Planning and Zoning Commission Packet 2024 06-12-24
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, June 12, 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: May 8, 2024
Citizen’s Comments
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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 2024-15 C1 Yorkville, LLC, petitioner, and Yorkville Nexus LLC, owners, have filed
applications with the United City of Yorkville, Kendall County, Illinois, requesting special use
authorization for a Planned Unit Development (PUD) and preliminary PUD Plan approval for a data
center campus. The real property is generally located immediately east of Eldamain Road, north of
the Burlington Northern Santa Fe railroad and Faxon Road, and west of Beecher Road consisting of
approximately 230 acres.
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 2024-15 C1 Yorkville, LLC, petitioner, and Yorkville Nexus LLC, owners, have filed
applications with the United City of Yorkville, Kendall County, Illinois, requesting special use
authorization for a Planned Unit Development (PUD) and preliminary PUD Plan approval for a data
center campus. The real property is generally located immediately east of Eldamain Road, north of
the Burlington Northern Santa Fe railroad and Faxon Road, and west of Beecher Road consisting of
approximately 230 acres.
Action Item
PUD & Preliminary PUD Plan
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
b. 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
c. 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
d. 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
e. 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
Adjournment
DRAFT
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PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, May 8, 2024 7:00pm
Meeting Called to Order
Commissioner Daniel Williams called the meeting to order at 7:00pm, roll was called and
a quorum was established.
Roll Call
Ryan Forristall-yes, Rusty Hyett-yes, Greg Millen-yes, Daniel Williams-yes
Absent: Reagan Goins, Richard Vinyard
City Staff
Krysti Barksdale-Noble, Community Development Director
Sara Mendez, Planner I
Other Guests
Lynn Dubajic Kellogg, City Consultant (via Zoom)
Chris Vitosh, Vitosh Reporting Service
Matt Asselmeier, Kendall County PBZ
Dan Kramer, Attorney (via Zoom)
David Petesch, Kendall County Record (via Zoom)
Previous Meeting Minutes April 10, 2024
Motion by Mr. Millen and second by Mr. Hyett to approve the minutes as presented.
Roll call: Hyett-yes, Millen-yes, Williams-present, Forristall-yes Carried 3-0 yes and 1-
present.
Citizen’s Comments None
Public Hearings
Commissioner Williams informed the Board that Public Hearings PZC 2024-07 Kelaka
and PZC 2024-08 Hagemann Trust would not be heard tonight since the property owners
within 500 feet had not been notified of the scheduled Hearing.
A motion was made and seconded by Mr. Hyett and Mr. Millen, respectively, to move
Public Hearings PZC 2024-07 and PZC 2024-08 to the June 12, 2024 PZC meeting.
Roll call: Millen-yes, Williams-yes, Forristall-yes, Hyett-yes. Carried 4-0.
Mr. Williams stated the procedure for the remaining Hearing. At approximately 7:04pm,
a motion was made by Mr. Millen and seconded by Mr. Forristall to open the Public
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Hearing PZC 2024-13 United City of Yorkville. Roll call: Millen-yes, Williams-yes,
Forristall-yes, Hyett-yes. Carried 4-0.
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.
(See Court Reporter's Transcript)
Since there was no further testimony or comment regarding this Hearing, a motion to
close the Public Hearing was made by Mr. Forristall, (no second) at approximately
7:11pm. Roll call: Williams-yes, Forristall-yes, Hyett-yes, Millen-yes. Carried 4-0.
Unfinished Business None
New Business
(out of sequence)
6. PZC 2024-13 United City of Yorkville. A motion was made by Mr. Hyett and
seconded by Mr. Millen to move Item #6, PZC 2024-13, amendment, to be the first item
under New Business. Roll call: Williams-yes, Forristall-yes, Hyett-yes, Millen-yes.
Carried 4-0.
Action Item
Text Amendment
There was no discussion and Mr. Millen moved and Mr. Forristall seconded the motion to
approve PZC 2024-13 Text Amendment regarding Park and Recreation Land and School
Site Dedication. Roll call: Williams-yes, Forristall-yes, Hyett-yes, Millen-yes. Carried
4-0.
(resume agenda as printed)
1. PZC 2024-07 Kelaka, LLC, Green Door Capital
(moved to June 12th PZC meeting)
2. PZC 2024-08 Hagemann Trust, Green Door Capital
(moved to June 12th PZC meeting)
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 is located at the southeast
corner of Cannonball Trail and Galena Road in unincorporated Kendall County.
Discussion: Ms. Noble presented the background for this 1.5 Mile Review. Mr. Nelson
wishes to build a new facility in unincorporated area, which was previously annexed in
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2001 and de-annexed in 2020. The petitioner acquired the property in 2015. Currently it
has B-4 zoning. The facility would be built in 2 phases and she described the amenities.
The city engineer had some questions regarding stormwater management and staff noted
that the facility would be served by septic and well. There are existing water main and
sanitary sewer hookups adjacent to the property. If the project moves forward, staff will
re-evaluate the Comprehensive Plan.
Commissioner Hyett asked if Cannonball Trail will be re-directed due to accidents and
Mr. Asselmeier said Cannonball and Dickson Rd. will be aligned. Mr. Williams briefly
commented about the facility having their own water systems.
Action Item
1.5 Mile Review
Commissioner Williams entertained a motion of approval for PZC 2024-09 YMCA,
Kendall County Petition 24-04. So moved by Mr. Hyett and seconded by Mr. Millen.
Roll call: Forristall-yes, Hyett-yes, Millen-yes, Williams-yes. Carried 4-0.
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.
Discussion: Ms. Mendez provided background for this petition. The petitioners are
seeking a Plat of Vacation on the 10-foot drainage and utility easement on the 2 parcels
located in the Whitetail subdivision, where they plan to construct a house. The HOA and
city staff are OK with this.
Action Item
1.5 Mile Review
There was no discussion by the Commissioners and a motion was made by Mr. Hyett and
seconded by Mr. Millen to approve this petition PZC 2024-10, county petition 24-05.
Roll call: Forristall-yes, Hyett-yes, Millen-yes, Williams-yes. Carried 4-0.
5. PZC 2024-11 Kendall County Petition 24-06 Jerry Styrczula, petitioner, on behalf of
A&D Properties, LLC is requesting approval of a map amendment (rezoning) 16.4 +/-
acres located on the west side of Route 47, commonly known as address 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.
Discussion: Ms. Mendez provided the background and said the petitioner, Jerry
Styrczula, is seeking a map amendment to rezone from B-3 to M-1 for a trucking
business. There are 2 parcels totaling 16.4 acres with 2 existing buildings. The petitioner
would be selling semi-trailers only (a change from previously submitted information).
She described the property and said a new site plan is being compiled. An amendment
was also made to the Kendall County Land Use Plan. Attorney Kramer commented
Page 4 of 4
briefly and said the project would provide a large amount of tax to the school district and
he asked for a positive recommendation.
Action Item
1.5 Mile Review
It was moved and seconded by Mr. Hyett and Mr. Forristall, respectively, to approve the
map amendment (rezoning) of this project, PZC 2024-11, Kendall County petition 24-06.
Roll call: Forristall-yes, Hyett-yes, Millen-yes, Williams-yes. Carried 4-0.
Additional Business
1. Appointment of Vice Chair
Ms. Noble stated that the ordinance requires a Vice-Chairman be selected annually.
Currently, Mr. Vinyard is serving as Vice-Chairman. A motion was made and seconded
by Mr. Hyett and Mr. Millen, respectively, to move this selection to the June 12th
meeting. Roll call: Hyett-yes, Millen-yes, Williams-yes, Forristall-yes. Carried 4-0.
2. City Council Action Updates
a. PZC 2024-06 Corneils Road Solar, LLC. Ms. Noble said this item will be
on the May 14th City Council agenda. They have had their Public Hearing with
no objections and written comments were received from one individual.
Adjournment
There was no further business and the meeting was adjourned at 7:32pm on a motion by
Mr. Hyett and second by Mr. Millen Unanimous voice vote approval.
Respectfully submitted by
Marlys Young, Minute Taker
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815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - May 8, 2024
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, May 8 , 2024
7 :00 p .m .
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PZC - Public Hearings - May 8, 2024
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PRESENT:
Mr. Danny Williams, Chairman,
Mr. Greg Millen,
Mr. Rusty Hyett.
Mr. Ryan Forristall.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Sara Mendez, Planner;
Ms. Marlys Young, Minute Taker.
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PZC - Public Hearings - May 8, 2024
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(WHEREUPON, the following
proceedings were had in public
hearing:)
CHAIRMAN WILLIAMS: There are three
public hearings scheduled for tonight's Planning
and Zoning Commission meeting; however, the
Petitioners for PZC 2024-0 7 and P Z C 2024-08 have
not notified the surrounding property owners of
the scheduled hearing.
Therefore, the agenda items for the
Kelaka and Hagemann Trust rezoning requests will
not be open for discussion and testimony will not
be taken at tonight's meeting.
Due to the absence of required
notification to property owners within 500 feet
of the subject properties, may I have a motion to
move the public hearing scheduled for PZC 2024-0 7
and PZC 2024-0 8 from May 8 th, 2024 Planning and
Zoning Commission meeting until June 12th, 2024,
Planning and Zoning Commission meeting at the
same time and place as the originally planned
hearing?
MR. HYETT: I so move.
CHAIRMAN WILLIAMS: I believe that
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PZC - Public Hearings - May 8, 2024
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was --
MS. YOUNG: Motion, so Hyett.
MS. NOBLE: Seconded.
MR. HYETT: I made the motion.
MS. NOBLE: Oh, you made the motion.
MR. HYETT: Yes.
MR. MILLEN: Second.
CHAIRMAN WILLIAMS: Sorry about that.
Roll call vote on the motion, please.
MS. YOUNG: Yes. Millen.
MR. MILLEN: Yes.
MS. YOUNG: Williams.
CHAIRMAN WILLIAMS: Yes.
MS. YOUNG: Forristall.
MR. FORRISTALL: Yes.
MS. YOUNG: And Hyett.
MR. HYETT: Yes.
