Planning and Zoning Commission Packet 2020 03-11-20
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, March 11, 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: February 12, 2020
Citizen’s Comments
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Public Hearings
1. PZC 2020-03 Luz M. Padilla, Abby Properties, LLC, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting amendment to the Kendall
Marketplace Planned Unit Development Agreement to permit a revision to Article III of said
agreement regarding Design Standards for new construction residential lots within the Kendall
Marketplace development. The petitioner is requesting to adapt the requirements to their design
standards for potential single-family attached homes (townhomes). The real property is generally
located north of US 34, west of Cannonball Trail, immediately south of Blackberry Shore Lane in
Yorkville, Illinois.
2. PZC 2020-05 United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text
amendment to Section 10-19-4F of Chapter 19: Alternative Energy Systems within the United
City of Yorkville Zoning Ordinance regarding signage for wind and solar energy systems. The
amendment proposes to eliminate the restriction of commercial signage on alternative energy
systems.
Unfinished Business
New Business
1. PZC 2020-02 Tyler Edwards, petitioner, on behalf of Menard, Inc. has filed an application with
the United City of Yorkville, Kendall County, Illinois, requesting final plat approval to
resubdivide Lots 1 & 2 of the Menard’s Commercial Commons, an approximately 37-acre parcel,
located in the northeast quadrant of Marketview Drive and E. Countryside Parkway in Yorkville,
Illinois.
Action Item:
Final Plat Approval
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
2. PZC 2020-03 Luz M. Padilla, Abby Properties, LLC, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting amendment to the Kendall
Marketplace Planned Unit Development Agreement to permit a revision to Article III of said
agreement regarding Design Standards for new construction residential lots within the Kendall
Marketplace development. The petitioner is requesting to adapt the requirements to their design
standards for potential single-family attached homes (townhomes). The real property is generally
located north of US 34, west of Cannonball Trail, immediately south of Blackberry Shore Lane in
Yorkville, Illinois.
Luz M. Padilla, Abby Properties, LLC, petitioner, has also filed an application with the United
City of Yorkville, Kendall County, Illinois, requesting final plat approval for an approximately
26.2-acre site consisting of 48 lots for single-family attached dwelling units and 2 lots for open
space and future phases of development.
Action Item:
PUD Amendment & Final Plat
3. PZC 2020-05 United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text
amendment to Section 10-19-4F of Chapter 19: Alternative Energy Systems within the United
City of Yorkville Zoning Ordinance regarding signage for wind and solar energy systems. The
amendment proposes to eliminate the restriction of commercial signage on alternative energy
systems.
Action Item:
Text Amendment
4. PZC 2019-30 CalAtlantic Group, Inc. (a fully subsidiary of Lennar Homes), petitioner filed an
application for Final Plat approval of Raintree Village, Unit Four 1st Resubdivision as presented to
the Planning and Zoning Commission at the January 8, 2020 meeting and in plans prepared by
Mackie Consultants, LLC dated last revised 11-11-19, which was recommended for approval subject
to review comments provided by the City Engineer, EEI, Inc. dated November 13, 2019.
Action Item:
Confirmation of Approval of Final Plat
Additional Business
1. City Council Action Updates:
PZC 2020-01 The United City of Yorkville, Kendall County, Illinois, petitioner, is proposing to
amend the Yorkville Comprehensive Plan to include a new appendix which identifies locations
where the future land use designations a recommended for reclassification along U.S. Route 34
(Veterans Parkway), Route 71 (Stagecoach Trail), and Eldamain Road. The proposed
amendments are a result of rezoning and development approvals made by the City Council
between 2017 and 2019, as well as aligning the potential future industrial development along the
Eldamain Corridor.
City Council Action:
Approved
PZC 2020-04 Ronald Smrz, petitioner, on behalf of the Ronald Smrz Trust, is requesting special
use authorization from Kendall County to establish a storage business for non-motorized pull
behind campers. The real property is located at 7821 Route 71, Kendall County, Illinois.
City Council Action:
No Objection
2. Planning Training Series 2019: “Economic Development & Planning” presented by Lynn
Dubajic, DLK, LLC.
3. Planning & Zoning Commissioner’s Training Series 2020
Adjournment
Page 1 of 3
DRAFT
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, February 12, 2020 7:00pm
Meeting Called to Order
Commissioner Danny Williams called the meeting to order at 7:00pm, roll was called and
a quorum was established.
Roll Call:
Deborah Horaz-yes, Don Marcum-yes, Greg Millen-yes, Danny Williams-yes
Absent: Rusty Hyett, Jeff Olson, Richard Vinyard
City Staff
Krysti Barksdale-Noble, Community Development Director
Other Guests
Christine Vitosh, Vitosh Reporting Service Len Pfaff
Lynn Dubajic, City Consultant Laurie Pfaff
Ron Smrz Nancy Zier
Katie Finlon-Kendall County Record Ron Zier
Michele Breyne Nick Cordell
Linden Breyne Shannon Moverod
Previous Meeting Minutes January 8, 2020
The minutes were approved as presented on a motion and second by Commissioners
Horaz and Millen, respectively.
Roll call: Marcum-abstain, Millen-yes, Williams-yes, Horaz-yes. Carried 3-yes, 1-
abstain
Citizen’s Comments None
Public Hearings
Commissioner Williams explained the procedure for the Hearing and swore in those who
would speak. At approximately 7:02pm a motion was made and seconded by Mr.
Marcum and Ms. Horaz, respectively, to open the Hearings.
Roll call: Marcum-yes, Millen-yes, Williams-yes, Horaz-yes Carried 4-0.
Mr. Williams read the Public Hearing as follows:
1. PZC 2020-01 The United City of Yorkville, Kendall County, Illinois, petitioner,
is proposing to amend the Yorkville Comprehensive Plan to include a new
appendix which identifies locations where the future land use designations are
recommended for reclassification along U.S. Route 34 (Veterans Parkway), Route
Page 2 of 3
71 (Stagecoach Trail), and Eldamain Road. The proposed amendments are a result of
rezoning and development approvals made by the City Council between 2017 and 2019,
as well as aligning the potential future industrial development along the Eldamain
Corridor.
(See Court Reporter Transcript)
The Hearings were closed at approximately 7:16pm on a motion by Mr. Marcum and
second by Ms. Horaz. Roll call: Williams-yes, Horaz-yes, Marcum-yes, Millen-yes.
Carried 4-0.
Unfinished Business None
New Business
1. PZC 2020-01 Text Amendments (see full description above)
Ms. Noble said that since there are numerous amendments, the changes will be done as
an addendum. There was no further discussion. Mr. Williams entertained a motion to
vote for approval of PZC 2020-01 Map and Text Amendment. Roll call: Williams-yes,
Horaz-yes, Marcum-yes, Millen-yes. Carried 4-0.
Action Item:
Text Amendment
Ms. Horaz read the two separate motions for PZC 2020-01Yorkville Comprehensive Plan
Amendment:
1st motion: In consideration of testimony presented during a Public Hearing on February
12, 2020, and discussions conducted at that meeting, the Planning and Zoning
Commission recommends approval to the City Council of a request to amend the United
City of Yorkville's 2016 Comprehensive Plan Update future land use for the five
identified land use changes and the single potential road extension as presented in a staff
memorandum dated February 5, 2020.
2nd motion: In consideration of testimony presented during a Public Hearing on February
12, 2020, the Planning and Zoning Commission recommends approval to the City
Council of a request to amend the United City of Yorkville's 2016 Comprehensive Plan
Update future land use designation of unincorporated areas on the east side of Eldamain
Road from the BNSF rail line north to Galena Road from “Estate/Conservation
Residential (ECR)” to “General Industrial (GI)” as presented by staff in a memorandum
dated February 4, 2020 and a map entitled “Eldamain Road Corridor Future Land Use
Map”
A motion was made Mr. Marcum to approve both text amendments. Roll call: Millen-
yes, Marcum-yes, Horaz-yes, Williams-yes. Carried 4-0.
2. PZC 2020-04 Ronald Smrz, petitioner, on behalf of the Ronald Smrz Trust, is
requesting special use authorization from Kendall County to establish a storage
business for non-motorized pull behind campers. The real property is located at
7821 Route 71, Kendall County, Illinois.
Page 3 of 3
Ms. Noble presented the details for this petition which was before the Commission for a
1.5 mile review. Mr. Smrz is requesting to build a 51-space storage facility for pull
behind campers on a 17-acre site owned by him. There had been comments that the
property could be annexed to the City, however, that is not anticipated. He said there has
been some concern from neighbors and he is working on solutions.
Action Item:
1.5 Mile Review
Commissioners Marcum and Horaz, respectively, moved and seconded to recommend
approval of this petition. Ms. Horaz read the motion as follows: In consideration of the
information presented at the February 12, 2020 meeting, the Planning and Zoning
Commission recommends approval of County Case 19-34 – 7821 Route 71 special use
request for a non-motorized storage business.
Roll call: Marcum-yes, Horaz-yes,Williams-yes, Millen-yes. Carried 4-0.
Additional Business
1. Year in Review 2019
Ms. Noble presented the summary for 2019. She said 2,100 building permits were issued
in 2019 with 178 of those for residential housing and foreclosures are down. She also
listed some of the larger commercial projects and City projects that are or will be
underway. The UDO (Unified Development Ordinance) was also kicked off this year
and the City approved the 2018 adoption of the international codes. Ms. Noble also
reviewed some of the goals for the coming year. Training for Commissioners will also
continue and there is a state conference if any PZC members which to attend. The City
will cover the $50 fee.
2. City Council Action Updates
Ms. Noble summarized PZC cases that were recently approved by the City Council
including a text amendment and a special use permit for Wrigley.
3. Planning Training Series:
The training scheduled for tonight will be continued to the next meeting so all
Commissioners can attend.
Adjournment
There was no further business and the meeting was adjourned at 7:35pm on a voice vote.
Respectfully submitted by Marlys Young, Minute Taker
PZC - Public Hearing - February 12, 2020
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5 UNITED CITY OF YORKVILLE
6 YORKVILLE, ILLINOIS
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9 PLANNING AND ZONING COMMISSION
10 PUBLIC HEARING
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16 800 Game Farm Road
17 Yorkville, Illinois
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20 Wednesday, February 12, 2020
21 7 : 00 p .m.
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1 PRESENT :
2 ' Mr . Danny Williams, Chairman,
3 Mr . Donald Marcum,
4 Ms . Deborah Horaz,
5 Mr . Greg Millen.
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7 ALSO PRESENT :
8 Ms . Krysti Barksdale-Noble, Community
9 Development Director;
10 Ms . Marlys Young, Minute Taker .
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1 WHEREUPON, the following
21
proceedings were in
3i public hearing : )
41 CHAIRMAN WILLIAMS : There is one
5 ' planning -- or, I ' m sorry, there is one public
6 hearing scheduled for tonight ' s Planning and
7I Zoning Commission meeting.
8 The purpose of this hearing is to
91 invite testimony from members of the public
10 regarding the proposed request that is being
1/ considered before this commission tonight .
121 Public testimony from persons
13 present who wish to speak may be for or against
141 the request or to ask questions of the petitioner
151 regarding the request being heard.
16 ! Those persons wishing to testify are
17 , asked to speak clearly, one at a time, and state
181 your name and who you represent, if anyone . You
19 are also asked to sign in at the podium.
201 If you plan to speak during
21 tonight ' s public hearing as a petitioner or as a
22 member of the public, please stand, raise your
231 right hand, and repeat after me .
24 MS . NOBLE : Yours is not a public
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1 hearing item, but you can feel free to be sworn
2 in anyways --
3 UNIDENTIFIED AUDIENCE MEMBER: Oh, okay.
4 ' Discussion had off the
5 record . )
6 CHAIRMAN WILLIAMS : Looks like that ' s a
7 no . Thank you, folks .
8 The order for receiving testimony
9 during the public hearing will be as follows :
10 The petitioner will present, those who wish to
11 speak in favor of the request will present , and
12 those who wish to speak in opposition of the
13 request .
14 May I have a motion to open the
15 public hearing on petition number PZC 2020-01 ,
16 Yorkville Comprehensive Plan map and text
17 amendment?
18 MR. MARCUM: So moved .
19 MS . HORAZ : Second .
20 ' CHAIRMAN WILLIAMS : Roll call vote on
21 ; the motion, please .
22 MS . YOUNG: Yes . Marcum.
23 ' MR. MARCUM : Yes .
24 ; MS . YOUNG: Mr . Millen .
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1 MR. MILLEN : Yes .
2 MS . YOUNG: Williams .
3 CHAIRMAN WILLIAMS : Yes .
4 MS . YOUNG : Horaz .
5 MS . HORAZ : Yep .
6 CHAIRMAN WILLIAMS : The public hearing
7 up for discussion tonight is the following : PZC
8 2020-01, the United City of Yorkville, Kendall
9 ; County, Illinois, petitioner, is proposing to
10 ' amend the Yorkville Comprehensive Plan to include
11 , a new appendix which identifies locations for the
12 future land use designations recommended for
13 classification along U . S . Route 34 , Veteran ' s
14 Parkway, Route 71 , Stagecoach Trail , and Eldamain
15 ' Road . The proposed amendments are a result of
16 ' rezoning and development approvals made by City
17 Council between 2017 and 2019, as well as
18 aligning the potential future industrial
19 development along the Eldamain Corridor .
20 Krysti, please present PZC 2020-01 ,
21 ! Yorkville Comprehensive Planning map and text
22 amendment .
23 MS . NOBLE : Good evening, everyone . As
241 it was mentioned in the introduction, this is a
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1 two-part request . The first part of the request
2 , is actually perfunctory; it has to do with
3 several entitlements that were granted through
4 the public hearing and City Council approval
5 process, and at that time their request did not
6 line up with our Comprehensive Plan, so after the
7 , approval, staff went through all of the proposed
8 developments as they were developed and are now
9 , aligning our Comprehensive Plan to reflect the
10 development .
11 ' So what happens when you look at a
12 Comprehensive Plan, you base off of existing
13 conditions, trends in development, economic
14 , market, you make the best guess of what that
15 ; future land use will grow into eventually within
16a horizon of the plan, and our plan was adopted
17in 2016, it has a ten-year horizon, so we are
18 looking at 2026, and at that time there were
19 areas in the development of the city that we felt
20 would remain as-is or not be developed within
21 that time frame .
