound to
northbound left turns at the South Entrance/Beecher Road intersection. We do not
believe that this would occur as the South Entrance directly serves the main parking
field for the Fitness Center. The capacity analysis for the East Entrance, provided
in the study, indicates that the eastbound left turn queue would be approximately
800'. The traffic assignments and potential vehicle queues at the East and South
Entrances should be reevaluated.
23. Similarly, there are 426 AM and 432 PM peak hour southbound to westbound right
turn movements at the East Entrance/Beecher Road intersection and no
southbound right turn movements at the South Entrance. These assignments
should also be reevaluated.
24.Access to the parking structure from the East Entrance is circuitous being routed
through the parking aisles of the retail component of the site. A more direct access
should be considered noting that the structure has parking for more than 500
vehicles.
PRELIMINARY PLAT
25.The owner information for the property to the south of the site should be
indicated on the plat.
26.The existing John Street right of way width should be indicated on the plat.
27.The approximate area of the proposed Beecher Road extension should be
shown on the plat.
28. The required 30' minimum front yard setback should be indicated on the
plat.
29. Rear and side yard setbacks should be shown on the plat.
30.The bearing and distance on the east boundary line should be corrected on
the final plat.
GAPublic\Yorkville\2005\YO0528 Rush-Copley(Conover-Fisher Property)\d ocs\lwywrot03.doc
31.A determination will be needed as to whether the structure height (7-story)
indicated in the preliminary engineering plan complies with the current
ordinance or whether a variance is required.
Our review of this project will continue upon receipt of the revisions and
additional material requested above. A revised Engineer's Opinion of Probable
Cost that includes off-site water main should also be transmitted with the above.
If you have any questions regarding the items listed or if you require additional.
information, please feel free to contact our office.
Sincerely,
ENGINEERING ENTERPRISES, INC.
William E. Dunn, P.E.
Senior Project Manager
Mark G. cheller, P.L.S.
Project Manager
pc: Bart Olson, Assistant City Administrator
Mr. Travis Miller, Community Development Director
Charley Wunder, Urban Planner
Susan Bach, Administrative Assistant
Kevin Serafin, Cemcon, Ltd.
Jason Xi, Cemcon, Ltd.
JWF, EEI
GAPublic\Yorkville120051Y00528 Rush-Copley(Conover-Fisher Property)\docs\lwywrot03.doc
t
Rush-Copley,Inc.
Yorkville Health Care Center
Written Explanation of General Character of
Proposed Planned Unit Development
I. A description of all land uses to be included in the Planned Unit Development.
It is Rush-Copley's intention that the proposed PUD consist of uses which would
traditionally be permitted within the United City of Yorkville's Business Districts. The
contemplated land uses and percentages of each use are approximated as follows.
Area Percentage
A. Medical Office .99 Acres 2.44%
B. Medical Campus (Hospital) 3.44 Acres 8.47%
C. Retail .46 Acre 1.13%
D. Fitness Center 2.99 Acres 7.37%
E. Power Plant .24 Acre .59%
F. Parking Garage 1.89 Acre 4.66%
G. Surface Parking/Drive Aisles 13.92 Acres 34.29%
Internal Roadway
H. Storm Water Management 16.66 Acres 41.05%
Town Center/Pedestrian Ways
Other Open Space
Total Lot Area 40.59 Acres 100%
(after R.O.W. dedications)
Floor Area Ratio .53
IL A description of the development standards and design criteria applicable to the
proposed PUD.
Pursuant to the United City of Yorkville's PUD Ordinance, density, minimum lot
size, and minimum set back dimensions for each use proposed within a PUD shall be
determined by the conventional zoning classification which would permit the proposed
use. It is Rush-Copley's position that the City's B-3 Service Business District zoning
classification would be appropriate zoning classification for the proposed development
had the Rush-Copley not chosen to pursue PUD zoning of the property. Therefore, upon
concurrence with City staff, Rush Copley and City Staff will utilize the criteria set forth
in the City's B-3 zoning district to establish the development standards for the Subject
Property. Any variance that would have been necessary under the conventional B-3
125610/1
zoning classification shall be specifically addressed during the Preliminary PUD Plan and
Plat approval process.
The City's current B-3 Service Business District development standards are as follows;
10-7D-3: LOT AREA:
No lot shall have an area less than ten thousand(10,000) square feet. (Ord. 1986-1, 1-9-
1986)
10-7D-4: YARD AREAS:
No building shall be erected or enlarged unless the following yards are provided and
maintained in connection with such building, structure or enlargement:
A. Front Yard: A front yard of not less than fifty feet(50'). (Ord. 1973-56A, 3-28-
1974)
B. Side Yards:
1. A minimum side yard shall be required between buildings within the B-3 district
of twenty feet(20')between a building constructed thereon and the side lot line,
except in any existing B-3 zoning district within the corporate boundaries where no
minimum side yard shall be required between buildings, except where a side yard
adjoins a street,wherein a minimum yard of not less than thirty feet (30') shall be
required.
2. The zoning board of appeals may, upon application, grant a variance to any
petitioner seeking to vary the side yard requirements in a B-3 district if the variance
is sought for a parcel of real estate that is sought to be developed as a planned unit
development because of the unique nature of the parcel or development sought
thereon. (Ord. 1986-1, 1-9-1986; amd. 1994 Code)
C. Rear Yard: A rear yard of not less than twenty feet(20'). (Ord. 1973-56A, 3-28-
1974)
D. Transitional Yards: Where a side or rear lot line coincides with a residential
district zone, a yard of not less thirty feet(30') shall be required. A transitional yard
shall be maintained only when the adjoining residential district is zoned R-1 or R-2
one-family residential. (Ord. 1973-56A, 3-28-1974; amd. Ord. 1987-1, 2-12-1987)
E. Parking Lot Setback Requirements:
1. Arterial Roadways: When a parking lot located in the B-3 zoning district is
located next to an arterial roadway, as defined in the city's comprehensive plan, a
twenty foot (20') setback from the property line is required.
