Ordinance 2016-19 20 1 0000 ..G 5 1
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RECORDED: 1/2712617 10:37 A0
ORD: 61.00 RHSPS FEE: 16.00
RAGES: 16
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO. 2016-19
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,
ILLINOIS, GRANTING A VARIANCE TO INCREASE THE MAXIMUM PERMITTED
NUMBER OF DWELLING UNITS PER ACRE FOR THE PROPERTY LOCATED AT
THE NORTHEAST CORNER OF WALNUT STREET AND FREEMONT STREET
(GC Housing Development LLC)
Passed by the City Council of the
United City of Yorkville,Kendall County, Illinois
This 23`d day of February,2016
Prepared by and Return to:
United City of Yorkville
800 Game Farm Road
Yorkville,IL 60560
Published in pamphlet form by the
authority of the Mayor and City Council
of the United City of Yorkville,Kendall
County, Illinois on November 15,2016.
Ordinance No. 2016- Iq
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,
ILLINOIS,GRANTING A VARIANCE TO INCREASE THE MAXIMUM PERMITTED
NUMBER OF DWELLING UNITS PER ACRE FOR THE PROPERTY LOCATED AT
THE NORTHEAST CORNER OF WALNUT STREET AND FREEMONT STREET
(GC Housing Development LLC)
WHEREAS, the United City of Yorkville, Kendall County, Illinois (the "City") is
a duly organized and validly existing non home-rule municipality created in accordance
with the Constitution of the State of Illinois of 1970 and the laws of the State; and,
WHEREAS, pursuant to the Illinois Municipal Code (65 ILCS 5/11-13-5) the Mayor and
City Council of the City (the "Corporate Authorities") may provide for and allow variances to
provide relief when strict compliance with the requirements of the Yorkville Zoning Ordinance
(the "Zoning Ordinance") creates a particular hardship; and,
WHEREAS, application ZBA 2015-06, filed by GC Housing Development LLC (the
"Applicant"), requested to construct a senior independent living facility with a variance to the
maximum density regulations contained in Section 10-11F-1 of eight (8) dwelling units per acre in
the R-4 General Multi-Family Residence District a maximum of up to twenty-four (24) dwelling
units per acre with respect to the real property described in Section 1 herein (the "Subject
Property"); and,
WHEREAS, Notice of a public hearing on said application was published and
pursuant to said notice the Zoning Board of Appeals of the City conducted a public hearing
on January 6, 2016, on said application in accordance with the State statutes and the
ordinances of the City; and,
Ordinance No.2016- �q
Page 2
WHEREAS, the Zoning Board of Appeals made the required Findings of Fact
finding that the variation did not meet the standards in Section 10-4-7C of the Zoning
Ordinance and recommended that the variance be denied; and,
WHEREAS, the applicant has now requested the corporate authorities to consider
a maximum density of up to 17 dwelling units per acre; and
WHEREAS, the Corporate Authorities of the City of Yorkville have received and
considered the recommendation of the Zoning Board of Appeals, and the request of the
applicant.
NOW, THEREFORE, BE IT ORDAINED, by the Mayor and City Council of
the City of Yorkville, Kendall County, Illinois, as follows:
Section 1: The above recitals are incorporated herein and made a part of this
Ordinance.
Section 2: That this Ordinance shall apply to the Subject Property commonly
known as the northeast corner of Walnut Street and Freemont Street and legally described
as:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 28, TOWNSHIP 37 NORTH, RANGE 7
EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE
SOUTHWEST CORNER OF GUTHRIE SUBDIVISION; THENCE NORTH 82 DEGREES 35 MINUTES
00 SECONDS WEST ALONG THE CENTERLINE OF WALNUT STREET, 330.0 FEET FOR A POINT
OF BEGINNING; THENCE NORTH 07 DEGREES 25 MINUTES 00 SECONDS EAST, A DISTANCE
OF 468.00 FEET; THENCE NORTH 82 DEGREES 35 MINUTES 00 SECONDS WEST, 77.08 FEET;
THENCE WESTERLY ALONG A TANGENTIAL CURVE TO THE LEFT HAVING A RADIUS OF
533.31 FEET, AN ARC DISTANCE OF 263.51 FEET;THENCE SOUTH 07 DEGREES 25 MINUTES 00
SECONDS WEST, 404.21 FEET TO SAID CENTERLINE; THENCE SOUTH 82 DEGREES 35
MINUTES 00 SECONDS EAST ALONG SAID CENTERLINE, 330.0 FEET TO THE POINT OF
BEGINNING IN YORKVILLE,KENDALL COUNTY,ILLINOIS,
PINs: 02-28-326-002 and 02-28-326-006.