22 . As business came to Yorkville, or
23 changes in some of the locations regarding
24 transportation to a site, utilities available,
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1 these sites were developed and now we are
2 re-aligning them, so the sites that are in your
3 packet for this first part of the conversation
4 have to do with the Cedarhurst Living
5 development .
6 Originally the Comprehensive Plan
7 had the future land use as suburban neighborhood;
8 again, that was a blank slate of land at that
9 point, we didn ' t see any development happening .
10 There had to be some adjustments to the roadway
11 and some easements given .
12 Well, the developer came in, was
13 approved, and developed the site to a senior kind
14 of assisted living facility, and so we are
3
15 changing the Comprehensive Plan future land use
16 to commercial office .
17 And the reason why it ' s commercial
18 office even though it ' s a residential living
19 facility, as an assisted living facility, it is
20 zoned as business and so that is why that
21 category suits it best .
22 It also has the ability per their
23 Planned Unit Development Agreement to have an
24 , office use ancillary to the senior living
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1 facility.
2 The second property was a Casey ' s
3 General Store . If you recall, that location had
4 an apartment complex where people were actually
5 living there on the site .
6 The owner sold the site, the
7 apartment was torn down, and then there was
8 construction of a gas station, so the
9 Comprehensive Plan had it originally designated
10 as mid-density residential , which was consistent
I1 with its current land use at the time, and now we
12 are changing the future land use to destination
13 commercial, which would fit with a gas station .
14 Adjacent to that Casey ' s property is
15 the Coffman Carpets . As part of Casey ' s
16 proposal, they needed to annex the Coffman Carpet
17 site; the reason being is because --
18 MS . HORAZ : It wasn ' t on the sales tax
19 rolls?
20 MS . NOBLE : Well, the reason being is
21 because the underground tanks , they needed to be
22 able to locate them and they needed to kind of
23 squeeze closer to the Coffman Carpet site, and so
24 Coffman requested that they extend utilities to
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1 ' them, so we annexed, and that ' s why that parcel
2 came in.
3 We also had that as mid-density
4 residential , and we are requesting to revise that
5 to destination commercial to reflect its current
6 land use .
7 Heartland Business, we had a request
8 recently from that developer to develop an empty
9 site . Due to its configuration, it ' s a very odd
10 configuration, its location and size, we felt
I1 that it would not develop, so we kind of went
12 with the mid-density residential thinking that
13 that would maybe become a part -- come to be a
14 part of the apartment complex, maybe someone
15 would develop somewhere along with that . That
16 ; did not happen, and the petitioner came in to
1
17build an office use, and so they are requesting
18 an office kind of business district zoning, which
19 they have, and so we are proposing to change the
20 designation to commercial office as well .
21 And the last one is Hively . That
22 ' was part of an overall PUD . The developer came
231'
in and took out a couple of sites, parcels ,
24 within that overall development to do a nursery
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1 , annex as well as an agricultural site .
2 We originally had it as estate
3 residential . Because we didn ' t feel it was going
4 to develop within that ten-year horizon, we did
5 rezone that property and so we are looking to
6 maintain that future land use as destination
7 , commercial .
8 The other request as part of this is
9 there -- due to development on the City ' s
10 southeast side, there is an additional potential
11 roadway coming in, the realignment at that
12 intersection for Ashley for the school .
13 MS . HORAZ : Right .
14 MS . NOBLE : In our plan we do have it
15 indicated on our transportation map that there
16 could be a future connection north on Ashley, but
17 the actual owner has requested that the City look
18 at that, so that -- to reassign its future land
19 use for that site . We haven ' t gotten a petition
20 request yet, but when we do, we will bring that
21 in there .
22 MS . HORAZ : You said more students ,
23 right?
24 MS . NOBLE : Correct . So 2021 is when
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1 that road intersection is supposed to be
2 completed, so with that in mind, we decided to
3 show on the land use map that future connection
4 going north as well .
5 Again, that may change if the
6 petitioner -- or the owner rather comes in with a
7 petition to look at maybe commercial for that
8 area, so that is something the City is proposing,
9 but they may come in and seek that . We are just
10 asking to show that future extension on the map .
I1 And if you look in your packet,
12 there is prepared -- for each of these sections
13 it shows color changes as well as the description
14 of what those land uses will be .
15 And with that, if you have any
16 questions , I ' d be happy to answer them.
17 CHAIRMAN WILLIAMS : There was a
18 petitioner last year who wanted to build offices
19 right on the corner by Casey' s . Does that affect
20 them in any way?
21 MS . NOBLE : That is the Heartland
22 Business .
23 CHAIRMAN WILLIAMS : Oh, that ' s
24 Heartland . Okay.
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1 MS . NOBLE : That is the Heartland, yes .
2 CHAIRMAN WILLIAMS : I am sorry, I was
31 thinking Heartland Blood Center, which is around
4 ' the corner . Thank you.
5 MS . HORAZ : Are they going through with
6 . that?
7 MS . NOBLE : We have not received an
81 application for that, so we don' t know if they ' re
9 going to move forward with that, but we had to
10 reflect that in the Comprehensive Plan because
11 the entitlement was granted.
12 CHAIRMAN WILLIAMS : Okay. Perfect .
13 That ' s all I had.
14 MS . HORAZ : Are they working with IDOT
15 at all?
16 MS . NOBLE : I have not heard anything
17 sinceht at --
18 , CHAIRMAN WILLIAMS : I think it ' s going
19 to be hard for them to get anything built there .
20 It ' s very cramped . All right . Thank you,
21 KrY sti .
22 , MS . NOBLE : You are welcome .
23 CHAIRMAN WILLIAMS : Is there anyone
24 present who wishes to speak in favor of the
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1 request?
2 Looks like that ' s a no .
3 MS . NOBLE : Oh, I do have a second
4 section.
5 CHAIRMAN WILLIAMS : Oh, I 'm sorry . My
6 apologies .
7 MS . NOBLE : Just any questions for that
8 section.
9 So the second part of the request
10 has to do with the area around Eldamain Road. So
11 if you notice in our current Comprehensive Plan,
12 we do have land that is designated, about 400
13 acres , for industrial land use .
14 Those are acres that are actively
15 within our corporate boundaries , so there is no
16 need to annex these properties, there is no
17 need -- they are actually zoned for
18 manufacturing, so there is nothing affecting
19 those properties, but Kendall County requested
20 that we look at the area north of our current
21 boundary there to Galena and kind of align with
22 their Comprehensive Plan or future land use, as
23 industrial --
24 MS . HORAZ : Is that where Menards is at?
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1 MS . NOBLE : It ' s across the street from
2 Menards, but north .
3 So this was a request that they made
4 to us shortly after we adopted our Comprehensive
5 Plan in 2016, and at that time we brought it to
6 City Council and to you guys at the Planning and
7 Zoning Commission and we felt that there was no
8 need to make a change at that point .
9 There was kind of some ambiguity if
10 the Eldamain Road would ever be funded within the
11 ' horizon of the plan for the connection with the
121 bridge over Fox River . The county ' s plan did
13 rely heavily on a future prairie parkway, which
14 is not a viable option anymore, not only
15 ; planning, but just funding-wise, so we kind of
16 held off on that .
17 So within that time, since 2016, a
18 , couple of things have happened. IDOT -- the --
19 ! METRA has engaged in a study of where we ' re going
20 to locate a METRA station if Yorkville does, in
21 fact, receive that .
22 , One of those locations is right
23 there at Eldamain right next to BNSF rail line,
24 so that ' s a potential location, so that
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1 interested us as a different change in focus ,
2 transportation plan in that area .
3 The second item -- I began to tell
4 you about IDOT . IDOT did fund the 40 million for
5 the extension of Eldamain Road going over the Fox
6 River, so that ' s another north/south arterial
7 that the City can utilize, so that may be
8 bringing more industrial or any number of types
9 of land uses available in that area, and the
10 third was one of the parcels that is not annexed
11 into Yorkville at this time, which is designated
12 as certified site by BNSF, meaning that they are
13 actively out there with our site promoting it,
14 advertising it as a great site for industrial, so
15 that may happen in that area .
16 What the site doesn ' t have at this
171 point is utilities, so we don ' t have water, we
18 don ' t have sewer, some of the area that ' s
19 unincorporated that we ' re looking to change is
20 not within Yorkville-Bristol Sanitary District ' s
21 FPA, which is future planning area, so there are
22 some curves , but we felt this would be a good
23 opportunity to kind of recognize that there are
24 things happening, there are conditions that are
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1 changing that would require us to have a second
2 look, and that ' s what the Comprehensive Plan
3 does . It kind of gives you a snapshot where the
4 City is at that time based off the information we
5 have at that time, and then as things change, we
6 have the ability to do a refresh and kind of
7 adjust as we go along, so City Council was
8 supportive of this change, Kendall County was
9 supportive of this change, staff is not opposed
10 . to it, so we are asking for your input and
11 recommendation if we should, in fact, change this
12 area from estate/conservation residential, which
13 is what ' s pretty much there, into industrial ,
14 future land use .
15 MS . HORAZ : I was wondering if the train
16 station goes in there it might be more convenient
17 ; to have condos over in that area, too .
18 MS . NOBLE : So we do have a plan that
has a transit-oriented development site . It
20 would be actually east of our identified
21 industrial properties so that it could be right
22 there where the station lands , but not further
23 north, so I don ' t -- I wouldn ' t foresee condos
24 going far north of that area .
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1 MS . HORAZ : I don ' t have any issues .
2 CHAIRMAN WILLIAMS : Just to be safe,
3 I ' ll say it again, is there anyone present who
4 wishes to speak in favor of those requests?
5 No response . )
6 , CHAIRMAN WILLIAMS : Anyone present who
7 wishes to speak in opposition to the requests?
8 No response . )
9 ; CHAIRMAN WILLIAMS : Any questions from
10 , Commissioners for the petitioner?
11 No response . )
12 CHAIRMAN WILLIAMS : Since all public
13 testimony regarding the petition has been taken,
14 may I have a motion to close the taking of
15 testimony and this public hearing?
16 MR . MARCUM: So moved .
17 MS . HORAZ : Second .
18 CHAIRMAN WILLIAMS : Roll call vote on
19 the motion, please .
20 MS . YOUNG: Yes . Williams .
21 CHAIRMAN WILLIAMS : Yes .
22 MS . YOUNG: Horaz .
23MS . HORAZ : Yes .
24 , MS . YOUNG: Marcum.
fitosh Reporting Service
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PZC - Public Hearing - February 12, 2020
18
1 MR. MARCUM: Yes .
2 MS . YOUNG: And Millen.
3 MR. MILLEN : Yes .
4 CHAIRMAN WILLIAMS : Public hearing
5 portion of tonight ' s meeting is closed.
6 Which were all the
7 proceedings had in
8 public hearing portion
9 of the meeting . )
10 000---
11
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2itosh Deporting Service
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PZC - Public Hearing - February 12, 2020
19
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 19 inclusive, is a
7 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 25th day of February, A. D . , 2020 .
18
19
20 Christine M. Vitosh, CSR
Illinois CSR No . 084-002883
21 '
22
23 .
24
Vitosh deporting Service
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1
PZC - Public Hearing - February 12, 2020
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Vitosh Deporting Service
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2
PZC - Public Hearing - February 12, 2020
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2itosh Reporting Service
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3
PZC - Public Hearing - February 12, 2020
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Uitosh Reporting Service
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4
PZC - Public Hearing - February 12, 2020
Y
year[3]-6:17,10:4,
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Iiitosfi Reporting Service
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PROPOSED REQUEST:
The petitioner, Luz M. Padilla, Abby Properties, LLC is seeking to amend Article III, Part 2 of
Ordinance 2006-125 to modify the design standards for single-family attached homes. The petitioner
is seeking to change the language to align with the approved single-family detached requirements
approved in 2018. Additionally, the petitioner is seeking Final Plat approval for an approximately
26.2-acre site consisting of 48 lots for single-family attached dwelling units and 2 lots for open space
and future phases of development.
Memorandum
To: Planning and Zoning Commission
From: Jason Engberg, Senior Planner
CC: Krysti Barksdale-Noble, Community Development Director
Bart Olson, City Administrator
Date: March 4, 2020
Subject: PZC 2020-03 Kendall Marketplace Lot 52 – Phase 1
(PUD Amendment, Final Plat)
PROPERTY SUMMARY:
The subject property is currently zoned as R-3 Multi-Family Attached Residence District as part of
the Kendall Marketplace Planned Unit Development. The following are the current immediate
surrounding zoning and land uses:
Zoning Land Use
North R-2 Single-Family Traditional Residence District Detached Homes
Kylyn’s Ridge Subdivision
East
B-3 General Business District
R-1 Single-Family Suburban Residence District
R-3 Multi-Family Attached Residence District
Home Depot
Baseball Field
Farmland
South B-3 General Business District Retention Pond
West A-1 Agricultural (Kendall County) Farmland
EXISTING DEVELOPMENT AGREEMENT:
Per Article II of the Development Agreement (Ord. 2006-125) for Kendall Marketplace, “[t]he
development of the property shall be generally pursuant to the Conceptual Plans attached hereto and
incorporated herein as Exhibit “B” as illustrated below:
Conceptual Plan – The proposed Final Plat of Resubdivision keeps with the intent of the
original concept plan for the townhome portion of the development. While the plan
illustrates additional townhomes on Lot 2, this will be resubdivided at a later date as shown
in the phasing plan submitted by HR Green. The phasing plan illustrates lots which are also
consistent with the approved plan.
PROPOSED AGREEMENT AMENDMENT:
The petitioner is seeking to modify the language in the Development Agreement regarding single
family attached residential unit design standards. The petitioner is requesting to remove the
following language in the existing Development Agreement, Article III, Part 2:
Single Family Attached Residential Unit Design Standards:
a. Masonry products* shall be incorporated on the front facade* of 100% of the total
townhome buildings.
b. A minimum of 50% of the front facade* of each building shall incorporate masonry
products*.
c. A minimum of 50% of each building elevation shall incorporate premium siding
material*.
d. Each unit shall include two (2) enclosed parking spaces.
The petitioner would like to replace the original language with the following standards:
Single Family Attached Residential Unit Design Standards:
a. All homes shall have some type of covered entry point.
b. All homes shall have a 2-car garage with raised panel garage doors.
c. All front elevation windows shall have grilles in the windows.
d. All homes shall have architectural shingles.
e. 100% of the homes shall have at least 20% brick or stone (cultured) on the first floor
elevation on the walls that run parallel to the street.