CHAIRMAN WILLIAMS: The public hearings
for PZC 2024-0 7 and P Z C 2024-0 8 have been moved
to the June 12th, 2024 Planning and Zoning
Commission meeting.
There is now one public hearing
scheduled for tonight's Planning and Zoning
Commission meeting. The purpose of this hearing
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PZC - Public Hearings - May 8, 2024
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is to invite testimony from members of the
community regarding the proposed request that is
being considered before this Commission
tonight.
Public testimony from persons
present who wish to speak may be for or against
the motion -- or for or against the request, or
to ask questions of the petitioner regarding the
request being heard.
Those persons wishing to testify are
asked to speak clearly, one at a time, and state
your name and who you represent, if anyone. You
are also asked to sign in at the podium.
If you plan to speak during
tonight's public hearing as a petitioner or as a
member of the public, please stand, raise your
right hand, and repeat after me. Seeing as I
don't believe there is anyone, I will move on
from there.
May I have a motion to open the
public hearing on petition number PZC 2024-13,
United City of Yorkville, for a text amendment to
the Unified Development Ordinance?
MR. MILLEN: So moved.
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PZC - Public Hearings - May 8, 2024
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CHAIRMAN WILLIAMS: Second, please?
MR. FORRISTALL: Second.
CHAIRMAN WILLIAMS: Thank you. Roll
call vote on the motion, please.
MS. YOUNG: Yes. Millen.
MR. MILLEN: Yes.
MS. YOUNG: Williams.
CHAIRMAN WILLIAMS: Yes.
MS. YOUNG: Forristall.
MR. FORRISTALL: Yes.
MS. YOUNG: And Hyett.
MR. HYETT: Yes.
CHAIRMAN WILLIAMS: The public hearing
up for discussion tonight is as follows: The
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 Tables 10-7 -9 (A )(1 ), Parkland Dedication
Requirements; Table 10-7 -9 (B )(1 ), School
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815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - May 8, 2024
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Dedication Requirements; and Table 7 -- I 'm
sorry, Table 10-7 -9 (D ), Estimated Population Per
Dwelling Unit within the United City of
Yorkville's Unified Development Ordinance.
Staff, please present on behalf of
the city for PZC 2024-13, Text Amendment to the
Yorkville Unified Development Ordinance.
MS. NOBLE: Okay. Just a brief
refresher if you all don't recall, last year,
last couple of years , we were going through the
Unified Development Ordinance process. It's a
four-year process.
Members of this committee were part
of that advisory committee, and we came up with
some modernization standards for our zoning
ordinance and combining all of our
development-related ordinances, and the land cash
ordinance is one of those ordinances.
So history about the land cash. In
January, 1996 the city adopted its land cash
ordinance, and that ordinance derived
calculations based off of at that time the
Illinois State Board of Education's
recommendations for, you know, site criteria for
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PZC - Public Hearings - May 8, 2024
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a school, what would be a middle school ideal
size, what would be the, you know, average
population of residents that would utilize the
middle school, like what are the school-age kids,
and that information ended up becoming part of a
formula of how we calculate the minimum acreage
required to be dedicated for new residential
developments.
So every time a residential
development comes in, we have a subdivision, we
estimate based off of the unit type, if it's
single family, if it's multi family, if it's a
townhome, how many people will be generated from
that site and how many would be school-age kids.
So around that time there was a
model that all communities used, it was called
the Naperville model, and this is what we based
off our standards, and that model was created or
utilized the formula from 1993, so we adopted it
in 1996 and we hadn't changed it in almost
30 years.
So as a part of the UDO, we thought
that there needed to be an update to the land
cash methodology, and even the ordinance itself,
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PZC - Public Hearings - May 8, 2024
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the '9 6 ordinance, recognized that the formula
for land cash dedication, a fee in lieu of, was
going to be periodically renewed and updated, and
hadn't been in 30 years.
So we undertook that process and we
created criteria and formulas based off of a
2010 model of the Illinois Capital Development
Board. This is a board that regulates the
construction of schools for Illinois, and most
schools follow these standards when they are
deciding to construct a new facility, how many
students, what's the minimum acreage, that
information.
And so we researched other
communities, and other communities use this
technology as well. Some local around here would
be Oswego, St. Charles, Joliet, Elgin, New Lenox,
Woodridge, so on.
So once we adopted it, a comparison
was done on a random generic subdivision, and
what we found was that the numbers ended up
reducing the land dedication and the cash
dedication required by half, so the current
ordinance, if you look in the memo, there is a
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PZC - Public Hearings - May 8, 2024
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generic subdivision, residential subdivision, of
about 1 0 0 single-family dwellings, 50 townhomes
and 20 duplexes, so total 1 7 0 dwelling units.
Under our previous ordinance, they
would be required to -- the subdivision would
have to dedicate about 5 .3 acres of land for park
and 7 .1 acres of land for a school, and if they
couldn't do that, then they would have to pay the
equivalent of that, and the equivalent value for
the park, that five-acre park, would be 5 37,000,
and the equivalent of that seven-acre school site
would be 7 17,000, so the c ity would collect for
the park half a million and the school would
collect about 700,000.
Well, under our new formula, the
school would collect about $350,000 or 3 .5 acres
of land, which nothing can be done with
three acres of land for a school, and the city
would get about 2 .8 acres for a park, or about
280 acres -- $288,000 for cash donation.
With this in mind, we felt that it
would be best to revisit this and do a deeper
dive, one more specific to Yorkville rather than
using a formula that everyone has used over a
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PZC - Public Hearings - May 8, 2024
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couple of years because of the impact it had on
development, and so some developments have fee
lots, so some would be subject to this
regulation, some wouldn't .
We just felt we would revert back to
our original methodology and formula and then
revisit this in the future and get a better
understanding of what our population generation
really is rather than use a model.
So if you have any questions for me,
I will be happy to answer them or we can wait
until we get to the deliberation period.
CHAIRMAN WILLIAMS: Thank you, Krysti.
All right. Is there anyone present who wishes to
speak in favor of the request? I 'm going to say
no.
(No response.)
CHAIRMAN WILLIAMS: Is there anyone
present who wishes to speak in opposition to the
request?
(No response.)
CHAIRMAN WILLIAMS: Again, going to say
no. Are there any questions from the
petitioners at this time -- or I 'm sorry. Are
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PZC - Public Hearings - May 8, 2024
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there any questions from the commissioners at
this time for the petitioner?
(No response.)
CHAIRMAN WILLIAMS: I figure we can just
save them for open session later on.
Since all public testimony regarding
this petition has been taken, may I have a motion
to close the taking of testimony in this public
hearing?
MR. MILLEN: So moved.
MR. HYETT: So moved .
CHAIRMAN WILLIAMS: Okay. Thank you.
Roll call vote on the motion, please.
MS. YOUNG: Williams.
CHAIRMAN WILLIAMS: Yes.
MS. YOUNG: Forristall.
MR. FORRISTALL: Yes.
MS. YOUNG: Hyett.
MR. HYETT: Yes.
MS. YOUNG: And Millen.
MR. MILLEN: Yes.
MS. YOUNG: Thank you.
CHAIRMAN WILLIAMS: The public hearing
portion of tonight's meeting is closed.
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PZC - Public Hearings - May 8, 2024
13
(Which were all the proceedings had
in the public hearing portion of
the meeting, concluding at 7 :12
p .m .)
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PZC - Public Hearings - May 8, 2024
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STATE OF ILLINOIS )
) SS:
COUNTY OF LASALLE )
I , CHRISTINE M . VITOSH, a Certified
Shorthand Reporter of the State of Illinois, do
hereby certify:
That previous to the commencement
of any testimony heard, the witnesses were duly
sworn to testify the whole truth concerning the
matters herein;
That the foregoing public hearing
transcript, Pages 1 through 15, was reported
stenographically by me by means of machine
shorthand, was simultaneously reduced to
typewriting via computer-aided transcription
under my personal direction, and constitutes a
true record of the testimony given and the
proceedings had;
That the said public hearing was taken
before me at the time and place specified;
That I am not a relative or employee or
attorney or counsel, nor a relative or employee
of such attorney or counsel for any of the
parties hereto, nor interested directly or
indirectly in the outcome of this action.
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PZC - Public Hearings - May 8, 2024
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I further certify that my certificate
attached hereto applies to the original
transcript and copies thereof signed and
certified under my hand only. I assume no
responsibility for the accuracy of any reproduced
copies not made under my control or direction.
IN WITNESS WHEREOF, I do hereunto set my
hand at Leland, Illinois, this 10th day of May,
2024.
__________________________________
CHRISTINE M. VITOSH,
C.S.R. Certificate No. 084-02883
/s/
SUMMARY:
The petitioner/contract purchaser, Green Door Capital, and Kelaka, LLC, owner, are seeking to
annex and rezone approximately 148-acres of unincorporated farmland. Generally located south of the
Burlington Santa Fe railroad line, just southeast of Faxon Road, the subject property consists of a portion
of an existing 191-acre parcel (#02-19-100-011). The petitioner is also 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. The area to be annexed is outlined below.
Memorandum
To: Planning and Zoning Commission
From: Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Sara Mendez, Planner I
Date: June 5, 2024
Subject: PZC 2024-07 Kelaka, LLC (Green Door Nexus South)
Annexation and Rezoning Requests
Not
Included
PROPERTY BACKGROUND:
The approximately 148-acre subject property is currently unincorporated and zoned A-1
Agriculture in Kendall County. It is part of a larger 191-acre parcel which is irregularly shaped and located
immediately west of an existing homestead. The subject property is currently utilized for farmland and is
bound by the Rob Roy Creek to the east. The property is also part of the Rob Roy Drainage District.
ANNEXATION REQUEST/CONTIGUITY:
As mentioned, the applicant seeks annexation of a portion of an unincorporated parcel (#02-19-
100-011) totaling approximately 148-acres for the purpose of constructing and operating a future
industrial/data center land use. Contiguity of the subject parcels and Yorkville’s current corporate boundary
is established immediately south of the Burlington Northern Santa Fe railroad abutting the Lincoln Prairie
Parcel and the recently annexed New Leaf southern parcel to the east. Both the Lincoln Prairie and New
Leaf developments are unimproved but are entitled for industrial and agricultural/solar farm, respectively.