125610/1
2. Nonarterial Roadways: When a parking lot located in the B-3 zoning district is
located next to a nonarterial roadway, as defined in the city's comprehensive plan, a
ten foot(10) setback from the property line is required. (Ord. 1998-32, 11-5-1998)
10-7D-5: LOT COVERAGE:
No more than fifty percent (50%) of the area of the zoning lot may be occupied by
buildings and structures, including accessory buildings. (Ord. 1973-56A, 3-28-1974)
10-7D-6: MAXIMUM BUILDING HEIGHT:
No building or structure shall be erected or altered to exceed a maximum height of thirty
five feet(35') or three(3) stories, not in excess of thirty five feet (35'). (Ord. 1973-56A,
3-28-1974; amd. Ord. 1998-8, 3-26-1998)
10-7D-7: OFF STREET PARKING AND LOADING:
All in accordance with regulations set forth in chapter 11 of this title. (Ord. 1973-56A, 3-
28-1974)
Furthermore the City's current appearance code will be an additional basis to guide the
development of the Subject Property. However, in all likelihood the appearance code
will be modified during the PUD zoning process to provide for the best possible
development for the mutual benefit of the City and it's residents. The applicable portions
of the City appearance code are attached hereto as Exhibit"A".
Lastly, Pursuant to the City's PUD Ordinance Rush-Copley shall be required to submit a
Preliminary PUD Plan and Plat,Preliminary Landscape Plan, Preliminary Engineering
Plan, Photometric Plan, and Architectural drawings which all must comply with City
Standards, and specifications. Furthermore, as this is a rezoning, both the City Plan
Commission and the City Council will have the opportunity to review the required
development plans, and make the determination as to whether or not PUD zoning will be
granted.
III. Outline describing why the Property should be zoned as a PUD.
It is Rush-Copley's desire to create an innovative development which will provide
incredible value to the United City of Yorkville in both the short and long term. Rush-
Copley proposes to provide many beneficial but varying land uses within one
development, including a potential future hospital facility, medical offices, retail, a
parking garage, a power plant, and a fitness center. All such uses are permitted uses
under the City of Yorkville's conventional zoning districts,but unfortunately they are
not all permitted uses within the same zoning district. Therefore it is very difficult to
apply conventional zoning to the proposed development. It is also important to note that
each zoning district provides development standards which differ from one another, thus
making it even more difficult and often unproductive to proceed with a development of
125610/1
this magnitude under the conventional zoning classifications. As a result, if Rush-Copley
were to proceed with the development of the property under the conventional zoning
classification the development would need approval of variations from the City's
conventional zoning ordinance.
Furthermore, when developing a healthcare campus it is important to create a
unified development throughout the campus to better assist the patients, employees, and
visitors. PUD zoning will allow Rush-Copley to construct a healthcare campus with
uniformity in land design, building material, architectural theme, street layout, and
signage in a mixed use setting which will be unique to the uses within the healthcare
campus. Furthermore, under the proposed PUD Rush-Copley will be better suited to
provide an increased and more useful pattern of open spaces and recreation areas which
shall be incorporated as part of the project and will be compatible with the immediate
vicinity. Also during the approval process both Rush-Copley and City Staff will be
allowed increased latitude to work to provide better suited landscaping along Route 34
and Beecher Road emphasizing streetscape areas, buffer zones, and open space areas than
are currently contemplated under the City's landscape ordinance. Lastly, PUD zoning
will allow for a consolidated and consistent approach to storm water management than is
currently provided for under the City's storm water management ordinance.
IV IdentiFcation of the conventional zoning classiFcation allowing the uses for each
land use type included.
Hospital B-1, B-2, B-3, B-4
Medical Offices O, B-1, B-2, B-3, B-4
Fitness Center B-2, B-3, B-4
Parking Garage Accessory Use
Retail *Need to Specify Anticipated Uses for Accuracy
Depending On the Use O, B-1, B-2, B-3, or B-4
May be Appropriate.
Professional Offices 0, B-1, B-2, B-3, B-4
Day Care Center O (Special Use), B-1 (Prohibited), B-3 (Special Use)
B-4 (Prohibited)
Drugstore B-1, B-2, B-3, B-4
Gift Shop B-1, B-2, B-3, B-4
Restaurant B-1, B-2, B-3, B-4
Tennis Club B-1, B-2, B-3, B-4
125610/1
Power Plant M-1 (Unless Considered an Accessory use to a hospital)
Cafeteria B-1, B-2, B-3, B-4
*Remember that generally speaking the City of Yorkville has a cumulative zoning
ordinance. Meaning a use permitted in the B-1 District will also be a permitted use in the
B-2, B-3, and B-4 Districts.
V. A List of the requested exceptions to applicable city ordinances and/or codes.
A. Permitted building height of 90' (7 stories)
B. There will be more than one building per lot
C. Storm water management criteria
i. Permitted Bounce Up To eight feet(8')
ii. Side Slope Ratio of four-to-one(4/1)
iii. A minimum twenty foot(20')buffer between the high-water
level line of the southwest storm water management basin and the
west and south property lines of the Subject Property shall be
permitted.
iv. Wet ponds for storm water management shall be permitted to
have a maximum allowable depth of 2.55 feet for detention and 4.3
feet for the combination of detention and compensatory storage
volume between the normal water level and the high water level
corresponding to the ten year frequency storm
D. Roof-Top mechanicals shall be screened to be masked from view from all
sides, but shall not be required to be enclosed.
E. Permitted uses in the PUD district to include;
Hospital
Heli-Stop
Medical Offices
Power Plant
Tennis Club
Fitness Center
Parking Garage
Professional Offices
Day Care Center
Restaurant
Cafeteria
Retail including,but not limited to
Drugstore
Pharmacy
Gift Shop
125610/1
Exhibit "A"
Title 8, Building Regulations
New Chapter 15
APPEARANCE CODE
I• OBJECTIVES
1• The fostering of
a. Sound and harmonious design of new buildings and sites.
b• Greater interest in the development and redevelopment of business and
industrial areas with an emphasis on appearance as it relates to each
specific project, its surroundings and the community, by giving
encouragement, guidance and direction.
C. Better maintenance of properties through encouragement of preservatio
upkeep,protection and care. n,
d• Greater public interest and enthusiasm in overall community beauty,
appearance, cleanliness and order.
2. Establish standards for new construction and development with respect to, but no
limited to, buildings, streetscapes and landscapes. t
3• Encoura a creative non-monotonous community des, s utilizinL desi
professionals
II. APPLICABILITY
1• The provisions of this code shall apply to:
a. building permits for new construction applied for after the execution of the
Ordinance, and/or
b• building permits for additions to existing commercial or industrial
where the permit is applied for after the execution of the Ordinance buildings
where
the cumulative addition(s)are equal to 10%of the floor area or 200 sq. ft.,
whichever is more and/or
C. The standards in this code shall be pro-rated when being applied to additions to
all principal buildings or major re-construction (i.e., 25% of the fagade is
removed and/or different type of fagade material is used and/or if the size of
windows/doors are being modified by more than 25%) done to non-residential
or attached single family or multi-family buildings
1
APPEARANCE CODE
d. Additions and/or major fagade work shall be assessed on a cumulative basis
(i.e., if a 10 percent modification is conducted at one time and later another 10
percent modification is made, the cumulative impact is 20% and therefore, a
20%compliance ratio is expected.)
