Planning and Zoning Commission Packet 2024 02-14-24
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, February 14, 2024
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: January 10, 2024
Citizen’s Comments
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Public Hearings
1. PZC 2024-04 United City of Yorkville, petitioner, is proposing to amend the Yorkville
Comprehensive Plan, including a modified future land use map, pursuant to Section 11-12-7 of the
Illinois Municipal Code (65 ILCS 5/11-12-7) and Section 9-1-1 of the Yorkville City Code. The
proposed amendment adds sections the Future Land Use – Map Addendum to reclassify the property
located at Cannonball Trail and south of Galena Road from “Estate Conservation/Residential” to a
land use designation of “Agricultural Zone (AZ)”. The request will also amend the property located
at the southeast corner of the US Route 34 and Sycamore Road from the “Neighborhood Retail (NR)”
to the “Mid-Density Residential (MDR)” land use category. The changes are a result of a rezoning
approvals made by the City Council in calendar year 2023.
Unfinished Business
New Business
1. PZC 2024-04 United City of Yorkville, petitioner, is proposing to amend the Yorkville
Comprehensive Plan, including a modified future land use map, pursuant to Section 11-12-7 of the
Illinois Municipal Code (65 ILCS 5/11-12-7) and Section 9-1-1 of the Yorkville City Code. The
proposed amendment adds sections the Future Land Use – Map Addendum to reclassify the property
located at Cannonball Trail and south of Galena Road from “Estate Conservation/Residential” to a
land use designation of “Agricultural Zone (AZ)”. The request will also amend the property located
at the southeast corner of the US Route 34 and Sycamore Road from the “Neighborhood Retail (NR)”
to the “Mid-Density Residential (MDR)” land use category. The changes are a result of a rezoning
approvals made by the City Council in calendar year 2023.
Action Item
Text Amendment
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Additional Business
1. 2023 Year in Review
a. Link to report: https://arcg.is/1zDDjq0
2. City Council Action Updates
a. PZC 2024-02 Steve Greenblatt, petitioner, has filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting relief from Section 10-3-5 of the Zoning
Ordinance requiring the location of an accessory structure to be a minimum distance of 5 feet
from any side or rear property line for a residential parcel located at 703 S. Main Street. The
petitioner is also seeking a variance to Section 10-3-5 to allow a detached accessory structure
closer than ten (10) feet to any main building. The purpose of this request is to allow for the
installation of a shed. The real property, zoned R-2 Traditional Family Residence District,
consists of two (2) contiguous parcels owned by the petitioner and is located at the southwest
corner of West Washington Street and South Main Street in Yorkville, Illinois.
Action Item
Variance
b. PZC 2024-03 Kendall County Petition 23-32 & 23-33, Grainco FS, Inc. (owner) and A.B.
Schwartz, LLC. (contract purchaser), are requesting approval of a map amendment (rezoning)
and an amendment to Kendall County’s Future Land Use Map. The purpose of the request is
to rezone the property located at 8115 IL Route 47 from A-1 Agricultural District to M-1
Limited Manufacturing District. Additionally, the petitioners are requesting to amend the
Kendall County Future Land Use Map from “Transportation Corridor” to “Mixed Use
Business”. The real property and is located north of Ament Road and immediately west of S.
Bridge Street in unincorporated Kendall County.
Action Item
Mile Review
Adjournment
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PZC - Public Hearing - January 10, 2024
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, January 10, 2024
7 :00 p .m .
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PZC - Public Hearing - January 10, 2024
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PRESENT:
Mr. Richard Vinyard, Chairman,
Ms. Reagan Goins,
Mr. Greg Millen,
Mr. Danny Williams.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Marlys Young, Minute Taker.
- - - - -
I N D E X
WITNESS: PAGE
STEVEN GREENBLATT 6
- - - - -
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PZC - Public Hearing - January 10, 2024
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(WHEREUPON, the following
proceedings were had in public
hearing:)
CHAIRMAN VINYARD: There is one public
hearing scheduled tonight for the Planning and
Zoning Commission meeting. The purpose of this
hearing 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, and state
your name and who you represent. 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 and raise your right hand and repeat after
me.
(No response.)
CHAIRMAN VINYARD: So we have no
petitioners tonight. We are going to move on.
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PZC - Public Hearing - January 10, 2024
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The order of receiving testimony during the
public hearing will be as follows. We will do
the petitioner presentation and then following
that will be 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 2024-2 ,
Steve Greenblatt, for a variance?
MR. WILLIAMS: So moved.
MS. GOINS: Second.
CHAIRMAN VINYARD: Roll call vote,
please.
MS. YOUNG: Yes. Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: Goins.
MS. GOINS: Yes.