Below is an example of a potential elevation:
Below is an example of the elevations for the single-family homes (Ord. 2018-
30):
ECONOMIC DEVELOPMENT COMMITTEE COMMENTS
This item was taken to the Economic Development Committee on February 4, 2020. During the
committee’s review, committee members expressed concern over the four townhome structures in
Phase 1 which would have the rear of the building fronting Blackberry Shore Lane. The lots across
the street are single-family detached homes which would face the rear of these buildings. The
committee asked the petitioner to provide some type of mitigation to this issue.
After hearing these comments, the petitioner provided a conceptual landscape plan and potential
language to ease the view for adjacent neighbors (see below and attached).
In response, the petitioner has provided the following language which is proposed to be added to the
residential design standards (additions in bold):
Single Family Attached Residential Unit Design Standards:
a. All homes shall have some type of covered entry point.
b. All homes shall have a 2-car garage with raised panel garage doors.
c. All front elevation windows shall have grilles in the windows.
d. All homes shall have architectural shingles.
e. 100% of the homes shall have at least 20% brick or stone (cultured) on the first-floor
elevation on the walls that run parallel to the street.
f. All units where the rear façade is adjacent to and faces Blackberry Shore Lane
shall have a six-foot (6’) tall vinyl fence which runs parallel with Blackberry
Shore Lane. The fence must span the entirety of the rear façade except for
access drives where a twenty-foot (20’) distance from the drive must be
maintained for site vision clearance. The areas between the end of the fence and
access drive must be landscaped with a shrub planting bed with a minimum of
ten (10) shrubs. The Fence will be offset ten feet (10’) from the property line
along public right-of-way (Blackberry Shore Lane).
g. All units where the rear or side façade are adjacent to and face Blackberry
Shore Lane shall provide three (3) ornamental trees in the required yard
adjacent to Blackberry Shore Lane for every one-hundred feet (100’) of
frontage.
h. All units where the rear or side façade are adjacent to and face Blackberry
Shore Lane shall provide one (1) evergreen trees in the required side yard for
every one-hundred feet (100’) of frontage.
i. Landscaping must be aligned with the conceptual Plan and Elevation Buffer
Exhibit provided by HR Green and attached as Exhibit G.
Additionally, there were comments given from some committee members and alderman which
alluded to a change in layout of the site regarding access drives. The meeting minutes from this
Economic Development Committee Meeting have been attached to this memorandum for additional
context.
STAFF COMMENTS:
The proposed Final Plat of Resubdivision meets the original conceptual plan for the attached single-
family homes of this development. Additionally, the potential phasing exhibit also shows future
phases will align with the plan as well.
In terms of the request to modify the development agreement, many of the modifications are in line
with the already approved changes for the single family detached units adjacent to the site (Ord.
2018-30). Both the materials proposed and percentages of masonry products on the buildings are
similar. The petitioner is providing more masonry product as all their units will incorporate the
material and the detached homes are only required to have masonry on 75% of the total units. The
garages, windows, and shingles are the same as the approved detached home requirements. Also,
these proposed requirements exceed the existing appearance code requirements within the City Code.
The issue of screening along Blackberry Shore Lane was reviewed and researched by staff. The
petitioner is proposing language that only screens the properties within Phase 1 of development.
Staff is recommending that the language include all properties along Blackberry Shore Lane provide
this screening similar to what the petitioner has proposed for all phases of development. There are
several units in Phase 2 of development where the side façade and parking areas will be visible.
Therefore, the increase in screening and landscaping would be beneficial to all property owners on
the north side of Blackberry Shore Lane. The language staff is proposing for this is as follows
(underlined):
Single Family Attached Residential Unit Design Standards:
a. All homes shall have some type of covered entry point.
b. All homes shall have a 2-car garage with raised panel garage doors.
c. All front elevation windows shall have grilles in the windows.
d. All homes shall have architectural shingles.
e. 100% of the homes shall have at least 20% brick or stone (cultured) on the first floor
elevation on the walls that run parallel to the street.
f. All units where the rear or side façade are adjacent to and face Blackberry
Shore Lane shall have a six foot (6’) tall vinyl fence which runs parallel with
Blackberry Shore Lane. The fence must span the entirety of Blackberry Shore
Lane except for access drives where a twenty-foot (20’) distance from the drive
must be maintained for site vision clearance. The areas between the end of the
fence and access drive must be landscaped with a shrub planting bed with a
minimum of ten (10) shrubs. The Fence will be offset ten feet (10’) from the
property line along public right-of-way (Blackberry Shore Lane).
g. All units where the rear or side façade are adjacent to and face Blackberry
Shore Lane shall provide three (3) ornamental trees in the required yard
adjacent to Blackberry Short Lane for every one-hundred feet (100’) of
frontage.
h. All units where the rear or side façade are adjacent to and face Blackberry
Shore Lane shall provide one (1) evergreen trees in the required side yard for
every one-hundred feet (100’) of frontage.
i. Landscaping must be aligned with the conceptual Plan and Elevation Buffer
Exhibit provided by HR Green and attached as Exhibit G.
Additionally, staff recommends the petitioner to clarify within the agreement what type of material
they will be using for siding that is not masonry. The petitioner has stated that they will be using a
premium non-vinyl siding material for these units, but a more specific material is requested to be
added to the standards, such as cementitious based siding product.
PLANNED UNIT DEVELOPMENT STANDARDS:
The planning and zoning commission may recommend approval of a special use for planned unit
development or amendments to the preliminary or final planned unit development plat for the
proposed development or amendment upon considering the following:
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 the 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 plan commission finds that the planned unit development satisfactorily meets the
standards for special use as defined in section 10-4-9 of this title. (Ord. 2014-73, 11-25-2014)
STAFF RECOMMENDATIONS:
Staff is generally supportive of the request for final plat and the proposed amendments to the Planned
Unit Development. However, staff recommends the following additional amendments to the
petitioner’s PUD request:
• All siding must be made of a premium non-vinyl material.
• All units where the rear or side façade are adjacent to and face Blackberry Shore
Lane shall have a six foot (6’) tall vinyl fence which runs parallel with Blackberry
Shore Lane. The fence must span the entirety of Blackberry Shore Lane except
for access drives where a twenty-foot (20’) distance from the drive must be
maintained for site vision clearance. The areas between the end of the fence and
access drive must be landscaped with a shrub planting bed with a minimum of ten
(10) shrubs. The Fence will be offset ten feet (10’) from the property line along
public right-of-way (Blackberry Shore Lane).
PROPOSED MOTIONS:
Since there are different options to move forward with a recommendation, staff has provided two
motions to choose from for the Planned Unit Development Amendment request. One motion
recommends approval of the petitioner’s proposed language and another recommends approval of
staff’s language. Finally, there is a separate motion to approve the final plat of subdivision.
Recommend Petitioner’s Request:
In consideration of testimony presented during a Public Hearing on March 11, 2020 and the
standards for PUD approval and amendment, the Planning and Zoning Commission recommends
approval of an amendment to the Kendall Marketplace Planned Unit Development Agreement to
permit a revision to Article III, Part 2 Single Family Attached Residential Unit Design Standards
within the Kendall Marketplace Development Agreement, as follows:
a. All homes shall have some type of covered entry point.
b. All homes shall have a 2-car garage with raised panel garage doors.
c. All front elevation windows shall have grilles in the windows.
d. All homes shall have architectural shingles.
e. 100% of the homes shall have at least 20% brick or stone (cultured) on the first-floor
elevation on the walls that run parallel to the street.
f. All units where the rear façade is adjacent to and faces Blackberry Shore Lane shall have
a six-foot (6’) tall vinyl fence which runs parallel with Blackberry Shore Lane. The fence
must span the entirety of the rear façade except for access drives where a twenty-foot (20’)
distance from the drive must be maintained for site vision clearance. The areas between
the end of the fence and access drive must be landscaped with a shrub planting bed with a
minimum of ten (10) shrubs. The Fence will be offset ten feet (10’) from the property line
along public right-of-way (Blackberry Shore Lane).
g. All units where the rear or side façade are adjacent to and face Blackberry Shore Lane
shall provide three (3) ornamental trees in the required yard adjacent to Blackberry Shore
Lane for every one-hundred feet (100’) of frontage.
h. All units where the rear or side façade are adjacent to and face Blackberry Shore Lane
shall provide one (1) evergreen trees in the required side yard for every one-hundred feet
(100’) of frontage.
i. Landscaping must be aligned with the conceptual Plan and Elevation Buffer Exhibit
provided by HR Green and attached as Exhibit G.
and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
Recommend Staff’s Request:
In consideration of testimony presented during a Public Hearing on March 11, 2020 and the
standards for PUD approval and amendment, the Planning and Zoning Commission recommends
approval of an amendment to the Kendall Marketplace Planned Unit Development Agreement to
permit a revision to Article III, Part 2 Single Family Attached Residential Unit Design Standards
within the Kendall Marketplace Development Agreement, as follows:
a. All homes shall have some type of covered entry point.
b. All homes shall have a 2-car garage with raised panel garage doors.
c. All front elevation windows shall have grilles in the windows.
d. All homes shall have architectural shingles.
e. 100% of the homes shall have at least 20% brick or stone (cultured) on the first-floor
elevation on the walls that run parallel to the street.
f. All siding must be made of a premium non-vinyl material.
g. All units where the rear or side façade are adjacent to and face Blackberry Shore Lane
shall have a six foot (6’) tall vinyl fence which runs parallel with Blackberry Shore Lane.
The fence must span the entirety of Blackberry Shore Lane except for access drives where
a twenty-foot (20’) distance from the drive must be maintained for site vision clearance.
The areas between the end of the fence and access drive must be landscaped with a shrub
planting bed with a minimum of ten (10) shrubs. The Fence will be offset ten feet (10’)
from the property line along public right-of-way (Blackberry Shore Lane).
h. All units where the rear or side façade are adjacent to and face Blackberry Shore Lane
shall provide three (3) ornamental trees in the required yard adjacent to Blackberry Short
Lane for every one-hundred feet (100’) of frontage.
i. All units where the rear or side façade are adjacent to and face Blackberry Shore Lane
shall provide one (1) evergreen trees in the required side yard for every one-hundred feet
(100’) of frontage.
j. Landscaping must be aligned with the conceptual Plan and Elevation Buffer Exhibit
provided by HR Green and attached as Exhibit G.
and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
Motion to Approve Final Plat:
In consideration of the proposed Final Plat of Subdivision for the Kendall Marketplace
Development Lot 52, the Planning and Zoning Commission recommends approval of the plat to
the City Council as presented by the Petitioner in a plan prepared by HR Green, dated last revised
February 27, 2020, and further subject to {insert any additional conditions of the Planning and
Zoning Commission}…
ATTACHMENTS:
1. Petitioner Applications
2. Lot 52 Phase 1 Final Plat (February 27, 2020 submital)
3. Kendall Marketplace Phasing Exhibit
4. Unit Elevations and Building Plans
5. Ordinance 2006-15
6. Ordinance 2018-30
7. EEI Comments – January 22, 2020
8. HR Green Engineering Response – February 27, 2020
9. Plan and Elevation Buffer Exhibit – HR Green
10. February 4, 2020 Economic Development Committee Meeting Minutes
APPLICATION FOR
AGREEMENT AMENDMENT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
1 OF 7
INTENT AND PURPOSE:
Annexation Agreements specify the desired zoning and other requested approvals (i.e., bulk regulations, variances, building codes, development impacts
and contributions, etc.) that will aff ect the property and successor owners. Planned Unit Development (PUD) Agreements are unique and a complex
form of zoning which diff ers from the conventional approval process allowing for fl exibility in the design and land use of larger scale developments.
Such approvals require agreements that are contractual in nature, therefore an amendment must be sought when a change, minor or substantial, in the
original terms of the annexation or Planned Unit Development (PUD) Agreement occurs.
This packet explains the process to successfully submit and complete an Application to Amend an Annexation or Planned Unit Development Agreement.
It includes a detailed description of the process and the actual application itself. Please type the requied 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 Amendment process, please refer to “Title 10, Chapter 4, Section 10 Amendments”
of the Yorkville, Illinois City Code.
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 aplication 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 & 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/Acknowledgement of Financial Responsibility form is attached to this document and must be submitted
with the application.
APPLICATION PROCEDURE:
STAGE 1
Submit
Application, Fees,
and All Pertinent
Information to
the Community
Development
Department
STAGE 2
Plan Council
Review (if
applicable)
Meets on the
2nd and 4th
Thursday of the
Month
STAGE 4
Planning & Zoning
Commission Public
Hearing (PUD only)
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 3
Economic
Development
Committee
Meets on the 1st
Tuesday of the
Month
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APPLICATION FOR
AGREEMENT AMENDMENT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
2 OF 7
STAGE 2: PLAN COUNCIL REVIEW
Petitioner may present the proposed amended plan to the Plan Council. The Plan Council meets on the 2nd and 4th Thursday of the month The members
of the Council include the Community Development Director, City 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 & Zoning Commission hearing.
STAGE 3: ECONOMIC DEVELOPMENT COMMITTEE
Petitioner must present the proposed amendment agreement and/or plan to the Economic Development Committee. Economic Development Committee
meets at 7:00 p.m. on the 1st Tuesday of each month in the Yorkville City Hall Conference Room. This session is to discuss and consider recommendations prior
to full City Council considerations and provide informal feedback. The Economic Development Committee will submit its recommendation to City Council.
STAGE 4: PLANNING & ZONING COMMISSION PUBLIC HEARING (PUD ONLY)
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 Certifi ed
Mailing Affi davit form is attached to this document and must be submitted prior to the scheduled Plan Commission meeting.
STAGE 5: CITY COUNCIL PUBLIC HEARING
Petitioner will attend the City Council meeting where the recommendation of the proposed amendment will be considered. The City Council meets on the
2nd and 4th Tuesdays of the month at 7:00pm. City Council will make the fi nal approval of the amendment.
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 petitioner 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 petitioner has not responded in writing to a request for information or documentation from the initial planning and zoning commission review
within six (6) months from the date of that request.
