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Planning and Zoning Commission Packet 2024 05-08-24 PLANNING AND ZONING COMMISSION AGENDA Wednesday, May 8, 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: April 10, 2024 Citizen’s Comments -------------------------------------------------------------------------------------------------------------------- Public Hearings 1. PZC 2024-07 Kelaka, LLC, Green Door Capital, petitioner/contract purchaser, and Kelaka, LLC, owners, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification. The real property is generally located south of the Burlington Northern Santa Fe railroad line, southeast of Faxon Road. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval of annexation by the City Council) consisting of approximately 148.56 acres. 2. PZC 2024-08 Hagemann Trust, Green Door Capital, petitioner/contract purchaser, and Hagemann Family Trust, owners, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification. The real property is generally located immediately east of Eldamain, north of Corneils Road, and west of West Beecher Road. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval of annexation by the City Council) for three (3) parcels, consisting of approximately 138.441 acres. 3. PZC 2024-13 United City of Yorkville, petitioner, is proposing to amend Section 10-7-9 Park and Recreation Land and School Site Dedication of the Unified Development Ordinance related to criteria and formula for determining the minimum required park and recreation and school site dedication. The proposed text amendment will revise Table 10-7-9(A)(1): Parkland Dedication Requirements, Table 10-7-9(B)(1): School Dedication Requirements, and Table 10-7-9(D): Estimated Population Per Dwelling Unit within the United City of Yorkville’s Unified Development Ordinance. Unfinished Business New Business United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us 1. PZC 2024-07 Kelaka, LLC, Green Door Capital, petitioner/contract purchaser, and Kelaka, LLC, owners, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification. The real property is generally located south of the Burlington Northern Santa Fe railroad line, southeast of Faxon Road. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval of annexation by the City Council) consisting of approximately 148.56 acres. Action Item Rezone 2. PZC 2024-08 Hagemann Trust, Green Door Capital, petitioner/contract purchaser, and Hagemann Family Trust, owners, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification. The real property is generally located immediately east of Eldamain, north of Corneils Road, and west of West Beecher Road. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District (contingent on approval of annexation by the City Council) for three (3) parcels, consisting of approximately 138.441 acres. Action Item Rezone 3. PZC 2024-09 Kendall County Petition 24-04 Larry Nelson, petitioner, on behalf of the Fox Valley Family YMCA, Inc. (owner), is requesting site plan approval to construct a YMCA recreational facility, parking, and related infrastructure to a property at 1520 Cannonball Trail in Bristol Township. The real property and is located at the southeast corner of Cannonball Trail and Galena Road in unincorporated Kendall County. Action Item 1.5 Mile Review 4. PZC 2024-10 Kendall County Petition 24-05 George S. and Heidi R. Oliver, are requesting approval of a Plat of Vacation to vacate the public easements between two (2) parcels (Lots 223 and 224) within the Whitetail Ridge subdivision. The real property is located at 7709 and 7731 Bentgrass Circle in unincorporated Kendall County. Action Item 1.5 Mile Review 5. PZC 2024-11 Kendall County Petition 24-06 Jerry Styrczula, petitioner, on behalf of A&D Properties, LLC is requesting an approval of a map amendment (rezoning) 16.4 +/- acres located on the west side of Route 47, commonly known as addressed 7789 Route 47, from B-3 Highway Business District to M-1 Limited Manufacturing District. The purpose of the request is to operate a trucking business for the sale and storage of semi-trailers, small trailers, semi-tractors, and similar uses at the subject property. Action Item 1.5 Mile Review 6. PZC 2024-13 United City of Yorkville, petitioner, is proposing to amend Section 10-7-9 Park and Recreation Land and School Site Dedication of the Unified Development Ordinance related to criteria and formula for determining the minimum required park and recreation and school site dedication. The proposed text amendment will revise Table 10-7-9(A)(1): Parkland Dedication Requirements, Table 10-7-9(B)(1): School Dedication Requirements, and Table 10-7-9(D): Estimated Population Per Dwelling Unit within the United City of Yorkville’s Unified Development Ordinance. Action Item Text Amendment Additional Business 1. Appointment of Vice Chair 2. City Council Action Updates a. PZC 2024-06 Corneils Road Solar, LLC, petitioner, on behalf of Gary L. and Betty S. Bennett, owners, has filed applications with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification and special use authorization. The real property is generally located immediately north of Corneils Road, approximately 1,700 feet east of Beecher Road, and approximately 4,300 feet west of IL. Route 47 (N. Bridge Street) consisting of 94 acres. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to A-1 Agricultural District (contingent on approval of annexation by the City Council). The petitioner is also requesting special use permit approval in pursuant to Section 10-8-5 of the Yorkville City Code for a solar farm. Action Item Rezone and Special Use Adjournment DRAFT Page 1 of 3 PLANNING & ZONING COMMISSION City Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Wednesday, April 10, 2024 7:00pm 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 Ryan Forristall-yes, Reagan Goins-yes, Greg Millen-yes, Rich Vinyard-yes Absent: Danny Williams, Rusty Hyett City Staff Krysti Barksdale-Noble, Community Development Director Sara Mendez, Planner I Other Guests Lynn Dubajic Kellogg, City Consultant Matt Kwiatkowski, Nexamp Chris Vitosh, Vitosh Reporting Service Michael Keith, Atwell, LLC Dan Kramer, Attorney Hanna Udischas, Nexamp Elizabeth Bruns, Nexamp Betty Bennett, landowner Gary Bennett, landowner Jerome Gawlik, Homeowner Patti Bakala, Homeowner, Corneils Rd. David Petesch, Kendall County Record (via Zoom) Previous Meeting Minutes March 13, 2024 Motion by Ms. Goins and second by Mr. Millen to approve the minutes as presented. Roll call: Forristall-yes, Goins-yes, Millen-yes, Vinyard-yes. Carried 4-0. Citizen’s Comments None Public Hearings 1. PZC 2024-05 Corneils Road Solar, LLC, petitioner, on behalf of Gary L. and Betty S. Bennett, owners, has filed applications with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification and special use authorization. The real property is generally located immediately north of Corneils Road, approximately 1,700 feet east of Beecher Road, and approximately 4,300 feet west of IL. Route 47 (N. Bridge Street) consisting of 94 acres. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban Residential District to A-1 Agricultural District (contingent on approval of annexation by the City Council). The petitioner is also requesting special use permit approval in pursuant to Section 10-8-5 of the Yorkville City Code for a solar farm. DRAFT Page 2 of 3 Chairman Vinyard explained the procedure for the Hearing and swore in those persons who planned to present testimony during the Hearing. A motion was made and seconded by Ms. Goins and Mr. Millen, respectively, to open the Public Hearing at approximately 7:01pm. Roll call: Goins-yes, Millen-yes, Vinyard-yes, Forristall-yes. Carried 4-0. Mr. Vinyard read the Hearing description. At approximately 7:43pm a motion was made by Ms. Goins and seconded by Mr. Millen to close the Public Hearing. Roll call: Millen-yes, Vinyard-yes, Forristall-yes, Goins-yes, Carried 4-0. (See Court Reporter's transcript of Public Hearing) Petitioner requested standards and application to become part of official record. Unfinished Business None New Business 1. PZC 2024-05 Corneils Road Solar, LLC, (same as description above) Ms. Noble said the annexation request will go before the City Council on April 23rd. She offered a few other comments regarding the petition. She noted the property is contiguous to the city boundaries. The rezoning request is for A-1 Agricultural since the zoning defaults to R-1 when a property is annexed and if the annexation request is approved, a revision will be made to the Comprehensive Plan. She noted the site is 94 acres, however, only 31 acres will be used for the solar field and all setbacks are met. The 31-acre site will hold about 11,500 modules, with a height of 20 feet. There is a 20- year lease with options to extend. Ms. Noble noted the nearest residential land to the nearest array meets the recently passed requirements. A glare study was done with no issues and the engineer is recommending a photometric plan. Fencing is required and landscaping and buffering will also be provided. The decommissioning plan was discussed with a security guarantee required. A blanket easement or license agreement will be provided to enter the property if necessary. There is also a battery energy storage system on site and is considered an accessory use. Engineering comments were provided and will be included as conditions of the special use. There was no further discussion. Action Item Rezoning A motion was made by Mr. Millen and seconded by Ms. Goins to approve PZC 2024-05 and Ms. Goins read the motion as follows: In consideration of testimony presented during a Public Hearing on April 10, 2024 and discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a request for rezoning from R-1 Single-Family Residential to A-1 Agricultural District for the purpose of constructing a freestanding solar energy system, or solar farm, contingent upon approval of Annexation by the City Council, for approximately 94 acres of existing farmland located immediately north of Corneils Road, east of Beecher Road and west of IL Route 47 (N. Bridge Street). DRAFT Page 3 of 3 Chairman Vinyard read the standards and UDO standards. Roll call: Vinyard-yes, Forristall-yes, Goins-yes, Millen-yes. Carried 4-0. Action Item Special Use Ms. Goins moved and Mr. Millen seconded a motion to approve the PZC 2024-05 Special Use request. Ms. Goins read the motion as follows: In consideration of testimony presented during a Public Hearing on April 10, 2024 and discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a request for Special Use authorization to construct a freestanding solar energy system, or solar farm, contingent upon approval of annexation by the City Council, for approximately 31 acres generally located north of Corneils Road, east of Beecher Road and west of IL Route 47 (N. Bridge Street), subject to staff recommendations in a memo dated April 2, 2024. Roll call: Forristall-yes, Goins-yes, Millen-yes, Vinyard-yes. Carried 4-0. The standards were reviewed following the vote. Additional Business 1. City Council Action Updates a. PZC 2024-06 United City of Yorkville Ms. Mendez said there was a Text Amendment for the Alternative Energy Use Standards. Adjournment There was no further business and the meeting was adjourned at 7:59pm on a motion by Ms. Goins, seconded by Mr. Millen and approved on a unanimous voice vote. Respectfully submitted by Marlys Young, Minute Taker 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 Hearing - April 10, 2024 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, April 10, 2024 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 Hearing - April 10, 2024 2 PRESENT: Mr. Rich Vinyard, Chairman, Ms. Reagan Goins, Mr. Greg Millen, Mr. Ryan Forristall. ALSO PRESENT: Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Sara Mendez, Planner; Ms. Marlys Young, Minute Taker. - - - - - I N D E X WITNESS: PAGE: DANIEL J. KRAMER 6 MATT KWIATKOWSKI 8 JEROME GAWLICK 25 PATTI BAKALA 29 - - - - - 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 Hearing - April 10, 2024 3 (WHEREUPON, the following proceedings were had in public hearing, beginning at 7:02 p.m.) CHAIRMAN VINYARD: There is one public hearing scheduled for tonight's 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 the 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, who you represent. You are also asked to sign in at the podium right over there. 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. (Witnesses sworn.) CHAIRMAN VINYARD: Have your seats. Thank you. All right. The order of testimony 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 Hearing - April 10, 2024 4 during the public hearing will be as follows: We are going to do the petitioner's presentation, those who wish to speak in favor of, and then those who wish to speak in opposition of. Okay? May I have a motion to open the public hearing on Petition Number PZC 2024-05, United City of Yorkville, for a rezoning and special use for a solar farm. MS. GOINS: So moved. MR. MILLEN: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please. MS. YOUNG: Yes. Goins. MS. GOINS: Yes. MS. YOUNG: Millen. MR. MILLEN: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: And Forristall. MR. FORRISTALL: Yes. CHAIRMAN VINYARD: Okay. All right. The public hearing up for discussion tonight is as follows: Corneils Road Solar, LLC, petitioner, on behalf of Gary L. and Betty 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 Hearing - April 10, 2024 5 Bennett, owners, has filed an application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning classification and special use authorization. The real property is generally located immediately north of Corneils Road approximately 1700 feet east of Beecher Road and approximately 4300 feet west of Illinois Route 47, North Bridge Street, consisting of 94 acres. The petitioner is requesting rezoning approval from an R-1 Single-Family Suburban Residential District to an A-1 Agricultural District. The petitioner is also requesting a special use permit approval pursuant to Section 10-8-5 of the Yorkville City Code for a solar farm. Is the petitioner for PZC 2024-05, Corneils Road Solar, LLC, ready? MR. KRAMER: We are. CHAIRMAN VINYARD: Thanks. MR. KRAMER: Good evening. I think it's on. CHAIRMAN VINYARD: Yeah. 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 Hearing - April 10, 2024 6 MR. KRAMER: Okay. Good to know. Sorry. DANIEL J. KRAMER, having been first duly sworn, testified from the podium as follows: MR. KRAMER: Good evening. My name is Daniel J. K ramer. I am an attorney licensed to practice law in the state of Illinois. For the record, my address is 1107A South Bridge Street, Yorkville, Illinois, and I have the privilege tonight to be here representing Nexamp, which is the overall umbrella organization. It is a bit confusing perhaps if you're not used to that underneath where it's Corneils Road Solar, LLC. They provide a separate standalone LLC here in Yorkville, but it is owned by and will be totally operated by the Nexamp network. I say I have the privilege of being here because we have represented the company before, but when you look at the presentation they make tonight, they are a large solar generator in the country, they have an excellent track record, and what many of their competitors 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 Hearing - April 10, 2024 7 can't tell you is they operate what they get zoned, and I think that's a real plus, so if you see this group tonight, this is the group that you're going to see down the road as well, and I think that's hugely important. They have followed along the city journey of the city coming up with some solar issues like setback, how far from the road, landscaping and so on, and even though they were filed before that ordinance was to take effect, they have observed all of those niceties, so I think you will find it will be a good community member. I also have here tonight Gary and Betty Bennett, the folks sitting in the second row right next to one another, who actually own the land and are leasing it to Nexamp. Long time community residents. They certainly wouldn't want anything bad to happen to their property. Not all of it is going to be used for solar, so they are still going to be there, so they have a true vested interest to make sure this is something we can all be proud of. Overall there are some great 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 Hearing - April 10, 2024 8 community benefits in terms of green energy, tax revenue for the area, no students added to the school district. You're going to see some slides that I thought were real powerful at the Community Development Committee meeting with Krysti and with Sara a couple weeks ago about the type of plantings they do, which I think is hugely important. They are big on pollinator-type plants. So I think all of those things bode well, so I am going to pass it off to Matt Kwiatkowski, who is the primary rep for the company, and they have their engineer here tonight here as far as any technical questions, and if audience members have questions, we will write down and if we can at the end come back and try and answer their questions. Thank you. CHAIRMAN VINYARD: You're welcome. MATT KWIATKOWSKI, having been first duly sworn, testified from the podium as follows: MR. KWIATKOWSKI: Good afternoon. My name is Matt rezoning and I am with Nexamp. I am 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 Hearing - April 10, 2024 9 the project developer for this project, Corneils Road Solar, LLC. We are proposing a 4.99 megawatt community solar facility and we are seeking annexation rezoning, and a special use permit. Advance the slide, please. Just to give you a little background about our company, we were founded by two Army veterans back in 2007, and then since 2007, we have grown exponentially. We have 475 employees today. We are now vertically integrated, which Dan mentioned. We don't only develop these projects and sell them off, but we manage the whole process through operation, decommissioning. It will be the company involved, you know, in the whole project lifestyle cycle. We were voted the number one community solar company in 2023 by Solar Power World magazine, and last year we just completed the largest domestic module purchased in community solar history with Heliene in Minnesota, which is 1500 megawatts, and that just ensures that our panels are being produced 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 Hearing - April 10, 2024 10 domestically and that, you know, we don't have issues with supply chain when we want to get panels, so we can get to construction faster. Next slide, please. Specific to Illinois, we started to build out our Midwest team in 2018. We have now got a Chicago office that -- last year we declared it our second headquarters. We've got 80-plus employees here in the s tate of Illinois, and currently building or operating 20-plus projects statewide with 30 more in development. Our operation assets serve over 5,000 residents and small businesses in Illinois that want to subscribe for bill credits to save on their electricity. Next slide, please. So I'm just going to hash through this fairly quickly just to show where we fall kind of in the electricity generation pyramid. There was two really acts that set renewable energy here in the state of Illinois into motion; one was called the Future Energy Jobs Act, or FEJA, in 2017, and more recently is CEJA, which is Climate and Equitable Jobs Act in 2021, and that's really, you know, an act that set 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 Hearing - April 10, 2024 11 standard for a renewable portfolio of 40 percent renewable generation by 2030 in the state of Illinois. Down below you will see, you know, there is utility scale solar and wind with coal and gas plants that's generating -- and, you know, with solar that's hundreds, thousands -- thousands of acres, and that's generating electricity that's put into the transmission lines and the power companies purchase it and that's shipped, you know, pretty far. We fall on the small generation scale, so it's anything under five megawatts, which is kept on the local distribution grid, so the energy does stay local in the grid, and that's important in the fact that, you know, this electricity is really stabilizing the local grid and it stays local, and so that just kind of gives you a little overview of kind of the different types of generation. Next slide. MS. NOBLE: You should be able to advance it, the little pod. MR. KWIATKOWSKI: Sorry. And then just to further expand on community solar, sometimes 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 Hearing - April 10, 2024 12 referred to as shared solar, it's on the distribution grid as I said and the energy stays local. It's free to sign up. Once it's built and generating power, the subscribers receive credits for their utility bill discount on their utility bill, so that's applied to their normal ComEd bill, and it allows businesses and residential customers to access solar energy even if they can't install it on their property, whether ground mounted or roof mounted, so it allows a lot more people to be involved in renewable energy. Our engineer, Michael, is going to go through the site plans after I go through a few more slides, and I just wanted to show you some pictures as he is going through that of the visual -- we have a visual picture of what these items are. We have the equipment pad, which Michael will point out, which will be in the center of the site, houses the transformers and the inverters. As Dan said, we are a big proponent of pollinators within the site and as a buffer, 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 Hearing - April 10, 