MS. YOUNG: And Millen.
MR. MILLEN: Yes.
CHAIRMAN VINYARD: All right. The
public hearing up for tonight's discussion is as
follows. Steve Greenblatt, petitioner, has filed
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PZC - Public Hearing - January 10, 2024
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an application within the United City of
Yorkville, Kendall County, Illinois, requesting
relief from Section 10-3 -5 of the Zoning
Ordinance requiring the location of an accessory
structure to be a minimum distance of five feet
from any side or rear property line for a
residential parcel located at 703 South Main
Street.
The petitioner is also seeking a
variance to Section 10-3 -5 to allow a detached
accessory structure closer than ten feet to any
main building. The purpose of the request is to
allow the installation of a shed.
The real property, zoned R -2
Traditional Family Residence District, consists
of two contiguous parcels owned by the petitioner
and is located at the southwest corner of West
Washington Street and South Main Street in
Yorkville.
Is the petitioner for PZC 2024-2 ,
Steve Greenblatt, ready to present?
MR. GREENBLATT: Yes.
MS. NOBLE: He wasn't here for the
swearing.
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PZC - Public Hearing - January 10, 2024
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CHAIRMAN VINYARD: So we're going to
have to swear you in real quick.
(Witness sworn.)
STEVEN GREENBLATT,
having been first duly sworn, testified from the
podium as follows:
CHAIRMAN VINYARD: We're also going to
ask you if you can to sign in at the podium.
THE REPORTER: There is no paper.
CHAIRMAN VINYARD: Oh, okay. We will
take care of that. You can present and then just
sign in before you go.
MS. NOBLE: Just a general statement of
your request and then I will do my part.
MR. GREENBLATT: Okay. We are proposing
to install a 10-by-16 shed within a 20 foot area,
20 foot area from the property line to our
garage, and so the shed is essentially five feet
from our neighbor's property and it is within
ten -- within the ten foot distance from our
primary residence.
The shed will be installed by a
third-party. When we complete it, the shed will
not require any foundation, it will be placed
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PZC - Public Hearing - January 10, 2024
7
directly on gravel, and due to the way that the
foliage of the trees blocks the view of the shed,
it doesn't portend an unattractive view from the
street.
Our house is up on a corner lot,
which makes it necessary to place this shed in
that location. We wouldn't put it within the
area behind our house. Again, this is the most
appropriate area considering our property to do
that shed.
I would also add that, in addition,
originally we -- about a year ago we did purchase
essentially another 13 feet on our side yard from
our neighbor which would allow this shed to be
installed within the five foot distance from the
east property line.
What else? Any questions?
CHAIRMAN VINYARD: Any of the members,
do you have any questions?
MR. WILLIAMS: No, nothing.
MR. GREENBLATT: The color will match
our house, all in that same kind of farmhouse
style.
CHAIRMAN VINYARD: Okay.
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PZC - Public Hearing - January 10, 2024
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MR. GREENBLATT: It will be aesthetic.
CHAIRMAN VINYARD: Okay. Very good. If
that's all you have, appreciate it.
MR. GREENBLATT: Thank you.
CHAIRMAN VINYARD: Is there anyone here
or on Zoom that wants to speak in opposition of
the request?
(No response.)
CHAIRMAN VINYARD: Hearing that there
are none, any questions from the commissioners?
MR. WILLIAMS: I 'm good.
CHAIRMAN VINYARD: Everyone is good?
Okay. 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. Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: Goins.
MS. GOINS: Yes.
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PZC - Public Hearing - January 10, 2024
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MS. YOUNG: Millen.
MR. MILLEN: Yes.
MS. YOUNG: And Vinyard.
CHAIRMAN VINYARD: Yes. Okay. The
public hearing portion of tonight's meeting is
now closed.
(Which were all the proceedings had
in the public hearing portion of
the meeting.)
---o 0 o ---
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PZC - Public Hearing - January 10, 2024
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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 11, 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.
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PZC - Public Hearing - January 10, 2024
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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 12th day of
January, 2024.
