The URL can be used to link to this page

Planning and Zoning Commission Packet 2023 10-11-23 PLANNING AND ZONING COMMISSION AGENDA Wednesday, October 11, 2023 7:00 PM Yorkville City Hall Council Chambers 651 Prairie Pointe Drive Meeting Called to Order: 7:00 p.m. Roll Call: Previous meeting minutes: September 13, 2023 Citizen’s Comments -------------------------------------------------------------------------------------------------------------------- Public Hearings 1. PZC 2023-08 Ali Bukhres, on behalf of QuikTrip Corporation, petitioner/contract purchaser, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting special use permit authorization for a gasoline service station with accessory convenience store, pursuant to Section 10-6-0 of the Yorkville City Code. 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. Unfinished Business New Business 1. PZC 2023-08 Ali Bukhres, on behalf of QuikTrip Corporation, petitioner/contract purchaser, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting special use permit authorization for a gasoline service station with accessory convenience store, pursuant to Section 10-6-0 of the Yorkville City Code. 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: Special Use 2. PZC 2023-12 Alexander L. Berman, on behalf of Kendall Holdings I, LLC, petitioner, is seeking final plat of resubdivision approval for Lots 4 & 5 of the Kendall Marketplace Commercial Development. The commercial outlots, consisting of approximately 3 acres, are generally located at the northwest corner of US Route 34 and Isabel Drive within the larger retail development. Action Item: Final Plat United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us Additional Business 1. City Council Action Updates a. PZC 2023-09 United City of Yorkville has filed an Application for numerous amendments to the existing Yorkville City Code of Ordinances to adopt a new Unified Development Ordinance, including changes to the Zoning District Map, pursuant to section 11-13-14 of the Illinois Municipal Code (65 ILCS 5/11-13-14) and Section 10-4-10 of the Yorkville Zoning Ordinance. The proposed amendments relate to the existing Title 10 – Zoning, Title 11- Subdivision Control, and the following chapters of Title 8 – Buildings Regulations: Chapter 7 - Stormwater and Flooding Regulations, Chapter 12 – Landscape Ordinance and Chapter 15 – Appearance Code of the Yorkville City Code. Action Item Text & Map Amendment b. PZC 2023-10 United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text amendment to Chapter 6: Permitted and Special Uses in the Zoning Ordinance to identify “data center”, “refrigerated warehouse (cold storage)”, and “battery uses” as permitted uses within the M-1 Limited Manufacturing and M-2 General Manufacturing districts. This text amendment will provide definitions for the establishment and operation of such uses in these zoning districts. Additionally, an amendment to Table 10.16.03 in Chapter 16: Off-Street Parking and Loading in the Zoning Ordinance related to the uses is proposed. Action Item Text Amendment c. PZC 2023-14 Troy M. Williams and Ashley L. Rusch, are requesting approval of a Plat of Vacation to vacate the public easements between two (2) parcels (Lots 100 and 101) within the Whitetail Ridge subdivision. The real property is located at 7557 and 7583 Clubhouse Drive in unincorporated Kendall County. Action Item 1.5 Mile Review Adjournment DRAFT Page 1 of 4 PLANNING & ZONING COMMISSION City Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Wednesday, September 13, 2023 7:00pm Meeting Called to Order Vice-Chairman Richard Vinyard called the meeting to order at 7:30pm after a 30-minute delayed start time. Roll was called and a quorum was established. Roll Call Danny Williams-yes, Deborah Horaz-yes, Rusty Hyett-yes/via Zoom, Reagan Goins-yes, Greg Millen-yes, Richard Vinyard-yes City Staff Krysti Barksdale-Noble, Community Development Director Chris Funkhouser, Alderman Jackie Berg, Consultant-Houseal Lavigne Lynn Dubajic Kellogg, City Consultant Other Guests Christine Vitosh, Vitosh Reporting Service Mike Krempski Molly Krempski Rick Koshko, WSPY Matt Gilbert, Green Door, via Zoom Previous Meeting Minutes July 12, 2023 The minutes were approved on a motion by Mr. Williams and second by Ms. Goins. Roll call vote: Horaz-yes, Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes. Carried 6-0. Citizen’s Comments None Public Hearings Mr. Vinyard stated the procedure for the Public Hearings and swore in those who would give testimony during the Public Hearings. At approximately 7:33pm the Hearings were opened on a motion by Ms. Horaz and second by Mr. Williams. Roll call: Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes, Horaz-yes. Carried 5-0. 1. PZC 2023-09 United City of Yorkville has filed an Application for numerous amendments to the existing Yorkville City Code of Ordinances to adopt a new Unified Development Ordinance, including changes to the Zoning District Map, pursuant to section 11-13-14 of the Illinois Municipal Code (65 ILCS 5/11-13-14) and Section 10-4-10 of the Yorkville Zoning Ordinance. The proposed amendments relate to the existing Title 10 – Zoning, Title 11 – Subdivision Control, and the following chapters of Title 8 – Buildings Regulations: Chapter 7 Page 2 of 4 – Stormwater and Flooding Regulations, Chapter 12 – Landscape Ordinance and Chapter 15 – Appearance Code of the Yorkville City Code. 2. PZC 2023-10 United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text amendment to Chapter 6: Permitted and Special Uses in the Zoning Ordinance to identify ”data center”, “refrigerated warehouse (cold storage)”, and “battery uses” as permitted uses within the M-1 Limited Manufacturing and M-2 General Manufacturing districts. This text amendment will provide definitions for the establishment and operation of such uses in these zoning districts. Additionally, an amendment to Table 10.16.03 in Chapter 16: Off-Street Parking and Loading in the Zoning Ordinance related to the uses is proposed. (See Court Reporter's Transcript of Public Hearings) A motion to close the Public Hearings was made at approximately 8:24pm by Mr. Williams and seconded by Ms. Goins. Roll call: Horaz-yes, Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes. Carried 6-0. Unfinished Business None New Business 1. PZC 2023-09 Amendments (See Full description above) Ms. Noble stated that the recommendations made at the August 31st final UDO meeting are not yet included in the UDO document. She also noted that staff received clear direction from City Council that land size should not be changed in the R-1 and R-2 districts. The Commissioners reviewed the recommended changes from the UDO Committee and discussed some of them briefly. Ms. Noble then summarized the revisions and recommendations made by PZC Commissioners as follows: Chapter 2: Commissioners OK with dwelling unit rather than family unit Chapter 3: Omit R-2-A zoning and leave R-1 and R-2 as they currently exist Chapter 4: Change ADU: recommend attached homes be permitted outright and detached should be special use Chapter 5: Re: off-street parking : recommend the changes advisory committee stated-- 2 spaces for single-family, change townhome parking spaces from 1.25 to 2.25 Chapter 6; eliminate all regulations for yard signs Chapter 7: Subdivision standards: recommend to remove connectivity requirement; keep cluster developments as PUD Ms. Horaz asked about the “in lieu of fee parking”. Ms. Noble said if the parking becomes an issue or is inadequate, City Council can revoke that. The discussion of revisions concluded and Vice-Chairman Vinyard entertained a motion to approve PZC 2023-09 Unified Development Ordinance. Mr. Williams made the motion, (there was no second) and he read it as follows: Page 3 of 4 Action Item: Text & Map Amendment Motion: In consideration of testimony presented during a Public Hearing on September 13, 2023 and discussions conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council a request to adopt the proposed Unified Development Ordinance (UDO) and supplemental Zoning Map as prepared and presented by consultant, Houseal Lavigne, dated September 6, 2023 and summarized in a staff memorandum dated September 7, 2023 and further subject to the inclusion of Chapter 4, Use Standards, from a memo dated September 1st , the inclusion of Chapter 5 Development Standards from a memo dated September 1st and the addition of townhome parking requiring 2.25 units, the recommendation for Chapter 6 for the city to not regulate yard signs, the inclusion of Chapter 7 recommendation to remove the connectivity index, and for cluster developments to remain PUD's. Roll call: Hyett-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes, Horaz-yes. Passed 6-0. 2. PZC 2023-10 Text Amendment (full description above) Ms. Horaz asked if the city has considered high energy and water use in some of the industrial uses as in the case of the upcoming lettuce farm. All are outright permitted, said Ms. Noble, and these types of projects go through an engineering process. Staff has also started doing research. Recycling batteries is also a concern for Ms. Horaz. Mr. Williams suggested that the city engineer could review and not support a certain business. Mr. Matt Gilbert weighed in and said the market will determine if the power is not there. Fire protection concerns were mentioned by Mr. Vinyard. Action Item: Text Amendment A motion was made by Mr. Williams and seconded by Ms. Goins to approve PZC-2023- 10 Text Amendment. Mr. Williams read the motion as follows: Motion: In consideration of testimony presented during a Public Hearing on September 13, 2023 and discussions conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council a request for a text amendment to Chapter 6: Permitted and Special Uses in the Zoning Ordinance to identify ”data center”, “refrigerated warehouse (cold storage)”, and “battery uses” as permitted uses within the M-1 Limited Manufacturing and M-2 General Manufacturing districts and an amendment to Table 10.16.03 in Chapter 16: Off-Street Parking and Loading in the Zoning Ordinance related to the uses is proposed, as recommended in a staff memo dated July 26, 2023. Roll call: Goins-yes, Millen-yes, Vinyard-yes, Williams-yes, Horaz-yes, Hyett-(lost Zoom connection) 3. PZC 2023-14 {city petition number} Troy M. Williams and Ashley L. Rusch, are requesting approval of a Plat of Vacation to vacate the public easements between two (2) parcels (Lots 100 and 101) within the Whitetail Ridge subdivision. The Page 4 of 4 real property is located at 7557 and 7583 Clubhouse Drive in unincorporated Kendall County. Ms. Noble said the petitioner is consolidating 2 lots outside of the city limits and they want to vacate an interior easement to build one home. Drainage is not an issue and there are no utilities in the easement. Action Item: 1.5 Mile Review Commissioners Williams and Horaz moved and seconded, respectively, to approve PZC 2023-28 Whitetail Ridge. Mr. Williams read the motion as follows: Motion: In consideration of the proposed mile and half review of Kendall County Petition 23-28 {county number} for a plat of vacation to vacate the public easements between two (2) parcels (Lots 100 and 101) within the Whitetail Ridge subdivision commonly known as 7557 and 7583 Clubhouse Drive, the Planning and Zoning Commission recommends the City Council to not object to the request. Roll call: Millen-yes, Vinyard-yes, Williams-yes, Horaz-yes, Hyett-(lost Zoom connection), Goins-yes. Passed 5-0. Additional Business 1. City Council Action Updates a. PZC 2022-02 Turning Point Energy: no motion was made on the request for a solar farm. b. PZC 2022-03 Turning Point Energy: no motion was made on the request for the solar farm. c. PZC 2023-04 Trinity Church: variance was approved. Adjournment There was no further business and the meeting was adjourned at 9:17pm on a motion by Mr. Williams and second by Ms. Horaz. Voice vote approval. Respectfully submitted by Marlys Young, Minute Taker Page 4 of 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, September 13, 2023 7 :00 p .m . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 2 PRESENT IN PERSON AND VIA ZOOM: Mr. Richard Vinyard, Acting Chairman, Ms. Deborah Horaz, Mr. Danny Williams, Mr. Greg Millen, Ms. Reagan Goins, Mr. Rusty Hyett. ALSO PRESENT: Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Marlys Young, Minute Taker. - - - - - I N D E X WITNESS: PAGE MOLLY KREMPSKI 6 - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 3 (WHEREUPON, the following proceedings were had in public hearing:) CHAIRMAN VINYARD: Public hearings. So tonight there are two public hearings scheduled for tonight's Planning and Zoning Commission meeting. The purpose of these hearings is to invite testimony from members of the public regarding the proposed request that is being considered before this commission tonight. Public testimony from persons present who wish to speak may be for or 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, state your name and who you represent, if anyone. You are also asked to sign in at the podium. If you plan to speak during tonight's public hearing as a petitioner or as a member of the public, please stand now and raise your right hand and repeat after me. (The witness was thereupon duly sworn.) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 4 CHAIRMAN VINYARD: So the following order for receiving testimony during the public hearing will be as follows: First we will do the petitioner presentation and then we will go on to those who wish to speak in favor of the request, followed by those who wish to speak in opposition to the request. May I have a motion to open the public hearing on Petition number PZC 2020-0 1 , Yorkville Comprehensive Plan map -- MS. NOBLE: I 'm sorry, it's PZC 2023. Sorry about that. CHAIRMAN VINYARD: May I have a motion to open the public hearing on Petition number PZC 2023-0 9 , United Development Ordinance? MS. HORAZ: So moved. MR. WILLIAMS: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please. MS. YOUNG: Yes. Hyett. Hyett. MS. NOBLE: Looks like our connection dropped. MS. YOUNG: Okay. Goins. MS. GOINS: Yes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 5 MS. YOUNG: Millen. MR. MILLEN: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: Williams. MR. WILLIAMS: Yes. MS. YOUNG: And Horaz. MS. HORAZ: Yes. MR. HYETT: Hyett, yes. MS. YOUNG: Thank you. CHAIRMAN VINYARD: So the public hearings for discussion tonight are as follows: PZC 2023-0 9 , the United City of Yorkville, has filed an application for numerous amendments to the existing Yorkville City Code of Ordinances to adopt a new Unified Development Ordinance, including changes in the Zoning District Map pursuant to Section 11-13-14 of the Illinois Municipal Code and Section 10-4 -10 of the Yorkville Zoning Ordinance. The proposed amendments relate to the existing Title 10, Zoning, Title 11, Subdivision Control, and the following chapters of Title 8 , Building Regulations, Chapter 7 , 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 6 Stormwater and Flooding Regulations, Chapter 12, Landscape Ordinances , and Chapter 15, Appearance Code of the United City of Yorkville. The second one will be PZC 2023-10, United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text amendment to Chapter 6 , permitted and special uses in the Zoning Ordinance to identify a data center, refrigerated warehouse or cold storage and battery uses as permitted uses within the M -1 Limited Manufacturing and M -2 General Manufacturing Districts. This text amendment will provide definitions for the establishment and operation of such uses in these zoning districts. Additionally, an amendment to Table 10.16.03 in Chapter 16, off street parking and loading in the Zoning Ordinance related to the uses is proposed. That was a mouthful. All right. So open the public hearing. Krysti, if you could, please, present for us, 2023-0 9 , United -- or Yorkville Unified Development Ordinance map and text amendment. MS. NOBLE: Okay. Good evening. There 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 7 is a presentation that's above you and in front of you that I will be going through. The UDO started in March of 2019. The city initiated this process to look at our various existing city ordinances and combine them into one cohesive, single reference, graphic dense document. The c ity ordinances range from the Zoning Ordinance, which was originally adopted in 1974 and last updated holistically in 2018. Our Subdivision Control Ordinances and Standards, which were adopted in 200 4 , our Landscaping Ordinance, 2009, and then the Appearance Code in 200 5 . So we combined all these documents into a user friendly we call it Unified Development Ordinance to address not only residents who are looking to do something to their home or their property and be able to find everything in one location, but for developers and staff as well. So in the packet there is a very robust memo that goes over each of the chapter reviews. The UDO actually had a committee of its own that met about 15 times over the last 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 8 four years to tweak the types of changes of growth management that the city was looking for and other chapters as far as processes, and tonight is a presentation of those discussions. I will let you know that the city did have an open house open to the public on August 31st to review the document, provide comments, and the UDO Advisory Committee itself held a meeting that night and proposed some additional changes to the document that are not included in tonight's presentation, but if conversations are started by the public that want to explore that information, a memo was provided in there of the changes that the committee had recommended on the 3 1 st. So let's get started. So the UDO, it's nine chapters, and that includes a smart code, so we will start with Chapters 1 and 3 . So Chapter 1 itself is just general provisions. It establishes -- there is a time lag. It establishes the effective date of the UDO document itself. If approved, we are looking at an effective date of January 1 st, 2024. It just introduces the document, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 9 provides some context, the authority, identifies who the members are that are implementing the ordinance itself, and sets the stage for the document. Chapter 2 deals with definitions. Let's go back. We'll start with Chapter 3 , District Standards. So Chapter 3 talks about the different districts and establishes the districts and the purposes of those districts, but before we get to those, we're going to jump back just a little bit to Chapter 2 . Chapter 2 is definitions. Basically this is a complete list of the definitions that are referenced throughout the UDO. It talks about updated definitions, which provides clarity, and to the left you will see an image of what that smart code would look like, so if you are reviewing the code and you see a term that's underlined, you don't understand it, you put your mouse, hover over it, and it will give you what the actual definition is for that particular word so that you are not jumping back and forth between pages of the document, so it streamlines that process for the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 10 reader. There is some clarifications that were made. In our current ordinance we use the word structure and building kind of interchangeably, which is not necessarily so when you're looking at temporary structures or permanent buildings, so we make the clean break between what's a structure and what's a building. We specified out professional office uses versus personal care services. Right now the ordinance says a barber is a professional office. Well, we wanted to separate that out because the definition of professional office is anything -- any operation that requires you to be licensed, so we wanted to make sure that we were clear when we said office use that it was a doc -- not doctor, I 'm sorry, an attorney or a lawyer versus, you know, nail technician. And then animal hospitals versus veterinarians is another example. We also addressed new concepts for development. There is enclosed auto sales now as opposed to just open lot auto sales. There are new changes in the car and automobile sales 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 11 industry where people are storing vehicles off-site, making appointments for people to look at the vehicles, instead of, you know, open sales lot where you drive by and see all the vehicles for sale, so we wanted to be able to accommodate those uses in some of the industrial districts, so an example would be a car lot type. Enclosed versus outdoor public storage facilities, the enclosed facilities are just the single building with the units inside the building. Those are more appropriate for a business district where you have -- versus the outdoor public storage facilities that you drive up to, which would be more appropriate in an industrial setting. And then we have new uses, which is data centers , vehicle charging stations and battery storage. Those are more of the advanced uses, energy uses, that are newer, that our code just didn't address, and we will talk about that more in the next public hearing. So Chapter 3 delves into, as we were mentioning earlier, the district standards, so it kind of establishes what are the districts. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 12 We went from a total of 15 districts down to 14 in the UDO. We kind of eliminated some under-used or unused districts to combined some districts together to streamline uses that are similar. We modernized the permitted and special use tables, we will get into that a little bit more, and we did some minor adjustments to permitted yard obstructions. One thing that came out of the discussion was porches, for instance. We were allowing them to encroach about three feet within a required yard, but if it's an open porch, the committee decided to allow five feet of encroachment where you don't have to get a variation and it will allow for homes that have short frontages to be able to take advantage of an open porch situation. So here is an example of a use table. They are now categorized, easier to understand, instead of just business, and then all the businesses alphabetically. Guess we are waiting for that one to catch up. That's all right. There you go, it caught up. What happens in this table is now 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 13 we're separating the uses, more sensible. So all your agricultural uses, all your residential uses , all your commercial service uses, so that if you weren't familiar with how the city set up its business district or its industrial district, if you know what your use is, it will be easier to find instead of searching through several tables in the existing document. So those are Chapters 1 through 3 , kind of sets the stage. Now we go on to Chapters 4 through 5 , which is kind of the meat of the UDO itself. The use standards. These establish the districts, as we just mentioned, the ag, from ag to alternative energy to institutional to even our accessory and temporary uses, and then Chapter 5 delves into how those uses look, the development standards for each of those uses in regards to off-street parking, landscaping, fencing and outdoor lighting standards, so we broke each of those categories down from residential to commercial to industrial, and if you look at the images here, it just talks about some of the uses that we are now regulating, and you can see there is the E V , electrical vehicle, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 14 charging stations. So let's start with residential. Give that time to catch up on the screen. There is a lag on the -- there we go, for the members that are viewing us remotely. So there is new residential standards. So we improved the residential standards, development standards, relating to multi-unit housing, so duplexes, townhomes, even apartments, where we're allowing more of the frontage to come up to the property line by allowing an alley. It would be a private alley, so that you are not faced with a lot of streamline of garages on the frontage. There is a concept called accessory dwelling units, the A D U 's , and within that there is an accessory commercial unit, so the accessory dwelling unit, you see that image in the middle. The red areas indicate livable space that you can have on your lot, they can be attached above a garage or detached. The idea is that at a maximum of 900 square feet you can have livable space that's for a family member or someone that you're caring for or that may be caring for a loved one in your home, so that t hey would have 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 15 their own autonomous living space from the owner itself. This has been very popular. AARP has been recommending this as a stop gap to some housing shortages for those that are aging out of their home and are looking to stay close to family. Accessory commercial units, that's the image to the left in the middle, that is kind of like a she shed. If you had a small, you know, home occupation, right now we do allow home occupations, but they cannot be detached from the home, so you can't operate a home occupation out of your garage or out of a shed. Now we are recommending that as a special use; you can operate one of these detached commercial units on your property. The A D U itself right now is being proposed as an outright permitted use, but that can -- the recommendation that came out of the meeting with the committee on the 3 1 st was maybe the detached unit would be a special use and the attached use can be permitted use. Off street parking, some of those regulations that were tweaked. There is a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 16 parking pad standard now. Right now if you were to add additional driveway space on the side of your garage, if you are within that required setback, whatever it is for your district, typically for R -2 District it's ten feet, you would not be able to have that parking pad. We are proposing to allow that parking pad to happen with some type of screening involved, it can be a fence, it can be landscape screening, and so open driveway area, and it can be as close as five feet to that side property line. So I have denied several permits for people trying to do that. This is just a way for us to address some of those concerns that we see coming through and try and make it more usable, the Zoning Ordinance, more usable for residents. And also there is regulation now for portable outdoor storage containers, those pods. They are a temporary use and we kind of establish where they can be located on the site and for how long. So for the commercial standards, a lot of emphasis was put in trying to regulate 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 17 those future uses that would be coming along, trying to get ahead of that. One, for instance, is outdoor driving ranges, that you would see the tower-type uses, we've added regulations for that, massage parlors, we have now recommended that they are special uses instead of outright permitted uses. We've talked about the indoor storage, personal storage facilities, so it will look like a building like that. Added more bicycle parking regulations, kind of encouraging that, and also giving a bonus if you do have that, a reduction of some of your parking requirements. Similar to that is the ride share and the pick-up service that a lot of businesses use now. So now we're regulating where those are located, kind of want them off to the side so they're not taking up so much of the closed parking for people that are actually entering the building, and also offering a reduction of the required parking minimum for that as well. Landscaping wise, the standards have been beefed up a lot to address incompatible uses or less intense uses next to a more intense use. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 18 Right now our landscape requirements are very basic about the transition space, it just kind of gives a size and a number per linear foot of landscape material that you have, but not really addressing if I 'm a resident and I 'm next to -- you know, I back up to maybe a commercial use, so we created transition zones, so you have Type A through D , and A would be something that you would have that are kind of compatible land uses, you don't need as much screening, but it would be nice to have some trees between you or another development; B gets a little bit more intense, all the way to D , for two incompatible land uses that would be adjacent to each other to make sure that that robust screening was there. We also introduced a concept called a fee in lieu, and we did it in two places. One, we did it to off-street parking. There are some situations where you cannot meet the minimum parking requirements for a site, and if it is justified, through the city council review process, a maximum of 20 percent of off-street parking can be substituted with a fee, so then that fee would be used and appropriated to other 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 19 off-street parking space maintenance throughout the city, so public spaces, public on-street parking, public lots. We also implemented that idea in the landscaping ordinance, so there is a fee in lieu for tree preservation. Say you develop a site, can't replace all the trees that you are going to remove on the site, well, now you can pay for that to the city and the c ity will use those funds, put it in a tree bank and plant trees throughout the -- CHAIRMAN VINYARD: (Inaudible). MS. NOBLE: Yeah, exactly. CHAIRMAN VINYARD: Nice. MS. NOBLE: Plant trees throughout the city. And the final use standards is the industrial development standards. So here is an idea that was brought to us, we have some users that want to do live/work space, so like loft space above a working area, so we've come up with a concept of an artisan manufacturing use. So this is in the manufacturing district, it will be a special use, so if an individual has a company that produces something or assembles something on 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 20 a wholesale size, but also wants to live above the unit, this is an option for them. So there is an example of a bakery on the first floor and then lofts above, so you would have a maximum of one residential unit allowed. We do allow this in one of our commercial districts. We have a bakery downtown that's actually utilizing that as a special use, and so it can also be implemented in the industrial districts as well. We updated the alternative energy regulations; if you notice, we've got a lot of solar applications. We've passed two, we've got a couple coming through in the future, so we have adjusted that. A lot of the solar companies have to go through a variance process because of our standard for the clearance. We wanted to make that a less burdensome process, meet with the current standards, development standards, for the actual user. They want to be closer to the ground, so we adjusted the minimum clearance on that. We did more mechanical screening 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 21 requirements for on-ground and above-ground mechanical units for businesses and we modernized our outdoor lighting standards. So Chapters 6 and 7 delve into signs as well as our subdivision standards. So in the sign ordinance, we looked at the purpose of the standards, the measurements, permitted signs, temporary signs, and as well as maintenance standards. In our subdivision standards we looked at how we regulated lots, street designs, circulation within and connectivity within developments, particularly residential, and even commercial developments, and looked at new concepts like cluster developments and anti-monotony standards, kind of increased those, as well as looked at our park and land dedication. So delving into the signs, did a complete rewrite due to Reed versus Gilbert. That was a 2015 case that dealt with the regulation of content of signs. So the c ity cannot regulate signs based off content anymore, so the way that our current sign ordinance has -- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 22 let's say that would be an off-street -- off-site sign, you can't determine that's an off-site sign because we'd have to look at the content to be able to determine that. We can't determine that's a garage sale sign because we'd have to look at the writing to determine it's a garage sale sign. So we did a content neutral sign regulation, and so there is categories, so ground mounted sign, wall sign, direct -- a yard sign. Those types of things have been implemented. So as far as the monument signs for commercial, we looked at expanding the material list for monument signs. We see on the right side of the screen we have current regulations. This is what our current regulations continue to get us. Our proposed regulations are looking at different types of signs, signs that would evoke different materials. If a higher quality material is being proposed, you'll get a larger sign, get a 48 square feet sign as opposed to the current 32 square foot sign. We allowed A frames and sandwich 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 23 board signs in the downtown. We have a lot of businesses that are east or west of 47 that don't get a lot of exposure. This is an opportunity for them to be able to use one sign that's within 750 feet of their entrance within the right-of-way during their hours of operation. Posting yard sign regulations have been proposed. Right now we're looking at posting signs for lots that face a major thoroughfare having a larger square footage area versus lots that do not, and then an unlimited amount of signs during and before a local, state or national election. There is new landscape requirements for ground signs. Right now we do not require any landscaping at the base of the sign; hence those are the signs that you see before you. So what we are proposing is that for every square foot of sign space you have to provide a half a square foot of landscaping, so it's proportionate, it's easy to regulate, and it will soften up some of the appearances of the businesses. The other signs that are regulated 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 24 based on their proportion to the wall and not just a set sign area, it's kind of difficult when you are set hundreds of feet off of a major thoroughfare and you only get 32 square feet and no one can read the sign. We increased the electronic message board signage area from 50 percent of the sign to 80 percent, and then we updated the graphics in the code itself so it's easier to read and understand. For the subdivision standards, some of the major areas that we looked at was the lot orientation. Again, people are looking at using energy solutions, like roof-mounted solar panels, so if we have an east-west kind of orientation of our lots, that would be beneficial to them. It's not a requirement, but it's recommended, just so developers start thinking about how they lay out their developments. Block lengths, right now we are still recommending our 1 ,3 50 linear feet for a block, but we are encouraging shorter blocks, and what we are proposing is a connectivity standard where for every street that you lay out, you 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 25 should have two points of connectivity, so a one-to-two ratio. Most of our subdivisions have that, or greater, they may have one-to-three, but it's just a way to kind of break up the streetscape and allow for better connectivity of neighborhoods. Street design elements were included, a complete street design, so there is various -- these are just a few standards for street elements, so you'd have on-street parking, you'd have a sidewalk, you'd have a multi-use trail, a parkway, depending on the width of the street, if it's a utility, if it's a neighborhood street or if it's a larger thoroughfare, these are some of the elements that would be required in a street. The only element that's not going to be required is on-street bike path. That could be left up to the city engineer if he would recommend that on any of the public streets. Cluster development, you will see that in the upper left corner. This would be similar to a PUD process. It will be a special 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 26 use, but what it's doing is utilizing the lay of the lot better than just one unit per acre spread out, typical suburban style development. You would take the same, in this example, 32-acre lot and on the urban -- the conventional sprawl you would have one unit, one dwelling unit per acre, and as a current conservation, you would be saving some of these environmental elements, excuse me, that are on the site and then confining the development to eight acres, so you would essentially still have 32 homes on 32 acres, but they would be clustered. Finally, we talked about anti-monotony regulations. In the upper right corner you will see the highlighted lots are the ones that would typically have similar features where they would be seen as the same. Excuse me. CHAIRMAN VINYARD: We'll give her a break for a second. MS. NOBLE: Thank you. Chapters 8 and 9 are pretty simple. They are the UDO review process and then the non-performance standards of structures. Would you want to take over? Thank 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 27 you. MS. BERG: Thank you. So for the -- Pardon me. I am Jackie Berg. I am the consultant that helped the city with this process. So Chapter 8 is the UDO review and approval process. This essentially has all of the administrative procedures and approval done here in the community, so the changes here were all meant to simplify the language, really clarify the process, so it's really easy and simple for someone to walk through any type of permit that they need or development approval. Those steps are very clear, very transparent. Then for Chapter 9 , non-conforming buildings, structures and uses, really not a lot of major change to this section at all, carrying forward the existing regulations that this chapter deals with, either a building, a structure or a use that was legally established, but is no longer allowed in the code today, and just steps out the standards for how those things can be maintained and need to be located moving forward. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 28 MS. NOBLE: One feature in Chapter 8 that's new is that we have codified a lot of the processes that we go through with development. This was not always forward facing to the public, the developer found out when they submitted an application, so now we've codified and kind of showed the process, so you come in and you ask for a development, you'll know right away the number of meetings, you'll actually know the timing of the meetings and how the process works, and also there is a recommendation for a community meeting that staff can recommend to the developer if a project we feel is going to be a little bit much for the neighboring residents to absorb. It will give them a lot of time to review the plans with the developer before they are hit with a public hearing notice saying show up to city council on Wednesday night to talk about this project. Then the final component of the UDO is a smart code. Our codes are static, they are books right now, not very user friendly for the public, so we created a web forum where you can 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 29 actually go, look at certain sections of the code that you are interested in, those are called the quick reference or the quick tables, you can look up maps, and there is also calculators involved where you can calculate, if you wanted to do a sign, what is the maximum size of the sign based off of my zoning, the frontage of the building, and that way you can have that information and not necessarily have to, you know, put a permit in hoping that you understood the code the best you could and wait and see if it would be approved. The city has partnered in with Encode Plus, and Encode Plus is a company that actually partners with our code provider, so if you go online and look at city code, you'll see that we have it and it's static, you can click on it, but the company that provides the muni code also partners with our smart code company, Encode Plus, and so this is a video that will just show you how those two integrate and what you would see. That's fine. It's just a video that shows how the actual code integrates, how it's 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 30 transportable, you can view it from anywhere and it's easier to use than the static presentation. You can just look at the content. So it's internet-based. It's used by a lot of planners and zoning administrators and even attorneys. It uses some cutting edge technology. You can see, there is a n example right there, which shows what the code looked like. You can even sign up for notifications, so if the code is amended, you will be notified, if there is any particular section you are looking for. It's password protected, so no one can just go in and change the code. A lot of communities use it and they brand it themselves. It's accessible anywhere, as I mentioned, and as the city is moving to paperless, this is a great option for us and we can update the code online as well. So that is the gist of the presentation, and if anyone has any questions, want to dive into the memo a little bit more, we are here to answer those questions. CHAIRMAN