Economic Development Packet 2004 09-20-04 ‘---
ail`�DC/TOUnited City of Yorkville
County Seat of Kendall County
EST. 1836800 Game Farm Road
V) Yorkville, Illinois 60560
p to 1 Q Phone:630-553-4350
1- .7,17 v>2 Fax.630-553-7575
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AGENDA
ECONOMIC DEVELOPMENT COMMIT'I'BE MEETING
Monday, September 20, 2004
7:00 p.m.
City Hall Conference Room
Revised 9/16/04
Presentation: None
1. ApprovaUCorrection of Minutes: July 21, 2004
2. Building Permit Report for August 2004
3. Revised PUD Ordinance
4. Amendment to Building & Zoning Code Addressing Maximum Height and
Building Materials
5. Fox and Kendall Township Land Resource Management Plan Update - Schedule
and Request for Funding Assistance
6. Concord Homes - Modified Home Layout - Proposed PUD Amendment
7. PC 2004-16 Saravanos Property - Annexation and Zoning
8. PC 2004-06 Centex Homes (Bristol Bay) Annexation and Zoning
9. PC 2004-13 Raintree Village Units 4, 5, & 6 - Final Plats
10. F.E. Wheaton Economic Initiative Agreement
11. Policy for Public Facility Land Donation
12. Joint Workshop: South Land Use Plan Update
13. Additional Business
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, United City of Yorkville
County Seat of Kendall County
EST. 1, 1836
800 Game Farm Road
�= CO Yorkville, Illinois 60560
p
1.1� 0 Phone:630-553-4350
4 �.a v�Z Fax:630-553-7575
`ELLE N‘'
AGENDA
ECONOMIC DEVELOPMENT COMMIT lEE MEETING
Monday, September 20, 2004
7:00 p.m.
City Hall Conference Room
Presentation: None
1. Approval/Correction of Minutes: None
2. Building Permit Report for August 2004
3. Revised PUD Ordinance
4. Amendment to Building & Zoning Code Addressing Maximum Height and
Building Materials
5. Fox and Kendall Township Land Resource Management Plan Update - Schedule
and Request for Funding Assistance
6. Concord Homes - Modified Home Layout - Proposed PUD Amendment
7. PC 2004-16 Saravanos Property - Annexation and Zoning
8. PC 2004-06 Centex Homes (Bristol Bay) Annexation and Zoning
9. PC 2004-13 Raintree Village Units 4, 5, & 6 - Final Plats
10. F.E. Wheaton Economic Initiative Agreement
11. Policy for Public Facility Land Donation
12. Joint Workshop: South Land Use Plan Update
13. Additional Business
Page l of 5 D A F I
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
YORKVILLE CITY HALL CONFERENCE ROOM
WEDNESDAY,JULY 21,2004
The meeting was called to order at 7 p.m.
ATTENDANCE
COMMITTEE MEMBERS AND CITY STAFF:Alderman Richard Sticka and
Alderwoman Rose Spears;Mayor Art Prochaska; City Administrator Tony Graff.
OTHERS: Lynn Dubajic, Yorkville EDC;Michael Hitzemann, Bristol Kendall Fire
Department chief; Gary Taylor; Jeff Hyman; and Lynn Whitman.
1.Minutes
Minutes from the April 19, 2004 meeting were approved.
2.Building Reports
Building permit reports from May and June 2004 were viewed and forwarded to the next
Committee of the Whole meeting.
3. Fire Department Request for Development Fee for Facility Planning Study
Chief Michael Hitzemann said the Bristol Kendall Fire Department hired the McGrath
Consulting Group to conduct a"Future Fire/EMS Facility Needs Report."As part of that
report, Tim McGrath, was asked to look at possible sights for a fire department and to
look at the impact fee structure.
Of the 11 communities McGrath surveyed that were similar in size to Yorkville,the
average residential impact fee assessed was about$500,Hitzemann said. Based on that
survey, McGrath recommended the Bristol Kendall Fire District residential impact fees
be raised from$300 to $500 and the commercial impact fees be increased from 3.5 cents
to 16 cents per square foot.
As an informational item, Hitzemann said the fire district recently agreed to put a
property tax increase on the ballot. The referendum asks for 31 cents. Bob Fisher, with
the fire district, said the primary reason for the referendum is to fund a second ambulance
and build a second station.
Fisher also said since increasing development in the community is putting more demand
on the district,the developers should help pay for those additional needs through impact
fees. He said the district is seeking the city's help to raise those fees. Revenue from the
increase fees will go toward purchasing property and building facilities, Fisher said.
According to the McGrath survey, the fire district will need four stations in the future.
Fisher said the district has a loan to start construction on a second station. If the
referendum passes,construction could begin in the spring. If the referendum doesn't pass,
they won't be able to build.
Page 2 of 5
The City of Montgomery, which is in part of the fire protection district,has already
agreed to pass an increase in the impact fees.
Committee Chairman Richard Sticka said if neighboring communities are charging
identical or similar fees, it would be easier for Yorkville to collect those fees.
However, he said city Code Official Bill Dettmer commented that it is unfair to compare
Lake County with Kendall County. Apparently, the McGrath study included figures from
communities in Lake County. Hitzemann said the Lake County figures were thrown out
of the survey.
Alderwoman Rose Spears said the study doesn't show which communities were
surveyed. She said it would be helpful if the surveyed communities were listed.
Mayor Art Prochaska added that Dettmer's notes said the survey also didn't justify an
increase in the commercial rate to 16 cents.Nearly everywhere else, the rate is 13 cents,
he said.
Because commercial development is so important in the community, Sticka said he
doesn't want to raise the impact fees unreasonably high. If Yorkville was at an average
level in the area, he said that would be okay. He said the rate certainly needs to be raised,
just not too high. He also said he doesn't have a problem with raising the residential rate.
Hitzemann said he would call McGrath to try to get a synopsis of the study, which would
outline which communities were studies and what the rates in those communities are.
Mayor Prochaska the city needs to be careful comparing Montgomery and Oswego
commercial figures with Yorkville's figures because those communities use
demographics from Aurora when drawing commercial businesses.
Sticka said he would like to see a list of the 11 communities in the survey. Meanwhile, he
said the committee's recommendation will be to increase the impact fees,but the amount
of the increase should be up to the City Council. He suggested the matter go to the Aug.
17 Committee of the Whole meeting. He also asked that more information about the
study and rates in other communities be available at that time. He said he doesn't want
commercial rates in Yorkville to be too high to attract commercial businesses.
4. PC 2004-04 Villas at the Preserves—annexation,zoning and preliminary plan
Jeff Hyman said the Villas at the Preserves project sits on 23.95 acres and is located on
the south side of Route 71 about 'A mile east of Route 47.
Lynn Whitman, engineer on the project, said there are some wetlands on the property and
the U.S. Army Corps of Engineers is taking jurisdiction of some of them. She added there
will be wetlands around the entrance. She said the site it challenging and very interesting.
There are a lot of natural characteristics and it is surrounded by a forest preserve.
Page 3 of 5
The 84 duplex units in the project will be marketed toward empty nesters. They can
choose between a ranch unit and a two-story unit. Architectural renderings were shown in
the corner of the plan. The ranch units will be 1-Y2 stories with a high roofline. The
homes will be 1,600 and 1,800 square feet. There will be units with two bedrooms and
other units that also will have a den. All of the units will have main floor master
bedrooms. The nature of the floor plan will attract the empty nesters, she said.
Also,the developers intend to target their marketing in media and brokerage, Whitman
added.
Whitman said the key is the garage placements. One style will have front-loaded garages
and the other style will have side-loaded garages.
Also, a homeowner's association will be developed and roads throughout the community
will be privately maintained. There also will be a 20-foot wide emergency access
installed.
Mayor Prochaska said that the lots are smaller than what the city normally allows.
However, he said as long as it's all maintenance free,he doesn't have a problem with the
smaller lots.
Sticka said he likes the fact that the homes don't even look like duplexes, according to
the models shown. Hyman said that the developers would control the architecture,which
means the renderings shown are similar to what will be built.
Sticka asked what the Plan Commission's concerns were. Hyman said the Plan
Commissioners were concerned about the request for reduced setbacks. The developers
are doing so to avoid an inordinately long drive on the second driveways, he said.
The Plan Commission also asked that the developers keep existing tree lines. Hyman said
that every tree they can save, they will. He said they couldn't buy a tree that has the value
of an existing tree. Also,he said the market they hope to attract will be people who
already have mature trees in their current neighborhoods.
Hyman also said that the developers will place restrictions on what homeowners can do
to their property, such as no structures and no fences.
Mayor Prochaska said the only other comment from the Plan Commission regarded
materials used on the homes. The Plan Commission wants to see a certain amount of
masonry on the homes.
Hyman said there are four earth tone color tones for homeowners to choose from. The
homes also will feature brickwork, stone caps and cedar. Rather than be forced to meet a
certain percentage of masonry, Hyman said he would like the opportunity to present to
the city some different elevations.
Page 4 of 5
Sticka said masonry creates a different value to a whole subdivision. He said he would
like see some sort of percentage of masonry be put into the PUD. Hyman said that the
developers recently agreed to put masonry on 40 percent of the front of homes on a
project in Elgin. Sticka said 40 percent may be the magic number.
As for setbacks, Sticka said he can see both sides of the issue. City Administrator Tony
Graff said the Lannert Group put together an exhibit showing how the homes would be
set up. One of the goals of the Plan Commission was that two cars could be in a driveway
without hitting the sidewalk. The Lannert Group indicated that even with reduced
setbacks,that could be accomplished through an eyebrow.
Regarding trails, Hyman said he'd rather not have any trails behind the homes. But,he
said he would put in one along Route 71 heading toward the forest preserve. Mayor
Prochaska said it would be up to the forest preserve to take it from there.