2024 13 and that has a lot of benefits not only for pollinating, the birds and butterflies and things, but it also helps with reduced erosion and increases in filtration of rain water. To the right you'll see your typical PV modules. We typically do a farm fence, but here, you know, the standard is a chain link fence with slats, so that's that picture right there, and then we are proposing a battery energy storage system, or BESS, and that's basically the container that houses the ion batteries. All sites we monitor 24/7 from our -- we have an operation control center and for security reasons they do have cameras, and then to the right you will see the posts and racking, and we are using a tracker system, which basically starts out, you know, tracking the sun facing east in the morning, and as the sun moves, it will face west in the afternoon. Just to give you some examples of some of our projects that are local, close to here, Burlington -- French Road Solar up in Burlington, Kane County , it's 16 acres, 2.8 megawatts, and it serves nearly 400 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 Hearing - April 10, 2024 14 subscribers. We've got one in Will County, it's Goodenow Road East Solar. It's 19 acres, 2.7 megawatts and serves nearly 400 subscribers. This is kind of the overview of where the site is located. There is three parcels. It's located between State Route 47 and Beecher Road kind of in the middle. The exact project location is 10791 Corneils Road. It's made up of three parcels, as I said. The owners are Gary and Betty Bennett and the parcel size of all three parcels is 93 acres. Our project size is only approximately 35 and a half acres within the proposed array fence. The project capacity is 4.99 megawatts and the project -- the expected project life is 30 to 40 years, and in this particular photo you can see where it's highlighted in yellow is the approximate location of the solar array, so to the west we do have the old landfill, which changes quite significantly in topography, it rises quite a bit, it's got a lot of existing trees, so it's really tucked in kind of well, and then it's set back more than 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 Hearing - April 10, 2024 15 1500 feet off of Corneils Road, so it's set back quite far. And as Dan said, there is a lot of community benefits, not only the environmental benefits, but it's only a temporary use of farm ground. I know in our lifetime it seems like a long time, 40 years, but it is only a temporary use. We were required by the state of Illinois to put a -- to enter into an AIMA agreement, Agriculture Impact Mitigation Act, with the State Department of Agriculture, and that ensures we protect the farm ground during construction, during operation, and during decommissioning, things like we've got to protect the drainage, we've got to protect the topsoil, and so that agreement requires a bond that put up with the city to ensure decommissioning. Community solar also stabilizes the grid, as I said, and helps with electricity cost stabilization. A project of this size has utility savings for over 6 50 residential subscribers, and, most importantly, it really adds to the tax base without adding to demand for 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 Hearing - April 10, 2024 16 public services, as Dan said. You know, once this is operational, we won't have impacts on the roads or in the schools or parks. It's also located in an area which -- we are technically in a floodway floodplain of Rob Roy Creek, and, you know, there is not a lot of development that can occur there, you know, that can generate additional revenue other than farming, but solar is one of these uses that can be used in that kind of area. So this is the model of just the projected taxes. For Year One the current taxes for the 35-plus-or-minus acres is approximately $2,345, and these two, the school district and the Bristol Kendall Fire District, are the two largest taxing bodies within the -- almost ten percent tax that the city has, so that equates to the 1560 for the school district and 1 63 for Kendall Fire. Now, with the solar facility, the first year we generate approximately $34,000 in aggregate tax, 22,000 going to the school and approximately 2,000 going to Kendall Fire District, so that's a difference of 14 times in 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 Hearing - April 10, 2024 17 the first year. On the right side is the projected taxes over the 40-year total. It's not that 14 as you see because, you know, there is depreciation in the facility, but it's still a five times difference. We are looking at 176,000 over 40 years currently and then, you know, with the solar facility, approximately 900,000. So just to review some due diligence that we did to date, we selected the site, executed the lease with the landlord, we have done all of our surveying, we've had pre-application discussions with the city as well as we are obviously here tonight. We've done utility studies. We do have an agreement with ComEd for interconnection, so the project is real, it's been studied, and we have an agreement with them to hook into the grid. We have done SHPO consultation, that's State Historic Preservation Office consultation, that looks at things like archeology and historic resources. No impact there. Endangered species, no impact. 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 Hearing - April 10, 2024 18 We have done a wetland delineation, there is no wetlands onsite. There is the stream, the Rob Roy Creek, which we are crossing and we are working with the IDNR on a nationwide permit for a culvert replacement as well as the floodplain, the floodplain permit. We have done consultation with the Federal Aviation Administration, no impact there. Done natural resource inventory, and, as I said before, we have entered into an agreement with the Department of Agriculture with that AIMA agreement. And now I will hand it over to our engineer of record, Michael with Atwell, to talk specifically about the site plan. MICHAEL KEITH, having been first duly sworn, testified from the podium as follows: MR. KEITH: Good evening. For the record, I am Michael Keith. I am the civil engineer of record for this project. Our office is located at 1250 East Diehl Road in Naperville. What we have up on y our screen right now is the site layout. First off I want to draw 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 Hearing - April 10, 2024 19 your attention to the setbacks. We are required to be 50 feet off the property line and 100 feet from the public right-of-way for all the panels and electrical equipment, and this is in order to meet the new ordinance that was recently approved as Dan mentioned, so we would adhere to the new setbacks that are required, a nd as you can see from the exhibit in your lower left corner, we are meeting those setbacks. We get close in the back of the property, but the intent of our site layout is to push everything as far away from the right-of-way as we can. Also on the site layout you will see that we strategically placed equipment pads in the middle of the site, and that's to keep them as far away from the property lines as we can. We also are utilizing the existing access on Corneils Road. There is an existing farm access. We will actually have some good access pictures of that access on later slides, but we are utilizing that access rather than getting a whole new access point on Corneils Road. And then we also are dedicated at 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 Hearing - April 10, 2024 20 providing all wires underground to the point of interconnection where it will transition to cross the right-of-way, and you will see those poles on the southern end of the property near the access point where we transition up, and as Matt mentioned, Rob Roy Creek does run through our site, it runs north and south. We are currently working with IDNR to get all the nationwide permits through that with the wetlands with the Corps and we are in conversations with the Rob Roy Creek District, Drainage District, so they know what we're doing. We are going to work with our final site plans to make sure they are okay with what we're doing. The only change we're doing is we're going to widen our access across. There is currently a culvert there, we will widen the culvert, but we're keeping the size and everything the same, so we're not planning on impacting the creek at all. This sheet here shows our landscaping plan. Within the fenced-in area we are going -- as Matt mentioned, we are utilizing the site specific pollinator mix. The seed mix 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 Hearing - April 10, 2024 21 not only helps us stabilize the site, provide eco-friendly ground cover, but it helps support the bees and other insects. It also helps satisfy the County Stormwater Management Ordinance requirements. The pollinator mix has a lower run-off coefficient and a higher concentration than the existing row crops. Together with the reduced run-off -- and as we've seen on another site, we are probably going to still need a stormwater management basin to help satisfy the Kendall County Stormwater Management Ordinance, but the size of the pond has reduced drastically because we are reducing the flow in the greater grand scheme of things. We also plan on utilizing the existing trees along the creek beds. We are not taking those down, we are trying to keep as many in place as we can to help provide natural screening of the facility, and then we are providing an additional screening along our southern edge of our property, on the southern edge of the fence line, to help screen it additionally. Then we are going to be surrounded 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 Hearing - April 10, 2024 22 by an eight-foot tall chain link fence with privacy slats. This is an existing picture right now from Corneils Road looking north from the site. We are kind of west of the access road, but we are kind of looking back into the corner. You can kind of see the tree lines kind of on all sides of the west side of our property. This is a picture, you can kind of see the access road in the background and then the existing vegetation we plan on keeping that runs along the access road, and that will remain, that existing tree line, and you will see in the foregone is corn, so that area still is going to be planned to be farmed, so you will have the corn and you will have the -- probably corn and soy switching back and forth as we always see, but it's still planned to be farmed where we are not providing the solar array field. Here is a picture of the access road looking up. We do have plans to improve that access road. It's not going to be a dirt road, it will be gravel. We will make sure we level it out, replace it with gravel. You can see from 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 Hearing - April 10, 2024 23 that access point you can barely see where we are at in the background. Here is kind of another picture. We wanted to show a picture in the winter so that you can't see all the crops and the trees. If you look, you can kind of see a green area in the back; that's actually our solar facility kind of superimposed on what it would look like. What you see there is actually the buffer that we are planning on planting, that's with the trees at full maturity, and there is a mix of evergreen trees in there, so we will get the permanent buffering through the winter months by the deciduous trees that do not have leaves on them, so we are trying to buffer the facility as much as we can from Corneils Road. And then here is another picture. This is actually the same picture with the superimposed image in the back. This is in the summer months when you've got the crops and the trees in there. You can kind of see it kind of blends in with the natural area of the site. As Matt mentioned, we did enter into an agreement with AIMA. Part of that AIMA 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 Hearing - April 10, 2024 24 agreement is we do a decommissioning, a decommissioning of the site, and with that we will include the steps that are required to decommission the site, which would be remove all panels, racking tiles, remove all equipment, remove concrete pads and foundations. We will do a site stabilization at the end, do decompaction, which means any construction vehicles that drive over it, we'll kind of till the land to make sure the new seeding takes hold, and we will remove and recycle all materials. What we've seen with kind of doing these estimates, it actually -- with all the equipment that's recycled, you almost make a profit when you decommission it, so, I mean, there is actually a benefit to decommissioning and recycling all the materials. And this will be -- we will provide a cost estimate to the c ity, which we will provide a bond for this for 25 years out so that if the land owner or the developer defaults, the county can use that bond to come in and decommission the site. 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 Hearing - April 10, 2024 25 And then this last picture is a really nice picture of the pollinators on another one of Nexamp's sites, you can kind of get an idea of what it looks like, you can see the vegetation coming in and the native flowers coming in that will help with the bee populations and provide a good stabilization. With that, we will close -- With that, we are here to answer any questions and help out with anything anyone has got. CHAIRMAN VINYARD: Do you want your responses added to the record? MS. NOBLE: Your standards. CHAIRMAN VINYARD: Your standards. MS. NOBLE: And your application. MR. KWIATKOWSKI: Yes. MR. KEITH: Yes. MR. KRAMER: Please. CHAIRMAN VINYARD: All right. Is there anyone present who wishes to speak in favor of this proposal? Sure. JEROME GAWLICK, having been first duly sworn, testified from the podium as follows: 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 Hearing - April 10, 2024 26 MR. GAWLICK: Thank you for your time. My name is Jerry Gawlick, Jerome Gawlick. I live at 2793 Gains Court here in Yorkville. I have been representing our community, which is right now about 205 to 210 units give or take, which is going to grow to about 290 units plus. The HOA is currently under development, but will be turned over to the citizens of our community probably within the next couple of months. They are preparing the documents now, so I can't say that I am on the HOA or the board, but I will be. Not opposed to the farm, solar farm, but we just want to raise some concerns and thoughts for consideration before a pproving the annexation agreement. It is my understanding that the Planning and Zoning Commission is considering annexation of the land north of Corneils Road along Route 47, along Route 47. Is this the best and highest use for this land given its prime location near Route 47? Did you consider the delta between the difference of R-1 Residential or rezoning it 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 Hearing - April 10, 2024 27 to Industrial Commercial versus going back to A-1 Agricultural with special use? Based on my readings, this would be a revenue loss. Can the city continue to take these revenue losses? Our taxes here are large to begin with. With two other solar farms a pproved, this would be the third if approved by the City Council. Before approving this, have you considered how the energy savings will be distributed to its residents? Has there been a thought splitting savings to its homeowners, industrial or commercial? It was mentioned 6 50 residential. Is that homeowners? Is that multi-family? Is a residence considered an industrial building or commercial building, just what? Again, I am a senior on fixed income and live in a development. When completed, we will have about 290 homes targeted 55 plus in which a majority of the residents are retired on fixed income. There are other similar communities as well, similar to ours. With taxes high and utilities on the rise above cost of living, can there 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 Hearing - April 10, 2024 28 consideration of distribution of solar energy savings to senior residents on fixed income to help offset the continuing rise in water rates due to the installation of Lake Michigan water sources? We all know that's going to go up, it's going to be there, and it's going to be greater than the cost of living. We all know that. We accept it. Realize it's going to be. In a letter written by Kathleen Field Orr, city attorney, she had some interesting questions regarding the city trying to restrict use of land by no more than I believe five farms is what their first thought was. She states, among other things, what is unclear is the basis of such a restriction. Is it because solar farms generate minimal real estate taxes, because solar farms do not create much job opportunity, but with regard to taxes or jobs, how are solar farms different from not-for-profit organizations? How are all solar farms the same that a prohibition would apply to it? Would the restriction apply to community solar farms. 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 Hearing - April 10, 2024 29 I would suggest that a study be made of restrictions of the location, size and proximity to resident communities to allow the city to prevent a proliferation of solar farms which could have a negative impact on the community. She mentions revenue loss and taxes. Can the city afford the revenue loss or do the right thing by its distribution to its citizens? I think this must be considered. These should all be considered before approving any annexation of this land as a solar farm. I thank you for your time. CHAIRMAN VINYARD: Okay. Thank you, sir. Is there anyone else that would like to speak in favor of the request? PATTI BAKALA, having been first duly sworn, testified from the podium as follows: MS. BAKALA: Good evening. My name is Patti Bakala. I live between just east of the current property that you are talking about, in between there and MacArthur property, so I just had a few questions, concerns. 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 Hearing - April 10, 2024 30 I see where the map is going around towards the back of the property and I see the nice pictures that you have presented with all the foliage. I don't know if you are aware, but last month or two months ago they ripped out about 3,000 trees all along there, so there is -- none of that exists anymore that you just put up there, so my concern is being right on the edge across the creek, I don't really want to be looking at that or an eight-foot slatted chain link fence. That's not why I moved here. Taxes just went up another ten percent this year. The roads are trashed, there is trucks running up and down that access road non-stop all day long, whether it's Yorkville removing branches or burning them in the back, bringing down the trees, regrading the road, whatever. I guess I'm just concerned if we're living there for that and what can be done. You said you would be a good neighbor. Maybe we could build a large berm, put up some trees, I don't know. 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 Hearing - April 10, 2024 31 Also I am kind of speaking on behalf of Joan MacArthur, I think some of that is going to come around the back of her property, and we were concerned about are we going to be annexed into Yorkville being that we are Plano? No? Okay. Those are pretty much my concerns, so hopefully we can work together on a solution because there's a lot of traffic there, so that's all. Thank you. CHAIRMAN VINYARD: Anyone else want to speak in favor of it? (No response.) CHAIRMAN VINYARD: Okay. Is there anyone present who wishes to speak in opposition of this request? (No response.) CHAIRMAN VINYARD: All right. Are there any questions for the commissioners of the petitioner? Nothing? (No response.) MR. KRAMER: Can I respond to some of the questions raised? CHAIRMAN VINYARD: Please. 