City Council Minutes 2023 11-28-23 MINUTES OF THE REGULAR MEETING OF THE CITY COUNCIL
OF THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,ILLINOIS,
HELD IN THE CITY COUNCIL CHAMBERS,
651 PRAIRIE POINTE DRIVE ON
TUESDAY,NOVEMBER 28,2023
Mayor Purcell called the meeting to order at 7:00 p.m. and led the Council in the Pledge of Allegiance.
ROLL CALL
City Clerk Behland called the roll.
Ward I Koch Present
Transier Present
Ward II Plocher Present
Soling Present
Ward III Funkhouser Present
Marek Present
Ward IV Tarulis Present
Corneils Present (arrived electronically at 7:04 p.m.)
Staff in attendance at City Hall: City Clerk Behland, Chief of Police Jensen,City Attorney Orr, Public
Works Director Dhuse, Community Development Director Barksdale-Noble, Finance Director
Fredrickson, Parks and Recreation Director Evans,Assistant City Administrator Willrett, and EEI
Engineer Sanderson.
Members of the public were able to attend this meeting in person as well as being able to access the
meeting remotely via Zoom which allowed for video, audio, and telephonic participation.
A meeting notice was posted on the City's website on the agenda,minutes, and packets webpage with
instructions regarding remote meeting access and a link was included for the public to participate in the
meeting remotely: https•//us02web zoom us/i/85400063184?pwd='I'GV3eDNxQUovQkV2b1F1dm9BTXpMdzO9.
The Zoom meeting ID was 854 0006 3184.
QUORUM
A quorum was established.
AMENDMENTS TO THE AGENDA
None.
PRESENTATIONS
Swearing-in of Patrol Officer—Alex W robel
Mayor Purcell, along with Chief of Police James Jensen, swore in Alex Wrobel as a patrol officer for
the police department.
PUBLIC HEARINGS
None.
CITIZEN COMMENTS ON AGENDA ITEMS
Tom Gilmor, resident of Fox Hill subdivision, shared with the Council that he is not in favor of the
Northpointe Development along with section 8 housing or low-income housing. He asked who would
regulate the proof of age, occupancy, and income required to live at this senior housing.
Micky Miller, Director of Senior Services, shared with the Council that subsidized housing has long
waiting lists. Residents must move out of town for housing,taking income away from Yorkville. These
residents are a tremendous asset to the community as they volunteer for many nonprofits and help provide
transportation for those who can't drive. People who need this type of housing are current residents, not
strangers. Last year, Senior Services worked with the Community Development Director on Aging in a
Changing Region. The survey responses showed a significant piece missing in our community, which is
the middle housing bracket. There were concerns about property values going down when Anthony's
Place opened, and there have been no signs of this. She asked the Council to please consider the Fox Hill
Senior Living apartments.
Debbie Gillette, resident of Fox Hill subdivision, shared with the Council that putting a high-density
development in a residential neighborhood does not sit right with many residents. Increasing the
development capacity by twenty-four units will bring more traffic, noise, and other nuisances into the Fox
Hill subdivision. She asked if the City had considered the additional needs for the health and safety of the
The Minutes of the Regular Meeting of the City Council—November 28,2023—Pa2e 2 of 7
residents. And what are the potential costs for fire, police, and ambulances?The residents are concerned
about how this will affect their property values.
Judy Gilmor,resident of Fox Hill subdivision, shared that they are not imposed of senior housing but
would like to see this building be changed from a three-story building to a two-story building. The
residents of Fox Hill are asking for something to blend in better with the neighborhood. The Northpointe
Development was working on a similar facility in Palatine. The residents shared concerns about it being a
three-story building, which they then agreed to change to a two-story one. Judy shared the newspaper
article with the Council (attached). Judy reported that the residents were not part of the planning process
and that the HOA knew nothing about this project until the rezoning sign went up. Many residents could
not attend tonight's meeting, so they prepared a petition. The petition (attached) requests that the Council
deny the request for a variance to change the density from eight to fourteen units and to require them to
change from a three-story building to a two-story building.
Sean Klinberg, resident of Fox Hill subdivision, shared his concern regarding the Fox Hill Senior Living
building that could be going in his backyard. He stated no one in the community is a big fan of this
project. He then said bringing seniors into the community is great but asked what are the benefits? He
then said the request for three stories was too much.
Lisa Schillinger, a Yorkville resident, shared with the Council that she just heard about this project today
and is not for or against it. She understands that the Fox Hill residents have concerns. Lisa stated she had
been in this town for 45 years and had watched it grow. Yorkville needs senior living facilities badly.
Yorkville needs to keep seniors in this community.