• The petitioner 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 petitioner 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 petitioner’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 petitioner. (Ord. 2011-
34, 7-26-2011)
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APPLICATION FOR
AGREEMENT AMENDMENT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
3 OF 7
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:
✔500.00
✔
500.00
$1,000.00
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APPLICATION FOR
AGREEMENT AMENDMENT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
4 OF 7
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:
LIST ALL GOVERNMENTAL ENTITIES OR AGENCIES REQUIRED TO RECEIVE NOTICE UNDER ILLINOIS LAW:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
December 18, 2019 Townes of Kendall Market Place
Luz M. Padilla, Manager Abby Properties, LLC
12347 Woodview Drive
Plano, IL 60545 630-273-2528
abbypropertiesllc@gmail.com 630-273-2146
Abby Properties, LLC
N/A
1000 Blackberry Shore (Lot 52) , Yorkville, IL 60560
Located north of Kendall Marketplace commercial property. South of single family homes and Yorkville Parks and
Recreation Department property.
Attached homes
Single family homes
Single family homes
Commercial
Single family homes
02-19-481-001 02-20-353-010 02-20-353-001
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APPLICATION FOR
AGREEMENT AMENDMENT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
5 OF 7
PROPERTY INFORMATION
NAME OF AGREEMENT:
DATE OF RECORDING:
SUMMARIZE THE ITEMS TO BE AMENDED FROM THE EXISTING AGREEMENT:
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”.
Petitioner must attach a true and correct copy of the existing agreement and title it as “Exhibit C”.
Petitioner must attach amendments from the existing agreement and title it as “Exhibit D”.
Development Agreement "Kendall Marketplace"
1/19/2007
Single Family Attached Residential Unit Design Standards:
All homes shall have some type of covered entry point.
All homes shall have a 2-car garage with raised panel garage doors.
All front elevation windows shall have grilles in the windows.
All homes shall have architectural shingles.
100% of the homes shall have at least 20% brick or stone (cultured) on the first floor elevation on the walls that run
parallel to the street.
Requesting $1,500.00 for CUSD 115 transition fees. Lennar Homes in Raintree subdivision has $1,500.00 for attached
homes.
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APPLICATION FOR
AGREEMENT AMENDMENT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
6 OF 7
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:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN
FAULT AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
PETITIONER SIGNATURE
OWNER SIGNATURE
DATE
Mark Metzger Law Office of Mark C. Metzger
1807 W. Diehl Rd. #105
Naperville, IL 60563 630-615-6380
Mark@MarkMetzger.net 630-225-5056
David Schultz HR Green
2363 Sequoia Drive Suite 101
Aurora, IL 60506 630-553-7560
dschultz@hrgreen.com 630-553-7646
Bernard Bauer HR Green
2363 Sequoia Drive Suite 101
Aurora, IL 60506 630-553-7560
630-553-7646bbauer@hrgreen.com
l
U LUZ
dotloop verified
12/20/19 10:48 AM CST
UZOG-GVVH-HNGW-FOHZAshley Rhea Shields
dotloop verified
12/20/19 10:46 AM
CST
PXUJ-CN42-EHBW-JLPJ
Luz M. Padilla for Abby Properties LLC
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7 OF 7
PETITIONER DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF
FINANCIAL RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Te lephone: 630-553-4350
Fa x: 630-553-7575
We bsite: www.yorkville.il.us
PROJECT NUMBER: FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
APPLICATION/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.
Luz M. Padilla, Manager
Luz M. Padilla, Manager
Abby Properties, LLC
Abby Properties, LLC
12347 Woodview Dr.
12347 Woodview Dr.
✔
Plano, IL 60545 6302732012
abbyproperties.llc@gmail.com 6302732146
Luz M Padilla Manager
12202019
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12/20/19 10:46 AM
CST
ITC5-B6Q4-ONJL-CY8X
Luz M. Padilla for Abby Properties LLC
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APPLICATION FOR
PRELIMINARY PLAN & FINAL PLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
1 OF 7
INTENT AND PURPOSE:
The purpose of this application is to allow land to be divided and distributed in a way that conforms to the City of Yorkville’s standards and enhances
the land’s value. Preliminary Plans and Final Plats allow the City Staff and local government to review how land will be developed and if it is ideal for
that location within the city. This application is used to submit new preliminary plans and fi nal plats but may also be used to ammend either of those
documents.
This packet explains the process to successfully submit and complete an Application for a Preliminary Plan and Final Plat. 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 applicant. The only item that needs to be submitted from this packet is the application. The rest of the packet is to help guide
you through the process unto completion.
STAGE 1: APPLICATION SUBMITTAL
The following must be submitted to the Community Development Department:
• One (1) original signed application with legal description.
• Two (2) 11” x 17” copies each of the proposed drawings, location map, and site plan. Large items must be folded to fi t in a 10” x 13”
envelope.
• Appropriate fi ling fee.
• One (1) CD or portable USB drive containing an electronic copy (pdf) of each of the signed application (complete with exhibits), pro-
posed drawings, location map, and site plan.
• Subdivision Plats: Three (3) full size copies and one (1) 11” by 17” copy depicting the originally platted lots, the proposed new lots, the
proposed modifi cations and adjustments.
Within one (1) week of submittal, the Community Development Department will determine if the aplication 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.
Applicant is responsible for making submittals to other review agencies such as Kendall County, Illinois Department of Transportation, Illinois Department of
Natural Resources, U.S. Army Corps of Engineers, etc., to allow timely review by the City.
Applicant will be responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant
costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The applicant will be required to establish a deposit account with the city to
cover these fees. The Petitioner Deposit Account/Acknowledgement of Financial Responsibility form is attached to this document and must be submitted
with the application.
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 & 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 3
Economic
Development
Committee
Meets on the 1st
Tuesday of the
Month
STAGE 6
Final Plat
Recording
City Clerk’s
Offi ce
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APPLICATION FOR
PRELIMINARY PLAN & FINAL PLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
2 OF 7
STAGE 2: PLAN COUNCIL REVIEW
Applicant 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, applicant will move
forward to the Planning and Zoning Commission meeting.
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 & ZONING COMMISSION PUBLIC HEARING
Applicant will attend a meeting conducted by the Planning & Zoning Commission. The Planning & Zoning Commission meets on the 2nd Wednesday of
the Month at 7:00pm. The Planning & Zoning Commission will conduct a meeting on the request, discuss the request, and make a recommendation to City
Council.
STAGE 5: CITY COUNCIL PUBLIC HEARING
Applicant must present the proposed subdivision replat to the City Council. The City Council meets the 2nd and 4th Tuesdays of every month at 7:00 p.m. in
the Yorkville City Hall Council Chambers. The proposal will be discussed at the City Council hearing where formal voting takes place. City Council will make
the fi nal approval of the replatting.
STAGE 6: FINAL PLAT RECORDING
Once the fi nal subdivision plat is approved by the City Council and all required documents, bonds, and letters of credit are submitted to the city, the fi nal plat
must be recorded with Kendall County. Submit the fi nal plat mylar to the Deputy Clerk for signatures. When all city signatures are in place, the developer or
his surveyor may take the mylar to the Kendall County Clerk for their signature. The next step is to have six (6) paper prints made and return to the Kendall
County Recorder’s offi ce for recording. Kendall County requires the mylar and four (4) paper copies. The City of Yorkville requires that you submit two (2)
recorded paper copies to the Deputy Clerk.
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APPLICATION FOR
PRELIMINARY PLAN & FINAL PLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
3 OF 7
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)
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APPLICATION FOR
PRELIMINARY PLAN & FINAL PLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
4 OF 7
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:
✔
500.00
5,000.00
5,500.00
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APPLICATION FOR
PRELIMINARY PLAN & FINAL PLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
5 OF 7
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:
TYPE OF REQUEST:
PRELIMINARY PLAN FINAL PLAT AMENDED PREMILINARY PLAN AMENDED FINAL PLAT
TOTAL LOT ACREAGE: CURRENT ZONING CLASSIFICATION:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Luz M. Padilla Abby Properties, LLC
1951 Rena Lane
Yorkville, IL 60560 630-273-2528
abbyproperties.llc@gmail.com 630-273-2146
Abby Properties, LLC
N/A
1000 Blackberry Shore (Lot 52) , Yorkville, IL 60560
✔
12347 Woodview
Plano, IL 60545
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APPLICATION FOR
PRELIMINARY PLAN & FINAL PLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
6 OF 7
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:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN
FAULT AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
PETITIONER SIGNATURE
OWNER SIGNATURE
DATE
DATE
Mark Metzger Law Office of Mark C. Metzger
1807 W. Diehl Rd. #105
Naperville, IL 60563 630-615-6380
Mark@MarkMetzger.net 630-225-5056
David Schultz HR Green
2363 Sequoia Drive Suite 101
Aurora, IL 60506 630-553-7560
dschultz@hrgreen.com 630-553-7646
Bernard Bauer HR Green
2363 Sequoia Drive Suite 101
Aurora, IL 60506 630-553-7560
630-553-7646bbauer@hrgreen.com
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12/20/19 10:43 AM CST
MR29-BHP5-QRLV-CG3IAshley Rhea Shields
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12/20/19 10:44 AM CST
TRAI-VRRZ-V8MG-RG2HLuz M. Padilla for Abby Properties LLC
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7 OF 7
PETITIONER DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF
FINANCIAL RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yor kville, Illinois, 60560
Te lephone: 630-553-4350
Fa x: 630-553-7575
We bsite: www.yorkville.il.us
PROJECT NUMBER: FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
APPLICATION/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.
Yorkville, IL 60560 630-273-2528
abbyproperties.llc@gmail.com 630-273-2146
Luz M. Padilla President
12/20/2019
dotloop verified
12/20/19 10:44 AM CST
UEJM-OLAW-MS4Q-D3C8Luz M. Padilla for Abby Properties LLC
dotloop signature verification: dtlp.us/EiAd-lWd6-j2UW
LOT AREASLOT #12101102103104105106107108109110111112113114115116117118119120121122123SQ.FT.164,918±899,104±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±ACRES3.786±20.641±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±LOT AREASLOT #124125126127128129130131132133134135136137138139140141142143144145146147148SQ.FT.1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±ACRES0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com1 OF 4PINs: 02-19-481-00102-20-353-01002-20-353-011LOT 1(SEE SHEET 2 FOR LOT 1 & LOT 101-148 DETAILS)LOT 51KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANE(66' R.O.W. HERETOFORE DEDICATED PER DOC. 200700014779)GILLESPIE LANE(80' R.O.W. HERETOFORE DEDICATED PER DOC. 20070001
4
7
7
9
)LOT 50LOT 49LOT 48LOT 47LOT 46LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23FUTURE BEECHER ROADKENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 16LOT 17LOT 19LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGE
LANEUNSUBDIVIDED LANDSLOT 2
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
148
147
146
145
144
143
142
141
140
139
138
137
136
135
134
133
132
131
120
119
121
122
123
124
130
129
128
127
126
125 LOT 32TOTAL LAND AREA: 1,141,501± SQ.FT. OR 26.205± ACRESKENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 52
LOT AREASLOT #12101102103104105106107108109110111112113114115116117118119120121122123SQ.FT.164,918±899,104±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±ACRES3.786±20.641±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±LOT AREASLOT #124125126127128129130131132133134135136137138139140141142143144145146147148SQ.FT.1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±ACRES0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com2 OF 4LOT 1KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANE(66' R.O.W. HERETOFORE DEDICATED PER DOC. 200700014779)LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGELANELOT 2LOT 101LOT 102LOT 103LOT 104LOT 105LOT 106LOT 107LOT 108LOT 109
LOT 110
LOT 111
LOT 112
LOT 113
LOT 114
LOT 115
LOT 116
LOT 117
LOT 118
LOT 119
LOT 120
LOT 121
LOT 122
LOT 123
LOT 124
LOT 130
LOT 129
LOT 128
LOT 127
LOT 126
