Planning and Zoning Commission Packet 2020 01-08-20
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, January 8, 2020
7:00 PM
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: November 13, 2019
Citizen’s Comments
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Public Hearings
1. PZC 2019-28 The United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a
text amendment to Chapter 3: General Zoning Provisions of the United City of Yorkville Zoning
Ordinance regarding mobile food and retail vendor vehicles. The amendment proposes to
eliminate the required business registration of the vendor and vehicle for food and retail trucks
conducting business on private property.
2. PZC 2019-29 GRNE Solar, Eric Peterman on behalf of Kendall County, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting special use
permit approval to install and operate a solar farm with more than one freestand ing solar energy
system on approximately 7.4 acres of land consisting of roughly 6,400 solar modules. The real
property, zoned in the O Office District, is located at the southeast corner of John Street and
Beecher Road at the Kendall County Government Campus in Yorkville, Illinois.
3. PZC 2019-30 CalAtlantic Group, Inc. (a fully owned subsidiary of Lennar Homes), petitioner,
has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting
amendment to the Raintree Village Planned Unit Development Agreement to reduce the
minimum side yard setback for Lots 264-282 from ten feet (10’) to six feet (6’) for new
construction townhomes within the Raintree Village development. The real property is generally
located east of IL Route 47, south of IL Route 71, immediately west of IL Route 126 in
Yorkville, Illinois.
4. PZC 2019-31 Brian Werner of Continental Electric representing Wrigley Manufacturing,
petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois,
requesting special use permit approval to install and operate a freestanding solar en ergy system
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
and freestanding wind energy system at 2800 N Bridge Street. The real property, zoned in the
M-1 Limited Manufacturing District, is located on the east side of US Route 47 south of the
Burlington Northern & Santa Fe railway and north of Cannonball Trail. The petitioner is
requesting for a single stationary solar panel and single vertical wind turbine to be located near
the front of the property to power an illuminated sign.
Unfinished Business
New Business
1. PZC 2019-28 The United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a
text amendment to Chapter 3: General Zoning Provisions of the United City of Yorkville Zoning
Ordinance regarding mobile food and retail vendor vehicles. The amendment proposes to
eliminate the required business registration of the vendor and vehicle for food and retail trucks
conducting business on private property.
Action Item:
Text Amendment
2. PZC 2019-29 GRNE Solar, Eric Peterman on behalf of Kendall County, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting special use
permit approval to install and operate a solar farm with more than one freestand ing solar energy
system on approximately 7.4 acres of land consisting of roughly 6,400 solar modules. The real
property, zoned in the O Office District, is located at the southeast corner of John Street and
Beecher Road at the Kendall County Government Campus in Yorkville, Illinois.
Action Item:
Special Use
3. PZC 2019-30 CalAtlantic Group, Inc. (a fully owned subsidiary of Lennar Homes), petitioner,
has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting
amendment to the Raintree Village Planned Unit Development Agreement to reduce the
minimum side yard setback for Lots 264-282 from ten feet (10’) to six feet (6’) for new
construction townhomes within the Raintree Village development. The real property is generally
located east of IL Route 47, south of IL Route 71, immediately west of IL Route 126 in
Yorkville, Illinois.
Action Item:
PUD Amendment
4. PZC 2019-31 Brian Werner of Continental Electric representing Wrigley Manufacturing,
petitioner, has filed an application with the United City of Yorkville, Kendall County, Illinois,
requesting special use permit approval to install and operate a freestanding solar en ergy system
and freestanding wind energy system at 2800 N Bridge Street. The real property, zoned in the
M-1 Limited Manufacturing District, is located on the east side of US Route 47 south of the
Burlington Northern & Santa Fe railway and north of Cannonball Trail. The petitioner is
requesting for a single stationary solar panel and single vertical wind turbine to be located near
the front of the property to power an illuminated sign.
Action Item:
Special Use
Additional Business
1. City Council Action Updates:
PZC 2019-23 The United City of Yorkville, petitioner, has filed an application with the United City
of Yorkville, Kendall County, Illinois, requesting a Text Amendment to Title 10, Chapter 6,
Permitted and Special Uses (Zoning Ordinance) of the Yorkville Municipal Code, regulating the
zoning of adult-use cannabis business establishments, specifically the time, place, manner, number
and minimum distance limitations between such uses and locations the City deems sensitive such as
existing schools, parks, religious institutions and residential land uses.
City Council Action:
Approved
PZC 2019-26 David Schultz on behalf of Kendall Holdings I, LLC, petitioner, is seeking final plat
approval for Unit 1 of the Kendall Marketplace Commercial Development. The property to be
platted includes an approximate 37.77-acre site consisting of ten (10) new commercial lots located at
the northwest corner of US Route 34 and Cannonball Trail.
City Council Action:
Approved
Adjournment
Page 1 of 3
DRAFT
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, November 13, 2019 7:00pm
Meeting Called to Order
Chairman Jeff Olson called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call:
Don Marcum-yes, Greg Millen-yes, Jeff Olson-yes, Richard Vinyard-yes, Danny
Williams-yes, Rusty Hyett (arr. 7:03pm)
Absent: Deborah Horaz
City Staff
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner
Other Guests
Christine Vitosh, Vitosh Reporting Service Dave Schultz, HR Green
Lynn Dubajic, City Consultant Hailey Clark, Roadhouse 47
Chantelle Tripp, Roadhouse 47 Lauren Carter, Roadhouse 47
Mike Dubasic, Briarwood Douglas Reed, Windett Ridge
Katie Finlon, Kendall County Record
John P. Cooney, Yorkville Holdings & Roadhouse 47
Kevin Delaney, Delaney's Greenhouse
Previous Meeting Minutes October 9, 2019
The minutes were approved as presented on a motion and second by Commissioners
Vinyard and Williams, respectively.
Roll call: Marcum-yes, Millen-yes, Olson-yes, Vinyard-yes, Williams-yes. Carried 5-0.
Citizen’s Comments None
Public Hearings
Chairman Olson explained the procedure for the Hearing and swore in those who would
give testimony. At approximately 7:03pm a motion was made and seconded by Mr.
Vinyard and Mr. Williams, respectively, to open the Hearing.
Roll call: Marcum-yes, Millen-yes, Olson-yes, Vinyard-yes, Williams-yes. Carried 5-0.
Chairman Olson read the Public Hearing as follows:
1. PZC 2019-23 The United City of Yorkville, petitioner, has filed an application
with the United City of Yorkville, Kendall County, Illinois, requesting a Text
Page 2 of 3
Amendment to Title 10, Chapter 6, Permitted and Special Uses (Zoning Ordinance) of
the Yorkville Municipal Code, regulating the zoning of adult-use cannabis business
establishments, specifically the time, place, manner, number and minimum distance
limitations between such uses and locations the City deems sensitive such as existing
schools, parks, religious institutions and residential land uses.
(See Court Reporter Transcript)
The Hearings were closed at approximately 7:37pm on a motion by Mr. Vinyard and
second by Mr. Williams.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Hyett-yes, Marcum-yes.
Carried 6-0.
Unfinished Business None
New Business
Chairman Olson requested to move PZC 2019-26 ahead of PZC 2019-23. Approved on a
unanimous voice vote.
(out of order)
2. PZC 2019-26 David Schultz on behalf of Kendall Holdings I, LLC, petitioner, is
seeking final plat approval for Unit 1 of the Kendall Marketplace Commercial
Development. The property to be platted includes an approximate 37.77-acre site
consisting of ten (10) new commercial lots located at the northwest corner of US
Route 34 and Cannonball Trail.
Mr. Engberg said the petitioner is seeking a replat of 10 lots on a 37-acre site. The site is
currently divided into 2 lots and is being replatted since smaller lots are more marketable
in this economy. Staff is OK with this request.
Action Item
Final Plat
It was moved and seconded by Commissioners Williams and Vinyard, respectively, to
approve the request. Motion read by Mr. Vinyard: In consideration of the proposed
Final Plat of Subdivision of Kendall Marketplace Unit 1, the Planning and Zoning
Commission recommends approval of the plats to the City Council as presented by the
Petitioner in plans prepared by HR Green dated last revised 10-30-19, subject to review
comments provided by the City Engineer, EEI, Inc. dated October 8, 2019 and November
1, 2019.
Roll call: Olson-yes, Vinyard-yes, Williams-yes, Hyett-yes, Marcum-yes, Millen-yes.
Carried 6-0.
1. PZC 2019-23 Text Amendment/Cannabis (see full description under Public
Hearing)
The Commissioners voiced their opinions on this matter. Mr. Marcum said he supports
business, but dislikes the revenue generated from questionable businesses. He would not
like to see this type of business come to Yorkville and he said he believes the product is
much more potent than previously. He approves of the sign portion, however, he said he
Page 3 of 3
disapproves of all other aspects. He personally knows people who were adversely
affected by usage and believes people have difficulty accepting responsibility in this era.
Mr. Olson said he spoke with about 40 people and most agreed with Mr. Marcum's
opinions, however, some were enthusiastic about the health benefits. He said that since
the State has made it legal, users will go to the next town if they can't purchase it in
Yorkville. He said Colorado makes more arrests for DUI.
Commissioner Vinyard said he agreed with Mr. Marcum. He said the staff provided a
very detailed report, but said the State or local government should not oppose the federal
government. Since it will be legal, he feels it is more prudent to have it regulated. In his
career, he sees far more issues with alcohol. He added that the Commission is tasked
with consideration of the zoning regardless of personal feelings.
Mr. Millen also spoke with several people and he believes it is an issue of responsibility.
He added that research shows a difference between the effects of liquor and cannabis.
He said thousands die due to alcohol abuse, but it is harder to overdose on cannabis. One
person he spoke with said they would rather see it regulated and another indicated that if
it's legal, it becomes less cool.
Action Item
Text Amendment
Chairman Olson entertained a motion for approval for PZC 2019-23 regarding adult use
of cannabis. So moved by Mr. Vinyard and seconded by Mr. Williams. Mr. Williams
read the motion as follows: In consideration of testimony presented during a Public
Hearing on November 13, 2019, 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 October 15, 2019.
Roll call: Vinyard-yes, Williams-yes, Hyett-yes, Marcum-no, Millen-yes, Olson-yes.
Carried 5-1.
Additional Business
1. Planning Training Series: Urban Design Principles for Plan Commissioners
Ms. Noble and Mr. Engberg provided this training with a Power Point presentation. They
said planning and designing both deal with shaping the community. Slides were shown
regarding public spaces, streets, transportation systems, landscaping, open space and
more and they discussed how some of these are changing due to ride-sharing and pick-up
options. Also noted was autism and how it could affect signage, etc.
2. City Council Action Updates:
a) PZC 2019-09 Streetscape Master Plan and Form-Based Code approved.
b) PZC 2019-24 SEAL Special Use permit approved.
Adjournment
There was no further business and the meeting was adjourned at 8:37pm on a motion by
Mr. Vinyard and second by Mr. Williams.
Respectfully submitted by Marlys Young, Minute Taker
PZC - Public Hearing - November 13, 2019
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1
2
3
4
5 UNITED CITY OF YORKVILLE
6 YORKVILLE, ILLINOIS
7
8
9 PLANNING AND ZONING COMMISSION
10 PUBLIC HEARING
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12
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16 800 Game Farm Road
17 Yorkville, Illinois
18 '.
19
20
21 Wednesday, November 13, 2019
22 7 : 00 p .m.
23 ,
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PZC - Public Hearing - November 13, 2019
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1 PRESENT :
2 Mr . Jeff Olson, Chairman,
3 Mr . Donald Marcum,
4 Mr . Richard Vinyard,
5 Mr . Danny Williams ,
6 Mr . Rusty Hyett,
7 Mr . Greg Millen .
8
9 ALSO PRESENT :
10 Ms . Krysti Barksdale-Noble, Community
11 , Development Director;
12 Mr . Jason Engberg, Senior Planner;
13 Ms . Marlys Young, Minute Taker .
14 '
15 .
16
17
18 .
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21
22
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24 .
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1 WHEREUPON, the following
2 proceedings were in
3 public hearing : )
4 CHAIRMAN OLSON : There is one public
5 hearing scheduled for tonight ' s Planning and
6 Zoning Commission meeting . The purpose of this
7 , hearing is to invite testimony from members of
the public regarding the proposed request that
9 is being considered before this commission
10 tonight .
11 Public testimony from persons
12 present who wish to speak may be for or may be
13 against the request, or to ask questions of the
14 petitioner regarding the request being heard.
15 Those persons wishing to testify
16 tonight are asked to speak clearly, one at a
171 time, state your name, who you represent . You
18 are also asked to sign in at the podium up
19 there .
20 If you plan to speak during
21 tonight ' s public hearing as a petitioner or as a
22 member of the public, please stand now, raise
23 your right hand, and repeat after me .
24 Witnesses sworn . )
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1 ' CHAIRMAN OLSON : The order for receiving
2 testimony tonight during the public hearing will
3 be as follows : The petitioner, which is the
4 , City, will make a presentation, we will then have
5 those who wish to speak in favor of the request
6 speak, and we will then have those who wish to
7 speak in opposition of the request, followed
8 finally by those who wish to have any -- make any
9 questions of Krysti .
10 So to get started, may I have a
11 motion to open the public hearing on Petition
12 number PZC 2019-23, text amendment to Yorkville
13 ; Municipal Code, Adult Use Cannabis?
14 MR. VINYARD: So moved .
15 MR. WILLIAMS : Second.
16 ' CHAIRMAN OLSON : Roll call vote on the
17 motion, please .
18 MS . YOUNG: Yes . Marcum.
19 , MR. MARCUM: Yes .
20 MS . YOUNG: Millen .
21 MR. MILLEN : Yes .
221 MS . YOUNG: Olson.
23 CHAIRMAN OLSON : Yes .
24 MS . YOUNG: Vinyard.
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1 MR. VINYARD: Yes .
2 MS . YOUNG : Williams .
3 MR . WILLIAMS : Yes .
4 CHAIRMAN OLSON : All right . The public
5 hearing up for discussion tonight is PZC 2019-23 ,
6 United City of Yorkville, petitioner, has filed
7 an application with the United City of Yorkville,
8 Kendall County, Illinois, requesting a text
9 amendment to Title 10 , Chapter 6, Permitted and
10 Special Use of the Yorkville Municipal Code,
11 regulating the zoning of adult use cannabis
12 business establishments, specifically, the time,
13 place, manner, number and minimum distance
14 limitations between such uses and locations the
15 City deems sensitive, such as existing schools,
16 parks, religious institutions , and residential
17 ' land uses .
18 , Krysti, would you please present on
19 ' PZC 2019-23?
20 MS . NOBLE : Good evening, everyone . As
21 you mentioned, we are doing adult cannabis
22 , regulations . This is a text amendment to our
23 ' existing zoning ordinance, so I am going to give
24 you a little background on our medical cannabis
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1 ; regulations .
2 So currently the City ' s Zoning
3 Ordinance has regulations which allow medical
4 , cannabis cultivation and medical cannabis
51 dispensaries .
6 They are special uses in our
7 manufacturing district, the M-1 District, and
8 ' they have established setbacks, so setbacks from
911 pre-existing preschools, elementary, secondary,
10 daycare centers, public parks , religious
11institutions have been established, and they are
I
12 ; 2500 feet for cultivation centers and a thousand
131 feet for dispensaries .
14 This was done in 2014 in response to
15 , the state ' s what ' s called Compassionate Care Act,
161
which allows for the medical use of cannabis .
17 We felt that these regulations were
i
18I, appropriate at the time and we have not addressed
19them since, but the current Zoning Ordinance does
20 not address recreational cannabis businesses that
21H have been by state statute allowed in
22 municipalities throughout Illinois, and they go
23 into effect in January, so we will go on to the
241 next slide and we will talk a little bit more
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11 about that .
2 So the Act as we refer to is called
31 the Cannabis Regulation Act, and this Act was
4I passed in June of this year and it made legal
5 recreational use of cannabis by adults, and those
6 are age 21 and older .
7 The effective date of the passage of
8 this legislation is January 1st, so we only had
9 six months in that interim to familiarize
101 ourselves with the final version of the law and
11 then in effect put forward recommendations on how
12 we would regulate these issues to not only deal
13 '' with the zoning aspect of it, there are other
14 aspects of this -- passage of this Act that are
151 affected in other ways, but we are only
16discussing the zoning of it .
17The reason why we have to address
18 this, and we have to address it prior to the
191 January 1 date, the effectiveness of -- the
20 ; effective date of this Act, is because right now,
21 ! as I mentioned, we don ' t have a retail dispensary
22 component of it identified in our Zoning
23 Ordinance .
24 With that being said, there are some
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1 of the opinion that if January 1 comes and we
2 don ' t have it identified, these uses can then
3 locate in existing business zonings as a
4 ' permitted outright use and without regulation
51 from the municipality.
6 So the Act established that
7 municipalities can regulate these types of uses ,
8 and there are six categories that are identified
9 as cannabis businesses, and you can read it on
10 , the slide .
11 There are craft growers, there are
12 ' processors, cultivation centers, dispensaries,
13 ' infusers and transporters, and I will talk a
14i little bit more about those as we go along .
15 So as we mentioned in the opening,
16 the municipalities have the ability to do two
17 things : One, we can outright prohibit these
18 types of uses in our city limits or we can allow
191 them and then regulate them, and the way that we
20 would regulate them as established by the Act is
21 through the place, so where would they be able to
22 locate, what zoning district, the times , so that
23 has to do with their hours of operation, the
24 manner, which would take into consideration how
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1 they operate, their standards for operation, the
2 number, we can limit the types and the number of
3 uses within the community, and then we can
4 establish minimum distance between cannabis uses
5 and those uses I mentioned earlier that the City
6 may seem to feel are sensitive in regards to the
7 land use compatibility, so those again would be
8 schools, parks, religious institutions, and
9 residential land uses . Next slide, please .
10 So this is what we are proposing .
11 , I 'm sorry that came out a little light, but it ' s
12 also in your packet . In regards to place, the
13 City has established kind of a proposal that
14 , would allow all six types of identified cannabis
15 businesses to exist in Yorkville, but as a
16 special use, and the special use is a use that
17requires extra care and extra review by the
18 ' committee that ' s before you tonight, as well as
19 the City Council, so they would have a public
20 hearing, there would be a notification process,
21 and then you would have the opportunity to voice
22 your opinion before a decision is made .
23 We are proposing, though, that there
24 is only one -- a maximum of one use per category,
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1 so maximum uses of adult cannabis businesses
2 would be six within Yorkville, if we got all six
3 categories permitted through licensing .
4 The special uses would be for the
5 craft grower in the Ag District, as well as the
6 cultivation center in the Ag District; the
7 dispensary, which is your retail component, and
8 the infuser would be a special use in the
9 B-3 District -- and we will explain a little bit
10 more about which each of these uses pertain to --
11 and then all the uses would be special uses in
12 ' the M-1, M-2 zoning district .
13 So just to give you a little bit of
14 information, a craft grower is one that grows the
15 cannabis on the site, and then they can cultivate
16 it, cure it, package it, and then they would send
17 it off to the locations that would either do the
18 infusion or the dispensary .
191 The cultivation center is a larger
20 form of a grower, so they would do more
21 agriculture-type uses, they would cultivate,
22 process, transport it as well .
23 The adult use dispensary is more of
24 your retail component, so they would be the ones
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1 that would be selling and dispensing the
2 cannabis .
3 The infuser is an operation where
4 they take the cannabis from either the craft
5 grower or the cultivation center and they will
6 infuse it in products .
7 Then you have the processor . They
8 would also extract and then concentrate the
9 cannabis into different forms , and then you have
10 the transporter and they are the ones that are
11 authorized to mobilize the different
12 ! transportation modes to get the product to
13 different locations . So next slide .
14 ' So when we speak of time, we can
15 regulate the hours of operation. We have
16 modified the hours of operation from what the
17 state has required. The state gives them from 10
18 to 10 ; the City is proposing during the weekdays
19 and Saturday, 10 : 00 a .m. to 8 : 00 p .m. operation
20 , time, and then on Sundays, noon to five .
21 Further regulations have to do with
22 the operation standards, so we have a couple
23 regulations that were added that are not in the
24 state ' s regulations, and one would be we would
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1 prohibit on-premise consumption, so in none of
2 those six categories can you consume the product
3 on-site .
4 Signage, we decided to limit the
5 manner that these types of uses advertise,
6 particularly the dispensary, so dispensaries are
7 limited to one wall-mounted business sign . There
8 , is no electronic message board signs and there
9 can be no imagery of leaves or smoking or
10 paraphernalia, and that ' s consistent with the
11 state ' s regulations as well .
12 There is an application that ' s
13 required to be submitted as part of the special
14 use, and I will identify ownership, floor plans ,
15 security protocols and business plan, and then we
16 have established special standards for special
17 uses that respond to the impact of the use, the
18 suitability of the use, and if there is adequate
19 security and storage .
20 ' And finally we have decided -- I
21 have not seen this in other communities, but it
22 has been discussed, so we have decided to
23 restrict e-commerce delivery services and
24 drive-throughs for dispensaries .
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1 And now we get to the distance of
21 the measurements . For the adult cannabis
3 , cultivation center, we are proposing that these
4 can be located no closer than 500 feet of any
5 property line for the mentioned sensitive land
6 uses, but this does not include commercial trade
7 schools, which typically locate in our
8 manufacturing district .
9 They also may not be within 250
10 feet of a residential land use, and they cannot
I1 conduct any sales or distribution at their site .
12 The dispensary, this is more the
13 commercial land use, this may not be located
14 within 500 feet of a pre-existing public school ,
15 ° nursery school, et cetera . It may not also be
16 located within 250 feet of a pre-existing
17 residential land use .
18 There is a maximum gross floor area
19 that we are recommending of 5 , 000 square feet,
20 and then, per the state act, it has to have at
21 least 75 percent of that floor area dedicated to
22 the dispensary.
23 The infuser has similar criteria,
24 again, 500 feet from those schools and parks and
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1 ' religious institutions, 250 feet from
2 pre-existing residential land uses, and then it
3 also has a maximum capacity of 75 percent of
4 floor -- well, at least 75 percent of floor area
5 dedicated to the infusing organization .
6 It can also allow for co-location of
7 . a dispensary and a craft grower in the same
8 location .
9Then we have the processing
10 organization, buffer of 500 feet from the schools
11 and parks, then there is 250 feet from the
12 property line for residential purposes, again, at
13 least 75 percent of the floor area is dedicated
14 to the activities . They cannot sell, though, or
15 distribute at this location .
16 And the final one is the
17 transporting . This, again, has a 500 foot buffer
18 as well as 250 foot buffer for residential , and
19 the transporting has to be the sole operation in
20 that tenant space, so it cannot conduct any other
21 uses within that tenant space but those allowed
22 by the Act .
23 And then finally, for our research,
24 in addition to looking at what the Illinois
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1 Municipal League recommended as criteria for
2 zoning, we also look to our neighbors to see
3 what they are doing, and this, our table, kind of
4 shows you what our neighbors are contemplating .
5 Kendall County has permitted these
6 types of uses, and they will be special uses as
well in their Manufacturing Business District .
8 They do not allow on-site consumption .
9 . Oswego has permitted them, but they
10 ' do have a minimum of 200 -- I 'm sorry, a minimum
11 of 200 feet for schools . We are proposing 500
12 for schools and 250 for residential .
13 Montgomery -- some of these
14 communities , again, they are still in the
15 proposal phase, so if I give you information,
16 it ' s where they were when we contacted them, if
17 they have not approved it .
18 Montgomery is -- has permitted it .
19 They are looking at a minimum distance -- they
20 haven ' t permitted it, rather, it is in
21 consideration, and they are looking at a minimum
22 distance from additional land uses to be
23 discussed .
24 Sugar Grove has prohibited, Plano is
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1 undecided, Naperville has prohibited, Plainfield
2 has prohibited, and Lombard has also permitted
3 them.
4 The reason why I added Lombard even
5 though they are not a neighboring community is
6 because they have offered no buffers for any of
7 the adjoining land uses , so a dispensary could
8 locate adjacent to residential .
9 So if you have any questions , our
10 staff has provided in your packet some
I1 information on maps, although we are proposing a
12 500 foot buffer from schools, parks , religious
13 institutions , and 250 residential, we provided
14 you maps to show 500 foot buffers, 1 , 000 foot
15 buffer, 2500 foot buffer as well .
16 We also have a map on the table
17 that ' s showing all of the land uses where these
18 types of different cannabis businesses can
19 locate, as well as there is an article in here
20 , that I provided that talks about what plan
21 commissioners should look for in an ordinance
22 that regulates municipal ability for cannabis
23 sales in their jurisdiction .
24 So if you have any questions, staff
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1 is available to answer them, hopefully in more
2 detail if needed .
3 CHAIRMAN OLSON : Who wants to start?
4 All right . Firstly, is there anyone who wishes
5 to speak in favor of the proposed request? Go
6 ahead, sir . When you get up there, please state
7 your name and if you represent anyone .
8 KEVIN DELANEY,
9 having been first duly sworn, testified from the
10 podium as follows :
11 MR. DELANEY : Sure . Hi . My name is
12 Kevin Delaney. I am representing Green Valley
13 Dispensary. I am a lifetime resident of Kendall
14 County .
15 I own a greenhouse just on the south
16 side of Kendall County out in the country and we
17 own a greenhouse construction business .
18 I want to thank you guys for
19 discussing this . It ' s a very controversial
20 topic . We appreciate Yorkville as a city for
21 allowing this .
22 We will be applying for a dispensary
23 in the city of Yorkville and I believe that a lot
24 of your setbacks and everything are very on
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1 point .
2 I want to say that your 250 and
3 500 feet really sticks with what we believe in.
4 We don ' t want this so restricted that it
5 prohibits anybody from putting it in a proper
6 place, and we agree with your B-3 special use .
7 I do agree with the 250 foot from
8 residential because you don ' t want this in
9 somebody ' s backyard, but you do want it close
10 enough to where it doesn ' t prohibit completely.
11 Obviously we all know cannabis is
12 already in our community, Illinois allowed it .
13 It ' s a good thing that the dispensary will bring
14 revenue . It should add an additional 70 , 000 to
15 the city in tax revenue, and it is a good thing
16 because this is going to be a safe product now
17 that it ' s regulated instead of on the black
18 market .
19 In order to keep a safe distance, we
20 agree with your 250, 500 . Keep this away from
21 children . Obviously it ' s a 21-and-over product,
22 just like alcohol . Only people 21 and over may
23 enter the dispensary.
24 I like your idea on signage,
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1 allowing visual signage on the -- on the
2 building, but not out in the open promoting to
3 children . I believe that ' s all I ' ve got .
4 CHAIRMAN OLSON: Thank you .
5 MR. DELANEY: Thanks a lot .
6 CHAIRMAN OLSON: Yes, sir . Go ahead,
7 sir . Yep .
8 JOHN COONEY,
9 having been first duly sworn, testified from the
10 podium as follows :
11 MR. COONEY : Good afternoon, or evening
12 I guess . My name is John Cooney . I am with
13 Yorkville Holdings . We own the strip center on
14 the south side right at the intersection of 71
15 and 47 , Fountain Valley, Fountainview?
16 MS . DUBAJIC : Fountainview.
17 MR. COONEY : We acquired that in
18 October . I am also one of the part owners of the
19 Roadhouse Route 47 , which is the tavern or bar
20 that is there .
21 We are in agreement with the
22 majority of what the previous speaker had to
23 say . The reason, one of the reasons , why we
24 need a vote from this body today is to move it
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1 on over to the City Council because all the
2 applications for the dispensaries are due by
3 January 1 , 2020, and they would like to -- we
4 would like to identify Yorkville as one of the
5 cities that they want to move into .
6 We have been in discussions with two
7 separate dispensaries who are interested in
8 , this -- our property, which falls within the 250
9 for residential .
10 Each of these facilities are
I1 governed by separate rules and regulations set up
12 by the Illinois Department of Professional and
13 Financial Responsibility Department that have
14 security systems that are tied to the state
15 , police .
16i Each of the facilities that are --
17 ' the primary one that is going to do a dispensary
18 at our location will have a triple camera
91 security system, you have a built-in safe inside,
20 which is going to be a cinder block or a metal,
21 steel mesh safes .
22 ' You ' re going to have a separate
23 entrance that would have gates around, there so
24 the van pulling in or the truck pulling in with
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1 ! the cannabis and/or money leaving would be gated,
2 so there would be no means to have any issues
3 with that .
4 Each of the people coming in will be
5 cameraed (sic) , their ID ' s checked, recorded,
6 ' submitted to a state database, so that they can
7 ' check on it . You will have a guard checking them
8 in, guard checking them out .
9 We will have residents working there
101 as well as our staff -- or the staff of our
11 11 tenant would be working there .
12 The zero lot line I think would be
13 more accommodating, it would increase the number
14 of potential sites , including the one that I
15 , happen to be a partial owner of.
16 We have been in Yorkville, each of
17 these members, Steve Freeman, Jay Marcum, myself,
18 I ' ve been here investing in the land here since
19 2013 .
20 , They have -- We ' ve opened up
21 Roadhouse, we are participants in owning the land
22 where Yorkville Bowl was , hopefully that will
23 happen again soon .
24 The issue of whether this would have
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1 any effect on zero lot line being with children
2 or neighborhoods is relatively non-problematic in
3 our opinion since it is very similar to a liquor
4 store, a bar, you have zero lot lines, tobacco
5 stores, with one advantage : Ours is secure .
6 It ' s going to be more secure than a bank.
7 The cameras will be shared with the
8 local police, so if they want to look at that ,
9 , they can go in there and look at any of our
10 cameras any time of the day.
I1 There is no loitering allowed.
12 We ' ve already established a provision at
13 Roadhouse that there will be no cannabis
14 consumption on our premises, they will be
15 escorted off our premises if there is, so that
16 there is no worry about consumption .
17 So we would be in favor of passing
18 it as drafted with the 250 setback with -- if at
19 all possible with directions that the board could
20look at it as to going to down to zero lot line .
21 Do you have any questions?
22 , No response . )
23 MR. COONEY : Thank you.
24 CHAIRMAN OLSON : Is there anyone else
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1 who wishes to speak in favor of the request?
2 No response . )
3 CHAIRMAN OLSON : Is there anyone present
4 who wishes to speak in opposition to the
5 request?
6 No response . )
7 CHAIRMAN OLSON : Are there any
8 questioners -- or questions from Commissioners
9 for Krysti right now? Where do we begin?
10 I had sent Krysti a long email with
11 a bunch of questions that I felt were pertinent,
12 so I jumped the gun and got answers in front of
13 tonight, so I figured I would share a couple of
14 them and maybe that will answer some questions we
15 have, right?
16 Our ordinance doesn ' t mention if
17 cannabis can be used in public . Illinois law
18 says that it can ' t be, but what if Illinois law
19 changes down the road, and then Krysti said that
20 actually the City is working on that .
21 MS . NOBLE : Correct . So there is a
22 different section as I mentioned that other
23 departments are working on, there is the
24 employment section side and then there is the
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1police enforcement section side .
2 So these types of uses will be
3 enforced through our adjudication process , so if
4 there is any infraction, you will get a citation
5 via a ticket and you have to show up here . The
6 fine is up to $750, but we are being compliant
7 with the state ' s Smoke-Free Act, which says that
8 you cannot smoke in public places .
9 CHAIRMAN OLSON : So none of the six
10 cannabis business establishment divisions will
11 have on-site consumption at all, correct?
12 MS . NOBLE : Correct .
13 CHAIRMAN OLSON : And then I -- you know,
141 I am completely ignorant as to the process , but
15 what I had read is that in the cannabis infusion
16 process, heavy scents , heavy smells , because
17 . you ' re -- you ' re -- I don ' t know what you call
18 it, you ' re distilling the material and that
19 creates a scent, and Krysti had responded that,
20 just like everything else, all zoning districts
21 in Yorkville are to the same performance
22 standards when it comes to noise, smoke, odors,
23 material, vibration, toxic, et cetera, so if it
24 got out of hand --
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1 MS . NOBLE : Then we can issue a ticket,
2 which would be a property maintenance violation,
3 again, the same penalty of up to $750 .
4 CHAIRMAN OLSON : The 500 feet and
5 250 feet limit I think is important . Those maps
6 that you put together are fantastic . Just
7 fantastic . I don ' t know if you -- Let ' s see
8 here .
9 Does everyone understand these maps?
10 What they did was they took the different zoning
11 districts , colored them with -- Is that green or
12 yellow?
13 MR. ENGBERG : Both .
14 CHAIRMAN OLSON : Bit of both?
15 MS . NOBLE : Chartreuse .
16 CHAIRMAN OLSON : All right . And then
17 went to the religious institutions, schools, et
18 cetera, and put buffer zones around, right, and
19 crossed out what would not -- what overlapped .
20 MS . NOBLE : Correct .
21 CHAIRMAN OLSON: So if we ' re looking on
22 the first map, the dispensary slash cultivation
23 permitted location, the 500 foot buffer, you can
24 see that in real practice, all right?
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1 The dispensary locations would be in
2 the -- you know, from the undeveloped land
3 currently on the north side of 34 , east of 47 .
4 It would be in Kendall Marketplace in the outlots
5 where it ' s not currently developed. It would not
6 likely be in the Wrigley property, but it would
7 be permitted there .
8 ; To the north, most of the
9 subdivisions around -- or most of the area around
10 Bristol Bay, on both sides of the road, would be
11 permitted, and then once you come out towards the
12 southwest portion of town, you ' re down 71 , you
13 are five, ten miles outside of town before you
14 start hitting some of those areas, which makes
15 sense for cultivation facilities out there .
16 Conversely, if you flip the page and
17 look on the next map, if you take that from a 500
18 foot buffer down to a 2500 foot buffer, you
19 really limit where these places can be at all .
20 You might as well just prohibit it outright
21because you have eliminated, you know, 99 percent
22 of the usable land in the city limits, so I would
23 ' think if we were to go to permitting it, we can
24 ' maybe go to prohibiting it, but if we were to go
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1 to permitting it, 2500 feet is not the answer
2 because we might as well just prohibit it
3 anyways .
4 So where is the sweet spot, right?
5 There is personally to me, in my opinion, areas
6 on the 500 foot buffer that I wouldn ' t like to
7 ; see this .
8 If you look at the 1, 000 foot
9 buffer, which is I think the third one, that
10 further limits it from the 500 foot buffer, but
11 , kind of keeps the same area, you have a smaller
12 area of Kendall Marketplace, so why bother, you
13 have a smaller area in Yorkville Crossings, so
14 why bother . Maybe it doesn ' t do any good to go
15 from that 500 foot to that thousand.
16 And then the last map is the -- why
17 is this one different?
18 MS . NOBLE : 500 and 250 for
19 residential .
20 CHAIRMAN OLSON : Okay . So 250 for
21 residential . Yeah, it ' s not a noticeable change
22 except that it adds area right around 47 and 34 ,
23 and, in my opinion, the central corridors of
24 town, I really don ' t want to see it there if it
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1 is a permitted use, but we can' t get away from
2 Yorkville Crossing and we can ' t get away from
3 portions of Kendall Marketplace .
4 Thoughts on the distance?
5 ' MR. ENGBERG: I actually have one quick
6 note, too, on these maps , and there is a little
7 disclaimer to note . A lot of that area to the
8 north are existing developments and they are
9 labeled on the map, so any development up there
10 or any change would require a PUD agreement
I1 , amendment or annexation agreement amendment or
12 ' require new platting and all that, so it would go
13 over lots of review and things would actually
14 have to change .
15 Those are just up there because
16 right now there are no uses there, it ' s
17 agriculture , so they were left open, but a lot of
18 that area, depending on development, could
19 change .
20 CHAIRMAN OLSON: So that 500 foot, 250
21 foot buffer came from some guidance given by the
22 , Illinois Municipal League, correct?
23 MS . NOBLE : Correct .
24 . CHAIRMAN OLSON : As to some
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1 recommendations as to what other municipalities
2 ' are doing as far as this permitted use, so it ' s
31 good info .
41 MS . NOBLE : In addition to that, it ' s
5 also important to note that the state
6 establishes a buffer for when you change, you
7 know, zoning or there is a variance requested,
8 and that buffer is 250 feet because they feel
9 that ' s the buffer area of the most impacted
10 properties seeing a change in land use .
I1 Well, the City goes a little bit
12 further and we do a 500 foot buffer, so that
13 notifies you of any change that happens within
14 500 foot of your property, so that ' s where you
15 get the 250 and the 500 for the request buffers ,
16 to be consistent with the state as well as our
17 current ordinances .
18CHAIRMAN OLSON : The -- I had asked her
19 a question about the hours of operation . I mean,
20 if you ' re going to permit this to exist, maybe
21 I 'm being naive, but I personally don ' t believe
22 that if -- if they want to be open until 10 : 00 at
23 night, they should be able to open until 10 : 00 at
24 night .
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1 I don ' t know why we would restrict
2 their hours, unless they are obtrusive by nature
3 and you would want to restrict their hours , and
4 if that ' s the case, I don ' t want them in town, so
5 I 'm not sure quite sure why we would restrict
6 their hours , but it ' s something we are able to do
7 per state law, correct?
8 MS . NOBLE : Correct . And we are only
9 restricting by two hours .
10 CHAIRMAN OLSON : Right . One of the most
11 important things, which Mr . Delaney brought up,
12 ' is prohibiting of electronic message boards and
13 ' imagery on the signs I thought was super smart,
14 right?
15 That would be the icing, no matter
16 ; what, if they' re selling breakfast food or
17 ' they' re selling burgers at McDonald ' s, that --
18 flashy signs I don ' t want to see, so that was
19 smart . That was really smart to pick that up .
0
20 ! And then I had some questions about
21 the restrictions on e-commerce and delivery .
22 Is that to avoid having material delivered to
23 minors , at a house, or is there another reason
24 for that?
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1 MS . NOBLE : So there is a couple of
2 thoughts that came up . From a planning side, we
3 wanted to not have that advertisement throughout
4 our community.
5 There are services right now in
6 other communities and other states that allow
7 that would add these e-delivery services, but
8 also there is a public safety --
9 CHAIRMAN OLSON: Kind of like a grubhub
10 for --
11 MS . NOBLE : Kind of like a grubhub or a
12 doordash where you order online and they deliver
13 it to your home .
14 CHAIRMAN OLSON : They should do both, I
15 hear that ' s a thing .
16 MS . NOBLE : So there is some
17 complications there . Again, there is a maximum
18 amount that any individual can have on-hand at a
19 time, so we don ' t know if that would create any
20 issues with violation of the state, it ' s 30 grams
21 per individual .
22 Secondly, we thought it would curb
23 any public safety concerns because these -- this
24 is still cash only, we didn ' t know if there would
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1 be an issue with these being targeted by
2 individuals because they are carrying a large
3 amount as well as cash, so we felt we didn ' t want
4 that added issue .
5 CHAIRMAN OLSON: So the transporting and
6 system operation would not be affected by --
7 MS . NOBLE : Correct .
8 CHAIRMAN OLSON : -- not having
9 e-commerce, because all they are essentially is a
10 middleman going from a grower to a dispensary .
I1 MS . NOBLE : Correct . Exactly.
12 CHAIRMAN OLSON : Okay . You have to have
13 a license to do that .
14 MS . NOBLE : Correct, and they are going
15 '' to sites that are licensed and not to individual
16homes .
17 CHAIRMAN OLSON: Okay . And let me -- I
18 think I know the answer to this, but I want to
19 reiterate, we are only currently going to allow
20 one of each of these different cannabis business
21 establishment uses in the city limits at this
22 time .
23 MS . NOBLE : That is the recommendation
24 from staff .
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1 CHAIRMAN OLSON : Okay. And when would
2 that change? What if we have seven dispensaries
3 show up and say they want to open a business?
4 MS . NOBLE : So the first --
5 CHAIRMAN OLSON : How do we choose that
6 Mr . Delaney is the guy that gets it?
7 MS . NOBLE : Well, that ' s why you have
8 , the special use process , so you see their
9 applications, you look at their business plan,
10 you look at the floor plan, you look at all of
11 these standards that Staff has established, but
12 also keep in mind that this first round of
13 licenses that are going to be approved in our
14 area, which is the Chicago, Naperville, Elgin
15 area, there is 47 licenses, the majority of those
16 ', are going to go to Cook County, which is where
17 Chicago is, and then we have other communities,
18 Aurora, that would be competing for those, so out
19 of those 47 , it ' s highly unlikely that we would
20 , get more than one here .
