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Economic Development Packet 2021 03-02-21 AGENDA ECONOMIC DEVELOPMENT COMMITTEE MEETING Tuesday, March 2, 2021 6:00 p.m. City Hall Conference Room 800 Game Farm Road, Yorkville, IL Citizen Comments: Minutes for Correction/Approval: February 2, 2021 New Business: 1. EDC 2021-16 Building Permit Report for January 2021 2. EDC 2021-17 Building Inspection Report for January 2021 3. EDC 2021-18 Property Maintenance Report for January 2021 4. EDC 2021-19 Cox Landscaping (Rezoning and Special Use) 1.5 Mile Review 5. EDC 2021-20 Cordero Real Estate (Rezoning) 1.5 Mile Review 6. EDC 2021-21 TIF Inducement Resolution – Northwest Corner of Van Emmon St. and S. Main St. Old Business: Additional Business: 2019/2020 City Council Goals – Economic Development Committee Goal Priority Staff “Southside Development” 4 Bart Olson, Krysti Barksdale-Noble & Lynn Dubajic “Downtown and Riverfront Development” 5 Bart Olson, Tim Evans & Krysti Barksdale-Noble “Metra Extension” 7 Bart Olson, Rob Fredrickson, Eric Dhuse, Krysti Barksdale-Noble & Erin Willrett “Manufacturing and Industrial Development” 8 (tie) Bart Olson, Krysti Barksdale-Noble, Erin Willrett, Lynn Dubajic, Eric Dhuse & Brad Sanderson “Expand Economic Development Efforts” 10 Krysti Barksdale-Noble & Lynn Dubajic “Revenue Growth” 13 Rob Fredrickson, Krysti Barksdale-Noble & Lynn Dubajic “Entrance Signage” 17 Krysti Barksdale-Noble & Erin Willrett United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us UNITED CITY OF YORKVILLE WORKSHEET ECONOMIC DEVELOPMENT COMMITTEE Tuesday, March 2, 2021 6:00 PM CITY HALL CONFERENCE ROOM --------------------------------------------------------------------------------------------------------------------------------------- CITIZEN COMMENTS: --------------------------------------------------------------------------------------------------------------------------------------- --------------------------------------------------------------------------------------------------------------------------------------- MINUTES FOR CORRECTION/APPROVAL: --------------------------------------------------------------------------------------------------------------------------------------- 1. February 2, 2021 □ Approved __________ □ As presented □ With corrections --------------------------------------------------------------------------------------------------------------------------------------- NEW BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- 1. EDC 2021-16 Building Permit Report for January 2021 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 2. EDC 2021-17 Building Inspection Report for January 2021 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 3. EDC 2021-18 Property Maintenance Report for January 2021 □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 4. EDC 2021-19 Cox Landscaping (Rezoning and Special Use) 1.5 Mile Review □ Moved forward to CC __________ □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 5. EDC 2021-20 Cordero Real Estate (Rezoning) 1.5 Mile Review □ Moved forward to CC __________ □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 6. EDC 2021-21 TIF Inducement Resolution – Northwest Corner of Van Emmon St. and S. Main St. □ Moved forward to CC __________ □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ -------------------------------------------------------------------------------------------------------------------------------------- ADDITIONAL BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number Minutes Tracking Number Minutes of the Economic Development Committee – February 2, 2021 Economic Development Committee – March 2, 2021 Majority Committee Approval Minute Taker Name Department Page 1 of 3 DRAFT UNITED CITY OF YORKVILLE ECONOMIC DEVELOPMENT COMMITTEE Tuesday, February 2, 2021, 6:00pm City Council Chambers Note: In accordance with Public Act 101-0640 and Gubernatorial Disaster Proclamation issued by Governor Pritzker pursuant to the powers vested in the Governor under the Illinois Emergency Management Agency Act, remote attendance was allowed for this meeting to encourage social distancing due to the current Covid-19 pandemic. In Attendance: Committee Members Chairman Jackie Milschewski/remote Alderman Ken Koch/remote Alderman Jason Peterson/remote Absent: Alderman Joel Frieders Other City Officials City Administrator Bart Olson/in-person Assistant City Administrator Erin Willrett/remote Community Development Director Krysti Barksdale-Noble/remote Senior Planner Jason Engberg/remote Code Official Pete Ratos/remote Alderman Chris Funkhouser/remote Other Guests Consultant Lynn Dubajic/remote Abel Marin/remote Attorney Dan Kramer/remote Cesar Cruz/remote Abby Property rep/remote The meeting was called to order at 6:00pm by Chairman Jackie Milschewski. Citizen Comments None Minutes for Correction/Approval January 5, 2021 The minutes were approved as presented. New Business 1. EDC 2021-09 Building Permit Report for December 2020 Mr. Ratos reported 27 single-family detached, 4 single-family attached and 4 commercial permits for the month. There was a total of 1,827 permits issued for the year which translates to over $2 million of permit fees. Page 2 of 3 2. EDC 2021-10 Building Inspection Report for December 2020 In December, 512 inspections were completed some of which were outsourced. More outsourcing is anticipated due to the increased number of permits, said Mr. Ratos. 3. EDC 2021-11 Property Maintenance Report for December 2020 Only 1 case was heard which was a building code violation for building a fence without a permit. The property is adjacent to county property that has been filled in and caused a flooding issue for the violator property. Elevation and wetlands issues are also in question. No further discussion. 4. EDC 2021-12 Economic Development Report for January 2021 Ms. Dubajic reported progress is being made at the former Blackstone, now known as Silver Fox restaurant, and they hope to open Valentine's Day weekend. 5. EDC 2021-13 Renewal of Intergovernmental Agreement with Kendall County for Building Inspection Services Ms. Noble said this agreement has been in place for 7 years and both parties are in support of extending it for another year. This moves to the February 9th City Council consent agenda for approval. 6. EDC 2021-14 Corneils Property Concept Plan Ms. Noble gave the history on this property and the developer, Abel Marin, is now seeking feedback on his plan to build four, 6-story buildings with 300 rental units. No formal application has been submitted and feedback is desired before more investment. The density allowed there is 8 units per acre and the owner is asking for 300 units per acre. This property is located in a transitory oriented development (TOD) area and is consistent with the Comp Plan. Alderman Koch asked if the fire department could handle the tall buildings. It was confirmed they are capable of doing so and in addition, each unit is fully fire-suppressed. Attorney Dan Kramer was present on behalf of the owner and said these rental units would be higher end. They would be age-targeted and he encouraged the owner to include some indoor parking. He also said the student yield would be low. Mr. Kramer also inquired about the possibility of a stoplight at Corneils and Rt. 47, however, Mr. Olson said it is not likely at this time based on state studies. Attorney Kramer said anything less than 280 units would not be cost-effective and his client would not move forward with the project. Alderman Peterson had concern for the number of families this project would generate and wondered if the schools have been notified, adding that some of the schools are already overcrowded. Chairman Milschewski commented that she is not in favor of tall buildings such as the proposed and also said the surrounding tall trees would be taken down. Attorney Kramer said many of the trees are hollow and will come down anyway. Alderman Funkhouser said he had concerns for the density and also height of the buildings. The committee asked the developers to re-evaluate the proposal and come back to EDC for further discussion, after which it will move to City Council. Page 3 of 3 7. EDC 2021-15 Parking Regulations – W. Van Emmon St. Ms. Noble said the business owners at Rt. 47 and Van Emmon had asked for restricted parking near their business one year ago and 4 parking spots were approved for restrictions. The restaurant has changed their hours of operation and city staff is suggesting a repeal of the old ordinance. This will move to the February 9th City Council for approval. Old Business: Additional Business: None There was no further business and the meeting adjourned at 6:44pm Minutes respectfully submitted by Marlys Young, Minute Taker/remote Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #1 Tracking Number EDC 2021-16 Building Permit Report for January 2021 Economic Development Committee – March 2, 2021 Informational None All permits issued in January 2021. D. Weinert Community Development Name Department C:\Users\lpickering\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\06PP9550\Jan 2021.doc Prepared by: D Weinert UNITED CITY OF YORKVILLE BUILDING PERMIT REPORT January 2021 TYPES OF PERMITS Number of Permits Issued SFD Single Family Detached B.U.I.L.D Single Family Detached Program Begins 1/1/2012 SFA Single Family Attached Multi- Family Apartments Condominiums Commercial Includes all Permits Issued for Commercial Use Industrial Misc. Construction Cost Permit Fees January 2021 62 17 0 4 0 9 0 32 4,104,663.00 130,469.45 Calendar Year 2021 62 17 0 4 0 9 0 32 4,104,663.00 130,469.45 Fiscal Year 2021 1502 191 0 98 0 60 0 1153 52,877,347.00 2,415,297.71 January 2020 58 5 0 2 0 14 0 37 1,440,513.00 52,650.13 Calendar Year 2020 58 5 0 2 0 14 0 37 1,440,513.00 52,650.13 Fiscal Year 2020 1919 100 0 32 0 88 0 1699 43,104,963.00 1,301,870.12 January 2019 38 12 0 0 0 10 0 16 2,880,727.00 148,531.75 Calendar Year 2019 38 12 0 0 0 10 0 16 2,880,727.00 148,531.75 Fiscal Year 2019 737 181 0 0 0 85 0 471 42,189,360.00 1,597,354.03 January 2018 43 4 11 0 0 10 0 18 3,329,185.00 223,014.13 Calendar Year 2018 43 4 11 0 0 10 0 18 3,329,185.00 223,014.13 Fiscal Year 2018 740 57 68 12 1 121 0 481 62,792,087.00 2,228,495.07 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #2 Tracking Number EDC 2021-17 Building Inspection Report for January 2021 Economic Development Committee – March 2, 2021 Informational None All inspections scheduled in January 2021. D. Weinert Community Development Name Department DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 1DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 1TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 002-FIN FINAL INSPECTION 20191912 1504 CORAL DR 175 05/05/2020EEI _____ 015-EFL ENGINEERING - FINAL INSPE 20200025 2086 SQUIRE CIR 180 01/11/2021Comments1: WINTER CONDITIONS OK TO TEMPPR _____ 016-FIN FINAL INSPECTION 01/25/2021PR _____ 017-FEL FINAL ELECTRIC 01/25/2021PR _____ 018-FME FINAL MECHANICAL 01/25/2021PR _____ 019-PLF PLUMBING - FINAL OSR READ 01/25/2021EEI _____ 020-EFL ENGINEERING - FINAL INSPE 01/25/2021Comments1: WINTER CONDTIONSGH _____ 002-FIN FINAL INSPECTION 20200058 2426 SAGE CT 30 05/05/2020Comments1: ROOF & SIDINGPR _____ 017-FIN FINAL INSPECTION 20200072 2036 WREN RD 31 01/07/2021PR _____ 018-FEL FINAL ELECTRIC 01/07/2021PR _____ 019-FME FINAL MECHANICAL 01/07/2021PR _____ 020-PLF PLUMBING - FINAL OSR READ 01/07/2021GH _____ 002-FIN FINAL INSPECTION 20200178 202 W KENDALL DR 9 05/05/2020EEI _____ 018-EFL ENGINEERING - FINAL INSPE 20200253 2508 ANNA MARIA LN 597 01/20/2021Comments1: WINTER CONDITIONS OK TO TEMPBF _____ 019-FIN FINAL INSPECTION 01/20/2021Comments1: FRAMING, ELECTRICAL & MECHANICAL DOMINICComments2: 225-397-4605PBF _____ 022-PLF PLUMBING - FINAL OSR READ 01/20/2021Comments1: DOMINIC 225-397-4605GH _____ 002-FIN FINAL INSPECTION 20200290 2368 EMERALD LN 30 05/05/2020BC _____ 005-REL ROUGH ELECTRICAL 20200317 110 E PARK ST 19 01/04/2021GH _____ 001-FIN FINAL INSPECTION 20200340 3365 RYAN DR 14 05/06/2020Comments1: FENCEPR _____ 008-RFR ROUGH FRAMING 20200426 2065 SQUIRE CIR 213 01/12/2021 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 2DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 2TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 009-REL ROUGH ELECTRICAL 01/12/2021PR _____ 010-RMC ROUGH MECHANICAL 01/12/2021PR _____ 011-PLR PLUMBING - ROUGH 01/12/2021BC _____ 012-INS INSULATION 01/14/2021BC _____ AM 002-FOU FOUNDATION 20200843 2034 INGEMUNSON LN 141 01/29/2021PR _____ 019-FIN FINAL INSPECTION 20200844 2046 INGEMUNSON LN 142 01/25/2021PR _____ 020-FEL FINAL ELECTRIC 01/25/2021PR _____ 021-FME FINAL MECHANICAL 01/25/2021PR _____ 022-PLF PLUMBING - FINAL OSR READ 01/25/2021EEI _____ 023-EFL ENGINEERING - FINAL INSPE 01/25/2021BF _____ 018-FIN FINAL INSPECTION 20200918 1052 CANARY AVE 243-2 01/29/2021Comments1: GAR CODE 1234 RICH 224-358-6669PBF _____ 019-PLF PLUMBING - FINAL OSR READ 01/29/2021Comments1: GAR CODE 1234 RICH 224-358-6669BC _____ 011-RFR ROUGH FRAMING 20200944 1064 CANARY AVE 2442 01/15/2021Comments1: NOTED: NAIL STAIR STRINGERS TO STUDS, INComments2: STALL ANCHOR BOLTS IN GARAGE -WILL REINSComments3: PECT AT INSULATIONBC _____ 012-RMC ROUGH MECHANICAL 01/15/2021BC _____ 013-REL ROUGH ELECTRICAL 01/15/2021PBF _____ 014-PLR PLUMBING - ROUGH 01/15/2021Comments1: 847-456-8082BC _____ 015-INS INSULATION 01/20/2021BC _____ AM 016-STP STOOP 01/20/2021Comments1: JEFF 630-330-61705BC _____ 011-RFR ROUGH FRAMING 20200945 1062 CANARY AVE 2442 01/15/2021Comments1: AS NOTED: NAIL STAIR STRINGERS TO STUDS,Comments2: INSTALL ANCHOR BOLTS IN GARAGE - WILL RComments3: EINSPECT AT INSULATION DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 3DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 3TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 012-REL ROUGH ELECTRICAL 01/15/2021BC _____ 013-RMC ROUGH MECHANICAL 01/15/2021PBF _____ 014-PLR PLUMBING - ROUGH 01/15/2021Comments1: 847-456-8082BC _____ 015-INS INSULATION 01/20/2021BC _____ AM 016-STP STOOP 01/20/2021Comments1: JEFF 630-330-61705BC _____ 010-RFR ROUGH FRAMING 20200972 2578 ANNA MARIA LN 590 01/22/2021BC _____ 011-REL ROUGH ELECTRICAL 01/22/2021BC _____ 012-RMC ROUGH MECHANICAL 01/22/2021PBF _____ 013-PLR PLUMBING - ROUGH 01/22/2021Comments1: GEO 224-234-3616BC _____ 014-INS INSULATION 01/29/2021BC _____ 011-INS INSULATION 20200973 2568 ANNA MARIA LN 591 01/22/2021BF _____ 012-FEM ROUGH FRM, ELE, MECH 01/20/2021Comments1: GEORGE 224-234-3616PBF _____ 013-PLR PLUMBING - ROUGH 01/20/2021Comments1: GEORGE 224-234-3616PR _____ 010-PLR PLUMBING - ROUGH 20200974 2558 ANNA MARIA LN 592 01/19/2021BC _____ 011-RFR ROUGH FRAMING 01/19/2021BC _____ 012-REL ROUGH ELECTRICAL 01/19/2021BC _____ 013-RMC ROUGH MECHANICAL 01/19/2021BC _____ PM 014-INS INSULATION 01/21/2021BF _____ 007-FEM ROUGH FRM, ELE, MECH 20201009 1348 HAWK HOLLOW DR 292-1 01/20/2021Comments1: JEFF 847-456-8082PBF _____ 008-PLR PLUMBING - ROUGH 01/20/2021Comments1: JEFF 847-456-8082BC _____ 009-INS INSULATION 01/22/2021Comments1: JEFF 847-456-8082 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 4DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 4TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 007-RFR ROUGH FRAMING 20201010 1346 HAWK HOLLOW DR 292-2 01/26/2021PR _____ 008-REL ROUGH ELECTRICAL 01/26/2021PR _____ 009-RMC ROUGH MECHANICAL 01/26/2021PR _____ 010-PLR PLUMBING - ROUGH 01/26/2021BC _____ 011-INS INSULATION 01/28/2021BC _____ 011-RFR ROUGH FRAMING 20201050 2002 SQUIRE CIR 202 01/05/2021BC _____ 012-REL ROUGH ELECTRICAL 01/05/2021BC _____ 013-RMC ROUGH MECHANICAL 01/05/2021PR _____ 014-PLR PLUMBING - ROUGH 01/05/2021BC _____ 015-INS INSULATION 01/07/2021PR _____ 005-PLU PLUMBING - UNDERSLAB 20201051 2674 PATRIOT CT 223 01/12/2021PR _____ 017-FIN FINAL INSPECTION 20201140 2032 WHITEKIRK LN 48 01/07/2021PR _____ 018-FEL FINAL ELECTRIC 01/07/2021PR _____ 019-FME FINAL MECHANICAL 01/07/2021PR _____ 020-PLF PLUMBING - FINAL OSR READ 01/07/2021EEI _____ 021-EFL ENGINEERING - FINAL INSPE 01/07/2021Comments1: WINTER CONDITIONS BBOX NOT KEYABLEEEI _____ 022-REI REINSPECTION 01/08/2021Comments1: WINTER CONDITIONS OK TO TEMPBC _____ 017-FIN FINAL INSPECTION 20201154 2011 SQUIRE CIR 205 01/05/2021BC _____ 018-FEL FINAL ELECTRIC 01/05/2021BC _____ 019-FME FINAL MECHANICAL 01/05/2021PR _____ 020-PLF PLUMBING - FINAL OSR READ 01/05/2021BF _____ 019-FIN FINAL INSPECTION 20201167 2501 ANNA MARIA LN 712 01/20/2021Comments1: FRAMING, ELECTRICAL & MECHANICAL DOMINICComments2: 225-397-4605 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 5DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 5TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PBF _____ 022-PLF PLUMBING - FINAL OSR READ 01/20/2021Comments1: DOMINIC 225-397-4605EEI _____ 023-EFL ENGINEERING - FINAL INSPE 01/20/2021Comments1: WINTER CONDITIONS OK TO TEMPPR _____ 006-PLU PLUMBING - UNDERSLAB 20201173 2561 ANNA MARIA LN 718 01/14/2021BC _____ 007-BSM BASEMENT FLOOR 01/20/2021Comments1: JEFF 630-330-61705PR _____ 006-PLU PLUMBING - UNDERSLAB 20201174 2571 ANNA MARIA LN 719 01/14/2021BC _____ AM 007-BSM BASEMENT FLOOR 01/20/2021Comments1: JEFF 630-330-61705PR _____ 007-PLU PLUMBING - UNDERSLAB 20201175 2581 ANNA MARIA LN 720 01/14/2021BC _____ AM 008-BSM BASEMENT FLOOR 01/20/2021Comments1: JEFF 630-330-61705BC _____ AM 006-BSM BASEMENT FLOOR 20201176 2585 ANNA MARIA LN 721 01/20/2021Comments1: NO WORK PERFORMEDPBF _____ 007-PLU PLUMBING - UNDERSLAB 01/29/2021Comments1: GEO 224-234-3616PBF _____ 006-PLU PLUMBING - UNDERSLAB 20201177 2591 ANNA MARIA LN 722 01/29/2021Comments1: GEO 224-234-3616BC _____ 001-FTG FOOTING 20201182 585 MANCHESTER LN 399 01/13/2021BF _____ PM 002-FOU FOUNDATION 01/14/2021Comments1: COMEX 847-551-9066PBF _____ 004-ESW ENGINEERING - SEWER / WAT 01/22/2021Comments1: VERUNA 630-387-2001BC _____ AM 002-FOU FOUNDATION 20201183 2211 FAIRFAX WAY 380 01/29/2021PR _____ 007-PLU PLUMBING - UNDERSLAB 20201214 2372 WINTERTHUR GREEN 183 01/19/2021BC _____ 008-BSM BASEMENT FLOOR 01/20/2021Comments1: AARON 630-364-0224EEI _____ 012-EFL ENGINEERING - FINAL INSPE 20201221 2079 SQUIRE CIR 215 01/25/2021Comments1: WINTER CONDTIONS OKAY TO TEMP DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 6DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 6TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 015-FIN FINAL INSPECTION 20201241 1932 WREN RD 4 01/20/2021Comments1: FRAMING, ELECTRICAL & MECHANICAL DAVE 22Comments2: 4-301-7609PBF _____ 018-PLF PLUMBING - FINAL OSR READ 01/20/2021Comments1: DAVE 224-301-7609EEI _____ 019-EFL ENGINEERING - FINAL INSPE 01/20/2021Comments1: WINTER CONDITIONS OK TEMPBC _____ 020-FIN FINAL INSPECTION 20201242 1634 SHETLAND LN 45 01/13/2021BC _____ 021-FEL FINAL ELECTRIC 01/13/2021BC _____ 022-FME FINAL MECHANICAL 01/13/2021PBF _____ 023-PLF PLUMBING - FINAL OSR READ 01/13/2021Comments1: 224-301-7609EEI _____ 024-EFL ENGINEERING - FINAL INSPE 01/13/2021Comments1: WINTER CONDITIONS OK TO TEMPPR _____ 014-FIN FINAL INSPECTION 20201243 1610 SHETLAND LN 43 01/12/2021PR _____ 015-FEL FINAL ELECTRIC 01/12/2021PR _____ 016-FME FINAL MECHANICAL 01/12/2021PR _____ 017-PLF PLUMBING - FINAL OSR READ 01/12/2021EEI _____ 018-EFL ENGINEERING - FINAL INSPE 01/13/2021Comments1: WINTER CONDITIONS OK TO TEMPBC _____ 001-FIN FINAL INSPECTION 20201256 201 WORSLEY ST 0 01/29/2021Comments1: EGRESS WINDOWEEI _____ 019-EFL ENGINEERING - FINAL INSPE 20201275 577 MANCHESTER LN 398 01/11/2021Comments1: WINTER CONDITION OK TO TEMPPR _____ 020-FIN FINAL INSPECTION 01/11/2021PR _____ 021-FEL FINAL ELECTRIC 01/11/2021PR _____ 022-FME FINAL MECHANICAL 01/11/2021PR _____ 023-PLF PLUMBING - FINAL OSR READ 01/11/2021EEI _____ 018-EFL ENGINEERING - FINAL INSPE 20201277 2251 FAIRFAX WAY 376 01/12/2021Comments1: WINTER CONDITIONS-OK TO TEMP DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 7DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 7TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 019-FIN FINAL INSPECTION 01/12/2021PR _____ 020-FEL FINAL ELECTRIC 01/12/2021PR _____ 021-FME FINAL MECHANICAL 01/12/2021PR _____ 022-PLF PLUMBING - FINAL OSR READ 01/12/2021Comments1: POWDER ROOM NOT DONEPR _____ 023-REI REINSPECTION 01/14/2021Comments1: PLUMBING REINSPECTION DUE TO LEAKEEI _____ 016-EFL ENGINEERING - FINAL INSPE 20201280 2243 FAIRFAX WAY 377 01/12/2021Comments1: WINTER CONDITIONS-OK TO TEMPPR _____ 017-FIN FINAL INSPECTION 01/12/2021PR _____ 018-FEL FINAL ELECTRIC 01/12/2021PR _____ 019-FME FINAL MECHANICAL 01/12/2021PR _____ 020-PLF PLUMBING - FINAL OSR READ 01/12/2021PR _____ 009-RFR ROUGH FRAMING 20201294 911 GILLESPIE LN 113 01/11/2021PR _____ 010-REL ROUGH ELECTRICAL 01/11/2021PR _____ 011-RMC ROUGH MECHANICAL 01/11/2021PR _____ 012-PLR PLUMBING - ROUGH 01/11/2021BC _____ 013-INS INSULATION 01/14/2021PR _____ 009-RFR ROUGH FRAMING 20201295 909 GILLESPIE LN 114 01/11/2021PR _____ 010-REL ROUGH ELECTRICAL 01/11/2021PR _____ 011-RMC ROUGH MECHANICAL 01/11/2021PR _____ 012-PLR PLUMBING - ROUGH 01/11/2021BC _____ 013-INS INSULATION 01/14/2021BC _____ 009-RFR ROUGH FRAMING 20201296 907 GILLESPIE LN 115 01/05/2021BC _____ 010-REL ROUGH ELECTRICAL 01/05/2021BC _____ 011-RMC ROUGH MECHANICAL 01/05/2021 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 8DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 8TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. 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COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-FIN FINAL INSPECTION 20201822 ROUTE 47 & BOOMBAH BLVD 01/26/2021BC _____ 001-FTG FOOTING 20201824 3179 JUSTICE DR 701 01/08/2021BC _____ AM 002-FOU FOUNDATION 01/20/2021Comments1: JUAN UPLAND 630-465-2021BC _____ 003-BKF BACKFILL 01/28/2021BC _____ 001-FTG FOOTING 20201825 3174 JUSTICE DR 603 01/05/2021BC _____ 002-FOU FOUNDATION 01/19/2021BC _____ AM 003-BKF BACKFILL 01/25/2021BC _____ 002-FOU FOUNDATION 20201826 3182 JUSTICE DR 601 01/08/2021PR 13:00 003-ESS ENGINEERING - STORM 01/14/2021PR _____ 004-WAT WATER 01/14/2021BC _____ 005-BKF BACKFILL 01/14/2021PBF _____ 006-PLU PLUMBING - UNDERSLAB 01/19/2021Comments1: GEO 224-234-3616BC _____ 005-BKF BACKFILL 20201832 816 ALEXANDRA LN 28 12/31/2020BC _____ AM 001-FTG FOOTING 20201846 2712 CRANSTON CIR 122 01/12/2021BC _____ 002-FOU FOUNDATION 01/15/2021Comments1: JUAN 465-2021 LATE AM PLEASEPR _____ AM 003-WAT WATER 01/21/2021PR _____ AM 004-ESS ENGINEERING - STORM 01/21/2021BC _____ AM 005-BKF BACKFILL 01/20/2021Comments1: JUAN UPLAND 630-465-2021PR _____ 006-PLU PLUMBING - UNDERSLAB 01/26/2021BC _____ AM 001-FTG FOOTING 20201849 1011 BLACKBERRY SHORE LN 35 01/27/2021BC _____ 003-FOU FOUNDATION 20201850 1091 BLACKBERRY SHORE LN 43 01/06/2021PBF _____ 004-ESW ENGINEERING - SEWER / WAT 01/13/2021Comments1: BOB 630-918-2348 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 19DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 19TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ PM 001-FTG FOOTING 20201853 2841 ALDEN AVE 286 01/27/2021BC _____ 002-FOU FOUNDATION 01/29/2021BC _____ 001-FTG FOOTING 20201858 1725 CALLANDER TR 72 01/11/2021BC _____ PM 002-FOU FOUNDATION 01/12/2021BC _____ 003-BKF BACKFILL 01/15/2021PBF _____ 004-ESW ENGINEERING - SEWER / WAT 20201859 1742 CALLANDER TR 60 01/15/2021Comments1: 815-210-3338BC _____ 001-FTG FOOTING 20201860 2004 WHITEKIRK LN 53 01/12/2021BF _____ PM 002-FOU FOUNDATION 01/14/2021Comments1: MIDWEST 815-839-8175BC _____ 003-BKF BACKFILL 01/19/2021Comments1: 7 INSIDE & OUTSIDE CORNERS NOT SEALED TOComments2: PREVENT DIRT INTRUSIONBC _____ 001-FIN FINAL INSPECTION 20201882 612 WINDETT RIDGE RD 158 01/20/2021BC _____ 002-FEL FINAL ELECTRIC 01/20/2021BC _____ AM 001-FTG FOOTING 20201888 3168 JUSTICE DR 604 01/20/2021Comments1: JUAN UPLAND 630-465-2021BC _____ AM 002-FOU FOUNDATION 01/25/2021BC _____ 003-BKF BACKFILL 01/28/2021BC _____ AM 001-FTG FOOTING 20201889 3164 JUSTICE DR 605 01/20/2021Comments1: JUAN UPLAND 630-465-2021BC _____ AM 002-FOU FOUNDATION 01/25/2021BC _____ 003-BKF BACKFILL 01/28/2021BC _____ 001-FTG FOOTING 20201890 3185 JUSTICE DR 702 01/21/2021BC _____ 002-FOU FOUNDATION 01/28/2021BC _____ 001-REL ROUGH ELECTRICAL 20201896 600 E VETERANS PKWY 2 01/21/2021Comments1: PARTIALBC 14:00 002-FTG FOOTING 01/22/2021 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 20DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 20TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 003-UGE UNDERGROUND ELECTRIC 01/25/2021BC _____ PM 004-FOU FOUNDATION 01/28/2021BC _____ AM 001-PHF POST HOLE - FENCE 20201899 1123 REDWOOD DR 49 01/08/2021BC 10:30 001-PHF POST HOLE - FENCE 20210002 424 SUTTON ST 226 01/13/2021GH 11:00 001-PHF POST HOLE - FENCE 20210006 2292 HIGH RIDGE LN 131 01/19/2021Comments1: 1 HOLE BY ELECTRIC PANEL NOT 36"GH _____ 002-FIN FINAL INSPECTION 01/29/2021GH 10:30 001-ROF ROOF UNDERLAYMENT ICE & W 20210008 2046 HEARTHSTONE LN 343 01/21/2021 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 21DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 21TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PERMIT TYPE SUMMARY: ADD ADDITION 4CRM COMMERCIAL REMODEL 3ESN ELECTRIC SIGN 1FNC FENCE 7GAR GARAGE 4REM REMODEL 3ROF ROOFING 5RS ROOFING & SIDING 1SFA SINGLE-FAMILY ATTACHED 55SFD SINGLE-FAMILY DETACHED 319SGN SIGN 1SOL SOLAR PANELS 6WIN WINDOW REPLACEMENT 3INSPECTION SUMMARY: BKF BACKFILL 24BSM BASEMENT FLOOR 15EFL ENGINEERING - FINAL INSPECTION 21ESS ENGINEERING - STORM 4ESW ENGINEERING - SEWER / WATER 9FEL FINAL ELECTRIC 21FEM ROUGH FRM, ELE, MECH 3FIN FINAL INSPECTION 40FME FINAL MECHANICAL 15FOU FOUNDATION 27FTG FOOTING 18GAR GARAGE FLOOR 3INS INSULATION 25PHF POST HOLE - FENCE 4PLF PLUMBING - FINAL OSR READY 21PLR PLUMBING - ROUGH 26PLU PLUMBING - UNDERSLAB 21PPS PRE-POUR, SLAB ON GRADE 1REI REINSPECTION 3REL ROUGH ELECTRICAL 24RFR ROUGH FRAMING 23RMC ROUGH MECHANICAL 22ROF ROOF UNDERLAYMENT ICE & WATER 2SEW SEWER INSPECTION 5STP STOOP 5SUM SUMP 16UGE UNDERGROUND ELECTRIC 1WAT WATER 13INSPECTOR SUMMARY: BC BOB CREADEUR 170BF B&F INSPECTOR CODE SERVICE 13EEI ENGINEERING ENTERPRISES 23 DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 22DATE: 01/29/2021 UNITED CITY OF YORKVILLE PAGE: 22TIME: 10:47:45 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 01/01/2021 TO 01/31/2021INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------GH GINA HASTINGS 9PBF BF PLUMBING INSPECTOR 45PR PETER RATOS 152STATUS SUMMARY: C BC 15C EEI 1C GH 5C PR 4I BC 146I BF 9I EEI 3I GH 4I PBF 40I PR 100T BC 9T BF 4T EEI 19T PBF 5T PR 48REPORT SUMMARY: 412 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #3 Tracking Number EDC 2021-18 Property Maintenance Report for January 2021 Economic Development Committee – March 2, 2021 Informational None Pete Ratos Community Development Name Department Page | 1 Property Maintenance Report January 2021 There were no cases heard in January 2021. Memorandum To: Economic Development Committee From: Pete Ratos, Code Official CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering Date: February 3, 2021 Subject: January Property Maintenance Case # Case Date TYPE OF VIOLATIONSTATUS VIOLATION LETTER SENTFOLLOW UP STATUSCITATION ISSUEDDATE OF HEARING20210018 1/28/2021 Unsafe StructureIN VIOLATION20210017 1/27/2021 Working without a PermitIN VIOLATION20210016 1/27/2021 Vehicle ParkingIN VIOLATION20210015 1/26/2021 Working without a PermitCLOSED COMPLIANT20210014 1/25/2021 Trailer Parking IN VIOLATION20210013 1/25/2021 Boat/Trailer ParkingIN VIOLATION20210012 1/25/2021 Trailer Parking IN VIOLATION20210011 1/25/2021 Trailer Parking IN VIOLATION20210010 1/25/2021 Trailer Parking IN VIOLATION20210009 1/25/2021 Boat/Trailer ParkingIN VIOLATION20210008 1/22/2021 Trailer Parking IN VIOLATION20210007 1/22/2021 Boat/Trailer ParkingIN VIOLATION20210006 1/21/2021 Dead Tree IN VIOLATION 1/21/202120210005 1/21/2021 Junk, Trash & RefuseIN VIOLATION20210004 1/13/2021 Pet Waste CLOSED COMPLIANTCase Report01/01/2021 - 01/31/2021ADDRESS OF COMPLAINT891 Hampton Ln706 Heustis St906 Adrian St1281 Deerpath Dr1823 Columbine Dr357 Walsh Cir288 Walsh Cir211 Walsh Cir257 Walsh Cir1864 Aster Dr1702 Cottonwood 1415 Chestnut Ln206 Heustis St206 River St3845 Bailey Page: 1 of 2 20210003 1/11/2021 Inoperable Vehicles Parked on Street20210002 1/6/2021 Snow not cleared from walkwayCLOSED COMPLIANT20210001 1/4/2021 Dumping TO BE INSPECTED206 Wolf StBridge on Route 34 near Game Farm W Fox RdTotal Records: 182/3/2021Page: 2 of 2 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: See attached memorandum. Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #4 Tracking Number EDC 2021-19 PZC 2021-01 Cox Landscaping (1.5 mile review) Economic Development Committee – March 2, 2021 Mile and one-half review of a rezone and special use request in Kendall County For Cox Landscaping Jason Engberg, AICP Community Development Name Department SUMMARY: Staff has reviewed a request from Kendall County Planning and Zoning Department along with the subsequent documents attached. This property is located within one and a half miles of the planning boundary for Yorkville, allowing the City the opportunity to review and provide comments to Kendall County. The petitioner, Cindy Gates, on behalf of Cindy Gates Trust, who currently leases the subject property to Mark Cox of Cox Landscaping, LLC is requesting to rezone a part of the property and receive a special use permit to conduct the existing landscape business. The property is generally located at the southeast side of Route 34 approximately 175 feet northeast of Tuma Road. Cox Landscaping has been operating on this site for the past 30 years but a complaint prior to COVID-19 closures stated that the business was not operating with proper zoning. The County made efforts to determine if the use was legally non-conforming but were unsuccessful. Therefore, the petitioner decided to pursue the correct zoning and a special use to continue the landscaping business. PROJECT BACKGROUND: Cox Landscaping is located at 9000 Route 34 in Kendall County and is northeast of Heartland Subdivision along Veteran’s Parkway. The property consists of two parcels which contain the existing business as well as agricultural fields being farmed. The petitioner is not looking to change any operation of this business or expand beyond its current limits. The request is to rezone the area of land containing the business to B-3 Commercial and the area containing the farmed land to A-1 Agriculture. Also, the petitioner is requesting a special use for its landscaping business to comply to all of Kendall County’s ordinances. Memorandum To: Economic Development Committee From: Jason Engberg, Senior Planner CC: Bart Olson, City Administrator Krysti J. Barksdale-Noble, Community Development Director Date: February 9, 2021 Subject: PZC 2021-01– Cox Landscaping 1.5 Mile Review (Rezone & Special Use) EXISTING CONDITIONS: As shown in the illustration above, the 2 parcels are already zoned B-3 Commercial and A-1 Agricultural but not where the business is located nor where the property lines are located. In the planning and development field this is sometimes referred to as “split zoning” which gives a single parcel more than one zoning district. In general, this type of zoning is discouraged as it undermines the entire purpose of zoning parcels for different uses. The practice is prohibited within the City and the County but there are cases in the County where it has happened due to situations outside of the County’s control. The issue typically arises from property owners subdividing their larger County parcels into smaller parcels through what is known as the “Plat Act Exemption.” This process allows an owner of a property or several adjacent properties to subdivide and sell his land without going through a public process, such as a final plat review. Therefore, when a parcel is zoned with a certain district and then is resubdivided without any review, parts of the land can end up with different zoning districts. The petitioner’s land was once a triangular parcel zoned B-3 Commercial but was later replatted and made part of the larger parcel now identified as “Lot 003.” The County’s legal counsel determined that the legal description of a use or zone within any ordinance holds true regardless of replatted property lines. The County has made it a policy and practice to allow these split zonings due to that determination and fairness to all property owners with these unique situations. This explanation of this uncommon zoning occurrence is needed as the petitioner is requesting to rezone the area with the existing business to B-3 Commercial and not the entire parcels as one would expect. PROPOSED REQUESTS: As stated previously, the petitioner is seeking to rezone the front part of the property to B-3 Commercial District to conform to the County’s zoning ordinance for land use. This will leave the back portions of the parcels to be zoned A-1 Agricultural District to allow for the continuance of farming operations. As explained previously, this will result in split zoning of the properties. The County is not requesting the petitioner to replat the properties to remove the split zoning as this would cause two new parcels to have no public access. The County has assessed that the property is already split zoned and that it would be more detrimental to the owners or potential buyers to have properties without access. Finally, the petitioner is also requesting a special use authorization from the County as required by their zoning ordinance. Similar to Yorkville, the County requires some land uses to go through a special use review process. The petitioner is requesting these items to conform to the code since they could not prove if they were legally conforming or not. They have no intention of expanding or altering their operations but would like to conform to the code to ensure there are no other unexpected consequences to operating their business. YORKVILLE COMPREHENSIVE PLAN: Yorkville’s 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential. This future land use is intended to provide flexibility for residential design in areas of Yorkville that can accommodate low-density detached single-family housing but also include sensitive environmental and scenic features that should be retained and enhanced. The most typical form of development within this land use will be detached single family homes on large lots. The existing landscape company does not conform to this future land use designation. While inconsistent with the future land use designation of the City, the proposed requests do not change the existing land use in any way and therefore is not changing or developing into anything new which warrants examination with future plans. Additionally, if the property were annexed into the City, it would most likely be part of a larger redevelopment project which would have the current land use removed. Staff Recommendation & Comments Staff has reviewed the request for rezoning and special use authorization and does not have an objection to the petitioner’s request. Staff is seeking input from the Economic Development Committee for this request. This review will also be brought to the Planning and Zoning Commission at the March 10, 2021 meeting. This item was delivered to the City on January 20, 2021. Attachments 1. Application with Attachments ZPAC Memo – Prepared by Matt Asselmeier – January 20, 2021 Page 1 of 5 DEPARTMENT OF PLANNING, BUILDING & ZONING 111 West Fox Street • Room 203 Yorkville, IL • 60560 (630) 553-4141 Fax (630) 553-4179 Petition 20-32 Cindy Gates on Behalf of the Cindy Gates Trust and Mark Cox on Behalf of Cox Landscaping, LLC Map Amendment Rezoning a Portion of Property from A-1 to B-3 Special Use Permit for Landscaping Business INTRODUCTION Cindy Gates, on behalf of the Cindy Gates Trust, currently leases the subject property to Mark Cox of Cox Landscaping, LLC for use as a landscaping business. Prior to the COVID-19 closures, the County received a complaint that a landscaping business was operating at the subject property without proper zoning. Efforts to determine if the use qualified for grandfathering were unsuccessful and the Petitioner decided to pursue a map amendment and special use permit. The COVID-19 closures and efforts to obtain stormwater information caused the application to be delayed. The subject property is split zoned between A-1 and B-3. The request makes the entire frontage of the parcels B-3 and establishes a special use permit for a landscaping business over the area zoned B-3. The application materials are included as Attachment 1. The aerial of the site portion of the property is included as Attachment 2. The site plan is included as Attachment 3. The plat of the area proposed for rezoning only is included as Attachment 4. SITE INFORMATION PETITIONERS: Cindy Gates on Behalf of the Cindy Gates Trust and Mark Cox on Behalf of Cox Landscaping LLC ADDRESS: 9000 Route 34, Yorkville LOCATION: Southeast Side of Route 34 Approximately 175 Feet Northeast of Tuma Road ZPAC Memo – Prepared by Matt Asselmeier – January 20, 2021 Page 2 of 5 TOWNSHIP: Bristol PARCEL #s: Part 02-27-151-001 Rezone A-1 to B-3 Special Use Part 02-27-151-003 Rezone A-1 and B-3 to B-3 Special Use LOT SIZE: Subject Area is 2.46 +/- Acres (Total of Both Parcels is 8.6 +/- Acres) EXISTING LAND USE: Landscaping Business ZONING: A-1 and B-3 LRMP: Future Land Use Suburban Residential (1.00 DU/Acre) (County) Agricultural (Yorkville) Roads Route 34 is a State maintained arterial. Trails There is a trail planned along Route 34. Floodplain/ Wetlands There are no floodplains or wetlands on the property. REQUESTED ACTIONS: Map Amendment Rezoning Property to B-3 Highway Business District Special Use Permit for a Landscaping Business APPLICABLE REGULATIONS: Section 13:07 – Map Amendment Procedures Section 13:08 – Special Use Procedures SURROUNDING LAND USE Location Adjacent Land Use Adjacent Zoning Land Resource Management Plan Zoning within ½ Mile North Agricultural Planned Development B-3 and O (Yorkville) Suburban Neighborhoods (Yorkville) A-1 (County) Planned Development B-3 and O (Yorkville) South Commercial R-3 and B-3 Suburban Residential (Max 1.00 DU/Acre) R-3 and B-3 (County) R-2 and Open Space-2 (Yorkville) East Agricultural A-1 Suburban Residential A-1, A-1 BP, and R-3 ZPAC Memo – Prepared by Matt Asselmeier – January 20, 2021 Page 3 of 5 West Agricultural Planned Development B-3 and O Mid-Density Residential (Yorkville) R-3 and B-3 (County) Planned Development B-3 and O and B-3 (Yorkville) Pictures of the property are included as Attachments 5-12. Four residential subdivisions are located within one half (1/2) mile of the subject property. PHYSICAL DATA ENDANGERED SPECIES REPORT EcoCAT Report submitted and found the Fox River INAI Site, Yorkville Forested Seep and Fen INAI Site, and the River Redhorse in the area. Adverse impacts were unlikely and consultation was terminated, see Attachment 1, Pages 12-14. NATURAL RESOURCES INVENTORY The LESA Score was 115 indicating a low level of protection, see Attachment 14. ACTION SUMMARY BRISTOL TOWNSHIP The Petitioners appeared before the Bristol Township Board on February 5, 2020, prior to submitting an application with the County. The Bristol Township Board voted in favor of the request. The minutes of this meeting are included as Attachment 13. Petition information was sent to Bristol Township on January 20, 2021. UNITED CITY OF YORKVILLE Petition information was sent to the United City of Yorkville on January 20, 2021. BRISTOL-KENDALL FIRE PROTECTION DISTRICT Petition information was sent to the Bristol-Kendall Fire Protection District on January 20, 2021. GENERAL INFORMATION The subject property has been used as a landscaping business without proper zoning for many years and the Petitioners would like to become compliant with the Zoning Ordinance. BUSINESS OPERATIONS According to the business plan found on page 4 of Attachment 1, Cox Landscaping, LLC provides general landscaping services to commercial and residential customers. The business has a maximum fifteen (15) employees. Employees arrive at the property at approximately 6:45 a.m., go to work sites, and return to the property by 5:30 p.m. The business operates at maximum capacity from April 1st through Thanksgiving. A smaller number of employees work for the business from November through April. The subject property is used for offices and storage of landscaping materials. The subject property is used for wholesale purposes only; no customers come onto the property. BUILDINGS AND BUILDING CODES The property presently consists of one (1) one thousand thirty (1,030) square foot steel building. An approximately fifty-three (53) square foot metal shed is located northeast of the steel building. A metal storage bin is located to the southeast of the steel building. An approximately one hundred twenty (120) square foot frame shed is also located southeast of the steel building. A new shed is shown on the site plan; the new shed will be approximately eight feet (8’) tall. Any new structures would require applicable building permits. The property also has one (1) two hundred fifty-two (252) square foot concrete storage area, one (1) two ZPAC Memo – Prepared by Matt Asselmeier – January 20, 2021 Page 4 of 5 hundred sixteen (216) square foot concrete storage area, one (1) seven hundred fourteen (714) square foot concrete storage area, and one (1) five hundred forty-four (544) square foot wood storage bay. The height of the storage areas is twelve feet (12’). One (1) diesel tank is located on the property. ENVIRONMENTAL HEALTH The property is served by well. There is no septic on the premises. STORMWATER The property drains to the southeast. The main parking area consists of gravel and crushed asphalt. A pulverized black dirt pile will be located on the northern portion of the property. A stormwater management permit will be required. The stormwater information is included in Attachment 3. ACCESS The property has two accesses off of Route 34. PARKING AND INTERNAL TRAFFIC CIRCULATION One (1) two thousand five hundred (2,500) square foot gravel parking area is located west of the steel building and one (1) five thousand (5,000) square foot parking lot is located north of the steel building. There are twelve (12) parking spaces in the gravel parking area west of the steel building with an additional twelve (12) parking spaces to the east of the steel building. LIGHTING Lights are presently located on the property by the sign, flagpole, and on the steel building. One (1) freestanding light is also located on the property next to the steel building. No additional is planned. The site has less than thirty (30) parking spaces. Therefore, a photometric plan is not required. SIGNAGE A sign is already located on the property. The sign is five feet (5’) wide and two feet (2’) tall. The sign is three point eight feet (3.8’) off of the ground for a total height of slightly under six feet (6’). A light exists next to the sign and flagpole. SECURITY A wooden fence six feet (6’) in height is located between the steel building and the berm. The Petitioners plan to install a cyclone mesh fence with slats to prevent viewing by the public. The fence will be approximately six feet (6’) in height. A new fence gate is visible on the site plan. Security cameras are also located on the steel building. LANDSCAPING The Petitioners also plan to have a three foot (3’) maximum height berm with black dirt and mulch with landscaping in the location shown on the site plan. A berm already exists parallel to Route 34. No additional plantings are planned for either berm. NOISE CONTROL No information was provided regarding noise control. ODORS No new odors are foreseen by the proposed use. ZPAC Memo – Prepared by Matt Asselmeier – January 20, 2021 Page 5 of 5 RELATION TO OTHER SPECIAL USES If approved, this would be the twelfth (12th) special use permit for a landscaping business in unincorporated Kendall County. RECOMMENDATION Before issuing a recommendation, Staff would like comments from the United City of Yorkville, the Bristol- Kendall Fire Protection District, and ZPAC members. ATTACHMENTS 1. Application Materials (Including Petitioner’s Findings of Fact, NRI Application, and EcoCat) 2. Aerial 3. Site Plan 4. Rezoning Area 5. Main Building 6. Existing Berm 7. Existing Berm 2 8. Pulverized Dirt Area 9. Sign 10. Looking North 11. Looking Across Route 34 12. Southwest Side of Property 13. February 5, 2020 Bristol Township Minutes 14. NRI Report Attachment 1, Page 2 Attachment 1, Page 3 Attachment 1, Page 4 Attachment 1, Page 5 Attachment 1, Page 9 Attachment 1, Page 12 Attachment 1, Page 13 006004 003 002 001 © OpenStreetMap (and) contributors, CC-BY-SA, Map data © OpenStreetMap contributors, Map layer by Esri Kendall County Address Points Parcels parcel Incorporated Areas Yorkville November 9, 2020 0 0.01 0.030.01 mi 0 0.02 0.040.01 km 1:1,200 Kendall County Web GIS View GIS Disclaimer at https://www.co.kendall.il.us/departments/geographic-information-systems/gis-disclaimer-page/. Attachment 2 Aerial Attachment 3, Page 1 Attachment 3, Page 2 December 4, 2020 Mr. Matt Asselmeier Kendall County Planning, Building and Zoning Department 111 W Fox St Room 204 Yorkville, IL 60560-1498 Re: Cox Landscaping 9000 E. Veterans Parkway Yorkville IL Dear Mr. Asselmeier, I visited the site located at 9000 E Veterans Parkway and walked the site to review the parking and storage areas used by Cox Landscaping. The site topographic survey had recently been done by Phil Young & Associates and we completed a Civil Site Plan detailing the areas of topsoil stockpile and the landscape berm which was installed on the north and east sides of the rear storage area. We reviewed the site history of this property utilizing google earth back to 2000 and the north portion utilized by Cox Landscaping has not had any significant change since the previous landscape company used this site. The drainage pattern is from north to south. The parking lots and storage area all drain to the south. The landscape berm around the rear storage area and the topsoil stockpile do not block or impede the overland flow of storm water to the south. There was no erosion of the topsoil stockpile noticed on the south side of the topsoil stockpile. Cox Landscaping stated that they use the topsoil on an as needed basis for their landscaping projects. If you have any additional questions, please contact us. Sincerely, Tebrugge Engineering John Tebrugge TEBRUGGE ENGINEERING 410 E. Church St.—Suite a Sandwich, IL 60548 Phone: (815) 786 - 0195 Email: info@tebruggeengineering.com Website: www.tebruggeengineering.com Attachment 3, Page 3 PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMCOX LANDSCAPINGPREPARED FOR:9000 E VETERANS PARKWAY, YORKVILLE, IL 60560COX LANDSCAPING SITE PLAN20 485 01OF 1 SHEETSDEC 2, 2020410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESEXISTING CONDITION PLAN1PROFESSIONAL ENGINEER'S CERTIFICATIONSTATE OF ILLINOIS, COUNTY OF KENDALLI JOHN J. TEBRUGGE, A LICENSED PROFESSIONAL ENGINEER OF ILLINOIS, HEREBY CERTIFY THAT THESE PLANS HAVE BEENPREPARED UNDER MY PERSONAL DIRECTION BASED ON AVAILABLE DOCUMENTS AND FIELD MEASUREMENTS FOR THEEXCLUSIVE USE OF THE CLIENT NOTED HEREON.GIVEN UNDER MY HAND & SEAL THIS 3RD DAY OF DECEMBER, 2020. ______________________________________________ ILLINOIS REGISTERED PROFESSIONAL ENGINEER NO. 0062-041828 EXPIRES NOV. 30, 20210 4 1 8 2 8REGISTEREDPROFESSIONALENGINEEROFILLINOISJO H N J. TEBRUGGESURVEY COMPLETED BY:Attachment 3, Page 4 Attachment 4, Page 1 B3 | Ord 53-500 B3 | Ord 74 005 004 006 002 4383 TUMA RD 9000 ROUTE 34 4365 TUMA RD 4353 TUMA RD © OpenStreetMap (and) contributors, CC-BY-SA, Map data © OpenStreetMap contributors, Map layer by Esri Zoning A1 B3 R3 Municipalities CITY OF YORKVILLE Current Parcels Kendall County Addresses September 18, 2020 0 0.01 0.020.01 mi 0 0.02 0.040.01 km 1:1,140 Kendall County Web GIS View GIS Disclaimer at https://www.co.kendall.il.us/departments/geographic-information-systems/gis-disclaimer-page/. Attachment 4, Page 2 Attachment 5 Main Building Attachment 6 Existing Berm Attachment 7 Existing Berm 2 Attachment 8 Pulverized Dirt Area Attachment 9 Sign Attachment 10 Looking North Attachment 11 Looking Across Route 34 Attachment 12 Southwest Side of Property Attachment 13 Attachment 14 2 2003 Executive Summary January 2020 Petitioner: Cox Landscaping LLC Contact Person: Attorney Daniel J. Kramer County or Municipality the petition is filled with: Kendall County Location of Parcel: NW¼ Section 27, NE¼ Section 28, T.37N.-R.7E. (Bristol Township) of the 3rd Principal Meridian Project or Subdivision Name: Cox Landscaping Existing Zoning & Land Use: B-3 Business; Nursery & Landscaping Business Proposed Zoning & Land Use: Special Use Permit; Nursery & Landscaping Business Proposed Water Source: Existing Well Proposed Type of Sewage Disposal System: Existing Septic Proposed Type of Storm Water Management: N/A Size of Site: 2.5 acres Land Evaluation Site Assessment Score:115 (Land Evaluation: 89; Site Assessment: 26) Natural Resource Findings Soil Map: SOIL INFORMATION: Based on information from the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) 2008 Kendall County Soil Survey, this parcel is shown to contain the following soil types (please note this does not replace the need for or results of onsite soil testing; if completed, please refer to onsite soil test results for planning/engineering purposes): Attachment 14 3 Table 1: Map Unit Soil Name Drainage Class Hydrologic Group Hydric Designation Farmland Designation 325A Dresden silt loam, 0-2% slopes Well Drained B Non-hydric Prime Farmland 369A Waupecan silt loam, 0- 2% slopes Well Drained B Non-hydric Prime Farmland Hydrologic Soil Groups: Soils have been classified into four (A, B, C, D) hydrologic groups based on runoff characteristics due to rainfall. If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D), the first letter is for drained areas and the second letter is for undrained areas.  Hydrologic group A: Soils have a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission.  Hydrologic group B: Soils have a moderate infiltration rate when thoroughly wet, consist chiefly of moderately deep to deep, moderately well drained to well drained soils that have a moderately fine to moderately coarse texture. These soils have a moderate rate of water transmission.  Hydrologic group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission.  Hydrologic group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Hydric Soils: A hydric soil is one that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part of the soil profile that supports the growth or regeneration of hydrophytic vegetation. Soils with hydric inclusions have map units dominantly made up of non-hydric soils that may have inclusions of hydric soils in the lower positions on the landscape. Of the soils found onsite, none are classified as hydric or having hydric inclusions. Prime Farmland: Prime farmland is land that has the best combination of physical and chemical characteristics for agricultural production. Prime farmland soils are an important resource to Kendall County and some of the most productive soils in the United States occur locally. Of the soils found onsite, all are designated as prime farmland. Soil Limitations: Limitations for small commercial building, shallow excavations, lawns/landscaping and conventional septic systems. Table 2a: Soil Type Small Commercial Building Shallow Excavations Lawns & Landscaping Conventional Septic Systems 325A Somewhat Limited Somewhat Limited Somewhat Limited Unsuitable: Gravel 369A Somewhat Limited Somewhat Limited Somewhat Limited Suitable Attachment 14 Attachment 14 Attachment 14 Attachment 14 7 TABLE OF CONTENTS PURPOSE & INTENT………………………………………………………………………… 8 PARCEL LOCATION…………………………………………………………………………. 