2. The provisions of this code shall not apply to:
a. This code shall not apply to industrial accessory structures. However, all
accessory structures should compliment the main structure.
b. This code shall not apply to those buildings where siding is being replaced
with similar siding materials.
C. Provisions of this Code shall not apply to any PUDs already approved prior to
the adoption of this Code unless so stipulated in the PUD
3. The provisions of this code shall be deferred until May 1,2009, for lots
located within the Fox Industrial Park.
III. PROCEDURES
1. The City Building Official,or his/her designee, shall review the plan and/or drawing
of the exterior design of every building and site to be constructed in the City for
compliance with this code, prior to the issuance of a building permit. Building permits
shall only be issued upon authorization of the City Building Official.
2. Any appeals to this Code or the City Building Official's determination of compliance
with this code, shall be made in writing and submitted to the City Building Official.
The City Building Official shall direct such requests to the Fagade Committee,who
shall make a recommendation to the City Council. The City Council's decision shall
be final.
3. The Fagade Committee shall consider the following points prior to providing the City
Council with a written recommendation:
a. Will the objectives outlines in Section I be met if the requested
deviations are granted?
b. Is there a particular physical condition of the specific property
and/or building(s) involved that would create a particular hardship
to the owner, as distinguished from a mere inconvenience, if the
strict letter of these regulations were carried out?
C. Will granting the requested deviation from these regulations be
detrimental to the public welfare or injurious to other property or
improvements in the neighborhood in which the property is
located?
2
APPEARANCE CODE
d. Will granting the requested deviation impair an adequate supply of
light and air to buildings on the subject property or to the adjacent
property?
e. Will granting the requested deviation increase the danger to the
public safety, or substantially diminish or impair property values
within the neighborhood?
IV. DEFINITIONS
1. Across the Street: A lot with a side yard property line when projected across the street,
intersects the front property line of the subject lot.
3. Adjacent To: defined as lots sharing a side yard property line.
4. Contiguous lot: Shares a commonRroperty line extended across the street with such lot.
5. Front Fagade• the net surface area excluding windows doors and garages that faces a street
and includes a main entry to the building.
6. Major Architectural Features: Covered porches Boxed-out Bays/Projections;Decorative
Dormers Juliet Balconies Metal Roofs. f 10% credit for each
6. Masonry Products: brick stone split face brick or architectural blocks.
7. Premium Siding Material: Masonry Products cultured stone natural wood siding and
synthetic stucco
V. CRITERIA FOR APPEARANCE
1. General,
Creativity and ingenuity in applying the standards and guidelines listed in this Code
are encouraged. Likewise, ingenuity and creativity,while considering deviations to
the standards and guidelines of this Code,are encouraged.
2. Landscape and Site Treatment
a. The provisions of the City of Yorkville's Landscape Ordinance shall apply.
b. Exterior lighting,when used, shall enhance the building design and the
adjoining landscape. Lighting standards and fixtures shall be of a design and
size compatible with the building and adjacent areas. Lighting shall be
restrained in design and excessive brightness and brilliant colors avoided.
Maximum illumination at the property line shall not exceed 0.1 footcandles
and no glare shall spill onto adjacent properties or right-of-ways.
3
APPEARANCE CODE
C. The provisions of the Ordinance in regards to bulk regulations, standards and
off-street parking; relating to trees and shrubs; all other Ordinances,or portions
of Ordinances,which directly affect appearance, shall be a part of the criteria
of this sub-section.
3. Residential
a. Single-family detached and Duplexes
(1) Unless stated otherwise within this ordinance, no residential dwellings shall be
similar in appearance unless two or more buildings of dissimilar design
separate the buildings.
(2) A newly constructed residential building shall be dissimilar in appearance to
another residential building across the street from, or adjacent to the newly
constructed building.
(3) A residential dwelling on a corner lot is not considered similar to one adjacent
to it if the two dwellings face different streets.
(4) On cul-de-sacs not more than two dwellings shall be similar in appearance on
any lots having front lot lines contributing to the arc of the cul-de-sac.
(5) For the purpose of this section, "similar in appearance"shall mean a residential
building,which is identical to another, in combination with any four or more of
the following architectural characteristics:
(a) Roof type (gable, hip mansard, gambrel, flat, combination).
(b) Height of roof ridge above finished grade of property.
(c) Dimensions(height and length) and shape of the facades facing the
front lot line.
(d) Locations and sizes of windows,doors(including garage doors)and
ornamental work on the facade facing a front lot line.
(e) Type of facade, materials (i.e.,brick veneer,lapped horizontal
siding,half timber,board and batten, shakes, etc.)on the facade
facing a lot line.
(f) Porch Dimension and elevation treatment.
(6) A building is considered dissimilar when less than four of the above
characteristics exist among subject dwellings.
b. Single-family attached and Multiple-family
The intent of this Ordinance specifically pertaining to single-family attached and multi-
family buildings is to create a"sense of community" This can be achieved through
careful site planning as well as thoughtful building design and color selections.
4
APPEARANCE CODE
(1) The building footprint of single-family attached and multi-family buildings can be the
same. However,the facade treatments must vary between buildings that are adjacent to
one another. Fagade variations may include building materials or colors in any one or
more of the following:
(a) Siding
(b) Masonry
(c) Roof
(d) Paint/Stain
(e) Doors
(2) Sites where requested setbacks and yards are less than the minimum zoning district
requirements must provide an interesting relationship between buildings.
(3) Parking areas shall be treated with decorative elements, building wall extensions,
plantings,berms and other innovative means so as to largely screen parking areas from
view from public ways.
(4) The height and scale of each building shall be compatible with its site and adjoining
buildings.
(5) Newly installed utility services, and service revisions necessitated by exterior alterations,
shall be underground.
(6) The architectural character of the building shall be in keeping with the topographical
dictates of the site.