21 CHAIRMAN OLSON : Okay . What other
22 questions now that I have monopolized the time?
231 MR. WILLIAMS : I just have one to go
24 ', into a little further as you talked about, Jeff .
i
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1 ! For cultivation specifically, would that only be
2 allowed on-site of agricultural and manufacturing
3 districts? Excuse me .
4 ' MS . NOBLE : Correct . Yes .
5 CHAIRMAN OLSON : Inside a building?
6 MS . NOBLE : So you can. You can . And
7 right now we allow the cultivation centers for
8 ' medicinal cannabis to be allowed in the
9 manufacturing district .
10j Another thing about that is when we
11 talk about the setbacks for the agricultural land
12 uses, that 250 feet does not apply to homestead
13 ' on the agricultural land, so if you have a home
14 on your farm and you want to cultivate this, you
15 , don ' t have to worry about that 250 foot setback
16 for residential .
17 MR. VINYARD : Are we limiting hours of
18 operation for cultivation centers or just
19 '' dispensaries?
20 ' MS . NOBLE : Just dispensaries , yeah,
21 because we felt that that use was similar to
22 other uses that were in a regulated timeframe .
23 , CHAIRMAN OLSON : Like a Beatnik store or
24 something .
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1 MS . NOBLE : We don ' t -- we don ' t
2 regulate mostly retail uses, but we do regulate
3 adult uses, so like adult book stores that are
4 occurring in the city, and we do regulate service
5 ; hours for liquor, so we felt this would be a more
6 appropriate way of regulating the time .
7 MR. VINYARD : Does the state have any
8 regulations on the maximum quantity that a
9 dispensary can have on-site?
10 CHAIRMAN OLSON : I don' t see any.
11 MR. VINYARD : I don ' t find any, but --
2 ] MS . NOBLE : I don ' t think they have
13 maximum quantity, but the reason why they have
14 that 75 percent for the --
5 CHAIRMAN OLSON : Usage .
16 MS . NOBLE : -- the usage is because they
7i want to limit the quantity that you have for
18 storage, so you only have 25 percent of your
19 gross floor area for storage .
20 ' CHAIRMAN OLSON : I was ignorant to all
21 the security measures that were required for the
22 , dispensary.
23 MS . NOBLE : Yes . Yes .
24 CHAIRMAN OLSON : It ' s like Fort Knox
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1 compared to a liquor store around here .
2 MS . NOBLE : It is .
3 CHAIRMAN OLSON : Could be weird. What
4 else? Questions from anyone else?
5 No response . )
6 CHAIRMAN OLSON : All right . Since all
7 public testimony regarding this petition has been
8 taken, may I please have a motion to close the
9 taking of testimony in this public hearing?
10 MR. VINYARD : So moved.
11 MR. WILLIAMS : Second .
12 CHAIRMAN OLSON : Roll call vote on the
13 motion, please .
14 MS . YOUNG : Millen .
15 MR. MILLEN : Yes .
16 MS . YOUNG : Olson .
17 CHAIRMAN OLSON: Yes .
18 MS . YOUNG : Vinyard.
19 MR. VINYARD : Yes .
20 MS . YOUNG: Williams .
21 MR . WILLIAMS : Yes .
22 MS . YOUNG: Hyett .
23 MR. HYETT : Yes .
24 MS . YOUNG : And Marcum.
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1 MR. MARCUM: Yes .
2 CHAIRMAN OLSON : This is to close the
3 public hearing . So the public hearing portion of
4 tonight ' s meeting is closed .
5 Which were all the
6 , proceedings had in the
7 public hearing pouring
8 of the meeting . )
9 '
10
11
12
13 .
14
15
16
17
18
19 .
20
21
22
23 .
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1 STATE OF ILLINOIS )
SS .
2 COUNTY OF LASALLE )
3 I, Christine M. Vitosh, a Certified Shorthand
4 Reporter, do hereby certify that I transcribed
5 the proceedings had at the pubic hearing and that
6 the foregoing, Pages 1 through 38 , inclusive, is
7 a true, correct and complete computer-generated
8 transcript of the proceedings had at the time and
9 place aforesaid.
10 I further certify that my certificate annexed
11 hereto applies to the original transcript and
12 copies thereof, signed and certified under my
13 hand only. I assume no responsibility for the
14 accuracy of any reproduced copies not made under
15 my control or direction.
16 As certification thereof, I have hereunto set
17 my hand this 9th day of April, A. D . , 2019 .
18
19
20 ' Christine M. Vitosh, CSR
Illinois CSR No . 084-002883
21
22 .
23
24
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7:00[1]-1:22 agree[3]-18:6,18:7, avoid[1]-30:22
cameraed[1]-21:5
200[2]-15:10,15:11
18:20
cameras[2]-22:7,
2013[1]-21:19 22:10
2014[1]-6:14
8 agreement[3]-19:21, B Cannabis[2]-4:13,
28:10,28:11
2019[z]-1:21,38:17 7:3
agricultural[3]-34:2,
2019-23[3]-4:12,5:5, 800[1]-1:16 B-3[2]-10:9,18:6 cannabis[27]-5:11,
5:19 8:00[1]-11:19
34:11,34:13
agriculture[2]-
background[1]-5:24 5:21,5:24,6:4,6:16,
2020[1]-20:3 backyard[1]-18:9 6:20,7:5,8:9,9:4,
10:21,28:17
21[2]-7:6,18:22 9 bank[1]-22:6 9:14,10:1,10:15,
agriculture-type[1]-
11:2,11:4,11:9,21-and-over[1]-
10:21 bar[2]-19:19,22:4
18:21 Barksdale[1]-2:10 13:2,16:18,16:22,
99[1]-26:21 ahead[2]-17:6,19:6
18:11,21:1,22:13,25[1]-35:18 Barksdale-Noble[11-9th[1]-38:17 alcohol[11-18:22 23:17,24:10,24:15,250[20]-13:9, 13:16, 2:10allow[e]-6:3,8:18,
14:1, 14:11, 14:18, Bay[1]-26:10 32:20,34:8
15:12,16:13,18:2,A 9:14,14:6, 15:8,
Beatnik[11-34:23 cannot[a]-13:10,
31:6,32:19,34:7 14:14, 14:20,24:818:7,18:20,20:8,
allowed[s1-6:21,begin[1]-23:9
22:18,25:5,27:18, A.D[11-38:1714:21,18:12,22:11, between[2]-5:14,9:4 capacity[1]-14:3
27:20,28:20,29:8, a.m[1]-11:19 34:2,34:8 bit[5]-6:24,8:14,Care[1]-6:15
29:15,34:12,34:15 ability[2]-8:16,16:22 allowing[2]-17:21,10:9,10:13,29:11 care[1]-9:17
2500[a]-6:12, 16:15, able[3]-8:21,29:23, 19:1 Bit[1]-25:14 carrying[1]-32:2
26:18,27:1 30:6 allows[1]-6:16 black[1]-18:17 case[1]-30:4
accommodating[11- block[1]-20:20 cash[2]-31:24,32:3
ALSO[1]-2:9
categories[31-8:8,fe321:13 amendment[5]-4:12, board[2]-12:8,22:19 cag
accuracy[1]-38:14 boards[1]-30:12 10:3,12:2
5:9,5:22,28:11
30[1]-31:20 acquired[1]-19:17 amount[2]-31:18, body[1]-19:24 category[1]-9:24
act[1]-13:20 book[1]-35:3 center[5]-10:6,
34[2]-26:3,27:22 32:3
10:19, 11:5,13:3,
38[1]-38:6 Act[10]-6:15,7:2,AND[1]-1:9 bother[2]-27:12,
7:3,7:14,7:20,8:6,27:14 19:13
annexation[11-28:11
4 8:20,14:22,24:7 annexed[1]-38:10 Bowl[1]-21:22 centers[5]-6:10,
activities[1]-14:14 breakfast[1]-30:16 6:12,8:12,34:7,
answer[4] 17:1,
34:18
add[2]-18:14,31:7 23:14,27:1,32:18 bring[1]-18:13
47[6]-19:15, 19:19, added[3]-11:23, Bristol[1]-26:10 central[11-27:23
answers[1]-23:12
26:3,27:22,33:15, 16:4,32:4 anyways[1]-27:3 brought[1]-30:11
certificate[1]-38:10
33:19 addition[2]-14:24, application[2]-5:7, buffer[1e]-14:10,certification[1]-
29:414:17,14:18,16:12, 38:16
12:12 Certified[1]-38:3additional[2]-15:22, applications[2]- 16:15,25:18,25:23,
Vitosh 1Neporting Service
815 . 993 .2832 cros .vitosh@gmail .com
2
certified[i]-38:12 coming[i]-21:4 19:11, 19:17,22:23 delivered[i]-30:22 23:19,26:12,26:18
certify[2]-38:4, commerce[3]-12:23, Cooney[I]-19:12 delivery[3]-12:23, drafted pi-22:18
38:10 30:21,32:9 copies[2]-38:12, 30:21,31:7 drive[p]-12:24
cetera[3]-13:15, commercial[2]-13:6, 38:14 Department[2]- drive-throughs[1]-
24:23,25:18 13:13 correct[13]-23:21,20:12,20:13 12:24
Chairman[1]-2:2 COMMISSION[1]- 24:11,24:12,25:20, departments[1]-DUBAJIC[1]-19:16
CHAIRMAN[42]-3:4, 1:9 28:22,28:23,30:7, 23:23 due[1]-20:2
4:1,4:16,4:23,5:4, Commission[1]-3:6 30:8,32:7,32:11, detail[i]-17:2 duly[2]-17:9,19:9
17:3, 19:4,19:6,commission[1]-3:9 32:14,34:4,38:7 developed[i]-26:5 during[3]-3:20,4:2,
22:24,23:3,23:7, commissioners[1]- corridors[1]-27:23 Development[1]- 11:18
24:9,24:13,25:4,16:21 Council[2]-9:19, 2:11
25:14,25:16,25:21, Commissioners pi- 20:1 development[2]- E
27:20,28:20,28:24, 23:8 country[1]-17:16 28:9,28:18
29:18,30:10,31:9, committee[i1-9:18 County[5]-5:8, 15:5, developments[1]-
31:14,32:5,32:8, communities[4]- 17:14,17:16,33:16 28:8 e-commerce[3]-
32:12,32:17,33:1, 12:21, 15:14,31:6, COUNTY[1]-38:2 different[8]-11:9, 12:23,30:21,32:9
33:5,33:21,34:5,33:17 couple[3]-11:22, 11:11, 11:13, 16:18, e-delivery[q-31:7
34:23,35:10,35:15, Community[i]-2:10 23:13,31:1 23:22,25:10,27:17, east[i]-26:3
35:20,35:24,36:3, community[4]-9:3, craft[5]-8:11, 10:5, 32:20 effect[3]-6:23,7:11,
36:6,36:12,36:17, 16:5,18:12,31:4 10:14,11:4,14:7 direction[i]-38:15 22:1
37:2 compared[1]-36:1 create[1]-31:19 directions[i]-22:19 effective[2]-7:7,7:20
change[8]-27:21, Compassionate[1]- creates[i]-24:19 Director[1]-2:11 effectiveness[1]-
28:10,28:14,28:19, 6:15 criteria[2]-13:23,disclaimer[i]-28:7 7:19
29:6,29:10,29:13,
compatibility[1]-9:7 15:1 discussed[2]-12:22, either[2]-10:17, 11:4
33:2competing[1]-33:18 crossed[1]-25:19 15:23 electronic[z1-12:8,
changes[1]-23:19complete[1]-38:7 Crossing[i]-28:2 discussing[2]-7:16, 30:12
Chapter p]-5:9completely[2]- Crossings[1]-27:13 17:19 elementary[1]-6:9
Chartreuse[1]-25:15 18:10,24:14 CSR[2]-38:20,38:20 discussion[1]-5:5 Elgin[1]-33:14
check[1]-21:7 compliant[1]-24:6 cultivate[3]-10:15, discussions[pi-20:6 eliminated[1]-26:21
checked[i]-21:5 complications[1]-10:21,34:14 dispensaries poi-
email[1]-23:10
checking[2]-21:7,31:17 cultivation[1 2]-6:4, 6:5,6:13,8:12,12:6, employment[1]-
21:8 component[3]-7:22, 6:12,8:12,10:6, 12:24,20:2,20:7,23:24
Chicago[2]-33:14,10:7,10:24 10:19, 11:5,13:3,33:2,34:19,34:20 enforced[1]-24:3
33:17computer[1]-38:7 25:22,26:15,34:1, Dispensary[1]-17:13 enforcement[1]-24:1
children[3]-18:21, computer-generated 34:7,34:18 dispensary pal-7:21, Engberg[1]-2:12
19:3,22:1 1]-38:7 curb[1]-31:22 10:7,10:18,10:23, ENGBERG[2]-25:13,
choose[1]-33:5concentrate[1]-11:8 cure[1]-10:16 12:6, 13:12,13:22, 28:5
Christine[2]-38:3, concerns[i]-31:23 current[2]-6:19, 14:7, 16:7,17:22, enter[1]-18:23
38:20 conduct[2]-13:11,29:17 18:13, 18:23,20:17, entrance[1]-20:23
cinder[1]-20:20 14:20 25:22,26:1,32:10, escorted[1]-22:15
citation[1]-24:4 consideration[2]- D 35:9,35:22 essentially[1]-32:9
cities[1]-20:5 8:24,15:21 dispensing[1]-11:1 establish[1]-9:4
CITY[1]-1:5 considered[1]-3:9 distance[7]-5:13, established[8]-6:8,
City[i 1]-4:4,5:6,5:7, consistent[2]-12:10, Danny[1]-2:5 9:4,13:1, 15:19, 6:11,8:6,8:20,9:13,
5:15,9:5,9:13,9:19, 29:16
database[1]-21:6 15:22, 18:19,28:4 12:16,22:12,33:11
11:18,20:1,23:20, date[3]-7:7,7:19,distillin [1]-24:18 establishes[1]-29:6construction[]- 9
29:11 7:20
17:17 distribute[1]-14:15 establishment[z]-
city[7]-8:18,17:20, consume[1]-12:2
daycare[i]-6:10 distribution[1]- 24:10,32:21
17:23, 18:15,26:22, consumption[5]-
deal[1]-7:12 13:11 establishments[1]-
32:21,35:4 12:1,15:8,22:14,
decided[3]-12:4,district[5]-6:7,8:22, 5:12
City's[i]-6:2 22:16,24:11
12:20,12:22 10:12,13:8,34:9 et[3]-13:15,24:23,
clearly[p]-3:16 contacted[1]-15:16
decision[1]-9:22 District[5]-6:7,10:5, 25:17
close[3]-18:9,36:8, contemplating[1]-
dedicated[3]-13:21, 10:6,10:9,15:7 evening[21-5:20,
37:2 15:4
14:5,14:13 districts[31-24:20,19:11
closed[1]-37:4 control[ii-38:15
deems[1]-5:15 25:11,34:3 Exactly[1]-32:11
closer[1]-13:4 controversial[1]-
DELANEY[3]-17:8, divisions[1]-24:10 except[1]-27:22
co[l]-14:6 17:19
17:11,19:5 Donald[i1-2:3 excuse[i]-34:3
co-location[i]-14:6 conversely[11-26:16 Delaney[3]-17:12, done[1]-6:14 exist[21-9:15,29:20
Code[2]-4:13,5:10 Cook[1]-33:16
30:11,33:6 doordash[1]-31:12 existing[8]-5:15,
colored[1]-25:11 COONEY[4]-19:8,
deliver[1]-31:12 down[41-22:20, 5:23,6:9,8:3,13:14,
T1itosh Deporting Service
815. 993 . 2832 cros.vitosh@gmail .com
3
13:16, 14:2,28:8 forward[1]-7:11 home[2]-31:13, 16:13,25:17 23:18,30:7
explain 1 -10:9 Fountain 1 19:15 34:13 interested[1] 20:7 League[2] 15:1,
extra[2]-9:17 Fountainview[2]-homes[1]-32:16 interim[1]-7:9 28:22
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Free[11-24:7 hopefully[z]-17:1,19:14 14:13
F Freeman[1]-21:17 21:22 Investing[1]-21:18 leaves[1]-12:9
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G 30:2,30:3,30:6, 32:1,32:4 legal[11-7:420:16,26:15 30:9,34:17,35:5 issues[3]-7:12,21:2, legislation[1]-7:8
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familiarize[i]-7:9 Game[11-1:16 Hyett[2]-2:6,36:22 licensed[1]-32:15
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25:7 gates[1]-20:23
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33:15
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favor 141-4:5, 17:5, grams[1]-31:20 icing[1]-30:15 Jason[i]-2:12
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limit[s]-9:2, 12:4,
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25:5,26:19,35:17
13:4, 13:10, 13:14, greenhouse[2]- identified[4]-7:22, JOHN[1]-19:8
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13:16,13:19,13:24, 17:15, 17:17 8:2,8:8,9:14 John[1]-19:12
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14:1, 14:10, 14:11, Greg[1]-2:7 identify[2]-12:14, jumped[1]-23:12
15:11, 18:3,25:4, limiting[1]-34:17
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34:12 Grove[1]-15:24 35:20
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final[2]-7:10, 14:16 grows[11-10:14 20:12,23:17,23:18, 18:20,33:12 36:1
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14:23 31:11 imagery[z]-12:9,Kendall[7]-5:8,15:5, locate[5]-8:3,8:22,
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guidance[1
KEVIN[1]-17:8 13:13,13:16first[s]-17:9,19:9, 1 -28:21 impacted[1]-29:9
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14:18, 16:12, 16:14, 5:5,9:20,36:9,37:3, infuser[31-10:8, 13:13,13:17,14:2,M16:15, 18:7,25:23, 37:7,38:5 11:3,13:23
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5:28, :2, 26 2,
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9 9 Inside[2]-20:19,34:5 larger[1]-10:19 25:2
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forms[1]-11:9 hitting[1]-26:14 institutions[6]-5:16, last[1]-27:16 33:15
Fort[1]-35:24 Holdings[1]-19:13 6:11,9:8,14:1, law[4]-7:10,23:17, manner[3]-5:13,
Vitos/i Deporting Service
815. 993 .2832 cros.vitosh@gmail .com
4
8:24,12:5 mobilize pi-11:11 neighbors[2]-15:2, 33:21,34:5,34:23,P
Manufacturing[1]- modes pi-11:12 15:4 35:10,35:15,35:20, --
15:7 modified pi-11:16 new[1]-28:12 35:24,36:3,36:6,
manufacturing[41- money[11-21:1 next[4]-6:24,9:9, 36:12,36:17,37:2 p.m[2]-1:22, 11:19
6:7,13:8,34:2,34:9 monopolized[1]- 11:13,26:17 on-hand[1]-31:18 package[11-10:16
I map[5]-16:16,25:22, 33:22 night[2]-29:23, on-premise[1]-12:1 packet[2]-9:12,
26:17,27:16,28:9 Montgomery[2]- 29:24 on-site[5]-12:3, 16:10
maps[5]-16:11, 15:13, 15:18 Noble[1]-2:10 15:8,24:11,34:2, page[1]-26:16
16:14,25:5,25:9, months[1]-7:9 NOBLE[27]-5:20, 35:9 Pages[1]-38:6
28:6 most[a]-26:8,26:9, 23:21,24:12,25:1, once[1]-26:11 paraphernalia[1]-
Marcum[4]-2:3, 29:9,30:10 25:15,25:20,27:18, one]22]-3:4,3:16, 12:10
4:18,21:17,36:24 mostly[i]-35:2 28:23,29:4,30:8,8:17,9:24,10:14, parks[s]-5:16,6:10,
MARCUM[2]-4:19, motion[a]-4:11, 31:1,31:11,31:16, 11:24,12:7,14:16, 9:8, 13:24, 14:11,
37:1 4:17,36:8,36:13 32:7,32:11,32:14, 19:18,19:23,20:4, 16:12
market[1]-18:18 mounted[1]-12:7 32:23,33:4,33:7,20:17,21:14,22:5, part[2]-12:13, 19:18
Marketplace[3]- move[2]-19:24,20:5 34:4,34:6,34:20,27:9,27:17,28:5, partial[1]-21:15
26:4,27:12,28:3 moved[2]-4:14, 35:1,35:12,35:16, 30:10,32:20,33:20, participants[1]-
Marlys[11-2:13 36:10 35:23,36:2 33:23 21:21
material[3]-24:18, MR[24]-4:14,4:15, noise[1]-24:22 ones[2]-10:24, 11:10 particularly[1]-12:6
24:23,30:22 4:19,4:21,5:1,5:3, non[1]-22:2 online[1]-31:12 passage[2]-7:7,7:14
matter[1]-30:15 17:11, 19:5, 19:11, non-problematic[1]- open[s]-4:11, 19:2, passed[1]-7:4
maximum[7]-9:24,19:17,22:23,25:13, 22:2 28:17,29:22,29:23, passing[1]-22:17
10:1, 13:18,14:3,28:5,33:23,34:17, none[2]-12:1,24:9 33:3 penalty[1]-25:3
31:17,35:8,35:13 35:7,35:11,36:10, noon[i]-11:20 opened[1]-21:20 people[2]-18:22,
McDonald's[1]- 36:11,36:15,36:19, north[3]-26:3,26:8, opening[1]-8:15 21:4
30:17 36:21,36:23,37:1 28:8 operate[1]-9:1 per[4]-9:24,13:20,
mean[1]-29:19 MS[3s]-4:18,4:20, note[3]-28:6,28:7, operation[11]-8:23, 30:7,31:21
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measurements[1]-19:16,23:21,24:12, noticeable[1]-27:21 11:16, 11:19, 11:22, 14:3,14:4, 14:13,
13:2 25:1,25:15,25:20, notification[1]-9:20 14:19,29:19,32:6, 26:21,35:14,35:18
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medical[4]-5:24,6:3, 30:8,31:1,31:11, November pi-1:21 opinion[5]-8:1,9:22, 24:21
6:4,6:16 31:16,32:7,32:11, number[s]-4:12, 22:3,27:5,27:23 permit[1]-29:20
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37:4,37:8 34:20,35:1,35:12, 23:4 10:3,15:5,15:9,
member pi-3:22 35:16,35:23,36:2,0 order[3]-4:1,18:19, 15:18, 15:20, 16:2,
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21:17 36:20,36:22,36:24 ordinance[3]-5:23, 28:1,29:2
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7:21,8:15,9:5,13:5, 5:10,15:1,28:22 obviously[1]-18:21 6:19,7:23 personally[2]-27:5,
23:22 municipalities[4]- occurring[1]-35:4 ordinances[1]-29:17 29:21
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nature[1]-30:2 24:13,25:4,25:14,
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neighborhoods pi- 30:10,31:931:14,
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Minute[11-2:13 16:20,33:9,33:10
Vitosh Deporting Service
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5
Planner[1]-2:12 property[6]-13:5,receiving[1]-4:1 27:21,34:16 security[5]-12:15,
planning[1]-31:2 14:12,20:8,25:2, recommendation[i]- residents[i]-21:9 12:19,20:14,20:19,
PLANNING[1]-1:9 26:6,29:14 32:23 respond[1]-12:17 35:21
Planning[1]-3:5 proposal[2]-9:13, recommendations[2] responded[1]-24:19 see[8]-15:2,25:7,
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plans[q-12:14 proposed[2]-3:8,recommended[1]-22:22,23:2,23:6,30:18,33:8,35:10
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17:10, 19:10 9:23,11:18,13:3, 13:19 38:13 sell[1]-14:14
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police[3]-20:15, protocols[1]-12:15 recreational[2]-6:20, 20:13 30:16,30:17
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premises[2]-22:14, pulling[2]-20:24 Regulation[1]-7:3 Road[1]-1:16 34:15
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2itosh Reporting Service
815. 993 .2832 cms.vitosh@gmail . com
6
30:19 suitability[1]-12:18 38:11 VINYARD[7]-4:14, Z
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Vitosh Reporting Service
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Background/Proposed Request
Since the adoption of the Mobile Food Truck and Retail Vendor regulations earlier this
year, the City’s Clerks Office has had feedback from potential participants applying for food
trucks licenses on private property that the fingerprinting and background check requirements are
time-consuming and onerous. The regulations require all vendors and their employees to
physically show-up to City Hall to register annually and wait upwards of two (2) to three (3)
weeks for the Illinois State Police to complete the background check, which must be cleared to
issuing a license. This has resulted in vendors cancelling their applications or dropping out of
events.
Upon this feedback, staff has reached out to the neighboring community of Oswego,
which has a similar mobile food truck vendor program and found that they do not require
fingerprinting and background checks for their licenses of vendors on private property.
Additionally, the Yorkville Police Department is not opposed to eliminating this requirement for
vendors on private property, as it may create a liability issue for the City and is inconsistent with
our current policy of not conducting background checks of employees and operators of other
private businesses.
Therefore, the proposed text amendment will repeal the section of the Zoning Ordinance
and Title 3: Business and Licenses Regulations of the City Code which requires vendors on
private property to obtain a license from the City’s Clerk office but maintain the requirement for
those hosting a “food truck rally” defined as having more than three (3) vendors at one time.
Summary of Proposed Changes
The changes proposed to both the business license regulations and the Zoning Code
address only mobile food vending occurring on private property. The Planning and Zoning
Commission only has authority to revise the zoning regulations in Section 10-3-14, the
proposed business regulation revisions have been provided for information and reference.
Zoning Regulations
As currently regulated in Section 10-3-14: Mobile Food Vendor Vehicles and Retail
Vendor Vehicles in the Zoning Ordinance, vendors and canteen trucks operating on private
property must provide a notarized letter of permission from the property owner granting consent
in accordance with the requirements for a Certificate of Registration. Staff proposes that any
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Jason Engberg, Senior Planner
Date: January 2, 2020
Subject: Mobile Food Truck and Retail Vendor – Text Amendment
reference to the requirement for a obtaining a Certificate of Registration be deleted in its entirety
as proposed in the attached draft.
Business License Regulations
As currently regulated in Section 3-5A-4 of the Business and Licenses regulation of the City
Code, mobile food vending on private property requires the applicant to obtain a certificate of
registration and provide written proof of the property owner’s permission. Additionally, the
certificate of registration fee for mobile vendors on private property is a nominal $25.00 per
application for the first food truck and $10.00 for additional trucks (maximum 3 total). This
covers the administration costs for conducting the required background checks. It is proposed
this entire section of the Business and Licenses regulations be deleted in its entirety.
Staff Recommendation
The proposed changes to the zoning regulations of the City Code are intended to relive
any food truck vendor and their employees operating on private property the undue burden of a
background check and fingerprinting, as part of the Certificate of Registration process. These
requirements will now be reserved for those vendors operating on public property or within the
public right-of-way or private properties hosting a food truck rally (more than 3 food or retail
vendors).
Based upon the proposed language in the attached draft ordinance, staff is supportive of
the proposed text amendment. A favorable recommendation has been forwarded to City Council
by the Economic Development Committee regarding the proposed revisions to the Business and
Licenses regulations. City Council will consider both the proposed revisions to the Zoning
Ordinance and the City’s Business and License Regulations at an upcoming meeting.
Proposed Motion for Amendment:
In consideration of testimony presented during a Public Hearing on January 8, 2020
and discussions conducted at that meeting, the Planning and Zoning Commission
recommends approval to the City Council a request for a text amendment to Section 10-3-14:
Mobile Food Vendor Vehicles and Retail Vendor Vehicles of the United City of Yorkville
Zoning Ordinance to remove the requirement for a Certificate of Registration, as
recommended in a staff memo dated January 2, 2020, and further subject to {insert any
additional conditions of the Planning and Zoning Commission}…
Attachments:
1. Draft amendment to Title 10: Zoning, Chapter 3: General Zoning Provisions, Section 13:
Temporary and Seasonal Uses, Article B: Mobile Food Truck and Retail Vendor Unit.
2. Food Truck Information Sheets
3. Copy of Public Notice
Ordinance No. _____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, AMENDING THE ZONING ORDINANCE TO THE REGULATIONS FOR
MOBILE FOOD AND RETAIL VENDOR VEHICLES OPERATING ON PRIVATE
PROPERTY
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and validly
existing non home-rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and,
WHEREAS, pursuant to Section 10-4-10 of the United City of Yorkville Zoning
Ordinance (“Zoning Ordinance”) the City may initiate amendments to the Zoning Ordinance;
and,
WHEREAS, the City filed seeking an amendment to the Zoning Ordinance to eliminate
the required business registration of the vendor and vehicle for food and retail trucks conducting
business on private property; and,
WHEREAS, the Planning and Zoning Commission convened and held a public hearing
on January 8, 2020, to consider the request and made Findings of Fact and recommendations to
the City Council to approve the requested text amendments.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Section 1: That the above recitals are hereby incorporated and made a part of this
Ordinance.
Section 2: That a Section 10-3-14-D-2-b of the United City of Yorkville Zoning
Ordinance is hereby deleted in its entirety as follows:
“SECTION 10-3-14: MOBILE FOOD VENDOR VEHICLES AND RETAIL VENDOR
VEHICLES
D. LOCATION AND OPERATIONAL STANDARDS:
2. Mobile Food Vendor Vehicles and Retail Vendor Vehicles may be permitted to
operate on private property as a temporary accessory use in all zoning districts.
a. Mobile food vendor vehicles and retail vendor vehicles on private property
shall have a notarized letter of permission from the property owner granting
the operator the owner's express consent to operate on the site in accordance
with the approved Certificate of Registration.
Section 3: That a Section 10-3-14-D-3-a of the United City of Yorkville Zoning
Ordinance is also hereby deleted in its entirety as follows:
2
“SECTION 10-3-14: MOBILE FOOD VENDOR VEHICLES AND RETAIL VENDOR
VEHICLES
D. LOCATION AND OPERATIONAL STANDARDS:
3. Canteen Trucks Operating on Private Property provided:
Canteen Trucks operating on private property shall have a notarized letter of
permission from the property owner granting the operator the owner's express consent
to operate on the site in accordance with the approved Certificate of Registration.
a. Canteen Trucks may operate on an unimproved lot or parcel, only if such lot or
parcel or an adjoining lot or parcel is undergoing permitted construction activity.
b. Canteen Trucks shall not block fire lanes, designated construction traffic lanes for
ingress or egress or access to or from the construction site.
c. No unattended Canteen Truck shall be parked overnight on any property.
Section 4: This Ordinance shall be in full force and effect after its passage, publication,
and approval as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois, this
_____ day of _______________, 2020.
______________________________
City Clerk
DAN TRANSIER ______ KEN KOCH ______
JACKIE MILSCHEWSKI ______ ARDEN JOE PLOCHER ______
CHRIS FUNKHOUSER ______ JOEL FRIEDERS ______
SEAVER TARULIS ______ JASON PETERSON ______
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
_____ day of _______________, 2020.
____________________________________
Mayor
UNITED CITY OF YORKVILLE, ILLINOIS800 Game Farm RoadYorkville, IL 60560
What if I want a food truck in the PUBLIC RIGHTOFWAY ?
Food trucks must be legally parked in full
compliance with all state and local parking
provisions.P
Food trucks within City parks shall be subject to
rules and regulations established by the park
board.
No unattended food truck may be parked or left
overnight.ZZ Z
Food trucks shall not operate within 500 feet from
any K -12 school building between the hours of
7:00 a.m. and 4:00 p.m. on regular school days;
unless as part of a permitted special event or rally.
Food trucks cannot be parked within 25 feet from
a street intersection with a crosswalk, trac light,
or stop sign, or within 25 feet from a railroad
crossing.
Food truck operators must organize customers
to keep a clear path along the sidewalk that is at
least four (4) feet wide.
Food trucks greater than 35 feet in length, or
that occupy more than two on-street parking
spaces, are not permitted to operate adjacent to
residentially zoned properties.
Food trucks shall not block a lawfully placed
monument sign of another business.
Food truck operators shall pay a $200 application
fee per application. The application fee covers the
rst food truck. Additional food trucks will be
$100 each.
A food truck operator must obtain a certicate of
registration from the oce of the city clerk.
Food trucks may not encroach onto the sidewalk
with the vehicle or any equipment related to its
operation, except for refuse receptacles.
Food trucks must face away from the public street.
Complete regulations may be found in sections 3-5 and 10-3 of the Yorkville City Code.
FOOD TRUCK REGULATIONS
UNITED CITY OF YORKVILLE, ILLINOIS800 Game Farm RoadYorkville, IL 60560
What if I want a food truck on PRIVATE PROPERTY?
The maximum number of food trucks permitted
on a site shall be determined as follows:
One food truck may operate on the site for
every 525 square foot paved area except that
food trucks greater than 35 feet in length
require a space at least 70 feet by 15 feet.
All operations shall occur upon a paved, level
parking area or surface.
Food trucks parked within required parking
areas shall not impede pedestrian or vehicle
ingress or egress through the remainder of the
parking area or adjacent public right-of-way.
Food trucks may be permitted to have outdoor
seating areas, but may not occupy more than 2
parking spaces per truck.
Food trucks may be permitted to operate as a
temporary accessory use in all zoning districts.
Food truck operators shall pay a $25 application
fee per application. The application fee covers the
rst food truck. Additional food trucks will be $10
each.
A food truck operator must obtain a certicate of
registration from the oce of the city clerk.
Food truck operators must have a notarized letter
of permission from the property owner granting
them consent to operate on site.
#
Food trucks shall not occupy more than 40% of
required parking spaces on an improved lot. Also,
they may not exceed the maximum lot coverage
of their respective zoning district.
%
Complete regulations may be found in sections 3-5 and 10-3 of the Yorkville City Code.
FOOD TRUCK REGULATIONS
UNITED CITY OF YORKVILLE, ILLINOIS800 Game Farm RoadYorkville, IL 60560
FOOD TRUCK REGULATIONS
What if I want to hold a FOOD TRUCK RALLY?
Trac control and pedestrian safety of the event is
the responsibility of the permittee of the event.
Issuance of a food truck rally permit shall be
reviewed and approved by:
Community Development Director
Parks and Recreation Director
Director of Public Works
Police Chief
A food truck rally is any event which has more than
3 food trucks on public or private property.
A food truck rally operator must complete an
application form provided by the City Clerk,
including map of the area, site plan, description
of parking and trac control plans, list of vendors
and dates/hours of the event.
An application fee of $50 shall be required for all
truck rally special events.
The application must be submitted at least 30
days prior to the event.
For truck rallies held in the public right-of-way, the
City may require for a posting of a nancial
guarantee prior to issuance of a permit to cover
costs related to clearing trash and debris, and any
damage to the public right-of-way.
A truck rally permit will be subject to inspections
conducted by the Building Code Ocial and Fire
Marshal prior to the event.
Complete regulations may be found in sections 3-5 and 10-3 of the Yorkville City Code.
#
PUBLIC NOTICE OF A HEARING BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING AND ZONING COMMISION
PZC 2019-28
NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text amendment to Chapter 3: General
Zoning Provisions of the United City of Yorkville Zoning Ordinance regarding
mobile food and retail vendor vehicles. The amendment proposes to eliminate the
required business registration of the vendor and vehicle for food and retail trucks
conducting business on private property.
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for
the United City of Yorkville will conduct a public hearing at a meeting on said
amendments on Wednesday, January 8, 2018 at 7 p.m. at the Yorkville City Hall,
located at 800 Game Farm Road, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without
further notice being published.
All interested parties are invited to attend the public hearing and will be given an
opportunity to be heard. Any written comments should be addressed to the United
City of Yorkville Community Development Department, City Hall, 800 Game Farm
Road, Yorkville, Illinois, and will be accepted up to the date of the public hearing.
By order of the Corporate Authorities of the United City of Yorkville, Kendall
County, Illinois.
LISA PICKERING
City Clerk
SUMMARY:
The applicant, GRNE Solar on behalf of Kendall County, is requesting special use permit approval to
construct a freestanding solar farm at the Kendall County Government Center at 810 John Street. The solar
farm is being proposed to be located on approximately 7.4 acres of vacant land at the southwest corner of
the Kendall County Government Campus south of John Street. The subject property is currently zoned O
Office District and the solar farm will be part of the existing Kendall County Government Center.
The petitioner received special use authorization in December of 2018 but due to the conditions on that
ordinance, the petitioner is requesting to repeal that ordinance and replace it with a new special use
authorization. The solar farm itself will stay in the same location, be the same size, and provide electricity
to the on-site County buildings. The changes the petitioner is requesting will be outlined in this
memorandum and the original approved plans which are not changing are included as attachments to this
document.
Memorandum
To: Planning and Zoning Commission
From: Jason Engberg, Senior Planner
CC: Krysti Barksdale-Noble, Community Development Director
Date: December 31, 2019
Subject: PZC 2019-29 GRNE Solar – Kendall County Government Campus
(Special Use)
ORIGINAL PLANS:
The original plans (attached with PZC memorandum) proposed a freestanding solar farm be located at the
southwest corner of the Kendall County Government Campus. The site consists of 7.4 acres of land which
currently contains numerous trees but is a vacant land use. The special use was approved in December
2018 with the following conditions attached to the ordinance (also attached):
1. The maximum clearance between the lowest point of the system and the surface on which the
system is mounted shall be one foot and seven inches (1’7”).
2. A seven foot and six inch (7’6”) tall solid opaque fence made of a composite, vinyl or plastic
material shall be installed along the entire perimeter of the solar farm.
3. The petitioner must implement the landscape plan submitted by the petitioner and completed by
Hampton, Lenzini, and Renwick, Inc. dated October 29, 2018 attached hereto and made a part
hereof as Exhibit A.
4. The petitioner must comply with all comments and requirements made by Planning Resources, Inc.
dated November 13, 2018 and attached hereto and made a part hereof as Exhibit B regarding the
landscape plans dated October 29, 2018.
5. A security camera system must be installed which gives monitoring access of the solar farm to the
Kendall County Sheriff.
6. A Knox-Box must be installed near the access gate to the Subject Property for emergency entrance
by the City’s Police and Fire Departments and the Kendall County Sheriff.
7. The petitioner, pursuant to Section 10-19-4-E of the Zoning Code, shall provide a security
guarantee in a form acceptable to the City to cover such costs including, but not limited to the
removal, property restoration, and city legal expenses with a blanket easement over the property to
allow the City or its contractor to enter and remove the abandoned system in compliance with the
City Code.
8. Compliance with all comments prepared by Engineering Enterprises, Inc., the City’s engineering
consultant, in a letter dated August 2, 2018 attached hereto and made a part hereof as Exhibit C.
After receiving the special use authorization, the petitioner began to get quotes from contractors to ensure
the project met the needed conditions. After reviewing the costs, the petitioner is now requesting a new
special use without some of the conditions.
PROPOSED ALERATIONS:
The two conditions that the petitioner is seeking to modify are the “fence made of a composite, vinyl or
plastic material” and the landscaping requirements on the west side of the property. After receiving the
original special use authorization last year, the petitioner along with the County started to get quotes from
fence companies for fences that met the requirements of the ordinance. It was at this time that the petitioner
and County realized that the higher cost for a vinyl fence compared to a wooden fence of that size was
extremely more expensive. Therefore, the petitioner is requesting that a 100% fully opaque fence be
installed around the entire property and be allowed to be made of wood.
Additionally, the petitioner is requesting to modify the landscaping requirements on the west side of the
property due to cost as well. The petitioner is aware that the landscaping on the south side of the property
is necessary to create a buffer from the single-family residents. The petitioner feels creating a landscape
buffer for a commercial use is not necessary and cost prohibitive. The petitioner is planning on utilizing
some of the on-site trees to be moved to the west side of the property.
SPECIAL USE STANDARDS:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use requests. No special
use shall be recommended by the Planning and Zoning Commission unless said commission shall find that:
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 in which it is to be located.
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 proposed special use is not contrary to the objectives of the official comprehensive plan of the
City as amended.
Additionally, Section 10-19-4C of the City’s Zoning Ordinance establishes standards for special use
requests regarding alternative energy systems. No special use shall be recommended by the Planning and
Zoning Commission unless said commission shall find that:
1. The city council shall determine that the application has met all of the general requirements of
this chapter.