9 Figure 1: 2017 Aerial Site Map with NRI Boundary and Location Map ARCHAEOLOGIC/CULTURAL RESOURCES INFORMATION………………. 10 ECOLOGICALLY SENSITIVE AREAS…..…………………………………………….. 11 SOILS INFORMATION..…………………………………………………………………… 12 Figure 2: Soil Map SOILS INTERPRETATIONS EXPLANATION………………………………………. 13 Figure 3: Maps of Building Limitations SOIL WATER FEATURES…………………………………………………………………. 16 SOIL EROSION & SEDIMENT CONTROL..……………………………………….. 17 PRIME FARMLAND SOILS……………………………………………………………… 18 Figure 4: Prime Farmland Soil Map LAND EVALUATION AND SITE ASSESSMENT (LESA)………………………. 18 DRAINAGE, RUNOFF AND FLOOD INFORMATION…………..……………. 20 Figure 5: FEMA Floodplain Map Figure 6: USGS Topographic Map WATERSHED PLANS…………………………………………………….……………….. 23 WETLAND INFORMATION…………………………………………………………….. 23 Figure 7: USFWS National Wetland Inventory HYDRIC SOILS……………………………………………………………………………….. 24 Figure 8: Hydric Soils Map WETLAND AND FLOODPLAIN REGULATIONS………………………………… 26 GLOSSARY……………………………………………………………………………………. 27 REFERENCES…………………………………………………………………………………. 29 Attachment 14 8 PURPOSE AND INTENT The purpose of this report is to inform officials of the local governing body and other decision- makers with natural resource information. This information may be useful when undertaking land use decisions concerning variations, amendments or relief of local zoning ordinances, proposed subdivision of vacant or agricultural lands and the subsequent development of these lands. This report is a requirement under Section 22.02a of the Illinois Soil and Water Conservation Districts Act. The intent of this report is to present the most current natural resource information available in a readily understandable manner. It contains a description of the present site conditions, the present resources, and the potential impacts that the proposed change may have on the site and its resources. The natural resource information was gathered from standardized data, on-site investigations and information furnished by the petitioner. This report must be read in its entirety so that the relationship between the natural resource factors and the proposed land use change can be fully understood. Due to the limitations of scale encountered with the various resource maps, the property boundaries depicted in the various exhibits in this report provide a generalized representation of the property location and may not precisely reflect the legal description of the PIQ (Parcel in Question). This report, when used properly, will provide the basis for proper land use change decisions and development while protecting the natural resource base of the county. It should not be used in place of detailed environmental and/or engineering studies that are warranted under most circumstances, but in conjunction with those studies. The conclusions of this report in no way indicate that a certain land use is not possible, but it should alert the reader to possible problems that may occur if the capabilities of the land are ignored. Any questions on the technical data supplied in this report or if anyone feels that they would like to see more additional specific information to make the report more effective, please contact: Kendall County Soil and Water Conservation District 7775A Route 47, Yorkville, IL 60560 Phone: (630) 553-5821 ext. 3 FAX: (630) 553-7442 E-mail: Megan.Andrews@il.nacdnet.net Attachment 14 Attachment 14 10 ARCHAEOLOGIC/CUTURAL RESOURCES Simply stated, cultural resources are all the past activities and accomplishments of people. They include the following: buildings; objects made or used by people; locations; and less tangible resources, such as stories, dance forms, and holiday traditions. The Soil and Water Conservation District most often encounters cultural resources as historical properties. These may be prehistoric or historical sites, buildings, structures, features, or objects. The most common type of historical property that the Soil and Water Conservation District may encounter is non-structural archaeological sites. These sites often extend below the soil surface, and must be protected against disruption by development or other earth moving activity if possible. Cultural resources are non-renewable because there is no way to “grow” a site to replace a disrupted site. Landowners with historical properties on their land have ownership of that historical property. However, the State of Illinois owns all of the following: human remains, grave markers, burial mounds, and artifacts associated with graves and human remains. Non-grave artifacts from archaeological sites and historical buildings are the property of the landowner. The landowner may choose to disturb a historical property, but may not receive federal or state assistance to do so. If an earth moving activity disturbs human remains, the landowner must contact the county coroner within 48 hours. The Illinois Historic Preservation Agency has not been notified of the proposed land use change by the Kendall County SWCD. The applicant may need to contact the IHPA according to current Illinois law. Attachment 14 11 ECOLOGICALLY SENSITIVE AREAS What is Biological Diversity and Why Should it be Conserved?1 Biological diversity, or biodiversity, is the range of life on our planet. A more thorough definition is presented by botanist Peter H. Raven: “At the simplest level, biodiversity is the sum total of all the plants, animals, fungi and microorganisms in the world, or in a particular area; all of their individual variation; and all of the interactions between them. It is the set of living organisms that make up the fabric of the planet Earth and allow it to function as it does, by capturing energy from the sun and using it to drive all of life’s processes; by forming communities of organisms that have, through the several billion years of life’s history on Earth, altered the nature of the atmosphere, the soil and the water of our Planet; and by making possible the sustainability of our planet through their life activities now.” (Raven 1994) It is not known how many species occur on our planet. Presently, about 1.4 million species have been named. It has been estimated that there are perhaps 9 million more that have not been identified. What is known is that they are vanishing at an unprecedented rate. Reliable estimates show extinction occurring at a rate several orders of magnitude above “background” in some ecological systems. (Wilson 1992, Hoose 1981) The reasons for protecting biological diversity are complex, but they fall into four major categories. First, loss of diversity generally weakens entire natural systems. Healthy ecosystems tend to have many natural checks and balances. Every species plays a role in maintaining this system. When simplified by the loss of diversity, the system becomes more susceptible to natural and artificial perturbations. The chances of a system-wide collapse increase. In parts of the midwestem United States, for example, it was 1Taken from The Conservation of Biological Diversity in the Great Lakes Ecosystem: Issues and Opportunities, prepared by the Nature Conservancy Great Lakes Program 79W. Monroe Street, Suite 1309, Chicago, IL 60603, January 1994 only the remnant areas of natural prairies that kept soil intact during the dust bowl years of the 1930s. (Roush 1982) Simplified ecosystems are almost always expensive to maintain. For example, when synthetic chemicals are relied upon to control pests, the target species are not the only ones affected. Their predators are almost always killed or driven away, exasperating the pest problem. In the meantime, people are unintentionally breeding pesticide-resistant pests. A process has begun where people become perpetual guardians of the affected area, which requires the expenditure of financial resources and human ingenuity to keep the system going. A second reason for protecting biological diversity is that it represents one of our greatest untapped resources. Great benefits can be reaped from a single species. About 20 species provide 90% of the world’s food. Of these 20, just three, wheat, maize and rice-supply over one half of that food. American wheat farmers need new varieties every five to 15 years to compete with pests and diseases. Wild strains of wheat are critical genetic reservoirs for these new varieties. Further, every species is a potential source of human medicine. In 1980, a published report identified the market value of prescription drugs from higher plants at over $3 billion. Organic alkaloids, a class of chemical compounds used in medicines, are found in an estimated 20% of plant species. Yet only 2% of plant species have been screened for these compounds. (Hoose 1981) The third reason for protecting diversity is that humans benefit from natural areas and depend on healthy ecosystems. The natural world supplies our air, our water, our food and supports human economic activity. Further, humans are creatures that evolved in a diverse natural environment between forest and Attachment 14 12 grasslands. People need to be reassured that such places remain. When people speak of “going to the country,” they generally mean more than getting out of town. For reasons of their own sanity and well being, they need a holistic, organic experience. Prolonged exposure to urban monotony produces neuroses, for which cultural and natural diversity cure. Historically, the lack of attention to biological diversity, and the ecological processes it supports, has resulted in economic hardships for segments of the basin’s human population. The final reason for protecting biological diversity is that species and natural systems are intrinsically valuable. The above reasons have focused on the benefits of the natural world to humans. All things possess intrinsic value simply because they exist. Biological Resources Concerning the Subject Parcel As part of the Natural Resources Information Report, staff checks office maps to determine if any nature preserves are in the general vicinity of the parcel in question. If there is a nature preserve in the area, then that resource will be identified as part of the report. The SWCD recommends that every effort be made to protect that resource. Such efforts should include, but are not limited to erosion control, sediment control, stormwater management, and groundwater monitoring. Office maps indicate that ecologically sensitive area(s), Fox River, Saw-Wee-Kee Nature Preserve, Lyon Forest Preserve and Richard Young Forest Preserve are located near the parcel in question (PIQ). SOILS INFORMATION Importance of Soils Information Soils information comes from the Natural Resources Conservation Service Soil Maps and Descriptions for Kendall County. This information is important to all parties involved in determining the suitability of the proposed land use change. Each soil polygon is given a number, which represents its soil type. The letter found after the soil type number indicates the soils slope class. Each soil map unit has limitations for a variety of land uses such as septic systems, buildings with basements, and buildings without basements. It is important to remember that soils do not function independently of each other. The behavior of a soil depends upon the physical properties of adjacent soil types, the presence of artificial drainage, soil compaction, and its position in the local landscape. The limitation categories (slight, moderate or severe) indicate the potential for difficulty in using that soil unit for the proposed activity and, thus, the degree of need for thorough soil borings and engineering studies. A limitation does not necessarily mean that the proposed activity cannot be done on that soil type. It does mean that the reasons for the limitation need to be thoroughly understood and dealt with in order to complete the proposed activity successfully. A severe limitation indicates that the proposed activity will be more difficult and costly to do on that soil type than on a soil type with a moderate or slight rating. Soil survey interpretations are predictions of soil behavior for specified land uses and specified management practices. They are based on the soil properties that directly influence the specified use of the soil. Soil survey interpretations allow users of soil surveys to plan reasonable alternatives for the use and management of soils. Soil interpretations do not eliminate the need for on-site study and testing of specific sites for the design and construction for specific uses. They can be used as a guide for planning more detailed investigations and for avoiding undesirable sites for an intended use. The scale of the maps and the range of error limit the use of the soil delineation. Attachment 14 13 Figure 2: Soil Map Table 1: Soil Map Unit Descriptions Symbol Descriptions Acres Percent 325A Dresden silt loam, 0-2% slopes 0.8 32% 369A Waupecan silt loam, 0-2% slopes 1.7 68% *SOURCE: National Cooperative Soil Survey – USDA-NRCS SOIL INTERPRETATIONS EXPLANATION Nonagricultural General These interpretative ratings help engineers, planners, and others to understand how soil properties influence behavior when used for nonagricultural uses such as building site development or construction materials. This report gives ratings for proposed uses in terms of limitations and restrictive features. The tables list only the most restrictive features. Other features may need treatment to overcome soil limitations for a specific purpose. Ratings come from the soil's "natural" state, that is, no unusual modification occurs other than that which is considered normal practice for the rated use. Even though soils may have limitations, an engineer may alter soil features or adjust building plans for a structure to compensate for most degrees of limitations. Most of these practices, however, are costly. The final decision in selecting a site for a particular use generally involves weighing the costs for site preparation and maintenance. Soil properties influence development of building sites, including the selection of the site, the design of the structure, construction, performance after construction, and maintenance. Soil limitation ratings of slight, moderate, and severe are given for the types of Attachment 14 14 proposed improvements that are listed or inferred by the petitioner as entered on the report application and/or zoning petition. The most common types of building limitation that this report gives limitations ratings for is: septic systems. It is understood that engineering practices can overcome most limitations for buildings with and without basements, and small commercial buildings. Limitation ratings for these types of buildings are not commonly provided. Organic soils, when present on the parcel, are referenced in the hydric soils section of the report. This type of soil is considered to be unsuitable for all types of construction. Limitations Ratings 1. Not Limited - This soil has favorable properties for the use. The degree of limitation is minor. The people involved can expect good performance and low maintenance. 2. Somewhat Limited - This soil has moderately favorable properties for the use. Special planning, design, or maintenance can overcome this degree of limitation. During some part of the year, the expected performance is less desirable than for soils rated slight. 3. Very Limited - This soil has one or more properties that are unfavorable for the rated use. These may include the following: steep slopes, bedrock near the surface, flooding, high shrink- swell potential, a seasonal high water table, or low strength. This degree of limitation generally requires major soil reclamation, special design, or intensive maintenance, which in most situations is difficult and costly. BUILDING LIMITATIONS Building on Poorly Suited or Unsuitable Soils: Can present problems to future property owners such as cracked foundations, wet basements, lowered structural integrity and high maintenance costs associated with these problems. The staff of the Kendall County SWCD strongly urges scrutiny by the plat reviewers when granting parcels with these soils exclusively. Small Commercial Building - Ratings are for structures that are less than three stories high and do not have basements. The foundation is is assumed to be spread footings of reinforced concrete built on disturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings are based on soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. Shallow Excavations - Trenches or holes dug to a maximum depth of 5 or 6 feet for utility lines, open ditches or other purposes. Ratings are based on soil properties that influence the ease of digging and the resistance to sloughing. Lawns and Landscaping - Require soils on which turf and ornamental trees and shrubs can be established and maintained (irrigation is not considered in the ratings). The ratings are based on the soil properties that affect plant growth and trafficability after vegetation is established. Local Roads and Streets - They have an all- weather surface and carry automobile and light truck traffic all year. They have a subgrade of cut or fill soil material, a base of gravel, crushed rock or soil material stablilized by lime or cement; and a surface of flexible material (asphalt), rigid material (concrete) or gravel with a binder. The ratings are based on the soil properties that affect the east of excavation and grading and the traffic-supporting capacity. Onsite Sewage Disposal – The factors considered are the characteristics and qualities of the soil that affect the limitations for absorbing waste from domestic sewage disposal systems. The major features considered are soil permeability, percolation rate, groundwater level, depth to bedrock, flooding hazards, and slope. The table below indicates soils that are deemed unsuitable per the Kendall County Subdivision Control Ordinance. Installation of an Attachment 14 15 on-site sewage disposal system in soils designated as unsuitable may necessitate the installation of a non-conventional onsite sewage disposal system. For more information please contact the Kendall County Health Department – Environmental Health at (630)553-9100 x8026 Table 2a: Building Limitations Soil Type Small Commercial Building Shallow Excavation Lawns/Landscaping Acres % 325A Somewhat Limited: Shrink-swell Somewhat Limited: Dusty; Unstable Excavation Walls Somewhat Limited: Dusty 0.8 32% 369A Somewhat Limited: Shrink-swell Somewhat Limited: Dusty; Unstable Excavation Walls Somewhat Limited: Dusty 1.7 68% % Very Limited 0% 0% 0% Table 2b: Building Limitations Soil Type Local Roads & Streets Onsite Conventional Sewage Systems Acres % 325A Somewhat Limited: Low strength; Frost action; Shrink-swell Unsuitable: Gravel 0.8 32% 369A Very Limited: Frost action; Low Strength; Shrink-swell Suitable 1.7 68% % Very Limited 68% 68% Figure 3a: Map of Building Limitations – Small Commercial Building Attachment 14 16 SOIL WATER FEATURES This table gives estimates of various soil water features that should be taken into consideration when reviewing engineering for a land use project. Hydrologic Soil Groups (HSGs): The groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. Group A: Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B: Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Note: If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D) the first letter is for drained areas and the second is for undrained areas. Surface Runoff: Refers to the loss of water from an area by flow over the land surface. Surface runoff classes are based upon slope, climate and vegetative cover and indicates relative runoff for very specific conditions (it is assumed that the surface of the soil is bare and that the retention of surface water resulting from irregularities in the ground surface is minimal). The classes are: negligible, very low, low, medium, high and very high. Months: Indicates the portion of the year in which a water table, ponding, and/or flooding is most likely to be a concern. Water Table: Refers to a saturated zone in the soil and the data indicates, by month, depth to the top (upper limit) and base (lower limit) of the saturated zone in most years. These estimates are based upon observations of the water table at selected sites and on evidence of a saturated zone (grayish colors or mottles (redoximorphic features )) in the soil. Note: A saturated zone that lasts for less than a month is not considered a water table. Ponding: Refers to standing water in a closed depression and the data indicates surface water depth, duration and frequency of ponding. Duration: Expressed as very brief if less than 2 days, brief is 2 to 7 days, long if 7 to 30 days and very long if more than 30 days. Frequency: Expressed as: none meaning ponding is not possible; rare means unlikely but possible under unusual weather conditions (chance of ponding is 0-5% in any year); occasional means that it occurs, on the average, once or less in 2 years (chance of ponding is 5 to 50% in any year); and frequent means that it occurs, on the average, more than once in 2 years (chance of ponding is more than 50% in any year). Flooding: The temporary inundation of an area caused by overflowing streams, by runoff from adjacent slopes, or by tides. Water standing for short periods after rainfall or snowmelt is not considered flooding, and water standing in swamps and marshes is considered ponding rather than flooding. Duration: Expressed as: extremely brief if 0.1 hour to 4 hours; very brief if 4 hours to 2 days; brief if 2 to 7 days; long if 7 to 30 days; and very long if more than 30 days. Frequency: Expressed as: none means flooding is not probable; very rare means that it is very unlikely but possible under extremely unusual weather conditions (chance of flooding is less than 1% in any year); rare means that it is unlikely but possible under unusual weather conditions (chance of flooding is 1 to 5% in any year); occasional means that it occurs infrequently under normal weather conditions (chance of Attachment 14 17 flooding is 5 to 50% in any year but is less than 50% in all months in any year); and very frequent means that it is likely to occur very often under normal weather conditions (chance of flooding is more than 50% in all months of any year). Note: The information is based on evidence in the soil profile. In addition, consideration is also given to local information about the extent and levels of flooding and the relation of each soil on the landscape to historic floods. Information on the extent of flooding based on soil data is less specific than that provided by detailed engineering surveys that delineate flood-prone areas at specific flood frequency levels. Table 3: Water Features Map Unit Hydrologic Group Surface Runoff Water Table Ponding Flooding 325A B Low January – Dec Upper Limit: -- Lower Limit: -- January - Dec Surface Water Depth & Duration: -- Frequency: None January - Dec Duration: -- Frequency: None 369A B Low January – Dec Upper Limit: -- Lower Limit: -- January - Dec Surface Water Depth & Duration: -- Frequency: None January - May Duration: -- Frequency: None SOIL EROSION & SEDIMENT CONTROL Erosion is the wearing away of the soil by water, wind, and other forces. Soil erosion threatens the Nation's soil productivity and contributes the most pollutants in our waterways. Water causes about two thirds of erosion on agricultural land. Four properties, mainly, determine a soil's erodibility: texture, slope, structure, organic matter content. Slope has the most influence on soil erosion potential when the site is under construction. Erosivity and runoff increase as slope grade increases. The runoff then exerts more force on the particles, breaking their bonds more readily and carrying them farther before deposition. The longer water flows along a slope before reaching a major waterway, the greater the potential for erosion. Soil erosion during and after this proposed construction can be a primary non-point source of water pollution. Eroded soil during the construction phase can create unsafe conditions on roadways, decrease the storage capacity of lakes, clog streams and drainage channels, cause deterioration of aquatic habitats, and increase water treatment costs. Soil erosion also increases the risk of flooding by choking culverts, ditches and storm sewers, and by reducing the capacity of natural and man-made detention facilities. The general principles of erosion and sedimentation control measures include: • reducing or diverting flow from exposed areas, storing flows or limiting runoff from exposed areas, • staging construction in order to keep disturbed areas to a minimum, • establishing or maintaining or temporary or permanent groundcover, • retaining sediment on site and • properly installing, inspecting and maintaining control measures. Erosion control practices are useful controls only if they are properly located, installed, inspected and maintained. The SWCD recommends an erosion and sediment control plan for all building sites, especially if there is a wetland or stream nearby Table 4: Soil Erosion Potential Soil Type Slope Rating Acreage Percent of Parcel 325A 0-2% Slight 0.8 32% 369A 0-2% Slight 1.7 68% Attachment 14 18 PRIME FARMLAND SOILS Prime farmland soils are an important resource to Kendall County. Some of the most productive soils in the United States occur locally. Each soil map unit in the United States is assigned a prime or non-prime rating. Prime agricultural land does not need to be in the production of food & fiber. Section 310 of the NRCS general manual