Ordinance No.2016- 1q
Page 3 j
I
Section 3: That a variation pursuant to Section 10-4-7 of the Zoning Ordinance to
permit a maximum density of up to seventeen (17) dwelling units per acre is hereby
granted for the Subject Property.
Section 4: That the development on the Subject Property shall be constructed,
operated and maintained substantially in accordance with the following plans, diagrams
and conditions:
A. Conditions as stated in the February 18, 2016 staff review letter from Planner
Chris Heinen to Andrew Block, GC housing Development LLC attached hereto
and made a part hereof as Exhibit A; and,
B. Site Plan dated February 18, 2016 prepared by Manhard Consulting, 700
Springer Drive, Lombard IL 60148 attached hereto and made a part hereof as
Exhibit B; and,
C. Elevation plans dated February 3, 2016 prepared by Hooker De Jong Architects
and Engineers, 316 Morris Avenue, Studio Suite 410, Muskegon, MI 49440
attached hereto and made a part hereof as Exhibit C; and,
D. That the development shall be age restricted to tenants 55 years of age or older
and any caregiver who may be required to provide supportive services to a
disabled tenant; and,
E. If a building permit is not obtained or if the Subject Property is not rezoned into
the R-4 General Multi-family Residence District by March 1, 2018, this
variance shall be repealed and no longer valid for the Subject Property; and,
F. Preliminary Landscape Plan prepared by Manhard Consulting, Ltd., dated
February 23, 2016.
Ordinance No.2016-
Page 4
Section S: That ordinances or parts of ordinances in conflict with the provisions
hereof, are hereby repealed to the extent of such conflict.
Section 6: That this ordinance shall be in full force and effect from and after its
passage, approval and publication in pamphlet form as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County,
Illinois this a3 day of FE6 R U ae Y , 2016.
- &�Zz
CITY CLERK
CARLO COLOSIMO _ KEN KOCH _
JACKIE MILSCHEWSKI y LARRY KOT y _
CHRIS FUNKHOUSER y — JOEL FRIEDERS
DIANE TEELING SEAVER TARULIS T
Approved by me, as Mayor of the United City of Yorkville, Kendall County,
Illinois, this $ day of 4oVE M 8F-R 12016.
MAY?)R/
Ordinance No.2016- 1q
Page 5
Lep,al Description of Subject Property
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 28, TOWNSHIP 37
NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF GUTHRIE
SUBDIVISION; THENCE NORTH 82 DEGREES 35 MINUTES 00 SECONDS WEST
ALONG THE CENTERLINE OF WALNUT STREET, 330.0 FEET FOR A POINT OF
BEGINNING; THENCE NORTH 07 DEGREES 25 MINUTES 00 SECONDS EAST, A
DISTANCE OF 468.00 FEET; THENCE NORTH 82 DEGREES 35 MINUTES 00
SECONDS WEST, 77.08 FEET; THENCE WESTERLY ALONG A TANGENTIAL
CURVE TO THE LEFT HAVING A RADIUS OF 533.31 FEET, AN ARC DISTANCE
OF 263.51 FEET; THENCE SOUTH 07 DEGREES 25 MINUTES 00 SECONDS
WEST, 404.21 FEET TO SAID CENTERLINE; THENCE SOUTH 82 DEGREES 35
MINUTES 00 SECONDS EAST ALONG SAID CENTERLINE, 330.0 FEET TO THE
POINT OF BEGINNING IN YORKVILLE, KENDALL COUNTY, ILLINOIS,
PINS: 02-28-326-002 and 02-28-326-006
EXHierr A
♦,��o c,ry United City of Yorkville
.� k p County Seat of Kendall County
J AT. .1% 800 Game Farm Road
EST. 1836 Yorkville, Illinois 60560
-�� Telephone: 630-553-8545
Website: www.yorkville.il.us
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February 18, 2016
Andrew Block (VIA E-MAIL)
GC Housing Development LLC
343 Wainwright Drive, Suite B
Northbrook,IL 60062
RE: GC Housing Development for a Senior Independent Living Facility
Dear Mr. Block,
This correspondence is intended to follow-up on the recent Site Plan dated February 18,
2016 and Elevations dated February 3, 2016. Per staff review,below are the comments:
Enizineerini!Comments:
• Please refer to the attached comments prepared by Engineering Enterprises Inc. (EEI)
dated November 11,2015.