Gary Taylor, attorney for the petitioners, said he would talk to City Attorney Dan Kramer
and submit a proposed annexation and PUD agreement by the end of the following week.
Sticka said the setback and percent of masonry issues were still unresolved. As for the
masonry issue, Hyman said he would like to bring in a detailed display of elevations to
give to the city. He added that the developers want the project to look good.
Mayor Prochaska suggested the annexation and PUD agreement go to the Aug. 17
C.O.W. meeting. He added that no comments were made from the public at the public
hearing held at the Plan Commission.
5. Revised PUD ordinance
Sticka said the revised ordinance needs so many changes;he wasn't sure where to begin.
He said the ordinance sounds to him like a"How to get a PUD."
Mayor Prochaska said the current development plan ordinance has a lot of ambiguity in
it, which is why the revised PUD ordinance was written as it was.
Going through the revised ordinance, Sticka pointed out several sections that had unclear
meanings. Once such section stated, "Size of Planned Unit Developments shall be of
sufficient size to accommodate self-contained developments and to create their own
check with the cityattorney on the meaningand to see if
character." Graff said he would tt
Y
it could be written clearer.
Regarding the section on architectural drawings, Sticka questioned how the city can ask
for architectural drawings, when technically, at the PUD stage,the developers wouldn't
be at that point yet. Mayor Prochaska said maybe the section could be left in, but with a
qualifier that says when applicable. Graff said the section was included because the city
wants to set some architectural standards for these new subdivisions.
Page 5 of 5
Stick said that while it seems as if the revised ordinance tries to address some issues,
there are plenty of other issues not included.
Spears also pointed out a number of typographical and clerical errors.
Graff said the ordinance would be cleaned up.
6. Landscape Ordinance
The matter was tabled until the next meeting because it was just mailed out and
committee members didn't get an opportunity to fully review the ordinance.
7. Additional Business
Sticka reported that the appearance code may be ready by the next meeting.
The meeting adjourned at 8:55 p.m.
Minutes respectfully submitted by Dina Gipe
BUILDING PERMIT REPORT
United City of Yorkville
August 2004
TypesfP Permits
o a is
Numberer of Permits Issued SFD 2-Family Multiple-Family Industrial strial MiscellaneousTotal Construction Cost
August 2004 122 54 0 0 4 1 63 $13,703,364.00
Calendar Year 2004 t 738 341 3 0 11 1 381 $71,842,722.00
Fiscal Year 2004 466 209 0 0 8 1 248 $46,817,127.00
August 2003 98 46 1 0 4 0 47 $13,235,310.00
Calendar Year 2003 2 617 243 12 0 23 1 338 $63,323,435.00
Fiscal Year 2003 402 147 9 0 15 0 231 $39,545,034.00
August 2002 93 31 0 2 3 0 57 $8,697,796.00
Calendar Year 2002' 583 188 3 4 31 0 357 $44,991,917.00
Fiscal Year 2002 342 93 1 2 15 0 231 $23,203,688.00
August 2001 54 24 0 0 7 1 22 $8,164,832.00
Calendar Year 2001 4 335 123 5 4 12 2 189 $33,278,564.00
Fiscal Year 2001 222 79 4 3 9 2 125 $23,481,144.00
August 2000 28 15 0 0 0 0 13 $2,238,850.00
Calendar Year 2000 5 233 85 1 0 4 0 147 $12,928,488.50
Fiscal Year 2000 141 55 1 0 3 0 87 $8,291,410.00
I Permit Number Y-04-097 and Y-04-098 were issued for each side of a duplex,only 1 structure was built.
2 Permit Number Y-2003-324 was voided,thus only 617 of 618 assigned permit numbers were actually issued.
3 Permit Number 1-2002-034 was voided,thus only 583 of 584 assigned permit numbers were actually issued.
Permit number Y-01-259 was for 4 Multiple SFDs and was reissued as Y-01-259A,B,C,and D.
5 Permit Number Y-00-189 was for 6 Attached SFDs and Y-00-122 was for 6 Attached SFDs;also permit number 1-00-101 was voided,thus only 233 of 234 assigned permit numbers were actually issued.
Revised 3/22/04
Revised 6/17/04
Revised 7/14/04
Revised 9-14-04
PLANNED UNIT DEVELOPMENT
=-0
SECTION:
10-13-I: Purpose
10-1 3-2: Delineation on Zoning Map
10-I3-3: Procedures
10-1 3-4: Pre-Application Conference
10-I 3-5: Concept Plan
10-13-6: Preliminary P.U.D. Plan
10-13-7: Development Standards
10-13-8: Fees
10-I 3-9: Separability
10-13-1 0: Repeal of Conflicting Ordinances
10-13-11: When Effective
10-13-1: PURPOSE:
Planned Unit Developments are intended to encourage the most imaginative and best
possible design of building forms and site planning for tracts of land where unitary plans
would best adapt to topographic and other natural features of such sites. Under this
procedure, well planned residential, industrial, commercial and other types of land use,
individually or in combination, may be developed with design flexibility. Planned
developments must be environmentally compatible. They should have a more beneficial
effect upon the health, safety and general welfare of the people of the City and
particularly, in the immediate surroundings, than developments built in conformity with
standard district regulations. Planned Unit Developments are of such substantially
different character from other special uses that the following additional standards are
established to guard against their use solely as a means of intensifying the use of land.
City of Yorkville 1
10-13-2: DELINEATION ON ZONING MAP:
Approved Planned Unit Developments shall be delineated and designated by number on
the Zoning District Map. A file, available for inspection by the public, shall be maintained
by the Zoning Officer for each planned development so designated. The file shall contain
a record of the approved development plan and all exceptions authorized therein.
10-13-3: PROCEDURES:
The Planned Unit Development approval process includes the following stages:
A. A Pre-application
B. Concept Plan
C. Preliminary P.U.D. Plan
10-13-4: PRE-APPLICATION CONFERENCE:
Purpose: The purpose of the pre-application conference is to provide advice and
assistance to the applicant before preparation of the Concept Plan or Preliminary P.U.D.
Plan, so that the applicant may receive input on:
A. Whether the proposed Planned Unit Development will be in conformity with
the Comprehensive Plan and the goals and the policies of the City of
Yorkville.
B. Whether the zoning classification of Planned Unit Development is
appropriate for the development.
Procedure: Prior to filing an application for approval of a Planned Unit Development,
the Petitioner shall be required to contact the City Administrator or his designee to
arrange an informal pre-application meeting with City staff and its consultants.
The pre-application conference shall be held with Staff. At such conference the applicant
shall provide information as to the location of the proposed Planned Unit
Developments, the land use types and approximate area of proposed land uses, a list of
any and all exceptions to the Zoning Ordinance and subdivision regulations; and other
information necessary to clearly explain the Planned Unit Development.
Staff shall review and provide input on the proposal's compatibility with the
Comprehensive Plan and the goals and policies for planning of the City and advise the
applicant on the information, documents, exhibits, drawings on the proposal that should
be included in the application to the City for a Planned Unit Development.
City of Yorkville 2
10-13-5: CONCEPT PLAN
Purpose: The Concept Plan is the first step in the Planned Unit Development process.
The purpose of the Concept plan is to enable the applicant to obtain the opinions and
recommendations of the Park Board (residential developments only), Plan Commission
and City Council prior to spending considerable time and expense in the preparation of
detailed preliminary P.U.D. plans.
Procedure: Thirty (30) days before the next available Park Board Planning meeting or
Plan Commission meeting, the applicant shall file an application with the Clerk's office
for review of Conceptual Planned Unit Development Plan. The application shall consist
of the following documentation:
A. A completed application form.
B. An Aerial Photograph exhibit of the property taken within the last 2 years.
The Aerial Photograph exhibit shall not be less than 1" = 400 scale and shall
include the following:
1. Name of proposed development
2. Outline of property boundaries
3. Adjacent area within one quarter mile of property
C. A Conceptual Planned Unit Development Plan. The plan shall include the
following:
I. North arrow, scale and date of preparation.
2. Name and address of the site planner, engineer or surveyor who
prepared the plan.
3. Name of property owner.
4. Name of petitioner/developer.
5. Proposed name of the planned unit development.
6. Proposed land uses.
7. Total acreage, and percent of the site devoted to each land use.
8. Location of proposed streets and lots.
9. Proposed dedication of land for school and park sites, if applicable.
10. Land area to be used for open space such as stormwater basins,
buffers, parks and trail corridors.
I I. Proposed approximate building footprints and estimated floor area
for all nonresidential structures, if any.
12. Approximate number of residential units.
13. Approximate gross and net densities.
14. Wetlands, floodplain and floodways obtained from published data.
15. Location of lakes, ponds, streams and drainage swales.
16. Existing vegetation including description of predominant vegetation
types and sizes.
17. Existing contour lines with a minimum of five foot intervals obtained
from published data.
18. Location of existing and/or proposed water, sanitary and storm sewer
systems intended to serve the development.
City of Yorkville 3
19. Proximity to existing and proposed transportation corridors and a
written statement with regard to transportation impacts due to this
P.U.D.
20. Written description of how the existing utilities are planned to be
extended to serve the development.
21. Any other data reasonably necessary to provide an accurate overview
of the proposed development.
22. Written explanation outlining why the property should be developed
as a planned unit development.
23. A preliminary list of requested exceptions to applicable City
ordinances and codes.
D. Other documents may be requested by the City if it is determined necessary
to clearly describe the Planned Unit Development.
E. The Clerk's office shall have the application reviewed for completeness. If
the application is not complete, the applicant will be notified by the Clerk's
office as to the deficiencies. The application will not be forwarded on for
review until the application is complete.