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 Hearing - April 10, 2024 32 MR. KRAMER: Thank you. Dan Kramer, again, speaking on behalf of the petitioner. Am I correct, is it pronounced Mr. Gawlup? MR. GAWLICK: Gawlick. MR. KRAMER: Gawlick. Okay, thank you. With regard to some of the questions you raised, certainly legitimate. We appreciate the input. That's why you have these public hearings. In terms of the use of the property, Mr. Keith, our engineer, I think gave a real good reason why this is the perfect place for a community solar system. Number one, it's a small generator, it's not thousands of acres of the array, and it's not taking any property out of taxation. It's kind of like -- there was an old movie Crocodile Dundee, and Paul Hogan had a great line in it. He said, you know, the dispute you're having is like two fleas fighting over who owns the dog. Neither of them do. Yorkville isn't getting any taxation from this right now. The school district is getting a smidgen, the fire protection district is getting a smidgen. But because there is floodway and 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 Hearing - April 10, 2024 33 flood fringe, this property cannot be developed for residential purposes, and even more so, it can't be developed for serious industrial purposes, and this young lady who spoke is absolutely correct. If you put industrial over there, she would have a lot more traffic on Corneils Road and, frankly, that road is not built for industrial. It's a tar and chip township road, and it will become the city's responsibility when it gets annexed, so the neighbors will probably end up with better conditions road-wise than they have. Again, I think the petitioners should be commended because they have put this more than 1500 feet back. Now, again, in her question about what will you look at, they will work on the landscaping, and she is correct, the pictures were taken last fall before the drainage district did all of its work, but thank God the drainage district did. We have not experienced any catastrophic flood events here since -- and I always forget if it was July of 1996 or July of 1998, when we had this catastrophic storm where 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 Hearing - April 10, 2024 34 we had over 14 inches of rainwater in less than a 24-hour period. People talk about hundred year storms, and of course it doesn't mean, as Michael could tell better than I, that it only happens once every hundred years, it's just a term of measurement, and in this part of the world back when we had that flood, a hundred year event was five and a quarter inches within 24 hours. So it's just not you multiply it times three to 14, it's an exponential, never happened before, and what the drainage district did was cleaned out all the kind of -- not great trees, they're not solid oaks and so on generally speaking, they are more invasive trees, so that ditch will take water and not flood a downstream subdivision like Mr. Gawlick is in or further subdivisions that are in the city, so the city was very proactive working with the drainage district and ensuring that cleaning out was done so that if we ever get that major event we're not floating our houses downstream and people calling Krysti and questioning the wisdom of what was built 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 Hearing - April 10, 2024 35 Just as kind of a rule of thumb, and I'm no expert, I only know from land planners where I sat in a lot of these entitlement proceedings, they will tell you if you've got sod or turf grass in your front or backyard, you've got about a four-inch root structure, which does almost nothing about infiltration. And this is my favorite picture and slide in this presentation. When you get this type of pollinator mix -- and Gary being a hay farmer, he can tell you, too, with alfalfa or T imothy, any of -- clover, those kinds of root structures go down about four feet and just suck up water, so this is a win/win drainage-wise for the neighbors. I don't know where to go on the aesthetics of the slatted fence, frankly. It's the city ordinance that we provide a solid fence and so we are doing what the city provided. If you drive up 47 and turn left on Keslinger Road and go to the front of Kaneland High School, there is a small array right in front. They have a chain link fence so the kids don't get in, no slats. I don't know if they are 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 Hearing - April 10, 2024 36 getting any heat from neighbors, but it's worked. If you go a little further on 47 just north of the intersection with 64, the Lily Lake School has now become almost a school that was going to close, now with all the rural development it's packed with kids, they've got their own array right out in back, no fencing, no landscaping, no nothing. I am wondering if we are going to be like solar in the next ten years, much like we grew up with TV antennas, because I'm old, they weren't real attractive on roofs, but we all lived with it. I am looking out at this gigantic tower now that I'm sure the neighbors would probably say it's an ugly, gigantic tower, but you go about your business. So we can't have it both ways. We're cooperating with the city ordinance. If you said, you know, just do trees, just do a berm, we could certainly be flexible and work with you, but, again, don't punish the petitioners because they are following the ordinance. 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 Hearing - April 10, 2024 37 And as I say, I think I agree with this gentleman about the taxes. Again, being a senior myself, I don't like it one little bit, but when you put this development in that doesn't throw one more child to school, maybe you have an SUV or a pickup once a week once the array is built to go on-site just to drive around and check everything is working, maybe occasionally a maintenance vehicle for the battery or the other moving parts to the facility, other than that, it's not going to create any traffic once it's done, and the city staff has told us how they want us to bring our construction vehicles in and that they don't want semis, which we agreed to, so all in all I think we are trying to address all the concerns. I know, not personally, I wouldn't know them if they walked in now, but Mr. MacArthur that started the horse farm out there I met years ago when I was here and was city attorney here for 22 years, and he told us often about taxes in the county, but never came into the city, so the c ity, whenever they did anything out there, or the county, always tried 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 Hearing - April 10, 2024 38 to protect them landscaping-wise. They have beautiful trees on their property, so we will try and continue that tradition on landscaping. But I think those are the major points raised. Is this the highest and best use for this property? I believe it is because other than Gary continuing to farm, there is no other practical use for it being a floodway, so I think you are getting a good bang for the buck. You don't have a high tax rate, and I know that's not something the city ever hears very much about. Actually the city is milling the tax bills quite low. Water rates, not so much, but we're not going to be a heavy water user, and we're going to keep more of the water in the ground. There is a famous engineer who is now passed and left us that created some waste disposal system called -- boy, I'm losing his name now. I don't know, Mike, if you remember. He died well into his 80s, but he would do land recapture systems like the development up on Fabyan Parkway, the Shodeen golf course and development, and he used to be famous at 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 Hearing - April 10, 2024 39 seminars for saying there is not one ounce less of water in this planet today than there was when God made it, it's just a question of the distribution of it, and his theory was don't as engineers design stuff to kick all the water to end up down at the Mississippi Delta, absorb it on-site. It's better for structures, the aquifers, and that's what these folks are doing with the deep rooted plants. The water will stay on-site, so the people like the MacArthurs and the rural people around it that have wells, their wells won't go dry because of this at all. Won't help the city deep water system, but again, there is some benefit to those surrounding farmhouses. So I'll be quiet and the professional staff will answer any questions you have. Thank you. CHAIRMAN VINYARD: Thank you. Commissioners, do you guys have any questions for the petitioner? (No response.) CHAIRMAN VINYARD: All right. Since all public testimony regarding the petition has been 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 Hearing - April 10, 2024 40 taken, may I have a motion to close the taking of testimony in this public hearing? MS. GOINS: So moved. MR. MILLEN: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please. MS. YOUNG: Millen. MR. MILLEN: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: Forristall. MR. FORRISTALL: Yes. MS. YOUNG: And Goins. MS. GOINS: Yes. CHAIRMAN VINYARD: All right. 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, concluding at 7:44 p.m.) ---o0o--- 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 Hearing - April 10, 2024 41 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 42, 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 Hearing - April 10, 2024 42 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 24th day of April, 2024. __________________________________ CHRISTINE M. VITOSH, C.S.R. Certificate No. 084-02883. /s/ $ $2,345 [1] - 16:14 $34,000 [1] - 16:21 0 084-02883 [1] - 42:13 1 1 [1] - 41:11 10 [1] - 1:21 10-8-5 [1] - 5:16 100 [1] - 19:2 10791 [1] - 14:9 1107A [1] - 6:9 1250 [1] - 18:22 14 [4] - 16:24, 17:3, 34:1, 34:11 1500 [3] - 9:23, 15:1, 33:15 1560 [1] - 16:18 16 [1] - 13:23 163 [1] - 16:18 1700 [1] - 5:7 176,000 [1] - 17:6 19 [1] - 14:3 1996 [1] - 33:23 1998 [1] - 33:24 2 2,000 [1] - 16:23 2.7 [1] - 14:3 2.8 [1] - 13:24 20-plus [1] - 10:10 2007 [2] - 9:9 2017 [1] - 10:22 2018 [1] - 10:6 2021 [1] - 10:23 2023 [1] - 9:19 2024 [2] - 1:21, 42:9 2024-05 [2] - 4:6, 5:18 2030 [1] - 11:2 205 [1] - 26:5 210 [1] - 26:6 22 [1] - 37:21 22,000 [1] - 16:22 24 [1] - 34:9 24-hour [1] - 34:2 24/7 [1] - 13:12 24th [1] - 42:8 25 [2] - 2:20, 24:21 2793 [1] - 26:3 29 [1] - 2:21 290 [2] - 26:7, 27:19 3 3,000 [1] - 30:7 30 [2] - 10:11, 14:17 35 [1] - 14:13 35-plus-or-minus [1] - 16:13 4 4.99 [2] - 9:3, 14:15 40 [4] - 11:1, 14:17, 15:7, 17:7 40-year [1] - 17:3 400 [2] - 13:24, 14:4 42 [1] - 41:11 4300 [1] - 5:8 47 [7] - 5:9, 14:7, 26:20, 26:22, 35:20, 36:2 475 [1] - 9:10 5 5,000 [1] - 10:13 50 [1] - 19:2 55 [1] - 27:19 6 6 [1] - 2:18 64 [1] - 36:3 650 [2] - 15:22, 27:13 651 [1] - 1:17 7 7:00 [1] - 1:22 7:02 [1] - 3:3 7:44 [1] - 40:20 8 8 [1] - 2:19 80-plus [1] - 10:9 80s [1] - 38:21 9 900,000 [1] - 17:8 93 [1] - 14:12 94 [1] - 5:9 A A-1 [2] - 5:12, 27:1 able [1] - 11:21 absolutely [1] - 33:5 absorb [1] - 39:6 accept [1] - 28:9 access [16] - 12:8, 19:18, 19:19, 19:20, 19:21, 19:22, 20:4, 20:16, 22:5, 22:10, 22:12, 22:20, 22:22, 23:1, 30:15 accuracy [1] - 42:5 acres [8] - 5:9, 11:8, 13:23, 14:3, 14:12, 14:13, 16:13, 32:13 Act [3] - 10:21, 10:23, 15:11 act [1] - 10:24 action [1] - 41:24 acts [1] - 10:19 added [2] - 8:2, 25:12 adding [1] - 15:24 additional [2] - 16:8, 21:21 additionally [1] - 21:24 address [2] - 6:9, 37:15 adds [1] - 15:24 adhere [1] - 19:6 Administration [1] - 18:8 advance [2] - 9:6, 11:22 aesthetics [1] - 35:17 afford [1] - 29:8 afternoon [2] - 8:23, 13:19 aggregate [1] - 16:22 ago [3] - 8:7, 30:6, 37:20 agree [1] - 37:1 agreed [1] - 37:14 agreement [9] - 15:11, 15:17, 17:16, 17:18, 18:10, 18:12, 23:24, 24:1, 26:16 Agricultural [2] - 5:13, 27:2 Agriculture [3] - 15:11, 15:12, 18:11 aided [1] - 41:14 AIMA [4] - 15:10, 18:11, 23:24 alfalfa [1] - 35:11 allow [1] - 29:3 allows [2] - 12:7, 12:11 almost [4] - 16:16, 24:15, 35:7, 36:4 ALSO [1] - 2:8 AND [1] - 1:10 annexation [4] - 9:5, 26:16, 26:19, 29:12 annexed [2] - 31:4, 33:10 answer [3] - 8:18, 25:9, 39:17 antennas [1] - 36:11 application [3] - 5:1, 17:13, 25:15 applied [1] - 12:6 applies [1] - 42:2 apply [2] - 28:22, 28:23 appreciate [1] - 32:7 approval [2] - 5:11, 5:15 approved [3] - 19:5, 27:6, 27:7 approving [3] - 26:15, 27:8, 29:11 approximate [1] - 14:19 April [2] - 1:21, 42:8 aquifers [1] - 39:9 archeology [1] - 17:23 area [7] - 8:2, 16:4, 16:10, 20:22, 22:14, 23:6, 23:22 Army [1] - 9:8 array [7] - 14:14, 14:20, 22:19, 32:14, 35:22, 36:6, 37:6 assets [1] - 10:12 assume [1] - 42:4 attached [1] - 42:2 attention [1] - 19:1 attorney [5] - 6:7, 28:11, 37:21, 41:21, 41:22 attractive [1] - 36:12 Atwell [1] - 18:14 audience [1] - 8:16 authorization [1] - 5:4 Aviation [1] - 18:8 aware [1] - 30:5 B background [3] - 9:7, 22:10, 23:2 backyard [1] - 35:5 bad [1] - 7:19 Bakala [1] - 29:21 BAKALA [3] - 2:21, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 1 29:17, 29:20 bang [1] - 38:9 barely [1] - 23:1 Barksdale [1] - 2:9 Barksdale-Noble [1] - 2:9 base [1] - 15:24 based [1] - 27:2 basin [1] - 21:11 basis [1] - 28:16 batteries [1] - 13:11 battery [2] - 13:9, 37:9 beautiful [1] - 38:2 become [2] - 33:9, 36:4 beds [1] - 21:17 bee [1] - 25:6 Beecher [2] - 5:7, 14:8 bees [1] - 21:3 begin [1] - 27:5 beginning [1] - 3:3 behalf [3] - 4:24, 31:1, 32:2 below [1] - 11:4 benefit [2] - 24:17, 39:15 benefits [4] - 8:1, 13:1, 15:4, 15:5 Bennett [3] - 5:1, 7:15, 14:11 berm [2] - 30:23, 36:21 BESS [1] - 13:10 best [2] - 26:20, 38:5 better [3] - 33:11, 34:5, 39:8 Betty [3] - 4:24, 7:15, 14:11 between [4] - 14:7, 26:23, 29:21, 29:23 big [2] - 8:9, 12:23 bill [4] - 10:14, 12:5, 12:6, 12:7 bills [1] - 38:13 birds [1] - 13:2 bit [3] - 6:13, 14:22, 37:3 blends [1] - 23:22 board [1] - 26:12 bode [1] - 8:11 bodies [1] - 16:16 bond [3] - 15:17, 24:21, 24:23 boy [1] - 38:19 branches [1] - 30:17 Bridge [2] - 5:9, 6:9 bring [1] - 37:13 bringing [1] - 30:18 Bristol [1] - 16:15 buck [1] - 38:9 buffer [3] - 12:24, 23:10, 23:15 buffering [1] - 23:13 build [2] - 10:6, 30:23 building [3] - 10:10, 27:15, 27:16 built [4] - 12:3, 33:8, 34:24, 37:7 Burlington [2] - 13:22, 13:23 burning [1] - 30:17 business [1] - 36:17 businesses [2] - 10:13, 12:7 butterflies [1] - 13:2 C C.S.R [1] - 42:13 cameras [1] - 13:14 cannot [1] - 33:1 capacity [1] - 14:15 catastrophic [2] - 33:22, 33:24 CEJA [1] - 10:22 center [2] - 12:21, 13:13 certainly [3] - 7:18, 32:7, 36:21 certificate [1] - 42:1 Certificate [1] - 42:13 Certified [1] - 41:3 certified [1] - 42:4 certify [2] - 41:5, 42:1 chain [5] - 10:2, 13:7, 22:1, 30:11, 35:23 Chairman [1] - 2:2 CHAIRMAN [21] - 3:4, 3:23, 4:11, 4:18, 4:21, 5:21, 5:24, 8:19, 25:11, 25:14, 25:19, 29:14, 31:11, 31:14, 31:18, 31:24, 39:19, 39:23, 40:5, 40:10, 40:15 change [1] - 20:15 changes [1] - 14:21 check [1] - 37:8 Chicago [1] - 10:7 child [1] - 37:5 chip [1] - 33:8 CHRISTINE [2] - 41:3, 42:13 citizens [2] - 26:9, 29:9 city [23] - 7:6, 7:7, 15:18, 16:17, 17:13, 24:20, 27:4, 28:11, 28:12, 29:4, 29:8, 34:18, 35:18, 35:19, 36:19, 37:12, 37:21, 37:23, 38:11, 38:12, 39:14 CITY [1] - 1:6 City [4] - 4:7, 5:2, 5:16, 27:7 city's [1] - 33:9 civil [1] - 18:20 classification [1] - 5:3 cleaned [1] - 34:13 cleaning [1] - 34:20 clearly [1] - 3:15 Climate [1] - 10:23 close [5] - 13:21, 19:9, 25:8, 36:5, 40:1 closed [1] - 40:17 clover [1] - 35:12 coal [1] - 11:5 Code [1] - 5:16 coefficient [1] - 21:7 ComEd [2] - 12:7, 17:16 coming [3] - 7:7, 25:5, 25:6 commencement [1] - 41:6 commended [1] - 33:14 Commercial [1] - 27:1 commercial [2] - 27:13, 27:16 COMMISSION [1] - 1:10 Commission [3] - 3:6, 3:9, 26:18 commissioners [1] - 31:19 Commissioners [1] - 39:20 Committee [1] - 8:6 communities [2] - 27:22, 29:3 Community [2] - 2:9, 8:5 community [14] - 7:12, 7:18, 8:1, 9:4, 9:19, 9:22, 11:24, 15:4, 15:19, 26:5, 26:9, 28:23, 29:6, 32:12 companies [1] - 11:10 company [5] - 6:20, 8:14, 9:8, 9:16, 9:19 competitors [1] - 6:24 completed [2] - 9:20, 27:18 computer [1] - 41:14 computer-aided [1] - 41:14 concentration [1] - 21:7 concern [1] - 30:9 concerned [2] - 30:20, 31:4 concerning [1] - 41:8 concerns [4] - 26:14, 29:24, 31:7, 37:16 concluding [1] - 40:20 concrete [1] - 24:6 conditions [1] - 33:12 confusing [1] - 6:13 consider [1] - 26:23 consideration [2] - 26:15, 28:1 considered [5] - 3:9, 27:9, 27:15, 29:10, 29:11 considering [1] - 26:18 consisting [1] - 5:9 constitutes [1] - 41:15 construction [4] - 10:3, 15:14, 24:9, 37:13 consultation [3] - 17:20, 17:22, 18:7 container [1] - 13:11 continue [2] - 27:4, 38:3 continuing [2] - 28:3, 38:7 control [2] - 13:13, 42:6 conversations [1] - 20:11 cooperating [1] - 36:19 copies [2] - 42:3, 42:6 corn [3] - 22:14, 22:16 Corneils [13] - 4:23, 5:6, 5:19, 6:15, 9:1, 14:9, 15:1, 19:18, 19:22, 22:4, 23:16, 26:19, 33:7 corner [2] - 19:8, 22:6 Corps [1] - 20:10 correct [3] - 32:3, 33:5, 33:18 cost [4] - 15:20, 24:20, 27:24, 28:8 Council [1] - 27:8 counsel [2] - 41:21, 41:22 country [1] - 6:23 COUNTY [1] - 41:2 county [3] - 24:23, 37:22, 37:24 County [5] - 5:2, 13:23, 14:2, 21:4, 21:12 couple [2] - 8:7, 26:10 course [2] - 34:4, 38:23 Court [1] - 26:3 cover [1] - 21:2 create [2] - 28:18, 37:11 created [1] - 38:18 credits [2] - 10:14, 12:5 Creek [4] - 16:6, 18:3, 20:6, 20:11 creek [3] - 20:20, 21:17, 30:10 Crocodile [1] - 32:17 crops [3] - 21:8, 23:5, 23:20 cross [1] - 20:2 crossing [1] - 18:3 culvert [3] - 18:5, 20:17, 20:18 current [2] - 16:12, 29:22 customers [1] - 12:8 cycle [1] - 9:17 D Dan [6] - 9:13, 12:23, 15:3, 16:1, 19:6, 32:1 DANIEL [2] - 2:18, 6:3 Daniel [1] - 6:7 date [1] - 17:10 deciduous [1] - 23:14 declared [1] - 10:8 decommission [3] - 24:4, 24:16, 24:24 decommissioning [6] - 9:15, 15:15, 15:18, 24:1, 24:2, 24:17 decompaction [1] - 24:8 dedicated [1] - 19:24 deep [2] - 39:10, 39:14 defaults [1] - 24:22 delineation [1] - 18:1 delta [1] - 26:23 Delta [1] - 39:6 demand [1] - 15:24 Department [2] - 15:12, 18:11 depreciation [1] - 17:5 design [1] - 39:5 develop [1] - 9:13 developed [2] - 33:1, 33:3 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 2 developer [2] - 9:1, 24:22 Development [2] - 2:10, 8:6 development [8] - 10:11, 16:7, 26:8, 27:18, 36:5, 37:4, 38:22, 38:24 died [1] - 38:21 Diehl [1] - 18:22 difference [3] - 16:24, 17:6, 26:24 different [2] - 11:20, 28:20 diligence [1] - 17:9 direction [2] - 41:15, 42:6 directly [1] - 41:23 Director [1] - 2:10 dirt [1] - 22:22 discount [1] - 12:5 discussion [1] - 4:22 discussions [1] - 17:13 disposal [1] - 38:19 dispute [1] - 32:18 distributed [1] - 27:10 distribution [5] - 11:14, 12:2, 28:1, 29:9, 39:4 district [9] - 8:3, 16:14, 16:18, 32:22, 32:23, 33:19, 33:21, 34:12, 34:20 District [6] - 5:12, 5:13, 16:15, 16:24, 20:11, 20:12 ditch [1] - 34:16 documents [1] - 26:11 dog [1] - 32:20 domestic [1] - 9:21 domestically [1] - 10:1 done [9] - 17:12, 17:15, 17:20, 18:1, 18:7, 18:9, 30:21, 34:20, 37:12 down [8] - 7:4, 8:17, 11:4, 21:18, 30:15, 30:18, 35:13, 39:6 downstream [2] - 34:16, 34:22 drainage [6] - 15:16, 33:19, 33:20, 34:12, 34:19, 35:14 Drainage [1] - 20:12 drainage-wise [1] - 35:14 drastically [1] - 21:13 draw [1] - 18:24 drive [3] - 24:9, 35:20, 37:7 Drive [1] - 1:17 dry [1] - 39:13 due [2] - 17:9, 28:4 duly [6] - 6:4, 8:21, 18:17, 25:23, 29:18, 41:7 Dundee [1] - 32:17 during [5] - 3:18, 4:1, 15:13, 15:14 E East [2] - 14:3, 18:22 east [3] - 5:7, 13:18, 29:21 eco [1] - 21:2 eco-friendly [1] - 21:2 edge [3] - 21:22, 21:23, 30:9 effect [1] - 7:10 eight [2] - 22:1, 30:11 eight-foot [2] - 22:1, 30:11 electrical [1] - 19:4 electricity [5] - 10:15, 10:18, 11:9, 11:17, 15:20 employee [2] - 41:20, 41:21 employees [2] - 9:10, 10:9 end [5] - 8:17, 20:4, 24:8, 33:11, 39:6 endangered [1] - 17:24 energy [9] - 8:1, 10:20, 11:15, 12:2, 12:8, 12:12, 13:9, 27:9, 28:1 Energy [1] - 10:21 engineer [6] - 8:14, 12:13, 18:14, 18:21, 32:10, 38:17 engineers [1] - 39:5 ensure [1] - 15:18 ensures [2] - 9:24, 15:13 ensuring [1] - 34:20 enter [2] - 15:10, 23:23 entered [1] - 18:10 entitlement [1] - 35:3 environmental [1] - 15:4 equates [1] - 16:17 equipment [5] - 12:19, 19:4, 19:14, 24:5, 24:15 Equitable [1] - 10:23 erosion [1] - 13:3 estate [1] - 28:18 estimate [1] - 24:20 estimates [1] - 24:14 evening [4] - 5:22, 6:6, 18:19, 29:20 event [2] - 34:8, 34:21 events [1] - 33:22 evergreen [1] - 23:12 exact [1] - 14:8 examples [1] - 13:20 excellent [1] - 6:23 executed [1] - 17:11 exhibit [1] - 19:8 existing [8] - 14:23, 19:17, 19:18, 21:8, 21:17, 22:3, 22:11, 22:13 exists [1] - 30:8 expand [1] - 11:24 expected [1] - 14:16 experienced [1] - 33:21 expert [1] - 35:2 exponential [1] - 34:11 exponentially [1] - 9:10 F Fabyan [1] - 38:23 face [1] - 13:19 facility [8] - 9:4, 16:20, 17:5, 17:8, 21:20, 23:7, 23:15, 37:10 facing [1] - 13:18 fact [1] - 11:16 fairly [1] - 10:17 fall [3] - 10:17, 11:12, 33:19 Family [1] - 5:11 family [1] - 27:14 famous [2] - 38:17, 38:24 far [6] - 7:8, 8:15, 11:11, 15:2, 19:11, 19:16 farm [11] - 4:8, 5:17, 13:6, 15:5, 15:13, 19:19, 26:13, 29:12, 37:19, 38:7 farmed [2] - 22:15, 22:18 farmer [1] - 35:11 farmhouses [1] - 39:15 farming [1] - 16:9 farms [8] - 27:6, 28:14, 28:17, 28:18, 28:20, 28:22, 28:24, 29:4 faster [1] - 10:3 favor [4] - 4:3, 25:20, 29:16, 31:12 favorite [1] - 35:8 Federal [1] - 18:8 feet [7] - 5:7, 5:8, 15:1, 19:2, 33:15, 35:13 FEJA [1] - 10:22 fence [9] - 13:6, 13:8, 14:14, 21:23, 22:1, 30:12, 35:17, 35:18, 35:23 fenced [1] - 20:22 fenced-in [1] - 20:22 fencing [1] - 36:7 few [2] - 12:15, 29:24 Field [1] - 28:11 field [1] - 22:19 fighting [1] - 32:19 filed [2] - 5:1, 7:10 filtration [1] - 13:4 final [1] - 20:13 fire [1] - 32:23 Fire [3] - 16:15, 16:19, 16:23 first [9] - 6:4, 8:21, 16:21, 17:1, 18:17, 18:24, 25:23, 28:14, 29:18 five [4] - 11:13, 17:6, 28:14, 34:9 fixed [3] - 27:17, 27:21, 28:2 fleas [1] - 32:19 flexible [1] - 36:21 floating [1] - 34:22 flood [4] - 33:1, 33:22, 34:8, 34:16 floodplain [3] - 16:6, 18:6 floodway [3] - 16:5, 32:24, 38:8 flow [1] - 21:14 flowers [1] - 25:5 foliage [1] - 30:4 folks [2] - 7:15, 39:9 followed [1] - 7:6 following [2] - 3:1, 36:23 follows [7] - 4:1, 4:23, 6:5, 8:22, 18:18, 25:24, 29:19 foot [2] - 22:1, 30:11 foregoing [1] - 41:10 foregone [1] - 22:14 forget [1] - 33:23 FORRISTALL [2] - 4:20, 40:12 Forristall [3] - 2:5, 4:19, 40:11 forth [1] - 22:17 foundations [1] - 24:6 founded [1] - 9:8 four [2] - 35:6, 35:13 four-inch [1] - 35:6 frankly [2] - 33:7, 35:17 free [1] - 12:3 French [1] - 13:22 friendly [1] - 21:2 fringe [1] - 33:1 front [3] - 35:5, 35:21, 35:23 full [1] - 23:11 Future [1] - 10:21 G Gains [1] - 26:3 Gary [5] - 4:24, 7:14, 14:11, 35:10, 38:7 gas [1] - 11:6 Gawlick [5] - 26:2, 32:4, 32:5, 34:17 GAWLICK [4] - 2:20, 25:22, 26:1, 32:4 Gawlup [1] - 32:3 generally [2] - 5:5, 34:14 generate [3] - 16:8, 16:21, 28:17 generating [3] - 11:6, 11:8, 12:4 generation [4] - 10:18, 11:2, 11:12, 11:20 generator [2] - 6:23, 32:13 gentleman [1] - 37:2 gigantic [2] - 36:14, 36:16 given [2] - 26:21, 41:16 God [2] - 33:20, 39:3 Goins [3] - 2:3, 4:13, 40:13 GOINS [4] - 4:9, 4:14, 40:3, 40:14 golf [1] - 38:23 Goodenow [1] - 14:3 grand [1] - 21:15 grass [1] - 35:5 gravel [2] - 22:23, 22:24 great [3] - 7:24, 32:18, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 3 34:13 greater [2] - 21:15, 28:8 green [2] - 8:1, 23:6 Greg [1] - 2:4 grew [1] - 36:11 grid [6] - 11:14, 11:15, 11:17, 12:2, 15:20, 17:19 ground [5] - 12:10, 15:6, 15:13, 21:2, 38:16 group [2] - 7:3 grow [1] - 26:6 grown [1] - 9:10 guess [1] - 30:20 guys [1] - 39:20 H half [1] - 14:13 hand [4] - 3:21, 18:13, 42:4, 42:8 hash [1] - 10:16 hay [1] - 35:10 headquarters [1] - 10:8 heard [2] - 3:13, 41:7 HEARING [1] - 1:11 hearing [12] - 3:3, 3:5, 3:7, 3:19, 4:1, 4:6, 4:22, 40:2, 