CONSENT AGENDA
1. Bill Payments for Approval
$ 1,622,372.86 (vendors)
$ 356,842.05 (payroll period ending 11/09/23)
$ 1,979,214.91 (total)
2. Kane-Kendall Council of Mayors(KKCOM)Call for Projects—authorize staff to submit a 2023
Call for Projects application for East Van Emmom Street project funding and Kennedy Road
project funding(PW 2023-85)
3. 2023 Road to Better Roads—Change Order No. 1 and Final Payment Estimate—approve the
2023 Road to Better Roads Change Order No. 1 and authorize the Mayor to execute
(PW 2023-87)
Mayor Purcell entertained a motion to approve the consent agenda. So moved by Alderman Funkhouser;
seconded by Alderman Tarulis.
Motion approved by a roll call vote. Ayes-8 Nays-0
Koch-aye, Plocher-aye, Funkhouser-aye, Tarulis-aye,
Transier-aye, Soling-aye, Marek-aye,Corneils-aye
REPORTS
MAYOR'S REPORT
Tax Levy
(CC 2023-58)
Resolution 2023-35 Requesting Separate Limiting Rates for all City Funds
Ordinance 2023-40 for the Levy and Assessment of Taxes for the Fiscal Year
Beginning on May 1,2024 and Ending on April 30,2025
Mayor Purcell entertained a motion to approve a Resolution Requesting Separate Limiting Rates for all
City Funds and to approve an Ordinance for the Levy and Assessment of Taxes for the Fiscal Year
Beginning on May 1, 2024 and Ending on April 30,2025. So moved by Alderman Plocher; seconded by
Alderman Marek.
Motion approved by a roll call vote. Ayes-8 Nays-0
Plocher-aye, Funkhouser-aye, Tarulis-aye, Transier-aye,
Soling-aye, Marek-aye, Corneils-aye, Koch-aye
Treasurer's Report for October 2023
(CC 2023-68)
Mayor Purcell entertained a motion to approve the Treasurer's Report for October 2023. So moved by
Alderman Koch; seconded by Alderman Soling.
The Minutes of the Regular Meetin!of the City Council—November 28,2023—Page 3 of 7
Motion approved by a roll call vote. Ayes-8 Nays-0
Funkhouser-aye, Tarulis-aye, Transier-aye, Soling-aye,
Marek-aye,Corneils-aye, Koch-aye, Plocher-aye
Ordinance 2023-41 Repealing and Replacing Title 1, Chapter 14 of the
Yorkville City Code(Administrative Adjudication)
(CC 2023-69)
Mayor Purcell entertained a motion to approve an Ordinance Repealing and Replacing Title 1,Chapter 14
of the Yorkville City Code and authorize the Mayor and City Clerk to execute. So moved by Alderman
Transier; seconded by Alderman Plocher.
Motion approved by a roll call vote. Ayes-8 Nays-0
Tarulis-aye, Transier-aye, Soling-aye, Marek-aye,
Corneils-aye, Koch-aye, Plocher-aye, Funkhouser-aye
Resolution 2023-36 Approving an Interagency Agreement Between the Illinois State Police
Police and the United City of Yorkville,Kendall County, Illinois
(CC 2023-69)
Mayor Purcell entertained a motion to approve a Resolution Approving an Interagency Agreement
Between the Illinois State Police and the United City of Yorkville, Kendall County, Illinois and authorize
the Mayor and City Clerk to execute. So moved by Alderman Tarulis; seconded by Alderman Soling.
Motion approved by a roll call vote. Ayes-8 Nays-0
Transier-aye, Soling-aye, Marek-aye, Corneils-aye,
Koch-aye, Plocher-aye, Funkhouser-aye, Tarulis-aye
Bond Abatement Ordinances
(CC 2023-70)
Ordinance 2023-42 Abating the tax levied for the year 2023 to pay the principal of and
interest on the$5,575,000 General Obligation Bonds
(Alternate Revenue Source), Series 2015A
Ordinance 2023-43 Abating the tax levied for the year 2023 to pay the principal of and
interest on the$1,235,000 General Obligation Refunding Bonds
(Alternate Revenue Source), Series 2014
Ordinance 2023-44 Abating the tax levied for the year 2023 to pay the principal of and
interest on the$1,290,000 General Obligation Refunding Bonds
(Alternate Revenue Source),Series 2014C
Ordinance 2023-45 Abating the tax levied for the year 2023 to pay the principal of and
interest on the$4,295,000 General Obligation Bonds
(Alternate Revenue Source),Series 2014A
Ordinance 2023-46 Abating the tax levied for the year 2023 to pay the principal of and
interest on the$8,250,000 General Obligation Bonds
(Alternate Revenue Source), Series 2021
Ordinance 2023-47 Abating the tax levied for the year 2023 to pay the principal of and
interest on the$5,170,000 General Obligation Bonds
(Alternate Revenue Source), Series 2022
Ordinance 2023-48 Abating the tax hereto levied for the year 2023 to pay debt service
on General Obligation Bonds(Alternate Revenue Source),
Series 2023A,of the United City of Yorkville,
Kendall County,Illinois
Mayor Purcell entertained a motion to approve the ordinances abating the taxes levied for the year 2023
to pay the principal of and interest on the General Obligation Bonds and General Obligation Refunding
Bonds, and an ordinance abating the tax hereto levied for the year 2023 to pay debt service on General
Obligation Bonds listed on the agenda as Mayor's Report#5—Bond Abatement Ordinances numbered a,
b, c, d, e, f, and g,and to authorize the Mayor and City Clerk to execute. So moved by Alderman
Transier; seconded by Alderman Funkhouser.
