Planning and Zoning Commission Packet 2022 08-10-22
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, August 10, 2022
7:00 PM
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: July 13, 2022
Citizen’s Comments
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Public Hearings
1. PZC 2022-08 Thomas Williamson, on behalf of Graham C Stores Company, petitioner, is
seeking special use permit authorization, rezoning approval, and a variance to the sign
regulations to develop a gasoline service station with accessory convenience store. The real
property is approximately 5.51 acres and is located at the northeast corner of State Route 47
(Bridge Street) and State Route 71 (Stagecoach Trail) intersection.
2. PZC 2022-17 David Courtright, attorney on behalf of CIG TSP LLC, GIG TSP AP LLC, CIG
TSP CFP LLC, CIG TSP K&SM II LLC, petitioners, is seeking variance approval to permit
permanent accessory structures closer to the public way than the principal building on a lot and to
permit expansion of a nonconforming use. The real property is located at 1602 N Bridge Street
on the east side of Bridge Street (State Route 47) and north of Veterans Parkway (U.S. 34). The
petitioner is seeking to keep their temporary storage containers currently located on the property
as permitted through a temporary building permit.
Unfinished Business
New Business
1. PZC 2022-08 Thomas Williamson, on behalf of Graham C Stores Company, petitioner, is
seeking special use permit authorization, rezoning approval, a variance to the sign regulations,
and final plat approval to develop a gasoline service station with accessory convenience store.
The real property is approximately 5.51 acres and is located at the northeast corner of State Route
47 (Bridge Street) and State Route 71 (Stagecoach Trail) intersection.
Action Item
Rezone, Special Use, Sign Variance, Final Plat
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
2. PZC 2022-14 John McFarland, on behalf of CalAtlantic Group, LLC, petitioner, is seeking Final
Plat approval to subdivide the approximately 6.27-acre vacant parcel into 12 single-family units
in Windett Ridge Unit 2. The subject property is generally located east of South Bridge Street (IL
Route 47) and south of Stagecoach Trail (IL Route 71) at the eastern edge of Windett Ridge
Road.
Action Item
Final Plat
3. PZC 2022-16 John McFarland, on behalf of CalAtlantic Group, LLC, petitioner, is seeking Final
Plat approval to subdivide two (2) undeveloped parcels totaling approximately 22.77 into 62 lots
consisting of 61 single-family units and a 37,809-square foot open space lot in Caledonia – Phase
3. The proposed Final Plat would complete the buildout of the overall master planned subdivision
of 206 single family detached residential lots. The property is generally located south of Corneils
Road and west of Bridge Street.
Action Item
Final Plat
4. PZC 2022-17 David Courtright, attorney on behalf of the petitioners CIG TSP LLC, GIG TSP
AP LLC, CIG TSP CFP LLC, CIG TSP K&SM II LLC, is seeking variance approval to permit
permanent accessory structures closer to the public way than the principal building on a lot and to
permit expansion of a nonconforming use. The real property is located at 1602 N Bridge Street
on the east side of Bridge Street (State Route 47) and north of Veterans Parkway (U.S. 34). The
petitioner is seeking to keep their temporary storage containers currently located on the property
as permitted through a temporary building permit.
Action Item
Variance
Additional Business
1. PZC 2022-12 Troy Mertz, on behalf of Bristol Bay Yorkville, LLC, petitioner, is seeking Final
Plat approval to subdivide approximately 20.5 acres into two (2) units consisting of 119 multi-
family townhome lots in Unit 10 and 60 multi-family townhome lots in Unit 12 in Bristol Bay,
for a total of 179 dwellings. The general location of the areas to be subdivided is north of Galena
Road and west of Rosenwinkel Street just south of Units 11 and Unit 9 in the Bristol Bay
subdivision.
Action Item
Final Plat
Adjournment
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Page 1 of 3
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, IL
Wednesday, July 13 2022 7:00pm
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, the City of Yorkville is allowing
remote attendance at this meeting. Social distancing is being encouraged due to the
ongoing Covid-19 pandemic.
Meeting Called to Order
Chairman Jeff Olson called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call
Danny Williams-yes/in-person
Deborah Horaz-yes/electronic attendance
Rusty Hyett-yes/electronic attendance
Greg Millen-yes/electronic attendance
Jeff Olson-yes/in-person
Rich Vinyard-yes/in-person
City Staff
Krysti Barksdale-Noble, Community Development Director/electronic attendance
Jason Engberg, Senior Planner/in-person attendance
Other Guests
(All guests were by electronic attendance)
Lynn Dubajic Kellogg, City Consultant
Troy Mertz, Bristol Bay
Chris Vitosh, Vitosh Reporting Service
Previous Meeting Minutes June 8, 2022
The minutes were approved as presented on a motion and second by Commissioners
Williams and Vinyard, respectively.
Roll call: Horaz-yes, Hyett-yes, Millen-yes, Olson-yes,Vinyard-yes, Williams-yes
Carried: 6-0.
Citizen’s Comments None
Public Hearing
1. PZC 2022-11 The United City of Yorkville, Kendall County, Illinois, petitioner,
is proposing to amend the Yorkville Comprehensive Plan to include an update to
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Page 2 of 3
the appendix to reclassify the property at the northwest corner of the State Route 126 and
Wing Road intersection from the “Estate/Conservation Residential” to the “Destination
Commercial” land use category. The change is a result of a rezoning approval made by
the City Council in April 2022.
Chairman Olson explained the Public Hearing procedure and there was no one present to
give testimony for or against. The Public Hearing was opened at 7:02pm on a motion
and second by Commissioners Vinyard and Williams, respectively.
Roll call: Hyett-yes, Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes.
Carried 6-0. The Public Hearing description was read by Mr. Olson.
(See Court Reporter's full transcript)
A motion was made and seconded at about 7:04pm by Mr. Williams and Mr. Vinyard,
respectively, to close the Hearing. Roll call: Horaz-yes, Hyett-yes, Millen-yes, Olson-
yes, Vinyard-yes, Williams-yes. Carried 6-0.
Unfinished Business None
New Business
1. PZC 2022-11 (See full description under Public Hearing)
No discussion was held.
Action Item
Text Amendment
A motion was made and seconded by Commissioners Williams and Vinyard, respectively
to approve the Text Amendment, with the motion being read as follows by Mr. Williams:
In consideration of testimony presented during a Public Hearing on July 13, 2022 and
discussions conducted at that meeting, the Planning and Zoning Commission
recommends approval to the City Council of a request to amend the United City of
Yorkville's 2016 Comprehensive Plan for the identified future land use change as
presented in a staff memorandum dated July 6, 2022.
Roll call: Hyett-yes, Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes.
Carried 6-0.
2. PZC 2022-12 Troy Mertz, on behalf of Bristol Bay Yorkville, LLC, petitioner
is seeking Final Plat approval to subdivide approximately 20.5 acres into two (2)
units consisting of 119 multi-family townhome lots in Unit 10 and 60 multi-
family townhome lots in Unit 12 in Bristol Bay for a total of 179 dwellings. The
general location of the areas to be subdivided is north of Galena Road and west of
Rosenwinkel Street just south of Unit 11 and Unit 9 in the Bristol Bay
subdivision.
Ms. Noble said this is a request for a Final Plat, completing the subdivision with 179
dwelling units. There are 119 units in Unit 10, a reduction of 19 lots. In Unit 12, the lots
will be larger and there is a reduction of 8 dwelling units, leaving 60 units. These
DRAFT
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reductions will result in less building permit fees, however, staff has no concern and the
products will be different than originally proposed. Staff is supportive of the Final Plat.
Action Item
Final Plat
A motion for approval was made by Commissioners Vinyard and Williams, respectively.
The motion was read by Mr. Vinyard as follows: In consideration of the proposed Final
Plat of Subdivision for Bristol Bay P.U.D. Unit 10 and Unit 12, the Planning and Zoning
Commission recommends approval of the plats to the City Council as prepared by HR
Green dated April 4, 2022, subject to comments provided by EEI, Inc. in a letter dated
May 23, 2022.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes, Hyett-yes.
Carried 6-0.
Additional Business None
Adjournment
There was no further business and the meeting was adjourned at 7:10pm on a unanimous
voice vote.
Respectfully submitted by
Marlys Young, Minute Taker/in-person
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PZC - Public Hearing - July 13, 2022
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`
UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
800 Game Farm Road
Yorkville, Illinois
Wednesday, July 13, 2022
7 :00 p .m .
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PZC - Public Hearing - July 13, 2022
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PRESENT: (In-person and via Zoom)
Mr. Jeff Olson, Chairman,
Ms. Deborah Horaz,
Mr. Richard Vinyard,
Mr. Danny Williams,
Mr. Greg Millen,
Mr. Rusty Hyett.
ALSO PRESENT: (In-person and via Zoom)
Ms. Krysti Barksdale-Noble, Community
Development Director;
Mr. Jason Engberg, Senior Planner;
Ms. Marlys Young, Minute Taker.
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PZC - Public Hearing - July 13, 2022
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(WHEREUPON, the following
proceedings were in had
public hearing:)
CHAIRMAN OLSON: The purpose of the
meeting is to invite testimony from members of
the public regarding the proposed request that is
being considered before the Commission tonight.
Public testimony from persons present who wish to
speak may be for or may be against the request or
to ask questions of the petitioner regarding the
request being heard.
Those persons wishing to testify are
asked to speak clearly, one at a time, and state
your name, who you are and who you work for or
represent. You are also asked to sign in at the
podium, if you haven't already. If you plan to
speak during tonight's public hearing as a
petitioner or a member of the public, please
stand now, raise your right hand and repeat after
me.
MR. ENGBERG: He's not part of it.
CHAIRMAN OLSON: All right, then you are
all good. The order for receiving public
testimony for the public hearing tonight will be
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PZC - Public Hearing - July 13, 2022
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those for, those against.
May I have a motion then please to
open the public hearing on Petition PZC 2022-11,
Yorkville Comprehensive Plan Amendment?
MR. VINYARD: So moved.
MR. WILLIAMS: Second.
CHAIRMAN OLSON: Roll call vote on the
motion, please.
MS. YOUNG: Yes. Hyett.
MR. HYETT: Yes.
MS. YOUNG: Millen.
MR. MILLEN: Yes.
MS. YOUNG: Olson.
CHAIRMAN OLSON: Yes.
MS. YOUNG: Vinyard.
MR. VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: And Horaz.
MS. HORAZ: Yes.
CHAIRMAN OLSON: Okay. Public hearing
up for discussion tonight is PZC 2022-11, the
United City of Yorkville, Kendall County,
Illinois, petitioner, is proposing an amendment
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PZC - Public Hearing - July 13, 2022
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to the Yorkville Comprehensive Plan to include an
update to the appendix to reclassify the property
at the northwest corner of State Route 1 26 and
Wing Road intersection from Estate/Conservation
Residential to the Destination Commercial land
use category.
The change is a result of a rezoning
approval made by the City Council in April of
2022.
Jason, would you like to present,
please?
MR. ENGBERG: Yeah. So, as Jeff said,
in April of this year there was a rezoning down
on 126, near 126 and 7 1 . It was part of the old
Windmill Farms Planned Unit Development. So the
City -- the parcel indicated it was for
Bricolage Wellness, which is a counseling
service, they bought the property and it was
originally residential and they wanted to take it
to and use it as their office, so it was rezoned
to commercial in the B -3 and it was taken out of
the Windmill Farms overall Planned Unit
Development.
So as we were going through and were
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PZC - Public Hearing - July 13, 2022
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trying to kind of doing this a little more
proactively, similar in 2020, we added an
appendix to the Comprehensive Plan with some of
these types of changes.
The Comprehensive Plan is a guiding
document, but it cannot foresee the future, you
know, so guiding trends and things like that in
the area can also help when making decisions .
So this area especially, the
Windmill Farms, has seen more commercial trends
in the area and that's why it was getting that
rezoning, so we are just proposing to amend that
existing addendum to the Comprehensive Plan, and
moving this into the destination commercial land
use, which is more appropriate for something in
the B -3 , this business aligns with that future
land use, so that is -- after the public hearing
I can take any more questions.
CHAIRMAN OLSON: Okay. Is there anyone
present who wishes to speak in favor of the
request?
(No response.)
CHAIRMAN OLSON: Okay. Is there anyone
present who wishes to speak in opposition to the
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PZC - Public Hearing - July 13, 2022
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request?
(No response.)
CHAIRMAN OLSON: Seeing as there are
none, any questions -- I will do questions later.
Since all public testimony regarding the petition
has been taken, may I have a motion, please, to
close the taking of testimony in this public
hearing?
MR. WILLIAMS: So moved.
MR. VINYARD: Second.
CHAIRMAN OLSON: Roll call vote on the
motion, please.
MS. YOUNG: Yes. Horaz.
MS. HORAZ: Yes.
MS. YOUNG: Thank you. Hyett.
MR. HYETT: Yes.
MS. YOUNG: Millen.
MR. MILLEN: Yes.
MS. YOUNG: Olson.
CHAIRMAN OLSON: Yes.
MS. YOUNG: Vinyard.
MR. VINYARD: Yes.
MS. YOUNG: And Williams.
MR. WILLIAMS: Yes.
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PZC - Public Hearing - July 13, 2022
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CHAIRMAN OLSON: The public hearing
portion of the meeting is closed.
(Which were all the
proceedings had in the
public hearing portion
of the meeting.)
---o 0 o ---
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PZC - Public Hearing - July 13, 2022
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STATE OF ILLINOIS )
) SS.
COUNTY OF LASALLE )
I, Christine M. Vitosh, a Certified Shorthand
Reporter, do hereby certify that I transcribed
the proceedings had at the pubic hearing and that
the foregoing, Pages 1 through 13 inclusive, is a
true, correct and complete computer-generated
transcript of the proceedings had at the time and
place aforesaid.
I further certify that my certificate annexed
hereto applies to the original transcript and
copies thereof, signed and certified under my
hand only. I assume no responsibility for the
accuracy of any reproduced copies not made under
my control or direction.
As certification thereof, I have hereunto set
my hand this 29th day of July, A.D., 2022.
Christine M. Vitosh, CSR
Illinois CSR No. 084-002883
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084-002883 [1] - 9:20
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1 [1] - 9:6
126 [3] - 5:3, 5:14
13 [2] - 1:21, 9:6
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2020 [1] - 6:2
2022 [3] - 1:21, 5:9,
9:17
2022-11 [2] - 4:3, 4:22
29th [1] - 9:17
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71 [1] - 5:14
7:00 [1] - 1:22
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A.D [1] - 9:17
accuracy [1] - 9:14
added [1] - 6:2
addendum [1] - 6:13
aforesaid [1] - 9:9
aligns [1] - 6:16
ALSO [1] - 2:10
amend [1] - 6:12
amendment [1] - 4:24
Amendment [1] - 4:4
AND [1] - 1:10
annexed [1] - 9:10
appendix [2] - 5:2, 6:3
applies [1] - 9:11
appropriate [1] - 6:15
approval [1] - 5:8
April [2] - 5:8, 5:13
area [3] - 6:8, 6:9, 6:11
assume [1] - 9:13
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B-3 [2] - 5:21, 6:16
Barksdale [1] - 2:11
Barksdale-Noble [1] -
2:11
bought [1] - 5:18
Bricolage [1] - 5:17
business [1] - 6:16
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cannot [1] - 6:6
category [1] - 5:6
certificate [1] - 9:10
certification [1] - 9:16
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certified [1] - 9:12
certify [2] - 9:4, 9:10
Chairman [1] - 2:3
CHAIRMAN [11] - 3:4,
3:22, 4:7, 4:14, 4:21,
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7:20, 8:1
change [1] - 5:7
changes [1] - 6:4
Christine [2] - 9:3,
9:20
CITY [1] - 1:6
City [3] - 4:23, 5:8,
5:16
clearly [1] - 3:13
close [1] - 7:7
closed [1] - 8:2
Commercial [1] - 5:5
commercial [3] - 5:21,
6:10, 6:14
Commission [1] - 3:7
COMMISSION [1] -
1:10
Community [1] - 2:11
complete [1] - 9:7
Comprehensive [5] -
4:4, 5:1, 6:3, 6:5,
6:13
computer [1] - 9:7
computer-generated
[1] - 9:7
considered [1] - 3:7
control [1] - 9:15
copies [2] - 9:12, 9:14
corner [1] - 5:3
correct [1] - 9:7
Council [1] - 5:8
counseling [1] - 5:17
COUNTY [1] - 9:2
County [1] - 4:23
CSR [2] - 9:20, 9:20
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Danny [1] - 2:6
Deborah [1] - 2:4
decisions [1] - 6:8
Destination [1] - 5:5
destination [1] - 6:14
Development [3] -
2:12, 5:15, 5:23
direction [1] - 9:15
Director [1] - 2:12
discussion [1] - 4:22
document [1] - 6:6
down [1] - 5:13
during [1] - 3:17
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Engberg [1] - 2:13
ENGBERG [2] - 3:21,
5:12
especially [1] - 6:9
Estate/Conservation
[1] - 5:4
existing [1] - 6:13
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Farm [1] - 1:17
Farms [3] - 5:15, 5:22,
6:10
favor [1] - 6:20
following [1] - 3:1
foregoing [1] - 9:6
foresee [1] - 6:6
future [2] - 6:6, 6:16
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Game [1] - 1:17
generated [1] - 9:7
Greg [1] - 2:7
guiding [2] - 6:5, 6:7
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hand [3] - 3:19, 9:13,
9:17
heard [1] - 3:11
HEARING [1] - 1:11
hearing [10] - 3:3,
3:17, 3:24, 4:3, 4:21,
6:17, 7:8, 8:1, 8:5,
9:5
help [1] - 6:8
hereby [1] - 9:4
hereto [1] - 9:11
hereunto [1] - 9:16
Horaz [3] - 2:4, 4:19,
7:13
HORAZ [2] - 4:20,
7:14
Hyett [3] - 2:8, 4:9,
7:15
HYETT [2] - 4:10, 7:16
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ILLINOIS [2] - 1:7, 9:1
Illinois [3] - 1:18, 4:24,
9:20
in-person [1] - 2:2
In-person [1] - 2:10
include [1] - 5:1
inclusive [1] - 9:6
indicated [1] - 5:16
intersection [1] - 5:4
invite [1] - 3:5
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Jason [2] - 2:13, 5:10
Jeff [2] - 2:3, 5:12
July [2] - 1:21, 9:17
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Kendall [1] - 4:23
kind [1] - 6:1
Krysti [1] - 2:11
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land [3] - 5:5, 6:14,
6:17
LASALLE [1] - 9:2
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Marlys [1] - 2:14
meeting [3] - 3:5, 8:2,
8:6
member [1] - 3:18
members [1] - 3:5
Millen [3] - 2:7, 4:11,
7:17
MILLEN [2] - 4:12,
7:18
Minute [1] - 2:14
motion [4] - 4:2, 4:8,
7:6, 7:12
moved [2] - 4:5, 7:9
moving [1] - 6:14
MR [14] - 3:21, 4:5,
4:6, 4:10, 4:12, 4:16,
4:18, 5:12, 7:9, 7:10,
7:16, 7:18, 7:22,
7:24
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MS [14] - 4:9, 4:11,
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name [1] - 3:14
near [1] - 5:14
Noble [1] - 2:11
none [1] - 7:4
northwest [1] - 5:3
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OF [3] - 1:6, 9:1, 9:2
office [1] - 5:20
old [1] - 5:14
OLSON [11] - 3:4,
3:22, 4:7, 4:14, 4:21,
6:19, 6:23, 7:3, 7:11,
7:20, 8:1
Olson [3] - 2:3, 4:13,
7:19
one [1] - 3:13
open [1] - 4:3
opposition [1] - 6:24
order [1] - 3:23
original [1] - 9:11
originally [1] - 5:19
overall [1] - 5:22
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p.m [1] - 1:22
Pages [1] - 9:6
parcel [1] - 5:16
part [2] - 3:21, 5:14
person [2] - 2:2, 2:10
persons [2] - 3:8, 3:12
petition [1] - 7:5
Petition [1] - 4:3
petitioner [3] - 3:10,
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place [1] - 9:9
plan [1] - 3:16
Plan [5] - 4:4, 5:1, 6:3,
6:5, 6:13
Planned [2] - 5:15,
5:22
Planner [1] - 2:13
PLANNING [1] - 1:10
podium [1] - 3:16
portion [2] - 8:2, 8:5
PRESENT [2] - 2:2,
2:10
present [4] - 3:8, 5:10,
6:20, 6:24
proactively [1] - 6:2
proceedings [4] - 3:2,
8:4, 9:5, 9:8
property [2] - 5:2, 5:18
proposed [1] - 3:6
proposing [2] - 4:24,
6:12
pubic [1] - 9:5
Public [1] - 4:21
PUBLIC [1] - 1:11
public [13] - 3:3, 3:6,
3:8, 3:17, 3:18, 3:23,
3:24, 4:3, 6:17, 7:5,
7:7, 8:1, 8:5
purpose [1] - 3:4
PZC [2] - 4:3, 4:22
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questions [4] - 3:10,
6:18, 7:4
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raise [1] - 3:19
receiving [1] - 3:23
reclassify [1] - 5:2
regarding [3] - 3:6,
3:10, 7:5
repeat [1] - 3:19
Reporter [1] - 9:4
represent [1] - 3:15
reproduced [1] - 9:14
request [5] - 3:6, 3:9,
3:11, 6:21, 7:1
Residential [1] - 5:5
residential [1] - 5:19
response [2] - 6:22,
7:2
responsibility [1] -
9:13
result [1] - 5:7
rezoned [1] - 5:20
rezoning [3] - 5:7,
5:13, 6:12
Richard [1] - 2:5
Road [2] - 1:17, 5:4
roll [2] - 4:7, 7:11
Route [1] - 5:3
Rusty [1] - 2:8
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second [2] - 4:6, 7:10
seeing [1] - 7:3
Senior [1] - 2:13
service [1] - 5:18
set [1] - 9:16
Shorthand [1] - 9:3
sign [1] - 3:15
signed [1] - 9:12
similar [1] - 6:2
SS [1] - 9:1
stand [1] - 3:19
STATE [1] - 9:1
state [1] - 3:13
State [1] - 5:3
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Taker [1] - 2:14
testify [1] - 3:12
testimony [5] - 3:5,
3:8, 3:24, 7:5, 7:7
thereof [2] - 9:12, 9:16
tonight [3] - 3:7, 3:24,
4:22
tonight's [1] - 3:17
transcribed [1] - 9:4
transcript [2] - 9:8,
9:11
trends [2] - 6:7, 6:10
true [1] - 9:7
trying [1] - 6:1
types [1] - 6:4
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under [2] - 9:12, 9:14
Unit [2] - 5:15, 5:22
United [1] - 4:23
UNITED [1] - 1:6
up [1] - 4:22
update [1] - 5:2
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via [2] - 2:2, 2:10
VINYARD [4] - 4:5,
4:16, 7:10, 7:22
Vinyard [3] - 2:5, 4:15,
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Vitosh [2] - 9:3, 9:20
vote [2] - 4:7, 7:11
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Wednesday [1] - 1:21
Wellness [1] - 5:17
WHEREUPON [1] -
3:1
WILLIAMS [4] - 4:6,
4:18, 7:9, 7:24
Williams [3] - 2:6,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
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4:17, 7:23
Windmill [3] - 5:15,
5:22, 6:10
Wing [1] - 5:4
wish [1] - 3:8
wishes [2] - 6:20, 6:24
wishing [1] - 3:12
Y
year [1] - 5:13
YORKVILLE [2] - 1:6,
1:7
Yorkville [4] - 1:18,
4:4, 4:23, 5:1
YOUNG [12] - 4:9,
4:11, 4:13, 4:15,
4:17, 4:19, 7:13,
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7:21, 7:23
Young [1] - 2:14
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ZONING [1] - 1:10
Zoom [2] - 2:2, 2:10
1
SUMMARY:
The petitioner, Thomas Williamson, on behalf of Graham C Stores Company, has filed an application
requesting rezoning, special use permit and final plat approval pursuant to Section 10-6-0 of the Yorkville
City Code for a gasoline service station with accessory convenience store. The property is located at the
northeast corner of IL Route 47 (Bridge Street) and IL Route 71 (Stagecoach Trail).
The petitioner is also seeking sign variance approval to increase the maximum sign area and height for a
monument sign in a business district. The proposed sign area would increase from the maximum 64
square feet to 168 square feet and sign height would be 25 feet, exceeding the maximum 18 feet. The
property is currently zoned M-1 Limited Manufacturing and requires rezoning to B-3 General Business
District to permit a gas station use. The 5.51-acre property will be resubdivided into two (2) lots
consisting the of the fuel station/convenience store and onsite detention, as well as a future buildable
lot.
PROPERTY INFORMATION:
This property is currently improved with various detached metal structures on a gravel foundation
utilized for industrial/farming storage and truck related services, as illustrated below.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Brad Sanderson, City Engineer, EEI
Date: August 3, 2022
Subject: PZC 2022-08 Graham C Stores & Gas Station
107 E. Stagecoach Trl. - Proposed New Fuel Station & Convenience Store
(Rezoning, Special Use, Sign Variance & Final Plat)
2
The subject property is currently zoned as M-1 Limited Manufacturing District. The following table
depicts the current immediate surrounding properties’ zoning and land uses:
PROJECT DESCRIPTION:
Graham C-Stores is a large wholesale gasoline and diesel marketer of various fuel brands operating in
Illinois and Indiana. The BP brand is proposed for the 107 E. Stagecoach Trail property offering fuel for
automobiles and commercial/industrial trucks. The fuel station and a 4,500 square foot convenience food
store will be located on a 4.32-acre parcel (Lot 1), along with a proposed .66-acre detention area. A 1.19-
acre parcel (Lot 2) is also proposed as a future commercial outlot.
SITE PLAN:
The proposed 5.51-acre site plan was reviewed by various City departments and outside agencies to
ensure compliance with applicable ordinances, regulations and standards with regard to building setbacks,
parking/parking setbacks, circulation/access roads, stormwater management/utilities and signage. Below
are the summaries of those reviews.
Zoning Land Use
North B3- SU (Unincorporated Kendall County) Kendall County Highway Department
South B-3 General Business District
Silver Dollar Restaurant
All Season Motel
Transportation Land Use (IL Route 71)
East M-1 Limited Manufacturing District Undeveloped Agricultural Land
West B-3 Business District Transportation Land Use (IL Route 47)
Fountain Village Commercial Development
3
Bulk Regulations
The petitioner has depicted the following property’s building setback locations:
BUILDING SETBACK REQUIRED MINIMUM PROPOSED SETBACK
Interior Side Yard (North) 20 feet +/- 30’ (C Store)
Front Yard (West/IL 47) 50 feet +/- 216.5’ (C Store)
+/- 50.5’ (Gas Pump Canopy)
Corner Side Yard (South/IL 71) 30 feet +/- 91.1’ (C Store)
+/- 30’ (Gas Pump Canopy)
Rear Yard (East) 20 feet +/- 40’ (Parking Endcap)
The maximum building height in the B-3 District is 80 feet. The overall height of the convenience store is
approximately 24’-8” at its peak and the gas pump canopies have a maximum height of about 18 feet.
The maximum lot coverage for the B-3 General Business District including all impervious surfaces is 80
percent. As stated on the site data table, the proposed impervious lot coverage for the gas station site is
71.4% (134,278 sq. ft.). Therefore, the petitioner meets all bulk regulations according to the submitted
materials. Upon future development of the outlot (Lot 2), verification will be made that it meets the
maximum lot coverage, as well.
Parking and Loading
The submitted plans show a total of 34 vehicle parking spaces, including two (2) handicap accessible
spaces, and four (4) semi-truck parking stalls. The total minimum required parking spaces needed per the
Yorkville Zoning Ordinance is 14 vehicle spaces (Section 10-16-3) which is exceeded by the on-site
spaces provided. Additionally, the typical stall and drive aisle dimensions meet the minimum zoning
standards.
Due to the overall gross floor area of the C-Store, the petitioner is not required to locate a loading berth as
designated in Section 10-16-9. The petitioner has indicated most convenience store deliveries will occur
via box trucks which can be easily accommodated onsite without interfering with onsite traffic and
parking.
The petitioner meets the required parking lot setback of 20 feet from arterial roadways (IL Rte. 47 and IL
Rte. 71), per Section 10-7-1 of the Zoning Ordinance, as indicated below:
Appearance Code
The petitioner has submitted elevations and renderings which illustrate that the project will comply with
the City’s Appearance Code (Section 8-15-5):
Criteria for Appearance of the City Code, new non-residential structures shall have at least fifty
percent (50%) of the total building constructed of masonry products or precast concrete
incorporated as follows:
PARKING LOT SETBACK REQUIRED
MINIMUM
PROPOSED PARKING LOT
SETBACK
IL Rte. 47 – West (Arterial) 20’ +/- 20’
IL Rte. 71- South (Arterial) 20’ +/- 68’
4
i. Front Façade: At least 50% shall incorporate masonry products or precast
concrete.
ii. Any other facade that abuts a street shall incorporate masonry products or
precast concrete.
Signage
The petitioner has submitted a sign package for the entire project and is requesting a sign variance for the
size of the monument sign. Per Section 10-20-9-A of the Yorkville Zoning Ordinance, free standing
monument signs on lots three (3) acres or larger with more than one street frontage, one freestanding sign
sixty-four (64) square feet or less in area and twelve feet (12’) or less in height per street frontage with an
entrance/exit is allowed.
The petitioner is requesting a single monument sign on Lot 1 at the intersection of IL Rte. 47 and IL Rte.
71 which is approximately twenty-five (25) feet in height and about 168 square feet in area. The sign
height exceeds the City’s standards by 13 feet (or nearly 200%) and the sign area is 104 sq. feet larger
than permitted by City Code. Therefore, the petitioner is requesting a sign variance to increase the
maximum allowable sign area and overall height. Below is a comparison chart of recently approved gas
station signs with the proposed request:
Location Sign Height/Area Approval Type
Graham C Store NEC IL Rte. 47/IL Rte. 71 25 feet/168 sq. ft. Proposed Variance (Sign
Height & Area)
Gas N Wash (2019) NEC IL Rte. 47/Waterpark Way 12 feet/107 sq. ft. Variance (Sign Area)
Casey’s (2017) SWC IL Rte. 34/McHugh Road 10 feet/47 sq. ft. Variance (Sign Area)
Shell/Circle K (1990) SWC IL Rte. 47/IL Rte. 71 20.6 feet/129 sq. ft. Permitted by Ordinance
5
The Casey’s Gas Station on US 34 and McHugh was granted a sign variance for a monument sign of
approximately 47 square feet, which exceeded the maximum sign area for parcel less than 3 acres by 15
square feet or 32%. Also, the recently approved Gas N Wash on IL Rte. 47 and Waterpark Way was
granted a sign variance for a monument sign of approximately 107 square feet (40% larger than permitted
by code) and an overall height of 12 feet.
Staff supports the sign variance for increased sign height and area, as it is consistent with previously
approved gasoline station sign immediately southwest of the subject property. The previously submitted
sign had an overall height of 30 feet, which staff recommended be reduced to 20 feet by either removing a
panel insert (e.g. BP Gasoline Invigorate) or removing a tenant panel or digital display. The petitioner
revised the plan to remove two (2) tenant panels and the “Invigorate” branding insert, thereby lowering
the sign by five (5) feet. Due to the speed and volume of vehicular and truck traffic along both IL Rte. 47
and IL Rte. 71, and the fact the petitioner is requesting only one (1) monument sign, staff is supportive of
the request.
Driveways
Per Section 10-16-3-D of the Yorkville Zoning Ordinance, nonresidential driveways shall be a minimum
of two hundred feet (200') when from the driveway edge to the nearest intersecting street right of way
line. The proposed driveways/access points meet this standard. However, staff has recommended and the
petitioner has provided a “Do Not Block Entrance” sign at the southern driveway entrance (IL Rte. 71) to
avoid potential conflicts with vehicles in turning lanes exiting the gas station site, as this appears to be the
6
prime ingress/egress access point for semi-trucks. IDOT has also provided comments regarding
driveways in a letter dated March 28, 2022 which the petitioner will need to address in order to obtain the
necessary permits for commercial access on IL Rte. 47 and IL Rte. 71.
Lighting
A revised photometric plan dated July 8, 2022 has been provided of the proposed light standards to be
installed within the parking lot area. Maximum illumination at the property line shall not exceed 0.1 foot-
candle and no glare shall spill onto adjacent properties or rights of way. Section 10-16-3-D-7 of the
Zoning Code requires the average foot candle to be between 2.0 and 2.5. Proposed average for “all
calculation points” is 1.51, which is slightly below the code requirement. This does however, that into
consideration the proposed future out lot parcel which will not be lit until it is developed. Therefore, staff
is supportive of this deviation per the City Engineer’s review comments dated 8-3-22
recommending approval of the photometric plan.
Truck Turning Template
A truck turning template demonstrating the maneuverability of standard sized semitrucks within the site
layout has been provided. It appears that there are a few spots where a truck may breach the curbs.
Specifically, the full access point off IL Rte. 47 shows interference on both northbound ingress and
egress. The petitioner will need to address this issue by enlarging the lanes or by making the island
mountable to avoid damage to the curbs.
Sidewalks/Share Paths
Currently, no sidewalks are located along IL Rte. 47 and IL Rte. 71. All future sidewalks along IL Rte. 71
will occur as part of future IDOT roadway improvements. Additionally, a future shared path is proposed
along IL Rte. 47 as part of IDOT roadway improvements. The petitioner will provide an asphalt path
connection to the gas station development (Lot 1).
Stormwater Detention Area
A backup/dormant Special Service Area will be required per the Stormwater Ordinance to ensure future
maintenance of the detention facility.
COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan designates this for Destination Commercial (DC). This land use is
designated for small to medium scale auto-oriented commercial uses, such as retail centers and restaurants
located near residential areas. Additionally, this land use should have landscaping treatments between
front parking lots and rights-of-way as well as containing high quality signage which is scaled
appropriately. Therefore, the proposed use is consistent with the designated future land use plan.
FINAL PLAT LANDSCAPE PLAN REVIEW:
The City Engineer has reviewed the plans and continues to work with the petitioner in updating the plans
as comments are given. All requests made will be required as a condition of the special use request.
ECONOMIC DEVELOPMENT COMMITTTEE COMMENTS:
The Economic Development Committee reviewed the petitioner’s request at the July 5, 2022 meeting.
There were concerns related to the overall area and height for the monument sign in comparison to
previously approved similar fuel station signs. Therefore, it was recommended as a condition of the
special use that the fuel station/convenience store parcel has a maximum of one (1) monument sign.