LOT 125
LOT 136
LOT 135
LOT 134
LOT 133
LOT 132
LOT 131
LOT 142
LOT 141
LOT 140
LOT 139
LOT 138
LOT 137
LOT 148LOT 147LOT 146LOT 145LOT 144LOT 143TOTAL LAND AREA: 1,141,501± SQ.FT. OR 26.205± ACRESPINs: 02-19-481-00102-20-353-01002-20-353-011
LOT 1(SEE SHEET 2 FOR LOT 1 & LOT 101-148 DETAILS)LOT 51KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANE(66' R.O.W. HERETOFORE DEDICATED PER DOC. 200700014779)GILLESPIE LANE(80' R.O.W. HERETOFORE DEDICATED PER DOC. 20070001
4
7
7
9
)LOT 50LOT 49LOT 48LOT 47LOT 46LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23FUTURE BEECHER ROADKENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 16LOT 17LOT 19LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGE
LANEUNSUBDIVIDED LANDSLOT 2
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
148
147
146
145
144
143
142
141
140
139
138
137
136
135
134
133
132
131
120
119
121
122
123
124
130
129
128
127
126
125 LOT 32Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com3 OF 4PINs: 02-19-481-00102-20-353-01002-20-353-011KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 52
CONDOMINIUM PROPERTY ACT", Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com4 OF 4PINs: 02-19-481-00102-20-353-01002-20-353-011
LOT AREASLOT #12101102103104105106107108109110111112113114115116117118119120121122123SQ.FT.164,918±899,104±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±ACRES3.786±20.641±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±LOT AREASLOT #124125126127128129130131132133134135136137138139140141142143144145146147148SQ.FT.1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±1,800±1,500±1,500±1,500±1,500±1,800±ACRES0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±0.041±0.034±0.034±0.034±0.034±0.041±Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com2 OF 4LOT 1KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANE(66' R.O.W. HERETOFORE DEDICATED PER DOC. 200700014779)LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGELANELOT 2LOT 101LOT 102LOT 103LOT 104LOT 105LOT 106LOT 107LOT 108LOT 109
LOT 110
LOT 111
LOT 112
LOT 113
LOT 114
LOT 115
LOT 116
LOT 117
LOT 118
LOT 119
LOT 120
LOT 121
LOT 122
LOT 123
LOT 124
LOT 130
LOT 129
LOT 128
LOT 127
LOT 126
LOT 125
LOT 136
LOT 135
LOT 134
LOT 133
LOT 132
LOT 131
LOT 142
LOT 141
LOT 140
LOT 139
LOT 138
LOT 137
LOT 148LOT 147LOT 146LOT 145LOT 144LOT 143TOTAL LAND AREA: 1,141,501± SQ.FT. OR 26.205± ACRESPINs: 02-19-481-00102-20-353-01002-20-353-011
LOT 1(SEE SHEET 2 FOR LOT 1 & LOT 101-148 DETAILS)LOT 51KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANE(66' R.O.W. HERETOFORE DEDICATED PER DOC. 200700014779)GILLESPIE LANE(80' R.O.W. HERETOFORE DEDICATED PER DOC. 20070001
4
7
7
9
)LOT 50LOT 49LOT 48LOT 47LOT 46LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23FUTURE BEECHER ROADKENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 16LOT 17LOT 19LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGE
LANEUNSUBDIVIDED LANDSLOT 2
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
148
147
146
145
144
143
142
141
140
139
138
137
136
135
134
133
132
131
120
119
121
122
123
124
130
129
128
127
126
125 LOT 32Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com3 OF 4PINs: 02-19-481-00102-20-353-01002-20-353-011KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 52
Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com1 OF 1LOT 51KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007BLACKBERRY SHORE LANEGILLESPIE LANE LOT 50LOT 49LOT 48LOT 47LOT 46LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39LOT 38LOT 37LOT 36LOT 35LOT 34LOT 33LOT 31LOT 30LOT 29LOT 28LOT 27LOT 26LOT 25LOT 24LOT 23FUTURE BEECHER ROADKENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 16LOT 17LOT 19LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 55KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007LOT 57HIGH RIDGE
LANEUNSUBDIVIDED LANDSLOT 32PHASE 1AREA = 5.5 ACRES +/-48 UNITSPHASE 2AREA = 7.8 ACRES +/-36 UNITS(48 UNITS SHOWN)PHASE 3AREA = 3.5 ACRES +/-12 UNITS (YORKVILLE SCHOOL DISTRICT)24 UNITS (PLANO SCHOOL DISTRICT)PHASE 4AREA = 9.6 ACRES +/-44 UNITS (PLANO SCHOOL DISTRICT)YORKVILLE SCHOOL DISTRICTPLANO SCHOOL DISTRICTROAD IN PHASE 2ROAD IN PHASE 1PHASE 1PHASE 2PHASE 3PHASE 4SECTION LINELEGEND:LOCATION MAP:
50'-0"32'-0"MASTERBEDROOM16'-10" x 10'-8"W.I.C.GREAT ROOM2-CAR GARAGE19'-6" x 21'-0"DINING ROOMLAUNDRYMASTERBATHPOWDERCLOSETKITCHEN22'-7"5'-6"11'-11"
21'-0"3'-0"UP10'-0"COVEREDENTRY40'-0"32'-0"BEDROOM14'-2" x 12'-0"CLOSETBATH #2DNUTILITY10'-0"
50'-0"11'-3"CLOSETBEDROOM14'-2" x 12'-0"LOFTKENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020FLOOR PLANS - UNIT 'A'A-101LOWER LEVEL - UNIT 'A'SECOND LEVEL - UNIT 'A'UNIT 'A'FIRST FLOOR 1,026 SF SECOND FLOOR909 SF TOTAL LIVING 1,935 SFGARAGE 417 SF
50'-0"25'-0"40'-0"10'-0"
21'-0"4'-7"GREAT ROOM2-CAR GARAGE19'-6" x 21'-0"DINING ROOMPOWDERCLOSETKITCHENUPCOVEREDENTRYBEDROOM10'-0" x 13'-0"MASTERBEDROOM19'-10" x 15'-9"W.I.C.LAUNDRYLINENMASTERBATHBATHDNUTILITY40'-0"25'-0"10'-0"
50'-0"4'-3"LOFTCLOSETCLOSETBEDROOM10'-0" x 13'-0"KENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020FLOOR PLANS - UNIT 'B'A-102LOWER LEVEL - UNIT 'B'SECOND LEVEL - UNIT 'B'UNIT 'B'FIRST FLOOR 760 SF SECOND FLOOR 1,192 SF TOTAL LIVING 1,952 SFGARAGE 417 SF
25'-0"21'-0"7'-7"50'-0"
25'-0"15'-0"10'-0"3'-0"20'-5"GREAT ROOM2-CAR GARAGE19'-6" x 21'-0"DINING ROOMPOWDERCLOSETKITCHENUPUPDNCOVEREDENTRYBEDROOM11'-10" x 13'-0"BEDROOM11'-10" x 13'-0"MASTERBEDROOM19'-6" x 12'-0"W.I.C.W.I.C.W.I.C.MASTERBATHBATHLAUNDRYLINENDNLOFT40'-0"25'-0"10'-0"
50'-0"4'-7"25'-0"28'-6 1/2"WALK-OUTBASEMENT24'-3" x 24'-3"UTILITYUPKENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020FLOOR PLANS - UNIT 'C'A-103LOWER LEVEL - UNIT 'C'SECOND LEVEL - UNIT 'C'BASEMENT LEVEL - UNIT 'C'UNIT 'C'BASEMENT 708 SFFIRST FLOOR 767 SF SECOND FLOOR 1,195 SF TOTAL LIVING 2,670 SFGARAGE 417 SF
25'-0"21'-0"
50'-0"
40'-0"10'-0"4'-7"GREAT ROOM2-CAR GARAGE19'-6" x 21'-0"DINING ROOMPOWDERKITCHENCLOSETUPUPDNCOVEREDENTRY25'-0"50'-0"
10'-0"40'-0"4'-7"BEDROOM11'-10" x 13'-0"BEDROOM11'-10" x 13'-0"MASTERBEDROOM19'-6" x 12'-0"W.I.C.W.I.C.W.I.C.MASTERBATHBATHLAUNDRYLINENDNLOFT28'-6 1/2"25'-0"WALK-OUTBASEMENT24'-3" x 24'-3"UTILITYUPKENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020FLOOR PLANS - UNIT 'D'A-104LOWER LEVEL - UNIT 'D'SECOND LEVEL - UNIT 'D'BASEMENT LEVEL - UNIT 'D'UNIT 'D'BASEMENT 708 SFFIRST FLOOR 760 SF SECOND FLOOR 1,190 SF TOTAL LIVING 2,658 SFGARAGE 417 SF
29'-5"128128CULTURED STONE TO BE 20% (MIN.) OFFIRST FLOOR ELEVATION MATERIAL.50'-0"32'-0"25'-0"25'-0"25'-0"25'-0"32'-0"COVEREDAREACOVEREDAREACOVEREDAREACOVEREDAREACOVEREDAREAEXTERIOR ELEVATIONSA-201KENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020UNIT 'A'UNIT 'B'UNIT 'B'UNIT 'B'UNIT 'B'UNIT 'A'FRONT ELEVATIONS - UNIT 'A' & 'B'FLOOR PLAN - LOWER LEVEL - UNIT 'A' & 'B'UNIT 'A'UNIT 'B'UNIT 'B'UNIT 'B'UNIT 'B'UNIT 'A'
30'-2"125125SCOTTISH THISTLEEVERESTVICTORIAN GREYPEBBLESTONE CLAYDARK GREYSIDING (PREMIUM / NON-VINYL)ROOF SHINGLES (ARCHITECTURAL)RANDOM TILES / BROWN SHADECULTURED STONE VENEERCULTURED STONE TO BE20% (MIN.) OF FIRST FLOORELEVATION MATERIAL.EXTERIOR ELEVATIONSA-202KENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020UNIT 'A'UNIT 'B'UNIT 'B'UNIT 'B'UNIT 'B'UNIT 'A'REAR ELEVATIONS - UNIT 'A' & 'B'SIDE ELEVATIONS - UNIT 'A'MATERIAL LEGEND
33'-8"128CULTURED STONE TO BE 20% (MIN.) OFFIRST FLOOR ELEVATION MATERIAL.50'-0"25'-0"25'-0"25'-0"25'-0"25'-0"25'-0"COVEREDAREACOVEREDAREACOVEREDAREACOVEREDAREACOVEREDAREAEXTERIOR ELEVATIONSA-203KENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020FRONT ELEVATIONS - UNIT 'C' & 'D'FLOOR PLAN - LOWER LEVEL - UNIT 'C' & 'D'UNIT 'C'UNIT 'D'UNIT 'D'UNIT 'D'UNIT 'D'UNIT 'C'UNIT 'C'UNIT 'D'UNIT 'D'UNIT 'D'UNIT 'D'UNIT 'C'
39'-8"125125SCOTTISH THISTLEEVERESTVICTORIAN GREYPEBBLESTONE CLAYDARK GREYSIDING (PREMIUM / NON-VINYL)ROOF SHINGLES (ARCHITECTURAL)RANDOM TILES / BROWN SHADECULTURED STONE VENEERCULTURED STONE TO BE20% (MIN.) OF FIRST FLOORELEVATION MATERIAL.EXTERIOR ELEVATIONSA-204KENDALL MARKETPLACEYORKVILLE, ILABBY PROPERTIESYORKVILLE, ILJANUARY 28, 2020UNIT 'C'UNIT 'D'REAR ELEVATIONS - UNIT 'C' & 'D'SIDE ELEVATIONS - UNIT 'C'UNIT 'D'UNIT 'D'UNIT 'D'UNIT 'C'MATERIAL LEGEND
DEJBBIJ= L111 Ej--I E
RECORDER - KLNDALL COUNTY, IL
RECORDED: 6/7/2818 11:34 AH
ORDI: 39.80 RHSPS FEE: 18.08
PAGES: 4
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO.2018-30
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,ILLINOIS,
APPROVING AMENDED CONDITIONS FOR
THE KENDALL MARKETPLACE PLANNED UNIT DEVELOPMENT
Passed by the City Council of the
United City of Yorkville,Kendall County,Illinois
This 24h day of April,2018
Prepared by and Return to:
United City of Yorkville
800 Game Farm Road
Yorkville,IL 60560
Published in pamphlet form by the
authority of the Mayor and City Council
of the United City of Yorkville,Kendall
County,Illinois on May 24,2018.
STATE OF ILLINOIS )
ss.
COUNTY OF KENDALL )
Ordinance No. 2018-so
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,ILLINOIS,
APPROVING AMENDED CONDITIONS FOR
THE KENDALL MARKETPLACE PLANNED UNIT DEVELOPMENT
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, the Mayor and City Council approved by Ordinance Number 2006-125
dated October 26,2006, AN ORDINANCE AUTHORIZING THE EXECUTION OF AN
AMENDED AND RESTATED DEVELOPMENT AGREEMENT FOR KENDALL
MARKETPLACE, establishing an amendment to the Kendall Marketplace planned unit
development which was recorded in the office of the Kendall County Recorder as document
200700002839 on January 24, 2007; and,
WHEREAS, McCue Builders Inc. (the "Developer") has filed an application to amend
the final planned unit development single-family detached residential unit design standards for
Kendall Marketplace contained in the planned unit Development Agreement; and,
WHEREAS, the Planning and Zoning Commission convened and held a public hearing
on the Ila'day of April, 2018, to consider the request for the approval of the amended conditions
of the planned unit development; and,
WHEREAS, the Planning and Zoning Commission reviewed the standards set forth in
Section 10-8-10 of the Zoning Ordinance in the Yorkville City Code and made a
recommendation to the Mayor and City Council ("the Corporate Authorities") for approval of the
amended planned unit development conditions.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Section 1: The above recitals are incorporated herein and made a part of this Ordinance.
Ordinance No.2018-30
Page 2
Section 2: That the Corporate Authorities hereby approve the amendment of Article III
paragraph 1 of the planned unit Development Agreement by deleting said paragraph and adding
the following:
1. Single-family Detached Residential Unit Design Standards:
a. All homes shall have some type of covered porch on the front elevation,
b. All homes shall have a 2-car garage with raised panel garage doors,
c. All front elevation windows shall have grilles in the windows,
d. All homes shall have architectural shingles,
e. At least 75%of the homes shall have at least a 7/12 pitch on the main roof,
f. At least 75% of the homes shall have at least 25% brick or stone on the first floor
elevation on the walls that run parallel to the street, and
g. Homes that do not have any brick or stones on the front elevation shall be required to
have the following:
1) All windows on the front elevation shall have shutters or be wrapped with 4 inch trim,
2) Windows in the upper panel of the garage door, and
3) Some type of Shake siding or Batten Board siding on the front elevation."
for the Subject Property, legally described as:
Lots 24 through 51, in Kendall Marketplace Subdivision, being a subdivision of part of Sections
19, 20, and 29, Township 37 North, Range 7 East of the third principal meridian, recorded May
7, 2007 as document number 200700014779 in the United City of Yorkville, Kendall County,
Illinois,
with Property Index Number(s) of 02-20-354-006; 02-20-354-005; 02-20-354-004; 02-20-354-
003; 02-20-354-002; 02-20-380-002; 02-20-380-001; 02-20-380-003; 02-20-354-001; 02-20-
352-010; 02-20-380-004; 02-19-480-008; 02-19-480-007; 02-19-480-006; 02-19-480-005; 02-
19-480-004; 02-19-480-003; 02-20-352-009; 02-20-352-008; 02-20-352-007; 02-20-352-005;
02-20-352-004; 02-20-352-003; 02-20-352-001; 02-19-480-002; 02-19-480-009; 02-20-352-002;
02-20-352-006; 02-19-480-001.
Section 3: This Ordinance shall be in full force and effect upon its passage, approval, and
publication as provided by law.
Passed by the City Council of e United City of Yorkville, Kendall County, Illinois t '
day of 92018.
IL
CITY CLERK .`
CARLO COLOSIMO Y KEN KOCH
JACKIE MILSCHEWSKI
V
ARDEN JOE PLOCHER N,
CHRIS FUNKHOUSER JOEL FRIEDERS
SEAVER TARULIS I ALEX HERNANDEZ
Ordinance No.2018-30
Page 3
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
day of MAY 2018.
J1 11 A
O
Ordinance No.2018-30
Page 4
2363 Sequoia Drive | Suite 101 | Aurora, IL 60506
Main 630.553.7560 + Fax 630.553.7646
HRGREEN.COM
February 27, 2020
United City of Yorkville
Ms. Krysti Barksdale-Noble
Community Development Director
800 Game Farm Road
Yorkville, IL 60560
RE: Kendall Marketplace – Lot 52 Preliminary Engineering Review
United City of Yorkville
Response to Final Engineering Comments No. 1
HR Green Job No.: 170053
Dear Ms. Barksdale-Noble:
Please see below our responses to Engineering Enterprise, Inc. (EEI) review comment letter dated January 22,
2020. Responses to each comment are shown in bold following the comment.
1. The title for the surveyor’s certificate should be moved off the venue section of the certificate.
RESPONSE:
Revised as requested.