(7) Masonry Products shall be incorporated on the front facade of at least 75%of the total
buildings in n the gpproved community, and shall incorporate a minimum of 50%Premium
Siding material on the front facade No less than half(25%of the total)of the minimum
"Premium Siding" quirements must incorporate Masonry Products. Credit toward the
remaining"Premium Siding"requirement can be earned via the use of Major
Architectural Features Each Major Architectural Feature used will earn a credit of 10%
towards the calculation of the minimum Premium Siding Requirement.
Example: A building with 30%masonry on the front elevation will
require the use of two"major architectural features"(10%+
10%=20%)to comply with the total"50%Premium Siding material on
the front facade".
(8) Pedestrian features/amenities, such as covered walkways, street furniture, and bicycle rack
facilities are encouraged.
(9) Common open space and outdoor features are encouraged.
5
APPEARANCE CODE
4. Non-Residential
a. General Provisions
(1) Relationship of Buildings to Site
(a) The site shall be planned to accomplish a desirable transition
with the streetscape,and to provide for adequate planting,
pedestrian movement, and parking area.
(b) Site planning in which setbacks and yards are in excess of the
minimum zoning district requirement is encouraged to provide
an interesting relationship between buildings.
(c) Newly installed utility services, and service revisions
necessitated by exterior alterations, shall be underground.
(d) The architectural character of the building shall be in keeping
with the topographical dictates of the site.
(e) In relating buildings to the site,the provisions of the Zoning
Ordinance in regard to bulk regulations, standards, and off-
street parking shall be part of these criteria.This shall also
apply to sub-section 2 which follows.
(2) Relationship of Site to Adjoining Area
(a) Adjacent buildings of different architectural styles shall be
made compatible by such means as screens, site breaks and
materials.
(b) Attractive landscape transition to adjoining properties shall be
provided.
(c) Harmony in texture, lines and masses is required.
(d) The height and scale of each building shall be compatible with
its site and adjoining buildings.
b. Building Design
(1) Commercial,Office and Institutional Uses
(a) Guidelines for sites that have existing buildings
1. When adding an addition distinct color variation to an existing
building is prohibited.
6
APPEARANCE CODE
2. When a site abuts a county, state or federal highway, and when
an existing building is modified, the property owner shall be
required,to the greatest extent possible,to meet the standards
set forth below for the entire building.
3. If an additional building(s) is placed on the site, the additional
building(s) shall,to the greatest extent possible, compliment the
architectural style of the principal building.
4. Any additional building(s)placed on the site shall, to the
greatest extent possible, compliment the materials and/or colors
of the principal building on the site.
(b) Guidelines for unbuilt sites
(1) Masonry Products or Pre-Cast shall be incorporated on at least 50%of
the total building, as broken down as follows: The front facade shall
itself incorporate Masonry Products or Pre-Cast concrete on at least
50%of the facade. Any other facade that abuts a street shall
incorporate Masonry Products. The use Masonry Products or Pre-Cast
concrete is encouraged on the remaining facades.
(2) Creative layout and design of the buildings within the commercial,
office or institutional development is encouraged. Use of windows or
the impression of windows on all sides of the building and the
utilization of a campus-style layout are encouraged. Creative layout
and design will help to decrease the overall mass of the development,to
prevent monotony, and to improve the aesthetic quality of the
development.
(3) The height and scale of each building shall be compatible with its site
and adjoining buildings.
(4) Outlots shall reflect the style,materials, and/or design elements of the
main building. In cases where the main building does not meet the
design guidelines and standards(i.e., in terms of visual design materials
and layout of the building),new outlot development proposals will be
reviewed using the guidelines and standards contained in this
document.
(5) Pedestrian scale features/amenities, such as solid-colored awnings,
covered walkways,windows, street furniture;bicycle rack facilities and
clearly defined entranceways are encouraged.
(6) Common open space and outdoor seating areas are encouraged within
commercial,office and institutional developments.
7
APPEARANCE CODE
(7) The location of parking lots in a manner that is logical, safe and
pedestrian friendly is encouraged. In this respect, the location of
parking lots in the rear or side of a building is encouraged.
(8) Parking areas shall be treated with decorative elements, building wall
extensions, plantings,berms and other innovative means so as to
largely screen parking areas from view of public ways.
(9) The location of drive-through facilities, including drive-through lanes,
bypass lanes, and service windows, adjacent to a public right-of-way
are not desirable and are discouraged.
(10) Loading bays for commercial and office uses shall not be located in the
front of a building or in the area abutting a public right-of-way.
(c) Standards
(1) All commercial, office and institutional buildings shall consist
of solid and durable fagade materials and be compatible with
the character and scale of the surrounding area.
(2) Masonry Products shall not be painted.
(3) Trash enclosures shall be located in areas that are easily
accessible by service vehicles,but minimally exposed to the
public street. Screening these enclosures with a material that is
compatible with the principal commercial, office or institutional
building is required.
(4) Rooftop mechanicals shall be screened and enclosed in a manner that
masks the equipment from view from all sides and is of the same
character and design as the structure. Architectural features such as
parapet walls and varying rooflines, are encouraged. Ground level
mechanicals shall be screened by landscaping and/or fencing, as
appropriate and shall be maintained year round.
(5) When loading bays are placed where they can be viewed from a
County, State or Federal highway or from a City street designated on
the Comprehensive Plan as an arterial or collector road, landscaping
between the building and the street shall be such that within five (5)
years of installing the landscaping, it can be reasonably assumed that
the bay doors will screened from the road.
8
APPEARANCE CODE
5. Industrial Uses
a. Guidelines
(1) Masonry Products or Pre-Cast concrete shall be
incorporated on at least 50%of the total building, as broken
down as follows: The front fagade(defined as that fagade
that faces a street that includes a main entry to the building)
shall itself incorporate Masonry Products or Pre-Cast
concrete on at least 50%of the fagade. Any other fagade
that abuts a street shall incorporate Masonry Products or
Pre-Cast concrete. The use of Masonry Products or Pre-
Cast concrete is encouraged on the remaining facades.
Where pre-cast concrete panels or split-face block is
utilized,the use of colors,patterns, or other architectural
features within these panels/blocks is encouraged.
(2) Building entryways shall be clearly identified. Building
components,such as windows,doors, eaves and parapets
shall be in proportion to one another.
(3) The location of parking lots in a manner that is logical, safe,
and pedestrian friendly is encouraged. In this respect, the
location of parking lots in the rear or side of a building is
encouraged.