Park Board Review (if applicable): The Park Board shall conduct an informal review
of the Conceptual Planned Unit Development Plan and supporting documentation and
provide the applicant with general input on the following:
A. Compatibility of the proposal with the Recreation Master Plan and Park
Development Standards.
B. Layout and organization of the open space system.
C. Compliance with the City's Land-Cash Ordinance for parks.
D. Other documentation that the Park Board would recommend be prepared
during the Preliminary Planned Unit Development Plan phase.
E. A formal recommendation by vote is not given for a Conceptual Planned
Unit Development Plan.
Plan Commission Review: The Plan Commission shall conduct an informal review of
the Conceptual Planned Unit Development Plan and supporting documentation and
provide the applicant with general comments on the following:
A. Compatibility of the proposal with the Comprehensive Plan, Transportation
Plan, Zoning Ordinance and Subdivision Ordinance.
B. Appropriateness of the proposed land uses.
C. General layout of open space, streets, parking areas, lots and buildings.
D. Other documents the Plan Commission would recommend be prepared for
the Preliminary Planned Unit Development Plan phase.
E. A formal recommendation by vote is not given for a Conceptual Planned
Unit Development Plan.
City of Yorkville 4
•
City Council Review: The Committee of the Whole shall conduct an informal review
of the Conceptual Planned Unit Development Plan and supporting documentation and
provide the applicant with general comments on the following:
A. Compatibility of the proposal with the Comprehensive Plan, Transportation
Plan, Zoning Ordinance, Subdivision Ordinance and goals and objectives of
the City.
B. Appropriateness of the proposed land uses.
C. General layout of open space, streets, parking areas, lots and buildings.
D. Other documents the Plan Commission would recommend be prepared for
the Preliminary Planned Unit Development Plan phase.
E. A formal approval by vote is not given for a Conceptual P.U.D. Plan.
Staff Review: The Clerk's office shall distribute copies of application and supporting
documents to members of the Plan Council. The Plan Council shall conduct a Plan
Council meeting and shall review the Conceptual Planned Unit Development Plan and
supporting documents and shall advise the applicant as to the proposals compatibility
with the City's Comprehensive Plan, Transportation Plan, Recreation Master Plan,
Zoning Ordinance and Subdivision Control Ordinance, previously approved agreement
or plans, and other goals and policies for the planning of the City. Copies of the
minutes from the Plan Council meeting shall be forwarded by the Clerk's office to the
Park Board (in the case of residential development), Plan Commission and City Council.
10-13-6: PRELIMINARY P.U.D. PLAN
Purpose: The purpose of the Preliminary P.U.D. Plan submission is to obtain approval
from the City that the plans the applicant intends to prepare and follow are acceptable
as a Preliminary P.U.D. Plan, and that any final plans will be approved provided they
substantially conform to the Preliminary Planned Unit Development Plan. Approval of
the Preliminary Planned Unit Development shall not constitute authority to proceed
with construction of any improvements but rather an approval of the general features of
the plans as a basis for preparing the Final Planned Unit Development Plans.
Procedure: Forty-five (45) days before the Plan Commission meeting, the applicant
shall file an application with the Clerk's office for Preliminary Planned Unit Development
approval. The application shall consist of the following documentation:
A. One copy of the completed Preliminary Planned Unit Development form.
B. Disclosure of Beneficiaries form.
C. Preliminary Planned Unit Development Plan. The plan shall include at a
minimum the following information:
I. North arrow, scale (not less than I" = 200') and date of preparation.
2. Name and address of the site planner, engineer or surveyor who
prepared the plan.
3. Name of property owner.
4. Name of developer.
City of Yorkville 5
5. Proposed name of development.
6. Location map.
7. Legal description.
8. Site data, including as applicable:
a. Total acreage, and acreage and percentage of each proposed
land use.
b. Percent of land devoted to streets and public rights of way.
c. Number of residential lots.
d. Floor area (non-residential).
e. Gross and net residential density.
f. Minimum, maximum and average lot sizes.
g. Percent of lot coverage for all uses except detached single-
family and duplex.
9. Aerial photograph illustrating the subject property and adjacent
property within one quarter (1/4) mile of the site.
10. Existing and proposed zoning.
I 1. Existing zoning and owners of adjacent property.
12. Municipal limits.
13. School District boundaries.
14. Property lines and dimensions.
15. Residential lots with approximate dimensions.
16. Location of multi-family and single family attached buildings.
17. Footprints of non-residential buildings.
18. Front, rear, side yard and corner side yard setbacks.
19. Off-street parking and loading areas, including number and dimensions
of parking spaces, drive aisles and loading zones.
20. Configuration and acreage of all land proposed as open space
including stormwater management areas, parks, buffers, and trail
corridors.
21. All sites to be conveyed, dedicated, or reserved for parks, school
sites, public buildings, and similar public and quasi-public uses.
22. Pedestrian and/or bicycle circulation systems.
23. Existing vegetation.
24. Limits of jurisdictional and non-jurisdictional wetlands.
25. Limits of 100 year floodplain.
26. Surface water including lakes, ponds, streams and drainage swales.
27. Existing contour lines with a minimum one foot interval.
28. Any other data reasonable necessary to provide an accurate overview
of the proposed development.
29. Draft agreement of P.U.D. agreement.
D. Preliminary Landscape Plan indicating the name, variety, size, location
and quantities of plant material for all common and dedicated areas including
parkways, buffer areas, stormwater basins, wetlands, entry areas, medians,
and parking lot islands.
E. Preliminary Engineering Plan which shall be drawn on a print of the
proposed Land Use Plan. The proposed Plan shall show an appropriate
City of Yorkville 6
location and dimensions of all sanitary sewers, storm sewers, and water lines
for all proposed land uses, drainage ditches, culverts and stormwater
retention/detention areas, as well as all utility easements. The Plan shall be
accompanied by a statement from the Sanitary District attesting to the
capability of the existing sewer system and wastewater treatment facility to
service the proposed development.
F. Photometric Plan (for non-residential developments only): The
Photometric Plan shall be superimposed on the site plan, and shall:
I. Identify the location and heights of all light standards.
2. Identify foot-candle intensities on the site of the Planned Unit
Development, and ten feet beyond proposed property lines.
3. Include specifications for proposed lighting, including wattage, method
of illumination, and color of light standards and luminaires.
G. Architectural Drawings: When requested by Plan Commission or City
Council, preliminary architectural drawings for all primary buildings and
accessory buildings shall be submitted which include:
I. Typical elevations (front, rear and side) for proposed residential and
non-residential buildings, which identify materials and color styling
proposed for all elements of the building.
2. Proposed building heights.
3. Roof plan for all non-residential structures, which shows the
proposed location of all roof-mounted mechanical equipment.
H. Zoning Plat
I. Other: The Plan Commission or City Council may require preparation and
submittal of the following for review and evaluation:
I. Fiscal impact study, detailing the estimated cost which the Planned
Unit Development will have on all taxing bodies, and anticipated
revenues which will be realized from each phase of development.
2. Proposed covenants, conditions and restrictions and/or homeowner
association by-laws.
3. Other information that may be required by the Plan Commission or
City Council.
Plan Council Review: Upon receipt of all the required submittals, the Clerk's office
shall distribute copies of the application and supporting documentation to members of
the Plan Council. The Plan Council shall review the Preliminary Planned Unit
Development and supporting documentation and make a recommendation to the Plan
Commission as to the proposal's compatibility with the City's Comprehensive Plan,
Transportation Plan, Recreation Master Plan, Zoning Ordinance, Subdivision Control
Ordinance, Annexation Agreement, and other goals and policies for planning the City.
A Traffic Impact Study will be prepared by the City as part of the Plan Council's review.
Park Board Review (when applicable): The Park Board shall conduct a formal review
of the Preliminary Planned Unit Development Plan and supporting documentation. The
Park Board shall forward its recommendation to the City Council. The
City of Yorkville 7
recommendation may include conditions of approval intended to be incorporated into
final plans and supporting documentation.
Plan Commission Review: The Plan Commission shall conduct a public hearing in
accordance with Illinois Compiled Statues. After the close of the public hearing, the
Plan Commission shall recommend to the City Council approval or denial of the
Planned Unit Development. The recommendation may include conditions of approval
intended to be incorporated into final plans and supporting documentation.
City Council Review: Subsequent to receiving the Plan Commission and Park Board
recommendations, the City Council shall conduct a public hearing and shall approve or
deny the application for the Planned Unit Development.
Modifications to the Planned Unit Development: After the approval of the
Planned Unit Development, the use of land, construction, modification or alteration of
any buildings or structures within the Planned Unit Development will be governed by
the approved Planned Unit Development, rather than by any other provisions of the
Zoning Ordinance of the City.
No changes may be made to the approved Planned Unit Development unless approved
by the City. Changes to the Planned Unit Development will be considered to be either
a major change or a minor change.
Minor changes are modifications that do not alter the concept or intent of a Planned
Unit Development. Minor changes which meet the criteria set forth in this subsection
may be approved by the City Administrator or his designee, if the proposed minor
change does not result in the following:
I. Any increase in density.
2. Any change in circulation patterns or access.
3. Any change in mixture of dwelling unit types.
4. Any change in grading or utility provisions.
5. Any change in the mixture of land uses.
6. Any reduction of an amount of common open space, landscaping or
buffering.
7. Any change to exterior elevations of buildings which alter rooflines,
building materials, approved color schemes or a result in a change
in architectural style.
8. Other changes of similar scale, proportion or use.
Minor changes not approved by the City Administrator may be approved by the City
Council without review and recommendation by the Plan Commission, unless the City
Council refers a request for a minor change to the Plan Commission for review and
recommendation.