2. The document number should be listed on the plat that granted the ingress egress easement that
is referenced in the Final Plat of Subdivision Kendall Marketplace subdivision.
RESPONSE:
Not applicable to Lot 52 as that granted easement pertains to cross access of the commercial
properties of the Kendall Marketplace Final Plat. Lot 52 was or is not included.
3. A blanket easement on Lot 1 is needed for the existing storm sewer, sanitary sewer and watermain.
RESPONSE:
Revised to include PU & DE easements for the utilities mentioned. Easement provisions
have also been added to the plat as well.
4. All Final Engineering Items will need to be addressed, including confirmation of planned
improvements, permitting, updated engineer’s estimate and performance security, etc.
RESPONSE:
Noted.
If you have any questions or need additional information, please do not hesitate to contact me.
Sincerely,
HR GREEN, INC.
David Schultz, PE, LEED AP
Project Manager
DS/cm
J:\2017\170053\Corr\ltr-022720-Final-Eng_Review_Comment_Responses_No.1.docx
Page 1 of 3
APPROVED 3/3/20
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, February 4, 2020, 6:00pm
City Conference Room
In Attendance:
Committee Members
Chairman Jackie Milschewski Alderman Ken Koch
Alderman Jason Peterson Alderman Joel Frieders
Other City Officials
Mayor John Purcell (arr. 6:03pm)
City Administrator Bart Olson (arr. 6:05pm)
Community Development Director Krysti Barksdale-Noble
Senior Planner Jason Engberg
Code Official Pete Ratos
Alderman Chris Funkhouser
Other Guests
Dave Schultz, HR Green Katie Finlon, Kendall County Record
Lynn Dubajic, City Consultant Ashley Shields/Abby Properties
Ron Smrz Cole Helfrich, Knoche/Menard's
Tyler Bachman, WSPY Matthew Cain, Signature Fitness
Lexi McDermid, Signature Fitness Sheldon Botha, Signature Fitness
Jim Bateman, BKFD
The meeting was called to order at 6:00pm by Chairman Jackie Milschewski.
Citizen Comments None
Minutes for Correction/Approval January 7, 2020
The minutes were approved by a unanimous voice vote.
New Business
1. EDC 2020-07 Building Permit Report for December 2019
Mr. Ratos reported 65 permits issued with 6 of those for single family homes, 6
commercial and 2 roofs. No further discussion.
2. EDC 2020-08 Building Inspection Report for December 2019
There were 391 total inspections for the month. No further discussion.
3. EDC 2020-09 Property Maintenance Report for December 2019
Mr. Ratos reported 8 cases were heard with varying outcomes. He said his department
has a new procedure for violations whereby a door hanger is left for the violator.
Page 2 of 3
There has been a good response to the new procedure initiated when the new Mayor took
office. Many violators come into compliance before the case moves forward. Alderman
Frieders questioned the fence standards on Allandale. Mr. Ratos said the violation
occurred due to the use of zip ties to secure it.
4. EDC 2020-10 Economic Development Report for January 2020
Ms. Dubajic noted her report in the packet and also highlighted other items:
1. Starbucks is remodeling and will be closed a short time.
2. Introduced representatives of Signature Fitness which will move into the former
Dick's Sporting Goods space. Approximately 50-70 new jobs will be created and
they will be open 24 hours. They also have a location in Naperville.
5. EDC 2020-11 Menard's – Final Plat of Resubdivision
Ms. Noble said last year a final plat of resubdivision was approved for Menard's and they
are now coming back to re-align a parcel they have for sale on the north. Mr. Cole
Helfrich from Menard's was present to answer questions and he said the lot line was
moved to accommodate the new gate they installed. This will move to PZC in March
and then to City Council.
6. EDC 2020-12 Kendall Marketplace – Final Plat and PUD Amendment
Mr. Engberg said this request pertains to the multi-family attached homes located behind
the former Dick's Sporting Goods. Abby Properties is seeking a final plat and to amend
the architectural standards in the PUD agreement. He listed the facade and architectural
changes being requested. David Schultz and Ashley Rhea Shields were present to
address questions.
Alderman Frieders requested verification on what is actually being replatted. At this time,
there is one lot, which the petitioner will divide into 2 lots. The committee also discussed
why Gillespie Lane (private street) was not continued for better traffic flow. Staff felt it
would encourage cars to cut through and would need to be wider for a city street. Ms.
Noble said underground work has already occurred in this area and would be very costly
to relocate. The committee also discussed buffering between the existing homes and the
proposed development since the back view of the proposed housing will face the homes.
The lack of parking for the nearby baseball field was also noted. Ms. Noble said a
landscaping plan and/or buffer plan could be recommended by this committee.
Alderman Koch asked if the proposed townhomes can be rented and Ms. Shields said
they will not encourage rentals at this time due to financing and HOA rules. However,
Mr. Olson added the current zoning code would not prevent someone from purchasing all
the units for rental purposes. Ms. Shields said the HOA will not be turned over to a
management company until about 75% of the units are sold, allowing her company to
have more control.
This amendment will proceed to the March PZC. There will be a Public Hearing for the
PUD and the final plat is only for review. The Petitioner will also be requesting some fee
reductions, however the specific reductions have not been decided, said Mr. Engberg.
Page 3 of 3
7. EDC 2020-13 Renewal of Intergovernmental Agreement with Kendall County for
Building Inspection Services
Ms. Noble said this is the annual renewal of services which has been in place since May
2013. The County and City are both OK with the agreement and it will move to the
February 10th County PZC meeting for approval and to the County Board for final
approval on February 18th. The EDC committee recommended approval.
8. EDC 2020-14 7821 Route 71 (Special Use) 1.5 Mile Review
This project is located on Rt. 71 south of VanEmmon Rd./Reservation Rd. intersection
where the petitioner is proposing a storage area for pull-behind trailers only. Mr.
Engberg described the fencing, landscaping and other details. There were some resident
concerns at a County meeting and changes were made. He said it is unlikely to be
annexed into the City and staff has no objection.
Chairman Milschewski was contacted by a resident in a nearby subdivision who spoke on
behalf of other residents there to express their displeasure, fearing the property would be
annexed into the City. The project developer, Mr. Smrz, commented on annex
misinformation that had been shared which caused some of the concern. Alderman
Frieders stressed that buffers will be needed. Mr. Smrz said there are 1,700 feet and
several trees between him and the neighbors. He also said the County requires lights
which the neighbors do not favor. This will move to PZC next week and then to City
Council.
Old Business: None
Additional Business: None
There was no further business and the meeting adjourned at 6:44pm.
Minutes respectfully submitted by Marlys Young, Minute Taker
Summary
Last month, the City of Yorkville received a special
use application requesting the approval of a single free-
standing wind energy system (vertical wind turbine) at the
Wrigley manufacturing site. As part of that application, the
turbine had graphic signage of products produced by Wrigley
such as Hubba Bubba and Skittles on the blades (see image).
Currently, regulations found in Chapter 19: Alternative
Energy Systems of the Zoning Ordinance prohibits
“commercial signage or attention getting device” on any such
system.
At the time of request by Wrigley for the Special Use
to install the wind energy system, review by the Planning &
Zoning Commission and the City Council found the graphic
signage on the blades to be tasteful and attractive. Therefore,
staff is proposing to amend Section 10-19-4F of the Zoning
Ordinance to eliminate the prohibition of commercial signage
on wind energy systems (wind turbines) and allow graphics,
color, corporate logos and text on such systems located within
business or manufacturing zoned properties, subject to the
discretion of the City Council.
Background
In 2014, when staff proposed revisions to the City’s Zoning Ordinance which were
eventually adopted by the City Council, there was significant discussion regarding alternative energy
systems (wind and solar). As part of our research on wind energy systems during that time, an
emerging green energy company, WePower, proposed advertising on wind energy systems as
potential revenue source. Termed “Windvertising” these platforms allowed advertisements to be
placed on the blades of the wind turbine and with each turn the image, would be seen and essentially
appear to create an animated ad.
While this means of product/service marketing did not take off, most communities pre-
empted regulations within their zoning ordinances to prohibit signage, logos and even color on
alternative energy systems, particularly large wind turbines. However, over the past few years,
companies have employed small wind and solar systems to generate power for illuminated signs and
save few dollars on energy costs. This has led businesses to seek opportunities for branding through
graphics, logos and even coordination of blade colors to reflect their corporate identity.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: February 21, 2020
Subject: PZC 2020-05 Alternative Energy Systems (Text Amendment)
Proposal to Eliminate the Restriction of Commercial Signage
Below are examples of the type of coverage signs and/or graphics, including color, possible on
various wind energy systems:
Other Communities
Considering the recent industry changes, staff researched other area communities of various
sizes to determine if their zoning ordinances continued to restrict commercial signage on small wind
energy systems. Below is table of the results of that research:
Table of Area Communities Regulations on Signage for Alternative Energy Systems
Municipality
Permits Commercial
Signage on Alternative
Energy Systems (Yes/No)
Zoning Regulations for Commercial Signage
on Alternative Energy Systems
City of Aurora No
Signage may include emergency contact
information only, including the manufacturer’s
name, address, and phone number. No
advertising is permitted.
Village of Sugar
Grove No
Signs: No sign, other than a warning sign or
installer, owner, or manufacturer identification
sign as permitted by Chapter 14 of this title, shall
be placed on any component of a small wind
energy system.
Village of Lisle No Small Wind Energy Systems shall have a
nonreflective finish and shall be neutral in color.
City of Naperville
No
No commercial signage or attention-getting
device is permitted on any renewable energy
system.
A sign of a plain white background with black
lettering not exceeding four (4) square feet in
size shall be provided on each small wind
energy system which indicates the emergency
contact information of the property owner or
operator.
Village of Oswego No
Small Wind Energy Systems shall be painted a
nonreflective, non-obtrusive color or a color that
conforms to the environment and architecture of
its surroundings.
Village of
Montgomery No
No signage shall be permitted on the WET or its
tower with the exception of the manufacturer’s
safety signage. A “No Trespassing” sign not to
exceed three (3) square feet may be placed on the
tower of the WET or on the fence surrounding
the WET if present.
As provided in the table, none of the local communies researched currently allows
commercial signage on wind energy systems and some specifically restrict the color of the turbine
itself to neutral or “non-obtrusive” color. Additionally, most of the communities listed above have
revised their Zoning Ordinances related to Wind Energy systems since the City of Yorkville adopted
its regulations in 2014, with Aurora as recently as October 2019.
Proposed Text Amendment
In light of the City Council approving commercial signage on the blades of the vertical wind
turbine installed at the Wrigley Manufacturing site and to afford that same opportunity to future
petitioners seeking a special use for similar installations of wind energy systems, staff has proposed
the following text amendment revisions in red to Section 10-19-4F of the Zoning Ordinance:
10-19-4: GENERAL REQUIREMENTS:
F. Signage: No commercial signage or attention getting device is permitted on any alternative energy
system. One sign shall be permitted to indicate the emergency contact information of the property
owner or operator. Said sign shall not exceed two (2) square feet in size. Graphics, colors,
corporate logos and text on wind energy systems located within business or manufacturing zoned
properties are permitted, subject to the discretion of the City Council.
Staff Recommendation:
Staff believes the proposed text amendment to the Zoning Ordinance allowing graphics,
colors, corporate logos and text on alternative energy systems located within business and
manufacturing districts could be beneficial property owners. While no other local communities allow
commercial signage on wind energy systems and we have only issued two (2) special uses permits
for such uses in the last 5 years (Yorkville Middle School and Wrigley Manufacturing), only one (1)
has requested commercial branding. By amending the text to give discretion by the City Council in
approving any imagery, color or text on wind turbines, it will allow for additional opportunities of
commercial identification should the City land a large corporation of industrial user.
Proposed Motion for Amendment:
In consideration of testimony presented during a Public Hearing on March 11, 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 10-19-4: General
Regulations for Alternative Energy Systems of the United City of Yorkville Zoning Ordinance
regarding commercial signage on wind turbines, as recommended in a staff memo dated February
21, 2020, and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
Attachments
1. Chapter 19: Alternative Energy Systems
2. Public Hearing Notice
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Chapter 19
ALTERNATIVE ENERGY SYSTEMS
10-19-1: PURPOSE:
The purpose of this chapter is to regulate alternative energy systems and to promote their effective and
efficient use. The regulations are intended to achieve the following:
A. Provide zoning regulations to guide the installation and operation of renewable energy systems;
B. Accommodate sustainable energy production from renewable energy sources;
C. Preserve the aesthetics of the zoning districts in the interest of property values, public health, safety, and
general welfare. (Ord. 2014-73, 11-25-2014)
10-19-2: PERMITTED AND SPECIAL USES:
Alternative energy systems which are deemed special uses shall be approved in accordance with section 10-
4-9 of this title. (Ord. 2014-73, 11-25-2014)
10-19-3: DEFINITIONS:
SOLAR FARMS: More than one freestanding solar energy system on a given site, constructed for the
commercial generation of electrical power.
Building Mounted Solar Energy Systems (BSES): A solar energy system that is an integral part of a
principal or accessory building, rather than a separate mechanical device, replacing or substituting for
an architectural or structural component of the building. Building mounted systems include, but are not
limited to, solar energy systems contained within roofing materials, windows, skylights and awnings.
Freestanding Solar Energy Systems (FSES): Freestanding, ground mounted solar energy system,
including appurtenances, which converts solar energy to a usable form of energy to meet all or part of
the energy requirements of the on site user.
WIND FARM: More than one freestanding wind energy system on a given site, constructed for the
commercial generation of electrical power.
Building Mounted Wind Energy Systems (BWES): Wind energy systems that are structurally attached
either onto the roof of or to the side of a building.
Freestanding Wind Energy System (FWES): Freestanding, tower mounted wind energy systems with a
system height measuring less than one hundred seventy five feet (175') from the ground. These
facilities are accessory structures that generate power for local distribution and consumption.
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Generators typically range from one kW to one hundred (100) kW in nameplate wattage. (Ord. 2014-73,
11-25-2014)
10-19-4: GENERAL REQUIREMENTS:
A. Applicability: The provisions of this chapter are to establish zoning parameters by which solar and wind
energy systems may be installed in the city. Additional renewable energy solutions not mentioned herein
may be authorized subject to compliance with the applicable codes and standards of the city.