STANDARDS FOR GRANTING A SPECIAL USE:
Section 10-4-9-F of the City’s Zoning Ordinance establishes standards for special use requests. These
standards shall apply to both the request for Special Use authorization of a fuel/gasoline service station
7
and Planned Unit Development (PUD) modification. No special use shall be recommended by the
Planning and Zoning Commission unless said commission shall find that:
1. The establishment, maintenance or operation of the special use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort or general welfare.
2. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purpose already permitted, nor substantially diminish and impair property values
within the neighborhood.
3. The establishment of the special use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are being
provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in the public streets.
6. The special use shall in all other respects conform to the applicable regulations of the district in
which it is located, except as such regulations may in each instance be modified by the City
Council pursuant to the recommendations of the Plan Commission.
The petitioner has provided written responses to these standards as part of their application (see
attached) and requests inclusion of those responses into the public record at the July 13, 2022
Planning and Zoning Commission meeting.
STANDARDS FOR GRANTING A VARIANCE:
The Planning and Zoning Commission must base its decision to vary, or recommend varying, the
Petitioner’s request for relief of the Zoning Ordinance regulation upon the following standards (Section
10-4-7-C):
1. Because of the particular physical surroundings, shape or topographical conditions of the specific
property involved, a particular hardship to the owner would result, as distinguished from a mere
inconvenience, if the strict letter of the regulations was carried out.
2. The conditions upon which the petition for a variation is based are unique to the property for
which the variation is sought and are not applicable, generally, to other property within the same
zoning classification.
3. The alleged difficulty or hardship is caused by this title and has not been created by any person
presently having an interest in the property.
4. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located.
5. The proposed variation will not impair an adequate supply of light and air to adjacent property, or
substantially increase the congestion in the public streets, or increase the danger to the public
safety, or substantially diminish or impair property values within the neighborhood.
6. The proposed variation is consistent with the official comprehensive plan and other development
standards and policies of the city.
In addition to the procedures and standards listed above regarding variations from the requirements, the
Planning and Zoning Commission shall also consider the following factors in hearing testimony and
making decisions regarding sign variance requests:
1. If the sign was erected legally with a sign permit.
8
2. If there are any unique physical characteristics of the property.
3. If there are limited available locations for signage on the property.
4. The cost to the applicant of complying with the requirements of this chapter.
5. If the sign is on or faces a street with a forty (40) mile per hour or higher speed limit.
6. If the sign is on a street with twenty thousand (20,000) or higher vehicle trips per day.
7. If the sign would be blocked by existing or required landscaping.
8. If it is a wall sign facing a public right of way without a public entrance.
The petitioner has provided written responses to these standards as part of their application (see
attached) and requests inclusion of those responses into the public record at the July 13, 2022
Planning and Zoning Commission meeting.
FINDINGS OF FACT FOR REZONING:
Section 10-4-10-B of the City’s Zoning Ordinance establishes criteria for findings of fact related
to rezoning (map amendment) requests. When the purpose and affect is to change the zoning of a property
and amend the City’s Zoning Map, the Planning and Zoning Commission shall consider each of the
following facts before rendering a decision on the request:
1. The existing uses and zoning of nearby property.
2. The extent to which the property values are diminished by the particular zoning restrictions.
3. The extent to which the destruction of the property values of plaintiff promotes the health, safety,
morals or general welfare of the public.
4. The relative gain to the public as compared to the hardship imposed upon the individual property
owner.
5. The suitability of the subject property for the zoned purpose.
6. The length of time the property has been vacant as zoned considered in the context of land
development in the area in the vicinity of the subject property.
7. The community need for the proposed use.
8. The care to which the community has undertaken to plan its land use development.
The petitioner has provided written responses to these findings as part of their application (see
attached) and requests inclusion of those responses into the public record at the July 13, 2022
Planning and Zoning Commission meeting.
STAFF COMMENTS:
Staff is supportive of each requested action from Graham’s C Stores Company related to the rezoning,
special use authorization, sign variance, and final plat approval. The petitioner has provided staff with all
the required documents and is completing additional requests by staff. Therefore, staff recommends that
the following conditions be attached to the special use request:
1. Comply with all review comments provided by EEI in a memorandum dated July 14, 2022.
2. Maximum of one (1) monument sign for the fuel station/convenience store parcel.
9
PROPOSED MOTIONS:
1. Rezoning from M-1 Limited Manufacturing to B-3 General Business District
In consideration of testimony presented during a Public Hearing on August 10, 2022 and
approval of the findings of fact, the Planning and Zoning Commission recommends approval
to the City Council of a request for a map amendment to rezone the property located at 107 E.
Stagecoach Trail from M-1 Limited Manufacturing District to B-3 General Business District
and subject to {insert any additional conditions of the Planning and Zoning Commission}…
2. Special Use for Fuel/Gasoline Service Station
In consideration of testimony presented during a Public Hearing on August 10, 2022 and
approval of the findings of fact, the Planning and Zoning Commission recommends approval
to the City Council of a request for Special Use authorization for a fuel/gasoline service station
with a convenience store to be located at 107 E. Stagecoach Trail subject to engineering review
comments provided by the City’s consultant, EEI, Inc., in a letter dated July 14, 2022 and a
maximum of one (1) monument sign for the fuel statin/convenience store parcel, and further
subject to {insert any additional conditions of the Planning and Zoning Commission}…
3. Sign Variance
In consideration of testimony presented during a Public Hearing on August 10, 2022 and
approval of the findings of fact, the Planning and Zoning Commission recommends approval
of a request to vary the sign regulations contained in Section 10-20-9-A of the United City of
Yorkville Zoning Ordinance to permit a free standing monument sign in a business district that
is 168 square feet in sign area and 25 feet in height, as depicted in a sign plan prepared by
Image FX Corp. and dated 5/31/22 and subject to {insert any additional conditions of the
Planning and Zoning Commission}…
4. Final Plat
The Planning and Zoning Commission recommends approval to the City Council of a request
for Final Plat of Subdivision of the Graham C Subdivision in Yorkville prepared by HR Green
and date last revised July 1, 2022 and subject to {insert any additional conditions of the
Planning and Zoning Commission}…
ATTACHMENTS:
1. Petitioner Applications
2. Review Letter from EEI re: Photometric Plan dated 8-3-22
3. Letter from EEI dated July 14, 2022
4. Letter from HR Green dated July 1, 2022
5. Final Plat prepared by HR Green Development, LLC, revised 07/01/2022
6. Preliminary Site Plan prepared by HR Green, revised 06/28/2022
7. Truck Turning Exhibits prepared by HR Green dated June 28, 2002
8. Landscape & Tree Preservation Plans prepared by HR Green, dated June 28, 2022
9. Email response from Petitioner’s Architect, Rob Costello, dated 06/01/2022
10. Photometric Plans prepared by LSI revised 07-08-2022 (Sheet 1 of 1)
11. Building Elevations prepared by Torch Architecture dated May 31, 2022
12. Sign Plans prepared by Image FX, Corp. dated 5/31/22
13. Sign Plans prepared by Blair Companies dated 06.16.20
14. IDOT letter prepared by Michael Short, Program Development Engineer dated March 28, 2022
15. Plan Council Memo dated May 5, 2022
16. Letter from EEI dated May 9, 2022
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INTENT AND PURPOSERezoning is a type of map amendment which allows for the reclassification of a property’s zoning district. A request for rezoning must not be arbitrary. There are several land use factors which are considered during the review process for a rezoning request including the suitability of surrounding land uses and zoning districts, local development trends, potential traffic impacts, and the overall public health and safety of the community.
This packet explains the process to successfully submit and complete an Application for Rezoning. It includes a detailed description of the process, outlines required submittal materials, and contains the application for rezoning.
For a complete explanation of what is legally required throughout the Special Use process, please refer to “Title 10, Chapter 4, Section 7: Amendments” of the Yorkville, Illinois City Code.
APPLICATION PROCEDURE
STEP1
APPLICATION
SUBMITTAL
SUBMIT APPLICATION, FEES, AND PLANS TO THE COMMUNITY DEVELOPMENT DEPT.
The following must be submitted:
One (1) original signed and notarized application.
Legal description of the proper ty in Microsoft Word.
Three (3) copies each of the exhibits, proposed drawings, location map, and site plan. All exhibits and plans must be an appropriate size for all details and descriptions to be legible.
Appropriate application and filing fee. Checks may be written to the United City of Yorkville.
Signed Applicant Deposit Account/Acknowledgment of Financial Responsibility form.
One (1) electronic copy (PDF) of all materials submitted including application and exhibits.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is needed. An incomplete submittal could delay the scheduling of the project.
The petitioner is responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The petitioner will be required to establish a deposit account with the City to cover these fees.
Once a submitted and complete, Community Development staff will provide a tentative schedule of meetings as well as all needed documents for the process.
The petitioner must present the proposed request to the Plan Council. The members of the Council include the Community Development Director, City Engineer, the Building Department Official, the Public Works Director, the Director of Parks and Recreation, a Fire Department Representative, and a Police Department Representative. This meeting is held to provide the petitioner with guidance from all City staff departments to ensure the petitioner is aware of all requirements and regulations for their development. Upon recommendation by the Plan Council, the petitioner will move forward to the Economic Development Committee.
STEP2
PLAN
COUNCIL
MEETS ON THE 2ND & 4TH THURSDAY OF THE MONTH
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
The petitioner must present the proposed plan to the Economic Development Committee. The committee consists of four alderman who will provide feedback to the petitioner regarding their request. This feedback allows the petitioner to gather comments and concerns prior to full City Council considerations. It also allows the City Council members to review the request prior to its arrival at City Council.
STEP3
ECONOMIC
DEVELOPMENT
COMMITTEE
MEETS ON THE 1ST TUESDAY OF THE MONTH
The petitioner will attend and present their request at a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No rezoning request shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance.
The petitioner is responsible for sending certified public hearing notices to adjacent property owners within five hundred (500) feet of the subject property no less than fifteen (15) days and no more than thirty (30) days prior to the public hearing date. The public hearing notice will be drafted by the City as well as published in a local newspaper. Additionally, a public hearing notice sign must be placed on the property no less than fifteen (15) days prior to the public hearing.
A certified affidavit must be filed by the petitioner with the Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notified. The Certified Mailing Affidavit form is attached to this document.
STEP4
PLANNING
& ZONING
COMMISSION
MEETS ON THE 2ND WEDNESDAY OF THE MONTH
The petitioner will attend the City Council meeting where the recommendation of the special use will be considered. City Council will make the final approval of the special use. If approved, City staff will have a drafted ordinance to be signed by the Council and must be recorded with the County Clerk before any further steps may be taken by the petitioner.
STEP5
CITY
COUNCIL
MEETS ON THE 2ND & 4TH TUESDAY OF THE MONTH
SUMMARY OF RESPONSIBILITIES
Below is a summary breakdown of what will be required by the petitioner and what will be completed by the City:
Signed and Notarized Application
Required Plans, Exhibits, and Fees
Certified Mailing of Public Notice
Signed Certified Affidavit of Mailings
Attendance at All Meetings
Detailed Schedule After Complete Submission
Public Hearing Notice Language
Posting of the Public Notice in a Local Newspaper
Public Hearing Sign Application
Draft Ordinance & Signatures for RecordingPETITIONERCITY STAFF
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the submission requirements. If the Director determines that the application is incomplete it will become dormant under these circumstances:
• The applicant has been notified of such deficiencies and has not responded or provided a time line for completing the application within ninety (90) days from the time of notification.
• The applicant has not responded in writing to a request for information or documentation from the initial planning and zoning commission review within six (6) months from the date of that request.
• The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and fees within ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance, then the director shall terminate the application. After termination, the application shall not be reconsidered except after the filing of a completely new application.
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011)
SAMPLE MEETING SCHEDULE
MONTH 1 MONTH 2 MONTH 3 MONTH 4
Su M Tu W Th F Sa
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30 31
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30
Su M Tu W Th F Sa
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19
20 21 22 23 24 25 26
27 28 29 30 31
City CouncilPlanning & Zoning CommissionPublic HearingEconomic Development CommitteePlan Council Meeting
This is a sample of what a schedule may look like after submission. The Step 1 Submission must be completed before the Plan Council Meeting can be scheduled. This timeline represents an ideal schedule. Throughout the review process, there may be requests or changes to the submission requested by the committees which may delay the meeting schedule. As illustrated, there is a small amount of time between meeting dates and the deadline for updated materials to be submitted for review. Depending on the complexity and nature of the request, this timeline may be extended to give the petitioner and staff enough time to review requested updates to the submission.
Public Notice Mailing WindowMeeting Date Updated Materials Submitted for Meeting
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:REQUESTED ZONING CLASSIFICATION:
COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:TOTAL ACREAGE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE EXISTING ZONING CLASSIFICATION(S) AND USES OF THE PROPERTY WITHIN THE GENERAL AREA OF THE PROPOSED REZONED PROPERTY:
PLEASE STATE THE TREND OF DEVELOPMENT, IF ANY, IN THE GENERAL AREA OF THE PROPERTY IN QUESTION, INCLUDING CHANGES, IF ANY, WHICH HAVE TAKEN PLACE SINCE
THE DAY THE PROPERTY IN QUESTION WAS PLACED IN ITS PRESENT ZONING CLASSIFICATION:
PLEASE STATE THE EXTENT TO WHICH PROPERTY VALUES ARE DIMINISHED BY THE PARTICULAR ZONING RESTRICTIONS:
PLEASE STATE THE EXTENT TO WHICH THE DESTRUCTION OF PROPERTY VALUES OF PETITIONER PROMOTES THE HEALTH, SAFETY, MORALS, AND GENERAL WELFARE OF THE
PUBLIC:
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE LENGTH OF TIME THE PROPERTY HAS BEEN VACANT AS ZONED CONSIDERED IN THE CONTEXT OF LAND DEVELOPMENT IN THE AREA IN THE VICINITY OF
THE SUBJECT PROPERTY:
PLEASE STATE THE COMMUNITY NEED FOR THE PROPOSED LAND USE:
WITH RESPECT TO THE SUBJECT PROPERTY, PLEASE STATE THE CARE WITH WHICH THE COMMUNITY HAS UNDERTAKEN TO PLAN ITS LAND USE DEVELOPMENT:
PLEASE STATE THE IMPACT THAT SUCH RECLASSIFICATION WILL HAVE UPON TRAFFIC AND TRAFFIC CONDITIONS ON SAID ROUTES; THE EFFECT, IF ANY, SUCH RECLASSIFICATION
AND/OR ANNEXATION WOULD HAVE UPON EXISTING ACCESSES TO SAID ROUTES; AND THE IMPACT OF ADDITIONAL ACCESSES AS REQUESTED BY THE PETITIONER UPON
TRAFFIC AND TRAFFIC CONDITIONS AND FLOW ON SAID ROUTES (ORD. 1976-43, 11-4-1976):
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE RELATIVE GAIN TO THE PUBLIC AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL PROPERTY OWNER:
PLEASE STATE THE SUITABILITY OF THE SUBJECT PROPERTY FOR THE ZONED PURPOSES:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN FAULT
AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
PETITIONER SIGNATURE DATE
OWNER SIGNATURE DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
THIS APPLICATION MUST BE
NOTARIZED PLEASE NOTARIZE HERE:
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT NUMBER:FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
CERTIFIED MAILING
AFFIDAVIT
STATE OF ILLINOIS )
) SS
COUNTY OF KENDALL )
I/We, ________________________, petitioner, being first duly sworn, do hereby state
under oath that to the best of my knowledge the attached list is a true, correct and complete list
of all permanent parcel numbers, and names and addresses of owners, of all lots and parts of
lots located within 500 feet (exclusively of any public streets and alleys) of the property legally
described on the attached application for annexation, rezoning, special use permit, planned unit
development, variation, or other zoning amendment. I further state that said list was obtained
from the current tax rolls of the Kendall County Treasurer’s Office. I further state that I mailed
by U.S. Certified Mail, Return Receipt Requested, a copy of the Public Notice of Public Hearing
before the United City of Yorkville Planning and Zoning Commission for the Public Hearing
held on Wednesday, _______________, at the United City of City Council Chambers, Yorkville,
Illinois. The notice was mailed to the attached list of all of the permanent parcel numbers and
names and addresses of owners at the U.S. Post office on _______________________, 20_____.
________________________________
Signature of Petitioner(s)
Subscribed and sworn to before me this
________ day of _______________, 20______
______________________________________
Notary Public
PERMIT NUMBER:DATE/TIME RECEIVED:
SITE ADDRESS:PARCEL NUMBER:
SUBDIVISION:LOT/UNIT:
APPLICANT INFORMATION
NAME:TELEPHONE: HOME BUSINESS
ADDRESS:E-MAIL: HOME BUSINESS
CITY, STATE, ZIP:FAX:
SIGN INFORMATION
DATE OF PICK UP:NUMBER OF SIGNS:
DATE OF PUBLIC HEARING:SIGN RETURN DATE:
The undersigned hereby states that they have acquired Public Hearing Signs from the United City of Yorkville’s Community Development Department and agrees to return said sign/s to Yorkville City Hall, 800 Game Farm Road, Yorkville, Illinois, immediately following the date of the public hearing.
Petitioner or Representative agrees to pay to the United City of Yorkville a deposit of $50 for each sign. The deposit will be returned to the petitioner when the public hearing sign/s have been returned to the City.
Petitioner or Representative further agrees to pay to the United City of Yorkville the full amount of the purchase price for each sign not returned to the United City of Yorkville within seven (7) days after the date of the public hearing.
___________________________________________________________________________ __________________________________
SIGNATURE/AUTHORIZED AGENT DATE
DATE RETURNED: _____________________________________________________
RECEIVED BY: _______________________________________________________PZC# ______________________________
APPLICATION FOR PUBLIC HEARING SIGN
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INTENT AND PURPOSEThe purpose of this application is to allow land to be divided and distributed in a way that conforms to the City of Yorkville’s standards. The process for applying for a final plat or replat allows for the review of a proposed layout of divided lots and establishes standard design specification to ensure adequate roadways for safe and efficient traffic circulation is provided; safeguard against flood damage; promotes access and availability of utilities; and requires the provision of other necessary public improvements.
This packet explains the process to successfully submit and complete an Application for Final Plat/Replat. It includes a detailed description of the process, outlines required submittal materials, and contains the application.
For a complete explanation of what is legally required throughout the process, please refer to “Title 11 Subdivision Control” of the Yorkville, Illinois City Code.
APPLICATION PROCEDURE
STEP1
APPLICATION
SUBMITTAL
SUBMIT APPLICATION, FEES, AND PLANS TO THE COMMUNITY DEVELOPMENT DEPT.
The following must be submitted:
One (1) original signed and notarized application.
Legal description of the property in Microsoft Word.
Three (3) copies each of the exhibits and proposed drawings. All exhibits and plans must be an appropriate size for all details and descriptions to be legible.
Appropriate application and filing fee. Checks may be written to the United City of Yorkville.
Signed Applicant Deposit Account/Acknowledgment of Financial Responsibility form.
One (1) electronic copy (PDF) of all materials submitted including application and exhibits.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is needed. An incomplete submittal could delay the scheduling of the project.
The petitioner is responsible for payment of recording fees and outside consultant costs (i.e. legal review, engineering review, etc.). The petitioner will be required to establish a deposit account with the City to cover these fees.
Once submitted and complete, Community Development staff will provide a tentative schedule of meetings as well as all the needed documents for the process.
The petitioner must present the proposed request to the Plan Council. The members of the Council include the Community Development Director, City Engineer, the Building Department Official, the Public Works Director, the Director of Parks and Recreation, a Fire Department Representative, and a Police Department Representative. This meeting is held to provide the petitioner with guidance from all City staff departments to ensure the petitioner is aware of all requirements and regulations for their development. Upon recommendation by the Plan Council, the petitioner will move forward to the Economic Development Committee.
STEP2
PLAN
COUNCIL
MEETS ON THE 2ND & 4TH THURSDAY OF THE MONTH
This step is dependent on the complexity of the request and may be skipped at the discretion of staff.
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
The petitioner must present the proposed plat to the Economic Development Committee. The committee consists of four alderman who will provide feedback to the petitioner regarding their request. This feedback allows the petitioner to gather comments and concerns prior to full City Council considerations. It also allows the City Council members to review the request prior to its arrival at City Council.
STEP3
ECONOMIC
DEVELOPMENT
COMMITTEE
MEETS ON THE 1ST TUESDAY OF THE MONTH
The petitioner will attend and present their plat to the Planning and Zoning Commission. The Planning and Zoning Commission will discuss the request and make a recommendation to City Council.
STEP4
PLANNING
& ZONING
COMMISSION
MEETS ON THE 2ND WEDNESDAY OF THE MONTH
The petitioner will attend the City Council meeting where the recommendation of the plat will be considered. City Council will make the final approval of the plat. If approved, City staff will have a drafted ordinance to be signed by the Council and must be recorded with the County Clerk before any further steps may be taken by the petitioner.
STEP5
CITY
COUNCIL
MEETS ON THE 2ND & 4TH TUESDAY OF THE MONTH
SAMPLE MEETING SCHEDULE
MONTH 1 MONTH 2 MONTH 3 MONTH 4
Su M Tu W Th F Sa
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30 31
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30
Su M Tu W Th F Sa
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19
20 21 22 23 24 25 26
27 28 29 30 31
City CouncilPlanning & Zoning CommissionEconomic Development CommitteePlan Council Meeting
This is a sample of what a schedule may look like after submission. The Step 1 Submission must be completed before the Plan Council Meeting can be scheduled. This timeline represents an ideal schedule. Throughout the review process, there may be requests or changes to the submission requested by the committees which may delay the meeting schedule. As illustrated, there is a small amount of time between meeting dates and the deadline for updated materials to be submitted for review. Depending on the complexity and nature of the request, this timeline may be extended to give the petitioner and staff enough time to review requested updates to the submission.
Meeting Date Updated Materials Submitted for Meeting
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the submission requirements. If the Director determines that the application is incomplete it will become dormant under these circumstances:
• The applicant has been notified of such deficiencies and has not responded or provided a time line for completing the application within ninety (90) days from the time of notification.
• The applicant has not responded in writing to a request for information or documentation from the initial planning and zoning commission review within six (6) months from the date of that request.
• The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and fees within ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance, then the director shall terminate the application. After termination, the application shall not be reconsidered except after the filing of a completely new application.
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011)
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REQUIRED MATERIALS FOR FINAL PLAT OR SUBDIVISION PLAT
The following information must be shown on all final plats and final plats of resubdivision:
Legal Description
Monuments
Exterior Boundary Lines
Widths
Lot Lines
Setback Lines
Consecutive Numbering & Lettering
Lot Angles
Circular Curves
Street Names
Abutment
Dedicated Lands
LOT AREAS
LOT #
1
2
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
SQ.FT.
164,918±
899,104±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
ACRES
3.786±
20.641±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
LOT AREAS
LOT #
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
SQ.FT.
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
1,800±
1,500±
1,500±
1,500±
1,500±
1,800±
ACRES
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±
0.041±
0.034±
0.034±
0.034±
0.034±
0.041±Illinois Professional Design Firm # 184-0013222363 Sequoia Drive, Suite 101,Aurora, Illinois 60506t. 630.553.7560 f. 630.553.7646www.hrgreen.com1 OF 4
PINs: 02-19-481-001
02-20-353-010
02-20-353-011
LOT 1(SEE SHEET 2 FOR L
O
T
1
&
L
O
T
1
0
1
-
1
4
8
D
E
T
A
I
L
S
)
LOT 51
KENDALL MARKETPLACE
DOC. 200700014779
REC. 05/07/2007BLACKBERRY SH
O
R
E
L
A
N
E(66' R.O.W. HERETOF
O
R
E
D
E
D
I
C
A
T
E
D
P
E
R
D
O
C
.
2
0
0
7
0
0
0
1
4
7
7
9
)GILLESPIE LANE(80' R.O.W. HERETOFORE DEDICATED PER DOC. 200700014779)
LOT 50 LOT 49 LOT 48 LOT 47 LOT 46 LOT 45 LOT 44 LOT 43 LOT 42 LOT 41 LOT 40 LOT 39 LOT 38 LOT 37 LOT 36 LOT 35 LOT 34
LOT 33 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24
LOT 23
FUTURE
BEECHER
ROAD
KENDALL MARKETPLACE
DOC. 200700014779
REC. 05/07/2007
KENDALL MARKETPLACE
DOC. 200700014779
REC. 05/07/2007
LOT 16
LOT 17
LOT 19
L
O
T
5
5
KENDALL MARKETPLACE
DOC. 200700014779
REC. 05/07/2007
L
O
T
5
5
KENDALL MARKETPLACE
DOC. 200700014779
REC. 05/07/2007
LOT 57HIGH RIDGELANEU
N
S
U
B
D
I
V
I
D
E
D
L
A
N
D
S
LOT 2 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 148 147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 120 119 121 122 123 124 130 129 128 127 126 125LOT 32
TOTAL LAND AREA: 1,141,501± SQ.FT. OR 26.205± ACRES
KENDALL MARKETPLACE
DOC. 200700014779
REC. 05/07/2007
LOT 52
Watercourses and Drainage
Access to Lake or Streams (not shown)
Survey
Certificates of Approval (not shown)
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
FINAL PLAT OF RESUBDIVISION EXAMPLE
A
B
B
C
C
D
D
E
F
F
G
G
H
I
J
JK
L
M
O
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: HOME BUSINESS
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:
TOTAL LOT ACREAGE:TOTAL NUMBER OF LOTS TO BE CREATED:
PROPOSED LOT AREAS AND DIMENSIONS
LOT NUMBER LOT DIMENSIONS (W x L, IN FEET)LOT AREA (IN SQUARE FEET)
APPLICATION FOR
FINAL PLAT/REPLAT
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN
FAULT AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
PETITIONER SIGNATURE
OWNER SIGNATURE
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT
NAME:
FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INTENT AND PURPOSEThe purpose of the zoning code is based upon the authority of the City to divide its land into districts by use, bulk, and structures, in a substantially uniform manner. It is recognized that while some uses are permitted under the zoning code to keep uniformity, a case-by-case analysis must be conducted for certain permitted uses to discover the impact of those uses on neighboring land. In these cases a special use must be granted.
This packet explains the process to successfully submit and complete an Application for Special Use. It includes a detailed description of the process, outlines required submittal materials, and contains the application for special use.
For a complete explanation of what is legally required throughout the Special Use process, please refer to “Title 10, Chapter 4, Section 9: Special Uses” of the Yorkville, Illinois City Code.
APPLICATION PROCEDURE
STEP1
APPLICATION
SUBMITTAL
SUBMIT APPLICATION, FEES, AND PLANS TO THE COMMUNITY DEVELOPMENT DEPT.
The following must be submitted:
One (1) original signed and notarized application.
Legal description of the proper ty in Microsoft Word.
Three (3) copies each of the exhibits, proposed drawings, location map, and site plan. All exhibits and plans must be an appropriate size for all details and descriptions to be legible.
Appropriate application and filing fee. Checks may be written to the United City of Yorkville.
Signed Applicant Deposit Account/Acknowledgment of Financial Responsibility form.
One (1) electronic copy (PDF) of all materials submitted including application and exhibits.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is needed. An incomplete submittal could delay the scheduling of the project.
The petitioner is responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The petitioner will be required to establish a deposit account with the City to cover these fees.
Once a submitted and complete, Community Development staff will provide a tentative schedule of meetings as well as all needed documents for the process.
The petitioner must present the proposed request to the Plan Council. The members of the Council include the Community Development Director, City Engineer, the Building Department Official, the Public Works Director, the Director of Parks and Recreation, a Fire Department Representative, and a Police Department Representative. This meeting is held to provide the petitioner with guidance from all City staff departments to ensure the petitioner is aware of all requirements and regulations for their development. Upon recommendation by the Plan Council, the petitioner will move forward to the Economic Development Committee.
STEP2
PLAN
COUNCIL
MEETS ON THE 2ND & 4TH THURSDAY OF THE MONTH
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
The petitioner must present the proposed plan to the Economic Development Committee. The committee consists of four alderman who will provide feedback to the petitioner regarding their request. This feedback allows the petitioner to gather comments and concerns prior to full City Council considerations. It also allows the City Council members to review the request prior to its arrival at City Council.
STEP3
ECONOMIC
DEVELOPMENT
COMMITTEE
MEETS ON THE 1ST TUESDAY OF THE MONTH
The petitioner will attend and present their request at a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No special use shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance.
The petitioner is responsible for sending certified public hearing notices to adjacent property owners within five hundred (500) feet of the subject property no less than fifteen (15) days and no more than thirty (30) days prior to the public hearing date. The public hearing notice will be drafted by the City as well as published in a local newspaper. Additionally, a public hearing notice sign must be placed on the property no less than fifteen (15) days prior to the public hearing.
A certified affidavit must be filed by the petitioner with the Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notified. The Certified Mailing Affidavit form is attached to this document.
STEP4
PLANNING
& ZONING
COMMISSION
MEETS ON THE 2ND WEDNESDAY OF THE MONTH
The petitioner will attend the City Council meeting where the recommendation of the special use will be considered. City Council will make the final approval of the special use. If approved, City staff will have a drafted ordinance to be signed by the Council and must be recorded with the County Clerk before any further steps may be taken by the petitioner.
STEP5
CITY
COUNCIL
MEETS ON THE 2ND & 4TH TUESDAY OF THE MONTH
SUMMARY OF RESPONSIBILITIES
Below is a summary breakdown of what will be required by the petitioner and what will be completed by the City:
Signed and Notarized Application
Required Plans, Exhibits, and Fees
Certified Mailing of Public Notice
Signed Certified Affidavit of Mailings
Attendance at All Meetings
Detailed Schedule After Complete Submission
Public Hearing Notice Language
Posting of the Public Notice in a Local Newspaper
Public Hearing Sign Application
Draft Ordinance & Signatures for RecordingPETITIONERCITY STAFF
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the submission requirements. If the Director determines that the application is incomplete it will become dormant under these circumstances:
•The applicant has been notified of such deficiencies and has not responded or provided a time line for completing theapplication within ninety (90) days from the time of notification.
•The applicant has not responded in writing to a request for information or documentation from the initial planning andzoning commission review within six (6) months from the date of that request.
•The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and feeswithin ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance, then the director shall terminate the application. After termination, the application shall not be reconsidered except after the filing of a completely new application.
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011)
SAMPLE MEETING SCHEDULE
MONTH 1 MONTH 2 MONTH 3 MONTH 4
Su M Tu W Th F Sa
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30 31
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30
Su M Tu W Th F Sa
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19
20 21 22 23 24 25 26
27 28 29 30 31
City CouncilPlanning & Zoning CommissionPublic HearingEconomic Development CommitteePlan Council Meeting
This is a sample of what a schedule may look like after submission. The Step 1 Submission must be completed before the Plan Council Meeting can be scheduled. This timeline represents an ideal schedule. Throughout the review process, there may be requests or changes to the submission requested by the committees which may delay the meeting schedule. As illustrated, there is a small amount of time between meeting dates and the deadline for updated materials to be submitted for review. Depending on the complexity and nature of the request, this timeline may be extended to give the petitioner and staff enough time to review requested updates to the submission.
Public Notice Mailing WindowMeeting Date Updated Materials Submitted for Meeting
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:
REQUESTED SPECIAL USE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
SPECIAL USE STANDARDS
PLEASE STATE HOW THE ESTABLISHMENT, MAINTENANCE OR OPERATION OF THE SPECIAL USE WILL NOT BE UNREASONABLY DETRIMENTAL TO OR ENDANGER THE PUBLIC
HEALTH, SAFETY, MORALS, COMFORT OR GENERAL WELFARE:
PLEASE STATE HOW THE SPECIAL USE WILL NOT BE INJURIOUS TO THE USE AND ENJOYMENT OF OTHER PROPERTY IN THE IMMEDIATE VICINITY FOR THE PURPOSE ALREADY
PERMITTED, NOR SUBSTANTIALLY DIMINISH AND IMPAIR PROPERTY VALUES WITHIN THE NEIGHBORHOOD:
PLEASE STATE HOW THE ESTABLISHMENT OF THE SPECIAL USE WILL NOT IMPEDE THE NORMAL AND ORDERLY DEVELOPMENT AND IMPROVEMENT OF SURROUNDING
PROPERTY FOR USES PERMITTED IN THE DISTRICT:
PLEASE STATE HOW ADEQUATE UTILITIES, ACCESS ROADS, DRAINAGE OR OTHER NECESSARY FACILITIES HAVE BEEN OR ARE BEING PROVIDED:
APPLICATION FOR SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
SPECIAL USE STANDARDS
PLEASE STATE HOW ADEQUATE MEASURES HAVE BEEN OR WILL BE TAKEN TO PROVIDE INGRESS OR EGRESS SO DESIGNED AS TO MINIMIZE TRAFFIC CONGESTION IN THE
PUBLIC STREETS:
PLEASE STATE HOW THE SPECIAL USE SHALL IN ALL OTHER RESPECTS CONFORM TO THE APPLICABLE REGULATIONS OF THE DISTRICT IN WHICH IT IS LOCATED, EXCEPT AS
SUCH REGULATIONS MAY IN EACH INSTANCE BE MODIFIED BY THE CITY COUNCIL PURSUANT TO THE RECOMMENDATIONS OF THE PLANNING AND ZONING COMMISSION:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN FAULT
AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
PETITIONER SIGNATURE
DATE
OWNER SIGNATURE DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
THIS APPLICATION MUST BE
NOTARIZED PLEASE NOTARIZE HERE:
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT NUMBER:FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
CERTIFIED MAILING
AFFIDAVIT
STATE OF ILLINOIS )
) SS
COUNTY OF KENDALL )
I/We, ________________________, petitioner, being first duly sworn, do hereby state
under oath that to the best of my knowledge the attached list is a true, correct and complete list
of all permanent parcel numbers, and names and addresses of owners, of all lots and parts of
lots located within 500 feet (exclusively of any public streets and alleys) of the property legally
described on the attached application for annexation, rezoning, special use permit, planned unit
development, variation, or other zoning amendment. I further state that said list was obtained
from the current tax rolls of the Kendall County Treasurer’s Office. I further state that I mailed
by U.S. Certified Mail, Return Receipt Requested, a copy of the Public Notice of Public Hearing
before the United City of Yorkville Planning and Zoning Commission for the Public Hearing
held on Wednesday, _______________, at the United City of City Council Chambers, Yorkville,
Illinois. The notice was mailed to the attached list of all of the permanent parcel numbers and
names and addresses of owners at the U.S. Post office on _______________________, 20_____.