states that urban or built-up land on prime farmland soils is not prime farmland. The percentages of soils map units on the parcel reflect the determination that urban or built up land on prime farmland soils is not prime farmland. Table 5: Prime Farmland Soils Soil Types Prime Designation Acreage Percent 325A Prime Farmland 0.8 32% 369A Prime Farmland 1.7 68% % Prime Farmland 100% Figure 4: Map of Prime Farmland Soils LAND EVALUATION & SITE ASSESSMENT (LESA) Decision-makers in Kendall County use the Land Evaluation and Site Assessment (LESA) system to determine the suitability of a land use change and/or a zoning request as it relates to agricultural land. The LESA system was developed by the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) and takes into consideration local conditions such as physical characteristics of the land, compatibility of surrounding land-uses, and urban growth factors. The LESA system is a two-step procedure that includes: LAND EVALUATION (LE) – The soils of a given area are rated and placed in groups ranging from the best to worst suited for a stated agriculture use, cropland or forestland. The best group is assigned a value of 100 and all other groups are assigned lower values. The Land Attachment 14 19 Evaluation is based on data from the Kendall County Soil Survey. The Kendall County Soil and Water Conservation District is responsible for this portion of the LESA system. SITE ASSESSMENT (SA) – The site is numerically evaluated according to important factors that contribute to the quality of the site. Each factor selected is assigned values in accordance with the local needs and objectives. The Kendall County LESA Committee is responsible for this portion of the LESA system. The value group is a predetermined value based upon prime farmland designation. The LE score is calculated by multiplying the relative value of each soil type by the number of acres of that soil. The sum of the products is then divided by the total number of acres; the answer is the Land Evaluation score on this site. Please Note: A land evaluation (LE) score will be compiled for every project parcel. However, when a parcel is located within municipal planning boundaries, a site assessment score is not compiled as the scoring factors are not applicable. As a result, only the LE score is available and a full LESA score is unavailable for the parcel. Table 6a: Land Evaluation Computation Soil Type Value Group Relative Value Acres Product (Relative Value x Acres) 325A 4 79 0.8 63.2 369A 2 94 1.7 159.8 Totals 2.5 223.0 LE Score LE= 223.0/2.5 LE=89 The Land Evaluation score for this site is 89, indicating that this site is currently designated as prime farmland that is well suited for agricultural uses. Table 6b: Site Assessment Computation A. Agricultural Land Uses Points 1. Percentage of area in agricultural uses within 1.5 miles of site. (20-10-5-0) 0 2. Current land use adjacent to site. (30-20-15-10-0) 20 3. Percentage of site in agricultural production in any of the last 5 years. (20-15-10-5-0) 0 4. Size of site. (30-15-10-0) 0 B. Compatibility / Impact on Uses 1. Distance from city or village limits. (20-10-0) 0 2. Consistency of proposed use with County Land Resource Management Concept Plan and/or municipal comprehensive land use plan. (20-10-0) 0 3. Compatibility of agricultural and non-agricultural uses. (15-7-0) 0 C. Existence of Infrastructure 1. Availability of public sewage system. (10-8-6-0) 0 2. Availability of public water system. (10-8-6-0) 0 3. Transportation systems. (15-7-0) 0 4. Distance from fire protection service. (10-8-6-2-0) 6 Site Assessment Score: 26 Land Evaluation Value: 89 + Site Assessment Value: 26 = LESA Score: 115 LESA SCORE LEVEL OF PROTECTION 0-200 Low 201-225 Medium 226-250 High 251-300 Very High Attachment 14 20 The LESA Score for this site is 115 which indicates a medium level of protection for the proposed project site. Note: Selecting the project site with the lowest total points will generally protect the best farmland located in the most viable areas and maintain and promote the agricultural industry in Kendall County. LAND USE PLANS Many counties, municipalities, villages and townships have developed land-use plans. These plans are intended to reflect the existing and future land-use needs of a given community. Please contact the Kendall County Planning, Building & Zoning for information regarding the County’s comprehensive land use plan and map. DRAINAGE, RUNOFF AND FLOOD INFORMATION U.S.G.S Topographic maps give information on elevations, which are important mostly to determine slopes, drainage directions, and watershed information. Elevations determine the area of impact of floods of record. Slope information determines steepness and erosion potential. Drainage directions determine where water leaves the PIQ, possibly impacting surrounding natural resources. Watershed information is given for changing land use to a subdivision type of development on parcels greater than 10 acres. What is a watershed? Simply stated, a watershed is the area of land that contributes water to a certain point. The watershed boundary is important because the area of land in the watershed can now be calculated using an irregular shape area calculator such as a dot counter or planimiter. Using regional storm event information, and site specific soils and land use information, the peak stormwater flow through the point marked “” for a specified storm event can be calculated. This value is called a “Q” value (for the given storm event), and is measured in cubic feet per second (CFS). When construction occurs, the Q value naturally increases because of the increase in impermeable surfaces. This process decreases the ability of soils to accept and temporarily hold water. Therefore, more water runs off and increases the Q value. Theoretically, if each development, no matter how large or small, maintains their preconstruction Q value after construction by the installation of stormwater management systems, the streams and wetlands and lakes will not suffer damage from excessive urban stormwater. For this reason, the Kendall County SWCD recommends that the developer for intense uses such as a subdivision calculate the preconstruction Q value for the exit point(s). A stormwater management system should be designed, installed, and maintained to limit the postconstruction Q value to be at or below the preconstruction value. Importance of Flood Information A floodplain is defined as land adjoining a watercourse (riverine) or an inland depression (non-riverine) that is subject to periodic inundation by high water. Floodplains are important areas demanding protection since they have water storage and conveyance functions which affect upstream and down stream flows, water quality and quantity, and suitability of the land for human activity. Since floodplains play distinct and vital roles in the hydrologic cycle, development that interferes with their hydrologic and biologic functions should be carefully considered. Flooding is both dangerous to people and destructive to their properties. The following maps, when combined with wetland and topographic information, can help developers and future homeowners to “sidestep” potential flooding or ponding problems. FIRM is the acronym for the Flood Insurance Rate Map, produced by the Federal Emergency Management Agency. These maps define flood elevation adjacent to tributaries and major bodies of water, and superimpose that onto a Attachment 14 21 simplified USGS topographic map. The scale of the FIRM maps is generally dependent on the size and density of parcels in that area. (This is to correctly determine the parcel location and flood plain location.) The FIRM map has three (3) zones. A is the zone of 100 year flood, zone B is the 100 to 500 year flood, and zone C is outside the flood plain. The Hydrologic Atlas (H.A.) Series of the Flood of Record Map is also used for the topographic information. This map is different from the FIRM map mainly because it will show isolated, or pocketed flooded areas. Kendall County uses both these maps in conjunction with each other for flooded area determinations. The Flood of Record maps, show the areas of flood for various years. Both of these maps stress that the recurrence of flooding is merely statistical. That is to say a 100-year flood may occur twice in one year, or twice in one week, for that matter. It should be noted that greater floods than those shown on the two maps are possible. The flood boundaries indicated provide a historic record only until the map publication date. Additionally, these flood boundaries are a function of the watershed conditions existing when the maps were produced. Cumulative changes in runoff characteristics caused by urbanization can result in an increase in flood height of future flood episodes. Floodplains play a vital role in reducing the flood damage potential associated with an urbanizing area and, when left in an undisturbed state, also provide valuable wildlife habitat benefits. If it is the petitioner's intent to conduct floodplain filling or modification activities, the petitioner and the Unit of Government responsible need to consider the potentially adverse effects this type of action could have on adjacent properties. The change or loss of natural floodplain storage often increases the frequency and severity of flooding on adjacent property. If the available maps indicate the presence of a floodplain on the PIQ, the petitioner should contact the IDOT-DWR and FEMA to delineate a floodplain elevation for the parcel. If a portion of the property is indeed floodplain, applicable state, county and local regulations will need to be reflected in the site plans. Another indication of flooding potential can be found in the soils information. Hydric soils indicate the presence of drainageways, areas subject to ponding, or a naturally occurring high water table. These need to be considered along with the floodplain information when developing the site plan and the stormwater management plan. If the site does include these hydric soils and development occurs, thus raising the concerns of the loss of water storage in these soils and the potential for increased flooding in the area. This parcel is located on topography (slopes 0 to 2%) involving high and low areas (elevation is approximately 640’ above sea level). The parcel lies within the Fox River Watershed. The topographic map indicates that the parcel drains predominately southeast. Attachment 14 22 Figure 5: FEMA Floodplain Map Figure 6: USGS Topographic Map Attachment 14 23 WATERSHED PLANS Watershed and Subwatershed Information A watershed is the area of land that drains into a specific point including a stream, lake or other body of water. High points on the Earth’s surface, such as hills and ridges define watersheds. When rain falls in the watershed, it flows across the ground towards a stream or lake. Rainwater carries any pollutants it comes in contact with such as oils, pesticides, and soil. Everyone lives in a watershed. Their actions can impact natural resources and people living downstream. Residents can minimize this impact by being aware of their environment and implications of their activities, implementing practices recommended in watershed plans and educating others about their watershed. This parcel is located within the Fox River Watershed. The following are recommendations to developers for protection of this watershed: -Preserve open space. -Maintain wetlands as part of development. -Use natural water management. -Prevent soil from leaving a construction site. -Protect subsurface drainage. -Use native vegetation. -Retain natural features. -Mix housing styles and types. -Decrease impervious surfaces. -Reduce area disturbed by mass grading. -Shrink lot size and create more open space. -Maintain historical and cultural resources. -Treat water where it falls. -Preserve views. -Establish and link trails. WETLAND INFORMATION Figure 7: Wetland Map – USFWS National Wetland Inventory Office maps indicate that wetlands are not present on the parcel in question (PIQ). Attachment 14 24 Importance of Wetland Information Wetlands function in many ways to provide numerous benefits to society. They control flooding by offering a slow release of excess water downstream or through the soil. They cleanse water by filtering out sediment and some pollutants, and can function as rechargers of our valuable groundwater. They also are essential breeding, rearing, and feeding grounds for many species of wildlife. These benefits are particularly valuable in urbanizing areas as development activity typically adversely affects water quality, increases the volume of stormwater runoff, and increases the demand for groundwater. In an area where many individual homes rely on shallow groundwater wells for domestic water supplies, activities that threaten potential groundwater recharge areas are contrary to the public good. The conversion of wetlands, with their sediment trapping and nutrient absorbing vegetation, to biologically barren stormwater detention ponds can cause additional degradation of water quality in downstream or adjacent areas. It has been estimated that over 95% of the wetlands that were historically present in Illinois have been destroyed while only recently has the true environmental significance of wetlands been fully recognized. America is losing 100,000 acres of wetland a year, and has saved 5 million acres total (since 1934). One acre of wetland can filter 7.3 million gallons of water a year. These are reasons why our wetlands are high quality and important. This section contains the NRCS (Natural Resources Conservation Service) Wetlands Inventory, which is the most comprehensive inventory to date. The NRCS Wetlands Inventory is reproduced from an aerial photo at a scale of 1” equals 660 feet. The NRCS developed these maps in cooperation with U.S. EPA (Environmental Protection Agency,) and the U.S. Fish and Wildlife Service, using the National Food Security Act Manual, 3rd Edition. The main purpose of these maps is to determine wetland areas on agricultural fields and areas that may be wetlands but are in a non- agriculture setting. The NRCS Wetlands Inventory in no way gives an exact delineation of the wetlands, but merely an outline, or the determination that there is a wetland within the outline. For the final, most accurate wetland determination of a specific wetland, a wetland delineation must be certified by NRCS staff using the National Food Security Act Manual (on agricultural land.) On urban land, a certified wetland delineator must perform the delineation using the ACOE 1987 Manual. See the glossary section for the definitions of “delineation” and “determination. Hydric Soils Soils information gives another indication of flooding potential. The soils map on this page indicates the soil(s) on the parcel that the Natural Resources Conservation Service indicates as hydric. Hydric soils by definition have seasonal high water at or near the soil surface and/or have potential flooding or ponding problems. All hydric soils range from poorly suited to unsuitable for building. One group of the hydric soils, are the organic soils, which formed from dead organic material. Organic soils are unsuitable for building because of not only the high water table, but also their subsidence problems. It is also important to add the possibility of hydric inclusions in a soil type. An inclusion is a soil polygon that is too small to appear on these maps. While relatively insignificant for agricultural use, hydric soil inclusions become more important to more intense uses such as a residential subdivision. While considering hydric soils and hydric inclusions, it is noteworthy to mention that subsurface agriculture drainage tile occurs in almost all poorly drained and somewhat poorly drained soils. Drainage tile expedites drainage and facilitates farming. It is imperative that these drainage tiles remain undisturbed. A damaged subsurface drainage tile may return original hydrologic conditions to all of the areas that drained through the tile (ranging from less than one acre to many square miles.) For an intense land use, such as a subdivision, the Kendall County SWCD recommends the following: a topographical survey with 1 foot contour intervals to accurately define the flood area on the parcel, an intensive soil survey to define most accurately the locations of the hydric soils and inclusions and a drainage tile survey on the area to locate the tiles that must be preserved to maintain subsurface drainage . Attachment 14 25 Table 7: Hydric Soils Soil Types Drainage Class Hydric Designation Hydric Inclusions Likely Acreage Percent 325A Well Drained Non-hydric No 0.8 32% 369A Well Drained Non-hydric No 1.7 68% Figure 8: Hydric Soils Map Attachment 14 26 WETLAND AND FLOODPLAIN REGULATIONS PLEASE READ THE FOLLOWING IF YOU ARE PLANNING TO DO ANY WORK NEAR A STREAM (THIS INCLUDES SMALL UNNAMED STREAMS), LAKE, WETLAND OR FLOODWAY. The laws of the United States and the State of Illinois assign certain agencies specific and different regulatory roles to protect the waters within the State's boundaries. These roles, when considered together, include protection of navigation channels and harbors, protection against flood way encroachments, maintenance and enhancement of water quality, protection of fish and wildlife habitat and recreational resources, and, in general, the protection of total public interest. Unregulated use of the waters within the State of Illinois could permanently destroy or alter the character of these valuable resources and adversely impact the public. Therefore, please contact the proper regulatory authorities when planning any work associated with Illinois waters so that proper consideration and approval can be obtained. WHO MUST APPLY Anyone proposing to dredge, fill, rip rap, or otherwise alter the banks or beds of, or construct, operate, or maintain any dock, pier, wharf, sluice, dam, piling, wall, fence, utility, flood plain or flood way subject to State or Federal regulatory jurisdiction should apply for agency approvals. REGULATORY AGENCIES:  Wetlands or U.S. Waters: U.S. Army Corps of Engineers, Rock Island District, Clock Tower Building, Rock Island, IL  Flood plains: Illinois Department of Natural Resources \ Office of Water Resources, Natural Resources Way, Springfield, IL 62702-1270.  Water Quality \ Erosion Control: Illinois Environmental Protection Agency, Springfield, IL COORDINATION We recommend early coordination with the regulatory agencies BEFORE finalizing work plans. This allows the agencies to recommend measures to mitigate or compensate for adverse impacts. Also, the agency can make possible environmental enhancement provisions early in the project planning stages. This could reduce time required to process necessary approvals. CAUTION: Contact with the United States Army Corps of Engineers is strongly advised before commencement of any work in or near a water of the United States. This could save considerable time and expense. Persons responsible for willful and direct violation of Section 10 of the River And Harbor Act of 1899 or Section 404 of the Federal Water Pollution Control Act are subject to fines ranging up to $27,500 per day of violation and imprisonment for up to one year or both. Attachment 14 27 GLOSSARY AGRICULTURAL PROTECTION AREAS (AG AREAS) - Allowed by P.A. 81-1173. An AG AREA consists of a minimum of 350 acres of farmland, as contiguous and compact as possible. Petitioned by landowners, AG AREAS protect for a period of ten years initially, then reviewed every eight years thereafter. AG AREA establishment exempts landowners from local nuisance ordinances directed at farming operations, and designated land cannot receive special tax assessments on public improvements that do not benefit the land, e.g. water and sewer lines. AGRICULTURE - The growing, harvesting and storing of crops including legumes, hay, grain, fruit and truck or vegetable including dairying, poultry, swine, sheep, beef cattle, pony and horse production, fur farms, and fish and wildlife farms; farm buildings used for growing, harvesting and preparing crop products for market, or for use on the farm; roadside stands, farm buildings for storing and protecting farm machinery and equipment from the elements, for housing livestock or poultry and for preparing livestock or poultry products for market; farm dwellings occupied by farm owners, operators, tenants or seasonal or year around hired farm workers. B.G. - Below Grade. Under the surface of the Earth. BEDROCK - Indicates depth at which bedrock occurs. Also lists hardness as rippable or hard. FLOODING - Indicates frequency, duration, and period during year when floods are likely to occur. HIGH LEVEL MANAGEMENT - The application of effective practices adapted to different crops, soils, and climatic conditions. Such practices include providing for adequate soil drainage, protection from flooding, erosion and runoff control, near optimum tillage, and planting the correct kind and amount of high quality seed. Weeds, diseases, and harmful insects are controlled. Favorable soil reaction and near optimum levels of available nitrogen, phosphorus, and potassium for individual crops are maintained. Efficient use is made of available crop residues, barnyard manure, and/or green manure crops. All operations, when combined efficiently and timely, can create favorable growing conditions and reduce harvesting losses -- within limits imposed by weather. HIGH WATER TABLE - A seasonal high water table is a zone of saturation at the highest average depth during the wettest part of the year. May be apparent, perched, or artesian kinds of water tables. Water Table, Apparent - A thick zone of free water in the soil. An apparent water table is indicated by the level at which water stands in an uncased borehole after adequate time is allowed for adjustment in the surrounding soil. Water Table, Artesian - A water table under hydrostatic head, generally beneath an impermeable layer. When this layer is penetrated, the water level rises in an uncased borehole. Water Table, Perched - A water table standing above an unsaturated zone. In places an upper, or perched, water table is separated from a lower one by a dry zone. DELINEATION - For Wetlands: A series of orange flags placed on the ground by a certified professional that outlines the wetland boundary on a parcel. DETERMINATION - A polygon drawn on a map using map information that gives an outline of a wetland. HYDRIC SOIL - This type of soil is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part (USDA Natural Resources Conservation Service 1987) INTENSIVE SOIL MAPPING - Mapping done on a smaller more intensive scale than a modern soil survey to determine soil properties of a specific site, e.g. mapping for septic suitability. LAND EVALUATION AND SITE ASSESSMENT (L.E.S.A.) - LESA is a systematic approach for evaluating a parcel of land and to determine a numerical value for the parcel for farmland preservation purposes. MODERN SOIL SURVEY - A soil survey is a field investigation of the soils of a specific area, supported by information from other sources. The kinds of soil in the survey area are identified and their extent shown on a map, and an accompanying report describes, defines, classifies, and interprets the soils. Interpretations predict the behavior of the soils under different used and the soils' response to management. Predictions are made for areas of soil at specific places. Soils information collected in a soil survey is useful in developing land-use plans and alternatives involving soil management systems and in evaluating and predicting the effects of land use. PALUSTRINE - Name given to inland fresh water wetlands. PERMEABILITY - Values listed estimate the range (in rate and time) it takes for downward movement of water in the major soil layers when saturated, but allowed to drain freely. The estimates are based on soil texture, soil structure, available data on Attachment 14 28 permeability and infiltration tests, and observation of water movement through soils or other geologic materials. PIQ - Parcel in question POTENTIAL FROST ACTION - Damage that may occur to structures and roads due to ice lens formation causing upward and lateral soil movement. Based primarily on soil texture and wetness. PRIME FARMLAND - Prime farmland soils are lands that are best suited to food, feed, forage, fiber and oilseed crops. It may be cropland, pasture, woodland, or other land, but it is not urban and built up land or water areas. It either is used for food or fiber or is available for those uses. The soil qualities, growing season, and moisture supply are those needed for a well managed soil economically to produce a sustained high yield of crops. Prime farmland produces in highest yields with minimum inputs of energy and economic resources, and farming the land results in the least damage to the environment. Prime farmland has an adequate and dependable supply of moisture from precipitation or irrigation. The temperature and growing season are favorable. The level of acidity or alkalinity is acceptable. Prime farmland has few or no rocks and is permeable to water and air. It is not excessively erodible or saturated with water for long periods and is not frequently flooded during the growing season. The slope ranges mainly from 0 to 5 percent. (Source USDA Natural Resources Conservation Service) PRODUCTIVITY INDEXES - Productivity indexes for grain crops express the estimated yields of the major grain crops grown in Illinois as a single percentage of the average yields obtained under basic management from several of the more productive soils in the state. This group of soils is composed of the