Planning and Zoning Commission Packet 2017 02-08-17
PLANNING & ZONING COMMISSION
AGENDA
Wednesday, February 8, 2017
Yorkville City Hall Council Chambers
800 Game Farm Road
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Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: January 18, 2016
Citizen’s Comments
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Public Hearings
1. PZC 2017-01 Dover Development, LLC, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting authorization of an amendment to the existing
Cannonball Trails Planned Unit Development and Annexation Agreement for the purpose of
constructing a new two-story assisted living with memory care facility. The petitioner seeks to amend
the previously approved exhibits in the Planned Unit Development to incorporate a revised
conceptual site plan and to allow for all uses that are currently permitted in the B-1 Local Business
District, B-2 Retail Commerce Business District and O Office District, specifically and without
limitation to assisted living and memory care, adult daycare facilities and medical office uses.
Additional requested amendments to the Planned Unit Development and Annexation Agreement
relate to expiration of recapture payments, requirements for certain public infrastructure
improvements and site signage.
Old Business
New Business
1. PZC 2017-01 Dover Development, LLC, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting authorization of an amendment to the existing
Cannonball Trails Planned Unit Development and Annexation Agreement for the purpose of
constructing a new two-story assisted living with memory care facility. The petitioner seeks to amend
the previously approved exhibits in the Planned Unit Development to incorporate a revised
conceptual site plan and to allow for all uses that are currently permitted in the B-1 Local Business
District, B-2 Retail Commerce Business District and O Office District, specifically and without
limitation to assisted living and memory care, adult daycare facilities and medical office uses.
Additional requested amendments to the Planned Unit Development and Annexation Agreement
relate to expiration of recapture payments, requirements for certain public infrastructure
improvements and site signage.
- Action Item
Amended Planned Unit Development (PUD) – Final Plat
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Additional Business
1. City Council Action Updates
The following items were presented to the City Council on January 24, 2017.
a. PZC- 2016-05 Ordinance amending the Yorkville Zoning Ordinance by amending the
definition of Automobile Repair; adding the definition of Semi-Truck and Semi-Truck
Repair and adding them as permitted uses in the M-1 and M-2 Manufacturing Districts;
amending the definitions of Commercial School and School; and adding Legal
Nonconforming Agricultural Uses to those uses not subject to elimination by
abandonment or amortization.
Action Item – Motion approved, 7 ayes; 0 no
Adjournment
Page 1 of 3
SPECIAL PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, January 18, 2017 7:00pm
Planning & Zoning Commission Members in Attendance:
Reagan Goins Jeff Olson
Deb Horaz Bill Gockman
Richard Vinyard Randy Harker
Absent: Don Marcum
Other City Staff
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner
Other Guests
Christine Vitosh, Court Reporter
Meeting Called to Order
Planning and Zoning Commission Chairman Randy Harker called the meeting to order at
7:00pm.
Roll Call
Roll call was taken and a quorum was established.
Previous Meeting Minutes November 9, 2016
The minutes of the meeting were approved on a motion and second by Commissioners
Vinyard and Goins, respectively.
Roll call: Harker-yes, Goins-yes, Horaz-yes, Vinyard-yes, Olson-yes, Gockman-yes.
Passed 6-0.
Citizen’s Comments None
Public Hearings
The following two Public Hearings were opened at 7:03pm on a motion by Ms. Horaz
and second by Mr. Vinyard. Roll call: Horaz-yes, Vinyard-yes, Olson-yes, Gockman-
yes, Harker-yes, Goins-yes. Passed 6-0.
1. PZC 2016-04 The United City of Yorkville, Kendall County, Illinois,
petitioner, is proposing a text amedment to Chapter 13: Manufacturing
Districts, to revise the performance standards section to reference the
building regulations as the new noise ordinance standards.
DRAFT
Page 2 of 3
2. PZC 2016-05 The United City of Yorkville, Kendall County, Illinois,
petitioner, is proposing a text amendment to several Chapters of the United
City of Yorkville Zoning Ordinance including Chapter 2: Definitions;
Chapter 6: Permitted and Special Uses; and Chapter 15: Nonconforming
Buildings, Structures, and Uses. The amendments to Chapter 2 define a
semi-truck, semi-truck repair, and clarify the commercial school/trade school
definition. The Chapter 6 amendment will provide that semi-truck repair is
only allowed as a permitted use in the M-1 Manufacturing District and M-2
Manufacturing District. The Chapter 15 amendment will provide
clarification for nonconforming land uses within the City.