__________________________________
CHRISTINE M. VITOSH,
C.S.R. Certificate No. 084-02883
/s/
0
084-02883 [1] - 11:13
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1 [1] - 10:11
10 [1] - 1:21
10-3-5 [2] - 5:3, 5:10
10-by-16 [1] - 6:16
11 [1] - 10:11
12th [1] - 11:8
13 [1] - 7:13
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20 [2] - 6:16, 6:17
2024 [2] - 1:21, 11:9
2024-2 [2] - 4:8, 5:20
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6 [1] - 2:19
651 [1] - 1:17
7
703 [1] - 5:7
7:00 [1] - 1:22
A
accessory [2] - 5:4,
5:11
accuracy [1] - 11:5
action [1] - 10:24
add [1] - 7:11
addition [1] - 7:11
aesthetic [1] - 8:1
ago [1] - 7:12
aided [1] - 10:14
allow [3] - 5:10, 5:13,
7:14
ALSO [1] - 2:9
AND [1] - 1:10
application [1] - 5:1
applies [1] - 11:2
appreciate [1] - 8:3
appropriate [1] - 7:9
area [4] - 6:16, 6:17,
7:8, 7:9
assume [1] - 11:4
attached [1] - 11:2
attorney [2] - 10:21,
10:22
B
Barksdale [1] - 2:10
Barksdale-Noble [1] -
2:10
behind [1] - 7:8
blocks [1] - 7:2
building [1] - 5:12
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C.S.R [1] - 11:13
care [1] - 6:11
certificate [1] - 11:1
Certificate [1] - 11:13
Certified [1] - 10:3
certified [1] - 11:4
certify [2] - 10:5, 11:1
Chairman [1] - 2:2
CHAIRMAN [16] - 3:4,
3:23, 4:12, 4:15,
4:22, 6:1, 6:7, 6:10,
7:18, 7:24, 8:2, 8:5,
8:9, 8:12, 8:19, 9:4
CHRISTINE [2] - 10:3,
11:13
City [1] - 5:1
CITY [1] - 1:6
clearly [1] - 3:15
close [1] - 8:15
closed [1] - 9:6
closer [1] - 5:11
color [1] - 7:21
commencement [1] -
10:6
COMMISSION [1] -
1:10
commission [1] - 3:9
Commission [1] - 3:6
commissioners [1] -
8:10
Community [1] - 2:10
complete [1] - 6:23
computer [1] - 10:14
computer-aided [1] -
10:14
concerning [1] - 10:8
considered [1] - 3:9
considering [1] - 7:9
consists [1] - 5:15
constitutes [1] - 10:15
contiguous [1] - 5:16
control [1] - 11:6
copies [2] - 11:3, 11:6
corner [2] - 5:17, 7:5
counsel [2] - 10:21,
10:22
County [1] - 5:2
COUNTY [1] - 10:2
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Danny [1] - 2:5
detached [1] - 5:10
Development [1] -
2:11
direction [2] - 10:15,
11:6
directly [2] - 7:1,
10:23
Director [1] - 2:11
discussion [1] - 4:23
distance [3] - 5:5,
6:20, 7:15
District [1] - 5:15
Drive [1] - 1:17
due [1] - 7:1
duly [2] - 6:5, 10:7
during [2] - 3:18, 4:1
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east [1] - 7:16
employee [2] - 10:20,
10:21
essentially [2] - 6:18,
7:13
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Family [1] - 5:15
farmhouse [1] - 7:22
favor [1] - 4:4
feet [4] - 5:5, 5:11,
6:18, 7:13
filed [1] - 4:24
first [1] - 6:5
five [3] - 5:5, 6:18,
7:15
foliage [1] - 7:2
followed [1] - 4:5
following [2] - 3:1, 4:3
follows [3] - 4:2, 4:24,
6:6
foot [4] - 6:16, 6:17,
6:20, 7:15
foregoing [1] - 10:10
foundation [1] - 6:24
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garage [1] - 6:18
general [1] - 6:13
given [1] - 10:16
Goins [3] - 2:3, 4:18,
8:23
GOINS [4] - 4:11,
4:19, 8:18, 8:24
gravel [1] - 7:1
Greenblatt [3] - 4:9,
4:24, 5:21
GREENBLATT [7] -
2:19, 5:22, 6:4, 6:15,
7:21, 8:1, 8:4
Greg [1] - 2:4
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hand [3] - 3:20, 11:4,
11:8
heard [2] - 3:13, 10:7
HEARING [1] - 1:11
hearing [13] - 3:3, 3:5,
3:7, 3:18, 4:2, 4:8,
4:23, 8:9, 8:16, 9:5,
9:8, 10:10, 10:18
hereby [1] - 10:5
herein [1] - 10:9
hereto [2] - 10:23,
11:2
hereunto [1] - 11:7
house [3] - 7:5, 7:8,
7:22
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ILLINOIS [2] - 1:7,
10:1
Illinois [4] - 1:18, 5:2,
10:4, 11:8
IN [1] - 11:7
indirectly [1] - 10:24
install [1] - 6:16
installation [1] - 5:13
installed [2] - 6:22,
7:15