Muscatine, Ipava, Sable, Lisbon, Drummer, Flanagan, Littleton, Elburn and Joy soils. Each of the 425 soils found in Illinois are found in Circular 1156 from the Illinois Cooperative Extension Service. SEASONAL - When used in reference to wetlands indicates that the area is flooded only during a portion of the year. SHRINK-SWELL POTENTIAL - Indicates volume changes to be expected for the specific soil material with changes in moisture content. SOIL MAPPING UNIT - A map unit is a collection of soil areas of miscellaneous areas delineated in mapping. A map unit is generally an aggregate of the delineations of many different bodies of a kind of soil or miscellaneous area but may consist of only one delineated body. Taxonomic class names and accompanying phase terms are used to name soil map units. They are described in terms of ranges of soil properties within the limits defined for taxa and in terms of ranges of taxadjuncts and inclusions. SOIL SERIES - A group of soils, formed from a particular type of parent material, having horizons that, except for texture of the A or surface horizon, are similar in all profile characteristics and in arrangement in the soil profile. Among these characteristics are color, texture, structure, reaction, consistence, and mineralogical and chemical composition. SUBSIDENCE - Applies mainly to organic soils after drainage. Soil material subsides due to shrinkage and oxidation. TERRAIN - The area or surface over which a particular rock or group of rocks is prevalent. TOPSOIL - That portion of the soil profile where higher concentrations of organic material, fertility, bacterial activity and plant growth take place. Depths of topsoil vary between soil types. WATERSHED - An area of land that drains to an associated water resource such as a wetland, river or lake. Depending on the size and topography, watersheds can contain numerous tributaries, such as streams and ditches, and ponding areas such as detention structures, natural ponds and wetlands. WETLAND - An area that has a predominance of hydric soils and that is inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal circumstances does support, a prevalence of hydrophytic vegetation typically adapted for life in saturated soil conditions. Attachment 14 29 REFERENCES Hydric Soils of the United States. USDA Natural Resources Conservation Service, 2007. FIRM – Flood Insurance Rate Maps for Kendall County. Prepared by FEMA – Federal Emergency Management Agency. Hydrologic Unit Map for Kendall County. Natural Resources Conservation Service, United States Department of Agriculture. Land Evaluation and Site Assessment System. The Kendall County Department of Planning Building and Zoning, and The Kendall County Soil and Water Conservation District. In cooperation with: USDA, Natural Resources Conservation Service. Soil Survey of Kendall County. United States Department of Agriculture 2008, Natural Resources Conservation Service. Illinois Urban Manuel. Association of Illinois Soil & Water Conservation Districts, 2016 Kendall County Land Atlas and Plat Book. 19th Edition, 2014. Potential For Contamination of Shallow Aquifers from Land Burial of Municipal Wastes. Illinois State Geological Survey. Natural Resources Conservation Service Wetland Inventory Map. United States Department of Agriculture. Geologic Road Map of Illinois. Department of Natural Resources, Illinois State Geological Survey, Natural Resources Building, 615 East Peabody, Champaign IL 61820-6964. Wetlands - The Corps of Engineers' Administration of the Section 404 Program (GAO/RCED-88-110) Soil Erosion by Water - United States Department of Agriculture Natural Resources Conservation Service. Agriculture Information Bulletin 513. The Conservation of Biological Diversity in the Great Lakes Ecosystem: Issues and Opportunities, prepared by the Nature Conservancy Great Lakes Program 79W. Monroe Street, Suite 1309, Chicago, IL 60603, January 1994. Attachment 14 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: See attached memorandum. Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #5 Tracking Number EDC 2021-20 PZC 2021-02 Cordero Real Estate (1.5 mile review) Economic Development Committee – March 2, 2021 Mile and one-half review of a rezone request in Kendall County For Cordero Real Estate at E Beecher Road Jason Engberg, AICP Community Development Name Department SUMMARY: Staff has reviewed a request from Kendall County Planning and Zoning Department along with the subsequent documents attached. This property is located within one and a half miles of the planning boundary for Yorkville, allowing the City the opportunity to review and provide comments to Kendall County. The petitioner, Jhon Cordero on behalf of Cordero Real Estate, LLC, is requesting to rezone their property from A-1 Agricultural to M-1 Limited Manufacturing to conduct a tree service business. The property is generally located at the southwest corner of the Galena Road and East Beecher Road intersection in Kendall County. The parcel is about 25 acres in size, but the petitioner will be using the front of the property for their business. PROJECT SUMMARY: The petitioner is requesting to rezone their property from A-1 Agricultural to M-1 Manufacturing. The current surrounding property land uses include agricultural uses to the north, east, and west as well as manufacturing and mining uses to the south. The property is located on the southwest corner of the Galena Road and East Beecher Road intersection. The property at the northeast corner of that intersection is within Yorkville and is part of the Westhaven Planned Unit Development. The development is planned for a mix of residential and commercial uses but has not seen any progress in its establishment since its annexation in 2005. Memorandum To: Economic Development Committee From: Jason Engberg, Senior Planner CC: Bart Olson, City Administrator Krysti J. Barksdale-Noble, Community Development Director Date: February 17, 2021 Subject: PZC 2021-02– Cordero Real Estate 1.5 Mile Review (Rezone) WESTHAVEN (Yorkville) As stated by the County, there are no existing businesses on the property and the petitioner is not requesting to subdivide the land. In Kendall County, owners are allowed to construct more than one structure on a M-1 Limited Manufacturing District property. As shown in their application to Kendall County, the petitioner is planning on operating a tree service business on the property. They plan on making, storing, and selling mulch from trees that they cut down for their other clients. The petitioner will not be growing trees on site and will only be utilizing the frontage along Galena Road for their operation (see image above). The buildings illustrated on the map will be used for contractor’s office, storage of trailers, farm implements, and other similar equipment on an open lot, truck, truck tractor, and truck trailer storage yards, wholesaling and warehousing. This type of business is outright permitted within the M-1 Limited Manufacturing District within the County. By the County’s definition this is not a landscaping business and therefore does not require a special use permit. The petitioner did not address any lighting or odor issues within their application but would be subject to the County’s performance standards. The County does require all storage to be in a completely enclosed building when located within 150 feet of a residential zoning district which includes the Westhaven Development. YORKVILLE COMPREHENSIVE PLAN: Yorkville’s 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential. This future land use is intended to provide flexibility for residential design in areas of Yorkville that can accommodate low-density detached single-family housing but also include sensitive environmental and scenic features that should be retained and enhanced. The most typical form of development within this land use will be detached single family homes on large lots. While the rezoning of this property to an M-1 Limited Manufacturing district does not align with the City’s Comprehensive Plan, the Estate/Conservation Residential Land Use is used as a placeholder in many locations on the farther edges of town for future growth. The Comprehensive Plan has a 10-year horizon which was mainly focuses on addressing Yorkville’s core and existing neighborhoods. This area within the planning boundary is not likely to develop within the plan’s horizon. Similarly, the Westhaven development is also designated as Estate/Conservation even though an existing agreement exists on the property which allows it to develop as a residential and commercial use. Additionally, the petitioner is not seeking to utilize the entire parcel for its business which creates a much smaller footprint for its use. STAFF COMMENTS Staff has reviewed the request for rezoning and generally does not oppose the rezoning for the business proposed, however, we are seeking feedback from committee members regarding the new intensive land use designation. The current request to rezone is to provide for a business to operate on the property which utilizes the front of the parcel. While this is the current proposal for the property, the rezoning of the entire parcel will be M-1 Limited Manufacturing. Although the Westhaven development plans for a mix of residential and commercial uses, the land use closest to this parcel will be residential (see attached conceptual plan). There has been no indication that the Westhaven development will develop any time soon and has been dormant since 2005, but future considerations to this development should be considered. The one-and-a-half-mile review allows for the City to make comments and requests to the petitioner and the County before their County public meetings. A potential request could be to include a buffer from Galena Road to provide additional setback and screening for the potential future residential area. This review will also be brought to the Planning and Zoning Commission at the March 10, 2021 meeting. This item was delivered to the City on February 12, 2021. ATTACHMENTS 1. Application with Attachments 2. Westhaven Conceptual Plan ZPAC Memo – Prepared by Matt Asselmeier – February 10, 2021 Page 1 of 4 DEPARTMENT OF PLANNING, BUILDING & ZONING 111 West Fox Street • Room 203 Yorkville, IL • 60560 (630) 553-4141 Fax (630) 553-4179 Petition 21-06 Jhon Cordero on Behalf of Cordero Real Estate, LLC Map Amendment Rezoning the Subject Property from A-1 Agricultural to M-1 Limited Manufacturing INTRODUCTION The Petitioner purchased the subject property in 2020 and wishes to operate a tree service business onsite. In discussing the proposal, the Petitioner’s Attorney indicated that the Petitioner would engage in making, storing, selling of mulch from trees the Petitioner’s business cuts down from clients. The Petitioner would not grow trees onsite. The Petitioner’s Attorney believed that the site would be used for contractor’s office, storage of trailers, farm implements, and other similar equipment on an open lot, truck, truck tractor, and truck trailer storage yards, wholesaling and warehousing. These uses are permitted uses in the M-1 Limited Manufacturing District. Landscaping businesses are special uses in the M-1 Limited Manufacturing District. Accordingly, the Petitioner would like to rezone the property to the M-1 Limited Manufacturing District. The application materials are included as Attachment 1. The Wetland Delineation Report is included as Attachment 2. The site plan is included as Attachment 3. The aerial of the property is included as Attachment 4. The aerial of the property showing the location of wetlands on the property is included as Attachment 5. SITE INFORMATION PETITIONER: Jhon Cordero on Behalf of Cordero Real Estate, LLC ADDRESS: No Address Assigned LOCATION: Approximately 268 Feet West of the Intersection of Galena Road and East Beecher Road TOWNSHIP: Bristol ZPAC Memo – Prepared by Matt Asselmeier – February 10, 2021 Page 2 of 4 PARCEL #: 02-06-400-007 LOT SIZE: 24.9 +/- Acres EXISTING LAND USE: Agricultural/Farming (Historic Aerials Show a House Formerly Standing the North Side of the Property) ZONING: A-1 Agricultural District LRMP: Future Land Use Mixed Use Business Roads Galena Road is a County Maintained Major Collector Road. East Beecher is a Township Maintained Local Road. Trails Yorkville has a Trail Planned Along Galena Road. The Kendall County Forest Preserve has a Trail Planned Along Galena Road Floodplain/ Wetlands There are no Floodplains on the property. There are Three (3) Wetlands on the Property Totaling Approximately Ten (10) Acres in Size. Two (2) of the Wetlands are Farmed Wetlands REQUESTED ACTION: Map Amendment Rezoning Property from A-1 Agricultural to M-1 Limited Manufacturing APPLICABLE REGULATIONS: Section 13:07 – Map Amendment Procedures SURROUNDING LAND USE Location Adjacent Land Use Adjacent Zoning Land Resource Management Plan Zoning within ½ Mile North Agricultural and Single Family Residential A-1 (County) R-2, R-3, and B-3 (Yorkville) Mixed Use Business and Commercial (County) Estate/Conservation Residential (Yorkville) A-1 (Kendall County) R-2, R-3, and B-3 (Yorkville) South Agricultural and Commercial A-1 SU and M-2 Mixed Use Business (County) Estate/Conservation Residential (Yorkville) A-1 SU, M-2, and M-3 SU East Agricultural A-1 Suburban Residential (Max Density 1.00 DU/Acre) and Commercial (County) Estate/Conservation Residential (Yorkville) A-1 ZPAC Memo – Prepared by Matt Asselmeier – February 10, 2021 Page 3 of 4 West Agricultural and ComEd ROW A-1 Mixed Use Business and ComEd (County) Estate/Conservation Residential (Yorkville) A-1 The A-1 Special Use Permit to the south are for gravel mining operation and compost facility. The M-3 Special Use Permit to the south is for asphalt production. PHYSICAL DATA ENDANGERED SPECIES REPORT EcoCAT Report submitted and indicated the presence of the Mottled Sculpin. Adverse impacts were unlikely and consultation was terminated, see Attachment 1, Pages 21-24. NATURAL RESOURCES INVENTORY The application for NRI was submitted on January 21, 2021, see Attachment 1, Page 19. The LESA Score was 176 indicating a low level of protection. The NRI is included as Attachment 6. ACTION SUMMARY BRISTOL TOWNSHIP Petition information was sent to Bristol Township on February 10, 2021. UNITED CITY OF YORKVILLE Petition information was sent to the United City of Yorkville on February 10, 2021. BRISTOL-KENDALL FIRE PROTECTION DISTRICT Petition information was sent to the Bristol Kendall Fire Protection on February 10, 2021. GENERAL INFORMATION Per State law, map amendments cannot be conditioned. However, Section 13:10 of the Kendall County Zoning Ordinance requires that manufacturing site plans be approved by the Kendall County ZPAC. BUILDING CODES According to the site plan included as Attachment 3, four (4) structures are proposed for the site. Any new structures would require applicable building permits. ACCESS The site plan proposes access off of Galena Road and E. Beecher Road. ODORS No information was provided on the site plan regarding outdoor storage locations. While no new odors are foreseen, future site plan submittals should be examined to address odors. LIGHTING No lighting information was provided. The site plan for the proposed business should be evaluated to address lighting. SCREENING No screening information was provided. Section 10:01.A.2 of the Kendall County Zoning Ordinance requires storage to be in completely enclosed buildings if located within one hundred fifty feet (150’) of a residential zoning district. Any fencing or buffering should be evaluated as part of the site plan review process. STORMWATER The site plan shows a detention pond on the south side of the property. Applicable stormwater and wetland ZPAC Memo – Prepared by Matt Asselmeier – February 10, 2021 Page 4 of 4 permits could be required as part of the site plan review. UTILITIES The site plan indicates a utility box onsite. W ell and septic information would have to be evaluated as part of a building permit process. FINDINGS OF FACT § 13:07.F of the Zoning Ordinance outlines findings that the Zoning Board of Appeals must make in order to recommend in favor of the applicant on map amendment applications. They are listed below in italics. Staff has provided findings in bold below based on the recommendation: Existing uses of property within the general area of the property in question. The surrounding properties are used agricultural for agricultural purposes with gravel mining, asphalt production, and composting uses also located in the vicinity. The Zoning classification of property within the general area of the property in question. The surrounding properties in the unincorporated area are zoned A-1, M-2, and M-3. The suitability of the property in question for the uses permitted under the existing zoning classification. The property is presently zoned A-1. A more intense Manufacturing zoning classification is necessary to cover all of the proposed uses instead of the existing A-1 zoning classification. The trend of development, if any, in the general area of the property in question, including changes, if any, which may have taken place since the day the property in question was in its present zoning classification. The Zoning Board of Appeals shall not recommend the adoption of a proposed amendment unless it finds that the adoption of such an amendment is in the public interest and is not solely for the interest of the applicant. The Zoning Board of Appeals may recommend the adoption of an amendment changing the zoning classification of the property in question to any higher classification than that requested by the applicant. For the purpose of th is paragraph the R-1 District shall be considered the highest classification and the M-2 District shall be considered the lowest classification. The trend of development in the area includes uses associated with Manufacturing zoning districts and Commercial zoning districts. Consistency with the purpose and objectives of the Land Resource Management Plan and other adopted County or municipal plans and policies. The Future Land Use Map in the Land Resource Management Plan classifies this property as Mixed Use Business. The M -1 Limited Manufacturing District is consistent with the Mixed Use Business classification. RECOMMENDATION Because the Future Land Use Map calls for this property to be Mixed Use Business, Staff recommends approval of the requested Map Amendment. However, careful site plan review should occur when the property is developed to ensure that negative impacts on the wetlands and other environmentally sensitive features of the property are minimized. ATTACHMENTS 1. Application Materials 2. Wetland Delineation Report 3. Site Plan 4. Aerial 5. Aerial Showing Wetlands 6. NRI Report Attachment 1, Page 1 Attachment 1, Page 2 Attachment 1, Page 3 Attachment 1, Page 4 Attachment 1, Page 5 Attachment 1, Page 6 Attachment 1, Page 7 Attachment 1, Page 8 Attachment 1, Page 9 Attachment 1, Page 10 Attachment 1, Page 11 Attachment 1, Page 12 Attachment 1, Page 13 Attachment 1, Page 14 Attachment 1, Page 15 Attachment 1, Page 16 Attachment 1, Page 17 Attachment 1, Page 18 Attachment 1, Page 19 Attachment 1, Page 20 Attachment 1, Page 21 Attachment 1, Page 22 Attachment 1, Page 23 Attachment 1, Page 24 Attachment 2, Page 1 Attachment 2, Page 2 Attachment 2, Page 3 Attachment 2, Page 4 Attachment 2, Page 5 Attachment 2, Page 6 Attachment 2, Page 7 Attachment 2, Page 8 Attachment 2, Page 9 Attachment 2, Page 10 Attachment 2, Page 11 Attachment 2, Page 12 Attachment 2, Page 13 Attachment 2, Page 14 Attachment 2, Page 15 Attachment 2, Page 16 Attachment 2, Page 17 Attachment 2, Page 18 Attachment 2, Page 19 Attachment 2, Page 20 Attachment 2, Page 21 Attachment 2, Page 22 Attachment 2, Page 23 Attachment 2, Page 24 Attachment 2, Page 25 Attachment 2, Page 26 Attachment 2, Page 27 Attachment 2, Page 28 Attachment 2, Page 29 Attachment 2, Page 30 Attachment 2, Page 31 Attachment 2, Page 32 Attachment 2, Page 33 Attachment 2, Page 34 Attachment 2, Page 35 Attachment 2, Page 36 Attachment 2, Page 37 Attachment 2, Page 38 Attachment 2, Page 39 Attachment 2, Page 40 Attachment 2, Page 41 Attachment 2, Page 42 Attachment 2, Page 43 Attachment 2, Page 44 Attachment 2, Page 45 Attachment 2, Page 46 Attachment 2, Page 47 Attachment 2, Page 48 Attachment 2, Page 49 Attachment 2, Page 50 Attachment 2, Page 51 Attachment 2, Page 52 Attachment 2, Page 53 Attachment 2, Page 54 Attachment 2, Page 55 Attachment 2, Page 56 Attachment 2, Page 57 Attachment 2, Page 58 Attachment 2, Page 59 Attachment 2, Page 60 Attachment 2, Page 61 Attachment 2, Page 62 Attachment 2, Page 63 Attachment 2, Page 64 Attachment 2, Page 65 Attachment 2, Page 66 Attachment 2, Page 67 Attachment 2, Page 68 Attachment 2, Page 69 Attachment 2, Page 70 Attachment 2, Page 71 Attachment 2, Page 72 Attachment 2, Page 73 Attachment 2, Page 74 Attachment 2, Page 75 Attachment 2, Page 76 Attachment 2, Page 77 Attachment 2, Page 78 Attachment 2, Page 79 Attachment 2, Page 80 Attachment 2, Page 81 Attachment 2, Page 82 Attachment 2, Page 83 Attachment 2, Page 84 Attachment 2, Page 85 Attachment 2, Page 86 Attachment 2, Page 87 Attachment 2, Page 88 Attachment 2, Page 89 Attachment 2, Page 90 Attachment 2, Page 91 Attachment 2, Page 92 Attachment 2, Page 93 Attachment 2, Page 94 Attachment 2, Page 95 Attachment 2, Page 96 Attachment 2, Page 97 Attachment 2, Page 98 Attachment 2, Page 99 Attachment 2, Page 100 Attachment 2, Page 101 Attachment 2, Page 102 Attachment 3, Page 1 Attachment 3, Page 2 Attachment 3, Page 3 Attachment 4 Aerial Attachment 5-Wetland Aerial Attachment 6, Page 1 Attachment 6, Page 2 NRI 2102 February 2021 PURPOSE AND INTENT The purpose of this report is to provide officials of the local governing body and other decision-makers with natural resource information. This information may be useful when undertaking land use decisions concerning variations, amendments or relief of local zoning ordinances, proposed subdivision of vacant or agricultural lands and the subsequent development of these lands. This report is a requirement under Section 22.02a of the Illinois Soil and Water Conservation Districts Act. The intent of this report is to present the most current natural resource information available in a readily understandable manner. It contains a description of the present site conditions, the present resources, and the potential impacts that the proposed change may have on the site and its resources. The natural resource information was gathered from standardized data, on-site investigations and information furnished by the petitioner. This report must be read in its entirety so that the relationship between the natural resource factors and the proposed land use change can be fully understood. Due to the limitations of scale encountered with the various resource maps, the property boundaries depicted in the various exhibits in this report provide a generalized representation of the property location and may not precisely reflect the legal description of the PIQ (Parcel in Question). This report, when used properly, will provide the basis for proper land use change decisions and development while protecting the natural resource base of the county. It should not be used in place of detailed environmental and/or engineering studies that are warranted under most circumstances, but in conjunction with those studies. The conclusions of this report in no way indicate that a certain land use is not possible, but it should alert the reader to possible problems that may occur if the capabilities of the land are ignored. Any questions on the technical data supplied in this report or if anyone feels that they would like to see more additional specific information to make the report more effective, please contact: Kendall County Soil and Water Conservation District 7775A Route 47, Yorkville, IL 60560 Phone: (630) 553-5821 ext. 3 E-mail: Alyse.Olson@il.nacdnet.net Attachment 6, Page 3 NRI 2102 February 2021 TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................................................. 1 PARCEL LOCATION ........................................................................................................................................ 7 ARCHAEOLOGIC/CULTURAL RESOURCES INFORMATION ............................................................................. 9 ECOLOGICALLY SENSITIVE AREAS ............................................................................................................... 10 SOILS INFORMATION .................................................................................................................................. 12 SOILS INTERPRETATIONS EXPLANATION..................................................................................................... 14 BUILDING LIMITATIONS .............................................................................................................................. 15 SOIL WATER FEATURES ............................................................................................................................... 21 SOIL EROSION AND SEDIMENT CONTROL ................................................................................................... 24 PRIME FARMLAND SOILS ............................................................................................................................ 25 LAND EVALUATION AND SITE ASSESSMENT (LESA) .................................................................................... 26 LAND USE PLANS ......................................................................................................................................... 28 DRAINAGE, RUNOFF, AND FLOOD INFORMATION ..................................................................................... 