The city engineer will prepare a Plat of Annexation as an exhibit to the annexation agreement. A
public hearing for the proposed annexation was held on May 14, 2024 before the City Council.
REZONING REQUEST:
Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory annexed
to the city shall automatically be classified within the R-1 Single-Family Suburban Residential District.
Therefore, the petitioner is seeking rezoning within the M-2 General Manufacturing District for a proposed
future industrial/data center. Data centers are defined as a facility comprised of networked computers,
storage systems, and computing infrastructure which organizations use to assemble, process, store and
disseminate data.
Table 10-3-12(B) Energy Industrial Uses of the United City of Yorkville’s Unified Development
Ordinance identifies data centers as a permitted land uses in the M-2 District. The Unified Development
Ordinance also states specific standards for rezoning which all recommendation bodies will review. The
petitioner has provided responses to the established standards for each of the criteria provided in the
application.
To understand the impact of the proposed rezoning and future land use of the subject property, staff
has prepared the following chart summarizing the current immediate surrounding zoning and land uses:
Zoning Land Use
North BNSF Rail Road
M-2 General Manufacturing
Transportation
Green Door Nexus (Lincoln Prairie)
South A-1 (Unincorporated Kendall County) Agriculture/Undeveloped
East
R-2 Single Family (Whispering Meadows)
Rob Roy Creek
A-1 Agriculture District
Agriculture/Undeveloped
Residential/Tributary
Agriculture/New Leaf Solar
West A-1 (Unincorporated Kendall County) Residential/Agriculture
THE COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan Update designates the future land use for this property as
Estate/Conservation Residential. The Estate/Conservation Residential (ECR) designation is generally
intended for future neighborhood developments that promotes flexibility in residential design,
accommodates low density detached single family housing, and is sensitive to environmental and
scenic features of the area.
The 2016 Comprehensive Plan utilized
this land use designation as a “holding”
classification for those areas, particularly on the
outskirts or along the perimeter of the City’s
corporate boundaries that lacked the public
infrastructure to support the development of the
land within the 10-year timeline of the plan.
While a data center and the requested
M-2 General Manufacturing District is not
consistent with the current future land use
designation in the 2016 Comprehensive Plan
Update, the parcels immediately north of the
subject parcels are designated for “General
Industrial” future land uses and planned for
industrial development. General Industrial land
uses accommodate a broad range of
warehousing, manufacturing and
energy/industrial land uses which are typically
serviced by both rail and truck transportation
located along identified industrial corridors such
as Eldamain Road (see image below). If the
annexation is approved by the City, an
amendment will be required to the current
comprehensive plan.
STAFF COMMENTS:
Staff is supportive of the request for annexation and rezoning approval as it would advance the
Comprehensive Plan’s future land use strategy of creating an Eldamain Road industrial corridor.
REZONING STANDARDS
Section 10-8-12 Map Amendments establishes criteria for findings of fact related to rezoning (map
amendment) requests. When the purpose and affect is to change the zoning of a property and amend the
City’s Zoning Map, the Planning and Zoning Commission shall consider each of the following facts before
rendering a decision on the request. The petitioner has provided answers to each of the criteria in the
application these standards which are included in the packet for your review and will be entered into the
public record as part of the public hearing process. The standards are:
1. The existing uses and zoning of nearby property.
2. The extent to which the property values are diminished by the particular zoning restrictions.
3. The extent to which the destruction of the property values of plaintiff promotes the health, safety,
morals, or general welfare of the public.
4. The relative gain to the public as compared to the hardship imposed upon the individual property
owner.
5. The suitability of the subject property for the zoned purpose.
6. The length of time the property has been vacant as zoned considered in the context of land
development in the area in the vicinity of the subject property.
7. The community need for the proposed use.
8. The care to which the community has undertaken to plan its land use development.
Additional UDO standards:
1. The proposed Map Amendment is consistent with the Comprehensive Plan and the purposes of the
UDO.
2. The proposed Map Amendment is consistent with the existing and planned uses and zoning of the
nearby properties.
3. The subject property is suitable for the purposes of the proposed district.
4. The proposed Map Amendment will not result in an individual parcel zoned in one zoning district
that is not shared by the adjacent parcels.
5. The proposed parcel(s) to be rezoned shall meet the minimum frontage and area requirements of
the requested rezoning district as specified in Section 10-3-9(A).
Proposed Motion:
In consideration of testimony presented during a Public Hearing on June 12, 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 M-2 General Manufacturing District for a
proposed future industrial/data center, contingent upon approval of annexation by the City Council,
for a property generally located south of the Burlington Santa Fe railroad line, just southeast of Faxon
Road, subject to {insert any additional conditions of the Planning and Zoning Commission}…
ATTACHMENTS:
1. Draft Rezoning Ordinance
2. Rezoning Application
3. Public Hearing Notice
1
ORDINANCE NO. _______
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS
APPROVING THE REZONING TO M-2 GENERAL MANUFACTURING DISTRICT
FOR THE PROPERTY LOCATED SOUTH OF THE BURLINGTON NORTHERN SANTA FE
RAILROAD RIGHT OF WAY AND EAST OF ELDAMAIN ROAD IN YORKVILLE, ILLINOIS
(Kelaka Property)
WHEREAS, the United City of Yorkville, Kendall County, Illinois (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, the Kelaka, LLC and Green Door Capital, are jointly the owners (the “Owner”) of
real property identified and legally described on Exhibit A, attached hereto and made a part hereof by
reference (the “Subject Property”), and are seeking rezoning of the Subject Property to M-2 General
Manufacturing District; and
WHEREAS, the Planning Commission convened and held a public hearing on the 12th day of June,
2024, to consider the rezoning after publication of notice and notice to property owners within five hundred
(500) feet of the Subject Property; and
WHEREAS, the Planning Commission reviewed the standards set forth in Section 10-4-11 and
made findings of fact and recommendation to the Corporate Authorities for approval of the rezoning; and
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of
Yorkville, Kendall County, Illinois, as follows:
Section 1. The above recitals are incorporated herein and made a part of this Ordinance.
Section 2. That the Corporate Authorities hereby approve the rezoning of the Subject Property,
legally described on Exhibit A, from the R-1 One Family Residence District to the M-2 General
Manufacturing District.
Section 3. This Ordinance shall be in full force and effect upon its passage, approval, and
publication as provided by law.
[Remainder of Page Intentionally Left Blank, Roll Call Vote to Follow]
2
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
____ day of __________________, A.D. 2024.
______________________________
CITY CLERK
KEN KOCH _________ DAN TRANSIER _________
ARDEN JOE PLOCHER _________ CRAIG SOLING _________
CHRIS FUNKHOUSER _________ MATT MAREK _________
SEAVER TARULIS _________ RUSTY CORNEILS _________
APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois
this ____ day of __________________, A.D. 2024.
______________________________
MAYOR
Attest:
______________________________
CITY CLERK
APPLICATION FOR
ANNEXATION
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
DATE: PZC NUMBER: DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE: BUSINESS HOME
EMAIL: FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IS THE PROPERTY OCCUPIED OR VACANT:
IF OCCUPIED, PLEASE LIST ALL NAMES OF ELECTORS (THOSE REGISTERED TO VOTE) RESIDING ON THE PROPERTY:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
1/31/2024 Green Door Nexus South
Matt Gilbert Green Door Capital
837 W Junior Ter
Chicago, IL 60613 312-622-8300
matt@greendoorcapital.com
●
Kelaka LLC
Vacant with seasonal farming
Dave, Jim & Joe Hamman
South of Faxon Road, East of Eldamain Road, IL
Approximately 148.56 acres of farmland lying South of Faxon Road, South of the BNSF railway and East of Eldamain Road in
Yorkville, IL
Unincorporated Bristol Township
M-2
Unincorporated Bristol Township
Unincorporated Bristol Township
Unincorporated Bristol Township
02-19-200-011 02-19-200-006
APPLICATION FOR
ANNEXATION
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
PLEASE DESCRIBE IN DETAIL ANY ADDITIONAL REQUESTS TO BE MADE UPON ANNEXATION APPROVAL.
ATTORNEY INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ENGINEER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
Petitioner must provide a written petition signed by a majority of the owners of record of land in the territory and also by a majority of the electors, if any,
residing in the territory. Attach as a separate petition titled as “Exhibit C”.
Kevin Kearney Pedersen Houpt
161 N Clark St, Ste. 2700
Chicago, IL 60601 312-261-2291
kkearney@pedersenhoupt.com
TBD
David Lee ASM Consultants, Inc.
16 E Wilson
Batavia, IL 60510 630-879-0200
advanced@advct.com
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
We bsite: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT NUMBER: FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
Matt Gilbert Green Door Capital
837 W Junior Ter
Chicago, IL 60613 312-622-8300
matt@greendoorcapital.com
Matt Gilbert Manager
CNVDADE&MA EINYVSURPIPANGGPutting the Pieces Together....Since 1984ENPROFESSISS
APMnETA.KRWNVFRIEYO
!!N .oINV
RLDUOILAON H
BATAVIAL035-002710A
S
TOaSLNAPreliminary
CNVDADE&MA EINYVSURPIPANGGPutting the Pieces Together....Since 1984Preliminary
495023
1/17/2024 dl
New Legal Description:
That part of Section 19, Township 37 North, Range 7 East of the Third Principal
Meridian, in Bristol Township, Kendall County, Illinois, described as follows:
Commencing at the Center of said Section 19; thence South 00 Degrees 46 Minutes
07 Seconds East, along the quarter section line, a distance of 257.40 feet;
thence North 83 Degrees 55 Minutes 03 Seconds West, 120.00 feet to the Point of
Beginning; thence North 83 Degrees 55 Minutes 03 Seconds West, 1824.30 feet to
a point on the north line of the Southwest Quarter of said Section 19, which is
1930.58 feet South 88 Degrees 28 Minutes 32 Seconds West from the Center of
said Section 19; thence South 88 Degrees 28 Minutes 32 Seconds West along said
north line, 204.49 feet; thence North 03 Degrees 24 Minutes 35 Seconds East,
2079.52 feet to the southerly Right-of-Way line of the Burlington Northern -
Sante Fe Railway; thence North 73 Degrees 57 Minutes 26 Seconds East along said
southerly Right-of-Way line, 2417.61 feet; thence South 00 Degrees 41 Minutes
37 Seconds West, 565.44 feet to the centerline of Faxon Road; thence South 74
Degrees 54 Minutes 09 Seconds East along the centerline, 678.89 feet to a point
that is 350.00 feet North 74 Degrees 54 Minutes 09 Seconds West of the
centerline of Beecher Road; thence South 13 Degrees 26 Minutes 37 Seconds West,
570.50 feet; thence South 76 Degrees 33 Minutes 23 Seconds East, 96.63 feet;
thence South 00 Degrees 57 Minutes 56 Seconds East, 654.81 feet; thence South
68 Degrees 41 Minutes 58 Seconds West, 390.87 feet; thence South 46 Degrees 38
Minutes 37 Seconds West, 788.19 feet; thence South 22 Degrees 13 Minutes 31
Seconds West, 296.51 feet to the Point of Beginning.