(4) Loading bays for industrial uses may be placed along the
front of the building or the side(s) abutting a public right-of-
way when there is an industrial use across from that fagade.
Otherwise, loading bays for industrial uses shall be
discouraged from being placed in the front of the building or
in the area abutting a public right-of-way. When loading
bays are placed where they can be viewed from a County,
State or Federal highway or from a City street designated on
the Comprehensive Plan as an arterial or collector road,
landscaping between the building and the street shall be
such that within five(5)years of installing the landscaping,
it can be reasonably assumed that the bay doors will
screened from the road.
b. Standards
(1) Industrial buildings shall consist of solid and durable fagade
materials and be compatible with the character and scale of the
surrounding area.
9
APPEARANCE CODE
(2) Industrial buildings with facades greater than 100 feet in length
shall incorporate recesses,projections,windows or other
ornamental/architectural features along at least thirty percent
(30%)of the length of the fagade abutting a public street in an
effort to break up the mass of the structure.
(3) Trash enclosures shall be located in areas that are easily
accessible by service vehicles but minimally exposed to the
public street. Screening these enclosures with a material that is
compatible with the principal industrial building is required.
(a) Rooftop mechanicals shall be screened and enclosed in a
manner that masks the equipment from view from all
sides and is of the same character and design as the
structure. Architectural features such as parapet walls
and varying rooflines are encouraged. Ground level
mechanicals shall be screened by landscaping and/or
fencing, as appropriate.
6. Signs
The provisions of this section are meant to supplement the City's Sign Code. All
provisions of the Sign Code are in full force. Where conflicts between the two
regulations may occur,the more stringent requirement will apply.
Wall signs shall be part of the architectural concept. Size, color, lettering, location
and arrangement shall be harmonious with the building design, and shall be
compatible with signs on adjoining buildings.
10
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United City of Yorkville
County Seat of Kendall County
800 Game Farm Road
Yorkville, IL 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PC #
APPLICATION & PETITION
Please Check One: X Preliminary Plan
Final Plat
Rush Copley
Development Name: Yorkville Healthcare CtDate of Submission: November 6, 2006
1. Name of Petitioner(s): Rush Copley Medical Center, Inc.
Address: 2000 W. Ogden Avenue. , Aurora, IL 60504
Phone Number: 630-978-6276 Fax Number: 630-978-6888
2. a). Street address and physical location of subject property:
South of Veterans Parkway, Adjacent to the Fox Hill Subdivision
b). Legal description of property; attach as Exhibit"A".
c). Total Acreage: 44.12
3. Contact Information: Name, address, phone number and fax number of person to whom
inquiries regarding this petition may be directed:
John F. Philipchuck - See below
Attorney: Name: John F. Philipchuck
Address: 123 Water Street, Naperville, IL 60540
Phone Number: 630-355-5800 Fax Number: 630-355-5976
Engineer: Name: CEMCON LTD.
Address: 2280 White Oak Circle Suite 100, Aurora, IL 60502
Phone Number: 630-862-2100 Fax Number: 630-862-2199
Land Planner: Name: AMDC - Jim Klima
Page 1 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 1/27/06
Address: 135 S. LaSalle Suite 2360 Chicago, IL 60603 [�
Phone Number: 312-756-9300 Fax Number: 312-756-9301
4. Submit the following to the Deputy Clerk in order to be scheduled for the necessary
committee meetings. An incomplete submittal could delay the scheduling of your project.
a. Original application with legal description plus 40 copies.
b. Appropriate filing fee (Please refer to Page 3 of this application"Petitioner Route,
Step 1,Fees"and/or contact the Deputy Clerk for verification of this amount).
c. To begin the review process, the initial submittal must consist of:
1. 12 sets of Preliminary Plans/Final plats folded to fit in a 10"x 13"envelope
2. 7 sets of Landscape Plans folded to fit in a 10"x 13"envelope
3. 7 sets of Preliminary/Final Engineering folded to fit in a 10"x 13" envelope
Within one week of receipt of submittal,the Engineering Department will determine if
it is complete or if additional information is needed. Once the submittal is complete,
the Plan Council Meeting date will be scheduled for the next meeting that is 6 weeks
from this date. One week prior to your scheduled Plan Council meeting,you will be
required to submit 15 full size preliminary/final site plans for the packets distributed
to the members.
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.
Date: �,- t
Petitioner(s) Signature: (All legal property owners signatures or their authorized agents(i.e.Planner,
Petitioner's Attorney,Engineer)must appear on this application.)
7
Subscribed and sworn to before me this 7t. ay of 200
Notary Seal
"O F F I C 1 AFL S THIS APPLICATION MUST BE NOTARIZED.
SUSAN VAN VOLKENBURG�;
NOTARY PUBLIC,STATE OF ILLINOIS f
MY COMMISSION EXPIRES 06/29/20097
Page 2 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 1/27/06
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PRELIMINARY PLANXINAL PLAT
PETITIONER ROUTE
Step 1: Petitioner must submit a completed application, fees* and all pertinent materials to the
Deputy Clerk a minimum of 45 days prior to the targeted Plan Commission meeting. Petitioner
is responsible for making submittals to other review agencies such as Kendall County, Illinois
Department of Transportation, Illinois Department of Natural Resources,U.S. Army Corps of
Engineers, etc.,to allow timely review by City.
*Fees: 1. Preliminary Plan Fee-$500/Final Plat Fee- $500
a. Engineering Review Fees- 1.25% of the approved engineer's estimate of cost !
of all land improvements, to be determined by City Engineer.
b. Engineering Review Deposit-up to 1 acre=$1,000;
over 1 acre but not over 10=$2,00
over 10 acres,but not over 40 =$5,000
over 40 acres,but not over 100=$10,000
over 100 acres=$20,000
c. Deposit for Outside Consultants-under 2 acres=$1,000
2 to 10 acres= $2,500
over 10 acres=$5,000
Note: Owner/Developer will be responsible for payment of recording fees and j
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.
Note: You must present your plan at each of the meetings below as indicated,
Step 2: Plan Council: The Planning Council meets the 2nd and 4d'Thursday of the month at
9:30 a.m. in the City Administration Office. Upon recommendation by the Plan Council,you
will move forward to the Plan Commission Meeting. Attendees to this meeting include: City
Administrator,City Land Planner, Sanitary District Director, City Engineer, Building
Department Official,Emergency Medical Rep,Public Works Director,Executive Director of
Parks and Recreation,Fire Department Rep, and Police Chief.