28 WATERSHED PLANS .................................................................................................................................... 32 WETLAND INFORMATION ........................................................................................................................... 33 HYDRIC SOILS .............................................................................................................................................. 35 WETLAND AND FLOODPLAIN REGULATIONS .............................................................................................. 37 GLOSSARY.................................................................................................................................................... 38 REFERENCES ................................................................................................................................................ 41 LIST OF FIGURES FIGURE 1: Soil Map ………………………………..……………………..……………………………………………………..………………… 2 FIGURE 2: Soil Limitations …………..……………………………………………………….…………………………………………………. 4 FIGURE 3: 2021 Plat Map ………………..……………………………………………………….………...………………………………….. 7 FIGURE 4: 2019 Aerial Map with NRI Site Boundary ……………………………….…………….………….……………..…….. 8 FIGURE 5: Soil Map ………………………………………………………………………………….…………………………………………… 13 FIGURE 6A-6D: Maps of Building Limitations ……………………………………………..……………………………..…….. 17-20 Attachment 6, Page 4 NRI 2102 February 2021 FIGURE 7: Map of Prime Farmland Soils …………………………………………………………………..…………………….…….. 25 FIGURE 8: FEMA Floodplain Map …………………………………………………………………………..……………………………… 30 FIGURE 9: USGS Topographic Map …………………………………………………………………..………………….……………….. 31 FIGURE 10: Wetland Map – USFWS National Wetland Inventory …………………………………..…….……….………. 34 FIGURE 11: Hydric Soils Map …………………………………………………………………………………….……….…….…………… 36 LIST OF TABLES TABLE 1: Soils Information ……………………………………………………………….…………………………………………………….. 2 TABLE 2: Soil Limitations ………………………………..………………………………………………….……………………….………….. 4 TABLE 3: Soil Map Unit Descriptions …………………………………………………………….…………………………..………….. 13 TABLE 4: Building Limitations ……………………………………………………………………………………………………………….. 16 TABLE 5: Water Features ……………………………………………………………………………………………………………………… 23 TABLE 6: Soil Erosion Potential ……………………………………………………………………………………………….……………. 24 TABLE 7: Prime Farmland Soils …………………………………………………………………………………………………..…………. 25 TABLE 8A: Land Evaluation Computation ……………………………………………………………………………………..………. 26 TABLE 8B: Site Assessment Computation ……………………………………………………………………………………………... 27 TABLE 9: LESA Score Summary …………………………………………………………………………………………………………….. 27 TABLE 10: Hydric Soils ………………………..……………………………………………………………………………………..………… 35 Attachment 6, Page 5 Attachment 6, Page 6 NRI 2102 February 2021 2 NATURAL RESOURCE CONSIDERATIONS Figure 1: Soil Map SOIL INFORMATION Based on information from the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) 2008 Kendall County Soil Survey, this parcel is shown to contain the following soil types (please note this does not replace the need for or results of onsite soil testing; if completed, please refer to onsite soil test results for planning/engineering purposes): Table 1: Soils Information Map Unit Soil Name Drainage Class Hydrologic Group Hydric Designation Farmland Designation 60C2 La Rose silt loam, 5-10% slopes, eroded Moderately Well Drained C Non-hydric Farmland of Statewide Importance 67A Harpster silty clay loam, 0-2% slopes Poorly Drained B/D Hydric Prime Farmland if drained 149A Brenton silt loam, 0-2% slopes Somewhat Poorly Drained B/D Non-hydric Prime Farmland 152A Drummer silty clay loam, 0-2% slopes Poorly Drained B/D Hydric Prime Farmland if drained 512B Danabrook silt loam, 2-5% slopes Moderately Well Drained C Non-hydric Prime Farmland 663B Clare silt loam, 2-5% slopes Moderately Well Drained C Non-hydric Prime Farmland Attachment 6, Page 7 NRI 2102 February 2021 3 865 Pits, gravel N/A N/A N/A Not Prime Farmland Hydrologic Soil Groups – Soils have been classified into four (A, B, C, D) hydrologic groups based on runoff characteristics due to rainfall. If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D), the first letter is for drained areas and the second letter is for undrained areas. • Hydrologic group A: Soils have a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. • Hydrologic group B: Soils have a moderate infiltration rate when thoroughly wet, consist chiefly of moderately deep to deep, moderately well drained to well drained soils that have a moderately fine to moderately coarse texture. These soils have a moderate rate of water transmission. • Hydrologic group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. • Hydrologic group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Hydric Soils – A hydric soil is one that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part of the soil profile that supports the growth or regeneration of hydrophytic vegetation. Soils with hydric inclusions have map units dominantly made up of non-hydric soils that may have inclusions of hydric soils in the lower positions on the landscape. Of the soils found onsite, two are classified as hydric (67A Harpster silty clay loam and 152A Drummer silty clay loam), four are non-hydric soils (60C2 LaRose silt loam, 149A Brenton silt loam, 512B Danabrook silt loam, and 663B Clare silt loam), and one is not rated (865 Pits, gravel). There are two soils on-site that are likely to contain hydric inclusions (149A Brenton silt loam and 865 Pits, gravel). Prime Farmland – Prime farmland is land that has the best combination of physical and chemical characteristics for agricultural production. Prime farmland soils are an important resource to Kendall County and some of the most productive soils in the United States occur locally. Of the soils found onsite, three are designated as prime farmland (149A Brenton silt loam, 512B Danabrook silt loam, and 663B Clare silt loam), two are considered prime farmland if drained (67A Harpster silty clay loam and 152A Drummer silty clay loam), one is not prime farmland (865 Pits, gravel), and one is designated as farmland of statewide importance (60C2 La Rose silt loam). Soil Limitations – The USDA-NRCS Web Soil Survey rates the limitations of soils for dwellings without basements, dwellings with basements, small commercial buildings, shallow excavations, lawns/landscaping, local roads and streets, and septic systems. Soils have different properties which influence the development of building sites. The USDA-NRCS classifies soils as Not Limited, Somewhat Limited, and Very Limited. Soils that are Not Limited indicates that the soil has properties that are favorable for the specified use. They will perform well and will have low maintenance. Soils that are Somewhat Limited are moderately favorable, and their limitations can be overcome through special Attachment 6, Page 8 NRI 2102 February 2021 4 planning, design, or installation. Soils that are Very Limited have features that are unfavorable for the specified use, and their limitations cannot easily be overcome. Table 2: Soil Limitations Soil Type Small Commercial Buildings Shallow Excavations Lawns/ Landscaping Local Roads & Streets Conventional Septic Systems 60C2 Somewhat Limited Very Limited Somewhat Limited Very Limited Suitable 67A Very Limited Very Limited Very Limited Very Limited Unsuitable: Wet 149A Somewhat Limited Very Limited Somewhat Limited Very Limited Suitable 152A Very Limited Very Limited Very Limited Very Limited Unsuitable: Wet 512B Somewhat Limited Somewhat Limited Somewhat Limited Very Limited Suitable 663B Somewhat Limited Somewhat Limited Somewhat Limited Very Limited Suitable 865 Not Rated Not Rated Not Rated Not Rated Unsuitable: Gravel Septic Systems – The factors considered for determining suitability are the characteristics and qualities of the soil that affect the limitations for absorbing waste from domestic sewage disposal systems. The major features considered are soil permeability, percolation rate, groundwater level, depth to bedrock, flooding hazards, and slope. Soils are deemed unsuitable per the Kendall County Subdivision Control Ordinance. Installation of an on-site sewage disposal system in soils designated as unsuitable may necessitate the installation of a non-conventional onsite sewage disposal system. For more information please contact the Kendall County Health Department (811 W. John Street, Yorkville, IL; (630) 553-9100 ext. 8026). Figure 2: Soil Limitations KENDALL COUNTY LAND EVALUATION AND SITE ASSESSMENT (LESA) Decision-makers in Kendall County use the Land Evaluation and Site Assessment (LESA) system to determine the suitability of a land use change and/or a zoning request as it relates to agricultural land. 0 20 40 60 80 100 Small Commercial Shallow Excavations Lawns & Landscaping Local Roads & Streets Conventional Septic Systems % OF SOIL TYPE OF IMPROVEMENT SOIL LIMITATIONS Not Limited Somewhat Limited Very Limited Attachment 6, Page 9 NRI 2102 February 2021 5 The LESA system was developed by the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) and takes into consideration local conditions such as physical characteristics of the land, compatibility of surrounding land-uses, and urban growth factors. The LESA system is a two-step procedure that includes: • Land Evaluation (LE): The soils of a given area are rated and placed in groups ranging from the best to worst suited for a stated agriculture use, cropland, or forestland. The best group is assigned a value of 100 and all other groups are assigned lower values. The Land Evaluation is based on data from the Kendall County Soil Survey. The Kendall County Soil and Water Conservation District is responsible for this portion of the LESA system.  The Land Evaluation score for this site is 90, indicating that this site is well suited for agricultural uses. • Site Assessment (SA): The site is numerically evaluated according to important factors that contribute to the quality of the site. Each factor selected is assigned values in accordance with the local needs and objectives. The Site Assessment value is based on a 200-point scale and accounts for 2/3 of the total score. The Kendall County LESA Committee is responsible for this portion of the LESA system.  The Site Assessment score for this site is 86. The LESA Score for this site is 176, which indicates a low level of protection for the proposed project site. Note: Selecting the project site with the lowest total points will generally protect the best farmland located in the most viable areas and maintain and promote the agricultural industry in Kendall County. If the project is agricultural in nature, however, a higher score may provide an indication of the suitability of the project as it relates to the compatibility with existing agricultural land use. WETLANDS The U.S. Fish & Wildlife Service’s National Wetland Inventory map indicates the presence of a wetland(s) on the proposed project site. To determine if a wetland is present, a wetland delineation specialist, who is recognized by the U.S. Army Corps of Engineers, should determine the exact boundaries and value of the wetlands. A Wetland Delineation Report dated July 28, 2020 was completed by ENCAP, Inc. This report was reviewed as part of this NRI assessment. The Wetland Delineation Report also indicates the presence of wetlands on the project site. FLOODPLAIN The Federal Emergency Management Agency’s (FEMA) Flood Insurance Rate Map (FIRM) for Kendall County, Community Panel No. 17093C0030G (effective date February 4, 2009) was reviewed to determine the presence of floodplain and floodway areas within the project site. According to the map, the parcel is not located within the floodplain or floodway. SEDIMENT AND EROSION CONTROL Development on this site should include an erosion and sediment control plan in accordance with local, state and federal regulations. Soil erosion on construction sites is a resource concern because suspended sediment from areas undergoing development is a primary nonpoint source of water pollution. Please consult the Illinois Urban Manual (https://illinoisurbanmanual.org/) for appropriate best management practices. Attachment 6, Page 10 Attachment 6, Page 11 Attachment 6, Page 12 NRI 2102 February 2021 8 Figure 4: 2019 Aerial Map with NRI Site Boundary Attachment 6, Page 13 NRI 2102 February 2021 9 ARCHAEOLOGIC/CULTURAL RESOURCES INFORMATION Simply stated, cultural resources are all the past activities and accomplishments of people. They include the following: buildings; objects made or used by people; locations; and less tangible resources, such as stories, dance forms, and holiday traditions. The Soil and Water Conservation District most often encounters cultural resources as historical properties. These may be prehistoric or historical sites, buildings, structures, features, or objects. The most common type of historical property that the Soil and Water Conservation District may encounter is non-structural archaeological sites. These sites often extend below the soil surface and must be protected against disruption by development or other earth moving activity if possible. Cultural resources are non- renewable because there is no way to “grow” a site to replace a disrupted site. Landowners with historical properties on their land have ownership of that historical property. However, the State of Illinois owns all the following: human remains, grave markers, burial mounds, and artifacts associated with graves and human remains. Non-grave artifacts from archaeological sites and historical buildings are the property of the landowner. The landowner may choose to disturb a historical property but may not receive federal or state assistance to do so. If an earth moving activity disturbs human remains, the landowner must contact the county coroner within 48 hours. The Illinois Historic Preservation Agency has not been notified of the proposed land use change by the Kendall County SWCD. The applicant may need to contact the IHPA according to current Illinois law. Attachment 6, Page 14 NRI 2102 February 2021 10 ECOLOGICALLY SENSITIVE AREAS WHAT IS BIOLOGICAL DIVERSITY AND WHY SHOULD IT BE CONSERVED?1 Biological diversity, or biodiversity, is the range of life on our planet. A more thorough definition is presented by botanist Peter H. Raven: “At the simplest level, biodiversity is the sum total of all the plants, animals, fungi and microorganisms in the world, or in a particular area; all of their individual variation; and all of the interactions between them. It is the set of living organisms that make up the fabric of the planet Earth and allow it to function as it does, by capturing energy from the sun and using it to drive all of life’s processes; by forming communities of organisms that have, through the several billion years of life’s history on Earth, altered the nature of the atmosphere, the soil and the water of our Planet; and by making possible the sustainability of our planet through their life activities now” (Raven 1994). It is not known how many species occur on our planet. Presently, about 1.4 million species have been named. It has been estimated that there are perhaps 9 million more that have not been identified. What is known is that they are vanishing at an unprecedented rate. Reliable estimates show extinction occurring at a rate several orders of magnitude above “background” in some ecological systems (Wilson 1992, Hoose 1981). The reasons for protecting biological diversity are complex, but they fall into four major categories. First, loss of diversity generally weakens entire natural systems. Healthy ecosystems tend to have many natural checks and balances. Every species plays a role in maintaining this system. When simplified by the loss of diversity, the system becomes more susceptible to natural and artificial perturbations. The chances of a system-wide collapse increase. In parts of the midwestern United States, for example, it was only the remnant areas of natural prairies that kept soil intact during the dust bowl years of the 1930s (Roush 1982). Simplified ecosystems are almost always expensive to maintain. For example, when synthetic chemicals are relied upon to control pests, the target species are not the only ones affected. Their predators are almost always killed or driven away, exasperating the pest problem. In the meantime, people are unintentionally breeding pesticide-resistant pests. A process has begun where people become perpetual guardians of the affected area, which requires the expenditure of financial resources and human ingenuity to keep the system going. A second reason for protecting biological diversity is that it represents one of our greatest untapped resources. Great benefits can be reaped from a single species. About 20 species provide 90% of the world’s food. Of these 20, just three, wheat, maize, and rice-supply over one half of that food. American wheat farmers need new varieties every five to 15 years to compete with pests and diseases. Wild strains of wheat are critical genetic reservoirs for these new varieties. Further, every species is a potential source of human medicine. In 1980, a published report identified the market value of prescription drugs from higher plants at over $3 billion. Organic alkaloids, a class of Attachment 6, Page 15 NRI 2102 February 2021 11 chemical compounds used in medicines, are found in an estimated 20% of plant species. Yet only 2% of plant species have been screened for these compounds (Hoose 1981). The third reason for protecting diversity is that humans benefit from natural areas and depend on healthy ecosystems. The natural world supplies our air, our water, our food and supports human economic activity. Further, humans are creatures that evolved in a diverse natural environment between forest and grasslands. People need to be reassured that such places remain. When people speak of “going to the country,” they generally mean more than getting out of town. For reasons of their own sanity and wellbeing, they need a holistic, organic experience. Prolonged exposure to urban monotony produces neuroses, for which cultural and natural diversity cure. Historically, the lack of attention to biological diversity, and the ecological processes it supports, has resulted in economic hardships for segments of the basin’s human population. The final reason for protecting biological diversity is that species and natural systems are intrinsically valuable. The above reasons have focused on the benefits of the natural world to humans. All things possess intrinsic value simply because they exist. BIOLOGICAL RESOURCES CONCERNING THE SUBJECT PARCEL As part of the Natural Resources Information Report, staff checks office maps to determine if any nature preserves or ecologically sensitive areas are in the general vicinity of the parcel in question. If there is a nature preserve in the area, then that resource will be identified as part of the report. The SWCD recommends that every effort be made to protect that resource. Such efforts should include, but are not limited to erosion control, sediment control, stormwater management, and groundwater monitoring. ______________________________________________________________________________ 1Taken from The Conservation of Biological Diversity in the Great Lakes Ecosystem: Issues and Opportunities, prepared by the Nature Conservancy Great Lakes Program 79W. Monroe Street, Suite 1309, Chicago, IL 60603, January 1994. Office maps indicate that ecologically sensitive area(s) are located near the parcel in question (PIQ). Wetlands are present and Rob Roy Creek is located east and south of the PIQ. Additionally, a July 27, 2020 consultation from the U.S. Fish & Wildlife Service initiated by ENCAP, Inc. indicates the potential presence of 3 threatened, endangered, or candidate species (Indiana Bat, Northern Long-eared Bat, and Eastern Prairie Fringed Orchid) within the PIQ. An informational EcoCAT request submitted to Illinois Department of Natural Resources on July 27, 2020 by ENCAP, Inc. indicates that nature preserves were not found in the vicinity of the project location. Attachment 6, Page 16 NRI 2102 February 2021 12 SOILS INFORMATION IMPORTANCE OF SOILS INFORMATION Soils information comes from the Natural Resources Conservation Service Soil Maps and Descriptions for Kendall County. This information is important to all parties involved in determining the suitability of the proposed land use change. Each soil polygon is given a number, which represents its soil type. The letter found after the soil type number indicates the soils slope class. Each soil map unit has limitations for a variety of land uses such as septic systems, buildings with basements, and buildings without basements. It is important to remember that soils do not function independently of each other. The behavior of a soil depends upon the physical properties of adjacent soil types, the presence of artificial drainage, soil compaction, and its position in the local landscape. The limitation categories (not limited, somewhat limited, or very limited) indicate the potential for difficulty in using that soil unit for the proposed activity and, thus, the degree of need for thorough soil borings and engineering studies. A limitation does not necessarily mean that the proposed activity cannot be done on that soil type. It does mean that the reasons for the limitation need to be thoroughly understood and dealt with in order to complete the proposed activity successfully. Very limited indicates that the proposed activity will be more difficult and costly to do on that soil type than on a soil type with a somewhat limited or not limited rating. Soil survey interpretations are predictions of soil behavior for specified land uses and specified management practices. They are based on the soil properties that directly influence the specified use of the soil. Soil survey interpretations allow users of soil surveys to plan reasonable alternatives for the use and management of soils. Soil interpretations do not eliminate the need for on-site study and testing of specific sites for the design and construction for specific uses. They can be used as a guide for planning more detailed investigations and for avoiding undesirable sites for an intended use. The scale of the maps and the range of error limit the use of the soil delineation. Attachment 6, Page 17 NRI 2102 February 2021 13 Figure 5: Soil Map Table 3: Soil Map Unit Descriptions Symbol Descriptions Acres Percent 60C2 La Rose silt loam, 5-10% slopes, eroded 3.2 13.1% 67A Harpster silty clay loam, 0-2% slopes 7.7 31.1% 149A Brenton silt loam 0-2% slopes 4.5 18.4% 152A Drummer silty clay loam, 0-2% slopes 0.7 2.9% 512B Danabrook silt loam, 2-5% slopes 1.7 6.9% 663B Clare silt loam, 2-5% slopes 5.8 23.4% 865 Pits, gravel 1.0 4.2% Source: National Cooperative Soil Survey – USDA-NRCS Attachment 6, Page 18 NRI 2102 February 2021 14 SOILS INTERPRETATIONS EXPLANATION GENERAL – NONAGRICULTURAL These interpretative ratings help engineers, planners, and others to understand how soil properties influence behavior when used for nonagricultural uses such as building site development or construction materials. This report gives ratings for proposed uses in terms of limitations and restrictive features. The tables list only the most restrictive features. Other features may need treatment to overcome soil limitations for a specific purpose. Ratings come from the soil's "natural" state, that is, no unusual modification occurs other than that which is considered normal practice for the rated use. Even though soils may have limitations, an engineer may alter soil features or adjust building plans for a structure to compensate for most degrees of limitations. Most of these practices, however, are costly. The final decision in selecting a site for a particular use generally involves weighing the costs for site preparation and maintenance. Soil properties influence development of building sites, including the selection of the site, the design of the structure, construction, performance after construction, and maintenance. Soil limitation ratings of not limited, somewhat limited, and very limited are given for the types of proposed improvements that are listed or inferred by the petitioner as entered on the report application and/or zoning petition. The most common types of building limitation that this report gives limitations ratings for is septic systems. It is understood that engineering practices can overcome most limitations for buildings with and without basements, and small commercial buildings. Limitation ratings for these types of buildings are not commonly provided. Organic soils, when present on the parcel, are referenced in the hydric soils section of the report. This type of soil is considered unsuitable for all types of construction. LIMIATIONS RATINGS • Not Limited: This soil has favorable properties for the use. The degree of limitation is minor. The people involved can expect good performance and low maintenance. • Somewhat Limited: This soil has moderately favorable properties for the use. Special planning, design, or maintenance can overcome this degree of limitation. During some part of the year, the expected performance is less desirable than for soils rated slight. • Very Limited: This soil has one or more properties that are unfavorable for the rated use. These may include the following: steep slopes, bedrock near the surface, flooding, high shrink-swell potential, a seasonal high water table, or low strength. This degree of limitation generally requires major soil reclamation, special design, or intensive maintenance, which in most situations is difficult and costly. Attachment 6, Page 