________________________________
Signature of Petitioner(s)
Subscribed and sworn to before me this
________ day of _______________, 20______
______________________________________
Notary Public
PERMIT NUMBER:DATE/TIME RECEIVED:
SITE ADDRESS:PARCEL NUMBER:
SUBDIVISION:LOT/UNIT:
APPLICANT INFORMATION
NAME:TELEPHONE: HOME BUSINESS
ADDRESS:E-MAIL: HOME BUSINESS
CITY, STATE, ZIP:FAX:
SIGN INFORMATION
DATE OF PICK UP:NUMBER OF SIGNS:
DATE OF PUBLIC HEARING:SIGN RETURN DATE:
The undersigned hereby states that they have acquired Public Hearing Signs from the United City of Yorkville’s Community Development Department and agrees to return said sign/s to Yorkville City Hall, 800 Game Farm Road, Yorkville, Illinois, immediately following the date of the public hearing.
Petitioner or Representative agrees to pay to the United City of Yorkville a deposit of $50 for each sign. The deposit will be returned to the petitioner when the public hearing sign/s have been returned to the City.
Petitioner or Representative further agrees to pay to the United City of Yorkville the full amount of the purchase price for each sign not returned to the United City of Yorkville within seven (7) days after the date of the public hearing.
___________________________________________________________________________ __________________________________
SIGNATURE/AUTHORIZED AGENT DATE
DATE RETURNED: _____________________________________________________
RECEIVED BY: _______________________________________________________PZC# ______________________________
APPLICATION FOR PUBLIC HEARING SIGN
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 4 AND PART OF THE SOUTHEAST QUARTER OF
SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5, THENCE
SOUTH 89 DEGREES 40 MINUTES 5 SECONDS WEST, ALONG THE NORTH LINE OF SAID NORTHEAST
QUARTER, 655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO. 47 EXTENDED
FROM THE SOUTH; THENCE SOUTH 1 DEGREE 44 MINUTES 7 SECONDS EAST, ALONG SAID TANGENT
CENTER LINE AND SAID TANGENT CENTER LINE EXTENDED, 3511.16 FEET; THENCE NORTH 89 DEGREES
29' 40" EAST, 548.60 FEET (THIS POINT HEREINAFTER REFERRED TO POINT "A"); THENCE SOUTH 89
DEGREES 29 MINUTES 40SECONDS WEST, ALONG THE LAST DESCRIBED COURSE, 548.60 FEET TO THE
CENTER LINE OF ILLINOIS STATE ROUTE NO. 47 AFORESAID; THENCE SOUTH 1 DEGREE 44 MINUTES 7
SECONDS EAST, ALONG SAID CENTER LINE, 920.01 FEET TO A POINT ON SAID CENTER LINE, 4431.17 FEET
SOUTH OF THE NORTH LINE OF SAID SECTION 5, AS MEASURED ALONG SAID TANGENT CENTER LINE
AND SAID TANGENT CENTER LINE EXTENDED, FOR THE POINT OF BEGINNING; THENCE SOUTH 87
DEGREES 56 MINUTES 7 EAST, 593.08 FEET TO A LINE DRAWN SOUTH 4 DEGREES 21 DEGRES 7 SECONDS
EAST FROM SAID POINT "A"; THENCE SOUTH 4 DEGREES 21 MINUTES 7 SECONDS EAST, ALONG SAID
LINE, 482.85 FEET TO THE CENTER LINE OF ILLINOIS STATE ROUTE NO. 71; THENCE WESTERLY ALONG
SAID CENTERLINE, 589.32 FEET TO THE CENTER LINE OF SAID ILLINOIS STATE ROUTE NO. 47; THENCE
NORTHERLY ALONG THE CENTER LINE OF SAID ROUTE 47, 596.73 FEET TO THE POINT OF BEGINNING, IN
THE TOWNSHIP OF KENDALL, KENDALL COUNTY, ILLINOIS.
EXCEPTING THEREFROM THE LAND CONVEYED TO THE PEOPLE OF THE STATE OF ILLINOIS, DEPARTMENT
OF TRANSPORTATION BY WARRANTY DEED, RECORDED MARCH 17, 2011 AS DOCUMENT NUMBER
20110004835.
ALSO EXCEPTING THEREFROM LAND CONVEYED TO THE PEOPLE OF THE STATE OF ILLINOIS,
DEPARTMENT OF TRANSPORTATION BY WARRANTY DEED, RECORDED JUNE 15, 2017 AS DOCUMENT
NUMBER 201700009111.
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INTENT AND PURPOSEThe purpose of a variance is to provide relief from certain regulations of the zoning ordinance to permit the use of land in a way that is not otherwise permitted under the ordinance. A variance is granted when the terms of the zoning ordinance, if literally applied, would create an unreasonable hardship on the landowner, making the property virtually useless.
This packet explains the process to successfully submit and complete an Application for a Sign Variance Request. It includes a detailed description of the process, outlines required submittal materials, and contains the application for variance.
For a complete explanation of what is legally required throughout the Variance Request process, please refer to “Title 10, Chapter 4, Section 7 Variations” of the Yorkville, Illinois City Code.
APPLICATION PROCEDURE
STEP1
APPLICATION
SUBMITTAL
SUBMIT APPLICATION, FEES, AND PLANS TO THE COMMUNITY DEVELOPMENT DEPT.
The following must be submitted:
One (1) original signed and notarized application.
Legal description of the proper ty in Microsoft Word.
Three (3) copies each of exhibits, proposed drawings, location map, and site plan. All exhibits and plans must be an appropriate size for all details and descriptions to be legible.
Appropriate application and filing fee. Checks may be written to the United City of Yorkville.
Signed Applicant Deposit Account/Acknowledgment of Financial Responsibility form.
One (1) electronic copy (PDF) of all materials submitted including application and exhibits.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is needed. An incomplete submittal could delay the scheduling of the project.
The petitioner is responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The petitioner will be required to establish a deposit account with the City to cover these fees.
Once a submitted and complete, Community Development staff will provide a tentative schedule of meetings as well as all needed documents for the process.
The petitioner must present the proposed request to the Plan Council. The members of the Council include the Community Development Director, City Engineer, the Building Department Official, the Public Works Director, the Director of Parks and Recreation, a Fire Department Representative, and a Police Department Representative. This meeting is held to provide the petitioner with guidance from all City staff departments to ensure the petitioner is aware of all requirements and regulations for their development. Upon recommendation by the Plan Council, the petitioner will move forward to the Economic Development Committee.
STEP2
PLAN
COUNCIL
MEETS ON THE 2ND & 4TH THURSDAY OF THE MONTH
This step is dependent on the complexity of the request and may be skipped at the discretion of staff.
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
The petitioner must present the proposed request to the Economic Development Committee. The committee consists of four alderman who will provide feedback to the petitioner regarding their request. This feedback allows the petitioner to gather comments and concerns prior to full City Council considerations. It also allows the City Council members to review the request prior to its arrival at City Council.
STEP3
ECONOMIC
DEVELOPMENT
COMMITTEE
MEETS ON THE 1ST TUESDAY OF THE MONTH
The petitioner will attend and present their request at a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council.
The petitioner is responsible for sending certified public hearing notices to adjacent property owners within five hundred (500) feet of the subject property no less than fifteen (15) days and no more than thirty (30) days prior to the public hearing date. The public hearing notice will be drafted by the City as well as published in a local newspaper. Additionally, a public hearing notice sign must be placed on the property no less than fifteen (15) days prior to the public hearing.
A certified affidavit must be filed by the petitioner with the Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notified. The Certified Mailing Affidavit form is attached to this document.
STEP4
PLANNING
& ZONING
COMMISSION
MEETS ON THE 2ND WEDNESDAY OF THE MONTH
The petitioner will attend the City Council meeting where the recommendation of the variance will be considered. City Council will make the final approval of the variance. If approved, City staff will have a drafted ordinance to be signed by the Council and must be recorded with the County Clerk before any further steps may be taken by the petitioner.
STEP5
CITY
COUNCIL
MEETS ON THE 2ND & 4TH TUESDAY OF THE MONTH
SUMMARY OF RESPONSIBILITIES
Below is a summary breakdown of what will be required by the petitioner and what will be completed by the City:
Signed and Notarized Application
Required Plans, Exhibits, and Fees
Certified Mailing of Public Notice
Signed Certified Affidavit of Mailings
Attendance at All Meetings
Detailed Schedule After Complete Submission
Public Hearing Notice Language
Posting of the Public Notice in a Local Newspaper
Public Hearing Sign Application
Draft Ordinance & Signatures for RecordingPETITIONERCITY STAFF
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the submission requirements. If the Director determines that the application is incomplete it will become dormant under these circumstances:
• The applicant has been notified of such deficiencies and has not responded or provided a time line for completing the application within ninety (90) days from the time of notification.
• The applicant has not responded in writing to a request for information or documentation from the initial planning and zoning commission review within six (6) months from the date of that request.
• The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and fees within ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance, then the director shall terminate the application. After termination, the application shall not be reconsidered except after the filing of a completely new application.
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011)
SAMPLE MEETING SCHEDULE
MONTH 1 MONTH 2 MONTH 3 MONTH 4
Su M Tu W Th F Sa
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23
24 25 26 27 28 29 30
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30 31
Su M Tu W Th F Sa
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30
Su M Tu W Th F Sa
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19
20 21 22 23 24 25 26
27 28 29 30 31
City CouncilPlanning & Zoning CommissionPublic HearingEconomic Development CommitteePlan Council Meeting
This is a sample of what a schedule may look like after submission. The Step 1 Submission must be completed before the Plan Council Meeting can be scheduled. This timeline represents an ideal schedule. Throughout the review process, there may be requests or changes to the submission requested by the committees which may delay the meeting schedule. As illustrated, there is a small amount of time between meeting dates and the deadline for updated materials to be submitted for review. Depending on the complexity and nature of the request, this timeline may be extended to give the petitioner and staff enough time to review requested updates to the submission.
Public Notice Mailing WindowMeeting Date Updated Materials Submitted for Meeting
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
PETITIONER MUST ATTACH A LEGAL DESCRIPTION OF THE PROPERTY TO THIS APPLICATION AND TITLE IT AS “EXHIBIT A”.
PETITIONER MUST LIST THE NAMES AND ADDRESSES OF ANY ADJOINING OR CONTIGUOUS LANDOWNERS WITHIN FIVE HUNDRED (500) FEET OF THE
PROPERTY THAT ARE ENTITLED NOTICE OF APPLICATION UNDER ANY APPLICABLE CITY ORDINANCE OR STATE STATUTE. ATTACH A SEPARATE LIST TO THIS
APPLICATION AND TITLE IT AS “EXHIBIT B”.
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
SIGN VARIANCE STANDARDS
WAS THE SIGN ERECTED LEGALLY WITH A SIGN PERMIT?
ARE THERE LIMITED AVAILABLE LOCATIONS FOR SIGNAGE ON THE PROPERTY?
DOES THE SIGN FACE A STREET WITH A FORTY (40) MILE PER HOUR OR HIGHER SPEED LIMIT?
IS THE SIGN ON A STREET WITH TWENTY THOUSAND (20,000) OR HIGHER VEHICLE TRIPS PER DAY?
IS THE SIGN ON A WALL FACING A PUBLIC RIGHT-OF-WAY WITHOUT A PUBLIC ENTRANCE?
WOULD THE SIGN BE BLOCKED BY EXISTING OR REQUIRED LANDSCAPING?
PLEASE STATE THE VARIANCE REQUESTED AND THE CITY ORDINANCE INCLUDING THE SECTION NUMBERS TO BE VARIED:
PLEASE STATE HOW THE PROPOSED VARIATION WILL NOT IMPAIR AN ADEQUATE SUPPLY OF LIGHT AND AIR TO ADJACENT PROPERTY, OR SUBSTANTIALLY
INCREASE THE CONGESTION IN THE PUBLIC STREETS, OR INCREASE THE DANGER TO THE PUBLIC SAFETY, OR SUBSTANTIALLY DIMINISH OR IMPAIR PROPERTY
VALUES WITHIN THE NEIGHBORHOOD:
PLEASE CONFIRM THE PROPOSED VARIATION IS CONSISTENT WITH THE OFFICIAL COMPREHENSIVE PLAN AND OTHER DEVELOPMENT STANDARDS AND
POLICIES OF THE CITY.
YES NO
YES
YES
YES
YES
YES
NO
NO
NO
NO
NO
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
SIGN VARIANCE STANDARDS
PLEASE DESCRIBE THE COST TO THE PETITIONER OF COMPLYING WITH THE SIGN ORDINANCE REQUIREMENTS:
IF THERE ARE ANY UNIQUE PHYSICAL CHARACTERISTICS OF THE PROPERTY, PLEASE DESCRIBE THEM BELOW:
PLEASE STATE HOW THE GRANTING OF THE VARIATION WILL NOT BE DETRIMENTAL TO THE PUBLIC WELFARE OR INJURIOUS TO OTHER PROPERTY OR IM-
PROVEMENTS IN THE NEIGHBORHOOD IN WHICH THE PROPERTY IS LOCATED:
PLEASE STATE HOW THE PARTICULAR SURROUNDINGS, SHAPE OR TOPOGRAPHICAL CONDITIONS OF THE SPECIFIC PROPERTY INVOLVED, A PARTICULAR
HARDSHIP TO THE OWNER WOULD RESULT, AS DISTINGUISHED FROM A MERE INCONVENIENCE, IF THE STRICT LETTER OF REGULATIONS WAS CARRIED OUT:
APPLICATION FOR
SIGN VARIANCE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
SIGN VARIANCE STANDARDS
PLEASE STATE HOW THE CONDITIONS UPON WHICH THE APPLICATION FOR A VARIATION IS BASED ARE UNIQUE TO THE PROPERTY FOR WHICH THE VARIATION IS SOUGHT AND
ARE NOT APPLICABLE, GENERALLY, TO OTHER PROPERTY WITHIN THE SAME ZONING CLASSIFICATION:
PLEASE STATE HOW THE ALLEGED DIFFICULTY OR HARDSHIP IS CAUSED BY THIS TITLE AND HAS NOT BEEN CREATED BY ANY PERSON PRESENTLY HAVING AN INTEREST IN
THE PROPERTY:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN FAULT
AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
PETITIONER SIGNATURE DATE
OWNER SIGNATURE DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
THIS APPLICATION MUST BE
NOTARIZED PLEASE NOTARIZE HERE:
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT
NAME:
FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
CERTIFIED MAILING
AFFIDAVIT
STATE OF ILLINOIS )
) SS
COUNTY OF KENDALL )
I/We, ________________________, petitioner, being first duly sworn, do hereby state
under oath that to the best of my knowledge the attached list is a true, correct and complete list
of all permanent parcel numbers, and names and addresses of owners, of all lots and parts of
lots located within 500 feet (exclusively of any public streets and alleys) of the property legally
described on the attached application for annexation, rezoning, special use permit, planned unit
development, variation, or other zoning amendment. I further state that said list was obtained
from the current tax rolls of the Kendall County Treasurer’s Office. I further state that I mailed
by U.S. Certified Mail, Return Receipt Requested, a copy of the Public Notice of Public Hearing
before the United City of Yorkville Planning and Zoning Commission for the Public Hearing
held on Wednesday, _______________, at the United City of City Council Chambers, Yorkville,
Illinois. The notice was mailed to the attached list of all of the permanent parcel numbers and
names and addresses of owners at the U.S. Post office on _______________________, 20_____.
________________________________
Signature of Petitioner(s)
Subscribed and sworn to before me this
________ day of _______________, 20______
______________________________________
Notary Public
PERMIT NUMBER:DATE/TIME RECEIVED:
SITE ADDRESS:PARCEL NUMBER:
SUBDIVISION:LOT/UNIT:
APPLICANT INFORMATION
NAME:TELEPHONE: HOME BUSINESS
ADDRESS:E-MAIL: HOME BUSINESS
CITY, STATE, ZIP:FAX:
SIGN INFORMATION
DATE OF PICK UP:NUMBER OF SIGNS:
DATE OF PUBLIC HEARING:SIGN RETURN DATE:
The undersigned hereby states that they have acquired Public Hearing Signs from the United City of Yorkville’s Community Development Department and agrees to return said sign/s to Yorkville City Hall, 800 Game Farm Road, Yorkville, Illinois, immediately following the date of the public hearing.
Petitioner or Representative agrees to pay to the United City of Yorkville a deposit of $50 for each sign. The deposit will be returned to the petitioner when the public hearing sign/s have been returned to the City.
Petitioner or Representative further agrees to pay to the United City of Yorkville the full amount of the purchase price for each sign not returned to the United City of Yorkville within seven (7) days after the date of the public hearing.
___________________________________________________________________________ __________________________________
SIGNATURE/AUTHORIZED AGENT DATE
DATE RETURNED: _____________________________________________________
RECEIVED BY: _______________________________________________________PZC# ______________________________
APPLICATION FOR PUBLIC HEARING SIGN
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
2363 Sequoia Drive | Suite 101
Aurora, IL 60506
Main 630.553.7560 + Fax 713.965.0044
HRGREEN.COM
May 31, 2022
United City of Yorkville
Ms. Krysti Barksdale-Noble
Community Development Director
800 Game Farm Road
Yorkville, IL 60560
RE: Graham C-Stores Company – 107 East Stagecoach Road
Engineering Plan Review Comments
HR Green Project No.: 211588
Dear Ms. Barksdale-Noble:
Please see below our responses to review comment letter dated May 9, 2022. Responses to each comment are
shown in bold following the comment.
General Comments:
1. The following items will need to be provide with the final engineering plans:
a. An engineer’s estimate needs to be provided and must include all public improvements within the
ROW including utility connections and all soil erosion and sediment control items. This cost
estimate will be used to determine the construction guarantee amount. In addition, a cost
estimate needs to be provided for all site improvements which will be used to calculate the
building permit fees.
b. IEPA permits as well as YBSD sign-off.
c. Landscape Plan.
RESPONSE: Noted and to be provided at final engineering submittal.
2. A truck turning movement diagram shall be submitted to confirm appropriate movements for
service, delivery, and emergency vehicles.
RESPONSE: Truck movement exhibit included with this letter.
Preliminary Engineering Plans
3. Improvements to Illinois Route 71 and Illinois Route 47 as directed by IDOT for the proposed
site shall be shown. The engineer or developer should provide all correspondence with IDOT
as it relates to the proposed road connections.
RESPONSE: Attached please find the initial IDOT correspondence as requested. Nothing further
has been resubmitted or returned.
4. The parking counts do not match what is shown. Truck parking should be included.
RESPONSE: The parking count on Sheet C-03 has been updated to include the truck parking.
5. Plans show that wheel stops will be placed in front of stalls along store fronts. This will require
longer parking stalls than that shown as the wheel stops reduce the length of the stall.
RESPONSE: Plans have been revised to use bollards instead per Owner request.
United City of Yorkville
Graham C-Stores Company
Engineering Review
HR Green Project No.: 211588
May 31, 2022
Page 2 of 2
6. The water main should be extended to the eastern property line for future extension.
RESPONSE: Water main extended to the eastern property line.
Preliminary Storm Water Management Report
7. A high-level review was performed and it was noted that the rainfall intensity appears to be
incorrect.
RESPONSE: The rainfall intensities have been updated to reflect Illinois Bulletin 75.
Final Plat
8. Lot numbers need to be added to the plat.
RESPONSE: Lot numbers and areas have been corrected to display correctly.
9. The second paragraph in the ownership certificate should be replaced with the following:
THE UNDERSIGNED HEREBY DEDICATES FOR PUBLIC USE THE LANDS INDICATED ON
THIS PLAT AS THOROUGHFARES, STREETS, ALLEYS AND PUBLIC SERVICES; AND
HEREBY ALSO RESERVES FOR ANY ELECTRIC, GAS, TELEPHONE, CABLE TV OR OTHER
TELECOMMUNICATIONS COMPANY UNDER FRANCHISE AGREEMENT WITH THE UNITED
CITY OF YORKVILLE, THEIR SUCCESSORS AND ASSIGNS, THE EASEMENT PROVISIONS
WHICH ARE STATED HEREON.
RESPONSE: Revised as requested.
10. Cross access easement provisions should be added.
RESPONSE: Noted: Cross access provision to be coordinated with the Owner/Developer.
11. The monument sign is in the 10’ PU&E and needs to be moved.
RESPONSE: Location of monument sign revised within Engineering Site Plan
12. An IDOT certificate is needs to be added.
RESPONSE: IDOT certificate added as requested.
13. A landscape setback line is noted on the engineering plans and should be addressed
RESPONSE: It is the surveyor’s opinion that current zoning regulations should dictate the
landscape setback/buffer requirements and they should not be shown on the face of the recorded
Final Plat.
Sincerely,
HR GREEN INC.
David Schultz, P.E., LEED AP
Project Manager DS/dmw
J:\2021\211588\Corr\ltr-052722-CommentResponseEngineeringReview-ds.docx
L O C A T I O N M A PC E R T I F I C A T I O NLOCATION OF SECTION INDICATED THUS: -···CLIENT CONTACT: MR. THOMAS WILLIAMSONKENDALL COUNTY, ILLINOISCITY OF YORKVILLE, ILLINOIS107 E STAGECOACH TRAILGRAHAM C STORES & GAS STATIONPRELIMINARY ENGINEERING PLANS FOR:···RDial 811 or 1-800-892-0123Know what'sbelow.Callbefore you dig.JULIE DESIGN TICKET NUMBER:# A2080376-00AEXP: 11/30/20232363 SEQUOIA DRIVE, SUITE 101 | AURORA, IL 60506Phone: 630.553.7560 | Toll Free: 800.728.7805 | Fax: 630.553.7646 | HRGreen.comPROJECTLOCATIONCIVIL/SITEWORK SHEET INDEX
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ILLINOIS ROUTE 71(STAGECOACH TRAIL)ILLINOIS ROUTE 47(BRIDGE STREET)KENDALL COUNTYZONING: R-3UNS
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1WALNUTDRIVEUNITED CITY OF YORKVILLEZONING: B-3UNITED CITY OF YORKVILLEZONING: B-3
UNSUBDIVIDED LANDSKENDALL COUNTY ZONING: B-3 (SPECIAL USE)LOT 1188,022± SQ.FT.4.316± AC.LOT 251,913± SQ.FT.1.192± AC.Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com1 OF 2PINs: 05-04-300-03105-05-400-050
Illinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101
Aurora, Illinois 60506
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com2 OF 2PINs: 05-04-300-03105-05-400-050
From:Rob Costello
To:Krysti Barksdale-Noble
Subject:Graham C Store Development - Monument Sigh and Photometrics
Date:Wednesday, June 1, 2022 2:02:45 PM
Attachments:image001.png
2022-0531 Monument Sign Revised.pdf
Krysti,
I wanted to follow up on the monument sign and photometrics. Please let me know if you have any
questions on our resubmittal.
Monument Sign
The Grahams would like to request a variance for the attached monument sign. This is sign is 25’ tall
and matches height to their other Yorkville BP station. The sign was revised to eliminate the (2)
tenant panels and the “Invigorate” branding.
Photometrics
We provided a revised photometric plan. The revised plan has the fixture shown with circle around
them to make it easier to read. We have eliminated two fixture and reduced the lumens provided in
the other lights to address your review comments..
1. Review comment – Lighting fixtures should be full cutoff and the use of wall packs on
buildings should be minimized.
a. Response: A light fixture south of the detention was eliminated to allow for full cut off
at the east property line
2. Review comment – Zoning code requires the average foot candle to be between 2.0 and 2.5.
proposed average is 1.82
a. Response: The Calculation summary includes and “All Calc Points” label and a “Inside
Curb” label. The inside curb label was included by the light designer to provide a more
realistic calculation by omitting the other areas on the property like the detention area
and undeveloped lot. The previous submittal had an inside the curb average of 4.49.
The revised average is 2.59 inside curb. The lighting removed one fixture in the island
west of the diesel and one south of the detention. The canopy fixtures were reduced in
lumen output to lower the average.
3. Review Comment – The maximum to minimum light intensity ratio should be no more than
20:1. Please confirm the minimum to maximum light intensity ratio is in conformance.
a. Response – The lighting designer was not able to reduce the max to min intensity ratio.
In the revised plan the value increased slightly. The designer has indicated it would be
difficult to have this value meet the ratio required with the shape of the site and the
large truck area. We have an alternate plan that includes the (2) removed light
fixtures. This allows us to reduce the max to min ratio to 105 but the average is
increased significantly. We would be happy to share this alternate plan and get your
feedback. Please contact me if you would like to review.
Rob Costello
Principal
_
27 W Jefferson Avenue | Suite 200
Naperville, Illinois 60540
P 630.420.1900 | M 847.508.7477
torcharchitecture.com | facebook.com | linkedin.com
SCHEMATIC ELEVATION
SCHEMATIC TRASH ENCLOSURE ELEVATION
GRAHAM C STORES NEW "STAGECOACH" STOREIL ROUTE 47 & IL ROUTE 71YORKVILLE, IL 60560
PROJECT NUMBER | 921076
MAY 31, 2022
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CUT ROOTS CLEANLY AT 80°. IF
TEARING OCCURS, CUT JUST
BEYOND BEGINNING OF TEAR.
BACKFILL ALL CUT ROOTS
IMMEDIATELY.
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ORNAMENTAL TREE 2
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REPLACEMENT TREE (2.5 CAL.) 53
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REPLACEMENT TREE 24
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LARGE SHRUB 6
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SMALL SHRUB 62
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GRASS 145
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EVERGREEN SHRUB 79
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SCREENING SHRUB 13
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PERENNIAL 178
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CONCEPT PLANT SCHEDULE
30150
JWK-HRG
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BP
54213
07.10.15
JC
BPL 54213_15
Altoona, PA
9
a. 06.28.16 (RD); Add Led Details
b.
c.
d.
e.
category:
Page 8 of
BP BRIGHT GREEN BEACON, 3'-8" HELIOS BUTTON
1. Silk Screen- BP Dk. Green PMS 355C
2. Silk Screen- BP Lt. Green PMS 368C
3. Silk Screen- BP Yellow PMS 109C
SPECIFICATION:
A. SILK SCREEN
COLOR SCHEDULE:
NIGHT TIME VIEW
FACE VIEW
SCALE: 1"=1'-0"
SCREENED GRAPHIC
UL LABEL
LOCATION
3'-8"
1” RETURN
.063” ALUMINUM
3MM ACM WHITE
POWER SUPPY, MEANWELL
120V *LPV-60-12
4 1/2”
ENLARGED SECTION VIEW
1/2”
45º
3'-8"
PMS 355c GREEN
PMS 368c GREEN
PMS 108c YELLOW
PMS WHITE
NOTE: SEE LED DETAILS ON THE NEXT PAGE
BP
54213
07.10.15
JC
BPL 54213_15
Altoona, PA
9
a. 06.28.16 (RD); Add Led Details
b.
c.
d.
e.
category:
BP BRIGHT GREEN BEACON, 3'-8" LED DETAILS
LED DETAILS
SCALE: 1"=1'-0"
POWER SUPPLY LED MODULES
LETTERSWATTS QUANTITYPART #COLORPOWER SUPPLY #PART #
QUANTITY
LED MODULES
PER OUTPUT
SERVICE DRAW
(AMPS)CIRCUITS
70 1.2 (1) 120 VAC
20 AMP SERVICEHELIOS607025-60-18
(LPV-60-12)WHITE
MEANWELL POWER SUPPLY BREAK DOWN & RISHANG LED QUANTITIES
3’-8”
Page 9 of
107 E Stagecoach Trail, Yorkville, IL 60560
88 77 88 7788778877
88 7788778877
diesel
Please see provided canopy material and installation instructions for material, color,
electrical and installation information.
BP
39105 N HWY 41,
WADSWORTH, IL 60083
|
|
Blair # : 90171
BPL 9129339_20 Order #: 17149
Date: 06.16.20
Approved Approved as Noted Not Approved
Resubmit with Changes
Print Name
Signature
Title
Date
APPROVAL
REV #: 90171-17149-DEXAMPLE
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
Page 2 of
1. NEW 81” BP GOAL POST MID ON
NEW FOUNDATION @ 30’ OAH
2.
3.
1.
2.
3.
4.
1.
2.
3.
4.
SILK SCREENED
GRAPHIC
DIGITALLY PRINTED
CUSTOM GRAPHICS
PMS PROCESS BLUE
INVIGORATE LIGHT BLUE
BP WHITE
PMS 109 C
BP YELLOW (HELIOS)
PMS 368 C
BP LIGHT GREEN (HELIOS)
PMS 348 C
BP RETAIL GREEN (PRICER)
PMS 661 C
INVIGORATE BLUE
PMS 355 C
BP RETAIL GREEN (HELIOS)
2/22/19
X
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
1.
PROPOSED - BP MID 81” GOAL POST ON NEW FOUNDATION - 30’ OAH
Page 3 of
SCALE : 1:44
30'-0"
OAH
6'-8 1/2"
GREEN LIGHT BAR
7’-6 15/16”
BOTTOM
CLEARANCE
CUSTOM MOLD WILL BE REQUIRED FOR CUSTOM 3
PANEL TALL EMC FACE
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-1 DETAIL - BP HELIOS FACE
Page 4 of 6’-4 1/8”6’-8 3/4”
6'-10 3/8"
6'-3 7/8"5’-4 9/16”
7 7/16”
11 9/16”
6 1/8”
1’-1 1/4”8 1/2”
5’-4 5/8”
6’-8 9/16”
4’-3 3/8”
6’-6 1/2”
6’-8 1/4”
6’-8 9/16”
1 7/16”
1”45°
R10’-8 5/8”
2 3/8"
1/2” Embossment
FRONT VIEW
SCALE: 1:20
SIDE VIEW
TOP VIEW
Flat Embossment
PANTONE White
NIGHT TIME VIEW
INTERNAL ILLUMINATION
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-2 DETAIL - GRAHAM’S PANEL
Page 5 of
ILLUMINATION VIEW
FRONT VIEW
SCALE: 1"=1'-0"
1 1/2"
15/16"
45º
6'-8 1/2"
TOP VIEW
SIDE VIEW
6'-8 1/2"
1'-6 5/8"
2 3/8"
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-2
Page 6 of
DETAIL - INTERNAL ILLUMINATION
6'-8 1/2"
1'-6 5/8"
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-3 DETAIL - REGULAR W/ ULTIMATE WASH PRICER
Page 7 of
FRONT VIEW
SCALE: 1"=1'-0"
1 1/2"
15/16"
45º
6'-8 1/2"
TOP VIEW
SIDE VIEW
6'-8 1/2"
3'-2 3/4"
2 3/8"
ILLUMINATION VIEW
5'-4 1/2"
2'-4 9/16"
24" EPCU 3.0 DIGITS
WORDPLATE
66”
8”
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-3 DETAIL - INTERNAL ILLUMINATION
Page 8 of
6'-8 1/2"
3'-2 3/4"
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-4 DETAIL - BP REGULAR PRICER
Page 9 of
2'-11 7/16"
1'-3 1/4"
12" EPCU 3.0 DIGITS
ILLUMINATION VIEW
FRONT VIEW
SCALE: 1"=1'-0"
1 1/2"
15/16"
45º
6'-8 1/2"
TOP VIEW
SIDE VIEW
6'-8 1/2"
1'-6 5/8"
2 3/8"
WORDPLATE (Changeable Grade)
2’-4 1/2”
1’-3 1/8”
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-4 DETAIL - INTERNAL ILLUMINATION
Page 10 of
6'-8 1/2"
1'-6 5/8"
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-5 DETAIL - DIESEL PRICER
Page 11 of
FRONT VIEW
SCALE: 1"=1'-0"
1 1/2"
15/16"
45º
6'-8 1/2"
TOP VIEW
SIDE VIEW
6'-8 1/2"
3'-2 3/4"
2 3/8"
ILLUMINATION VIEW
5'-4 1/2"
2'-4 9/16"
24" EPCU 3.0 DIGITS
WORDPLATE
66”
8”
2017
REVISION
PROJECT INFORMATION
Drawing will expire 90 days after date on
cover. If production request is sent in after
90 days, 24 hours is required to review
approval.
39105 N HWY 41,
WADSWORTH, IL 60083
06.16.20
90171
FD
BPL 9129339-17149_20
18
5107 Kissell Ave.
Altoona, PA 16601
P: 814.949.8287
F: 814.949.8293
www.blairimage.com
d. 07.10.20;FD: Revised to 4 line
EMC
d. 07.30.20;FD: Revised diesel
pricer to DH
S-5 DETAIL - INTERNAL ILLUMINATION
Page 12 of
6'-8 1/2"
3'-2 3/4"
Preliminary
Storm Water Management
Date: March 11, 2022
Revised: May 27, 2022
GRAHAM C STORES & GAS STATION
107 E STAGECOACH TRAIL
YORKVILLE, ILLINOIS
Prepared for:
Graham C Stores Company
Thomas Williamson
39109 N US Highway 41
Wadsworth, IL 60083
Ph: (847) 826-0660
HRG Job: 211588
Prepared by:
Erik Negri
Staff Engineer
David W. Schultz, P.E., LEED AP
Project Manager
INDEX
PROJECT DESIGN NOTES AND MAPS TAB 1
• Project Location Map
• Existing Conditions
• Proposed Conditions
DRAINAGE CALCULATIONS AND RESULTS TAB 2
Storm Water Management Sizing:
• Bulletin 75 - ISWS Rainfall Intensities (Yorkville)
• 100 YR Detention Pond Volume – Basin Required – 100 YR
• Proposed SWM Pond – Proposed Project Basin (Dry/Wetland Bottom)
TAB 1
PROJECT DESIGN NOTES
E. STAGECOA
C
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A
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(ILLINOIS RO
U
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7
1
)S. BRIDGE STREET(ILLINOIS ROUTE 47)30150
JWK-HRG
JWK-HRG
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·
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DESIGN NOTES
EXISTING CONDITIONS:
• The subject property, consisting of 5.508 acres is located at the northeast corner
of intersection of IL Route 71 (Stagecoach Trail) and IL Route 47 (S. Bridge
Street). The property in question has been previously zoned for Manufacturing
use and is currently occupied by several warehouses. The property is currently
Zoned M-1 (Limited Manufacturing District) and is proposed to be rezoned to B-3
(General Business District).
• The vegetation on site is grass and mowed with various scrub trees that have
grown on the site along the property line and in various locations.
• Two existing property parcels
o PIN# 05-05-400-050 & 05-04-300-031
PROPOSED CONDITIONS:
• The proposed improvement plan includes two lots with paved surface areas for
access and delivery, parking stalls, private and public utilities, a planned storm
water management area (Dry/Wetland Bottom Detention), various landscaping
areas, and vegetated restoration of disturbed areas. The first lot, Lot 1, will be
fully developed with a gas station, fueling pumps, and all required utilities. The
second lot, Lot 2, is planned to be developed in the future and is proposed to be
constructed as an unpaved grassed area with driveway and utility stubs to the lot.