VINYARD: Is there anyone present who wishes to speak in favor of the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 31 request? (No response.) CHAIRMAN VINYARD: All right. Is there anyone present who wishes to speak in opposition of the request? Go ahead. Just state your name for us. MOLLY KREMPSKI, having been first duly sworn, testified from the podium as follows: MS. KREMPSKI: My name is Molly Krempski and I represent the People. I would just like to make a few comments about the newly proposed yard sign regulations within the UDO plan. Each of you have a lawful notice in front of you that lists all the evidence for what I am about to say. Those were delivered to the council via certified mail on August 22nd. Tonight I specifically discussing restrictions for yard signs on private property, all of which actually fall outside the authority granted to city council. The key words are private and public. It's true that our aldermen have been granted some authority to regulate public property; however, there are no provisions 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 32 within our constitutions that grant them the authority to regulate private property rights, so if they want to write codes for signs on public property, they certainly have been granted the authority to do so, but going beyond the authority which they have been given is an unreasonable and/or arbitrary use of power, which is literally the definition of tyranny. As much as we may be periodically annoyed by our neighbor's collection of yard signs, we cannot use it as an opportunity to strip liberty and private rights from fellow Americans. Remember, unconstitutional regulations that serve us today will be the same regulations that will be used to oppress us in the future. The men who founded America knew what it was like to live under an oppressive monarch. As a result, they intentionally formed America as a constitutional republic where power originates from and remains with the people. Their only higher authority was Jesus. The truth was memorialized by the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 33 popular Revolutionary War response, we have no king but Jesus, when George or King George tried to force mandates on colonists. These men understood their God given authority to live as people. A few weeks ago at the UDO committee meeting, Jackie, the consultant, explained that because murals are art, which actually translates to them being expression, which is protected by our constitution, murals cannot be regulated. In addition to the right of expression, the people also have a right to the security of their own private property, which per our Constitutions is also not subject to regulation like some public property. Within America's constitutional republic, public servants are selected by the people who uphold the constitutions of the land. Our aldermen took an oath to uphold these constitutions before taking their seats. Elected representatives are servants of the people, granted the power to pass only those laws necessary for carrying out the limited powers specifically granted to them by the constitutions of the land while respecting the rights of the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 34 people. I 'm going to read that again because it's the premise of this whole thing. Elected representatives are servants of the people, granted the power to pass only those laws necessary for carrying out the limited powers specifically granted to them by the constitutions of the land while upholding the rights of the people. Furthermore, the rights of the people listed in the constitution are not the end of the rights of the people; those are simply the enumerated ones. Article 1 , Section 24 of the Illinois Constitution clearly states that, quote, the enumeration in this constitution of certain rights shall not be construed to deny or disparage others retained by the individual citizens, end quote. What does this mean? It means that the people have reserved and retained any and all power that has not been specifically granted to the government. America was established to operate 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 35 within a limited form of government that must function within the narrow boundaries established by the people. If a specific power is not given to the government by the people, then the government doesn't have that power. While Article 7 , Section 7 of the Illinois Constitution does grant city legislatures the power to do six specific things, they must figure out how to do those six things without trespassing any of the rights of the people, whether the enumerated rights of Article 1 , the Bill of Rights of the Illinois Constitution, or any other rights retained by the people as discussed in Article 1 , Section 24. We have an obligation to oversee our public servants, which by your presence at this commission I can see you are taking seriously and I thank you for the giving of your time. We also have a duty to actively assert our rights when public officials overstep their granted power. We must know these documents and the rights enumerated within them in order to responsibly steward the power that remains with the people, and we saw this with 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 36 COVID, unconstitutional mandates and shutdowns. We need to start speaking out. It's a lot easier to prevent an unconstitutional sign ordinance from being passed than to reverse one once enacted. It's really not hard to read and apply our founding documents. Our constitutions were written by the people, just regular people, to be executed by regular people for the benefit of regular people. So my point as it applies to this specific hearing is that the city has not been granted the power to regulate the people's expression or private property by controlling the size or position of our yard signs, similar to the way that the government has not been given the power to limit the number of pages in a book, interfere with the distribution of campaign materials or regulate the disbursement of informational pamphlets. Article 1 , Section 4 and 6 of the Illinois Constitution reserves to the people the right to, quote, speak, write and publish freely, and the right to, quote, be secure in their 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 37 persons, houses, papers and other possessions. The power to regulate these rights has not been granted to the city and I am here tonight to ask you to join me in referring to the fundamental principles of our constitutions and our republic form of government for liberty and freedom for all Americans. Thank you. CHAIRMAN VINYARD: Anyone else like to speak in opposition? (No response.) CHAIRMAN VINYARD: Seeing as there are none, are there any questions from the commissioners for the petitioner, which would be Krysti? MR. WILLIAMS: I have one just for clarification. I was just asking for -- MS. NOBLE: I think that mic is off. T he one that's green is on. MR. WILLIAMS: Mine was just a question for clarification. I saw that the definition for family home was being changed to dwelling unit. We're not broadening the definition, correct, that was just a vocabulary change? MS. NOBLE: Correct. Correct. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 38 MR. WILLIAMS: Okay. Thank you. MS. NOBLE: And the recommendation at the UDO committee at the August 31st meeting was to leave it as family, it's just we would have to come up with a different definition for family. CHAIRMAN VINYARD: I 'm glad you brought that up. The UDO recommendations, was there anything else they recommended from that? MS. NOBLE: Sure. So if you look at the packet, there were a couple of things. So the connectivity part they recommended not to have in the UDO. CHAIRMAN VINYARD: Okay. MS. NOBLE: There also was a recommendation in regards to lot size, and we have a member from the UDO committee, if they want to expand upon that a little bit. There is Deb, was also on the committee, and our chairperson, Alderman Funkhouser. CHAIRMAN VINYARD: Is this an appropriate time to have him do it or -- MS. NOBLE: Yeah, if you want. If you want to present some of the -- CHAIRMAN VINYARD: Alderman Funkhouser, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 39 do you want to expound on that or -- ALDERMAN FUNKHOUSER: I will briefly. CHAIRMAN VINYARD: All right. Thanks. ALDERMAN FUNKHOUSER: Chris Funkhouser, Alderman, 3 rd Ward, chairman of the UDO. Deb Horaz was on the committee with me, and we had also three others; however, one of them had stepped down from the position. So Krysti mentioned at the UDO committee on the 3 1 st there were several recommendations of the committee that were to put back the recommendations that had been previously taken out, so when looking at what was presented tonight, that was based on a prior set of recommendations. At the subsequent final meeting of the UDO, the recommendation was keep the recommendations, so those replies are in regard to the lot sizes, accessory dwelling units, if I recall it was also the connectivity w as mentioned, and there were a couple more items within that memo that Krysti mentioned was attached. So with those recommendations, it is 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 40 such -- those were just the recommendations of the committee after further review, after having gone through the Economic Development Committee, that was also mentioned to them, that those recommendations were made and put back in there. So a lot of work has gone into this thing. There is some very good recommendations. Obviously Deb can attest to the amount of time that was put into this and the complexity of it, so for your very brief, but concise memo from Krysti and the presentation, it's very good, there is just an awful lot in here that's being changed, so if you have questions, obviously staff is fantastic, we have two -- our consultant and Krysti, Deb was on here, she can articulate a lot that was going on because we did go back and forth on this quite a lot. We had several, three, three and a half hour meetings, so -- But just read through that memo just to understand the parts that were not in the presentation tonight that are part of the recommendation from the U D O that as this is updated will be put back into the recommendation that moves to the city council, also 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 41 incorporating your recommendations tonight, assuming you make any recommendations, too. Thank you. CHAIRMAN VINYARD: Is that it? ALDERMAN FUNKHOUSER: Yep. CHAIRMAN VINYARD: Thanks. So we are voting on this here? We are making a recommendation? MS. NOBLE: However you decide. We need to go to the second public hearing right quick and then we can close it and start the deliberations. CHAIRMAN VINYARD: Okay. Krysti, please present PZC 2023-10, text amendment, please. MS. NOBLE: Sure. So these are energy industrial uses. Actually this request is bundled into the proposed UDO, but the city decided to separate these out just in case the UDO takes a little bit longer for approval, but, in general, we've also noticed a trend in industrial users seeking expansive tracts of land near rail, some on your intense road transportation, and they are looking to construct hyper energy related buildings, and some of these 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 42 buildings include data centers, refrigerated warehouses , which would be cold storage, and battery uses, such as electric vehicle battery manufacturing, charging and storage. So we have a petitioner who is looking -- who has purchased land on Lincoln Prairie property and they have an interested party that's looking to do some of these land uses, so they wanted us to be a little bit ahead before those uses come to the city asking for approval so that we can have some basis of approval for them. So staff is proposing to amend the text of the Zoning Ordinance to define these uses -- and I 'll go a little bit into the definition of them -- as permitted uses in the M -1 and M -2 manufacturing districts, and then we additionally are amending the table that regulates the minimum number of off-street parking spaces needed for these types of uses based off of how the industry standard is or number of employees, individuals that go to these sites. So data centers, if you aren't 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 43 familiar, are mega sized structures and they house network computer systems, servers for data storage, process and distribution. Just the way that I am coming to you through Zoom, somebody has to process that data. Refrigerated warehouses or cold storage, these are commonly seen in manufacturing districts, but they are primarily for storing highly perishable items for short periods of time, so anything from food, candles, film, art, plants, cosmetics, anything that you probably order off of Amazon or food service prepared would have to have one of these locations nearby that they would ship to and then ship out. And battery storage uses, these are, as I mentioned, the batteries that you would typically find, lithium ion, which would be your cell phones or your laptops, computer and medical equipment or electric vehicles. They are becoming constantly increasingly common and so it would just make sense that we would have a land use for it and so that we could regulate it. So data centers are proposed to be 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 44 defined as a facility comprised of networking computers, storage systems and computing infrastructure which organizes -- which organizations rather use to assemble, process, store and disseminate data. This includes crypto currency centers, which use network computers, storage systems, and computing infrastructure to manage the flow of digital or virtual currencies are also included. For refrigerated warehouse or cold storage, the definition would be a facility which is artificially or mechanically cooled in order to maintain the integrity and quality of perishable goods, and battery storage uses would be a use that enables battery manufacturing, charging, recycling, warehousing, storage and related uses . This may also include derived -- uses that derive energy from renewable sources such as wind and solar power to be collected, stored and then released for later use to an electric grid, power plant or private user. Finally, staff is looking to amend 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 45 the minimum parking requirements to be 20 spaces for battery storage uses and data centers over 70,000 square feet in building area, just based upon the uniqueness of the operational features and that these uses typically do not generate highly staffed employee count on site, and then the refrigerated storage will meet the minimum parking standards for general industrial uses. Staff did reach out to Bristol Kendall Fire District just to see what their input would be for these types of uses. B K F D did recommend to us that we adopt the 2023 NFPA, which is the National Fire Protection Agency, 8 55 code, and staff is in the process -- we ordered a few copies, we are in the process of adopting that if we move forward with this text amendment, and it just regulates these types of particularly battery storage uses, stationary and mobile uses. So if there is any questions for staff, and I believe the representative from Green Door, who purchased the property on Lincoln Prairie is available on Zoom if there are any questions. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 46 CHAIRMAN VINYARD: Is there anyone present who wishes to speak in favor of the request? (No response.) CHAIRMAN VINYARD: Okay. Is there anyone present who wishes to speak in opposition of this request? (No response.) CHAIRMAN VINYARD: Seeing as there are none, are there any questions from the commissioners for the petitioner? (No response.) CHAIRMAN VINYARD: Nobody. Okay. All right. So we will be concluding the public hearings. Since all public testimony regarding the petition has been taken, may I have a motion to close the taking of testimony in this public hearing? MR. WILLIAMS: So moved. MS. GOINS: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please. MS. YOUNG: Yes. Horaz. MS. HORAZ: Yes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 47 MS. YOUNG: Hyett. Hyett. MR. HYETT: Yes. Yes. MS. YOUNG: Thank you. Goins. MS. GOINS: Yes. MS. YOUNG: Millen. MR. MILLEN: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: And Williams. MR. WILLIAMS: Yes. CHAIRMAN VINYARD: All right. The public hearing portion of tonight's meeting is closed. (Which were all the proceedings had in the public hearing portion of the meeting.) ---o 0 o --- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 48 STATE OF ILLINOIS ) ) SS: COUNTY OF LASALLE ) I , CHRISTINE M . VITOSH, a Certified Shorthand Reporter of the State of Illinois, do hereby certify: That previous to the commencement of any testimony heard, the witnesses were duly sworn to testify the whole truth concerning the matters herein; That the foregoing public hearing transcript, Pages 1 through 49, was reported stenographically by me by means of machine shorthand, was simultaneously reduced to typewriting via computer-aided transcription under my personal direction, and constitutes a true record of the testimony given and the proceedings had; That the said public hearing was taken before me at the time and place specified; That I am not a relative or employee or attorney or counsel, nor a relative or employee of such attorney or counsel for any of the parties hereto, nor interested directly or indirectly in the outcome of this action. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearings - September 13, 2023 49 I further certify that my certificate attached 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. IN WITNESS WHEREOF, I do hereunto set my hand at Leland, Illinois, this 26th day of September, 2023. __________________________________ CHRISTINE M. VITOSH, C.S.R. Certificate No. 084-02883. /s/ 0 084-02883 [1] - 49:13 1 1 [8] - 8:18, 13:9, 34:14, 35:12, 35:14, 36:21, 48:11 1,350 [1] - 24:21 10 [1] - 5:22 10-4-10 [1] - 5:19 10.16.03 [1] - 6:16 11 [1] - 5:22 11-13-14 [1] - 5:18 12 [1] - 6:1 13 [1] - 1:21 14 [1] - 12:1 15 [3] - 6:2, 7:24, 12:1 16 [1] - 6:17 1974 [1] - 7:9 1st [1] - 8:22 2 2 [3] - 9:5, 9:11 20 [2] - 18:22, 45:1 2004 [1] - 7:11 2005 [1] - 7:13 2009 [1] - 7:12 2015 [1] - 21:21 2018 [1] - 7:9 2019 [1] - 7:3 2020-01 [1] - 4:9 2023 [4] - 1:21, 4:11, 45:12, 49:9 2023-09 [3] - 4:15, 5:13, 6:21 2023-10 [2] - 6:4, 41:14 2024 [1] - 8:23 22nd [1] - 31:17 24 [2] - 34:14, 35:14 26th [1] - 49:8 3 3 [5] - 8:18, 9:6, 9:7, 11:22, 13:9 31st [5] - 8:7, 8:15, 15:20, 38:3, 39:10 32 [4] - 22:23, 24:4, 26:12 32-acre [1] - 26:5 3rd [1] - 39:5 4 4 [2] - 13:10, 36:21 47 [1] - 23:2 48 [1] - 22:22 49 [1] - 48:11 5 5 [2] - 13:11, 13:16 50 [1] - 24:7 6 6 [4] - 2:20, 6:7, 21:4, 36:21 651 [1] - 1:17 7 7 [4] - 5:24, 21:4, 35:6 70,000 [1] - 45:3 750 [1] - 23:5 7:00 [1] - 1:22 8 8 [4] - 5:24, 26:21, 27:6, 28:1 80 [1] - 24:8 855 [1] - 45:13 9 9 [2] - 26:21, 27:15 900 [1] - 14:21 A AARP [1] - 15:3 able [6] - 7:18, 11:5, 12:16, 16:6, 22:4, 23:4 above-ground [1] - 21:1 absorb [1] - 28:15 accessible [1] - 30:15 accessory [6] - 13:15, 14:14, 14:16, 15:7, 39:19 accommodate [1] - 11:5 accuracy [1] - 49:5 acre [2] - 26:2, 26:7 acres [2] - 26:11, 26:12 Acting [1] - 2:2 action [1] - 48:24 actively [1] - 35:19 actual [3] - 9:21, 20:21, 29:24 add [1] - 16:2 added [2] - 17:4, 17:10 addition [1] - 33:10 additional [2] - 8:10, 16:2 additionally [2] - 6:16, 42:18 address [4] - 7:16, 11:20, 16:15, 17:23 addressed [1] - 10:21 addressing [1] - 18:5 adjacent [1] - 18:14 adjusted [2] - 20:15, 20:22 adjustments [1] - 12:7 administrative [1] - 27:8 administrators [1] - 30:5 adopt [2] - 5:16, 45:12 adopted [2] - 7:8, 7:11 adopting [1] - 45:15 ADU [1] - 15:17 ADU's [1] - 14:15 advanced [1] - 11:18 advantage [1] - 12:16 Advisory [1] - 8:8 ag [2] - 13:13 Agency [1] - 45:13 aging [1] - 15:5 ago [1] - 33:5 agricultural [1] - 13:2 ahead [3] - 17:2, 31:5, 42:9 aided [1] - 48:14 Alderman [2] - 38:19, 39:5 alderman [1] - 38:24 ALDERMAN [3] - 39:2, 39:4, 41:5 aldermen [2] - 31:22, 33:18 alley [2] - 14:11 allow [6] - 12:13, 12:15, 15:10, 16:7, 20:6, 25:6 allowed [3] - 20:6, 22:24, 27:21 allowing [3] - 12:11, 14:9, 14:11 alphabetically [1] - 12:21 ALSO [1] - 2:9 alternative [2] - 13:14, 20:11 Amazon [1] - 43:12 amend [2] - 42:13, 44:24 amended [1] - 30:10 amending [1] - 42:18 amendment [6] - 6:7, 6:13, 6:16, 6:23, 41:14, 45:16 amendments [2] - 5:14, 5:21 America [3] - 32:18, 32:21, 34:24 America's [1] - 33:15 Americans [2] - 32:13, 37:7 amount [2] - 23:12, 40:8 AND [2] - 1:10, 2:1 animal [1] - 10:19 annoyed [1] - 32:10 answer [1] - 30:22 anti [2] - 21:16, 26:15 anti-monotony [2] - 21:16, 26:15 apartments [1] - 14:9 