City of Yorkville 8
Major changes are modifications which alter the concept or intent of the Planned Unit
Development. Factors which shall be considered in determining whether a proposed
change constitutes a major change include:
A. Nonresidential Components of a Planned Unit Development (This section is
pending legal review):
I. The proposed change to the following components which constitute a
greater than ten percent (I 0%) cumulative increase or decrease from
that shown on the approved Planned Unit Development Plan:
a. Gross floor area of a nonresidential building.
b. Acres of area used for nonresidential purposes.
c. Total gross floor area of all of the nonresidential buildings in
the project.
d. Total number of parking spaces for the project.
2. Change in location type or land use.
3. Change in type, number or location of a building.
4. Greater than a ten percent (10%) increase in the height of a building.
5. Change in the functional classification of a roadway.
6. Reduction in the acreage of open space or common open space.
B. Residential Components of a Planned Unit Development (This section is pending
legal review):
1. The proposed change constitutes a greater than ten percent (10%)
cumulative change in the number of dwelling units in the Planned Unit
Development, based on the approved Preliminary Planned Unit
Development Plan; or
2. The proposed change constitutes a greater than ten percent (I 0%)
cumulative change in the height of any building or structure in the
Planned Unit Development other than single-family detached dwelling
units, based on the approved Preliminary Planned Unit Development;
or
3. Change in the location, size or types of dwelling units or land uses; or
4. Change in the functional classification of a roadway; or
5. Reduction in the acreage of open space.
If a major change is requested, the applicant shall submit a revised Preliminary P.U.D.
Plan and supporting data with an application for a major change to the Clerk's office, not
less than 45 days before the Plan Commission meeting. The Plan Commission shall
recommend to the City Council approval or denial of the application for a major
change. Subsequent to receiving the Plan Commission and Park Board (when applicable)
recommendations, the City Council shall approve or deny the application for the major
change.
City of Yorkville 9
10-13-7: DEVELOPMENT STANDARDS:
Plan Commission shall make findings and recommendations to CityCouncil for approval
g
of the Planned Unit Development, based upon the following standards.
A. General
I. The uses permitted by such exceptions as may be requested or
recommended are necessary or desirable and appropriate to the
purpose of the development.
2. The uses permitted in such development are not of such nature or
so located as to exercise an undue detrimental influence or effect
upon the surrounding neighborhood.
3. That all minimum requirements pertaining to commercial,
residential, institutional or other uses established in the planned
development shall be subject to the requirements for each
individual classification as established elsewhere in this Title, except
as may be specifically varied herein granting and establishing a
planned development use.
4. Minimum size of property shall be I0 acres.
5. Wherever the applicant proposes to provide and set out, by
platting, deed, dedication, restriction or covenant, any land or
space separate from single-family or multi-family residential districts
to be used for parks, playgrounds, commons, greenways or open
areas, the Plan Commission may consider and recommend to the
City Council and the City Council may vary the applicable
minimum requirements of the comprehensive plan, subdivision
regulations and the zoning ordinance which may include but not
necessarily be limited to the following:
a. Rear yard
b. Side yard
c. Lot area
d. Bulk
e. Intensity of use
f. Street width
g. Sidewalks
h. Public utilities
i. Off-street parking
B. Residential
I. Minimum size of any Planned Unit Development property shall be 10
acres.
2. Business uses may be included as part of a planned residential
development when applicable.
3. Use regulations:
City of Yorkville 10
a.Uses proposed are consistent with those listed as allowable
uses in the respective zoning districts.
4. Uses listed as special uses in the zoning district in which the
development is located may be allowed.
5. Signs: In accordance with the regulations set forth in Chapter 12 of
this Title.
6. The Plan Commission may recommend and the City Council may
approve access to a dwelling by a driveway or pedestrian walk
easement. Off street parking facilities for such dwellings shall be
located not more than two hundred (200) feet from the dwelling
served. The Plan Commission also may recommend and the City
Council may approve yards of lesser widths or depths than required
for permitted uses in the district in which the planned development is
located, provided:
a. Those protective covenants are recorded with perpetual
access easements and off-street parking spaces for use by the
residents of the dwellings served (this section is pending legal
review).
b. That spacing between buildings shall be consistent with the
application of recognized site planning principles for securing a
unified development and that due consideration is given to the
openness normally afforded by intervening streets and alleys.
c. The yards for principal buildings along the periphery of the
development shall be not less in width or depth than required
for permitted uses in the district in which the planned
development is located and the plan is developed to afford
adequate protection to neighboring properties as
recommended by the Plan Commission and approved by the
City Council.
C. Non-Residential: In a planned business development, the following additional
requirements are hereby specified:
1. Residential use may be included as part of a non-residential Planned
Unit Development.
2. All walks within the planned development shall be paved with a hard
surfaced material meeting the specifications of the City Engineer.
3. Any part of the planned development not used for buildings, loading
and access ways and walkways shall be landscaped with grass, trees,
shrubs and other plant material according to the Landscape Plan, as
recommended by the Plan Commission and approved by the City
Council.
4. Permitted business uses shall be prescribed in the ordinance granting
the planned development.
5. The buildings in the planned development shall be planned and
designed as a unified and single project.
City of Yorkville 11
6. Business developments shall be adequately screened by fencing or
landscaping or both along the boundaries of adjacent residential,
public open space schools, churches or other similar uses.
D. Conditions and Guarantees: Prior to granting any special uses, the Plan
Commission may recommend and the City Council shall stipulate such
conditions and restrictions upon the establishment, location, construction,
maintenance and operation of the property governed by the special use.
E. Effect of denial of a Special Use: After a public hearing, no application for a
special use which has been denied wholly or in part by the City Council shall be
resubmitted for a period of one (I) year from the date of said order of denial,
except on the grounds of substantial new evidence or proof of changed
conditions found to be valid by the Plan Commission and the City Council.
F. Termination of Special Use Permit: If work on the proposed development
has not begun within twenty-four (24) months from the date of the authorization
order of the City Council, the authorization shall become null and void and all
rights hereunder shall lapse.
10-13-8: FEES:
The City Council shall establish a schedule of fees, charges and expenses for occupancy
permits, appeals, applications and amendments for special use, and other matters
pertaining to this ordinance. The schedule of fees shall be posted in the Clerks office
and may be altered or amended only by the City Council. Until all applicable fees,
charges and expenses have been paid in full, no action shall be taken on any application
or appeal.
10-13-9: SEPARABILITY:
Each section, clause and provision of this ordinance shall be considered as separable, and
the invalidity of one or more shall not have any effect upon the validity of other
sections, clauses or provisions of this ordinance.
10-13-10: REPEAL OF CONFLICTING ORDINANCES:
Any and all other ordinances or parts of ordinances, in conflict herewith are repealed.
10-13-I 1 : WHEN EFFECTIVE:
This ordinance shall be in full force and effect immediately after passage, approval and
publication in book form according to law.
Adopted by the City Council of the United City of Yorkville, on the day of
,2004.
City of Yorkville 12
UNITED CITY OF YORKVILLE
Clerk's Office
FROM THE DESK OF LIZ D'ANNA
September 17, 2004
TO: Economic Development Committee
Please add the enclosed "tracked changes"version of the Revised PUD Ordinance to your packet
for the September 20th meeting.
Thank you,
t ,
Liz D'Anna
Deputy Clerk
Seo . 11 . 2004 3 : 21PM No : 6126 P . 2/14
mevised 3/22/04
Revised 6/17/04
Revised 7/14/04
Revised 9-14-04
PLANNED UNIT DEVELOPMENT
SECTION:
10-13-I: Purpose
10-13-2: Delineation on Zoning Map
10-13-3: Procedures
10-13-4: Pre-Application Conference
10-13-5: Concept Plan
10-13-6: Preliminary P.U.D. Plan
10-13-7: Development Standards
10-13-8: Fees
I 0-13-9: Separability
10 13 10: Violation, Penalty, Enforcement
10-13-10: Repeal of Conflicting Ordinances
0-13-11: When Effective
•
10-13-I: PURPOSE:
Planned Unit Developments are intended to encourage the most imaginative and best
possible design of building forms and site planning for tracts of land where unitary plans
would best adapt to topographic and other natural features of such sites. Under this
procedure, well planned residential, industrial, commercial and other types of land use,
individually or in combination, may be developed with design flexibility. Planned
developments must be environmentally compatible. They should have a more beneficial
effect upon the health, safety and general welfare of the people of the City and
particularly, in the immediate surroundings,than weald developments built in
conformity with standard district regulations. - - ' • •- - - !` - - • • •
ownc'�orac-t-es-Planned Unit Developments are of such substantially different character
from other special uses that the following additional standards are established to guard
against their use solely as a means of intensifying the use of land.
City of Yorkville
Sep . 11 . 2004 3: 22PM No . 6128 P. 3/14
I 0-1 3-2:DELINEATION ON ZONING MAP:
Approved Planned Unit Developments shall be delineated and designated by number on
the Zoning District Map. A file, available for inspection by the public, shall be maintained
by the Zoning Officer for each planned development so designated. The file shall contain
a record of the approved development plan and all exceptions authorized therein.
10-13-3: PROCEDURES:
The Planned Unit Development approval process includes the following stages:
A. A Pre-application
B. Concept Plan
C. Preliminary P.U.D. Plan
10-1 3-4: PRE-APPLICATION CONFERENCE:
Purpose: The purpose of the pre-application conference is to provide advice and
assistance to the applicant before preparation of the Concept Plan or Preliminary P.U.D.
Plan, so that the applicant may receive input on:
A. Whether the proposed Planned Unit Development will be in conformity with
the Comprehensive Plan and the goals and the policies of the City of
Yorkville.
B. Whether the zoning classification of Planned Unit Development is
appropriate for the development.
Procedure: Prior to-the-fitting-4-04e filing an application for approval of a Planned Unit
Development, the Petitioner shall be required to contact the City Administrator or his
designee to arrange an informal pre-application meeting with City staff and its
consultants.