2. The proposed energy system shall further the intent of this chapter and provide renewable energy
to the property on which it is proposed.
3. The proposed alternative energy system is located in such a manner as to minimize intrusions on
adjacent residential uses through siting on the lot, selection of appropriate equipment, and other
applicable means.
4. The establishment for the proposed alternative energy system will not prevent the normal and
orderly use, development or improvement of the adjacent property for uses permitted in the
district.
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 during the public hearing
at the Planning and Zoning Commission meeting.
STAFF COMMENTS:
Staff has reviewed the requests and supports the change from a vinyl to a wood fence but does not support
the removal of landscaping on the west side of the property. Originally, the Planning and Zoning
Commission put the restriction on the material of the fence to ensure a high-quality fence was built and
would be easy to maintain. Staff understands that the vinyl fence is onerous to the petitioner and believes
a properly maintained solid wooden fence will still provide screening to residents while looking
aesthetically pleasing. While the upkeep on a wooden fence may require more attention, it is up to the
petitioner and County to keep the fence looking good. The petitioner and County must adhere to City
Maintenance Codes regarding the fence and will be subject to fine if the fence falls into disrepair.
During the original public hearing process, the business to the west of the property voiced their concern for
having to stare at a blank fence or solar farm. The business is a dialysis center and many of the patients
look out of the windows towards the proposed solar farm. The request for landscaping helped alleviate this
concern and was therefore put as a condition in the original special use ordinance. Staff has recommended
that the petitioner contact the business owner to see if removing the landscaping or reducing the amount
will suffice. At this moment, staff cannot recommend approval of this request as the concerns about
buffering for the business still stand. If the business owner lets it be known that they have come to an
agreement with the petitioner to reduce or remove the landscaping, at that point staff would recommend
this request.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on January 8, 2020 and discussion of
the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a
request for Special Use authorization to construct a freestanding solar energy system, or solar farm, on
a O Office District zoned property located at the southwest corner of the Kendall County Government
Center, subject to staff recommendations in a memo dated December 31, 2019 and further subject to
{insert any additional conditions of the Planning and Zoning Commission}…
ATTACHMENTS:
1. Special Use Application
2. Change Request Letter
3. November 14, 2018 Planning and Zoning Commission Materials (with all attachments)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
1 OF 9
INTENT AND PURPOSE:
The purpose of the zoning code is based upon the authority of the city to divide its land into districts by use, bulk, location of building and structures, in
a substantially uniform manner. It is recognized that while some uses are permitted under the zoning code to keep uniformity, a case-by-case analysis
must be conducted for certain permitted uses to discover the impact of those uses on neighboring land and of the public need for the particular use at
the particular location. In these cases a special use must be granted.
This packet explains the process to successfully submit and complete an Application for Special Use. It includes a detailed description of the process and
the actual application itself. Please type the required information in the application on your computer. The application will need to be printed and signed
by the petitioner. 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 Special Use process, please refer to “Title 10, Chapter 4, Section 9 Special Uses” of
the Yorkville, Illinois City Code.
APPLICATION PROCEDURE:
STAGE 1
Submit
Application, Fees,
and All Pertinent
Information to
the Community
Development
Department
STAGE 2
Plan Council
Review
Meets on the 2nd
and 4th Thursday
of the Month
STAGE 4
Planning
and Zoning
Commission Public
Hearing
Meets on the 2nd
Wednesday of the
Month
STAGE 5
City Council
Public Hearing
Meets on the 2nd
and 4th Tuesday of
the Month
STAGE 1: APPLICATION SUBMITTAL
The following must be submitted to the Community Development Department:
• One (1) original signed application with legal description.
• Three (3) 11” x 17” copies each of the exhibits, proposed drawings, location map, and site plan. Large items must be folded to fi t in a 10” x 13” enve-
lope.
• Appropriate fi ling fee.
• One (1) CD or portable USB drive containing one (1) electronic copy (pdf) of each of the following: signed application (complete with exhibits), pro-
posed drawings, location map, and site plan. A Microsoft Word document with the legal description is also required.
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 forty fi ve (45) days prior to the targeted Planning and Zoning Commission meeting. An incomplete
submittal could delay the scheduling of the project.
Petitioner 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 petitioner will be required to establish a deposit account with the city to
cover these fees. The Petitioner Deposit Account/Acknowledgment of Financial Responsibility form is attached to this document and must be submitted with
the application.
STAGE 3
Economic
Development
Committee
Meets on the 1st
Tuesday of the
Month
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
2 OF 9
STAGE 2: PLAN COUNCIL
Petitioner must present the proposed 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 Engineer, the Building Department Offi cial, the Public Works Director, the Director of Parks and Recreation,
a Fire Department Representative, and a Police Department Representative. Upon recommendation by the Plan Council, petitioner will move forward to the
Planning and Zoning Commission hearing.
STAGE 3: ECONOMIC DEVELOPMENT COMMITTEE
Applicant must present the proposed plan to the Economic Development Committee. Economic Development Committee meets at 7:00 p.m. on the 1st
Tuesday of each month. 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.
STAGE 4: PLANNING AND ZONING COMMISSION
Petitioner will attend a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission meets on the 2nd Wednesday
of the Month at 7:00pm. Notice will be placed in the Kendall County Record by the United City of Yorkville. The petitioner is responsible for sending certifi ed
public hearing notices to adjacent property owners within fi ve hundred (500) feet of the subject property no less than fi fteen (15) days and no more than
thirty (30) days prior to the public hearing date. Twenty four (24) hours prior to the public hearing, a certifi ed affi davit must be fi led by the petitioner with the
Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notifi ed. The Planning and
Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No
special use shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance. The Certifi ed
Mailing Affi davit form is attached to this document and must be submitted prior to the scheduled Planning and Zoning Commission meeting.
STAGE 5: CITY COUNCIL
Petitioner will attend the City Council meeting where the recommendation of the special use will be considered. The City Council meets on the 2nd and 4th
Tuesdays of the month at 7:00pm. City Council will make the fi nal approval of the special use.
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
3 OF 9
DORMANT APPLICATIONS
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:
• The applicant has been notifi ed of such defi ciencies and has not responded or provided a time line for completing the application within ninety (90)
days from the time of notifi cation.
• 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, the application shall not be reconsidered except after the fi ling of a completely new
application.
Withdrawal or termination of an application shall not aff ect 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)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
4 OF 9
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$1,000.00
$2,500.00
$5,000.00
$10,000.00
$20,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
5 OF 9
DATE: PZC NUMBER: DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION: COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:
REQUESTED SPECIAL USE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
6 OF 9
ATTORNEY INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ENGINEER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within fi ve hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
7 OF 9
SPECIAL USE STANDARDS
PLEASE STATE HOW 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:
PLEASE STATE HOW 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:
PLEASE STATE HOW 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:
PLEASE STATE HOW ADEQUATE UTILITIES, ACCESS ROADS, DRAINAGE OR OTHER NECESSARY FACILITIES HAVE BEEN OR ARE BEING PROVIDED:
3/21/2018
9 OF 9
PETITIONER DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF
FINANCIAL RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
PROJECT NUMBER: FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITION/APPROVAL TYPE (check appropriate box(es) of approval requested):
CONCEPT PLAN REVIEW AMENDMENT (TEXT) ANNEXATION REZONING
SPECIAL USE MILE AND 1/2 REVIEW ZONING VARIANCE PRELIMINARY PLAN
FINAL PLANS PLANNED UNIT DEVELOPMENT FINAL PLAT
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund to
cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account Fund
include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related to legal
fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each fund account
is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial deposit is drawn
against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible Party will receive
an invoice refl ecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit amount, the
Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent reviews/fees related
to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff , consultants, boards and commissions may
be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund the balance to the
Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for the refund check to be
processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed to the address provided
when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME: COMPANY
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of Yorkville,
I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or Company/
Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and transfer of
funds. Should the account go into defi cit, all City work may stop until the requested replenishment deposit is received.
PRINT NAME TITLE
SIGNATURE DATE
ACCOUNT CLOSURE AUTHORIZATION
DATE REQUESTED: ________________________________________ COMPLETED INACTIVE
PRINT NAME: ___________________________________________ WITHDRAWN COLLECTIONS
SIGNATURE: ____________________________________________ OTHER
DEPARTMENT ROUTING FOR AUTHORIZATION: COM. DEV. BUILDING ENGINEERING FINANCE ADMIN.
EXHIBIT A - LEGAL DESCRIPTION
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067
GRNE Solar
230 N Hicks Place
Palatine, IL 60067
September 24, 2019
Krysti Barksdale-Noble
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
RE: Ordinance No. 2018-77
Dear Krysti:
Regarding approved Ordinance No. 2018-77, we respectfully submit the following comments:
Section 3 b. A seven foot and six inch (7’6”) tall solid opaque fence made of a composite, vinyl or plastic
material shall be installed along the entire perimeter of the solar farm.
We respectfully request that we be able to install a wooden fence that is seven foot and six inch (7’6”) tall
along the entire perimeter of the solar farm.
Section 3 e. The landscaping treatment as proposed along the southern fence line be continued along th e
west line of the property.
We respectfully request that the landscaping treatment be limited to the southern fence line.
Thank you for your consideration in this matter.
Please feel free to contact me at eric@grnesolar.com or 312 -859-3417 with any questions or comments.
Sincerely,
GRNE Solar
Eric Peterman
BACKGROUND AND PROJECT DESCRIPTION:
The applicant, GRNE Solar on behalf of Kendall County, is requesting special use permit approval to
construct a freestanding solar farm at the Kendall County Government Center at 810 John Street. The
solar farm is being proposed to be located on approximately 7.4 acres of vacant land at the southwest
corner of the Kendall County Government Campus south of John Street. There are no plans to build on
the 4.4 acre private storm water drainage facility near the intersection of Beecher Road and Route 34.
The subject property is currently zoned O Office District and the solar farm will be part of the existing
Kendall County Government Center. Structures existing within the Center include the County
Courthouse, County Jail, and the County Health Department. The solar farm site will be directly north of
the Blackberry Woods residential subdivision in Yorkville.
Memorandum
To: Planning and Zoning Commission
From: Jason Engberg, Senior Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: November 7, 2018
Subject: PZC 2018-07 GRNE Solar – Kendall County Government Campus
(Special Use)
EXISTING CONDITIONS:
The existing zoning and land use for properties surrounding the subject property are as indicated below:
Zoning Land Use
North B-3 General Business District Kendall Marketplace Shopping Center
South R-2 Traditional Residential District Single Family Homes | Blackberry Woods
East O Office District Kendall County Government Campus
West B-3 General Business District Rush Hospital
ALTERNATIVE ENERGY SYSTEMS REGULATIONS:
On November 25, 2014, the City Council approved a Zoning Ordinance update. As part of the updated
Zoning Ordinance, specific zoning and regulatory criteria related to alternative energy systems were
adopted. Chapter 19: Alternative Energy Systems of the approved new Zoning Ordinance identifies
freestanding solar energy systems (FSES) as a special use within the all zoning districts and establishes
regulations which were used in the review of this request.
The proposed solar farm is required to meet the setback standards for the O Office District as well as the
provisions under the Freestanding Solar Energy Systems regulations. Table 10.07.01 of Chapter 7 in the
City’s Zoning Ordinance provides dimensions and bulk regulations for the O Office District.
Section 19-7-C of the Yorkville Zoning Ordinance states that freestanding solar energy systems shall not
be located within the required front yard or corner side yard. Additionally, Section 19-7-B of the
Yorkville Zoning Ordinance states that all parts of any freestanding solar energy system shall be set back
8 feet from interior side and rear property lines.
The following table illustrates the minimum required yard setbacks for solar systems based upon the O
Office District regulations and the Freestanding Solar Energy System requirements:
Minimum Requirement Proposed Setback
Front 30 feet 710 feet
Rear 8 feet 18 feet
Side (East) 8 feet 962 feet
Side (West) 20 feet 30 feet
Distance from Residential Properties
In addition to the shown setbacks, the petitioner has indicated on their plans that the boundary fence of
the solar farm will be seventy-five (75) feet away from the property line of the nearest residential property
(Blackberry Woods). The solar panels themselves will be an additional ten (10) feet from the closest
residential property line for a total of eighty-five (85) feet from the nearest residential property line.
Staff has conducted research on the 10 residential properties in Blackberry Woods which are closest to the
proposed development. Of the 10 properties, there are 8 existing single family homes and 2 vacant lots.
The following table details the distances from the rear property line to the closest point on an existing
home and the estimated overall distances from the proposed solar panels:
Address Distance of Rear Yard Property
Line to Existing Structure
Distance of Solar Panel to
Existing Structure
927 N Carly Circle 65 feet 150 feet
937 N Carly Circle 80 feet 165 feet
957 N Carly Circle 72 feet 157 feet
967 N Carly Circle 61 feet 146 feet
977 N Carly Circle 82 feet 167 feet
987 N Carly Circle 84 feet 169 feet
997 N Carly Circle 63 feet 148 feet
1007 N Carly Circle 95 feet 180 feet
AVERAGE: 75.25 feet 160.25 feet
Several residents from the Blackberry Woods subdivision and its HOA voiced their concerns at the
October 2, 2018 Economic Development Committee (EDC) meeting. The petitioner has met with the
HOA separately to help address their concerns for the potential negative effects the solar farm may create.
For comparison and context, the submission from PZC 2018-08 BAP Power Corporation at Windmill
Farms (reviewed in May 2018) proposed a similar solar farm which would have been an estimated three
hundred and seventy (370) feet from the nearest residential property line as shown in the map below.
Height
The petitioner has submitted an exhibit illustrating that the height of the entire panel on the stand will not
exceed seven feet and one inch (7’1”) in height. Section 10-19-7-F states the maximum height will be
stipulated as a special use condition. Section 10- 19-7-D of the City’s Zoning Ordinance, the minimum
clearance between the lowest point of the system and the surface which the system is mounted is ten (10)
feet. The exhibit shows a one foot seven inch (1’7”) minimum clearance. The reason that the panels do
not meet the stated regulation is because the petitioner wishes to keep the solar panels as low to the
ground as possible for visual purposes and to avoid issues with their wind load rating. The petitioner has
stated that the ten foot (10’) standard would not meet any industry racking standards. By keeping the
panels as low as possible to the ground, the perimeter fence will be tall enough to hide all of the panels.
Staff encountered this issue with the previous solar field proposal and we are aware of the current
industry standards for height. It is our intention to propose a future text amendment to this section of the
ordinance to meet current best practices. Therefore staff is not opposed to the required minimum
clearance proposed.
Glare
Per Section 10-19-7-E of the Zoning Ordinance regarding Alternative Energy Systems for freestanding
solar units, the panels are to be placed such that the concentrated solar radiation or glare does is not
directed onto nearby properties or roadways. The petitioner has provided a glare study which indicates
that no glare will be created by this type of system.
The study indicates that there are two common types of solar panel systems; Photovoltaic (PV) and
Concentrated Solar Power (CSP). The petitioner is proposing a solar farm using a PV system. These
solar panels are constructed of dark color materials and covered with anti-reflective coatings. The main
goal of a PV system is to absorb light and not reflect it. A CSP system utilizes mirrors to reflect light and
heat water or other fluids to create steam that turns an electric generator. A common misconception of
solar panels and glare comes from not understanding the difference between the two types of systems. At
most, solar PV panels will reflect as little as 2% of incoming sunlight which is about the same as a body
of water.
Additionally, the petitioner has provided the distance, in linear feet, of the solar farm to the nearest
neighboring residential property line on the revised Site Plan. According to the plan, the nearest
residential property to the solar farm will be approximately 75 feet away. The panels shall be placed to
face east and rotate west to follow the path of the sun to collect the most sunlight throughout the day. It is
not anticipated the system would cause glare to the adjacent buildings located to the south, as the units at
maximum tilt will be pointed towards the east. It should be noted that the systems may be visible from the
adjacent homes from the second story’s vantage point and the Rush Copley Hospital campus.
Fencing
The petitioner originally proposed a six (6) foot chain link fence to surround the perimeter of the solar
farm. As stated in Section 10-17-2-F a fence may be a maximum of six (6) feet in height in the corner
side yard and rear yard except in a rear yard which is adjacent to residential uses, the maximum height is
then eight (8) feet. This section of the code also states that galvanized chain link is not a permitted
material but vinyl coated chain link fence is permitted.
After staff review, the petitioner was advised to make the entire fence the maximum of eight feet (8’) in
height and 100% opaque. The petitioner has proposed a seven foot and six inch (7’6”) tall fence around
the entire solar farm. In terms of materials, the southern portion of the fence will be completely opaque
treated wood and the western, northern, and eastern sections will be vinyl coated chain link.
The reasoning for their submission can be seen in the attached letter from the Kendall Ccounty Sheriff’s
Office. The Sheriff’s Office expressed concerns of not obstructing a view across the Government Center
by requiring a solid fence surrounding the entire solar farm. They stated that a solid fence along the south
boundary is acceptable but the rest of the enclosure should be chain link and open for views across the
Government Center. While staff can appreciate the concerns from the Kendall County Sheriff’s Office,
staff still finds it in the best interest of the community, adjacent homeowners, and businesses to require
the fencing to be completely opaque around the entire solar farm. The seven foot and six inch (7’6”)
proposed height will still be taller than the maximum height of the solar panels.
Accessory Use
Section 10-19-4-D states that alternative energy systems shall be an accessory to the principal permitted
use. The proposed solar farm will be accessory to the entire Kendall County Government Campus.
Signage
Section 10-19-4-F states that no commercial signage or attention getting device is permitted on any
alternative energy system. The submitted plans do not indicate any signage will be located on the solar
farm or the surrounding fence.
Utility Service Provider
Section 10-19-4-G requires written evidence that the electric utility service provider that serves the
proposed site has been notified of the owner’s intent to install an interconnected customer owned
electricity generator. ComEd has been notified of this project and an interconnection plan has been
submitted to them.
Landscape Plan
Per Section 8-12-2-H of the Landscape Ordinance, a Tree
Preservation Plan is required for all lots five (5) acres or
greater in area. No live trees with a four inch (4”) DBH
(diameter breast height) may be removed without first
submitting an application for tree removal and receiving
approval from the City. The petitioner is aware of this
requirement and has submitted some preliminary materials
for that study.
As shown in the attached draft landscape plan, the site
contains a total of 848 trees comprised of 22 species. The
location and health of these trees have also been
documented in the survey. About 70% of the trees
surveyed are in fair or good condition. The remaining 30%
of trees are either in poor condition or are dead. The
existing trees have been moved several times and were
originally meant to be located at the Kendall County
Government Center property temporarily. The County and
the petitioner are considering options to move these trees, if
possible, to a new location.
While the petitioner has proposed a solid fence along the southern boundary to screen the solar farm from
adjacent residents, the addition of landscaping for screening purposes is encouraged. The petitioner has
submitted a detailed landscape plan along the southern boundary of the solar farm. There are a proposed
71 trees to be planted south of the boundary fence to buffer the adjacent residential properties in
Blackberry Woods. These 71 trees will consist of 7 different species of trees including 12 trees, the
Japanese Tree Lilac, which will be saved from the existing trees on site. The petitioner has also submitted
examples and a fact sheet for each type of tree being proposed. The City’s landscape review consultant is
currently reviewing the submitted materials and once their review is complete, their requests and
comments will be subject to the petitioner’s special use.
Noise
At the EDC Meeting held on October 2, 2018, nearby residents raised concerns regarding noise levels the
solar farm would create. The petitioner has submitted materials to the City which demonstrate the noise
levels this solar farm would generate.
In their report, the petitioner has identified the three main components of the solar farm which include the
solar panels, tracking rack mounts, and inverter. The sound tests conducted by the petitioner show the
amount of decibels each of those components generate:
• Solar Panels – 0 Decibels
• Tracking Rack Mounts – 53 Decibels at a 10 foot distance
• Inverter – 63 Decibels at a 10 foot distance
For context on these volume ranges, see the exhibit on the next page for what types of noises are
generated by typical objects or people. The solar panels themselves create no noise pollution. The
tracking rack mounts generate a noise about the same as a refrigerator when measured from 10 feet away.
These motors will run every 10 minutes at 15 second intervals during the day while the sun is shining.
The inverter generates noise at the volume of a typical conversation measure from 10 feet away. The
inverter only runs while the system is operating during the day while the sun is out. The petitioner has
illustrated in their submission that the location of the inverters and tracker motors will be more than three
hundred (300) feet away from the nearest residential property.
Japanese Tree Lilac
Safety
Questions over the public health and safety of solar farms were asked at the EDC meeting. The petitioner
has submitted materials outlining the various concerns which were brought up at that meeting. In terms
of electromagnetic fields, often referred to as radiation, the solar farm conducts an extremely low
frequency. The amount of electromagnetic radiation which the solar array will emit is less than a
television or cell phone.
The petitioner has submitted materials stating that the panels themselves are made up of harmless
materials typically found within a household including aluminum, copper, and glass. The materials used
are sealed safely within the tempered glass that is tested to uphold all weather conditions including hail.
In the event of a panel breaking, the petitioner will replace the panel as soon as possible to avoid losing
potential energy collection.
Site Maintenance
GRNE Solar is leasing space from Kendall County and will maintain the solar field and the land. Regular
maintenance will occur to ensure the site is operating at maximum efficiency and that the underlying
landscape is being maintained. Additionally, the petitioner will conduct regular checkups on the
equipment and fencing to ensure safety on the site. Staff has requested that the petitioner install a camera
system which allows the Sheriff to monitor the field at any time and that the access gate will have a knox
box for emergency access. These requests will be conditions for the special use.
Abandoned Systems
In the Zoning Ordinance, Section 10-19-4-E states all alternative energy systems inactive or inoperable
for a period of 12 continuous months shall be deemed abandoned and the owner is required to repair or
remove the system from the property at the owner’s expense within 90 days of notice from the City. To
ensure compliance, staff recommends the petitioner provide a security guarantee in a form acceptable to
the City to cover such costs including, but not limited to the removal, property restoration, and city legal
expenses, as a condition of the Special Use approval.
In addition to the security, staff also recommends a blanket easement over the property to allow the City
or its contractor to enter and remove the abandoned system in compliance with the City Code, as a
condition of the Special Use approval. The petitioner is aware of these conditions which will be a part of
their special use authorization.
ALTERNATIVE LAND USES:
The proposed solar farm requires this special use process be conducted but this site is zoned O Office
District and there are many outright permitted uses which may be located on this site without a public
hearing process. The bulk regulations for the O Office District are as follows (Section 10-7-1):
Zone Zoning District Max. Lot
Coverage
Setbacks Max. Building
Height Min. Front Min. Side Min. Rear
O Office District 20,000 sq. ft. 30’ 10’ (20’ corner) 20’ 80’ (6 stories)
In terms of permitted uses, most of the outright permitted uses within the O Office District are for public
or private offices and some select services including libraries, banks, and coffee shops. Kendall County
could also expand their existing permitted uses on the site such as the jail or courthouse.
Therefore, it is possible that Kendall County could construct a 6 story or 80 foot tall office complex that is
only 20 feet away from the rear property line without having to go through a public hearing process.
Zoning and building reviews would be conducted once building permits were received to ensure that all
standards are met.
ENGINEERING COMMENTS:
Please refer to the attached comments prepared by Engineering Enterprises Inc. (EEI) dated August 2,
2018. The work items listed in the review letter will become conditions for the Special Use and a
requirement for issuance of a building permit.
SPECIAL USE STANDARDS:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use requests. No special
use shall be recommended by the Planning and Zoning Commission unless said commission shall find
that:
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 in which it is to be located.
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 proposed special use is not contrary to the objectives of the official comprehensive plan of
the City as amended.
Additionally, Section 10-19-4C of the City’s Zoning Ordinance establishes standards for special use
requests regarding alternative energy systems. No special use shall be recommended by the Planning and
Zoning Commission unless said commission shall find that:
1. The city council shall determine that the application has met all of the general requirements of
this chapter.
2. The proposed energy system shall further the intent of this chapter and provide renewable energy
to the property on which it is proposed.
3. The proposed alternative energy system is located in such a manner as to minimize intrusions on
adjacent residential uses through siting on the lot, selection of appropriate equipment, and other
applicable means.
4. The establishment for the proposed alternative energy system will not prevent the normal and
orderly use, development or improvement of the adjacent property for uses permitted in the
district.
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 during the public
hearing at the Planning and Zoning Commission meeting.
STAFF COMMENTS & RECOMMENDATIONS:
Staff recommends the following conditions to the special use:
1. The minimum clearance between the lowest point of the system and the surface on which
the system is mounted is one foot and seven inches (1’7”).
2. A seven foot and six inch (7’6”) tall solid opaque fence be installed along the entire
perimeter of the solar farm.
3. The petitioner must implement the landscape plan submitted by the petitioner and
completed by Hampton, Lenzini, and Renwick, Inc. dated October 29, 2018.
4. The petitioner must comply with all comments and requirements made by Planning
Resources, Inc. from the landscape plans dated October 29, 2018.
5. A security camera system must be installed which gives monitoring access of the solar
farm to the County Sheriff
6. A knox box must be installed near the access gate for emergency situations.
7. The petitioner provide a security guarantee in a form acceptable to the City to cover such
costs including, but not limited to the removal, property restoration, and city legal
expenses and a blanket easement be provided over the property to allow the City or its
contractor to enter and remove the abandoned system in compliance with the City Code.
8. Adherence to all comments prepared by EEI, city engineering consultant, in a letter dated
August 2, 2018.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on November 14, 2018 and discussion
of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council
a request for Special Use authorization to construct a freestanding solar energy system, or solar farm,
on a O Office District zoned property located at the southwest corner of the Kendall County
Government Center, subject to staff recommendations in a memo dated November 7, 2018 and further
subject to {insert any additional conditions of the Planning and Zoning Commission}…
ATTACHMENTS:
1. Special Use Application with Attachments
2. GRNE Design Packet
3. Staff Follow Up Letter (4-2-2018)
4. GRNE Response to Follow Up Letter (4-10-2018)
5. Plan Council Follow Up Letter (8-10-2018)
6. GRNE Plan Council Response Packet (8-27-2018)
7. Draft Landscape Plan and Tree Survey (9-14-2018)
8. Blackberry Woods HOA Presentation (11-6-2018)
9. Updated Draft Landscape Plan (11-6-2018)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
1 OF 9
INTENT AND PURPOSE:
The purpose of the zoning code is based upon the authority of the city to divide its land into districts by use, bulk, location of building and structures, in
a substantially uniform manner. It is recognized that while some uses are permitted under the zoning code to keep uniformity, a case-by-case analysis
must be conducted for certain permitted uses to discover the impact of those uses on neighboring land and of the public need for the particular use at
the particular location. In these cases a special use must be granted.
This packet explains the process to successfully submit and complete an Application for Special Use. It includes a detailed description of the process and
the actual application itself. Please type the required information in the application on your computer. The application will need to be printed and signed
by the petitioner. 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 Special Use process, please refer to “Title 10, Chapter 4, Section 9 Special Uses” of
the Yorkville, Illinois City Code.
APPLICATION PROCEDURE:
STAGE 1
Submit
Application, Fees,
and All Pertinent
Information to
the Community
Development
Department
STAGE 2
Plan Council
Review
Meets on the 2nd
and 4th Thursday
of the Month
STAGE 4
Planning
and Zoning
Commission Public
Hearing
Meets on the 2nd
Wednesday of the
Month
STAGE 5
City Council
Public Hearing
Meets on the 2nd
and 4th Tuesday of
the Month
STAGE 1: APPLICATION SUBMITTAL
The following must be submitted to the Community Development Department:
• One (1) original signed application with legal description.
• Three (3) 11” x 17” copies each of the exhibits, proposed drawings, location map, and site plan. Large items must be folded to fi t in a 10” x 13” enve-
lope.
• Appropriate fi ling fee.
• One (1) CD or portable USB drive containing one (1) electronic copy (pdf) of each of the following: signed application (complete with exhibits), pro-
posed drawings, location map, and site plan. A Microsoft Word document with the legal description is also required.
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 forty fi ve (45) days prior to the targeted Planning and Zoning Commission meeting. An incomplete
submittal could delay the scheduling of the project.
Petitioner 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 petitioner will be required to establish a deposit account with the city to
cover these fees. The Petitioner Deposit Account/Acknowledgment of Financial Responsibility form is attached to this document and must be submitted with
the application.
STAGE 3
Economic
Development
Committee
Meets on the 1st
Tuesday of the
Month
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
2 OF 9
STAGE 2: PLAN COUNCIL
Petitioner must present the proposed 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 Engineer, the Building Department Offi cial, the Public Works Director, the Director of Parks and Recreation,
a Fire Department Representative, and a Police Department Representative. Upon recommendation by the Plan Council, petitioner will move forward to the
Planning and Zoning Commission hearing.
STAGE 3: ECONOMIC DEVELOPMENT COMMITTEE
Applicant must present the proposed plan to the Economic Development Committee. Economic Development Committee meets at 7:00 p.m. on the 1st
Tuesday of each month. 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.
STAGE 4: PLANNING AND ZONING COMMISSION
Petitioner will attend a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission meets on the 2nd Wednesday
of the Month at 7:00pm. Notice will be placed in the Kendall County Record by the United City of Yorkville. The petitioner is responsible for sending certifi ed
public hearing notices to adjacent property owners within fi ve hundred (500) feet of the subject property no less than fi fteen (15) days and no more than
thirty (30) days prior to the public hearing date. Twenty four (24) hours prior to the public hearing, a certifi ed affi davit must be fi led by the petitioner with the
Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notifi ed. The Planning and
Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No
special use shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance. The Certifi ed
Mailing Affi davit form is attached to this document and must be submitted prior to the scheduled Planning and Zoning Commission meeting.
STAGE 5: CITY COUNCIL
Petitioner will attend the City Council meeting where the recommendation of the special use will be considered. The City Council meets on the 2nd and 4th
Tuesdays of the month at 7:00pm. City Council will make the fi nal approval of the special use.
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
3 OF 9
DORMANT APPLICATIONS
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:
• The applicant has been notifi ed of such defi ciencies and has not responded or provided a time line for completing the application within ninety (90)
days from the time of notifi cation.
• 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, the application shall not be reconsidered except after the fi ling of a completely new
application.
Withdrawal or termination of an application shall not aff ect 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)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
4 OF 9
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$1,000.00
$2,500.00
$5,000.00
$10,000.00
$20,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
5 OF 9
DATE: PZC NUMBER: DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION: COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:
REQUESTED SPECIAL USE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
6 OF 9
ATTORNEY INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ENGINEER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within fi ve hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
7 OF 9
SPECIAL USE STANDARDS
PLEASE STATE HOW 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:
PLEASE STATE HOW 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:
PLEASE STATE HOW 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:
PLEASE STATE HOW ADEQUATE UTILITIES, ACCESS ROADS, DRAINAGE OR OTHER NECESSARY FACILITIES HAVE BEEN OR ARE BEING PROVIDED:
3/21/2018
9 OF 9
PETITIONER DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF
FINANCIAL RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
PROJECT NUMBER: FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITION/APPROVAL TYPE (check appropriate box(es) of approval requested):
CONCEPT PLAN REVIEW AMENDMENT (TEXT) ANNEXATION REZONING
SPECIAL USE MILE AND 1/2 REVIEW ZONING VARIANCE PRELIMINARY PLAN
FINAL PLANS PLANNED UNIT DEVELOPMENT FINAL PLAT
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund to
cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account Fund
include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related to legal
fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each fund account
is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial deposit is drawn
against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible Party will receive
an invoice refl ecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit amount, the
Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent reviews/fees related
to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff , consultants, boards and commissions may
be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund the balance to the
Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for the refund check to be
processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed to the address provided
when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME: COMPANY
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of Yorkville,
I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or Company/
Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and transfer of
funds. Should the account go into defi cit, all City work may stop until the requested replenishment deposit is received.
PRINT NAME TITLE
SIGNATURE DATE
ACCOUNT CLOSURE AUTHORIZATION
DATE REQUESTED: ________________________________________ COMPLETED INACTIVE
PRINT NAME: ___________________________________________ WITHDRAWN COLLECTIONS
SIGNATURE: ____________________________________________ OTHER
DEPARTMENT ROUTING FOR AUTHORIZATION: COM. DEV. BUILDING ENGINEERING FINANCE ADMIN.
EXHIBIT A - LEGAL DESCRIPTION
230 N Hicks Place, Palatine, IL 60067
GRNE Solar
230 N. Hicks Place
Palatine, IL 60067
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Telephone: 630-553-4350
March 23, 2018
RE: Chapter 19 – Alternative Energy Systems – Standards For Granting a Special Use
1. The city council shall determine that the application has met all of the general requirements of this
chapter.
GRNE Solar along with Progressive Energy Group and Kendall County have reviewed Chapter 19 –
Alternative Energy Systems – and have paid close attention to ensuring compliance with the standards
set forth by the City of Yorkville in order to gain approval for this project.
2. The proposed energy system shall further the intent of this chapter and provide renewable energy to
the property on which it is proposed.
This project directly aligns with the intent of Chapter 19 to regulate alternative energy systems and to
promote their effective and efficient use. By abiding by the standards and ensuring compliance, this
project will help create and utilize renewable energy for the customer. The energy produced will be
used to directly offset the energy load of the customer.
3. The proposed alternative energy system is located in such a manner as to minimize intrusions on
adjacent residential uses through siting on the lot, selection of appropriate equipment, and other
applicable means.
We have worked with Kendall County to identify the best possible space for the location of this project.
We have set it back off of route 34 to the back of the property. Additionally, the entire array will be
surrounded by a 6’ chain-link fence to ensure safety and security and minimize concerns with aesthetics.
4. The establishment for the proposed alternative energy system will not prevent the normal and
orderly use, development or improvement of the adjacent property for uses permitted in the district.
Implementation of this project will not have an impact on normal use or development of other
properties in this area. There are no outstanding or adverse effects that will result from installing the
solar energy equipment. The solar array will be enclosed by the security fence and will not impact the
surrounding properties.