Appearance [2] - 6:2, 7:12 appearances [1] - 23:22 application [2] - 5:14, 28:6 applications [1] - 20:13 applies [2] - 36:11, 49:2 apply [1] - 36:7 appointments [1] - 11:2 appropriate [3] - 11:11, 11:14, 38:21 appropriated [1] - 18:24 approval [6] - 27:7, 27:8, 27:13, 41:19, 42:11, 42:12 approved [2] - 8:21, 29:12 arbitrary [1] - 32:7 area [6] - 16:10, 19:20, 23:10, 24:2, 24:7, 45:3 areas [2] - 14:18, 24:12 art [2] - 33:7, 43:10 Article [3] - 35:6, 35:12, 35:14 article [2] - 34:14, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 1 36:21 articulate [1] - 40:15 artificially [1] - 44:13 artisan [1] - 19:21 assemble [1] - 44:4 assembles [1] - 19:24 assert [1] - 35:20 assume [1] - 49:4 assuming [1] - 41:2 attached [4] - 14:19, 15:22, 39:23, 49:2 attest [1] - 40:8 attorney [3] - 10:17, 48:21, 48:22 attorneys [1] - 30:6 August [3] - 8:7, 31:17, 38:3 authority [8] - 9:1, 31:20, 31:23, 32:2, 32:5, 32:6, 32:23, 33:4 auto [2] - 10:22, 10:23 automobile [1] - 10:24 autonomous [1] - 15:1 available [1] - 45:23 awful [1] - 40:12 B bakery [2] - 20:3, 20:7 bank [1] - 19:10 barber [1] - 10:11 Barksdale [1] - 2:10 Barksdale-Noble [1] - 2:10 base [1] - 23:16 based [7] - 21:23, 24:1, 29:6, 30:4, 39:14, 42:21, 45:3 basic [1] - 18:2 basis [1] - 42:11 batteries [1] - 43:16 battery [9] - 6:10, 11:18, 42:3, 43:15, 44:15, 44:16, 45:2, 45:18 becoming [1] - 43:20 beefed [1] - 17:23 beneficial [1] - 24:16 benefit [1] - 36:9 BERG [1] - 27:2 Berg [1] - 27:3 best [1] - 29:10 better [2] - 25:6, 26:2 between [3] - 9:23, 10:8, 18:11 beyond [1] - 32:5 bicycle [1] - 17:11 bike [1] - 25:19 Bill [1] - 35:12 bit [9] - 9:11, 12:6, 18:12, 28:14, 30:21, 38:17, 41:19, 42:9, 42:15 BKFD [1] - 45:11 Block [1] - 24:20 block [1] - 24:22 blocks [1] - 24:22 board [2] - 23:1, 24:7 bonus [1] - 17:12 book [1] - 36:17 books [1] - 28:23 boundaries [1] - 35:2 brand [1] - 30:14 break [3] - 10:7, 25:5, 26:20 brief [1] - 40:10 briefly [1] - 39:2 Bristol [1] - 45:9 broadening [1] - 37:22 broke [1] - 13:20 brought [2] - 19:18, 38:6 Building [1] - 5:24 building [9] - 10:4, 10:8, 11:10, 11:11, 17:10, 17:20, 27:19, 29:7, 45:3 buildings [4] - 10:7, 27:16, 41:24, 42:1 bundled [1] - 41:17 burdensome [1] - 20:19 business [3] - 11:12, 12:20, 13:5 businesses [5] - 12:21, 17:15, 21:2, 23:2, 23:23 C C.S.R [1] - 49:13 calculate [1] - 29:5 calculators [1] - 29:4 campaign [1] - 36:18 candles [1] - 43:10 cannot [5] - 15:11, 18:19, 21:23, 32:11, 33:9 car [2] - 10:24, 11:7 care [1] - 10:10 caring [2] - 14:23 carrying [3] - 27:17, 33:22, 34:6 case [2] - 21:21, 41:18 catch [2] - 12:22, 14:2 categories [2] - 13:20, 22:9 categorized [1] - 12:19 caught [1] - 12:23 cell [1] - 43:18 center [1] - 6:9 centers [6] - 11:17, 42:1, 42:24, 43:24, 44:7, 45:2 certain [2] - 29:1, 34:16 certainly [1] - 32:4 Certificate [1] - 49:13 certificate [1] - 49:1 certified [2] - 31:17, 49:4 Certified [1] - 48:3 certify [2] - 48:5, 49:1 chairman [1] - 39:5 Chairman [1] - 2:2 CHAIRMAN [28] - 3:4, 4:1, 4:13, 4:18, 5:4, 5:11, 19:12, 19:14, 26:19, 30:23, 31:3, 37:8, 37:11, 38:6, 38:13, 38:20, 38:24, 39:3, 41:4, 41:6, 41:13, 46:1, 46:5, 46:9, 46:13, 46:21, 47:8, 47:11 chairperson [1] - 38:19 change [3] - 27:17, 30:13, 37:23 changed [2] - 37:21, 40:13 changes [6] - 5:17, 8:1, 8:10, 8:14, 10:24, 27:9 chapter [4] - 7:22, 9:5, 9:11, 27:19 Chapter [14] - 5:24, 6:1, 6:2, 6:7, 6:17, 8:18, 9:6, 9:7, 9:11, 11:22, 13:16, 27:6, 27:15, 28:1 Chapters [5] - 8:18, 13:9, 13:10, 21:4, 26:21 chapters [3] - 5:23, 8:3, 8:16 charging [4] - 11:17, 14:1, 42:4, 44:17 Chris [1] - 39:4 CHRISTINE [2] - 48:3, 49:13 circulation [1] - 21:12 citizens [1] - 34:19 city [25] - 7:3, 7:4, 7:7, 8:2, 8:5, 13:4, 18:21, 19:2, 19:9, 19:16, 21:22, 25:20, 27:4, 28:19, 29:13, 29:16, 30:16, 31:21, 35:7, 36:12, 37:3, 40:24, 41:17, 42:10 City [4] - 5:13, 5:15, 6:3, 6:5 CITY [1] - 1:6 clarification [2] - 37:16, 37:20 clarifications [1] - 10:2 clarify [1] - 27:11 clarity [1] - 9:16 clean [1] - 10:7 clear [2] - 10:16, 27:14 clearance [2] - 20:18, 20:22 clearly [2] - 3:16, 34:15 click [1] - 29:17 close [4] - 15:6, 16:11, 41:11, 46:17 closed [2] - 17:18, 47:13 closer [1] - 20:21 cluster [2] - 21:15, 25:22 clustered [1] - 26:13 code [19] - 8:17, 9:17, 9:18, 11:19, 24:9, 27:21, 28:22, 29:1, 29:10, 29:15, 29:16, 29:18, 29:19, 29:24, 30:8, 30:10, 30:13, 30:17, 45:14 Code [4] - 5:15, 5:19, 6:3, 7:12 codes [2] - 28:22, 32:3 codified [2] - 28:2, 28:6 cohesive [1] - 7:5 cold [4] - 6:9, 42:2, 43:6, 44:11 collected [1] - 44:21 collection [1] - 32:10 colonists [1] - 33:3 combine [1] - 7:5 combined [2] - 7:14, 12:3 coming [4] - 16:16, 17:1, 20:14, 43:4 commencement [1] - 48:6 comments [2] - 8:8, 31:12 commercial [10] - 13:3, 13:21, 14:16, 15:7, 15:15, 16:23, 18:6, 20:7, 21:14, 22:13 Commission [1] - 3:6 COMMISSION [1] - 1:10 commission [2] - 3:10, 35:17 commissioners [2] - 37:13, 46:11 committee [12] - 7:23, 8:14, 12:13, 15:20, 33:5, 38:3, 38:16, 38:18, 39:6, 39:10, 39:11, 40:2 Committee [2] - 8:8, 40:3 common [1] - 43:21 commonly [1] - 43:7 communities [1] - 30:13 Community [1] - 2:10 community [2] - 27:9, 28:12 companies [1] - 20:16 company [4] - 19:23, 29:14, 29:18, 29:19 compatible [1] - 18:9 complete [3] - 9:13, 21:20, 25:9 complexity [1] - 40:9 component [1] - 28:21 Comprehensive [1] - 4:10 comprised [1] - 44:1 computer [3] - 43:2, 43:18, 48:14 computer-aided [1] - 48:14 computers [2] - 44:2, 44:7 computing [2] - 44:2, 44:8 concept [3] - 14:14, 18:16, 19:21 concepts [2] - 10:21, 21:15 concerning [1] - 48:8 concerns [1] - 16:15 concise [1] - 40:10 concluding [1] - 46:14 confining [1] - 26:10 conforming [1] - 27:15 connection [1] - 4:21 connectivity [6] - 21:12, 24:23, 25:1, 25:6, 38:11, 39:20 conservation [1] - 26:8 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 2 considered [1] - 3:10 constantly [1] - 43:20 constitutes [1] - 48:15 constitution [3] - 33:9, 34:11, 34:16 Constitution [4] - 34:15, 35:7, 35:13, 36:22 constitutional [2] - 32:21, 33:15 constitutions [7] - 32:1, 33:17, 33:19, 33:23, 34:7, 36:7, 37:5 Constitutions [1] - 33:13 construct [1] - 41:23 construed [1] - 34:17 consultant [3] - 27:4, 33:6, 40:14 containers [1] - 16:19 content [5] - 21:22, 21:23, 22:3, 22:8, 30:3 context [1] - 9:1 continue [1] - 22:16 Control [2] - 5:23, 7:10 control [1] - 49:6 controlling [1] - 36:14 conventional [1] - 26:6 conversations [1] - 8:12 cooled [1] - 44:13 copies [3] - 45:15, 49:3, 49:6 corner [2] - 25:23, 26:16 correct [3] - 37:22, 37:24 cosmetics [1] - 43:11 council [5] - 18:21, 28:19, 31:17, 31:21, 40:24 counsel [2] - 48:21, 48:22 count [1] - 45:6 County [1] - 6:5 COUNTY [1] - 48:2 couple [3] - 20:14, 38:10, 39:21 COVID [1] - 36:1 created [2] - 18:7, 28:24 crypto [1] - 44:6 currencies [1] - 44:9 currency [1] - 44:6 current [7] - 10:3, 20:20, 21:24, 22:15, 22:16, 22:23, 26:7 cutting [1] - 30:6 D Danny [1] - 2:4 data [9] - 6:8, 11:17, 42:1, 42:24, 43:2, 43:5, 43:24, 44:5, 45:2 date [2] - 8:20, 8:22 deals [2] - 9:5, 27:19 dealt [1] - 21:21 Deb [3] - 38:18, 40:8, 40:15 deb [1] - 39:5 Deborah [1] - 2:3 decide [1] - 41:9 decided [2] - 12:13, 41:18 dedication [1] - 21:18 define [1] - 42:14 defined [1] - 44:1 definition [8] - 9:21, 10:13, 32:8, 37:20, 37:22, 38:5, 42:16, 44:12 definitions [5] - 6:14, 9:5, 9:12, 9:14, 9:15 deliberations [1] - 41:12 delivered [1] - 31:16 delve [1] - 21:4 delves [2] - 11:22, 13:16 delving [1] - 21:19 denied [1] - 16:13 dense [1] - 7:6 deny [1] - 34:17 derive [1] - 44:20 derived [1] - 44:19 design [2] - 25:8, 25:9 designs [1] - 21:11 detached [4] - 14:20, 15:11, 15:15, 15:21 determine [4] - 22:2, 22:4, 22:6 develop [1] - 19:6 developer [3] - 28:5, 28:13, 28:17 developers [2] - 7:19, 24:18 development [12] - 10:22, 13:17, 14:7, 18:12, 19:17, 20:20, 25:22, 26:3, 26:10, 27:13, 28:3, 28:8 Development [6] - 2:11, 4:15, 5:16, 6:22, 7:16, 40:3 developments [4] - 21:13, 21:14, 21:15, 24:19 different [4] - 9:8, 22:19, 22:20, 38:5 difficult [1] - 24:2 digital [1] - 44:9 direct [1] - 22:10 direction [2] - 48:15, 49:6 directly [1] - 48:23 Director [1] - 2:11 disbursement [1] - 36:19 discussed [1] - 35:14 discussing [1] - 31:18 discussion [2] - 5:12, 12:10 discussions [1] - 8:4 disparage [1] - 34:18 disseminate [1] - 44:5 distribution [2] - 36:18, 43:3 district [6] - 11:12, 11:23, 13:5, 16:4, 19:22 District [4] - 5:17, 9:7, 16:5, 45:10 Districts [1] - 6:12 districts [14] - 6:15, 9:8, 9:9, 11:6, 11:24, 12:1, 12:3, 12:4, 13:13, 20:7, 20:10, 42:17, 43:8 dive [1] - 30:21 doc [1] - 10:17 doctor [1] - 10:17 document [8] - 7:6, 8:7, 8:10, 8:21, 8:24, 9:4, 9:24, 13:8 documents [3] - 7:14, 35:22, 36:7 done [1] - 27:8 Door [1] - 45:22 down [3] - 12:1, 13:20, 39:8 downtown [2] - 20:7, 23:1 Drive [1] - 1:17 drive [2] - 11:4, 11:13 driveway [2] - 16:2, 16:10 driving [1] - 17:3 dropped [1] - 4:22 due [1] - 21:20 duly [3] - 3:23, 31:8, 48:7 duplexes [1] - 14:8 during [4] - 3:19, 4:2, 23:6, 23:12 duty [1] - 35:19 dwelling [5] - 14:15, 14:17, 26:7, 37:21, 39:19 E easier [5] - 12:19, 13:6, 24:9, 30:2, 36:3 east [2] - 23:2, 24:15 east-west [1] - 24:15 easy [2] - 23:21, 27:11 Economic [1] - 40:3 edge [1] - 30:6 effective [2] - 8:20, 8:22 eight [1] - 26:11 either [1] - 27:19 elected [2] - 33:19, 34:3 election [1] - 23:13 electric [3] - 42:3, 43:19, 44:23 electrical [1] - 13:24 electronic [1] - 24:6 element [1] - 25:18 elements [4] - 25:8, 25:11, 25:16, 26:9 eliminated [1] - 12:2 emphasis [1] - 16:24 employee [3] - 45:6, 48:20, 48:21 employees [1] - 42:22 enables [1] - 44:16 enacted [1] - 36:5 enclosed [3] - 10:22, 11:8, 11:9 Encode [3] - 29:14, 29:19 encouraging [2] - 17:11, 24:22 encroach [1] - 12:11 encroachment [1] - 12:14 end [2] - 34:11, 34:19 energy [7] - 11:19, 13:14, 20:11, 24:14, 41:15, 41:24, 44:20 engineer [1] - 25:20 entering [1] - 17:19 entrance [1] - 23:5 enumerated [3] - 34:13, 35:11, 35:22 enumeration [1] - 34:16 environmental [1] - 26:9 equipment [1] - 43:19 essentially [2] - 26:11, 27:7 establish [2] - 13:12, 16:20 established [3] - 27:20, 34:24, 35:2 establishes [4] - 8:19, 8:20, 9:8, 11:24 establishment [1] - 6:14 EV [1] - 13:24 evening [1] - 6:24 evidence [1] - 31:15 evoke [1] - 22:20 exactly [1] - 19:13 example [6] - 10:20, 11:7, 12:18, 20:3, 26:5, 30:7 excuse [2] - 26:9, 26:18 executed [1] - 36:9 existing [5] - 5:15, 5:22, 7:4, 13:8, 27:18 expand [1] - 38:17 expanding [1] - 22:13 expansive [1] - 41:21 explained [1] - 33:6 explore [1] - 8:13 exposure [1] - 23:3 expound [1] - 39:1 expression [3] - 33:8, 33:11, 36:14 F face [1] - 23:9 faced [1] - 14:12 facilities [4] - 11:9, 11:13, 17:9 facility [2] - 44:1, 44:12 facing [1] - 28:4 fall [1] - 31:20 familiar [2] - 13:4, 43:1 family [5] - 14:22, 15:6, 37:21, 38:4, 38:5 fantastic [1] - 40:14 far [2] - 8:3, 22:12 favor [3] - 4:5, 30:24, 46:2 feature [1] - 28:1 features [2] - 26:17, 45:4 fee [4] - 18:17, 18:23, 18:24, 19:5 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 3 feet [11] - 12:11, 12:13, 14:21, 16:5, 16:11, 22:22, 23:5, 24:3, 24:4, 24:21, 45:3 fellow [1] - 32:12 fence [1] - 16:9 fencing [1] - 13:19 few [4] - 25:10, 31:12, 33:5, 45:15 figure [1] - 35:9 filed [1] - 5:14 film [1] - 43:10 final [3] - 19:16, 28:21, 39:16 finally [2] - 26:14, 44:24 fine [1] - 29:23 Fire [2] - 45:10, 45:13 first [3] - 4:3, 20:4, 31:8 five [2] - 12:13, 16:11 Flooding [1] - 6:1 floor [1] - 20:4 flow [1] - 44:9 followed [1] - 4:6 following [3] - 3:1, 4:1, 5:23 follows [3] - 4:3, 5:12, 31:9 food [2] - 43:10, 43:12 foot [4] - 18:3, 22:23, 23:19, 23:20 footage [1] - 23:10 force [1] - 33:3 foregoing [1] - 48:10 form [2] - 35:1, 37:6 formed [1] - 32:20 forth [2] - 9:23, 40:17 forum [1] - 28:24 forward [4] - 27:18, 27:24, 28:4, 45:16 founded [1] - 32:18 founding [1] - 36:7 four [1] - 8:1 frames [1] - 22:24 freedom [1] - 37:7 freely [1] - 36:23 friendly [2] - 7:15, 28:23 front [2] - 7:1, 31:15 frontage [3] - 14:10, 14:13, 29:7 frontages [1] - 12:16 function [1] - 35:2 fundamental [1] - 37:5 funds [1] - 19:10 Funkhouser [3] - 38:19, 38:24, 39:4 FUNKHOUSER [3] - 39:2, 39:4, 41:5 furthermore [1] - 34:10 future [3] - 17:1, 20:14, 32:17 G gap [1] - 15:4 garage [5] - 14:20, 15:13, 16:3, 22:5, 22:6 garages [1] - 14:13 General [1] - 6:11 general [3] - 8:19, 41:20, 45:8 generate [1] - 45:5 George [2] - 33:2 Gilbert [1] - 21:20 gist [1] - 30:19 given [5] - 32:6, 33:4, 35:3, 36:16, 48:16 glad [1] - 38:6 God [1] - 33:4 GOINS [3] - 4:24, 46:20, 47:4 Goins [3] - 2:6, 4:23, 47:3 goods [1] - 44:15 government [6] - 34:23, 35:1, 35:4, 35:5, 36:16, 37:6 grant [2] - 32:1, 35:7 granted [11] - 31:21, 31:23, 32:4, 33:21, 33:23, 34:5, 34:7, 34:22, 35:21, 36:13, 37:3 graphic [1] - 7:6 graphics [1] - 24:8 great [1] - 30:16 greater [1] - 25:4 green [1] - 37:18 Green [1] - 45:22 Greg [1] - 2:5 grid [1] - 44:23 ground [5] - 20:22, 21:1, 22:9, 23:15 growth [1] - 8:2 Guess [1] - 12:21 H half [2] - 23:19, 40:18 hand [3] - 3:22, 49:4, 49:8 hard [1] - 36:6 heard [2] - 3:14, 48:7 HEARING [1] - 1:11 hearing [15] - 3:3, 3:20, 4:3, 4:9, 4:14, 6:20, 11:21, 28:18, 36:12, 41:10, 46:18, 47:12, 47:15, 48:10, 48:18 hearings [5] - 3:4, 3:5, 3:7, 5:12, 46:15 held [1] - 8:9 helped [1] - 27:4 hence [1] - 23:16 hereby [1] - 48:5 herein [1] - 48:9 hereto [2] - 48:23, 49:2 hereunto [1] - 49:7 higher [2] - 22:20, 32:23 highlighted [1] - 26:16 highly [2] - 43:9, 45:6 hit [1] - 28:18 holistically [1] - 7:9 home [8] - 7:18, 14:24, 15:5, 15:10, 15:12, 37:21 homes [2] - 12:15, 26:12 hoping [1] - 29:10 Horaz [4] - 2:3, 5:7, 39:6, 46:23 HORAZ [3] - 4:16, 5:8, 46:24 hospitals [1] - 10:19 hour [1] - 40:18 hours [1] - 23:6 house [2] - 8:6, 43:2 houses [1] - 37:1 housing [2] - 14:8, 15:4 hover [1] - 9:20 hundreds [1] - 24:3 HYETT [2] - 5:9, 47:2 Hyett [6] - 2:7, 4:20, 5:9, 47:1 hyper [1] - 41:24 I idea [3] - 14:20, 19:4, 19:18 identifies [1] - 9:1 identify [1] - 6:8 ILLINOIS [2] - 1:7, 48:1 Illinois [9] - 1:18, 5:18, 6:6, 34:15, 35:7, 35:12, 36:22, 48:4, 49:8 image [3] - 9:17, 14:17, 15:8 images [1] - 13:22 implemented [3] - 19:4, 20:9, 22:11 implementing [1] - 9:2 improved [1] - 14:6 IN [2] - 2:1, 49:7 inaudible) [1] - 19:12 include [2] - 42:1, 44:19 included [3] - 8:11, 25:9, 44:10 includes [2] - 8:17, 44:6 including [1] - 5:17 incompatible [2] - 17:23, 18:13 incorporating [1] - 41:1 increased [2] - 21:16, 24:6 increasingly [1] - 43:21 indicate [1] - 14:18 indirectly [1] - 48:24 individual [2] - 19:23, 34:18 individuals [1] - 42:22 indoor [1] - 17:8 industrial [9] - 11:6, 11:15, 13:5, 13:21, 19:17, 20:10, 41:16, 41:21, 45:8 industry [2] - 11:1, 42:21 information [2] - 8:13, 29:8 informational [1] - 36:20 infrastructure [2] - 44:3, 44:8 initiated [1] - 7:3 input [1] - 45:11 inside [1] - 11:10 instance [2] - 12:10, 17:2 instead [4] - 11:3, 12:20, 13:7, 17:6 institutional [1] - 13:14 integrate [1] - 29:21 integrates [1] - 29:24 integrity [1] - 44:14 intense [4] - 17:24, 18:12, 41:22 intentionally [1] - 32:20 interchangeably [1] - 10:5 interested [3] - 29:2, 42:7, 48:23 interfere [1] - 36:18 internet [1] - 30:4 internet-based [1] - 30:4 introduced [1] - 18:16 introduces [1] - 8:24 invite [1] - 3:8 involved [2] - 16:9, 29:4 ion [1] - 43:17 items [2] - 39:21, 43:9 itself [8] - 8:8, 8:18, 8:21, 9:3, 13:11, 15:2, 15:17, 24:9 J Jackie [2] - 27:3, 33:6 January [1] - 8:22 Jesus [2] - 32:23, 33:2 join [1] - 37:4 jump [1] - 9:10 jumping [1] - 9:23 justified [1] - 18:21 K keep [1] - 39:17 Kendall [2] - 6:5, 45:10 key [1] - 31:21 kind [16] - 10:4, 11:24, 12:2, 13:9, 13:11, 15:8, 16:20, 17:11, 17:17, 18:2, 18:9, 21:16, 24:2, 24:15, 25:5, 28:6 king [1] - 33:2 King [1] - 33:2 KREMPSKI [3] - 2:20, 31:7, 31:10 Krempski [1] - 31:10 Krysti [8] - 2:10, 6:20, 37:14, 39:9, 39:22, 40:11, 40:15, 41:13 L lag [2] - 8:20, 14:3 land [10] - 18:9, 18:13, 21:17, 33:17, 33:24, 34:8, 41:21, 42:6, 42:8, 43:22 landscape [4] - 16:9, 18:1, 18:4, 23:14 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 4 Landscape [1] - 6:2 landscaping [5] - 13:18, 17:22, 19:5, 23:16, 23:20 Landscaping [1] - 7:11 language [1] - 27:10 laptops [1] - 43:18 larger [3] - 22:21, 23:10, 25:15 LASALLE [1] - 48:2 last [2] - 7:9, 7:24 lawful [1] - 31:14 laws [2] - 33:21, 34:5 lawyer [1] - 10:18 lay [3] - 24:18, 24:24, 26:1 leave [1] - 38:4 left [4] - 9:16, 15:8, 25:20, 25:23 legally [1] - 27:20 legislatures [1] - 35:8 Leland [1] - 49:8 lengths [1] - 24:20 less [2] - 17:24, 20:19 liberty [2] - 32:12, 37:6 licensed [1] - 10:15 lieu [2] - 18:17, 19:5 lighting [2] - 13:19, 21:3 limit [1] - 36:17 limited [3] - 33:22, 34:6, 35:1 Limited [1] - 6:11 Lincoln [2] - 42:6, 45:22 line [2] - 14:10, 16:12 linear [2] - 18:3, 24:21 list [2] - 9:13, 22:14 listed [1] - 34:11 lists [1] - 31:15 literally [1] - 32:8 lithium [1] - 43:17 livable [2] - 14:18, 14:21 live [3] - 20:1, 32:19, 33:4 live/work [1] - 19:19 living [1] - 15:1 loading [1] - 6:17 local [1] - 23:12 located [3] - 16:21, 17:17, 27:23 location [1] - 7:19 locations [1] - 43:13 loft [1] - 19:19 lofts [1] - 20:4 look [13] - 7:4, 9:17, 11:2, 13:16, 13:22, 17:10, 22:3, 22:6, 29:1, 29:3, 29:16, 30:3, 38:9 looked [7] - 21:6, 21:11, 21:14, 21:17, 22:13, 24:12, 30:8 looking [14] - 7:17, 8:2, 8:22, 10:6, 15:5, 22:18, 23:8, 24:13, 30:11, 39:13, 41:23, 42:6, 42:8, 44:24 Looks [1] - 4:21 loved [1] - 14:24 M M-1 [2] - 6:10, 42:17 M-2 [2] - 6:11, 42:17 machine [1] - 48:12 mail [1] - 31:17 maintain [1] - 44:14 maintained [1] - 27:23 maintenance [2] - 19:1, 21:8 major [4] - 23:9, 24:3, 24:12, 27:17 manage [1] - 44:8 management [1] - 8:2 mandates [2] - 33:3, 36:1 Manufacturing [2] - 6:11, 6:12 manufacturing [6] - 19:21, 19:22, 42:4, 42:17, 43:7, 44:16 map [2] - 4:10, 6:22 Map [1] - 5:17 maps [1] - 29:4 March [1] - 7:3 Marlys [1] - 2:12 massage [1] - 17:5 material [3] - 18:4, 22:13, 22:21 materials [2] - 22:20, 36:19 matters [1] - 48:9 maximum [4] - 14:21, 18:22, 20:5, 29:6 mean [1] - 34:20 means [2] - 34:20, 48:12 meant [1] - 27:10 measurements [1] - 21:7 meat [1] - 13:11 mechanical [2] - 20:24, 21:2 mechanically [1] - 44:13 medical [1] - 43:18 meet [3] - 18:19, 20:19, 45:7 meeting [9] - 3:7, 8:9, 15:20, 28:12, 33:6, 38:3, 39:16, 47:12, 47:16 meetings [3] - 28:9, 28:10, 40:18 mega [1] - 43:1 member [3] - 3:21, 14:22, 38:16 members [3] - 3:8, 9:2, 14:4 memo [6] - 7:22, 8:13, 30:21, 39:22, 40:10, 40:19 memorialized [1] - 32:24 men [2] - 32:18, 33:3 mentioned [7] - 13:13, 30:15, 39:9, 39:21, 39:22, 40:4, 43:16 mentioning [1] - 11:23 message [1] - 24:6 met [1] - 7:24 mic [1] - 37:17 middle [2] - 14:17, 15:8 Millen [3] - 2:5, 5:1, 47:5 MILLEN [2] - 5:2, 47:6 mine [1] - 37:19 minimum [6] - 17:21, 18:19, 20:22, 42:19, 45:1, 45:7 minor [1] - 12:7 Minute [1] - 2:12 mobile [1] - 45:19 modernized [2] - 12:5, 21:2 Molly [1] - 31:10 MOLLY [2] - 2:20, 31:7 monarch [1] - 32:20 monotony [2] - 21:16, 26:15 monument [2] - 22:12, 22:14 most [1] - 25:3 motion [5] - 4:8, 4:13, 4:19, 46:16, 46:22 mounted [2] - 22:10, 24:14 mouse [1] - 9:20 mouthful [1] - 6:19 move [1] - 45:16 moved [2] - 4:16, 46:19 moves [1] - 40:24 moving [2] - 27:23, 30:16 MR [11] - 4:17, 5:2, 5:6, 5:9, 37:15, 37:19, 38:1, 46:19, 47:2, 47:6, 47:10 MS [36] - 4:11, 4:16, 4:20, 4:21, 4:23, 4:24, 5:1, 5:3, 5:5, 5:7, 5:8, 5:10, 6:24, 19:13, 19:15, 26:21, 27:2, 28:1, 31:10, 37:17, 37:24, 38:2, 38:9, 38:14, 38:22, 41:9, 41:15, 46:20, 46:23, 46:24, 47:1, 47:3, 47:4, 47:5, 47:7, 47:9 multi [2] - 14:8, 25:12 multi-unit [1] - 14:8 multi-use [1] - 25:12 muni [1] - 29:18 Municipal [1] - 5:19 murals [2] - 33:7, 33:9 must [3] - 35:1, 35:9, 35:21 N nail [1] - 10:18 name [3] - 3:17, 31:5, 31:10 narrow [1] - 35:2 national [1] - 23:13 National [1] - 45:13 near [1] - 41:22 nearby [1] - 43:13 necessarily [2] - 10:5, 29:9 necessary [2] - 33:22, 34:6 need [5] - 18:10, 27:13, 27:23, 36:2, 41:9 needed [1] - 42:20 neighbor's [1] - 32:10 neighborhood [1] - 25:14 neighborhoods [1] - 25:7 neighboring [1] - 28:14 network [2] - 43:2, 44:7 networking [1] - 44:1 neutral [1] - 22:8 new [8] - 5:16, 10:21, 10:24, 11:16, 14:5, 21:14, 23:14, 28:2 newer [1] - 11:19 newly [1] - 31:12 next [3] - 11:21, 17:24, 18:5 NFPA [1] - 45:12 nice [1] - 18:11 Nice [1] - 19:14 night [2] - 8:9, 28:19 nine [1] - 8:16 Noble [1] - 2:10 NOBLE [15] - 4:11, 4:21, 6:24, 19:13, 19:15, 26:21, 28:1, 37:17, 37:24, 38:2, 38:9, 38:14, 38:22, 41:9, 41:15 nobody [1] - 46:13 non [2] - 26:23, 27:15 non-conforming [1] - 27:15 non-performance [1] - 26:23 none [2] - 37:12, 46:10 notice [3] - 20:12, 28:18, 31:14 noticed [1] - 41:20 notifications [1] - 30:9 notified [1] - 30:10 number [7] - 4:9, 4:14, 18:3, 28:9, 36:17, 42:19, 42:22 numerous [1] - 5:14 O oath [1] - 33:18 obligation [1] - 35:15 obstructions [1] - 12:8 obviously [2] - 40:8, 40:13 occupation [2] - 15:10, 15:12 occupations [1] - 15:11 OF [3] - 1:6, 48:1, 48:2 off-site [3] - 11:2, 22:1, 22:2 off-street [6] - 13:18, 18:18, 18:22, 19:1, 22:1, 42:19 offering [1] - 17:20 office [4] - 10:9, 10:12, 10:13, 10:16 officials [1] - 35:20 on-ground [1] - 21:1 on-street [3] - 19:2, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 5 25:11, 25:19 once [1] - 36:5 one [26] - 3:16, 6:4, 7:5, 7:19, 12:9, 12:22, 14:24, 15:15, 17:2, 18:17, 20:5, 20:6, 23:4, 24:5, 25:2, 25:4, 26:2, 26:6, 28:1, 30:12, 36:4, 37:15, 37:18, 39:7, 43:13 one-to-three [1] - 25:4 one-to-two [1] - 25:2 ones [2] - 26:17, 34:13 online [2] - 29:16, 30:17 