The pre-application conference shall be held with Staff. At such conference the applicant
shall provide information as to the location of the proposed Planned Unit
Developments, the land use types and approximate area of proposed land uses, a list of
any and all exceptions to this the Zoning Ordinance and subdivision regulations; and
other information necessary to clearly explain the Planned Unit Developments.
Staff shall review and provide input on the proposal's compatibility with the
Comprehensive Plan and the goals and policies for planning of the City and advise the
applicant on the information, documents, exhibits, drawings on the proposal that should
be included in the application to the City for a Planned Unit Developments.
City of Yorkville 2
Sep . 17 . 2004 3 : 22PM No .6128 P . 4/14
I0-13-5:'CONCEPT PLAN
Purpose: The Concept Plan is the first step in the Planned Unit Development process.
The purpose of the Concept plan is to enable the applicant to obtain the opinions and
recommendations of the Park Board (residential developments only), Plan Commission
and City Council prior to spending considerable time and expense in the preparation of
detailed preliminary P.U.D. plans.
ProcedjJrg: Thirty (30) days before the next available Park Board
Planning meeting or Plan Commission meeting, the applicant shall file an application
with the Deputy Clerk's office for review of Conceptual Planned Unit Development
Plan. The application shall consist of the following documentation:
A. A completed application form.
B. An Aerial Photograph exhibit of the property taken within the last 2 years.
The Aerial Photograph exhibit at shall not be less than I" = 400 scale and
shall include the following:
I. Name of proposed development
2. Outline of property boundaries
3. Adjacent area within one quarter mile of property
C. A Conceptual Planned Unit Development Plan. The plan shall include the
following:
I. North arrow, scale and date of preparation.
2. Name and address of the site planner, engineer or surveyor who
prepared the plan.
3. Name of property owner.
4. Name of petitioner/developer.
5. Proposed name of the planned unit development.
6. Proposed land uses.
7. Total acreage, and percent of the site devoted to each land use.
8. Location of proposed streets and lots,
9. Proposed dedication of land for school and park sites, if applicable.
10. Land area to be used for open space such as stormwater basins,
buffers, parks and trail corridors.
I I. Proposed approximate building footprints and estimated floor area
for all nonresidential structures, if any,
12. Approximate number of residential units.
13. Approximate gross and net densities.
14. Wetlands, floodplain and floodways obtained from published data.
15. Location of lakes, ponds, streams and drainage swales.
16. Existing vegetation including description of predominant vegetation
types and sizes.
17. Existing contour lines with a minimum of five foot intervals obtained
from published data.
18. Location of existing and/or proposed water, sanitary and storm
sewer systems intended to serve the development.
City of Yorkville 3
Sep • 17 . 2004 3 : 22PM No . 612B P . 5/14
19. Proximity to existing and proposed transportation corridors and a
written statement with regard to general transportation impacts due
to this P.U.D.
20. Written description of how the existing utilities are planned to be
extended to serve the development.
21. Any other data reasonably necessary to provide an accurate overview
of the proposed development.
22. Written explanation outlining why the property should be developed
as a planned unit development.
23. A preliminary list of requested exceptions to applicable City
ordinances and codes.
D. Other documents may be requested by the City if it is determined necessary
to clearly describe the Planned Unit Development.
E. The Clerk's office shall have the application reviewed for completeness. If
the application is not complete, the applicant will be notified by the Clerk's
office as to the deficiencies. The application will not be forwarded on for
review until the application is complete.
Park Board Review (if applicable): The Park Board shall conduct an informal review
of the Conceptual Planned Unit Development Plan and supporting documentation and
provide the applicant with general input on the following:
A. Compatibility of the proposal with the Recreation Master Plan and Park
Development Standards.
B. Layout and organization of the open space system.
C. Compliance with the City's Land-Cash Ordinance for parks.
D. Other documentation that the Park Board would recommend be prepared
during the Preliminary Planned Unit Development Plan phase.
E. A formal recommendation by vote is not given for a Conceptual Planned
Unit Development Plan.
Plan Commission Review: The Plan Commission shall conduct an informal review of
the Conceptual Planned Unit Development Plan and supporting documentation and
provide the applicant with general comments on the following:
A. Compatibility of the proposal with the Comprehensive Plan, Transportation
Plan, Zoning Ordinance and Subdivision Ordinance.
B. Appropriateness of the proposed land uses,
C. General layout of open space, streets, parking areas, lots and buildings.
D. Other documents the Plan Commission would recommend be prepared for
the Preliminary Planned Unit Development Plan phase.
E, A formal recommendation by vote is not given for a Conceptual P.U.D. Plan.
City Council Review: The Committee of the Whole shall conduct an informal review
of the Conceptual Planned Unit Development Plan and supporting documentation and
provide the applicant with general comments on the following:
City of Yorkville 4
Sep . 17 . 2004 3 : 22PM No . 6128 P . 6/14
A. Compatibility of the proposal with the Comprehensive Plan, Transportation
Plan, Zoning Ordinance, Subdivision Ordinance and goals and objectives of
the City.
B. Appropriateness of the proposed land uses.
C. General layout of open space, streets, parking areas, lots and buildings.
D. Other documents the Plan Commission would recommend be prepared for
the Preliminary Planned Unit Development Plan phase.
E. A formal approval by vote is not given for a Conceptual Planned Unit
Development Plan.
Staff Review: The Clerk's office shall distribute copies of application and supporting
documents to members of the Plan Council. The Plan Council shall conduct a Plan
Council meeting and shall review the Conceptual Planned Unit Development Plan and
supporting documents and shall advise the applicant as to the proposals compatibility
with the City's Comprehensive Plan, Transportation Plan, Recreation Master Plan,
Zoning Ordinance and Subdivision Control Ordinance, previously approved agreement
or plans, and other goals and policies for the planning of the City. Copies of the
minutes from the Plan Council meeting shall be forwarded by the Deputy Clerk's office
to the Park Board (in the case of residential development), Plan Commission and City
Council.
10-13-6: PRELIMINARY P.U.D. PLAN
Purpose: The purpose of the Preliminary P.U.D. Plan submission is to obtain approval
from the City that the plans the applicant intends to prepare and follow are acceptable
as a Preliminary P.U.D. Plan, and that any final plans will be approved provided they
substantially conform to the Preliminary Planned Unit Development Plan. Approval of
the Preliminary Planned Unit Development shall not constitute authority to proceed
with construction of any improvements but rather an approval of the general features of
the plans as a basis for preparing the Final Planned Unit Development Plans.
Procedure: Not les n Forty-five (45) days before the Plan Commission meeting,
the applicant shall file an application with the Deputy Clerk's office for Preliminary
Planned Unit Development approval. The application shall consist of the following
documentation:
A. One copy of the completed Preliminary Planned Unit Development form.
B. Disclosure of Beneficiaries form.
C. Preliminary Planned Unit Development Plan. The plan shall include at a
minimum the following information:
I. North arrow, scale (not less than I" = 200') and date of preparation.
2. Name and address of the site planner, engineer or surveyor who
prepared the plan,
3. Name of property owner.
4. Name of developer.
5. Proposed name of development.
City of Yorkville 5
Sep . 17 . 2004 3 : 22PM No. 6l2B P. 7/14
, 6. Location map.
7. Legal description.
8. Site data, including as applicable:
a. Total acreage, and acreage and percentage of each proposed
land use.
b. Percent of land devoted to streets and public rights of way.
c. Number of residential lots.
d. Floor area (non-residential).
e. Gross and net residential density.
1. Minimum, maximum and average lot sizes.
g. Percent of lot coverage for all uses except detached single-
family and duplex.
9. Aerial photograph illustrating the subject property and adjacent
property within 380'—one quarter(%) mile of the site.
10. Existing and proposed zoning.
I I. Existing zoning and owners of adjacent property.
12. Municipal limits.
13. School District boundaries.
14. Property lines and dimensions.
15. Residential lots with approximate dimensions.
16. Location of multi-family and single family attached buildings.
17. Footprints of non-residential buildings.
18. Front, rear, side yard and corner side yard setbacks.
19. Off-street parking and loading areas, including number and dimensions
of parking spaces, drive aisles and loading zones.
20. Configuration and acreage of all land proposed as open space
including stormwater management areas, parks, buffers, and trail
corridors.
21. All sites to be conveyed, dedicated, or reserved for parks, school
sites, public buildings, and similar public and quasi-public uses,
22. Pedestrian and/or bicycle circulation systems.
23. Existing vegetation.
24. Limits of jurisdictional and non-jurisdictional wetlands.
25. Limits of 100 year floodplain.
26. Surface water including lakes, ponds, streams and drainage swales.
27. Existing contour lines with a minimum one foot interval.
28. Any other data reasonable necessary to provide an accurate overview
of the proposed development.
29. Draft agreement of P.U.D. agreement.
D. Preliminary Landscape Plan indicating the name, variety, size, location
and quantities of plant material for all common and dedicated areas including
parkways, buffer areas, stormwater basins, wetlands, entry areas, medians,
and parking lot islands.
E. Preliminary Engineering Plan which shall be drawn on a print of the
proposed Land Use Plan. The proposed Plan shall show an appropriate
location and dimensions of all sanitary sewers, storm sewers, and water lines
City of Yorkville 6
Sep . 17 . 2004 3 : 22PM No . 6128 P . 8/14
,for all proposed land uses, drainage ditches, culverts and stormwater
retention/detention areas, as well as all utility easements. The Plan shall be
accompanied by a statement from the Sanitary District attesting to the
capability of the existing sewer system and wastewater treatment facility to
service the proposed development.