PIN mailto_name mailto_address1 mailto_address2 mailto_csz
02-29-128-024 KING KAREN L 726 INDEPENDENCE CT YORKVILLE IL 60560
02-29-126-002 FAITH UNLIMITED INC 1407 CANNONBALL TRAIL YORKVILLE IL 60560
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02-29-128-014 PIERSKI JOAN I 1377 CANNONBALL TRL YORKVILLE IL 60560
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02-29-128-027 CLAUSEL CHRISTOPHER L & JENNIFER K 764 JOHN ST YORKVILLE IL 60560
02-29-128-021 KIJAK JANET & GIESE DIANA 1381 CANNONBALL TRL YORKVILLE IL 60560
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02-29-126-005 NORSKE LLC 759 JOHN ST SUITE A YORKVILLE IL 60560
02-29-101-002 KENDALL HOLDINGS I LLC % GREENWOOD GLOBAL INC 707 SKOKIE BLVD STE 600 NORTHBROOK IL 60062
02-29-101-001 KENDALL HOLDINGS I LLC % GREENWOOD GLOBAL INC 707 SKOKIE BLVD STE 600 NORTHBROOK IL 60062
02-29-101-005 TARGET CORPORATION %PROPERTY TAX DEPT T-2378 PO BOX 9456 MINNEAPOLIS MN 554409456
02-29-129-024 CHILDS JUDITH C 1024B JOHN ST YORKVILLE IL 60560
02-29-123-022 MONTALVO LUCIO & GUADALUPE 891 PURCELL ST YORKVILLE IL 60560
02-29-123-023 DUDA EDWARD S III & BRITTANY M 895 PURCELL ST YORKVILLE IL 60560
02-29-128-017 SMITH LESLI J 739 INDEPENDENCE CT YORKVILLE IL 60560
02-29-123-011 KLOSKA WILLIAM C & VANESSA A 892 N CARLY CIR YORKVILLE IL 60560
02-29-123-010 HOCHSTETLER GINA & STEVEN 902 N CARLY CIR YORKVILLE IL 60560
02-29-132-007 LACHAPELL JEFFREY R & LINDSEY 1210 PATRICK CT YORKVILLE IL 60560
02-29-123-003 NC GLOBAL LLC 1033 REDWOOD LN MINOOKA IL 60447
02-29-122-021 FLETES NOE & FLETES OSCAR 873 N CARLY CIR YORKVILLE IL 60560
02-29-122-014 MCCUE BUILDERS INC PO BOX 354 BRISTOL IL 60512
02-29-122-009 NC GLOBAL LLC 1033 REDWOOD LN MINOOKA IL 60447
02-29-123-015 PHENEY KEVIN & JULIANNE 866 N CARLY CIR YORKVILLE IL 60560
02-29-123-013 STRIBIAK FAMILY LIVING TRUST DECL OF TR 876 N CARLY CIR YORKVILLE IL 60560
02-29-123-014 KALUZNY JASON & SHARON 872 N CARLY CIR YORKVILLE IL 60560
02-29-123-026 CURRAN, LAURA & ANAGNOPOULOS, LINDSAY 921 PURCELL ST YORKVILLE IL 60560
02-29-123-027 MAMARIL MA QUENNIE C & ROSS P 931 PURCELL ST YORKVILLE IL 60560
02-29-122-011 WEST SUBURBAN BANK TR 14170 P O BOX 354 BRISTOL IL 60512
02-29-122-012 STONE DOUGLAS L 937 N CARLY CIR YORKVILLE IL 60560
02-29-122-013 KLOSKA WILLIAM & ANTONETTE M 927 N CARLY CR YORKVILLE IL 60560
02-29-128-029 PERKINS DALE & ETHEL 736 INDEPENDENCE CT YORKVILLE IL 60560
02-29-128-028 ESSIG CHARLES J 732 INDEPENDENCE DR YORKVILLE IL 60560
02-29-129-020 SLEEZER JOHN R 204 B CANNONBALL TRL YORKVILLE IL 60560
02-29-129-019 BROWN TODD WILLIAM 39 TIMBERVIEW LN YORKVILLE IL 60560
02-29-129-022 HASKE KAREN E 1023 INDEPENDENCE BLVD YORKVILLE IL 60560
02-29-126-007 FIRST NATIONAL BANK OTTAWA 701 LASALLE ST OTTAWA IL 61350
02-29-128-012 METZGER CYNTHIA G 1343 CANNONBALL TRL YORKVILLE IL 60560
02-29-130-001 MARINO SHEILA LYNN DECL OF TR 46 BRISTOL RIDGE RD BRISTOL IL 60512
02-29-127-032 CASTLE BANK NA % JAMES RATOS TRUST 207 W KENDALL DR YORKVILLE IL 60560
02-29-123-005 WEST SUBURBAN BANK TR 14170 P O BOX 354 BRISTOL IL 60512
02-29-123-006 NC GLOBAL LLC 1033 REDWOOD LN MINOOKA IL 60447
02-29-123-007 WOOD GEOFFREY L & SAMANTHA MARIE 936 N CARLY CIR YORKVILLE IL 60560
02-29-123-008 ROBERTS EVAN O & ASHLEIGH G 926 N CARLY CIR YORKVILLE IL 60560
02-29-123-009 NC GLOBAL LLC 1033 REDWOOD LN MINOOKA IL 60447
02-29-123-021 FANTHORPE MEGAN N 885 PURCELL ST YORKVILLE IL 60560
02-29-101-007 KENDALL HOLDINGS I LLC % GREENWOOD GLOBAL INC 707 SKOKIE BLVD STE 600 NORTHBROOK IL 60062
02-29-101-003 KENDALL HOLDINGS I LLC % GREENWOOD GLOBAL INC 707 SKOKIE BLVD STE 600 NORTHBROOK IL 60062
02-29-123-028 NC GLOBAL LLC 1033 REDWOOD LN MINOOKA IL 60447
02-29-123-030 TOMSE MARIANNE F 961 PURCELL ST YORKVILLE IL 60560
02-29-123-029 SNYDER DAVID F & MARY A 951 PURCELL ST YORKVILLE IL 60560
02-29-123-004 WEST SUBURBAN BANK TR 14170 P O BOX 354 BRISTOL IL 60512
02-29-123-001 CAMARDO PATRICK R & THERESA ,M 1036 N CARLY CIR YORKVILLE IL 60560
02-29-123-002 BRADEN STEPHEN A 1012 N CARLY CIR YORKVILLE IL 60560
02-29-128-016 CARLSON JOHN M 735 INDEPENDENCE CT YORKVILLE IL 60560
02-29-128-025 DANIELS ANGELA S & DANIELS CHRISTOPHER M JR 722 INDEPENDENCE CT YORKVILLE IL 60560
02-29-132-006 PITON ANDREW & URSZULA 1220 PATRICK CT YORKVILLE IL 60560
02-29-122-003 ROOT SAMUEL J & JENNA M 1027 N CARLY CIR YORKVILLE IL 60560
02-29-132-001 BLACKBERRY WOODS HOMEOWNERS ASSOCIATION 2679 RTE 34 OSWEGO IL 60543
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
02-29-123-025 RUEBENSAM KEVIN A & ANGELIKA 911 PURCELL ST YORKVILLE IL 60560
02-29-123-024 GOSSMEYER ROSE & BERRY-GOSSMEYER KATHLEEN 901 PURCELL ST YORKVILLE IL 60560
02-29-122-010 BAYE NATALIE MICHELLE 957 N CARLY CIR YORKVILLE IL 60560
02-29-122-015 MCCUE, RONALD & WIRTZ, SHERRIE 903 CARLY N YORKVILLE IL 60560
02-29-131-006 KENDALL HOLDINGS I LLC % GREENWOOD GLOBAL INC 707 SKOKIE BLVD STE 600 NORTHBROOK IL 60062
02-29-122-002 SCHWERER MICHAEL & FIEBRANDT HANNAH E 1033 N CARLY CIR YORKVILLE IL 60560
02-29-127-037 CASTLE BANK NA % JAMES RATOS TRUST 207 W KENDALL DR YORKVILLE IL 60560
02-29-127-035 RATOS JAMES C 3150 D CANNONBALL TRL YORKVILLE IL 60560
02-29-127-036 RATOS JAMES C 3150 D CANNONBALL TRL YORKVILLE IL 60560
02-29-128-019 SCHOLES GARY & CARRIE 1361 CANNONBALL TRL YORKVILLE IL 60560
02-29-122-019 UNDESSER MARK A 883 N CARLY CIR YORKVILLE IL 60560
02-29-132-008 NC GLOBAL LLC 1033 REDWOOD LN MINOOKA IL 60447
02-30-200-019 COPLEY VENTURES INC 2000 OGDEN AVE AURORA IL 60504
02-30-200-020 COPLEY VENTURES INC 1300 WATERFORD DR AURORA IL 60504
02-30-400-006 FISHER GAIL C ET AL 501 CONOVER LN YORKVILLE IL 60560
02-29-133-001 MCCUE BUILDERS INC PO BOX 354 BRISTOL IL 60512
02-29-128-020 OPEL, CAROL L & THORNE, ANGELINE E 1393 CANNONBALL TRL YORKVILLE IL 60560
02-29-128-013 DIEHL DONNA L 204 WALNUT ST YORKVILLE IL 60560
02-29-128-030 MILAM GREGORY L & DEBRA L 729 INDEPENDENCE COURT YORKVILLE IL 60560
02-29-122-018 GULLING BENNETT & DANIELLE 889 CARLY CIR YORKVILLE IL 60560
02-29-122-001 BENNETT TIMOTHY E & NANCY A 1037 N CARLY CIR YORKVILLE IL 60560
02-29-133-002 BAUDE MATTHEW CHRISTOPHER & CHRISTINA MARIE 1210 CANNONBALL TRL YORKVILLE IL 60560
02-29-133-003 MCCUE BUILDERS INC PO BOX 354 BRISTOL IL 60512
02-29-122-020 SCHUSTER JOHN & MELANIE 877 N CARLY CIR YORKVILLE IL 60560
02-29-132-003 WEST SUBURBAN BANK TR 14170 P O BOX 354 BRISTOL IL 60512
02-29-132-004 WEST SUBURBAN BANK TR 14170 P O BOX 354 BRISTOL IL 60512
02-29-133-004 STOKER SCOTT G 1202 CANNONBALL TRL YORKVILLE IL 60560
02-29-128-031 OBENAUER MICHAEL E & BARBARA L 723 INDEPENDENCE CT YORKVILLE IL 60560
02-29-127-039 LI KAI FENG 684 VETERANS PKWY YORKVILLE IL 60560
02-29-132-005 HANAHAN JASON & KATIE 1221 PATRICK CT YORKVILLE IL 60560
02-29-122-006 OLSZEWSKI, MICHAEL F & FELTZ, SARAH A 997 N CARLY CIR YORKVILLE IL 60560
02-29-122-008 BERGER ADAM & ANGELA 977 N CARLY CIR YORKVILLE IL 60560
02-29-122-017 WEST, RYAN & SORIS, KARI 893 N CARLY CIR YORKVILLE IL 60560
02-29-122-007 KILGORE BENJAMIN W & MORT JENNIFER J 987 N CARLY CIR YORKVILLE IL 60560
02-29-122-005 HAWKINS JENNIFER L 1007 N CARLY CIR YORKVILLE IL 60560
02-29-122-004 ROY, JACQUES A & SAXTON, CAROLYN M 1023 N CARLY CIR YORKVILLE IL 60560
02-30-200-023 CHICAGO TITLE LAND 405 E. SHERIDAN RD LAKE BLUFF IL 60044
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING & ZONING COMMISSION
PZC 2018-07
NOTICE IS HEREWITH GIVEN THAT GRNE Solar, Eric Peterman, petitioner, has filed an application
with the United City of Yorkville, Kendall County, Illinois, requesting special use permit approval to
install and operate a solar farm with more than one freestanding solar energy system on approximately 7.4
acres of land consisting of roughly 6,400 solar modules. The real property, zoned in the O Office District,
is located at the southeast corner of John Street and Beecher Road at the Kendall County Government
Campus in Yorkville, Illinois as illustrated in the map below:
The legal description is as follows:
PARCEL 1
THAT PART OF THE NORTHWEST QUARTER OF SECTION 29, TOWNSHIP 37 NORTH, RANGE
7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT
THE SOUTHWEST CORNER OF THE TRACT CONVEYED TO THE KENDALL COUNTY PUBLIC
BUILDING COMMISSION BY THE TRUSTEE’S DEED RECORDED NOVEMBER 17, 1989 AS
DOCUMENT NUMBER 896707; THENCE NORTH 01° 14’11” WEST, ALONG THE EAST LINE OF
RUSH-COPLEY HEALTHCARE CENTER, 15.0 FEET; THENCE NORTH 88°29’47” EAST,
PARALLEL WITH THE SOUTH LINE OF SAID BUILDING COMMISSION TRACT, 12.50 FEET
FOR THE POINT OF BEGINNING; THENCE NORTH 88°29’47” EAST, PARALLEL WITH SAID
SOUTH LINE, 615.74 FEET; THENCE NORTH 01°30’13” WEST, PERPENDICULAR TO THE LAST
DESCRIBED COURSE, 525.0 FEET; THENCE SOUTH 88°29’47” WEST, PARALLEL WITH SAID
SOUTH LINE, 600.79 FEET; THENCE SOUTH 01°14’11” EAST, 22.17 FEET; THENCE SOUTH
88°45’49” WEST, 12.50 FEET; THENCE SOUTH 01°14’11” EAST, 502.89 FEET TO THE POINT OF
BEGINNING IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
PIN: 02-29-100-006
An example of a similar project completed by the Petitioner:
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the United City of
Yorkville will conduct a public hearing on said application on Wednesday, November 14, 2018 at 7:00
p.m. at the United City of Yorkville, City Council Chambers, located at 800 Game Farm Road, Yorkville,
Illinois 60560.
The public hearing may be continued from time to time to dates certain without further notice being
published.
Application and information materials regarding this notice are available for public review and any
questions or written comments should be addressed to the United City of Yorkville Community
Development Department, City Hall, 800 Game Farm Road, Yorkville, Illinois. All interested parties are
invited to attend the public hearing and will be given an opportunity to be heard.
By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois.
BETH WARREN
City Clerk
BY: Lisa Pickering
Deputy Clerk
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 1
Design Packet For:
Kendall County, IL
111 West Fox Street
Yorkville, IL 60560
Table of Contents:
System Design Summary…….… Pages 2-3
Electrical Single-Line Diagram……… Page 4
Equipment Data Sheets………. Pages 5-10
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 2
System Design Summary
Power Allocation Key:
Orange - Health Department
Pink - Public Safety Center
Blue - Courthouse
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 3
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 4
Electrical Single Line Diagram
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 5
Equipment Data Sheets
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 6
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 7
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 8
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 9
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3016 | www.grnesolar.com
Page | 10
April 2, 2018
Mr. Eric Peterman
Owner
GRNE Solar VIA E-MAIL (eric@GRNEsolar.com)
230 N Hicks Place
Palatine, IL 60067
RE: GRNE Solar – Kendall County Complex
Application for Special Use Permit for a Solar Farm
Dear Mr. Peterman,
Staff has reviewed your submitted application for the above-referenced project and found
deficiencies in needed information/documentation before the application can be deemed complete.
Please provide the additional information requested below in order to advance to the next regularly
scheduled meeting in the process:
1. Detailed information regarding the setback dimensions the solar field (fence not included)
from each lot line (front, sides, rear).
2. Detailed information which illustrates the overall height of the structures.
3. Per Section 10-19-7-E of the Zoning Ordinance regarding Alternative Energy Systems for
freestanding solar units, the panels are to be placed such that the concentrated solar
radiation or glare does is not directed onto nearby properties or roadways. Please provide
the distance, in linear feet, of the closest solar module to the nearest neighboring property
with a building and roadway on the Site Plan and a written project narrative of how the
solar panels will not produce glare on the southern residential properties.
4. A dimensioned section detail is required for the proposed perimeter fence. Note that
Section 10-17-2 of the Zoning Ordinance regarding Fencing and Screening prohibits the
use of chain-link fencing, but allows for vinyl coated chain-link fencing only in the rear
and side yards. Additionally, barbed wire is prohibited in Residential and Business zoned
districts. The proposed fence is chain link. Permitted fence materials are provided in
Section 10-17-2-F of the Zoning Ordinance. Staff is recommending something opaque to
hide the panels from the residential properties to the south.
5. Section 10-19-4-G requires evidence that the electric utility service provider that serves
the proposed site has been notified of the owner’s intent to install an interconnected
customer owned electricity generator. Please provide this documentation.
United City of Yorkville
County Seat of Kendall County
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-8545
Fax: 630-553-3436
Website: www.yorkville.il.us
6. Petitioner needs to clarify whether or not there are plans for a solar farm to be built within
the 4.4-acre private stormwater drainage facility along the front of the property near the
intersection of Beecher Road and Route 34.
7. A Plat of Survey or detail illustration which details the new property line along Route 34
due to the expansion of the roadway by IDOT.
8. Per Section 8-12-2-H of the Landscape Ordinance, a Tree Preservation Plan is required for
all lots five (5) acres or greater in area. No live trees with a four inch (4”) DBH (diameter
breast height) may be removed without first submitting an application for tree removal and
receiving approval from the City. Please refer to the following link to the Landscape
Ordinance for additional information:
http://www.sterlingcodifiers.com/codebook/index.php?book_id=415
9. Section 10-19-9-A-3 states prior to permit issuance, the owner shall sign an
acknowledgement that said owner will be responsible for any and all enforcement costs
and remediation costs resulting from any violations of that chapter. The costs include, but
are not limited to, removal of system, property restoration upon removal of the system,
city legal expenses and hearing costs associated with violations of that chapter. This will
be a condition of the Special Use approval.
Upon satisfactory receipt of the information requested by Friday, April 13, 2018, you will
be placed on the next available Plan Council meeting. A revised tentative meeting schedule will be
provided to you upon review of the completed application.
Please contact me with any questions at 630-553-8555, or via email: jengberg@yorkville.il.us.
Sincerely,
Jason Engberg
Senior Planner
Cc: Gary Golinski, Mayor (via e-mail)
Bart Olson, City Administrator (via e-mail)
Erin Willrett, Assistant City Administrator (via e-mail)
Krysti J. Barksdale-Noble, AICP (via e-mail)
Kathleen Field-Orr, City Attorney (via e-mail)
Brad Sanderson, EEI, City Engineer (via-email)
Lisa Pickering, Deputy City Clerk (via e-mail)
Matt Asselmeier, Kendall County Senior Planner (via e-mail)
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067
230 N Hicks Place
Palatine, IL 60067
Eric@GRNESolar.com
(312)859-3016
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-8545
RE: Application for Special Use Permit for a Solar Farm
Dear Staff:
Please see responses enclosed to questions submitted on April 2, 2018 regarding our application for
special use permit.
1. Detailed information regarding the setback dimensions for the solar field.
a. See attached site plan with setbacks noted.
2. Overall height of the structure – See attached drawings with heights noted.
3. The proposed solar array is designed as a tracker system. The solar module rows will be
installed in north/south rows and the panels will track the sun across the sky from the east to
the west throughout the day. At no time will the panels face due south, where the nearest
properties and roadways exist. See attached site plan noting the nearest solar module to the
nearest neighboring property.
4. See attached section view of the proposed 6’ chain link fence. GRNE solar is proposing the use
of chain link fence as a protection boundary around the perimeter of the solar array. This Fence
will be consistent with other fences already in place on the property being used at the jail
location at this time. The southern boundary fence abutting the southern residential property
could be a slatted chain link fence or equivalent.
5. ComEd has been notified of this project and an interconnection application has been submitted
on behalf of the County. Please see attached ComEd application.
6. There are no plans to construct solar at this time in the 4.4 acre private storm water drainage
facility near the intersection of Beecher road and Route 34.
7. A Plat of Survey of route 34 expansion will be provided by City engineer. The solar array will not
be located near this future expansion area.
8. GRNE Solar is aware of the landscape Ordinance 8-12-2-H. GRNE Solar is currently soliciting area
contractors to aid in conformance to this ordinance. A detailed plan for conformance to the
Tree Preservation Plan will be provided once a contractor has been selected for this work.
Please consider this application with the understanding that GRNE Solar plans to conform to this
ordinance as part of this process. We need to review all fencing and landscaping requirements
with the Kendall County Sheriff’s office as part of the County process to ensure we meet their
safety concerns as well.
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067
9. It is noted that we are aware of the requirements in Section 10-19-9-A-3. We have included
decommissioning as a component of our agreement with Kendall County.
Sincerely,
Eric Peterman
GRNE Solar
INVERTERSTRANSFORMEREQUIPMENT STORAGELINES TO BUILDINGS50'-0.00"50'-0.00"SUB-PANELS20' SETBACK FROMWEST BOUNDARY8' SETBACK FROMSOUTH BOUNDARY8' SETBACK FROMEAST BOUNDARY8' SETBACK FROMNORTH BOUNDARY10'-0"10'-0"962'-3"710'-6"
75'-0"Setback dimensions from Property Lines
Chain-link Fence Detail
Solar Racking Structure
Kendall County , Attn: Jim Smiley
804 W John St, Suite B
Yorkville IL 60560
630-553-4102
jsmiley@co.kendall.il.us
GRNE Solar
230 N Hicks Pl
Palatine IL 60067
312-859-3417 312-859-3016
Eric.Peterman@grnesolar.com
811 John St
Yorkville IL 60560
ComEd
Constellation Energy
2118040067
CPS (Chint Power Systems)SCA50KTL-DO/US-480
GRNE Solar
230 N Hicks Pl
Palatine IL 60067
312-859-3417 312-859-3016
Eric.Peterman@grnesolar.com
Midwestern Electric, INC.
East Chicago
219-397-4444
IN
1620, E Chicago Ave
46312
EC@Midwesternelectricinc.com
480
Solar
Photovoltaic
50 24 1200
11/01/2018
Module-Yingli, YL335D-36b (Nov16) (335W)
Inverter- CPS,SCA50KTL-DO/US-480
50
480
60.2
50
SCA50KTL-DO/US-480CPS
50000 50000
98.80 1
Director of Facility management
$1,300
August 10, 2018
Mr. Eric Peterman
Owner
GRNE Solar VIA E-MAIL (eric@GRNEsolar.com)
230 N Hicks Place
Palatine, IL 60067
RE: GRNE Solar – Kendall County Government Campus
Follow-up Letter for Special Use Permit Application for a Solar Farm
Dear Mr. Peterman,
This correspondence is intended to follow-up on the recent Plan Council meeting held on
August 9, 2018 to discuss the proposed Special Use Permit application for a proposed solar farm
project at the above-referenced location. Per that discussion, below are the comments presented
during the Plan Council meeting for which additional information, revised plans and/or a written
response is requested:
Community Development Comments:
Plat of Survey
• A Plat of Survey of the subject property will need to be provided.
Glare Study
• A glare/glint study of the proposed solar panel material shall be provided based upon
industry standards or manufacturers report. Additionally, please provide the distance, in
linear feet, of the closest solar module to the nearest neighboring property with a building
and roadway on the Site Plan.
Height
• A dimensioned elevation and/or manufacturers cut sheet of the proposed solar panel at full
tilt to verify the maximum overall height shall be provided.
• Section 19-7-D of the City’s Zoning Ordinance, the minimum clearance between the
lowest point of the system and the surface which the system is mounted is ten (10) feet.
United City of Yorkville
County Seat of Kendall County
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-8545
Fax: 630-553-3436
Website: www.yorkville.il.us
The exhibit shows a one foot seven inch (1’7”) minimum clearance. Provide a statement
clarifying why the minimum clearance does not meet the required standard.
Fencing
• It was noted by the petitioner’s attorney that the Kendall County Sheriff’s office has
requested that the northern, western and eastern fence lines remaining fully transparent
and unobstructed. The petitioner must provide a copy of that request in writing from the
Kendall County Sherriff’s office for consideration.
• Staff continues to recommend a 100% opaque fence around the entire perimeter of the
proposed solar field, in either a wood or non-metallic material. Additionally, the overall
fence height shall meet or exceed the height of the solar panel at full tilt.
• A dimensioned elevation and/or manufacturers cut sheet of the proposed perimeter fence
is required. Staff recommends in addition to the fencing along the southern fence line
facing the existing residential homes, a landscape buffer to soften the view of the expanse
of fencing.
Accessory Use
• Section 19-4-D states that alternative energy systems shall be an accessory to the principal
permitted use. Please confirm that the Kendall County campus and the parcel the
proposed solar farm will be located will be consolidated into a single parcel to comply
with the accessory use standard.
Landscape Plan
• Per Section 8-12-2-H of the Landscape Ordinance, a Tree Preservation Plan is required for
all lots five (5) acres or greater in area. No live trees with a four inch (4”) DBH (diameter
breast height) may be removed without first submitting an application for tree removal and
receiving approval from the City. A Tree Preservation Plan and a landscape plan will be
required as part of the Special Use application.
Site Access
• The proposed site access should be clarified on the site plan.
Decommission
• Section 10-19-9-A-3 states prior to permit issuance, the owner shall sign an
acknowledgement that said owner will be responsible for any and all enforcement costs
and remediation costs resulting from any violations of that chapter. The costs include, but
are not limited to, removal of system, property restoration upon removal of the system,
city legal expenses and hearing costs associated with violations of that chapter.
• Section 10-19-4-E states all alternative energy systems inactive or inoperable for a period
of 12 continuous months shall be deemed abandoned and the owner is required to repair or
remove the system from the property at the owner’s expense within 90 days of notice from
the City. To ensure compliance, staff will recommend as a condition of the special use, the
petitioner provide a security guarantee in a form acceptable to the City to cover such costs
including, but not limited to the removal, property restoration, and city legal expenses.
• In addition to the security, staff will also recommend a blanket easement over the property
to allow the City or its contractor to enter and remove the abandoned system in
compliance with the City Code, as a condition of the Special Use approval.
Engineering Comments:
• Please refer to the attached comments prepared by Engineering Enterprises Inc. (EEI)
dated August 2, 2018. These work items listed in the review letter will become conditions
of your Special Use and a requirement for issuance of a building permit.
Revised plans and/or responses to the comments requested herein should be provided no later than
Friday, August 24, 2018, so that staff may incorporate the necessary information into our review
of the plans for upcoming committee/commission meetings regarding the Special Use request.
Upon satisfactory receipt of the information requested by the aforementioned deadline,
you will be tentatively placed on the Tuesday, September 4, 2018 Economic Development
Committee meeting.
Should you have any additional questions, please feel free to contact me at 630-553-8573, or via
email: knoble@yorkville.il.us.
Sincerely,
Krysti J. Barksdale-Noble, AICP
Community Development Director
Encl.
Cc: Gary Golinski, Mayor (via e-mail)
Bart Olson, City Administrator (via e-mail)
Erin Willrett, Assistant City Administrator (via e-mail)
Jason Engberg, AICP (via e-mail)
Kathleen Field-Orr, City Attorney (via e-mail)
Brad Sanderson, EEI, City Engineer (via-email)
Lisa Pickering, Deputy City Clerk (via e-mail)
Dan Kramer, Petitioner’s Attorney (via e-mail)
GRNE Solar | 230 N Hicks Place, Palatine, IL 60067 | (312)859-3417 | www.grnesolar.com
Page | 1
Responses to Items from the Plan Council
Meeting on August 9, 2018
Solar Project for Kendall County Campus
Table of Contents:
Plat of Survey…….… Pages 2-3
Glare Study……… Page 4-6
Height………. Pages 7-10
Fencing…….… Pages 11-12
Accessory Use……… Page 13
Landscape Plan………. Pages 14
Site Access……… Page 15
Decommission………. Pages 16
PLAT OF SURVEY
Solar and Glare
I. Introduction
A common misconception about solar photovoltaic (PV) panels is that they inherently cause or create
“too much” glare, posing a nuisance to neighbors and a safety risk for pilots. While in certain situations
the glass surfaces of solar PV systems can produce glint (a momentary flash of bright light) and glare (a
reflection of bright light for a longer duration), light absorption, rather than reflection, is central to the
function of a solar PV panel - to absorb solar radiation and convert it to electricity. Solar PV panels are
constructed of dark-colored (usually blue or black) materials and are covered with anti-reflective
coatings. Modern PV panels reflect as little as two percent of incoming sunlight, about the same as water
and less than soil or even wood shingles (SEIA/Sandia 2013). Some of the concern and misconception is
likely due to the confusion between solar PV systems and concentrated solar power (CSP) systems. CSP
systems typically use an array of mirrors to reflect sunlight to heat water or other fluids to create steam
that turns an electric generator. These typically involve large ground-mounted reflectors, usually in
remote desert locations, and are not installed in residential or commercial areas or near airports.
Solar PV system on the left compared to a parabolic trough CSP system on the right. Photo Copyright DOE/NREL/ORNL
II. PV on or near airports
June 2014
Solar and Glare
As of June 2013, there were over 30 solar projects in operation at airports in 15 different states (Barrett
2013). Solar installations have been successfully located at or near US international airports in Boston,
New York, San Francisco, and Denver, among others. Yet concerns over glint (a quick reflection) and
glare (a longer reflection) often arise when a PV system is proposed on or near an airport. Pilots are
familiar with both glint and glare as reflection is a common phenomenon, especially off of bodies of water
or in the form of glare from the sun itself. However, issues can arise if the solar PV system were to cast
glare into an air traffic control tower.1
The Federal Aviation Administration (FAA) has been actively reviewing the impact of glare from solar
panels to streamline an evaluation process that ensures safety while creating more opportunity for solar
installations on or near airports. The FAA filed notice of its Interim Policy for review of solar energy
systems on federally obligated airports (i.e. airports which receive federal funding) in October of 2013.2
This policy requires that a sponsor of a federally obligated airport must request FAA review and approval
to install solar on its “airport layout plan.” Federally-obligated airports must also notify the FAA of its
intent to construct any solar installation by filing FAA form 7460-1. The interim FAA policy also requires
the use of the Solar Glare Hazard Analysis Tool for on-airport solar development.
III. FAA and the Solar Glare Hazard Analysis Tool
In order to understand and model glare in accordance with FAA standards, Sandia National Laboratories
developed the Solar Glare Hazard Analysis Tool (SGHAT). Standardized safety metrics define what glare
intensity will cause unwanted visual impacts to Air Traffic Control towers and airplane pilots. SGHAT can
be used to evaluate the potential of a particular PV array to produce glare intensity, predicting when and
where glare will occur from a prescribed PV array at user-defined observation points (i.e. from the Air
Traffic Control Tower or from a series of points along an aircraft landing route) and be combined with
Google maps for an easy user interface. In instances where glare may be a concern, the tool can prescribe
minor adjustments to the tilt, direction, and location of the panels to alleviate any issues. SGHAT will
predict annual energy production for the various adjusted positions (SEIA/Sandia PPT).
IV. Role for Local Governments
Local governments may wish to include airport guidance within their local zoning ordinances that
address solar PV. The North Carolina Solar Center Template Solar Energy Development Ordinance for
North Carolina3 includes a section on airports and recommends aviation notification steps for both on -
airport solar projects and installations within 5 nautical miles of an airport. In addition to amendments to
local zoning codes, local governments have the opportunity to conduct outreach to airports,
1 http://www.unionleader.com/article/20120830/NEWS02/708309966/0/newhampshire
2 http://www.gpo.gov/fdsys/pkg/FR-2013-10-23/pdf/2013-24729.pdf
3 http://ncsc.ncsu.edu/wp-content/uploads/Template-Solar-Ordinance_V1.0_12-18-13.pdf
June 2014
Solar and Glare
organizations and local stakeholders about methods for predicting and managing glare impacts from
solar panels near airports or other locations. Such outreach furthers the safety goals of the FAA and the
solar energy development goals of municipalities and communities. Spreading awareness of the safety
of PV systems along with FAA guidance and glare measurement tools will help foster informed
communities and enable the deployment of safe and productive solar PV projects in locations where glint
and glare may be of concern.
V. Useful Links
Sandia Solar Glare Mapping Tools: https://share.sandia.gov/phlux
V. Citations
Barrett, S., June 2013, Glare Factor: Solar Installations And Airports, Solar Industry, Volume 6, Number 5.
http://www.solarindustrymag.com/issues/SI1306/FEAT_02_Glare_Factor.html.
Federal Register 2013, etc.: http://www.gpo.gov/fdsys/pkg/FR-2013-10-23/pdf/2013-24729.pdf
SEIA/Sandia Webinar on Solar PV and Glare:
http://www.seia.org/sites/default/files/resources/Final%20FAA%20Webinar%20Slides%20August%202
013.pdf
Authors: Caroline Palmer and Chad Laurent, Meister Consultants Group, Inc.
Meister Consultants Group, Inc. | 98 N. Washington St., Suite 302, Boston, MA 021 14 | www.mc-
group.com
This fact sheet, produced by Meister Consultants Group, Inc., is supported by the following team of organizations: ICLEI-USA;
International City/County Management Association (ICMA); Solar Electric Power Association (SEPA); Interstate Renewable
Energy Council, Inc. (IREC); North Carolina Solar Center (NCSC); The Solar Foundation (TSF); American Planning Association
(APA); and National Association of Regional Councils (NARC).
This material is based upon work supported by the U.S. Department of Energy under Award Number DE-EE0003525.This
fact sheet was prepared as an account of work sponsored by an agency of the United States Government. Neither the United
States Government nor any agency thereof, nor any of their employees, makes any warranty, express or implied, or assumes
any legal liability or responsibility for the accuracy, completeness, or usefulness of any information, apparatus, product, or
process disclosed, or represents that its use would not infringe on privately owned rights. Reference herein to any specific
commercial product, process, or service by trade name, trademark, manufacturer, or otherwise does not necessarily constitute
or imply its endorsement, recommendation, or favoring by the United States Government or any agency thereof. The views
and opinions of authors expressed herein do not necessarily state or reflect those of the United States Government or any
agency thereof.
~7'-1"
HEIGHT
HEIGHT
Section 19-7-D of the City’s Zoning Ordinance, the minimum clearance between the
lowest point of the system and the surface which the system is mounted is ten (10)
feet. The exhibit shows a one foot seven inch (1’7”) minimum clearance. Provide a
statement clarifying why the minimum clearance does not meet the required
standard.
The diagram on the previous page detailing the solar array is designed to
manufacturer’s specifications. At these specifications this is a minimum ground
clearance of 1’7”. The current zoning ordinance requires a minimum distance of 10’
clearance from the ground. This would not meet any of the industry’s racking
specifications and would further lift the solar modules off the ground causing them to
be more visible and would cause issues with wind load rating. The 1’7” clearance will
provide a discrete installation of the solar modules which will allow them to be fully
covered by the fencing and will meet manufacturer specification and building
requirements with wind load ratings.
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arraytechinc.com
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forgiving tolerances, create the most adaptable system in market for following natural land
contours and creates the greatest power generation potential from every site.
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Less is more. Array was founded on a philosophy of engineered simplicity. Minimizing potential
failure points (167 times fewer components than competitors), DuraTrack HZ v3 consistently
delivers higher reliability and an unmatched uptime of 99.99%.
FAILURE-FREE WIND DESIGN.
DuraTrack HZ v3 was designed and field tested to withstand some of the harshest conditions on
the planet. It is the only tracker on the market that reliably handles wind events with a fully
integrated, fully automatic wind-load mitigation system.
ZERO SCHEDULED MAINTENANCE.
Three decades of solar tracker system design, engineering and testing has resulted in
uncompromising reliability. Maintenance-free motors and gears, fewer moving parts, and
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DuraTrack® HZ v3
Modules Supported Most commercially available, including
Single-in-portrait standard. Two-or-three in
landscape (framed or frameless), four-in-landscape
(thin film) also available.
COST VERSUS VALUE
We believe value is more than the cost of
a tracking system. It’s about building with
forgiving tolerances and fewer parts so
construction crews can work efficiently.
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a failure-free wind management system.
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But most of all, value is measured in
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99.996%... and we’re still improving on it.
THE GLOBAL LEADER IN RELIABILITY
Array has spent decades designing and
perfecting the most reliable tracker on
the planet. Fewer moving parts, stronger
components and intelligent design that
protects your investment in the harshest
weather are but a few of the innovative
differences that keep your system
running flawlessly all day and you
resting easy at night.
Tracking Type Horizontal single axis
Terrain Flexibility N-S tolerance: 0°–8.5° Standard, option to increase
Driveline: 40° in all directions
kW per Drive Motor Up to 907 kW DC using 360W crystalline
String Voltage Up to 1,500V DC
Maximum Linked Rows 28
Maximum Row Size 80 modules (crystalline, 1,000V DC) &
90 modules (crystalline, 1,500V DC)
Drive Type Rotating gear drive
Motor Type 2 HP, 3 PH, 480V AC
Motors per 1 MW AC Less than 2
East-West / North-South Dimensions Site / module specific
Array Height 54” standard, adjustable
(46” min height above grade)
Ground Coverage Ratio (GCR)Flexible, 28–45% typical, others supported on request
frameless crystalline and thin film
Tracking Range of Motion ± 52°
Operating Temperature Range -30°F to 130°F (-34°C to 55°C)
Module Configuration
Module Attachment Single fastener, high-speed mounting clamps with
integrated grounding. Traditional rails for crystalline
in landscape, custom racking for thin film and
frameless crystalline per manufacturer specs.
Materials HDG steel and aluminum structural members
Allowable Wind Load (IBC 2012)135 mph, 3-second gust exposure C
Wind Protection Passive mechanical system relieves wind and
obstruction damage — no power required
ELEC TRONIC CO NTROLLER FEATURES/SPECIFICATI ONS
STRUCTURAL & MECHANICAL FEATURES/SPECIFICATIONS
Solar Tracking Method Algorithm with GPS input
Control Electronics MCU plus Central Controller
Data Feed MODBUS over Ethernet to SCADA system
Night-time Stow Yes
Tracking Accuracy ± 2° standard, field adjustable
Backtracking Yes
INSTA LLATION , OPERATION & MAIN TENANCE
PE Stamped Structural Calculations &
Drawings
Yes
On-site Training & System Commissioning Yes
Connection Type Fully bolted connections, no welding
In-field Fabrication Required No
Dry Slide Bearings & Articulating Driveline
Connections
No lubrication required
Scheduled Maintenance None required
GENE RAL
Annual Power Consumption (kWh per 1 MW)400 kWh per MW per year, estimated
Land Area Required per 1 MW Approx. 5 to 5.75 acres per MW @ 33% GCR (site
and design specific)
Energy Gain vs. Fixed-Tilt Up to 25%, site specific
Warranty 10 year structural, 5 year drive & control
components
Patent Numbers US patent 8,459,249. US patent 9,281,778.
US patent 9,581,678 B2 and patents pending
Codes and Standards UL Certified (3703 & 2703)
DuraTrack® HZ v3
7'-6"
Vinyl Coated
Chain Link
FENCING
SOUTH FENCE DETAIL
7'-6"
10'-0"
TYP.
RAILS
6" TREATED PICKET
GALVANIZED POST
ACCESSORY USE
Section 19-4-D states that alternative energy systems shall be an accessory to the
principal permitted use. Please confirm that the Kendall County campus and the
parcel the proposed solar farm will be located will be consolidated into a single
parcel to comply with the accessory use standard.
This is the case and has been provided.
LANDSCAPE PLAN
Per Section 8-12-2-H of the Landscape Ordinance, a Tree Preservation Plan is
required for all lots five (5) acres or greater in area. No live trees with a four inch
(4”) DBH (diameter breast height) may be removed without first submitting an
application for tree removal and receiving approval from the City. A Tree
Preservation Plan and a landscape plan will be required as part of the Special Use
application.
This is being developed and will be provided.
INVERTERSTRANSFORMEREQUIPMENT STORAGELINES TO BUILDINGS50'-0.00"50'-0.00"SUB-PANELS20' SETBACK FROMWEST BOUNDARY8' SETBACK FROMSOUTH BOUNDARY8' SETBACK FROMEAST BOUNDARY8' SETBACK FROMNORTH BOUNDARY10'-0"10'-0"962'-3"710'-6"
75'-0"SITE ACCESS ENTRANCESITE ACCESS
DECOMMISSIONING
•Section 10-19-9-A-3 states prior to permit issuance, the owner shall sign an
acknowledgement that said owner will be responsible for any and all enforcement
costs and remediation costs resulting from any violations of that chapter. The costs
include, but are not limited to, removal of system, property restoration upon
removal of the system, city legal expenses and hearing costs associated with
violations of that chapter.
• Section 10-19-4-E states all alternative energy systems inactive or inoperable for a
period of 12 continuous months shall be deemed abandoned and the owner is
required to repair or remove the system from the property at the owner’s expense
within 90 days of notice from the City. To ensure compliance, staff will recommend
as a condition of the special use, the petitioner provide a security guarantee in a
form acceptable to the City to cover such costs including, but not limited to the
removal, property restoration, and city legal expenses.
• In addition to the security, staff will also recommend a blanket easement over the
property to allow the City or its contractor to enter and remove the abandoned
system in compliance with the City Code, as a condition of the Special Use approval.
This is being discussed between the County and the City and will be provided.
380 Shepard Drive 3085 Stevenson Drive, Suite 201 6825 Hobson Valley Drive, Suite 302 323 W. Third Street, P.O. Box 160
Elgin, Illinois 60123-7010 Springfield, Illinois 62703 Woodridge, Illinois 60517 Mt. Carmel, Illinois 62863
Tel. 847.697.6700 Tel. 217.546.3400 Tel. 847.697.6700 Tel. 618.262.8651
Fax 847.697.6753 Fax 217.546.8116 Fax 847.697.6753 Fax 618.263.3327
Hampton, Lenzini and Renwick, Inc.
Civil Engineers • Structural Engineers • Land Surveyors
www.hlrengineering.com
September 14, 2018
Mr. Eric Peterman
GRNE Solar
230 N. Hicks Place
Palatine, IL 60067
Re: Tree and Shrub Inventory
Kendall County Solar Project
Yorkville, Kendall County, Illinois
Dear Mr. Peterman:
On September 10-12, 2018 Hampton, Lenzini and Renwick, Inc. (HLR) performed a tree and shrub
inventory within the Kendall County Solar Project property located southeast of the intersection of John
Street and Beecher Street in Yorkville, Illinois. The project area consists of an abandoned tree and shrub
nursery.
The United City of Yorkville requires a survey of all trees measuring four inches in diameter-breast-height
(DBH) or greater. Additionally, per a September 6, 2018 phone conversation with Ms. Krysti Barksdale-
Noble, Community Development Director, the approximate number and species of shrubs were recorded
but their locations were not surveyed as she stated this was not necessary.
MethodologyMethodologyMethodologyMethodology
All trees within the project area, measuring four inches in DBH or greater, were surveyed. A diameter
measuring tape was used to determine DBH. For trees having more than one trunk (i.e., multi-stemmed
trees), the largest diameter trunk was measured and the tree was noted as having multiple trunks. A
numbered tag was nailed to each surveyed tree and its DBH, botanical name, common name, and
general health (e.g., excellent, good, fair, poor, dead) were recorded.
Planted shrubs not having a stem measuring four inches in DBH or greater, were not tagged or surveyed;
however, their presence was recorded and is noted on page 1 of the enclosed Tree and Shrub Inventory.
Opportunistic (i.e., non-planted trees and shrubs) less than four inches DBH were not inventoried.
Opportunistic species included honeysuckles (Lonicera spp.), black cherry (Prunus serotina), Eastern
Cottonwood (Populus deltoides) among others.
The location of each inventoried tree was surveyed using a hand held Trimble R1GNSS receiver and
overlaid on an aerial photograph as provided on page 2 of the Tree and Shrub Inventory. Locations of
planted shrubs were marked on an aerial in the field and their locations transposed onto the Tree and
Shrub Inventory.
Mr. Eric Peterman
GRNE Solar
Kendall County Solar Project Page 2
Results and SResults and SResults and SResults and Summaryummaryummaryummary
A total of 848 trees comprised of 22 species were tagged and surveyed. A table summarizing all tagged
and surveyed trees is provided on page 3 of the Tree and Shrub Inventory. The three most dominant
species were river birch (Betula nigra), dwarf river birch (Betula nigra “Little King” var.), and red oak
(Quercus rubra). Together, these three species account for approximately 70 percent of the trees
recorded.
Table 1Table 1Table 1Table 1 contains a summary of the recorded tree species by common and scientific name, number of
individuals, and percentage of all trees. A complete tally of all inventoried trees is provided on page 3 of
the Tree and Shrub Inventory.
Table 1 Table 1 Table 1 Table 1 ---- Individual Individual Individual Individual Species Species Species Species DataDataDataData
Table 2 presents the inventoried tree data by health. Health refers to the overall condition of the tree,
specifically the vigor and productivity of the tree. Signs of disease, insects, presence of fungus, dead
wood, or holes on the main trunk, and leaf condition are all considered when evaluating the health of the
tree. In addition, bark damage, lean, cankers, and twig development are also used when evaluating the
Species (Common Name | Scientific Name) Count Percentage
American Elm (Ulmus americana) 2 0.24%
American Hophornbeam (Ostrya virginiana) 3 0.35%
Austrian Pine (Pinus nigra) 1 0.12%
Basswood (Tilia americana) 1 0.12%
Black Cherry (Prunus serotina) 36 4.25%
Black Walnut (Juglans nigra) 39 4.60%
Box Elder (Acer negundo) 1 0.12%
Bradford Pear (Pyrus calleryana) 5 0.59%
Bur Oak (Quercus macrocarpa) 54 6.37%
Chinkapin Oak (Quercus muehlenbergii) 1 0.12%
Common Buckthorn (Rhamnus cathartica) 6 0.71%
Crabapple (Malus sp.) 1 0.12%
Dwarf River Birch (Betula nigra 'Little King' var.) 206 24.29%
Eastern Cottonwood (Populus deltoides) 7 0.83%
English Oak (Quercus robur) 1 0.12%
Green Ash (Fraxinus pennsylvanica) 53 6.25%
Ohio Buckeye (Aesculus glabra) 9 1.06%
Red Cedar (Juniperus virginiana) 13 1.53%
Red Oak (Quercus rubra) 148 17.45%
River Birch (Betula nigra) 243 28.66%
Swamp White Oak (Quercus bicolor) 17 2.00%
White Mulberry (Morus alba) 1 0.12%
Total 848 100.00%
Mr. Eric Peterman
GRNE Solar
Kendall County Solar Project Page 3
health of a tree.