The Strom water management area is sized to account for the increased
impervious area in the proposed condition and also includes the ultimate build
out of the entire Lot for this development. Note that the storm water management
system has been designed with the assumption that the future Lot 2 development
will result in 80% impervious area coverage on the lot.
• Since the project is located in the United City of Yorkville, the proposed
improvements are subject to meeting the requirements of the Kendall County
Stormwater Ordinance along with various City of Yorkville Ordinances including
Subdivision Control Ordinance and Park Development Standards. The following
design criteria were utilized for the proposed storm water management and
drainage system within the design:
• Storm Water Management Notes:
o The storm water management and storage system has been designed
utilizing a Modified Rational Method
o Rainfall – Based on data found in the Illinois State Water Survey’s Bulletin
75 – Rainfall Depths Averaged for Northeastern Illinois – as amended for
the City of Yorkville Area.
o Storage Release Rate – Per the City ordinance a stormwater basin
serving a given property is allowed the following maximum release rates:
o 2 Year Storm: 0.04 cfs/acre
o 100 Year Storm: 0.15 cfs/acre
o Overflow curtain wall is set at six inches above the calculated 100-YR
elevation
o Summary of tables below show the required and calculated volumes for
100-YR storm events based on allowable release rates for the project
site. See Table 1.
BASIN VOLUME SUMMARY – Table 1
Required Volume Actual Volume Calc. Elev.
(Ac.Ft) (Ac.Ft) (HWL)
100 YR 2.271 2.831 729.00
100 YR @ Curtain Wall - 3.204 729.50
TAB 2
DRAINAGE CALCULATIONS AND RESULTS
Bulletin 75 - ISWS Rainfall Intensities (Yorkville)
Duration 2 yr 10 yr 25 yr 50 yr 100 yr
(min)Rainfall Avg. I Rainfall Avg. I Rainfall Avg. I Rainfall Avg. I Rainfall Avg. I
5 0.40 4.81 0.62 7.42 0.77 9.29 0.90 10.80 1.03 12.34
6 0.46 4.61 0.71 7.11 0.89 8.90 1.04 10.35 1.18 11.83
7 0.52 4.47 0.80 6.89 1.01 8.62 1.17 10.03 1.34 11.46
8 0.58 4.36 0.90 6.72 1.12 8.42 1.31 9.79 1.49 11.18
9 0.64 4.28 0.99 6.59 1.24 8.26 1.44 9.60 1.65 10.97
10 0.70 4.21 1.08 6.49 1.35 8.13 1.58 9.45 1.80 10.80
11 0.74 4.04 1.14 6.24 1.43 7.81 1.67 9.08 1.90 10.38
12 0.78 3.91 1.21 6.03 1.51 7.55 1.76 8.78 2.01 10.03
13 0.82 3.79 1.27 5.85 1.59 7.32 1.85 8.52 2.11 9.73
14 0.86 3.69 1.33 5.69 1.66 7.13 1.94 8.29 2.21 9.48
15 0.90 3.61 1.39 5.56 1.74 6.97 2.03 8.10 2.31 9.26
16 0.92 3.47 1.42 5.34 1.78 6.69 2.08 7.78 2.37 8.89
17 0.95 3.34 1.46 5.15 1.83 6.45 2.13 7.50 2.43 8.57
18 0.97 3.23 1.49 4.98 1.87 6.24 2.18 7.25 2.49 8.28
19 0.99 3.13 1.53 4.82 1.91 6.04 2.23 7.03 2.54 8.03
20 1.01 3.04 1.56 4.69 1.96 5.87 2.28 6.83 2.60 7.80
21 1.04 2.96 1.60 4.56 2.00 5.71 2.33 6.64 2.66 7.59
22 1.06 2.88 1.63 4.45 2.04 5.57 2.38 6.48 2.71 7.40
23 1.08 2.82 1.67 4.34 2.09 5.44 2.43 6.33 2.77 7.23
24 1.10 2.76 1.70 4.25 2.13 5.32 2.48 6.19 2.83 7.07
25 1.12 2.70 1.73 4.16 2.17 5.21 2.53 6.06 2.89 6.92
26 1.15 2.65 1.77 4.08 2.21 5.11 2.58 5.94 2.94 6.79
27 1.17 2.60 1.80 4.01 2.26 5.02 2.63 5.83 3.00 6.67
28 1.19 2.55 1.84 3.94 2.30 4.93 2.68 5.73 3.06 6.55
29 1.21 2.51 1.87 3.87 2.34 4.85 2.73 5.64 3.11 6.44
30 1.24 2.47 1.91 3.81 2.39 4.77 2.78 5.55 3.17 6.34
31 1.25 2.42 1.93 3.73 2.41 4.67 2.81 5.43 3.21 6.20
32 1.26 2.37 1.95 3.65 2.44 4.57 2.84 5.32 3.24 6.07
33 1.28 2.32 1.97 3.58 2.46 4.48 2.87 5.21 3.27 5.95
34 1.29 2.28 1.99 3.51 2.49 4.39 2.90 5.11 3.31 5.84
35 1.30 2.23 2.01 3.44 2.52 4.31 2.93 5.01 3.34 5.73
36 1.32 2.19 2.03 3.38 2.54 4.24 2.96 4.93 3.38 5.63
37 1.33 2.16 2.05 3.32 2.57 4.16 2.99 4.84 3.41 5.53
38 1.34 2.12 2.07 3.27 2.59 4.09 3.02 4.76 3.45 5.44
39 1.36 2.09 2.09 3.22 2.62 4.03 3.05 4.68 3.48 5.35
40 1.37 2.05 2.11 3.17 2.64 3.97 3.08 4.61 3.51 5.27
41 1.38 2.02 2.13 3.12 2.67 3.91 3.11 4.54 3.55 5.19
42 1.40 1.99 2.15 3.08 2.70 3.85 3.14 4.48 3.58 5.12
43 1.41 1.97 2.17 3.03 2.72 3.80 3.17 4.42 3.62 5.05
44 1.42 1.94 2.19 2.99 2.75 3.75 3.20 4.36 3.65 4.98
45 1.44 1.91 2.21 2.95 2.77 3.70 3.23 4.30 3.69 4.91
50 1.50 1.80 2.32 2.78 2.90 3.48 3.38 4.05 3.86 4.63
60 1.57 1.57 2.42 2.42 3.03 3.03 3.53 3.53 4.03 4.03
(hours)
1 1.57 1.57 2.42 2.42 3.03 3.03 3.53 3.53 4.03 4.03
2 1.94 0.97 2.99 1.49 3.74 1.87 4.35 2.18 4.97 2.49
3 2.14 0.71 3.30 1.10 4.13 1.38 4.80 1.60 5.48 1.83
6 2.51 0.42 3.86 0.64 4.84 0.81 5.63 0.94 6.43 1.07
12 2.91 0.24 4.48 0.37 5.61 0.47 6.53 0.54 7.46 0.62
18 3.14 0.17 4.84 0.27 6.06 0.34 7.05 0.39 8.06 0.45
24 3.34 0.14 5.15 0.21 6.45 0.27 7.5 0.31 8.57 0.36
0.00
2.00
4.00
6.00
8.00
10.00
12.00
14.00
0 5 10 15 20 25 30 35 40 45 50Intensity (in/hr)Duration (minutes)
ISWS -Bulletin 75 -YORKVILLE
Intensity vs. Duration
100 Year Detention Pond Volume - 100 YR Release
Proposed Project Number: 211588
Project Name: Graham C Store Date: 5/27/22
Basin Required - 100 YR
Duration Intensity Runoff Storage Rate Required Volume
(hour) (In/Hr) (cfs) (cfs)(acre-feet)
0.25 9.26 43.566 42.739 0.883
0.5 6.34 29.828 29.002 1.198
1 4.03 18.960 18.134 1.498
2 2.49 11.715 10.888 1.799
3 1.83 8.610 7.783 1.929
4 1.58 7.433 6.607 2.183
5 1.32 6.210 5.384 2.224
6 1.07 5.034 4.208 2.085
8 0.90 4.234 3.408 2.252
10 0.76 3.576 2.749 2.271
12 0.62 2.917 2.091 2.072
15 0.53 2.493 1.667 2.066
18 0.45 2.117 1.291 1.919
21 0.41 1.929 1.103 1.913
24 0.36 1.694 0.867 1.720
48 0.20 0.941 0.115 0.455
60 0.17 0.800 -0.026 -0.131
Ground Cover Area C C X A
Open Space 1.47 0.50 0.74
Impervious 3.37 0.98 3.30
Dry/Wet Detention 0.53 1.00 0.53
Roof/Future 0.14 1.00 0.14
Total 5.51 4.704700643
C=0.8541
Allowable Discharge (100 YR) = 0.826 0.15 cfs/Ac.
JOB:Graham C, Yorkville, IL, 211588
BY:ERN
Date:3/11/22
Elevation
(ft)
Area
(sq feet)
Area
(acres)
Volume (ac-
ft)
Cumulative
Volume
724.50 23061 0.529 0 0 NWL
725.00 23990 0.551 0.270 0.270
726.00 25891 0.594 0.572 0.842
727.00 27849 0.639 0.617 1.459
728.00 29863 0.686 0.662 2.121
729.00 31934 0.733 0.709 2.831 HWL
729.50 33039 0.758 0.373 3.204 TOP OF CURTAINWALL
Required Volume @ HWL 2.352 ACRE-FT
Volume @ HWL 2.831 ACRE-FT
Proposed Greater than Required? Y Y/N
Prop Detention Basin
Basin Volume
Steering Angle
Lock to Lock Time
Articulating Angle
WB-67
Trailer Track
Tractor Track
Trailer Width
Tractor Width
19.504.00
feet
8.50
8.50:
8.00
8.00
:
:
:
0.00
3.00 45.50
15.00 53.00
:
:
: 6.0
28.4
75.0
30150
JWK-HRGJWK-HRG
I have reviewed the applications for Special Use, Rezoning, Sign Variance and Final Plat
approval received March 11, 2022 as submitted by David Schultz, Engineer, HR Green
Development, LLC, on behalf of Graham C Stores Company, Petitioner, as well as the following
documents/plans:
1. Preliminary Engineering Plans prepared by HR Green, dated 03-11-2022 (Sheets C-01 to C-
05);
2. Photometric Plans prepared by LSI dated 03-10-2022 (Sheet 1 of 1);
3. Final Plat prepared by HR Green Development, LLC, dated 03-11-2022 (Sheets 1-2);
4. Building Elevations prepared by Torch Architecture dated March 11, 2022;
5. Sign Plans prepared by Image FX, Corp. no date provided;
6. Sign Plans prepared by Blair Companies dated 06.16.20; and
7. Preliminary Stormwater Report prepared by HR Green dated March 11, 2022.
The petitioner is seeking special use permit authorization of a proposed new fuel station and
convenience store building to be constructed on approximately 5.51-acres of land located at the
northeast corner of IL Route 47 (Bridge Street) and IL Route 71 (Stagecoach Trail). The property
consists of two (2) parcels and will be resubdivided into two (2) lots consisting of the fuel
station/convenience store and onsite detention (~4.32-ac), as well as a future buildable lot (~1.19-ac).
This property is currently improved with various detached metal structures on a gravel
foundation utilized for industrial/farming storage and truck related services. These existing structures
will be demolished and rezoned from M-1 Manufacturing to B-3 General Business District with a
special use for a fuel station. Based upon my review of the application, documents and preliminary
plans, I have compiled the following comments:
GENERAL ZONING/PLANNING COMMENTS:
1. ZONING - The subject property is currently zoned as M-1 Limited Manufacturing
District. The following are the current immediate surrounding zoning and land uses:
Zoning Land Use
North B3- SU
(Unincorporated Kendall County) Kendall County Highway Department
South B-3 General Business District
Silver Dollar Restaurant
All Season Motel
Transportation Land Use (IL Route 71)
East M-1 Limited Manufacturing District Undeveloped Agricultural Land
West B-3 Business District Transportation Land Use (IL Route 47)
Fountain Village Commercial Development
Memorandum
To: Plan Council
From: Krysti Barksdale-Noble, Community Development Director
Date: May 5, 2022
Subject: PC 2022-08 Graham C Store (Sp. Use, Rezone, Sign Variance & Final Plat)
107 E. Stagecoach Trl. - Proposed New Fuel Station & Convenience Store
2. BUILDING SETBACKS – Staff notes that the petitioner has depicted the following
property’s building setback locations for Lot 1:
BUILDING SETBACK REQUIRED
MINIMUM
PROPOSED SETBACK
Interior Side Yard (North) 20’ +/- 30’ (C Store)
Front Yard (West/IL 47) 50’ +/- 216.5’ (C Store)
+/- 50.5’ (Gas Pump Canopy)
Corner Side Yard (South/IL 71) 30’ +/- 91.1’ (C Store)
+/- 30’ (Gas Pump Canopy)
Rear Yard (East) 20’ +/- 40’ (Unlabeled Structure)
3. MAXIMUM BUILDING HEIGHT - Maximum building height for the B-3 District is
80 feet. The overall height of the primary building (convenience store) is not provided.
Per Section 10-2-3, building height is measured at the mean height between the eaves and
ridge.
a. Petitioner must provide dimensioned and scaled building elevations.
4. PARKING - According to the data table on the Site Plans submitted, there are 34 total
parking stalls provided for the convenience store, including two (2) ADA handicapped
accessible space. Per Section 10-16-3 of the Yorkville Zoning Code, the total required
minimum parking needed is 14 spaces, which is exceeded by the 34 on-site spaces
provided. The typical stall and drive aisle dimensions meet the minimum zoning
standards.
5. PARKING SETBACKS – The applicant appears to have met the required minimum
parking lot setback of 20 feet from arterial roadways (IL Rte. 47 and IL Rte. 71) for the
proposed development, as follows:
Per Section 10-2-3 of the Yorkville Zoning Ordinance, “Parking Area, Private” is an
open, hard surfaced area, other than a street or public way for the storage of private
passenger vehicles. “Driveway” is defined as a paved or unpaved private roadway
providing vehicular access between the right of way of the street and a parking space
(storage area).
6. PARKING LOT SCREENING - All open automobile parking areas shall comply with
the requirements of the current landscape ordinance regulations for perimeter parking lot
landscaping. Code Reference:
PARKING LOT
SETBACK
REQUIRED
MINIMUM
PROPOSED PARKING LOT
SETBACK
IL Rte. 47 – West
(Arterial)
20’ +/- 20’ (Please Verify)
IL Rte. 71- South
(Arterial)
20’ +/- 68’ (Please Verify)
https://library.municode.com/il/yorkville/codes/code_of_ordinances?nodeId=TIT8BURE
_CH12LAOR_8-12-2LATRPRRE
7. LOADING ZONE – Is a designated loading zone area provided for convenience and
food delivery services? Per Section 10-2-3, Off-Street Loading and Unloading Spaces
shall be exclusive of access aisles and maneuvering space.
8. MAXIMUM LOT COVERAGE – Per Section 10-7-1 of the Yorkville Zoning Code,
the maximum lot coverage for the B-3 General Business District (inclusive of sidewalks,
parking areas and all impervious surfaces) is 80%. The Site Data Table needs to indicate
the maximum impervious coverage.
9. BUILDING ELEVATIONS – The prepared elevations appear to meet the minimum
Appearance Code Standards.
a. Code Reference:
https://library.municode.com/il/yorkville/codes/code_of_ordinances?nodeId=TIT
8BURE_CH15APCO_8-15-5CRAP
10. SIGNAGE – The petitioner has requested a variance for the monument signage on site
plan.
a. Per Section 10-20-9-A of the Yorkville Zoning Ordinance, free standing
monument signs on lots three (3) acres or larger with more than one street
frontage, one freestanding sign sixty-four (64) square feet or less in area and
twelve feet (12’) or less in height per street frontage with an entrance/exit is
allowed.
b. As proposed, only one (1) monument sign on Lot 1 is requested at the intersection
of IL Rte. 47 and IL Rte. 71. A portion of the sign is located within the 10’ public
utility and drainage easement. Staff recommends that the sign either be adjusted
so that it is not within the PU&D easement or sign a hold harmless agreement.
c. The proposed overall sign height is 30’ which exceeds the current code by 18
feet (or 250% taller). Additionally, the proposed sign area appears to be
approximately 153 square feet which exceeds the maximum area of 64 sq.
feet (~42% larger).
d. The Casey’s Gas Station on US 34 and McHugh was granted a sign variance for a
monument sign of approximately 47 square feet, which exceeded the maximum
sign area for parcel less than 3 acres by 15 square feet or 32%. Also, the recently
approved Gas N Wash on IL Rte. 47 and Waterpark Way was granted a sign
variance for a monument sign of approximately 107 square feet (40% larger than
permitted by code) and an overall height of 12 feet.
e. Staff would support the sign variance for increased sign area, as it is consistent
with previously approved gasoline station signs. However, staff is not supportive
of the overall height of 30 feet, especially since the nearest gas fueling station to
this property (Shell) is approximately 20’-4” tall. Staff recommends reducing
the overall height to no taller than 20 feet by either removing a panel insert
(e.g. BP Gasoline Invigorate), reducing the third digital panel display, or
removing a tenant panel.
11. DRIVEWAYS – Per Section 10-16-3-D of the Yorkville Zoning Ordinance,
Nonresidential driveways shall be a minimum of two hundred feet (200') when from the
driveway edge to the nearest intersecting street right of way line. Driveways not meeting
the minimum distances may be approved administratively by the city administrator with a
recommendation to approve made by the city engineer. If administrative approval is not
granted, a variance must be approved. The proposed plan meets this standard. However,
staff has the following concerns:
a. Consider providing a “Do Not Block Entrance” sign at the southern driveway
entrance (IL Rte. 71) to avoid potential conflicts with vehicles in turning lanes
exiting the gas station site as this appears to be the prime ingress/egress access
point for semi-trucks.
12. LIGHTING – A photometric plan has been provided along with manufacturers cut
sheets of the proposed light standards to be installed within the parking lot area.
Maximum illumination at the property line shall not exceed 0.1 foot-candle and no glare
shall spill onto adjacent properties or rights of way.
a. Any lighting used to illuminate off-street parking areas shall be directed away
from residential properties and public highways in such a way as not to create a
nuisance. The City of Yorkville promotes the "dark sky" concept. Lighting
fixtures should be full cutoff, and the use of wall packs on buildings should be
minimized.
b. Section 10-16-3-D-7 of the Zoning Code requires the average foot candle to be
between 2.0 and 2.5. Proposed average is 1.82. Additionally, the maximum to
minimum light intensity ratio should be no more than 20:1. Please confirm the
minimum to maximum light intensity ratio is in conformance.
13. OUTDOOR SALES AND DISPLAY AREAS – Due to the proposed use as a gas
station with retail convenience store, staff assumes there will be outdoor sales and display
areas located on the property. Therefore, the following provisions of the Zoning
Ordinance shall apply:
a. Per Section 10-3-10-F of the Yorkville Zoning Code, outdoor sales and display
areas shall not exceed 35% of the gross floor area of the primary building (max
1400 sq. ft for Lot 102). Staff is seeking confirmation from the Petitioner that the
overall area of the Outdoor Sales area will not exceed 1,400 square feet at any
given time.
b. Per Section 10-3-10-H of the Yorkville Zoning Code, outdoor sales and display
areas, when located on a sidewalk and/or walkway, must allow for an
unconstructive area of 3 feet for pedestrian access and shall not block the ingress
or egress of the building at any time.
14. TRUCK TURNING TEMPLATE – A truck turning template demonstrating the
maneuverability of standard sized semitrucks within the site layout has been provided.
Staff has the following comments:
a. Will the median at the proposed IL Rte. 47 right-in/right-out entrance be
mountable?
b. It appears the primary access point for semi-trucks to the site travelling east/west
will be via the existing full access on IL Rte. 71. For northbound semi-trucks, it
also seems the existing full access on IL Rte. 47 will be utilized. Is it the
intention to have all semi-truck vehicles exit at these access points, thereby
discouraging the use of the proposed IL Rte. 47 right-in/right-out access
point? If so, will there be internal directional signage for semi-trucks?
15. TRASH ENCLOSURE - Commercial trash dumpsters and other large waste receptacles
must be screened on three (3) sides with a solid opaque material wall at least six feet (6')
in height or to the extent where the wall screens the dumpster from view. Applicant
must verify the overall height of the proposed trash enclosure. Landscaping is
preferred to be put around the perimeter of the three (3) solid walls.
16. LANDSCAPE PLAN – A landscape plan must be submitted prior to Economic
Development Committee (EDC) meeting.
17. COMPREHENSIVE PLAN – Future Land Use for this site is Destination Commercial
(DC) which is consistent with the proposed B-3 General Business District and gas station
land use.
18. FUTURE SHARED USE TRAIL – The plans indicate a Future Shared-Use Path along
IL Rte. 47 to be installed by others and a proposed asphalt shared-use path at the
intersection of IL Rte. 47 and IL Rte. 71 connecting the Future Shared-Use Path to the
gas station property. Staff recommends an additional asphalt share-use path installed by
the developer connecting the IL Rte. 47 path to the proposed future Lot 2 parcel.
19. FINAL PLAT – Refer to City Engineer’s comments.
20. STORMWATER DETENTION AREA – A backup/dormant Special Service Area will
be required per the Stormwater Ordinance to ensure future maintenance of the detention
facility. City staff will guide you through that process upon approval of the requested
entitlements.
Product(s): SubTrib_Aurora Beacon News, Publicnotices.com
AdSize(s):1 Column
Run Date(s):Friday, July 22, 2022
Zone:Full Run
Color Spec.B/W
Preview
Order ID:7251724
Page 2 of 4
7/14/2022 8:49:46 AMPrinted:
* Agency Commission not included
IL Govt Legal Aurora BeaconPACKAGE NAME:
1
Summary:
The petitioner, John McFarland, on behalf of CalAtlantic Group, LLC, is seeking Final Plat
approval to subdivide the approximately 6.274-acre vacant parcel into 12 single-family units in Windett
Ridge Unit 2. The proposed Final Plat would reduce the originally approved Windett Ridge Preliminary
Plan for Unit 2 by four (4) residential lots to accommodate an approximately 55,000 square foot
stormwater management easement and the required design and construction of a sanitary sewer lift station
due to the site’s topography.
Project Background/Request:
The subject property, located east of South Bridge Street (IL Route 47) and south of Stagecoach
Trail (IL Route 71) in the far southeast quadrant of the city, was originally approved as part of the
Windett Ridge planned unit development in 2002 consisting of single-family, townhomes and a
commercial site. Although the original developer, Wiseman Hughes, commenced construction of single-
family homes in Unit 1, construction ceased in 2008 and the remaining undeveloped lots were sold.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Brad Sanderson, EEI, City Engineer
Date: July 13, 2022
Subject: PZC 2022-14 Windett Ridge – Unit 2 (Final Plat of Subdivision)
Proposed Final Plat Approval for Twelve (12) Single-Family Lots
2
In 2013, CalAtlantic (formerly Ryan Homes) became the successor developer/builder of the
residential lots in Windett Ridge Unit 1 and the undeveloped Unit 2 parcel. As they neared completion of
the 261 single-family homes in Unit 1 of Windett Ridge, CalAtlantic contacted City staff in 2018 to begin
the process to Final Plat Unit 2 which consisted of sixteen (16) single family lots.
The original Windett Ridge PUD was approved anticipating the homesites in Unit 2 would be
developed along with the townhome portion to the south, which was to be known as the Townes at
Windett Reserve. As planned, the Townes at Windett Reserve would be engineered with a sanitary sewer
lift station and an appropriately sized stormwater management basin to support both the single-family
homesites in Unit 2 and the townhome development. However, the townhome parcel was purchased by
another buyer, leaving the future development of the Townes at Windett Ridge uncertain.
Therefore, in order for the build-out of Windett Ridge Unit 2 to be complete, CalAtlantic has
proposed to re-engineer this portion of the development to accommodate the list station and stormwater
basin within the 6.274-acre site of Unit 2, resulting in a loss of four (4) single-family lots. This would
bring the total entitled single-family units in Windett Ridge from 277 to 273, with Unit 1 having 261
single-family lots and Unit 2 having 12 single-family lots.
Prior Annexation Agreement Amendments:
In the last almost ten (10) years, the City has approved three (3) amendments to the Windett Ridge
Annexation Agreement. Those agreement dealt with timing of infrastructure and punch list completion,
fee/ordinance locks and contributions for enhanced park improvements. However, the following
amendments relate specifically to the development of Unit 2 in Windett Ridge:
Ordinance 2013-51
Approved in 2013, this amendment set forth development obligations and performance deadlines related
to the completion of infrastructure, payment of fees and development build-out. This amendment also
provided the benefit of increased signage, building permit and code locks, as well as a hold on punchlist
3
items for two years. As part of the development obligations, the developer agreed to design and construct
a lift station sufficient to accommodate the completion of the Windett Ridge subdivision only (Units 1 &
2) with the enclosure of the lift station sized to accommodate only the generator and controls and will
have vinyl siding or such other siding as approved by the City-with a color to blend in with the
surrounding homes.
Ordinance 2019-07
Approved in January 2019, this agreement granted the developer an extension for the completion of the
public improvements for Unit 2 of Windett Ridge until December 31, 2023. This would include final
platting and the construction/connection of the sanitary sewer lift station.
Proposed Lift Station Details
Details of the lift station are provided in plans prepared by Mackie Consultants, LLC dated last
revised 6-22-2022.The proposed lift statin will have an exterior elevation of brick pattern precast concrete
walls and horizontal plank siding on the pitched roof. The overall height of the lift station enclosure is
approximately 12’9” to the apex of the roof. As previously stated, the current planned lift station
improvements will only support Unit 2 of Windett Ridge and it is not planned to be expanded. While
capable of functioning in perpetuity, this lift station is “temporary” until other properties are developed to
the south, at which time the lift station would be abandoned.
Below is an illustration of the lift station plans.
Proposed Final Plat of Resubdivision:
The proposed Final Plat of Subdivision – Windett Ridge Unit 2 was prepared by Mackie
Consultants, LLC, date last revised 06-16-2022, illustrates the proposed 12 single-family lots and
stormwater management easement, as seen below:
4
EDC & Staff Comments:
This matter was discussed at the July 5th Economic Development Committee (EDC). The
proposed plat was well received, although questions were asked regarding the cost of the long term
operating and maintenance costs for the lift station, which will be dedicated to the City via a public
drainage and utility easement.
The proposed Final Plat of Subdivision Windett Ridge Unit 2 has been reviewed by the City’s
engineering consultant, Engineering Enterprises Inc. (EEI), for compliance with the Subdivision Control
Ordinance’s Standards for Specification. Comments dated May 31, 2022 were provided to the applicant
(see attached). The petitioner has addressed the comments provided and resubmitted a revised plat dated
06/16/22 which is included in the packet. Staff supports approval of the revised final plat.
Proposed Motion:
In consideration of the proposed Final Plat of Subdivision for Windett Ridge Unit 2, the Planning and
Zoning Commission recommends approval of the plat to the City Council as prepared by Mackie
Consultants, LLC date last revised June 16, 2022 and further subject to {insert any additional
conditions of the Planning and Zoning Commission}…
Attachments:
1. Copy of Petitioner’s Application
2. Windett Ridge Unit 2 Final Plat of Subdivision prepared by Mackie Consultants, LLC date last revised
06/16/22.
3. Windett Ridge Unit 2 Landscape Plan
4. Windett Ridge Unit 2 Lift Station Details – Sheet 11 of 18
5. Plan Council Packet for June 9, 2022
6. EEI Letter to the City dated March 31, 2022.
7. Mackie Consultants, LLC response letter dated 6-27-22
8. EEI Letter dated July 13, 2022
106
107
108
109
89
UNSUBDIVIDED UNSUBDIVIDEDUNSUBDIVIDED484
0
SCALE: 1" = 50'
505025
SURVEYOR'S CERTIFICATE
AUTHORIZATION TO RECORD CERTIFICATE
FINAL PLAT OF SUBDIVISION
WINDETT RIDGE UNIT 2
BEING A SUBDIVISION IN SECTION 9, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS
P.I.N.:
EASEMENT PROVISIONS:
EASEMENT PROVISIONS:
CITY ENGINEER CERTIFICATE
OWNER'S CERTIFICATE
NOTARY CERTIFICATE
CITY ADMINISTRATOR'S CERTIFICATE
CITY COUNCIL CERTIFICATE
CITY CLERK'S CERTIFICATE
KENDALL COUNTY RIGHT TO FARM STATEMENT
COUNTY RECORDER'S CERTIFICATE
COUNTY CLERK
________________________________________
ILLINOIS THIS _____ DAY OF _______________, A.D., 20___.
GIVEN UNDER MY HAND AND SEAL OF THE COUNTY CLERK AT YORKVILLE,
STATUTORY FEES IN CONNECTION WITH THE PLAT HEREIN DRAWN.
INCLUDED IN THE PLAT HEREIN DRAWN. I FURTHER CERTIFY THAT I HAVE RECEIVED ALL
UNPAID FORFEITED TAXES, AND NO REDEEMABLE TAX SALES AGAINST ANY OF THE LAND
CERTIFY THAT THERE ARE NO DELINQUENT GENERAL TAXES, NO UNPAID CURRENT TAXES, NO
I, _______________________, COUNTY CLERK OF KENDALL COUNTY, ILLINOIS, DO HEREBY
COUNTY OF KANE)
)SS
STATE OF ILLINOIS)
CITY ADMINISTRATOR
________________________________________
ILLINOIS, THIS _____ DAY OF _______________, A.D., 20___.
APPROVED AND ACCEPTED BY THE CITY ADMINISTRATOR OF THE UNITED CITY OF YORKVILLE,
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
MAYOR
________________________________________
YORKVILLE, ILLINOIS, THIS _____ DAY OF _______________, A.D., 20___.
APPROVED AND ACCEPTED BY THE MAYOR AND CITY COUNCIL OF THE UNITED CITY OF
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
LICENSE EXPIRES: NOVEMBER 30, 2018
ILLINOIS PROFESSIONAL LAND SURVEYOR NUMBER 035-003057
EMAIL: dgray@mackieconsult.com
DALE A. GRAY
________________________________________
DATED THIS _______ DAY OF _________________, 20__.
PLAT OF SUBDIVISION.
HEREBY GRANT PERMISSION TO ____________________________ TO RECORD THIS
184-002694,
WE, MACKIE CONSULTANTS LLC, AN ILLINOIS PROFESSIONAL DESIGN FIRM NUMBER
COUNTY OF COOK)
)SS
STATE OF ILLINOIS)
NOTES:
05-09-400-008
FINAL PLAT OF SUBDIVISION
SMC
GKF
02-24-21
1" = 50'
1 1
RESTRICTIONS RECORDED BY SEPARATE DOCUMENT.
SETBACKS AND OTHER MATTERS, SEE DECLARATION OF COVENANTS, CONDITIONS AND
9. FOR ADDITIONAL INFORMATION PERTAINING TO DEFINITIONS/USES OF EASEMENTS,
8. DIRECT ACCESS TO AND FROM LOT 102 TO KENTSHIRE DRIVE SHALL BE PROHIBITED.
7. ALL EASEMENTS SHOWN HEREON ARE HEREBY GRANTED UNLESS SHOWN OTHERWISE.
RIGHTS-OF-WAY, UNLESS NOTED OTHERWISE.
CORNERS OF THE EXTERIOR BOUNDARY, LOT CORNERS AND CRITICAL POINTS ALONG THE
5. UPON COMPLETION OF CONSTRUCTION, 5/8" REBAR SHALL BE PLACED AT ALL
4. NO DIMENSIONS SHALL BE DERIVED FROM SCALE MEASUREMENT.
3. ALL DIMENSIONS ARE GIVEN IN FEET AND DECIMAL PARTS THEREOF.
AS DOCUMENT 200400003630.
2. BEARINGS BASED ON WINDETT RIDGE SUBDIVISION UNIT 1 RECORDED APRIL 13, 2004
A CURRENT TITLE REPORT.
OF THIS PLAT. THIS PLAT IS SUBJECT TO MATTERS OF TITLE WHICH MAY BE REVEALED BY
1. NO COMMITMENT FOR TITLE INSURANCE WAS SUPPLIED FOR USE IN THE PREPARATION
NOT TYPICAL IN OTHER ZONING AREAS.
OCCASIONAL SMELLS, DUST, SIGHTS, NOISE, AND UNIQUE HOURS OF OPERATIONS THAT ARE
ZONING SHOULD BE AWARE THAT NORMAL AGRICULTURAL PRACTICES MAY RESULT IN
OR AG SPECIAL USE. ANYONE CONSTRUCTING A RESIDENCE OR FACILITY NEAR THIS
PROPERTY THAT SUPPORTS THIS INDUSTRY IS INDICATED BY A ZONING INDICATOR - A-1
THAT FARMING CONTINUES TO PLAY IN SHAPING THE ECONOMIC VIABILITY OF THE COUNTY.
KENDALL COUNTY HAS A LONG, RICH TRADITION IN AGRICULTURE AND RESPECTS THE ROLE
NOTICE:
LOCATION MAP
LOCATION
PROJECT
NOT TO SCALE
IL RTE 71
S
C
HOOL
HOUSE
R
DSTAGECOACH TR
IL
R
TE 126
WINDETT RIDGE RD
KENTSHIRE DR
FAIRFAX WAY
IL
R
TE 47
B
RID
G
E S
T
ASHLEY RDCOUNTRY HILL DR
CROSSING DR
PRAIRIE
LEGION RD
LEGEND:
SECTION LINE
EXISTING RIGHT-OF-WAY LINE
EXISTING LOT LINE
BOUNDARY LINE
PROPOSED LOT LINE
EASEMENT LINE
CHORD BEARINGCB=
L=ARC LENGTH
CH=CHORD LENGTH
R=RADIUS
PUBLIC UTILITY & DRAINAGE EASEMENTPUDE
STORMWATER MANAGEMENT EASEMENT PROVISIONS:
04-05-19 PER CITY REVIEW COMMENTS GKF
PUBLIC UTILITY & DRAINAGE EASEMENT
UNITED CITY OF YORKVILLE EASEMENT PROVISIONS
THE UNITED CITY OF YORKVILLE.