40:16, 40:19, 41:10, 41:18 hearings [1] - 32:8 hears [1] - 38:11 heat [1] - 36:1 heavy [1] - 38:14 Heliene [1] - 9:22 help [7] - 21:11, 21:19, 21:23, 25:6, 25:10, 28:3, 39:14 helps [5] - 13:3, 15:20, 21:1, 21:2, 21:3 hereby [1] - 41:5 herein [1] - 41:9 hereto [2] - 41:23, 42:2 hereunto [1] - 42:7 high [2] - 27:23, 38:10 High [1] - 35:22 higher [1] - 21:7 highest [2] - 26:21, 38:5 highlighted [1] - 14:18 Historic [1] - 17:21 historic [1] - 17:23 history [1] - 9:22 HOA [2] - 26:7, 26:12 Hogan [1] - 32:17 hold [1] - 24:11 homeowners [2] - 27:12, 27:14 homes [1] - 27:19 hook [1] - 17:18 hopefully [1] - 31:8 horse [1] - 37:19 hours [1] - 34:9 houses [3] - 12:21, 13:11, 34:22 hugely [2] - 7:5, 8:8 hundred [3] - 34:3, 34:6, 34:8 hundreds [1] - 11:7 I idea [1] - 25:4 IDNR [2] - 18:4, 20:8 ILLINOIS [2] - 1:7, 41:1 Illinois [13] - 1:18, 5:3, 5:8, 6:8, 6:10, 10:5, 10:9, 10:13, 10:20, 11:3, 15:10, 41:4, 42:8 image [1] - 23:19 immediately [1] - 5:6 Impact [1] - 15:11 impact [4] - 17:23, 17:24, 18:8, 29:5 impacting [1] - 20:20 impacts [1] - 16:2 important [3] - 7:5, 8:9, 11:16 importantly [1] - 15:23 improve [1] - 22:21 IN [1] - 42:7 inch [1] - 35:6 inches [2] - 34:1, 34:9 include [1] - 24:3 income [3] - 27:17, 27:21, 28:2 increases [1] - 13:4 indirectly [1] - 41:24 Industrial [1] - 27:1 industrial [5] - 27:12, 27:15, 33:3, 33:5, 33:8 infiltration [1] - 35:7 input [1] - 32:7 insects [1] - 21:3 install [1] - 12:9 installation [1] - 28:4 integrated [1] - 9:12 intent [1] - 19:10 interconnection [2] - 17:16, 20:2 interest [1] - 7:22 interested [1] - 41:23 interesting [1] - 28:12 intersection [1] - 36:3 invasive [1] - 34:15 inventory [1] - 18:9 inverters [1] - 12:22 invite [1] - 3:7 involved [2] - 9:16, 12:11 ion [1] - 13:11 issues [2] - 7:8, 10:2 items [1] - 12:18 J JEROME [2] - 2:20, 25:22 Jerome [1] - 26:2 Jerry [1] - 26:2 Joan [1] - 31:2 job [1] - 28:19 Jobs [2] - 10:21, 10:23 jobs [1] - 28:20 journey [1] - 7:7 July [2] - 33:23 K Kane [1] - 13:23 Kaneland [1] - 35:21 Kathleen [1] - 28:10 keep [3] - 19:15, 21:18, 38:15 keeping [2] - 20:18, 22:11 KEITH [3] - 18:16, 18:19, 25:17 Keith [2] - 18:20, 32:10 Kendall [5] - 5:2, 16:15, 16:19, 16:23, 21:12 kept [1] - 11:14 Keslinger [1] - 35:21 kick [1] - 39:5 kids [2] - 35:23, 36:6 kind [24] - 10:18, 11:18, 11:19, 14:5, 14:8, 14:23, 16:10, 22:5, 22:6, 22:7, 22:9, 23:3, 23:6, 23:7, 23:21, 24:10, 24:13, 25:3, 31:1, 32:16, 34:13, 35:1 kinds [1] - 35:12 KRAMER [10] - 2:18, 5:20, 5:22, 6:1, 6:3, 6:6, 25:18, 31:22, 32:1, 32:5 Kramer [2] - 6:7, 32:1 Krysti [3] - 2:9, 8:6, 34:23 Kwiatkowski [1] - 8:13 KWIATKOWSKI [5] - 2:19, 8:20, 8:23, 11:23, 25:16 L lady [1] - 33:4 Lake [2] - 28:4, 36:3 land [9] - 7:17, 24:10, 24:22, 26:19, 26:21, 28:13, 29:12, 35:2, 38:21 landfill [1] - 14:21 landlord [1] - 17:11 landscaping [6] - 7:9, 20:22, 33:18, 36:7, 38:1, 38:3 landscaping-wise [1] - 38:1 large [3] - 6:22, 27:5, 30:23 largest [2] - 9:21, 16:16 LASALLE [1] - 41:2 last [5] - 9:20, 10:7, 25:1, 30:6, 33:19 law [1] - 6:8 layout [3] - 18:24, 19:11, 19:13 lease [1] - 17:11 leasing [1] - 7:17 leaves [1] - 23:14 left [3] - 19:8, 35:20, 38:18 legitimate [1] - 32:7 Leland [1] - 42:8 less [2] - 34:1, 39:1 letter [1] - 28:10 level [1] - 22:23 licensed [1] - 6:7 life [1] - 14:17 lifestyle [1] - 9:17 lifetime [1] - 15:6 Lily [1] - 36:3 line [4] - 19:2, 21:23, 22:13, 32:18 lines [3] - 11:10, 19:16, 22:7 link [4] - 13:7, 22:1, 30:12, 35:23 live [3] - 26:2, 27:18, 29:21 lived [1] - 36:13 living [3] - 27:24, 28:8, 30:21 LLC [5] - 4:23, 5:19, 6:15, 6:16, 9:2 local [6] - 11:14, 11:15, 11:17, 11:18, 12:3, 13:21 located [5] - 5:6, 14:6, 14:7, 16:4, 18:22 location [4] - 14:9, 14:19, 26:22, 29:2 look [4] - 6:21, 23:6, 23:8, 33:17 looking [6] - 17:6, 22:4, 22:6, 22:21, 30:11, 36:14 looks [2] - 17:22, 25:4 losing [1] - 38:19 loss [3] - 27:3, 29:7, 29:8 losses [1] - 27:4 low [1] - 38:13 lower [2] - 19:8, 21:6 M MacArthur [3] - 29:23, 31:2, 37:19 MacArthurs [1] - 39:11 machine [1] - 41:12 magazine [1] - 9:20 maintenance [1] - 37:9 major [2] - 34:21, 38:4 majority [1] - 27:20 manage [1] - 9:14 Management [2] - 21:4, 21:12 management [1] - 21:11 map [1] - 30:1 Marlys [1] - 2:12 materials [2] - 24:12, 24:18 MATT [2] - 2:19, 8:20 Matt [5] - 8:12, 8:24, 20:5, 20:23, 23:23 matters [1] - 41:9 maturity [1] - 23:11 mean [2] - 24:16, 34:4 means [2] - 24:8, 41:12 measurement [1] - 34:7 meet [1] - 19:5 meeting [5] - 3:6, 8:6, 19:9, 40:16, 40:20 megawatt [1] - 9:3 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 4 megawatts [5] - 9:23, 11:13, 13:24, 14:4, 14:16 member [2] - 3:20, 7:13 members [2] - 3:7, 8:16 Mendez [1] - 2:11 mentioned [6] - 9:13, 19:6, 20:6, 20:23, 23:23, 27:13 mentions [1] - 29:7 met [1] - 37:20 MICHAEL [1] - 18:16 Michael [5] - 12:13, 12:20, 18:14, 18:20, 34:4 Michigan [1] - 28:4 middle [2] - 14:8, 19:15 Midwest [1] - 10:6 Mike [1] - 38:20 Millen [2] - 2:4, 40:7 MILLEN [4] - 4:10, 4:16, 40:4, 40:8 millen [1] - 4:15 milling [1] - 38:12 minimal [1] - 28:17 Minnesota [1] - 9:23 Minute [1] - 2:12 Mississippi [1] - 39:6 Mitigation [1] - 15:11 mix [5] - 20:24, 21:6, 23:12, 35:10 model [1] - 16:11 module [1] - 9:21 modules [1] - 13:6 monitor [1] - 13:12 month [1] - 30:6 months [4] - 23:13, 23:20, 26:10, 30:6 morning [1] - 13:18 most [1] - 15:23 motion [5] - 4:5, 4:12, 10:20, 40:1, 40:6 mounted [2] - 12:10 moved [3] - 4:9, 30:12, 40:3 moves [1] - 13:18 movie [1] - 32:17 moving [1] - 37:10 MR [21] - 4:10, 4:16, 4:20, 5:20, 5:22, 6:1, 6:6, 8:23, 11:23, 18:19, 25:16, 25:17, 25:18, 26:1, 31:22, 32:1, 32:4, 32:5, 40:4, 40:8, 40:12 MS [16] - 4:9, 4:13, 4:14, 4:15, 4:17, 4:19, 11:21, 25:13, 25:15, 29:20, 40:3, 40:7, 40:9, 40:11, 40:13, 40:14 multi [1] - 27:14 multi-family [1] - 27:14 multiply [1] - 34:10 must [1] - 29:10 N name [6] - 3:16, 6:6, 8:24, 26:2, 29:20, 38:20 Naperville [1] - 18:22 nationwide [2] - 18:4, 20:9 native [1] - 25:5 natural [3] - 18:9, 21:19, 23:22 near [2] - 20:4, 26:22 nearly [2] - 13:24, 14:4 need [1] - 21:10 negative [1] - 29:5 neighbor [1] - 30:22 neighbors [4] - 33:11, 35:15, 36:1, 36:15 network [1] - 6:18 never [2] - 34:11, 37:22 new [4] - 19:5, 19:6, 19:22, 24:10 Nexamp [4] - 6:11, 6:18, 7:17, 8:24 Nexamp's [1] - 25:3 next [6] - 7:16, 10:4, 10:15, 11:20, 26:10, 36:10 nice [2] - 25:2, 30:3 niceties [1] - 7:11 Noble [1] - 2:9 NOBLE [3] - 11:21, 25:13, 25:15 non [1] - 30:16 non-stop [1] - 30:16 none [1] - 30:8 normal [1] - 12:6 north [5] - 5:6, 20:7, 22:4, 26:19, 36:2 North [1] - 5:9 not-for-profit [1] - 28:21 nothing [2] - 35:7, 36:8 Nothing [1] - 31:20 Number [1] - 4:6 number [2] - 9:18, 32:12 O oaks [1] - 34:14 observed [1] - 7:11 obviously [1] - 17:14 occasionally [1] - 37:8 occur [1] - 16:7 OF [3] - 1:6, 41:1, 41:2 office [2] - 10:7, 18:21 Office [1] - 17:21 offset [1] - 28:3 often [1] - 37:22 old [3] - 14:20, 32:17, 36:11 on-site [3] - 37:7, 39:7, 39:11 once [6] - 12:3, 16:1, 34:6, 37:6, 37:11 One [1] - 16:12 one [12] - 3:4, 3:15, 7:16, 9:18, 10:21, 14:2, 16:9, 25:3, 32:12, 37:3, 37:5, 39:1 onsite [1] - 18:2 open [1] - 4:5 operate [1] - 7:1 operated [1] - 6:17 operating [1] - 10:10 operation [4] - 9:15, 10:12, 13:13, 15:14 operational [1] - 16:2 opportunity [1] - 28:19 opposed [1] - 26:13 opposition [2] - 4:4, 31:15 order [2] - 3:24, 19:4 Ordinance [2] - 21:5, 21:12 ordinance [5] - 7:10, 19:5, 35:18, 36:19, 36:24 organization [1] - 6:12 organizations [1] - 28:21 original [1] - 42:2 Orr [1] - 28:11 ounce [1] - 39:1 outcome [1] - 41:24 Overall [1] - 7:24 overall [1] - 6:12 overview [2] - 11:19, 14:5 own [2] - 7:16, 36:6 owned [1] - 6:17 owner [1] - 24:22 owners [2] - 5:1, 14:10 owns [1] - 32:20 P p.m [3] - 1:22, 3:3, 40:21 packed [1] - 36:6 pad [1] - 12:19 pads [2] - 19:14, 24:6 PAGE [1] - 2:17 Pages [1] - 41:11 panels [4] - 9:24, 10:3, 19:3, 24:5 parcel [1] - 14:11 parcels [3] - 14:7, 14:10, 14:12 parks [1] - 16:3 Parkway [1] - 38:23 part [2] - 23:24, 34:7 particular [1] - 14:17 parties [1] - 41:23 parts [1] - 37:10 pass [1] - 8:12 passed [1] - 38:18 Patti [1] - 29:21 PATTI [2] - 2:21, 29:17 Paul [1] - 32:17 people [5] - 12:11, 34:3, 34:22, 39:11, 39:12 percent [3] - 11:1, 16:17, 30:14 perfect [1] - 32:11 perhaps [1] - 6:13 period [1] - 34:2 permanent [1] - 23:13 permit [4] - 5:15, 9:5, 18:5, 18:6 permits [1] - 20:9 personal [1] - 41:15 personally [1] - 37:17 persons [2] - 3:10, 3:14 petition [1] - 39:24 Petition [1] - 4:6 petitioner [9] - 3:13, 3:19, 4:24, 5:10, 5:14, 5:18, 31:20, 32:2, 39:21 petitioner's [1] - 4:2 petitioners [2] - 33:13, 36:23 photo [1] - 14:18 pickup [1] - 37:6 picture [12] - 12:17, 13:8, 22:3, 22:9, 22:20, 23:3, 23:4, 23:17, 23:18, 25:1, 25:2, 35:8 pictures [4] - 12:16, 19:20, 30:3, 33:18 place [3] - 21:19, 32:11, 41:19 placed [1] - 19:14 plan [5] - 3:18, 18:15, 20:22, 21:16, 22:11 planet [1] - 39:2 planned [2] - 22:15, 22:18 Planner [1] - 2:11 planners [1] - 35:2 Planning [2] - 3:5, 26:18 PLANNING [1] - 1:10 planning [2] - 20:19, 23:10 Plano [1] - 31:5 plans [3] - 12:14, 20:13, 22:21 planting [1] - 23:10 plantings [1] - 8:8 plants [3] - 8:10, 11:6, 39:10 plus [3] - 7:2, 26:7, 27:19 pod [1] - 11:22 podium [6] - 3:17, 6:5, 8:22, 18:18, 25:24, 29:19 point [5] - 12:20, 19:22, 20:1, 20:5, 23:1 Pointe [1] - 1:17 points [1] - 38:4 poles [1] - 20:3 pollinating [1] - 13:2 pollinator [4] - 8:9, 20:24, 21:6, 35:10 pollinator-type [1] - 8:9 pollinators [2] - 12:24, 25:2 pond [1] - 21:13 populations [1] - 25:6 portfolio [1] - 11:1 portion [2] - 40:16, 40:19 posts [1] - 13:15 power [2] - 11:10, 12:4 Power [1] - 9:19 powerful [1] - 8:5 practical [1] - 38:8 practice [1] - 6:8 Prairie [1] - 1:17 pre [1] - 17:13 pre-application [1] - 17:13 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 5 preparing [1] - 26:10 present [3] - 3:11, 25:20, 31:15 PRESENT [2] - 2:1, 2:8 presentation [3] - 4:2, 6:21, 35:9 presented [1] - 30:3 Preservation [1] - 17:21 pretty [2] - 11:11, 31:7 prevent [1] - 29:4 previous [1] - 41:6 primary [1] - 8:13 prime [1] - 26:21 privacy [1] - 22:2 privilege [2] - 6:10, 6:19 proactive [1] - 34:19 proceedings [4] - 3:2, 35:4, 40:18, 41:17 process [1] - 9:15 produced [1] - 9:24 professional [1] - 39:17 profit [2] - 24:16, 28:21 prohibition [1] - 28:22 project [11] - 9:1, 9:17, 14:9, 14:12, 14:15, 14:16, 15:21, 17:17, 18:21 projected [2] - 16:12, 17:2 projects [3] - 9:14, 10:11, 13:21 proliferation [1] - 29:4 pronounced [1] - 32:3 property [18] - 5:5, 7:19, 12:9, 19:2, 19:10, 19:16, 20:4, 21:22, 22:8, 29:22, 29:23, 30:2, 31:3, 32:9, 32:14, 33:1, 38:2, 38:6 proponent [1] - 12:23 proposal [1] - 25:21 proposed [2] - 3:8, 14:14 proposing [2] - 9:3, 13:9 protect [4] - 15:13, 15:15, 15:16, 38:1 protection [1] - 32:23 proud [1] - 7:23 provide [7] - 6:15, 21:1, 21:19, 24:19, 24:21, 25:7, 35:18 provided [1] - 35:19 providing [3] - 20:1, 21:21, 22:19 proximity [1] - 29:3 public [18] - 3:2, 3:4, 3:8, 3:10, 3:19, 3:20, 4:1, 4:6, 4:22, 16:1, 19:3, 32:8, 39:24, 40:2, 40:16, 40:19, 41:10, 41:18 PUBLIC [1] - 1:11 punish [1] - 36:22 purchase [1] - 11:10 purchased [1] - 9:21 purpose [1] - 3:6 purposes [2] - 33:2, 33:4 pursuant [1] - 5:15 push [1] - 19:11 put [8] - 11:9, 15:10, 15:17, 30:8, 30:23, 33:5, 33:14, 37:4 PV [1] - 13:6 pyramid [1] - 10:18 PZC [2] - 4:6, 5:18 Q quarter [1] - 34:9 questioning [1] - 34:23 questions [12] - 3:12, 8:15, 8:16, 8:18, 25:9, 28:12, 29:24, 31:19, 31:23, 32:6, 39:17, 39:20 quickly [1] - 10:17 quiet [1] - 39:16 quite [4] - 14:21, 14:22, 15:2, 38:13 R R-1 [2] - 5:11, 26:24 racking [2] - 13:16, 24:5 rain [1] - 13:4 rainwater [1] - 34:1 raise [2] - 3:20, 26:14 raised [3] - 31:23, 32:6, 38:4 rate [1] - 38:10 rates [2] - 28:3, 38:13 rather [1] - 19:21 readings [1] - 27:3 ready [1] - 5:19 Reagan [1] - 2:3 real [7] - 5:5, 7:2, 8:5, 17:17, 28:17, 32:10, 36:12 realize [1] - 28:9 really [7] - 10:19, 10:24, 11:17, 14:23, 15:23, 25:2, 30:10 reason [1] - 32:11 reasons [1] - 13:14 recapture [1] - 38:22 receive [1] - 12:4 recently [2] - 10:22, 19:5 record [7] - 6:9, 6:24, 18:14, 18:20, 18:21, 25:12, 41:16 recycle [1] - 24:12 recycled [1] - 24:15 recycling [1] - 24:18 reduced [4] - 13:3, 21:9, 21:13, 41:13 reducing [1] - 21:14 referred [1] - 12:1 regard [2] - 28:19, 32:6 regarding [4] - 3:8, 3:13, 28:12, 39:24 regrading [1] - 30:18 relative [2] - 41:20, 41:21 remain [1] - 22:12 remember [1] - 38:20 remove [4] - 24:4, 24:5, 24:6, 24:11 removing [1] - 30:17 renewable [4] - 10:19, 11:1, 11:2, 12:12 rep [1] - 8:13 repeat [1] - 3:21 replace [1] - 22:24 replacement [1] - 18:5 reported [1] - 41:11 Reporter [1] - 41:4 represent [1] - 3:16 represented [1] - 6:20 representing [2] - 6:11, 26:4 reproduced [1] - 42:5 request [5] - 3:8, 3:12, 3:13, 29:16, 31:16 requesting [3] - 5:3, 5:10, 5:14 required [4] - 15:9, 19:1, 19:7, 24:3 requirements [1] - 21:5 requires [1] - 15:17 residence [1] - 27:15 resident [1] - 29:3 residential [4] - 12:8, 15:22, 27:13, 33:2 Residential [2] - 5:12, 26:24 residents [5] - 7:18, 10:13, 27:10, 27:20, 28:2 resource [1] - 18:9 resources [1] - 17:23 respond [1] - 31:22 response [4] - 31:13, 31:17, 31:21, 39:22 responses [1] - 25:12 responsibility [2] - 33:10, 42:5 restrict [1] - 28:13 restriction [2] - 28:16, 28:23 restrictions [1] - 29:2 retired [1] - 27:20 revenue [6] - 8:2, 16:8, 27:3, 27:4, 29:7, 29:8 review [1] - 17:9 rezoning [6] - 4:7, 5:3, 5:11, 8:24, 9:5, 26:24 Rich [1] - 2:2 right-of-way [3] - 19:3, 19:12, 20:3 ripped [1] - 30:6 rise [2] - 27:24, 28:3 rises [1] - 14:22 road [13] - 7:4, 7:8, 22:5, 22:10, 22:12, 22:20, 22:22, 30:15, 30:18, 33:7, 33:9, 33:12 Road [19] - 4:23, 5:6, 5:7, 5:19, 6:15, 9:2, 13:22, 14:3, 14:8, 14:9, 15:1, 18:22, 19:18, 19:23, 22:4, 23:16, 26:19, 33:7, 35:21 road-wise [1] - 33:12 roads [2] - 16:3, 30:14 Rob [4] - 16:6, 18:3, 20:6, 20:11 Roll [1] - 4:11 roll [1] - 40:5 roof [1] - 12:10 roofs [1] - 36:12 root [2] - 35:6, 35:12 rooted [1] - 39:10 Route [5] - 5:8, 14:7, 26:20, 26:22 row [2] - 7:16, 21:8 Roy [4] - 16:6, 18:3, 20:6, 20:11 rule [1] - 35:1 run [3] - 20:6, 21:7, 21:9 run-off [2] - 21:7, 21:9 running [1] - 30:15 runs [2] - 20:7, 22:12 rural [2] - 36:5, 39:12 Ryan [1] - 2:5 S Sara [2] - 2:11, 8:7 sat [1] - 35:3 satisfy [2] - 21:4, 21:11 save [1] - 10:14 savings [4] - 15:22, 27:9, 27:12, 28:2 scale [2] - 11:5, 11:13 scheduled [1] - 3:5 scheme [1] - 21:15 school [7] - 8:3, 16:14, 16:18, 16:22, 32:22, 36:4, 37:5 School [2] - 35:22, 36:3 schools [1] - 16:3 screen [2] - 18:23, 21:23 screening [2] - 21:20, 21:21 seats [1] - 3:23 second [4] - 4:10, 7:15, 10:8, 40:4 Section [1] - 5:15 security [1] - 13:14 see [24] - 7:3, 7:4, 8:4, 11:4, 13:5, 13:15, 14:18, 17:4, 19:7, 19:13, 20:3, 22:7, 22:10, 22:13, 22:17, 22:24, 23:1, 23:5, 23:6, 23:9, 23:21, 25:4, 30:1, 30:2 seed [1] - 20:24 seeding [1] - 24:11 seeking [1] - 9:4 selected [1] - 17:10 sell [1] - 9:14 seminars [1] - 39:1 semis [1] - 37:14 senior [3] - 27:17, 28:2, 37:3 separate [1] - 6:16 serious [1] - 33:3 serve [1] - 10:12 serves [2] - 13:24, 14:4 services [1] - 16:1 set [5] - 10:19, 10:24, 14:24, 15:1, 42:7 setback [1] - 7:8 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 6 setbacks [3] - 19:1, 19:7, 19:9 shared [1] - 12:1 sheet [1] - 20:21 shipped [1] - 11:11 Shodeen [1] - 38:23 Shorthand [1] - 41:4 shorthand [1] - 41:13 show [3] - 10:17, 12:15, 23:4 shows [1] - 20:21 SHPO [1] - 17:20 side [2] - 17:2, 22:8 sides [1] - 22:8 sign [2] - 3:17, 12:3 signed [1] - 42:3 significantly [1] - 14:21 similar [2] - 27:21, 27:22 simultaneously [1] - 41:13 Single [1] - 5:11 Single-Family [1] - 5:11 site [24] - 12:14, 12:21, 12:24, 14:6, 17:10, 18:15, 18:24, 19:10, 19:13, 19:15, 20:7, 20:13, 20:24, 21:1, 21:10, 22:5, 23:22, 24:2, 24:4, 24:7, 24:24, 37:7, 39:7, 39:11 sites [2] - 13:12, 25:3 sitting [1] - 7:15 size [6] - 14:11, 14:12, 15:21, 20:18, 21:13, 29:2 slats [3] - 13:8, 22:2, 35:24 slatted [2] - 30:11, 35:17 slide [5] - 9:6, 10:4, 10:15, 11:20, 35:9 slides [3] - 8:4, 12:15, 19:20 small [4] - 10:13, 11:12, 32:12, 35:22 smidgen [2] - 32:22, 32:23 sod [1] - 35:4 Solar [7] - 4:23, 5:19, 6:15, 9:2, 9:19, 13:22, 14:3 solar [32] - 4:8, 5:16, 6:22, 7:7, 7:21, 9:4, 9:19, 9:22, 11:5, 11:7, 11:24, 12:1, 12:8, 14:19, 15:19, 16:9, 16:20, 17:8, 22:19, 23:7, 26:13, 27:6, 28:1, 28:17, 28:18, 28:20, 28:21, 28:24, 29:4, 29:12, 32:12, 36:10 solid [2] - 34:14, 35:18 solution [1] - 31:8 sometimes [1] - 11:24 sorry [2] - 6:2, 11:23 sources [1] - 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19:17, 19:21, 20:23, 21:16 V vegetation [2] - 22:11, 25:5 vehicle [1] - 37:9 vehicles [2] - 24:9, 37:13 versus [1] - 27:1 vertically [1] - 9:12 vested [1] - 7:22 veterans [1] - 9:9 via [1] - 41:14 Vinyard [2] - 2:2, 40:9 vinyard [1] - 4:17 VINYARD [21] - 3:4, 3:23, 4:11, 4:18, 4:21, 5:21, 5:24, 8:19, 25:11, 25:14, 25:19, 29:14, 31:11, 31:14, 31:18, 31:24, 39:19, 39:23, 40:5, 40:10, 40:15 visual [2] - 12:17 VITOSH [2] - 41:3, 42:13 vote [2] - 4:11, 40:5 voted [1] - 9:18 W walked [1] - 37:18 waste [1] - 38:18 water [12] - 13:4, 28:3, 28:4, 34:16, 35:14, 38:13, 38:14, 38:15, 39:2, 39:5, 39:10, 39:14 ways [1] - 36:18 Wednesday [1] - 1:21 week [1] - 37:6 weeks [1] - 8:7 welcome [1] - 8:19 wells [2] - 39:12, 39:13 west [5] - 5:8, 13:19, 14:20, 22:5, 22:8 wetland [1] - 18:1 wetlands [2] - 18:2, 20:10 WHEREOF [1] - 42:7 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - April 10, 2024 8 WHEREUPON [1] - 3:1 whole [4] - 9:15, 9:17, 19:22, 41:8 widen [2] - 20:16, 20:17 win/win [1] - 35:14 wind [1] - 11:5 winter [2] - 23:4, 23:13 wires [1] - 20:1 wisdom [1] - 34:23 wise [3] - 33:12, 35:14, 38:1 wish [3] - 3:11, 4:3, 4:4 wishes [2] - 25:20, 31:15 wishing [1] - 3:14 WITNESS [2] - 2:17, 42:7 witnesses [2] - 3:22, 41:7 wondering [1] - 36:9 World [1] - 9:20 world [1] - 34:7 write [1] - 8:17 written [1] - 28:10 Y Year [1] - 16:12 year [7] - 9:20, 10:7, 16:21, 17:1, 30:14, 34:3, 34:8 years [8] - 14:17, 15:7, 17:7, 24:21, 34:6, 36:10, 37:20, 37:21 yellow [1] - 14:19 YORKVILLE [2] - 1:6, 1:7 Yorkville [10] - 1:18, 4:7, 5:2, 5:16, 6:10, 6:16, 26:3, 30:16, 31:5, 32:20 young [1] - 33:4 Young [1] - 2:12 YOUNG [8] - 4:13, 4:15, 4:17, 4:19, 40:7, 40:9, 40:11, 40:13 Z zoned [1] - 7:2 Zoning [2] - 3:6, 26:18 ZONING [1] - 1:10 The agenda item has been removed as the petitioner failed to meet the deadline for the certified mailing requirement for public notice. The public hearing will be rescheduled until the June 12th Planning and Zoning Commission meeting once proper notice has been provided. Memorandum To: Planning and Zoning Commission From: Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Sara Mendez, Planner I Date: May 2, 2024 Subject: PZC 2024-07 Kelaka, LLC (Green Door Nexus South) Annexation and Rezoning Requests The agenda item has been removed as the petitioner failed to meet the deadline for the certified mailing requirement for public notice. The public hearing will be rescheduled until the June 12th Planning and Zoning Commission meeting once proper notice has been provided. Memorandum To: Planning and Zoning Commission From: Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Sara Mendez, Planner I Date: May 2, 2024 Subject: PZC 2024-08 Hagemann Trust (Green Door Nexus North) Annexation and Rezoning Requests 1 Summary A request to amend 10-7-9 Park and Recreation Land and School Dedication in the Unified Development Ordinance regarding the methodology, criteria, and formula for requiring park and recreation and school site dedication as a condition of final plat approval of a subdivision. The proposed amendments would revert the calculations to the prior ordinance adopted in 1996 and provide continuity in calculating park and school land cash fees for current and future residential developments. Recommended revisions are specific to Table 10-7-9(A)(1): Parkland Dedication Requirements, Table 10- 7-9(B)(1): School Dedication Requirements, and Table 10-7-9(D): Estimated Population Per Dwelling Unit. Background In January 1996, the City of Yorkville adopted a Land Cash Ordinance which established the required minimum land dedication for parks and schools upon approval of a final plat of subdivision for new residential developments. The land cash ordinance also allowed for a cash in lieu payment rather than the actual land or a combination of both if the development site could not reasonably accommodate the required minimum acreage to be dedicated for public parks and schools. At that time, the formula for calculating the minimum required land dedication was derived from the Illinois State Board of Education recommendations for minimum site criteria based on school classification by grade, county average students per school classification, and county average acreage per school classification. Ultimately, the number of students to be generated by a subdivision or planned unit development was calculated using a data from 1993 which determined the minimum acreage (park and school) required to be dedicated or funded in cash. Since 1996, there have been four (4) amendments to the Land Cash Ordinance related to the fair market value for an improved acre of land in Yorkville. Although the ordinance states “it is recognized that population density, age distributions and local conditions change over years, and the specific formula for the dedication of land, or the payment of fees in lieu thereof… are subject to periodic review and amendment if necessary”, there has been no changes to the methodology the City uses to determine land cash calculations in nearly 30 years. Unified Development Ordinance As part of the Unified Development Ordinance adoption, the consultant prepared recommended changes to the City’s established land cash population methodology, estimated number of students per school classification, and minimum numbers of acres required for both park land and school site dedication. According to staff’s research, these numbers were based off of the 2010 Illinois Capital Development Board’s (ICDB) Acreage Guidelines which serves as the construction management arm for Illinois State Government and most school districts follow these standards when deciding to construct new facilities, as well as the School Construction Laws in the state statute. Furthermore, many area communities have adopted this methodology as well, such as Oswego, St. Charles, Joliet, Elgin, New Memorandum To: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Sara Mendez, Planner I Bart Olson, City Administrator Date: April 17, 2024 Subject: PZC 2024-13 Park & Recreation Land and School Site Dedication Proposed Text Amendment 2 Lennox, Woodridge, and the Village of Sleepy Hollow (cited in the UDO). Therefore, the recommendation was made to modernize the land cash formula which was codified in the Unified Development Ordinance. Comparison of Former & Current Calculations The following table illustrates the comparison of the formula from the previous land cash ordinance (approved via Ord. 1996-3) and the current UDO formula: The City previously based our school land cash requirements on an assumption that an average of 321 kids would be in a 7.25-acre elementary school, 429 kids would be in a ~16-acre middle school, and 590 kids would be in a 49-acre high school. The City’s new land cash ordinance changed the methodology of the fees to reduce the total donation from developers to the school district because we modified the population projection table and moved to an assumption that a maximum count of 600 kids would be in an 11-acre elementary school, 900 kids would be in a 19-acre middle school, and 2,300 kids would be in a 48-acre high school 1. However, this new land cash ordinance has the effect of reducing the park and school land cash donation by nearly half. Below are example calculations using the former land cash calculations and the current UDO calculations for a generic residential planned unit development with 100 single-family homes, 50 townhomes, and 20 duplexes, for a total of 170 dwelling units. 