open [10] - 4:8, 4:14, 6:20, 8:6, 10:23, 11:3, 12:12, 12:17, 16:10 operate [3] - 15:12, 15:15, 34:24 operation [3] - 6:14, 10:14, 23:6 operational [1] - 45:4 opportunity [2] - 23:3, 32:11 opposed [2] - 10:23, 22:22 opposition [4] - 4:6, 31:4, 37:9, 46:6 oppress [1] - 32:16 oppressive [1] - 32:19 option [2] - 20:2, 30:17 order [4] - 4:2, 35:23, 43:12, 44:13 ordered [1] - 45:14 ordinance [7] - 9:3, 10:3, 10:11, 19:5, 21:6, 21:24, 36:4 Ordinance [11] - 4:15, 5:16, 5:20, 6:8, 6:18, 6:22, 7:8, 7:12, 7:16, 16:17, 42:14 ordinances [2] - 7:5, 7:7 Ordinances [3] - 5:15, 6:2, 7:10 organizations [1] - 44:4 organizes [1] - 44:3 orientation [2] - 24:13, 24:15 original [1] - 49:2 originally [1] - 7:8 originates [1] - 32:22 outcome [1] - 48:24 outdoor [6] - 11:8, 11:13, 13:19, 16:19, 17:3, 21:3 outright [2] - 15:18, 17:6 outside [1] - 31:20 oversee [1] - 35:15 overstep [1] - 35:20 own [3] - 7:24, 15:1, 33:12 owner [1] - 15:1 P p.m [1] - 1:22 packet [2] - 7:21, 38:10 pad [3] - 16:1, 16:6, 16:8 PAGE [1] - 2:19 Pages [1] - 48:11 pages [2] - 9:23, 36:17 pamphlets [1] - 36:20 panels [1] - 24:14 paperless [1] - 30:16 papers [1] - 37:1 Pardon [1] - 27:3 park [1] - 21:17 parking [19] - 6:17, 13:18, 15:23, 16:1, 16:6, 16:8, 17:11, 17:13, 17:19, 17:21, 18:18, 18:20, 18:23, 19:1, 19:3, 25:11, 42:20, 45:1, 45:8 parkway [1] - 25:13 parlors [1] - 17:5 part [2] - 38:11, 40:21 particular [2] - 9:22, 30:11 particularly [2] - 21:13, 45:18 parties [1] - 48:23 partnered [1] - 29:13 partners [2] - 29:15, 29:19 parts [1] - 40:20 party [1] - 42:8 pass [2] - 33:21, 34:5 passed [2] - 20:13, 36:4 password [1] - 30:12 path [1] - 25:19 pay [1] - 19:8 People [1] - 31:11 people [26] - 11:1, 11:2, 16:14, 17:19, 24:13, 32:22, 33:5, 33:11, 33:17, 33:20, 34:1, 34:4, 34:9, 34:11, 34:12, 34:21, 35:3, 35:4, 35:11, 35:14, 35:24, 36:8, 36:9, 36:10, 36:22 people's [1] - 36:13 per [4] - 18:3, 26:2, 26:7, 33:12 percent [3] - 18:22, 24:7, 24:8 performance [1] - 26:23 periodically [1] - 32:9 periods [1] - 43:9 perishable [2] - 43:9, 44:15 permanent [1] - 10:7 permit [2] - 27:13, 29:9 permits [1] - 16:13 permitted [9] - 6:7, 6:10, 12:5, 12:8, 15:18, 15:22, 17:7, 21:7, 42:16 PERSON [1] - 2:1 personal [3] - 10:10, 17:9, 48:15 persons [3] - 3:11, 3:15, 37:1 petition [1] - 46:16 Petition [2] - 4:9, 4:14 petitioner [7] - 3:13, 3:20, 4:4, 6:6, 37:13, 42:5, 46:11 phones [1] - 43:18 pick [1] - 17:15 pick-up [1] - 17:15 place [1] - 48:19 places [1] - 18:17 plan [2] - 3:19, 31:13 Plan [1] - 4:10 planners [1] - 30:5 Planning [1] - 3:6 PLANNING [1] - 1:10 plans [1] - 28:17 plant [3] - 19:10, 19:15, 44:23 plants [1] - 43:11 Plus [3] - 29:14, 29:20 podium [2] - 3:18, 31:9 pods [1] - 16:19 point [1] - 36:11 Pointe [1] - 1:17 points [1] - 25:1 popular [2] - 15:2, 33:1 porch [2] - 12:12, 12:17 porches [1] - 12:10 portable [1] - 16:19 portion [2] - 47:12, 47:15 position [2] - 36:15, 39:8 possessions [1] - 37:1 posting [2] - 23:7, 23:9 power [15] - 32:7, 32:21, 33:21, 34:5, 34:22, 35:3, 35:5, 35:8, 35:21, 35:23, 36:13, 36:17, 37:2, 44:21, 44:23 powers [2] - 33:22, 34:6 Prairie [3] - 1:17, 42:7, 45:23 premise [1] - 34:3 prepared [1] - 43:12 presence [1] - 35:16 present [8] - 3:12, 6:21, 30:24, 31:4, 38:23, 41:14, 46:2, 46:6 PRESENT [2] - 2:1, 2:9 presentation [8] - 4:4, 7:1, 8:4, 8:11, 30:2, 30:20, 40:11, 40:21 presented [1] - 39:13 preservation [1] - 19:6 pretty [1] - 26:22 prevent [1] - 36:3 previous [1] - 48:6 previously [1] - 39:12 primarily [1] - 43:8 principles [1] - 37:5 private [8] - 14:11, 31:19, 31:22, 32:2, 32:12, 33:12, 36:14, 44:23 procedures [1] - 27:8 proceedings [3] - 3:2, 47:14, 48:17 process [17] - 7:4, 9:24, 18:22, 20:17, 20:19, 25:24, 26:23, 27:5, 27:7, 27:11, 28:7, 28:10, 43:3, 43:5, 44:4, 45:14, 45:15 processes [2] - 8:3, 28:3 produces [1] - 19:24 professional [3] - 10:9, 10:11, 10:13 project [2] - 28:13, 28:20 property [13] - 7:18, 14:10, 15:16, 16:11, 31:19, 31:24, 32:2, 32:4, 33:12, 33:14, 36:14, 42:7, 45:22 proportion [1] - 24:1 proportionate [1] - 23:21 proposed [11] - 3:9, 5:21, 6:18, 8:9, 15:18, 22:18, 22:21, 23:8, 31:12, 41:17, 43:24 proposing [5] - 6:6, 16:7, 23:18, 24:23, 42:13 protected [2] - 30:12, 33:8 Protection [1] - 45:13 provide [3] - 6:13, 8:7, 23:19 provided [1] - 8:13 provider [1] - 29:15 provides [3] - 9:1, 9:16, 29:18 provisions [2] - 8:19, 31:24 PUBLIC [1] - 1:11 public [39] - 3:2, 3:4, 3:5, 3:8, 3:11, 3:20, 3:21, 4:2, 4:9, 4:14, 5:11, 6:20, 8:6, 8:12, 11:8, 11:13, 11:21, 19:2, 19:3, 25:21, 28:4, 28:18, 28:24, 31:22, 31:24, 32:3, 33:14, 33:16, 35:16, 35:20, 41:10, 46:14, 46:15, 46:17, 47:12, 47:15, 48:10, 48:18 publish [1] - 36:23 PUD [1] - 25:24 purchased [2] - 42:6, 45:22 purpose [2] - 3:7, 21:6 purposes [1] - 9:9 pursuant [1] - 5:18 put [8] - 9:20, 16:24, 19:10, 29:9, 39:11, 40:5, 40:9, 40:23 PZC [6] - 4:9, 4:11, 4:14, 5:13, 6:4, 41:14 Q quality [2] - 22:20, 44:14 questions [8] - 3:13, 30:20, 30:22, 37:12, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 6 40:13, 45:20, 45:24, 46:10 quick [3] - 29:3, 41:10 quite [1] - 40:17 quote [4] - 34:15, 34:19, 36:23, 36:24 R R-2 [1] - 16:5 rail [1] - 41:22 raise [1] - 3:21 range [1] - 7:7 ranges [1] - 17:3 rather [1] - 44:4 ratio [1] - 25:2 reach [1] - 45:9 read [5] - 24:5, 24:9, 34:2, 36:6, 40:19 reader [1] - 10:1 Reagan [1] - 2:6 really [5] - 18:4, 27:10, 27:11, 27:16, 36:6 receiving [1] - 4:2 recommend [3] - 25:21, 28:12, 45:12 recommendation [8] - 15:19, 28:11, 38:2, 38:15, 39:17, 40:22, 40:23, 41:8 recommendations [11] - 38:7, 39:11, 39:12, 39:15, 39:18, 39:24, 40:1, 40:5, 40:7, 41:1, 41:2 recommended [5] - 8:15, 17:5, 24:17, 38:8, 38:11 recommending [3] - 15:3, 15:14, 24:21 record [1] - 48:16 recycling [1] - 44:17 red [1] - 14:18 reduced [1] - 48:13 reduction [2] - 17:13, 17:20 Reed [1] - 21:20 reference [2] - 7:6, 29:3 referenced [1] - 9:14 referring [1] - 37:4 refrigerated [5] - 6:9, 42:1, 43:6, 44:11, 45:7 regard [1] - 39:18 regarding [3] - 3:9, 3:14, 46:15 regards [2] - 13:18, 38:15 regular [3] - 36:8, 36:9, 36:10 regulate [9] - 16:24, 21:23, 23:21, 31:23, 32:2, 36:13, 36:19, 37:2, 43:23 regulated [3] - 21:11, 23:24, 33:9 regulates [2] - 42:19, 45:17 regulating [2] - 13:23, 17:16 regulation [4] - 16:18, 21:22, 22:9, 33:14 Regulations [2] - 5:24, 6:1 regulations [13] - 15:24, 17:4, 17:11, 20:12, 22:15, 22:16, 22:18, 23:7, 26:15, 27:18, 31:13, 32:15, 32:16 relate [1] - 5:21 related [3] - 6:18, 41:24, 44:18 relating [1] - 14:7 relative [2] - 48:20, 48:21 released [1] - 44:22 remains [2] - 32:22, 35:24 remember [1] - 32:14 remotely [1] - 14:4 remove [1] - 19:8 renewable [1] - 44:20 repeat [1] - 3:22 replace [1] - 19:7 replies [1] - 39:18 reported [1] - 48:11 Reporter [1] - 48:4 represent [2] - 3:17, 31:11 representative [1] - 45:21 representatives [2] - 33:20, 34:4 reproduced [1] - 49:5 republic [3] - 32:21, 33:16, 37:6 request [10] - 3:9, 3:13, 3:14, 4:5, 4:7, 31:1, 31:5, 41:16, 46:3, 46:7 require [1] - 23:15 required [5] - 12:12, 16:3, 17:21, 25:16, 25:19 requirement [1] - 24:17 requirements [6] - 17:14, 18:1, 18:20, 21:1, 23:14, 45:1 requires [1] - 10:14 reserved [1] - 34:21 reserves [1] - 36:22 resident [1] - 18:5 residential [7] - 13:2, 13:21, 14:2, 14:5, 14:6, 20:5, 21:13 residents [3] - 7:17, 16:17, 28:14 respecting [1] - 33:24 response [6] - 31:2, 33:1, 37:10, 46:4, 46:8, 46:12 responsibility [1] - 49:5 responsibly [1] - 35:23 restrictions [1] - 31:19 result [1] - 32:20 retained [3] - 34:18, 34:21, 35:13 reverse [1] - 36:4 review [6] - 8:7, 18:21, 26:22, 27:6, 28:17, 40:2 reviewing [1] - 9:18 reviews [1] - 7:23 Revolutionary [1] - 33:1 rewrite [1] - 21:20 Richard [1] - 2:2 ride [1] - 17:14 right-of-way [1] - 23:6 rights [13] - 32:2, 32:12, 33:24, 34:8, 34:10, 34:12, 34:17, 35:10, 35:11, 35:13, 35:20, 35:22, 37:2 Rights [1] - 35:12 road [1] - 41:22 robust [2] - 7:22, 18:15 roll [2] - 4:18, 46:21 roof [1] - 24:14 roof-mounted [1] - 24:14 Rusty [1] - 2:7 S sale [3] - 11:5, 22:5, 22:7 sales [4] - 10:22, 10:23, 10:24, 11:3 sandwich [1] - 22:24 saving [1] - 26:8 saw [2] - 35:24, 37:20 scheduled [1] - 3:5 screen [2] - 14:3, 22:15 screening [5] - 16:8, 16:10, 18:10, 18:15, 20:24 searching [1] - 13:7 seats [1] - 33:19 second [5] - 4:17, 6:4, 26:20, 41:10, 46:20 section [2] - 27:17, 30:11 Section [6] - 5:18, 5:19, 34:14, 35:6, 35:14, 36:21 sections [1] - 29:1 secure [1] - 36:24 security [1] - 33:12 see [17] - 9:17, 9:19, 11:4, 13:24, 14:17, 16:15, 17:3, 22:14, 23:17, 25:22, 26:16, 29:11, 29:16, 29:22, 30:7, 35:17, 45:10 seeing [2] - 37:11, 46:9 seeking [1] - 41:21 selected [1] - 33:16 sense [1] - 43:22 sensible [1] - 13:1 separate [2] - 10:12, 41:18 separating [1] - 13:1 September [2] - 1:21, 49:9 seriously [1] - 35:17 servants [4] - 33:16, 33:20, 34:4, 35:16 serve [1] - 32:15 servers [1] - 43:2 service [3] - 13:3, 17:15, 43:12 services [1] - 10:10 set [5] - 13:4, 24:2, 24:3, 39:14, 49:7 setback [1] - 16:4 sets [2] - 9:3, 13:9 setting [1] - 11:15 several [4] - 13:7, 16:13, 39:10, 40:17 shall [1] - 34:17 share [1] - 17:14 shed [2] - 15:9, 15:13 ship [2] - 43:14 short [2] - 12:16, 43:9 shortages [1] - 15:4 shorter [1] - 24:22 Shorthand [1] - 48:4 shorthand [1] - 48:13 show [2] - 28:18, 29:20 showed [1] - 28:7 shows [2] - 29:24, 30:8 shutdowns [1] - 36:1 side [4] - 16:2, 16:11, 17:17, 22:15 sidewalk [1] - 25:12 sign [26] - 3:18, 21:6, 21:24, 22:2, 22:5, 22:7, 22:8, 22:10, 22:22, 22:23, 23:4, 23:7, 23:16, 23:19, 24:2, 24:5, 24:7, 29:6, 30:9, 31:13, 36:3 signage [1] - 24:7 signed [1] - 49:3 signs [20] - 21:4, 21:7, 21:8, 21:19, 21:22, 21:23, 22:12, 22:14, 22:19, 23:1, 23:9, 23:12, 23:15, 23:17, 23:24, 31:19, 32:3, 32:11, 36:15 similar [5] - 12:5, 17:14, 25:24, 26:17, 36:15 simple [2] - 26:22, 27:12 simplify [1] - 27:10 simply [1] - 34:12 simultaneously [1] - 48:13 single [2] - 7:6, 11:10 site [9] - 11:2, 16:21, 18:20, 19:6, 19:8, 22:1, 22:2, 26:10, 45:6 sites [1] - 42:23 situation [1] - 12:17 situations [1] - 18:19 six [2] - 35:8, 35:9 size [5] - 18:3, 20:1, 29:6, 36:15, 38:15 sized [1] - 43:1 sizes [1] - 39:19 small [1] - 15:9 smart [4] - 8:17, 9:17, 28:22, 29:19 soften [1] - 23:22 solar [4] - 20:13, 20:16, 24:14, 44:21 solutions [1] - 24:14 someone [2] - 14:22, 27:12 sorry [2] - 4:11, 10:17 Sorry [1] - 4:12 sources [1] - 44:20 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 7 space [9] - 14:18, 14:22, 15:1, 16:2, 18:2, 19:1, 19:19, 19:20, 23:19 spaces [3] - 19:2, 42:20, 45:1 speaking [1] - 36:2 special [8] - 6:7, 12:5, 15:14, 15:21, 17:6, 19:23, 20:8, 25:24 specific [3] - 35:3, 35:8, 36:12 specifically [4] - 31:18, 33:23, 34:7, 34:22 specified [2] - 10:9, 48:19 sprawl [1] - 26:6 spread [1] - 26:2 square [8] - 14:21, 22:22, 22:23, 23:10, 23:18, 23:20, 24:4, 45:3 SS [1] - 48:1 staff [8] - 7:20, 28:12, 40:14, 42:13, 44:24, 45:9, 45:14, 45:21 staffed [1] - 45:6 stage [2] - 9:3, 13:9 stand [1] - 3:21 standard [4] - 16:1, 20:18, 24:23, 42:21 standards [24] - 11:23, 13:12, 13:17, 13:19, 14:6, 14:7, 16:23, 17:22, 19:16, 19:17, 20:20, 21:3, 21:5, 21:7, 21:9, 21:10, 21:16, 24:11, 25:10, 26:23, 27:22, 45:8 Standards [2] - 7:10, 9:7 start [6] - 8:17, 9:6, 14:1, 24:18, 36:2, 41:11 started [3] - 7:3, 8:12, 8:15 state [3] - 3:16, 23:12, 31:5 STATE [1] - 48:1 State [1] - 48:4 states [1] - 34:15 static [3] - 28:22, 29:17, 30:2 stationary [1] - 45:18 stations [2] - 11:17, 14:1 stay [1] - 15:6 stenographically [1] - 48:12 stepped [1] - 39:8 steps [2] - 27:14, 27:22 steward [1] - 35:23 still [2] - 24:21, 26:11 stop [1] - 15:4 storage [20] - 6:9, 11:9, 11:13, 11:18, 16:19, 17:9, 42:2, 42:4, 43:3, 43:7, 43:15, 44:2, 44:7, 44:12, 44:15, 44:17, 45:2, 45:7, 45:18 store [1] - 44:5 stored [1] - 44:22 storing [2] - 11:1, 43:8 Stormwater [1] - 6:1 streamline [2] - 12:4, 14:13 streamlines [1] - 9:24 street [19] - 6:17, 13:18, 15:23, 18:18, 18:22, 19:1, 19:2, 21:11, 22:1, 24:24, 25:8, 25:9, 25:11, 25:14, 25:15, 25:17, 25:19, 42:19 streets [1] - 25:21 streetscape [1] - 25:5 strip [1] - 32:12 structure [3] - 10:4, 10:8, 27:20 structures [4] - 10:6, 26:24, 27:16, 43:1 style [1] - 26:3 Subdivision [2] - 5:23, 7:10 subdivision [3] - 21:5, 21:10, 24:11 subdivisions [1] - 25:3 subject [1] - 33:13 submitted [1] - 28:5 subsequent [1] - 39:16 substituted [1] - 18:23 suburban [1] - 26:3 sworn [3] - 3:24, 31:8, 48:8 systems [3] - 43:2, 44:2, 44:8 T Table [1] - 6:16 table [3] - 12:19, 12:24, 42:18 tables [3] - 12:6, 13:8, 29:3 Taker [1] - 2:12 talks [3] - 9:7, 9:15, 13:22 technician [1] - 10:18 technology [1] - 30:7 temporary [4] - 10:6, 13:15, 16:20, 21:8 ten [1] - 16:5 term [1] - 9:19 testified [1] - 31:8 testify [2] - 3:15, 48:8 testimony [7] - 3:8, 3:11, 4:2, 46:15, 46:17, 48:7, 48:16 text [6] - 6:6, 6:13, 6:23, 41:14, 42:14, 45:16 themselves [1] - 30:14 thereof [1] - 49:3 thereupon [1] - 3:23 thinking [1] - 24:18 thoroughfare [3] - 23:10, 24:4, 25:15 three [5] - 12:11, 25:4, 39:7, 40:18 throughout [4] - 9:14, 19:1, 19:11, 19:15 timing [1] - 28:10 Title [3] - 5:22, 5:24 today [2] - 27:21, 32:15 together [1] - 12:4 Tonight [1] - 31:18 tonight [8] - 3:5, 3:10, 5:12, 8:4, 37:4, 39:14, 40:21, 41:1 tonight's [4] - 3:6, 3:20, 8:11, 47:12 took [1] - 33:18 total [1] - 12:1 tower [1] - 17:4 tower-type [1] - 17:4 townhomes [1] - 14:8 tracts [1] - 41:21 trail [1] - 25:13 transcript [2] - 48:11, 49:3 transcription [1] - 48:14 transition [2] - 18:2, 18:7 translates [1] - 33:7 transparent [1] - 27:14 transportable [1] - 30:1 transportation [1] - 41:23 tree [2] - 19:6, 19:10 trees [4] - 18:11, 19:7, 19:10, 19:15 trend [1] - 41:20 trespassing [1] - 35:10 tried [1] - 33:2 true [2] - 31:22, 48:16 truth [2] - 32:24, 48:8 try [1] - 16:16 trying [3] - 16:14, 16:24, 17:2 tweak [1] - 8:1 tweaked [1] - 15:24 two [8] - 3:5, 18:13, 18:17, 20:13, 25:1, 25:2, 29:21, 40:14 type [4] - 11:7, 16:8, 17:4, 27:12 Type [1] - 18:7 types [6] - 8:1, 22:11, 22:19, 42:20, 45:11, 45:17 typewriting [1] - 48:14 typical [1] - 26:3 typically [4] - 16:5, 26:17, 43:17, 45:5 tyranny [1] - 32:8 U UDO [23] - 7:2, 7:23, 8:8, 8:16, 8:21, 9:15, 12:2, 13:11, 26:22, 27:6, 28:21, 31:13, 33:5, 38:3, 38:7, 38:12, 38:16, 39:5, 39:9, 39:17, 40:22, 41:17, 41:19 unconstitutional [3] - 32:14, 36:1, 36:3 under [5] - 12:3, 32:19, 48:15, 49:4, 49:6 under-used [1] - 12:3 underlined [1] - 9:19 understood [2] - 29:10, 33:4 Unified [3] - 5:16, 6:22, 7:15 uniqueness [1] - 45:4 unit [10] - 14:8, 14:16, 14:17, 15:21, 20:2, 20:5, 26:2, 26:6, 26:7, 37:21 UNITED [1] - 1:6 United [5] - 4:15, 5:13, 6:3, 6:5, 6:21 units [6] - 11:10, 14:15, 15:7, 15:15, 21:2, 39:19 unlimited [1] - 23:11 unreasonable [1] - 32:7 unused [1] - 12:3 up [19] - 11:14, 12:22, 12:23, 13:4, 14:2, 14:10, 17:15, 17:18, 17:23, 18:6, 19:20, 23:22, 25:5, 25:20, 28:19, 29:4, 30:9, 38:5, 38:7 update [1] - 30:17 updated [5] - 7:9, 9:15, 20:11, 24:8, 40:23 uphold [2] - 33:17, 33:18 upholding [1] - 34:8 upper [2] - 25:23, 26:15 urban [1] - 26:5 usable [2] - 16:16, 16:17 user [4] - 7:15, 20:21, 28:23, 44:23 users [2] - 19:18, 41:21 uses [46] - 6:8, 6:10, 6:15, 6:18, 10:10, 11:6, 11:16, 11:19, 12:4, 13:1, 13:2, 13:3, 13:15, 13:16, 13:17, 13:23, 17:1, 17:4, 17:6, 17:7, 17:23, 17:24, 18:9, 18:13, 27:16, 30:6, 41:16, 42:3, 42:9, 42:10, 42:15, 42:16, 42:20, 43:15, 44:15, 44:18, 44:20, 45:2, 45:5, 45:8, 45:11, 45:18, 45:19 utility [1] - 25:14 utilizing [2] - 20:8, 26:1 V variance [1] - 20:17 variation [1] - 12:15 various [2] - 7:4, 25:10 vehicle [3] - 11:17, 13:24, 42:3 vehicles [4] - 11:1, 11:3, 11:4, 43:19 versus [7] - 10:10, 10:18, 10:19, 11:8, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 8 11:12, 21:20, 23:11 veterinarians [1] - 10:19 VIA [1] - 2:1 via [2] - 31:17, 48:14 video [2] - 29:20, 29:23 view [1] - 30:1 viewing [1] - 14:4 VINYARD [28] - 3:4, 4:1, 4:13, 4:18, 5:4, 5:11, 19:12, 19:14, 26:19, 30:23, 31:3, 37:8, 37:11, 38:6, 38:13, 38:20, 38:24, 39:3, 41:4, 41:6, 41:13, 46:1, 46:5, 46:9, 46:13, 46:21, 47:8, 47:11 Vinyard [3] - 2:2, 5:3, 47:7 virtual [1] - 44:9 VITOSH [2] - 48:3, 49:13 vocabulary [1] - 37:23 vote [2] - 4:18, 46:21 voting [1] - 41:7 W wait [1] - 29:11 waiting [1] - 12:22 walk [1] - 27:12 wall [2] - 22:10, 24:1 wants [1] - 20:1 War [1] - 33:1 Ward [1] - 39:5 warehouse [2] - 6:9, 44:11 warehouses [2] - 42:2, 43:6 warehousing [1] - 44:17 web [1] - 28:24 Wednesday [2] - 1:21, 28:19 weeks [1] - 33:5 west [2] - 23:2, 24:15 WHEREOF [1] - 49:7 WHEREUPON [1] - 3:1 whole [2] - 34:3, 48:8 wholesale [1] - 20:1 width [1] - 25:13 WILLIAMS [7] - 4:17, 5:6, 37:15, 37:19, 38:1, 46:19, 47:10 Williams [3] - 2:4, 5:5, 47:9 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com 9 wind [1] - 44:21 wise [1] - 17:22 wish [3] - 3:12, 4:5, 4:6 wishes [4] - 30:24, 31:4, 46:2, 46:6 wishing [1] - 3:15 WITNESS [2] - 2:19, 49:7 witness [1] - 3:23 witnesses [1] - 48:7 word [2] - 9:22, 10:4 words [1] - 31:21 works [1] - 28:10 write [2] - 32:3, 36:23 writing [1] - 22:6 written [1] - 36:8 Y yard [8] - 12:8, 12:12, 22:10, 23:7, 31:12, 31:19, 32:10, 36:15 years [1] - 8:1 YORKVILLE [2] - 1:6, 1:7 Yorkville [8] - 1:18, 4:10, 5:13, 5:15, 5:20, 6:3, 6:5, 6:22 YOUNG [13] - 4:20, 4:23, 5:1, 5:3, 5:5, 5:7, 5:10, 46:23, 47:1, 47:3, 47:5, 47:7, 47:9 Young [1] - 2:12 Z zones [1] - 18:7 zoning [3] - 6:15, 29:7, 30:5 ZONING [1] - 1:10 Zoning [9] - 3:6, 5:17, 5:20, 5:22, 6:8, 6:18, 7:8, 16:17, 42:14 Zoom [2] - 43:4, 45:23 ZOOM [1] - 2:1 1 SUMMARY: The petitioner, Ali Bukhres, on behalf of QuikTrip Corporation, petitioner/contract purchaser, has filed an application with the United City of Yorkville, Kendall County, Illinois requesting special use permit authorization for a gasoline service station with accessory convenience store, pursuant to Section 10-6-0 of the Yorkville City Code. The real property consists of two (2) parcels totaling approximately 5.51 acres and is located at the northeast corner of State Route 47 (Bridge Street) and State Route 71 (Stagecoach Trail) intersection. 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, which will be demolished upon development of the fuel station, as illustrated in the aerial image to the right. The property was recently rezoned from M-1 Manufacturing to B-3 General Business District as part of the former Graham’s C Store Development proposal. The following table depicts the current immediate surrounding properties’ 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: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Brad Sanderson, City Engineer, EEI Date: October 4, 2023 Subject: PZC 2023-08 QuikTrip Gasoline (Special Use) 107 E. Stagecoach Trl. - Proposed New Fuel Station & Convenience Store 2 PROJECT DESCRIPTION: The QuikTrip Corporation is an American based chain of convenience stores based in Tulsa, Oklahoma. With its recent expansion into the Chicagoland area, the property at 107 E. Stagecoach Trail will offer fuel for automobiles and commercial/industrial trucks, a retail store, and made-fresh-to-order food services. The fueling stations and an approximately 5,300 square foot convenience store will be located on the 4.28-acre parcel (PIN #05-05-400-050), abutting State Route 47 (Bridge Street) to the west and State Route 71 to the south. The second parcel (PIN 05-04-300-031), approximately 1.23-acres, is currently not proposed to be developed, but may be utilized in the future for a car wash facility. Required on-site detention for the site is proposed to be located underground, beneath the parking area. SITE PLAN: The proposed combined 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. 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 +/- 150’ (C Store) +/- 190’ (Gas Pump Canopy) Front Yard (West/IL 47) 50 feet +/- 117’ (C Store) Corner Side Yard (South/IL 71) 30 feet +/- 236’ (C Store) +/- 62’ (Gas Pump Canopy) Rear Yard (East) 20 feet +/- 341’ (C Store) +/- 235’ (Gas Pump Canopy) 3 The maximum building height in the B-3 District is 80 feet. The overall height of the convenience store is approximately 20 feet to the top of the cornice and 16 feet to the top of the masonry. Per Section 10-2-3, building height is measured at the mean height between the eaves and ridge. 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 ~54% (2.9-acres or 129,462 sq. ft.). Therefore, the petitioner meets all bulk regulations according to the submitted materials. Upon future development of the car wash facility, verification will be made that it meets the maximum lot coverage, as well. Parking and Loading According to the data table on the Site Plans submitted, there are 52 total parking stalls provided for the convenience store, including three (3) ADA handicapped accessible space. Per Section 10-16-3 of the Yorkville Zoning Code, the total required minimum parking needed for the commercial convenience store is 17 spaces, which is exceeded by the 52 on-site spaces provided. 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 within an area to the rear of the building 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: 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. PARKING LOT SETBACK REQUIRED MINIMUM PROPOSED PARKING LOT SETBACK IL Rte. 47 – West (Arterial) 20’ +/- 40’ IL Rte. 71- South (Arterial) 20’ +/- 120’ 4 Signage The petitioner has not provided elevations of proposed ground monument signage on the site plan but has indicated two (2) monument signs will be located on the site. One at the northeast corner of IL Rte. 47 & L Rte. 71 and another at the southeast corner of the site facing IL Rte. 71. However, the proposed overall heights of the signs are 7’-10” and overall sign area is approximately 53 square feet, which meets the current sign regulations. 