Motion approved by a roll call vote. Ayes-8 Nays-0
Soling-aye, Marek-aye, Corneils-aye, Koch-aye,
Plocher-aye, Funkhouser-aye, Tarulis-aye, Transier-aye
The Minutes of the Regular Meetine of the City Council—November 28,2023—Page 4 of 7
Special Service Area Abatement Ordinances
(CC 2023-71)
Ordinance 2023-49 Abating Special Service Area Taxes for Special Service Area
Number 2003-100(Raintree Village Project) and
Approving the Amended Special Tax Roll
Ordinance 2023-50 Abating Special Service Area Taxes for Special Service Area
Number 2003-101 (Windett Ridge Project) and
Approving the Amended Special Tax Roll
Ordinance 2023-51 Abating Special Service Area Taxes for Special Service Area
Number 2004-104(Central Grande Reserve)and
Approving the Amended Special Tax Roll
Ordinance 2023-52 Abating Special Service Area Taxes for Special Service Area
Numbers 2004-107 (Raintree Village II Project)
Ordinance 2023-53 Abating Special Service Area Taxes for Special Service Area
Number 2005-108 and 2005-109 Special Tax Refunding
Bonds, Series 2016(Autumn Creek Project and
Bristol Bay I Project)
Mayor Purcell entertained a motion to approve the ordinances abating the special service area taxes and
approving the amended special tax rolls for the special service areas listed on the agenda as Mayor's
Report#6—Special Service Abatement Ordinances, numbered a, b, c, d, and e, and to authorize the
Mayor and City Clerk to execute. So moved by Alderman Plocher; seconded by Alderman Koch.
Motion approved by a roll call vote. Ayes-8 Nays-0
Marek-aye,Corneils-aye, Koch-aye, Plocher-aye,
Funkhouser-aye, Tarulis-aye, Transier-aye, Soling-aye
Ordinance 2023-54 for the Amended Levy and Assessment of Taxes for the Fiscal Year
_ Beginning May 1,2024 and Ending April 30,2025 in and for
Special Service Area Number 2004-201 (Fox Hill)
(CC 2023-72)
Mayor Purcell entertained a motion to approve an Ordinance for the Amended Levy and Assessment of
Taxes for the Fiscal Year Beginning May 1,2024 and Ending on April 30, 2025 in and for Special
Service Area Number 2004-201 (Fox Hill)and authorize the Mayor and City Clerk to execute. So moved
by Alderman Marek; seconded by Alderman Koch.
Motion approved by a roll call vote. Ayes-8 Nays-0
Corneils-aye, Koch-aye, Plocher-aye, Funkhouser-aye,
Tarulis-aye, Transier-aye, Soling-aye, Marek-aye
Ordinance 2023-55 for the Amended Levy and Assessment of Taxes for the Fiscal Year
Beginning May 1,2024 and Ending April 30,2025 in and for
Special Service Area Number 2006-119(Sunflower Estates)
(CC 2023-73)
Mayor Purcell entertained a motion to approve an Ordinance for the Amended Levy and Assessment of
Taxes for the Fiscal Year Beginning May 1,2024 and Ending on April 30, 2025 in and for Special
Service Area Number 2006-1 19(Sunflower Estates) and authorize the Mayor and City Clerk to execute.
So moved by Alderman Koch; seconded by Alderman Marek.
Motion approved by a roll call vote. Ayes-8 Nays-0
Koch-aye, Plocher-aye, Funkhouser-aye, Tarulis-aye,
Transier-aye, Soling-aye, Marek-aye, Corneils-aye
PUBLIC WORKS COMMITTEE REPORT
No report.
ECONOMIC DEVELOPMENT COMMITTEE REPORT
No report.
PUBLIC SAFETY COMMITTEE REPORT
No report.
The Minutes of the Reeular Meetine of the City Council—November 28,2023—Paee 5 of 7
ADMINISTRATION COMMITTEE REPORT
No report.
PARK BOARD
No report.