interested [1] - 10:23
invite [1] - 3:7
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January [2] - 1:21,
11:9
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Kendall [1] - 5:2
kind [1] - 7:22
Krysti [1] - 2:10
Vitosh Reporting Service
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PZC - Public Hearing - January 10, 2024
1
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LASALLE [1] - 10:2
Leland [1] - 11:8
line [3] - 5:6, 6:17,
7:16
located [2] - 5:7, 5:17
location [2] - 5:4, 7:7
M
machine [1] - 10:12
Main [2] - 5:7, 5:18
main [1] - 5:12
Marlys [1] - 2:12
match [1] - 7:21
matters [1] - 10:9
means [1] - 10:12
meeting [3] - 3:6, 9:5,
9:9
member [1] - 3:19
members [2] - 3:7,
7:18
millen [1] - 9:1
Millen [2] - 2:4, 4:20
MILLEN [2] - 4:21, 9:2
minimum [1] - 5:5
Minute [1] - 2:12
most [1] - 7:8
motion [3] - 4:7, 8:14,
8:20
move [1] - 3:24
moved [2] - 4:10, 8:17
MR [13] - 4:10, 4:17,
4:21, 5:22, 6:15,
7:20, 7:21, 8:1, 8:4,
8:11, 8:17, 8:22, 9:2
MS [14] - 4:11, 4:14,
4:16, 4:18, 4:19,
4:20, 5:23, 6:13,
8:18, 8:21, 8:23,
8:24, 9:1, 9:3
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name [1] - 3:16
necessary [1] - 7:6
neighbor [1] - 7:14
neighbor's [1] - 6:19
NOBLE [2] - 5:23,
6:13
Noble [1] - 2:10
none [1] - 8:10
nothing [1] - 7:20
Number [1] - 4:8
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OF [3] - 1:6, 10:1, 10:2
one [2] - 3:4, 3:15
open [1] - 4:7
opposition [2] - 4:6,
8:6
order [1] - 4:1
Ordinance [1] - 5:4
original [1] - 11:2
originally [1] - 7:12
outcome [1] - 10:24
owned [1] - 5:16
P
p.m [1] - 1:22
PAGE [1] - 2:18
Pages [1] - 10:11
paper [1] - 6:9
parcel [1] - 5:7
parcels [1] - 5:16
part [1] - 6:14
parties [1] - 10:23
party [1] - 6:23
personal [1] - 10:15
persons [2] - 3:10,
3:14
petition [1] - 8:14
Petition [1] - 4:8
petitioner [7] - 3:13,
3:19, 4:3, 4:24, 5:9,
5:16, 5:20
petitioners [1] - 3:24
place [2] - 7:6, 10:19
placed [1] - 6:24
plan [1] - 3:17
PLANNING [1] - 1:10
Planning [1] - 3:5
podium [3] - 3:17, 6:6,
6:8
Pointe [1] - 1:17
portend [1] - 7:3
portion [2] - 9:5, 9:8
Prairie [1] - 1:17
present [3] - 3:11,
5:21, 6:11
PRESENT [2] - 2:1,
2:9
presentation [1] - 4:3
previous [1] - 10:6
primary [1] - 6:21
proceedings [3] - 3:2,
9:7, 10:17
property [6] - 5:6,
5:14, 6:17, 6:19, 7:9,
7:16
proposed [1] - 3:8
proposing [1] - 6:15
PUBLIC [1] - 1:11
public [15] - 3:2, 3:4,
3:8, 3:10, 3:18, 3:19,
4:2, 4:8, 4:23, 8:13,
8:15, 9:5, 9:8, 10:10,
10:18
purchase [1] - 7:12
purpose [2] - 3:6, 5:12
put [1] - 7:7
PZC [2] - 4:8, 5:20
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questions [4] - 3:12,
7:17, 7:19, 8:10
quick [1] - 6:2
R
R-2 [1] - 5:14
raise [1] - 3:20
ready [1] - 5:21
Reagan [1] - 2:3
real [2] - 5:14, 6:2
rear [1] - 5:6
receiving [1] - 4:1
record [1] - 10:16
reduced [1] - 10:13
regarding [3] - 3:8,
3:13, 8:13
relative [2] - 10:20,
10:21
relief [1] - 5:3
repeat [1] - 3:20
reported [1] - 10:11
REPORTER [1] - 6:9
Reporter [1] - 10:4
represent [1] - 3:16
reproduced [1] - 11:5
request [8] - 3:8, 3:12,
3:13, 4:5, 4:6, 5:12,
6:14, 8:7
requesting [1] - 5:2
require [1] - 6:24
requiring [1] - 5:4
residence [1] - 6:21
Residence [1] - 5:15
residential [1] - 5:7
response [2] - 3:22,
8:8
responsibility [1] -
11:5
Richard [1] - 2:2
roll [2] - 4:12, 8:19
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scheduled [1] - 3:5
second [2] - 4:11,
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seeking [1] - 5:9
set [1] - 11:7
shed [9] - 5:13, 6:16,
6:18, 6:22, 6:23, 7:2,
7:6, 7:10, 7:14
Shorthand [1] - 10:4
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side [2] - 5:6, 7:13
sign [3] - 3:17, 6:8,
6:12
signed [1] - 11:3
simultaneously [1] -