19 NRI 2102 February 2021 15 BUILDING LIMITATIONS BUILDING ON POORLY SUITED OR UNSUITABLE SOILS Building on poorly suited or unsuitable soils can present problems to future property owners such as cracked foundations, wet basements, lowered structural integrity and high maintenance costs associated with these problems. The staff of the Kendall County SWCD strongly urges scrutiny by the plat reviewers when granting parcels with these soils exclusively. Small Commercial Building – Ratings are for structures that are less than three stories high and do not have basements. The foundation is assumed to be spread footings of reinforced concrete built on disturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings are based on soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. Shallow Excavations – Trenches or holes dug to a maximum depth of 5 or 6 feet for utility lines, open ditches or other purposes. Ratings are based on soil properties that influence the ease of digging and the resistance to sloughing. Lawns and Landscaping – Require soils on which turf and ornamental trees and shrubs can be established and maintained (irrigation is not considered in the ratings). The ratings are based on the soil properties that affect plant growth and trafficability after vegetation is established. Local Roads and Streets – They have an all-weather surface and carry automobile and light truck traffic all year. They have a subgrade of cut or fill soil material, a base of gravel, crushed rock or soil material stabilized by lime or cement; and a surface of flexible material (asphalt), rigid material (concrete) or gravel with a binder. The ratings are based on the soil properties that affect the east of excavation and grading and the traffic-supporting capacity. Onsite Sewage Disposal – The factors considered are the characteristics and qualities of the soil that affect the limitations for absorbing waste from domestic sewage disposal systems. The major features considered are soil permeability, percolation rate, groundwater level, depth to bedrock, flooding hazards, and slope. The table below indicates soils that are deemed unsuitable per the Kendall County Subdivision Control Ordinance. Installation of an on-site sewage disposal system in soils designated as unsuitable may necessitate the installation of a non-conventional onsite sewage disposal system. For more information please contact the Kendall County Health Department – Environmental Health at (630) 553-9100 x8026. Attachment 6, Page 20 Attachment 6, Page 21 NRI 2102 February 2021 17 NRI Report 2102 Map of Building Limitations: Small Commercial Buildings and Lawns/Landscaping Natural Resource Conservation Service Web Soil Survey Location: SE ¼ Section 6 T.37N-R.7E (Bristol Township) Legend *Scale applies if printed on a portrait (8.5X11”) sheet Figure 6A: Map of Building Limitations – Small Commercial Buildings and Lawns & Landscaping Attachment 6, Page 22 NRI 2102 February 2021 18 NRI Report 2102 Map of Building Limitations: Shallow Excavations Natural Resource Conservation Service Web Soil Survey Location: SE ¼ Section 6 T.37N-R.7E (Bristol Township) Legend *Scale applies if printed on a portrait (8.5X11”) sheet Figure 6B: Map of Building Limitations – Shallow Excavations Attachment 6, Page 23 NRI 2102 February 2021 19 NRI Report 2102 Map of Building Limitations: Local Roads & Streets Natural Resource Conservation Service Web Soil Survey Location: SE ¼ Section 6 T.37N-R.7E (Bristol Township) Legend *Scale applies if printed on a portrait (8.5X11”) sheet Figure 6C: Map of Building Limitations – Local Roads and Streets (Paved and Unpaved) Attachment 6, Page 24 NRI 2102 February 2021 20 Figure 6D: Map of Building Limitations – Onsite Conventional Sewage System Attachment 6, Page 25 NRI 2102 February 2021 21 SOIL WATER FEATURES Table 5, below, gives estimates of various soil water features that should be taken into consideration when reviewing engineering for a land use project. HYDROLOGIC SOIL GROUPS (HSGs) – The groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. • Group A: Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. • Group B: Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. • Group C: Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. • Group D: Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Note: If a soil is assigned to a dual hydrologic group (A/D, B/D or C/D) the first letter is for drained areas and the second is for undrained areas. SURFACE RUNOFF – Surface runoff refers to the loss of water from an area by flow over the land surface. Surface runoff classes are based upon slope, climate and vegetative cover and indicates relative runoff for very specific conditions (it is assumed that the surface of the soil is bare and that the retention of surface water resulting from irregularities in the ground surface is minimal). The classes are negligible, very low, low, medium, high, and very high. MONTHS – The portion of the year in which a water table, ponding, and/or flooding is most likely to be a concern. WATER TABLE – Water table refers to a saturated zone in the soil and the data indicates, by month, depth to the top (upper limit) and base (lower limit) of the saturated zone in most years. These estimates are based upon observations of the water table at selected sites and on evidence of a saturated zone (grayish colors or mottles (redoximorphic features)) in the soil. Note: A saturated zone that lasts for less than a month is not considered a water table. PONDING – Ponding refers to standing water in a closed depression, and the data indicates surface water depth, duration and frequency of ponding. Attachment 6, Page 26 NRI 2102 February 2021 22 • Duration: Expressed as very brief if less than 2 days, brief if 2 to 7 days, long if 7 to 30 days and very long if more than 30 days. • Frequency: Expressed as: none meaning ponding is not possible; rare means unlikely but possible under unusual weather conditions (chance of ponding is 0-5% in any year); occasional means that it occurs, on the average, once or less in 2 years (chance of ponding is 5 to 50% in any year); and frequent means that it occurs, on the average, more than once in 2 years (chance of ponding is more than 50% in any year). FLOODING – The temporary inundation of an area caused by overflowing streams, by runoff from adjacent slopes, or by tides. Water standing for short periods after rainfall or snowmelt is not considered flooding, and water standing in swamps and marshes is considered ponding rather than flooding. • Duration: Expressed as: extremely brief if 0.1 hour to 4 hours; very brief if 4 hours to 2 days; brief if 2 to 7 days; long if 7 to 30 days; and very long if more than 30 days. • Frequency: Expressed as: none means flooding is not probable; very rare means that it is very unlikely but possible under extremely unusual weather conditions (chance of flooding is less than 1% in any year); rare means that it is unlikely but possible under unusual weather conditions (chance of flooding is 1 to 5% in any year); occasional means that it occurs infrequently under normal weather conditions (chance of flooding is 5 to 50% in any year but is less than 50% in all months in any year); and very frequent means that it is likely to occur very often under normal weather conditions (chance of flooding is more than 50% in all months of any year). Note: The information is based on evidence in the soil profile. In addition, consideration is also given to local information about the extent and levels of flooding and the relation of each soil on the landscape to historic floods. Information on the extent of flooding based on soil data is less specific than that provided by detailed engineering surveys that delineate flood-prone areas at specific flood frequency levels. Attachment 6, Page 27 NRI 2102 February 2021 23 Table 5: Water Features Map Unit Hydrologic Group Surface Runoff Water Table Ponding Flooding 60C2 C High January Upper/Lower Limit: -- February – April Upper Limit: 2.0’-3.5’ Lower Limit: 2.2’-4.0’ May – December Upper/Lower Limit: -- January – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None 67A B/D Negligible January - May Upper Limit: 0.0’-1.0’ Lower Limit: 6.0’ June – December Upper/Lower Limit: -- January – May Surface Water Depth: 0.0’-0.5 Duration: Brief (2-7 days) Frequency: Frequent June – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None 149A B/D Low January - May Upper Limit: 1.0’-2.0’ Lower Limit: 6.0’ June – December Upper/Lower Limit: -- January – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None 152A B/D Negligible January - May Upper Limit: 0.0’-1.0’ Lower Limit: 6.0’ June – December Upper/Lower Limit: -- January – May Surface Water Depth: 0.0’-0.5 Duration: Brief (2-7 days) Frequency: Frequent June – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None 512B C Low January Upper/Lower Limit: -- February – April Upper Limit: 2.0’-3.5’ Lower Limit: 3.0’-5.0’ May – December Upper/Lower Limit: -- January – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None 663B C Low January Upper/Lower Limit: -- February – April Upper Limit: 2.0’-3.5’ Lower Limit: 6.0’ May – December Upper/Lower Limit: -- January – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None 865 N/A N/A January – December Upper Limit: -- Lower Limit: -- January – December Surface Water Depth: -- Duration: -- Frequency: None January – December Duration: -- Frequency: None Attachment 6, Page 28 NRI 2102 February 2021 24 SOIL EROSION AND SEDIMENT CONTROL Erosion is the wearing away of the soil by water, wind, and other forces. Soil erosion threatens the Nation's soil productivity and contributes the most pollutants in our waterways. Water causes about two thirds of erosion on agricultural land. Four properties, mainly, determine a soil's erodibility: texture, slope, structure, and organic matter content. Slope has the most influence on soil erosion potential when the site is under construction. Erosivity and runoff increase as slope grade increases. The runoff then exerts more force on the particles, breaking their bonds more readily and carrying them farther before deposition. The longer water flows along a slope before reaching a major waterway, the greater the potential for erosion. Soil erosion during and after this proposed construction can be a primary non-point source of water pollution. Eroded soil during the construction phase can create unsafe conditions on roadways, decrease the storage capacity of lakes, clog streams and drainage channels, cause deterioration of aquatic habitats, and increase water treatment costs. Soil erosion also increases the risk of flooding by choking culverts, ditches, and storm sewers and by reducing the capacity of natural and man-made detention facilities. The general principles of erosion and sedimentation control measures include: • Reducing or diverting flow from exposed areas, storing flows or limiting runoff from exposed areas • Staging construction in order to keep disturbed areas to a minimum • Establishing or maintaining temporary or permanent groundcover • Retaining sediment on site • Properly installing, inspecting and maintaining control measures Erosion control practices are useful controls only if they are properly located, installed, inspected, and maintained. The SWCD recommends an erosion and sediment control plan for all building sites, especially if there is a wetland or stream nearby. Table 6: Soil Erosion Potential Soil Type Slope Rating Acreage Percent of Parcel 60C2 5-10% Moderate 3.2 13.1% 67A 0-2% Slight 7.7 31.1% 149A 0-2% Slight 4.5 18.4% 152A 0-2% Slight 0.7 2.9% 512B 2-5% Slight 1.7 6.9% 663B 2-5% Slight 5.8 23.4% 865 N/A N/A 1.0 4.2% Attachment 6, Page 29 NRI 2102 February 2021 25 PRIME FARMLAND SOILS Prime farmland soils are an important resource to Kendall County. Some of the most productive soils in the United States occur locally. Each soil map unit in the United States is assigned a prime or non-prime rating. Prime agricultural land does not need to be in the production of food & fiber. Section 310 of the NRCS general manual states that urban or built-up land on prime farmland soils is not prime farmland. The percentages of soils map units on the parcel reflect the determination that urban or built up land on prime farmland soils is not prime farmland. Table 7: Prime Farmland Soils Soil Types Prime Designation Acreage Percent 60C2 Farmland of Statewide Importance 3.2 13.1% 67A Prime Farmland (if drained) 7.7 31.1% 149A Prime Farmland 4.5 18.4% 152A Prime Farmland (if drained) 0.7 2.9% 512B Prime Farmland 1.7 6.9% 663B Prime Farmland 5.8 23.4% 865 Not Prime Farmland 1.0 4.2% % Prime Farmland 95.8% Figure 7: Map of Prime Farmland Soils Attachment 6, Page 30 NRI 2102 February 2021 26 LAND EVALUATION AND SITE ASSESSMENT (LESA) Decision-makers in Kendall County use the Land Evaluation and Site Assessment (LESA) system to determine the suitability of a land use change and/or a zoning request as it relates to agricultural land. The LESA system was developed by the United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) and takes into consideration local conditions such as physical characteristics of the land, compatibility of surrounding land-uses, and urban growth factors. The LESA system is a two-step procedure that includes: LAND EVALUATION (LE) The soils of a given area are rated and placed in groups ranging from the best to worst suited for a stated agriculture use, cropland, or forestland. The best group is assigned a value of 100, and all other groups are assigned lower values. The Land Evaluation is based on data from the Kendall County Soil Survey. The LE score is calculated by multiplying the relative value of each soil type by the number of acres of that soil. The sum of the products is then divided by the total number of acres; the answer is the Land Evaluation score on this site. The Kendall County Soil and Water Conservation District is responsible for this portion of the LESA system. SITE ASSESSMENT (SA) The site is numerically evaluated according to important factors that contribute to the quality of the site. Each factor selected is assigned values in accordance with the local needs and objectives. The value group is a predetermined value based upon prime farmland designation. The Kendall County LESA Committee is responsible for this portion of the LESA system. Please Note: A land evaluation (LE) score will be compiled for every project parcel. However, when a parcel is located within municipal planning boundaries, a site assessment (SA) score is not compiled as the scoring factors are not applicable. As a result, only the LE score is available, and a full LESA score is unavailable for the parcel. Table 8A: Land Evaluation Computation Soil Type Value Group Relative Value Acres Product (Relative Value x Acres) 60C2 5 82 3.2 262.4 67A 2 94 7.7 723.8 149A 1 100 4.5 450 152A 1 100 0.7 70 512B 2 94 1.7 159.8 663B 2 94 5.8 545.2 865 8 0 1.0 0 Totals 24.7 2,211.2 LE Calculation (Product of relative value / Total Acres) 2,211.2 / 24.7 = 89.5 LE Score LE = 90 Attachment 6, Page 31 NRI 2102 February 2021 27 The Land Evaluation score for this site is 90, indicating that this site is designated as prime farmland that is well suited for agricultural uses considering the Land Evaluation score is above 80. Table 8B: Site Assessment Computation A. Agricultural Land Uses Points 1. Percentage of area in agricultural uses within 1.5 miles of site. (20-10-5-0) 10 2. Current land use adjacent to site. (30-20-15-10-0) 20 3. Percentage of site in agricultural production in any of the last 5 years. (20-15-10-5-0) 10 4. Size of site. (30-15-10-0) 10 B. Compatibility / Impact on Uses 1. Distance from city or village limits. (20-10-0) 0 2. Consistency of proposed use with County Land Resource Management Concept Plan and/or municipal comprehensive land use plan. (20-10-0) 0 3. Compatibility of agricultural and non-agricultural uses. (15-7-0) 7 C. Existence of Infrastructure 1. Availability of public sewage system. (10-8-6-0) 8 2. Availability of public water system. (10-8-6-0) 8 3. Transportation systems. (15-7-0) 7 4. Distance from fire protection service. (10-8-6-2-0) 6 Site Assessment Score: 86 The Site Assessment score for this site is 86. The Land Evaluation value (90) is added to the Site Assessment value (86) to obtain a LESA Score of 176. The table below shows the level of protection for the proposed project site based on the LESA Score. Table 9: LESA Score Summary LESA SCORE LEVEL OF PROTECTION 0-200 Low 201-225 Medium 226-250 High 251-300 Very High Land Evaluation Value: 90 + Site Assessment Value: 86 = LESA Score: 176 The LESA Score for this site is 176 which indicates a low level of protection for the proposed project site. Note: Selecting the project site with the lowest total points will generally protect the best farmland located in the most viable areas and maintain and promote the agricultural industry in Kendall County. If the project is agricultural in nature, however, a higher score may provide an indication of the suitability of the project as it relates to the compatibility with existing agricultural land use. Attachment 6, Page 32 NRI 2102 February 2021 28 LAND USE PLANS Many counties, municipalities, villages, and townships have developed land-use plans. These plans are intended to reflect the existing and future land-use needs of a given community. Please contact the Kendall County Planning, Building & Zoning for information regarding the County’s comprehensive land use plan and map. DRAINAGE, RUNOFF, AND FLOOD INFORMATION U.S.G.S Topographic maps give information on elevations, which are important mostly to determine slopes, drainage directions, and watershed information. Elevations determine the area of impact of floods of record. Slope information determines steepness and erosion potential. Drainage directions determine where water leaves the PIQ, possibly impacting surrounding natural resources. Watershed information is given for changing land use to a subdivision type of development on parcels greater than 10 acres. WHAT IS A WATERSHED? Simply stated, a watershed is the area of land that contributes water to a certain point. The watershed boundary is important because the area of land in the watershed can now be calculated using an irregular shape area calculator such as a dot counter or planimeter. Using regional storm event information, and site-specific soils and land use information, the peak stormwater flow through the point marked “” for a specified storm event can be calculated. This value is called a “Q” value (for the given storm event) and is measured in cubic feet per second (CFS). When construction occurs, the Q value naturally increases because of the increase in impermeable surfaces. This process decreases the ability of soils to accept and temporarily hold water. Therefore, more water runs off and increases the Q value. Theoretically, if each development, no matter how large or small, maintains their preconstruction Q value after construction by the installation of stormwater management systems, the streams and wetlands and lakes will not suffer damage from excessive urban stormwater. For this reason, the Kendall County SWCD recommends that the developer for intense uses such as a subdivision calculate the preconstruction Q value for the exit point(s). A stormwater management system Attachment 6, Page 33 NRI 2102 February 2021 29 should be designed, installed, and maintained to limit the postconstruction Q value to be at or below the preconstruction value. IMPORTANCE OF FLOOD INFORMATION A floodplain is defined as land adjoining a watercourse (riverine) or an inland depression (non-riverine) that is subject to periodic inundation by high water. Floodplains are important areas demanding protection since they have water storage and conveyance functions which affect upstream and downstream flows, water quality and quantity, and suitability of the land for human activity. Since floodplains play distinct and vital roles in the hydrologic cycle, development that interferes with their hydrologic and biologic functions should be carefully considered. Flooding is both dangerous to people and destructive to their properties. The following maps, when combined with wetland and topographic information, can help developers and future homeowners to “sidestep” potential flooding or ponding problems. FIRM is the acronym for the Flood Insurance Rate Map, produced by the Federal Emergency Management Agency (FEMA). These maps define flood elevation adjacent to tributaries and major bodies of water and superimpose that onto a simplified USGS topographic map. The scale of the FIRM maps is generally dependent on the size and density of parcels in that area. (This is to correctly determine the parcel location and floodplain location.) The FIRM map has three (3) zones. A is the zone of 100-year flood, Zone B is the 100 to 500-year flood, and Zone C is outside the floodplain. The Hydrologic Atlas (H.A.) Series of the Flood of Record Map is also used for the topographic information. This map is different from the FIRM map mainly because it will show isolated or pocketed flooded areas. Kendall County uses both these maps in conjunction with each other for flooded area determinations. The Flood of Record maps show the areas of flood for various years. Both maps stress that the recurrence of flooding is merely statistical. A 100-year flood may occur twice in one year, or twice in one week, for that matter. It should be noted that greater floods than those shown on the two maps are possible. The flood boundaries indicated provide a historic record only until the map publication date. Additionally, these flood boundaries are a function of the watershed conditions existing when the maps were produced. Cumulative changes in runoff characteristics caused by urbanization can result in an increase in flood height of future flood episodes. Floodplains play a vital role in reducing the flood damage potential associated with an urbanizing area and, when left in an undisturbed state, also provide valuable wildlife habitat benefits. If it is the petitioner's intent to conduct floodplain filling or modification activities, the petitioner and the Unit of Government responsible need to consider the potentially adverse effects this type of action could have on adjacent properties. The change or loss of natural floodplain storage often increases the frequency and severity of flooding on adjacent property. Attachment 6, Page 34 NRI 2102 February 2021 30 If the available maps indicate the presence of a floodplain on the PIQ, the petitioner should contact the IDOT-DWR and FEMA to delineate a floodplain elevation for the parcel. If a portion of the property is indeed floodplain, applicable state, county, and local regulations will need to be reflected in the site plans. Another indication of flooding potential can be found in the soils information. Hydric soils indicate the presence of drainageways, areas subject to ponding, or a naturally occurring high water table. These need to be considered along with the floodplain information when developing the site plan and the stormwater management plan. Development on hydric soils can contribute to the loss of water storage within the soil and the potential for increased flooding in the area. Figure 8: FEMA Floodplain Map This parcel is located on gradual topography (slopes 0 to 10%) with an elevation of approximately 650-660’ above sea level. According to the FIRM map, the parcel in question does not contain floodway or floodplain zones. The topographic map indicates that the parcel drains west and south towards on-site and off-site wetlands. Attachment 6, Page 35 NRI 2102 February 2021 31 Figure 9: USGS Topographic Map Attachment 6, Page 36 NRI 2102 February 2021 32 WATERSHED PLANS WATERSHED AND SUB WATERSHED INFORMATION A watershed is the area of land that drains into a specific point including a stream, lake, or other body of water. High points on the Earth’s surface, such as hills and ridges define watersheds. When rain falls in the watershed, it flows across the ground towards a stream or lake. Rainwater carries pollutants such as oils, pesticides, and soil. Everyone lives in a watershed. Their actions can impact natural resources and people living downstream. Residents can minimize this impact by being aware of their environment and the implications of their activities, implementing practices recommended in watershed plans, and educating others about their watershed. The following are recommendations to developers for protection of this watershed: • Preserve open space • Maintain wetlands as part of development • Use natural water management • Prevent soil from leaving a construction site • Protect subsurface drainage • Use native vegetation • Retain natural features • Mix housing styles and types • Decrease impervious surfaces • Reduce area disturbed by mass grading • Shrink lot size and create more open space • Maintain historical and cultural resources • Treat water where it falls • Preserve views • Establish and link trails This parcel is located within the Lower Fox River Watershed and the Rob Roy Creek Sub Watershed. Attachment 6, Page 37 NRI 2102 February 2021 33 WETLAND INFORMATION IMPORTANCE OF WETLAND INFORMATION Wetlands function in many ways to provide numerous benefits to society. They control flooding by offering a slow release of excess water downstream or through the soil. They cleanse water by filtering out sediment and some pollutants and can function as rechargers of our valuable groundwater. They also are essential breeding, rearing, and feeding grounds for many species of wildlife. These benefits are particularly valuable in urbanizing areas as development activity typically adversely affects