PERFORM ONLY EMERGENCY PROCEDURES AS DEEMED NECESSARY BY THE CITY ENGINEER OF
STORMWATER MANAGEMENT AREA AND APPURTENANCES. THE UNITED CITY OF YORKVILLE WILL
THE OWNER OF THE PROPERTY SHALL REMAIN RESPONSIBLE FOR THE MAINTENANCE OF THE
INTERFERE WITH THE AFORESAID USES OR RIGHTS.
CITY ENGINEER, BUT SAME MAY BE USED FOR PURPOSES THAT DO NOT THEN OR LATER
WITHIN THE EASEMENT AREA SHALL BE MADE WITHOUT EXPRESS WRITTEN CONSENT OF THE
EASEMENT. NO CHANGE TO THE TOPOGRAPHY OR STORMWATER MANAGEMENT STRUCTURES
OF SEWERS OR OTHER UTILITIES. NO PERMANENT BUILDINGS SHALL BE PLACED ON SAID
TREES, SHRUBS OR OTHER PLANTS ON THE EASEMENT THAT INTERFERE WITH THE OPERATION
THE ABOVE WORK. THE RIGHT IS ALSO GRANTED TO CUT DOWN, TRIM OR REMOVE ANY
OF ACCESS ACROSS THE PROPERTY FOR NECESSARY MEN AND EQUIPMENT TO DO ANY OF
UPON, ALONG, UNDER AND THROUGH SAID INDICATED EASEMENT, TOGETHER WITH THE RIGHT
STRUCTURES AND APPURTENANCES AS MAY BE DEEMED NECESSARY BY SAID CITY, OVER,
ELECTRIC AND COMMUNICATION CABLES, CONNECTIONS, DITCHES, SWALES, AND OTHER
ANY AND ALL NECESSARY MANHOLES, CATCH BASINS, SANITARY SEWERS, WATER MAINS,
AND OPERATE STORM SEWERS AND THE STORMWATER MANAGEMENT AREA, TOGETHER WITH
PRIVILEGE, AND AUTHORITY TO SURVEY, CONSTRUCT, RECONSTRUCT, REPAIR, INSPECT, MAINTAIN
MANAGEMENT EASEMENT" (abbreviated S.M.E.) ON THE PLAT FOR THE PERPETUAL RIGHT,
AND TO ITS SUCCESSORS AND ASSIGNS, OVER ALL OF THE AREAS MARKED "STORMWATER
AN EASEMENT IS HEREBY RESERVED FOR AND GRANTED TO THE UNITED CITY OF YORKVILLE
PRINTED NAME PRINTED NAME
___________________________ ___________________________
TITLE TITLE
___________________________ ___________________________
SIGN SIGN
___________________________ ___________________________
EAST DUNDEE, ILLINOIS 60118
1141 EAST MAIN STREET, SUITE 108
CALATLANTIC HOMES
DATED AT EAST DUNDEE, ILLINOIS, THIS ____ DAY OF __________, A.D., 20___.
115.
PLAT LIES WITHIN THE BOUNDARIES OF YORKVILLE COMMUNITY UNIT SCHOOL DISTRICT
THE UNDERSIGNED FURTHER CERTIFY THAT ALL OF THE LAND INCLUDED IN THIS
WHICH ARE STATED HEREON.
CITY OF YORKVILLE, THEIR SUCCESSORS AND ASSIGNS, THE EASEMENT PROVISIONS
TELECOMMUNICATIONS COMPANY UNDER FRANCHISE AGREEMENT WITH THE UNITED
ALSO RESERVES FOR ANY ELECTRIC, GAS, TELEPHONE, CABLE TV OR OTHER
PLAT FOR THOROUGHFARES, STREETS, ALLEYS AND PUBLIC SERVICES; AND HEREBY
THE UNDERSIGNED HEREBY DEDICATES FOR PUBLIC USE THE LANDS SHOWN ON THIS
STYLE AND TITLE THEREON INDICATED.
STATUTE, AND DOES HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE
THE USES AND PURPOSES HEREIN SET FORTH AS ALLOWED AND PROVIDED FOR BY
THE SAME TO BE SURVEYED, SUBDIVIDED, AND PLATTED AS SHOWN HEREON FOR
PROPERTY DESCRIBED IN THE FOREGOING SURVEYOR'S CERTIFICATE AND HAS CAUSED
THIS IS TO CERTIFY THAT CALATLANTIC HOMES, IS THE FEE SIMPLE OWNER OF THE
COUNTY OF KANE)
)SS
STATE OF ILLINOIS)
NOTARY PUBLIC
________________________________________
_______________, A.D., 20___, AT _______________, ILLINOIS.
GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS ______ DAY OF
FORTH.
VOLUNTARY ACT OF SAID CORPORATION, FOR THE USES AND PURPOSES THEREIN SET
AFFIXED THERETO AS THEIR FREE AND VOLUNTARY ACT AND AS THE FREE AND
AND DELIVERED THE SAID INSTRUMENT AND CAUSED THE CORPORATE SEAL TO BE
BEFORE ME THIS DAY AND ACKNOWLEDGED THAT AS SUCH OFFICERS, THEY SIGNED
PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, APPEARED
AND _____________________, PERSONALLY KNOWN TO ME TO BE THE SAME
IN THE STATE AFORESAID, DO HEREBY CERTIFY THAT _____________________
I, _______________________, A NOTARY PUBLIC, IN AND FOR SAID COUNTY,
COUNTY OF KANE)
)SS
STATE OF ILLINOIS)
LICENSE EXPIRES: NOVEMBER 30, 2022
ILLINOIS PROFESSIONAL LAND SURVEYOR NUMBER 035-003057
EMAIL: dgray@mackieconsult.com
DALE A. GRAY
_______________________________________
IN ROSEMONT, ILLINOIS,
GIVEN UNDER MY HAND AND SEAL THIS _______ DAY OF ______________, 20__,
OF THE ILLINOIS MUNICIPAL CODE AS AMENDED.
WHICH IS EXERCISING THE SPECIAL POWERS AUTHORIZED BY DIVISION 12 OF ARTICLE 11
SITUATED WITHIN THE CORPORATE LIMITS OF THE UNITED CITY OF YORKVILLE, ILLINOIS,
WE FURTHER CERTIFY THAT THE PROPERTY SHOWN ON THE PLAT HEREON DRAWN IS
PROFESSIONAL LAND SURVEYOR ACT OF 1989).
12 MONTHS OF THE RECORDING OF THIS PLAT (SECTION 1270-56 OF THE ILLINOIS
THE EXTERIOR SUBDIVISION MONUMENTS AND INTERIOR MONUMENTS WILL BE SET WITHIN
DESCRIBED THEM ON THIS FINAL PLAT AS REQUIRED BY THE PLAT ACT (765 ILCS 205/).
WE I FURTHER CERTIFY THAT ALL SUBDIVISION MONUMENTS WILL BE SET, AND I HAVE
EFFECTIVE DATE OF FEBRUARY 4, 2009. SUBJECT TO MAP INTERPRETATION AND SCALING.
IDENTIFIED BY THE FLOOD INSURANCE RATE MAP, MAP NUMBER 17093C0125G, WITH AN
ZONE "X", AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN AS
RATE MAPS THAT COVER THE AREA, THE HEREON DESCRIBED PROPERTY FALLS WITHIN
WE FURTHER CERTIFY THAT ACCORDING TO OUR INTERPOLATION OF THE FLOOD INSURANCE
AND DECIMAL PARTS THEREOF.
REPRESENTATION OF SAID SURVEY AND SUBDIVISION. ALL DISTANCES ARE SHOWN IN FEET
WE FURTHER CERTIFY THAT THE PLAT HEREON DRAWN IS A CORRECT AND ACCURATE
392.06 FEET TO THE POINT OF BEGINNING, ALL IN KENDALL COUNTY, ILLINOIS
88 DEGREES 15 MINUTES 07 SECONDS WEST ALONG SAID EXTENDED LINE, A DISTANCE OF
SOUTH LINE OF SAID WINDETT RIDGE SUBDIVISION UNIT 1, EXTENDED EAST; THENCE SOUTH
SOUTH 00 DEGREES 02 MINUTES 47 MINUTES EAST, A DISTANCE OF 445.77 FEET TO THE
POINT ON THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 9; THENCE
TO THE SOUTHERLY MOST CORNER OF SAID RAINTREE VILLAGE, UNIT SIX, BEING ALSO A
THENCE SOUTH 52 DEGREES 55 MINUTES 31 SECONDS EAST, A DISTANCE OF 421.96 FEET
RAINTREE VILLAGE, UNIT SIX RECORDED NOVEMBER 7, 2007 AS DOCUMENT 200700032691;
SECONDS EAST, A DISTANCE OF 145.00 FEET TO THE SOUTHERLY LINE OF LOT 484 IN
EAST, A DISTANCE OF 25.99 FEET; (7) THENCE NORTH 37 DEGREES 04 MINUTES 29
DISTANCE OF 232.50 FEET; (6) THENCE SOUTH 52 DEGREES 55 MINUTES 31 SECONDS
POINT OF TANGENCY; (5) THENCE NORTH 37 DEGREES 04 MINUTES 29 SECONDS EAST, A
AND A CHORD BEARING OF NORTH 37 DEGREES 33 MINUTES 31 SECONDS EAST TO A
NORTHWESTERLY, HAVING A RADIUS OF 438.00 FEET WITH AN ARC LENGTH OF 7.40 FEET
NON TANGENT CURVE; (4) THENCE NORTHEASTERLY ALONG A CURVE CONCAVE
DEGREES 15 MINUTES 45 SECONDS WEST, A DISTANCE OF 157.59 FEET TO A POINT ON A
MINUTES 00 MINUTES WEST, A DISTANCE OF 125.77 FEET; (3) THENCE NORTH 53
SECONDS WEST, A DISTANCE OF 219.34 FEET; (2) THENCE NORTH 31 DEGREES 32
FOLLOWING SEVEN (7) COURSES; (1) THENCE NORTH 01 DEGREES 32 MINUTES 33
THENCE ALONG THE BOUNDARY OF SAID WINDETT RIDGE SUBDIVISION UNIT 1 FOR THE
SUBDIVISION UNIT 1 RECORDED FEBRUARY 13, 2004 AS DOCUMENT 200400003630;
BEGINNING AT THE SOUTHERLY MOST SOUTHEAST CORNER OF LOT 109 IN WINDETT RIDGE
MERIDIAN DESCRIBED AS FOLLOWS:
THAT PART OF SECTION 9, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
SURVEYED, SUBDIVIDED AND PLATTED THE FOLLOWING DESCRIBED PROPERTY:
DESIGN FIRM NUMBER 184-002694, AT THE REQUEST OF THE OWNER(S) THEREOF, HAVE
THIS IS TO CERTIFY THAT WE, MACKIE CONSULTANTS, LLC, AN ILLINOIS PROFESSIONAL
COUNTY OF COOK)
)SS
STATE OF ILLINOIS)
CITY ENGINEER
________________________________________
DATED AT YORKVILLE, ILLINOIS, THIS ______ DAY OF _______________, A.D., 20___.
ALL REQUIRED IMPROVEMENTS.
OR THE REQUIRED GUARANTEE COLLATERAL HAS BEEN POSTED FOR THE COMPLETION OF
YORKVILLE, DO HEREBY CERTIFY THAT THE REQUIRED IMPROVEMENTS HAVE BEEN INSTALLED
I, ________________________________, CITY ENGINEER FOR THE UNITED CITY OF
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
CITY CLERK
________________________________________
THIS _____ DAY OF _______________, A.D., 20___.
YORKVILLE, ILLINOIS, BY ORDINANCE No._________________ AT A MEETING HELD
APPROVED AND ACCEPTED BY THE MAYOR AND CITY COUNCIL OF THE UNITED CITY OF
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
COUNTY CLERK CERTIFICATE
KENDALL COUNTY RECORDER
________________________________________
A.D., 20___ AT _______ O'CLOCK ____.M.
RECORDER'S OFFICE OF KENDALL COUNTY, ILLINOIS, ON THIS ___ DAY OF _____________,
THIS INSTRUMENT NO. _______________________ WAS FILED FOR RECORD IN THE
COUNTY OF KANE)
)SS
STATE OF ILLINOIS)
CITY PLANNING AND ZONING COMMISSION CERTIFICATE
CHAIRMAN
________________________________________
CITY OF YORKVILLE, ILLINOIS, THIS _____ DAY OF _______________, A.D., 20___.
APPROVED AND ACCEPTED BY THE PLANNING AND ZONING COMMISSION OF THE UNITED
COUNTY OF KENDALL)
)SS
STATE OF ILLINOIS )
AREAS MAY BE DESIGNATED ON THIS PLAT BY OTHER TERMS.
THE SEPARATELY OWNED LOTS, PARCELS OR AREAS WITHIN THE PROPERTY, EVEN THOUGH SUCH
BENEFICIAL USE AND ENJOYMENT OF WHICH IS RESERVED IN WHOLE AS AN APPURTENANCE TO
PROPERTY, INCLUDING REAL PROPERTY SURFACED WITH INTERIOR DRIVEWAYS AND WALKWAYS, THE
THE TERM "COMMON AREA OR AREAS" IS DEFINED AS A LOT, PARCEL OR AREA OF REAL
765, SEC. 65/2(E)), AS AMENDED FROM TIME TO TIME.
SECTION 605/2(E) OF THE "CONDOMINIUM PROPERTY ACT" (ILLINOIS COMPLIED STATUTES, CH.
THE TERM "COMMON ELEMENTS" SHALL HAVE THAT MEANING SET FORTH FOR SUCH TERM IN
UNREASONABLY WITHHELD.
SUBJECT PROPERTY AS TO NATURE AND LOCATION, WHICH APPROVAL SHALL NOT BE
SAID UTILITY INSTALLATIONS ARE SUBJECT TO THE APPROVAL OF THE THEN OWNERS OF THE
IN A MANNER SO AS TO INTERFERE WITH THE PROPER OPERATION AND MAINTENANCE THEREOF.
INSTALLATION OF ANY SUCH FACILITIES, THE GRADE OF THE PROPERTY SHALL NOT BE ALTERED
UTILITY PURPOSES WITHOUT PRIOR WRITTEN CONSENT OF NORTH SHORE GAS. AFTER
SHORE GAS FACILITIES OR IN, UPON OR OVER THE PROPERTY IDENTIFIED ON THIS PLAT FOR
PROPERTY FOR ALL SUCH PURPOSES. OBSTRUCTIONS SHALL NOT BE PLACED OVER NORTH
REQUIRED INCIDENT TO THE RIGHTS HEREIN GIVEN, AND THE RIGHT TO ENTER UPON THE
INCLUDING BUT NOT LIMITED TO, TREES, BUSHES, ROOTS AND FENCES, AS MAY BE REASONABLY
OTHER PROPERTY, ADJACENT OR OTHERWISE, AND THE RIGHT TO REMOVE OBSTRUCTIONS,
IMPROVEMENTS THEREON, OR ON ADJACENT LOTS, AND COMMON AREA OR AREAS, AND TO SERVE
OVER OR UNDER THE SURFACE OF EACH LOT AND COMMON AREA OR AREAS TO SERVE
"COMMON ELEMENTS," TOGETHER WITH THE RIGHT TO INSTALL REQUIRES SERVICE CONNECTIONS
PROPERTY DESIGNATED IN THE DECLARATION OF CONDOMINIUM AND/OR ON THIS PLAT AS
"COMMON AREA OR AREAS" AND STREETS AND ALLEYS, WHETHER PUBLIC OR PRIVATE, AND THE
SHOWN ON THIS PLAT AND MARKED "PUBLIC UTILITY AND DRAINAGE EASEMENT", "PUDE",
NATURAL GAS IN, OVER, UNDER, ACROSS, ALONG AND UPON THE SURFACE OF THE PROPERTY
AND REMOVE, FACILITIES USED IN CONNECTION WITH THE TRANSMISSION AND DISTRIBUTION OF
ITS SUCCESSORS AND ASSIGNS ("NI-GAS"), TO INSTALL, OPERATE, MAINTAIN, REPAIR, REPLACE
AN EASEMENT IS HEREBY RESERVED FOR AND GRANTED TO NORTHERN ILLINOIS GAS COMPANY,
WORKMANLIKE CONDITION.
DEBRIS AND SPOIL, AND TO LEAVE THE MAINTENANCE AREA IN A GENERALLY CLEAN AND
DRAINAGE, TO COLD PATCH ANY ASPHALT OR CONCRETE SURFACE, TO REMOVE ALL EXCESS
WORK, TO BACKFILL AND MOUND ALL TRENCH CREATED SO AS TO RETAIN SUITABLE
PROVIDED, HOWEVER, THAT SAID CITY SHALL BE OBLIGATED, FOLLOWING SUCH MAINTENANCE
REPAIR OR REPLACEMENT OF PAVEMENT, CURB, GUTTERS, TREES, LAWN OR SHRUBBERY,
WITH RESPECT TO SURFACE RESTORATION, INCLUDING BUT NOT LIMITED TO, THE RESTORATION,
EXERCISE OF ITS EASEMENT RIGHTS HEREIN GRANTED, SAID CITY SHALL HAVE NO OBLIGATION
FOLLOWING ANY WORK TO BE PERFORMED BY THE UNITED CITY OF YORKVILLE IN THE
OR CHANGE THE SURFACE DRAINAGE PATTERNS.
EASEMENTS BY THE ABOVE NAMED ENTITIES SHALL CAUSE ANY CHANGE IN GRADE OR IMPAIR
WITHIN THE EASEMENTS BEING CROSSED OR RECROSSED. NO USE OR OCCUPATION OF SAID
TRANSMISSION AND DISTRIBUTION SYSTEMS AND FACILITIES APPURTENANT THERETO EXISTING
BE DONE IN SUCH A MANNER SO AS NOT TO INTERFERE WITH, DAMAGE, OR DISTURB ANY
THE CROSSING AND RECROSSING OF SAID EASEMENTS BY THE ABOVE NAMED ENTITIES SHALL
THEREOF BY OTHER ENTITIES FOR WHICH SUCH EASEMENTS ARE GRANTED AND RESERVED.
SUCH A MANNER SO AS NOT TO INTERFERE WITH OR PRECLUDE THE OCCUPATION AND USE
RESERVED FOR THE ABOVE NAMED ENTITIES BY EACH OF SUCH ENTITIES SHALL BE DONE IN
THE OCCUPATION AND USE OF THE NON-EXCLUSIVE EASEMENT HEREIN GRANTED AND
THE USES HEREIN DESCRIBED.
DRIVEWAYS, AND OTHER RELATED PURPOSES THAT DO NOT UNREASONABLY INTERFERE WITH
EASEMENT", BUT SUCH AREAS MAY BE USED FOR GARDENS, SHRUBS, TREES, LANDSCAPING,
CONSTRUCTED IN, UPON, OR OVER ANY AREAS DESIGNATED AS "PUBLIC UTILITY & DRAINAGE
THERETO. NO PERMANENT BUILDINGS, STRUCTURES, OR OBSTRUCTIONS SHALL BE
UNDERGROUND TRANSMISSION AND DISTRIBUTION SYSTEMS AND FACILITIES APPURTENANT
RECONSTRUCTION, REPAIR, REMOVAL, REPLACEMENT, MAINTENANCE AND OPERATION OF THEIR
UTILITY AND DRAINAGE EASEMENT" WHICH INTERFERE WITH THE CONSTRUCTION, INSTALLATION,
REMOVE ANY TREES, SHRUBS OR OTHER PLANTS WITHIN THE AREAS DESIGNATED AS "PUBLIC
HEREIN DESCRIBED FOR THE USES HEREIN SET FORTH AND THE RIGHT TO CUT, TRIM, OR
THE ABOVE NAMED ENTITIES ARE HEREBY GRANTED THE RIGHT TO ENTER UPON EASEMENTS
PURPOSES.
FOR THE PERSONNEL AND EQUIPMENT NECESSARY AND REQUIRED FOR SUCH USES AND
AS "PUBLIC UTILITY & DRAINAGE EASEMENT", TOGETHER WITH A RIGHT OF ACCESS THERETO
STORM SEWERS, SANITARY SEWERS AND ELECTRICITY, WITHIN THE AREAS SHOWN ON THE PLAT
REPLACE AND INSPECT FACILITIES FOR THE TRANSMISSION AND DISTRIBUTION OF WATER,
CITY OF YORKVILLE, ILLINOIS TO CONSTRUCT, INSTALL, RECONSTRUCT, REPAIR, REMOVE,
A NON-EXCLUSIVE EASEMENT IS ALSO HEREBY RESERVED FOR AND GRANTED TO THE UNITED
IMPROVEMENTS THEREON.
REQUIRED SERVICE CONNECTIONS UNDER THE SURFACE OF EACH LOT TO SERVE
REQUIRED FOR SUCH USES AND PURPOSES AND TOGETHER WITH THE RIGHT TO INSTALL
THE RIGHT OF ACCESS THERETO FOR THE PERSONNEL AND EQUIPMENT NECESSARY AND
TELEVISION LINES, AND ALL NECESSARY FACILITIES APPURTENANT THERETO, TOGETHER WITH
INCLUDING WITHOUT LIMITATION TO TELEPHONE CABLE, GAS MAINS, ELECTRIC LINES, CABLE
SYSTEMS AND LINES UNDER THE SURFACE OF THE "PUBLIC UTILITY & DRAINAGE EASEMENT",
REPLACE, INSPECT, MAINTAIN AND OPERATE UNDERGROUND TRANSMISSION AND DISTRIBUTION
DRAINAGE EASEMENT" (PUDE) TO CONSTRUCT, INSTALL, RECONSTRUCT, REPAIR, REMOVE,
SUCCESSORS AND ASSIGNS WITHIN THE AREAS SHOWN ON THE PLAT AS "PUBLIC UTILITY &
FRANCHISES GRANTED BY THE CITY OF YORKVILLE, ILLINOIS, AND THEIR RESPECTIVE
NICOR, COM ED, JONES INTERCABLE, OTHER PUBLIC UTILITIES, AND HOLDERS OF EXISTING
A NON-EXCLUSIVE EASEMENT IS HEREBY RESERVED FOR AND GRANTED TO SBC AMERITECH,
UPON WRITTEN REQUEST.
RELOCATION OF FACILITIES WILL BE DONE BY GRANTEES AT COST OF THE GRANTOR/LOT OWNER,
OR STRUCTURES SUCH AS A POOL, RETENTION POND OR MECHANICAL EQUIPMENT.
EXCLUDES REAL PROPERTY PHYSICALLY OCCUPIED BY A BUILDING, SERVICE BUSINESS DISTRICT
ELEMENTS" INCLUDE REAL PROPERTY SURFACED WITH INTERIOR DRIVEWAYS AND WALKWAYS, BUT
"PARKING", AND "COMMON AREA". THE TERMS "COMMON AREA OR AREAS" AND "COMMON
SUCH AS "OUTLOTS", "COMMON ELEMENTS", "OPEN SPACE", "OPEN AREA", "COMMON GROUND",
DEVELOPMENT, EVEN THOUGH SUCH MAY BE OTHERWISE DESIGNATED ON THE PLAT BY TERMS
APPORTIONMENT TO THE SEPARATELY OWNED LOTS, PARCELS OR AREAS WITHIN THE PLANNED
PROPERTY, THE BENEFICIAL USE AND ENJOYMENT OF WHICH IS RESERVED IN WHOLE OR AS AN
THE TERM "COMMON AREA OR AREAS" IS DEFINED AS A LOT, PARCEL OR AREA OF THE REAL
"CONDOMINIUM PROPERTY ACT", CHAPTER 765 ILCS 605/2, AS AMENDED FROM TIME TO TIME.
THE TERM "COMMON ELEMENTS" SHALL HAVE THE MEANING SET FORTH FOR SUCH TERM IN THE
SO AS TO INTERFERE WITH THE PROPER OPERATION AND MAINTENANCE THEREOF.
FACILITIES, THE GRADE OF THE SUBDIVIDED PROPERTY SHALL NOT BE ALTERED IN A MANNER
THE PRIOR WRITTEN CONSENT OF THE GRANTEES. AFTER INSTALLATION OF ANY SUCH
EASEMENT", "PUBLIC UTILITY & DRAINAGE EASEMENT", "PUDE" (or similar designation), WITHOUT
OR DOTTED LINES (or similar designation) ON THE PLAT AND MARKED "EASEMENT", "UTILITY
PLACED OVER GRANTEES' FACILITIES OR IN, UPON OR OVER THE PROPERTY WITHIN THE DASHED
UPON THE SUBDIVIDED PROPERTY FOR ALL SUCH PURPOSES. OBSTRUCTIONS SHALL NOT BE
REASONABLY REQUIRED INCIDENT TO THE RIGHTS HEREIN GIVEN, AND THE RIGHT TO ENTER
SAPLINGS AND TO CLEAR OBSTRUCTIONS FROM THE SURFACE AND SUBSURFACE AS MAY BE
AND COMMON AREA OR AREAS, THE RIGHT TO CUT, TRIM OR REMOVE TREES, BUSHES, ROOTS,
LOT AND COMMON AREA OR AREAS TO SERVE IMPROVEMENTS THEREON, OR ON ADJACENT LOTS,
WITH THE RIGHT TO INSTALL REQUIRED SERVICE CONNECTIONS UNDER THE SURFACE OF EACH
DESIGNATED ON THE PLAT FOR STREETS AND ALLEYS, WHETHER PUBLIC OR PRIVATE, TOGETHER
PROPERTY DESIGNATED ON THE PLAT AS "COMMON AREA OR AREAS", AND THE PROPERTY
DECLARATION OF CONDOMINIUM AND/OR ON THIS PLAT AS "COMMON ELEMENTS" AND THE
DRAINAGE EASEMENT", "PUDE" (or similar designation), THE PROPERTY DESIGNATED IN THE
designation) ON THE PLAT AND MARKED "EASEMENT", "UTILITY EASEMENT", "PUBLIC UTILITY &
SURFACE OF THE PROPERTY SHOWN WITHIN THE DASHED OR DOTTED LINES (or similar
COMMUNICATIONS, SOUNDS AND SIGNALS IN, OVER, UNDER, ACROSS, ALONG AND UPON THE
USED IN CONNECTION WITH UNDERGROUND TRANSMISSION AND DISTRIBUTION OF ELECTRICITY,
CONDUITS, MANHOLES, TRANSFORMERS, PEDESTALS, EQUIPMENT CABINETS OR OTHER FACILITIES
RELOCATE AND REMOVE, FROM TIME TO TIME, POLES, GUYS, ANCHORS, WIRES, CABLES,
CONSTRUCT, OPERATE, REPAIR, MAINTAIN, MODIFY, RECONSTRUCT, REPLACE, SUPPLEMENT,
THEIR RESPECTIVE LICENSEES, SUCCESSORS AND ASSIGNS, JOINTLY AND SEVERALLY TO
a.k.a. ILLINOIS BELL TELEPHONE COMPANY, GRANTEES,
COMMONWEALTH EDISON COMPANY, AMERITECH ILLINOIS
ELECTRIC AND COMMUNICATION SERVICE IS HEREBY RESERVED FOR AND GRANTED TO:
A NON-EXCLUSIVE EASEMENT FOR SERVING THE SUBDIVISION AND OTHER PROPERTY WITH
AREA TABLE
1.036
5.238
AC.
TOTAL AREA:
SQ.FT.
6.274
TOTAL LOTS
TOTAL RIGHT-OF-WAY 45,128
228,181
273,309
GKFPER CITY REVIEW COMMENTS03-09-22
PER CITY REVIEW COMMENTS06-16-22 GKF
LOT
REAR LOT LINE30' BSL30' BSLLOT 30' BSLLOT
10' PUDE10' PUDE10' PUDE10' PUDE10' PUDE10' PUDESETBACK DETAIL
TYPICAL EASEMENT AND RIGHT-OF-WAYRIGHT-OF-WAY
10' PUDE
5' PUDE
5' PUDE
5' PUDE
5' PUDE
40' BSL40' BSL40' BSLLOT
5' PUDE
SHOWN OTHERWISE.
ESTABLISH FOR LOTS 90-102 UNLESS
SETBACKS ARE HEREBY GRANTED AND
THE ABOVE TYPICAL EASEMENTS AND
DETAIL NOTE:
7.5' BSL
7.5' BSL
7.5' BSL
7.5' BSL
7.5' BSL
20' BSL
93
94
95
96
97
98
101
102
25.99'S52°55'31"
E
S88°15'07"W 392.06'N01°32'33"W219.34'N
3
1°3
2'0
0"W1
2
5.7
7'
S52°55'31"
E
421.96'N37°04'29"E145.00'N37°04'29"E232.50'N53°15'45"W157.59'KENTSHIRE DRIVEPER DOC. 200400003630P
E
R DOC. 200400003630
66.00'WI
NDETT RI
DGE ROADHEREBY DEDI
CATEDL=39.27'
R=25.00'91.00'N52°55'31"W102.12'N52°55'31"W77.12'
L
=
4
6
7.9
3'R=
5
2
3.0
0'
L
=
4
0
8.8
8'
R
=
4
5
7.0
0'N01°39'46"W141.26'N01°39'46"W141.16'6
3.3
9'
6
2.3
8'
57.53'
100.06'141.50'CH=7.40'CB=N37°33'31"EL=7.40'R=438.0075.00'
2.12'L=88.04'
L=99.23'
76.13'
173.88'
16,951 SF
19,300 SF
15,990 SF
13,955 SF
12,646 SF
12,265 SF
55,152 SF
13,794 SF
12,626 SF
17,226 SF
PIN 05-09-400-002 PIN 05-10-100-003PIN 05-10-300-001200400003630
2004 AS DOCUMENT
RECORDED APRIL 13,
SUBDIVISION UNIT 1
WINDETT RIDGE
66.00'
R
OADWI
NDE
T
T
RI
DGE 66.00'10' PUDE
10' PUDE
10' PUDE10' PUDE20' PUDE20' PUDE20' PUDE20' P
UDE
20' P
UDE
20' P
UDE
40' BSL30' BSL30'
BS
L
40' BSL
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OF
SHEET
PROJECT NUMBER:
CLIENT:
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N:\2308\Survey\Proposed\FINAL\UNIT 2\2308D-Sub.plt6/16/20225:34:54 PMILLINOIS FIRM LICENSE 184-002694
DESIGNED
DRAWN
APPROVED
DATE
SCALEDATEDESCRIPTION OF REVISION BY
MACKIE CONSULTANTS LLC, 2022
WINDETT RIDGE UNIT 2
YORKVILLE, ILLINOIS
(847)696-1400
www.mackieconsult.com
Mackie Consultants, LLC
9575 W. Higgins Road, Suite 500
Rosemont, IL 60018
MACKIE CONSULTANTS F: 224-293-3101
PH: 224-293-3100
EAST DUNDEE, ILLINOIS 60118
SUITE 108
1141 EAST MAIN STREET
2308
172.14'S60°33'10"W
167.62'S48°06'45"W173.31'N37°04'29"E152.18'
SUBJECT SITEWI
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CONSULTANTS:
DESCRIPTION
INDEX OF SHEETS
SHEET NO.
0 COVER SHEET
1 LANDSCAPE PLAN
2 LANDSCAPE SPECIFICATIONS
3 LANDSCAPE SPECIFICATIONS
LOCATION MAP
SCALE: 1"=400'
LANDSCAPE ARCHITECT:
GARY R. WEBER ASSOCIATES, INC
402 WEST LIBERTY DRIVE
WHEATON, ILLINOIS 60187
Unit 2 Landscape Plan
WINDETT RIDGE
Yorkville, Illinois
April 14, 2022
CIVIL ENGINEER:
MACKIE CONSULTANTS, LLC.
9575 WEST HIGGINS ROAD, SUITE 500
ROSEMONT, ILLINOIS 60018
WINDETTRIDGE ROADKENTSHIRE DRIVEWI
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SHEET NO.
REVISIONS
DRAWN
CHECKED
DATE
PROJECT NO.PLOT CONFIG:XREFS:WINDETT RIDGE - UNIT 2YORKVILLE, ILLINOIS4.05.18
LN22124
GFB
MGM
OF 3
4.05.19
4.14.22
1
2
1141 E. MAIN STREET
SUITE 108
EAST DUNDEE, ILLINOIS 60118
MACKIE CONSULTANTS, LLC
9575 W. HIGGINS ROAD
SUITE 500
ROSEMONT, IL 60018
CLIENT
ENGINEER
1 LANDSCAPE PLAN0 20'40'80'120'
SCALE: 1"=40'NORTH
Know what's below.
before you dig.Call
R
GENERAL NOTES
PLANTING DETAILS
DECIDUOUS TREES
NOT TO SCALE
EVERGREEN TREES
NOT TO SCALE
”
NATIVE SEED MIXTURES
NATIVE AREAS LEGEND
NATURALIZED AREA
SIGN DETAIL
NOT TO SCALE
PLANT LIST
SHEET NO.
REVISIONS
DRAWN
CHECKED
DATE
PROJECT NO.PLOT CONFIG:XREFS:WINDETT RIDGE - UNIT 2YORKVILLE, ILLINOIS4.05.18
LN22124
GFB
MGM
OF 3
4.05.19
4.14.22
1
2
1141 E. MAIN STREET
SUITE 108
EAST DUNDEE, ILLINOIS 60118
MACKIE CONSULTANTS, LLC
9575 W. HIGGINS ROAD
SUITE 500
ROSEMONT, IL 60018
CLIENT
ENGINEER
2 LANDSCAPE SPECIFICATIONSKnow what's below.
before you dig.Call
R
I. GENERAL SPECIFICATIONS
A.Scope of Work
1.This work shall consist of preparing the planting beds, seedbed or ground surface, and furnishing,
transporting and placing plants, mulch, seed, sod, fertilizer and other materials required in the specified
operations.
2. Planting required for this work is indicated on the Landscape Plans and, in general consists of the following:
a.The establishment of trees, shrubs, perennials, annuals, lawn and natural areas as shown on the
Landscape Plans;
b. The provision of post-planting management as specified herein;
c.Any remedial operations necessary for conformance with The Landscape Plans as specified in this
document;
d.The design, furnishing and installation of a complete underground sprinkler system at locations noted on
plan.
B.General
1.Permits
The Landscape Contractor shall be responsible for obtaining any permits required for the completion of the
work and shall be responsible for the cost of the same.
2.Field Verification
Upon notice to begin work the Landscape Contractor shall verify all existing conditions of the site and shall
report any conditions that will impede the beginning of work to the Landscape Architect in writing. The
Landscape Contractor shall examine areas, conditions, grades, soils and water levels under which work is to
be performed and notify the Landscape Architect of conditions detrimental to the proper and timely
completion of the work.