(See Court Reporter's Transcripts)
The Hearings concluded at 7:22pm on a motion by Commissioners Vinyard and Goins.
Roll call: Vinyard-yes, Olson-yes, Gockman-yes, Harker-yes, Goins-yes, Horaz-yes.
Passed 6-0.
Old Business None
New Business
1. PZC 2016-04 Text Amendment (see description above)
Action Item
Text Amendment
A motion was made by Mr. Vinyard as follows: “In consideration of testimony presented
during a Public Hearing on January 18, 2017, the Planning and Zoning Commission
recommends approval to the City Council of a request to amend the performance
standards regarding noise contained in Section 10-13C-2 of the United City of Yorkville
Zoning Ordinance as presented by staff in a memorandum dated January 11, 2017.”
Motion seconded by Ms. Horaz.
Roll call: Olson-yes, Gockman-yes, Harker-yes, Goins-yes, Horaz-yes, Vinyard-yes.
Motion approved 6-0.
2. PZC 2016-05 Text Amendment (see description above)
Action Item
Text Amendment
A motion was made by Mr. Vinyard as follows: “In consideration of testimony presented
during a Public Hearing on January 18, 2017, the Planning and Zoning Commission
recommends approval to the City Council of a request to amend the United City of
Yorkville Zoning Ordinance as presented by staff in a memorandum dated January 11,
2017.” Motion seconded by Mr. Gockman.
Roll call: Gockman-yes, Harker-yes, Goins-yes, Horaz-yes, Vinyard-yes, Olson-yes.
Motion passed 6-0.
Additional Business
1. Year in Review
a. Comprehensive Plan Updates
In a memo and verbal update to the Planning and Zoning Commission, Ms. Noble
presented a summary of departmental actions in 2016 and information about the
Page 3 of 3
Comprehensive Plan and implementation strategies. She also noted that Mr. Engberg and
a part-time building inspector had been hired during the year. Ms. Noble will present an
annual report at the start of each new year.
Adjournment
There was no further business and the meeting was adjourned at 7:43pm on a motion by
Mr. Olson.
Respectfully submitted by
Marlys Young, Minute Taker
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Background & Request:
The petitioner, Dover Development, LLC, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting authorization of an amendment to the existing Cannonball
Trails Planned Unit Development (PUD) and Annexation Agreement Amendment for the purpose of
constructing a new two-story assisted living with memory care facility at the northeast corner of US 34
(Veterans Parkway) and Cannonball Trails.
The original annexation agreement for the approximately 6.7-acre property was approved in
August 2000 and was subsequently amended in July 2008 via Ord. 2008-66. In the 2008 amendment, the
prior owner of the property was granted approval for a multi-lot commercial/retail development known as
Cannonball Trails and rezoned “PUD”. Although a Final Plat was approved by the City Council in
August 2009, it was never recorded with the county and the property has remained undeveloped since.
The current proposal seeks to amend the previously approved exhibits of the existing Cannonball
Trails Planned Unit Development (PUD) to incorporate a revised preliminary site plan and to allow for all
uses currently permitted in the B-1 Local Business District, B-2 Retail Commerce Business District and O
Office District, such as assisted living and memory care operations, adult daycare facilities and medical
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Jason Engberg, Senior Planner
Date: February 2, 2017
Subject: PZC 2017-01 – Cedarhurst Living, LLC (AA & PUD Amendment)
Former Cannonball Trails – NE Corner of US 34 & Cannonball Trail
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office business to be authorized. Additionally, with regards to the original annexation agreement, Dover
Development, LLC is also seeking approval to amend the provisions related to the expiration of the
recapture payments, requirements for certain public infrastructure improvements and site signage.
Per the City’s Zoning Ordinance, the Planning and Zoning Commission (PZC) is authorized to
review and make recommendations regarding the proposed amended PUD plan, while the City Council
has the duty of considering the proposed Annexation Agreement amendment. A public hearing before the
PZC for the amended PUD plan is scheduled for February 8, 2017 and a public hearing before the City
Council regarding the Annexation Agreement amendment is scheduled for the February 14, 2017
meeting. It is anticipated the City Council will make a final determination on both requests at their
regularly scheduled meeting on February 14, 2017.