10:13
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southwest [1] - 5:17
specified [1] - 10:19
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stand [1] - 3:20
STATE [1] - 10:1
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statement [1] - 6:13
stenographically [1] -
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Steve [3] - 4:9, 4:24,
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STEVEN [2] - 2:19, 6:4
Street [3] - 5:8, 5:18
street [1] - 7:4
structure [2] - 5:5,
5:11
style [1] - 7:23
swear [1] - 6:2
swearing [1] - 5:24
sworn [3] - 6:3, 6:5,
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Taker [1] - 2:12
ten [3] - 5:11, 6:20
testified [1] - 6:5
testify [2] - 3:14, 10:8
testimony [7] - 3:7,
3:10, 4:1, 8:13, 8:15,
10:7, 10:16
THE [1] - 6:9
thereof [1] - 11:3
third [1] - 6:23
third-party [1] - 6:23
tonight [3] - 3:5, 3:9,
3:24
tonight's [3] - 3:18,
4:23, 9:5
Traditional [1] - 5:15
transcript [2] - 10:11,
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transcription [1] -
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trees [1] - 7:2
true [1] - 10:16
truth [1] - 10:8
two [1] - 5:16
typewriting [1] - 10:14
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unattractive [1] - 7:3
under [3] - 10:15,
11:4, 11:6
United [1] - 5:1
UNITED [1] - 1:6
up [2] - 4:23, 7:5
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variance [2] - 4:9, 5:10
via [1] - 10:14
view [2] - 7:2, 7:3
Vinyard [3] - 2:2, 4:14,
9:3
VINYARD [16] - 3:4,
3:23, 4:12, 4:15,
4:22, 6:1, 6:7, 6:10,
7:18, 7:24, 8:2, 8:5,
8:9, 8:12, 8:19, 9:4
VITOSH [2] - 10:3,
11:13
vote [2] - 4:12, 8:19
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wants [1] - 8:6
Washington [1] - 5:18
Wednesday [1] - 1:21
West [1] - 5:17
WHEREOF [1] - 11:7
WHEREUPON [1] -
3:1
whole [1] - 10:8
WILLIAMS [6] - 4:10,
4:17, 7:20, 8:11,
8:17, 8:22
Williams [3] - 2:5,
4:16, 8:21
wish [3] - 3:11, 4:4,
4:5
wishing [1] - 3:14
WITNESS [2] - 2:18,
11:7
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - January 10, 2024
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witness [1] - 6:3
witnesses [1] - 10:7
Y
yard [1] - 7:13
year [1] - 7:12
YORKVILLE [2] - 1:6,
1:7
Yorkville [3] - 1:18,
5:2, 5:19
YOUNG [8] - 4:14,
4:16, 4:18, 4:20,
8:21, 8:23, 9:1, 9:3
Young [1] - 2:12
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zoned [1] - 5:14
ZONING [1] - 1:10
Zoning [2] - 3:6, 5:3
Zoom [1] - 8:6
DRAFT
Page 1 of 3
PLANNING & ZONING COMMISSION
Yorkville City Hall Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, January 10, 2024, 7pm
Meeting Called to Order
Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a
quorum was established.
Roll Call
Greg Millen-yes, Richard Vinyard-yes, Danny Williams-yes, Reagan Goins-yes
Absent: Rusty Hyett
City Staff
Krysti Barksdale-Noble, Community Development Director
Other Guests
Lynn Dubajic Kellogg, Economic Development Director (via Zoom)
Matt Asselmeier, Director of Planning, Building & Zoning, Kendall County
Dan Kramer, Attorney (via Zoom)
Chris Vitosh, Court Reporting Services
Steve Greenblatt
Andrew Schwartz (via Zoom)
Previous Meeting Minutes November 8, 2023
Moved by Mr. Williams and seconded by Ms. Goins to approve the minutes as presented.
Roll call: Vinyard-yes, Williams-yes, Goins-yes, Millen-yes Carried 4-0.
Citizen’s Comments None
Public Hearings
Chairman Vinyard explained the procedure for the Public Hearing and receiving
testimony for it. A motion was made at approximately 7:02pm by Mr. Williams,
seconded by Ms. Goins, to open the Public Hearing. Roll call: Vinyard-yes, Williams-
yes, Goins-yes, Millen-yes. Carried 4-0.