Step 3: For Preliminary Plans only;Park Board Planning Meeting: The Park Board makes
recommendations on any Park Sites included in the development. The Park Board Planning
Meeting is the fourth Monday of each month at 7:00 p.m. at the Riverfront Building, 301 E.
Hydraulic Street.
Step 4: Plan Commission: The Plan Commission meets the second Wednesday of each month
at 7:00 p.m. in the Council Chambers at City Hall. The Plan Commission will make a
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Page 3 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 1/27/06
I
recommendation for the City Council's consideration. The Plan Commission consists of 10
members appointed by the Mayor,the City Attorney and City Land Planner.
Step 5: Economic Development Committee: The Economic Development Committee meets the
third Thursday of each month at 7:00 p.m. in the City Hall Conference Room. All projects
(regardless of a positive or negative EDC recommendation)proceed to the Committee of the
Whole for discussion. The Economic Development Committee consists of three(plus one i
alternate)City Council members.
Step 6: 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 project 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 7: 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 j
place.
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If this project has included an annexation and/or zoning petition,a Public Hearing will be held at i
this time with notice given by publication. Any annexation agreement, PUD agreement or
development agreement must be signed by the Petitioner prior to being voted on by the City
Council. Prior to the recording of the final plat,the petitioner must pay the Administration Fee.
This is equal to 1.75%of the approved engineer's estimate of construction costs of land
improvements,including but not limited to all public improvements to be dedicated to the City,
mass earth grading, and quasi-public improvements to be maintained by the homeowner's
associations such as private storm sewer, parking areas, and trails.
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Step 8: Final Plat recording instructions: Once the final plat is approved by the City Council i
and all required documents,bonds,and letters of credit are submitted to the City, the final plat
may be recorded with Kendall County. Submit the final plat mylar to the Deputy Clerk for
signatures. When all City signatures are in place,the developer or his surveyor may take the
mylar to the Kendall County Clerk for his signature. The next step is to have six paper prints
made and return to the Kendall County Recorder's office for recording. Kendall County requires
the mylar and four paper copies. The City of Yorkville requires that you submit two recorded
paper copies to the Deputy Clerk. Any copies you may require would be in addition to these.
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(retaining a copy for your records)to the Deputy Clerk,United City of
Yorkville, 800 Game Farm Road,Yorkville,Illinois 60560.
Page 4 of 7
United City of Yorkville Prelhninary/Final Plat Application Revised: 1/27/06
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Date Sig re o Pettiittioner
CHECK LIST FOR PRELIMINARY PLANS
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SECTION 1: WRITTEN DOCUMENTS
1. A land use application containing the following: Not Applicable Acceptable Deficient
A. A statement of planning objectives to be achieved by the plan
B. A time schedule of the proposed development of the area
covered by such preliminary plan
C. Exceptions or variations to City Zoning or Subdivision
Ordinances being requested as part of the plan,including the
specific section of the Ordinance.
2. A boundary survey of the area covered by such preliminary plan,
prepared and certified by a registered Illinois surveyor.
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SECTION 2: GENERAL PLAN INFORMATION
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I. A rendered outline of the area covered by such preliminary
plan drawn at a scale of not less than 1 inch equals 100 feet.
2. The plan must contain the following information:
A. Scale
B. North.Arrow
C. Original and Revised dates
D. Name and address of owner of record
E. Name and address of site plan designer
F. Current zoning of the property
G. All categories of proposed land use
3. The following information regarding contiguous property:
A. Location of contiguous property
B. Zoning of contiguous property
C. Land use of contiguous property
4. The following site data provided in the lower right corner:
A. Size of property in square feet or acres
B. Square footage and percent of site coverage with buildings
C. Square footage and percent of site coverage with pavement
D. Number of parking spaces to be provided
E. Number of parking spaces required by zoning ordinance
F. Number of proposed buildings/dwelling units/lots
SECTION 3: PLAN DATA REQUIREMENTS
1. A site location map.
2. Dimensions of the property.
3. A topographical survey of the area covered by such preliminary plan at two-foot contour intervals drawn at not
less than one inch equals one hundred feet.
4. A detailed plan for the treatment of any proposed stortnwater detention or retention facilities.
5. Existing or proposed public roads,streets,and alleys,including classifications,width of right-of-way and paved
surfaces,and existing and proposed sidewalks.
6. Dimensioned building setbacks,and as applicable;areas for off-street parking,trucking maneuvering and
service,and open space/recreational facilities.
Page 5 of 7
United City of Yorkville Prelitninary/Final Plat Application Revised: 1/27/06
I
7. A schematic of existing or proposed public utility systems,including the size of sanitary sewers,storm water
lines,&streetlights,
8. Existing vegetation and plantings.
9. Any other information required by the City,to clearly show the proposed site plan elements.
CHECK LIST FOR FINAL PLANS
SECTION 1: WRITTEN DOCUMENTS i
I, A land use application containing the following: Not Applicable Acceptable
Deficient
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A. A statement of planning objectives to be achieved by the plan. j
D. A development schedule,indicating the approximate dates for
construction of the Final Plan,
E. Petitioners proposed covenants,restrictions,and conditions to
be established as part of the Final Plan,
F. Exceptions or variations to City Zoning or Subdivision
Ordinances being requested as part of the Final Plan, I
including the specifics of the Ordinance.
SECTION 2: GENERAL PLAN INFORMATION
I
1. Must be drawn to accurate engineering scale.
2. Must contain the following information:
A. Scale
B. North Arrow
C. Original and Revised dates
D, Name and address of owner of record
E. Name and address of site plan designer
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3. The following information regarding contiguous property: j
A. Location of contiguous property
B. Zoning of contiguous property
C. Land use of contiguous property
4, Site data to be provided in lower right hand corner:
A. Legal Description
B. Size of property in square feet and acres
C. Current Zoning
D. Square footage&percent of site coverage with buildings
E. Square footage&percent of site coverage with pavement
F. Square footage&percent of site coverage with landscaping
G. Number of parking spaces required by zoning ordinance
H. Number of parking spaces to be provided
I. Number of buildings
J. Number of dwelling units
K. Breakdown of dwelling unit bedroom types
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Page 6 of 7
United City ofYorkville Preliminary/Final Plat Application Revised: 1/27/06
' I
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5. Landscape data to be provided in lower left hand corner: j
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A. Number of plantings by type
B. Size of plantings at installation
C. On-center spacing for hedges(Should be 3 feet apart)
D. Caliper size of all trees at installation
CHECK LIST FOR FINAL PLANS, CONTINUED
SECTION 3: PLAN DATA REQUIREMENTS
1. Dimensions of property.
2. Existing and proposed public and private streets,right-of-ways,driveways,all principal and accessory buildings
and their uses,dimensioned building setbacks,lot sizes,sidewalks,off-street parking,service areas,open
spaces,and recreation facilities.