PLANNING AND ZONING COMMISSION
Ordinance 2023-56 Approving the Final Plat of Kendall Marketplace
Lot 52 Phase 4 Resubdivision
(PZC 2023-15 & EDC 2023-50)
Mayor Purcell entertained a motion to approve an Ordinance Approving the Final Plat of Kendall
Marketplace Lot 52 Phase 4 Resubdivision and authorize the Mayor and City Clerk to execute. So moved
by Alderman Funkhouser; seconded by Alderman Koch.
Motion approved by a roll call vote. Ayes-8 Nays-0
Plocher-aye, Funkhouser-aye, Tarulis-aye, Transier-aye,
Soling-aye, Marek-aye,Corneils-aye, Koch-aye
Northpointe Development
(Fox Hill Senior Living)
(PZC 2022-23 & EDC 2022-73)
Ordinance 2023-57 a.Approving the Rezoning to the R-4 General Multi-Family Residence
District of the Property Located at the Southeast Corner of
W.Veterans Parkway(US Route 34)and Sycamore Road
(Northpointe Development II Corporation)
Mayor Purcell entertained a motion to approve an Ordinance Approving the Rezoning to the R-4 General
Multi-Family Residence District of the Property Located at the Southeast Corner of W. Veterans Parkway
(US Route 34) and Sycamore Road (Northpointe Development 11 Corporation) and authorize the Mayor
and City Clerk to execute. So moved by Alderman Plocher; seconded by Alderman Transier.
Before voting, Jake Victor, Vice President of Development for Northpointe Development, and Lane
Manning with DreamLane Real Estate shared a presentation with the Council on the Fox Hill Senior Living
Apartments(attached.
Alderman Transier asked how they keep the property restricted to 55 and older. Mr. Victor stated due to
the tax credit with the state,and they are required to keep the apartments at 55 and older.Alderman Transier
asked if the facility was sold, does the property still have to stay at 55 and older?Mr. Victor stated that the
restriction is on the land. The leases will have age restriction language as well. Alderman Koch asked if
they must have a certain percentage of people living in the apartments to receive the state credits. Mr. Victor
reported that they committed to the state a certain amount of units. Alderman Funkhouser asked if two
people were in a unit; could one be under 55? Mr. Victor said no, everyone living in the apartments must
be 55 and older. There will be times when residents have a guest, such as children or grandchildren, but
there will be guidelines within their lease as to how many days they are allowed to stay overnight.Alderman
Marek mentioned they would need two parking spaces for each unit; their average unit holds 1.5 people.
Mr. Victor said a concern they heard early on was if people would be parking on the street due to insufficient
parking. Due to the concern, they wanted to ensure enough parking, and they believe they have enough
with 96 parking spaces. Alderman Soling asked if the residents must be family to share a two-person unit,
to which Mr. Victor said no, it would be the same as any typical apartment. Alderman Funkhouser reported
he received concerns about the density and height. Alderman Funkhouser doesn't believe the density will
be a concern but is concerned about the height and the parking. He recommends retooling the building to
bring it down to two stories.
Mayor Purcell asked if there was a second entrance to the apartments. Community Development Director
Barksdale-Noble stated the main entrance is on Sycamore. Then, there is a second entrance off a private
road for drop-off only. Mayor Purcell asked Community Development Director Barksdale-Noble what the
current zoning was for this property. Mrs. Barksdale-Noble stated that B-3 allows a height of 80 feet or six
stories, which is not required to go in front of the City Council. The Mayor asked what the zoning on the
property to the south of the subdivision was, which is also B-3. He then asked what the height of Rush
Copley was, and Mrs. Barksdale-Noble stated 60 feet, but this current project is 49 feet. The Mayor then
asked about the distance from this facility to the nearest home,which Mrs. Barksdale-Noble stated was 600
feet. 1t was then noted the petitioner was requesting 14 units per acre.Anthony's Place is 16 units per acre.
And Heritage Woods is 25 units per acre.
Motion approved by a roll call vote. Ayes-6 Nays-2
Funkhouser-nay, Tarulis-aye, Transier-aye, Soling-nay,
Marek-present, Corneils-aye, Koch-aye, Plocher-aye
The Minutes of the Regular Meetiny-of the City Council—November 28,2023—Palze 6 of 7
Ordinance 2023-58 b. Granting a Variance to Increase the Maximum Permitted Number of
Dwelling Units Per Acre for the Property Located at the Southeast
Corner of W.Veterans Parkway(US Route 34)and Sycamore Road
(Northpointe Development II Corporation)
Mayor Purcell entertained a motion to approve an Ordinance Granting a Variance to Increase the Maximum
Permitted Number of Dwelling Units Per Acre for the Property Located at the Southeast Corner of W.
Veterans Parkway (US Route 34) and Sycamore Road (Northpointe Development II Corporation) and
authorize the Mayor and City Clerk to execute. So moved by Alderman Plocher; seconded by Alderman
Koch.