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, Illinois Department of Transportation (IDOT) permits are needed for the connections to Illinois Routes 71 and 47. The City Engineer has requested to review the written comments from IDOT on the acceptance of the location of the entrances be provided by the petitioner. Lighting A photometric plan 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. 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 therefore, lighting fixtures should be full cutoff, and the use of wall packs on buildings should be minimized. Truck Turning Template A vehicle tracking template demonstrating the maneuverability of standard sized semitrucks within the site layout has been provided. The plans illustrate semitrucks adequately entering and existing the site from IL Routes 47 and 71 to access the diesel fuel pumps in the rear of the property. There does not appear to be any issues with semitruck and passenger vehicle conflicts, as additional semitruck parking is provided in the northeast corner of the site, away from the convenience store and gasoline pumps. 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. 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 5 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. ENGINEERING/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. 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 the request for Special Use authorization of a fuel/gasoline service station. 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 Planning and Zoning 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 October 11, 2023 Planning and Zoning Commission meeting. STAFF COMMENTS: Staff is supportive of the requested special use authorization for a gas station and convenience store proposed by the QuikTrip Corporation. The petitioner has provided staff with all the required documents and is completing additional requests by staff. Therefore, staff recommends that as a condition of the special use request, the petitioner must comply with all review comments provided by EEI in memorandums dated June 28, 2023, August 2, 2023, August 7, 2023, and September 7, 2023. PROPOSED MOTION: In consideration of testimony presented during a Public Hearing on October 11, 2023 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 letters dated June 28, 2023, August 2, 2023, August 7, 2023, and September 7, 2023 and further subject to {insert any additional conditions of the Planning and Zoning Commission}… 6 ATTACHMENTS: 1. Petitioner Application 2. Overall Site Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C010) 3. Demolition Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C030) 4. Site Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C100) 5. Signage Plan prepared by Midwest Design Group, dates 08-31-2023 (Sheet C101) 6. Vehicle Tracking Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C102) 7. Grading Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C110) 8. Preliminary Storm Sewer Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet C120) 9. Landscape Plan prepared by Midwest Design Group, dated 08-31-2023 (Sheet L100) 10. Tree Preservation Plan prepared by Midwest Design Group, dated 08-31-23 (Sheet C031) 11. Photometric Site Plan prepared by Midwest Design Group, dated 08-31-23 (Sheet C160) 12. Preliminary Stormwater Drainage Letter prepared by Midwest Design Group, dated August 30, 2023 13. ALTA/NSPS Land Title Survey prepared by Farnsworth Group, date plotted 03/29/2023 14. Building and Canopy Elevations (3 pages) prepared by QuikTrip dated 05.26.23 15. QuikTrip Corporation business profile 16. QuikTrip Environmental Sustainability Review 2019 17. Plan Council Memo dated August 8, 2023 18. Letter from EEI dated September 7, 2023 19. Letter from EEI dated August 7, 2023 20. Letter from EEI dated August 2, 2023 21. Letter from EEI dated June 28, 2023 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREETN89°53'31"E 521.23'L=435.81', R=7626.62' CB=S78°14'59"W CD=435.75'N49°13'00"W 116.44'N18°11'45" W 9 1 . 0 5' N03°57'39"W 257.36' L=77.22', R=1841.25' CB=N05°08'45"W CD=77.22' S06°31'30"E 411.11'SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 50 25 0 50 100 KENDALL COUNTY (PIN 05-05-400-047) KENDALL COUNTY (PIN 05-04-300-002) FOX VALLEY FARM PARTNERSHIP (PIN 05-04-300-037) (PIN 05-04-300-031) (PIN 05-04-400-050) 5.507± ACRES C010 OVERALL SITE PLAN SITE DEVELOPMENT DATA 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISER7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 DEMOLITION LEGEND C030 DEMOLITION PLAN 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISER7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 C031 PRELIMINARY TREE PRESERVATION PLAN EXISTING TREE REMOVAL SUMMARY 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREETN89°53'31"E 521.23'L=435.81', R=7626.62' CB=S78°14'59"W CD=435.75'N49°13'00"W 116.44'N18°11'45" W 9 1 . 0 5' N03°57'39"W 257.36' L=77.22', R=1841.25' CB=N05°08'45"W CD=77.22' S06°31'30"E 411.11' G3SE (P-113) STORE NO.: 7318 5,312 S.F. BLDG. HT.= 20'-0"15K UNLEADED (10'Ø)SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBE15K PRODUCT X (10'Ø)SUBMERGEDPUMPANNULAR15K PREMIUM (10'Ø)SUBMERGEDPUMPANNULAR15K DIESEL (10'Ø)SUBMERGEDPUMPANNULAR15K UNLEADED (10'Ø)FILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBE30K DIESEL (10'Ø)ANNULARSUBMERGEDPUMPFILLPROBE30K DIESEL (10'Ø)ANNULARSUBMERGEDPUMPFILLPROBE30K DIESEL (10'Ø)ANNULARSUBMERGEDPUMPFILLPROBE18K BIODIESEL (10'Ø)10K DEF (10'Ø)ANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 SITE LEGEND C100 SITE PLAN PARKING REQUIREMENTS SITE NOTES: 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 C101 SIGNAGE PLAN 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 C102 VEHICILE TRACKING (WB-67) 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKINGFFE=724.45 7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 BM "B": ELEV=729.29 CUT SQUARE IN TOP OF CONC. BASE FOR TRAFFIC SIGNAL AT THE NORTHEAST CORNER OF IL. ROUTE 47 & IL. ROUTE 71. BM "C": ELEV=735.69 MAG NAIL IN NORTH FACE OF POWER POLE APPROXIMATELY 180' WEST OF SOUTHEAST CORNER OF SITE ALONG THE SOUTH LINE OF PROPERTY. BENCHMARKS GRADING LEGEND ≥ ≥ ≤ C110 GRADING PLAN 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERFFE=724.45 7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 STORM SEWER LEGEND C120 PRELIMINARY STORM SEWER PLAN 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKINGE E D TYPE LPD TYPE LP F F F GGGH TYPE LP H TYPE LP H TYPE LP H TYPE LP H TYPE LP A TYPE LP A TYPE LP A TYPE LP A TYPE LP A TYPE LP A TYPE LP B TYPE LP B TYPE LP B TYPE LP B TYPE LP A TYPE LP 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 0.8 1.1 1.1 1.0 0.9 0.9 0.8 0.8 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.8 1.4 2.1 2.3 2.2 2.0 1.7 1.5 1.4 1.2 0.8 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 0.9 2.0 2.9 3.3 3.3 3.1 2.6 2.2 1.9 1.7 1.1 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.0 2.1 3.3 3.4 3.3 3.3 2.7 2.3 2.1 1.9 1.2 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.9 2.0 3.3 3.4 4.1 5.2 4.5 3.2 2.3 1.8 1.1 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 1.1 2.2 3.4 3.7 5.1 6.5 6.0 4.2 2.4 1.8 1.1 0.7 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.4 0.5 0.5 0.5 0.5 0.3 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.7 0.6 0.5 0.5 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.3 0.7 1.6 2.6 3.6 3.7 4.6 5.9 5.5 4.4 2.9 1.6 1.1 0.9 1.2 1.5 1.3 0.8 0.5 0.3 0.4 0.6 1.0 1.5 1.4 0.8 0.5 0.3 0.3 0.4 0.5 0.6 0.9 1.2 1.4 1.2 1.0 1.1 1.1 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 1.0 1.9 2.8 3.7 3.9 3.9 4.6 4.4 4.0 3.3 2.1 1.4 1.4 2.0 2.5 2.1 1.2 0.8 0.7 0.7 0.9 1.7 2.3 2.1 1.3 0.8 0.7 0.7 0.7 1.0 1.4 1.8 2.2 2.0 1.9 2.2 2.2 1.8 1.2 0.5 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.5 0.9 1.4 2.3 2.8 3.7 4.1 3.9 3.5 3.6 4.1 3.8 3.1 2.4 2.4 3.1 3.4 3.0 1.9 1.4 1.6 1.5 1.5 2.5 3.2 3.0 2.0 1.4 1.4 1.3 1.5 2.1 2.7 3.3 3.4 3.1 2.8 3.4 3.4 2.4 1.3 0.6 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.8 1.4 2.3 3.3 3.0 3.6 4.1 4.0 3.3 3.1 3.3 3.4 3.2 3.0 3.0 3.2 3.1 2.8 2.1 1.9 2.3 2.0 1.8 2.4 2.9 2.8 2.1 1.9 2.1 2.4 3.5 5.1 6.3 6.9 6.9 6.1 4.3 3.7 3.4 2.6 1.2 0.5 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.8 1.8 2.8 3.3 3.1 3.2 3.7 3.6 3.0 2.5 2.6 2.8 3.2 3.6 3.4 2.9 2.5 2.3 2.2 2.6 3.0 2.8 2.2 2.0 2.2 2.1 2.1 2.5 3.2 4.7 9.3 15.0 17.8 18.7 17.8 14.9 8.7 4.4 2.9 2.1 1.2 0.6 0.3 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.8 1.5 2.3 3.2 2.6 2.9 3.2 3.1 2.9 2.9 3.1 3.5 3.9 3.9 3.9 3.6 3.2 3.1 3.0 3.0 3.4 3.2 2.9 2.7 2.7 2.8 2.8 3.2 4.2 7.6 19.7 34.5 39.9 41.3 38.8 32.0 15.2 6.3 3.1 2.0 1.5 0.8 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.4 2.1 2.2 2.7 3.0 2.8 2.6 2.6 2.9 3.4 3.9 4.0 4.0 3.6 3.3 3.3 3.2 3.2 3.3 3.4 3.3 3.0 2.9 3.0 3.2 3.8 4.9 9.2 24.1 42.1 48.6 49.8 46.9 38.4 17.9 7.0 3.5 2.3 1.4 0.7 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 1.2 1.9 2.5 3.0 3.0 2.6 2.3 2.3 2.7 3.2 3.6 3.6 3.7 3.4 3.3 3.3 3.2 3.1 3.2 3.3 3.3 3.1 3.1 3.1 3.3 3.8 5.0 9.5 22.4 37.9 44.2 45.3 42.4 34.4 16.8 6.8 3.4 2.1 1.1 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 1.3 2.3 3.0 3.3 3.0 2.4 2.0 2.1 2.4 3.1 3.4 4.2 4.5 4.3 3.5 3.7 3.7 3.8 3.8 3.8 3.5 3.7 4.1 4.2 3.7 3.9 5.2 9.7 23.5 39.9 46.4 47.7 44.5 36.0 17.3 6.6 3.0 1.7 0.9 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.7 1.3 2.0 2.5 2.9 2.9 2.3 1.9 2.1 2.5 3.3 3.9 6.1 7.3 6.6 5.0 6.2 8.5 10.1 9.6 7.6 5.0 5.4 7.0 6.9 5.0 4.1 5.4 10.1 25.7 44.3 51.3 52.7 49.3 40.0 18.5 6.8 3.0 1.5 0.9 0.7 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.1 1.7 2.4 2.4 2.9 2.9 2.4 2.1 2.3 3.1 4.0 4.7 7.5 8.4 6.3 4.6 5.8 9.9 23.7 40.1 46.7 48.1 45.2 36.6 17.7 6.9 3.2 1.9 1.4 1.1 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.5 1.0 1.7 2.6 3.5 3.1 3.2 3.3 2.9 2.7 3.0 3.9 4.7 5.0 7.3 8.1 6.0 5.0 6.2 10.1 23.0 38.4 44.8 46.2 43.4 35.3 17.7 7.4 3.7 2.4 1.9 1.7 1.5 1.1 0.7 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 1.0 2.0 3.1 3.7 3.7 4.0 4.4 4.1 3.9 4.3 5.0 5.3 4.8 5.5 6.1 4.8 5.2 6.5 10.8 25.9 44.5 51.5 52.9 49.7 41.0 19.7 8.0 4.3 3.1 2.5 2.2 1.8 1.5 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 1.0 1.7 2.6 3.8 3.7 4.7 6.3 7.1 6.9 6.8 6.0 5.5 5.4 6.5 9.8 5.2 5.0 6.3 10.6 24.9 42.3 49.0 50.4 47.4 39.0 19.2 7.8 4.1 3.0 2.3 2.0 1.9 1.6 0.8 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 0.9 1.4 2.0 3.0 4.1 5.7 7.5 9.2 9.5 7.9 6.6 5.7 5.1 6.7 11.9 4.6 4.3 5.5 9.8 22.5 37.3 43.6 45.0 42.2 34.6 17.8 7.8 5.0 4.0 3.3 2.2 1.7 1.4 0.7 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.6 1.0 1.5 2.4 3.7 4.9 6.9 9.3 11.2 11.3 9.7 7.3 5.6 4.7 5.0 5.4 2.9 3.0 4.5 9.3 24.7 42.8 49.7 51.2 48.0 39.5 18.9 7.9 5.5 4.7 3.8 2.3 1.6 1.2 0.7 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.8 1.3 2.0 3.2 4.9 6.8 8.9 11.5 13.3 13.4 11.9 9.2 7.0 5.4 4.2 1.8 1.6 2.0 3.3 7.7 21.7 38.5 44.5 45.9 43.2 35.5 16.9 7.2 4.9 4.3 3.3 2.1 1.4 1.1 0.9 0.7 0.7 0.7 0.8 0.8 0.7 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.0 1.6 2.6 3.8 5.4 7.2 9.5 12.6 15.0 15.3 13.4 10.2 7.9 6.2 5.2 4.7 4.8 5.4 6.4 7.3 5.7 7.0 6.8 5.1 5.7 3.1 2.3 1.4 1.5 2.4 5.1 11.9 19.9 23.5 24.5 23.2 19.3 11.1 6.2 4.7 4.0 3.2 2.3 1.8 1.6 1.5 1.5 1.5 1.6 1.8 1.7 1.3 0.9 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 1.2 1.9 3.0 4.5 6.4 8.3 10.3 12.2 12.8 12.7 12.6 11.1 9.2 7.5 6.3 5.4 5.9 6.6 7.3 8.3 8.3 9.7 10.0 9.2 7.7 4.5 2.8 1.8 1.4 1.8 3.0 5.2 7.7 9.5 10.3 10.2 9.3 7.5 6.1 5.0 4.0 3.3 2.7 2.3 2.3 2.2 2.2 2.6 2.9 3.0 2.8 2.1 1.2 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.8 1.3 2.1 3.3 4.9 6.9 9.1 10.8 11.5 11.6 11.7 11.8 11.4 10.2 8.3 6.7 5.3 4.4 4.3 4.5 5.6 8.2 12.3 15.4 15.2 11.0 6.1 3.4 2.0 1.5 1.6 2.0 2.9 4.1 5.3 6.2 6.7 7.2 7.5 7.1 6.2 5.0 4.0 3.2 3.0 2.9 2.9 3.1 3.4 3.6 3.6 3.4 2.6 1.4 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.5 0.8 1.4 2.1 3.2 4.8 6.7 8.6 10.4 11.5 11.9 12.0 12.0 11.4 9.9 8.1 6.4 4.7 3.5 2.9 3.1 4.8 10.1 21.7 31.1 31.0 21.2 9.4 4.2 2.4 1.7 1.6 1.8 2.3 3.2 4.4 5.4 6.0 7.5 8.7 8.8 7.9 6.5 5.3 3.8 3.6 3.4 3.3 3.7 4.2 3.8 3.4 3.6 2.6 1.3 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.5 0.9 1.4 2.1 3.1 4.3 5.6 6.7 7.9 8.9 9.6 9.9 9.7 9.0 8.1 7.0 5.9 4.7 3.6 3.2 3.7 6.0 13.1 28.7 41.3 41.2 28.2 12.4 5.4 2.9 2.1 1.9 2.0 2.4 3.1 4.3 5.4 6.2 8.5 10.6 10.8 9.7 8.3 6.9 4.9 4.5 4.0 4.6 5.7 6.2 5.6 3.5 3.4 2.4 1.2 0.5 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.5 0.9 1.3 2.0 2.8 3.8 4.6 5.2 5.6 5.8 6.1 6.3 6.5 6.7 6.6 6.4 5.7 4.9 4.2 3.9 4.5 7.3 15.2 32.3 46.2 46.3 31.7 14.3 6.5 3.7 2.7 2.5 2.6 2.8 3.6 4.8 5.9 6.7 10.0 12.3 12.2 11.9 11.1 9.2 7.1 5.7 4.9 5.0 5.9 6.6 5.4 3.4 3.0 2.0 1.1 0.4 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.3 1.8 2.6 3.5 4.3 4.9 5.3 5.6 5.8 6.1 6.4 6.7 6.9 6.7 6.3 5.6 5.1 5.0 5.8 8.8 17.0 33.8 47.5 47.5 32.7 15.6 7.7 4.9 3.8 3.5 3.6 4.0 4.6 5.9 6.9 7.6 11.5 13.3 12.8 13.6 14.4 11.7 9.4 7.4 6.0 4.6 4.8 5.3 4.4 2.8 2.6 1.7 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.7 1.1 1.6 2.3 3.1 3.9 4.5 4.9 5.1 5.4 5.6 5.9 6.3 6.6 6.7 6.5 6.2 5.9 5.9 6.8 10.0 18.6 36.7 51.3 51.1 35.1 16.8 8.8 5.9 4.9 4.6 4.6 5.0 5.8 6.9 7.8 8.6 12.4 13.8 12.9 13.9 16.0 13.0 10.7 8.7 6.0 3.8 3.3 3.1 3.0 2.4 2.3 1.7 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.6 0.9 1.3 2.0 2.8 3.6 4.2 4.7 4.9 5.0 5.1 5.3 5.7 6.1 6.3 6.4 6.3 6.2 6.4 7.4 10.7 19.8 38.4 53.5 53.3 38.1 19.8 10.9 7.6 6.2 5.7 5.6 5.9 6.6 7.7 8.5 9.2 12.8 14.1 13.2 13.9 15.2 12.2 9.8 7.7 5.6 3.2 2.3 2.2 2.2 2.2 2.0 1.5 0.9 0.4 0.2 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.5 0.7 1.0 1.8 2.8 3.8 4.7 5.3 5.5 5.3 5.0 5.2 5.6 6.1 6.8 7.5 8.4 9.2 10.0 11.1 13.9 22.8 43.3 60.0 59.4 41.8 20.8 11.9 9.3 8.9 9.2 9.7 9.9 10.2 10.6 10.6 10.4 12.9 14.2 13.3 12.9 12.2 9.9 7.4 5.5 4.2 2.7 1.8 1.7 1.7 1.7 1.6 1.2 0.7 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.6 0.8 1.1 1.4 2.3 3.8 4.9 6.1 6.9 6.9 6.2 5.5 5.6 5.9 6.6 7.7 9.1 10.6 11.6 12.1 13.1 15.5 22.2 36.7 48.0 46.9 33.6 18.3 12.2 11.1 11.6 12.1 12.3 12.5 13.1 13.5 12.9 11.9 12.8 13.4 12.5 10.9 9.2 7.4 4.9 3.6 2.6 2.0 1.4 1.1 0.9 0.9 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.2 1.6 2.3 3.1 5.2 6.5 7.8 8.9 8.7 7.4 5.9 5.9 6.2 6.7 8.0 9.7 11.0 11.4 11.5 12.3 13.9 17.1 22.2 25.5 24.2 18.9 13.3 11.1 11.2 11.8 12.1 12.2 12.5 13.3 14.0 13.7 12.4 11.9 11.7 10.8 9.0 7.1 5.6 3.3 2.3 1.7 1.3 1.0 0.7 0.6 0.5 0.4 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.2 1.8 2.6 3.6 4.8 7.0 8.6 9.7 10.6 10.5 8.4 6.0 5.9 6.0 6.3 7.4 8.9 10.5 12.1 12.4 12.8 13.5 13.5 13.7 13.7 12.6 10.8 9.4 9.2 9.9 11.3 12.8 13.2 13.7 14.4 14.0 13.0 11.8 10.7 9.7 8.5 7.1 5.4 4.0 2.4 1.5 1.1 0.8 0.7 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.8 1.4 2.4 4.1 5.3 7.3 9.4 11.7 11.7 11.2 11.3 9.3 5.9 5.6 5.5 5.4 6.2 7.5 9.3 12.2 14.5 14.8 13.4 10.9 9.5 8.5 7.6 7.0 6.7 7.1 8.2 10.0 13.0 15.5 15.7 15.1 13.1 11.6 10.4 9.2 7.7 6.4 5.2 3.9 2.8 1.8 1.0 0.7 0.6 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.5 2.6 5.1 7.5 9.5 11.6 14.5 12.7 11.3 11.5 9.7 5.7 5.1 4.8 4.5 5.1 6.3 8.0 10.7 12.6 12.8 11.4 9.0 7.2 6.0 5.1 4.7 4.8 5.5 6.7 8.7 11.6 13.3 13.6 13.7 11.8 10.2 8.8 7.6 6.2 4.9 3.9 2.9 2.0 1.3 0.8 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.5 2.6 5.2 8.1 10.0 12.1 15.0 12.7 11.2 11.5 9.7 5.6 4.7 4.1 3.5 3.5 4.0 5.6 8.1 10.2 10.4 8.6 6.2 4.4 3.6 3.1 2.9 3.1 3.5 4.4 6.3 9.2 11.7 11.1 7.6 9.1 7.2 6.5 5.8 5.2 4.2 3.3 2.4 1.5 0.9 0.6 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.4 2.5 4.9 6.4 8.5 10.6 13.3 12.4 11.3 11.3 9.3 5.3 4.4 3.7 2.7 2.5 3.1 4.3 6.1 8.1 8.4 6.5 4.6 3.2 2.3 1.8 1.8 1.8 2.3 3.3 5.0 7.4 9.7 10.1 0.1 7.3 6.6 5.8 4.7 4.1 3.5 2.8 2.0 1.2 0.8 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.8 1.3 2.1 3.3 4.3 6.0 8.1 9.9 10.7 10.9 10.7 8.4 5.1 4.3 3.5 2.5 2.2 2.5 3.3 4.8 6.0 6.0 5.2 3.4 2.2 1.6 1.3 1.2 1.3 1.7 2.5 3.9 6.1 7.5 7.7 6.6 0.0 5.5 5.4 4.3 3.7 2.8 2.5 2.0 1.3 0.9 0.6 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.7 1.0 1.5 2.0 2.8 3.8 5.9 7.3 8.6 9.6 9.3 7.2 4.8 4.2 3.3 2.4 2.0 2.1 2.5 2.9 3.0 3.0 2.9 2.4 1.7 1.2 1.0 0.9 1.0 1.3 1.9 3.0 3.9 4.5 4.5 4.3 4.6 3.2 3.6 3.8 3.4 2.6 3.1 2.9 1.9 1.2 0.6 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.8 1.0 1.3 1.7 2.6 4.4 5.5 6.8 7.6 7.4 6.0 4.5 3.9 3.1 2.2 1.8 1.7 1.8 1.8 1.8 1.7 1.6 1.5 1.2 1.0 0.8 0.7 0.8 1.0 1.4 1.9 2.4 2.8 2.9 2.8 2.7 3.1 3.3 2.9 3.0 2.6 3.2 3.4 2.4 1.3 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.6 0.8 1.1 1.9 3.0 4.0 5.0 5.6 5.5 4.8 3.9 3.4 2.8 2.1 1.6 1.4 1.3 1.2 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.6 0.8 1.0 1.1 1.3 1.6 1.8 1.7 1.7 1.9 2.3 2.4 2.7 2.3 3.1 3.0 2.0 1.3 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.5 0.7 1.3 2.1 2.8 3.4 3.8 3.8 3.5 3.0 2.7 2.3 1.8 1.4 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.8 0.9 1.1 1.1 1.0 1.3 1.8 2.3 2.6 2.3 2.4 2.0 1.3 0.8 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.9 1.3 1.8 2.2 2.4 2.5 2.4 2.2 2.0 1.8 1.5 1.1 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.7 0.7 0.8 1.1 1.7 2.4 2.9 2.9 2.5 1.8 1.0 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.4 0.6 0.8 1.1 1.4 1.6 1.6 1.6 1.5 1.5 1.4 1.2 0.9 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.5 0.6 0.6 0.8 1.1 1.8 2.6 3.2 3.3 2.7 1.8 0.9 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.8 1.0 1.0 1.0 1.1 1.1 1.0 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.4 0.5 0.6 1.0 1.5 2.1 2.8 2.9 2.8 2.3 1.6 0.9 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.5 0.6 0.7 0.7 0.7 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.5 0.7 1.3 2.3 3.5 4.1 3.1 2.6 2.3 1.6 0.9 0.4 0.2 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.6 1.0 1.6 3.3 5.0 5.4 4.0 2.9 2.7 1.9 1.2 0.7 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.4 0.9 1.5 2.1 3.9 5.3 5.9 4.6 3.5 3.5 2.6 1.7 1.2 1.0 1.0 1.0 0.9 0.8 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.1 1.7 2.1 2.8 3.9 4.5 3.7 3.9 4.2 3.3 2.4 1.9 1.9 2.1 2.2 2.1 1.6 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.2 1.8 2.0 2.3 2.6 3.2 3.5 4.0 4.5 3.8 3.0 2.7 2.9 3.2 3.3 3.0 2.3 1.4 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.1 1.5 1.8 2.0 2.4 2.9 3.3 3.7 4.1 3.6 3.0 2.9 3.2 3.2 3.3 3.3 2.6 1.4 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.8 1.1 1.2 1.3 1.5 1.8 2.1 2.6 3.0 2.9 3.6 4.7 5.3 4.4 3.1 3.3 2.4 1.2 0.5 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.7 0.7 0.7 0.8 1.0 1.3 1.7 2.0 3.5 5.3 6.2 5.0 3.1 3.0 2.0 1.