Mr. Vinyard read the Public Hearing petition as follows:
1. PZC 2024-02 Steve Greenblatt, petitioner, has filed an application with the
United City of Yorkville, Kendall County, Illinois, requesting relief from Section
10-3-5 of the Zoning Ordinance requiring the location of an accessory structure to
be a minimum distance of 5 feet from any side or rear property line for a
Page 2 of 3
residential parcel located at 703 S. Main Street. The petitioner is also seeking a variance
to Section 10-3-5 to allow a detached accessory structure closer than ten (10) feet to any
main building. The purpose of this request is to allow for the installation of a shed. The
real property, zoned R-2 Traditional Family Residence District, consists of two (2)
contiguous parcels owned by the petitioner and is located at the southwest corner of West
Washington Street and South Main Street in Yorkville, Illinois.
Mr. Greenblatt was sworn in to present his testimony.
(See Court Reporter's Transcript of Public Hearing)
(Petitioner's responses to be included with official minutes)
At approximately 7:06pm a motion was made by Mr. Williams and seconded by Ms.
Goins, to close the Public Hearing. Roll call: Williams-yes, Goins-yes, Millen-yes,
Vinyard-yes. Carried 4-0.
Unfinished Business None
New Business
1. PZC 2024-02 Steve Greenblatt (see full description above)
Ms. Noble said said the property is in an older part of town. The northern lot
where the home is located, is consistent with the setbacks, etc. and the adjoining
piece to the south where the shed will be, creates the difficulties. Staff is
supportive of the request. The Petitioner's responses to the variance request will
be added to the minutes.
Action Item
Variance
The Commissioners had no issues or questions regarding the petition and Mr. Williams
moved to approve PZC 2024-02, seconded by Ms. Goins. Mr. Williams read the motion
as follows: In consideration of testimony presented during a Public Hearing on January
10, 2024 and approval of the findings of fact, the Planning and Zoning Commission
recommends approval of a request to vary the accessory structure location regulation
contained in Section 10-3-5 of the United City of Yorkville Zoning Ordinance to permit a
detached accessory shed to be located closer than five (5) feet to the rear property line
and less than ten (10) feet to a main structure of the subject property. Roll call: Goins-
yes, Millen-yes, Vinyard-yes, Williams-yes. Carried 4-0.
2. PZC 2024-03 Kendall County Petition 23-32 & 23-33, Grainco FS, Inc.
(owner) and A.B. Schwartz, LLC, (contract purchaser), are requesting approval of
a map amendment (rezoning) and an amendment to Kendall County's Future Land
Use Map. The purpose of the request is to rezone the property located at 8115 IL
Route 47 from A-1 Agricultural District to M-1 Limited Manufacturing District.
Additionally, the petitioners are requesting to amend the Kendall County Future
Land Use Map from “Transportation Corridor” to Mixed Use Business”. The real
property is located north of Ament Road and immediately west of S. Bridge Street
in unincorporated Kendall County.
Page 3 of 3
This is a 1.5 Mile Review and Ms. Noble noted that Kendall County Representative Matt
Asselmeier was present at this meeting. She said the property consists of 5 parcels
totaling about 20 acres with 7 agricultural-style buildings and is owned by Grainco FS. It
is .3 miles from the nearest residential structure. In 1966 it was zoned M-1 and in the
mid-1970's it was rezoned to Ag with a special use. The retail and farm equipment use
was ceased about 5 years ago. If purchased by A.B. Schwartz, they would use the
property for their tile business and other light industrial. Grainco will also remain on the
site. No new structures will be built and rezoning will be needed for their petitions.
They are seeking the M-1 rezoning and would need to amend their Land Resource
Management Plan from Transportation Corridor to Mixed Use Business. If approved
through Kendall County, Yorkville would amend their City Comprehensive Plan from
A-1 zoning to G.I. (General Industrial).
Mr. Asselmeier said if these petitions are approved, there is the potential that nearby
properties would request similar zoning.
Attorney Dan Kramer noted that the petitioners are long-time customers of Grainco and
that their tiling business is not permitted under the Ag special use in the county and
requires M-1 zoning. He asked for a positive recommendation.
Action Item
1.5 Mile Review
The Commissioners had no questions and a motion was made by Mr. Williams and
seconded by Ms. Goins to approve PZC 2024-03--1.5 Mile Review. Mr. Williams read
the motion as follows: In consideration of the proposed mile and one-half review of
Kendall County Petitions 23-32 and 23-33 for a map amendment from A-1 to M-1 and an
amendment to the Kendall County Future Land Use Map from Transportation Corridor to
Mixed Use Business for an approximately 20-acre property consisting of five (5) parcels
commonly known as 8115 Route 47, the Planning and Zoning Commission recommends
to the City Council to approve the request. Roll call: Millen-yes, Vinyard-yes, Williams-
yes, Goins-yes. Carried 4-0.