B. Approval Process: All alternative energy systems shall require a building permit prior to installation.
Installation of alternative energy systems may require a special use permit; refer to section 10-6-0, table
10.06.07 of this title.
C. 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.
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.
D. Use: Alternative energy systems shall be an accessory to the principal permitted use of a site.
E. Abandoned Systems: All alternative energy systems inactive or inoperable for twelve (12) continuous
months shall be deemed abandoned. If the system is deemed abandoned, the owner is required to repair
or remove the system from the property at the owner's expense within ninety (90) days after notice from
the city. If the owner does not comply with said notice, the building code official shall enforce this as a
violation of the Yorkville zoning ordinance.
F. Signage: No commercial signage or attention getting device is permitted on any alternative energy system.
One sign shall be permitted to indicate the emergency contact information of the property owner or
operator. Said sign shall not exceed two (2) square feet in size.
G. Utility Service Provider: 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.
H. Safety: All wind energy systems shall be equipped with manual and/or automatic controls and mechanical
brakes to limit rotation of blades to prevent uncontrolled rotation.
I. Lighting: Alternative energy systems shall not be illuminated, except as required by the FAA or those used
in commercial applications such as streetlights.
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J. Shadow Flicker: Defined as the on and off strobe light effect caused by the shadow of moving turbine
blades cast by the sun passing though the rotating turbine. No habitable portion of an existing adjacent
structure shall be subject to shadow flicker from a wind turbine. Shadow flicker onto an adjacent roof
and/or exterior wall which does not contain any windows, doors, and like openings shall be acceptable. If
shadow flicker occurs, the operation of the wind turbine shall cease during those times which cause the
shadow flicker.
K. Screening: There shall be no required mechanical screening for alternative energy systems.
L. Design: Wind energy systems and associated tower shall be a nonreflective color. The city council may
impose such conditions as are necessary to eliminate, if at all possible, any adverse affects such system
may have on surrounding properties.
M. Compliance: Wind energy systems shall meet or exceed current standards of the international building
code and federal aviation administration (FAA) requirements, any other agency of the state or federal
government with the authority to regulate wind energy systems, and all city codes.
N. Building Code/Safety Standards: Any owner or operator of an alternative energy system shall maintain
said system in compliance with the standards contained in the current and applicable state or local
building codes and any applicable standards for said energy systems that are published by the
international building code, as amended from time to time. If, upon inspection, the United City Of Yorkville
concludes that an alternative energy system fails to comply with such codes and standards and
constitutes a danger to persons or property, the city code official shall require immediate removal of the
system at the owner's expense. (Ord. 2014-73, 11-25-2014)
10-19-5: FREESTANDING WIND ENERGY SYSTEMS:
A. Location: Please refer to section 10-6-0, table 10.06.07 of this title for placement of alternative energy
systems within each specified zoning district.
B. Clearance: In all zoning districts, the minimum clearance between the lowest tip of the rotor or blade and
the ground is fifteen feet (15'). See figure 10-19-5A of this section.
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Figure 10-19-5A
C. Permitted Yard Locations: Freestanding wind energy systems shall not be located within the required front
yard or corner side yard. They shall not be permitted within any utility, storm or drainage, water, sewer, or
other type of public easement. The use of guywires as supports for a freestanding wind energy system
shall be prohibited.
D. Height: The maximum height for a freestanding wind energy system shall be one hundred seventy five feet
(175') measured from the base to the highest edge of the system.
E. Setbacks: The base of the system shall be set back 1.1 times (110%) the height of the highest edge of the
system from all property lines, overhead utility line poles, communication towers, public sidewalks or
trails, public rights of way, and other freestanding wind energy systems. Any system or any ancillary
equipment shall not be located within any required setbacks of the respective zoning district.
F. Access: 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.
G. Noise: Freestanding wind energy systems shall not exceed the following:
1. Fifty five (55) dBA when in or adjacent to all residential districts.
2. Sixty (60) dBA when in or adjacent to all nonresidential districts. (Ord. 2014-73, 11-25-2014)
10-19-6: BUILDING MOUNTED WIND ENERGY SYSTEMS:
A. Location: Please refer to section 10-6-0, table 10.06.07 of this title for placement of alternative energy
systems within each specified zoning district. Building mounted wind energy systems are allowed on all
principal and accessory structures and shall be affixed to the roof deck of a flat roof or to the ridge or
slope of a pitched roof and may not be affixed to the parapet or chimney of any structure. The systems
must be set back a minimum of five feet (5') from the edge or eave of the roof.
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B. Quantity: One turbine is allowed for every five hundred (500) square feet of the combined roof area. For a
pitched roof, each surface of the roof shall be included in the roof area calculation.
C. Noise: Building mounted wind energy systems shall not exceed the following:
1. Fifty five (55) dBA when in or adjacent to all residential districts.
2. Sixty (60) dBA when in or adjacent to all nonresidential districts.
D. Height: The maximum height for a building mounted wind energy system is fifteen feet (15'). The system is
measured from the roof surface on which the system is mounted to the highest edge of the system with
the exception of any roof pitches ten to twelve (10:12) or greater. The system shall not exceed fifteen feet
(15') above the maximum permitted height of the zoning district. Refer to figure 10-19-6A of this section.
Figure 10-19-6A
(Ord. 2014-73, 11-25-2014)
10-19-7: FREESTANDING SOLAR ENERGY SYSTEMS:
A. Location: Please refer to section 10-6-0, table 10.06.07 of this title for placement of alternative energy
systems within each specified zoning district.
B. Setbacks: All parts of any freestanding solar energy system shall be set back eight feet (8') from the
interior side and interior rear property lines.
C. Permitted Yard Locations: Freestanding solar energy systems shall not be located within the required front
yard or corner side yard. They shall not be permitted within any utility, storm or drainage, water, sewer, or
other type of public easement. The use of guywires as supports for a freestanding solar energy system
shall be prohibited.
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D. Clearance: Minimum clearance between the lowest point of the system and the surface on which the
system is mounted is ten feet (10'). Refer to figure 10-19-7A of this section.
Figure 10-19-7A
E. Solar Glare: Solar panels shall be placed such that concentrated solar radiation or glare shall not be
directed onto nearby properties or roadways.
F. Maximum Height: Maximum height of freestanding solar energy systems shall be subject to special use
conditions. (Ord. 2014-73, 11-25-2014)
10-19-8: BUILDING MOUNTED SOLAR ENERGY SYSTEMS:
A. Location: Please refer to section 10-6-0, table 10.06.07 of this title for placement of alternative energy
systems within each specified zoning district. Building mounted solar energy systems are allowed on the
principal and accessory structures, any roof face and side and rear building facades. The systems are
allowed on the front or exterior side building facades if the following conditions are met:
1. Solar access is optimized on the front and exterior side facades.
2. Systems are simultaneously used to shade the structure's doors or windows. See figure 10-19-8C of
this section.
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Figure 10-19-8C
B. Height: Systems shall not extend beyond three feet (3') parallel to the roof surface of a pitched roof. Nor
shall the system extend beyond four feet (4') parallel to the roof surface of a flat roof unless completely
concealed or equal to the height of the parapet wall, whichever is greater. If the system is flush mounted,
the system must be less than eight inches (8") from the roof surface. Refer to figure 10-19-8A of this
section.
Figure 10-19-8A
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C. Quantity: The total square footage may not exceed the total area of the roof surface of the structure to
which the system is attached.
D. Projection: The system may project up to four feet (4') from a building facade or roof edge. The system
may project into an interior side or interior rear setback, but shall be no closer than five feet (5') to the
interior side or interior rear property line. Refer to figure 10-19-8B of this section.
Figure 10-19-8B
(Ord. 2014-73, 11-25-2014)
10-19-9: PERMITTING AND FEES:
A. Permitting:
1. The installation of any alternative energy system requires a building permit from the United City Of
Yorkville.
2. In order to receive a permit, alternative energy systems must be approved by an alternative energy
certification program.
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3. Prior to permit issuance, the owner shall sign an acknowledgment that said owner will be responsible
for any and all enforcement costs and remediation costs resulting from any violations of this chapter.
These costs include, but are not limited to, removal of system, property restoration necessary upon
removal of the system, city legal expenses and hearing costs associated with violations of this chapter.
4. A permit is valid for two (2) years following issuance or renewal. At the end of the two (2) year period,
the alternative energy system must be inspected by the city code official. Following inspection, the code
official will:
a. Renew the permit if found to be in compliance with this chapter; or
b. Order any actions necessary for the alternative energy system to be in compliance with this chapter;
or
c. Determine the system abandoned per section 10-19-4 of this chapter.
B. Engineering:
1. Manufacturer's engineering specifications of the tower, turbine and foundation, detailed drawing of
electrical components and installation details, and expected noise level production.
2. For turbines greater than twenty (20) kilowatts of nameplate capacity, an Illinois licensed structural
engineer's seal shall be required.
3. All FWES facilities shall be designed to withstand a minimum wind velocity of one hundred (100) miles
per hour, with an impact pressure of forty (40) pounds per square foot.
4. Each FWES shall conform to applicable industry standards, including those of the American National
Standards Institute (ANSI). Applicants shall submit certificates of design compliance that equipment
manufacturers have obtained from Underwriters Laboratories (UL), National Renewable Energy
Laboratories (NREL), Det Norske Veritas (DNV), Germanischer Lloyd Wind Energie (GL), or an
equivalent third party.
5. Turbines greater than one hundred feet (100') total height or greater than five thousand (5,000) pounds
structural weight shall require a soil analysis at base of the tower and a stamped drawing by an Illinois
licensed structural engineer. Structural weight shall be defined as the tower, wind turbine generator, and
any other component(s) otherwise supported by the base foundation.
6. Proof of homeowner, farm or business insurance, as appropriate, shall be submitted.
C. Fees:
1. If applicable, alternative energy systems will be subject to the fee schedule for special use applications
as defined by section 1-7-9 of this code. Said fee will be payable per alternative energy system at the
time of the application submittal by the petitioner.
2. In addition, alternative energy systems will be subject to a one hundred fifty dollar ($150.00) building
permit fee. The permit fee will be payable at the time of the application submittal by the petitioner. (Ord.
2014-73, 11-25-2014)
PUBLIC NOTICE OF A HEARING BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING AND ZONING COMMISION
PZC 2020-05
NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text amendment to Section 10-19-4F of
Chapter 19: Alternative Energy Systems within the United City of Yorkville Zoning
Ordinance regarding signage for wind and solar energy systems. The amendment
proposes to eliminate the restriction of commercial signage on alternative energy
systems.
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, March 11, 2020 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
Proposed Request:
The petitioner, Tyler Edwards, on behalf of Menard., Inc. is seeking to again resubdivide Lots 1
& 2 of the recently approved final plat for the Menard’s Commercial Commons. This is an approximately
37-acre parcel located in the northeast quadrant of Marketview Drive and E. Countryside Parkway. Lot 1
is improved with the Menards big-box home improvement retail store and Lot 2 is utilized for agricultural
purposes, as permitted by the annexation agreement. Both lots are zoned B-3 General Business District
and owned by Menard, Inc.
Proposed Final Plat of Resubdivision:
The recently approved final plat adjusted the parcel line northward separating the existing Lots 1
and 2 to allow an addition to the yard gate for an automatic express entrance lane being implemented at
all of Menard’s store locations. However, the petitioner is seeking to realign the parcel line again to
position Lot 2 for immediate sale. While the previously approved addition of the gate will move forward,
the plat is being revised to reduce the lot line to the minimum distance needed for the project and leave
enough land for a future development. The images on the following page illustrates the recently approved
Final Plat (left) and the proposed Final Plat (right), for your reference:
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: February 12, 2020
Subject: PZC 2020-02 Menards – Lots 1&2 of Menard’s Commercial Commons
Final Plat of Resubdivision Approval
The proposed Final Plat of 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 January 17, 2019 (note: the letter was issued on 1-17-2020 with the
incorrect year of 2019 provided) were provided to the applicant (see attached) and states general
compliance with our standards has been achieved with the proposed new Final Plat.
Staff Comments:
Based upon the review of the proposed Final Plat of Resubdivision of Lots 1 & 2 of the Menard’s
Commercial Commons Seventh Addition, staff believes the submitted plans are consistent with the
approved development site plan and the current subdivision control regulations. Therefore, we
recommend approval of the final plat of resubdivision as currently presented.
Proposed Motion:
In consideration of the proposed Final Plat of Resubdivision of Lots 1 & 2 of the Menard’s
Commercial Commons Seventh Addition, the Planning and Zoning Commission recommends approval
of the plat to the City Council as presented by the Petitioner in a plan prepared by Craig R. Knoche &
Associates, dated December 1, 2019, and further subject to {insert any additional conditions of the
Planning and Zoning Commission}…
Attachments:
1. Copy of Petitioner’s Application
2. Proposed Final Plat of Resubdivision of Menard’s Commercial Commons Seventh Addition prepared by
Craig R. Knoche & Associates dated 12-1-19.
3. Recently Approved Final Plat of Resubdivision of Menard’s Commercial Commons Seventh Addition
prepared by Craig R. Knoche & Associates dated 06-12-19.
4. EEI Letter to the City dated January 17, 2019 (sic January 17, 2020) re: Menards Plat of Resubdivision.
5. PZC packet materials from September 11, 2019.
Scale 1"=100'060402010080200150400300of2SheetFile:Date:Job:Prepared for:Plat of ResubdivisionLand Plannersfax (630) 845-1275SurveyorsCivil EngineersGeneva, Illinois 60134phone (630) 845-127024 North Bennett StreetCivil Engineers, P.C.Craig R. Knoche & AssociatesCraig R. Knoche & AssociatesCivil Engineers, P.C.Registered Design Firm 3763119-02519-025RP16-12-19Menard's CommercialCommons Seventh AdditionMenard, Inc.Being a resubdivision of Lots 1 and 2 of Menard's Commercial Commons FifthAddition, Yorkville, Kendall County, Illinois, being a resubdivision of Lot 1 and part ofLot 3 of Menard's Commercial Commons, a subdivision of part of Section 21,Township 37 North, Range 7 East of the Third Principal Meridian in the United Cityof Yorkville, Kendall County, Illinois.S10°07'07"W5.50Public Utility E
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Proposed Request:
The petitioner, Tyler Edwards, on behalf of Menard., Inc. is seeking final plat approval to
resubdivide Lots 1 & 2 of the Menard’s Commercial Commons, an approximately 37-acre parcel. Located
in the northeast quadrant of Marketview Drive and E. Countryside Parkway, the subject property was
annexed as a part of a larger multi-parcel commercial development approved by the City of Yorkville in
2000. Currently, Lot 1 is improved with the Menards big-box home improvement retail store and Lot 2 is
utilized for agricultural purposes, as permitted by the annexation agreement. Both lots are zoned B-3
General Business District and owned by Menard, Inc.