Proposed Amended Plan
The petitioner, Dover Development, LLC, has prepared an amended preliminary PUD plan for
the subject property which illustrates a 73-unit, two-story assisted living and memory care facility situated
at the northeast corner of US 34 (Veterans Parkway) and Cannonball Trails. A dry detention basin is
proposed along the southern property line adjacent to US 34 (Veterans Parkway) with a future office
building planned north of main structure. As proposed, the approximately 65,000 square foot building’s
main entrance will face westward and have vehicular access to the site off of Cannonball Trail. The
access drive will loop underneath the structures porte-cochere and connect to two (2) separate off-street
parking lot areas. A future right-in/right-out entrance is also proposed to the north of the site with access
to additional future office parking. A thirty-foot (30’) landscape buffer is also provided along the north
and east property lines.
Traffic/Parking
As mentioned above, off-street parking will be provided on lots to the north and south of the
building with additional undefined parking areas illustrated for the future office building. A total of 46
parking stalls are proposed to accommodate the assisted living and memory care facility which exceeds
the Zoning Code’s minimum parking requirements for “elderly care uses” of 0.5 parking spaces per
dwelling unit or 37 spaces.
In the originally approved commercial/retail PUD plan, there was a requirement of the developer
to make improvements to the intersection of Cannonball Trails and US 34 (Veterans Parkway) including
the construction of a right-turn lane on the east side of Cannonball Trail along the frontage of the
property. This public improvement to the roadway was required due to the projected increase in traffic
generated to/from the previously approved commercial land use. However, upon reviewing the
petitioner’s revised site plan and proposed assisted living and memory care land use, it is the City
Engineer’s finding that the previously required right-turn lane on Cannonball Trail is no longer necessary.
The existing Cannonball Trail roadway configuration and capacity is sufficient to accommodate the
minimal increase in traffic generated from the proposed and future uses.
Additionally, the proposed Illinois Department of Transportation’s (IDOT) roadway widening of
US 34 (Veterans Parkway) will not increase the state right-of-way along the frontage of this property.
Stormwater Management/Wetlands
The proposed dry detention basin area is ideally located in the southern area of the site along US
34 (Veterans Parkway), as the property’s natural drainage pattern flows towards the southeast corner
where a storm sewer currently exists. The detention basin will be designed to adequately capture the
increase in volume of stormwater run off as a result of the proposed uses on the property. A stormwater
permit will need to be approved by the City engineer and a dormant/back up Special Service Area (SSA)
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established, per City ordinance, to ensure continued future maintenance should the property owner or its
successor fail to do so. Finally, all available wetland inventory maps and regulatory floodplain maps were
reviewed, and no issues were identified.
Public Utilities
The property is immediately accessible to public sewer and water via an existing 16” water main
located on the western frontage of Cannonball Trail. An existing 15” sanitary sewer line is also located
along the Cannonball Trail and runs length of the southern boundary of the subject property. Per the
original conditions of the annexation agreement, the development will be required to annex and connect
to the Yorkville Bristol Sanitary District (YBSD) service for which adequate capacity exists.
Existing Conditions:
The existing zoning and land use for properties surrounding the subject property are as indicated
below:
Zoning Land Use
North R-3 (Kendall County) Single Family Residential
South US 34 (Veterans Parkway) and
B-2 Retail Commerce Business
US Highway/ Major Arterial Roadway
Cimarron Ridge Commercial Dev.
East R-3 (Kendall County) Undeveloped Land
West Cannonball Trail
Planned Unit Development
Minor Arterial Roadway
Kendall Marketplace Retail Dev.
Comprehensive Plan:
The 2016 Comprehensive Plan Update designates this property as “Suburban Neighborhood”
which is defined typically by single-family detached residential homes in typical conventional subdivision
layouts. However, the 2016 Comprehensive Plan states that Yorkville has a significant senior and active
adult housing need and such service-oriented housing types like assisted living care must be bolstered in
the residential market to address this underserved population. Therefore, staff supports the proposed
amended PUD and its consistency with the proposed underlining zoning of B-2 (per the Zoning
Ordinance, nursing home/rest home is an identified permitted land use).
Proposed PUD Variances:
As part of the PUD amendment request, the Petitioner is seeking relief from Section 10-20-9 and
10-20-9-B of the Zoning Ordinance regarding free-standing monument signage and temporary signage,
respectively. The petitioner is proposing three (3) monument signs on the PUD Plan sized up to 15’ wide
and up to 10’ tall. Additionally, the petitioner is seeking approval for a temporary development sign on
the property with an overall size of 6’ x 8’.