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.2 0.3 0.4 0.6 0.8 1.4 2.5 4.1 5.0 3.8 2.5 2.4 1.6 0.8 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.9 1.5 2.4 3.2 2.5 2.2 2.0 1.3 0.7 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.7 1.2 1.7 1.9 1.9 1.7 1.1 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.4 0.8 1.3 1.6 1.7 1.4 0.9 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.6 0.9 1.1 0.9 0.6 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 A TYPE LP A TYPE LP 7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 40 20 0 40 80 N C160 PHOTOMETRIC SITE PLAN QUIKTRIP SPECIFIED DRAWING A 09 SINGLE 22'12,591 0.90 SLM-LED-12L-SIL-FT-40-70-CRI 93.1 E 47 SINGLE 15' TO 19' 12,793 0.90 SCV-LED-13L-SC-40 83.6 B 04 2 @ 90°22'12,591 0.90 SLM-LED-12L-SIL-FT-40-70-CRI 93.1 C 00 2 @ 180°22'12,591 0.90 SLM-LED-12L-SIL-FT-40-70-CRI 93.1 D 02 3 @ 90°22'12,591 0.90 SLM-LED-12L-SIL-FT-40-70-CRI 93.1 QTYLABEL LLF LUMINAIRE SCHEDULE ARRANGEMENT LUMENS PER LAMP DESCRIPTION TOTAL WATTS MOUNTING HEIGHTSYMBOL F 09 SINGLE 10' TO 12' 6,041 0.90 XSPS-S-LED-VHO-NW-DFL 48.7 G 03 SINGLE 12'6,275 0.90 XWM-3-LED-06-40 54.0 H 05 DOUBLE 35'67,023 0.90 MRL-LED-65L-SIL-FT-40-70CRI 592 LOW VOLTAGE POLES - 0 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 Landscape Schedule Landscape Requirements L100 LANDSCAPE PLAN LANDSCAPE NOTES: 8/31/23 P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com August 30, 2023 City of Yorkville, Illinois Community Development Department Attn: Krysti Barksdale-Noble Community Development Director 651 Prairie Pointe Dr. Yorkville, IL 60560 Re: QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail, Yorkville, Kendall County, Illinois 60560 Ms. Barksdale-Noble, The purpose of this Preliminary Stormwater Drainage Letter is to preliminarily analyze the impacts of the proposed QuikTrip improvements to determine detention requirements to meet the criteria set by the Kendall County Stormwater Management Ordinance. It is our understanding that this analysis has been requested for initial site plan approval. A complete Stormwater Management Report will be provided with the full plan submittal. Methodology The drainage characteristics of the site were evaluated and analyzed based on the Kendall County Stormwater Management Ordinance. Per the ordinance, the 100-year storm event shall not exceed 0.15 cfs/acre of hydrologically disturbed area and the 2-year storm event shall not exceed 0.04 cfs/acre of hydrologically disturbed area. Hydrologic calculations were performed, and detention requirements were determined using the Autodesk Hydraflow Hydrographs program (SCS Method). The Illinois State Water Survey (ISWS) Bulletin 75 rainfall data for the Northeast Region was used with a Huff 3rd Quartile rainfall distribution. Existing Conditions The existing property is mostly developed with approximately 141,698 sf of gravel drives and parking, approximately 2,825 sf of concrete pavement, and approximately 15,775 sf of buildings. It is bordered on the north by a commercial property (Kendall County Highway Department), on the east by an agricultural property, on the south by Stagecoach Trail (IL-71), and on the west by S Bridge Street (IL- 47). This property is currently zoned B-3, General Business District. In the existing conditions, the existing buildings sit at a high point with majority of the site generally draining southeast to northwest to the public storm sewer along S Bridge Street (IL-47). The part of the property between the buildings and the east property line drains generally south to north. There does not appear to be an existing storm sewer system on site. Ultimately, per the USGS mapping system, all runoff from the site will drain to Fox River. P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com Proposed Conditions The proposed development will be graded to generally maintain existing drainage patterns and outlet points. Stormwater runoff from the QuikTrip site will be collected in a private storm sewer system that will convey runoff to an underground detention facility. The tributary area to the detention facility will be approximately 183,555 sf (4.214 acres). This detained area will consist of approximately 117,583 sf of impervious area (64.1%) and 65,972 sf of pervious area (35.9%). The rest of the site will consist of approximately 31,627 sf of undisturbed area and 24,712 sf of uncontrolled area. Due to the existing topography of the site, we will be requesting a variance for the uncontrolled runoff. The uncontrolled areas will be limited to perimeter grading to allow for an access drive to be constructed along S Bridge Street (IL-47) and to tie back into the existing grading along the north and east property lines. This uncontrolled runoff will not be included in the analysis to determine required detention volume and post-developed release rates. Per the National Resources Conservation Service mapping system, the property consists of soils within the Hydrologic Soils Group (HSG) C. Therefore, the analysis area was conservatively assumed to be HSG D soils, which results in a Curve Number (CN) of 80 for pervious areas and 98 for impervious areas, per the USDA Urban Hydrology for Small Watersheds TR-55 manual. A post-development runoff coefficient and Curve Number (CN) was calculated for the detained area using the NRCS Soils Report and TR-55 runoff coefficient tables. The weighted Curve Number for the proposed site is 91.5. The underground detention facility will have a control structure to reduce peak runoff from the proposed improvements to allowable rates. The outlet pipe from the control structure will convey runoff to an existing manhole on the south side of the access drive along S Bridge Street (IL-47). The on-site private storm sewer system will be designed to convey the 100-year design storm to the detention facility. The proposed storm sewer system, detention facility, and associated calculations are included in the Appendix. Refer to Post-Developed Drainage Map in the Appendix for more details. P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com Detention Requirements Per the Kendall County Stormwater Management Ordinance, Section 203.2, sufficient storage volume shall be provided so that the proposed project will not discharge at a rate greater than 0.15 cfs/acre of disturbance for the 100-year storm event and a rate greater than 0.04 cfs/acre of disturbance for the 2-year storm event. Stormwater, from the improved areas of the property, will be detained in the proposed underground detention pond. Peak discharges will be controlled with staged orifices inside the outlet structure. Additional detention information and design calculations can be found in the Appendix. The following summary table presents the results of the analysis: Allowable vs Post-Developed Release Rates Summary Storm Event Allowable Release Rate (cfs) Post-Developed Release Rate w/ Detention (cfs) 2-year 0.17 0.11 100-year 0.63 0.61 Conclusion The QuikTrip Store No. 7318 development will comply with the design parameters set forth by the City of Yorkville and by the Kendall County Stormwater Management Ordinance. The on-site stormwater detention facility has been designed to control the peak stormwater runoff from the site. A private stormwater drainage system will convey runoff to the stormwater detention facility. No adverse effects are expected on adjacent properties or downstream drainage systems after the proposed improvements are completed. Refer to the Appendix for exhibits and calculations. If you have any additional questions or need additional information, please contact jonathon@mdg- kc.com or 469-525-1891. Sincerely, Jonathon Smith, P.E. Project Manager Midwest Design Group August 30, 2023 P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail Yorkville, Kendall County, Illinois 60560 APPENDIX P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail Yorkville, Kendall County, Illinois 60560 AutoDesk Hydrographs Results Hydraflow Rainfall Report7Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023Tuesday, 08 / 29 / 2023Rainfall Precipitation Table (in)Precip. file name: \\DESKTOP-HIMC8GB\Documents\IL Northeast Precip (Bulletin 75-HUFF) Depths.pcpStormDistribution 1-yr 2-yr 3-yr 5-yr 10-yr 25-yr 50-yr 100-yrSCS 24-hour 0.00 0.00 0.00 3.30 0.00 5.77 5.83 0.00SCS 6-Hr0.00 0.00 0.00 0.00 0.00 0.00 4.33 0.00Huff-1st0.00 0.00 0.00 2.75 0.00 5.38 6.50 0.00Huff-2nd0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00Huff-3rd0.00 3.34 0.00 0.00 5.15 0.00 0.00 8.57Huff-4th0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00Huff-Indy0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00Custom0.00 0.00 0.00 2.80 0.00 5.25 6.00 0.00 Pond Report4Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023Tuesday, 08 / 29 / 2023Pond No. 1 - DetentionPond DataContours -User-defined contour areas. Conic method used for volume calculation. Begining Elevation = 714.00 ftStage / Storage TableStage (ft)Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft)0.00714.0021,000001.00715.0021,00020,99820,9982.00716.0021,00020,99841,9963.00717.0021,00020,99862,9944.00718.0021,00020,99883,992Culvert / Orifice StructuresWeir Structures[A] [B] [C] [PrfRsr][A] [B] [C] [D]Rise (in)= 2.00 3.25 0.00 0.00Span (in)= 2.00 3.25 0.00 0.00No. Barrels= 11 0 0Invert El. (ft)= 714.00 715.50 0.00 0.00Length (ft)= 0.00 0.00 0.00 0.00Slope (%)= 0.00 0.00 0.00 n/aN-Value= .013 .013 .013 n/aOrifice Coeff.= 0.60 0.60 0.60 0.60Multi-Stage= n/aNo No NoCrest Len (ft)= 0.00 0.00 0.00 0.00Crest El. (ft)= 0.00 0.00 0.00 0.00Weir Coeff.= 3.33 3.33 3.33 3.33Weir Type= --- --- --- ---Multi-Stage= No No No NoExfil.(in/hr)= 0.000 (by Contour)TW Elev. (ft)= 0.00Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s).Stage / Storage / Discharge TableStage Storage Elevation Clv A Clv B Clv C PrfRsr Wr A Wr B Wr C Wr D Exfil User Totalftcuft ftcfs cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs0.000 714.00 0.00 0.00 --- --- --- --- --- --- --- --- 0.0001.00 20,998 715.00 0.10 ic 0.00 --- --- --- --- --- --- --- --- 0.1012.00 41,996 716.00 0.15 ic 0.17 ic --- --- --- --- --- --- --- --- 0.3133.00 62,994 717.00 0.18 ic 0.32 ic --- --- --- --- --- --- --- --- 0.5034.00 83,992 718.00 0.21 ic 0.43 ic --- --- --- --- --- --- --- --- 0.634 Pond Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Tuesday, 08 / 29 / 2023 Pond No. 1 - Detention Pond Data Contours -User-defined contour areas. Conic method used for volume calculation. Begining Elevation = 714.00 ft Stage / Storage Table Stage (ft)Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft) 0.00 714.00 21,000 0 0 1.00 715.00 21,000 20,998 20,998 2.00 716.00 21,000 20,998 41,996 3.00 717.00 21,000 20,998 62,994 4.00 718.00 21,000 20,998 83,992 Culvert / Orifice Structures Weir Structures [A] [B] [C] [PrfRsr][A] [B] [C] [D] Rise (in)= 2.00 3.25 0.00 0.00 Span (in)= 2.00 3.25 0.00 0.00 No. Barrels = 1 1 0 0 Invert El. (ft)= 714.00 715.50 0.00 0.00 Length (ft)= 0.00 0.00 0.00 0.00 Slope (%)= 0.00 0.00 0.00 n/a N-Value = .013 .013 .013 n/a Orifice Coeff.= 0.60 0.60 0.60 0.60 Multi-Stage = n/a No No No Crest Len (ft)= 0.00 0.00 0.00 0.00 Crest El. (ft)= 0.00 0.00 0.00 0.00 Weir Coeff.= 3.33 3.33 3.33 3.33 Weir Type = --- --- --- --- Multi-Stage = No No No No Exfil.(in/hr)= 0.000 (by Contour) TW Elev. (ft)= 0.00 Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s). 0 8,000 16,000 24,000 32,000 40,000 48,000 56,000 64,000 72,000 80,000 88,000 Stage (ft) 0.00 714.00 1.00 715.00 2.00 716.00 3.00 717.00 4.00 718.00 Elev (ft) Storage (cuft) Stage / Storage Storage Pond Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023 Tuesday, 08 / 29 / 2023 Pond No. 1 - Detention Pond Data Contours -User-defined contour areas. Conic method used for volume calculation. Begining Elevation = 714.00 ft Stage / Storage Table Stage (ft)Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft) 0.00 714.00 21,000 0 0 1.00 715.00 21,000 20,998 20,998 2.00 716.00 21,000 20,998 41,996 3.00 717.00 21,000 20,998 62,994 4.00 718.00 21,000 20,998 83,992 Culvert / Orifice Structures Weir Structures [A] [B] [C] [PrfRsr][A] [B] [C] [D] Rise (in)= 2.00 3.25 0.00 0.00 Span (in)= 2.00 3.25 0.00 0.00 No. Barrels = 1 1 0 0 Invert El. (ft)= 714.00 715.50 0.00 0.00 Length (ft)= 0.00 0.00 0.00 0.00 Slope (%)= 0.00 0.00 0.00 n/a N-Value = .013 .013 .013 n/a Orifice Coeff.= 0.60 0.60 0.60 0.60 Multi-Stage = n/a No No No Crest Len (ft)= 0.00 0.00 0.00 0.00 Crest El. (ft)= 0.00 0.00 0.00 0.00 Weir Coeff.= 3.33 3.33 3.33 3.33 Weir Type = --- --- --- --- Multi-Stage = No No No No Exfil.(in/hr)= 0.000 (by Contour) TW Elev. (ft)= 0.00 Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s). 0.00 0.07 0.14 0.21 0.28 0.35 0.42 0.49 0.56 0.63 0.70 Stage (ft) 0.00 714.00 1.00 715.00 2.00 716.00 3.00 717.00 4.00 718.00 Elev (ft) Discharge (cfs) Stage / Discharge Total Q Hydrograph ReportHydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023Tuesday, 08 / 29 / 2023Hyd. No. 1DA-1Hydrograph type = SCS RunoffPeak discharge = 1.308 cfsStorm frequency = 2 yrsTime to peak = 15.60 hrsTime interval= 2 minHyd. volume = 34,943 cuftDrainage area= 4.214 acCurve number = 91.5Basin Slope= 0.0 %Hydraulic length = 0 ftTc method= UserTime of conc. (Tc) = 5.00 minTotal precip.= 3.34 inDistribution= Huff-3rdStorm duration = 24.00 hrsShape factor = 484202468101214161820222426Q (cfs)0.000.001.001.002.002.00Q (cfs)Time (hrs)DA-1Hyd. No. 1 -- 2 YearHyd No. 1 Hydrograph ReportHydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023Tuesday, 08 / 29 / 2023Hyd. No. 2UG DetentionHydrograph type = ReservoirPeak discharge = 0.121 cfsStorm frequency = 2 yrsTime to peak = 24.07 hrsTime interval= 2 minHyd. volume = 27,750 cuftInflow hyd. No. = 1 - DA-1Max. Elevation = 715.42 ftReservoir name = DetentionMax. Storage = 29,815 cuftStorage Indication method used.30102030405060708090100Q (cfs)0.000.001.001.002.002.00Q (cfs)Time (hrs)UG DetentionHyd. No. 2 -- 2 YearHyd No. 2Hyd No. 1Total storage used = 29,815 cuft Hydrograph ReportHydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023Tuesday, 08 / 29 / 2023Hyd. No. 1DA-1Hydrograph type = SCS RunoffPeak discharge = 3.627 cfsStorm frequency = 100 yrsTime to peak = 15.60 hrsTime interval= 2 minHyd. volume = 108,243 cuftDrainage area= 4.214 acCurve number = 91.5Basin Slope= 0.0 %Hydraulic length = 0 ftTc method= UserTime of conc. (Tc) = 5.00 minTotal precip.= 8.57 inDistribution= Huff-3rdStorm duration = 24.00 hrsShape factor = 484502468101214161820222426Q (cfs)0.000.001.001.002.002.003.003.004.004.00Q (cfs)Time (hrs)DA-1Hyd. No. 1 -- 100 YearHyd No. 1 Hydrograph ReportHydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2023Tuesday, 08 / 29 / 2023Hyd. No. 2UG DetentionHydrograph type = ReservoirPeak discharge = 0.630 cfsStorm frequency = 100 yrsTime to peak = 24.03 hrsTime interval= 2 minHyd. volume = 89,916 cuftInflow hyd. No. = 1 - DA-1Max. Elevation = 717.96 ftReservoir name = DetentionMax. Storage = 83,133 cuftStorage Indication method used.60102030405060708090100Q (cfs)0.000.001.001.002.002.003.003.004.004.00Q (cfs)Time (hrs)UG DetentionHyd. No. 2 -- 100 YearHyd No. 2Hyd No. 1Total storage used = 83,133 cuft P.O. Box 860015 Shawnee, KS 66286 Tel: 913-248-9385 www.mdg-kc.com QuikTrip Store No. 7318 Preliminary Stormwater Drainage Letter 107 E Stagecoach Trail Yorkville, Kendall County, Illinois 60560 Exhibits Plan Sheets IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREETN89°53'31"E 521.23'L=435.81', R=7626.62' CB=S78°14'59"W CD=435.75'N49°13'00"W 116.44'N18°11'45" W 9 1 . 0 5' N03°57'39"W 257.36' L=77.22', R=1841.25' CB=N05°08'45"W CD=77.22' S06°31'30"E 411.11'SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 50 25 0 50 100 KENDALL COUNTY (PIN 05-05-400-047) KENDALL COUNTY (PIN 05-04-300-002) FOX VALLEY FARM PARTNERSHIP (PIN 05-04-300-037) (PIN 05-04-300-031) (PIN 05-04-400-050) 5.507± ACRES C010 OVERALL SITE PLAN SITE DEVELOPMENT DATA 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISER7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 DEMOLITION LEGEND C030 DEMOLITION PLAN 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREETN89°53'31"E 521.23'L=435.81', R=7626.62' CB=S78°14'59"W CD=435.75'N49°13'00"W 116.44'N18°11'45" W 9 1 . 0 5' N03°57'39"W 257.36' L=77.22', R=1841.25' CB=N05°08'45"W CD=77.22' S06°31'30"E 411.11' G3SE (P-113) STORE NO.: 7318 5,312 S.F. BLDG. HT.= 20'-0"15K UNLEADED (10'Ø)SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBE15K PRODUCT X (10'Ø)SUBMERGEDPUMPANNULAR15K PREMIUM (10'Ø)SUBMERGEDPUMPANNULAR15K DIESEL (10'Ø)SUBMERGEDPUMPANNULAR15K UNLEADED (10'Ø)FILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBE30K DIESEL (10'Ø)ANNULARSUBMERGEDPUMPFILLPROBE30K DIESEL (10'Ø)ANNULARSUBMERGEDPUMPFILLPROBE30K DIESEL (10'Ø)ANNULARSUBMERGEDPUMPFILLPROBE18K BIODIESEL (10'Ø)10K DEF (10'Ø)ANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKING7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 SITE LEGEND C100 SITE PLAN PARKING REQUIREMENTS SITE NOTES: 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERNO PARKINGFFE=724.45 7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 BM "B": ELEV=729.29 CUT SQUARE IN TOP OF CONC. BASE FOR TRAFFIC SIGNAL AT THE NORTHEAST CORNER OF IL. ROUTE 47 & IL. ROUTE 71. BM "C": ELEV=735.69 MAG NAIL IN NORTH FACE OF POWER POLE APPROXIMATELY 180' WEST OF SOUTHEAST CORNER OF SITE ALONG THE SOUTH LINE OF PROPERTY. BENCHMARKS GRADING LEGEND ≥ ≥ ≤ C110 GRADING PLAN 8/31/23 IL. STATE ROUTE 71IL. STATE ROUTE 47 STAGECOACH TRAILBRIDGE STREET SUBMERGEDPUMPANNULARFILLVENT/VAPORSUBMERGEDPUMPANNULARPROBESUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPANNULARFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEFILLVENT/VAPORPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPFILLPROBEANNULARSUBMERGEDPUMPANNULARSUBMERGEDPUMPFILLPROBEPROBEFILLWATERRISERWATERRISERWATERRISERFFE=724.45 7318107 E STAGECOACH TRAILYORKVILLE, KENDALL COUNTY, IL89-7318 08-31-2023P-113 89 001 DKH CSH JKLQuikTrip No.A SHEET TITLE: SHEET NUMBER: DIVISION: DESIGNED BY: 1 © COPYRIGHT QUIKTRIP CORPORATION 2011 ANY UNAUTHORIZED USE, REPRODUCTION, PUBLICATION, DISTRIBUTION, OR SALE IN WHOLE OR IN PART, IS STRICTLY FORBIDDEN.ORIGINAL ISSUE DATE:PROTOTYPE: VERSION: PROJECT NO.: DRAWN BY: REVIEWED BY:REV DATE DESCRIPTION B C D E F G H J K L M N P Q A B C D E F G H J K L M N P Q 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 PROJECT NO.: N P Q PROJECT NO.:PROJECT NO.: Midwest Design Group Kansas City PO Box 860015 Shawnee, KS 66286-0015 P 913.248.9385 N 40 20 0 40 80 STORM SEWER LEGEND C120 PRELIMINARY STORM SEWER PLAN 8/31/23 PLAN COUNCIL AGENDA Thursday, August 10, 2023 9:00 a.m. City Hall Community Development 2nd Floor - Conference Room Remote Access via Zoom 1. Minutes for approval: July 13, 2023 2. PZC 2023-08 QuikTrip Gas Station & Convenience Store – Special Use Adjournment United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 I have reviewed the application for Special Use approval received June 7, 2023 as submitted by Ali Bukhres, on behalf of QuikTrip Corporation, Petitioner, as well as the following documents/plans: 1. Overall Site Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet C010); 2. Demolition Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet C030); 3. Site Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet C100); 4. Signage Plan prepared by Midwest Design Group, dates 05-22-2023 (Sheet C101); 5. Vehicle Tracking Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet C102); 6. Grading Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet C110); 7. Preliminary Storm Sewer Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet C120); 8. Landscape Plan prepared by Midwest Design Group, dated 05-22-2023 (Sheet L100); 9. ALTA/NSPS Land Title Survey prepared by Farnsworth Group, date plotted 03/29/2023; and 10. Building and Canopy Elevations (3 pages) prepared by QuikTrip dated 05.26.23. 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 with the western parcel (05-04-400-050) being utilized for the fuel station and convenience store. This property is currently improved with various detached metal structures on a gravel foundation utilized for industrial/farming storage and truck related services, which will be demolished upon development of the fuel station. The property was recently rezoned from M-1 Manufacturing to B-3 General Business District as part of the Graham’s C Store Development proposal. Based upon my review of the application and preliminary plans, I have compiled the following comments: GENERAL ZONING/PLANNING COMMENTS: 1. ZONING - The subject property is currently zoned as B-3 General Business 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: July 10, 2023 Subject: PC 2023-08 QuikTrip Gasoline (Special Use) 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 the development: BUILDING SETBACK REQUIRED MINIMUM PROPOSED SETBACK Interior Side Yard (North) 20’ +/- 160’ (C Store) Verify +/- 200’ (Gas Pump Canopy) Verify Front Yard (West/IL 47) 50’ +/- 120’ (C Store) Verify Corner Side Yard (South/IL 71) 30’ +/- 320’ (C Store) Verify +/- 240’ (Gas Pump Canopy) Verify Rear Yard (East) 20’ +/- Unable to Determine Verify a. Will the parcels be consolidated as part of the purchase? This will determine the rear yard building setback. Petitioner must provide dimensions for all other setbacks indicated above. 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 20 feet to the top of the cornice and 16 feet to the top of the masonry. Per Section 10-2-3, building height is measured at the mean height between the eaves and ridge. a. Staff calculated the total square footage of the convenience store as ~5,728.8 square feet (92.4’ x 62’). Petitioner must provide/verify the actual proposed building square footage. 4. PARKING - According to the data table on the Site Plans submitted, there are 52 total parking stalls provided for the convenience store, including three (3) ADA handicapped accessible space. Per Section 10-16-3 of the Yorkville Zoning Code, the total required minimum parking needed for the commercial convenience store is 17 spaces, which is exceeded by the 52 on-site spaces provided. The typical stall and drive aisle dimensions meet the minimum zoning standards. a. Petitioner shall revise the Site Plan to include a data table of the required and provided parking stalls, including ADA spaces. b. Staff notes there are five (5) parking stalls within the northeast corner of the site. Are these for semi-trucks? If so, please add to the parking data table on the Site Plan. 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 PARKING LOT SETBACK REQUIRED MINIMUM PROPOSED PARKING LOT SETBACK IL Rte. 47 – West (Arterial) 20’ +/- 40’ (Please Verify) IL Rte. 71- South (Arterial) 20’ +/- 220’ (Please Verify) 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: https://library.municode.com/il/yorkville/codes/code_of_ordinances?nodeId=TIT8BURE_CH 12LAOR_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%. a. The Petitioner needs to provide a Site Data Table that indicates 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=TIT8B URE_CH15APCO_8-15-5CRAP 10. SIGNAGE – The petitioner has not provided elevations of proposed ground monument signage on the site plan but has indicated two (2) monument signs will be located on the site. One at the northeast corner of IL Rte. 47 & L Rte. 71 and another at the southeast corner of the site facing IL Rte. 71. 