Most trees (over 39 percent) were classified as fair. This rating was mainly driven by the fact that the
trees were planted close together in anticipation of being sold before reaching maturity. However, since
the nursery is abandoned the trees are competing against each other for sunlight which has led to
significant dieback of lower limbs (i.e., shade pruning). No trees in excellent condition were found. This
was mainly due to the close growing conditions and competition for light. Dead trees accounted for
almost three percent of the inventoried trees. All but one of the dead trees were green ash. Signs and
symptoms of emerald ash borer (Agrilus planipennis) were present on the green ash.
Table 2 Table 2 Table 2 Table 2 ---- Tree Data by HealthTree Data by HealthTree Data by HealthTree Data by Health
Health Count Percentage
Dead 21 2.48%
Poor 228 26.89%
Fair 334 39.39%
Good 265 31.25%
Excellent 0 0.0%
Total 848 100.00%
Please do not hesitate to contact me at 847-531-0288 if you should have any questions regarding this
information.
Sincerely,
HAMPTON, LENZINI AND RENWICK, INC.HAMPTON, LENZINI AND RENWICK, INC.HAMPTON, LENZINI AND RENWICK, INC.HAMPTON, LENZINI AND RENWICK, INC.
By:
Patrick Hickey
Certified Arborist (IL-1832A)
Enclosure: Tree and Shrub Inventory (3 pages)
Bur Oak
River Birch
Winterberry (860)
River Birch and Dwarf River
Birch (65 Dwarf River Birch)
Arrowwood Viburnum
(14)
Burning Bush
(13)
Flowering
Crabapple
(60)
Arrowwood Viburnum
(140)
Red Oak
Ohio Buckeye
(75)
Ohio Buckeye
(105)
American
Highbush Cranberry
16)
Winterberry
(40)
Lilac
(14)
American
Highbush Cranberry
(16)
Gray Dogwood
(60)
Japanese Tree Lilac (170) and Cockspur
Hawthorn (10)
Black Walnut
(Juglans
nigra)
Red Oak
Hop Hornbeam
(Offsite Not Inventoried)
Green Ash
Red Oak
Privet
(Lingustrum
vulgare - 285)
Prviet sp. (455)
Gray Dogwood
(25)
Gray Dogwood
(25)
Gray Dogwood
(20)
Arrowwood Viburnum
(5)
Arrowwood Viburnum
(34)
St. John's Wort
(30)
Lilac
(11)
Bur Oak
Swamp White
Oak
Arrowwood Viburnum
(13)
Hop Hornbeam
(7)
Ohio Buckeye
(15)
Arrowwood Viburnum
(9)
Chinese
Elm (Offsite Not Inventoried)
American Fringe
Tree (4)
Dwarf River Birch
(15)
Green
Ash (Offsite Not Inventoried)
White Oak
(Offsite Not Inventoried)
Scale: 1:300
30 0 3015Feet
www.hlrengineering.com
Hampton, Lenzini and Renwick, Inc.
ELGIN • WOODRIDGE • SPRINGFIELD • MT. CARMEL
Civil & Structural Engineers • Land Surveyors • Environmental Specialists
£¤34
¬«71
¬«47
Cook Co 2012 Aerial Imagery (Contract No. 10-41-09)
Raster Digital Data, Version 1.0. Published April 2013,
Cook Co Board of Commissioners, USGS, US Census,
IDOT
0 1.50.75 Miles
Major Groupings
of Trees and Shrubs
American Fringe Tree
(Chionanthus virginicus)
American Highbush Cranberry
(Viburnum trilobum)
Arrowwood Viburnum
(Viburnum dentatum)
Black Walnut (Juglans nigra)
Bur Oak (Quercus macrocarpa)
Burning Bush (Euonymus
alatus)
Chinese Elm (Ulmus parvifolia)
Flowering Crabapple (Malus
sp.)
Gray Dogwood (Cornus
racemosa)
Green Ash (Fraxinus
pennsylvanica)
Hop Hornbeam (Ostrya
virginiana)
Japanese Tree Lilac (Syringa
reticulata) and Cockspur
Hawthorn (Crataegus crus-
galli)
Lilac (Syringa sp.)
Ohio Buckeye (Aesculus
glabra)
Privet (Lingustrum vulgare)
Privet (Lingustrum sp.)
River Birch (Betula nigra) and
Dwarf River Birch (Betula nigra
'Little King' var.)
St. John's Wort (Hypericum
sp.)
White Oak (Quercus alba)
Swamp White Oak (Quercus
bicolor)
Red Oak (Quercus rubra)
Winterberry (Ilex verticillata)
GRNE Solar
Tree and Shrub
Inventory
Kendall County
Project Area
Page 1 of 3
The number in parentheses
represents the number of
individual species present. These
woody plants were not included in
the tree survey because their
diameter-breast-height (DBH) was
less than four inches. Information
regarding surveyed trees is
provided on sheets 2 and 3.
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848Scale: 1:300
30 0 3015Feet
www.hlrengineering.com
Hampton, Lenzini and Renwick, Inc.
ELGIN • WOODRIDGE • SPRINGFIELD • MT. CARMEL
Civil & Structural Engineers • Land Surveyors • Environmental Specialists
£¤34
¬«71
¬«47
Cook Co 2012 Aerial Imagery (Contract No. 10-41-09)
Raster Digital Data, Version 1.0. Published April 2013,
Cook Co Board of Commissioners, USGS, US Census,
IDOT
0 1.50.75 Miles
!(American Elm (Ulmus
americana)
!(American Hophornbeam
(Ostrya virginiana)
!(Austrian Pine (Pinus nigra)
!(Basswood (Tilia americana)
!(Black Cherry (Prunus serotina)
!(Black Walnut (Juglans nigra)
!(Box Elder (Acer negundo)
!(Bradford Pear (Pyrus
calleryana)
!(Bur Oak (Quercus macrocarpa)
!(Chinkapin Oak (Quercus
muehlenbergii)
!(Common Buckthorn (Rhamnus
cathartica)
!(Crabapple (Malus sp.)
!(Dwarf River Birch (Betula nigra
'Little King' var.)
!(Eastern Cottonwood (Populus
deltoides)
!(English Oak (Quercus robur)
!(Green Ash (Fraxinus
pennsylvanica)
!(Ohio Buckeye (Aesculus
glabra)
!(Red Cedar (Juniperus
virginiana)
!(Red Oak (Quercus rubra)
!(River Birch (Betula nigra)
!(Swamp White Oak (Quercus
bicolor)
!(White Mulberry (Morus alba)
GRNE Solar
Tree and Shrub
Inventory
Kendall County
Page 2 of 3
All trees having a DBH
equal to or greater than
four inches were tagged
and surveyed.
Tagged and Surveyed
Tree Locations
Project Area
www.hlrengineering.com
Hampton, Lenzini and Renwick, Inc.
ELGIN • WOODRIDGE • SPRINGFIELD • MT. CARMEL
Civil & Structural Engineers • Land Surveyors • Environmental Specialists
Page 3 of 3
GRNE Solar
Tree and Shrub Inventory
Kendall County
1 Bur Oak (Quercus macrocarpa)9 Good
2 Bur Oak (Quercus macrocarpa)9 Good
3 Bur Oak (Quercus macrocarpa)7 Good Multi-stemmed
4 Bur Oak (Quercus macrocarpa)6 Good Multi-stemmed
5 Bur Oak (Quercus macrocarpa)7 Good Multi-stemmed
6 Bur Oak (Quercus macrocarpa)7 Good
7 Bur Oak (Quercus macrocarpa)11 Good
8 Bur Oak (Quercus macrocarpa)10 Good
9 Bur Oak (Quercus macrocarpa)9 Good
10 Bur Oak (Quercus macrocarpa)11 Good
11 Bur Oak (Quercus macrocarpa)10 Fair Ingrown Bark
12 Bur Oak (Quercus macrocarpa)9 Good
13 Bur Oak (Quercus macrocarpa)8 Good
14 Bur Oak (Quercus macrocarpa)10 Good
15 Bur Oak (Quercus macrocarpa)12 Good
16 Bur Oak (Quercus macrocarpa)8 Fair Multi-stemmed
17 Bur Oak (Quercus macrocarpa)9 Good
18 Bur Oak (Quercus macrocarpa)10 Good Multi-stemmed
19 Bur Oak (Quercus macrocarpa)9 Good
20 Bur Oak (Quercus macrocarpa)10 Good
21 Bur Oak (Quercus macrocarpa)9 Fair Multi-stemmed
22 Bur Oak (Quercus macrocarpa)10 Good
23 Bur Oak (Quercus macrocarpa)7 Fair Codominant Leaders
24 Bur Oak (Quercus macrocarpa)11 Fair Struck by Lightning
25 Bur Oak (Quercus macrocarpa)7 Good
26 Bur Oak (Quercus macrocarpa)9 Good
27 Bur Oak (Quercus macrocarpa)8 Fair
28 Bur Oak (Quercus macrocarpa)9 Good
29 Bur Oak (Quercus macrocarpa)8 Good
30 Bur Oak (Quercus macrocarpa)8 Fair Multi-stemmed
37 Basswood (Tilia americana)5 Poor Trunk Rot
31 Bur Oak (Quercus macrocarpa)6 Fair Multi-stemmed
32 Bur Oak (Quercus macrocarpa)9 Good
33 Bur Oak (Quercus macrocarpa)11 Good
34 Bur Oak (Quercus macrocarpa)9 Good
35 Bur Oak (Quercus macrocarpa)9 Good
36 Bur Oak (Quercus macrocarpa)9 Good
37 Bur Oak (Quercus macrocarpa)11 Good
39 Bur Oak (Quercus macrocarpa)8 Fair Multi-stemmed
40 Bur Oak (Quercus macrocarpa)9 Good
41 Bur Oak (Quercus macrocarpa)7 Fair
42 River Birch (Betula nigra)9 Fair Multi-stemmed
43 River Birch (Betula nigra)4 Fair Multi-stemmed
44 River Birch (Betula nigra)5 Good Multi-stemmed
45 River Birch (Betula nigra)10 Good Multi-stemmed
46 River Birch (Betula nigra)13 Good Multi-stemmed
47 River Birch (Betula nigra)5 Fair Multi-stemmed
48 River Birch (Betula nigra)5 Fair Multi-stemmed
49 River Birch (Betula nigra)8 Fair Multi-stemmed
50 River Birch (Betula nigra)7 Good Multi-stemmed
51 River Birch (Betula nigra)7 Good Multi-stemmed
52 River Birch (Betula nigra)6 Good
53 American Elm (Ulmus americana)7 Fair
54 White Mulberry (Morus alba)5 Fair Multi-stemmed
55 River Birch (Betula nigra)12 Good Multi-stemmed
56 River Birch (Betula nigra)6 Fair Multi-stemmed
57 River Birch (Betula nigra)10 Good Multi-stemmed
58 River Birch (Betula nigra)10 Good Multi-stemmed
59 River Birch (Betula nigra)10 Good Multi-stemmed
60 River Birch (Betula nigra)6 Good Multi-stemmed
61 River Birch (Betula nigra)6 Fair Multi-stemmed
62 River Birch (Betula nigra)10 Good Multi-stemmed
63 River Birch (Betula nigra)9 Good Multi-stemmed
64 River Birch (Betula nigra)8 Good Multi-stemmed
65 River Birch (Betula nigra)8 Good Multi-stemmed
66 Eastern Cottonwood (Populus deltoides)4 Fair
67 River Birch (Betula nigra)10 Good Multi-stemmed
68 River Birch (Betula nigra)6 Poor Half Dead
69 River Birch (Betula nigra)9 Good Multi-stemmed
70 River Birch (Betula nigra)6 Fair
71 River Birch (Betula nigra)5 Good Multi-stemmed
72 River Birch (Betula nigra)11 Good Multi-stemmed
73 River Birch (Betula nigra)12 Good Multi-stemmed
74 River Birch (Betula nigra)5 Fair
75 River Birch (Betula nigra)6 Good Multi-stemmed
76 River Birch (Betula nigra)11 Good Multi-stemmed
77 River Birch (Betula nigra)11 Good Multi-stemmed
78 River Birch (Betula nigra)10 Good Multi-stemmed
79 River Birch (Betula nigra)8 Good Multi-stemmed
80 River Birch (Betula nigra)9 Good Multi-stemmed
81 River Birch (Betula nigra)9 Fair Multi-stemmed
82 River Birch (Betula nigra)11 Good Multi-stemmed
83 River Birch (Betula nigra)11 Good Multi-stemmed
84 River Birch (Betula nigra)4 Good Multi-stemmed
85 River Birch (Betula nigra)6 Fair
86 River Birch (Betula nigra)5 Good Multi-stemmed
87 River Birch (Betula nigra)4 Good Multi-stemmed
88 River Birch (Betula nigra)6 Good Multi-stemmed
89 River Birch (Betula nigra)5 Good Multi-stemmed
90 River Birch (Betula nigra)5 Good Multi-stemmed
91 River Birch (Betula nigra)5 Good
92 River Birch (Betula nigra)7 Good
93 River Birch (Betula nigra)4 Good
94 River Birch (Betula nigra)8 Good Multi-stemmed
95 River Birch (Betula nigra)5 Good
96 River Birch (Betula nigra)6 Good Multi-stemmed
97 River Birch (Betula nigra)6 Good Multi-stemmed
98 River Birch (Betula nigra)4 Good
99 River Birch (Betula nigra)5 Good Multi-stemmed
100 River Birch (Betula nigra)6 Good Multi-stemmed
101 River Birch (Betula nigra)12 Good Multi-stemmed
102 River Birch (Betula nigra)10 Good Multi-stemmed
103 River Birch (Betula nigra)10 Good Multi-stemmed
104 River Birch (Betula nigra)4 Good Multi-stemmed
105 River Birch (Betula nigra)4 Good
106 River Birch (Betula nigra)4 Good
107 River Birch (Betula nigra)11 Good Multi-stemmed
108 River Birch (Betula nigra)8 Good Multi-stemmed
109 River Birch (Betula nigra)9 Good Multi-stemmed
110 River Birch (Betula nigra)9 Good
111 River Birch (Betula nigra)9 Good Multi-stemmed
112 River Birch (Betula nigra)10 Good Multi-stemmed
113 River Birch (Betula nigra)4 Good Multi-stemmed
114 River Birch (Betula nigra)6 Good Multi-stemmed
115 River Birch (Betula nigra)8 Good Multi-stemmed
116 River Birch (Betula nigra)4 Good Multi-stemmed
117 River Birch (Betula nigra)5 Good
118 River Birch (Betula nigra)5 Good Multi-stemmed
119 River Birch (Betula nigra)6 Good Multi-stemmed
120 River Birch (Betula nigra)6 Good Multi-stemmed
121 River Birch (Betula nigra)6 Good Multi-stemmed
122 River Birch (Betula nigra)9 Fair Multi-stemmed
123 River Birch (Betula nigra)8 Good Multi-stemmed
124 River Birch (Betula nigra)8 Fair
125 River Birch (Betula nigra)7 Good Multi-stemmed
126 River Birch (Betula nigra)10 Good Multi-stemmed
127 River Birch (Betula nigra)8 Good Multi-stemmed
128 River Birch (Betula nigra)6 Fair
129 River Birch (Betula nigra)10 Good Multi-stemmed
130 River Birch (Betula nigra)4 Fair
131 River Birch (Betula nigra)4 Good Multi-stemmed
132 River Birch (Betula nigra)4 Fair
133 River Birch (Betula nigra)5 Good Multi-stemmed
134 River Birch (Betula nigra)6 Good Multi-stemmed
135 River Birch (Betula nigra)7 Good Multi-stemmed
136 River Birch (Betula nigra)6 Fair Multi-stemmed
137 River Birch (Betula nigra)7 Good Multi-stemmed
138 River Birch (Betula nigra)8 Good Multi-stemmed
139 River Birch (Betula nigra)7 Good Multi-stemmed
140 River Birch (Betula nigra)9 Good
141 River Birch (Betula nigra)9 Good Multi-stemmed
142 River Birch (Betula nigra)6 Good Multi-stemmed
143 River Birch (Betula nigra)6 Fair Multi-stemmed
144 River Birch (Betula nigra)6 Good Multi-stemmed
145 River Birch (Betula nigra)5 Good
146 River Birch (Betula nigra)5 Good
148 River Birch (Betula nigra)9 Good Multi-stemmed
147 River Birch (Betula nigra)5 Good
149 River Birch (Betula nigra)10 Good Multi-stemmed
150 River Birch (Betula nigra)5 Fair
151 River Birch (Betula nigra)9 Good Multi-stemmed
152 River Birch (Betula nigra)9 Good Multi-stemmed
153 River Birch (Betula nigra)6 Good Multi-stemmed
154 River Birch (Betula nigra)6 Good Multi-stemmed
155 River Birch (Betula nigra)6 Good
156 River Birch (Betula nigra)7 Good Multi-stemmed
157 River Birch (Betula nigra)7 Good Multi-stemmed
158 River Birch (Betula nigra)7 Good Multi-stemmed
159 River Birch (Betula nigra)8 Good Multi-stemmed
160 River Birch (Betula nigra)8 Good Multi-stemmed
161 River Birch (Betula nigra)6 Good Multi-stemmed
162 River Birch (Betula nigra)6 Good Multi-stemmed
163 River Birch (Betula nigra)8 Good Multi-stemmed
164 River Birch (Betula nigra)9 Good Multi-stemmed
165 River Birch (Betula nigra)5 Good Multi-stemmed
166 River Birch (Betula nigra)5 Fair
167 River Birch (Betula nigra)4 Good Multi-stemmed
168 River Birch (Betula nigra)6 Good Multi-stemmed
169 Black Cherry (Prunus serotina)4 Good
170 River Birch (Betula nigra)8 Good Multi-stemmed
171 River Birch (Betula nigra)4 Fair
172 River Birch (Betula nigra)4 Good
173 Common Buckthorn (Rhamnus cathartica)5 Good
174 River Birch (Betula nigra)4 Good Multi-stemmed
175 Common Buckthorn (Rhamnus cathartica)5 Good
176 Common Buckthorn (Rhamnus cathartica)5 Good
177 Common Buckthorn (Rhamnus cathartica)4 Good
178 River Birch (Betula nigra)4 Fair Multi-stemmed
179 River Birch (Betula nigra)9 Good Multi-stemmed
180 Common Buckthorn (Rhamnus cathartica)5 Good
181 River Birch (Betula nigra)5 Fair Multi-stemmed
182 Common Buckthorn (Rhamnus cathartica)6 Good Multi-stemmed
183 River Birch (Betula nigra)5 Good Multi-stemmed
184 River Birch (Betula nigra)5 Good Multi-stemmed
185 River Birch (Betula nigra)5 Good Multi-stemmed
186 River Birch (Betula nigra)7 Fair Multi-stemmed
187 River Birch (Betula nigra)4 Good Multi-stemmed
188 River Birch (Betula nigra)5 Good Multi-stemmed
189 River Birch (Betula nigra)4 Good
190 River Birch (Betula nigra)4 Fair Multi-stemmed
191 River Birch (Betula nigra)5 Good Multi-stemmed
193 River Birch (Betula nigra)5 Good Multi-stemmed
192 River Birch (Betula nigra)5 Good Multi-stemmed
194 River Birch (Betula nigra)5 Good Multi-stemmed
195 River Birch (Betula nigra)4 Good
196 River Birch (Betula nigra)5 Good
197 River Birch (Betula nigra)5 Good Multi-stemmed
198 River Birch (Betula nigra)5 Fair Multi-stemmed
199 River Birch (Betula nigra)7 Good
200 River Birch (Betula nigra)5 Good Multi-stemmed
201 River Birch (Betula nigra)5 Good Multi-stemmed
202 River Birch (Betula nigra)8 Good Multi-stemmed
203 River Birch (Betula nigra)4 Good Multi-stemmed
204 Black Cherry (Prunus serotina)4 Good
205 River Birch (Betula nigra)4 Good Multi-stemmed
206 River Birch (Betula nigra)4 Good
207 River Birch (Betula nigra)5 Good
208 Red Cedar (Juniperus virginiana)9 Fair
209 River Birch (Betula nigra)7 Good
210 River Birch (Betula nigra)6 Good Multi-stemmed
211 River Birch (Betula nigra)6 Good
212 River Birch (Betula nigra)5 Good Multi-stemmed
213 River Birch (Betula nigra)5 Good Multi-stemmed
214 Red Cedar (Juniperus virginiana)7 Poor Shade Prunned
215 River Birch (Betula nigra)7 Good
216 River Birch (Betula nigra)5 Good
217 River Birch (Betula nigra)7 Good Multi-stemmed
218 Red Cedar (Juniperus virginiana)6 Poor Shade Prunned
219 Red Cedar (Juniperus virginiana)7 Poor Shade Prunned
220 Red Cedar (Juniperus virginiana)6 Poor Shade Prunned
221 Bradford Pear (Pyrus calleryana)6 Good
222 Bradford Pear (Pyrus calleryana)6 Good Multi-stemmed
223 Bradford Pear (Pyrus calleryana)5 Good Multi-stemmed
224 River Birch (Betula nigra)4 Good Multi-stemmed
225 River Birch (Betula nigra)4 Good
226 River Birch (Betula nigra)5 Good Multi-stemmed
227 River Birch (Betula nigra)4 Fair
228 River Birch (Betula nigra)4 Fair Multi-stemmed
229 River Birch (Betula nigra)7 Fair
230 River Birch (Betula nigra)4 Fair
231 River Birch (Betula nigra)6 Fair Multi-stemmed
232 Austrian Pine (Pinus nigra)10 Fair
233 Dwarf River Birch (Betula nigra 'Little King' var.)10 Good Multi-stemmed
234 River Birch (Betula nigra)5 Fair
235 River Birch (Betula nigra)4 Fair Multi-stemmed
236 River Birch (Betula nigra)7 Fair
237 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
238 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair
239 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
240 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
241 Black Cherry (Prunus serotina)8 Poor Dead Wood
242 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
243 River Birch (Betula nigra)8 Fair
244 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
245 River Birch (Betula nigra)6 Fair
246 River Birch (Betula nigra)6 Fair Multi-stemmed
247 River Birch (Betula nigra)6 Poor Multi-stemmed
248 River Birch (Betula nigra)9 Fair Multi-stemmed
249 River Birch (Betula nigra)4 Fair
250 Dwarf River Birch (Betula nigra 'Little King' var.)8 Poor Shade Prunned, Multi-stemmed
251 Dwarf River Birch (Betula nigra 'Little King' var.)7 Poor Shade Prunned, Multi-stemmed
252 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
253 River Birch (Betula nigra)7 Fair
254 River Birch (Betula nigra)12 Fair Multi-stemmed
255 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
256 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
257 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
258 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
259 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
260 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
261 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
262 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
263 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
264 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
265 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
266 Bradford Pear (Pyrus calleryana)13 Good
267 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
268 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
269 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Multi-stemmed
270 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
271 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
272 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
273 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
274 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
275 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
276 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
277 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Shade Prunned, Multi-stemmed
278 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
279 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
280 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
281 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
282 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
283 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
284 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
285 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
286 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
287 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
288 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
289 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned
290 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
291 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
292 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
293 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
294 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair
295 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
296 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
297 Black Cherry (Prunus serotina)5 Fair
298 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
299 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
300 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
301 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
302 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
303 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
304 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
305 Dwarf River Birch (Betula nigra 'Little King' var.)7 Poor Shade Prunned, Multi-stemmed
306 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
307 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
308 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
309 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
310 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
311 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
312 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
313 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
314 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
315 River Birch (Betula nigra)10 Fair Multi-stemmed
316 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Shade Prunned, Multi-stemmed
317 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
318 Crabapple (Malus sp.)4 Poor Shade Prunned, Multi-stemmed
319 Black Cherry (Prunus serotina)8 Fair
320 Dwarf River Birch (Betula nigra 'Little King' var.)4 Good Multi-stemmed
321 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
322 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
323 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
324 Dwarf River Birch (Betula nigra 'Little King' var.)8 Poor Shade Prunned, Multi-stemmed
325 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
326 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
327 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
328 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
329 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
330 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
331 American Elm (Ulmus americana)10 Good
332 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
333 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
334 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
335 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
336 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
337 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
338 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
339 Dwarf River Birch (Betula nigra 'Little King' var.)8 Fair Multi-stemmed
340 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
341 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
342 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
343 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Shade Prunned, Multi-stemmed
344 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
345 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
346 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
347 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
348 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
349 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
350 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Shade Prunned, Multi-stemmed
351 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
352 Dwarf River Birch (Betula nigra 'Little King' var.)Poor Shade Prunned, Multi-stemmed
353 Dwarf River Birch (Betula nigra 'Little King' var.)8 Poor Shade Prunned, Multi-stemmed
354 River Birch (Betula nigra)10 Fair
355 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
355 Eastern Cottonwood (Populus deltoides)7 Fair Shade Prunned
357 River Birch (Betula nigra)5 Fair
358 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
359 River Birch (Betula nigra)13 Fair Multi-stemmed
360 River Birch (Betula nigra)4 Fair
361 River Birch (Betula nigra)6 Fair
362 River Birch (Betula nigra)6 Fair
363 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
364 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
365 River Birch (Betula nigra)4 Fair
366 River Birch (Betula nigra)7 Fair
367 River Birch (Betula nigra)7 Fair Multi-stemmed
368 River Birch (Betula nigra)6 Fair
369 River Birch (Betula nigra)12 Fair Multi-stemmed
370 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned
371 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
372 River Birch (Betula nigra)6 Fair
373 River Birch (Betula nigra)6 Fair
374 River Birch (Betula nigra)6 Fair
375 River Birch (Betula nigra)4 Fair
376 Dwarf River Birch (Betula nigra 'Little King' var.)9 Fair Shade Prunned, Multi-stemmed
377 River Birch (Betula nigra)6 Fair
378 River Birch (Betula nigra)5 Fair
379 River Birch (Betula nigra)5 Fair
380 Dwarf River Birch (Betula nigra 'Little King' var.)7 Poor Shade Prunned, Multi-stemmed
381 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
382 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
383 River Birch (Betula nigra)6 Fair
384 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Shade Prunned, Multi-stemmed
385 River Birch (Betula nigra)10 Good Multi-stemmed
386 River Birch (Betula nigra)8 Fair
387 River Birch (Betula nigra)7 Fair
388 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
389 River Birch (Betula nigra)6 Good Multi-stemmed
390 River Birch (Betula nigra)9 Fair Multi-stemmed
391 River Birch (Betula nigra)4 Fair
392 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
393 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
394 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
395 River Birch (Betula nigra)5 Fair
396 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
397 River Birch (Betula nigra)4 Fair
398 River Birch (Betula nigra)6 Fair
399 River Birch (Betula nigra)10 Fair Multi-stemmed
400 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
401 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
402 River Birch (Betula nigra)8 Fair
403 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
404 River Birch (Betula nigra)10 Good Multi-stemmed
405 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
406 River Birch (Betula nigra)4 Fair
407 River Birch (Betula nigra)5 Fair Multi-stemmed
408 River Birch (Betula nigra)4 Fair
409 River Birch (Betula nigra)5 Fair Multi-stemmed
410 River Birch (Betula nigra)8 Fair
411 River Birch (Betula nigra)9 Fair Multi-stemmed
412 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
413 Dwarf River Birch (Betula nigra 'Little King' var.)4 Dead
414 River Birch (Betula nigra)5 Fair
415 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
416 River Birch (Betula nigra)9 Fair Multi-stemmed
417 River Birch (Betula nigra)5 Fair
418 River Birch (Betula nigra)6 Fair Multi-stemmed
419 River Birch (Betula nigra)5 Fair
420 River Birch (Betula nigra)5 Fair
421 River Birch (Betula nigra)4 Good Multi-stemmed
422 River Birch (Betula nigra)5 Fair Multi-stemmed
423 River Birch (Betula nigra)7 Fair
424 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
425 River Birch (Betula nigra)6 Fair
426 River Birch (Betula nigra)6 Fair
427 River Birch (Betula nigra)5 Fair Multi-stemmed
428 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
429 River Birch (Betula nigra)10 Fair Multi-stemmed
430 River Birch (Betula nigra)6 Fair
431 River Birch (Betula nigra)6 Fair
432 Eastern Cottonwood (Populus deltoides)16 Fair Struck by Lightning
433 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Shade Prunned, Multi-stemmed
434 River Birch (Betula nigra)5 Fair
435 River Birch (Betula nigra)4 Fair
436 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Shade Prunned, Multi-stemmed
437 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Shade Prunned, Multi-stemmed
438 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Shade Prunned, Multi-stemmed
439 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
440 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
441 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Shade Prunned, Multi-stemmed
442 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
443 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
444 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
445 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
446 Red Cedar (Juniperus virginiana)6 Poor Dead Wood
447 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
448 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
449 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
450 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
451 Red Cedar (Juniperus virginiana)5 Poor Shade Prunned
452 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Multi-stemmed
453 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
454 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
455 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
456 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
457 River Birch (Betula nigra)4 Fair
458 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
459 Dwarf River Birch (Betula nigra 'Little King' var.)8 Fair Multi-stemmed
460 Eastern Cottonwood (Populus deltoides)5 Fair
461 Dwarf River Birch (Betula nigra 'Little King' var.)9 Fair Multi-stemmed
462 River Birch (Betula nigra)9 Fair
463 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Multi-stemmed
464 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Multi-stemmed
465 Dwarf River Birch (Betula nigra 'Little King' var.)8 Fair Shade Prunned, Multi-stemmed
466 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
467 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
468 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Shade Prunned, Multi-stemmed
469 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
470 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
471 Eastern Cottonwood (Populus deltoides)5 Good
472 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Shade Prunned, Multi-stemmed
473 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
474 Black Cherry (Prunus serotina)8 Fair
475 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
476 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
477 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Multi-stemmed
478 Dwarf River Birch (Betula nigra 'Little King' var.)7 Fair Multi-stemmed
479 Dwarf River Birch (Betula nigra 'Little King' var.)7 Poor Shade Prunned, Multi-stemmed
480 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
481 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
482 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
483 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
484 River Birch (Betula nigra)5 Fair Multi-stemmed
485 Red Cedar (Juniperus virginiana)7 Poor Shade Prunned
486 Dwarf River Birch (Betula nigra 'Little King' var.)6 Fair Shade Prunned, Multi-stemmed
487 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
488 River Birch (Betula nigra)8 Fair Multi-stemmed
489 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
490 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
491 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
492 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Shade Prunned, Multi-stemmed
493 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
494 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
495 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
496 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
497 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
498 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
499 River Birch (Betula nigra)6 Fair Multi-stemmed
500 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
501 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Shade Prunned, Multi-stemmed
502 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
503 Black Cherry (Prunus serotina)4 Fair
504 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
505 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Shade Prunned, Multi-stemmed
506 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
507 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
508 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
509 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
510 Black Cherry (Prunus serotina)5 Fair
511 Black Cherry (Prunus serotina)5 Fair
512 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
513 Black Cherry (Prunus serotina)5 Fair
514 Black Cherry (Prunus serotina)4 Fair
515 Dwarf River Birch (Betula nigra 'Little King' var.)5 Poor Shade Prunned, Multi-stemmed
516 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
517 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
518 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
519 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
520 Dwarf River Birch (Betula nigra 'Little King' var.)6 Poor Shade Prunned, Multi-stemmed
521 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
522 Black Cherry (Prunus serotina)5 Fair
523 River Birch (Betula nigra)6 Poor Shade Prunned, Multi-stemmed
524 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
525 Dwarf River Birch (Betula nigra 'Little King' var.)4 Poor Shade Prunned, Multi-stemmed
526 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
527 Black Cherry (Prunus serotina)5 Fair
528 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair
529 Dwarf River Birch (Betula nigra 'Little King' var.)5 Fair Shade Prunned, Multi-stemmed
530 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
531 Dwarf River Birch (Betula nigra 'Little King' var.)4 Fair Multi-stemmed
532 Red Cedar (Juniperus virginiana)6 Fair
533 Black Cherry (Prunus serotina)5 Fair
534 Black Cherry (Prunus serotina)5 Fair
535 Black Cherry (Prunus serotina)5 Fair
536 Black Cherry (Prunus serotina)5 Fair
537 Red Cedar (Juniperus virginiana)4 Fair
538 Swamp White Oak (Quercus bicolor)10 Fair
539 Swamp White Oak (Quercus bicolor)6 Fair
540 Swamp White Oak (Quercus bicolor)6 Fair
541 Swamp White Oak (Quercus bicolor)7 Fair
542 Swamp White Oak (Quercus bicolor)9 Fair
543 Swamp White Oak (Quercus bicolor)7 Fair
544 Swamp White Oak (Quercus bicolor)8 Fair
545 Swamp White Oak (Quercus bicolor)10 Fair
546 Swamp White Oak (Quercus bicolor)7 Fair
547 Swamp White Oak (Quercus bicolor)7 Fair
548 Swamp White Oak (Quercus bicolor)4 Fair
549 Swamp White Oak (Quercus bicolor)7 Fair
550 Swamp White Oak (Quercus bicolor)6 Fair
551 Swamp White Oak (Quercus bicolor)8 Fair
552 Swamp White Oak (Quercus bicolor)7 Fair
553 Bur Oak (Quercus macrocarpa)7 Fair
554 Bur Oak (Quercus macrocarpa)9 Fair
555 Bur Oak (Quercus macrocarpa)5 Fair
556 Bur Oak (Quercus macrocarpa)8 Fair
557 Bur Oak (Quercus macrocarpa)5 Fair
558 Bur Oak (Quercus macrocarpa)7 Fair
559 Bur Oak (Quercus macrocarpa)6 Fair
560 Bur Oak (Quercus macrocarpa)6 Fair
561 Bur Oak (Quercus macrocarpa)9 Fair
562 Bur Oak (Quercus macrocarpa)7 Fair
563 Bur Oak (Quercus macrocarpa)7 Fair
564 Bur Oak (Quercus macrocarpa)8 Fair
565 Bur Oak (Quercus macrocarpa)8 Fair
566 Bur Oak (Quercus macrocarpa)10 Fair
567 Chinkapin Oak (Quercus muehlenbergii)12 Good
568 Box Elder (Acer negundo)10 Fair
569 Black Cherry (Prunus serotina)7 Fair
570 Black Cherry (Prunus serotina)5 Fair
571 American Hophornbeam (Ostrya virginiana)4 Fair
572 American Hophornbeam (Ostrya virginiana)4 Fair
573 Ohio Buckeye (Aesculus glabra)4 Fair
574 Ohio Buckeye (Aesculus glabra)4 Fair
575 Ohio Buckeye (Aesculus glabra)4 Fair
576 Red Cedar (Juniperus virginiana)6 Poor Shade Prunned
577 American Hophornbeam (Ostrya virginiana)4 Fair
578 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
579 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
580 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
581 Green Ash (Fraxinus pennsylvanica)5 Dead
582 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
583 Green Ash (Fraxinus pennsylvanica)6 Dead
584 Green Ash (Fraxinus pennsylvanica)4 Dead
585 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
586 Green Ash (Fraxinus pennsylvanica)4 Dead
587 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
588 Green Ash (Fraxinus pennsylvanica)4 Dead
589 Green Ash (Fraxinus pennsylvanica)5 Dead
590 Green Ash (Fraxinus pennsylvanica)6 Poor 90% dead
591 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
592 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
593 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
594 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
595 Green Ash (Fraxinus pennsylvanica)4 Dead
596 Green Ash (Fraxinus pennsylvanica)4 Dead
597 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
598 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
599 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
600 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
601 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
602 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
603 Green Ash (Fraxinus pennsylvanica)5 Dead
604 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
604 Green Ash (Fraxinus pennsylvanica)4 Dead
606 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
607 Green Ash (Fraxinus pennsylvanica)4 Dead
608 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
609 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
610 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
611 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
612 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
613 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
614 Green Ash (Fraxinus pennsylvanica)5 Dead
615 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
616 Green Ash (Fraxinus pennsylvanica)5 Dead
617 Green Ash (Fraxinus pennsylvanica)5 Dead
618 Green Ash (Fraxinus pennsylvanica)6 Dead
619 Green Ash (Fraxinus pennsylvanica)4 Dead
620 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
621 Green Ash (Fraxinus pennsylvanica)5 Dead
622 Green Ash (Fraxinus pennsylvanica)4 Dead
623 Green Ash (Fraxinus pennsylvanica)5 Poor 90% dead
624 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
625 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
626 Green Ash (Fraxinus pennsylvanica)4 Dead
627 Green Ash (Fraxinus pennsylvanica)4 Poor 90% dead
628 Green Ash (Fraxinus pennsylvanica)5 Dead
629 Green Ash (Fraxinus pennsylvanica)5 Poor 80% dead
630 Green Ash (Fraxinus pennsylvanica)7 Poor 90% dead
631 Red Oak (Quercus rubra)7 Fair
632 Red Oak (Quercus rubra)9 Fair Shade Prunned
633 Red Oak (Quercus rubra)9 Fair
634 Red Oak (Quercus rubra)8 Fair Shade Prunned
635 Red Oak (Quercus rubra)6 Poor Shade Prunned
636 Red Oak (Quercus rubra)6 Poor Shade Prunned
637 Red Oak (Quercus rubra)4 Poor Shade Prunned
638 Red Oak (Quercus rubra)6 Poor Shade Prunned
639 Red Oak (Quercus rubra)9 Fair Shade Prunned
640 Red Oak (Quercus rubra)8 Poor Shade Prunned
641 Red Oak (Quercus rubra)6 Poor Shade Prunned
642 Red Oak (Quercus rubra)9 Poor Shade Prunned
643 Red Oak (Quercus rubra)6 Poor Shade Prunned
644 Red Oak (Quercus rubra)7 Poor Shade Prunned
645 Red Oak (Quercus rubra)7 Fair Shade Prunned
646 Red Oak (Quercus rubra)7 Fair Shade Prunned
647 Red Oak (Quercus rubra)6 Fair
648 Red Oak (Quercus rubra)5 Fair
649 Red Oak (Quercus rubra)6 Poor Shade Prunned
650 Red Oak (Quercus rubra)5 Poor Shade Prunned
651 Red Oak (Quercus rubra)7 Poor Shade Prunned
652 Red Oak (Quercus rubra)4 Fair Shade Prunned
653 Red Oak (Quercus rubra)8 Fair
654 Red Oak (Quercus rubra)5 Poor Shade Prunned
655 Red Oak (Quercus rubra)8 Fair
656 Red Oak (Quercus rubra)7 Poor Shade Prunned
657 Red Oak (Quercus rubra)4 Poor Shade Prunned
658 Red Oak (Quercus rubra)6 Fair
659 Red Oak (Quercus rubra)7 Poor Shade Prunned
660 Red Oak (Quercus rubra)7 Poor Shade Prunned
661 Red Oak (Quercus rubra)6 Poor Shade Prunned
662 Red Oak (Quercus rubra)9 Poor Shade Prunned
663 Red Oak (Quercus rubra)7 Fair
664 Red Oak (Quercus rubra)7 Poor Shade Prunned
665 Red Oak (Quercus rubra)5 Poor Shade Prunned
666 Red Oak (Quercus rubra)7 Fair Shade Prunned
667 Red Oak (Quercus rubra)4 Poor Shade Prunned
668 Red Oak (Quercus rubra)7 Fair Shade Prunned
669 Red Oak (Quercus rubra)5 Poor Shade Prunned
670 Red Oak (Quercus rubra)7 Fair Shade Prunned
671 Bradford Pear (Pyrus calleryana)10 Good
672 Red Oak (Quercus rubra)4 Fair
673 Red Oak (Quercus rubra)6 Fair
674 Red Oak (Quercus rubra)5 Fair Shade Prunned
675 Red Oak (Quercus rubra)4 Poor Shade Prunned
676 Red Oak (Quercus rubra)6 Poor Shade Prunned
677 Red Oak (Quercus rubra)6 Poor Shade Prunned
678 Red Oak (Quercus rubra)5 Poor Shade Prunned
679 Swamp White Oak (Quercus bicolor)5 Poor 50% dead
680 Red Oak (Quercus rubra)5 Poor Shade Prunned
681 Red Oak (Quercus rubra)4 Poor Shade Prunned
682 Red Oak (Quercus rubra)6 Poor Shade Prunned
683 Red Oak (Quercus rubra)4 Fair
684 Red Oak (Quercus rubra)6 Fair
685 Red Oak (Quercus rubra)5 Fair
686 Red Oak (Quercus rubra)5 Fair
687 Red Oak (Quercus rubra)7 Poor Shade Prunned
688 Red Oak (Quercus rubra)8 Poor Shade Prunned
689 Red Oak (Quercus rubra)7 Poor Shade Prunned
690 Red Oak (Quercus rubra)6 Poor Shade Prunned
691 Red Oak (Quercus rubra)5 Poor Shade Prunned
692 Red Oak (Quercus rubra)7 Fair Shade Prunned
693 Red Oak (Quercus rubra)4 Poor Shade Prunned
694 Red Oak (Quercus rubra)5 Poor Shade Prunned
695 Red Oak (Quercus rubra)5 Fair
696 Red Oak (Quercus rubra)6 Poor Shade Prunned
697 Red Oak (Quercus rubra)7 Fair
698 Red Oak (Quercus rubra)6 Fair
699 Red Oak (Quercus rubra)5 Fair
700 Red Oak (Quercus rubra)6 Poor
701 Red Oak (Quercus rubra)4 Poor Shade Prunned
702 Red Oak (Quercus rubra)6 Poor Shade Prunned
703 Red Oak (Quercus rubra)6 Poor Shade Prunned
704 Red Oak (Quercus rubra)7 Poor Shade Prunned
705 Red Oak (Quercus rubra)7 Fair Shade Prunned
706 Red Oak (Quercus rubra)4 Fair
707 Red Oak (Quercus rubra)6 Fair
708 Red Oak (Quercus rubra)4 Fair
709 Red Oak (Quercus rubra)4 Poor Shade Prunned
710 Red Oak (Quercus rubra)5 Fair
711 Red Oak (Quercus rubra)4 Fair
712 Red Oak (Quercus rubra)5 Poor Shade Prunned
713 Red Oak (Quercus rubra)6 Fair
714 Red Oak (Quercus rubra)4 Fair
715 Red Oak (Quercus rubra)5 Fair
716 Red Oak (Quercus rubra)6 Fair
717 Red Oak (Quercus rubra)5 Fair
718 Red Oak (Quercus rubra)5 Fair
719 Red Oak (Quercus rubra)6 Fair
720 Red Oak (Quercus rubra)4 Fair
721 Red Oak (Quercus rubra)5 Fair
722 Red Oak (Quercus rubra)5 Fair
723 Red Oak (Quercus rubra)6 Fair
724 Red Oak (Quercus rubra)4 Fair
725 Red Oak (Quercus rubra)5 Fair
726 Red Oak (Quercus rubra)6 Fair
727 Red Oak (Quercus rubra)6 Fair
728 Red Oak (Quercus rubra)5 Good
729 Red Oak (Quercus rubra)6 Fair
730 Red Oak (Quercus rubra)8 Fair
731 Red Oak (Quercus rubra)7 Good
732 Red Oak (Quercus rubra)7 Fair Leaning
733 Red Oak (Quercus rubra)6 Good
734 Red Oak (Quercus rubra)7 Fair
735 Red Oak (Quercus rubra)6 Fair Leaning
736 Red Oak (Quercus rubra)4 Good
737 Red Oak (Quercus rubra)9 Good
738 Red Oak (Quercus rubra)5 Good
739 Red Oak (Quercus rubra)4 Good
740 Red Oak (Quercus rubra)4 Good
741 Red Oak (Quercus rubra)5 Good
742 Black Walnut (Juglans nigra)5 Fair
743 Black Walnut (Juglans nigra)4 Fair
744 Black Walnut (Juglans nigra)6 Fair
745 Black Walnut (Juglans nigra)6 Fair
746 Black Walnut (Juglans nigra)4 Fair
747 Black Walnut (Juglans nigra)5 Fair
748 Black Walnut (Juglans nigra)5 Fair
749 Black Walnut (Juglans nigra)5 Fair
750 Black Walnut (Juglans nigra)5 Fair
751 Black Walnut (Juglans nigra)5 Fair
752 Black Walnut (Juglans nigra)7 Good
753 Black Walnut (Juglans nigra)5 Fair
754 Black Walnut (Juglans nigra)5 Fair
755 Black Walnut (Juglans nigra)6 Fair
756 Black Walnut (Juglans nigra)5 Fair
757 Black Walnut (Juglans nigra)5 Fair
758 Black Walnut (Juglans nigra)6 Fair
759 Black Walnut (Juglans nigra)4 Fair
760 Black Walnut (Juglans nigra)6 Good
761 Black Walnut (Juglans nigra)6 Fair
762 Black Walnut (Juglans nigra)4 Fair
763 Black Walnut (Juglans nigra)6 Good
764 Black Walnut (Juglans nigra)5 Fair
765 Black Walnut (Juglans nigra)4 Fair
766 Black Walnut (Juglans nigra)6 Fair
767 Black Walnut (Juglans nigra)5 Fair
768 Black Walnut (Juglans nigra)10 Good
769 Black Walnut (Juglans nigra)6 Good
770 Black Walnut (Juglans nigra)6 Good
771 Black Walnut (Juglans nigra)4 Fair
772 Black Walnut (Juglans nigra)4 Good
773 Black Walnut (Juglans nigra)4 Good
774 Black Walnut (Juglans nigra)6 Good
775 Black Walnut (Juglans nigra)7 Good
776 Black Walnut (Juglans nigra)5 Good
777 Black Walnut (Juglans nigra)4 Good
778 Black Walnut (Juglans nigra)6 Good
779 Black Walnut (Juglans nigra)5 Good
780 Black Walnut (Juglans nigra)6 Good
781 Red Oak (Quercus rubra)11 Good
782 Red Oak (Quercus rubra)6 Good
783 Red Oak (Quercus rubra)8 Good
784 Red Oak (Quercus rubra)8 Good
785 Black Cherry (Prunus serotina)6 Good
786 Black Cherry (Prunus serotina)4 Good
787 Red Oak (Quercus rubra)8 Good
788 Red Oak (Quercus rubra)6 Good
789 Red Oak (Quercus rubra)8 Good
790 Red Oak (Quercus rubra)10 Good
791 Red Oak (Quercus rubra)8 Good
792 Red Oak (Quercus rubra)6 Good
793 Red Oak (Quercus rubra)8 Good
794 Red Oak (Quercus rubra)7 Good
795 Eastern Cottonwood (Populus deltoides)4 Fair
796 Red Oak (Quercus rubra)8 Good
797 Red Oak (Quercus rubra)5 Good
798 Red Oak (Quercus rubra)8 Good
799 Red Oak (Quercus rubra)8 Good
800 Red Oak (Quercus rubra)8 Good
801 Red Oak (Quercus rubra)5 Good
802 Red Oak (Quercus rubra)5 Good
803 Eastern Cottonwood (Populus deltoides)6 Fair
804 Black Cherry (Prunus serotina)4 Fair
805 Ohio Buckeye (Aesculus glabra)4 Fair
806 Black Cherry (Prunus serotina)4 Fair
807 Black Cherry (Prunus serotina)4 Good
808 Black Cherry (Prunus serotina)7 Good
809 Ohio Buckeye (Aesculus glabra)4 Fair
810 Black Cherry (Prunus serotina)4 Good
811 Ohio Buckeye (Aesculus glabra)4 Fair
812 Black Cherry (Prunus serotina)4 Fair
814 Ohio Buckeye (Aesculus glabra)5 Fair
815 Black Cherry (Prunus serotina)5 Fair
816 Black Cherry (Prunus serotina)6 Good
817 Black Cherry (Prunus serotina)4 Good
818 Black Cherry (Prunus serotina)5 Good
813 Black Cherry (Prunus serotina)5 Good
819 Black Cherry (Prunus serotina)6 Fair
820 Black Cherry (Prunus serotina)6 Good
821 Black Cherry (Prunus serotina)5 Good
822 Ohio Buckeye (Aesculus glabra)5 Good
823 Black Cherry (Prunus serotina)7 Good
824 Ohio Buckeye (Aesculus glabra)4 Fair
825 English Oak (Quercus robur)10 Good
826 Red Oak (Quercus rubra)9 Good
827 Red Cedar (Juniperus virginiana)6 Fair Shade Prunned
828 Red Cedar (Juniperus virginiana)7 Fair Shade Prunned
829 Red Oak (Quercus rubra)9 Good
830 Red Oak (Quercus rubra)7 Good
831 Red Oak (Quercus rubra)7 Good
832 Red Oak (Quercus rubra)7 Poor 90% dead
833 Swamp White Oak (Quercus bicolor)4 Fair
834 Red Oak (Quercus rubra)7 Good
835 Red Oak (Quercus rubra)7 Good
836 Red Oak (Quercus rubra)4 Good
837 Red Oak (Quercus rubra)6 Fair
838 Red Oak (Quercus rubra)7 Good
839 Red Oak (Quercus rubra)7 Good
840 Red Oak (Quercus rubra)5 Good
841 Red Oak (Quercus rubra)7 Fair
842 Red Oak (Quercus rubra)8 Good
843 Red Oak (Quercus rubra)5 Good
844 Red Oak (Quercus rubra)9 Good
845 Red Oak (Quercus rubra)7 Good
846 Red Oak (Quercus rubra)9 Good
847 Red Oak (Quercus rubra)9 Good
848 Red Oak (Quercus rubra)9 Good
Tag Number Species DBHCondition Notes Tag Number Species DBHCondition Notes Tag Number Species DBHCondition Notes Tag Number Species DBHCondition Notes Tag Number Species DBHCondition Notes Tag Number Species DBHCondition Notes Tag Number Species DBHCondition Notes
LANDSCAPE PLAN
Per Section 8-12-2-H of the Landscape Ordinance, a Tree Preservation Plan is
required for all lots five (5) acres or greater in area. No live trees with a four-inch
(4”) DBH (diameter breast height) may be removed without first submitting an
application for tree removal and receiving approval from the City. A Tree
Preservation Plan and a landscape plan will be required as part of the Special Use
application.