Per Section 10-20-9 of the Zoning Ordinance, on lots three (3) acres or larger that have a street
frontage in excess of 800’ with two (2) entrances/exits at least 600’ apart may have two (2) freestanding
business signs 64 square feet or less in area and 12 feet or less in height on each street frontage.
Additionally, in Section 10-20-9-B, temporary signs are allowed a maximum sign area of 32 square feet
with a maximum height of 5 feet. Therefore, the proposed three (3) ground-mounted signs for this
property will require variances regarding number, size and location. A variance is also required for the
temporary sign regarding size and height.
Staff is supportive of the requested sign variances with the stipulation that the proposed three (3)
ground mounted signs will be constructed in phases. The first phase will consist of no more than two (2)
signs located along Cannonball Trail, just south of the main entrance driveway. The second phase will
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consist of the remaining one (1) sign, located along Cannonball Trail north of the main entrance driveway
and just south of the future right-in/right-out access drive, to be installed after the issuance of as building
permit and as part of the construction of the proposed future building.
Special Use Criteria:
The subject property already has an existing Planned Unit Development (PUD), but the proposed
revised land plan requires approval of an amendment. Since a PUD is a type of Special Use, the criteria
for a Special Use per Section 10-4-9F of the City’s Zoning Ordinance should be considered as part of this
request. Therefore, according to the Zoning Ordinance, the following standards must be met:
1. The establishment, maintenance or operation of the special use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort or general welfare.
2. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purpose already permitted, nor substantially diminish and impair property values
within the neighborhood.
3. The establishment of the special use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are being
provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets.
6. The special use shall in all other respects conform to the applicable regulations of the district in
which it is located, except as such regulations may in each instance be modified by the city
council pursuant to the recommendations of the plan commission.
The applicant has provided written responses to these special use standards as part of their
application and requests inclusion of those responses into the public record at the February 8, 2017
Planning and Zoning Commission meeting.
Staff Comments/Recommendation:
The proposed Planned Unit Development Amendment and amended final plat for a new assisted
living and memory care facility is fully supported by staff. The current bulk regulations (setbacks, lot
coverage, building height) are being met and the proposed use is consistent with the current
comprehensive plan as it provides an indentified community need.
Based upon the review of the proposed plan amendment, staff recommends the following
variances and conditions to the petition:
1. Relief from Section 10-20-9 of the Zoning Ordinance regarding free-standing monument
signage to permit three (3) monument signs on the property sized up to 15’ wide and up to
10’ tall which exceeds the permitted number, overall size and location for such signage on
business zoned properties, subject to the signs being constructed in phases.
a. The first phase will consist of no more than two (2) signs located along Cannonball
Trail, just south of the main entrance driveway. The second phase will consist of the
remaining one (1) sign, located along Cannonball Trail north of the main entrance
driveway and just south of the future right-in/right-out access drive, to be installed
after the issuance of as building permit and as part of the construction of the proposed
future building.
5
2. Relief from Section 10-20-9-B of the Zoning Ordinance regarding temporary signage to
permit a temporary development sign on the property with an overall size of 6’ x 8’ which
exceeds the maximum overall size and height for such signage on business zoned properties.
3. Approval by the City Engineer of preliminary and final engineering plans.
4. Approval by the City staff of the landscape and photometric plans.
5. Approval by the City staff of building façade materials to ensure consistency with Section 8-
15-5: Criteria for Appearance of the Yorkville Building Regulations for new non-residential
structures whereby at least 50% of the total building is constructed of masonry products or
precast concrete and incorporated as follows:
a. Front Façade: At least 50% shall incorporate masonry products or precast concrete.
b. Any other facade that abuts a street shall incorporate masonry products or precast
concrete.
Proposed Motion for PUD Amendment & Final Plat Approval:
In consideration of testimony presented during a Public Hearing on February 8, 2017 and
discussions conducted at that meeting, the Planning and Zoning Commission recommends approval to
the City Council a request to amend the existing Cannonball Trails Planned Unit Development (PUD)
and proposed Final PUD Plat for the approximately 6.7-acre property located at the northeast corner
of US 34 (Veterans parkway) and Cannonball Trail, in Yorkville, Illinois, subject to staff
recommendations and conditions in a memo dated February 2, 2017, and further subject to {insert any
additional conditions of the Planning and Zoning Commission}…
Attachments:
1. Copy of Petitioner’s Application w/exhibits.
2. Copy of Public Notice.
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-3436
APPLICATION TO AMEND ANNEXATION OR
PLANNED UNIT DEVELOPMENT AGREEMENT
Purpose of Application
Annexation Agreements specify the desired zoning and other requested approvals (i.e., bulk regulations,
variances, building codes, development impacts and contributions, etc.) that will affect the property and
successor owners. Planned Unit Development (PUD) Agreements are unique and a complex form of zoning
ZKLFKGLIIHUVIURPWKHFRQYHQWLRQDODSSURYDOSURFHVVDOORZLQJIRUÀH[LELOLW\LQWKHGHVLJQDQGODQGXVHRIODUJHU
scale developments. Such approvals require agreements that are contractual in nature, therefore an amendment
must be sought when a change, minor or substantial, in the original terms of the annexation or Planned Unit
Development (PUD) Agreement occurs.
This packet explains the process to successfully submit and complete an Application to Amend an Annexation
or Planned Unit Development Agreement. It includes a detailed description of the process and the actual
application itself (Pages 6 to 9). Please type the requied information in the application on your computer. The
application will need to be printed and signed by the applicant. The only item that needs to be submitted to the
City from this packet is the application. The rest of the packet is to help guide you through the process unto
completion.
For a complete explanation of what is legally required throughout the Amendment process, please refer to
“Title 10, Chapter 4, Section 10 Amendments” of the Yorkville, Illinois City Code.
1
Application Procedure
Procedure Flow Chart
2
Step 1
Submit Application, Fees, and All Pertinent Information to the
Community Development Department
Step 2
Plan Council Review
If Applicable
(Meets 2nd and 4th Thursday of the month)
Step 3
Plan Commission Review (PUD only)
(Meets 2nd Wednesday of the month)
Step 4
Economic Development Committee Review
(Meets 1st Tuesday of the month)
Step 5
City Council Public Hearing Review
(Meets 2nd and 4th Tuesday of the month)
Application Procedure
Step 1
Application Submital
The following must be submitted to the Community Development Department:
2 original signed applications with legal description.
5 copies each of the application and exhibits, proposed drawings, location map, and site plan.
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1 CD containing an electronic copy (pdf) of each of the signed application (complete with
exhibit), proposed drawings, location map, and site plan. A Microsoft Word document with the
legal description is required on the CD.
Within one (1) week of submittal, the Community Development Department will determine if the application
is complete or if additional information is needed. These materials must be submitted a minimum of 45 days
prior to the targeted Plan Commission meeting. An incomplete submittal could delay the scheduling of the
project.
Applicant will be responsible for payment of recording fees and public hearing costs, including written
transcripts of the public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator,
environmental, etc.). The applicant will be required to establish a deposit account with the city to cover these
fees. The Petitioner Deposit Account/Acknowledgement of Financial Responsibility form is attached to this
document and must be submitted with the application.
3
Step 2
Plan Council (If Applicable)
Applicant may present the proposed amended plan to the Plan Council. The Plan Council meets on the 2nd and
4th Thursday of the month The members of the Council include the Community Development Director, City
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Fire Department Representative, and a Police Department Representative. Upon recommendation by the Plan
Council, applicant will move forward to the Plan Commission hearing.
Step 3
Plan Commission (PUD Ammendments Only)
Applicant will attend a public hearing conducted by the Plan Commission. The Plan Commission meets on
the 2nd Wednesday of the Month at 7:00pm. Notice will be placed in the Kendall County Record by the
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property owners within 500 feet of the subject property no less than 15 days and no more than 30 days prior
WRWKHSXEOLFKHDULQJGDWH7ZHQW\)RXU KRXUVSULRUWRWKHSXEOLFKHDULQJDFHUWL¿HGDI¿GDYLWPXVWEH
¿OHGE\WKHDSSOLFDQWZLWKWKH&RPPXQLW\'HYHORSPHQW'HSDUWPHQWFRQWDLQLQJWKHQDPHVDGGUHVVHVDQG
SHUPDQHQWSDUFHOQXPEHUVRIDOOSDUWLHVWKDWZHUHQRWL¿HG7KH&HUWL¿HG0DLOLQJ$I¿GDYLWIRUPLVDWWDFKHG
to this document and must be submitted prior to the scheduled Plan Commission meeting.