Alderman Plocher shared that he felt it was ridiculous that he heard any nays from the Council. Alderman
Transier shared that the Council would discuss accessory building later in the meeting due to people
needing housing at more affordable costs like this development. He understands there are concerns about
the residents and traffic. Alderman Transier has known many people in senior living facilities and has
never heard any complaints in many years. Alderman Funkhouser stated he is not against senior housing
and is only concerned about the building. Alderman Marek asked what the time frame they're up against.
Mr. Victor said they would need to close early next year and break ground around April 2024. Alderman
Marek understands the concerns but sees it's very conflicting because the spot is ideal with the shopping
stores and doctors' offices nearby. Alderman Koch shared there is a hospital nearby. Dialysis is also close
by, which can be required multiple times a week, which shows this is a good location for the facility.
Motion approved by a roll call vote. Ayes-7 Nays-1
Tarulis-aye, Transier-aye, Soling-aye, Marek-aye,
Corneils-aye, Koch-aye, Plocher-aye, Funkhouser-nay
CITY COUNCIL REPORT
No report.
CITY CLERK'S REPORT
No report.
COMMUNITY& LIAISON REPORT
2023 Brewing Up A Brighter Future
Alderman Marek reported the Yorkville Educational Foundation is collaborating with Noon Whistle
Brewing and Flight Tasting Room & Bottle Shoppe. They are holding the 2023 Brewing Up A Brighter
Future on December 2,2023, at Flight Tasting Room & Bottle Shoppe from noon to 6:00 p.m. There will
be five celebrity bartending teams that will compete.
STAFF REPORT
Shop with a Cop
Chief Jensen shared they have Shop with a Cop this Friday. They are partnering with Yorkville Kiwanis
Club and Restore Church. They will be shopping for over 30 kids on Friday and wrapping gifts right after
shopping. Tuesday, December 5"', will be the day the kids come to the police department with Santa to
hand out gifts.
MAYOR'S REPORT(cont'd)
Unified Development Ordinance Discussion
(PZC 2023-09& EDC 2023-36)
Community Development Director Barksdale-Noble stated that at the last meeting,the Council narrowed
the scope to Accessory Dwelling Unit(ADU)owner-occupancy requirements and whether the City
should require a special use for detached ADUs. Alderman Funkhouser stated that there are challenges
regarding the requirement of ADU owner-occupied. City Attorney Orr said it is difficult; we can mandate
it, but how could the City enforce it?The zoning regulations are regarding the zoning uses and not
concerning the users. After research,there are still questions on what happens if the owner passes away
and when it comes time to sell the property. Alderman Koch asked if a home is within a trust and the
owner dies. What happens to the person living in the ADU now that the owner passed away?Attorney
Orr said there is an issue with the enforcement, and she is still researching the question. Alderman Soling
stated that if you want to make rental income, he suggests buying a rental property instead of constructing
an ADU. Mayor Purcell asked the Council where they were standing on the topic. The Council is split on
the attached ADUs with owner occupied. The majority seems to like that the detached ADUs would be
required to undergo the special use process. Mayor Purcell suggested moving forward with the UDO
approval without the ADU portion and continuing the ADU discussion later.
Alderman Tarulis had a concern regarding the anti-monotony standards. He believes increasing the
distance between similar units would be a good thing. The current recommendation in the UDO is two
homes are required between similar units. Alderman Funkhouser said the requirement of three homes
The Minutes of the Reizular Meeting of the City Council—November 28,2023—Page 7 of 7
between similar units is stringent. After discussion, Mayor Purcell asked for the UDO to be updated to
show three homes instead of two.
City Buildings Update
(CC 2021-04)
No report.
Water Study Update
(CC 2021-38)
No report.
ADDITIONAL BUSINESS
None.
CITIZEN COMMENTS
None.
EXECUTIVE SESSION
None.
ADJOURNMENT
Mayor Purcell entertained a motion to adjourn the City Council meeting. So moved by Alderman Marek;
seconded by Alderman Soling.
Motion unanimously approved by a viva voce vote.
Meeting adjourned at 8:55 p.m.
Minutes submitted by:
d Behland,
City Clerk, City of Yorkville, Illinois
Revised Plan for Affordable Housing
in Palatine
A plan for a three-story, 58 unit affordable housing
building at Quentin Road and Poplar Street in Palatine
was originally withdrawn by the developer, Northpointe
Development of Wisconsin. A revised plan now calls for
two stories and 40 units. The building will be constructed
on 2.5 acres located at 874-920 N. Quentin Road.
The DH Business Ledger stated that the plan had
originally been widely opposed by the neighborhood and
got turned down by the Palatine plan commission on .duly
20th. The village staff had also recommended denial.