Considering the site is currently a storage home for a subset of trees, a landsca ping
plan is being developed to help clear this space to prepare for the project. We are in
discussion with the Sheriff’s office, local stakeholder’s, our attorney Dan Kramer, and
the City of Yorkville to devise a plan that works for all parties.
The history of the trees at this site have been moved three times and have landed
here as a staging area and were not meant for permanent residency. We are working
to better understand the options for removal of these trees. Please see attached, the
completed tree study performed by HLR Engineering. Also attached are rendering s of
the landscaping proposed on the south boundary of the property. These trees will be a
coniferous species so as not to lose their leaves in the winter to have a year-round
presence to help with ascetics for the solar field. The trees shall be a height of 4’
when installed and spaced at 35’ on center to accommodate the mature nature of the
trees.
Onsite Pictures of the current landscape
Renderings of Landscape at the South side of Array
BLACKBERRY WOODS
HOMEOWNER’S
ASSOCIATION
Open Forum
AGENDA
•Project Anatomy
•Sound Study
•Landscape Layout
•HOA Questions
•Site Maintenance
•Prior GRNE Installations
SYSTEM ANATOMY
•Racking System
•The racking system stabilizes the
panels and necessary cables into
place.
•Solar Panels (PV Panels/Modules)
•Converts sunlight into electricity
(direct current, DC).
•Inverter
•This takes collected energy from the
solar panels (DC) and converts it into
operating power (alternating current,
AC) or power that can be used by
utility service.
SOLAR PANEL ANATOMY
http://www.yinglisolar.com/us/solar-basics/#panel_section
Sand
Silicon
Ingot
RACKING ANATOMY
Aluminum Stabilizer
Tilt Mount
Motor
INVERTER ANATOMY
https://www.chintpowersystems.com/index.shtml
Fans
User Display
& Buttons
Power Junction Box
Connections
Power
Fuse
Terminal
SOUND STUDY
DECIBEL LEVELS
Quiet
Rural
Area
40
dB30
dB
50
dB
70
dB60
dB
80
dB
90
dB
100
dB
110
dB
120
dB
150
dB
Library
Whisper
Refrigerator
Normal
Conversation
Vacuum
Cleaner
Garbage
Disposal
Truck
Traffic
Lawnmower
Car Horn
Chain Saw
Jet Take Off
Dangerous Levels
www.industrialnoisecontrol.com/comparative-noise-examples.htm
SOUND STUDY
SOLAR PANELS
SOUND STUDY
TRACKING RACK MOUNTS
40
dB
Library Whisper
50
dB
Refrigerator
53 dB at 10’ away when
motor is running
*Motors run every 10 min at 15
second intervals only during the day
while the sun is shining
SOUND STUDY
INVERTER
FRONT RIGHT BACK LEFT
CPS SCA50_60KTL-DO Audible Noise Test.pdf
Test conducted by Chint Power Systems
*Inverters operate only during
the day while the sun is shining
SOUND STUDY
INVERTER
Inverter sound test conducted by GRNE Solar in Lowell, Indiana at
Tri-Creek School Corporation Solar Field
Sound level
at 3 feet
Sound level at 10
feet: 60 –63 dB
Sound level at 25
feet from enclosure
SOUND STUDY
INVERTER
Inverter sound test conducted by GRNE Solar in
Lowell, Indiana at Tri-Creek Corporation Solar Field
Walking through solar field
Dangerous Levels
Extremely
Low
Frequency
Microwaves Infrared Ultraviolet X-rays Gamma
Rays
Cosmic
Rays
Radio
waves
Visible
Ionizing radiation
.01 -102 104 -1012 1014 -1016 1020 -10281018
Frequency
•Brain Waves
•Electric
Power
System
•N-Submarine
•AM & FM Tuner
•Television
•Wireless Laptop
•Starbucks WIFI
•Cell Phone
•Satellite Dish
•Broadcast Transmitter
•Radiant Heater
•UV Lamp
•Light Bulb
•Medical
Diagnosis
•Nuclear medicine
•Radioactive Particles
•Alpha, Beta, Gamma Rays
•N-Weapons
•Reactor
https://healthybuildingscience.com/2013/05/30/how-to-measure-
emf/
EMF STUDY
FREQUENCY LEVEL
SOUND STUDY
INVERTER/MOTOR PLACEMENT
The inverters and tracker
motors will be located down
the center of the array, more
than 300’ from any home
Location of inverters
and tracker motors
Over 300’ to the
nearest home
LANDSCAPE LAYOUT
ALTERNATIVE SITE PLANS
As published in the FY2012 Budget –Kendall County Capital Improvement Plan
Improvement Project Name Org. Date Revised
Date: 2010
Original
Budget
Revised
Budget
Est. Annual
Debt Service
PSC –Corrections Pod Addition
-Design
-Construction
2020 2027 9,637,916 12,262,121 983,949
Implementation Year
2020 2021 2022 2023 2024 2025 2026
Jail Pod,26,000 SF New 5,000 Renovation –Site Development
https://www.co.kendall.il.us/wp-content/uploads/FY11_12_Budget1.pdf
HOA QUESTIONS
Will living near a solar field affect the value of my property?
CohnReznick and Lawrence Berkeley National Laboratory,
performed interviews with county assessors and real estate
brokers to study the impact of solar farms on property values. The
results showed that solar farms do not negatively impact property
values.
Do solar panels contain harmful chemicals?
No -Solar panels are safe to touch, attach to your home and install
in your neighborhood. The panels are made of materials that are
found in your homes such as aluminum, copper, and glass. The
materials used are sealed safely within the tempered glass that is
tested to uphold all weather conditions including hail.
Do solar panels create a glare?
Solar panels are specifically designed to absorb sunlight not reflect
it. The combination of the dark-colored materials and anti-
reflective coating remove the glare so much so that solar farms can
be installed throughout flight paths and are used to power several
major airports.
https://illinoissolar.org/FAQ-utility-community-large-scale-solar
http://www.ecosolarhomeimprovement.com/solar-panels-increase-property-values/
HOA QUESTIONS
https://energync.org/wp-content/uploads/2017/03/solar-health-myth-vs-fact.jpg
Do solar panels leak radiation?
The materials of solar panels are
enclosed in tempered glass, therefore
they do not mix with water or vaporize
into the air. There is no threat of
chemicals releasing the environment
causing harm. Several third party
environmental organizations such as
Sierra Club, Environmental Law and
Policy Center, Greenpeace, etc. support
solar development.
Do solar panels produce
electromagnetic radiation that is
harmful to our health?
Solar arrays produce a lower amount of
electromagnetic field than TV’s and
refrigerators. There is no relationship
between health issues and exposure to
electromagnetic fields.
Tri-Creek School Corporation, Lowell Indiana
Uses the solar display in their curriculum.
SITE MAINTENANCE
•Site maintenance will be the
responsibility of GRNE Solar.
•GRNE Solar will lease the fenced area
from the County and will maintain the
solar field and land.
•Regular maintenance will occur to ensure
the property is well cared for and
operating at the optimal efficiency.
•Regular safety checks of electrical
equipment will take place including a
review of the fence, surrounding area,
and overall safety.
Examples of manicured solar fields.
PROJECTS
Tri-Creek School Corporation, Lowell Indiana
1MW SOLAR ARRAY
3,936 SOLAR MODULES
728 TONS OF CO2 REDUCED PER YEAR
JAX Properties
100 kW SOLAR ARRAY
327 SOLAR MODULES
73 TONS OF CO2 REDUCED PER YEAR
PROJECTS
The Summit, Ft. Wayne, Indiana
100 kW SOLAR ARRAY
323 SOLAR MODULES
73 TONS OF CO2 REDUCED PER YEAR
Ambassador Enterprises
200 kW SOLAR ARRAY
624 SOLAR MODULES
146 TONS OF CO2 REDUCED PER YEAR
PROJECTS
City of Escanaba, Escanaba, Michigan
1MW SOLAR ARRAY
3,510 SOLAR MODULES
728 TONS OF CO2 REDUCED PER YEAR
Ranked #1 Solar installer in Illinois by
Solar Power World Magazine
SUPPORTING ENVIRONMENTAL
ORGANIZATIONS
EPA CAMPUS
https://www.epa.gov/newsreleases/solar-farm-powers-epa-environmental-center
•1.5 MW (4,788 panels) solar field at Edison,
New Jersey Campus
•Generate 45% of the campus’ electrical demand
based on consumption.
•System will reduce air pollution and cut the
EPA’s energy bills –thereby reducing taxpayer
costs.
APPENDIX –ADDITIONAL STUDIES
Yingli Solar Panel Basics
http://www.yinglisolar.com/us/solar-basics/#panel_section
Array Tracking Rack
http://www.arraytechinc.com/solar-trackers/
Chint Power Systems (Inverter)
https://www.chintpowersystems.com/pdf/commercial/50K/CPS-SCA50-
60KTL-DO-US-480-Datasheet.pdf
Authorized RP Construction Services Array Tracker Sound Level –see Slide 24
Authorized Yingli Letter -No Sound/No Harmful Elements –see Slide 25
Kendall County Capital Improvement Plan
https://www.co.kendall.il.us/wp-content/uploads/FY11_12_Budget1.pdf
Illinois Solar FAQ
https://illinoissolar.org/FAQ-utility-community-large-scale-solar
EcoSolar Home Improvement
http://www.ecosolarhomeimprovement.com/solar-panels-increase-property-
values/
NC Sustainable Energy Association
https://energync.org/wp-content/uploads/2017/03/solar-health-myth-vs-
fact.jpg
CohnReznick Property Value Report Source 1 Source 2 –Slide 33&34
Healthy Building Science
https://healthybuildingscience.com/2013/05/30/how-to-measure-emf/
Solar Farm Tour
https://www.solarfarmtour.org/
Yorkville Chamber Green Committee
https://www.solarfarmtour.org/
Illinois Sustainable Technology Center
https://www.istc.illinois.edu/UserFiles/Servers/Server_427403/File/2018
0906.pdf
NC Clean Energy Technology Center –Health and Safety Impacts of Solar
Photovoltaics
http://ncsolarcen-prod.s3.amazonaws.com/wp-
content/uploads/2017/10/Health-and-Safety-Impacts-of-Solar-
Photovoltaics-2017_white-paper-1.pdf
Massachusetts Clean Energy Center –Study of Acoustics and EMF Levels
of Solar Photovoltaic Projects
http://files.masscec.com/research/StudyAcousticEMFLevelsSolarPhotovol
taicProjects.pdf
Incentives –Slide 26
https://solarips.com/2016/03/do-i-need-to-be-concerned-about-
electromagnetic-radiation-from-my-solar-system/
SUMMARY & NEXT STEPS
•Solar inverters and racking motors will be located more than 300’ from the nearest home
•Inverters and racking motors only operate during the day when the sun is shining
•Emitted sound from the system will be drowned out by the distance of the field from
residential properties as well as the ambient noise from the highway
•The solar field will be regularly maintained and manicured by GRNE Solar
•Living near and interacting with a solar panel, system or field has been rigorously tested
and proven not to cause any adverse health concerns
•Independent third party environmental groups support solar development
•GRNE Solar is excited to share that this project will save tax payers $4M over the duration
of the project with $0 capital cost
Next Steps
•HOA Joint Meeting -October 30, 2018
•Public Hearing Meeting with the United City of Yorkville -November 14, 2018
•City Council Vote of Approval -December 11, 2018
•Apply for Solar Incentives -January 15, 2019
•Begin Installation of Solar Array –April 2019
CONTACT US
Eric Peterman, CEO
Email: Eric@GRNESolar.com
Phone: 312-859-3016
INCENTIVES
•Federal Solar Tax Credit
•Deduct 30% of the cost of installing solar energy systems from your federal taxes.
•Illinois Incentives
•Net Metering
•A ComEd Program
•If your solar system produces more energy than you need, you receive a credit on
your utility bill.
•Solar Renewable Energy Credits
•Illinois is the only state that offers this program.
•A production based incentive. Participants get a certain amount of money
depending on how much energy their system uses.
MORE ON EMF
1. NC Clean Energy Technology Report –NC State University
The National Academies of Science were directed by Congress to examine the effect of EMF from PV
systems and concluded:
“Based on a comprehensive evaluation of published studies relating to the effects of power-frequency
electric and magnetic fields on cells, tissues, and organisms (including humans), the conclusion of the
committee is that the current body of evidence does not show that exposure to these fields presents a
human-health hazard.Specifically, no conclusive and consistent evidence shows that exposures to
residential electric and magnetic fields produce cancer, adverse neurobehavioral effects, or reproductive
and developmental effects.”
2. Massachusetts Clean Energy Center
The International Commission on Non-Ionizing Radiation Protection has a recommended magnetic field
level exposure limit of 833 milli-Gauss (mG)for the general public. At the utility scale [PV] sites,
magnetic field levels along the fenced PV array boundary were in the very low range of 0.2 to 0.4 mG.
Magnetic field levels at the locations 50 to 150 feet from the fenced array boundary were not elevated
above background levels (<0.2 mG).
3. Independent Power Systems
Based on these findings in this limited test, I am very pleased to see that our system emits negligible
electromagnetic radiation.
ncsolarcen-prod.s3.amazonaws.com/wp-content/uploads/2017/10/Health-and-Safety-
Impacts-of-Solar-Photovoltaics-2017_white-paper-pdf
files.masscec.com/research/StudyAcousticEMFLevelsSolarPhotovoltaicProjects.pdf
solarips.com/2016/03/do-i-need-to-be-concerned-about-electromagnetic-radiation-from-my-
solar-system/
COHNREZNICK PROPERTY
VALUE STUDY 1
https://www.mcleancountyil.gov/DocumentCenter/View/13192
COHNREZNICK PROPERTY
VALUE STUDY 2
http://www.oglecounty.org/document_center/planning%20&%20zoning/Solar%20Ad%20H
oc%20Committee/PV%20Impact%20Studies/CohnReznick%20Presentation%20-
%20Proposed%20Elkhorn%20Solar%20Property%20Value%20Impact%20Study%2011-
29-17Compressed.pdf
380 Shepard Drive 3085 Stevenson Drive, Suite 201 6825 Hobson Valley Drive, Suite 302 323 W. Third Street, P.O. Box 160
Elgin, Illinois 60123-7010 Springfield, Illinois 62703 Woodridge, Illinois 60517 Mt. Carmel, Illinois 62863
Tel. 847.697.6700 Tel. 217.546.3400 Tel. 847.697.6700 Tel. 618.262.8651
Fax 847.697.6753 Fax 217.546.8116 Fax 847.697.6753 Fax 618.263.3327
Hampton, Lenzini and Renwick, Inc.
Civil Engineers • Structural Engineers • Land Surveyors
www.hlrengineering.com
October 29, 2018
Mr. Eric Peterman
GRNE Solar
230 N. Hicks Place
Palatine, IL 60067
Re: Landscape Plan
Kendall County Solar Project
Yorkville, Kendall County, Illinois
Dear Mr. Peterman:
Hampton, Lenzini and Renwick, Inc. (HLR) has prepared the enclosed Landscape Plan for the
proposed Kendall County Solar Project. The project is located southeast of the intersection of John
Street and Beecher Street in Yorkville, Illinois. Per your direction, the Landscape Plan addresses
only the southern boundary of the subject property.
We understand that mature tree heights are not to exceed 25 feet to prevent shade from affecting
the productivity of the solar array. Please note that the United City of Yorkville Landscape
Ordinance Chapter 12, 8-12-2.B.1 requires two shade trees, five evergreen trees and three
ornamental trees per one hundred linear feet. None of the shade tree species in the Yorkville
Permitted Planting List have mature heights of less than 25 feet. Therefore, approved ornamental
trees were used as substitutes for shade trees (at a 2:1 ratio per the Ordinance). Also, per
Ordinance requirements, no single genus represents more than 33 percent of the total number of
species.
In order to potentially reduce landscaping costs, HLR reviewed the Permitted Planting List against
the list of species currently present on the subject property. The only species present on both the
list and the property is Japanese Tree Lilac (Syringa reticulata sp.). There are approximately 170
Japanese Tree Lilac on the property, although most were in mediocre condition, it is likely that 12
specimens in good condition can be found and installed along the southern property boundary as
indicated on the Landscape Plan.
Mr. Eric Peterman
GRNE Solar
Kendall County Solar Project Landscape Plan Page 2
Please do not hesitate to contact me at 847-531-0288 if you should have any questions regarding
this information.
Sincerely,
HAMPTON, LENZINI AND RENWICK, INC.HAMPTON, LENZINI AND RENWICK, INC.HAMPTON, LENZINI AND RENWICK, INC.HAMPTON, LENZINI AND RENWICK, INC.
By:
Patrick Hickey
Certified Arborist (IL-1832A)
Enclosure: Landscape Plan
nm nm nm nm nm nmnmnmnmnmnmnmnmnmnmnmnm nmnmnmnmnmnmnmqpqpqpqpqpqpqpqpqpqpqpqpqpqpqpnmnmnmnmnmqpqpqpqpqpqpqpqpqpqpqpqpqpqp qpnmnmnmnmnmnmnmnmnmnmnmnm36457516275376453676235136457516275376453676235136457516275376453676235
Scale: 1:550
25 0 2512.5 Feet
GRNE Solar
Kendall County
Solar Project
Landscape
Plan
www.hlrengineering.com
Hampton, Lenzini and Renwick, Inc.
ELGIN • WOODRIDGE • SPRINGFIELD • MT. CARMEL
Civil & Structural Engineers • Land Surveyors • Environmental SpecialistsGAMEFARMRDRIVERSTCANNONBALLTRRIVER ROADELDAMAIN RD£¤34
¬«47
0 0.60.3 Miles
Landscape Plan Prepared By:
_
1 Acer tataricum subsp ginnala sp.Amur maple 5 6'
2 Cercis canadensis Eastern redbud 6 6'
3 Cornus mas Cornelian cherry dogwood 12 6'
4 Malas x 'Red Splendor'Red Splendor crabapple 6 6'
5 Picea glauca var. densata Black Hills spruce 15 8'
6 Pinus flexilis 'Vanderwolf'Vanderwolf limber pine 15 8'
7 Syringa reticulata sp.Japanese tree lilac 12 6'
ID Species Common Name Quantity Install Height
Ornamental Treesnm
Total:
qp
Project Description
Parcel Boundaries
Inside of 8'
Buffer (Setback)
Project Boundary
7' High Fence
Modules
Proposed Landscaping Landscape NotesTree Detail
Mulch&Grass
&8.3 ft to
Next Tree
1. Trees shall be typical of their variety or species, shall have a normal growth of spread and height, and shall be sound, healthy, vigorous, free of
disease, insect pests and larvae, with well-developed root systems. Items broken major branches, or badly bruised or damaged bark, are not
acceptable.
2. Trees shall be balled and burlapped, with firm, natural balls of earth. The balls shall be dug according to current nursery practices for sufficient
depth and width to include adequate fibrous and feeding roots. No tree shall be accepted if the ball is broken before or during planting operations.
3. Trees shall be set plumb in center of the planting hole at same elevation as adjacent finished landscape grades. When set, additional topsoil
backfill is to be placed around the base and sides of the root ball, and each layer worked to settle backfill and eliminate voids and air pockets. If
balled and burlapped, burlap shall be removed from sides of balls and retained on bottoms.
4. Plant material shall be grown in nurseries from the central or northern Illinois region.
5. Spade harvested and transplanted plants shall meet all the requirements for field grown trees. Root ball diameters shall be of similar size as the
ANSI Z60.1 requirements for balled and burlapped plants. Trees shall be harvested prior to leafing out (bud break) in the spring or during the fall
planting period except for plants know to be considered as fall planting hazards. Plants that are fall planting hazards shall only be harvested prior to
leafing out in the spring. Trees shall be moved and planted within 48 hours of the initial harvesting and shall remain in the spade machine until
planted.
6. Install 4" minimum top soil to all planting areas, contractor is responsible for fine grading of planting areas. Remove stones, sticks, and debris
larger than 1".
7. All installed trees to be mulched with 3" depth of partially decomposed hardwood mulch over weed barrier.
8. Guarantee all work for a period of one year beginning at the date of acceptance. Make all replacements promptly as per direction of owner.
9. Water and maintain all plant materials, until initial acceptance.
10. Coordinate installation with work of other sections.
11. Notification of JULIE, 811, is required for all planting areas. The Contractor is responsible for knowing the location and avoiding utilities that are
not covered by the local utility locator service.
Grass
N
1) Three inches of mulch
surrounding plantings.
2) Area in between trees
will be grass (IDOT Class
1 Lawn Mixture or
comparable).
3) Mulch is not to be
placed against the trunk
of the tree.
8' Setback
Residential Properties to South &20'
Setback
589.00'
Fence
Length
71
Evergreen Trees
10/29/2018
&
Amur Maple
Acer tataricum subsp ginnala sp.
Tree Type: Deciduous (loses
leaves seasonally)
Mature Tree Height: 15 - 20
Feet
Mature Tree Span: 15 - 20 Feet
Features: Rounded form,
clusters of yellow white flowers
in spring
Fall Color: Mix of yellow and red
U of I Extension
Redbud
Cercis canadensis
Tree Type:
Deciduous (loses
leaves seasonally)
Mature Tree
Height: 20 - 30
Feet
Mature Tree Span:
25 - 35 Feet
Features: Rose-
pink to magenta
flowers in early
May, long pods that
turn reddish-green
to brown in winter
Fall Color: Yellow
to yellow-green
Morton Arboretum
Cornelian Cherry Dogwood
Cornus mas
Tree Type:
Deciduous (loses
leaves seasonally)
Mature Tree
Height: 20 - 25
Feet
Mature Tree Span:
15 - 20 Feet
Features: Small
yellow flowers in
spring, elongated
bright red fruit
ripening in late
summer, bark is
dark grey to
reddish brown
Morton Arboretum
Red Splendor Crabapple
Malas x ‘Red Splendor’
Tree Type: Deciduous
(loses leaves seasonally)
Mature Tree Height: 20 - 30
Feet
Mature Tree Span: 20 Feet
Features: Rounded form,
pink flowers, red fruit
Fall Color: Reddish purple
leaves in fall
Berhheim
Black Hills Spruce
Picea glauca var densata
Tree Type: Evergreen
(year-round leaves)
Mature Tree Height: 20
- 40 Feet
Mature Tree Span: 10 -
15 Feet
Features: Scaly, silver
grey color bark, green to
blue green needles
Morton Arboretum
Vanderwolf Limber Pine
Pinus flexilis ‘Vanderwolf’
Tree Type: Evergreen (year-round
leaves)
Mature Tree Height: 25 - 30 Feet
Mature Tree Span: 10 - 15 Feet
Features: Upright pyramids shape,
bright blue-green twisted needles
Morton Arboretum, OSU, City of Seattle
Japanese Tree Lilac
Syringa reticulata sp.
Tree Type: Deciduous
(loses leaves seasonally)
Mature Tree Height: 20 -
30 Feet
Mature Tree Span: 15 -
25 Feet
Features: Small white
fragrant flowers, reddish
brown bark with dark
green leaves
Fall Color: yellow green
leaves
Morton Arboretum
1
Proposed Request:
The petitioner, CalAtlantic Group, Inc., is seeking Final Plat amendment approval to remove the
EBE (Exception to Blanket Easements) and convert them to fee simple lots for approximately 32 lots
consisting of 128 residential townhome units in Raintree Village Unit 4. Additionally, the petitioner is
seeking to reduce the side yard setback from ten (10) feet to six (6) feet for Lots 262-284 in Raintree
Village Unit 4 consisting of 34 residential duplex homesites (17 lots).
The subject property, located south of IL 71 and west of IL 126 in the southeast quadrant of the
city, was originally annexed in 1997 and approved as a planned residential development in 2002 with
roughly 650 single-family, duplex and townhome dwelling units. Currently, Unit 4 is partially built-out
with townhomes and duplexes of which the developer owns 38 duplex units (19 lots) and 108 townhome
units (27 lots). A recent development agreement with CalAtlantic Group was approved by the City
permitting a prepayment of development fees and SSA improvement funds, a reduction in building permit
fees and certain building code locks for five (5) years, until 2024.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: November 19, 2019
Subject: PZC 2019-30 Raintree Village – Unit 4 (PUD & Final Plat)
Proposed PUD & Final Plat Amendment for Duplexes and Townhomes
2
Proposed Final Plat of Resubdivision:
The proposed 1st Resubdivision of Unit 4 in Raintree Village, as prepared by Mackie Consultants,
conforms to those originally approved final plat but seeks to revise the land where the townhome units are
to be built on an “exception to blanket easement” (EBE) to a “fee simple” lot. The purpose for the
requested change is for easier transfer of title. Generally, an “easement” is a non-possessory interest in a
portion of real property, meaning, while the holder of the easement may use the land, they do not actually
own it. Conversely, a “fee simple” lot results in a complete transfer of ownership rights.
The current final plat illustrates dashed lines representing the thirty-two (32) exceptions to the
blanket easements are clustered throughout six (6) “super” lots depicted as a solid black line. Each
exception easement consists of four (4) townhome units. On the proposed resubdivided final plat, each of
the “exception to blanket easements” (EBE) have been converted to individual lots also consisting of four
(4) townhomes. Additionally, the original “super” lots have been changed to common space outlots
utilized as public utilities and surface drainage easements. The area breakdown of the proposed final
platted area is as follows:
FINAL PLAT SUMMARY
Original Final Plat Proposed Final Plat
Lot 262 EBE 287-288 Outlot A Lots 287-288
Lot 263 EBE 289-292 Outlot B Lots 289-292
Lot 283 EBE 300-304 Outlot D Lots 300-304
Lot 284 EBE 305-318 Outlot E Lots 305-318
Lot 285 EBE 297-298 Outlot C Lots 297-298
TOTAL 11.807 Acres 514,325 SF
3
No other changes to building setbacks or minimum building separations are requested for the townhome
lots in the proposed Final Plat of Raintree Village, Unit Four 1st Resubdivision as presented by the
petitioner.
Proposed PUD Amendment for Building Setback:
The other request the petitioner seeks is for an adjustment to side yard setbacks in Unit 4 for the
duplex units. Based on new products and market trends, the ranch-style duplexes are more desirable. With
the wider building footprint of ranches, the current minimum side yard setback is not attainable.
Therefore, the proposed reduction in minimum side yard from ten (10) feet to six (6) feet for Lots 262-
284, consisting of 34 residential duplex homesites on 17 lots, is detailed below:
BUILDING SETBACK REQUIRED MINIMUM PROPOSED SETBACK
Front 30’ 30’
Side (Interior) 10’ 6’
Side (Corner) 30’ 30’
Rear 40’ 40’
As proposed, the minimum building-to-building separation would be twelve (12) feet. The City
has approved other similar side yard setback reductions such as The Colonies, a villa-style single family
home development in the Grande Reserve subdivision (minimum 7.5-foot side yard setback) and
Heartland Meadows, age-restricted ranch home community which has a minimum five (5) foot side yard
setback.
4
Staff Comments:
The proposed Final Plat of Raintree Village, Unit Four 1st Resubdivision has been reviewed by
the City’s engineering consultant, Engineering Enterprises Inc., for compliance with the Subdivision
Control Ordinance’s Standards for Specification. Comments dated November 13, 2019 were provided to
the applicant (see attached). Staff is supportive of approving the Final Plat and the minor comments from
the City Engineer will be addressed in a revised plat which will be submitted to the City prior to
recordation.
Staff is also supportive of the requested side yard setback reduce as it is consistent with similar
recent development such as Grande Reserve and Heartland Meadows. However, per the recently
approved Development Agreement between the City and the petitioner via Ordinance No. 2019-27,
Paragraph G Fire Suppression and Alarm Systems, provides that the builder will install sprinklers for the
duplex and townhome units in accordance with the International Code Council 2009 IFC/13D Systems.
The builder will also not be required to install alarm systems in the duplex dwelling units and this
provision is locked in effect until the term of the development agreement, April 2029.
Since the approval of the Development Agreement, the City has adopted the International Code
Council 2018 IFC which goes into effect on January 1, 2020. Due to the minimum building separation of
the duplexes being reduced to twelve (12) feet, staff will defer to the Building Code Official and the Fire
Marshal as to the best management practice to ensure exterior fire protection standards.
Standards for PUD Approval or Amendment:
The Planning and Zoning Commission may recommend approval of a special use for planned unit
development or amendments to a Planned Unit Development (PUD) upon considering the following
(Section 10-8-10-A):
1. In what respect does the design of the planned unit development meet the requirements and
design standards of the development standards and design criteria.
2. The extent to which the proposed plan deviates and/or requires waivers of the bulk regulations in
the zoning ordinance and how the modifications in design standards from the subdivision control
regulations fulfill the intent of those regulations.
3. The extent of public benefit produced by the planned unit development, such as, but not limited
to, the adequacy of common open space and/or public recreational facilities provided; sufficient
control over vehicular traffic; provision of public services; provision and protection of the
reasonable enjoyment of land.
4. The relationship and compatibility, beneficial or adverse, of the planned unit development to the
adjacent properties and nearby land uses.
5. The extent to which the planned unit development fulfills the objectives of the future planning
objectives or other planning policies of the city.
6. The Planning and Zoning Commission finds the planned unit development satisfactorily meets
the standards for special use as defined in section 10-4-9 of the Zoning Ordinance which are as
follows:
a. 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.
b. 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 diminishes and
impair property values within the neighborhood.
5
c. 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.
d. Adequate utilities, access roads, drainage or other necessary facilities have been or are
being provided.
e. Adequate measures have been or will be taken to provide ingress or egress so designed as
to minimize traffic congestion in the public streets.
f. 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 planning and zoning
commission.
Proposed Motions:
In consideration of the proposed Final Plat of Raintree Village, Unit Four 1st Resubdivision, the
Planning and Zoning Commission recommends approval of the plat to the City Council as presented by
the Petitioner in plans prepared by Mackie Consultants, LLC dated last revised 11-11-19, subject to
review comments provided by the City Engineer, EEI, Inc. dated November 13, 2019, and further
subject to {insert any additional conditions of the Planning and Zoning Commission}…
In consideration of testimony presented during a Public Hearing on January 8, 2020 and the
standards for PUD approval and amendment, the Planning and Zoning Commission recommends
approval to the City Council a reduction in side yard setback from ten (10) feet to six (6) feet for lots
262-284 in Unit 4 of the Raintree Village subdivision, as presented by the Petitioner Exhibit F Side
Yard Setback, and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
Attachments:
1. Copy of Petitioner’s Application
2. Final Plat of Raintree Village, Unit Four 1st Resubdivision prepared by Mackie Consultants, LLC and dated
last revised 11-11-19.