Application Procedure
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City Council
Applicant will attend the City Council meeting where the recommendation of the proposed amendment will be
considered. The City Council meets on the 2nd and 4th Tuesdays of the month at 7:00pm. City Council will
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Step 5
The Community Development Director shall determine if an application meets or fails to meet the requirements
stated above. If the Director determines that the application is incomplete it will become dormant under these
circumstances:
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FRPSOHWLQJWKHDSSOLFDWLRQZLWKLQQLQHW\ GD\VIURPWKHWLPHRIQRWL¿FDWLRQ
The applicant has not responded in writing to a request for information or documentation from the
initial plan commission review within six (6) months from the date of that request.
The applicant has not responded to a request for legal or engineering deposit replenishment for city
incurred costs and fees within ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their
application or brought it into compliance, then the director shall terminate the application. After termination,
WKHDSSOLFDWLRQVKDOOQRWEHUHFRQVLGHUHGH[FHSWDIWHUWKH¿OLQJRIDFRPSOHWHO\QHZDSSOLFDWLRQ
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any
costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city
that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011)
Dormant Applications
Step 4
Economic Development Committee
Applicant must present the proposed amendment agreement and/or plan to the Economic Development
Committee. Economic Development Committee meets at 7:00 p.m. on the 1st Tuesday of each month in
the Yorkville City Hall Conference Room. This session is to discuss and consider recommendations prior to
full City Council considerations and provide informal feedback. The Economic Development Committee will
submit its recommendation to City Council.
INVOICE & WORKSHEET
PETITION APPLICATION
CONTACT: DEVELOPMENT/ PROPERTY:
____________________________________ ________________________________________
_____________________________________ Acreage: ______________
_____________________________________ Date: _____________
Concept Plan Review: [ ] Yes [ ] No $____________
Engineering Plan Review Deposit of $500 due
Amendment: [ ] Yes [ ] No $____________
$500.00 Fee due for each: (Annexation) (Plan) (Plat) (PUD)
Annexation: [ ] Yes [ ] No $____________
$250.00, plus $10/acre for each acre over 5.
# of acres: ________ - 5 = ________ x $10 = ________ + $250
Rezoning: [ ] Yes [ ] No $____________
$200.00, plus $10/acre for each acre over 5.
# of acres: ________ - 5 = ________ x $10 = ________ + $200
If annexing and rezoning, charge only 1 per acre fee.
If rezoning to a PUD, charge PUD Development Fee- not Rezoning Fee.
Special Use: [ ] Yes [ ] No $____________
$250.00, plus $10/acre for each acre over 5.
# of acres: ________ - 5 = ________ x $10 = ________ + $250
Zoning Variance: $85.00 [ ] Yes [ ] No $____________
Outside Consultants deposit of $500.00 due
Preliminary Plan Fee: $500.00 [ ] Yes [ ] No $____________
P.U.D. Fee: $500.00 [ ] Yes [ ] No $____________
Final Plat Fee: $500.00 [ ] Yes [ ] No $____________
Engineering Plan Review Deposit: [ ] Yes [ ] No $____________
[ ] Less than 1 acre = $1,000 due
[ ] Over 1 acre and less than 10 acres = $2,500 due
[ ] Over 10 acres and less than 40 acres = $5,000 due
[ ] Over 40 acres and less than 100 acres = $10,000 due
[ ] Over 100 acres = $20,000 due
Outside Consultants Deposit: [ ] Yes [ ] No $____________
Legal, Land Planner, Zoning Coordinator, Environmental Services
Annexation, Subdivision, Rezoning, and Special Use:
[ ] Less than 2 acres = $1,000 due
[ ] Over 2 acres and less than 10 acres = $2,500 due
[ ] Over 10 acres = $5,000 due
TOTAL AMOUNT DUE: $____________
Word/ O Drive/ Dev. Dep. ARO/ Fee Sheet Wkst
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
5
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Jordan Dorsey
jdorsey@cedarhurstliving.com
314-254-8354
NE Corner Hwy 34/Cannonball Trail
Appx. 6.7
1-4-16
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1,000
2,500
2,500
6
Name of Holder of Legal Title
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Property Street Address