3. Preliminary architectural plans for all residential buildings,in sufficient detail to show basic building plan.
Q. The existing and proposed vehicular and pedestrian circulation systems,indicating their inter-relationship and
proposed treatments of points of conflict.
5. Existing and proposed utility systems,including sanitary sewers,water,electric,gas,telephone,and cable
television lines,including their sizes.
6. Proposed public and private lighting systems.
7. Existing and proposed easements for utility services.
8. Proposed signage,indicating location and size.
9. Existing vegetation and plantings.
10. Proposed berming and fencing.
11. The location and size in acres or square feet of all areas to be conveyed,dedicated,or reserved as common open
space,public parks,recreational areas,school sites,and similar semi-public uses.
12. Any other information necessary to clearly show the proposed site plan elements.
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Page 7 of 7
United City of Yorkville Preliminary/Final Plat Application Revised: 1/27/06
* EXHIBIT A
LEGAL DESCRIPTION
THAT PART OF THE NORTHEAST 1/4 OF SECTION 30, TOWNSHIP 37 NORTH, RANGE 7 EAST OF
THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST
CORNER OF SAID NORTHEAST 1/4; THENCE SOUTH 01 DEGREES 18 MINUTES 14 SECONDS EAST
P.LONG THE EAST LINE OF SAID NORTHEAST 1/4, 479 .42 FEET, TO A POINT ON THE SOUTH
RIGHT OF WAY LINE OF U.S. ROUTE NO. 34 FOR THE POINT OF BEGINNING; THENCE
CONTINUING SOUTH 01 DEGREES 18 MINUTES 14 SECONDS EAST ALONG SAID EAST LINE,
1427.73 FEET; THENCE SOUTH 88 DEGREES 33 MINUTES 00 SECONDS WEST, 1327. 03 FEET;
THENCE NORTH 01 DEGREES 13 MINUTES 50 SECONDS WEST, 1308.64 FEET; THENCE NORTH 88
DEGREES 46 MINUTES 21 SECONDS EAST, 245.00 FEET; THENCE NORTH 01 DEGREES 13
MINUTES 50 SECONDS WEST, 232.61 FEET TO A POINT ON SAID SOUTH RIGHT OF WAY LINE;
THENCE SOUTH 85 DEGREES 29 MINUTES 54 SECONDS EAST ALONG SAID SOUTH RIGHT OF WAY
LINE 1085 .62 FEET TO THE POINT OF BEGINNING, ALL. IN BRISTOL TOWNSHIP, KENDALL
COUNTY, ILLINOIS
IA r ^eft =`' PRELIMINARY P . U . D .
a 560
. RUSH COPLEY HEALTHCARE CENTER
I RECORD DE8CRIP110N
.T,_
- THAT PART OF nE NORTHEAST R OF SECTION 30.TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THING PRINCIPAL MERIDIAN DESCRIBED AS i
PROJSCT Fj0545+ � FOLLOW! COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST 1/4:IH04M SOUTH O DEGREES 16 MIN
UlE3 14 SECONDS
I 8 .W A $ EAST ALONG ME EAST UNE GE SAID NORTHEAST M 479.42 PEER,10 A POET ON THE BW7H RIGHT OF WAY UNE OF U.S ROUTE NQ 34 FOR A
ti OCATy)ON Y?WnS,TIG
POET of BE Tim E CORNING:THENCE F SAID NOR SOUTH O DEGREE.10 MINUTES IN SON THE SOOT ALONG 9W0 EAST IJNE.1431.66 FEET.'THEIR
rs
SOUTH M DEGREES A MINUTES 00 SECONDS NEST.13Z7.13 FEET.TO l0 F PEST UNE OF THE EAST S OF SAID NORTHEAST N THENCE NOTIM 01
iuYMRhrp. � DECREES 13 INHUME 35 SECONDS WEST ALONG SAID WEST UNTIE,
1569.79 FEET TO A POSIT ON SAID SOUTH RIGHT OF NAY UNE;1HENGE SOUTH 05
- w"• DECREES ZO MINUTES 54 SECONDS EAST ALONG SAID SOUTH RENT OF WAY UNE.1331.66 FEET TO THE POINT OF BEONNBN0.AIL M BRISTOL
b- A ARE SHAPED PARCEL COMPRISED OF 60,000 SQUARE FEET AT 111E
TOWNSHIP.IF2NOAl1 COLWTY,AUNO�E71(7P1NIO THEREFROM 9W
NORTHEAST CORNER OF THE ABOVE DESCRIBED REAL ESTATE.
A d
LOCATION MAP
100 50 0 100
KENDAL'_MARKET PLACE NOTEf
- ... - -.. _. (ZON EDACTT OF YORKVILLE PJD)
LASALLE NA OWN,BAN11C -___._._ _ - --
-- + 15 FUTURE USTµ]CIE
v. I CITY OF YOAKVALE CORPORATE UNITS (ZONED:KENDA COUNTY A-1) ALL DIMENSIONS ARE SHOO IN FEET AND
DECIMAL,PARTS W AFOOT.
t+' DMEN.Ion BROWN ALONG CURVED LINES ARE
CONVEYANCE ARC.197-11.