1996 Land Cash Ord. UDO Land Cash Ord. Required Park Land Donation/Cash 5.320 acres/$537,320 2.858 acres/$288,658 Required School Land Donation/Cash 7.100 acres/$717,126 3.500 acres/$353,533 Cash in Lieu Fee per Dwelling Unit (Park) SF = $3,787.64 DU = $2,382.68 TH = $2,218.04 SF = $2,090.57 DU = $1,216.90 TH = $1,105.27 Cash in Lieu Fee per Dwelling Unit (School) SF = $5,055.12 DU = $3,180.01 TH = $2,960.28 SF = $2,560.41 DU = $1,490.40 TH = $1,353.67 1 The 2010 ICDB recommendations are the same or very close to the UDO land cash values (e.g., Elementary: 5 acres plus 1 acre per 100 students; Middle: 15 acres plus 1 acre per 100 students; High School: 20 acres plus 1 acre per 100 students). Former Land Cash Dedication Requirements (Ord. 1996-3) UDO School Land Cash Requirements (Ord. 2023-60) School Classification County Average Students per school classification County Average Acreage per school classification School Classification Maximum Number of Students for school classification Minimum Number of Land Acres for school classification Elementary 321.50 7.25 0.0225 ac/student Elementary 600 11 0.018 ac/student Middle 429.88 15.92 0.3703 ac/student Middle 900 19 0.211 ac/student High School 590.0 49.30 0.0835 ac/student High School 2,300 48 0.208 ac/student 3 Proposed Text Amendments In consideration of the impactful changes to the school land cash donation as a result of the new methodology used in the UDO, staff is proposing to amend Section 10-7-9. Park and Recreation Land and School Dedication in the Unified Development Ordinance (UDO). The following is a summary of the proposed amendments: 1. Table 10-7-9(A)(1): Parkland Dedication Requirements. Staff is proposing to remove the following table in its entirety as the total parkland dedication table recommends a minimum total of 5.5 aces per 1,000 people, while the previous 1996 Land Cash Ordinance recommends a minimum of ten (10) acres. Additionally, the original 1996 ordinance did not have a parkland dedication table as presented in the UDO version, which provides minimum acres and size ranges per type of recreation area. Although the 2008 Yorkville Park and Recreation Master Plan provides for such park acreage standards, these standards may be revised in the future. Therefore, staff recommends deferring to the most recent adopted version of the Park and Recreation Master Plan for park acreage standards, as follows: 2. Table 10-7-9(B)(1): School Dedication Requirements a. Replace with the following revised table. Table 10-7-9(B)(1): School Dedication Requirements School Classification Grade Maximum Number of Students For Each School Classification Minimum Number of Land Acres For Each School Site For Such Classification Elementary Schools - Grades K-5 321.50 students 7.25 acres Junior High Schools - Grades 6-8 429.88 students 15.92 acres High Schools - Grades 9-12 590 students 49.30 acres 4 3. Table 10-7-9(D): Estimated Population Per Dwelling Unit a. Replace with the following revised table. Table 10-7-9(D): Estimated Population Per Dwelling Unit Type of Unit Preschool Elementary Junior High High School Adults Total Per Dwelling Unit 0-4 Years 5-10 Years 11-13 Years 14-17 Years 18+ Years All Ages Dwelling, Single-Family 2 Bedroom 0.102 0.191 0.054 0.057 1.694 2.098 3 Bedroom 0.254 0.440 0.126 0.179 .921 2.920 4 Bedroom 0.413 0.665 0.190 0.340 2.142 3.750 5 Bedroom 0.236 0.488 0.139 0.249 2.637 3.749 Dwelling Duplex, Dwelling, Townhome 1 Bedroom 0.000 0.064 0.018 0.037 1.068 1.187 2 Bedroom 0.092 0.198 0.056 0.074 1.776 2.196 3 Bedroom 0.231 0.298 0.085 0.103 1.805 2.522 4 Bedroom 0.332 0.452 0.130 0.205 2.243 3.362 Dwelling, Multi-Family Efficiency 0.000 0.064 0.018 0.037 1.360 1.479 1 Bedroom 0.000 0.064 0.018 0.038 1.749 1.869 2 Bedroom 0.042 0.160 0.045 0.079 1.614 1.940 3 Bedroom 0.050 0.339 0.096 0.153 2.499 3.137 Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3. 4. Appendix B – Ordinance No. 1996-3 Staff also proposes to add as Appendix B in the Unified Development Ordinance the previously recorded Ordinance No. 1996-3 Revising United City of the Village of Yorkville Land Cash Ordinance adopted on January 25, 1996 which would codify the ordinance as a reference to the other development related ordinances. Staff Comments Staff supports the revisions to Section 10-7-9 of the Unified Development Ordinance, reinstating the 1996 methodology for determining park and school land dedication requirements, ensuring consistency in cash fee calculations for residential developments both present and forthcoming. Proposed Motion: In consideration of testimony presented during a Public Hearing on May 8, 2024 and discussions conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council of a request to amend Section 10-7-9 Park and Recreation Land and School Dedication in the Unified Development Ordinance regarding the methodology, criteria, and formula for requiring park and recreation and school site dedications a condition of final plat approval of a subdivision, as presented in a staff memorandum dated April 17, 2024 and further subject to {insert any additional conditions of the Planning and Zoning Commission}… 5 Attachments 1. Draft Approving Ordinance 2. Proposed redlined amendments to Section 10-7-9 Park and Recreation Land and School Site Dedication 3. Ord. 1996-3 “Ordinance Revising United City of the Village of Yorkville Land Cash Ordinance” 4. 2008 Park and Recreation Master Plan excerpt re: Park Facility Standards 5. Comparison Spreadsheets of Example Land Cash Calculations 6. Public Hearing Notice Ordinance No. _____ AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS, APPROVING AN AMENDMENT TO THE YORKVILLE UNIFIED DEVELOPMENT ORDINANCE REGARDING PARK AND RECREATION AND SCHOOL SITE DEDICATION (LAND CASH) WHEREAS, the United City of Yorkville (the “City”) is a duly organized and validly existing non home-rule municipality created in accordance with the Constitution of the State of Illinois of 1970 and the laws of the State; and, WHEREAS, pursuant to Section 10-8-11 of the United City of Yorkville Unified Development Ordinance (“UDO”) the City may initiate amendments to the Zoning Ordinance; and, WHEREAS, the City filed a request seeking an amendment to the UDO to revise the methodology, criteria, and formula for requiring park and recreation and school site dedication as a condition of final plat approval of a subdivision; and, WHEREAS, the Planning and Zoning Commission convened and held a public hearing on May 8, 2024, to consider the request and forward a recommendation to the City Council to approve the requested text amendment. NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1: That the above recitals are hereby incorporated and made a part of this Ordinance. Section 2: That Section 10-7-9 Park and Recreation Land and School Dedication of the United City of Yorkville Unified Development Ordinance, specifically Tables 10-7-9(A)(1): Parkland Dedication Requirements, Table 10-7-9(B)(1): School Dedication Requirements, and Table 10-7-9(D): Estimated Population Per Dwelling Unit, is hereby amended attached hereto and made a part hereof as Exhibit A. Section 3: That the previously recorded Ordinance No. 1996-3 Revising United City of the Village of Yorkville Land Cash Ordinance adopted on January 25, 1996 shall be added as Appendix B. Land Cash Ordinance in the Unified Development Ordinance and is hereby attached hereto and made a part hereof as Exhibit B. Section 4: This Ordinance shall be in full force and effect after its passage, publication, and approval as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois, this _____ day of _______________, 2024. ______________________________ City Clerk 2 DAN TRANSIER ______ KEN KOCH ______ CRAIG SOLING ______ ARDEN JOE PLOCHER ______ CHRIS FUNKHOUSER ______ RUSTY CORNEILS ______ SEAVER TARULIS ______ MATT MAREK ______ Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this _____ day of _______________, 2024. ____________________________________ Mayor United City of Yorkville Chapter 7. Subdivision Standards Unified Development Ordinance Update Page 17 of 19 Park and Recreation Land and School Site Dedication As a condition of approval of a final plat of a subdivision, the developer shall dedicate land for park and recreational purposes and for school sites to serve the needs of residents of the development, or a cash contribution in lieu of the land dedication, or a combination of both, at the discretion of the City, in accordance with the criteria and formula below. A. Criteria For Requiring Park and Recreation Land Dedication. 1. Requirements and Population Ratio. The quantity of land required for park dedication shall result directly from the total population of the proposed development. The total requirement shall be five and one half (5 ½)ten (10) acres of land per one thousand (1,000) residents. The required five and one-half (5 ½)t ten (10) acres shall be allocated into different types of recreation areas as shown in Table 10-7-9(A)(1) per the City’s adopted Park and Recreation Master Plan, or as may be required by City Council at its discretion. B. Criteria For School Site Dedication. 1. Requirement and Population Ratio. The required dedication of land for school sites shall depend on the quantity of students projected to be generated within the subdivision. The land dedication requirement shall be determined by obtaining the ratio of: (a) the maximum estimated number of students to be served in each such school classification (this number is determined by applying the estimated population per dwelling unit as defined in Table 10-7-9(B)(1)(D) over (b) the maximum recommended number of students to be served in each school classification ,and then applying such ratio to the (c) minimum recommended number of acres for a school site of each school classification defined in Table 10-7-9(B)(1). The product shall be the number of acres of land required for sufficient school sites to serve the estimated children in each such school classification. Table 10-7-9(B)(1): School Dedication Requirements School Classification Grade Maximum Number of Students For Each School Classification Minimum Number of Land Acres For Each School Site For Such Classification Elementary Schools - Grades K-5 321.50 students 7.25 acres Junior High Schools - Grades 6-8 429.88 students 15.92 acres High Schools - Grades 9-12 590 students 49.30 acres C. Contribution in Lieu Procedure. When available land is inappropriate for park, recreational, or school sites, the City shall require At the City’s discretion, it may require the developer to pay a contribution in lieu of the land dedication required. The cash contribution required in lieu of park and recreation and/or school facilities shall be per the City’s adopted ordinances. Type of Recreation Area Size Range Minimum Acres Per 1,000 People Play lot Minimum - 8,000 square feet n/a School/park (neighborhood playground)Minimum - 5 acres 1.25 Neighborhood park Minimum - 3 1/2 acres 1 District-wide park or play field Minimum - 4 acres, up to 30 acres 1.25 Community-wide recreation park Minimum - 12 acres, up to 30 acres 2 Total 5.5 Table 10-7-9(A)(1): Parkland Dedication Requirements School Classification Grade Maximum Number of Students For Each School Classification Minimum Number of Land Acres For Each School Site For Such Classification Elementary Schools - Grades K-5 600 students 11 acres Junior High Schools - Grades 6-8 900 students 19 acres High Schools - Grades 9-12 2,300 students 48 acres Table 10-7-9(B)(1): School Dedication Requirements United City of Yorkville Chapter 7. Subdivision Standards Unified Development Ordinance Update Page 18 of 19 The cash contributions in lieu of park and recreation land dedication shall be held in trust solely for the acquisition of park and recreation land which will be available to serve the needs of the residents of the subdivision. United City of Yorkville Chapter 7. Subdivision Standards Unified Development Ordinance Update Page 19 of 19 D. Estimated Population Per Dwelling Unit. Table 10-7-9(D) of population density shall be used to calculate the quantity of dedicated acres of land for parkland or schools or to determine the required cash contribution in lieu of. Table 10-7-9(D): Estimated Population Per Dwelling Unit Type of Unit Preschool Elementary Junior High High School Adults Total Per Dwelling Unit 0-4 Years 5-10 Years 11-13 Years 14-17 Years 18+ Years All Ages Dwelling, Single-Family 2 Bedroom 0.102 0.191 0.054 0.057 1.694 2.098 3 Bedroom 0.254 0.440 0.126 0.179 .921 2.920 4 Bedroom 0.413 0.665 0.190 0.340 2.142 3.750 5 Bedroom 0.236 0.488 0.139 0.249 2.637 3.749 Dwelling Duplex, Dwelling, Townhome 1 Bedroom 0.000 0.064 0.018 0.037 1.068 1.187 2 Bedroom 0.092 0.198 0.056 0.074 1.776 2.196 3 Bedroom 0.231 0.298 0.085 0.103 1.805 2.522 4 Bedroom 0.332 0.452 0.130 0.205 2.243 3.362 Dwelling, Multi-Family Efficiency 0.000 0.064 0.018 0.037 1.360 1.479 1 Bedroom 0.000 0.064 0.018 0.038 1.749 1.869 2 Bedroom 0.042 0.160 0.045 0.079 1.614 1.940 3 Bedroom 0.050 0.339 0.096 0.153 2.499 3.137 Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3. Type of Unit Preschool Elementary Junior High High School Adults Total Per Dwelling Unit 0-4 Years 5-10 Years 11-13 Years 14-17 Years 18+ Years All Ages 2 Bedroom 0.113 0.136 0.048 0.020 1.700 2.017 3 Bedroom 0.292 0.369 0.173 0.184 1.881 2.899 4 Bedroom 0.418 0.530 0.298 0.360 2.158 3.764 5 Bedroom 0.283 0.345 0.248 0.300 2.594 3.770 1 Bedroom 0.000 0.000 0.000 0.000 1.193 1.193 2 Bedroom 0.064 0.088 0.048 0.038 1.752 1.990 3 Bedroom 0.212 0.234 0.058 0.059 1.829 2.392 4 Bedroom 0.323 0.322 0.154 0.173 2.173 3.145 Efficiency 0.000 0.000 0.000 0.000 1.294 1.294 1 Bedroom 0.000 0.002 0.001 0.001 1.754 1.758 2 Bedroom 0.047 0.086 0.042 0.046 1.693 1.914 3 Bedroom 0.052 0.234 0.123 0.118 2.526 3.053 Table 10-7-9(D): Estimated Population Per Dwelling Unit Dwelling Duplex, Dwelling, Townhome Note: Estimated population per dwelling unit formula is based on standards in use in the Village of Sleepy Hollow, Illinois Dwelling, Multi-Family Dwelling, Single-Family Section 2 2-12 Activity / Facility Recommended Space Requirements Recommended Size and Dimensions Recommended Orientation No. of Units per Population Service Radius Location Notes Beach Areas N/A Beach area should have 50 sq. ft. of land and 50 sq. ft. of water per user. There should be 3-4 acre supporting land per acre of beach. N/A N/A N/A Should have sand bottom with slope maximum of 5% (flat preferable). Boating areas completely segregated from swimming areas. PARK ACREAGE STANDARDS The National Recreation and Park Association (NRPA) set a standard of ten acres of park land, however per 1,000 residents in any community nationwide. Acreage allotment standards were divided into the following allotment standards: two and a half (2.5 ac) acres of minimum and neighborhood parks should be provided for each 1,000 people of a specified geographic neighborhood, seven and a half (7.5 ac) acres per 1,000 residents to equally distribute the parks throughout the community. Additional acreage comparisons can be made across Illinois, as indicated by state averages derived from the Statewide Comprehensive Outdoor Recreation Plan for existing facilities. Illinois does make a statement about regional resource-based recreation lands, noting an average of forty-nine (49) acres per 1,000 residents. This classification function can also be applied to County requirements, it is not included in the municipal analysis. The national standard methodology was revised in mid 1996 to a Level of Service, or LOS. This research tool measures actual facility and park usage and translates these trends into new growth area projects. The NRPA advocates that local providers must review classifications of leisure events, needs, and park space as they specifically impact their individual communities. Physical distribution of actual park land does not calculate into these tables, therefore this information should be cross referenced with the spatial mapping research. The Illinois Department of Resources (IDNR) does not have park acreage standards, therefore it was not included in this analysis. Section 2 2-13 CURRENT PARK ACREAGE STANDARDS STANDARDS 2008 Park Type City Standard per 1000 pop. Recommended NRPA Standard per. 1000 pop. Existing Parks (acreage) City Standard 16,450 NRPA Standard 16,450 1. Mini Parks 0.0 0.5 6.8 0.0 8.2 2.Neighborhood Parks 2.0 2.0 76.7 32.9 32.9 3. Community / Athletic Parks 8.0 7.0 64.5 131.6 115.2 4. Special Facilities 0.0 0.5 80.0 0.0 8.2 SUBTOTAL 10.0 10.0 228.0 164.5 164.5 Natural Resource Area 0.0 15.0 51.0 0.0 246.8 TOTALS 10.0 25.0 279.0 164.5 411.3 SURPLUS (DEFICIT) 114.5 (-132.3) The City is currently meeting the standards for overall community park land however it varies significantly by classification level. The above chart shows that the City is deficient in certain areas. Community parks are deficient from the City and NRPA standards. Neighborhood parkland requirements are being met, as well as Special Facilities. FUTURE PARK ACREAGE STANDARDS STANDARDS 2009 2014 Park Type City Std. per 1000 pop. Recommended NRPA Standard per. 1000 pop. Existing Parks (acreage) City Std. 19,740 NRPA Std. 19,740 Existing Parks (acreage) City Std. 36,190 NRPA Std. 36,190 1. Mini Parks 0.0 0.5 6.8 0.0 9.9 6.8 0.0 18.1 2.Neighborhood Parks 2.0 2.0 42.9 39.5 39.5 76.7 72.4 72.4 3. Community / Athletic Parks 8.0 7.0 44.5 157.9 138.2 64.5 289.5 253.3 4. Special Facilities 0.0 0.5 0.0 0.0 9.9 80.0 0.0 18.1 SUBTOTAL 10.0 10.0 94.2 197.4 197.4 228.0 361.9 361.9 Natural Resource Area 0.0 15.0 18.0 0.0 296.1 51.0 0.0 542.9 TOTALS 10.0 25.0 112.2 197.4 493.5 279.0 361.9 904.8 SURPLUS (DEFICIT) (-85.3) (-381.4) (-83.0) (-625.8) The second chart helps to illustrate projected park land requirements by future populations. It is anticipated the City will require additional acreage, but some land acquisition may need to be initiated sooner, in order to keep up with future growth and allow for park development timeframes. PARK DEVELOPMENT STANDARDS Park development shall follow the most recent version of the Park Development Standards. See Section 7 for a complete copy. 16-Apr-24 DETACHED SINGLE FAMILY 2 BDRM 0.102 0.191 0.054 0.057 1.694 2.098 3 BDRM 0.254 0.44 0.126 0.179 1.921 2.92 4 BDRM 0.413 0.665 0.19 0.34 2.142 3.75 5 BDRM 0.236 0.488 0.139 0.249 2.637 3.749 ATTACHED SINGLE FAMILY (TOWNHOMES & DUPLEXES) 1 BDRM 0 0.064 0.018 0.037 1.068 1.187 2 BDRM 0.092 0.198 0.056 0.074 1.776 2.196 3 BDRM 0.231 0.298 0.085 0.103 1.805 2.522 4 BDRM 0.332 0.452 0.13 0.205 2.243 3.362 APARTMENTS Efficiency 0 0.064 0.018 0.037 1.36 1.479 1 BDRM 0 0.64 0.18 0.038 1.749 1.869 2BDRM 0.042 0.16 0.045 0.079 1.614 1.94 3BDRM 0.05 0.339 0.096 0.153 2.499 3.137 =100 =20 =50 =0 =170 2 BDRM 0%0 0 0 0 0 0 3 BDRM 0%0 0 0 0 0 0 4 BDRM 100%41.3 66.5 19 34 214.2 375 5 BDRM 0%0 0 0 0 0 0 TOTAL 100%41.3 66.5 19 34 214.2 375 1 BDRM 0%0 0 0 0 0 0 2 BDRM 50%0.92 1.98 0.56 0.74 17.76 21.96 3 BDRM 50%2.31 2.98 0.85 1.03 18.05 25.22 4 BDRM 0%0 0 0 0 0 0 TOTAL 100%3.23 4.96 1.41 1.77 35.81 47.18 BDRM 1 0%0 0 0 0 0 0 BDRM 2 100%4.6 9.9 2.8 3.7 88.8 109.8 BDRM 3 0%0 0 0 0 0 0 BDRM 4 0%0 0 0 0 0 0 TOTAL 100%4.6 9.9 2.8 3.7 88.8 109.8 0 Efficiency 0%0 0 0 0 0 0 BDRM 1 0%0 0 0 0 0 0 BDRM 2 100%0 0 0 0 0 0 BDRM 3 0%0 0 0 0 0 0 TOTAL 100%0 0 0 0 0 0 United City of Yorkville Land Cash Analysis for Sample Development (1996-3 Ordinance) ESTIMATED POPULATION PER DWELLING UNIT TYPE PRE-SCH ELEMENT JHS HS ADULTS TOTAL DEVELOPMENT SPECIFICATIONS Detached Single Family Attached Duplex Attached Townhomes Attached Apartments Total Units POPULATION CALCULATIONS TYPE % of Units with BDRM Number PRE-SCHOOL ELEMENTARY JUNIOR HIGH SCHOOL HIGH SCHOOL ADULTS TOTAL PE DETACHED SINGLE FAMILY ATTACHED DUPLEX ATTACHED TOWNHOMES APARTMENTS 3.750 acres 0.472 acres 1.098 acres 0.000 acres 5.320 ACRES 5.320 acres 0 acres 5.320 ACRES 5.320 acres $101,000 per acre $537,320 $0 $537,320 Single Family PE 375 Duplex PE 47.18 Townhomes PE 109.8 Apartments PE 0 $3,787.64 Duplex Permit:$2,382.68 $2,218.04 Apartments Permit:N / A 2.431 acres 