F. Photometric Plan (for non-residential developments only): The
Photometric Plan shall be superimposed on the site plan, and shall:
I. Identify the location and heights of all light standards.
2. Identify foot-candle intensities on the site of the Planned Unit
Development, and ten feet beyond proposed property lines.
3. Include specifications for proposed lighting, including wattage, method
of illumination, and color of light standards and luminaires.
G. Architectural Drawings: When requested by Plan Commission orCity
Council, preliminary architectural drawings for all primary buildings and
accessory buildings shall be submitted which include:
I. Typical elevations (front, rear and side) for proposed residential and
non-residential buildings, which identify materials and color styling
proposed for all elements of the building.
2. Proposed building heights.
3. Roof plan for all non-residential structures, which shows the
proposed location of all roof-mounted mechanical equipment.
H. Zoning Plat
I. Other: The Plan Commission or City Council may require preparation and
submittal of the following for review and evaluation:
I. Fiscal impact study, detailing the estimated cost which the Planned
Unit Development will have on all taxing bodies, and anticipated
revenues which will be realized from each phase of development.
2. Proposed covenants, conditions and restrictions and/or homeowner
association by-laws.
3. Other information that may be required by the Plan Commission or
City Council.
Plan Council Review: Upon receipt of all the required submittals, the Clerk's office
shall distribute copies of the application and supporting documentation to members of
the Plan Council. The Plan Council shall review the Preliminary Planned Unit
Development and supporting documentation and make a recommendation to the Plan
Commission as to the proposal's compatibility with the City's Comprehensive Plan,
Transportation Plan, Recreation Master Plan, Zoning Ordinance, Subdivision Control
Ordinance, Annexation Agreement, and other goals and policies for planning the City.
A Traffic Impact Study will be prepared by the City as part of the Plan Council's review.
Park Board Review (if when applicable): The Park Board shall conduct a formal
review of the Preliminary Planned Unit Development Plan and supporting
documentation. The Park Board shall forward its recommendation to the City Council.
The recommendation may include conditions of approval intended to be incorporated
into final plans and supporting documentation.
City of Yorkville 7
Sep . 11 . 2004 3: 22PM No . 6128 P. 9/14
Plan Commission Revigw: The Plan Commission shall conduct a public hearing in
accordance with Illinois Compiled Statues. After the close of the public hearing, the
Plan Commission shall recommend to the City Council approval or denial of the
Planned Unit Development. The recommendation may include conditions of approval
intended to be incorporated into final plans and supporting documentation.
City Council Review: Subsequent to receiving the Plan Commission and Park Board
recommendations, the City Council shall conduct a public hearing and shall approve
or deny the application for the Planned Unit Development.
Modifications to the Planned Unit Development: After the approval of the
Planned Unit Development, the use of land, construction, modification or alteration of
any buildings or structures within the Planned Unit Development will be governed by
the approved Planned Unit Development, rather than by any other provisions of the
Zoning Ordinance by of the City.
No changes may be made to the approved Planned Unit Development unless approved
by the City. Changes to the Planned Unit Development will be considered to be either
a major change or a minor change.
Minor changes are modifications that do not alter the concept or intent of a Planned
Unit Development. Minor changes which meet the criteria set forth in this subsection
may be approved by the City Administrator or his designee, if the proposed minor
change does not result in the following:
1. Any increase in density.
2. Any change in circulation patterns or access.
3. Any change in mixture of dwelling unit types.
4. Any change in grading or utility provisions.
5. Any change in the mixture of land uses.
6. Any reduction of an amount of common open space, landscaping or
buffering.
7. Any change to exterior elevations of buildings which alter rooflines,
building materials, approved color schemes or a result in a change
in architectural style.
8. Other changes of similar scale, proportion or use.
Minor changes not approved by the City Administrator may be approved by the City
Council without review and recommendation by the Plan Commission, unless the City
Council refers a request for a minor change to the Plan Commission for review and
recommendation.
Major changes are modifications which alter the concept or intent of the Planned Unit
Development. Factors which shall be considered in determining whether a proposed
change constitutes a major change include:
City of Yorkville 8
SeP . 17 . 2004 3 : 23PM No . 6128 P . 10/14
A. Nonresidential Components of a Planned Unit Development (This section is
pending legal review):
I. The proposed change to the following components which constitute a
greater than ten percent(10%) cumulative increase or decrease from
that shown on the approved Planned Unit Development Plan:
a. Gross floor area of a nonresidential building.
b. Acres of area used for nonresidential purposes.
c. Total gross floor area of all of the nonresidential buildings in
the project.
d. Total number of parking spaces for the project.
2. Change in location type or land use.
3. Change in type, number or location of a building.
4. Greater than a ten percent (10%) increase in the height of a building.
5. Change in the functional classification of a roadway.
6. Reduction in the acreage of open space or common open space.
B. Residential Components of a Planned Unit Development(This section is
pending legal review):
I. The proposed change constitutes a greater than ten percent (10%)
cumulative change in the number of dwelling units in the Planned Unit
Development, based on the approved Preliminary Planned Unit
Development Plan; or
2. The proposed change constitutes a greater than ten percent (10%)
cumulative change in the height of any building or structure in the
Planned Unit Development other than single-family detached dwelling
units, based on the approved Preliminary Planned Unit Development;
or
3. Change in the location, size or types of dwelling units or land uses; or
4. Change in the functional classification of a roadway; or
5. Reduction in the acreage of open space.
If a major change is requested, the applicant shall submit a revised Preliminary P.U.D.
Plan and supporting data with an application for a major change to the Clerk's office, not
• less than 45 days before the Plan Commission meeting. The Plan Commission shall
recommend to the City Council approval or denial of the application for a major •
change. Subsequent to receiving the Plan Commission and Park Board (if when
applicable) recommendations, the City Council shall approve or deny the application for
the major change.
10—I 3-7: DEVELOPMENT STANDARDS:
Plan Commission shall make findings and recommendations to City Council for approval
of the Planned Unit Development, based upon the following standards.
City of Yorkville 9
S0 . 17 . 2004 3 : 23PM No .6128 P . 11/14
A. General
I. The uses permitted by such exceptions as may be requested or
recommended are necessary or desirable and appropriate to the
purpose of the development,
2. The uses permitted in such development are not of such nature or
so located as to exercise an undue detrimental influence or effect
upon the surrounding neighborhood.
3. That all minimum requirements pertaining to commercial,
residential, institutional or other uses established in the planned
development shall be subject to the requirements for each
individual classification as established elsewhere in this Title, except
as may be specifically varied herein granting and establishing a
planned development use.
4. Minimum size of property shall be 10 acres.
5. Wherever the applicant proposes to provide and set out, by
platting, deed, dedication, restriction or covenant, any land or
space separate from single-family or multi-family residential districts
to be used for parks, playgrounds, commons, greenways or open
areas, the Plan Commission may consider and recommend to the
City Council and the City Council may vary the applicable
minimum requirements of the comprehensive plan, subdivision
regulations and the zoning ordinance which may include but not
necessarily be limited to the following:
a. Rear yard
b. Side yard
c. Lot area
d. Bulk
e. Intensity of use
f. Street width
g. Sidewalks
h. Public utilities
i. Off-street parking
B. Residential
I. Minimum size of any Planned Unit Development property shall be I 0
acres.
2. Business uses may be included as part of a planned residential
development when applicable.
3. Use regulations:
a.Uses proposed are consistent with those listed as allowable
uses in the respective zoning districts.
City of Yorkville 10
Sep . 17 . 2004 3 : 23PM No . 6126 P. 12/14
. 4. Uses listed as special uses in the zoning district in which the
development is located may be allowed.
5. Signs: In accordance with the regulations set forth in Chapter 12 of
this Title.
7. The Plan Commission may recommend and the City Council may
approve access to a dwelling by a driveway or pedestrian walk
easement. Off street parking facilities for such dwellings shall be
located not more than two hundred (200) feet from the dwelling
served. The Plan Commission also may recommend and the City
Council may approve yards of lesser widths or depths than required
for permitted uses in the district in which the planned development is
located, provided:
a. Those protective covenants are recorded with perpetual
access easements and off-street parking spaces for use by the
residents of the dwellings served (this section is pending
legal review).
b. That spacing between buildings shall be consistent with the
application of recognized site planning principles for securing a
unified development and that due consideration is given to the
openness normally afforded by intervening streets and alleys.
c. The yards for principal buildings along the periphery of the
development shall be not less in width or depth than required
for permitted uses in the district
disc- in which the planned development is located and the
plan is developed to afford adequate protection to
neighbor-heed neighboring properties as recommended by
the Plan Commission and approved by the City Council.
C. Non-Residential: In a planned business development, the following additional
requirements are hereby specified:
2. Residential use may be included as part of a non-residential Planned
• Unit Development.
3. All walks within the planned development shall be paved with a hard
surfaced material meeting the specifications of the City Engineer.
4. Any part of the planned development not used for buildings, loading
and access ways and walkways shall be landscaped with grass, trees,
shrubs and other plant material according to
the Landscape Plan, as recommended by the Plan Commission and
approved by the City Engineer .
5. Permitted business uses shall be prescribed in the ordinance granting
the planned development.
City of Yorkville 11
Sep . 17 . 2004 3: 23PM No . 6128 P . 13/14
6. The buildings in the planned development shall be planned and
designed as a unified and single project,
7. Business developments shall be adequately screened by fencing or
landscaping or both along the boundaries of adjacent residential,
public open space schools, churches or other similar uses.
Codc.
D. Conditions and Guarantees: Prior to granting any special uses, the Plan
Commission may recommend and the City Council shall stipulate such
conditions and restrictions upon the establishment, location, construction,
maintenance and operation of the - - - • - - - - - - . - --
With= Property governed by the special use.