3.Existing Utilities
The Landscape Contractor shall verify location of all underground utilities before construction. Contact
J.U.L.I.E at 1.800.892.0123; 48 hours prior to digging. Notification of any disturbance of existing utilities shall
be given to the Landscape Architect immediately. Should uncharted or incorrect utilities be encountered,
notify the Landscape Architect immediately.
4.Inspections of Project
During the construction period, all phases of work shall be available for inspections by the Landscape
Architect. All plant material shall be subject to inspection and approval, and the Landscape Architect reserves
the right to reject any plants which fail to meet the standards of this inspection. The Landscape Architect
reserves the right to inspect nursery stock either at place of growth or at site for compliance with
requirements of variety, size and quality.
C.Quality Assurance
1.The Landscape Contractor shall provide at least one person who shall be present at all times during
execution of this portion of the work and who shall be thoroughly familiar with the type of materials being
installed and the best methods for their installation and who shall direct all work performed under this Section
and shall comply with work site requirements.
2.The Landscape Contractor must verify with the Landscape Architect at the commencement of work that he
has the most current set of plans for the project and that one set of the current plans, clearly marked “Field
Set”, must be on the jobsite at all times.
3.The Landscape Contractor shall provide protection for structures, utilities, roads, trees and vegetation from
damages caused by settlement, undermining, washout and other hazards created by landscape operations.
4.The Landscape Contractor shall provide and maintain fences, planking, guard lights, barricades, warning
signs and guards as necessary for protection of material storage, curbs, sidewalks, streets, drives and
adjoining property.
5.Any damage to utilities, structures, plantings, or lawns which result from the Landscape Contractor's course
of work will be repaired at the Landscape Contractor's expense, to the satisfaction of the Landscape
Architect, in a reasonably timely manner with as little inconvenience to the Owner as possible.
6.Existing trees, shrubs and plant material to remain shall be protected. Damage to existing plants which result
from the Landscape Contractor's course of work shall be repaired by a qualified nurseryman or replaced with
approved material per village ordinance at the expense of the Landscape Contractor.
7.All planting techniques and methods shall be consistent with the latest edition of “Horticulture Standards of
Nurseryman” and as detailed on the drawings.
8.Landscape Contractor shall maintain all relevant erosion control devises destroyed or disrupted during
landscape installation. Erosion control devises include measures shown on the approved erosion control
plans, plus any additional measures deemed necessary by the Owner or public agency having jurisdiction
over erosion control. Erosion control devices include, but are not limited to, silt fence, straw bales, erosion
control logs, filter fabric in storm structures, filter baskets ditch checks and siltation basins.
D.Substitutions
1.Substitution from the approved plans will be accepted only when satisfactory evidence in writing is submitted
to the Landscape Architect,showing that the plant specified is not available.
2.Landscape Contractor shall submit request for approval to substitute plant material available and shall
include Common and Botanical names and size of substitute material.
3.Only those substitutions of equivalent size and having essential characteristics similar to the originally
specified material will be approved.
4.Acceptance or rejection of substitute plant materials will be issued in writing by the Landscape Architect,
following approval by Lennar Homes and the governing Municipality or Regulatory Agency.
5.Any unauthorized substitutions will be removed and replaced by the Landscape Contractor at the expense of
the Landscape Contractor.
E.Submittals
1.Nursery List: In Bid Proposal Form Landscape Contractor shall identify a list of area nurseries from where
nursery stock for the job will be obtained.
2.Materials List: Before any plant materials are delivered to the job site, submit to the Landscape Architect a
complete list of all plants and other items to be installed and the nursery sources.
3.Certification of Inspection: Shall accompany each shipment of plants as may be required by law for
transportation. File certificates with the Landscape Architect prior to acceptance of the material. Inspection by
Federal or State authorities at place of growth does not preclude rejection of the plants at the site.
4.Planting Schedule: Submit proposed planting schedule with dates for review and inspection of plants by the
Landscape Architect prior to planting.
5.Soil Tests: Submit two (2) copies of soils test of existing topsoil with recommendations for soil amendments
for Landscape Architect's review.
6.Seed: Submit seed vendor's certification for required grass seed mixture, indicating percentage by weight,
and percentage of purity, germination, and weed seed for each grass species and date tested.
7.Sod: Submit sod grower's certification of grass species. Identify source location in Bid Proposal Form.
8.Mulch and Erosion Control Blankets: Submit two (2) sample of shredded hardwood bark mulch, erosion
control blankets, and all other products and materials as specified on plans to Landscape Architect for
review and written approval.
9.Maintenance Instructions: Submit to the Landscape Architect typewritten instructions recommending
procedures to be established by the Owner for the maintenance of landscape work after preliminary
acceptance of plantings and turf areas. Submit prior to beginning of warranty period. Instructions shall
include: watering, fertilizing, spraying, mulching and pruning for plant material and trimming groundcover.
Instructions for watering, fertilizing and mowing grass areas shall be submitted prior to request for preliminary
inspection for acceptance.
F.Product Handling
1.Delivery and Storage
a.Deliver all items to the site in their original containers with all labels intact and legible at the time of
inspection.
b.Immediately remove from the site all plants which are not true to name and all materials which do not
comply with the provisions of these Specifications.
c.Use all means necessary to protect plant materials before, during, and after installation and to protect
the installed work and materials of all other trades.
d.Cover all plant material transported in open vehicles with a protective covering to prevent windburn.
2.Time of Planting
a.All planting shall be performed during favorable weather conditions and only during normal and accepted
planting seasons when satisfactory growing conditions exist.
b.The planting operations shall not be performed during times of extreme drought, when ground is frozen
or during times of other unfavorable climatic conditions unless otherwise approved by the Landscape
Architect. The Landscape Contractor assumes full and complete responsibility for such plantings and
operations.
G.Materials
1.Plant Material
Provide plants typical of their species or variety with normal, densely developed branches and vigorous,
fibrous root systems. Provide only sound, healthy, vigorous plants free from defects, disfiguring knots,
sunscald injuries, frost cracks, abrasions of the bark, plant diseases, insect eggs, borers, and all forms of
infestation. All plants shall have a fully developed form without voids and open spaces.
a.Balled and burlapped plants shall have a firm natural ball of earth of sufficient diameter and depth to
encompass the fibrous and feeding root system necessary for full recovery of the plant. Provide ball
sizes complying with the latest edition of the “American Standard for Nursery Stock”. Cracked or
mushroomed balls are not acceptable
b.Tree spade transplanting is acceptable for plants 6” caliper and larger after acceptance of plant by the
Landscape Architect. Tree spade must be of a size generally accepted in the trade to safely move the
tree size.
c.Container grown stock shall be grown in a container for a sufficient length of time for the root system to
have developed to hold its soil together, firm and whole.
(i)No plants shall be loose in the container.
(ii) Container stock shall not be pot bound.
(iii) All container plants used on the project shall conform to the sizes indicated on the plant list and on
the drawings.
d.No evidence of wounds and/or pruning cuts shall be permitted unless approved by the Landscape
Architect.
e.When specified by caliper, provide shade and ornamental trees with a single main trunk. When specified
by height, provide shade and ornamental trees as multi-stemmed plants with not less than three main
trunks and side branches that are generous and well twigged.
f.Evergreen trees shall be branched to the ground unless otherwise specified and accepted.
g.Provide plants matched in form when arranged in groups.
h.All plants shall be nursery grown under climatic conditions similar to those in the locality of the project for
a minimum of two years. Comply with sizing and grading standards of the latest edition of “American
Standards of Nursery Stock” A plant shall be dimensioned as it stands in its natural position. No plants
shall be loose in the container.
(i)Shade Tree and Ornamental Tree caliper shall be measured at a point on the trunk six (6) inches
above natural ground line for trees up to and including four (4) inches in diameter, and at a point
twelve (12) inches above the natural ground line for trees over four (4) inches in diameter.
(ii) Height of Evergreen Trees is measured from the natural ground line to the first lateral branch
closest to the top.
(iii) Height of Clump Ornamental Trees is measured from the natural ground line to the beginning last
year's growth.
(iv) Shrub and small plants shall meet the requirements for spread and/or height indicated on the plant
list and with not less than the minimum number of canes required by ANSI Z60.1 for the type and
height of shrub required.
2.Sub-drainage Systems
a.Provide piping types and sizes indicated. Provide matching reducers, adapters, couplings, fittings and
accessory components to ensure continuity of the sub-drainage system.
i)Plastic tubing shall be ASTM F405, corrugated Polyethylene drainage tubing, perforated or solid as
required.
ii) Sub-drainage fill shall be AASHTO M43 (3/8” to 3/4”) clean uniformly graded stone or gravel.
iii) Sub-drainage filter fabric shall be DuPont “Typar” or other non-woven porous polypropylene fabric
approved by the Landscape Architect.
3.Grass Seed
a.All seeds shall be guaranteed by the vendor to be true to name and variety.
b.Seed mixtures shall be fresh, clean new crop with a tolerance for purity and germination established by
the Official Seed Analysts of North America. Seed will not contain any noxious weed seeds.
c.Seed mixtures shall be proportioned by weight and shall be as specified on the drawings. If no seed mix
is specified, the following general turf seed mix shall be used:
65% Improved Kentucky Bluegrass (minimum three (3) varieties)
25% Improved Perennial Ryegrass (minimum two (2) varieties with endophytes)
10% Creeping Red Fescue
If this general turf seed mix is used, the Landscape Contractor must submit the vendor's seed varieties,
composition and application rate to the Landscape Architect for approval prior to ordering.
4.Erosion Control Blanket
a.Futerra environet seed blanket matting shall be used. Secure with 4” biostakes.
5.Sod
Sod used shall be an approved blend of improved Kentucky Bluegrass (such as: Midnight, Allure, Viva,
Washington and Liberty) with a mineral back that is adapted to the locality of work. It shall be either nursery
grown or field grown and be well rooted. The consistency of adherent soil shall be such that it will not break,
crumble, or tear during handling and placing of the sod. Landscape Architect reserves the right to reject
unacceptable sod.
a.Each piece of sod shall be well covered with turf grass, shall not be less than two (2) years old, shall be
free from noxious weeds and other objectionable plants, and shall not contain substances injurious to
growth.
b.All sod used shall comply with state and federal laws with respect to inspection for plant diseases and
insect infestation.
c.Each sod shipment shall be accompanied by an invoice from the vendor giving quantity and certifying
that the sod received meets all requirements contained in these specifications.
6.Seed Fertilizer
a.Fertilizer for seeded areas shall be a granular non-burning product from a commercial source composed
of not less than 50% organic slow acting, guaranteed analysis professional fertilizer, uniform in
composition, free flowing and suitable for application with approved equipment. Fertilizer types and
ratios shall be as follows:
i)Starter fertilizer with an approximate analysis of 13-25-12 at the rate of 4 lbs. per 1,000 S.F. or
similar composition approved by the Landscape Architect.
ii)Post emergent fertilizer with an approximate analysis of 25-0-5 at a rate of 4 lbs. per 1,000 S.F. or
similar composition approved by the Landscape Architect.
7.Sod Fertilizer
a.Fertilizer for sod areas shall be a granular non-burning professional product from a commercial source,
uniform in composition, free flowing and suitable for application with approved equipment. Fertilizer ratio
shall be a ratio of 13-25-12 at the rate of 4 lbs. per 1,000 S.F.
8.Plant Fertilizer
a.Fertilizer for plants shall be a granular non-burning standard commercial grade product, uniform in
composition, free flowing and suitable for application with approved equipment and an analysis of
14-14-14 at the rate of 6 lbs. per 1,000 S.F.
9.Native Planting Mixtures
Provide fresh, clean, new crop of the species and proportions as specified. Native seed and live plant
material shall be obtained from a reputable supplier (approved by Landscape Architect) that has
collected from sources west of the Mississippi River within the same EPA Level III Ecoreqion as the
project site (Central Corn Belt Plains). Any material sourced from outside this ecoregion must be
approved by the Landscape Architect prior to installation.
For each species, the amount of seed indicated on the specifications shall mean the total amount of pure
live seed (PLS) per acre. Seed tags and PLS testing information shall be provided to the Landscape
Architect prior to seeding.
It is the sole responsibility of the Native Landscape Contractor to provide approved seed that meets
industry-standard PLS requirements.
10. Mulch
a.Mulch for tree and shrub planting beds shall be dark shredded hardwood bark mulch, six month old, not
larger than 4” in length and 1/2” in width, free of woodchips and sawdust. Submit sample to Landscape
Architect for approval.
b.Mulch for perennial flower, annual flower and groundcover planting beds shall be pinebark fines. Submit
sample to Landscape Architect for approval.
11. Topsoil
a.Topsoil shall be available adjacent to the community site for use on project or in backfill mixes as
specified. Initial fine grading to be done by Excavation Contractor.
b.Touch up movement and placement of this topsoil shall be at the sole expense of the Landscape
Contractor.
c.Topsoil stockpile placement will be coordinated with Excavator to ensure easy access to Contractor.
12. Planting Bed Soil Mixture (Perennial, Annual and Groundcover Beds)
a.Provide planting soil mixture consisting of equal parts cooled mushroom compost and pinebark fines
(Same as Midwest Trading CM30 mix) at 1 C.Y. per 100 S.F. incorporated into all perennial, annual and
groundcover areas. Planting pits shall be excavated and fill with friable topsoil (stockpiled at site) to a
depth of 8” prior to adding and incorporating planting bed soil mixture.
13. Accessories
a.Water: Water provided by the Landscape Contractor shall be free of substances harmful to plant
growth. All necessary hose piping, tank truck and other methods of transportation shall be supplied by
the Landscape Contractor.
b.Downspout Splash Areas:
i)Downspout splash areas in lawns shall be 24” concrete splash blocks.
ii)Downspout splash areas in mulch shall be washed gravel sub-base 0.5-0.75” diameter and 3-4”
diameter granite cobblestone surface with geotextile filter fabric lining sides and bottom of trench.
c.Sand: Sand shall be coarse “torpedo” sand.
d.Pea gravel: Pea gravel shall be 1/8” to 1/4” washed gravel.
e.Retaining Walls: Retaining walls must always be installed in strict compliance with manufacture's
recommendations for sizing and reinforcement
i)Retaining wall material shall be as specified on the drawings or as approved by the Landscape
Architect
f.Anti-Desiccant: Anti-Desiccant shall be an applicable emulsion which forms a transparent protective film
over plant surface, permeable enough to permit transpiration. (Wilt-Pruf, manufactured by Nursery
Specialty Products, Inc. or approved equal).
g.Herbicide: Herbicide shall be a granular form of herbicide applied in shrub and ground cover beds in
strict accordance with the manufacturer's directions and recommendations. Acceptable products are
“Treflan”, “Ronstar” or approved equal.
H.Installation and Execution
1.Inspection
a.Prior to all work of this Section, carefully inspect the installed work of all other trades and verify that
such work is complete to the point where this installation may properly commence. Verify that planting
may be completed in accordance with the original design and the referenced standards. Work will
commence only when satisfactory conditions exist.
b.Check that grading, including spreading of topsoil and all other sub-surface work in lawn areas have
been completed and accepted by Lennar Homes. Start of work in this section shall constitute
acceptance of grade. Lawn irrigation system must be completed and in operation before seeding and
sodding begins.
c.Saturate and fill tree and shrub pits with water to test drainage before planting. Provide gravel drains and
venting tubes at pits, which are more than half full of water after 24 hours.
d.Landscape Contractor shall notify the Landscape Architect prior to plant installation. The Landscape
Architect, at his discretion, may inspect all plant material and layout prior to planting.
2.Preparation
Trees, Shrubs, Perennials, Annuals and Groundcovers
a.Planting shall be performed only by experienced workmen familiar with planting procedures under the
supervision of a qualified supervisor.
b.Locate plants as indicated or as approved in the field by the Landscape Architect after staking by the
Landscape Contractor. If obstructions are encountered that are not shown on the drawings, do not
proceed with planting operations until alternate locations have been selected by the Landscape
Architect.
c.Excavate circular plant pits with tapered sides as shown on the drawing details. In general, all plant pits
shall have a rounded bottom with the depth of the pit equal to the depth of the ball to be planted. The
diameter of the pit shall be a minimum of two (2) times the width of the ball.
d.Excavate all clay and debris to 8” depth beneath all perennial, ornamental grass, annual flower, and
groundcover beds. Backfill with 12” amended topsoil, thus resulting in all these areas being elevated or
crowned by 4” wherever site drainage allows.
Seeding and Sodding
a.Seed and sod bed preparation shall not be started until all stones, boulders, debris, and similar material
larger than 1 inch in diameter have been removed. The area to be seeded shall be worked to a
minimum depth of 6 inches with a disk or other equipment, reducing all soil particles to a size not larger
than 1 inch in the largest dimension. Bed prep shall occur on the contour, where possible. The
prepared surface shall be relatively free from all weeds, stones, roots, sticks, rivulets, gullies, crusting
and caking. Do not overwork or powder final seedbed.
b.Upon completion of the above, any rocks or stones larger than one (1) inch in diameter shall be removed
from the surface prior to seeding. If excessive amount of rocks are present in native soil Contractor
should contact the Landscape Architect immediately.
c.Landscape Contractor shall remove all debris and dispose of such material legally off-site.
d.The areas to be seeded shall be assumed to be at final grades established by Excavator. The
Landscape Contractor, however, shall be responsible for the proper drainage of the entire area. The
Landscape Contractor shall fine grade all turf areas including any grading necessary to eliminate
ponding of water, ruts or ridges. Limit preparation to areas which will be grassing within 48 hours.
e.Immediately prior to the seed and sod bed preparation, specified fertilizer nutrients shall be uniformly
spread at the following rate:
i)5 lbs. per 1000 S.F.
f.Final surface of topsoil immediately before seeding shall be within plus or minus 1/2” of required
elevation, with no pockets or low spots in which water can collect. Restore prepared areas to specific
condition if eroded, settled, or otherwise disturbed after fine grading and prior to seeding or sodding.
Finish grade surface with a drag or rake, Round out all breaks in grade, smooth down all lumps and
ridges, fill in all holes and crevices.
g.In the event of settlement, re-adjust the work to required finish grade.
3.Planting
Plant nursery stock immediately upon delivery to the site and approval by the Landscape Architect. If
immediate planting is not possible a holding area on-site must be established in a location approved by
Lennar Homes. All plant material in the holding area must have the rootball heeled in damp mulch and be
protected from excessive sun and wind. The Landscape Contractor must operate and maintain the holding
area in a neat and orderly appearance.
All planting shall be performed during favorable weather conditions and only during normal and accepted
planting seasons when satisfactory growing conditions exist. The planting operations shall not be performed
during times of extreme drought, when ground is frozen or during times of other unfavorable climatic
conditions unless otherwise approved by the Landscape Architect. The Contractor assumes full and
complete responsibility for such plantings and operations.
Trees and Shrubs
a.Set plant material in the planting pit to proper grade and alignment. Set plants upright, plumb and faced
to give best appearance or relationship to each other or adjacent structure. Set plant material 2” above
the adjacent grade. The Contractor is responsible for planting to correct grades and alignment and all
plants shall be set so that when settled will bear the same relationship to finished grade as they did
before being transported.
b.Remove all non-biodegradable strings and twine from top of ball. Remove non-biodegradable burlap
from to 1/3 of ball after the tree is set in the planting hole. The wire basket should remain. Fold the top
portion of the wire basket into the hole.
c.Any topsoil excavated from plant pits shall be used in the backfill soil mixture. No filling will be permitted
around trunks or stems. Backfill the pit with topsoil. Do not use frozen or muddy mixture for backfilling.
Form a ring of soil around the edge of each planting pit to retain water.
d.After setting plants in pit to proper grade compact 6” of soil around base of ball. Fill the entire planting
hole with water and allow to soak in. Gradually backfill remaining space around the ball or roots and
compact the soil thoroughly using water to eliminate all voids and thoroughly soak the plant root ball.
e.Within 24 hours of planting slowly re-water the plant thoroughly soaking the root ball again.
f.Install enough topsoil to insure finished grades are met after settling.
g.All excess soil, other than topsoil, excavated from pits, shall be removed from the holes and left on site
in locations designated by Lennar Homes.
h.After planting apply specified commercial pre-emergent herbicide per manufacturer's directions to all
shrub beds.
Perennials, Ornamental Grasses, Annual Flowers and Groundcovers
a.Where perennials, ornamental grasses, annual flowers and groundcovers are specified on the plans,
prepare entire plant bed incorporating a 1 C.Y. layer of planting soil mixture per 100 S.F. Incorporate
commercial 14-14-14 fertilizer into prepared soil mixture at a approximate rate of 6 lbs. per 1000 S. F.
b.Space plants in accordance with dimensions indicated on the plans. Adjust spacing as necessary to
evenly fill planting bed with indicated quantity of plants. Plant to within 18” of the trunks of trees and
shrubs or at edge of plant ball whichever is closest. Plant to within 12” of edge of bed.
c.After planting apply specified commercial pre-emergent herbicide per manufacturer's directions to all
planting beds. Confirm herbicide compatibility with all plant material in beds and notify the Landscape
Architect immediately if a conflict exists.
Seeding
a.Install seed under favorable weather conditions unless approved by the Landscape Architect. The
conditions of the guarantee apply regardless of the date of installation. The generally accepted times for
seeding are:
Spring - April 1st to June 15th
Fall - September 15th to just before first frost
b.Seed indicated areas within contract limits and areas adjoining contract limits disturbed as a result of
construction operations.
c.Seed with specified seed mix at rate specified on the drawings or at a rate of 5 lbs. per 1000 S.F.
d.Broadcast Seeding: Using a broadcast seeder, sow seed evenly over entire area by sowing equal
quantities in two directions at right angles to each other. Do not seed when wind speed exceeds five (5)
miles per hour. Seeding by hand is not allowed.
e.Following seeding the area shall be lightly raked to incorporate seed into top 1/8” to 1/4” of soil.
Remove all stones and other debris greater than 1 inch in any dimension which are visible shall be
removed and disposed of legally off-site. Areas shall then be smoothed by rolling with a hand roller.
f.Mechanical Seeding: Using a “Brillion-type” seeder and cultipacker, sow seed evenly over entire area
sowing equal quantities in two directions at right angles to each other. Using this method raking and
rolling is not required.
g.Following seeding, all seed areas will be covered with specified erosion control seed matting and stapled
in place.
h.Following seeding, raking and matting, the entire area shall be watered by use of lawn sprinklers or
other means approved by the Landscape Architect. Landscape Contractor shall assure initial watering
continues until the equivalent of two inches of water has been applied to entire seed surface, at a rate
which will not dislodge the seed.
i.Landscape Contractor shall assure watering is repeated thereafter as frequently as required to prevent
drying of the surface and to ensure proper establishment.
j.Landscape Contractor shall mow the lawn area as soon as top growth reaches a 3 inch height. Cut back
to 2 inch height. Not more than 33% of grass leaf shall be removed at any single mowing. The contract
shall include a minimum of 3 (three) mowings. Repeat mowing as required to maintain specific height
until Landscape Architect issues preliminary acceptance of completed work.
k.It shall be the Landscape Contractor's responsibility to determine and implement whatever procedures
deemed necessary to establish the turf as part of the work. Reseed bare areas and provide erosion
control as necessary until complete establishment achieved.
l.Areas of seed installation will not be accepted unit it meets the growth coverage specifications detailed
by Illinois Department of Transportation.
Sodding
a.Transport sod in either a closed van or in properly covered open trucks.
b.Maintain sod in a moist condition from cutting until placement. Any sod that has dried out, or excessively
heated will be rejected and shall be immediately removed and legally disposed of off-site by the
Landscape Contractor. Replacement of rejected sod shall be at the expense of the Landscape
Contractor.
c.Sod shall be placed within 24 hours of cutting. Do not use sod cut for more than 24 hours without the
approval of the Landscape Architect.
d.Sod shall be placed when the ground is in a workable condition and temperatures are less than 90oF.
Do not lay dormant sod or install sod on saturated or frozen soil or during an extended drought.
e.The sod shall be placed on the prepared surface with the edges in close contact and alternate courses
staggered. Lay sod to form a solid mass with tightly-fitted joints. Butt ends and sides of sod strips. Do
not overlay edges. Stagger strips to offset joints in adjacent courses. Remove excess sod to avoid
smothering of adjacent grass. Provide sod pad top flush with adjacent curbs, sidewalks, drains, and
seeded areas.
f.In ditches, the sod shall be placed with the longer dimension perpendicular to the flow of water in the
ditch. On slopes, install preliminary row of sod in a straight line, starting at the bottom of the slope, the
sod shall be placed with the longer dimension parallel to the contours of the ground. Place subsequent
rows parallel to and lightly against previously installed row. The exposed edges of sod shall be buried
flush with the adjacent soil.
g.All sod shall be rolled with a light drum roller to ensure contact with sub-grade, uniformity and foster root
knitting.
h.The sod shall be staked on all slopes of 3:1 or steeper to prevent slippage. Sod shall be staked with ±2
stakes per square yard of sod as necessary to stabilize with at least one stake for each piece of sod.
i.Sodded areas shall be watered to ensure proper establishment. Sod shall be watered thoroughly with
fine spray immediately after laying and not be allowed to dry out. Any sod that has shrunk shall be
replaced. Landscape Contractor shall assure initial watering continues until the equivalent of two inches
of water has been applied to entire sod surface, at a rate which will not dislodge the sod.
j.Landscape Contractor shall assure watering is repeated thereafter as frequently as required to prevent
drying of the surface and watering shall continue through preliminary acceptance to ensure proper
establishment.
k.Landscape Contractor shall mow the lawn area as soon as top growth reaches a 3 inch height. Cut back
to 2 inch height. Not more than 40% of grass leaf shall be removed at any single mowing. The contract
shall include a minimum of 3 (three) mowings. Repeat mowing as required to maintain specific height
until Landscape Architect issues preliminary acceptance of completed work.
Native Seeding and Planting
a.The period for planting prairie seed shall be between April 1st and June 15th, or as soon thereafter as
the soil is free of frost and in workable condition, and from September 15 to freeze up. If these dates are
adjusted, it shall be the responsibility of the Landscape Contractor to ensure establishment of the
seed.
b.Remove existing grass, vegetation and turf. Dispose of such material legally off-site. Do not turn over
into soil being prepared for lawns.
c.If present, compacted soils shall be disked or raked prior to seeding. Remedial measures for the access
area may at the direction of the Wetland Consultant, involve ripping from 12-18 inches of the soil horizon
prior to disking.
d.Prior to seeding, planting areas shall have at least twelve inches of clean un-compacted topsoil.
Clumps, clods, stones of 2” diameter, roots and other extraneous matter shall be removed and disposed
of legally offsite.
e.Granular mycorrhizal inoculants shall be installed with the seed mix at a rate of 40 lbs\acre. Inoculant
can be banded under seed, worked into seed or added into spray tanks. NATIVE AREAS SHALL NOT
RECEIVE FERTILIZER.
f.Contractor shall be solely responsible for the proper handling and storage of the seed according to the
best seed handling and storage practices, including fungicide treatments and stratification
considerations. Owner shall make no compensation for damage to the seed because of improper
storage, cleaning, threshing or screening operations.
SHEET NO.
REVISIONS
DRAWN
CHECKED
DATE
PROJECT NO.PLOT CONFIG:XREFS:WINDETT RIDGE - UNIT 2YORKVILLE, ILLINOIS4.05.18
LN22124
GFB
MGM
OF 3
4.05.19
4.14.22
1
2
1141 E. MAIN STREET
SUITE 108
EAST DUNDEE, ILLINOIS 60118
MACKIE CONSULTANTS, LLC
9575 W. HIGGINS ROAD
SUITE 500
ROSEMONT, IL 60018
CLIENT
ENGINEER
3 LANDSCAPE SPECIFICATIONSKnow what's below.
before you dig.Call
R
I. GENERAL SPECIFICATIONS CONTINUED
g.Seeding operations, including installation of erosion control matting, must be accomplished within 24
hours of any area which is fine graded. Fine grade, plant and cover only areas small enough to be
completed within the required time frame.
h.Except where site conditions preclude their use, seeding shall be performed using a Truax drill, Truax
Trillion seeder, or comparable equipment designed specifically for the installation of native seed. For
areas where site conditions preclude the use of specialized equipment, seed may be
installed through hand broadcasting and followed by light raking. Hand broadcast seed shall be spread
at twice the specified rate. Other methods of seed installation may be used with prior approval from the
Landscape Architect.
i.Do not seed when wind velocity exceeds five (5) miles per hour. Equipment shall be operated in a
manner to insure even distribution of seed and complete coverage of the entire area to be seeded.
j.Prior to starting work, all seeding equipment shall be calibrated and adjusted to sow seeds at the proper
seeding rate. In general, the optimum seeding depth is 0.25 inch below the soil surface. Areas where
the seed has not been incorporated into the soil to the proper depths will not be accepted, and no
compensation for materials or labor for the rejected work will be made by the owner.
k.Seed mixture shall be as specified on the drawings or the specified Prairie planting mixture. Sow not less
than specified rate.
l.If a broadcast method of seeding is used, the following requirements shall be met. Within twelve hours, if
conditions permit or as soon thereafter as is practical rake prairie seed lightly into top 1/4" of soil, roll at
right angles to the run-off with an approved type roller to compact the seedbed and place the seed in
contact with the soil.
m.If a drill-seed method is used, rolling of the seedbed will not be required.
n.After the seeding, raking and rolling operations are completed, water with a fine spray and install
specified erosion control blanket per manufacturer's specifications over the entire prairie area.
o.The Landscape Contractor shall monitor all seeded areas to insure at least one inch of water per week
from a combination of watering and natural rainfall and shall mow plantings to a height of 6-10 inches for
the enhancement of native species until preliminary acceptance by the Landscape Architect.
p.It shall be the Landscape Contractor's responsibility to determine and implement whatever procedures
deemed necessary to establish the turf as part of the work.
q.Wet mesic and emergent areas shall be planted and seed allowed to germinate (if possible), prior to the
flooding with significant amounts of water. Any areas of significant permanent water located within the
planting area will receive live plugs in lieu of seed.
r.After seeding operation is completed, install erosion control blanket per manufacturer's specifications.
s.Emergent plugs, if used, shall be planted in natural groupings within designed areas containing
saturated soils or inundation. Plants within groupings shall be planted at 2 foot centers.
t.Emergent plugs shall not be planted less than the specified rate and shall be protected with goose
enclosures surrounding all natural groupings of plugs.
4.Preparation of Reconditioned Native Areas
The Contractor chosen for the enhancement and maintenance of native areas must be must be
experienced in the restoration, installation, and management of said areas. They must have a minimum of
five years' experience in the field and shall be able to identify non-native and native plants by genus and
species. It is imperative that a qualified Native Landscape Contractor perform the initial installation and
maintenance.
A basic work procedure is outlined below. The contractor is required to evaluate all existing conditions prior
to bidding the work. Any proposed changes to the work plan shall be submitted to the Landscape Architect
as required under Section 1.3 (A)(B)
a.Woody Vegetation Removal
i. All woody, non-planted species shall be removed from basin slopes and bottoms for existing ponds
ii.Contractor will cut all woody species to be removed with hand tools including, but not, limited to gas
powered chainsaws, gas powered clearing saws, bow saws, and loppers.
iii.All stumps shall be cut flat with no sharp points and to within two inches of surrounding grade. Stumps
shall be painted with Garlon 4, or equivalent, immediately after cutting.
iv.A supply of chemical absorbent shall be kept on-site. Spills shall be properly cleaned up and reported
immediately to the owner.
v.The contractor shall maintain copies at the project site of all current pesticide applicator's licenses,
herbicide labels, and MSDS's (Material Safety Data Sheets) for all chemicals utilized during completion
of work.
vi.Cut brush piles shall not exceed eight (8) feet in height by twelve (12) feet in diameter. Piles shall be
spaced as necessary to minimize dragging cut material. Piles must be located in open areas without
canopy branches of preserved trees extending over the piles. Piles shall be burned while taking
prevailing winds into account. Ash from burn piles shall be dispersed across the site at a depth not to
exceed ½ inch. * Note: If cut brush is to be removed from the site rather than burned, no restriction of
brush pile size is applicable.
b.A prescribed burn can be conducted on existing basins as per the Maintenance Section 3.4. Following
burn, over-seed lower slopes and bottoms of existing basins with Wet Meadow species as necessary
(see section 2.4B)
c.Spot treat invasive and undesirable herbaceous species on existing basin slopes with glycophosphate to
remove undesirable species in planted areas. Undesirable species are included, but not limited to,
species list in 1.5C Guarantees.
d.Over-seed slopes of existing basins with low profile prairie grasses (see section 2.4C) as necessary.
Seeding protocol should follow Section 3.2D 8-12 noted below.
e.If adequate top soil is not present, top soil can be added to slopes with approval of Landscape Architect.
Repair: Repair any damages caused by Contractor during completion of the work. Said damages may
include but are not limited to tire ruts in the ground, damage to lawn areas, damage to trails, etc. In the
event any vegetation to be preserved is damaged, notify the owner within 24 hours. The Contractor will
be liable for remedying damages to plant materials to the satisfaction of the owner.
5.Reconditioning Existing Turf
a.Recondition existing turf damaged by Contractor's operations, including storage of materials or
equipment and movement of construction vehicles.
b.Provide fertilizer, seed and soil amendments as specified for new lawns and as required to provide a
satisfactory reconditioned lawn. Provide topsoil as required to fill low areas and meet new finished
grades.
c.Prior to over-seeding cultivate or rototill bare and compacted areas thoroughly to a depth of four (4)
inches. Remove all rocks, stones, turf clumps and other debris larger than one (1) inch in diameter and
rake smooth.
d.Remove diseased or unsatisfactory lawn areas. Do not bury into soil. Remove topsoil containing foreign
materials resulting from contractor's operations, including oil drippings, stone, gravel and other
construction materials.
e.Where substantial, but thin lawn remains, rake, aerate if compacted, and cultivate soil, fertilize and seed.
f.Water newly seeded areas. Maintain adequate soil moisture as specified for new lawns, until new grass
is established.
6.Mulching
Trees and Shrubs
a.Apply the specified mulch to a depth of two (2) inches, evenly spread over the entire area of each tree
basin and shrub bed. Maintain exposed root flare at all times. Thoroughly water mulched bed areas.
After watering, rake mulch to provide a uniform finished surface.
Perennials, Ornamental Grasses, Annual Flowers and Groundcovers
a.Apply the specified mulch to a depth of one (1) inch, evenly spread over the entire area of each planting
bed using care to keep foliage exposed. Thoroughly water mulched bed areas.