Parcel contains 148.56 acres, more or less (subject to 1.56 Acres within the
Right-of-Way of Faxon Road, as monumented).
YORKVILLE NEXUS LLC % GREEN DOOR CAPITAL INVESTMENTS LLC
BN&SF RAILWAY CO PROPERTY TAX DEPARTMENT
YORKVILLE NEXUS LLC % GREEN DOOR CAPITAL INVESTMENTS LLC
DOLORES CRUISE LIV TRUST % CONNIE L MCMAHON
ROBERT M & ILDEFONSA LIV TRUST LOFTUS 11159 FAXON RD
KELAKA LLC 181 S LINCOLNWAY
YORKVILLE NEXUS LLC % GREEN DOOR CAPITAL INVESTMENTS LLC
PETER & CHERYL SCHMIT 11800 FAXON RD
MIGUEL & SANDRA E CAMACHO 11728 FAXON RD
BN&SF RAILWAY CO PROPERTY TAX DEPARTMENT
% DREW DANIELS LASALLE NATIONAL BANK 405 E. SHERIDAN RD
DONALD J & RICHARD A BRUMMEL 12340 FAXON RD
ROBERT M & ILDEFONSA LIV TRUST LOFTUS 11159 FAXON RD
DOLORES CRUISE LIV TRUST % CONNIE L MCMAHON
YORKVILLE NEXUS LLC % GREEN DOOR CAPITAL INVESTMENTS LLC
DONALD J & CAROL S HAMMAN 13351 B FAXON RD
BRUMMEL FAMILY TRUST 4 13349 C FAXON RD
% DREW DANIELS LASALLE NATIONAL BANL 405 E. SHERIDAN RD
KELAKA LLC 181 S LINCOLNWAY
145 S WELLS ST STE 1800 CHICAGO, IL, 60606
PO BOX 961089 FORT WORTH, TX, 761610089
145 S WELLS ST STE 1800 CHICAGO, IL, 60606
2515 VERSAILLES AVE APT 105 NAPERVILLE, IL, 60540
YORKVILLE, IL, 60560
NORTH AURORA, IL, 60542
145 S WELLS ST STE 1800 CHICAGO, IL, 60606
PLANO, IL, 60545
PLANO, IL, 60545
PO BOX 961089 FORT WORTH, TX, 761610089
LAKE BLUFF, IL, 60044
PLANO, IL, 60545
YORKVILLE, IL, 60560
2515 VERSAILLES AVE APT 105 NAPERVILLE, IL, 60540
145 S WELLS ST STE 1800 CHICAGO, IL, 60606
PLANO, IL, 60545
PLANO, IL, 60545
LAKE BLUFF, IL, 60044
NORTH AURORA, IL, 60542
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:REQUESTED ZONING CLASSIFICATION:
COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:TOTAL ACREAGE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
1/31/2024
Matt Gilbert Green Door Capital
837 W Junior Ter
Chicago, IL 60613 312-622-8300
matt@greendoorcapital.com
Kelaka LLC
Dave, Jim & Joe Hamman
South of Faxon Road, Ease of Eldamain Road, IL
Approximately 148.56 acres of farmland lying South of Faxon Road, South of the BNSF railway and East of Eldamain Road in
Yorkville, IL
Unincorporated Bristol Township M-2
Industrial / Data Center 148.56
M-2
Unincorporated Bristol Township
Unincorporated Bristol Township
Unincorporated Bristol Township
02-19-200-011 02-19-200-006
l
DocuSign Envelope ID: F04FED50-267F-4EBE-A192-DB55587B12B2
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
Kevin Kearney Pedersen Houpt
161 N Clark St, Ste. 2700
Chicago, IL 60601 312-261-2291
kkearney@pedersenhoupt.com
TBD
David Lee ASM Consultants, Inc.
16 E Wilson
Batavia, IL 60510 630-879-0200
advanced@advct.com
DocuSign Envelope ID: F04FED50-267F-4EBE-A192-DB55587B12B2
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE EXISTING ZONING CLASSIFICATION(S) AND USES OF THE PROPERTY WITHIN THE GENERAL AREA OF THE PROPOSED REZONED PROPERTY:
PLEASE STATE THE TREND OF DEVELOPMENT, IF ANY, IN THE GENERAL AREA OF THE PROPERTY IN QUESTION, INCLUDING CHANGES, IF ANY, WHICH HAVE TAKEN PLACE SINCE
THE DAY THE PROPERTY IN QUESTION WAS PLACED IN ITS PRESENT ZONING CLASSIFICATION:
PLEASE STATE THE EXTENT TO WHICH PROPERTY VALUES ARE DIMINISHED BY THE PARTICULAR ZONING RESTRICTIONS:
PLEASE STATE THE EXTENT TO WHICH THE DESTRUCTION OF PROPERTY VALUES OF PETITIONER PROMOTES THE HEALTH, SAFETY, MORALS, AND GENERAL WELFARE OF THE
PUBLIC:
N/A - currently in unincorporated Bristol Township, requesting to be annexed into Yorkville and rezoned M-2 per the 2016
Comprehensive Plan.
N/A - currently in unincorporated Bristol Township, requesting to be annexed into Yorkville and rezoned M-2 per the 2016
Comprehensive Plan.
None to our knowledge.
None.
DocuSign Envelope ID: F04FED50-267F-4EBE-A192-DB55587B12B2
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE LENGTH OF TIME THE PROPERTY HAS BEEN VACANT AS ZONED CONSIDERED IN THE CONTEXT OF LAND DEVELOPMENT IN THE AREA IN THE VICINITY OF
THE SUBJECT PROPERTY:
PLEASE STATE THE COMMUNITY NEED FOR THE PROPOSED LAND USE:
WITH RESPECT TO THE SUBJECT PROPERTY, PLEASE STATE THE CARE WITH WHICH THE COMMUNITY HAS UNDERTAKEN TO PLAN ITS LAND USE DEVELOPMENT:
PLEASE STATE THE IMPACT THAT SUCH RECLASSIFICATION WILL HAVE UPON TRAFFIC AND TRAFFIC CONDITIONS ON SAID ROUTES; THE EFFECT, IF ANY, SUCH RECLASSIFICATION
AND/OR ANNEXATION WOULD HAVE UPON EXISTING ACCESSES TO SAID ROUTES; AND THE IMPACT OF ADDITIONAL ACCESSES AS REQUESTED BY THE PETITIONER UPON
TRAFFIC AND TRAFFIC CONDITIONS AND FLOW ON SAID ROUTES (ORD. 1976-43, 11-4-1976):
Subject property has been farmland in the past.
Surrounding area to be developed as industrial / data center, this site should follow behind.
See 2016 Comprehensive Plan update.
The two development scenarios include industrial and data center development. Green Door has completed a traffic study to
for the 280 acre development to the north. Both development scenarios would contemplate main traffic ingress/egress to the
west on Eldamain Road. Beacher and Faxon Roads to north/east of Subject Site would be secondary/emergency access. Data
Center would include significantly less traffic than even traffic study suggests.
DocuSign Envelope ID: F04FED50-267F-4EBE-A192-DB55587B12B2
DocuSign Envelope ID: F04FED50-267F-4EBE-A192-DB55587B12B2
2/9/2024
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT NUMBER:FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
Matt Gilbert Green Door Capital
837 W Junior Terrance
Chicago, IL 60613 312-622-8300
matt@greendoorcapital.com
Matt Gilbert Manager
DocuSign Envelope ID: F04FED50-267F-4EBE-A192-DB55587B12B2
2/9/2024
Product(s): SubTrib_Aurora Beacon News, Publicnotices.com
AdSize(s):1 Column
Run Date(s):Friday, May 24, 2024
Zone:Full Run
Color Spec.B/W
Preview
Order ID:7640071
Page 2 of 4
5/22/2024 9:17:35 AMPrinted:
GROSS PRICE * :$344.87
* Agency Commission not included
IL Govt Legal Aurora BeaconPACKAGE NAME:
Order ID:7640071
Page 3 of 4
5/22/2024 9:17:35 AMPrinted:
GROSS PRICE * :$344.87
* Agency Commission not included
IL Govt Legal Aurora BeaconPACKAGE NAME:
SUMMARY:
The petitioner/contract purchaser, Green Door Capital, and Hagemann Family Trust, owner, are
seeking to annex and rezone approximately 138-acres of unincorporated farmland. Generally located
immediately east of Eldamain Road, north of Corneils Road, and west of West Beecher Road, the property
consists of three (3) parcels (#02-07-100-011, 02-07-100-002, and 02-07-300-005). The petitioner is also
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.
Memorandum
To: Planning and Zoning Commission
From: Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Sara Mendez, Planner I
Date: June 5, 2024
Subject: PZC 2024-08 Hagemann Trust (Green Door Nexus North)
Annexation and Rezoning Requests
PROPERTY BACKGROUND:
The subject property is currently unincorporated and zoned A-1 Agriculture in Kendall County.