3. Side Yard Setback Exhibit illustrating proposed amended setback from 10 feet to 6 feet.
4. EEI Letter to the City dated November 13, 2019.
EXHIBIT A
Description:
LOTS 264, 265, 266, 267, 268, 269, 270, 271, 272, 273, 274, 275, 276, 277, 278, 279, 280,
281 AND 282 ALL IN RAINTREE VILLAGE, UNIT 4 SUBDIVISION, RECORDED
AS DOCUMENT 2006000015999. ALL IN PART OF THE SW 1/4 OF SECTION 3
AND PART OF THE NW 1/4 OF SECTION 10, ALL IN TOWNSHIP 36 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, THE UNITED CITY OF
YORKVILLE, KENDALL COUNTY, ILLINOIS.
Address List for Raintree Village Unit 4 City of Yorkville, IL
Unit NumberLot NumberStreet NumberStreet NameProductPINS4 264-1 1324 Hawk Hollow Drive Duplex 05-03-381-005
264-2 1322 Hawk Hollow Drive
4 265-1 1320 Hawk Hollow Drive Duplex 05-10-128-001
265-2 1312 Hawk Hollow Drive
4 266-1 1304 Hawk Hollow Drive Duplex 05-10-128-002
266-2 1302 Hawk Hollow Drive
4 267-1 1294 Hawk Hollow Drive Duplex 05-10-128-003
267-2 1292 Hawk Hollow Drive
4 268-1 1284 Hawk Hollow Drive Duplex 05-10-128-004
268-2 1282 Hawk Hollow Drive
4 269-1 1274 Hawk Hollow Drive Duplex 05-10-128-005
269-2 1272 Hawk Hollow Drive
4 270-1 1264 Hawk Hollow Drive Duplex 05-10-128-006
270-2 1262 Hawk Hollow Drive
4 271-1 1254 Hawk Hollow Drive Duplex 05-10-128-007
271-2 1252 Hawk Hollow Drive
4 272-1 1244 Hawk Hollow Drive Duplex 05-10-128-008
272-2 1242 Hawk Hollow Drive
4 273-1 1232 Hawk Hollow Drive Duplex 05-10-128-009
273-2 1234 Hawk Hollow Drive
4 274-1 1224 Hawk Hollow Drive Duplex 05-10-128-010
274-2 1222 Hawk Hollow Drive
4 275-1 1220 Hawk Hollow Drive Duplex 05-10-128-011
275-2 1212 Hawk Hollow Drive
4 276-1 1204 Hawk Hollow Drive Duplex 05-10-128-012
276-2 1202 Hawk Hollow Drive
4 277-1 1198 Hawk Hollow Drive Duplex 05-10-128-013
277-2 1196 Hawk Hollow Drive
4 278-1 1194 Hawk Hollow Drive Duplex 05-10-128-014
278-1 1192 Hawk Hollow Drive
4 279-1 1188 Hawk Hollow Drive Duplex 05-10-128-015
279-2 1186 Hawk Hollow Drive
4 280-1 1184 Hawk Hollow Drive Duplex 05-10-128-016
280-2 1182 Hawk Hollow Drive
4 281-1 1178 Hawk Hollow Drive Duplex 05-10-128-017
281-2 1176 Hawk Hollow Drive
4 282-1 1174 Hawk Hollow Drive Duplex 05-10-128-018
282-2 1172 Hawk Hollow Drive
Address List for Raintree Village Unit 4 City of Yorkville, IL
Unit NumberLot NumberStreet NumberStreet NameProductPINS4 287-1 1842 Wren Road Townhome 05-03-382-002
4 287-2 1844 Wren Road Townhome
4 287-3 1846 Wren Road Townhome
4 287-4 1848 Wren Road Townhome
4 288-1 1852 Wren Road Townhome 05-03-382-003
4 288-2 1854 Wren Road Townhome
4 288-3 1856 Wren Road Townhome
4 288-4 1858 Wren Road Townhome
4 289-1 1867 Wren Road Townhome 05-03-381-001
4 289-2 1865 Wren Road Townhome
4 289-3 1863 Wren Road Townhome
4 289-4 1861 Wren Road Townhome
4 290-1 1887 Wren Road Townhome 05-03-381-002
4 290-2 1885 Wren Road Townhome
4 290-3 1883 Wren Road Townhome
4 290-4 1881 Wren Road Townhome
4 291-1 1338 Hawk Hollow Drive Townhome 05-03-381-004
4 291-2 1336 Hawk Hollow Drive Townhome
4 291-3 1334 Hawk Hollow Drive Townhome
4 291-4 1332 Hawk Hollow Drive Townhome
4 292-1 1348 Hawk Hollow Drive Townhome 05-03-381-003
4 292-2 1346 Hawk Hollow Drive Townhome
4 292-3 1344 Hawk Hollow Drive Townhome
4 292-4 1342 Hawk Hollow Drive Townhome
4 297-1 1121 Goldfinch Avenue Townhome 05-03-379-001
4 297-2 1123 Goldfinch Avenue Townhome
4 297-3 1125 Goldfinch Avenue Townhome
4 297-4 1127 Goldfinch Avenue Townhome
4 298-1 1111 Goldfinch Avenue Townhome 05-10-126-001
4 298-2 1113 Goldfinch Avenue Townhome
4 298-3 1115 Goldfinch Avenue Townhome
4 298-4 1117 Goldfinch Avenue Townhome
4 300-1 1122 Hawk Hollow Drive Townhome 05-10-128-023
4 300-2 1120 Hawk Hollow Drive Townhome
4 300-3 1112 Hawk Hollow Drive Townhome
4 300-4 1110 Hawk Hollow Drive Townhome
TOWNHOMES
Address List for Raintree Village Unit 4 City of Yorkville, IL
Unit NumberLot NumberStreet NumberStreet NameProductPINS4 301-1 1132 Hawk Hollow Drive Townhome 05-10-128-022
4 301-2 1128 Hawk Hollow Drive Townhome
4 301-3 1126 Hawk Hollow Drive Townhome
4 301-4 1124 Hawk Hollow Drive Townhome
4 302-1 1142 Hawk Hollow Drive Townhome 05-10-128-021
4 302-2 1138 Hawk Hollow Drive Townhome
4 302-3 1136 Hawk Hollow Drive Townhome
4 302-4 1134 Hawk Hollow Drive Townhome
4 303-1 1152 Hawk Hollow Drive Townhome 05-10-128-020
4 303-2 1148 Hawk Hollow Drive Townhome
4 303-3 1146 Hawk Hollow Drive Townhome
4 303-4 1144 Hawk Hollow Drive Townhome
4 304-1 1162 Hawk Hollow Drive Townhome 05-10-128-019
4 304-2 1158 Hawk Hollow Drive Townhome
4 304-3 1156 Hawk Hollow Drive Townhome
4 304-4 1154 Hawk Hollow Drive Townhome
4 305-1 1159 Hawk Hollow Drive Townhome 05-10-127-009
4 305-2 1161 Hawk Hollow Drive Townhome
4 305-3 1163 Hawk Hollow Drive Townhome
4 305-4 1165 Hawk Hollow Drive Townhome
4 306-1 1151 Hawk Hollow Drive Townhome 05-10-127-010
4 306-2 1153 Hawk Hollow Drive Townhome
4 306-3 1155 Hawk Hollow Drive Townhome
4 306-4 1157 Hawk Hollow Drive Townhome
4 307-1 1143 Hawk Hollow Drive Townhome 05-10-127-011
4 307-2 1145 Hawk Hollow Drive Townhome
4 307-3 1147 Hawk Hollow Drive Townhome
4 307-4 1149 Hawk Hollow Drive Townhome
4 308-1 1135 Hawk Hollow Drive Townhome 05-10-127-012
4 308-2 1137 Hawk Hollow Drive Townhome
4 308-3 1139 Hawk Hollow Drive Townhome
4 308-4 1141 Hawk Hollow Drive Townhome
4 309-1 1125 Hawk Hollow Drive Townhome 05-10-127-013
4 309-2 1127 Hawk Hollow Drive Townhome
4 309-3 1129 Hawk Hollow Drive Townhome
4 309-4 1131 Hawk Hollow Drive Townhome
Address List for Raintree Village Unit 4 City of Yorkville, IL
Unit NumberLot NumberStreet NumberStreet NameProductPINS4 310-1 1109 Hawk Hollow Drive Townhome 05-10-127-014
4 310-2 1111 Hawk Hollow Drive Townhome
4 310-3 1121 Hawk Hollow Drive Townhome
4 310-4 1123 Hawk Hollow Drive Townhome
4 311-1 1124 Goldfinch Avenue Townhome 05-10-127-001
4 311-2 1122 Goldfinch Avenue Townhome
4 311-3 1120 Goldfinch Avenue Townhome
4 311-4 1112 Goldfinch Avenue Townhome
4 312-1 2079 Blueberry Hill Townhome 05-10-127-002
4 312-2 2077 Blueberry Hill Townhome
4 312-3 2075 Blueberry Hill Townhome
4 312-4 2073 Blueberry Hill Townhome
4 313-1 2089 Blueberry Hill Townhome 05-10-127-003
4 313-2 2087 Blueberry Hill Townhome
4 313-3 2085 Blueberry Hill Townhome
4 313-4 2083 Blueberry Hill Townhome
4 314-1 1251 Hawk Hollow Drive Townhome 05-10-127-004
4 314-2 1253 Hawk Hollow Drive Townhome
4 314-3 1255 Hawk Hollow Drive Townhome
4 314-4 1257 Hawk Hollow Drive Townhome
4 315-1 1241 Hawk Hollow Drive Townhome 05-10-127-005
4 315-2 1243 Hawk Hollow Drive Townhome
4 315-3 1245 Hawk Hollow Drive Townhome
4 315-4 1247 Hawk Hollow Drive Townhome
4 316-1 1231 Hawk Hollow Drive Townhome 05-10-127-006
4 316-2 1233 Hawk Hollow Drive Townhome
4 316-3 1235 Hawk Hollow Drive Townhome
4 316-4 1237 Hawk Hollow Drive Townhome
4 317-1 1221 Hawk Hollow Drive Townhome 05-10-127-007
4 317-2 1223 Hawk Hollow Drive Townhome
4 317-3 1225 Hawk Hollow Drive Townhome
4 317-4 1227 Hawk Hollow Drive Townhome
4 318-1 1201 Hawk Hollow Drive Townhome 05-10-127-008
4 318-2 1203 Hawk Hollow Drive Townhome
4 318-3 1205 Hawk Hollow Drive Townhome
4 318-4 1207 Hawk Hollow Drive Townhome
Address List for Raintree Village Unit 4 City of Yorkville, IL
Unit NumberLot NumberStreet NumberStreet NameProductPINS4 EBE 296-1 1131 Goldfinch Avenue Townhome 05-03-379-012
EBE 296-2 1133 Goldfinch Avenue Townhome 05-03-379-013
EBE 296-3 1135 Goldfinch Avenue Townhome 05-03-379-014
EBE 296-4 1137 Goldfinch Avenue Townhome 05-03-379-015
4 EBE 295-1 1141 Goldfinch Avenue Townhome 05-03-379-007
EBE 295-2 1143 Goldfinch Avenue Townhome 05-03-379-008
EBE 295-3 1145 Goldfinch Avenue Townhome 05-03-379-009
EBE 295-4 1147 Goldfinch Avenue Townhome 05-03-379-010
4 EBE 294-1 1151 Goldfinch Avenue Townhome 05-03-379-017
EBE 294-2 1153 Goldfinch Avenue Townhome 05-03-379-018
EBE 294-3 1155 Goldfinch Avenue Townhome 05-03-379-019
EBE 294-4 1157 Goldfinch Avenue Townhome 05-03-379-020
4 EBE 293-1 1161 Goldfinch Avenue Townhome 05-03-379-022
EBE 293-2 1163 Goldfinch Avenue Townhome 05-03-379-023
EBE 293-3 1165 Goldfinch Avenue Townhome 05-03-379-024
EBE 293-4 1167 Goldfinch Avenue Townhome 05-03-379-025
4 EBE 299-1 1108 Hawk Hollow Dr Townhome 05-10-128-027
EBE 299-2 1106 Hawk Hollow Dr Townhome 05-10-128-028
EBE 299-3 1104 Hawk Hollow Dr Townhome 05-10-128-029
EBE 299-4 1102 Hawk Hollow Dr Townhome 05-10-128-030
Existing TH
STATE OF ILLINOIS )
) ss
COUNTY OF KENDALL )
ORDINANCE NO. 2005 -W--
200500032454
Fi led for Record in
KEN DAL L CO UNT Y, ILLINOIS
PA UL ANDERSON
10-21-2005 At 01 :17 PM .
OR DItlAHCE 45.00
RHSP Surcharge 10 .01)
AN ORDINANCE AUTHORIZING THE EXECUTION
OF THIRD AMENDMENT TO ANNEXATION
AND PLANNED UNIT DEVELOPMENT AGREEMENT
(RAINTREE VILLAGE FIKIA THE HIGHLANDS SUBDIVISION)
WHEREAS , it is in the best interest of the UNITED CITY OF YORKVILLE, Kendall
County, Illinois , that a certain Third Amendment to Planned Unit Development Agreement
pertaining to the development ofthe real estate described on Exhibit nAn attached hereto and
made a part hereof entered into by the UNITED CITY OF YORKVILLE; and
WHEREAS , said Third Amendment to Planned Unit Development Agreement has been
drafted and has been considered by the City Council; and
WHEREAS , the legal owners of record ofthe territory which is the subject of said
Agreement are ready, willing and able to enter into said Third Amended Agreement and to
perform the obligations as required hereunder; and
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF
THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS , AS FOLLOWS :
Section 1: That the Mayor and City Clerk are herewith authorized and directed to e xecute ,
on behalf of the City , the Third Amendment to Planned Unit Development Agreement concerning
the development ofthe real estate described therein, a copy of which Amendment to Planned Unit
Development Agreement is attached hereto and made a part hereof.
1
Section 2: That this Ordinance shall be in full force and effect from and after it s passage
and approval as provided by law .
WANDA OHARE J/f;-JOSEPH BESCO 4-
VALERIE BURD !4t-PAUL JAMES ifl-, v
LARRYKOT 4 MARTY MUNNS -!:J--i/
ROSE SPEARS % RICHARD STICKA 4-,
APPROVED by me , as Mayor of the United City of Yorkville, Kendall County, Illinois,
this I /-1(;\ day Of -CfJ-(f-'~l.-,,--,IL/-=----·'1..v---jfrT--' A.D. 2005.
PASSED by the City Counc il of the United City of Yorkville, Kendall County, Illinois this
l t+(,\ day Of __ ~=->=,>I c.)"-"L,-,L:...Jtl""'/"-\"::'<-""67L-\--" A.D . 2005 .
Prepared by & Return to :
Law Offices of Daniel J . Kramer
1107 A S. Bridge St.
Yorkville , IL 60560
630.553 .9500
Attest: ·········of::h···· ... "':n:::-c-::-TI-t=~=-="::-::-:-"-.;..L, .. ""~&-'"' ... ;;.:...... . ...... i?% ... . / .. iif'....... . ...... ~ .... .
: : CO"PO I"a " '. M"\ : f i ~ ___ l0 ~ ~
\ " :. S.ii'AL i .. i
""" ....... ~ ...... : ... /
\.~~ ............... ~./
··· ... ~4LL C.O;,."" ..............
2
EXIllBIT LIST
Exhibit "A" "Full" legal description
3
STATE OF ILLINOIS )
)ss.
COUNTY OF KENDALL )
THIRD AMENDMENT TO ANNEXATION
AND PLANNED UNIT DEVELOPMENT AGREEMENT
(RAINTREE VILLAGE FIKIA THE HIGHLANDS SUBDIVISION)
NOW COMES, the UNITED CITY OF YORKVILLE, a Municipal Corporation, located
in the County of Kendall, State of Illinois, hereinafter referred to as "CITY", and WYNDHAM
DEERPOINT HOMES, an Illinois Partnership, hereinafter referred to as
"OWNER/DEVELOPER" and CONCORD HOMES, hereinafter referred to as "PETITIONER"
WITNESSETH
WHEREAS, WYNDHAM DEERPOINT HOMES has become the Successor-Owner and
Developer of Raintree Subdivision formerly known as The Highlands Subdivision, and the CITY
have previously entered into a Planned Unit Development Agreement for said Subdivision; and
WHEREAS, a portion of the subject real property designated in the attached Exhibit "A"
was zoned as a Planned Unit Development under the R-2d2 classification as defined by the
Untied City of Yorkville Zoning Ordinance providing for the construction of duplex residences;
and
WHEREAS, the Petitioner requests an Amendment to the First Amendment to
Annexation Agreement, Annexation Agreement and Planned Unit Development Agreement
executed on December 10, 2002 to allow the construction oftownhomes in accordance with the
I
Concept Plan for Unit 4 of the Raintree Village Subdivision, a copy of which is attached hereto
and incorporated herein by reference as "Exhibit B" and within the subj ect real property legally
described in Exhibit "A" attached hereto and incorporated herein by reference; and
WHEREAS, that after consideration by the United City of Yorkville Park Board,
Director of Parks and Recreation of the United City of Yorkville, and City Council the CITY
concluded this Second Amendment to the Amendment to Annexation Agreement, Annexation
Agreement and Planned Unit Development Agreement results in a net increase of eighteen
homes within the subject property; and
WHEREAS, Petitioner shall pay to the United City of Yorkville the amount of Twenty-
nine Thousand and 00/100 dollars ($29,000.00) at the time of approval of Final Plat to satisfy the
increased land cash contribution required by the United City of Yorkville Land Cash Ordinance
resulting from the net increase of homes located within the subject property; and
WHEREAS, under the United City ofY orkville Land-Cash Ordinance, the CITY has the
right to elect to take cash in lieu ofland and does agree to do so; and
NOW THEREFORE, in consideration of the mutual covenants and promises herein
contained the parties agree as follows:
I) INCORPORATION OF RECITALS: All parties hereto agree that the above
contained recitals are an integral part ofthis Agreement and hereby adopt those
recitals as part of this Agreement.
2
2) REAL PROPERTY EFFECTED: This Amendment shall affect only the tenns,
conditions, and general development plan as set out in the original Planned Unit
Development Agreement, the Amendment to Annexation Agreement, Annexation
Agreement and Planned Unit Development Agreement and as described in the
attached Exhibit "A" and depicted in the attached Exhibit "B".
3) OWNERIDEVELOPER hereby is authorized to construct townhomes, on the site
described in the attached Exhibit "A" so long as said construction substantially
confonnances with the Concept Plan attached hereto as Exhibit "B".
4) The CITY agrees that OWNERIDEVELOPER shall pay the sum of Twenty-nine
Thousand Dollars and 00/100 ($29,000.00) as the cash equivalent for land-cash
contributions in lieu of dedicating park land described in the attached Exhibit "A"
pursuant to the United City of Yorkville Land-Cash Ordinance at the time of Final
Plat.
5) AUTHORIZATION OF AMENDMENT: OWNERIDEVELOPER warrant that
the parties hereto have full and express authority to enter into an Amendment of
the original Planned Unit Development Agreement and the Amendment to
Annexation Agreement, Annexation Agreement and Planned Unit Development
Agreement recorded with the Kendall County Recorder of Deeds on January 28,
2003 as Document Number 200300002858.
6) RATIFICATION: All parties hereto agree that except to the extent perfonnance
standards or other tenns ofthe original Planned Unit Development Agreement
and the Amendment to Annexation Agreement, Annexation Agreement and
3
Planned Unit Development Agreement have been amended herein, all other terms
of the original Planned Unit Development Agreement are hereby ratified, re-
published, and reconfirmed between the parties hereto and remain the agreement
of the parties. OWNER/DEVELOPER warrants that PETITIONER shall stand in
the position of a successor and assign of OWNERIDEVELOPER as to all rights
and liabilities accruing under the original Planned Unit Development Agreement
and the Amendment to Annexation Agreement, Annexation Agreement and
Planned Unit Development Agreement.
7) SEVERABILITY: Should any provision of this Annexation Amendment be
found to be unenforceable by a Court of competent jurisdiction, the remaining
terms and conditions of this Amendment to Planned Unit Development
Agreement as well as the original Planned Unit Development Agreement shall
remain in full force and effect.
8) Notice until further notice shall be provided at the following addresses:
CITY:
Copy to:
PETITIONER:
City Clerk
United City of Yorkville
800 Game Farm Rd.
Yorkville, IL 60560
Attorney Daniel J. Kramer
1107 A S. Bridge St.
Yorkville, IL 60560
Bill French
Concord Homes, Inc.
1540 E. Dundee Rd., Ste. 350
Palatine, IL 60074
9) TIME IS OF THE ESSENCE: Time is of the essence of this Agreement and all
4
documents, agreements, and contracts pursuant hereto as well as all covenants
contained in this Amendment shall be performed in a timely manner by all parties
hereto.
IN WITNESS WHEREOF, the undersigned parties have executed this Second
Amendment to Planned Unit Development Agreement this 17 ~ay of C) c~ her
OvrNERfDEVELOPER:
Wyndam Deerpoint Homes
An Illinois Limited Liability Corporation
VL----
Dated: __________ _
5
PETITIONER:
CONCORD HOMES
y: --~~~~~--~-------
Date:
Prepared by:
Law Offices of Danie1 J. Kramer
1107 A S. Bridge Street
Yorkville, Illinois 60560
630.553.9500
6
EXHIBIT LIST
Exhibit "A" Legal Description
Exhibit "B" Concept Plan for Unit 4 of Rain tree Village
7
EXHIBIT "A".
THAT PART OF THE SOUTHWEST QUARTER OF SECTION J AND PART OF THE NORTHWEST QUARTER
OF SECTION 10, TOWNSHIP 36 NORTH, TOWNSHIP 7 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING A T THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER
OF SAID SECTION 3; THENCE NORTH 00'03'41" EAST ALONG THE EAST LINE OF SAID SOUTHwEST
QUARTER, 775.42 FEET TO THE CENTERLINE OF ILLINOIS STATE ROUTE NO. 126; THENCE
NOR TH WESTERL Y ALONG SAID CENTERLINE, BEING A CURVE CONCAVE SOUTHWESTERLY HAVING A
RADIUS OF 6875.55 FEET, AN ARC LENGTH OF 232.44 FEET, A CHORD BEARING OF NORTH
49'38'17" WEST AND A CHORD DISTANCE OF 232.43 FEET TO THE NORTHEAST CORNER OF
RAINTREE VILLAGE, UNIT THREE ACCORDING TO THE PLAT THERtOF RtCORDED AUGUST 19, 2004
AS DOCUMENT NO. 04-23275; THENCE SOU11-!38'42'59" WEST ALONG THE SOUTHEASTERLY LINt
OF SAID UNIT THREE, 1716.64 FEH TO A POINT OF CURVATURE ON THE SOUTHERLY LINE OF
RAINTREE VILLAGE, UNIT TWO ACCORDING TO THE PLAT THEREOF F?,ECORDED AUGUST 19, 2004 AS
IPOCUMENT NO. 04-23274; THENCE SOUTHWESTERLY' AND WESTERf)Y ALONG A CURVE CONCAVE'
1'IORTHWESTERLY HAVltlC A RADIUS OF 390.00 FEET,' AN ARC LENGTH OF 341.45 FEET, A CHORD
'BEARING OF SOUTH 63'47'52" WEST AND A CHORD DISTANCE OF 330.65 FEET; THENCE SOUTH
8i1'52'46" WEST ALONG THE SOUTHERLY ~INE OF SAID UNIT TWO, j99.03 FEET; THENCE SOUTH
,01'07'14" EAST, 776.jJ9 FEET TO THE NPRTH LINE OF PARCEL ONE AS DESCRIBED BY DOCUMENT
-NO. 78-~764, RECORDS OF KENDALL COuNTY; THENCE NORTH 88'52'46" EAST ALONG SAID
.' NORTH LINE, 1933.19 FEET TO THE EAsT LINE OF THE NORTHWEST CORNER OF SECTION 10;
. THENCE NORTH 00,'06'21" WEST ALONG SAID EAST LINE, 1306.62 FEET TO THE POINT OF
BEGINNING, IN THE: !:INITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS (CONTAINING 60.208 ±
ACRES). '".' , . .
~ . '\Cldo(-r CJ
Site Data
Duplex Units 38 (19 Lots) (23%)
(77%)
(100%)
Townhomes 128
Total 166
+ 2.14 Ac. Park Site
Townhome Design Standards:
Miinimum Distance, Building Front to R.O.W:=
Minimum Distance, Building Rear to R.O.W.
Minimum Distance.;
Building to Building:
Side to Side == 25 Ft.
Side to Rear '" 35 Ft.
Rear to Rear == 75 Ft.
30Ft.
35 Ft.
'-.,
'-.'''-
/04>0
?,\'
"-,
"-, ">4-"&
~,". -?oc-
-"&
4>0 '''., ,
/ \ ____ ;' RETENTION "-,'-.,~ <'",
,-/ /'---'''-~' "'"
'\,// \ ,n / '. '-,
, , , '-/". \ /\ 224;-"--_/222 , , / '
./ \./ -----J.." / '. '-, , X' \ ./\ '" " / ,y >. ; '. / ,', ./ \ ./ ->--,/ ---......... V"-. 221/'-:" " , /' './\ /, / ",-' '. / \ 226/\ / / ._..__-. "'~ ~" ~ I', , '
./ \ /'y / ,./ ~ '1-~" /'-. '''' ". . /' '\ ./\ '" /\ ,'-,<,,' "" /'" "', / '. " /
./ ./ / ~... ,-\ ./ ". ().' " /" " . ."",\ \/,...... V ,/ ...... '\ " '/' 7i( ~,-<X .2IS"., '"", / /' \ ...... \ 225./ ~..... ,/' . "', '" / '", ' , ,,/ \ / Y " ,~ / \ '" /" -, ".'" '/V,
/ \ 229./ / ~./ / ./' . , " ) " ~ / 218';,/ /
' \./ , / / )---~#--' \" \ '" \ / '" '> ~ ',,-'.,-..1 / " " ::-..'ti: 'W~' \ ./ ,co < / ..» (/ \ ' '/'. .' 'I"~, '/ '-~<!l.: I
' / \ ./)--~' .....-/ /'" 258 \ \/ '~/ /' ,,~ : .~ 2
./ /\\ '" /(,/ /,,/ ~'/ /\ ,", \ '/~'-'50 /'./,' /----..., "". ,'. /".
\' 232./:'./ ,/"" ~-\ \ \' " , , ' / '/ ' A, > " " " \ -. '\ ,/ \/ ,,/ /,\' \ '\ '" \ UNI-.TT~R. EKXy/" / / "';>,) y 2 / )i \ \ / / / ' \' /, ,/ '" / /)< U a ~ '\ -' " ,/ /\ '\ \ /' \ ,/ \ ,/ '''. /, ' . " '1p-.
// " \ ~,// ,/ \ \ \ \/\ .,..---" 252 '''-..,/ /''041 / /247/;Y' I '-~
, ./ ,,/'\ v. ./ \ ,/ \ \ \ ./"\ 253 "', / >!;,,' _ , _ " . _ "-"
"\v' /,/ \ (" ,eo /' \'" \ /' '. \" / , / /'-. / '" /' '7 ' , . ,
./ " ~'\' \ \ ,/ ,.J-,0< ,\'\ \ \/\ \ / / ),/'-:;/ ,/ /'''.///' / ~ / J}z; /, 3 ;
,/ '//'\ ,\. \ \/ \ .... / \ \ '" \ \ '"' /'v/r,~"""'<' /y '" ;;-,</ / 0 /-., /5 ,
0/\ y \ \../ .----/_, // , 'f _ "V,,, \ \, 't \ \ '" ,/\ '" \'\ \, \ v ,/ /" ,/j. / \.-;/' / / ~)5V '''-,
/ \ Y \ "" '\ \ ,/ \ ,/ \ '\ "" -,/>,' '\ / \ 'H /i';::/,' ~ '.El ' ' _/ \ ,"ill /\, ../ \ ~ ~~ /../ / / )~ \ \ '<1,.J. ""/ '1"\ ((;// '" \~:;) ~~ .' ~,'::: ' '<
/ \ ,,/\ \ \ '\ '. ,/ \ /' \', '. \ '" \. ///' 1!i ,/// "~ LO
\ '" y-' ,co \ \ \ / \ He ;'\ '" ,\,\\\ \ \ /' ~'f>:'Y / / r \ \ ____ ----
.// , ,\---\ " \ \ /' , ,/ \ "-:: ~,' " PARK \ \
\.\' \,/ \ , \. '-. A' V,,, \ '\ \\ \ "'/.'///" /~ ± 2.14 Ao, '\ 2 /\ ' ' ./ ,'\ \ 143 \ ./ ,"-/ ,~ / ~ \
\ . '" /'\ '" \ \ ' '\ /-/\ \ " '-. '-i'" , ~ , " \ we '. \ '. <\ ~ \ / \,/ "'.J2/ / . 0.'\s>
'. \/;UNIT\ TWO \ \~,\V IH '( eo, \~"'" / . 7 ~", e~{;> '~ ~! I \ \ "" ,X\ '" 'v\ \ ,\ X /'.,),'. ~ ':11 I / '\' \ \ / \ /., '. 'A" ';.-'-,
\ \/ \ ~/ '\ / ,240 /. / ~'" 7 '~ ..
'\ \: \ ,eo X ,,,\ ~ \ '( \ '" ;/", / / / ":--... />'" /'" /
'\ '. \ \ // \ /x \, '\ \ \ / / /k,' ~' " ~ 6/ ~ ;; \ \ \' \\,," 146/ N "
\, .(I. '" V '" \ A ' V, /' / " " / \ \. \ ,/ \ >< " \, "" / / ~ , , / 7., 5
/\\ \ \:\~" / ~V/ ,: ~':!<:::'::~',/ / ~ Townhomes / ~ ".,wo
165 ,0, \ \ \ / \. / '-. ') '/ ~' ~ / \ \' ',/\ \ ., , . 00 /~ , \ \ '" \ / / /' .. "
\. \' \ \" 147 I \ 16>,\\ \ \\ ___ \ //,' ~.. / .-r~Ui LL~:-:::~~/ ~i~ ~, -----'-~--~/ ~.:~~ GEf
"-'-~~~~ __ EB--~-I'
6 13 I
---~ i
b2E. i ~ !fiEi ~~ ~~~,,~
, \ /\,wo LO / ' __ ~~I_ __ ,
, 16 i i \ 15
17 I 16 I
SCHOOL SITE
10
wo Duplex Lot
wo
11
wo
RETENTION
I !
__ , ______ , __ •.. ,. __ ~ ______ '_ __ , .. ,. __ .. ________ .. __ ._..L.........._ __ . ____ ,. _______________ . ____ •.• . •.. ..J
UNIT FOUR
iii DI'o' No 3104 1 Concept Plan ::.1EN LAND DESIGN, INC.
Lennar
I Seale 1"=100' I 2300 Barrington Road, SUite 700 Rain tree Village Unit' Four I Date 06-25-041 Hoffman Estates, Illinois 60195 -PLANNING' LANDSCAPE ARCHITECTURE
~ (630) 339-4800 Yorkville, Illinois 5517 N. Cumberlond, Suite 906 'Chicago, Il 60656 ,q,., w.""..... _. Ph: 77.3.763.3320 Fax: 773.7613325 [mal: ~nland@omelilech.net
UNIT 4
UNIT 3
UNIT 6
UNIT 5
UNIT 2UNIT 1
90
202
202
356
TOTAL
366SFMODELSPARKING
PARKING
TH MODELS
EXHIBIT F
SIDEYARD SETBACK EXHIBIT
(Sheet 1 of 2)
AMENDED SIDE YARD MINIMUM SETBACK - 6.0'30' BUILDING SETBACK LINE (TYP.)N.T.S.
(LOTS 264-282 INCLUSIVE)
TYPICAL LOT DETAIL (NEW)
STREET
STREET10' P.U. & D.E. (TYP)
40' REAR BUILDING SETBACK LINE (TYP.)
5' P.U. & D.E. (TYP)
SETBACK LINE (TYP)
6' SIDE YARD
30' BUILDING SETBACK LINE (TYP.)
10' P.U. & D.E. (TYP)
(TYP)
10' P.U. & D.E.
N.T.S.
TYPICAL LOT DETAIL (OLD)
40' REAR BUILDING SETBACK LINE (TYP.)
5' P.U. & D.E. (TYP)
SETBACK LINE (TYP)
10' SIDE YARD
30' BUILDING SETBACK LINE (TYP.)
10' P.U. & D.E. (TYP)
(TYP)
10' P.U. & D.E.
10' P.U. & D.E. (TYP)30' BUILDING SETBACK LINE (TYP.)STREETSTREET
EXHIBIT F
SIDEYARD SETBACK EXHIBIT
(Sheet 2 of 2)
AMENDED SIDE YARD MINIMUM SETBACK - 6.0'30' BUILDING SETBACK LINE (TYP.)N.T.S.
(LOTS 264-282 INCLUSIVE)
TYPICAL LOT DETAIL (NEW)
STREET
STREET10' P.U. & D.E. (TYP)
40' REAR BUILDING SETBACK LINE (TYP.)
5' P.U. & D.E. (TYP)
SETBACK LINE (TYP)
6' SIDE YARD
30' BUILDING SETBACK LINE (TYP.)
10' P.U. & D.E. (TYP)
(TYP)
10' P.U. & D.E.
N.T.S.
TYPICAL LOT DETAIL (OLD)
40' REAR BUILDING SETBACK LINE (TYP.)
5' P.U. & D.E. (TYP)
SETBACK LINE (TYP)
10' SIDE YARD
30' BUILDING SETBACK LINE (TYP.)
10' P.U. & D.E. (TYP)
(TYP)
10' P.U. & D.E.
10' P.U. & D.E. (TYP)30' BUILDING SETBACK LINE (TYP.)STREETSTREET
APPROVED
DESIGNED
DRAWN
DATE
SCALEDATEDESCRIPTION OF REVISION BY
OF
SHEET
ILLINOIS FIRM LICENSE 184-002694
C
(847)696-1400
www.mackieconsult.com
Mackie Consultants, LLC
9575 W. Higgins Road, Suite 500
Rosemont, IL 60018
MACKIE CONSULTANTS
11/11/2019N:\3459\Survey\Proposed\Final\3459-Resub Sheet 1.dgn1:09:50 PMPROJECT NUMBER:
CLIENT:
MACKIE CONSULTANTS LLC, 2019
3459
FINAL PLAT OF RAINTREE VILLAGE,
UNIT FOUR 1ST RESUBDIVISION
YORKVILLE, ILLINOIS
FAX: 224-293-3101
PHONE: 224-293-3100
EAST DUNDEE, IL 60118
SUITE 108
1141 EAST MAIN STREET
EBE 291
EBE 290
EBE 289
EBE 292
EBE 297
EBE 298
EBE 299EBE 301
EBE 302
EBE 303
EBE 304
EBE 310
EBE 311
EBE 312
EBE 313
EBE 314
EBE 309
EBE 305
EBE 306
EBE 307
EBE 308 EBE 315
EBE 316
EBE 317
EBE 318
EBE 288
EBE 287
EBE 295
EBE 294
EBE 293
EBE 300
EBE 296
S37°20'37"WN37°20'37"E277.45'277.45'200.00'N37°20'37"EN52°39'23"W163.00'
S52°39'23"E
268.87'S01°18'41"E160.07'C
B
=
N
4
4°1
7'1
2"WL
=
8
2.6
8'
R
=2
8
3.0
0'N01°28'43"WS01°28'43"E501.17'450.57'CB=N2
6
°
2
8'
2
5
"WL=1
6
7.
5
2'R=1
9
2.
0
0'N37°20'37"E213.73'S52°39'23"
E
355.00'S01°28'43"E410.00'116.00'
S88°31'17"W450.57'N01°28'43"W143.05'
S54°04'59"W
1
3
2.
9
9'N2
1
°
0
8'
1
6
"W127.21'S71°14'32"W N52°39'23"WS52°39'23"E
332.09'
407.08'160.07'S01°18'41"ERAINTREE VILLAGE, UNIT 4 RECORDED MAY 30, 2006 AS DOC. 20060001599966'
R
OW P
E
R DOC. 200600015999
66' ROW PER DOC. 20060001599966'
R
OW P
E
R DOC. 200600015999
66' ROW PER DOC. 20060001599966' ROW PER DOC. 20060001599966' ROW PER DOC. 200600015999 66' ROW PER DOC. 200600015999PRAIRIE CROSSING DRIVEHAWK HOLLOW DRIVEHAWK HOLLOW DRIVE HAWK HOLLOW DRIVEHAWK HOL
L
OW DRI
VE
B
L
UE
B
E
R
R
Y HIL
L
GOLDFI NCH AVENUEGOLDFI NCH AVENUEWR
E
N
R
OADLOT 283 LOT 284LOT 284
L
OT 263
LOT 282
LOT 264
LOT 283L
OT 286
LOT 320CROSSING DRIVEPRAIRIE 20040002341 & 20040002327580' ROW PER DOC.'s PRAIRIE CROSSING DRIVE20040002341 & 20040002327580' ROW PER DOC.'s L=39.27'R=25.00'
L=39.27'R=25.00'
200600035287 & 200600015999
66'
R
OW P
E
R DOC.'s AS DOC. 200600035287RECORDED OCTOBER 31, 2006 PRESTWICK OF YORKVILLE UNIT 1 AS DOC. 200600035287RECORDED OCTOBER 31, 2006 PRESTWICK OF YORKVILLE UNIT 1 AS DOC. 200600015999
RECORDED MAY 30, 2006
RAINTREE VILLAGE, UNIT 4
MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED
DOC. 200600015999
MAY 30, 2006 AS
UNIT 4 RECORDED
RAINTREE VILLAGE, L=39.27'R=25.00'MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED DOC. 200700017860RECORDED JUNE 7, 2007 AS VILLAGE CONDOMINIUM 296 SOUTHWEST LINE OF RAINTREE L=39.27'R=25.00'125.00'S52°39'23"
E
75.00'N52°39'23"WL=39.27'R=25.00'L=34.58'R=25.00'
L=39.27'R=25.00'MAY 30, 2006 AS DOC. 200600015999
R
AI
NT
R
E
E VIL
L
AGE, UNIT 4
R
E
C
OR
DE
D L=39.27'R=25.00'L=191.75'R=283.00'L=270.26'R=383.00'L=105.24'R=67.00'AS DOC. 200600015999
RECORDED MAY 30, 2006
RAINTREE VILLAGE, UNIT 4
LOT 319MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED L=105.24'R=67.00'CB=S10°07'02"EL=40.11'R=133.00'DOC.
2
0
0
7
0
0
0
0
6
1
1
9RECORDED FEBRUARY
2
1,
2
0
0
7 AS VI
LLAGE CONDOMI
NI
UM
2
9
9 SOUTHEAST LI
NE OF RAI
NTREE DOC. 200600015999MAY 30, 2006 AS UNIT 4 RECORDED RAINTREE VILLAGE, 125.78'N46°45'07"
E
C
B
=
S
2
4°5
0'5
1"
E
L
=
2
5
8.5
9'
R
=
3
1
7.0
0'& 20040002327520040002341, 200400023274 80' ROW PER DOC.'s RAINTREE VILLAGE, UNIT 4 RECORDED MAY 30, 2006 AS DOC. 200600015999MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED N37°20'37"E100.00'1 2GKF
DAG
09-04-19
1" = 100'
09-13-19 GKFREVISE LOTS TO OUTLOTS
GKF10-17-19 REVISE LEGALS & OWNER'S CERTIFICATE
GKF11-11-19 PER CITY REVIEWLOT 285LOT 283LOT 285L
OT 262
050 100100
SCALE: 1" = 100'
CITY ENGINEER CERTIFICATE
CITY PLANNING AND ZONING COMMISSION CERTIFICATE
CHAIRMAN
________________________________________
CITY OF YORKVILLE, ILLINOIS, THIS _____ DAY OF _______________, A.D., 20___.