7.Pruning
a.Prune branches of deciduous stock, after planting, to preserve the natural character appropriate to the
particular plant requirements. Remove or cut back dead and badly bruised branches, broken and
tangled branches, damaged and unsymmetrical growth of the new wood, suckers, water sprout growth
and unnatural growth habits. No plants will be sheared for any reason.
b.Prune with clean, sharp tools.
c.Prune trees and evergreens at the direction of the Landscape Architect and in accordance with standard
horticulture practice to preserve the natural character of the plant.
d.In general, tree pruning requires removing 1/4 to 1/3 of the leaf bearing buds. Prune multiple leader
plants to preserve the leader which best promote the symmetry of the plant. Do not apply paint to
pruning marks.
8.Care of Existing Trees
a.Selectively prune existing trees in construction limits as required, at the direction of the Landscape
Architect. Remove shoots, dead, rubbing and damaged branching.
b.Clean up miscellaneous organic debris within construction limits and dispose of legally off-site.
9.Clean-up
a.The Landscape Contractor shall store materials and equipment, during landscape work, where directed
by the landscape architect.
b.The Landscape Contractor shall thoroughly clean the project area daily during the progress of work and
upon completion of the work.
c.Landscape Contractor shall keep pavement clean and all work areas and adjoining areas in an orderly
condition. The Landscape Contractor shall remove and clean any excess dirt or mud left on the streets
adjacent to the site as a result of this work daily. The Landscape Contractor shall be liable for any future
charges incurred to clean streets affected by his work.
d.No storing of rubbish or debris will be allowed on the site.
e.No debris shall be buried at the site.
f.No landscaping debris is allowed on the site dumpsters.
g.The Landscape Contractor shall protect the property of the owner and the work of other contractors.
h.The Landscape Contractor shall be directly responsible for all damage caused by the Landscape
Contractor's activities and shall remove and properly dispose of all resultant dirt, rubbish, debris and
other waste materials resulting from the work daily.
10.Inspections
In addition to normal progress inspections, the Landscape Contractor shall schedule and conduct the
following inspections, giving the Landscape Architect at least 24 hours prior notice of readiness for inspection.
a.Inspection of plants and containers prior to planting.
b.Inspection of plant locations to verify compliance with the current revisions of the Landscape Plans and
As-Built Drawings.
c.Preliminary acceptance inspection after completion of planting. Schedule this inspection sufficiently in
advance and in cooperation with the Landscape Architect so that the inspection may be conducted in a
timely manner.
d.Final acceptance inspection at the end of the maintenance period provided that all previous deficiencies
have been corrected.
e.All other inspections necessary for replacement warranty work and completion of the project.
I.Maintenance and Monitoring
1.Traditional Landscaping: Landscape Contractor shall maintain all planting, starting with the planting
operations and continuing until all planting for that portion of the project is complete and through preliminary
acceptance in writing from the Landscape Architect.
a.Maintenance of plants and planting beds shall include resetting plants to proper grades or upright
position, restoring planting saucers, tightening and repair of guy wires and stakes, weeding, cultivating,
pruning, application of appropriate insecticides and fungicides necessary to keep the plant materials in a
healthy growing condition and to keep the planted areas neat and attractive.
b.Maintenance of lawn areas shall be as specified, including spot weeding, mowing, application of weed
and insect controls and reseeding necessary to promote proper establishment the lawn areas.
c.Contractor shall water all sod and plantings for the first two weeks following installation.
2.Native Planting Areas: The Owner shall notify the County upon completion of plantings. The Owner's
Environmental Specialist shall inspect the plantings and provide the County with a copy of the planting
locations, species, and quantities for verification by applicable regulatory authority.
a.Native planting areas shall be maintained as specified below, continue for the three full (3) years after
preliminary installation acceptance, and meet annual establishment performance criteria:
i.First Season - With the exception of the emergent area, native seeding areas should be mowed to a
height of 6” to control annual nonnative and invasive species early in the growing season. Mowing,
including weed whipping, should be conducted during prior to weed seed production. Mowing height and
timing may need to be adjusted per target species. Small quantities of undesirable plant species, shall
be controlled by hand pulling prior to the development and maturity of the plant. Hand removal shall
include the removal of all above-ground and below-ground stems, roots and flower masses prior to
development of seeds. Herbicide should be applied as necessary by a trained and licensed operator
that is competent in the identification of native and nonnative herbaceous plants. Debris and litter shall
be removed from the native areas and storm structures shall be inspected and maintained as necessary.
ii. Second Season - Control of undesirable plant species during the second growing season shall consist
primarily of precise herbicide application. Mowing and weed whipping shall be conducted as needed
during the early growing season and as needed to a height of 6 to 8 inches to prevent annual weeds
from producing seed. Debris and litter shall be removed from the native areas and storm structures shall
be inspected and maintained as necessary.
iii. Third Year - Seasonal mowing and herbicide will continue as above but should be reduced over time.
Debris and litter shall be removed from the native areas and storm structures shall be inspected and
maintained as necessary. At the completion of the third growing season (dependent on fuel availability;
dominance of graminoid species; and favorable weather conditions), fire may be introduced to the planted
areas as a management tool.
b.General performance criteria is outlined below. Contractor is responsible to ensure native areas meet
Federal, County and local requirements as necessary.
i.1st Full Growing Season: 90% of cover crop shall be established. There shall be no bare areas greater
than two (2) square feet in seeded areas. At least 25% of vegetation coverage shall be native,
non-invasive species. At least 50% of the emergent species, if planted as plugs shall be alive and
apparent.
ii.2nd Full Growing Season: All areas with the exception of emergent zones shall exhibit full vegetative
cover. At least 50% of the vegetation coverage shall be native, non-invasive species.
iii. 3rd Full Growing Season: At least 75% of vegetation coverage shall be native, non-invasive species.
Non-native species shall constitute no more than 25% relative aerial coverage of the planted area.
Invasive species for this project shall include the following: Ambrosia artemisiifolia & trifida (Common &
Giant Ragweed), Cirsium arvense (Canada Thistle), Dipsacus laciniatus (Cut-leaved Teasel), Dipsacus
sylvestris (Common Teasel), Lythrum salicaria (Purple Loosestrife), Melilotus sp. (Sweet Clover),
Phalaris arundinacea (Reed Canary Grass), Phragmites australis (Giant Reed), Fallopia japonica
(Japanese Knotweed), Rhamnus cathartica & frangula (Common & Glossy Buckthorn), Typha sp.
(Broadleaf, Narrowleaf, and Hybrid Cattail).
c.Long Term Wetland and Prairie Management/Maintenance
A final compliance report and Long-Term Operation and Maintenance Plan shall be submitted by the
Developer/Owner's Environmental Specialist no less than 60 days prior to the expiration of any
landscape Cash Bond or Letter of Credit posted for the native areas. Final acceptance and release shall
be determined by the County/City/USACE upon inspection of the site to verify compliance.
The Long -Term Operation and Maintenance Plan shall be written to include guidelines and schedules
for burning, mowing, application of herbicide, debris/litter removal and inspection schedule for storm
structures and sediment removal.
i. State and local permits shall be required prior to controlled burning. Burning shall be conducted by
trained professionals experienced in managing smoke in urban environments. Prior to a controlled burn,
surrounding property owners as well as local fire and police departments shall be notified. A burn plan
detailing preferred wind direction and speed, location of fire breaks, and necessary personnel and
equipment shall be prepared and utilized in planning and burn implementation.
ii.The initial burn shall be dependent on fuel availability which is directly related to the quantity and quality
of grasses contained within the plant matrix. Timing of the burn shall be determined based on results of
the annual monitoring indicating species composition of the management area and other analysis of
management goals. Generally, burns shall be scheduled from spring to fall on a rotational basis. Burn
frequency shall also be dependent on the species composition within the management area. Generally,
a new prairie restoration area shall be burned annually for two years after the second or third
growing season after planting and then every 2-3 years thereafter, burning 50-75% of the area.
iii.Owner to provide all supplemental watering and proper care and maintenance of all plant materials,
seed and sod areas (except for native planting areas) after preliminary acceptance of the Landscape
Contractor's work.
J.Preliminary Acceptance
1.When the preliminary landscape work is completed, including maintenance, the Landscape Architect will,
upon request, make a preliminary inspection of initial installation to determine acceptability.
2.The inspection for preliminary acceptance of the initial installation will be for general conformance to
establishment of turf areas, specified size, character and quality of plant materials, workmanship and
maintenance and shall not relieve the Landscape Contractor of responsibility for full conformance of the
contract documents, including correct species.
3.It shall be the responsibility of the Landscape Contractor to verify all work is completed for the initial
installation and maintained as per plan prior to notifying the Landscape Architect for preliminary inspection.
4.For preliminary acceptance of the initial installation all plant material shall be in a healthy growing condition.
Any plants, lawn areas, workmanship, etc. not meeting the standards will be rejected and the Landscape
Contractor will be instructed to make the necessary corrections immediately before preliminary acceptance of
the initial installation will be granted.
5.Seeded areas will be inspected for acceptance after the first mowing by the Landscape Contractor and will be
satisfactory provided requirements, including maintenance, have been complied with and a uniform healthy
close stand of the specified grass is established, free of weeds, bare spots exceeding 5 by 5 inches,
undesirable grass species, disease, insects and surface irregularities.
6.Sodded areas will be inspected for acceptance after the first mowing by the Landscape Contractor and will be
satisfactory provided requirements, including maintenance, have been complied with and when all areas
show a uniform stand of the specified grass in a healthy, well-rooted, even-colored, viable lawn condition,
free of weeds, undesirable grass species, open joints, bare areas, disease, insects and irregular surfaces.
7.The Landscape Contractor shall assume liability for the correction of his work and liability for any other
charges incurred due to the correction of his work. The cost of follow-up inspections of the initial installation
required to receive acceptance will be charged to the Landscape Contractor.
8.Upon the receipt of written acceptance of the preliminary inspection of the initial installation the Owner will be
responsible for maintenance.
9.The warranty period will begin upon receipt of written acceptance of the preliminary inspection for initial
installation from the Landscape Architect.
10.After preliminary acceptance of the initial installation and receipt of notification in writing from the
Landscape Architect, the Landscape Architect will recommend the release of payment, less retainers deemed
necessary by the Owner, for the completed work.
11.The release of all fees will be at the discretion of Lennar Homes upon receipt of written invoice from the
Landscape Contractor.
K.Warranty Agreement
1.The Landscape Contractor shall provide a replacement warranty for all plant material and shall guarantee all
work free of any defect in quality or workmanship for a minimum period of one (1) year or until final inspection
and written acceptance by the Landscape Architect.
a.Warranties of native plantings are excluded from this section and shall conform to the specified
establishment performance criteria.
2.The warranty period will be from the date of the Landscape Architect's written preliminary acceptance of the
initial installation and will continue through the end of the following years growing season upon the final
inspection and written acceptance of the work.
3.The warranty shall provide against defects including death, unsatisfactory growth, and provides the material
to be in good, healthy and flourishing condition, except for defects resulting from neglect by the owner, abuse
or damage by others or unusual phenomena or incidents which are beyond Landscape Contractor's control.
For verification of such defects, neglect, abuse or damage by others the Landscape Contractor must notify
the Landscape Architect in writing immediately upon identifying said occurrences.
4.Annual increases in the size of required replacements shall serve to maintain the continuity of the landscape
design. At the time of the scheduled replacements, the required landscape replacement material shall be
increased in size from the original plan to match the new growth size of the surrounding plants.
5.The Landscape Contractor shall make as many periodic inspections as necessary, at no extra cost to the
Owner during the warranty period to determine what changes, if any, should be made to the Owner's
maintenance program. The Landscape Contractor shall submit, in writing to the Landscape Architect, any
recommended changes.
6.During the warranty period, should the appearance of any plant die, indicate weakness and/or probability of
dying, the Landscape Contractor shall immediately begin replacement of said plants with new and healthy
plants of the same type and size as soon as weather conditions permit and within a specified planting period
after notification of such occurrences from the Landscape Architect without additional cost to the Owner.
7.The Landscape Contractor shall make all necessary repairs of damage due to plant replacements. Such
repairs shall be done at no extra cost to the Owner.
8.Replacements shall be in accordance with and subject to all requirements of landscape installation, mulching,
maintenance, warranty and acceptance procedures.
9.The Contractor is responsible for the watering and maintenance necessary to ensure establishment of the
replacement plants until the Landscape Architect inspects the replacement plants and issues preliminary
acceptance in writing.
10. The Landscape Contractor, prior to notifying Landscape Architect for preliminary acceptance, shall maintain
the replacement plants for a period of 45 days at no additional cost to the owner.
11. The Landscape Contractor shall notify the Landscape Architect in writing, upon completion of replacements
and extended maintenance period, for preliminary acceptance and written notification of new warranty period.
12. The Landscape Contractor, upon written preliminary acceptance of the replacements, shall warranty all
replacements until the end of the following growing season and written final acceptance. The Landscape
Contractor shall notify the Landscape Architect in writing at the end of the warranty period of replacement
plants for final inspection and acceptance.
13. The Landscape Contractor shall remove tree wrapping, tree guy wires, stakes and tags from all established
plants prior to contacting the Landscape Architect for final acceptance inspection. Tags, tree wrap, guy wires
and stakes shall remain on all replacements until completion of additional warranty period.
14. All subsequent inspections required due to unacceptability of the replacements will be at the cost of the
Contractor.
L.Final Acceptance
1.Inspection of all work will be made by the Landscape Architect at the end of the warranty periods upon written
request of the Landscape Contractor.
2.The Landscape Architect shall prepare and submit, to Lennar Homes and the Landscape Contractor, a list of
warranty replacement items to be completed before final acceptance shall be deemed to have occurred. The
failure to include any items on such list does not alter the responsibility of the Landscape Contractor to
complete all work in accordance with the contract.
3.The Landscape Contractor shall complete all warranty replacement work as deemed necessary by the
Landscape Architect, shall verify completion of all work required to satisfy the contract and shall notify the
Landscape Architect upon completion of all work for review and final acceptance.
4.The Landscape Architect will perform a final inspection of the completed work with the Landscape Contractor
and a representative from Lennar Homes. At that time if all work is satisfactory, a written statement will be
issued by the Landscape Architect that will constitute final acceptance of completed work to date.
5.After the final inspection and acceptance of the work, the Landscape Architect will notify Lennar Homes in
writing and will recommend release of fees in retention for the completed work, except for retention fees
deemed necessary by Lennar Homes and the Landscape Architect for work still under additional warranty.
6.The Landscape Architect will make a follow-up inspection of all additional warranty replacements at the
written request of the Landscape Contractor and issue a written report accepting satisfactory completion of
the warranty obligations and request release of the remaining retention fees.
7.The release of all retention fees will be at the discretion of Lennar Homes after receipt of written notification
from the Landscape Architect and upon receipt of written invoice from the Landscape Contractor.
8.The written final acceptance of all work following any necessary replacements shall terminate the Landscape
Contractor's plant warranty period.
II. DAMAGES: STREET AND SITE
1.The Landscape Contractor shall be responsible for any damages to streets, curbs or site improvements as a
result of his work or his employees. The Landscape Contractor shall be responsible for any future charges
resulting from the repair/replacement of damage.
2.Curb damage will be billed to the contractor at fault at a rate of $25.00/lineal foot with a ten foot minimum
3.Subcontractor shall not park on any asphalt or concrete driveways at any time. Violators will be fined $500
per occurrence.
IV.TRADITIONAL LANDSCAPE MAINTENANCE
A.Turf Maintenance
1.Mowing
a.All litter (i.e. paper, cans and bottles) will be removed from turf and plant bed areas prior to mowing.
b.All lawn areas will be mowed weekly to a height of 3” from April through November, or as needed. No
more than 1/3 of the grass blade is to be removed per cutting. Mowing height may be seasonally
adjusted depending upon weather conditions in order to reduce stress and promote healthy turf.
c.Mowing patterns shall be altered on a weekly basis wherever possible. Mowing patterns shall create
straight lines for a more manicured appearance.
d.Clippings shall be bagged and removed when clipping buildup is such that the excess clipping lay in an
unsightly matted condition on the lawn.
e.The turf shall be cut in such a manner as to avoid blowing clippings toward structures, patios, air
conditioners, and planting beds.
f.If the turf could potentially be damaged by equipment due to weather, mowing should not be performed.
g.Turf bordering vertical surfaces such as foundations, fences, and utility boxes shall be trimmed to match
the mowing height.
h.Clippings shall be removed from all pavement areas.
2.Edging
a.Turf areas adjacent to walks, driveways and curbing will be mechanically edged monthly in a uniform
manner.
b.Shrub beds and tree rings shall be neatly and uniformly edged twice per year; once during the spring
cleanup, and again in August or September weather permitting.
3.Fertilizer & Weed Control
a.Pesticides must be applied by a licensed individual.
b.Notice shall be given to the homeowners association or owner's representative 1 week prior to any
pesticide application.
c.The lawn shall be fertilized three (3) times with a high quality granular or liquid formula. The applications
should be made approximately in April, May and September. Timing, frequency and rate of application
shall be adjusted to meet the development's current needs and conditions
d.A pre-emergent weed control application for annual grass prevention shall be incorporated into the first
turf fertilization in spring.
e.The entire turf area will be treated one (1) time with a post emergent broad leaf weed control at the
appropriate time of year. Spot treatment should be done as necessary.
f.Flags shall be posted throughout the community following each fertilizer application. Remove flags once
the application is dry or as directed by the product's label.
B.Planting Bed Maintenance
1.Pruning
a.Trees, shrubs and evergreens should be pruned, trimmed or sheared at the appropriate time for each
species to maintain the plant's proper form. Methods and timing shall conform to standard horticultural
practices. The initial spring pruning will include:
1.Removal of dead or injured limbs.
2.Removal of branches that are touching structures.
3.Shaping and internal thinning of the plant to allow for its natural form and habit.
b.Shrubs will be pruned two (2) additional times at the appropriate time so as not to interfere with
flowering.
c.Trees over 6” in diameter will not be pruned other than removal of low branches hazardous to pedestrian
traffic and sucker growth which may occur.
d.Groundcovers should be pruned twice during the season to maintain a neat appearance.
e.Ornamental grasses should be trimmed during the spring cleanup.
f.All pruning debris shall be removed from the site by the contractor immediately after the work is
complete.
2.Fertilizer & Weed Control
a.Pesticides must be applied by a licensed individual.
b.Notice shall be given to the homeowner's association 1 week prior to any pesticide application.
c.Pre-emergent weed control shall be applied at the beginning of the growing season.
d.Post emergent applications or hand pulling shall be used on any weeds that appear throughout the
season.
e.Trees, shrubs and groundcover shall be fertilized one (1) time during the season. The application rate
will be determined by the specific needs of the plant material.
C.Spring & Fall Cleanup
1.Spring Cleanup
a.Lawn areas and planting beds will be raked as necessary to remove leaves, dead branches, litter and
debris.
b.All mulch beds shall be cultivated to break up any existing compaction in the mulch.
c.Fresh mulch should be applied to any bare spots in the planting beds.
d.Monitor plant health and notify homeowner's association or owner's representative of any dead plants.
e.Debris generated during the cleanup shall be disposed of legally off site.
2.Fall Cleanup
a.All lawn areas will have leaves removed either by raking or through the mowing process so as to prevent
leaf buildup on the turf on a weekly basis.
b.All planting beds will have leaves and debris removed at the end of the season.
c.Perennials without winter interest shall be cut back.
d.Monitor plant health and notify homeowner's association or owner's representative of any dead plants.
e.Debris generated during the cleanup shall be disposed of legally off site.
IV. PERSONAL CONDUCT / SAFETY
1.Consumption of alcoholic beverages or drugs on the job site is strictly prohibited.
2.Any offensive of obnoxious behavior (loud radio, profanity, etc.) is strictly prohibited.
3.Reckless operation of vehicles or equipment by Subcontractor's employees while in the subdivision will not
be tolerated.
4.Hard hats to be worn by all employees at all times.
5.Failure to comply with Lennar Homes' Safety Policy, OSHA or any other presiding safety institution could
result in fines starting at $100.00 per occurrence.
6.Subcontractor to provide a competent person trained in OSHA requirements on site at all times.
Landscape Contractor Name ___________________________________________________
Landscape Contractor Company________________________________________________
Landscape Contractor Signature______________________________ Date______________
PLAN COUNCIL AGENDA
Thursday, June 9, 2022
9:00 a.m.
Remote Access via Zoom
1. Minutes for approval: May 26, 2022
2. PZC 2022-14 Windett Ridge – Units 2 - Final Plat of Subdivision
3. PZC 2022-15 Heads or Tails Dog Grooming – Special Use
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
DRAFT
Page 1 of 2
UNITED CITY OF YORKVILLE
PLAN COUNCIL
Thursday, May 26, 2022 9:00am
Yorkville City Hall, Council Chambers
800 Game Farm Road, Yorkville, Il
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 Act, remote attendance was allowed for this meeting to encourage social distancing due to
the ongoing Covid-19 pandemic.
IN ATTENDANCE:
Krysti Barksdale Noble, Community Development Director, City of Yorkville/in-person
Jason Engberg, Senior Planner, City of Yorkville/in-person
Brad Sanderson, Engineer for City of Yorkville/EEI/electronic attendance
Dave Schultz, HR Green/in-person
Troy Mertz, Moda Tech & Infrastructure/electronic attendance
Ms. Noble called the meeting to order at 9:03am.
1. Minutes for Approval: May 12, 2022
The minutes were approved as presented.
2. PZC 2022-12 Bristol Bay – Units 10 & 12 – Final Plat of Subdivision
Ms. Noble said staff has reviewed both units and are combining them into one application request. HR
Green has submitted the Final Plat dated 4-1-2022. There are about 20 acres between the 2 units with
119 multi-family townhome units in unit 10 and 60 multi-family townhome units in unit 12. Both units
were previously approved in 2006, but never recorded.
Ms. Noble said the area is zoned R-3 and architectural standards still apply per the development
agreement. If the final elevations are different from those proposed for unit 3, they must be re-
submitted.
Final Plat comments from Ms. Noble: staff has 60 days to respond to the Final Plat request, but due to
scheduling conflicts, Ms. Noble asked if staff could move the request to the July 26, 2022 City Council
agenda rather than to June. Mr. Mertz agreed to this date and he said there were no planned changes to
the building. He said the architectural plans for unit 3 are the same as units 10 and 12. Ms. Noble said
she is waiting for an update on the review from the Building Code Official and when he approves, staff
can issue the necessary permits.
Commenting further, Ms. Noble said in unit 10, there was a reduction of 19 units due to the new
product. In the previously approved unit 10, it was noticed that some of the units were very small. The
average lot size has increased in this portion of the development with an average size of 1,570 square
feet. Staff is OK with that, however, Ms. Noble did not know how City Council will receive it. Ms.
Noble did a comparison of dwelling unit types and overall density with not much change shown with
Page 2 of 2
the new plan. The density is now 6.2, down from 6.3.
In regards to lot 12, there was a lot reduction and re-orientation of units, which she will note. She will
also prepare an economic impact statement to show what effect the reduction of lots will have on the
building permit projections. Mr. Schultz said lot 12 will contain 3, 4, 5, and 6 building units that may
be different due to re-orientation.
Engineer Sanderson said there were some comments on the final plats and engineering plans and Mr.
Schultz will make some adjustments based on the previous review on unit 13. Engineer Schultz asked
about security bonds for units 10 & 12 regarding division and breakdown. The security bonds were
being requested since the city format had not been following exactly. A bond and Letter of Credit
were approved.
Mr. Mertz thought he had one general bond with the city already and wondered if he could obtain a
new one. Ms. Sanderson stated the general one can be released now since the units are moving
forward.
Referring to question #5 in Mr. Sanderson's memo, Mr. Schultz said he has a call into Mr. McMains at
YBSD about the submittals made. Regarding question #6, the landscaping plan, Mr. Schultz said there
has been a delay in tracking down the landscaping plans previously submitted. Ms. Noble said staff
may be able to provide that.
In conclusion, Ms. Noble said this matter is scheduled for EDC on June 7th and for PZC on July 13th.
Adjournment
There was no further business and the meeting adjourned at 9:16a.m. on a motion by Mr. Sanderson.
Minutes respectfully transcribed by
Marlys Young, Minute Taker/in-person
I have reviewed the application for Final Plat of Subdivision for Windett Ridge Unit 2, as
submitted by John McFarland on behalf of CalAtlantic Group, LLC, Petitioner. The Final Plat
Subdivision – Windett Ridge Unit 2 was prepared by Mackie Consultants, LLC and date last revised
03-09-2022.
The petitioner is seeking Final Plat approval to subdivide the approximately 6.274-acre
parcel into 13 lots consisting of 12 single-family units and a 55,152-square foot stormwater
management easement in Windett Ridge Unit 2. Based upon my review of the applications,
documents, and plans; I have compiled the following comments:
GENERAL PUD/ANNEXATION AGREEMENT COMMENTS:
1. PLANNED UNIT DEVELOPMENT (PUD) – Per Ordinance No. 2002-50, the subject
property is currently zoned R-2 Single-Family Traditional Residence District as a
Planned Unit Development (PUD).
2. ZONING & BUILDING CODES– The Third Amendment to the Windett Ridge
Annexation Agreement (Ord. 2019-07) the granted the developer an extension of time
until December 31, 2023 for City building and zoning codes, as provided in Ord.
2011-32 and 2011-33.
• Ordinance 2011-32 adopts the 2009 edition of the International Code Council
series with amendments.
• Ordinance 2011-33 adopts the 2008 edition of the National Electrical Code
with amendments.
3. BUILDING PERMIT FEES – Per the Third Amendment to the Windett Ridge
Annexation Agreement (Ordinance 2019-07), the lock on building permit fees expired
December 31, 2020.
4. LIFT STATION - Per the Second Amendment to the Annexation Agreement (Ord.
2013-51), the developer agreed to design and construct a lift station sufficient to
accommodate the completion of the development of the subdivision, with the
understanding that the lift station does not need to be designed to benefit any other
development or subdivision other that the Windett Ridge Subdivision.
• The enclosure of the lift station will be sized to accommodate the generator
and controls only and will have vinyl siding or such other siding as approved
by the City-with a color to blend in with the surrounding homes.
Memorandum
To: Plan Council
From: Krysti Barksdale-Noble, Community Development Director
Date: June 3, 2022
Subject: PZC 2022-14 Windett Ridge – Unit 2 (Final Plat of Subdivision)
Proposed Final Plat Approval for Single-Family Homes
• Per the Third Annexation Agreement Amendment (Ord. 2019-07) an
extension of time was granted to the developer until December 31, 2023, to
complete the construction of the public improvements that are to be
constructed in Unit 2 of the Windett Ridge Subdivision.
FINAL PLAT OF RESUBDIVISION COMMENTS:
1. PREVIOUS PRELIMARY PLAN (UNIT 2) – Per Ordinance No. 2002-50, the City
approved the Windett Ridge Preliminary Plan which entitled 16 single-family lots.
However, a final plat for Unit 2 was never recorded. The proposed new Final Plat
represents a reduction of four (4) lots in Unit 2.
_________________________________________________________________________________________
Mackie Consultants, LLC / 9575 W. Higgins Road, Suite 500 / Rosemont, IL 60018 / 847-696-1400
140 S. Dearborn St., Suite 1520 / Chicago, IL 60603 / 312-644-8556
June 27, 2022
Ms. Krysti Barksdale-Noble
Community Development Director
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Re: Windett Ridge – Unit 2
Engineering Plan Review
United City of Yorkville, Kendall County, Illinois
Dear Ms. Barksdale-Noble:
Please find enclosed for your review and approval the following documents in connection with
the above referenced project:
• One (1) electronic copy of the Final Engineering Plans for Windett Ridge Residential
Subdivision – Unit 2, prepared by Mackie Consultants LLC, dated June 22, 2022;
• One (1) electronic copy of the Stormwater Management Report for Windett Ridge – Unit
2, prepared by Mackie Consultants LLC, dated June 22, 2022;
• One (1) electronic copy of the signed IEPA Water Permit application forms;
• One (1) electronic copy of the signed IEPA Sanitary Sewer Permit application forms;
• One (1) electronic copy of the Engineer’s Opinion of Probable Cost, dated June 22,
2022;
• One (1) electronic copy of Lift Station Buoyancy Calculations, prepared by Mackie
Consultants LLC, dated June 22, 2022;
• One (1) electronic copy of Lift Station Specifications and Calculations, prepared by
Metropolitan Pump Company, dated June 15, 2022;
• One (1) electronic copy of the Landscape Plan, prepared by Gary R. Weber and
Associates, dated June 21, 2022;
• One (1) electronic copy of Yorkvill-Bristol Sanitary District comment response letter sent
on June 22, 2022;
The enclosed documents have been revised based on the review comments below.
In response to these comments, we offer the following:
COMMENTS FROM EEI , BY B. SANDERSON, DATED MAY 31, 2022
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 2
GENERAL
COMMENT 1:
Yorkville-Bristol Sanitary District (YBSD) comments shall be provided to the City upon
receipt.
RESPONSE 1:
See the comment response letter sent to YBSD on June 22, 2022. This letter
includes the comments received from the District on June 9. 2022 and responses
detailing respective updates to the Engineering Plans and the IEPA Sanitary Permit
forms.
COMMENT 2:
Corrected IEPA Water and Sanitary Sewer Permit forms shall be submitted.
RESPONSE 2:
The signed permits are attached for your review. Two (2) hard copies of each of the
signed permit forms were sent to the City, addressed to Ms. Krysti J. Barksdale-
Noble, for signature on June 22, 2022.
COMMENT 3:
Landscape plan review comments from the City’s review consultant are attached.
RESPONSE 3:
Comment noted – See responses to the respective comments at the end of this
letter.
COMMENT 4:
The EOPC shall be revised for current watermain pricing and based on the changes
in this review letter.
RESPONSE 4:
The EOPC has been revised to reflect current watermain pricing and plan changes.
IEPA WATER PERMIT
COMMENT 5:
United City of Yorkville’s Facility ID is IL930250
RESPONSE 5:
the IEPA Water permit applications have been updated to show with the provided
Facility ID.
COMMENT 6:
Permit Fee (Applicable Water Main Only) shall be checked.
RESPONSE 6:
Permit Fee (Applicable Water Main Only) has been checked on the provided IEPA
Water Main Permit form.
COMMENT 7:
The following shall be revised in 9.6
a) Address shall be changed to 800 Game Farm Road
b) Name of Authorized Public Water Supply Official shall be changed to John
Purcell
c) Title of Authorized Public Water Supply Official shall be changed to Mayor
RESPONSE 7:
The address, name of authorized public water supply official, and title were revised as
requested
COMMENT 8:
The numbers for items 2-13 on Schedule B – Water Main Construction will be provided.
RESPONSE 8:
The numbers have since been received and have been incorporated in Schedule B of
the provide IEPA Water Permit forms.
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 3
STORMWATER MANAGEMENT ADDENDUM
COMMENT 9:
The maintenance plan should be revised to reference Kendall County Stormwater
Ordinance.
RESPONSE 9:
The Maintenance Plan provided within Tab 4 of the Stormwater Management
Addendum has been revised to reference the Kendall County Stormwater Ordinance.
ENGINEERING PLANS
Sheet 3: Existing Conditions and Demolition Plan
COMMENT 10:
Storm Manhole 2 is shown on top of both storm and sanitary sewers. This shall be
confirmed and if applicable, the storm manhole should be shifted to avoid this direct
conflict.
RESPONSE 10:
The crossing of the existing storm manhole and sanitary sewer is an existing condition
which appears to be fully functioning at this time and we are not proposing changes to
this alignment. We have however clarified within note #8 on sheet 10 of the plans that
the sanitary sewer shall be televised within this unit and any issues in this area can be
identified at that time. We have also reviewed the crossing in this area and have
determined that the bottom of the storm manhole would be 2.09’ feet above the top of
the sanitary sewer if they do in fact cross exactly.
COMMENT 11:
Storm MH S 66 has several pipes stubbed off for proposed development. Proposed
underdrains to no longer be used shall be removed.
RESPONSE 11:
The following note has been added to Storm MH S 66 on Sheet 3: “Contractor to locate
existing sump drain stubs and remove any stubs not used for proposed sump
connections.” This same note has been added as Demolition Plan General Note 14 on
Sheet 3.
Sheets 4 and 5: Grading Plan – North and South
COMMENT 12:
Proposed contours should be shown based on spot grades.
RESPONSE 12:
Proposed contours have been shown on the Grading Plans (Sheet 4 and 5) for all
homesites within the subdivision.
COMMENT 13:
Existing contours do not match Unit 1 tie-in grades.
RESPONSE 13:
The existing contours shown are a combination of previous topographic surveys from
02/26/2018 and Final Record Grading Surveys for Lots 88 and 106-109 in Windett Unit
1. The existing contours have been revised to better represent the combination of this
information. The proposed contours now match the reprocessed existing contours.
Sheet 7: Stormwater Pollution Prevention Plan
COMMENT 14:
The hatch shown at bottom of detention pond shall be added to the legend.
RESPONSE 14:
Naturalized plantings have been called out and added to the legend on Sheet 7.
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 4
Sheet 9: Stormwater Pollution Prevention Plan Specification and Details
COMMENT 15:
Concrete washout details conflict with detail shown on Sheet 8.
RESPONSE 15:
The concrete washout detail on Sheet 9 has been removed.
Sheet 10: Plan & Profile
COMMENT 16:
Callouts are missing for storm structure 3.
RESPONSE 16:
The callout for proposed CB 3 has been moved closer to the proposed structure
to be more easily located. The callout for existing STMH(M-3) has been updated
to reference the profile view for respective invert information.
COMMENT 17:
There are a couple 4” DIP Forcemain (TYP.) call outs pointing to the proposed 8”
water main, these shall be removed.
RESPONSE 17:
The callouts to the proposed 4” DIP Forcemain have been updated in both the
plan and profile view on Sheet 10. Additionally the shading in the profile view for
the proposed 4” forcemain has been revised to black opaque shading to better
distinguish it from the proposed 8” watermain which is shown in a semi-
transparent gray shading.
COMMENT 18:
Sump pump discharge lines should tie into existing structures, where
appropriate.
RESPONSE 18:
Sump pump discharge lines have been revised to tie into existing or proposed storm
structures for all homes.
COMMENT 19:
The existing 6-inch storm drain running along the backyards shall be analyzed to
ensure it meets capacity for the sump pump connections. If undersized, it should
be replaced.
RESPONSE 19:
The existing 6-inch storm sewer was analyzed and it was determined that the sewer
that runs within the rear yards of Lots 92 – 94 should be upsized to a 12” sewer. The
existing 6-inch sewer has been called to be removed (Sheet 3) and replaced with a 12”
RCP for lots 92-94. Refer to the stormwater report for capacity calculations.