water quality, increases the volume of stormwater runoff, and increases the demand for groundwater. In an area where many individual homes rely on shallow groundwater wells for domestic water supplies, activities that threaten potential groundwater recharge areas are contrary to the public good. The conversion of wetlands, with their sediment trapping and nutrient absorbing vegetation, to biologically barren stormwater detention ponds can cause additional degradation of water quality in downstream or adjacent areas. It has been estimated that over 95% of the wetlands that were historically present in Illinois have been destroyed while only recently has the true environmental significance of wetlands been fully recognized. America is losing 100,000 acres of wetland a year and has saved 5 million acres total (since 1934). One acre of wetland can filter 7.3 million gallons of water a year. These are reasons why our wetlands are high quality and important. This section contains the NRCS (Natural Resources Conservation Service) Wetlands Inventory, which is the most comprehensive inventory to date. The NRCS Wetlands Inventory is reproduced from an aerial photo at a scale of 1” equals 660 feet. The NRCS developed these maps in cooperation with U.S. EPA (Environmental Protection Agency,) and the U.S. Fish and Wildlife Service, using the National Food Security Act Manual, 3rd Edition. The main purpose of these maps is to determine wetland areas on agricultural fields and areas that may be wetlands but are in a non-agriculture setting. The NRCS Wetlands Inventory in no way gives an exact delineation of the wetlands, but merely an outline, or the determination that there is a wetland within the outline. For the final, most accurate wetland determination of a specific wetland, a wetland delineation must be certified by NRCS staff using the National Food Security Act Manual (on agricultural land.) On urban land, a certified wetland delineator must perform the delineation using the ACOE 1987 Manual. See the glossary section for the definitions of “delineation” and “determination. Attachment 6, Page 38 NRI 2102 February 2021 34 Figure 10: Wetland Map – USFWS National Wetland Inventory Office maps indicate that mapped wetlands are present on the parcel in question (PIQ). A wetland delineation was completed on July 2, 2020 by ENCAP, Inc. According to the Wetland Delineation Report, “Three wetlands totaling approximately 10.04 acres were identified on the project area” (ENCAP, Inc., 2020). These findings should be taken into consideration during the land use planning process. Attachment 6, Page 39 NRI 2102 February 2021 35 HYDRIC SOILS Soils information gives another indication of flooding potential. The soils map on the following page indicates the soil(s) on the parcel that the Natural Resources Conservation Service indicates as hydric. Hydric soils, by definition, have seasonal high water at or near the soil surface and/or have potential flooding or ponding problems. All hydric soils range from poorly suited to unsuitable for building. One group of the hydric soils are the organic soils, which formed from dead organic material. Organic soils are unsuitable for building because of not only the high water table but also their subsidence problems. It is important to add the possibility of hydric inclusions in a soil type. An inclusion is a soil polygon that is too small to appear on these maps. While relatively insignificant for agricultural use, hydric soil inclusions become more important to more intense uses such as a residential subdivision. While considering hydric soils and hydric inclusions, it is noteworthy to mention that subsurface agriculture drainage tile occurs in almost all poorly drained and somewhat poorly drained soils. Drainage tile expedites drainage and facilitates farming. It is imperative that these drainage tiles remain undisturbed. A damaged subsurface drainage tile may return original hydrologic conditions to all the areas that drained through the tile (ranging from less than one acre to many square miles.) For an intense land use, such as a subdivision, the Kendall County SWCD recommends the following: a topographical survey with 1 foot contour intervals to accurately define the flood area on the parcel, an intensive soil survey to define most accurately the locations of the hydric soils and inclusions, and a drainage tile survey on the area to locate the tiles that must be preserved to maintain subsurface drainage. Table 10: Hydric Soils Soil Types Drainage Class Hydric Designation Hydric Inclusions Likely Acreage Percent 60C2 Moderately Well Drained Non-hydric No 3.2 13.1% 67A Poorly Drained Hydric No 7.7 31.1% 149A Somewhat Poorly Drained Non-hydric Yes 4.5 18.4% 152A Poorly Drained Hydric No 0.7 2.9% 512B Moderately Well Drained Non-hydric No 1.7 6.9% 663B Moderately Well Drained Non-hydric No 5.8 23.4% 865 N/A Non-hydric Yes 1.0 4.2% Attachment 6, Page 40 NRI 2102 February 2021 36 Figure 11: Hydric Soil Map Attachment 6, Page 41 NRI 2102 February 2021 37 WETLAND AND FLOODPLAIN REGULATIONS The laws of the United States and the State of Illinois assign certain agencies specific and different regulatory roles to protect the waters within the State's boundaries. These roles, when considered together, include protection of navigation channels and harbors, protection against floodway encroachments, maintenance and enhancement of water quality, protection of fish and wildlife habitat and recreational resources, and, in general, the protection of total public interest. Unregulated use of the waters within the State of Illinois could permanently destroy or alter the character of these valuable resources and adversely impact the public. Therefore, please contact the proper regulatory authorities when planning any work associated with Illinois waters so that proper consideration and approval can be obtained. WHO MUST APPLY? Anyone proposing to dredge, fill, rip rap, or otherwise alter the banks or beds of, or construct, operate, or maintain any dock, pier, wharf, sluice, dam, piling, wall, fence, utility, floodplain or floodway subject to State or Federal regulatory jurisdiction should apply for agency approvals. REGULATORY AGENCIES • Wetland or U.S. Waters: U.S. Army Corps of Engineers, Rock Island District, Clock Tower Building, Rock Island, IL • Floodplains: Illinois Department of Natural Resources/Office of Water Resources, Natural Resources Way, Springfield, IL 62702-1270. • Water Quality/Erosion Control: Illinois Environmental Protection Agency, Springfield, IL COORDINATION We recommend early coordination with the regulatory agencies BEFORE finalizing work plans. This allows the agencies to recommend measures to mitigate or compensate for adverse impacts. Also, the agency can make possible environmental enhancement provisions early in the project planning stages. This could reduce time required to process necessary approvals. PLEASE READ THE FOLLOWING IF YOU ARE PLANNING TO DO ANY WORK NEAR A STREAM (THIS INCLUDES SMALL UNNAMED STREAMS), LAKE, WETLAND OR FLOODWAY. CAUTION: Contact with the United States Army Corps of Engineers is strongly advised before commencement of any work in or near a Waters of the United States. This could save considerable time and expense. Persons responsible for willful and direct violation of Section 10 of the River and Harbor Act of 1899 or Section 404 of the Federal Water Pollution Control Act are subject to fines ranging up to $27,500 per day of violation and imprisonment for up to one year or both. Attachment 6, Page 42 NRI 2102 February 2021 38 GLOSSARY AGRICULTURAL PROTECTION AREAS (AG AREAS) - Allowed by P.A. 81-1173. An AG AREA consists of a minimum of 350 acres of farmland, as contiguous and compact as possible. Petitioned by landowners, AG AREAS protect for a period of ten years initially, then reviewed every eight years thereafter. AG AREA establishment exempts landowners from local nuisance ordinances directed at farming operations, and designated land cannot receive special tax assessments on public improvements that do not benefit the land, e.g. water and sewer lines. AGRICULTURE - The growing, harvesting and storing of crops including legumes, hay, grain, fruit and truck or vegetable including dairying, poultry, swine, sheep, beef cattle, pony and horse production, fur farms, and fish and wildlife farms; farm buildings used for growing, harvesting and preparing crop products for market, or for use on the farm; roadside stands, farm buildings for storing and protecting farm machinery and equipment from the elements, for housing livestock or poultry and for preparing livestock or poultry products for market; farm dwellings occupied by farm owners, operators, tenants or seasonal or year around hired farm workers. B.G. - Below Grade. Under the surface of the Earth. BEDROCK - Indicates depth at which bedrock occurs. Also lists hardness as rippable or hard. FLOODING - Indicates frequency, duration, and period during year when floods are likely to occur. HIGH LEVEL MANAGEMENT - The application of effective practices adapted to different crops, soils, and climatic conditions. Such practices include providing for adequate soil drainage, protection from flooding, erosion and runoff control, near optimum tillage, and planting the correct kind and amount of high-quality seed. Weeds, diseases, and harmful insects are controlled. Favorable soil reaction and near optimum levels of available nitrogen, phosphorus, and potassium for individual crops are maintained. Efficient use is made of available crop residues, barnyard manure, and/or green manure crops. All operations, when combined efficiently and timely, can create favorable growing conditions and reduce harvesting losses -- within limits imposed by weather. HIGH WATERTABLE - A seasonal high watertable is a zone of saturation at the highest average depth during the wettest part of the year. May be apparent, perched, or artesian kinds of water tables. • Watertable, Apparent: A thick zone of free water in the soil. An apparent water table is indicated by the level at which water stands in an uncased borehole after adequate time is allowed for adjustment in the surrounding soil. • Watertable, Artesian: A water table under hydrostatic head, generally beneath an impermeable layer. When this layer is penetrated, the water level rises in an uncased borehole. • Watertable, Perched: A water table standing above an unsaturated zone. In places an upper, or perched, water table is separated from a lower one by a dry zone. Attachment 6, Page 43 NRI 2102 February 2021 39 DELINEATION - For Wetlands: A series of orange flags placed on the ground by a certified professional that outlines the wetland boundary on a parcel. DETERMINATION - A polygon drawn on a map using map information that gives an outline of a wetland. HYDRIC SOIL - This type of soil is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part (USDA Natural Resources Conservation Service 1987). INTENSIVE SOIL MAPPING - Mapping done on a smaller more intensive scale than a modern soil survey to determine soil properties of a specific site, e.g. mapping for septic suitability. LAND EVALUATION AND SITE ASSESSMENT (L.E.S.A.) - LESA is a systematic approach for evaluating a parcel of land and to determine a numerical value for the parcel for farmland preservation purposes. MODERN SOIL SURVEY - A soil survey is a field investigation of the soils of a specific area, supported by information from other sources. The kinds of soil in the survey area are identified and their extent shown on a map, and an accompanying report describes, defines, classifies, and interprets the soils. Interpretations predict the behavior of the soils under different used and the soils' response to management. Predictions are made for areas of soil at specific places. Soils information collected in a soil survey is useful in developing land-use plans and alternatives involving soil management systems and in evaluating and predicting the effects of land use. PALUSTRINE - Name given to inland freshwater wetlands. PERMEABILITY - Values listed estimate the range (in rate and time) it takes for downward movement of water in the major soil layers when saturated but allowed to drain freely. The estimates are based on soil texture, soil structure, available data on permeability and infiltration tests, and observation of water movement through soils or other geologic materials. PIQ - Parcel in question POTENTIAL FROST ACTION - Damage that may occur to structures and roads due to ice lens formation causing upward and lateral soil movement. Based primarily on soil texture and wetness. PRIME FARMLAND - Prime farmland soils are lands that are best suited to food, feed, forage, fiber and oilseed crops. It may be cropland, pasture, woodland, or other land, but it is not urban and built up land or water areas. It either is used for food or fiber or is available for those uses. The soil qualities, growing season, and moisture supply are those needed for a well-managed soil economically to produce a sustained high yield of crops. Prime farmland produces in highest yields with minimum inputs of energy and economic resources and farming the land results in the least damage to the environment. Prime farmland has an adequate and dependable supply of moisture from precipitation or irrigation. The temperature and growing season are favorable. The level of acidity or alkalinity is acceptable. Prime farmland has few or no rocks and is permeable to water and air. It is not excessively erodible or saturated Attachment 6, Page 44 NRI 2102 February 2021 40 with water for long periods and is not frequently flooded during the growing season. The slope ranges mainly from 0 to 5 percent (USDA Natural Resources Conservation Service). PRODUCTIVITY INDEXES - Productivity indexes for grain crops express the estimated yields of the major grain crops grown in Illinois as a single percentage of the average yields obtained under basic management from several of the more productive soils in the state. This group of soils is composed of the Muscatine, Ipava, Sable, Lisbon, Drummer, Flanagan, Littleton, Elburn and Joy soils. Each of the 425 soils found in Illinois are found in Circular 1156 from the Illinois Cooperative Extension Service. SEASONAL - When used in reference to wetlands indicates that the area is flooded only during a portion of the year. SHRINK-SWELL POTENTIAL - Indicates volume changes to be expected for the specific soil material with changes in moisture content. SOIL MAPPING UNIT - A map unit is a collection of soil areas of miscellaneous areas delineated in mapping. A map unit is generally an aggregate of the delineations of many different bodies of a kind of soil or miscellaneous area but may consist of only one delineated body. Taxonomic class names and accompanying phase terms are used to name soil map units. They are described in terms of ranges of soil properties within the limits defined for taxa and in terms of ranges of taxadjuncts and inclusions. SOIL SERIES - A group of soils, formed from a particular type of parent material, having horizons that, except for texture of the A or surface horizon, are similar in all profile characteristics and in arrangement in the soil profile. Among these characteristics are color, texture, structure, reaction, consistence, and mineralogical and chemical composition. SUBSIDENCE - Applies mainly to organic soils after drainage. Soil material subsides due to shrinkage and oxidation. TERRAIN - The area or surface over which a particular rock or group of rocks is prevalent. TOPSOIL - That portion of the soil profile where higher concentrations of organic material, fertility, bacterial activity and plant growth take place. Depths of topsoil vary between soil types. WATERSHED - An area of land that drains to an associated water resource such as a wetland, river or lake. Depending on the size and topography, watersheds can contain numerous tributaries, such as streams and ditches, and ponding areas such as detention structures, natural ponds and wetlands. WETLAND - An area that has a predominance of hydric soils and that is inundated or saturated by surface or groundwater at a frequency and duration sufficient enough to support, and under normal circumstances does support, a prevalence of hydrophytic vegetation typically adapted for life in saturated soil conditions. Attachment 6, Page 45 NRI 2102 February 2021 41 REFERENCES Hydric Soils of the United States. USDA Natural Resources Conservation Service, 2007. DFIRM – Digital Flood Insurance Rate Maps for Kendall County. Prepared by FEMA – Federal Emergency Management Agency. Hydrologic Unit Map for Kendall County. Natural Resources Conservation Service, United States Department of Agriculture. Land Evaluation and Site Assessment System. The Kendall County Department of Planning Building and Zoning, and The Kendall County Soil and Water Conservation District. In cooperation with: USDA, Natural Resources Conservation Service. Soil Survey of Kendall County. United States Department of Agriculture 2008, Natural Resources Conservation Service. Illinois Urban Manual. Association of Illinois Soil & Water Conservation Districts, 2020. Kendall County Land Atlas and Plat Book. 21st Edition, 2021. Potential For Contamination of Shallow Aquifers from Land Burial of Municipal Wastes. Illinois State Geological Survey. Natural Resources Conservation Service National Wetland Inventory Map. United States Department of Agriculture. Geologic Road Map of Illinois. Department of Natural Resources, Illinois State Geological Survey, Natural Resources Building, 615 East Peabody, Champaign IL 61820-6964. Wetlands - The Corps of Engineers' Administration of the Section 404 Program (GAO/RCED-88-110). Soil Erosion by Water - United States Department of Agriculture Natural Resources Conservation Service. Agriculture Information Bulletin 513. The Conservation of Biological Diversity in the Great Lakes Ecosystem: Issues and Opportunities, prepared by the Nature Conservancy Great Lakes Program 79W. Monroe Street, Suite 1309, Chicago, IL 60603, January 1994. Wetland Delineation Report Cordero Property – ENCAP, Inc. July 28, 2020. Attachment 6, Page 46 Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Community Development Purchasing Police Public Works Parks and Recreation Agenda Item Number New Business #6 Tracking Number EDC 2021-21 TIF Inducement Resolution – Northwest Corner of Van Emmon St. and S. Main St. Economic Development Committee – March 2, 2021 Majority Approval Bart Olson Administration Name Department Summary Approval of a TIF inducement resolution in Downtown TIF #2 for four residential properties generally at the northwest corner of Van Emmon St and S Main St, currently under ownership by Imperial Investments but under contract with Fox River Group, LLC represented by Yonas Hagos. Background The City Council last discussed this item in January 2017. At that time, the City Council approved an inducement resolution for these residential properties with Imperial Investments, who was in line to close on the property at that time. Since City Council approval of the inducement resolution, Imperial Investments has decided to sell the property to local developers Fox River Group LLC. While there are no immediate plans for development of the property, the interested buyer has said that the ability to proceed in the future with any project will require TIF assistance and a TIF extension. In order to preserve the right to request future reimbursement of any eligible redevelopment project costs being incurred prior to the negotiation and approval of a development plan and a redevelopment agreement, state law mandates that the corporate authority acknowledge that a development plan is being undertaken in order to permit these expenses to be “potentially” reimbursable from future revenues received as a result of the approved plan and project. This step is required for the new developer, even though the property already has an inducement resolution on it. As you are aware, this TIF inducement resolution makes no guarantee as to the amount or type of assistance to the owner, as these items will get negotiated with the City at a later date. Finally, the resolution specifically states that all undertakings by the City are contingent upon the City’s approval of an agreement for the development of the property. Recommendation Staff recommends approval of the TIF inducement resolution with Fox River Group, LLC, represented by Yonas Hagos. Memorandum To: Economic Development Committee From: Bart Olson, City Administrator CC: Date: February 24, 2021 Subject: 200 W block inducement resolution Resolution No. 2021-____ Page 1 Resolution No. 2021-_____ A RESOLUTION OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS, TO INDUCE THE REDEVELOPMENT OF CERTAIN PROPERTIES WITHIN THE YORKVILLE DOWNTOWN TAX INCREMENT REDEVELOPMENT PROJECT AREA WHEREAS, the United City of Yorkville, Kendall County, Illinois (the “City”) is a duly organized and validly existing municipality of the State of Illinois pursuant to the 1970 Illinois Constitution and the Illinois Municipal Code, as from time to time amended (the “Municipal Code”) (65 ILCS 5/65-1-1-2, et seq.); and, WHEREAS, the Mayor and City Council of the City (the “Corporate Authorities”), as authorized by the Municipal Code, undertook an eligibility study and report with respect to a redevelopment project and plan for a certain area; and, based on said report approved a redevelopment project and plan pursuant to Ordinance No. 2018-23 and thereafter, by Ordinance No. 2018-24, designated the area as the Downtown Redevelopment Project Area #2 (the “Project Area”) and adopted tax increment financing for the payment and financing of redevelopment project costs incurred within the Project Area by Ordinance No. 2018-25, all of said Ordinances being adopted on April 10, 2018, pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1, et seq., (the “TIF Act”); and, WHEREAS, the City had been informed by Imperial Investments, Inc., an Illinois corporation in 2017, that it had acquired certain properties within the Project Area (the “Properties”), as listed on Exhibit A attached hereto and made a part hereof, which properties it intended to redevelop by demolishing certain buildings and constructing new buildings; and, WHEREAS, Imperial Investments, Inc., has now advised the City that rather than redeveloping the Properties, it has sold them to Fox River Group, LLC, an Illinois limited liability company (the “Potential Developer”) who may redevelop the Properties in the future; and, Resolution No. 2021-____ Page 2 WHEREAS, the Potential Developer has requested the opportunity to preserve the right to request future reimbursement of eligible “redevelopment project costs” as permitted by the TIF Act upon undertaking the redevelopment of the Properties because its ability to proceed would require financial assistance from the City; and, WHEREAS, the Potential Developer would like to incur certain costs in connection with the future redevelopment of the Properties prior to the approval of any ordinance authorizing the execution of a redevelopment agreement with the City, wherein reimbursement for such costs may be considered subject to certain conditions; and, WHEREAS, this Resolution is intended to allow the Potential Developer to incur certain costs relating to the redevelopment of the Properties that may be considered “Redevelopment Project Costs” as such term is defined in the TIF Act, prior to approval of any ordinance authorizing the execution of a redevelopment agreement with the City, subject to the condition set forth in Section 3 of this Resolution. NOW, THEREFORE, BE IT RESOLVED, by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1. That the above recitals are incorporated herein and made a part hereof. Section 2. That the City Council may consider expenditures that are Redevelopment Project Costs as such term is defined by the TIF Act, in connection with the redevelopment of the Properties incurred prior to the approval and execution of a redevelopment agreement to be expenditures that are eligible for reimbursement through the TIF Act, provided that such costs constitute “redevelopment project costs” as defined by the TIF Act; and, that the redevelopment of the Properties shall be consistent with the redevelopment project and plan for the overall Project Area. Resolution No. 2021-____ Page 3 Section 3. That all undertakings of the City set forth in this Resolution are specifically contingent upon the City approving and executing a redevelopment agreement with the Potential Developer which provides for the development or redevelopment of the Properties in accordance with the terms and conditions to be negotiated by the parties. Section 4. That any financial assistance rendered to the Potential Developer by the City shall be contingent upon the authority, restrictions, terms and conditions imposed by the TIF Act. Section 5. That this Resolution shall be in full force and effect from and after its passage and approval as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this ____ day of __________________, A.D. 2021. ______________________________ CITY CLERK KEN KOCH _________ DAN TRANSIER _________ JACKIE MILSCHEWSKI _________ ARDEN JOE PLOCHER _________ CHRIS FUNKHOUSER _________ JOEL FRIEDERS _________ SEAVER TARULIS _________ JASON PETERSON _________ APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois this ____ day of __________________, A.D. 2021. ______________________________ MAYOR Attest: ______________________________ CITY CLERK 02-32-282-004 02-32-282-00502-32-282-00602-32-282-003State StMain StHydraulic Ave Van Emmon St Main StSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ¯