E. Effect of denial of a Special Use: After a public hearing, no application for a
special use which has been denied wholly or in part by the City Council shall be
resubmitted for a period of one (I) year from the date of said order of denial,
except on the grounds of substantial new evidence or proof of changed
conditions found to be valid by the Plan Commission and the City Council.
F. Termination of Special Use Permit: If work on the proposed development
has not begun within twenty-four (24) months from the date of the authorization
order of the City Council, the authorization shall become null and void and all
rights hereunder shall lapse.
10-13-8: FEES:
The City Council shall establish a schedule of fees, charges and expenses for occupancy
permits, appeals, applications and amendments for special use, and other matters
City of Yorkville 12
Sep . 17 . 2004 3 : 23PM No . 6128 P . 14/14
pertaining to this ordinance, The schedule of fees shall be posted in the Clerks office
and may be altered or amended only by the City Council. Until all applicable fees,
charges and expenses have been paid in full, no action shall be taken on any application
or appeal.
10—1 3-9: SEPARABILITY:
Each section, clause and provision of this ordinance shall be considered as separable, and
the invalidity of one or more shall not have any effect upon the validity of other
sections, clauses or provisions of this ordinance.
I0-13-10: REPEAL OF CONFLICTING ORDINANCES:
Any and all other ordinances or parts of ordinances, in conflict herewith are repealed.
10-13-1 I : WHEN EFFECTIVE:
This ordinance shall be in full force and effect immediately after passage, approval and
publication in book form according to law.
Adopted by the City Council of the United City of Yorkville, on the day of
2004,
City of Yorkville 13
09/15/2004 11 51 FAX 630 553 5764 DANIEL J. KRAMER 0002/005
. Ebe. /1
,„„ .,,,
i_. . United City of Yorkville
-�EsT.% County Sear 0Kendall County
E3T. 19 BOO Game Farm Road •
vff��� tom/ Yorkville,Illinois 60560
..0 :"! 0 Phone:630-553-4350
'9 `":' ? Fax:630.553.7575
(LE tuber 15, 2004
Arthur F. Prochaska,Mayor
Tony Graff, City Administrator
Economic Development Committee
United City of Yorkville
800 Game Farm Road
Yorkville,IL 60560 •
RE: Building Height Increase
Dear Ladies &Gentlemen:
Please be advised that the United City of Yorkville Building and Zoning Department
along with our office has been requested to investigate the possibility of increasing the
allowable building height in the office and commercial zoning classifications The
United City of Yorkville Building and Zoning Department has discussed the matter with
the Bristol Kendall Fire Department and received comments from the same. The Fire
Department and the City Staff concluded that public safety would not be compromised if
the allowable maximum building height in the before mentioned zoning classifications
was increased to 75 feet.
Please be advised that the staff is seeking Council input and direction on the issue and
will be prepared to answer any questions and discuss the matter at the September 20,
2004 Economic Development Committee Meeting. If you have any questions in the
meantime please feel free to contact me.
Very truly yours,
Kel A. Kramer
Attorney at Law .
•
KAK/pdc
Encl.
cc: Liz
♦,�Eo car o
United City of Yorkville
g�
�t1r County Seat of Kendall County
ES11114
800 Game Farm Road
fn Yorkville, Illinois 60560
Q I1' l \ 0 Phone:630-553-4350
2 Fax:630-553-7575
k E
September 10, 2004
TO: Tony Graff
FROM: Anna B. Kurtzmann
SUBJECT: Requested Changes to Municipal Code
As requested, staff has investigated making modifications to the municipal code to accommodate
6-story buildings. Based upon our research, staff has the following comments:
1. The Zoning Code has two general areas which address height restrictions — in the
business districts and in the residential districts. Based upon our understanding of the
discussion at the EDC meeting, we have requested that the legal staff prepare a draft
ordinance for the Council's consideration. This ordinance would allow buildings
within the business districts (Office, B-1, B-2, B-3 and B-4) to be up to 6 stories tall
with a maximum height of 75 feet.
2. Staff was unclear regarding the Council's desires regarding the height in residential
districts. Does the Council want to consider increasing the height in the R-4 (General
Residence District)? If yes, does the Council want to allow an increase of height
(from the present maximum height of 35 feet in the R-4 district) only in conjunction
with a special use request or allow an increased height as a right?
3. Staff understands that some Council members might be uncomfortable allowing an
increase in height of any building. This discomfort stems from a safety concern— can
the fire district provide adequate protect to buildings over 35 feet tall? The Fire
District has indicated that with some modifications to the building and fire safety
codes, they can support taller buildings. Towards that end, legal staff has been
instructed to make the appropriate modifications to the building code and to the fire
safety code.
If you have any questions regarding the above, please feel free to call me at either 553-8556 or
630-816-5420.
/abk
filename: C:ADocuments and Settings\OwnerVDesktop\YorkvilleA6-storyNtemo9-10-04.doc
`,tEO C/p,
� United City of Yorkville
ESTk 1836 County Seat of Kendall County
_ -- 800 Game Farm Road
® Jj, Yorkville, Illinois, 60560
9 " `' 0 Teleph
4 E `v.v Fax: 630-553one: 7575 630-553-4350
Website: www.yorkville.il.us
DEPARTMENT OF BUILDING SAFETY
MEMORANDUM
DATE: September 14, 2004
TO: William A. Dettmer, Code Official
FROM: Kurt Van Dahm, Commercial & Fire Systems Plans Examiner
SUBJECT: Code Changes for 4, 5 & 6 Story Buildings
Per your directive to make the necessary changes to the Building and Fire Codes to require all 4,
5 and 6 story buildings in Yorkville to be built of non-combustible construction and to be fully
protected by full sprinkler systems, my suggestions are detailed below.
BUILDING CODE
Add the following new sections:
503.1.5 Four, Five and Six Story Buildings.
Regardless of use, all buildings of four (4), five (5) or six (6) stories shall be of noncombustible
construction only (Type I and Type II only). No increase in allowable height beyond six (6)
stories is to be allowed regardless of any other provisions of this code.
503.1.6 Building Height Limit
No building shall be constructed of more than six (6) stories regardless of construction type or of
any other provisions of this code.
903.2.16 All Buildings of Four, Five or Six Stories.
An automatic sprinkler system shall be provided throughout all buildings, regardless of use, of
four (4) five (5) or six (6) stories. A residential sprinkler system installed in accordance with
Section 903.3.1.2 shall not be allowed in buildings, or portions thereof, of Groups R-1, R-2, R-3
or R-4 exceeding three (3) stories.
Memo to William A. Dettmer
Re: Code Changes for 4, 5, 6 Story Buildings
Page 2
907.20 All Buildings of Four, Five or Six Stories.
An approved manual, automatic, or manual and automatic fire alarm system shall be provided in
all buildings of four, five or six stories. An approved automatic fire detection system shall be
installed in accordance with the provisions of this code and NFPA 72. Devices, combinations of
devices, appliances and equipment shall comply with Section 907.12. The automatic fire
detectors shall be smoke detectors, except that an approved alternate type of detector shall be
installed in spaces such as boiler rooms where, during normal operation, products of combustion
are present in sufficient quantity to actuate a smoke detector.
Also Recommend: In Section 905 — All buildings over three (3) stories shall be equipped with
Class I Standpipes in each stairway.
FIRE CODE
903.2.16 All Buildings of Four, Five or Six Stories.
An automatic sprinkler system shall be provided throughout all buildings, regardless of use, of
four (4), five (5) or six (6) stories. A residential sprinkler system installed in accordance with
Section 903.3.1.2 shall not be allowed in buildings, or portions thereof, of Groups R-1, R-2, R-3
or R-4.
907.2.24 All Buildings of Four, Five or Six Stories.
An approved manual, automatic, or manual and automatic fire alarm system shall be provided in
all buildings and four, five or six stories. An approved automatic fire detection system shall be
installed in accordance with the provisions of this code and NFPA 72. Devises, combinations of
devices, appliances and equipment shall comply with Section 907.1.2. The automatic fire
detectors shall be smoke detectors, except that an approved alternative type of detector shall be
installed in spaces such as boiler rooms where, during normal operation, products of combustion
are present in sufficient quantity to actuate a smoke detector.
Also Recommend: In Section 905 — All buildings over three (3) stories shall be equipped with
Class I Standpipes in each stairway.
- - zY of aNDALL) PLANNING, BUILDING & ZONING DEPARTMENT
:t. 111 WEST FOX STREET-ROOM 316 YORKVILLE, ILLINOIS 60560-1498
Y 19,1841 % 630/553-4141 • FAX 630/553-4179
Mr. Art Prochaska, Mayor August 23, 2004
United City of Yorkville
800 Game Farm Rd
Yorkville, IL 60560
RE: Fox& Kendall Township Land Resource Management Plan Update-
Schedule and Request for Funding Assistance
Dear Art:
We are pleased to announce that the Planning,Building and Zoning Sub-Committee of the Kendall County
Board has directed its staff to commence work on updating the Fox and Kendall Township portions of the
Kendall County Land Resource Management Plan(LRMP). Enclosed you will find the proposed project
time-line highlighting the various steps of the update process.
As you will note, we are currently in the process of having our consultants at Teska&Associates collect
background data and information for formulation of a draft plan. As indicated in the proposed time-line
we will be conducting a workshop meeting in each of the affected townships during the month of
September. The County's Ad-Hoc Zoning Committee has recommended that we target first workshop on
the evening of September 23,2004 in Fox Township with the second workshop to take place on October 7,
2004 in Kendall Township. During these meetings the background analysis will be reviewed, along with
preliminary land use concepts and alternatives. The purpose of these meetings is to solicit input from the
affected townships,municipalities and their respective residents. Based on community input,the plan will
be revised and supporting text and tables developed. The refined version of the draft plan will then be
reviewed and further refined following a series of additional meetings prior to scheduling a formal public
hearing on a final version of the draft plan.