COMMENT 20:
All inverts for storm sewers shall be shown.
RESPONSE 20:
The plan and profile (Sheet 10) has been updated to insure that all inverts are shown
either in the plan view or in the profile. For all structures that have inverts shown in
profile a note has been added to the structure callout in the plan view for clarity.
COMMENT 21:
The restrictor structure is shown with the inflow and outflow pipe at an angle.
This is not practical for structures with restrictors.
RESPONSE 21:
The outlet control structure detail on Sheet 13 has been revised to show how the
orientation of the proposed inflow pipe, weir wall with restrictor orifice, and outflow pipe
are feasible within the proposed structure.
COMMENT 22: All proposed structures should call out the proposed frame and grates.
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 5
RESPONSE 22:
A frame and grate schedule has been added to Sheet 10 to clarify the typical frame
and grates to be used on all proposed structures, unless otherwise noted in the specific
structure callout.
COMMENT 23:
All storm sewers crossing above watermain shall be watermain quality pipe.
RESPONSE 23:
Storm sewers crossing above watermain have been called out as “WMQ”
Sheets 12-15: Details and Specifications
COMMENT 24:
The following details shall be added:
a) Sidewalk
b) Street pavement section
RESPONSE 24:
A typical sidewalk detail was added on Sheet 2. The street pavement section is shown
on the City of Yorkville’s “Typical Local Residential Street X-Section” which has been
shown on Sheet 2.
COMMENT 25:
A typical reinforced wall section detail is shown, but not called out on the plans.
RESPONSE 25:
The typical reinforced wall is now called out on Sheets 5 & 10.
Sheets 18: Project Specifications
COMMENT 26:
The City’s updated water main notes shall be added to the plans.
RESPONSE 26:
Watermain notes on Sheet 18 were updated to reflect the City’s construction notes
dated November 18, 2021.
Lift Station:
COMMENT 27:
The City’s Building Inspector shall review the above grade control building
requirements pertaining to IBC (e.g. structural. Architectural, electrical, HVAC), as
well as the foundation. EEI has forwarded the plans for comment.
RESPONSE 27:
As of the date of this letter, no comments have yet been received from the City’s Building
Inspector. Please forward comments to us once available.
COMMENT 28:
Typically, a duplex lift station is designed to operate with one (1) pump in service
to meet the design flow conditions of the lift station, and the second pump serves
as the redundant standby. If this is the case, then the “pump On” ball float for the
second pump (standby) should be eliminated. Please confirm if one (1) pump can
handle the design flow conditions of the lift station.
RESPONSE 28:
Yes one pump can handle the design flow of the lift station. A duplex lift station is
designed to operate with one (1) pump in service to meet the design flow conditions of
the lift station, and the second pump serves as the redundant standby. Both the primary
and back up float system operates with the lowest float as the off float, the 2nd float as
the Lead Float, the 3rd float as the Lag Float and the 4th float as the Hight water alarm.
The system is designed when in either float back up or when in primary control with the
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 6
transducer to alternate on each cycle. There could be reasons why the first pump may
not keep up and that could be in situations where there may be a partial blockage and
the pump may be operating but not pumping enough. Another reason could be due to
age where it may not be performing like it was when it was new due to part wearing etc.
4 floats on a duplex system is standard among most system set up like this. To my
knowledge, I believe the city has most of their stations using the 4 float systems such
as the Blackberry Creek LS that was recently in the last two years upgraded.
COMMENT 29:
Structural drawings for the wet well and value vault base slabs and buoyancy
calculations for both concrete structures should be provided.
RESPONSE 29:
Buoyancy calculations for the lift station have been included. Structural drawings will be
provided under separate cover upon completion.
COMMENT 30:
Structural drawings for the control building foundation should be provided.
RESPONSE 30:
Structural drawings will be provided under separate cover.
COMMENT 31:
All pipe and conduit penetrations in the wet well and valve vault should be sealed.
RESPONSE 31:
Note #9 on the Lift Station Drawings by Metropolitan Industries as shown on Sheet 11
of the Engineering Plans have been updated to read “Use Link Seals at all pipe
penetrations.”
COMMENT 32:
It should be verified if an air release valve is required at the valve vault or
somewhere on the force main.
RESPONSE 32:
An air release valve has been added to the Valve Vault (see item #35 on Lift Station
Drawings by Metropolitan Industries as shown on Sheet 11.
COMMENT 33:
Bollards along the north side of the wet well and valve vault should be installed to
protect the lift station facilities.
RESPONSE 33:
Three bollards were added along the north side of the wet well and valve vault.
COMMENT 34:
The top of the wet well and valve vault shall be minimum of 6” above the finished
grade.
RESPONSE 34:
Comment noted – the grade was raised to 727.32 to be 6” above the finished grade of
the concrete driveway surrounding the Wet Well and Valve Vault.
COMMENT 35:
On Sheet 10, the top of the wet well and valve vault is at elevation 725.82, but
Sheet 11 shows the top elevations as 725.75 for both structures.
RESPONSE 35:
The top of both the wet well and valve vault is now shown at 727.32 on both Sheet 10
and Sheet 11.
COMMENT 36:
The exposed piping, valves, fittings, and pumps shall be coated per the
specifications below:
Moderate Environment (Semi-Gloss Finish): One finish coat over epoxy prime and
epoxy intermediate coat.
a) Surface Preparation: Immersion Service SSPC-10. Non-Immersion service
SSPC SP-6.
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 7
b) Primer: Polyamide epoxy applied at a dry film thickness of spreading rate of
3.0 – 4.0 mils.
i. Tnemec Series N69-1255 Beige Hi-Build Epoxoline II
c) Intermediate Polyamide epoxy applied at a dry film thickness of 4.0 - 5.0 mils.
i. Tnemec Series N69 Hi-Build Epoxoline II
d) Topcoat – Interior & Immersion Service only: Polyamide epoxy, semi-gloss
finish applied at a dry film thickness of 4.0 – 5.0 mils.
i. Tnemec Series N69 Hi-Build Epoxoline II
e) Topcoat: Exterior Exposure only: Aliphatic Acrylic Polyurethane, Semi-Gloss
finish, applied at a dry film thickness of 2.0 – 3.0 mils.
i. Tnemec Series 1075 Endura-Shield II
RESPONSE 36:
The specifications listed above have been added to the Lift Station Specifications
prepared by Metropolitan Pump Company.
COMMENT 37:
Electrical drawings for the lift station and control building should be provided and
be signed and sealed by an electrical engineer. The drawings shall include a one-
line diagram, controls diagram, electrical service drop (overheard or
underground), Transformer location, electrical site plan, electrical panel schedule,
etc.
RESPONSE 37:
Comment noted – Electrical drawings will be provided under separate cover as
described.
COMMENT 38:
The developer or engineer shall coordinate with ComEd and Nicor on routing
utility services to the lift station site. ComEd and Nicor will require easements for
their equipment which may impact the overall layout of the lift station and control
building.
RESPONSE 38:
Comment noted – coordination with Nicor and ComEd is ongoing by both the developer
and the electrical engineer preparing the electrical drawings.
COMMENT 39:
The engineer shall coordinate with the City’s Systems Integrator (Metropolitan
Pump) on furnishing and installing the SCADA panel and antenna.
RESPONSE 39:
Comment noted – The Cloud SCADA is called out within the Lift Station Specifications.
COMMENT 40:
The following inputs should be routed to the SCADA system:
• Raw Sewage Pump 1 Running/Off
• Raw Sewage Pump 1 H-O-A in Auto
• Raw Sewage Pump 1 H-O-A in hand
• Raw Sewage Pump 1 Over Temperature Alarm
• Raw Sewage Pump 1 Seal Failure Alarm
• Raw Sewage Pump 2 Running/Off
• Raw Sewage Pump 2 H-O-A in Auto
• Raw Sewage Pump 2 H-O-A in Hand
• Raw Sewage Pump 2 Over Temperature Alarm
• Raw Sewage Pump 2 Seal Failure Alarm
• Primary Level System (Wet Well) – Wet Well Submersible Level
Transducer (analog)
• Back Level System (Wet Well) – Ball Float Contacts
• Valve Vault High-Level Alarm from Ball Float
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 8
• Generator Run
• Generator Failure
• Generator Alarms
• MCC Power Meter (analog), plus alarms
• Door Contact 1 Open/Close (Control Building)
• Door Contact 2 Open/Close (Control Building)
• Thermostat – Electrical/Control Room (analog)
• Thermostat – Dry Well (analog)
RESPONSE 40:
Metropolitan Pump Company has confirmed that the listed inputs can be provided,
except MCC Power Meter plus alarms, Door Contact 2 (a second set of doors is not
being provided), and Thermostat – Dry Well (there is not a dry well on this project).
Final Plat
COMMENT 41:
Lots 90 and 91 do not meet the minimum lot area of 12,000 sf.
RESPONSE 41:
Lots 90 and 91 now meet the minimum lot area of 12,000 sf.
COMMENT 42:
Side yard setback shall be 7.5’ and corner lot setback shall be 20’.
RESPONSE 42:
The typical easement and setback detail and setbacks shown on the lots have been
revised to a Side yard setback of 7.5’ and to a corner lot setback of 20’.
COMMENTS FROM HEY AND ASSOCIATES, INC., BY R. ALEXANDER, DATED MAY 27,
2022
Parkway Landscaping
COMMENT 1:
Parkway tree requirement is met. A minimum of 1 tree per interior residential lot and
2 trees per residential corner lot is required. 13 total trees are required. In addition,
for the detention lot a minimum of 1 tree per 50 feet of parkway frontage is required.
At 367’, 7 trees are required for the detention basin.
RESPONSE 1:
13 Parkway Trees are provided to meet the requirement of one parkway tree per lot,
and 2 parkway trees per corner lot. 7 Parkway Trees have been provided to meet the
requirement of 1 parkway tree per 50’ of detention basin frontage.
Perimeter Landscaping
COMMENT 2:
As a single family residential development abutting other single family development,
these requirements are not applicable.
RESPONSE 2:
Comment noted.
Parking Lot Landscape
COMMENT 3:
No parking lots are proposed. This requirement is not applicable.
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 9
RESPONSE 3:
Comment noted.
Lot Landscaping
COMMENT 4:
Requirements not met. One tree per lot located 5’ from a utility and within 15’ of the
lot line is required. None are shown.
RESPONSE 4:
The utilities and lot lines are now shown on the plan.
Stormwater Storage Basin Landscaping
COMMENT 5:
Stormwater storage basin landscaping, consisting of one (1) tree per thirty (30) linear
feet of thirty foot (30’) wide buffer yard length is required because all basins are
proposed within front or side yards of this corner lot. We estimate three hundred and
twenty six (26) are required (790/30). Only 25 are provided. In addition, the
bufferyard width (as measured from the property line to the average elevation
between normal and high water levels) is less than 30 feet on the north, west, and
south sides and part of the east side.
RESPONSE 5:
Additional trees have been provided.
General Standards
COMMENT 6:
The linetypes of utilities shall comply with industry standards. Utilities on the
plans are indistinguishable.
The graphic scale on sheet C601 does not correspond to dimensions shown
on the plan such as those given in the bearings and distances along the
north, east and west sides of property.
RESPONSE 6:
The linestyle legend is provided on the cover sheet.
C601 is not a sheet within this engineering plan set and therefore we suspect is not
meant to correspond to this submittal; if so, please clarify.
Landscaping Comments from City of Yorkville Plan Council Meeting Follow-Up, June 9, 2022
COMMENT 1:
Estimated trees needed in bufferyard is twenty-six (26). Twenty-five (25) trees are
provided. Therefore, one (1) additional tree is needed to meet the minimum
ordinance requirement.
RESPONSE 1:
Additional trees have been provided.
COMMENT 2:
•Although the bufferyard varies in depth along the north, south, west and part
of the east boundary between 18’-27’, which is less than the required 30’ width.
However, Section 8-12-2F of the Landscape Ordinance permits the landscape
buffer to be reduced to ten feet (10’), subject to the plan providing two (2) trees
per thirty (30) linear feet of bufferyard. Staff does not recommend the basin’s
bufferyard be reduced to ten feet (10’) in width, but encourages the petitioner to
accommodate additional trees within the bufferyard where feasible.
Ms. Krysti Barksdale-Noble
June 27, 2022
Page 10
RESPONSE 2:
Additional trees have been provided to the extent that the minimum separation
between trees is still met to promote healthy growth.
We request your review and subsequent approval of the enclosed documents. Should you have
any questions, please contact me.
Sincerely,
Madeline Larmon
_________________________
Madeline Larmon, PE
Senior Project Manager
cc:
Mr. Alan Eriksson, Lennar Homes Mr. Brad Sanderson, EEI
Mr. John McFarland, Lennar Homes Mr. Eric Dhuse, City of Yorkville
Mr. Luke Zanoni, Mackie Consultants, LLC Ms. Laurie Parzyszek, Lennar Homes
Mr. Gage Berger, GRWA Ms. Nadia Schweisthal, EEI
N:\2308\Correspondence\220627.Comment-Response letter to Yorkville.MTL.docx
1
Summary:
The petitioner, John McFarland, on behalf of CalAtlantic Group, LLC, is seeking Final Plat
approval to subdivide two (2) undeveloped parcels totaling approximately 22.77 into 62 lots consisting of
61 single-family units and a 37,809-square foot open pace lot in Caledonia – Phase 3. The proposed Final
Plat would complete the buildout of the overall master planned subdivision of 206 single family detached
residential lots.
Development Background/Request:
In November 2004, the City approved a planned unit development (PUD) agreement via
Ordinance No. 2003-72 and 2003-72A for the Caledonia subdivision. The Caledonia subdivision is
generally located west of IL Rte. 47 and just south of Corneils Road and consists of approximately 85-
acres zoned R-2 Single-Family Residence as a Planned Unit Development (PUD). Master planned as a
206-lot development to be built in three (3) phases as Phase 1 (73 lots), Phase 2 (72 lots) and Phase 3 (61
lots), however only Phases 1 and 2 have been final platted. Phase 3 remains unimproved as two (2)
separate parcels totaling approximately 22 acres.
While the development stalled during the economic downturn in the late 2000’s, in 2016 the
successor developers requested the City reaffirm and clarify the terms of the original development
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Brad Sanderson, EEI, City Engineer
Date: August 3, 2022
Subject: PZC 2022-16 Caledonia – Phase 3 (Final Plat of Subdivision)
Proposed Final Plat Approval for 61 Single-Family Lots
2
agreement with regards to developer/builder fees and obligations via Ordinance 2016-08 to position the
lots for sale to interested homebuilders. The 2016 ordinance locked in reduced building permit fees until
November 25, 2023, established that all parkway trees and sidewalk improvements were the
responsibility of the builder, and permitted the subdivision to maintain and utilize up to three (3) offsite
identification marketing signs. Additionally, Section 4 of the agreement acknowledged that a sanitary
sewer connection fee of $2,000 is due upon building permit issuance for each residential unit to pay for
the remaining unpaid balance for the Rob Roy Interceptor. A dormant special service area (SSA 2016-1)
was also established in 2016 to ensure the open spaces and common areas of the Caledonia subdivision is
maintained should the existing homeowner’s association defaults.
All public infrastructure such as streets, stormwater management systems, water mains and other utilities
were subsequently constructed and a majority of the lots within the platted portion of the subdivision
were built upon by a successor builder. As of June 2022, approximately five (5) single family lots remain
vacant in Phases 1 and 2. Therefore, the final phase of Caledonia is under contract by CalAtlantic Group
to complete the subdivision as planned.
Proposed Final Plat of Resubdivision:
The proposed Final Plat of Subdivision for Caledonia – Phase 3 was prepared by Spaceco, Inc.,
date last revised 06-13-2022, illustrates the proposed 61 single-family lots and open space lot, as seen
below:
Staff Comments:
The proposed Final Plat of Caledonia Subdivision – Phase 3 has been reviewed by the City’s
engineering consultant, Engineering Enterprises Inc. (EEI), for compliance with the Subdivision Control
Ordinance’s Standards for Specification. Comments dated June 7, 2022 were provided to the applicant
(see attached). The petitioner has addressed the comments provided and resubmitted a revised plat dated
06/13/22 which is included in the packet. Staff supports approval of the revised final plat.
3
Proposed Motion:
In consideration of the proposed Final Plat of Caledonia Subdivision -Phase 3, the Planning and
Zoning Commission recommends approval of the plat to the City Council as prepared by Spaceco, Inc.,
date last revised 06-13-2022 and further subject to {insert any additional conditions of the Planning
and Zoning Commission}…
Attachments:
1. Copy of Petitioner’s Application
2. Final Plat of Caledonia Subdivision -Phase 3 prepared by Spaceco, Inc. date last revised 06/13/22.
3. Plan Council Packet for July 14, 2022
4. EEI Letter to the City dated June 7, 2022.
N:\DGN\3317\Survey\17SUBD-PH3-01.dgn Default User=jschroeder
N:\DGN\3317\Survey\17SUBD-PH3-03.dgn Default User=jschroeder
I have reviewed the application for Final Plat of Subdivision for Caledonia – Phase 3, as
submitted by John McFarland on behalf of CalAtlantic Group, LLC, Petitioner. The Final Plat
Caledonia Subdivision – Phase 3 was prepared by Spaceco, Inc. and date last revised 06/13/22.
The petitioner is seeking Final Plat approval to subdivide the approximately 22.77-acre
parcel into 62 lots consisting of 61 single-family units and a 37,809-square foot open space lot
(Lot C or Lot 203) in Caledonia – Phase 3. Based upon my review of the applications,
documents, and plans; I have compiled the following comments:
GENERAL PUD/ANNEXATION AGREEMENT COMMENTS:
1.PLANNED UNIT DEVELOPMENT (PUD)– Per Ordinance No. 2003-72A, the
subject property is currently zoned R-2 Single-Family Traditional Residence District
as a Planned Unit Development (PUD).
2.VARIATIONS– Per Ordinance No. 2003-72, the Caledonia PUD Agreement
permitted the following bulk regulation variances:
x Lot size minimum of 9,350 sq. ft.
x Minimum front yard setback of 30 feet.
x Minimum rear yard setback of 40 feet.
x Minimum side yard setback of 7.5 feet.
x Minimum lot width of 70 feet.
x Minimum corner lot width of 92.5 feet.
x Minimum radius to centerlines of a minor street of 90 feet.
x Minimum roadway width of 30 feet measured from back of curb.
x Minimum right of way of 66 feet.
3.BUILDING PERMIT FEES – Per Ordinance No. 2016-08 the Clarification and
Restatement of the PUD Agreement for Caledonia, the attached building permit fee
schedule which is set to expire November 25, 2023.
4.PARKWAY TREES & SIDEWALKS -Per Ordinance No. 2016-08 the
Clarification and Restatement of the PUD Agreement for Caledonia, the successor
builder agrees that all parkway trees and sidewalk improvements required in the
subdivision will be the responsibility of the builder.
Memorandum
To: Plan Council
From: Krysti Barksdale-Noble, Community Development Director
Date: June 16, 2022
Subject: PZC 2022-16 Caledonia – Phase 3 (Final Plat of Subdivision)
Proposed Final Plat Approval for 61 Single-Family Homes
5. OFF-SITE PROJECT SIGNS – Per Ordinance No. 2016-08 the Clarification and
Restatement of the PUD Agreement for Caledonia, the subdivision is permitted to
maintain and utilize up to three (3) offsite identification, marketing and location
signs, subject to the following:
x Each offsite sign may be double faced.
x Each sign may not exceed twenty feet (20’) in height.
x Each sign may not exceed two hundred (200) square feet in area.
FINAL PLAT OF RESUBDIVISION COMMENTS:
1. DORMANT SPECIAL SERVICE AREA – Per Ordinance No. 2016-39, the City
established Special Service Area (SSA) No. 2016-1 for the certain lots within the
Caledonia subdivision. The SSA was created as a backup mechanism should the
maintenance, repair or reconstruction be needed of infrastructure in common areas
indicated as Lot A, Lot B and Lot C.
SUMMARY:
David Courtright, attorney on behalf of the petitioners CIG TSP LLC, GIG TSP AP LLC, CIG TSP CFP
LLC, CIG TSP K&SM II LLC, is seeking variance approval to permit permanent accessory structures
closer to the public way than the principal building on a lot as stated in Section 10-3-5-B of the Yorkville
Municipal Code. Additionally, the petitioner is seeking variance approval to permit expansion of a
nonconforming use as stated in Section 10-15-2-C if the Yorkville Municipal Code. The real property is
located at 1602 N Bridge Street on the east side of Bridge Street (State Route 47) and north of Veterans
Parkway (U.S. 34). The petitioner is seeking to keep their temporary storage containers currently located
on the property as permitted through a temporary building permit.
PROPERTY BACKGROUND:
The current land use at 1602 N Bridge Street is defined by the
City’s zoning ordinance as a “public storage
facilities/miniwarehouse storage” and the parcel is currently
zoned B-3 General Business District. The property was
originally annexed into the City in 1979 as part of a larger
territory which included the parcel to the northwest which is
currently a Dunkin coffee and baked goods store. It was later
subdivided into its current layout in 1993. The existing three
(3) primary storage facilities on the east of the parcel were
erected in 1988 and a smaller storage structure was built in
1994 (see image to the left). Additionally, there was an oil and
tire shop built on the western side of the parcel in 1988 but it
was demolished in 2006 due to a fire and was never rebuilt.
At the time of their construction, all of these uses were
permitted in the B-3 District by the Yorkville zoning
ordinance. But in the early 2000’s, the Zoning Ordinance was
amended to only permit public storage
facilities/miniwarehouse storage facilities as special uses in the
M-1 Limited Manufacturing District and M-2 General
Manufacturing District. Since the use was lawfully established
prior to the current regulations and now does not conform to
the use regulations for the district in which it is located,
Section 10-15-1-A states that the use shall be deemed to be a
legal nonconforming use and may be continued subject to the
provisions in Section 10-15. The property has continued to
operate as a storage facility throughout this time.
Memorandum
To: Planning and Zoning Commission
From: Jason Engberg, Senior Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: August 3, 2022
Subject: PZC 2022-17 Yorkville Self Storage (Variance)
Original Structures (1988)
Additional Structure (1994)
TEMPORARY STORAGE UNITS:
In the spring of 2021, the business owner received a building permit to install 38 storage units temporarily
within the buildable area of the site. The units were to be installed for a short period of time when demand
for storage was high in the area and once demand decreases, move them to a different site where they are
needed. Due to the irregular shape of the lot (flag lot) and the approximately seventy (70) foot setback
from Route 47, the buildable area for the lot (the space remaining on a zoning parcel after the minimum
yard requirements have been met) has a substantial amount of space in front of the existing permanent
structures. The submitted plan illustrated all of the temporary structures were located within the buildable
area and not in any required yard within the B-3 District (Section 10-7-1) as shown above.
However, during the issuance of the temporary storage units in the fall of 2021, the initial layout was not
consistent with the approved permitted plan. The units were encroaching upon the property lines, required
side yards and were outside the permitted buildable area. Staff notified the petitioner at that time, Ron
Shorkey, who stated he received different units than what was ordered and arranged them on the site to
what he thought were appropriate. The permit was revoked on September 14, 2021 until the temporary
storage units met all setback and bulk regulations of the zoning ordinance and was consistent with the
original submitted layout.
The layout was corrected, and the permit was reinstated on January 31, 2022 (see attached letter of
reinstatement). The conditions set upon the reinstatement was as follows:
1. The structures are permitted for six (6) months from the date of issuance.
2. The site maintains a minimum of two (2) off-street parking spaces.
3. If the owner(s) wants to have the structures permanently, they can apply for a variance.
Therefore, the termination of the temporary building permit was July 31, 2022 and the business
owner has applied for a variance to keep the structures in their location permanently.
REQUEST SUMMARY:
To keep the proposed storage units as permanent accessory structures. In order to comply with the Zoning
Ordinance for this request, there are two (2) sections which will require variance approval:
10-3-5-c:
Location: No part of any accessory building or structure shall be located closer than five feet (5') from
any side or rear property line of a zoning lot. No accessory building or structure shall be closer than ten
feet (10') to any main building or closer to the public way than the principal building on any zoning lot.
10-15-2-b:
Expansion: A nonconforming use shall not be extended, expanded, enlarged or increased in any manner
including, but not limited to, the following:
1. A nonconforming use that does not involve a structure or which is accessory to the
nonconforming use of a structure shall not be expanded or extended to any land area not
occupied by such nonconforming use.
2. A nonconforming use shall not be expanded within a structure to any portion of the floor area
that was not occupied by such nonconforming use. A use permitted in the district in which it
is located may expand in a nonconforming structure.
If the accessory structures are to remain as currently situated and considered permanent, they will be
closer to the public way (Route 47) and they will expand the existing nonconforming use.
VARAITION STANDARDS:
Section 10-4-7 identifies six (6) standards that need to be met when approving a zoning variation. The
petitioner has provided their responses to these standards within their attached application:
a. Because of the particular physical surroundings, shape or topographical conditions of the specific
property involved, a particular hardship to the owner would result, as distinguished from a mere
inconvenience, if the strict letter of the regulations were carried out.
b. The conditions upon which the petition for a variation is based are unique to the property for
which the variation is sought and are not applicable, generally, to other property within the same
zoning classification.
c. The alleged difficulty or hardship is caused by this title and has not been created by any person
presently having an interest in the property.
d. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located.
e. The proposed variation will not impair an adequate supply of light and air to adjacent property, or
substantially increase the congestion in the public streets, or increase the danger to the public
safety, or substantially diminish or impair property values within the neighborhood.
f. The proposed variation is consistent with the official comprehensive plan and other development
standards and policies of the City.
The petitioner has provided written responses to these variance standards as part of their application and
requests inclusion of those responses into the public record during the public hearing at the Planning and
Zoning Commission meeting.
COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan designates this site for Destination Commercial (DC). This land use is
designated for small to medium scale auto-oriented commercial uses, such as retail centers and restaurants
located near residential areas. Some of the features associated with this land use include being located
along Route 47 and Veteran’s Parkway, higher quality building design and landscaping requirements, and
visual and business operational impacts being minimized from the adjacent neighbors through buffering
and landscaping treatments.
This public/miniwarehouse storage facility land use fits into some of the characteristics of this future land
use designation but could also be considered part of the General Industrial (GI) category which features
generally small to large-scale industrial uses for warehousing, assembly and low-impact manufacturing
which aligns with the City’s M-1 and M-2 Manufacturing Districts. This is why currently
public/miniwarehouse storage facilities are permitted as a special use in only those two districts. While
the existing and proposed expansion of the land use does not fit perfectly into either land use category,
should the City Council approve the request to allow the accessory structures to remain, an increase in
landscaping and buffering between the right-of-way and neighbors will help provide more features that
are consistent with a Destination Commercial designation.
STAFF COMMENTS:
Staff recognizes that the current irregular shape of the parcel does provide a potential hardship on the
owner as flag lots are now discouraged within the zoning ordinance (10-3-1-E) and is a unique
characteristic than other typical B-3 Districts. In regard to the variance standards, the property does
meet the requirements for standards (a) and (b).
Per staff’s estimation, the request of the accessory structures seems to stem from the limited capacity of
storage space on the property which tends to show the property is obsolete for the use. Within the last
10 years, the City has approved only one other self-storage use. It was a special use in the M-1 Limited
Manufacturing District and was approximately 3.6 acres in size and accommodated 322 units. For
comparison, the table below details the number of units and size of other existing public storage uses
within Yorkville:
Name Address # of Units Acres Units/Acre
Red Dot Storage 1410 S Bridge Street 364 3.62 101
Red Dot Storage 204 Wolf Street 192 1.87 103
Space Center Self Storage 147 Commercial Drive 322 3.6 89
Yorkville Self Storage 1602 N Bridge Street 134 1.48 91
The request for additional permanent storage units on the property may be a result of competing with
similar uses within the region and therefore, the hardship may be considered self-imposed, addressing
the variance standard (c).
Finally, the property has continued to operate and function as a storage facility for over 34 years and
does not seem to impact the surrounding land uses in a significant way. This also includes the recent
installation of the temporary structures. Therefore, staff does not believe the variance would be
detrimental to the public safety or generate additional traffic.
STAFF RECOMMENDATIONS:
If the commission feels that the petitioner meets the standards for a variance, staff recommends the
following conditions be attached to any approved variance to ensure any detrimental effects the units
may have are brought to a minimum:
1. The placement of the accessory structures must be consistent with the current layout of units as
illustrated in the submitted site plan dated 6-30-2022.
2. An eight (8) foot privacy fence be installed along the rear property line to buffer the land use
from adjacent properties.
3. A landscape plan must be submitted and approved which is consistent with the conditions of
the Landscape Ordinance regulations for perimeter parking lot landscaping, per Section 8-12-2-
C-2-b, as listed below:
b. When a parking lot is adjacent to a public right-of-way, a landscape buffer yard shall be
provided and shall be the width of the required parking lot setback or thirty feet (30'),
whichever is less. The buffer yard shall consist of one (1) shade tree, one (1) evergreen
tree and thirty-three (33) shrubs per one hundred (100) linear feet of buffer yard.
PROPOSED MOTION:
In consideration of testimony presented during a Public Hearing on August 10, 2022 and approval
of the findings of fact, the Planning and Zoning Commission recommends approval to permit
accessory structures closer to the public right-of-way than the principal building and to permit the
expansion of a nonconforming use for the property located at 1602 N Bridge Street, subject to staff
recommendations in a staff memo dated August 3, 2022, and further subject to {insert any additional
conditions of the Planning and Zoning Commission}…
ATTACHMENTS:
1. Application for Variance
2. Legal Description
3. Change of Ownership Letter
4. Permit Application 2021-0103 (with layout and reinstatement letter)
5. New Layout Exhibit (6-30-2022)
6. American National Survey (7-5-2022)
12624 S. Ridgeland Avenue
Palos Heights, IL 60463
O: (708) 907-3080 C: 312.451.7579
DC@GetCourtRight.com; Staff@GetCourtRight.com; Mary@GetCourtRight.com
www.GetCourtRight.com
June 15, 2022
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Via email: knoble@yorkville.il.us
Re: Yorkville Self Storage Variance Request – Ownership Change
1602 N. Bridge Street, Yorkville, IL
Community Development Department
On June 14, 2022, the subject property was sold by Jack and Rossetta Fletcher to the investment
groups of CIG TSP LLC, GIG TSP AP LLC, CIG TSP CFP LLC, CIG TSP K&SM II LLC.
Please be advised my office represents both the prior owner and the new owner of real property
located at 1602 N. Bridge Street Yorkville, IL., dba, Yorkville Self Storage Facility. My client
offers this letter as explanation for requesting the same variance for the application that was
submitted to the United City of Yorkville on May 13, 2022.
Please advise if the United City of Yorkville would like any additional information regarding this
matter or amendments to the application for variance.
Respectfully,
David Courtright
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING & ZONING COMMISSION
PZC 2022-17
NOTICE IS HEREWITH GIVEN THAT Jack and Rossetta Fletcher, petitioners, have filed an application
with the United City of Yorkville, Kendall County, Illinois, requesting variance approval to permit
permanent accessory structures closer to the public way than the principal building on a lot as stated in
Section 10-3-5-B of the Yorkville Municipal Code. Additionally, the petitioner is seeking variance approval
to permit expansion of a nonconforming use as stated in Section 10-15-2-C if the Yorkville Municipal
Code. The real property is generally located on the east side of Bridge Street (State Route 47) and north of
Veterans Parkway (U.S. 34) in Yorkville, Illinois. The petitioner is seeking to keep their temporary storage
containers currently located on the property as permitted through a temporary building permit.
The legal description is as follows:
PART OF LOT 1 OF RESUBDIVISION OF LOT 2, IN HATCHER COMMERCIAL DEVELOPMENT,
YORKVILLE, KENDALL COUNTY, ILLINOIS, LYING WEST OF THE FOLLOWING DESCRIBED
LINE: COMMENCING AT THE SOUTHEAST CORNER OF LOT 2 IN RESUBDIVISION OF LOT 2,
IN HATCHER COMMERCIAL DEVELOPMENT, YORKVILLE, KENDALL COUNTY, ILLINOIS,
RUNNING THENCE SOUTHWESTERLY DIRECTION ALONG THE EXTENSION OF THE EAST
LINE OF SAID LOT 2 TERMINATING ON THE SOUTH LINE OF SAID LOT 1, 207.69 FEET
NORTHEAST FROM THE SOUTHEAST CORNER OF SAID LOT 1, IN THE UNITED CITY OF THE
VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS.
Tax PIN: 02-28-126-006
Address: 1602 N Bridge Street, Yorkville, IL 60560
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the United City of
Yorkville will conduct a public hearing on said application on Wednesday, August 10, 2022 at 7:00 pm at
the United City of Yorkville, City Council Chambers, located at 800 Game Farm Road, Yorkville, Illinois
60560.
The public hearing may be continued from time to time to dates certain without further notice being
published.
Application and information materials regarding this notice are available for public review and any
questions or written comments should be addressed to the United City of Yorkville Community
Development Department, City Hall, 800 Game Farm Road, Yorkville, Illinois. All interested parties are
invited to attend the public hearing and will be given an opportunity to be heard.
By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois.
JORI BEHLAND
City Clerk
Submitted: 6-30-2022
3465 S. Arlington Rd. Suite E #183
Akron, OH 44312
Commercial Real Estate
Due Diligence Management
330-294-1077
www. amnational.net
Tower
DENOTES RECORDED AS DATA
Indicates Handicapped
Parking
Gas Service EntranceWater Manhole
Water Service
Water Meter
Water Valve
Fire Hydrant
Siamese Fire Hydrant
Sanitary Clean Out
Gas Manhole
Gas Valve
Storm Inlet (Round)Sign (As Noted)
Well Head
Satellite Dish
Curb Storm Inlet
Storm Pipe
Sanitary Sewer
Flag Pole
Storm Manhole
Storm Inlet (Square)
Power Pole w/Light
Telephone Manhole
Communications Pedestal
Guy Wire
Electric Service
Communications
Ground Light
Electric Manhole
Street Light
Telephone Pole
Light Pole
Power Pole
ACCESS
Service Entrance
Titan 10
Surveyor Certification
Yorkville Self Storage
1602 N. Bridge Street, aka State Hwy 47
Yorkville, IL 60560
County of Kendall
Entrance
LOT 1
RESUBDIVISION OF LOT 2,
HATCHER COMMERCIAL DEVELOPMENTACCESSPARCEL 1
3465 S. Arlington Rd. Suite E #183
Akron, OH 44312
Commercial Real Estate
Due Diligence Management
330-294-1077
www. amnational.net