Concerns expressed by neighbors and village officials had
included;
- Density
- Noise and light pollution
- Increased traffic
- Lack of deceleration lane on Quentin Road
- Changing the character of the neighborhood
which consists mostly of single-family homes and
townhouses with an apartment complex farther
north
The Daily Herald reports that the revised plans would
have a mix of one, two and three bedroom units and
would be available for rent to individuals whose income
ranges between 30% and 80% of Cook County median
income.
The median household income in Cook County between
2015 and 2019 was $64,660, according to an August
report from the Chicago Metropolitan Agency for
Planning. Eighty percent of that is $51,728 and 30% is
$19,398.
The original plan was withdrawn by the developers before
it could be examined by the village council in August. The
revised proposal was submitted November 10.
Andy Dumke, principal with Northpointe Development,
stated that the revisions address the feedback received
over the summer, including during a neighborhood
meeting.
The new plan calls for the following:
- Lower density that conforms with the village's
multifamily district standards
- Lowering the number of three -bedroom units
which is expected to curtail the number of children
living in the building
- Building was moved an additional 5 feet east
toward Quentin Road
- The clubhouse was Incorporated Into the building
- Balconies on the western portion of the building
(facing single-family homes) were removed
- Landscaping plan was enhanced to include
minimum 10 foot trees to shield neighbors at a cost
of $50,000
- The entrance at Poplar Street was eliminated due
to traffic concerns
- Only entrance would be on Quentin Road
- 10 parking spaces would be reserved for visitors
"We are confident that after
collaborating with staff and
neighbors, the changes
incorporated in the new proposal
will result in the success of
Quentin Apartments. Further,
through the new revisions, we are,
confident that we have taken
every step possible to mitigate
the impact of the proposed
development on existing
neighbors. As much as some
neighbors might want to preserve
an open field on the site, the
affordable housing plan really
does fit the neighborhood. The tax
credits are a competitive process
and they are really hard to get.
Obviously in this community, and
as far as the state agency is
concerned, there is a need for this
type of project. "
Vice President of Development for Northpointe i 3ake Vector
The developers intended to partner with Lutheran Social
Services of Wisconsin for the approximately $20.4 million
proposed project, which was allocated $15 million in low-
income housing tax credits by the Illinois Housing
Development Authority.
U
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PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
We the undersigned
residents
gf Fox Hill Subdivision,
Yorkville
object to the request
to change
the zoning from
commercial t�ah-dgnity 48-unit
3-story building,
and exceed thp,
allowable
densily from 8 to 14 units per acre.
We aak the City of Y ll to:
1 Deny the request for a variance to change the density from 8 to14 units per acre, in
order to conform to the existing neighborhood of single family homes and townhomes
2. R@quire a change -from the 3-sto building to a 2-story building.,to conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
Name
C>Pf'1t1�P I��i3n��.li�I
( Ii. A ---
T�
Address
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
We the undersigned residents of Fox Hill Subdivision. Yorkville,
b'ect to the request to change the zoning r omm r i f to a high -density 48-uni
3-story building and exceed the allow le density from 8 to 14 units per acre.
We ask the City of Yorkville to:
J.Deny the request for a variance tg change -the density from 8 to14 units per cre in
order to conform to the existing neighborhood of single family homes and townhomes
2. Rewire a change from the 3-story building to a_2-story buildings to conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
Name
Address
2
Address
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
We the undersigned residents of Fox HIII Subdivision, Yorkville
object to the request to change the zoning r cornmerpial to a high -density 48- nit
3-story building and exceed the allowable density from 8 to 14 units per acres
We ask the City of Yorkville to:
1. Deny the request for a variance to ch n e the density from 8 to14 units per acrei. in
order to conform to the existing neighborhood of single family homes and townhomes
2. Require a change flnm the 3-story building tg a t-sto b ildin to conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
Name
1.
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
We the undersioned residents of Fox Hill Subdivi i n Yorkville
eject to the request to change the zoning from commercial to a high -density 48-unit
a -story building nd exceed the allowable density from 8 to_14_units per acre_
Weask the City of rkvllle to:
1 Deny the request for a variance to change the density from 8 to14 units per acre in
order to conform to the existing neighborhood of single family homes and townhomes
2. Require a change from the 3-stobuilding to g 2-sto bull in to conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
Name
Address
b
Z
4
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
In
order to conform to the existing neighborhood of single family homes and townhomes
M
2. to conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
I FTut=
e
PETITION
Regarding the proposed development at the SE corner of St. 34 and Sycamore Road -
in
order to conform to the existing neighborhood of single family homes and townhomes
2. BgquiM a change fmM the 3-sto[y- to conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
OEM
I,
I
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
In
order to conform to the existing neighborhood of single family homes and townhomes
IM
2, Bagulm a change from the 3-Mly building to -a 2-ltgry bul to conform with
existing buildings In the area (Advocate Clinic and nearby retail areas)
Name Address
-1
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
In
order to conform to the existing neighborhood of single family homes and townhomes
X
2, Require a chimge from the 3-gglyto conform with
existing buildings in the area (Advocate Clinic and nearby retail areas)
Name Addreag
V
PETITION
Regarding the proposed development at the
SE corner of Rt. 34 and Sycamore Road.