Consisting of three (3) rectangular parcels, the largest parcel, being approx. 69 acres and located in the
center, surrounds two unincorporated residential parcels abutting Eldamain Road. The parcel to the north
is approximately 35 acres and the southern parcel is roughly 33 acres. All three (3) parcels have frontage
along Eldamain Road. The subject property is mainly utilized as cropland is also part of the Rob Roy
Drainage District.
ANNEXATION REQUEST/CONTIGUITY:
As mentioned, the applicant seeks annexation of three (3) unincorporated parcels, #02-07-100-011,
02-07-100-002, and 02-07-300-005, totaling approximately 138-acres for the purpose of constructing and
operating a future industrial/data center land use. Contiguity of the subject parcels and Yorkville’s current
corporate boundary is established immediately north of the Bright Farms development which is currently
under construction with a planned use for an industrial lettuce farm.
The city engineer will prepare a Plat of Annexation as an exhibit to the annexation agreement. A
public hearing for the proposed annexation was held on May 14, 2024 before the City Council.
ELDAMAIN ROAD RECAPTURE:
In 2011, the City of Yorkville, City of Plano, and Kendall County entered into an intergovernmental
agreement regarding the future reconstruction of Eldamain Road from Menards Distribution Center north
to Galena Road (Ord. 2011-05). Kendall County agreed to bring Eldamain Road under its jurisdiction and
made roadway improvements costing $6,300,000 for that portion of the roadway. The three (3)
governmental entities agreed to equally share the improvements cost which are to be paid through recapture
agreements from future annexed properties with frontage along Eldamain Road.
Yorkville has approximately 11,290 lineal feet of frontage along Eldamain Road, and the estimated assessed
fee per lineal foot for recapture is $336.59, for a total of $3.8 million. This total amount includes repayment
of the city’s $1.7 million of cost-sharing obligations memorialized in the 2020 Yorkville/Plano boundary
agreement and $2.1 million share of the total County’s reconstruction costs.
Below is an estimated amount each proposed annexed parcel is obligated to pay per the
intergovernmental agreements:
PARCEL ESTIMATED FRONTAGE ESTIMATED RECAPTURE
02-07-100-011 ~ 1,413 linear feet $475,601.67
02-07-100-002 ~ 601 linear feet $202,290.59
02-07-300-005 ~ 937 linear feet $315,384.83
TOTAL ~ 2,951 linear feet $993,277.09
REZONING REQUEST:
Per Section 10-3-4 of the Yorkville Unified Development Ordinance (UDO), any territory annexed
to the city shall automatically be classified within the R-1 Single-Family Suburban Residential District.
Therefore, the petitioner is seeking rezoning within the M-2 General Manufacturing District for a proposed
future industrial/data center. Data centers are defined as a facility comprised of networked computers,
storage systems, and computing infrastructure which organizations use to assemble, process, store and
disseminate data.
Table 10-3-12(B) Energy Industrial Uses of the United City of Yorkville’s Unified Development
Ordinance identifies data centers as a permitted land uses in the M-2 District. The Unified Development
Ordinance also states specific standards for rezoning which all recommendation bodies will review. The
petitioner has provided responses to the established standards for each of the criteria provided in the
application.
To understand the impact of the proposed rezoning and future land use of the subject property, staff
has prepared the following chart summarizing the current immediate surrounding zoning and land uses:
Zoning Land Use
North A-1 (Unincorporated Kendall County)
M-1 Limited Manufacturing (Unincorporated Kendall County)
Agriculture
Jet’s Towing/Repair/Truck Storage
South M-1 Limited Manufacturing
M-2 General Manufacturing Bright Farms
East A-1 Agriculture District Agriculture/Undeveloped
West A-1/R-1 Residential (Unincorporated Kendall County)
Eldamain Road
Agriculture/Residential
Transportation Land Use
THE COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan Update designates the future land use for this property as
General Industrial. The General Industrial (GI) designation is generally intended for a broad range of
warehousing and manufacturing served by both rail and truck, particularly along the Eldamain
Corridor. In 2019 this area of the Comprehensive Plan was redesignated from Estate/Conservation
Residential (ERC) to General Industrial (GI) based upon the roadway improvements to Eldamain Road.
A data center and the requested M-2 General Manufacturing District is consistent with the current
future land use designation in the 2016 Comprehensive Plan Update.
STAFF COMMENTS:
Staff is supportive of the request for annexation and rezoning approval as it would advance the
Comprehensive Plan’s future land use strategy of creating an Eldamain Road industrial corridor.
REZONING STANDARDS
Section 10-8-12 Map Amendments establishes criteria for findings of fact related to rezoning (map
amendment) requests. When the purpose and affect is to change the zoning of a property and amend the
City’s Zoning Map, the Planning and Zoning Commission shall consider each of the following facts before
rendering a decision on the request. The petitioner has provided answers to each of the criteria in the
application these standards which are included in the packet for your review and will be entered into the
public record as part of the public hearing process. The standards are:
1. The existing uses and zoning of nearby property.
2. The extent to which the property values are diminished by the particular zoning restrictions.
3. The extent to which the destruction of the property values of plaintiff promotes the health, safety,
morals, or general welfare of the public.
4. The relative gain to the public as compared to the hardship imposed upon the individual property
owner.
5. The suitability of the subject property for the zoned purpose.
6. The length of time the property has been vacant as zoned considered in the context of land
development in the area in the vicinity of the subject property.
7. The community need for the proposed use.
8. The care to which the community has undertaken to plan its land use development.
Additional UDO standards:
1. The proposed Map Amendment s consistent with the Comprehensive Plan and the purposes of the
UDO.
2. The proposed Map Amendment is consistent with the existing and planned uses and zoning of the
nearby properties.
3. The subject property is suitable for the purposes of the proposed district.
4. The proposed Map Amendment will not result in an individual parcel zoned in one zoning district
that is not shared by the adjacent parcels.
5. The proposed parcel(s) to be rezoned shall meet the minimum frontage and area requirements of
the requested rezoning district as specified in Section 10-3-9(A).
Proposed Motion:
In consideration of testimony presented during a Public Hearing on June 12, 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 M-2 General Manufacturing District for a
proposed future industrial/data center, contingent upon approval of annexation by the City Council, for
a property generally located immediately east of Eldamain Road, north of Corneils Road, and west of
West Beecher Road, subject to {insert any additional conditions of the Planning and Zoning
Commission}…
ATTACHMENTS:
1. Draft Rezoning Ordinance
2. Ord. 2011-05 Yorkville/Plano/Kendall County IGA re: Eldamain Road Improvements
3. Ord. 2020-07 Yorkville/Plano Boundary Agreement
4. Rezoning Application
5. Public Hearing Notice
1
ORDINANCE NO. _______
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS
APPROVING THE REZONING TO M-2 GENERAL MANUFACTURING DISTRICT
FOR THE PROPERTY LOCATED EAST OF ELDAMAIN ROAD AND NORTH OF CORNEILS
ROAD IN YORKVILLE, ILLINOIS
(Hagemann Property)
WHEREAS, the United City of Yorkville, Kendall County, Illinois (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, the Hagemann Family Trust and Green Door Capital, are jointly the owners (the
“Owner”) of real property identified by Parcel Numbers 02-07-100-011, 02-07-100-002, and 02-07-300-
005 and legally described on Exhibit A attached hereto and made a part hereof by reference (the “Subject
Property”), and are seeking rezoning of the Subject Property to M-2 General Manufacturing District; and
WHEREAS, the Planning Commission convened and held a public hearing on the 12th day of June,
2024, to consider the rezoning after publication of notice and notice to property owners within five hundred
(500) feet of the Subject Property; and
WHEREAS, the Planning Commission reviewed the standards set forth in Section 10-4-11 and
made findings of fact and recommendation to the Corporate Authorities for approval of the rezoning; and
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the United City of
Yorkville, Kendall County, Illinois, as follows:
Section 1. The above recitals are incorporated herein and made a part of this Ordinance.
Section 2. That the Corporate Authorities hereby approve the rezoning of the Subject Property,
legally described on Exhibit A, from the R-1 One Family Residence District to the M-2 General
Manufacturing District.
Section 3. This Ordinance shall be in full force and effect upon its passage, approval, and
publication as provided by law.
[Remainder of Page Intentionally Left Blank, Roll Call Vote to Follow]
2
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
____ day of __________________, A.D. 2024.
______________________________
CITY CLERK
KEN KOCH _________ DAN TRANSIER _________
ARDEN JOE PLOCHER _________ CRAIG SOLING _________
CHRIS FUNKHOUSER _________ MATT MAREK _________
SEAVER TARULIS _________ RUSTY CORNEILS _________
APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois
this ____ day of __________________, A.D. 2024.
______________________________
MAYOR
Attest:
______________________________
CITY CLERK
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO. 2020-07
AN ORDINANCE AUTHORIZING A JURISDICTIONAL BOUNDARY LINE
AGREEMENT BETWEEN THE UNITED CITY OF YORKVILLE
AND THE CITY OF PLANO
Passed by the City Council of the
United City of Yorkville,Kendall County, Illinois
This 1 I'day of February, 2020
Prepared by and Return to:
United City of Yorkville
800 Game Farm Road
Yorkville, IL 60560
Published in pamphlet form by the
authority of the Mayor and City Council
of the United City of Yorkville,Kendall
County,Illinois on February 27, 2020.
Ordinance No.2020-07
AN ORDINANCE AUTHORIZING A JURISDICTIONAL BOUNDARY LINE
AGREEMENT BETWEEN THE UNITED CITY OF YORKVILLE AND THE
CITY OF PLANO
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 of Illinois; and,
WHEREAS, there is unincorporated territory lying between the City and the City
of Plano ("Plano') that was the subject of a previous Jurisdictional Boundary Line
Agreement ("Boundary Agreement") entered into between the City and Plano and it is the
desire of each to update and extend the terms of that Boundary Agreement for an
additional twenty years; and,
WHEREAS,the Section 11-12-9 of the Illinois Municipal Code (65 ILCS 5/11-12-
9) provides for the entering into jurisdictional boundary line agreements after notice and
hearing; and,
WHEREAS, The City and Plano have negotiated a new Boundary Agreement to
establish a jurisdictional boundary line in order to enable each municipality to plan the
orderly growth and development of their communities by the exercise of their planning,
annexation, zoning and subdivision authority on its side of the boundary line.