TO THE STATE OF 11-1-N4S
X15-ING "' •= r - ------ -�_-_ SC7NiORTH AINATI�I NS161ER11MCE CO--ORDER
NO.TO 636160Y : LOAD TITLE SURVEY ISSUED
BY RONALD BAYER, DATED 11103106 UWO#
2005,IMBO-00 IDIALTAI
- . .. _ _ __ '•w� _ �- -PCB
YANG _ p-- STORM WATER MANAGEMENT FACIUTY/1
DWI tt
70NED` N W I 1EM'AY A \I -
{ ;I 11"'fi(fa►i OF rr'),Z)N 4;
L INE LEGEND
LOT 1 '�'10F it t \- -SU601VISION BOUNDARY LINE
r, �A", ill h 1/ • 1 IH°avy Slid Lin•1
MEOCAL OFFICES / F
IGK BUILDING r11 L �BR }R W - 77,800 S.F. 1 -LOT
LINE PROPERTY LINE
�. I IS•I Id L-I
I -sar I ~iplq I + NNOW N -isil"116 CORPORATE LIMITI OF
PROPOSED EOYIO , I THE CITY OF YORK V ILLE
!I 1 I t (CRY OF YYO LE)OWVL / _.L_.R IH•a.T D0,,d L1n°I
BUILDING LINE
IL•n9 D••Ind Lln••1
¢• tN.4Wxa t
I I \per / / •
------- -EAiflE *1 1-11 1 N11 LIME/LIMITS T OF EASEMENT
T1`I s \^ —-—
wN
Rwtuc / ° /- NJ'[ -CEMIEM NNE
Iy6. � MCnal SOT / — ;
I C , 1 __r- ! I! •�•:� I111n91.Da.n•e ua•.1
111! it ___—
MEOCAL CAMPUS / / "( + Silt -QUARTER SECT IOM LIME
1 768,1 / ID°a0I•Da•Nad LIn••7
I ' 1 i 3D�11.EF
\ VIN ' ' SECTION LINE
ITOO•I•D••n•e 1.11.1-1 lH
LAID US
����� E DISTINCTIONS LINE
LOTS 11 Ip '1 l e / lc I IH..yY Sh-0....4 LI...1
•*?+. . I! .,.. �•.P.• ) \ / r 1Q I 1 SECT ION CORNIER OR OVARTER SECTION
CORNER
GO
_y
m �
'P.. —
JONW / I/ CGRNER SDE YARN f 1 ! �lisP$�
� , 1dMgr
•
a:
_ r _ ]�
mrNd6
1 .., I.�awY �- �•
OO Y C--B_--
3 Z I }",_ 1' N \\\� �C{�S^I ,I•Li �0 J 1 11 S10RN WATER 1111 FAOIITY/2
MOT
I ! 1
` MENT (
pUTLOT'
/ / 1
i s
w \\\j ` I 21,643 S.FI
F17NESS CENTER 1 IUYU SEECI-ER ROADI
,y 150.200 S.F. l / , .f EXTENSION
rl 1
s, �' \) I ,_„-,,,a, i / LOT DIY[NSIONf i AREAS AR!
)I I / — _ _ _ I V APPROYIYATIONf i WILL VARY
1 AT TTY[ OF FINAL PLATTING.
d �' SMACK — eESr OF
stznoN uNE
-REAR YARD °
IIR SERE N POMFII PO.E ON SOUTH SIDE
�� %iIl J L / _- d I -1 g RIVER ROAD B'JO FEET
66'33'00 W 1327.IS._ I i I EREV.-624.65•
(lNV 02-300-400-1 Y) - r 20'FLARE I EASEM T m I; 7a1 J1 z w ELDAMAN RD. CI ENTRMICE 10 MFNARD'8 Dlsr.
I CITY of T'ONKWLLF CO"-E_imlis I
-_ I ' g E a: CENTER-TOP a EAST SOE Oi EA97EItN MOST
RUTH NELSON TRUST / ( -''i' .. -- - UWT BABE IM CEII'fFR MEIAAM.-
D0';_i158-09472 -.. - !. - .- SHIN''
A I ' GEV_
A51 cA! •Rp'E Pt i C.TY OF YOARVILLE CORPORATE UNITS ,1 {41 --`I 73
�x✓•�O S , ( BE GRAN1EOf 11, SOMA"RD.BEIGES.MEET OF Al ELOIYN RD.-
L- X, BRASS MMIB71!>H TDP OP 17ONN EAST ABUTMENT.
E STING 20'SANITARY SEWER 6 WATERMAIN EASEMENT ELEV.w 617.23'
TO BE RELFASEG UNDER°RASE 11 EMTR,It,•3O•SANITARY
SITE DATA SEM EASEMENT RAIL �����ATE 047..(�
STORM WATER MANAGEWENT FACWJTY/3 RAILROAD BRIDGE AT ALL ROUTE N7,(STAMPED
A 90 RESF7 16467
ACREAGE 10030! ELEV.-041.SY
TOTAL AREA 44.12 AC. ��
US CUTE 34 R.O.W.DEDICATION 0.37 AC. DOWS
BEECHEN ROAD R.OW.DEDIGnON 5 9201%
LOT 1 zoo
OUTLOT 1 0.54 AC.
LOT 1
MEDICAL Of" 77,
MMCAL CAIRNS(HOSPITAL) 1139.000 S.F.
RETAIL 40.000 S.F.
FITNESS CENTER 150.200 S.F.
POWER PLANT B F 10,000 S.F.
TOTAL PREPARED TOR:
%O FIAREA COVERAGE RUSH—COPLEY HEALTHCARE CENTER
LAW U oFFI� o.9e Ac 214E 200 OGDEN AVENUE
MED�dd� ( TAL) a46 AC. 1..;� AURORA, IL 60504
FITNESS CENTER 7-"AC. 7' (630) 978-4972
POWER RANT 0.24 AA 0.50%
PARKINO GARAGE 1.09 Ac. 4.661
SURFACE PAROCNC/0T6VE AISLES 13.82 AC. 34.268 PREPARED BY:
STMMWATS ROADWAY CEMCON, Ltd.
STOR1NAL RO DWIADflE11T/ 16.66 AC. 41.003
TOWN CNETER/PEDESTHAH WAYS/ S
OT1@R OPEN SPACE • Coraulting Engln•6r6.Land SUrvyom 6R Plarumom
2260 White Oak Oral%Suite 100
PANNING PROV10E0 •/ AurOrO.Illimi• 60502-9675
SJRf NCI LDT P A PH:630.862.2100 FAX:670.662.2189
1 413 J E-MOO:Oaddommoon— Webeitc WWW.C•T—c-
2 7 7 263 DISC NO.: 807.067 FILE NAME: PREPIAT
J 66
4 tw u iy4 DRAWN BY: DMC FILET.BK./PG.NO.:BK./PG.
5 1!4 ?< 154 COMPLETION DATE: 11-01-06 JOB NO.:903667
TOTAL MB
GARAGE STRUCTURE PARKING S69
12 571 XREF:PREOVR PROJECT MANAGER
TOTAL SITE PARKING 1577 36 1613 I TAB:019 PUDO1wM
CPPP�5N(02006 C.mcon.L'd 11 rl d.
P ns Pyw wrla P•+x. V LM