Proposed Final Plat of Resubdivision:
As proposed, the parcel line separating the existing Lots 1 and 2 will be adjusted northward to
allow for an addition to the yard gate for an automatic express entrance lane which is being implemented
at all of Menard’s store locations. This gate allows customers with online orders to scan a barcode at the
new entrance lane and enter the yard for pick up without the inconvenience of waiting for a gate guard to
manually approve entrance. There will also be an additional twenty feet (20’) added to the existing gate
canopy which will serve as the exit lane.
Since the yard gate is attached to the Menard’s store, the International Building Code (IBC)
requires a minimum continual clearance of sixty feet (60’) around the building. This dictates the existing
property line be relocated so that the structure does not straddle two (2) lot lines and remains compliant
with building setback regulations for the B-3 Zoning District which is 20 feet. Below is a site plan
showing the proposed addition.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: July 15, 2019
Subject: PZC 2019-21 Menards – Lots 1&2 of Menard’s Commercial Commons
Final Plat of Resubdivision Approval
The proposed Final Plat of 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 July 22, 2019 and August 14, 2019 were provided to the applicant (see
attached). The minor revisions requested by the City Engineer will be addressed by the applicant prior to
the Planning and Zoning Commission meeting and reviewed for compliance prior to final plat
recordation.
Staff Comments:
Based upon the review of the proposed Final Plat of Resubdivision of Lots 1 & 2 of the Menard’s
Commercial Commons Seventh Addition, staff believes the submitted plans are consistent with the
approved development site plan and the current subdivision control regulations. Therefore, we
recommend approval of the final plat of resubdivision as currently presented.
Proposed Motion:
In consideration of the proposed Final Plat of Resubdivision of Lots 1 & 2 of the Menard’s
Commercial Commons Seventh Addition, the Planning and Zoning Commission recommends approval
of the plat to the City Council as presented by the Petitioner in a plan prepared by Craig R. Knoche &
Associates, dated June 12, 2019, 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 Resubdivision of Menard’s Commercial Commons Seventh Addition prepared by Craig R.
Knoche & Associates dated 06-12-19.
3. EEI Letter to the City dated July 22, 2019 re: Menards Plat of Resubdivision.
4. EEI Letter to City dated August 14, 2019 re: Menards Plat of Resubdivision.
1
Proposed Request:
Staff is seeking confirmation by the Planning and Zoning Commission approving the proposed Final Plat
of Raintree Village, Unit Four 1st Resubdivision as presented by the petitioner, CalAtlantic Homes
(Lennar) during the January 8, 2020 meeting. This is requested due to the January meeting agenda not
clearly stating the Final Plat approval was an actionable item.
Proposed Motions:
In consideration of the proposed Final Plat of Raintree Village, Unit Four 1st Resubdivision, the
Planning and Zoning Commission confirms 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.
Attachments:
1. Final Plat of Raintree Village, Unit Four 1st Resubdivision prepared by Mackie Consultants, LLC and dated
last revised 11-11-19.
2. Meeting minutes from 01-08-20 re: Final Plat of Raintree Village.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Jason Engberg, Senior Planner
Date: March 4, 2020
Subject: PZC 2019-30 Raintree Village – Unit 4 (PUD & Final Plat)
Proposed PUD & Final Plat Amendment for Duplexes and Townhomes
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
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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
=
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L
=
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5
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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
DS
OUT
HE
AS
T
LI
NE OF
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
NAGE
E
AS
E
ME
NT
B
L
ANKE
T P
UB
LI
C UTILIT
Y AND DR
AI
NAGE
E
AS
E
ME
NT
B
L
ANKE
T P
UB
LI
C UTILIT
Y
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
E
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
Page 1 of 5
DRAFT
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, January 8, 2020 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:
Rusty Hyett-yes, Greg Millen-yes, Jeff Olson-yes, Richard Vinyard-yes, Danny
Williams-yes
Absent: Deborah Horaz, Don Marcum
City Staff
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner
Other Guests
Christine Vitosh, Vitosh Reporting Service Dan Kramer, Attorney
Lynn Dubajic, City Consultant Jim Smiley, Kendall County
Eric Peterman, GRNE Mr. Chris Childress, Kendall County
Katie Finlon-Kendall County Record Rick Murphy, Lennar Homes
Beth & Gint Brakauskas, Blackberry Wds. Michael Olszewski, Blackberry Wds.
Brian Werner, CECCO/Wrigley John Kehoe, Mars Wrigley
Mary Snyder, Blackberry Woods Marianne Tomse, Blackberry Woods
Previous Meeting Minutes November 13, 2019
The minutes were approved as presented on a motion and second by Commissioners
Vinyard and Williams, respectively.
Roll call: Hyett-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 Hearings and swore in those who would
speak. At approximately 7:03pm a motion was made and seconded by Mr. Vinyard and
Mr. Williams, respectively, to open the Hearings.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Hyett-yes. Carried 5-0.
Chairman Olson read each of the Public Hearings as follows:
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
Page 2 of 5
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 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.
3. PZC 2019-30 Cal Atlantic 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 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.
(See Court Reporter Transcripts)
(Petitioner's Responses to #2, GRNE Solar and #4 Wrigley, shall be added to record)
The Hearings were closed at approximately 7:32pm on a motion by Mr. Vinyard and
second by Mr. Williams.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Hyett-yes. Carried 5-0.
Unfinished Business None
New Business
1. PZC 2019-28 Text Amendment (See full description under Public Hearings)
Chairman Olson commented that he didn't feel fingerprinting was necessary for food
vendors.
Page 3 of 5
Action Item:
Text Amendment
There was no discussion and a motion to approve was made and seconded by
Commissioners Vinyard and Williams, respectively. Mr. Vinyard read the motion as
follows: 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.
Roll call: Olson-yes, Vinyard-yes, Williams-yes, Hyett-yes, Millen-yes. Carried 5-0.
2. PZC 2019-29 GRNE Solar (See full description under Public Hearings)
Mr. Engberg said the only changes that will be made are changing the fencing material to
treated pine and to modify the landscaping on the west side. The maintenance of the
fence was discussed and it was noted the wood is much less expensive than vinyl. The
City will conduct windshield inspections twice a year. Cameras will be mounted inside
the site per a request from the Kendall County Sheriff. Mr. Olson disagreed with bushes
on the west since they will be small and said the west boundary landscaping should be
consistent with the other sides. Mr. Engberg added the staff supported the landscaping
changes since the neighbor to the west has approved that plan. Mr. Engberg summarized
the required conditions including EEI comments. The County will hold a bond for the
decommissioning of the property if necessary.
Action Item:
Special Use
The Commissioners agreed on the fencing material and the revised landscaping. A
motion was made by Mr. Vinyard and seconded by Mr. Williams to approve the GRNE
special use permit. Attorney Kramer asked to revise the date on the landscaping plan.
There was brief discussion of the wood fencing and the potential penalty if the fence is
not maintained. Mr. Williams suggested the wood should also be pressure-treated.
Mr. Vinyard read the motion as follows: 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 the revised landscaping design dated 1-8-20 including
wooden fence constructed minimally of pressure-treated materials.
Roll call: Vinyard-yes, Williams-yes, Hyett-yes, Millen-yes, Olson-yes. Carried 5-0.
3. PZC 2019-30 CalAtlantic (See full description under Public Hearings)
Ms. Noble noted there are two motions associated with this petition. The first is the PUD
request for a sideyard setback from 10 feet to 6 feet. The builder is offering duplexes and
trends are now showing that a one-story ranch is more popular. The ranch is a wider
product and results in a reduced sideyard. The staff supports the setback request based on
other such requests in the City.
Page 4 of 5
Chairman Olson expressed some concern for the reduced setbacks. Ms. Noble said there
were some incentives granted to take over this project. The builder front-funded a park
and fees were paid for infrastructure. There was significant revenue brought to the City
with this development. Fire suppression systems were also discussed in view of the
reduced setbacks. It was requested to not have any flammable plant material such as
mulch on the outside. Mr. Vinyard questioned the distance between the units and said
that modern materials burn faster and hotter. Lennar rep Rick Murphy said the duplex
units will have sprinklers.
The second request for this petition is approval of the final plat.
Action Item:
PUD Amendment for Setbacks
A motion was made and seconded by Commissioners Vinyard and Williams,
respectively, to approve the PUD Amendment. Mr. Vinyard read the motion as follows:
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.
Roll call: Williams-yes, Hyett-yes, Millen-yes, Olson-yes, Vinyard-yes. Carried 5-0.
Action Item:
Final Plat
Commissioners Vinyard and Williams moved and seconded, respectively, to approve the
Final Plat for Raintree Village. Mr. Vinyard read the motion as follows: 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 Consultant, LLC dated last
revised 11-11-19, subject to review comments provided by the City Engineer, EEI, Inc.
dated November 13, 2019.
Roll call: Hyett-yes, Millen-yes, Olson-yes,Vinyard-yes, Williams-yes. Carried 5-0.
4. PZC 2019-31 Wrigley Manufacturing (See full description under Public
Hearings)
Mr. Engberg reviewed the staff conditions being recommended for the special use and
said that both the wind turbine and solar panel meet the setback and location
requirements. The height 11 feet 4 inches is a condition of the special use.
The advertising on the blades is technically not allowed under city code, however, Mr.
Engberg noted that the Economic Development Committee was in favor of keeping the
advertising since it was unique. This is being requested as part of the special use. Ms.
Noble said if the Commission votes to approve, the code will need to be amended to
allow other businesses the same opportunity. Commissioners said they were in favor of
this type of signage and Mr. Williams stated this may open up future expansion for Mars.
Mr. Engberg also listed the four staff recommendations and Chairman Olson read the
special use standards.
Page 5 of 5
Action Item:
Special Use
Mr. Williams moved to approve the petition for special use permit and Mr. Vinyard
seconded. Mr. Williams read the motion as follows: 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, 2019.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Hyett-yes. Carried 5-0.
Additional Business
Mr. Engberg noted City Council approval of a recent Text Amendment and Final Plat.
Adjournment
There was no further business and the meeting was adjourned at 8:18pm on a voice vote.
Respectfully submitted by Marlys Young, Minute Taker
ECONOMICDEVELOPMENT& PLANNING
Planning and Zoning Commission
March 11, 2020
AGENDA
Introduction
Economic Development Purpose
Responsibilities
Strategies
Business Retention
Planning Process
PZC Review
WHO AM I?
Lynn Dubajic, DLK LLC
Business & Economic Development Consultant
Over 20 years experience in Economic Development field
I work for Yorkville as an
Advisor
Ambassador
Confidant
Connector
Educator
Facilitator
Moderator
Promoter
Researcher
Supporter
WHAT IS
DEVELOPMENT?ECONOMIC
A program or activity that seeks to improve the economic well-being and quality of
life for a community, by creating and/or retaining jobs that facilitate growth and
provide a stable tax base.
ENHANCING
EXISTING
BUSINESSES
ATTRACTING
NEW
BUSINESS
ENCOURAGING
GROWTH OF NEW
BUSINESSES THROUGH
ENTREPRENEURSHIP
RESPONSIBILTY
Identify market and economy trends
Identify Yorkville’s needs and opportunities
Provide informational material online
Establish relationships with developers/brokers
Have knowledge of available sites and spaces
Maintain relationships with financial institutions & programs
Facilitate specifically tailored workforce development programs
Prepare developers with zoning, site plan, and permit information
STRATEGIES
Connect
businesses &
property
owners
Work with
utilities
to identify
requirements
Find assistance
through
government
programs
Constant
contact with
potential
businesses
Promote city at
conferences and
professional
events
RETENTION
Access to financing
Access to workforce/workforce education
Sustainability & strategic planning
Adjusting to trends
Local, regional, and global economy
Marketing & product awareness
Area infrastructure weaknesses
Risks & Problem Solving
Customer & business development
Technology & Innovation
Facility obsolescence
PROCESS
PZC REVIEW
Does this create jobs?
Does this meet a community need?
Does this support other businesses?
Does this drive adjacent businesses?
Does this increase the tax base?
Does this advance our economic development goals?
ECONOMICDEVELOPMENT& PLANNING
Planning and Zoning Commission
February 12, 2020
Lynn Dubajic
DLK, LLC Business & Economic Development
651 Prairie Pointe Drive, Suite 102
Yorkville, IL 60560
Mobile: 630-209-7151
Email:lynn@dlkllc.com
Summary
The Planning and Zoning Commission expressed an interest in continuing the training
series staff developed last year which gave an overview of a various specialized topics to aid in
the performance of your duties recommending entitlements for land development, overseeing the
Comprehensive Plan and making amendments to the Zoning Ordinance for the City of Yorkville.
In that regard, staff is proposing a new series of planning "primers" specifically tailored
to Planning and Zoning Commissioners at the end of each meeting on a quarterly schedule. Each
primer will last about 15-20 minutes, will be presented by staff or a qualified professional and
cover a different subject matter as tentatively scheduled below:
DATE SERIES TOPIC PRESENTER
Spring 2020 Fire Protection Basics for Planning & Zoning
Commissioners
Commissioner Richard
Vinyard & BKFD Fire
Marshal Mike Torrence
Summer 2020 Building Code Basics for Planning & Zoning
Commissioners
Pete Ratos, Yorkville
Building Code Official
Fall 2020 Community Policing Basics for Planning & Zoning
Commissioners
James Jensen, Yorkville
Police Chief
Winter 2020 Wastewater Treatment Basics for Planning &
Zoning Commissioners
Cyrus McMains, YBSD
Executive Director
If you would like to discuss the topics to be covered within these primers or have suggestions for
future training sessions, staff will be available at Wednesday night’s meeting.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Jason Engberg, Senior Planner
Date: February 14, 2020
Subject: Planning & Zoning Commissioner’s Training Series 2020