NOW THEREFORE, BE IT ORDAINED, by the Mayor and City Council of the
United City of Yorkville, Kendall County, State of Illinois, as follows:
Section 1: That the JURISDICTIONAL BOUNDARY LINE AGREEMENT
BETWEEN CITY OF PLANO AND THE UNITED CITY OF YORKVILLE, KENDALL
COUNTY, ILLINOIS, between the United City of Yorkville and the City of Plano, a copy
of which is attached hereto and made a part hereof as Exhibit A, be and the same is hereby
approved and the Mayor and City Clerk be and are hereby authorized and directed to
execute the Agreement on behalf of the United City of Yorkville.
Section 2: This Ordinance shall be in full force and effect upon its passage and
approval according to law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
11 th day of February, 2020.
JKa- &*i c
CITY CLERK
Ordinance No.2020-07
Page 2
KEN KOCH AYE DAN TRANSIER AYE
JACKIE MILSCHEWSKI AYE ARDEN JOE PLOCHER AYE
CHRIS FUNKHOUSER AYE JOEL FRIEDERS AYE
SEAVER TARULIS AYE JASON PETERSON AYE
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
a7tA day of 2f.R LlAre 2020.
MAYOR
Ordinance No.2020-07
Page 3
STATE OFILLINOIS
2020000033ao
ss
COUNTY OF KENDALL ) D E D Le I E G3 3E 1 1 IE T T E
RECORDER -- KENDALL COUNTY, IL
RECORDED: 3/4/2020 10:41 AM
AGR: 57.00 RHSGS FEE: 10.00
RAGES: 10
i
THIS IS A COVER PAGE
FOR RECORDING PURPOSES ONLY
i
JURISDICTIONAL BOUNDARY LINE AGREEMENT
BETWEEN THE CITY OF PLANO AND
THE UNITED CITY OF YORKVILLE,
KENDALL COUNTY, ILLINOIS
I
I
Prepared by and Return to: j
I
United City of Yorkville
800 Game Farm Road
Yorkville,IL 60560
STATE OF ILLINOIS
ss.
COUNTY OF KENDALL )
Above Space for Recorder's Use Only
JURISDICTIONAL BOUNDARY LINE AGREEMENT BETWEEN THE CITY OF
PLANO AND THE UNITED CITY OF YORKVILLE,KENDALL COUNTY,ILLINOIS
This Jurisdictional Boundary Line Agreement by and between the City of Plano,
Kendall County, Illinois a non-home rule municipal corporation("Plano")by virtue of the
laws of the State of Illinois,and the United City of Yorkville,Kendall County,Illinois a non-
home rule municipal corporation ("Yorkville") by virtue of the laws of the State of Illinois
dated this dT day of re_6p ume.Y ,20tq.
aoao
WITNESSETH:
WHEREAS, Plano and Yorkville recognize that the unincorporated lands lying
between their current municipal boundaries provide unusual growth opportunities for their
respective communities; and,
WHEREAS, Plano and Yorkville are aware of the fact that the opportunities for
development in said unincorporated area will be accompanied by increased demands for
transportation services, governmental police power services, utilities services, and other
I
iimunicipalservicesandtheresultingfinancialcommitmentstomeetsuchadditionalservices;
and,
WHEREAS,in order to plan for the demands which occur with development,Plano
and Yorkville entered into a Jurisdictional Boundary Line Agreement in 1999 which
established an agreed"Jurisdictional Boundary Line"between the cities and included such
other measures as deemed to be in the best interests of their respective communities; and,
WHEREAS,the Corporate Authorities of Plano and Yorkville desire to extend its
Jurisdictional Boundary Line Agreement as hereinafter set forth, in order to provide for the
orderly development of the unincorporated areas lying between their municipalities and
continue the spirit of cooperation between both communities which has existed since 1999;
and,
WHEREAS, Plano and Yorkville further recognize that planning for the
development of the unincorporated land lying between their municipal boundaries must
include provisions for open space preservation, flood control, population density, joint
i
operation of public facilities,ecological and economic impact,and multi-purpose uses;and,
WHEREAS, Plano and Yorkville and their respective citizens may be affected by
potential development and the issues development presents and therefore believe it to be in
their best interest that municipal boundaries and areas of municipal authority between their
respective municipalities be established in order to plan effectively and efficiently for
development between their communities and the conservation of the available resources for
their respective residents without influences from developers or political factions; and,
WHEREAS, Plano and Yorkville have authorized, by ordinance, the execution of
this Agreement as an exercise of their intergovernmental cooperation authority under the
Constitution of the State of Illinois,and pursuant to the terms and provisions of Section 5/11-
12-9 of the Illinois Municipal Code (65 ILCS 5/11-12-9).
NOW, THEREFORE, upon the consideration of the mutual promises contained
herein and upon the further consideration of the recitals hereinabove set forth, it is hereby
agreed between Plano and Yorkville as follows:
1. That Plano shall have jurisdiction west of a certain boundary line and
Yorkville shall have jurisdiction east of a certain boundary line as depicted on the map
attached hereto as Exhibit A(the"Jurisdictional Boundary Line")and legally described on
Exhibit B,which is attached hereto,both of which are incorporated herein. In the event of a
variance in the legal description and the boundary map, the legal description shall take
precedence. During the term of this Agreement,each municipality agrees to the immediate
disconnection and shall not object to the disconnection of such territory which may lay
beyond the Jurisdictional Boundary Line as described on Exhibits A and B, whether said
disconnection be by petition of the land owner, court action or otherwise.
2. Plano and Yorkville agree not to annex, zone or perform any other act as
authorized by law involving territory lying within the jurisdiction of the other municipality.
3. In the event that Plano or Yorkville is better able to provide municipal water
or sewer service to a particular parcel of land lying outside its City limits,and annexed or to
be annexed to the other City(as to Plano,a parcel lying West of the Jurisdictional Boundary
Line, and as to Yorkville, a parcel lying East of the Jurisdictional Boundary Line), the
municipality better able to provide service,shall not refuse service simply because the parcel
is not within its City limits and shall not require annexation,but shall,subject to availability
and capacity, allow connection to and service from its utility system, subject at all times to
the ordinances,fees and charges(uniformly applied)applicable to the providing of service to
lands outside of the municipality.
4. The Jurisdictional Boundary Line between Plano and Yorkville,for municipal
government planning, subdivision control and municipal purposes shall be as described in
Exhibits A and B and all future annexations by the corporate authorities of both Cities shall
be adopted in conformance with the provisions of this Agreement.
5. Except by agreement as to utility service as provided in Paragraph 3 of this
Agreement and except upon the subsequent joint written agreement,duly authorized by the
Corporate Authorities of both Cities,Plano and Yorkville hereby agree that they shall not act
to annex or exercise any zoning authority or subdivision control authority beyond the
I
Jurisdictional Boundary Line as established in this Agreement; provided, however, it is
understood that this Agreement shall not be construed so as to limit or adversely affect the
right of either municipality to file a statutory objection to proposed rezoning or proposed land
use within one and one-half(1 ''/2)miles of its corporate limits. Each City further agrees that
it will actively oppose any attempt to effectuate an involuntary annexation to its respective
municipality which annexation would have the effect of changing the Jurisdictional
i
Boundary Line established under this Agreement.
i
6. Plano and Yorkville had originally agreed that Yorkville was (and remains)
responsible to use its own funds or funds from a third-party such as developers through
recapture agreements to equalize the $3,400,000 expended by Plano for improvements to
Eldamain Road. Pursuant to an intergovernmental agreement executed in 2011 among
Plano,Yorkville and Kendall County(the"IGA"),Kendall County agreed to bring Eldamain
Road under its jurisdiction and made roadway improvements costing $6,300,000 for that
portion of the roadway from the Menards Distribution Center to Galena Road. The parties
agreed to equally share the cost of$6,300,000 which cost was to be paid through recapture
agreements from future municipal developments. It was determined in the IGA that Plano
was required to assess $34.85 per lineal foot for a total of 11,290 lineal feet in order to pay
400,000 being its share of$2,100,000 for the improvements made by Kendall County,
reduced by$1,700,000 for the amounts already expended by it for improvements to Eldamain
Road and Yorkville was to assess $336.59 per lineal foot for a total of 11,468 lineal feet in
order to recapture a total of$1,700,000 as expended by Plano and$2,100,000 of its share of
the cost to further improvement Eldamain Road for a total of approximately $3,800,000 .
The parties hereto confirm that as of the date hereof,the respective obligations of the cities
hereinabove set forth remain outstanding.
7. It is agreed that neither Plano nor Yorkville shall either directly or indirectly
seek any modification of this Agreement through court action and that this Agreement shall
remain in full force and effect until amended or changed by the mutual agreement of both
respective corporate authorities.
8. If any provision of this Agreement shall be declared invalid for any reason,
such invalidation shall not affect other provisions of this Agreement which can be given
effect without the invalid provision and to this end the provisions of this Agreement are to be
i
severable.
9. This Agreement shall be construed in accordance with the laws of the State of
Illinois and shall be published by the cities and recorded with the Kendall County Recorder.
10. This Agreement shall be in full force and effect from and after its adoption
and execution by Plano and Yorkville and shall continue in full force and effect for a period
of twenty(20)years. The term of this Agreement may be extended,renewed or revised at the
end of the initial term or extended terms hereof by further agreement of the municipalities.
11. The parties deem each clause, paragraph and undertaking herein to be
severable and the application of this Agreement to any individual landowners to likewise be
severable. Therefore,the parties agree that in the event any clause,paragraph or undertaking I
is deemed invalid or unconstitutional,or in the event the application of this Agreement to any
landowner is deemed invalid or unconstitutional or otherwise unenforceable,such invalidity,
unconstitutionality or unenforceability shall not affect the other undertakings made herein by
the parties, and the rest of the Agreement and its application to landowners shall remain in
full force and effect.