APPROVED AND ACCEPTED BY THE PLANNING AND ZONING COMMISSION OF THE UNITED
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
CITY ENGINEER
________________________________________
20___.
DATED AT YORKVILLE, ILLINOIS, THIS ______ DAY OF _______________, A.D.,
COMPLETION OF ALL REQUIRED IMPROVEMENTS.
INSTALLED OR THE REQUIRED GUARANTEE COLLATERAL HAS BEEN POSTED FOR THE
OF YORKVILLE, DO HEREBY CERTIFY THAT THE REQUIRED IMPROVEMENTS HAVE BEEN
I, ________________________________, CITY ENGINEER FOR THE UNITED CITY
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
CITY ADMINISTRATOR'S CERTIFICATE
CITY ADMINISTRATOR
________________________________________
ILLINOIS, THIS _____ DAY OF _______________, A.D., 20___.
APPROVED AND ACCEPTED BY THE CITY ADMINISTRATOR OF THE UNITED CITY OF YORKVILLE,
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
CITY COUNCIL CERTIFICATE
MAYOR
________________________________________
YORKVILLE, ILLINOIS, THIS _____ DAY OF _______________, A.D., 20___.
APPROVED AND ACCEPTED BY THE MAYOR AND CITY COUNCIL OF THE UNITED CITY OF
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
CITY CLERK'S CERTIFICATE
CITY CLERK
________________________________________
THIS _____ DAY OF _______________, A.D., 20___.
YORKVILLE, ILLINOIS, BY ORDINANCE No._________________ AT A MEETING HELD
APPROVED AND ACCEPTED BY THE MAYOR AND CITY COUNCIL OF THE UNITED CITY OF
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
COUNTY CLERK CERTIFICATE
COUNTY RECORDER'S CERTIFICATE
KENDALL COUNTY RIGHT TO FARM STATEMENT
NOISE, AND UNIQUE HOURS OF OPERATIONS THAT ARE NOT TYPICAL IN OTHER ZONING AREAS.
THAT NORMAL AGRICULTURAL PRACTICES MAY RESULT IN OCCASIONAL SMELLS, DUST, SIGHTS,
USE. ANYONE CONSTRUCTING A RESIDENCE OR FACILITY NEAR THIS ZONING SHOULD BE AWARE
THAT SUPPORTS THIS INDUSTRY IS INDICATED BY A ZONING INDICATOR - A-1 OR AG SPECIAL
FARMING CONTINUES TO PLAY IN SHAPING THE ECONOMIC VIABILITY OF THE COUNTY. PROPERTY
KENDALL COUNTY HAS A LONG, RICH TRADITION IN AGRICULTURE AND RESPECTS THE ROLE THAT
NOTICE:
AUTHORIZATION TO RECORD CERTIFICATE
LICENSE EXPIRES: NOVEMBER 30, 2020
ILLINOIS PROFESSIONAL LAND SURVEYOR NUMBER 035-003057
EMAIL: dgray@mackieconsult.com
DALE A. GRAY
________________________________________
DATED THIS _______ DAY OF _________________, 20__.
OF SUBDIVISION.
HEREBY GRANT PERMISSION TO ____________________________ TO RECORD THIS PLAT
WE, MACKIE CONSULTANTS LLC, AN ILLINOIS PROFESSIONAL DESIGN FIRM NUMBER 184-002694,
COUNTY OF COOK)
)SS
STATE OF ILLINOIS)
SURVEYOR'S CERTIFICATE
NOTES:
1ST RESUBDIVISION
FINAL PLAT OF RAINTREE VILLAGE, UNIT FOUR
LOCATION MAP
LOCATION
PROJECT
NOT TO SCALE
WAY
FAIRFAX
B
RID
GE ST
IL
RTE 47
STAGECOACH TRLIL RTE 71 SCHOOLHOUSE RD
IL RTE 126
DR
CROSSING
PRAIRIE RD
RAINTREE
DR
HILLS
COUNTRY
BEING RESUBDIVIDED:
P.I.N.'s OF LOTS & EBE's
EXISTING LOTS & EBE's
BOUNDARY LINE
CHORD BEARING
LEGEND:
EXISTING RIGHT-OF-WAY LINE
EXISTING LOT LINE
PROPOSED LOT LINE
BUILDING SETBACK LINE (BSL)
EASEMENT LINE
CB=
L=ARC LENGTH
R=RADIUS
BSL
PLAT PREPARED FOR & MAIL TAX BILL TO:
05-10-128-025(PART)
05-10-128-023
05-10-128-022
05-10-128-021
05-10-128-020
05-10-128-019
05-10-127-015
05-10-127-014
05-10-127-013
05-10-127-012
05-10-127-011
05-10-127-010
05-10-127-009
05-10-127-008
05-10-127-007
05-10-127-006
05-10-127-005
05-10-127-004
05-10-127-003
05-10-127-002
05-10-127-001
05-10-126-001
05-03-379-006(PART)
05-03-379-001
05-03-381-006
05-03-381-004
05-03-381-003
05-03-381-002
05-03-381-001
05-03-382-004
05-03-382-003
05-03-382-002
OWNER'S CERTIFICATE
NOTARY CERTIFICATE
OF RAINTREE VILLAGE, UNIT FOUR PER DOCUMENT 200600015999
EXISTING LOTS & EBE's AS SHOWN ON THE FINAL PLAT OF SUBDIVISION
PUDE
(UNLESS SHOWN OTHERWISE).
EASEMENT PER DOC. 200600015999
PUBLIC UTILITY AND DRAINAGE
EBE
SHOWN OTHERWISE).
PER DOC. 200600015999 (UNLESS
EXCEPTION TO THE BLANKET EASEMENT
IN TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
BEING A RESUBDIVISION IN PART OF THE SOUTHWEST QUARTER OF SECTION 3 AND PART OF THE NORTHWEST QUARTER OF SECTION 10, ALL
LICENSE EXPIRES: NOVEMBER 30, 2020
ILLINOIS PROFESSIONAL LAND SURVEYOR NUMBER 035-003057
EMAIL: dgray@mackieconsult.com
DALE A. GRAY
_______________________________________
ROSEMONT, ILLINOIS,
GIVEN UNDER MY HAND AND SEAL THIS _______ DAY OF ______________, 20__, IN
MUNICIPAL CODE AS AMENDED.
EXERCISING THE SPECIAL POWERS AUTHORIZED BY DIVISION 12 OF ARTICLE 11 OF THE ILLINOIS
WITHIN THE CORPORATE LIMITS OF THE UNITED CITY OF YORKVILLE, ILLINOIS, WHICH IS
WE FURTHER CERTIFY THAT THE PROPERTY SHOWN ON THE PLAT HEREON DRAWN IS SITUATED
ACT OF 1989).
RECORDING OF THIS PLAT (SECTION 1270-56 OF THE ILLINOIS PROFESSIONAL LAND SURVEYOR
SUBDIVISION MONUMENTS AND INTERIOR MONUMENTS WILL BE SET WITHIN 12 MONTHS OF THE
THEM ON THIS FINAL PLAT AS REQUIRED BY THE PLAT ACT (765 ILCS 205/). THE EXTERIOR
WE FURTHER CERTIFY THAT ALL SUBDIVISION MONUMENTS WILL BE SET, AND I HAVE DESCRIBED
FEBRUARY 4, 2009. SUBJECT TO MAP INTERPRETATION AND SCALING.
THE FLOOD INSURANCE RATE MAP, MAP NUMBER 17093C0125G, WITH AN EFFECTIVE DATE OF
AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN AS IDENTIFIED BY
MAPS THAT COVER THE AREA, THE HEREON DESCRIBED PROPERTY FALLS WITHIN ZONE "X",
WE FURTHER CERTIFY THAT ACCORDING TO OUR INTERPOLATION OF THE FLOOD INSURANCE RATE
DECIMAL PARTS THEREOF.
REPRESENTATION OF SAID SURVEY AND SUBDIVISION. ALL DISTANCES ARE SHOWN IN FEET AND
WE FURTHER CERTIFY THAT THE PLAT HEREON DRAWN IS A CORRECT AND ACCURATE
THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
ACCORDING TO THE PLAT THEREOF, RECORDED MAY 30, 2006 AS DOCUMENT 200600015999, IN
SECTION 10, ALL IN TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN,
OF THE SOUTHWEST QUARTER OF SECTION 3 AND PART OF THE NORTHWEST QUARTER OF
LOTS 300 TO 318, INCLUSIVE, IN RAINTREE VILLAGE UNIT FOUR, BEING A SUBDIVISION IN PART
CONDOMINIUM) AND INCLUDING 'EBE' LOTS 287 TO 292, INCLUSIVE, LOTS 297 AND 298 AND
LOTS 262, 263, 283, 284 AND 285 (LESS ANY PART OF SAID LOTS IN RAINTREE VILLAGE
SUBDIVIDED AND PLATTED THE FOLLOWING DESCRIBED PROPERTY:
FIRM NUMBER 184-002694, AT THE REQUEST OF THE OWNER(S) THEREOF, HAVE SURVEYED,
THIS IS TO CERTIFY THAT WE, MACKIE CONSULTANTS, LLC, AN ILLINOIS PROFESSIONAL DESIGN
COUNTY OF COOK)
)SS
STATE OF ILLINOIS)
BUILDING SETBACK LINE
11. ALL LOT TIES ARE PERPENDICULAR OR RADIAL TO PROPERTY LINES.
10. ALL CURVES ARE TANGENT TO ADJOINING COURSES UNLESS DEFINED BY CHORD BEARING.
9. ALL AREAS ARE MORE OR LESS.
RESTRICTIONS RECORDED BY SEPARATE DOCUMENT.
DOCUMENT NUMBER 200600015999 AND DECLARATION OF COVENANTS, CONDITIONS AND
AND OTHER MATTERS, SEE RAINTREE VILLAGE, UNIT FOUR RECORDED MAY 30, 2006 AS
8. FOR ADDITIONAL INFORMATION PERTAINING TO DEFINITIONS/USES OF EXISTING EASEMENTS
7. NO NEW EASEMENTS ARE BEING GRANTED ON THIS RESUBDIVISION.
RECORDED MAY 30, 2006 AS DOCUMENT NUMBER 200600015999 UNLESS SHOWN OTHERWISE.
6. ALL EASEMENTS SHOWN HEREON WERE GRANTED BY RAINTREE VILLAGE, UNIT FOUR
RIGHTS-OF-WAY, UNLESS NOTED OTHERWISE.
OF THE EXTERIOR BOUNDARY, LOT CORNERS AND CRITICAL POINTS ALONG THE
5. UPON COMPLETION OF CONSTRUCTION, 5/8" REBAR SHALL BE PLACED AT ALL CORNERS
4. NO DIMENSIONS SHALL BE DERIVED FROM SCALE MEASUREMENT.
3. ALL DIMENSIONS ARE GIVEN IN FEET AND DECIMAL PARTS THEREOF.
DOCUMENT NUMBER 200600015999.
SAME ANGULAR RELATIONSHIP AS RAINTREE VILLAGE, UNIT FOUR RECORDED MAY 30, 2006 AS
2. BEARINGS BASED ON NAD83 (2011) ILLINOIS STATE PLANE, EAST ZONE AND ARE IN THE
FOR LEGAL DESCRIPTION AND APPLICABLE EXCEPTIONS TO TITLE.
A COMMITMENT DATE OF JUNE 7, 2018, RECEIVED ON AUGUST 13, 2018 AND HAS BEEN USED
INSURANCE ISSUED BY CHICAGO TITLE INSURANCE COMPANY ORDER NUMBER 18009329WF WITH
1. THIS PLAT IS BASED IN PART ON INFORMATION CONTAINED IN COMMITMENT FOR TITLE
PRINTED NAME PRINTED NAME
___________________________ ___________________________
TITLE TITLE
___________________________ ___________________________
SIGN SIGN
___________________________ ___________________________
EAST DUNDEE, ILLINOIS 60118
1141 EAST MAIN STREET, SUITE 108
CALATLANTIC GROUP, INC., A DELAWARE CORPORATION
DATED AT EAST DUNDEE, ILLINOIS, THIS ____ DAY OF __________, A.D., 20___.
LIES WITHIN THE BOUNDARIES OF YORKVILLE COMMUNITY UNIT SCHOOL DISTRICT 115.
THE UNDERSIGNED FURTHER CERTIFY THAT ALL OF THE LAND INCLUDED IN THIS PLAT
SAME UNDER THE STYLE AND TITLE THEREON INDICATED.
AND PROVIDED FOR BY STATUTE, AND DOES HEREBY ACKNOWLEDGE AND ADOPT THE
AS SHOWN HEREON FOR THE USES AND PURPOSES HEREIN SET FORTH AS ALLOWED
CERTIFICATE AND HAS CAUSED THE SAME TO BE SURVEYED, SUBDIVIDED, AND PLATTED
FEE SIMPLE OWNER OF THE PROPERTY DESCRIBED IN THE FOREGOING SURVEYOR'S
THIS IS TO CERTIFY THAT CALATLANTIC GROUP, INC., A DELAWARE CORPORATION, IS THE
COUNTY OF KANE)
)SS
STATE OF ILLINOIS)
NOTARY PUBLIC
________________________________________
_______________, A.D., 20___, AT _______________, ILLINOIS.
GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS ______ DAY OF
OF SAID CORPORATION, FOR THE USES AND PURPOSES THEREIN SET FORTH.
THERETO AS THEIR FREE AND VOLUNTARY ACT AND AS THE FREE AND VOLUNTARY ACT
DELIVERED THE SAID INSTRUMENT AND CAUSED THE CORPORATE SEAL TO BE AFFIXED
BEFORE ME THIS DAY AND ACKNOWLEDGED THAT AS SUCH OFFICERS, THEY SIGNED AND
PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, APPEARED
AND _____________________, PERSONALLY KNOWN TO ME TO BE THE SAME
IN THE STATE AFORESAID, DO HEREBY CERTIFY THAT _____________________
I, _______________________, A NOTARY PUBLIC, IN AND FOR SAID COUNTY,
COUNTY OF KANE)
)SS
STATE OF ILLINOIS)
COUNTY CLERK
________________________________________
ILLINOIS THIS _____ DAY OF _______________, A.D., 20___.
GIVEN UNDER MY HAND AND SEAL OF THE COUNTY CLERK AT YORKVILLE,
RECEIVED ALL STATUTORY FEES IN CONNECTION WITH THE PLAT HEREIN DRAWN.
THE LAND INCLUDED IN THE PLAT HEREIN DRAWN. I FURTHER CERTIFY THAT I HAVE
TAXES, NO UNPAID FORFEITED TAXES, AND NO REDEEMABLE TAX SALES AGAINST ANY OF
HEREBY CERTIFY THAT THERE ARE NO DELINQUENT GENERAL TAXES, NO UNPAID CURRENT
I, _______________________, COUNTY CLERK OF KENDALL COUNTY, ILLINOIS, DO
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
KENDALL COUNTY RECORDER
________________________________________
A.D., 20___ AT _______ O'CLOCK ____.M.
RECORDER'S OFFICE OF KENDALL COUNTY, ILLINOIS, ON THIS ___ DAY OF _____________,
THIS INSTRUMENT NO. _______________________ WAS FILED FOR RECORD IN THE
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
BRE
AK
LI
NE - RE
S
UBDI
VISI
ON OF L
OT
S 262 & 263
B
R
E
AK LI
NE - RE
S
UB
DI
VISI
ON OF
L
OT
S 283 (P
ART), 284 & 285 (P
ART)
APPROVED
DESIGNED
DRAWN
DATE
SCALEDATEDESCRIPTION OF REVISION BY
OF
SHEET
ILLINOIS FIRM LICENSE 184-002694
C
(847)696-1400
www.mackieconsult.com
Mackie Consultants, LLC
9575 W. Higgins Road, Suite 500
Rosemont, IL 60018
MACKIE CONSULTANTS
11/12/2019N:\3459\Survey\Proposed\Final\3459-Resub Sheet 2.dgn1:45:37 PMPROJECT NUMBER:
CLIENT:
MACKIE CONSULTANTS LLC, 2019
3459
FINAL PLAT OF RAINTREE VILLAGE,
UNIT FOUR 1ST RESUBDIVISION
YORKVILLE, ILLINOIS
FAX: 224-293-3101
PHONE: 224-293-3100
EAST DUNDEE, IL 60118
SUITE 108
1141 EAST MAIN STREETS37°20'37"WN37°20'37"E277.45'277.45'N01°28'43"WS01°28'43"E501.17'450.57'CB=N2
6
°
2
8'
2
5
"WL=1
6
7.
5
2'R=1
9
2.
0
0'N37°20'37"E213.73'S52°39'23"
E
355.00'S01°28'43"E410.00'116.00'S88°31'17"W450.57'N01°28'43"WN52°39'23"W75.00'CB=
S
2
4
°
5
0'
5
1
"EL=2
5
8.
5
8'R=
3
1
7.
0
0'
C
B=S10°07'02"E
L=40.11'R=133.00'127.21'S71°14'32"W
E
B
E 296
EBE 297
112.00'N37°20'37"E76.00'S52°39'23"E
76.00'S52°39'23"E112.00'N37°20'37"E76.00'S52°39'23"E
15' LANDSCAPE BUFFER EASEMENT33.18'23.00'
26.00'
EBE 298
112.00'N37°20'37"E76.00'S52°39'23"E 26.00'112.00'N37°20'37"E23.00'28.67'EBE 299EBE 300
112.00'
S33°50'23"
E
76.00'
S56°09'37"W
112.00'
S33°50'23"E
14.80'
76.00'S56°09'37"W
23.05'14.33'
26.64'23.58'
76.00'
N86°33'54"E
10' PUDE
EBE 301
EBE 302
EBE 303
EBE 304112.00'S03°26'06"E112.00'S03°26'06"E76.00'
N86°33'54"E
76.00'
S88°31'17"W
112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W76.00'
S88°31'17"W112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W112.00'N01°28'43"W76.00'
S88°31'17"W
24.09'
23.00'
26.00'
24.95'22.93'23.00'22.94'23.00'36.32'
26.00'
26.00'
26.41'
EBE 310
EBE 311
EBE 312
EBE 313
EBE 314
EBE 309
EBE 305
EBE 306
EBE 307
EBE 308
EBE 315
EBE 316
EBE 317
EBE 318
76.00'N57°08'14"E
112.00'
S32°51'46"
E
76.00'N57°08'14"E
76.00'N74°52'49"E
112.00'N15°07'11"W76.00'N74°52'49"E
76.00'
S88°31'17"W
112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W
112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W
112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W
76.00'
S88°31'17"W 112.00'N01°28'43"W112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W
76.00'
S88°31'17"W112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W112.00'N01°28'43"W76.00'
S88°31'17"W
76.00'
S88°31'17"W112.00'N01°28'43"W76.00'
S88°31'17"W76.00'N68°13'19"W112.00'S21°46'41"W76.00'N68°13'19"W
112.00'S52°39'23"E76.00'N37°20'37"E76.00'N37°20'37"E112.00'S52°39'23"E76.00'N37°20'37"E76.00'S52°39'23"E 112.00'N37°20'37"E76.00'S52°39'23"E
112.00'N37°20'37"E112.00'
S52°39'23"E
112.00'
S52°39'23"E
112.00'
S32°51'46"
E
112.00'N15°07'11"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'N01°28'43"W112.00'S21°46'41"W26.00'28.67'28.67'26.00'21.67'26.00'46.00'
46.00'
46.00'
46.00'16.13'15.83'15.83'16.13'15.83'16.13'26.00'
26.00'
26.00'
26.00'
3
0
.4
1'
26.00'
26.00'
26.00'26.00'3
1.5
0'20.94'6.85'57.04'
15.31'23.62'29.79'15.23'76.00'N37°20'37"E28.67'
29.79'34.70'30' BSL30' BSL30' BSL30'
BS
L
30' BSL30'
BS
L
30' BSL 30' BSL30' BSLLOT 282
L
OT 286
AND DRAINAGE EASEMENT
BLANKET PUBLIC UTILITY
AND DRAINAGE EASEMENT
BLANKET PUBLIC UTILITY AND DRAINAGE EASEMENTBLANKET PUBLIC UTILITY RAINTREE VILLAGE, UNIT 4 RECORDED MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED MAY 30, 2006 AS DOC. 200600015999
AS DOC. 200600015999
RECORDED MAY 30, 2006
RAINTREE VILLAGE, UNIT 4 MAY 30, 2006 AS DOC. 200600015999RAINTREE VILLAGE, UNIT 4 RECORDED F
E
B
R
UAR
Y 21, 2007 AS DOC. 200700006119
C
ONDOMI
NI
UM 299
R
E
C
OR
DE
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OUT
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AS
T
LI
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R
AI
NT
R
E
E VIL
L
AGE JUNE 7, 2007 AS DOC. 200700017860 CONDOMINIUM 296 RECORDEDSOUTHWEST LINE OF RAINTREE VILLAGEOUTLOT DOUTLOT DOUTLOT EOUTLOT EOUTLOT CLOT 283AS DOC. 200600015999RECORDED MAY 30, 2006 RAINTREE VILLAGE, UNIT 4 L
OT 283AS DOC. 200600015999
R
E
C
OR
DE
D MAY 30, 2006
R
AI
NT
R
E
E VIL
L
AGE, UNIT 4 MAY 30, 2006 AS DOC. 200600015999
R
AI
NT
R
E
E VIL
L
AGE, UNIT 4
R
E
C
OR
DE
D PRAIRIE CROSSING DRIVEHAWK HOLLOW DRIVEHAWK HOLLOW DRIVE HAWK HOLLOW DRIVEB
L
UE
B
E
R
R
Y HIL
LGOLDFINCH AVENUE66' ROW PER DOC. 20060001599966'
R
OW P
E
R DOC. 200600015999
66' ROW PER DOC. 20060001599966' ROW PER DOC. 20060001599966' ROW PER DOC. 20060001599980' ROW PER DOC.'s 20040002341 & 200400023275LOT 320125.00'S52°39'23"
E
71.94'S37°20'37"W125.78'N46°45'07"E
71.94'S37°20'37"WLOT 300
LOT 301
LOT 302
LOT 303
LOT 304 LOT 305
LOT 306
LOT 307
LOT 308
LOT 309
LOT 310
LOT 311
LOT 312
LOT 313
LOT 314
LOT 315
LOT 316
LOT 317
LOT 318
LOT 298
LOT 297
BLANKET PUBLIC UTILITY AND DRAINAGE EASEMENT20,514 SF139,949 SF
139,949 SF47,936 SFBLANKET PUBLIC UTILITY AND DRAINAGE EASEMENT47,936 SF8,512 SF
8,512 SF
8,512 SF
76.00'
S88°31'17"W
8,512 SF
8,512 SF
8,512 SF 8,512 SF
8,512 SF
8,512 SF
8,512 SF 8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
10' PUDELOT 319 MAY
3
0,
2
0
0
6 AS DOC.
2
0
0
6
0
0
0
1
5
9
9
9RAINTREE VI
LLAGE, UNI
T
4 RECORDEDSTORMWATER MANAGEMENT & PUDE33.18'L=3.98'
L=24.57'567.80'567.80'L=39.27'R=25.00'L=39.27'R=25.00'L=34.58'R=25.00'L=39.27'R=25.00'
L=39.27'R=25.00'L=191.75'R=283.00'L=105.24'R=67.00'L=105.24'R=67.00'L=270.26'R=383.00'
2
8.
3
4'N2
1
°
0
8'
1
6
"W16.60'21.81'47.99'47.99'21.81'
29.79'
29.79'
6.95'39.31'19.38'23.05'20.60'SET CONCRETE MONUMENT200.00'N37°20'37"EN52°39'23"W163.00'
S52°39'23"
E
268.87'S01°18'41"E160.07'C
B
=
N
4
4°1
7'1
2"WL
=
8
2.6
8'
R
=
2
8
3.0
0'OCTOBER 31, 2006 AS DOC. 200600035287PRESTWICK OF YORKVILLE UNIT 1 RECORDED 143.05'S54°04'59"W
EBE 291
EBE 290
EBE 289
EBE 29276.00'N37°20'37"E76.00'N37°20'37"E112.00'S52°39'23"E
112.00'S52°39'23"E 76.00'N37°20'37"E76.00'N37°20'37"E112.00'S52°39'23"E
112.00'S47°11'14"E76.00'
N42°48'46"E
76.00'N37°20'37"E76.00'N37°20'37"E112.00'
S52°39'23"E
112.00'
S52°39'23"E
112.00'
S52°39'23"E28.67'28.67'26.00'26.00'46.00'18.15'26.00'30.14'29.17'
25.64'
76.00'
N42°48'46"E
8.29'
30.46'
112.00'S47°11'14"E
20' PUDE3
0' BS
L
30'
BS
L30' BSLN52°39'23"WS52°39'23"
E
332.09'
EBE 288
EBE 287
112.00'
S52°39'23"E76.00'N37°20'37"E112.00'S52°39'23"E
76.00'N37°20'37"E76.00'N37°20'37"E112.00'
S52°39'23"E23.00'23.00'29.00'
28.67'26.00'112.00'
S52°39'23"E
26.00'407.08'76.00'N37°20'37"E160.07'S01°18'41"E30'
BS
L30' BSLAND DR
AI
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AS
E
ME
NT
B
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LOT 264
AS DOC. 200600015999
RECORDED MAY 30, 2006
RAINTREE VILLAGE, UNIT 4 L
OT 286MAY 30, 2006 AS DOC. 200600015999
R
AI
NT
R
E
E VIL
L
AGE, UNIT 4
R
E
C
OR
DE
D HAWK HOL
L
OW DRI
VEGOLDFINCH AVENUEWR
E
N
R
OAD66'
R
OW P
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R DOC. 200600015999
66'
R
OW P
E
R DOC. 20060001599966' ROW PER DOC. 200600015999OUT
L
OT
B OUT
L
OT A83.14'N52°39'23"W100.00'N37°20'37"E83.14'N52°39'23"W100.00'N37°20'37"ELOT 287
LOT 288
LOT 289
LOT 290
LOT 291
LOT 292
45,500 SF
30,602 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
8,512 SF
20' PUDE PER DOC. 20060003528710' P
UDE
5' PUDE
L=39.27'R=25.00'
L=39.27'R=25.00'
L=39.27'R=25.00'CROSSING DRIVEPRAIRIE 20040002341 & 20040002327580' ROW PER DOC.'s MONUMENTSET CONCRETEL
OT 264MAY 30, 2006 AS DOC. 200600015999
R
AI
NT
R
E
E VIL
L
AGE, UNIT 4
R
E
C
OR
DE
D OCTOBER 31, 2006 AS DOC. 200600035287PRESTWICK OF YORKVILLE UNIT 1 RECORDED LOT 362LOT 3622 2GKF
DAG
09-04-19
1" = 50'
09-12-19 GKFREVISE LOTS TO OUTLOTS
GKF10-17-19 REVISE LEGALS & OWNER'S CERTIFICATE
LOT
PROPOSED BUILDING
PORCHPROPOSED
PORCHPROPOSED
OUTLOT
RIGHT-OF-WAY
GKF11-11-19
PROPOSED BUILDING
PORCHPROPOSED
PORCHPROPOSED
TYP.
20' MIN.
30' BSL30' BSLRIGHT-OF-WAY30' MIN.TYP.LOT
EXISTING LOT/OUTLOT
PERIMETER RESUBDIVISION BOUNDARY
PER CITY REVIEW
0
SCALE: 1" = 50'
505025
0
SCALE: 1" = 50'
505025
1ST RESUBDIVISION
VILLAGE, UNIT FOUR
FINAL PLAT OF RAINTREE
AREA TABLE
AC.
TOTAL AREA:
SQ.FT.
11.807514,325
229,824
284,501
5.276
6.531
BOUNDARY LINE
CHORD BEARING
LEGEND:
EXISTING RIGHT-OF-WAY LINE
EXISTING LOT LINE
PROPOSED LOT LINE
BUILDING SETBACK LINE (BSL)
EASEMENT LINE
CB=
L=ARC LENGTH
R=RADIUS
BSL
PUDE
(UNLESS SHOWN OTHERWISE).
EASEMENT PER DOC. 200600015999
PUBLIC UTILITY AND DRAINAGE
EBE
SHOWN OTHERWISE).
PER DOC. 200600015999 (UNLESS
EXCEPTION TO THE BLANKET EASEMENT
297-298 & 300-318
TOTAL LOTS 287-292,
TOTAL OUTLOTS A-E
IN TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
BEING A RESUBDIVISION IN PART OF THE SOUTHWEST QUARTER OF SECTION 3 AND PART OF THE NORTHWEST QUARTER OF SECTION 10, ALL
REAR TO FRONT
FRONT TO FRONT
FRONT TO SIDE
REAR TO REAR
SIDE TO REAR
SIDE TO SIDE
100 FEET
50 FEET
50 FEET
60 FEET
40 FEET
20 FEET
NOT TO SCALE
MINIMUM BUILDING SETBACKS
THE FOLLOWING MINIMUM BUILDING SETBACKS
2006 AS DOCUMENT 200600015999 ARE HEREBY SUPERCEEDED BY
ESTABLISHED PER RAINTREE VILLAGE, UNIT FOUR RECORDED MAY 30,
EXISTING BUILDING SETBACKS WITHIN THIS RESUBDIVISION AS
MINIMUM BUILDING SEPARATIONS
SEPARATIONS:
ARE HEREBY SUPERCEEDED BY THE FOLLOWING MINIMUM BUILDING
UNIT FOUR RECORDED MAY 30, 2006 AS DOCUMENT 200600015999
EXISTING MINIMUM BUILDING SEPARATIONS PER RAINTREE VILLAGE,
30 FEET
30 FEET
30 FEET
BUILDING SETBACK LINE
REAR YARD SETBACK TO PERIMETER RESUBDIVISION BOUNDARY
CORNER YARD SETBACK TO RIGHT-OF-WAY
FRONT BUILDING SETBACK TO RIGHT-OF-WAY
TYPICAL LOT / BUILDING DETAIL
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING & ZONING COMMISSION
PZC 2019-30
NOTICE IS HEREWITH GIVEN THAT CalAtlantic Group, Inc. (a fully owned subsidiary
of Lennar Homes), petitioner, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting amendment to the Raintree Village Planned Unit
Development Agreement to reduce the minimum side yard setback for Lots 264-282 from
ten feet (10’) to six feet (6’) for new construction townhomes within the Raintree Village
development. The real property is generally located east of IL Route 47, south of IL Route
71, immediately west of IL Route 126 in Yorkville, Illinois.
The legal description is as follows:
LOTS 264, 265, 266, 267, 268, 269, 270, 271, 272, 273, 274, 275, 276, 277, 278, 279, 280,
281 AND 282 ALL IN RAINTREE VILLAGE, UNIT 4 SUBDIVISION, RECORDED
AS DOCUMENT 2006000015999. ALL IN PART OF THE SW 1/4 OF SECTION 3
AND PART OF THE NW 1/4 OF SECTION 10, ALL IN TOWNSHIP 36 NORTH,
RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, THE UNITED CITY OF
YORKVILLE, KENDALL COUNTY, ILLINOIS.
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the
United City of Yorkville will conduct a public hearing on said application on Wednesday,
January 8, 2020 at 7 p.m. at the United City of Yorkville, City Council Chambers, located
at 800 Game Farm Road, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without further
notice being published.
Application and information materials regarding this notice are available for public review
and any questions or written comments should be addressed to the United City of Yorkville
Community Development Department, City Hall, 800 Game Farm Road, Yorkville,
Illinois. All interested parties are invited to attend the public hearing and will be given an
opportunity to be heard. Additional information on the petition can be viewed at
https://www.yorkville.il.us/502/Current-Projects-Public-Hearings.
By order of the Corporate Authorities of the United City of Yorkville, Kendall County,
Illinois.
LISA PICKERING
City Clerk
SUMMARY:
Brian Werner of Continental Electric representing Wrigley Manufacturing, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting special use permit
approval to install and operate a freestanding solar energy system and freestanding wind energy system at
2800 N Bridge Street. The real property, zoned in the M-1 Limited Manufacturing District, is located on
the east side of US Route 47 south of the Burlington Northern & Santa Fe railway and north of
Cannonball Trail. The petitioner is requesting for a single stationary solar panel and single vertical wind
turbine to be located near the front of the property to power an illuminated sign.
The solar panel and wind turbine have already been erected and the petitioner is applying to conform to
the City’s code which requires a special use for this accessory. If the special use is not granted or if
certain conditions are made upon the special use authorization, then the petitioner will either remove the
structure or modify it to follow the recommendations given during the public hearing process. This
memorandum summarizes the existing conditions, the request, and how the project aligns with current
City ordinances.
Site Location
Memorandum
To: Planning and Zoning Commission
From: Jason Engberg, Senior Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: December 31, 2019
Subject: PZC 2019-31 Wrigley Solar Panel & Wind Turbine (Special Use)
EXISTING CONDITIONS:
The existing zoning and land use for properties surrounding
the subject property are as indicated below:
Zoning Land Use
North M-1 Limited
Manufacturing Vacant/Wrigley Property
South M-1 Limited
Manufacturing Vacant/Wrigley Property
East M-1 Limited
Manufacturing Vacant/Wrigley Property
West B-3 General Business
District
Agricultural/Aurora
Textiles
The freestanding solar panel and wind turbine are powering
the illuminated Wrigley Manufacturing monument sign.
The sign was updated in the spring of this year to make it
internally illuminated. These alternative energy systems
were installed to power that sign. To avoid running a power
line from the building to the sign which would be costly and
time consuming, these systems were installed instead. The
area is landscaped and well maintained.
ALTERNATIVE ENERGY SYSTEMS REGULATIONS:
On November 25, 2014, the City Council approved a new Zoning Ordinance update. As part of the
updated Zoning Ordinance, specific zoning and regulatory criteria related to alternative energy systems
was adopted. Chapter 19: Alternative Energy Systems of the approved new Zoning Ordinance identifies
all freestanding energy systems as a special use within the all zoning districts and establishes regulations
which were used in the review of this request.
The proposed alternative energy system is required to meet the setback standards for the M-1 Limited
Manufacturing District as well as the provisions under the Freestanding Solar Energy and Wind Energy
Systems regulations.
Table 10.07.01 of Chapter 7 in the City’s Zoning Ordinance provides dimensions and bulk regulations for
the M-1 Limited Manufacturing District. These regulations require a twenty-five-foot (25’) front yard
setback and a twenty-foot (20’) side yard setback for this property. The freestanding solar and wind
system are more than fifty feet (50’) from the front lot line and are well over one-hundred feet (100’)
from both side lot lines. Therefore, the solar and wind energy systems are within the building envelope
for this M-1 District property.
Section 19-7-C of the Yorkville Zoning Ordinance states that freestanding solar energy systems shall not
be located within the required front yard or corner side yard. Additionally, Section 19-7-B of the
Yorkville Zoning Ordinance states that all parts of any freestanding solar energy system shall be set back
8 feet from interior side and rear property lines. As stated previously, the solar and wind energy systems
are within the building envelope for this property and therefore meet all setback requirements.
Height
The petitioner has submitted an exhibit illustrating that the height of the entire solar panel on the stand
does not exceed eleven feet and four inches inch (11’4”) in height. Section 10-19-7-F states the
maximum height will be stipulated as a special use condition. Section 10- 19-7-D of the City’s Zoning
Ordinance, the minimum clearance between the lowest point of the system and the surface which the
system is mounted is ten (10) feet. The exhibit shows a two-foot eight inch (2’8”) minimum clearance.
This clearance has been an issue with previous solar system requests as the ten-foot (10’) standard does
not meet any industry racking standards. The panels would be too high and could cause issues with their
wind load rating. It is staff’s intention to propose a future text amendment to this section of the ordinance
to meet current best practices. Therefore, staff is not opposed to the required minimum clearance
proposed.
The petitioner has submitted an exhibit illustrating that the overall height of the wind turbine is about
fifteen feet nine inches (15’9”) with a minimum blade clearance of ten feet six inches (10’6”). Section
10-19-5-B states the minimum clearance of the lowest point of the blade tip be fifteen feet (15”). Similar
to the solar panels, this number is not accurate with industry standards for this type of wind turbine. The
initial intent was to provide safety for larger wind turbines and not small-scale versions like the proposed
turbine. It is staff’s intention to revisit this standard as well to ensure the proper industry standard
measurements are being used in our code. Staff is not opposed to the required minimum clearance
proposed.
Glare
Per Section 10-19-7-E of the Zoning Ordinance regarding Alternative Energy Systems for freestanding
solar units, the panels are to be placed such that the concentrated solar radiation or glare does is not
directed onto nearby properties or roadways. There are two reasons glare is not an issue with this project.
First, the solar panel is small and is set back from Route 47 that any glare created would likely not
infringe upon drivers. Also, solar panels are designed to absorb light and not reflect it and therefore
creating glare would mean the solar panel is not working properly.
Access
Section 10-19-5-F states freestanding wind energy systems and all components shall be protected against
unauthorized access by the public. Climbing access to the tower shall not start until twelve feet (12')
above grade. The wind turbine is located over fifty-feet (50’) off the adjacent roadway which contains no
sidewalk and it does not have any climbing access. The area is well landscaped and is highly visible. For
these reasons staff believes this energy system is not easily accessible by the public.
Accessory Use
Section 10-19-4-D states that alternative energy systems shall be an accessory to the principal permitted
use. The proposed energy systems are accessory to the Wrigley Manufacturing plant.
Signage
Section 10-19-4-F states that no commercial signage or attention getting device is permitted on any
alternative energy system. The blades of the wind turbine contain signs for several Wrigley products.
While this is not permitted, the Economic Development Committee expressed that they like and approve
of the small signage on the blades of the turbine as it gives character to the system. Each blade also
represents a different product made at the facility. Therefore, the petitioner will be requesting to keep the
blade signs as a condition to the special use.
Abandoned Systems
In the Zoning Ordinance, Section 10-19-4-E states all alternative energy systems inactive or inoperable
for a period of 12 continuous months shall be deemed abandoned and the owner is required to repair or
remove the system from the property at the owner’s expense within 90 days of notice from the City. The
petitioner has been made aware of this requirement.
SPECIAL USE STANDARDS:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use requests. No special
use shall be recommended by the Planning and Zoning Commission unless said commission shall find
that:
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 in which it is to be located.
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 proposed special use is not contrary to the objectives of the official comprehensive plan of
the City as amended.
Additionally, Section 10-19-4C of the City’s Zoning Ordinance establishes standards for special use
requests regarding alternative energy systems. No special use shall be recommended by the Planning and
Zoning Commission unless said commission shall find that:
1. The city council shall determine that the application has met all of the general requirements of
this chapter.
2. The proposed energy system shall further the intent of this chapter and provide renewable energy
to the property on which it is proposed.
3. The proposed alternative energy system is located in such a manner as to minimize intrusions on
adjacent residential uses through siting on the lot, selection of appropriate equipment, and other
applicable means.
4. The establishment for the proposed alternative energy system will not prevent the normal and
orderly use, development or improvement of the adjacent property for uses permitted in the
district.
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 during the public
hearing at the Planning and Zoning Commission meeting.
STAFF COMMENTS & RECOMMENDATIONS:
Should the City Council vote to approve this request, staff recommends the following conditions to the
special use:
1. The minimum clearance between the lowest point of the solar energy system and the
surface on which the system is mounted is two-foot eight inch (2’8”).
2. A maximum height of the entire solar energy system does not exceed eleven feet and four
inches inch (11’4”) in height.
3. For the wind energy system, the minimum clearance between the lowest tip of the blade
and the ground is ten feet six inches (10’6”).
4. For the wind energy system, signage on the blades only will be permitted.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on January 8, 2020 and discussion of
the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a
request for Special Use authorization to construct a freestanding solar energy system and wind turbine,
on a M-1 Limited Manufacturing zoned property located at the entrance to the Wrigley Manufacturing
Center on the east side of US Route 47, subject to staff recommendations in a memo dated December
31, 2020 and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
ATTACHMENTS:
1. Special Use Application with Attachments
2. Wrigley Energy Set Plans
3. Images of Energy System