We the undersigned residents of Fox Hill Subdivision, Yorkville
object to the request to change the zoning from rommercial to a hi h-
density 48-unit 3-story building, and exceed the allowable density from8
to 14 units per acre.
We ask the Cily of Yorkville to:
1. Deny the request for a variance to change the density from 8 to14 units
per acre, in order to conform to the existing neighborhood of single family
homes and townhomes
2. Require a change from the 3-stony building to a 2-story building, to
conform with existing buildings in the area (Advocate Clinic and nearby
retail areas)
Name, Address
4.I
G�
PETITION
Regarding the proposed development at the SE corner of Rt. 34 and Sycamore Road.
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1. Dgay jhg request for a vadance- Ig change the dgnsb from 8- Ig 14 units, 12or acre, in
order to conform to the existing neighborhood of single family homes and townhomes
W
2. -Mly bUilding to a 2-stonj bUilding, to conform with
existing buildings In the area (Advocate Clinic and nearby retail areas)
1
Jori Behland
From:
Sent:Sunday, November 26, 2023 7:16 AM
To:Jori Behland
Subject:Proposed zoning change
I would like to express my thoughts regarding the change in zoning for the housing development proposed by
Northpointe Development Corp. for the corner of Rt 34 and Sycamore Rd in the Fox Hill subdivision. Having lived at my
current address on the corner of Sycamore and John St. for the past 21+ years, I don’t feel that this proposed change
would be conducive to a peaceful and enjoyable homelife. The esthetics of the obstructed view along with the
increased traffic congestion is the exact reason why we moved from our previous address years ago; to get away from
the congestion. When we built here so long ago, the builder assured us that the area at the front of the subdivision was
not zoned for residences, only business. This is why we chose this lot, for the open area in front of us. A 1 story strip
mall similar to what is on the adjacent corner is preferable to a large dwelling that will congest the view and streets. An
apartment building of any size as well as the proposed 72 space parking area would turn our nice, peaceful area into an
industrialized urban sprawl that is an eyesore to all.
During the spring, summer, and fall we already must deal with the increased traffic and people milling about from the
baseball field across the street from my house. The children are fine, they all need a place to play and enjoy their
childhood. Their parents are another thing. They park everywhere, illegally on occasion, without thought or
consideration of those of us that live there. They leave their trash laying all over the field area as well as in our front
yards and parkways. I have also had the adults walk directly through my front yard instead of using the sidewalk that is
available. All of this combined with the increase of people and traffic from this proposed 48‐unit apartment building will
make not only that part of the year difficult but the entire year full of traffic, noise, and chaos which is far from the
peaceful existence that we have had up until now. Rt 34 and Sycamore is the main entrance in and out of the
subdivision. It can be difficult to get in and out of the subdivision now. Furthermore, the increase of potential accidents
that would result from the increased traffic flow would make it horrendous to come and go easily.
The other issue that I have is that we don’t currently live in a low‐income area. We as a subdivision and residents of the
city of Yorkville pay plenty enough in taxes that we have a right to expect our home to be in a safe, quiet, and
harmonious environment. Low income is synonymous with increased riffraff and crime; those qualities would be
brought into our community as a result of the proposed development. We don’t want nor do we need those kinds of
problems. I have nothing against senior citizens as I work with mainly elderly people in a busy Ophthalmology practice,
and I do understand the widespread poverty that has developed due to the lack of resources that our seniors have. That
compassion for their plight in no way means that all Fox Hill residents should have to feel that our properties and
enjoyment of our homelives are being devalued as a low‐income community usually is. Our home values have finally
recovered from the housing challenges that we have had in the recent years. An eyesore like this would make the
property values on our homes to go down as well as hurt the resale value when the time comes for us to downsize for
our senior years.
If the zoning does get approved, it’s almost a slap in the face. It is as if the city doesn’t value the people that have lived
here for years, forcing us to leave a community that we have loved living in because of the squalor that you as
administrators of the city are creating. Unfortunately, just because it is a “senior” development, doesn’t mean that it
will only be seniors living there. Let’s face it, enforcing the “seniors only” rule will be hard to keep track of. If precedent
regarding apartment building regulations is anything to go off, the seniors only regulation will not hold up. Younger
family members with nowhere else to stay and the endemic of grandparents that are raising their grandchildren will
occur. Again, I don’t lack compassion for their plights, but that doesn’t mean that I want to live in the ruins that this
situation would create for our lovely subdivision.