IN WITNESS WHEREOF the City of Plano and the United City of Yorkville have
caused this Jurisdictional Boundary Line Agreement to be executed by their respective j
i
Mayor and attested by their respective City Clerk,pursuant to Ordinances adopted by each
I
municipality authorizing the execution of this Jurisdictional.
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City of Plano
By:
ayor
Attest•
j
ity Clerk
United City of Y rkv*Ile
By:
Mayor
Attest:
City Clerk
Exhibit A
Boundary Line Map
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PROPOSED YORKVILLE/PLANO BOUNDARY AGREEMENT
UNITED CITY OF YORKVILLE, ILLINOIS
or
60 cr
s ADDRESS:800 Game Farm Road,Yorkville Illinois DATE:November 19,2019
DATA: All permit data and geographic data are property of the United City of Yorkville j
b
LOCATION: (I:)//Community Development/Boundary Agreements/Plano Boundary Map
Exhibit B
LEGAL DESCRIPTION
COMMENCING ATTHE INTERSECTION OF THE CENTER LINE OF BASELINE ROAD AND ASHE ROAD IN
BRISTOL TOWNSHIP;THENCE SOUTHERLY ALONG THE CENTER LINE OF ASHE ROAD TO THE CENTER LINE
OF GALENA ROAD;THENCE SOUTHERLY ALONG THE CENTER LINE OF ELDAMAIN ROAD TO THE CENTER
LINE OF RIVER ROAD;THENCE CONTINUING SOUTH ALONG THE CENTER LINE OF ELDAMAIN ROAD
RIGHT OF WAY TO THE SOUTH BANK OF THE FOX RIVER;THENCE WESTERLY ALONG THE SOUTH BANK
OF THE FOX RIVER TO THE NORTHWEST CORNER OF A TRACT OF LAND WITH A P.I.N. OF 01-36-400-011;
THENCE SOUTHERLY ALONG THE WEST LINE OF SAID TRACT OF LAND TO THE SOUTHERLY MOST POINT
OF SAID TRACT OF LAND;THENCE SOUTHWESTERLY TO THE NORTHERLY MOST CORNER OF A TRACT OF
LAND CONVEYED TO THE COUNTY OF KENDALL BY DOCUMENT 201500004183;THENCE
SOUTHWESTERLY ALONG THE NORTHERLY LINE SAID TRACT OF LAND CONVEYED TO THE COUNTY OF
KENDALL TO THE CENTER LINE OF FOX ROAD EXTENDED NORTH;THENCE SOUTH ALONG SAID CENTER
LINE EXTEND AND SAID CENTERLINE TO THE CENTER LINE OF HIGHPOINT ROAD;THENCE SOUTHERLY
ALONG THE CENTER LINE OF HIGHPOINT ROAD TO THE CENTER LINE OF ROUTE 71;THENCE
SOUTHWESTERLY ALONG THE CENTER LINE OF ROUTE 71 TO THE CENTER LINE OF HOLLENBACK ROAD;
THENCE SOUTHERLY ALONG THE CENTER LINE OF HOLLENBACK ROAD TO THE CENTER LINE OF WALKER
ROAD;THENCE EASTERLY ALONG THE CENTER LINE OF WALKER ROAD TO THE CENTER LINE OF WEST
HELMAR ROAD;THENCE SOUTHERLY ALONG THE CENTER LINE OF WEST HELMAR ROAD TO THE
SOUTHWEST CORNER OF SECTION 36,TOWNSHIP 36 NORTH, RANGE 6 EAST OF THE THIRD PRINCIPAL
MERIDIAN.
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:REQUESTED ZONING CLASSIFICATION:
COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:TOTAL ACREAGE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
1/31/2024
Matt Gilbert Green Door Capital
837 W Junior Ter
Chicago, IL 60613 312-622-8300
matt@greendoorcapital.com
Hagemann Family Trust
Patricia Fleck and Larry Hagemann
1414 Eldamain Road, Plano, IL 60545
Approximately 138.441 acres of farmland lying East of Eldamain Road and north of Corneils road in Yorkville, IL
Unincorporated Bristol Township M-2
Industrial / Data Center 138.441
Unincorporated Bristol Township
Unincorporated Bristol Township
M-2
Unincorporated Bristol Township
02-07-100-011 02-07-100-002 02-07-100-005
l
DocuSign Envelope ID: EDA42567-CC68-4E0C-B1FE-7CF234306C7A
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
Kevin Kearney Pedersen Houpt
161 N Clark St, Ste. 2700
Chicago, IL 60601 312-261-2291
kkearney@pedersenhoupt.com
TBD
Bearnard Bauer HR Green
2363 Sequoia Dr, Ste. 101
Aurora, IL 60560 630-708-5033
bbauer@hrgreen.com
DocuSign Envelope ID: EDA42567-CC68-4E0C-B1FE-7CF234306C7A
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE EXISTING ZONING CLASSIFICATION(S) AND USES OF THE PROPERTY WITHIN THE GENERAL AREA OF THE PROPOSED REZONED PROPERTY:
PLEASE STATE THE TREND OF DEVELOPMENT, IF ANY, IN THE GENERAL AREA OF THE PROPERTY IN QUESTION, INCLUDING CHANGES, IF ANY, WHICH HAVE TAKEN PLACE SINCE
THE DAY THE PROPERTY IN QUESTION WAS PLACED IN ITS PRESENT ZONING CLASSIFICATION:
PLEASE STATE THE EXTENT TO WHICH PROPERTY VALUES ARE DIMINISHED BY THE PARTICULAR ZONING RESTRICTIONS:
PLEASE STATE THE EXTENT TO WHICH THE DESTRUCTION OF PROPERTY VALUES OF PETITIONER PROMOTES THE HEALTH, SAFETY, MORALS, AND GENERAL WELFARE OF THE
PUBLIC:
N/A - currently in unincorporated Bristol Township, requesting to be annexed into Yorkville and rezoned M-2 per the 2016
Comprehensive Plan.
N/A - currently in unincorporated Bristol Township, requesting to be annexed into Yorkville and rezoned M-2 per the 2016
Comprehensive Plan.
None to our knowledge.
None.
DocuSign Envelope ID: EDA42567-CC68-4E0C-B1FE-7CF234306C7A
APPLICATION FOR
REZONING
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE LENGTH OF TIME THE PROPERTY HAS BEEN VACANT AS ZONED CONSIDERED IN THE CONTEXT OF LAND DEVELOPMENT IN THE AREA IN THE VICINITY OF
THE SUBJECT PROPERTY:
PLEASE STATE THE COMMUNITY NEED FOR THE PROPOSED LAND USE:
WITH RESPECT TO THE SUBJECT PROPERTY, PLEASE STATE THE CARE WITH WHICH THE COMMUNITY HAS UNDERTAKEN TO PLAN ITS LAND USE DEVELOPMENT:
PLEASE STATE THE IMPACT THAT SUCH RECLASSIFICATION WILL HAVE UPON TRAFFIC AND TRAFFIC CONDITIONS ON SAID ROUTES; THE EFFECT, IF ANY, SUCH RECLASSIFICATION
AND/OR ANNEXATION WOULD HAVE UPON EXISTING ACCESSES TO SAID ROUTES; AND THE IMPACT OF ADDITIONAL ACCESSES AS REQUESTED BY THE PETITIONER UPON
TRAFFIC AND TRAFFIC CONDITIONS AND FLOW ON SAID ROUTES (ORD. 1976-43, 11-4-1976):
Subject property has been farmland in the past.
Surrounding area to be developed as industrial / data center, this site should follow behind.
See 2016 Comprehensive Plan update.
The two development scenarios include industrial and data center development. Green Door has completed a traffic study to
for the 280 acre development to the north. Both development scenarios would contemplate main traffic ingress/egress to the
west on Eldamain Road. Beacher and Faxon Roads to north/east of Subject Site would be secondary/emergency access. Data
Center would include significantly less traffic than even traffic study suggests.
DocuSign Envelope ID: EDA42567-CC68-4E0C-B1FE-7CF234306C7A
DocuSign Envelope ID: EDA42567-CC68-4E0C-B1FE-7CF234306C7A
With no known hardship, the development would envision substantial construction jobs as
well as long-term jobs, added local residence and substantial local business revenue
increases.
2/8/2024
The planned development is what was envisioned with the 2016 updated Comprehensive Plan for
the United City of Yorkville.