0.185 acres 0.704 acres 0.052 acres 2.841 acres 0.148 acres 5.976 ACRES TOTAL 0.385 ACRES 0.327 acres 0.000 acres 0.104 acres 0.000 acres 0.309 acres 0.000 acres TOTAL 0.740 ACRES TOTAL 0.000 ACRES 7.100 ACRES 7.100 acres 0 acres 7.100 ACRES 7.100 acres $101,000 per acre $717,125.92 $0 $717,126 $5,055.12 Duplex Permit:$3,180.01 $2,960.28 Apartments Permit:N / A PARKS CALCULATION Land required for detached single family + Land requirement for attached duplexes + Land required for attached townhomes' + Land required for apartments TOTAL PARK LAND-CASH REQUIREMENT FOR DEVELOPMENT Total park land-cash requirement for development - Park acreage dedicated REMAINING UNFULFILLED LAND-CASH REQUIREMENT Remaining unfulfilling land-cash requirement x Current land-cash acreage value REMAINING LAND-CASH REQUIREMENT LAND VALUE What amount (if any) will be paid up front by the developer? REVISED PARK LAND-CASH REQUIREMENT AFTER UP FRONT FUNDING: Unit PE as % of Total PE 70% 9% 21% 0% Single Family Permit: Townhomes Permit: SCHOOL COMPUTATION DETACHED SINGLE FAMILY ACRE REQUIREMENT ATTACHED DUPLEX ACRE REQUIREMENT Elementary Elementary + Junior HS + Junior HS + High School + High School TOTAL ATTACHED TOWNHOMES ACRE REQUIREMENT APARTMENTS ACRE REQUIREMENT x Current land-cash acreage value Elementary Elementary + Junior HS + Junior HS + High School + High School Townhomes Permit: REMAINING LAND CASH REQUIREMENT VALUE What amount (if any) will be paid up front by the developer? REVISED LAND-CASH REQUIREMENT AFTER UP FRONT FUNDING: Single Family Permit: TOTAL SCHOOL LAND-CASH ACREAGE REQUIRED: Total school land-cash acreage required - School acreage dedicated REMAINING SCHOOL LAND CASH REQUIREMENT Remaining school land-cash requirement 16-Apr-24 DETACHED SINGLE FAMILY 2 BDRM 0.113 0.136 0.048 0.020 1.700 2.017 3 BDRM 0.292 0.369 0.173 0.184 1.881 2.899 4 BDRM 0.418 0.530 0.298 0.360 2.158 3.764 5 BDRM 0.283 0.345 0.248 0.300 2.594 3.770 ATTACHED SINGLE FAMILY (TOWNHOMES & DUPLEXES) 1 BDRM 0.000 0.000 0.000 0.000 1.193 1.193 2 BDRM 0.064 0.088 0.048 0.038 1.752 1.990 3 BDRM 0.212 0.234 0.058 0.059 1.829 2.392 4 BDRM 0.323 0.322 0.154 0.173 2.173 3.145 Efficiency 0.000 0 0 0 1.294 1.294 1 BDRM 0.000 0.002 0.001 0.001 1.754 1.758 2BDRM 0.047 0.086 0.042 0.046 1.693 1.914 3BDRM 0.052 0.234 0.123 0.118 2.526 3.053 =100 =20 =50 =0 =170 2 BDRM 0%0 0 0 0 0 0 3 BDRM 0%0 0 0 0 0 0 4 BDRM 100%41.8 53 29.8 36 215.8 376.4 5 BDRM 0%0 0 0 0 0 0 TOTAL 100%41.8 53 29.8 36 215.8 376.4 1 BDRM 0%0 0 0 0 0 0 2 BDRM 50%0.64 0.88 0.48 0.38 17.52 19.9 3 BDRM 50%2.12 2.34 0.58 0.59 18.29 23.92 4 BDRM 0%0 0 0 0 0 0 TOTAL 100%2.76 3.22 1.06 0.97 35.81 43.82 BDRM 1 0%0 0 0 0 0 0 BDRM 2 100%3.2 4.4 2.4 1.9 87.6 99.5 BDRM 3 0%0 0 0 0 0 0 BDRM 4 0%0 0 0 0 0 0 TOTAL 100%3.2 4.4 2.4 1.9 87.6 99.5 0 Efficiency 0%0 0 0 0 0 0 BDRM 1 0%0 0 0 0 0 0 BDRM 2 100%0 0 0 0 0 0 BDRM 3 0%0 0 0 0 0 0 TOTAL 100%0 0 0 0 0 0 United City of Yorkville Land Cash Analysis for Sample Development Per UDO Table 10-7-9(D) ESTIMATED POPULATION PER DWELLING UNIT TYPE PRE-SCH ELEMENTARY JHS HS ADULTS TOTAL APARTMENTS (MULTI-FAMILY) DEVELOPMENT SPECIFICATIONS Detached Single Family Attached Duplex Attached Townhomes Attached Apartments Total Units POPULATION CALCULATIONS TYPE % of Units with BDRM Number PRE-SCHOOL ELEMENTARY JUNIOR HIGH SCHOOL HIGH SCHOOL ADULTS TOTAL PE DETACHED SINGLE FAMILY ATTACHED DUPLEX ATTACHED TOWNHOMES APARTMENTS 2.070 acres 0.241 acres 0.547 acres 0.000 acres 2.858 ACRES 2.858 acres 0 acres 2.858 ACRES 2.858 acres $101,000 per acre $288,658 $0 $288,658 Single Family PE 376.4 Duplex PE 43.82 Townhomes PE 99.5 Apartments PE 0 $2,090.57 Duplex Permit:$1,216.90 $1,105.27 Apartments Permit:N / A 1.738 acres 0.110 acres 0.629 acres 0.022 acres 0.751 acres 0.020 acres 3.118 ACRES TOTAL 0.152 ACRES 0.139 acres 0.000 acres 0.051 acres 0.000 acres 0.040 acres 0.000 acres TOTAL 0.230 ACRES TOTAL 0.000 ACRES 3.500 ACRES 3.500 acres 0 acres 3.500 ACRES 3.500 acres $101,000 per acre $353,532.54 $0 $353,533 $2,560.41 Duplex Permit:$1,490.40 $1,353.67 Apartments Permit:N / A PARKS CALCULATION Land required for detached single family + Land requirement for attached duplexes + Land required for attached townhomes' + Land required for apartments TOTAL PARK LAND-CASH REQUIREMENT FOR DEVELOPMENT Total park land-cash requirement for development - Park acreage dedicated REMAINING UNFULFILLED LAND-CASH REQUIREMENT Remaining unfulfilling land-cash requirement x Current land-cash acreage value REMAINING LAND-CASH REQUIREMENT LAND VALUE What amount (if any) will be paid up front by the developer? REVISED PARK LAND-CASH REQUIREMENT AFTER UP FRONT FUNDING: Unit PE as % of Total PE 72% 8% 19% 0% Single Family Permit: Townhomes Permit: SCHOOL COMPUTATION DETACHED SINGLE FAMILY ACRE REQUIREMENT ATTACHED DUPLEX ACRE REQUIREMENT Elementary Elementary + Junior HS + Junior HS + High School + High School TOTAL ATTACHED TOWNHOMES ACRE REQUIREMENT APARTMENTS ACRE REQUIREMENT x Current land-cash acreage value Elementary Elementary + Junior HS + Junior HS + High School + High School REMAINING LAND CASH REQUIREMENT VALUE What amount (if any) will be paid up front by the developer? REVISED LAND-CASH REQUIREMENT AFTER UP FRONT FUNDING: Single Family Permit: Townhomes Permit: TOTAL SCHOOL LAND-CASH ACREAGE REQUIRED: Total school land-cash acreage required - School acreage dedicated REMAINING SCHOOL LAND CASH REQUIREMENT Remaining school land-cash requirement Product(s): SubTrib_Aurora Beacon News, Publicnotices.com AdSize(s):1 Column Run Date(s):Friday, April 19, 2024 Zone:Full Run Color Spec.B/W Preview Order ID:7621081 Page 2 of 2 4/17/2024 9:29:40 AMPrinted: GROSS PRICE * :$140.86 * Agency Commission not included IL Govt Legal Aurora BeaconPACKAGE NAME: 1 SUMMARY: Staff has reviewed a request from Kendall County Planning and Zoning Department along with the subsequent documents attached. This property is located within one and a half miles of the planning boundary for Yorkville, allowing the city the opportunity to review and provide comments to Kendall County. The petitioner, Larry Nelson, on behalf of the Fox Valley Family YMCA, Inc. (owner), is requesting site plan approval to construct a YMCA recreational facility, parking, and related infrastructure to a property at 1520 Cannonball Trail in Bristol Township. The real property and is located at the southeast corner of Cannonball Trail and Galena Road in unincorporated Kendall County. PROPERTY BACKGROUND: The property is located at 1520 Cannonball Trail in unincorporate Kendall County and comprised of two (2) parcels totaling ~25.8-acres. The northern parcel (PIN #02-10-300-019) is rectangular in shape and consisting of ~6.7 acres. The irregularly shaped southern parcel (PIN #02-10-300-020) is larger in area at ~19.1 acres. Currently owned by Fox Valley Family YMCA, Inc., the site is undeveloped and utilized for agricultural purposes. The property is immediately south of Yorkville’s corporate boundary line with the Village of Montgomery, and immediately north of the Blackberry Hill Congregation Kingdom Hall. The nearest approved Yorkville residential development to the subject property is Bristol Bay South PUD immediately to the west and Grande Reserve subdivision approximately 1,500 feet to the east. In 2001, the City of Yorkville annexed land south of Galena Road, including the subject property, and approved a planned unit development (PUD) agreement for a mixed-use residential and commercial land plan with underlining zoning of R-1, R-3 and B-3 known as Bristol Club. The subject property was zoned B-3 Service Business District. Subsequently, when the overall Bristol Bay subdivision was approved in 2005, the residential portion of the Bristol Club property to the west of Cannonball Trail was contemplated to be absorbed in the southern portion of the larger development. After years of the subject parcels remaining undeveloped, the Fox Valley Family YMCA acquired the property in 2015 with the intent to construct a recreational facility. After engaging the City about the requirement for certain building code regulations to be applied to the proposed facility, the petitioner filed for deannexation. A settlement agreement was reached between the City and the petitioner and de-annexation was granted in September 2020 via Ord. 2020-45 (see attached). Memorandum To: Planning and Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: April 10, 2024 Subject: PZC 2024-09 – Kendall Co. Petition 24-04 (Site Plan Approval) 1.5 Mile Review (Fox Valley Family YMCA) 2 PROPOSED DEVELOPMENT: The property is currently zoned B-4 Commercial Recreation District in Kendall County. Per Kendall County’s Zoning Ordinance, all development proposed in the district must obtain site plan approval from the County Board. According to the application and site plans provided, the petitioner proposes to construct the recreational facility in two (2) phases. Phase I will consist of an approximately 59,233 square foot building with associated surface parking lot. Phase II proposes to consist of a nearly 90,000 square foot swimming pool area and daycare facility addition with parking lot expansion. The property also includes a detention area in the southeast portion and a septic field in the southwest area near Cannonball Trail, as illustrated on the plan sheets below: 3 Site Plan The site plan indicates a total building area of approximately 150,000 square feet with a total of 283 surface parking stalls at full buildout (see rendering above). There is also a wetland identified on the property just north of the proposed detention pond, but the petitioner has submitted a wetland delineation study as part of the stormwater permit through Kendall County. As currently planned, a portion of the Phase II building and expanded parking area is within the wetland area. Any site plan adjustments needed to be made to accommodate the wetland will be made by the petitioner. A singular 24’ wide access drive to the site is proposed off of Cannonball Trail. Kendall County may require a secondary access point as part of the Phase II development. Utilities As proposed, the site will utilize a septic system for sanitary waste. Additionally, the plans indicate a well connection from the northwest corner of to the building in Phase I will be served by well for potable water and fire suppression. However, the proposed location of the well is not clearly indicated on the plans. There is an existing 16” Yorkville watermain located adjacent to the subject property on the southside of Galena Road. There is also a 24” Yorkville sanitary sewer main across from the property on the north side of Galena Road. Engineering The consulting engineer for Kendall County, WBK Engineering, and the City’s engineering consultant, EEI, have reviewed the submitted civil plans. Their comments are attached for your review. Most comments relate to stormwater management and final engineering plans, particularly site grading and extra jurisdictional regulatory permits required. 4 YORKVILLE COMPREHENSIVE PLAN/BOUNDARY AGREEMENT: Yorkville’s 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential (ECR) and Agricultural Zone (AZ). The ECR 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 AZ future land use designation is primarily intended for lands expected to remain for agricultural uses, both general farming and restricted forms such as pastures, gardening, kennel, riding stables, nurseries, and greenhouses. The proposed land use and B-4 zoning in Kendall County is inconsistent with Yorkville’s Comprehensive Plan. If approved, the proposed recreational facility would necessitate a review and potential amendment to Yorkville’s Comprehensive Plan’s future land use plans for this area. An appropriate future land use designation would be Destination Commercial (DC) which is intended for a broad range of commercial activities ranging from large format retail and strip centers to hotels and recreational complexes. Finally, based on the current boundary agreement with the Village of Montgomery, this parcel, if re- incorporated into a municipality in the future, will be annexed back into the City of Yorkville. This is also consistent with the terms of the settlement agreement. STAFF COMMENTS 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 May 14, 2024 meeting. This item was delivered to the City on March 20, 2024. PROPOSED MOTION In consideration of the proposed mile and one-half review of Kendall County Petition 24-04 for site plan approval for the construction of a YMCA recreational facility on an approximately 25.8-acre property consisting of two (2) parcels commonly known as 1520 Cannonball Trail, the Planning and Zoning Commission recommends to the City Council to (object or not to object) to the request. ATTACHMENTS 1. Application with Attachments 2. Ord. 2020-45 Settlement Agreement for De-Annexation 3. EEI, Inc. Review Comments in a letter dated April 3, 2024 4. Yorkville Boundary Agreement Map ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 1 of 4 DEPARTMENT OF PLANNING, BUILDING & ZONING 111 West Fox Street • Room 203 Yorkville, IL • 60560 (630) 553-4141 Fax (630) 553-4179 Petition 24-04 Larry Nelson on Behalf of the Fox Valley Family YMCA, Inc. Site Plan Approval BACKGROUND AND INTRODUCTION The Petitioner would like to construct one (1) fifty-nine thousand, two hundred thirty-three (59,233) square foot YMCA building on the subject property as part of Phase I of the project with related parking. Phase II consists of an eighty-nine thousand nine hundred thirty-six (89,936) square foot swimming pool and daycare addition with related parking. Section 13:10 of the Zoning Ordinance requires site plan review for structures on properties zoned B-4. The property was de-annexed from Yorkville and zoned B-4 by court order in 2020. The application materials are included as Attachment 1. The site plan is included as Attachment 2. A picture of the proposed structure is included as Attachment 3. SITE INFORMATION PETITIONER: Larry Nelson on Behalf of Fox Valley Family YMCA, Inc. ADDRESS: 1520 Cannonball Trail, Bristol LOCATION: Southeast Corner of Galena Road and Cannonball Trail TOWNSHIP: Bristol PARCEL #s: 02-10-300-019 and 02-10-300-020 LOT SIZE: 25.8 +/- Acres ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 2 of 4 EXISTING LAND USE: Agricultural ZONING: B-4 Commercial Recreation District LRMP: Future Land Use Urbanized Community (County) Estate/Conservation Residential (Yorkville) Roads Cannonball Trail is a County maintained Major Collector. Trails Yorkville has a trail planned along Cannonball Trail. Floodplain/ Wetlands There is no floodplain on the property. There is a wetland on the property and the Petitioner submitted a wetland delineation report and jurisdictional determination request with their stormwater permit application. REQUESTED ACTION: Site Plan Approval APPLICABLE REGULATIONS: Section 13:10 – Site Plan Approval SURROUNDING LAND USE Location Adjacent Land Use Adjacent Zoning Land Resource Management Plan Zoning within ½ Mile North Agricultural/Farmstead A-1 (County) B-1 (Montgomery) Neighborhood Commercial (Montgomery) N/A South Public/Institutional (Church) R-2, R-3, and B-3 (Yorkville) Estate/Conservation Residential (Yorkville) N/A East Agricultural A-1 (County) Rural Residential (County) Estate/Conservation Residential (Yorkville) N/A West Agricultural and Single- Family Residential R-2 D and R-2 Single-Family Traditional (Yorkville) Estate/Conservation Residential (Yorkville) N/A ACTION SUMMARY BRISTOL TOWNSHIP Petition information was sent to Bristol Township on March 20, 2024. UNITED CITY OF YORKVILLE Petition information was sent to the United City of Yorkville on March 20, 2024. BRISTOL-KENDALL FIRE PROTECTION DISTRICT Petition information was sent to the Bristol-Kendall Protection District on March 20, 2024. DESIGN STANDARDS Pursuant to Section 13:10.D of the Kendall County Zoning Ordinance, the following shall be taken into account ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 3 of 4 when reviewing Site Plans (Staff comments in bold): Responsive to Site Conditions-Site plans should be based on an analysis of the site. Such site analysis shall examine characteristics such as site context; geology and soils; topography; climate and ecology; existing vegetation, structures and road network; visual features; and current use of the site. In addition to the standards listed below, petitioners must also follow the regulations outlined in this Zoning Ordinance. To the fullest extent possible, improvements shall be located to preserve the natural features of the site, to avoid areas of environmental sensitivity, and to minimize negative effects and alteration of natural features. Fragile areas such as wetlands and flood plains should be preserved as open space. Slopes in excess of 20 percent as measured over a 10-foot interval also should remain as open space, unless appropriate engineering measures concerning slope stability, erosion and safety are taken. There is wetland on the property located. A portion of the Phase II building and parking area are proposed inside the wetland. The Petitioner has submitted a wetland delineation study and jurisdictional determination information as part of their stormwater permit. Depending on the results of the jurisdictional determination, the site might need to be adjusted to reflect the wetland. The Petitioner proposes a detention pond south of the wetland. WBK Engineering’s comments dated February 22, 2024, are included as Attachment 4. Traffic and Parking Layout-Site plans should minimize dangerous traffic movements and congestion, while achieving efficient traffic flow. An appropriate number of parking spaces shall be provided while maintaining County design standards. The number of curb cuts should be minimized and normally be located as far as possible from intersections. Connections shall be provided between parking areas to allow vehicles to travel among adjacent commercial or office uses. Cross-access easements or other recordable mechanisms must be employed. The site plan shows one (1) access point from Cannonball Trail. The site plan shows one hundred fifty-five (155) parking spaces, including eight (8) handicapped accessible spaces in the first phase. An additional one hundred twenty-eight (128) parking spaces are proposed in the second phase. Section 11:04 of the Kendall County Zoning Ordinance states that the Regional Planning Commission recommends and the County Board approves the number of parking spaces for community centers. The site plan could change depending on the recommendation of the Regional Planning Commission. The Petitioner is proposing some of the parking spaces not be blacktopped, but use a CA-6 type of material. Conflicts between pedestrians and vehicular movements should be minimized. When truck traffic will be present upon the site, the road size and configuration shall be adequate to provide for off-street parking and loading facilities for large vehicles. Barrier curb should be employed for all perimeters of and islands in paved parking lots, as well as for all service drives, loading dock areas, and the equivalent. Parking lots in industrial or commercial areas shall be paved with hot-mix asphalt or concrete surfacing. No conflicts are foreseen. No islands or load dock areas are proposed. Site Layout-Improvements shall be laid out to avoid adversely affecting ground water and aquifer recharge; minimize cut and fill; avoid unnecessary impervious cover; prevent flooding and pollution; provide adequate access to lots and sites; and mitigate adverse effects of shadow, noise, odor, traffic, drainage and utilities on neighboring properties. The proposal should not impact, shadow, noise, odor, traffic, or utilities on neighboring properties. Drainage concerns can be addressed in the stormwater management permit. The proposed septic field is located south of the access drive and southern most future parking area. Consistent with the Land Resource Management Plan-The proposed use and the design of the site should be consistent with the Land Resource Management Plan. This is true. Building Materials-The proposed site plan design shall provide a desirable environment for its occupants and visitors as well as its neighbors through aesthetic use of materials, textures and colors that will remain appealing and will retain a reasonably adequate level of maintenance. Buildings shall be in scale with the ultimate development planned for the area. Monotony of design shall be avoided. Variations in detail, form, and setting shall be used to provide visual interest. Variation shall be balanced by coherence of design elements. While a rendering of the building was provided, no information was provided regarding specific building materials. Relationship to Surrounding Development-A site shall be developed in harmony with neighboring street pattern, setbacks and other design elements. This is not an issue. ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 4 of 4 Open Space and Pedestrian Circulation-Improvements shall be designed to facilitate convenient and safe pedestrian and bicycle movement within and to the property. This is not an issue. Buffering-Measures shall be taken to protect adjacent properties from any undue disturbance caused by excessive noise, smoke, vapors, fumes, dusts, odors, glare or stormwater runoff. Incompatible, unsightly activities are to be screened and buffered from public view. The Petitioner indicated that buffering (i.e. fencing) type and location had not been finalized. Section 11:02.F.8 of the Zoning Ordinance discussing the planting of hedges, installation of berms, and the planting of natural vegetation. This Section also gives the Regional Planning Commission the ability to reduce buffering requirements. The Petitioner would like to ask the Regional Planning Commission for a reduction in the buffering requirement. Emergency Vehicle Access-Every structure shall have sufficient access for emergency vehicles. Staff would like comments from the Fire Protection District and Sheriff’s Department on this matter. Mechanical Equipment Screening-All heating, ventilation and air conditioning equipment shall be screened on sides where they abut residential districts. No information was provided regarding the location of heating, ventilation, or air conditioning equipment or the placement of mechanical screening. Lighting-The height and shielding of lighting fixtures shall provide proper lighting without hazard to motorists on adjacent roadways or nuisance to adjacent residents by extending onto adjacent property. Cut-off lighting should be used in most locations, with fixtures designed so that the bulb/light source is not visible from general side view. The Petitioner did not provide any information about lighting. Section 11:02.F.12 of the Zoning Ordinance requires all parking lots with greater than thirty (30) parking spaces to be lit and supply a photometric plan. The Petitioner is not proposing freestanding signage. Their would be an illuminated sign on the building. Refuse Disposal and Recycling Storage Areas-All refuse disposal and recycling storage areas should be located in areas designed to provide adequate accessibility for service vehicles. Locations should be in areas where minimal exposure to public streets or residential districts will exist. Screening shall be required in areas which are adjacent to residential districts or are within public view. Such enclosures should not be located in landscape buffers. Refuse containers and compactor systems shall be placed on smooth surfaces of non- absorbent material such as concrete or machine-laid asphalt. A concrete pad shall be used for storing grease containers. Refuse disposal and recycling storage areas serving food establishments shall be located as far as possible from the building’s doors and windows. The use of chain link fences with slats is prohibited. No information was provided regarding the location of the refuse area or the type of buffering that will be used for the refuse area. RECOMMENDATION Staff would like to receive comments from ZPAC about the proposal and comments from the Regional Planning Commission regarding buffering and parking before issuing a recommendation. ATTACHMENTS 1. Application Materials 2. Site Plan 3. Rendering 4. February 22, 2024, WBK Engineering Comment Letter. Attachment 1, Page 1 Attachment 1, Page 2 Attachment 1, Page 3 Attachment 1, Page 4 Attachment 1, Page 5 Attachment 1, Page 6 Attachment 1, Page 7 Attachment 1, Page 8 Attachment 1, Page 9 Attachment 1, Page 10 Attachment 1, Page 11 Attachment 1, Page 12 INDEX TO SHEETS1. COVER SHEET2. EXISTING CONDITIONS & DEMOLITION PLAN3. STORMWATER POLLUTION & PREVENTION PLAN 14. STORMWATER POLLUTION & PREVENTION PLAN 25. CIVIL SITE PLAN - OVERALL6. CIVIL SITE PLAN - NORTH7. CIVIL SITE PLAN - SOUTH8. GRADING PLAN - OVERALL9. GRADING PLAN - NORTH10. GRADING PLAN - SOUTH11. GENERAL NOTES & DETAILS12. GENERAL NOTES & DETAILS IIPROFESSIONAL ENGINEER'S CERTIFICATIONSTATE OF ILLINOIS, COUNTY OF KENDALLI JOHN J. TEBRUGGE, A LICENSED PROFESSIONAL ENGINEER OF ILLINOIS, HEREBY CERTIFY THAT THESE PLANS HAVE BEENPREPARED UNDER MY PERSONAL DIRECTION BASED ON AVAILABLE DOCUMENTS AND FIELD MEASUREMENTS FOR THEEXCLUSIVE USE OF THE CLIENT NOTED HEREON.GIVEN UNDER MY HAND & SEAL THIS 24TH DAY OF JANUARY, 2024. ILLINOIS REGISTERED PROFESSIONAL ENGINEER NO. EXPIRES NOV. 30, 2025COPYRIGHT © 2024 BY TEBRUGGE ENGINEERINGALL RIGHTS RESERVED. NO PART OF THESE CIVIL ENGINEERING PLANS MAY BE REPRODUCED, DISTRIBUTED, OR TRANSMITTED IN ANY FORM OR BY ANY MEANS, INCLUDING PHOTOCOPYING, RECORDING, OR OTHER ELECTRONIC OR MECHANICAL METHODS, WITHOUT THE PRIOR WRITTEN PERMISSION OF TEBRUGGE ENGINEERING.REGISTEREDPROFESSIONALENGINEEROFILLINOI SJO H N J. TEBRUGGENO. DATE NOTESREVISIONS 1520 N CANNONBALL TRAILBRISTOL, IL 60512KENDALL COUNTYP.I.N. 02-10-300-019 &02-10-300-020JANUARY, 2024UTILITY STATEMENTYMCA EAST SITE PLANSECTION 10, TOWNSHIP 37 NORTH , RANGE 7 EASTTEBRUGGE ENGINEERING410 E CHURCH ST - SUITE ASANDWICH, ILLINOIS 60548(815) 786-0195INFO@TEBRUGGEENGINEERING.COMWWW.TEBRUGGEENGINEERING.COMBENCHMARKS:PLANS PREPARED FOR:CIVIL ENGINEER:Know what'sbelow.before you dig.CallRContractor and or sub-contractors shall verify locations of all undergroundutilities prior to digging. Contact J.U.L.I.E. (Joint Utility Locating forExcavators) at 1-800-892-0123 or dial 811.SOURCE BENCHMARK:UNITED CITY OF YORKVILLE SURVEY CONTROL MONUMENT 1 - BERNTSEN MONUMENTCONSISTING OF A 3/4" DIAMETER ALUMINUM ROD WITH A 2-1/2" DOMED ALUMINUM CAPSTAMPED "UNITED CITY OF YORKVILLE" AND ENCASED IN A PVC PIPE WITH AN ACCESS COVERSTAMPED "UNITED CITY OF YORKVILLE", LOCATED NEAR THE FIRE STATION IN THENORTHEAST CORNER OF THE INTERSECTION OF GALENA ROAD AND ROSENWINKEL STREET,21.7 FT EAST OF A CORNER OF A CURB, 16.0 FT EAST OF A LIGHT POLE, AND 72.0 FT SOUTHWESTOF A CORNER OF A CURB.ELEVATION: 661.32 (NAVD 88)SITE BENCHMARK 1:NORTHWESTERLY ARROW TOP FLANGE BOLT ON FIRE HYDRANT NEAR THE NORTHEASTERLYCORNER OF THE SUBJECT SITE, APPROXIMATELY 900 FT EAST OF THE INTERSECTION OFGALENA ROAD AND CANNONBALL TRAIL, 49.0 FT SOUTH OF THE EDGE OF PAVEMENT OFGALENA ROAD, AND 11 FT NORTHWEST OF A WATER VALVE VAULT.ELEVATION: 652.38 (NAVD 88)SITE BENCHMARK 2:NORTHEASTERLY ARROW TOP FLANGE BOLT ON FIRE HYDRANT IN THE SOUTHWESTERLYCORNER OF THE INTERSECTION OF GALENA ROAD AND CANNONBALL TRAIL, NEAR THENORTHWESTERLY CORNER OF THE SUBJECT SITE, APPROXIMATELY 60.0 FT WEST OF THE EDGEOF PAVEMENT OF CANNONBALL TRAIL AND 17.5 FT NORTHWEST OF A WATER VALVE VAULT.ELEVATION: 655.32 (NAVD 88)ENGINEERING PLANSFORPROJECTLOCATIONFOX VALLEY FAMILY YMCA, INC.3875 ELDAMAIN RDPLANO, IL 60545PHONE: (630) 552-4100EMAIL: SWAYNE@FOXVALLEYYMCA.ORGTOPOGRAPHY STATEMENTLOCATION MAPN.T.S.REEN, INC.HRGTOPOGRAPHY SURVEY COMPLETED BY:2363 SEQUOIA DRIVE - SUITE 101; AURORA, IL 60506PHONE:630-553-7560 EMAIL: DSCHULTZ@HRGREEN.COMAttachment 2, Page 1 PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESEXISTING CONDITIONS & DEMOLITION PLAN2Attachment 2, Page 2 FECFECFECFECFECFEC FEC FECFECFECHVACUNITHVACUNITHVACUNITHVACUNITMIRRORMIRRORMIRROR POT STA 10+00.0010+00 100+00 105+00 110+00101102103104106107108109 111PC STA 104+65.66PT STA 109+72.20POT STA 100+00.00PI STA 107+19.53210+00215+00220+00209211212213214216217218219221POT STA 221+00.00PROP'D WELLW75' RPHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO. DATENOTESSTORM WATER POLLUTION PREVENTION PLAN3Attachment 2, Page 3 PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO. DATENOTESSTORM WATER POLLUTION PREVENTION PLAN4·CONCRETE WASH-OUT NOTE:CONCRETE WASHOUT SHOULD BE CONTAINED AT ALL TIMES. WASHOUTMATERIAL SHOULD NOT BE ALLOWED TO ENTER WATER BODIES, STORMSEWERS OR LEACH INTO THE SOIL UNDER ANY CIRCUMSTANCES. ANYWASTE SHOULD BE DISPOSED OF PROPERLY AND THE LOCATION OF THEWASHOUT SHOULD BE DESIGNATED WITH PROPER SIGNAGE. FAILURE TOCOMPLY COULD RESULT IN AN INCIDENCE OF NONCOMPLIANCE (ION).Attachment 2, Page 4 FECFECFECFECFECFEC FEC FECFECFECHVACUNITHVACUNITHVACUNITHVACUNITMIRRORMIRROR MIRROR POT STA 10+00.0010+00 100+00 105+00 110+00101102103104106107108109 111 112PC STA 104+65.66PT STA 109+72.20POT STA 100+00.00PI STA 107+19.53210+00215+00220+00209211212213214216217218219221POT STA 221+00.00PROP'D WELLW75' RPHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESOVERALL CIVIL SITE PLAN5Attachment 2, Page 5 FECFECFECFECFECFEC FEC FECFECFECHVACUNITHVACUNITHVACUNITHVACUNITMIRRORMIRROR MIRROR POT STA 10+00.0011 10+00 105+00 110+00104106107108109 111 112PC STA 104+65.66PT STA 109+72.20PI STA 107+19.53210+00215+00220+00209211212213214216217218219221POT STA 221+00.00PROP'D WELLW75' RPHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESCIVIL SITE PLAN - NORTH6Attachment 2, Page 6 100+00 105+00101102103104 106PC STA 104+65.66POT STA 100+00.00PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESCIVIL SITE PLAN - SOUTH7Attachment 2, Page 7 FECFECFECFECFECFEC FEC FECFECFECHVACUNITHVACUNITHVACUNITHVACUNITMIRRORMIRROR MIRROR 105+00 110+00102103104106107108109PC STA 104+65.66PT STA 109+72.20PI STA 107+19.53PROP'D WELLW75' RPHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESOVERALL GRADING PLAN8Attachment 2, Page 8 FECFECFECFECFECFEC FEC FECFECFECHVACUNITHVACUNITHVACUNITHVACUNITMIRRORMIRRORMIRROR PROP'D WELLW75' RPHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESGRADING PLAN - NORTH9Attachment 2, Page 9 105+00103104PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO.DATE NOTESGRADING PLAN - SOUTH10Attachment 2, Page 10 PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO. DATENOTESGENERAL NOTES & DETAILS11TEBRUGGE ENGINEERINGDETENTION PONDCROSS SECTIONAttachment 2, Page 11 PHONE: (815) 786-0195TEBRUGGE ENGINEERINGTEBRUGGEENGINEERING.COMFOX VALLEY FAMILY YMCA, INCPREPARED FOR:3875 ELDAMAIN RD, PLANO, ILYMCA EAST SITE PLAN23 555 01OF 12 SHEETSJAN 22, 2024410 E. CHURCH STREET - SUITE A —SANDWICH, IL 60548PROJECT NO.SCALE:DATE:SHEET NO.REVISIONSNO. DATENOTESGENERAL NOTES & DETAILS II12Attachment 2, Page 12 FECFECFECFECFECFEC FEC FECFECFECHVACUNITHVACUNITHVACUNITHVACUNITMIRROR MIRROR MIRROR POT STA 10+00.0010+00 100+00 105+00 110+00101102103104106107108109 111PC STA 104+65.66PT STA 109+72.20POT STA 100+00.00PI STA 107+19.53210+00215+00220+00208209211212213214216217218219221POT STA 221+00.00PROP'D WELLW75' RTEBRUGGE ENGINEERINGPHONE: (815) 786-0195TEBRUGGEENGINEERING.COM410 E. CHURCH STREET - SUITE A —SANDWICH, IL 605481Attachment 2, Page 13 Attachment 3 WBK Engineering, LLC Part of Bodwé Professional Services St. Charles Office 116 W. Main Street, Suite 201 St. Charles, IL 60174 Battle Creek Office 68 E. Michigan Avenue Battle Creek, MI 49017 February 22, 2024 Mr. Matt Asselmeier Kendall County Planning, Building, & Zoning 111 West Fox Street Yorkville, IL 60560-1498 Subject: Fox Valley Family YMCA (Cannonball and Galena))- WBK Project 19-102.BV Dear Mr. Asselmeier: We have received and reviewed the following information for the subject project: •Stormwater Management Detention Design Computations prepared by Tebrugge Engineering dated December 11, 2023 and received February 5, 2024. •Engineering Plans for YMCA East Site Plan prepared by Tebrugge Engineering dated January 24, 2024 and received February 5, 2024. •Tributary Exhibit prepared by Tebrugge Engineering dated October 20, 2023 and received February 5, 2024. The following comments require resolution prior to plan approval and our recommendation for issuance of a stormwater permit. Stormwater Report 1.Provide documentation on floodplain and wetlands. 2.Provide an evaluation of existing conditions. a.Identify all existing site outfalls. b.Identify off-site areas draining on to the site. c.Provide a field tile survey. d.Document existing depressional storage on the site. e.Determine 2 year and 100 year event flows at all existing outfalls utilizing Hydraflow. 3.Provide a stormwater management report including a Comparison of 2 year and 100 year event flows at all existing outfalls for existing and proposed conditions. 4.Provide storm sewer and inlet capacity calculations. 5.The Curve number for impervious areas shall be 98. Verify the Curve number for pervious areas considering hydrologic soil groups. Engineering Plans 1.Reference is made or improvements and plans by Kendall County. Please provide the basis for the information depicted. For example, if you received hard copies please scan Attachment 4, Page 1 Attachment 4, Page 2 UNITED CITY OF YORKVILLE KENDALL COUNTY, ILLINOIS ORDINANCE NO. 2020-45 AN ORDINANCE APPROVING SETTLEMENT AND JUDGMENT ORDER IN THE MATTER OF FOX VALLEY YMCA, INC. vs. UNITED CITY OF YORKVILLE Passed by the City Council of the United City of Yorkville,Kendall County, Illinois This 81 day of September,2020 Published in pamphlet form by the authority of the Mayor and City Council of the United City of Yorkville,Kendall County,Illinois on September 16,2020. Ordinance No. 2020-45 AN ORDINANCE APPROVING SETTLEMENT AND JUDGMENT ORDER IN THE MATTER OF FOX VALLEY FAMIL Y YMCA,INC. vs. UNITED CITY OF YORKVILLE WHEREAS, in 2001, the United City of Yorkville, Kendall County, Illinois (the "City") annexed approximately 633 acres of territory, 27.15 acres of which was acquired by the Fox Valley Family YMCA, Inc. in 2014 and 2015 (the "Plaintiff"); and, WHEREAS, the Plaintiff petitioned the City to de-annex the 27.15 acres from the City on the basis that the de-annexation of this area would not disrupt any municipal services, result in the isolation of any properties within the City's boundaries, disrupt growth prospects or result in a loss of revenue; and, WHEREAS, the City maintained that it was not in the best interest to permit the de- annexation and the Plaintiff commenced legal proceedings before the Circuit Court of Kendall County, Illinois; and, WHEREAS, after many discussions regarding the future use of this acreage, the Plaintiff and the City have agreed on terms to settle the matter of de-annexation as proposed in the Settlement and Judgment Order attached hereto and made a part hereof; and, WHEREAS, the Mayor and City Council have reviewed the proposed Settlement and Judgment Order and believe it to be in the best interests of the City to proceed with the settlement of this matter in accordance with the terms set forth therein. NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois, as follows: Section 1. That the Settlement and Judgment Order by and between the Fox Valley Family YMCA, Inc., an Illinois not-for-profit corporation, Plaintiff, and The United City of Ordinance No.2020-45 Page 2 Yorkville, an Illinois corporation in the form attached hereto and presented to this meeting is hereby approved and the Mayor is hereby authorized to execute said Agreement. Section 2. This Ordinance shall be in full force and effect from and after its passage and approval as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this 8''day of September, A.D. 2020. CITY CLERK KEN KOCH AYE DAN TRANSIER AYE JACKIE MILSCHEWSKI NAY ARDEN JOE PLOCHER AYE CHRIS FUNKHOUSER NAY JOEL FRIEDERS AYE SEAVER TARULIS AYE JASON PETERSON AYE APPROVED by me, as Mayor of the United City of Yorkville, en a unty, Illinois this 1J5 day of SEE I-F—M,B4e— , A.D. 2020. MAYOR Attest: CITY CLERK Ordinance No.2020-45 Page 3 STATE OF ILLINOIS ss. i:k,A" (a e 0- "DtCOUNTYOFKENDALL ) RE-,'G iRDLFe — KE140ALL LCWRITY, 1L RECORDED: 10/612020 03: 13 PN LORD: 57. 00 RHSPS FEE: 10.00 PA6Ea: 7 IN THE CIRCUIT COURT FOR THE TWENTY THIRD JUDICIAL CIRCUIT KENDALL COUNTY, ILLINOIS FILED IN OPEN COURT FOX VALLEY FAMILY YMCA, Inc., an OCT 01 2070 Illinois not-for-profit corporation, ROBYN INGEMUNSONCIRCUITCLERKKENDALLCO. Plaintiff, V.Case No. 2016 MR 162 THE UNITED CITY OF YORKVILLE, an Illinois municipal corporation, Defendant. SETTLEMENT AND JUDGMENT ORDER THIS CAUSE having come on to be heard by this Honorable Court by and through Plaintiff's Attorney, Law Offices of Daniel J. Kramer and Defendant having been represented by Michelle LaGrotta; and the Court having considered the positions of the parties in various Pre-trials; and the parties arriving at a settlement of all issues in this cause,hereby agree to enter into this Settlement Agreement and Judgment Order by Consent: SETTLEMENT AGREEMENT In total settlement of the issues between the parties hereby agree as follows: A. Plaintiff and Defendant agree that the subject real property owned by the Fox Valley Family YMCA, Inc., as described in the attached Exhibit A, and located within the United City of Yorkville, Bristol Township, Kendall County, Illinois (the "Subject Property'), shall be de-annexed from the City limits of the United City of Yorkville, subject to the following conditions: 1. Unless one of the exemptions as hereinafter stated in paragraph 3 shall apply,the Plaintiff agrees that in the event the Plaintiff sells, conveys, leases,gifts or transfers title to the Subject Property or at any time hereafter sells, conveys, leases, gifts or transfers any portion of the Subject Property, the Plaintiff shall,prior to any such sale, conveyance, lease, gift or transfer,join with the grantee or lessee (as the case may be) to petition the United City of Yorkville to annex the Subject Property to the United City of Yorkville or prior to the sale, conveyance,lease, gift or transfer of any portion of the Subject Property, Plaintiff shall join with the grantee or lessee to petition the United City of Yorkville to annex such portion of the Subject Property to the United City of Yorkville without any conditions, it being understood that the Plaintiff, its successors and assigns and the grantee or the lessee shall not withdraw any petition to annex the Subject Property or any portion thereof. In the event the transfer of title to the Subject Property,or any portion thereof,does not occur,for any reason, the Subject Property shall be de-annexed once again. 2 Upon annexation, the Subject Property or any portion thereof shall be zoned B-3 under the Yorkville Municipal Code. 1 3. The following transactions shall be exempt from the provisions in paragraph 1 above: i) any lease of a roam or rooms within a structure owned by the 3 Plaintiff or the lease of a structure owned by the Plaintiff to an organization rendering services in furtherance of the Plaintiffs mission; ii) any sale, conveyance, lease, gift or transfer to a not-for-profit organization providing services as provided by the Plaintiff, it being understood that such not-for-profit organization shall be bound by this Settlement and Judgment Order regarding any future sale, conveyance, lease,gift or transfer; or, iii) any conveyance resulting from a merger of the Plaintiff with another not-for-profit organization which new entity shall provide the services as provided by the Plaintiff, it being understood that the new not-for-profit organization shall be bound by this Settlement and Judgment Order regarding any future sale,conveyance,lease,gift or transfer. 2.Plaintiff and Defendant shall each be responsible for payment of their respective Attorney's fees and costs incurred in this action. B. This Settlement Agreement shall run with the land and be binding upon the successors and assigns of each party hereto. Fox Valley YMCA,Inc. uthor' ed Representative 4Dani . Kramer, aw O es of Daniel J. Kramer, Attorney for Plaintiff United City of rkville, an Illinois municipal co o tion Mayor Attest: Aga City Clerk Michelle LaGrot , A orney for the United City of Yorkville Law Offices of Daniel J. Kramer 1107A South Bridge Street Yorkville, Illinois 60560 630.553.9500 dkramer dankramerlaw.com STATE OF ILLINOIS OFFICIAL SEAL ss. JORI M BEHLAND NOTARY PUBLIC-STATE OF ILLINOIS COUNTY OF KENDALL ) MY COMMISSION EXPIRES:11/2?/20 This instrument was acknowledged before me this (5day of-&ptWA kr, 2020,by Tony, Pu II 4ary Public My Commission Expires: l 1 2 2 2c This instrument was prepared by and after recording, mail this instrument: Law Offices of Daniel J. Kramer 1107A South Bridge Street Yorkville, Illinois 60560 630.553.9500 dkramer r dankramerlaw.com V fil Exhibit "A" Parcel ID(s): 02-10-300-010 7.89 Acres Vacant Land, Yorkville, Illinois 60560 That part of the Southwest Quarter of Section 10, Township 37 North, Range 7 East of the Third Principal Meridian, in the Township of Bristol, Kendall County, Illinois, described as follows: Commencing at the Southwest corner of the North Half of the Southwest Quarter of Section 10; thence North along the West line of said Section 2327.17 feet to the centerline of Galena Road formerly known as Blackberry and Little Rock Road), thence Southeasterly along said centerline to the Northerly extension of the East line of Cannonball Trail per Document Number 99886 for the point of beginning; thence continuing Southeasterly along said centerline,to the East line of the Southwest Quarter of said Section; thence continuing Southeasterly along said centerline, 251.46 feet; thence South parallel with the East line of said Southwest Quarter, to a line parallel with and 385.00 feet Southwesterly of, as measured at right angles to,the center line of Galena Road; thence Northwesterly along said parallel line to the Easterly line of Cannonball Trail per Document Number 99886; thence Northeasterly along said Easterly line and the Northeasterly extension thereof,to the point of beginning; Except that part falling in the following described property: That part of Section 10, Township 37 North, Range 7 East of the Third Principal Meridian, described as follows: Commencing at the intersection of the West line of the lands conveyed to Jerry W. Rider by Warranty Deed dated October 15, 1911, recorded as Document Number 887135 with a line that is 35 feet Southerly and parallel with the centerline of Galena Road; thence South 01 degrees 14 minutes 59 seconds East 380.07 feet along said West line to the point of beginning; thence South 01 degrees 14 minutes 59 seconds East, 686.83 feet along said West line; thence South 87 degrees 52 minutes 17 seconds West, 1179.64 feet to a line that is 35 feet Easterly and parallel with the center line of Cannonball Trail; thence North 11 degrees 32 minutes 00 seconds East, 1120.36 feet along said parallel line; thence South 39 minutes 22 seconds East, 1009.05 feet to the point of beginning. AND Parcel ID(s): 02-10-300-014 19.26 Acres Vacant Land,Yorkville, Illinois 60560 THAT PART OF THE NORTH 1/2 OF THE SOUTH 1/2 OF SECTION 10, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST 1/4 OF SAID SECTION 10; THENCE NORTH 89 DEGREES 04 MINUTES 27 SECONDS EAST ALONG THE NORTH LINE OF SAID SOUTHWEST 1/4 2661.12 FEET TO THE NORTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 00 DEGREES 03 MINUTES 35 SECONDS EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/ 117.50 FEET TO THE CENTER LINE OF GALENA ROAD AS MONUMENTED; THENCE SOUTH 67 DEGREES 13 MINUTES 12 SECONDS EAST ALONG SAID CENTER LINE 254.02 FEET TO A POINT ON A MONUMENTED LINE THAT IS 234.10 FEET EASTERLY OF (AS MEASURED PERPENDICULARLY THERETO)AND PARALLEL WITH THE EAST LINE OF SAID SOUTHWEST 1/4; THENCE SOUTH 00 DEGREES 03 MINUTES 35 SECONDS EAST ALONG SAID PARALLEL LINE,417.75 FEET TO POINT ON A LINE THAT IS 385.00 FEET SOUTHWESTERLY OF (AS MEASURED PERPENDICULARLY THERETO)AND PARALLEL WITH THE CENTER LINE OF GALENA ROAD, FOR THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 00 DEGREES 03 MINUTES 35 SECONDS EAST ALONG SAID MONUMENTED PARALLEL LINE 686.72 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 10; THENCE SOUTH 89 DEGREES 03 MINUTES 52 SECONDS WEST ALONG THE SOUTH LINE OF SAID NORTH 1/2, 705.38 FEET; THENCE NORTH 0 DEGREES 56 MINUTES 08 SECONDS WEST, 245.00 FEET; THENCE SOUTH 89 DEGREES 03 MINUTES 52 SECONDS WEST, 414.71 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF CANNONBALL TRAIL PER DOCUMENT NUMBER 99886; THENCE NORTH 12 DEGREES 43 MINUTES 19 SECONDS EAST ALONG SAID EASTERLY RIGHT-OF-WAY LINE, 699.84 FEET; THENCE NORTHEASTERLY ALONG SAID EASTERLY RIGHT-OF- WAY LINE, ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 442.50 FEET, WHICH CHORD BEARS NORTH 20 DEGREES 11 MINUTES 27 SECONDS EAST,AN ARC LENGTH OF 115.73 FEET; THENCE NORTH 12 DEGREES 43 MINUTES 19 SECONDS EAST ALONG SAID EASTERLY RIGHT-OF-WAY PER VACATION DOCUMENT DATED MAY 14, 2001, 51.75 FEET TO A POINT ON A LINE THAT IS 385.00 FEET SOUTHWESTERLY OF (AS MEASURED PERPENDICULARLY THERETO) AND PARALLEL WITH THE CENTER LINE OF SAID GALENA ROAD; THENCE SOUTH 67 DEGREES 57 MINUTES 16 SECONDS EAST ALONG SAID PARALLEL LINE 290.55 FEET TO A BEND POINT IN SAID PARALLEL LINE; THENCE SOUTH 67 DEGREES 13 MINUTES 12 SECONDS EAST ALONG SAID PARALLEL LINE, 703.39 FEET TO THE POINT OF BEGINNING; IN THE TOWNSHIP OF BRISTOL,KENDALL COUNTY, ILLINOIS 47 71 126 34 47 71 SUGAR GROVESUGAR GROVE AURORAAURORA BIG ROCKBIG ROCK PLANOPLANO MONTGOMERYMONTGOMERY OSWEGOOSWEGO MILLBROOKMILLBROOK JOLIETJOLIET PLATTVILLEPLATTVILLE United City of Yorkville, Illinois YORKVILLE SURROUNDING BOUNDARY AGREEMENTS ADDRESS: 800 Game Farm Road, Yorkville Illinois DATA: All permit data and geographic data are property of the United City of Yorkville LOCATION: (I:)//Community Development/Boundary Agreements/Master Boundary Agreement Map DATE: June 30, 2020 Yorkville Municipal Boundary Yorkville Planning Boundary Yorkville/Sugar GroveOct. 