Fire District(BKFD) Comments:
• Fully sprinkled/Attic Space?
• True firewalls to divide building?
• Duct/smoke detection?
• Fire Protected waste chutes?
• C.O. detection in units?
Community Development Comments:
• Please provide a detailed drawing of the trash enclosure.
• Please provide a photometrics plan.
• As part of the landscape plan,please provide a detailed tree preservation plan if needed.
Additionally, if existing trees are to be removed,please provide a detailed tree
replacement plan.
• Please review the appearance code that this project will need to adhere to. Please
incorporate any changes into the building elevations. Sample boards of the material
being used will be required for the upcoming meetings.
• The monument sign will need to follow the current sign ordinance.
• The rezoning and variance approval is contingent upon the petitioner closing on the
property.
• MAXIMUM DENSITY—The Petitioner requests a variance to increase the density of
the subject property after rezoning to R-4 from 8 dwelling units per acre to 15 dwelling
units per gross acre..
• BUILDING ELEVATIONS—Staff requests material sample boards of all materials be
provided.
o Per Section 8-15-5: Criteria for Appearance of the City Code,new multiple-
family residential structures the following shall apply:
■ 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. Facade variations may
include building materials or colors in any one or more of the following:
Siding; Masonry; Roof, Paint/stain; Doors.
■ Sites where requested setbacks and yards are less than the minimum
zoning district requirements must provide an interesting relationship
between buildings.
■ 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.
■ The height and scale of each building shall be compatible with its site and
adjoining buildings.
■ Newly installed utility services, and service revisions necessitated by
exterior alterations, shall be underground.
■ The architectural character of the building shall be in keeping with the
topographical dictates of the site.
■ Masonry products shall be incorporated on the front facade of at least
seventy five percent(75%) of the total buildings in the approved
community, and shall incorporate a minimum of fifty percent(50%)
premium siding material on the front facade. No less than half(25
percent of the total)of the minimum "premium siding"requirements 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 ten
percent(10%)towards the calculation of the minimum premium siding
requirement.
■ Example: A building with thirty percent(30%)masonry on the front
elevation will require the use of two(2) "major architectural features"
(10%+ 10%=20%)to comply with the total "fifty percent(50%)
premium siding material on the front facade".
■ Pedestrian features/amenities, such as covered walkways, street furniture,
and bicycle rack facilities are encouraged.
■ Common open space and outdoor features are encouraged.
• SIGNAGE—. Signage must adhere to the current Sign Ordinance criteria.
• LIGHTING—A photometric plan shall be provided along with manufacturers cut sheets
of the proposed light standards to be installed within the parking lot area. Maximum
illumination at the property line shall not exceed 0.1 foot-candle and no glare shall spill
onto adjacent properties or rights of way.
• CONTIGUOUS LOTS—The proposed development straddles two (2) contiguous
parcels assumedly under one ownership. While Section 10-3-3 allows for two (2)
contiguous lots which may not meet the minimum zoning lot size to be used for a single
development, staff recommends that the existing two(2)parcels be consolidated either
through a fmal plat or via a Plat Act exemption, if applicable.
Yorkville Bristol Sanitary District(YBSD)Comments:
• Estimated Population Equivalent Loading to the sanitary sewer system(Lbs. of B.O.D.
& S.S.).
• Estimated waste flow in GPD.
• Is there sufficient city sewer capacity?
Should you have any questions,please feel free to contact me at 630-553-8574, or via email:
cheinenAyorkville.il.us.
Sincerely,
Chris Heinen
Planner
Encl.
Cc: Bart Olson, City Administrator(via e-mail)
Kathleen Field-Orr, City Attorney(via e-mail)
Tracy Kasson,Applicant's Attorney(via e-mail)
Lisa Pickering, Deputy Clerk(via e-mail)
Brad Sanderson,EEI,City Engineer(via e-mail)
Michael Torrence, BKFD (via e-mail)
Chris Heinen,Planner(via e-mail)
Kevin Collman,YBSD(via e-mail)
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