Additional Business
a. City Council Action Updates
PZC 2022-23 Jacob Victor, Senior Apartment Complex
City Council approved rezoning and variance. Construction to start this year.
b. PZC 2023-15 Luz Padilla, Abby Properties
Final Plat approved and petitioner will finish phases 2 & 3 and start phase 4.
c. UDO approved December 12, 2023, website to be launched and text amendments
are possible.
d. A planner was hired to start January 22nd and Ms. Noble shared her background.
Adjournment
There was no further business and the meeting was adjourned at 7:20pm on a motion by
Mr. Williams and second by Mr. Millen with a unanimous voice vote.
Respectfully submitted by Marlys Young, Minute Taker Page 3 of 3
1
Summary
In 2023, the City Council approved two (2) developments which required rezoning of the properties located at
Cannonball Trail and south of Galena Road (Bristol Ridge Solar 105) and the southeast corner of US 34 and
Sycamore Road (Northpointe Development). The Bristol Ridge Solar 105 development rezoned the
approximately 54-acre parcel from R-2 Single-Family and R-2 Duplex Planned Unit Development (PUD) to
A-1 Agricultural District for a community solar farm project. While the Northpointe Development rezoned a
3.43-acre parcel from B-3 General Business District to the R-4 General Multi-Family Residence District for a
senior living apartment complex. Due to the inconsistency of the parcels approved new zoning classification
with the adopted Comprehensive Plan Update of 2016, the future land use designations and map of the plan
requires amending.
The Bristol Ridge Solar 105 property’s future land use is currently designated as “Estate
Conservation/Residential”. The recommended land use designation is “Agricultural Zone (AZ)” which is
consistent with the recent rezoning of the property to A-1 Agricultural District. Staff also recommends the
future land use designation for the Northpointe Development parcel from “Neighborhood Retail (NR)” to
“Mid-Density Residential (MDR)” which is more compatible with the new R-4 General Multi-Family
Residence District zoning.
Previous Amendments
In recent years, staff evaluated conflicts between adopted land uses and developments with designated future
land uses since the Comprehensive Plan was adopted in 2016. It was determined there were eight (8)
inconsistencies within the Comprehensive Plan and approved developments, therefore staff proposed
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Sara Menendez, Planner I
Bart Olson, City Administrator
Date: January 29, 2024
Subject: Comprehensive Plan Update – Future Land Use Amendment
2
amendments to the plan which was by the City Council approved as an appendix to the plan. A list of these
developments can be seen in the table below:
Project Current Comp Plan
Future Land Use Designation
Proposed Comprehensive
Future Land Use Designation
PZC 2017-01 Cedarhurst Living Suburban Neighborhood Commercial Office (CO)
PZC 2017-07 Casey’s General Store Mid-Density Residential Destination Commercial (DC)
PZC 2017-13 Coffman Carpets Mid-Density Residential Destination Commercial (DC)
PZC 2018-18 Heartland Business Mid-Density Residential Commercial Office (CO)
PZC 2019-03 Hively (Windmill Farms) Estate/Conservation Residential Destination Commercial (DC)
PZC 2020-01 Eldamain Road Corridor Estate/Conservation Residential General Industrial (GI)
PZC 2020-01 Ashley Road Connection with
future Minkler Road Realignment N/A N/A
PZC 2022-11 Bricolage (Windmill Farms) Estate/Conservation Residential Destination Commercial (DC)
Proposed Amendments
The following is a summary of the proposed amendments to the Comprehensive Plan Update staff is
recommending for each development as well as map images proposed for the amended Future Land Use map.
Bristol Ridge Solar Farm 105
Current Future Land Use:
Estate Conservation/ Residential
Proposed Future Land Use:
Agricultural Zone
Summary:
An application was submitted requesting authorization of an
amendment to the existing Bristol Ridge Planned Unit
Development (PUD) and Annexation Agreement Amendment, as
well as a rezoning from R-2/R-2D Single Family to the A-1
Agricultural District for the purpose of constructing a solar farm
on a 54-acre parcel located just north of the BNSF rail line and
east of Cannonball Trails.
Amendment:
The “Estate Conservation/Residential” designation is intended to
provide flexibility for residential design in areas of Yorkville that
can accommodate low-density detached single-family housing.
The “Agricultural Zone” designation is meant for general farming
uses. Changing this property’s designation to “Agricultural Zone”
is consistent with the A-1 Agriculture zoning and the approved
solar farm land use.