Description of Property’s Physical Location
Zoning and Land Use of Surrounding Parcels
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Kendall County Parcel Number(s) of Property
North
East
South
West
Application For Amendment
Name of Applicant(s)
Business Address
City State ZIP
Business Phone Business Fax
Business Cell Business E-mail
Applicant Information
STAFF USE ONLY
Date of Submission PC#
Development Name
Property Information
List all governmental entities or agencies required to receive notice under Illinois law:
DOVER DEVELOPMENT, LLC (ATTN: JORDAN DORSEY)
120 SOUTH CENTRAL AVENUE, SUITE 1050
CLAYTON MISSOURI 63105
314-254-8354
217-370-7623 JDORSEY@CEDARHURSTLIVING.COM
FIRST NATIONAL BANK OF OTTAWA
N/A VACANT LAND
NE CORNER OF HWY 34 AND CANNONBALL TRAIL
R-3 (Kendall County)
R-3 (Kendall County)
B-2 (Yorkville)
PUD (Yorkville) - Kendall Marketplace
PUD (B-2, B-1, O)
N/A
Application For Amendment
7
Property Information
Name of Agreement
Date of Recording
Summarize the items to be amended from the existing agreement:
Agreement
Attorney
Name
Address
City State ZIP
Phone Fax
E-mail
Engineer
Name
Address
City State ZIP
Phone Fax
E-mail
Land Planner/Surveyor
Name
Address
City State ZIP
Phone Fax
E-mail
Additional Contact Information
PLANNED UNIT DEVELOPMENT AND ANNEXATION AGREEMENT
9-5-2000, AMENDMENT RECORDED 9-16-2008
AMEND EXHIBITS TO INCORPORATE APPLICANT'S CONCEPTUAL SITE PLAN AND TO ALLOW FOR ALL USES THAT ARE CURRENTLY PERMITTED IN THE B-1, B-2, OR O DISTRICTS
IN ACCORDANCE WITH THE CITY'S CURRENT ZONING ORDINANCE, SPECIFICALLY ACKNOWLEDGING, WITHOUT LIMITATION, ASSISTED LIVING AND MEMORY CARE, ADULT
DAYCARE FACILITIES, AND MEDICAL OFFICES AS PERMITTED USES
APPROVE APPLICANT'S CONCEPTUAL SITE PLAN, SUBJECT TO FINAL ENGINEERING; APPLICANT'S PREFERRED SITE PLAN IS SET FORTH AS EXHIBIT E; IF ENGINEERING AND
DETENTION REQUIREMENTS LIMIT THE SITE PLAN SHOWN AS EXHIBIT E, APPLICANT'S SECONDARY SITE PLAN IS SHOWN AS EXHIBIT F
ACKNOWLEDGE EXPIRATION OF RECAPTURE PAYMENT AND DELETE ALL REFERENCES TO REQUIRED RECAPTURE PAYMENTS
ACKNOWLEDGE THAT APPLICANT WILL NOT BE REQUIRED TO CONSTRUCT ANY PUBLIC INFRASTRUCTURE OR OVERSIZE ANY PUBLIC IMPROVEMENTS OR INFRASTRUCTURE
RELATED TO THE PROPERTY
ACKNOWLEDGE THAT APPLICANT SHALL NOT BE REQUIRED TO COMPLY WITH ANY SETBACKS OR LANDSCAPE REQUIREMENTS THAT ARE NOT CITY CODE REQUIREMENTS
PERMIT APPLICANT TO INSTALL UP TO THREE (3) MONUMENT SIGNS ON THE PROPERTY SIZED UP TO 15' WIDE AND UP TO 10' TALL IN LOCATIONS GENERALLY SHOWN ON
THE ATTACHED SITE PLANS; ALSO TO ALLOW APPLICANT'S TEMPORARY DEVELOPMENT SIGN SIZED AS 6' X 8'
**PUD AMENDMENT SHALL BE SUBJECT TO APPLICANT'S OR APPLICANT'S AFFILIATE'S CLOSING ON THE PROPERTY
JORDAN DORSEY
120 SOUTH CENTRAL AVENUE, SUITE 1050
CLAYTON MO 63105
314-254-8354
JDORSEY@CEDARHURSTLIVING.COM
DAVID SCHULTZ, P.E. -- HR GREEN
651 PRAIRIE POINTE DRIVE, SUITE 201
YORKVILLE IL 60560
630-708-5002 630-553-7646
DSCHULTZ@HRGREEN.COM
HR GREEN - SEE ABOVE
EXHIBIT "A"
That part of the Northwest Quarter of Section 29, Township 37 North, Range 7 East of the Third Principal
Meridian described as follows:
Beginning at the Northeast corner of said Northwest Quarter; thence South 88 degrees 41 minutes 11 seconds
West along the South line of Oak Knolls Subdivision, 317.68 feet to the center line of Cannonball Trail; thence
South 21 degrees 49 minutes 35 seconds West along said center line 219.07 feet to the Northerly line of a tract
conveyed to Kendall County by Document No 907978 ; thence South 68 degrees 10 minutes 25 seconds East along
said North line 35.0 feet to the East line of Cannonball Trail; thence South 18 degrees 56 minutes 6 seconds West
along said East line 198.25 feet to an angle point; thence South 21 degrees 49 minutes 35 seconds West along said
East line 185.73 feet to an angle point; thence South 45 degrees, 10 minutes 25 seconds East along said East line
73.20 feet to the Northerly line of U.S. Route No. 34; thence Easterly along said Northerly line, being along a curve
to the right having a radius of 7,538.42 feet, an arc distance of 462.40 feet to the East line of said Northwest
Quarter; thence North 00 degrees 49 minutes 35 seconds West along said East line 697.74 feet to the point of
beginning in Bristol Township, Kendall County, Illinois.