Thank you for your consideration,
2
Jenny and Brian Ala
Yorkville, IL 60560
Sent from my iPhone
Fox Hill Senior LivingYorkville’s Premier SeniorAffordable Living Community
Northpointe DevelopmentNorthpointe Development Corporation is a real estate development company created for the purpose of bringing revitalization and development to various neighborhoods throughout the Midwest. We maintain offices in both Illinois and Wisconsin. Northpointe is one of the Wisconsin Housing Finance Authorities largest and longest‐standing customers, consistently receiving the highest developer team score possible for a for‐profit developer. 100% of the Housing Credit awards received by Northpointe have moved forward into quality housing developments.Northpointe has maintained a reputation for creative problem solving. We have received numerous awards for our ability to re‐think spaces and places – including:•2017 Wisconsin Trust for Historic Preservation Award•2019 Remarkable Milwaukee Award•2019 Carolyn Kellogg Historic Preservation Award
Multi‐Family DevelopmentsProject Name Location UnitsRivers Senior Living Oshkosh, WI 60Bayshore Townhomes Sparta, WI 32Fair Acre Townhomes Oshkosh, WI 55Kenwood Senior Living Ripon, WI 24The Fountains of West Allis West Allis, WI 35Blackstone Harbor Apartments Sister Bay, WI 24The Rivers – Phase II –Senior Living Oshkosh, WI 40Bayside Senior Apartments Oconto, WI 42Taylor Place Apartments McHenry, IL 50Quentin Apartments Palatine, IL 58AFFORDABLE HOUSING EXPERIEINCE30LIHTC AW ARDS$230,000,000IN DEVELOPM ENT1,300UNITS
About DreamLane Real Estate●WI Residential and Commercial Real Estate Broker●12+ years Real Estate and Property Management Experience ●Certified Minority‐Owned Business Enterprise by the State of Wisconsin Department of Administration for Real Estate Sales, Investment, Development, and Consultation●Passion for urban development and redevelopment projects●City of Fitchburg, WI Planning Commission Planner (2017‐2020)
Fox Hill Senior Living•Age Restricted Senior Housing (55+)•48 Multi‐Family Housing Units•36 One‐Bedrooms (75%) – 725 sq. ft.•12 Two‐Bedrooms (25%) – 1,000 sq. ft.•Health & Wellness•Enterprise Green Communities•Green Areas –walking paths/balconies •Amenities•Exterior storage lockers for each unit•Non‐Smoking •In unit washer, dryer, dishwasher included•Stainless steel appliances and quartz countertops•Free Internet for all households•On‐site, professional third‐party management•Benefits •Allows city residents to sell homes and move into an affordable rental that meets their needs while allowing new members or desired homeowners into the community•An option for existing members of the community to have aging family move into that is close, safe, and affordable•Fox Hill will have a rental preference for existing community members or employees•Fox Hill’s on‐site management agent will be trained to provide education and access to available services desired by the residents•Creation of local jobs –at least 2 FTE long‐term along with dozens of jobs during construction•$20,000,000 community investment, which willpay property taxes, permit fees, impact fees, and tap fees = revenue generator to help keep resident taxes consistent
INCOME LIMITS 30%50% 60% 80%1 Person $23,520$39,200 $47,040 $62,6502 Person $26,880$44,800 $53,760 $71,600RENT LIMITS 30%50% 60% 80%1 Bedroom $630$1,050 $1,260 $1,6782 Bedroom $756$1,260 $1,512 $2,013Income/Rent Limits
Senior Housing ‐What To Expect •Northpoint has tenoperating senior properties •334 total senior housing units•100% occupancy at all ten properties•Average age of residents is 73.5•72% of residents have vehicles•4.5% of residents have employment income•Only 21% of two bedrooms have two or more occupants•Average of 1.15 residents per unit•Fox Hill will have 48 senior units. 36 one‐bedrooms and 12 two‐bedrooms.•Fox Hill is projected to have 55 residents in the 48 units•Lower impact based on household size•The senior residents will have 50 vehicles ‐96 spaces available (2 stalls/unit)•Only 2‐3 households will have employment income•The units remain elderly restricted in perpetuity
Development TimelineNovember 2022Plan Council December 2022Economic Development CommitteeJanuary 2023Neighborhood Meeting (Invites sent to neighbors within 1,000 feet)February 2023Application to IHDA for $17mm in funding (oversubscribed ~3:1)November 2023Plan Commission / City CouncilApril 2024Closing and Start Construction
Questions? Jake VictorVice President of DevelopmentNorthpointe Development CorporationJake@Northpointedev.comLane ManningPrincipal DreamLane Real EstateLane@dreamlanere.com