3
Northpointe Development
Staff Comments
The Comprehensive Plan land use map is a guide to future development and zoning decisions, but it is
also meant to be adjusted when circumstances warrant a change in planning direction in a given area of
the City. The changes to these areas have already been decided by the City Council and it is appropriate to
change their corresponding land use designations.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on February 14, 2024 and discussions
conducted at that meeting, the Planning and Zoning Commission recommends approval to the City
Council of a request to amend the United City of Yorkville’s 2016 Comprehensive Plan Update future
land use for the two (2) identified land use changes as presented in a staff memorandum dated January
29, 2024 and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
Attachments
1. Proposed Appendix Amendment Pages
Current Future Land Use:
Neighborhood Retail
Proposed Future Land Use:
Mid-Density Residential
Summary:
An application was submitted requesting rezoning and variance to
construct a three-story 48-unit senior living apartment complex at the
southeast intersection of Sycamore Road and Route 34. The 3.43-
acre property was originally zoned B-3 General Business District
and was rezoned to R-4 General Multi-Family Residence District.
The variance request was to increase the density permitted in the R-4
District from eight (8) dwelling units per acre to fourteen (14)
dwelling units per acre.
Amendment:
The “Mid-Density Residential” designation is meant to provide
higher density residential developments near commercial areas
which include a variety of housing options. The “Neighborhood
Retail” designation is meant for smaller-scaled commercial
developments located in close proximity to nearby residential
neighborhoods and subdivisions, primarily focused on convenience
type retail. The original “Neighborhood Retail” designation
reflected the former B-3 zoning. The proposed “Mid-Density
Residential” land use is better suited to the approved senior living
apartment development.
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
188 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
FUTURE LAND USE - MAP ADDENDUMS
ASHLEY ROAD
New Future Land Use Designation: N/A
Summary:
The Raintree Village and Prestwick residential developments have both resumed construction after the adoption of the comprehensive plan. Along with the single-family attached
and detached housing in both subdivisions, Prestwick has constructed a new private high school. Along with these developments, the intersection at Route 126 (Schoolhouse
Road) and Ashley Road must be improved by the end of 2021. With the growth in this region and the improved intersection being complete before the end horizon of this plan, the
potential connection and realignment of Minkler Road to the north has been added to the future land use map.
BRICOLAGE WELLNESS
New Future Land Use Designation: Destination Commercial
Summary:
In 2022, an application was approved requesting rezoning of the property located at 8721 Route 126 within the Windmill Farms Planned Unit Development. This PUD approved
certain land uses consistent with those found in the R-4 General Multi-Family Residence District and B-3 General Business zoning districts. The requested new zoning would be
B-3 General Business District to conduct a commercial office land use for a therapy and wellness business. The existing structure was originally being used as a residential home
and the property was originally designated as “Estate/Conservation Residential”. Due to the commercial trends within the area since 2016, City Council approved this rezoning
classification from residential to commercial. The new “Destination Commercial” classification is now a more suitable designation for this property.
BRISTOL RIDGE SOLAR FARM 105
New Future Land Use Designation: Agricultural Zone
Summary:
In 2023, an application was approved requesting authorization of an amendment to the existing Bristol Ridge Planned Unit Development (PUD) and Annexation Agreement
Amendment, as well as a rezoning from R-2/R-2D Single Family to the A-1 Agricultural District for the purpose of constructing a solar farm on a 54-acre parcel located just north of
the BNSF rail line and east of Cannonball Trails. The approved “Agricultural Zone” designation is consistent with the A-1 Agriculture zoning and the approved solar farm land use.
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
189THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
FUTURE LAND USE - MAP ADDENDUMS
NORTHPOINTE DEVELOPMENT
New Future Land Use Designation: Mid-Density Residential
Summary:
In 2023, an application was approved requesting rezoning and variance to construct a three-story 48-unit senior living apartment complex at the southeast intersection of Sycamore
Road and Route 34. The 3.43-acre property was originally zoned B-3 General Business District and was rezoned to R-4 General Multi-Family Residence District. The variance request
was to increase the density permitted in the R-4 District from eight (8) dwelling units per acre to fourteen (14) dwelling units per acre. The “Mid-Density Residential” designation is
meant to provide higher density residential developments near commercial areas which include a variety of housing options. The “Neighborhood Retail” designation is meant for
smaller-scaled commercial developments located in close proximity to nearby residential neighborhoods and subdivisions, primarily focused on convenience type retail. The original
“Neighborhood Retail” designation reflected the former B-3 zoning. The proposed “Mid-Density Residential” land use is better suited to the approved senior living apartment
development.