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. i. The proposed overall heights of the signs are 7’-10” which meets the current sign regulations. However, clarification regarding the proposed sign area is needed, as it appears to be approximately 77 square feet which exceeds the maximum area of 64 sq. feet. Information on Signage Plan states 7’10”H x 11’W x 53.1 sq. ft. b. Staff also notes there are direction signs for trucks. Are these signs indication where trucks should ingress/egress? More information regarding size and height of signs is requested. 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 near 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. Petitioner shall provide a photometric plan. 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 shall be provided. 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. Proposed plans indicate a 10-foot high all brick trash enclosure with landscaping around the perimeter of the three (3) solid walls. 16. LANDSCAPE PLAN – Please refer to comments from Engineer. 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 should indicate the Future Shared-Use Path along IL Rte. 47 to be installed by IDOT. a. Is the Petitioner proposing to add additional asphalt at the intersection of IL Rte. 47 and IL Rte. 71 connecting the Future Shared-Use Path to the gas station property? Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Date: June 19, 2023 To: Krysti Barksdale-Noble (Community Development Director) From: James Jensen (Chief of Police) Reference: Plan Review – PZC 2023-08 QuikTrip Gas Station & Convenience Store Project Name: QuikTrip Gas Station & Convenience Store Applicant Name: Ali Bukhres, QuikTrip Project Manager: Project Number: PZC 2023-08 The comments listed below are referenced to the above project: Signage Handicapped Signage Required: __X__ Yes ____ No Comments: None **Signage must meet MUTCD Standards **Fine amount must be listed on sign Speed Limit Signage Required/Recommended ____ Yes __X__ No School Zone Special Signage ____ Yes __X__ No Special Speed Zone Signage Requested ____ Yes __X__ No Comment: The speed limit on Rt. 47 and Rt. 71 is 45 mph. Attention should be paid to the vehicles pulling out onto both state highways as vehicles often time exceed this limit coming through the intersection. No Parking Signage Recommended? ____ Yes __X__ No ____ No Parking After 2” Snow Fall No Parking Locations: None Dedicated Parking signage needed? ____ Yes __X__ No ____ Located by Park ____ School Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 ____ Common Parking Area Are there Street Name Conflicts? ____ Yes __X__ No Comments: Sidewalk/Pedestrian/Bike Path Crossing Signage? ____ Yes ____ No Comment: Is a sidewalk or bike path going to be constructed? If YES then attention should be paid to the signage exiting the business warning of the potential for pedestrians and bicyclists. NO Construction Traffic Signage being requested? ____ Yes __X__ No Location: _________________________________________________________ ***We request that all signage is posted prior to the first occupancy permit being issued for this project.*** ***All traffic control signage must conform to MUTCD Standards specific to location, size, color, and height levels*** Roadway Street Width: _____________ Should parking be allowed on BOTH sides of road? ____ Yes ____ No Should parking be restricted to fire hydrant side? ____ Yes ____ No Center Roadway Medians: ____ Yes ____ No Limit Parking on Median? ____ Yes ____ No Signage Needed? ____ Yes ____ No Room for Emergency Veh. w/ one lane Obstructed? ____ Yes ____ No Do you have intersection Concerns? ____ Yes ____ No Landscape Low Growth or Ground Cover Landscaping? ____ Yes ____ No Low Growth or Ground Cover Landscaping by windows? __X__ Yes ____ No Low Growth or Ground Cover Landscaping by Entrances __X__ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Ingress / Egress Entrance/Exits match up with adjacent driveways? ____ Yes __X__ No Total Entrance/Exits for development? __4__ Are vehicle entrance/exits safe? ____ Yes ____ No Are warning signs for cross traffic requested? __X__ Yes ____ No Comment: Due to speed on Rt. 47 & Rt. 71 Raised Median & Signage for Right in & Right Out? ____ Yes __X__ No Comment: Will there be right in and right out islands? Emergency Contact for after hours during construction: Please provide Is this a gated or controlled access development? ____ Yes __X__ No If yes, will police & Fire and Access? ____ Yes ____ No Miscellaneous Individual Mailboxes? ____ Yes __X__ No Cluster Mailbox Kiosks? ____ Yes __X__ No Will this cause traffic choke points? ____ Yes __X__ No Are sidewalks being planned for the development? ____ Yes ____ No Comment: Are sidewalks or bike paths being installed? Are sidewalk crosswalks needed? ____ Yes ____ No Are there bike paths planned for this project? ____ Yes ____ No Proper Signage needed for bike paths ____ Yes ____ No ____ Stop Signs ____ Yield Signs ____ NO Motorized Vehicles ____ Trespassing ____ Other _______________________________________ Are there HOA Controlled Roadway OR Parking Areas? ____ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Ample Parking on Site? __X__ Yes ____ No Are there other City Ordinance Concerns? ____ Yes ____ No ____ Noise Ordinance ____ Parking Ordinances ____ Alarm Ordinance Comments: I hope you find this information helpful, and we look forward to reviewing the revisions. If you should have any questions, comments or concerns please do not hesitate to contact me. PROPOSED REQUEST: The petitioner, Alexander L. Berman, on behalf of Kendall Holdings I, LLC, is seeking final plat of resubdivision approval for Lots 4 & 5 of the Kendall Marketplace Commercial Development. The lots, consisting of approximately 3 acres, are proposed to be resubdivided into three (3) new ~1-acre parcels and abrogate an existing ten (10) foot public utility easement. Platted as new commercial out lots located at the northwest corner of US Route 34 and Isabel Drive, the lots will have access from Edward Lane and utilized for future commercial land users with appropriately sized lots within the larger retail development. Memorandum To: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: October 3, 2023 Subject: PZC 2023-12 Kendall Marketplace Commercial – Lots 4 & 5 Final Plat of Resubdivision PROPERTY SUMMARY: The subject property is currently zoned as B-3 General Business District as part of the Kendall Marketplace Planned Unit Development (PUD). The following are the current immediate surrounding zoning and land uses: Zoning Land Use North B-3 General Business District Kendall Marketplace East B-3 General Business District R-4 General Multi-Family Residence District R-3 One-Family (Kendall County) Kendall Marketplace Cedarhurst Senior Living Facility Oak Knolls Subdivision South B-1 Local Business District O Office District Kendall County Government Center West B-3 General Business District A-1 Agricultural (Kendall County) Kendall Marketplace Undeveloped/Farmland EXISTING DEVELOPMENT AGREEMENT: The Development Agreement (Ord. 2006-125) for Kendall Marketplace states per Article II of the Development Agreement (Ord. 2006-125) for Kendall Marketplace, “[t]he development of the property shall be generally pursuant to the Conceptual Plans attached hereto and incorporated herein as Exhibit B” (shown on the next page with subject parcels). The original conceptual plan illustrates two (2) lots to contain one retail building each. While the proposed three (3) lot layout is slightly different, the proposed final plat of resubdivision generally keeps with the intent of the original concept plan of one retail building per lot and does not deviate from the plan’s original intent. STAFF COMMENTS: The proposed Final Plat of Resubdivision has been reviewed by the City’s engineering consultant, Engineering Enterprises Inc., for compliance with the Subdivision Control Ordinance’s Standards for Specification. Comments, dated September 7, 2023, found that the submitted plans were in conformance with the City’s regulations. Based upon the review of the proposed Final Plat of Subdivision of Kendall Marketplace Lots 4 and 5, staff believes the submitted plans are consistent with the approved conceptual site plan and the current subdivision control regulations. PROPOSED MOTION: In consideration of the proposed Final Plat of Resubdivision of Kendall Marketplace Lots 4 and 5, the Planning and Zoning Commission recommends approval of the plat to the City Council as presented by the Petitioner in plans prepared by HR Green dated last revised 08/24/23, and further subject to {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1. Final Plat of Subdivision Application 2. Final Plat of Resubdivision date revised August 24, 2023 and response letter dated 8-31-23 3. EEI Review Comments dated September 7, 2023 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: 4 500.00 4 2,500.00 3,000.00 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) Kendall Holdings I, LLC (Alexander L. Berman)Kendall Holdings I, LLC 707 Skokie Blvd. #600 Northbrook, IL 60062 312-915-0690 aberman@gwdglobal.com l Kendall Holdings I, LLC N/A 978 Edward Lane and 1575 Isabel Drive Lot 4 and Lot 5 in the Kendall Marketplace Subdivision. Lot 4 (PIN: 02-29-101-003) located at 978 Edward Lane, and Lot 5 (PIN: 02-29-101-007) located at 1575 Isabel Drive containing approximately 1.43 and 1.67 acre respectively. PUD - B-3 3.10 +/-3.10 +/- Lot 1 145.50' x 280.00'40,739 Lot 2 144.00' x 280.00'40,320 Lot 3 193.60' x 280.00'53,794 3 EXHIBIT A: LOT 4 AND LOT 5 IN KENDALL MARKETPLACE SUBDIVISION, BEING A SUBDIVISION OF PART OF SECTIONS 19, 20 AND 29, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, RECORDED MAY 7, 2007 AS DOCUMENT NUMBER 200700014779 IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS. EXCEPTING THEREFROM THAT PART OF LOT 5 CONVEYED TO THE PEOPLE OF THE STATE OF ILLINOIS, DEPARTMENT OF TRANSPORTATION BY WARRANTY DEED RECORDED JANUARY 30, 2017 AS DOCUMENT NUMBER 201700001779, DESCRIBED AS FOLLOWS: PART OF LOTS 1 AND 5 IN KENDALL MARKETPLACE, ACCORDING TO THE PLAT RECORDED AS DOCUMENT NUMBER 200700014779 IN THE KENDALL COUNTY RECORDER'S OFFICE, DESCRIBED AS FOLLOWS, USING BEARINGS AND DISTANCES REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE SYSTEM, EAST ZONE (NAD 83, 2011 ADJ ) COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 5, THENCE SOUTH 85 DEGREES 32 MINUTES 16 SECONDS EAST 148.84 FEET ALONG THE SOUTH LINE OF SAID LOT 5 TO THE POINT OF BEGINNING, THENCE NORTH 84 DEGREES 56 MINUTES 58 SECONDS EAST 25.35 FEET, THENCE SOUTH 85 DEGREES 30 MINUTES 38 SECONDS EAST 175.00 FEET, THENCE SOUTH 76 DEGREES 12 MINUTES 34 SECONDS EAST 25.33 FEET TO THE SOUTH LINE OF SAID LOT 1, THENCE NORTH 85 DEGREES 32 MINUTES 16 SECONDS WEST 225.00 FEET ALONG THE SOUTH LINES OF LOTS 1 AND 5 TO THE POINT OF BEGINNING, SITUATED IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, STATE OF ILLINOIS. LOT 140,739 SQ. FT.±0.935 ACRES±LOT 353,794 SQ. FT.±1.235 ACRES±LOT 240,320 SQ. FT.±0.926 ACRES±PINs: 02-29-101-00302-29-101-007LOT 54KENDALL MARKETPLACEDOC. 200700014779REC. 05/07/2007U.S. ROUTE 34(VETERANS PARKWAY)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 2LOT 4LOT 5LOT 1 KENDALL MARKETPLACERESUBDIVISIONDOC. 202000001356REC. 01/29/2020LOT 102LOT 54LOT 3EDWARD LANE(PRIVATE ROAD)ISABEL DRIVE (PRIVATE ROAD) PRIVATE UNNAMED ROAD LOT 103 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: 02-29-101-00302-29-101-007 2363 Sequoia Drive | Suite 101 Aurora, IL 60506 Main 630.553.7560 + Fax 713.965.0044 H R G R E E N . C O M August 31, 2023 Ms. Krysti Barksdale-Noble Community Development Director United City of Yorkville 651 Prairie Pointe Drive Yorkville, IL 60560 RE: Kendall Marketplace Commercial – Lots 4 and 5 (Review No.1) Dear Ms. Barksdale-Noble Please see below our responses to the YO2330-DR Kendall Marketplace dated August 3, 2023. Response to the comment is shown in bold following the original comment. General Comment: 1. The location of the two (2) concrete monuments that will be set need to be shown. RESPONSE: Proposed locations of concrete monuments added, as requested. 2. The access note needs to be revised to state, “There shall be no direct access from lots 1, 2, and 3 to U.S Rt. 34”. RESPONSE: Revised, as requested 3 The revised paragraph below should be used on the ownership certificate: 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 If you have any questions or need additional information, please do not hesitate to contact me. Sincerely, HR GREEN, INC. David Schultz, P.E. LEED AP Project Manager DS/cl \\hrgreen.com\HRG\Data\2023\2302275\Corr\ltr-083123_2302275_YO2330-KMP-Lots4-5-Review_No.1-Review_Comment_ Response.docx SUMMARY: Staff has reviewed a request from Kendall County Planning and Zoning Department along with the subsequent documents attached. This property is located within one and a half miles of the planning boundary for Yorkville, allowing the City the opportunity to review and provide comments to Kendall County. The petitioners, Michael R. and Darla J. Cappellett, are requesting approval of a Plat of Vacation to vacate the public easements between two (2) parcels (Lots 65 and 66) within the Whitetail Ridge subdivision. The purpose of the request is to construct an addition to the existing single detached home in an area of an existing easement. The real property is located at 6145 Whitetail Ridge Drive which is generally located at the north of the East Schoolhouse Road (IL Route 126) between Grove Road and Hopkins Road in unincorporated Kendall County. PROPERTY BACKGROUND: The property is located at 6145 Whitetail Ridge Drive in unincorporate Kendall County. The approximately 1.5-acre property, original platted as two (2) separate parcels each totaling ~33,000 sq. ft., was consolidated into a single parcel in 2020. Currently, the property is improved with a one-story approximately 4,300 square foot home and in-ground pool on Lot 65. While the parcel is not immediately adjacent to incorporated Yorkville, it is approximately1.5 miles to the east of the Prestwick of Ashley Pointe subdivision. REQUEST SUMMARY: The petitioners are proposing to vacate the existing combined ten (10) foot drainage and utility easements between Lots 65 and 66 within the Whitetail Ridge for the purpose of constructing an addition to the existing single-family detached home within the center of the recently consolidated parcel. As proposed, the addition would straddle across the drainage easement which is not permitted per Kendall County subdivision regulations. No other zoning relief is being requested by the petitioners. The County has reached out to the various public utility providers in the area (AT&T, ComEd, Comcast, and Nicor/Southern Co.). None of these providers objected to the request to vacate. Additionally, the Whitetail Ridge Homeowners Association (HOA) was not opposed to the request to vacate the easement. Memorandum To: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: September 28, 2023 Subject: PZC 2023-30 – 6145 Whitetail Ridge Drive (Whitetail Ridge) 1.5 Mile Review (Plat of Vacation) YORKVILLE COMPREHENSIVE PLAN: Yorkville’s 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential. This future land use is intended to provide flexibility for residential design in areas in Yorkville that can accommodate low-density detached single-family housing but also include sensitive environmental and scenic features that should be retained and enhanced. The current land use within a large lot residential golf course development and the proposed detached single-family home on a 1.5-acre lot is consistent with Yorkville’s Comprehensive Plan land use designation for this property. If approved, the proposed plat of vacation does not alter the land use and maintains its consistency with the areas future land use plans. STAFF COMMENTS Staff has reviewed the request for easement vacation and does not oppose the request. It will not affect any public utilities or drainage within the planned development and meets the current minimum bulk requirements of that district. Additionally, the land use is consistent with the City’s Comprehensive Plan and the vacation of the drainage and utility easements will not affect the future use of the land, as it will remain residential in nature. Staff is seeking input from the Planning and Zoning Commission as the one-and-a-half-mile review allows for the City to make comments and requests to the petitioner and County prior to their public meetings. This review will also be brought to the City Council at the October 24, 2023 meeting. This item was delivered to the City on September 21, 2023. PROPOSED MOTION In consideration of the proposed mile and one-half review of Kendall County Petition 23-30 for a plat of vacation to vacate the public easements between two (2) parcels (Lots 65 and 66) within the Whitetail Ridge subdivision commonly known as 6145 Whitetail Ridge Drive, the Planning and Zoning Commission recommends to the City Council to (object or not to object) to the request. ATTACHMENTS 1. Application with Attachments ZPAC Memo – Prepared by Matt Asselmeier – September 21, 2023 Page 1 of 3 DEPARTMENT OF PLANNING, BUILDING & ZONING 111 West Fox Street • Room 203 Yorkville, IL • 60560 (630) 553-4141 Fax (630) 553-4179 Petition 23-30 Michael R. and Darla J. Cappellett Plat of Vacation of a Drainage and Utility Easement in Whitetail Ridge Subdivision INTRODUCTION A ten foot (10’) drainage and utility easement presently exists between Lots 65 and 66 in Whitetail Ridge Subdivision. Michael and Darla Cappellett own the subject lots and would like to construct an addition to the home in the area of the existing easement. The Petitioners previously combined the lots into one (1) parcel identification number. SITE INFORMATION PETITIONER Michael R. and Darla J. Cappellett ADDRESS 6145 Whitetail Ridge Drive, Yorkville (Lots 65 and 66 of Whitetail Ridge) LOCATION North of the Intersection of Clubhouse Drive and Whitetail Ridge Drive TOWNSHIP Kendall Township PARCEL # 05-12-226-013 LOT SIZE 1.5 +/- Acres ZPAC Memo – Prepared by Matt Asselmeier – September 21, 2023 Page 2 of 3 EXISTING LAND USE One-Family Residential/Vacant ZONING RPD-2 LRMP Current Land Use One-Family Residential and Vacant Future Land Use Rural Residential (Max 0.65 Du/Acre) Roads Whitetail Ridge Drive is a Township Road classified as a Local Road Trails None Floodplain/ Wetlands None REQUESTED ACTION Vacate a Ten Foot (10’) Drainage and Utility Easement Between Lots 65 and 66 APPLICABLE REGULATIONS Section 7.06 (Subdivision Control Ordinance) SURROUNDING LAND USE Location Adjacent Land Use Adjacent Zoning Land Resource Management Plan Zoning within ½ Mile North Wooded A-1 Rural Residential (Max 0.65 DU/Acre) N/A South Single-Family Residential RPD-2 Rural Residential N/A East Single-Family Residential RPD-2 Rural Residential N/A West Single-Family Residential RPD-2 Rural Residential N/A ACTION SUMMARY KENDALL TOWNSHIP Kendall Township was emailed information on September 21, 2023. UNITED CITY OF YORKVILLE The United City of Yorkville was emailed information on September 21, 2023. BRISTOL-KENDALL FIRE PROTECTION DISTRICT The Bristol-Kendall Fire Protection District was emailed information on September 21, 2023. GENERAL The application materials are included as Attachment 1. The plat for this area of Whitetail Ridge is included as Attachment 2. The plat of vacation is included as Attachment 3. Petition information was sent to WBK on September 21, 2023. On September 19, 2023, a representative from the Whitetail Ridge Homeowners’ Association submitted an email stating the HOA was agreeable to the requested vacation. This email is included as Attachment 4. ZPAC Memo – Prepared by Matt Asselmeier – September 21, 2023 Page 3 of 3 As of the date of this memo, the Petitioner has not contacted any of the utility companies directly. Emails from Comed, NICOR, Comcast, and AT&T are included as Attachments 5, 6, 7, and 8 respectively. RECOMMENDATION Staff would like to receive comments from the various utilities and WBK Engineering before issuing a recommendation. ATTACHMENTS 1. Application Materials 2. Plat of Whitetail Ridge (The Subject Property Area Only) 3. Plat of Vacation 4. September 19, 2023, Whitetail Ridge Homeowners’ Association Email 5. September 19, 2023, Comed Email 6. September 19, 2023, NICOR Email 7. September 19, 2023, Comcast Email 8. September 21, 2023, AT&T Email Attachment 1, Page 1 Attachment 1, Page 2 Attachment 1, Page 3 Attachment 1, Page 4 Attachment 2 Attachment 3 Attachment 4 Attachment 5 Attachment 6 Attachment 7 Attachment 8