25, 2016 - Oct. 25, 2036 Yorkville/OswegoJan. 25, 2002 - Sept. 1, 2021 EXPIRED Yorkville/PlaineldNov. 24, 2020 - Nov. 24, 2040 Yorkville/MontgomeryNov. 26, 2007 - Nov. 26, 2027 Yorkville/PlanoFeb. 27, 2020 - Feb 27, 2040 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, George S. and Heidi R. Oliver, are requesting approval of a Plat of Vacation to vacate the public easements between two (2) parcels (Lots 223 and 224) within the Whitetail Ridge subdivision. The purpose of the request is to construct a home in the center of the combined lots. The real property is located at 7709 and 7731 Bentgrass Circle 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 7709 and 7731 Bentgrass Circle in unincorporate Kendall County. The approximately 1.5- acre property, platted as two (2) separate parcels each totaling ~66,960 sq. ft. Currently, the property is unimproved. While the parcel is not immediately adjacent to incorporated Yorkville, it is approximately 1.5 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 223 and 224 within the Whitetail Ridge for the purpose of constructing a home in the center of the combined lots. The County’s engineering consultant, WBK Engineering, reviewed the vacation of the easement from the drainage perspective proposed and does not oppose the request to vacate the easements. The Whitetail Ridge Homeowners Association (HOA) also is agreeable to the request. Memorandum To: Planning & Zoning Commission From: Sara Mendez, Planner I Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: March 13, 2023 Subject: PZC 2024-05 – George S. and Heidi R. Oliver 1.5 Mile Review 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 an open space 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 generally does not oppose the request. It will not affect the existing drainage within the planned development. 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 Economic Development Committee 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 Planning and Zoning Commission at the May 8, 2024 meeting and the City Council at the May 14, 2024 meeting. This item was delivered to the City on March 20, 2024. PROPOSED MOTION In consideration of the proposed mile and half review of Kendall County Petition 24-05 for a plat of vacation to vacate the public easements between two (2) parcels (Lots 223 and 224) within the Whitetail Ridge subdivision commonly known as 7709 and 7731 Bentgrass Circle, the Planning and Zoning Commission recommends the City Council to (object or not to object) to the request. ATTACHMENTS 1. Application with Attachments ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 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 24-05 George S. and Heidi R. Oliver 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 223 and 224 in Whitetail Ridge Subdivision. George and Heidi Oliver own the subject lots and would like to construct a home in the center of the combined lots. SITE INFORMATION PETITIONER George S. and Heidi R. Oliver ADDRESS 7709 and 7731 Bentgrass Circle, Yorkville (Lots 223 and 224 of Whitetail Ridge) LOCATION Approximately 0.10 Miles Southwest of the Intersection of Fairview Drive and Bentgrass Circle on the West Side of Bentgrass Circle TOWNSHIP Na-Au-Say Township PARCEL #s 06-07-375-002 and 06-07-375-003 LOT SIZE 1.5 +/- Acres EXISTING LAND USE Residential/Vacant ZONING RPD-2 ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 2 of 3 LRMP Current Land Use Vacant One-Family Residential Future Land Use Rural Residential (Max 0.65 Du/Acre) Roads Bentgrass 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 223 and 224 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 Single-Family Residential RPD-2 Rural Residential (Max 0.65 DU/Acre) N/A South Vacant Single-Family Residential RPD-2 Rural Residential N/A East Vacant Single-Family Residential RPD-2 Rural Residential N/A West Open Space (Golf Course) RPD-2 SU Open Space (Golf Course) N/A The RPD-2 special use is for a golf course. ACTION SUMMARY NA-AU-SAY TOWNSHIP Na-Au-Say Township was emailed information on March 20, 2024. UNITED CITY OF YORKVILLE The United City of Yorkville was emailed information on March 20, 2024. BRISTOL-KENDALL FIRE PROTECTION DISTRICT The Bristol-Kendall Fire Protection District was emailed information on March 20, 2024. GENERAL The application materials are included as Attachment 1. The plat of vacation is included as Attachment 2. The topographic information is included as Attachment 3. On March 7, 2024, Greg Chismark sent an email stating that he had no objections to the vacation from a drainage perspective. This email is included as Attachment 4. On March 5, 2024, a representative from the Whitetail Ridge Homeowners’ Association submitted an email stating the HOA was agreeable to the requested easement vacation. This email is included as Attachment 5. As of March 15, 2024, the Petitioner received approval from all of the utilities accept Comed. An email to that effect was included as Attachment 6. ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 3 of 3 RECOMMENDATION Staff recommends approval of the requested easement vacation provided that Lots 223 and 224 remain under the same ownership. ATTACHMENTS 1. Application Materials 2. Plat of Vacation 3. Topographic Information 4. March 7, 2024, Chismark Email 5. March 5, 2024, Whitetail Ridge HOA Email 6. March 15, 2024, Kramer Email Attachment 1, Page 1 Attachment 1, Page 3 Attachment 1, Page 4 Attachment 1, Page 5 Attachment 1, Page 6 Attachment 1, Page 7 Attachment 2 Attachment 3 SUMMARY: Staff has reviewed a request from Kendall County Planning and Zoning Department along with the subsequent documents attached. This property is located within one and a half miles of the planning boundary for Yorkville, allowing the City the opportunity to review and provide comments to Kendall County. The petitioner, Jerry Styrczula, on behalf of A&D Properties, LLC is requesting an approval of a map amendment (rezoning) 16.4 +/- acres located on the west side of Route 47, commonly known as addressed 7789 Route 47, from B-3 Highway Business District to M-1 Limited Manufacturing District. The purpose of the request is to operate a trucking business for the sale and storage of semi-trailers, small trailers, semi-tractors, and similar uses at the subject property. The real property is located north of Ament Road and immediately west of S. Bridge Street in unincorporated Kendall County. PROPERTY BACKGROUND: The property is located at 7789 Route 47 in unincorporated Kendall County and consists of two (2) parcels totaling ~16.4-acres. Currently owned by A&D Properties, LLC, there are two (2) existing buildings on the property. The building to the north is approximately five thousand, three hundred sixty-six (5,366) square feet and the building to the south is approximately eleven thousand, three hundred (11,300) square feet. Additionally, part of the property is vacant. The site currently is occupied by several trucks. The property fronts Route 47 and has one (1) access point off Route 47. There is a deceleration lane for south bound traffic off of Route 47. The property also has one (1) access point off of Conservation Drive. The property is immediately southwest of Yorkville’s corporate boundary, approximately 0.30 miles (~1600 feet) from the Windett Ridge Subdivision. In 1975, the property was rezoned to B-3, Highway Business, by Kendall County from A-1, Agricultural District. Memorandum To: Planning & Zoning Commission From: Sara Mendez, Planner I Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Date: April 8, 2024 Subject: PZC 2024-06 – Jerry Styrczula on Behalf of A&D Properties, LLC 1.5 Review REQUEST SUMMARY: The petitioners, Jerry Styrczula, on behalf of A&D Properties, LLC are requesting a map amendment (rezoning) from B-3 Highway Business District to M-1 Limited Manufacturing District in order to operate a trucking business for the storage and sale of semi-trailers, small trailers, semi-tractors, and similar uses at 7789 Route 47. As of the date of the memo sent by Kendall County’s Department of Planning, Building, and Zoning, March 20, 2024, the petitioner is working on a site approval plan. For now, we will be utilizing the existing site as is. YORKVILLE COMPREHENSIVE PLAN: Yorkville’s 2016 Comprehensive Plan designation for this property is Estate/Conservation Residential and Agricultural Zone (AZ). The Estate/Conservation Residential 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 Agricultural Zone future land use designation is primarily intended for lands expected to remain for agricultural uses, both farming and restricted forms such as pastures, gardening, riding stables, nurseries, and greenhouses. In a proposal submitted in December by Grainco FS, Inc. (owner) and A.B. Schwartz, LLC (contract purchaser), they proposed an amendment to Kendall County’s 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. As a result, an amendment to the Kendall County Future Land Use Map was made from Transportation Corridor to Mixed Use Business. The petitioners, Jerry Styrczula, on behalf of A&D Properties, LLC proposal to the approval of a map amendment (rezoning) for 7789 Route 47, from B-3 Highway Business District to M-1 Limited Manufacturing District is consistent with Kendall County’s recent changes. If Yorkville were to consider the proposal, a review of the Comprehensive Plan Update for additional industrial land use would need to be discussed. STAFF COMMENTS Staff is seeking input from the Economic Development Committee 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 artz meetings. This review will also be brought to the Planning and Zoning Commission on May 8, 2024 and City Council on May 14, 2024. This item was delivered to the City on March 20, 2024. PROPOSED MOTION In consideration of the proposed mile and half review of Kendall County Petition 24-06 for a map amendment 16.4 +/- acres located on the west side of Route 47, commonly known as addressed 7789 Route 47, from B-3 Highway Business District to M-1 Limited Manufacturing District, the Planning and Zoning Commission recommends the City Council to (object or not to object) to the request. ATTACHMENTS 1. Application with Attachments ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 1 of 4 DEPARTMENT OF PLANNING, BUILDING & ZONING 111 West Fox Street • Room 203 Yorkville, IL • 60560 (630) 553-4141 Fax (630) 553-4179 Petition 24-06 Jerry Styrczula on Behalf of A&D Properties, LLC Map Amendment Rezoning from B-3 to M-1 INTRODUCTION A&D Properties, LLC would like a map amendment rezoning approximately sixteen point four more or less (16.4 +/-) acres located on the west side of Route 47 addressed as 7789 Route 47 from B-3 Highway Business District to M-1 Limited Manufacturing District in order to operate a trucking business for the sale and storage of semi- trailers, small trailers, semi-tractors, and similar uses at the subject property. The application materials are included as Attachment 1. Pictures of the property are included as Attachment 2-5. The property has been zoned B-3 since 1975. The ordinance rezoning the property to B-3 is included as Attachment 6. The property was previously used as a distributorship for International Harvester. The plat of survey is included as Attachment 7. If the map amendment is approved and if the Petitioner wants to make changes to the site, site plan approval will be required. As of the date of this memo, the Petitioner was working on a site plan proposal. SITE INFORMATION PETITIONERS: Jerry Styrczula on Behalf of A&D Properties, LLC ADDRESS: 7789 Route 47, Yorkville LOCATION: West Side of Route 47 Approximately 0.5 Miles North of Ament Road ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 2 of 4 TOWNSHIP: Kendall PARCEL #s: 05-09-300-015 LOT SIZE: 16.4 +/- Acres EXISTING LAND USE: Vacant and Improved Commercial ZONING: B-3 Highway Business District LRMP: Future Land Use Mixed Use Business Yorkville’s Plan calls for the property to be Estate/Conservation Residential Roads Route 47 is a State maintained arterial road. Trails There are no trails planned in this area. Floodplain/ Wetlands There are no floodplains or wetlands on the property. REQUESTED ACTION: Map Amendment Rezoning Property from B-3 Highway Business District to M-1 Limited Manufacturing District APPLICABLE REGULATIONS: Section 13:07 – Map Amendment Procedures SURROUNDING LAND USE Location Adjacent Land Use Adjacent Zoning Land Resource Management Plan Zoning within ½ Mile North Improved Commercial, Agricultural, Single- Family Residential R-2 and B-3 (Yorkville) Suburban Neighborhoods and Estate/Conservation Residential (Yorkville) A-1, A-1 SU, R-1, R-4, and B-3 (County) R-2, R-3, B-1, and B-3 (Yorkville) South Vacant Manufacturing M-1 Mixed Use Business (County) Agricultural (Yorkville) A-1 and M-1 East Agricultural R-2 and R-3 (Yorkville) Estate/Conservation Residential (Yorkville) R-2 and R-3 (Yorkville) West Agricultural A-1 Rural Residential (Max 0.65 DU/Acre (County) Agricultural (Yorkville) A-1 ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 3 of 4 The A-1 special use permit to the north is for a landscaping business. PHYSICAL DATA ENDANGERED SPECIES REPORT EcoCAT Report submitted and consultation was terminated (see Attachment 1, Pages 17-18). NATURAL RESOURCES INVENTORY The application for NRI was submitted on March 12, 2024 (see Attachment 1, Page 16). ACTION SUMMARY KENDALL TOWNSHIP Petition information was sent to Kendall Township on March 20, 2024. UNITED CITY OF YORKVILLE Petition information was sent to the United City of Yorkville on March 20, 2024. BRISTOL-KENDALL FIRE PROTECTION DISTRICT Petition information was sent to the Bristol-Kendall Fire Protection District on March 20, 2024. GENERAL INFORMATION The Petitioner would like to rezone the property to operate a trucking business. BUILDING CODES There are two (2) existing buildings on the property. The northern building is approximately five thousand, three hundred sixty-six (5,366) square feet in size. The southern building is approximately eleven thousand, three hundred (11,300) square feet in size. Any future buildings would have to meet applicable building codes. UTILITIES The site is serviced by a well and septic. There is electricity and natural gas onsite. ACCESS The property fronts Route 47 and has one (1) access point off of Route 47. There is a deceleration lane for south bound traffic off of Route 47. The property also has one (1) access point off of Conservation Drive. PARKING AND INTERNAL TRAFFIC CIRCULATION There is existing parking around the southern building; the parking spaces are not marked. If improvements are made to the site, parking spaces would need to be marked. ODORS Based on the proposed uses, no new odors are foreseen. The owners of the property would have to follow applicable odor control regulations based on potential other future M-1 allowable uses. LIGHTING There are lights on both buildings and a streetlight is lying on the ground at the entrance off of Route 47. The amount of lighting could expand on the property if they install a larger parking lot or if different uses move onto the property. Lighting would need to be evaluated as part of site plan review. LANDSCAPING AND SCREENING There are several mature plants around the perimeter of the property. No changes to the landscaping or property screening are proposed as part of the map amendment. If improvements are made to the site in the future, landscaping and screening would be required as part of site plan review. ZPAC Memo – Prepared by Matt Asselmeier – March 20, 2024 Page 4 of 4 SIGNAGE Any signage would have to meet applicable regulations and secure permits. NOISE CONTROL The owners of the property would have to follow applicable noise control regulations based on future land uses. Noise control measures would need to be evaluated as part of site plan approval. STORMWATER The Petitioner submitted an application for a stormwater permit. FINDINGS OF FACT §13:07.F of the Zoning Ordinance outlines findings that the Zoning Board of Appeals must make in order to recommend in favor of the applicant on map amendment applications. They are listed below in italics. Staff has provided findings in bold below based on the recommendation: Existing uses of property within the general area of the property in question. The surrounding properties are used for agricultural purposes, single-family residential, office, and light industrial, including outdoor storage. The property is presently vacant, but was previously used as a site for the sale of agricultural equipment. The Zoning classification of property within the general area of the property in question. The surrounding properties are zoned A-1 and M-1 in the unincorporated area and R-2, R-3, and B-3 inside the United City of Yorkville. The suitability of the property in question for the uses permitted under the existing zoning classification. The Petitioners proposed use of the property, for the operation of a trucking business, is not allowed in the B-3 Zoning District. The site itself could be used for a trucking business, if properly zoned. The trend of development, if any, in the general area of the property in question, including changes, if any, which may have taken place since the day the property in question was in its present zoning classification. The Zoning Board of Appeals shall not recommend the adoption of a proposed amendment unless it finds that the adoption of such an amendment is in the public interest and is not solely for the interest of the applicant. The Zoning Board of Appeals may recommend the adoption of an amendment changing the zoning classification of the property in question to any higher classification than that requested by the applicant. For the purpose of th is paragraph the R-1 District shall be considered the highest classification and the M-2 District shall be considered the lowest classification. The trend of development in the area is a mix of agricultural, storage and warehousing, and other light industrial type uses. Consistency with the purpose and objectives of the Land Resource Management Plan and other adopted County or municipal plans and policies. The Future Land Use Map in the Land Resource Management Plan was recently amended to Mixed Use Business. The M-1 Zoning District is consistent with the Mixed Use Business classification. RECOMMENDATION Staff recommends approval of the proposed map amendment. ATTACHMENTS 1. Application Materials 2. Picture of North Building 3. Picture of Entrance from Conservation Drive 4. Picture of North Side of South Building 5. Picture South Building 6. Ordinance 1975-09 7. Plat of Survey Attachment 1, Page 1 Attachment 1, Page 2 Attachment 1, Page 3 Attachment 1, Page 4 Attachment 1, Page 5 Attachment 1, Page 6 Attachment 1, Page 7 Attachment 1, Page 8 Attachment 1, Page 9 Attachment 1, Page 10 Attachment 1, Page 11 Attachment 1, Page 12 Attachment 1, Page 13 Attachment 1, Page 14 Attachment 1, Page 15 Attachment 1, Page 16 Attachment 1, Page 17 Attachment 1, Page 18 Attachment 2 Picture of North Building Attachment 3 Picture of Entrance from Conservation Drive Attachment 4 Picture of North Side of South Building Attachment 5 Picture of South Building Attachment 6 Attachment 7