Exhibit B
02-29-127-032
CASTLE BANK NA, % JAMES RATOS
207 W KENDALL DR
YORKVILLE, IL 60560
02-29-127-037
CASTLE BANK NA, % JAMES RATOS
207 W KENDALL DR
YORKVILLE, IL 60560
02-29-127-041
CASTLE BANK NA, % JAMES RATOS
207 W KENDALL DR
YORKVILLE, IL 60560
02-20-381-006
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-20-381-007
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-20-381-008
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-29-100-005
FIRST NATIONAL BANK OF OTTAWA,
701 LASALLE ST
OTTAWA, IL 61350
02-29-131-001
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-29-131-002
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-29-131-003
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-29-131-004
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-29-131-005
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
02-29-201-002
HARVEST PROPERTY MANAGEMENT
PO BOX 51
YORKVILLE, IL 60560
02-20-376-001
OLIVER, RONALD R
3926 CANNONBALL TRL
YORKVILLE, IL 60560
02-29-127-040
CASTLE BANK
%KAPPOS PETER
304 HAMBLETONIAN DR
OAK BROOK, IL 60523
02-29-127-034
CASTLE BANK NA, % JAMES RATOS
207 W KENDALL DR
YORKVILLE, IL 60560
02-29-127-039
LI, KAI FENG
684 VETERANS PKWY
YORKVILLE, IL 60560
02-29-127-042
CASTLE BANK NA
% GEORGE KAPPOS
319 TRINITY LN
OAK BROOK, IL 60523
Exhibit B
02-29-126-007
FIRST NATIONAL BANK OTTAWA
701 LASALLE ST
OTTAWA, IL 61350
02-29-203-018
CASTLE BANK NA, % JAMES RATOS
207 W KENDALL DR
YORKVILLE, IL 60560
02-29-100-004
FIRST NATIONAL BANK OF OTTAWA,
701 LASALLE ST
OTTAWA, IL 61350
02-29-201-001
ESMER CAPITAL MANAGE ENTER LLC
PO BOX 51
YORKVILLE, IL 60560
02-20-376-003
CLACK, BOBBY J & MARILYN
3974 CANNONBALL TRL
YORKVILLE, IL 60560
02-29-126-006
FIRST NATIONAL BANK OF OTTAWA,
%TRUST DEPTARTMENT
701 LASALLE ST
OTTAWA, IL 61350
02-20-376-002
MATLOCK, GARY L
3960 CANNONBALL TRL
YORKVILLE, IL 60560
02-20-451-001
CRAWFORD PAUL D &, RALEY CATHERINE M
20 HICKORY LN
YORKVILLE, IL 60560
02-20-451-002
OLD 2ND NATIONAL BANK
37 S RIVER ST
AURORA, IL 60507
02-20-452-005
VITEK, FRANKLIN & JOANNE
15 HICKORY LN
YORKVILLE, IL 60560
02-20-452-006
MOLNAR, JILL S
23 HICKORY LN
YORKVILLE, IL 60560
02-20-452-007
PRICE, KYLE A LIV TRUST
29 HICKORY LN
YORKVILLE, IL 60560
02-20-353-008
KENDALL HOLDINGS I LLC, % GREENWOOD
GLOBAL INC
707 SKOKIE BLVD STE 600
NORTHBROOK, IL 60062
&9)*#*5$
&9)*#*5%
4020100
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