To assist us in funding the update,the County is asking each participating Township and Municipality to
contribute$2,000 dollars toward the projected $25,800 cost of completing the update. Contributions
should be submitted to the Department of Planning, Building and Zoning. Checks should be made payable
to the Kendall County Treasurer.
We will be contacting you in the coming weeks to invite you to participate and attend the township
meetings and provide input into the process. In the interim, should you have any questions regarding this
matter, please feel free to contact me at(630)553-4138.
Sincerely,
erry F. Dudgeon,A P
Director
CC: John Church,Kendall County Board Chair
Anne Vickery,Planning,Building and Zoning Committee Chair
Jeff Wilkins, County Administrator
Mike Hoffman,TAI
_.....7._
TE' SK.A
Community Planning + Site Design + Development Economics + Landscape
Architecture
MEMORANDUM
TO: Jerry Dudgeon
FROM: Mike Hoffman
DATE: May 27, 2004
SUBJECT: Revised Scope/Timeline/Budget for LRMP Update
for Kendall and Fox Townships
Here's an outline of approach, timeline, and budget to update the LRMP for Kendall
and Fox Townships.
Approach
We anticipate an approach similar to that used on the recently completed LRMP
update for Na-Au-Say Township. The process will include the following steps:
1. Background analysis - interviews with key stakeholders, trends analysis
including traffic and population, mapping of existing municipal plans and key
environmental features, and preliminary land use concepts
2. Meeting - Preliminary review with Adhoc Committee
3. Township Workshops-Two workshops, one in Kendall Township and one in Fox
Township where background analysis will be reviewed, along with preliminary
land use concepts and alternatives
4. Revisions and Document Preparation- Based on community input, the plan
will be revised and supporting text and tables developed.
5. Meeting -The draft document will be reviewed with the AdHoc Committee.
The draft should also be reviewed with RPC and the PBZ Committee of the
County Board. For budgeting purposes, it is assumed that County staff will
handle the presentation to the latter two groups.
6. Revisions-The plan will be revised based County input.
7. Meeting -The revised plan will be reviewed with the Adhoc Committee prior
to the Public Hearing.
8. Public Hearing - A public hearing will be conducted by the RPC at the
County's annual planning workshop.
9. PBZ Committee Meeting - The plan recommended by the RPC will be
reviewed with the PBZ Committee by County staff.
10. County Board Approval-The plan will be reviewed and adopted with our
without revisions by the full County Board.
Teska Associates; Inc.
627 Grove Street Evanston, Illinois 60201-4474 fax 847.869.2059 voice 847.869.2015
11. Integration into overall LRMP - Revisions based on the detailed plans for
Kendall and Fox Townships will be integrated into the overall County LRMP.
Study Area
This LRMP Update will address all of Kendall and Fox Townships in Kendall County.
Stakeholders
The following stakeholders will be invited to participate in planning meetings throughout
development of the plan. In addition, many of these organizations will be interviewed
during the background analysis phase of this project.
County Departments Townships
• Nanning, Building and Zoning • Fox
• Forest Preserve • Kendall
• Highway
• Health (for septic issues) Other Governmental Units
• Bristol Sanitary District
Municipalities • Soil and Water Conservation
• Millington District
• Newark • School Districts
• Millbrook • Fire Protection Districts
• Yorkville
Timeline and Budget
Task Completion Date Budget
Background Analysis July 28th, 2004 $6,770
Ad Hoc Meeting August 4, 2004 $560
Township Workshops September 24th, 2004 $2,060
Drafting of initial plan October 27th, 2004 $7,330
Ad Hoc Meeting Nov. 3rd, 2004 $560
Nov. RPC
Dec. 6th, PBZ
Committee
Revisions Dec. 22nd, 2004 $1,410
Ad Hoc Meeting Jan. 5th, 2005 $560
Public Hearing Feb. 19th, 2005 $2,060
PBZ Committee Mr. 7th, 2005 0
County Board Approval Mr. 16th, 2005 0
Integration into overall Ap. 15th, 2005 $2,300
LRMP
Ex.enses $1,890
Teska Associates;Inc.
627 Grove Street Evanson, Illinois 60201-4474 fax 847.869.2059 voice 847.869.2015
I $25,800I
Let me know if you have any questions or would like to make any changes.
Teska Associates, Inc.
627 Grove Street Evanston, Illinois 60201-4474 fax 847.869.2059 voice 847.869.2015
Sent By: CONCORD LAND ACQUISITION; 8477760392; Sep-14-04 8:45AM; Page 2/3
1
• i
CONCORDHOMESINC.
•
•
•
September 14,2001
Via Federal Express Priority Mail
Mr. Anton Graff
City Administrator
Unite City of Yorkville
800 Game farm Road •
•
Yorkville, Illinois 60560
Re:Rain tree Village
•
•
Dear Mr.Graff: •
As you are aware, Concord Homes and Lenna.r are jointly involved in building the Raintree
neighborhood southeast of the intersection of Illinois Route 71 and Route 126. The
neighborhood consists of 376 single-family homes and 148 duplex homts.
Lennar is proposing to amend the PUD to allow the inclusion of a toWhhome neighborhood in
place of approximately one-half of the duplex homes.
The existing plan includes 148 duplex homes and no additional park space. The proposed plan
includes 38 duplex homes, 128 townhomes, and an additional 2.14`acre park. Overall, the
increase in home count will he an additional 18 homes,
•
The proposed townhomes range in size form 1,350 to 1,650 square feet aid include 2 car garages
as a standard inclusion. I,ennar anticipates an average sales price of$X 80,000 for the 2 and 3
bedroom homes.
•
The proposed additional park space is centrally located within the parcel and is designed for
passive recreation. Walking paths, landscaping and gazebo will allow for quiet walks and
gathering spaces.
Within the duplex homesites, 6 of the homesites arc designed with loop out basements and 15
homesites will have walk out basements. The duplex homes include a master down/two story and
ranch style homes. They also have 2 car garages as a standard inclusion and will average
$193,000. The duplex homes range in size from 1,548 to 1,966 sgtparc feet and include 3
bedrooms.
We feel that the PUD amendment will add greater value to the Raintreej community through the
additional of variety in home offerings. We also believe that the prupo 4.1 townhomes will lessen
the impact on local schools in the area, while adding open space for theresidents.
•15411 I^;a.st f)t.inilcc Road •Suite 350■ t'alatind, IT,(;(1074•(847)776-0350 tax(M17)776-0371
www:CnncnrdHomcs,cunt
Sent By: CONCORD LAND ACQUISITION; 8477760392; Sep-14-04 8:46AM; Page 3/3
We look forward to presenting our proposal to the City of Yorkvilllei Should you have any
questions, please feel free to contact us at any time.
Sincerely,
Concord Homes;Inc.
WI French
Director of Land Acquisition
BE/ea
Enclosures
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RETENTION
Total Number of Duplex Units = 148 (74 Lots)
dj111p ..i l Revisions Job No. 3104 I Lennar
5lcale 1--100. Existing Conditions OENLANDDESIGN, ING
�'_..J r.r...1,„. Hoffman Estates Illinois 60195 Raintree Village — Univ Four PLANNING • LANDSCAPE ARCHITECTURE
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1 °ot' -Z�� (630) 339-4800 Yorkville, I111Iia13 5517 N. CumbeAand, Suite 906*Chicago, IL 60656
Pit 773.7613320 Fax 771763.3325 Nal jeYandtkimentaduiet
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Townhomes = 128 (77%)
Total = 166 (100%) .N.
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• j' Dere 08-25-04 Hoffman Estates, Illinois 60195 Rain tree Village Unit Four PLANNING • LANDSCAPE ARCHITECTURE
L (630) 339-4800 Yorkville, Illinois 5517 N. Cumberland, Suite 906-Chicago, IL 60656
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ENC'_ 10
UNITED CITY OF
YORKVILLE
Memo
To: Alderman Rich Sticka& EDC Committee
74
From: Tony Graff,,City ministrator
CC: Mayor Prochaska& Atty. D. Kramer
Date: 9/16/04
Re: Request for Review of Economic Initiative with FE Wheaton's
Expansion Facility
This is a request from the owners of FE Wheaton to assist with improvements on
their site for a future expansion of 106,000 square feet facility which will generate
additional sales tax revenue for the City. The proposal is to use the additional new
increment of sales tax generated from the expansion business to finance
improvements which FE Wheaton will perform as front funding the project for Route
47&Wheaton Drive Intersection Design for traffic signalization,also other road
improvements on the site to accommodate the expansion. The agreement can be
prepared by Attorney Daniel Kramer to be discussed further at the next COW
meeting if the committee so desires to move forward with this proposal. This would
be a short term agreement and the projected additional sales tax revenue will range
between$150,000-$250,000 annually. The estimated costs for the improvements
($400,000 for the intersection alone) will be provided by the engineers within the
next 7-10 days.
1
E AJC i/
UNITED CITY OF
YORKVILLE
Memo
To: Alderman Rich Sticka& EDC Committee
From: Tony Graff, City irustrator (```'fir
CC: Mayor Prochaska& Atty. D. Kramer
Date: 9/16/04
Re: Request for Public Facility Development Fee
This is a proposal to explore the opportunity for a new policy in relationship to
requesting funds and/or land from developers through the annexation process of 1%
of the total land development in acreage. The example would be a development of
200 acres would be required to donate 2 acres of land for a site or 2 acres of land cash
funds to be used for other site locations for purchase or recovery dollars to be paid to
other developers as agreed upon within their development site plan for a larger site.
The reason for the request is to assist receiving public or quasi-public land for other
governmental bodies,such as:Fire District Facilities,University/College sites,Health
Services, ...
Any further questions regarding this proposal please contact Mayor Prochaska or
myself.
1