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT NUMBER:FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
Matt Gilbert Green Door Capital
837 W Junior Terrance
Chicago, IL 60613 312-622-8300
matt@greendoorcapital.com
Matt Gilbert Manager
DocuSign Envelope ID: EDA42567-CC68-4E0C-B1FE-7CF234306C7A
2/8/2024
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EXCEPTION (3)-TRACT A
EXCEPTION (4)-TRACT B
SHEETIllinois Professional Design Firm # 184-001322
2363 Sequoia Drive, Suite 101,
Aurora, Illinois 60560
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com 1 OF 1
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DEDICATION PER DOC. 200400020601
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CELDAMAIN ROADELDAMAIN ROADBRISTOL TOWNSHIPLITTLE ROCK TOWNSHIP
LEGAL DESCRIPTION
PARCEL 1:
THAT PART OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL
MERIDIAN, WHICH FALLS WITHIN THE FOLLOWING DESCRIBED TRACT OF LAND:
THAT PART OF THE SOUTH 1/2 OF SECTION 6 AND THAT PART OF THE NORTHWEST 1/4 OF
SECTION 7, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE CENTER LINE OF A HIGHWAY NOW KNOWN AS W. BEECHER
ROAD WHICH IS NORTH 15 DEGREES 11 MINUTES EAST 635 FEET FROM THE SOUTHEAST
CORNER OF THE SOUTHWEST 1/4 OF SAID SECTION 6; THENCE SOUTH 15 DEGREES 11 MINUTES
WEST ALONG SAID CENTER LINE 635 FEET TO THE SOUTHEAST CORNER OF SAID SOUTHWEST
1/4; THENCE SOUTH ALONG THE QUARTER SECTION LINE 8.80 CHAINS; THENCE SOUTH 88
DEGREES WEST ALONG A CLAIM LINE 43.78 CHAINS TO THE CENTER LINE OF A HIGHWAY NOW
KNOWN AS ELDAMAIN ROAD; THENCE NORTH 17 DEGREES 30 MINUTES EAST ALONG SAID
CENTER LINE 19 CHAINS TO A POINT SOUTH 88 DEGREES 25 MINUTES WEST FROM THE POINT OF
BEGINNING; THENCE NORTH 88 DEGREES 25 MINUTES EAST 2652 FEET TO THE POINT OF
BEGINNING, ALL IN TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN,
IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE WEST 1/2 OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING ON THE WEST LINE OF SAID SECTION, 25.80 CHAINS NORTH OF THE SOUTHWEST
CORNER OF SAID SECTION: THENCE EASTERLY ON A LINE PARALLEL TO THE SOUTH LINE OF
SAID SECTION, 23.94 CHAINS; THENCE NORTHERLY ON A LINE PARALLEL WITH THE EAST LINE
OF THE WEST 1/2 OF SAID SECTION, 45.57 CHAINS; THENCE WESTERLY ON A LINE PARALLEL
WITH THE SOUTH LINE OF SAID SECTION, 20.20 CHAINS TO THE CENTER LINE OF THE ROAD;
THENCE SOUTHERLY ALONG SAID CENTER LINE TO THE POINT OF BEGINNING; IN BRISTOL
TOWNSHIP, KENDALL COUNTY, ILLINOIS, EXCEPTING THEREFROM THE FOLLOWING:
(1) THAT PART OF THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 7; THENCE NORTHERLY ALONG
THE WEST LINE OF SAID SECTION, 3,110.0 FEET FOR A POINT OF BEGINNING; THENCE EASTERLY
AT RIGHT ANGLES TO SAID WEST LINE, 284.0 FEET; THENCE NORTHERLY PARALLEL WITH SAID
WEST LINE, 191.73 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED
COURSE, 284.0 FEET TO THE SAID WEST LINE; THENCE SOUTHERLY ALONG SAID WEST LINE,
191.73 FEET TO THE POINT OF BEGINNING, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS
(2) THAT PART OF THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 7; THENCE NORTHERLY ALONG
THE WEST LINE OF SAID SECTION, 3301.73 FEET FOR A POINT OF BEGINNING; THENCE EASTERLY
AT RIGHT ANGLES TO SAID WEST LINE, 284.0 FEET; THENCE NORTHERLY PARALLEL WITH SAID
WEST LINE, 526.43 FEET; THENCE WESTERLY ALONG A LINE FORMING AN ANGLE OF 88
DEGREES, 30 MINUTES, 00 SECONDS WITH THE LAST DESCRIBED COURSE MEASURED
COUNTER-CLOCKWISE THEREFROM, 284.10 FEET TO SAID WEST LINE; THENCE SOUTHERLY
ALONG SAID WEST LINE, 519.0 FEET TO THE POINT OF BEGINNING, IN BRISTOL TOWNSHIP,
KENDALL COUNTY, ILLINOIS.
(3) THAT PART DEDICATED FOR PUBLIC ROAD BY PLAT OF DEDICATION RECORDED JULY 27, 2004
AS DOCUMENT NO. 200400020601, DESCRIBED AS FOLLOWS:
THAT PART OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST
OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED, AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE WEST LINE OF SAID NORTHWEST QUARTER WITH THE
CENTER LINE OF ELDAMAIN ROAD EXTENDED FROM THE NORTHEAST, WHICH POINT IS
DESCRIBED AS BEING 1327.29 FEET SOUTHERLY OF THE NORTHWEST CORNER OF SAID
NORTHWEST QUARTER; THENCE NORTHEASTERLY ALONG SAID CENTER LINE 190.57 FEET;
THENCE EASTERLY AT RIGHT ANGLES TO SAID CENTER LINE 40.0 FEET; THENCE SOUTHERLY
ALONG A CURVE: TO THE LEFT HAVING A RADIUS OF 1160.0 FEET WITH IS RADIAL TO THE LAST
DESCRIBED COURSE, 365.38 FEET TO A POINT 40.0 FEET EASTERLY OF SAID WEST LINE; THENCE
WEST AT RIGHT ANGLES TO SAID WEST LINE 40.0 FEET TO SAID WEST LINE; THENCE NORTH
ALONG SAID WEST LINE 190.57 FEET TO THE POINT OF BEGINNING IN BRISTOL TOWNSHIP,
KENDALL COUNTY, ILLINOIS.
4) THAT PART CONVEYED TO KENDALL COUNTY, ILLINOIS BY WARRANTY DEED RECORDED APRIL
23, 2012 AS DOCUMENT NO. 201200007234, DESCRIBED AS FOLLOWS:
TRACT A
PART OF THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS, USING
BEARINGS AND GRID DISTANCES REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE
SYSTEM, EAST ZONE, NAD 83(97 AD J): BEGINNING AT THE NORTHWEST CORNER OF THE
SOUTHWEST QUARTER OF SAID SECTION 7; THENCE NORTH 87 DEGREES 20 MINUTES 05
SECONDS EAST 30.30 FEET ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID
SECTION 7: THENCE SOUTH 01 DEGREES 41 MINUTES 00 SECONDS EAST 934.77 FEET; THENCE
SOUTH 87 DEGREES 30 MINUTES 51 SECONDS WEST 40.90 FEET TO THE WEST LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 7; THENCE NORTH 01 DEGREES 02 MINUTES 01
SECONDS WEST 914.44 FEET ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID
SECTION 7 TO THE TO THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 12,
TOWNSHIP 37 NORTH, RANGE 6, EAST OF SAID THIRD PRINCIPAL MERIDIAN; THENCE NORTH 01
DEGREES 02 MINUTES 30 SECONDS WEST 20.44 FEET ALONG THE WEST LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 7 TO THE POINT OF BEGINNING, CONTAINING 0.764
ACRES, MORE OR LESS, OF WHICH 0.537 ACRE, MORE OR LESS, IS WITHIN THE EXISTING RIGHT
OF WAY FOR COUNTY HIGHWAY 7.
TRACT B
PART OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 37 NORTH, RANGE 7, EAST OF
THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS, USING
BEARINGS AND GRID DISTANCES REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE
SYSTEM, EAST ZONE, NAD 83(97 ADJ): COMMENCING AT THE NORTHWEST CORNER OF THE
NORTHWEST QUARTER OF SAID SECTION ; THENCE NORTH 87 DEGREES 15 MINUTES 05
SECONDS EAST 437.14 FEET ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID
SECTION 7: THENCE SOUTH 17 DEGREES 00 MINUTES 27 SECONDS WEST 1078.79 FEET TO THE
POINT OF BEGINNING; THENCE SOUTH 72 DEGREES 59 MINUTES 33 SECONDS EAST 21.70 FEET
TO THE SOUTHEASTERLY EXISTING RIGHT OF WAY LINE OF COUNTY HIGHWAY 7; THENCE SOUTH
09 DEGREES 36 MINUTES 34 SECONDS WEST 142.10 FEET TO THE SOUTHEASTERLY EXISTING
RIGHT OF WAY LINE OF COUNTY HIGHWAY 7; THENCE NORTH 72 DEGREES 59 MINUTES 33
SECONDS WEST 40.00 FEET ALONG THE SOUTHEASTERLY EXISTING RIGHT OF WAY LINE OF
COUNTY HIGHWAY 7 AND THE EXTENSION THEREOF; THENCE NORTH 17 DEGREES 00 MINUTES
27 SECONDS EAST 140.91 FEET TO THE POINT OF BEGINNING, CONTAINING 0.100 ACRES, MORE
OR LESS, OF WHICH 0.069 ACRE, MORE OR LESS, IS WITHIN THE EXISTING RIGHT OF WAY FOR
COUNTY HIGHWAY 7.
ROSENWINKEL FAMILY TRUST ET AL 501 % JOHN ROSENWINKEL
ILLINIOS GREENHOUSE LLC % BRIGHTFARMS
JAMES M SEARS ET AL 27 N COOK ST
ROSENWINKEL FAMILY TRUST ET AL 501 % JOHN ROSENWINKEL
JAMES M SEARS ET AL 27 N COOK ST
DONALD J & CAROL S HAMMAN 13351 B FAXON RD
JAMES M SEARS ET AL 27 N COOK ST
LATHAM-SCHLEINING TAMMI M SCHLEINING JOSHUA A &790 ELDAMAIN RD
ROSENWINKEL FAMILY TRUST ET AL 501 % JOHN ROSENWINKEL
NICHOLAS A LIV TRUST DODD % NICHOLAS A DODD & NICOLE E JALOVE
ARTURO & REYNALDA SANCHEZ 980 ELDAMAIN RD
KATHERINE SCHULTZ % DANIEL SCHULTZ
HAGEMANN FAMILY TRUST % PATRICIA K FLECK TTEE
HAGEMANN FAMILY TRUST % PATRICIA K FLECK TTEE
COMMONWEALTH EDISON THREE LINCOLN CENTRE 4TH FL
MORRIS FAMILY FARM LTD PARTNERSHIP 50 W 022 MCDERMOTT RD #A
MORRIS FAMILY FARM LTD PARTNERSHIP 50 W 022 #A MCDERMOTT RD
HAGEMANN FAMILY TRUST % PATRICIA K FLECK TTEE
LISA ANN PRATHER 1314 ELDAMAIN RD
COMMONWEALTH EDISON THREE LINCOLN CENTRE 4TH FL
MARY AUER 1327 W BEECHER RD
JAMES M SEARS ET AL 27 N COOK ST
JERRY G & MARILEE FOLTZ 1010 W BEECHER RD
KATHERINE SCHULTZ % DANIEL SCHULTZ
10735 CHICAGO RD WATERMAN, IL, 60556
50 S BUCKHOUT ST STE 202 IRVINGTON, NY, 10533
PLANO, IL, 60545
10735 CHICAGO RD WATERMAN, IL, 60556
PLANO, IL, 60545
PLANO, IL, 60545
PLANO, IL, 60545
PLANO, IL, 60545
10735 CHICAGO RD WATERMAN, IL, 60556
1286 ELDAMAIN RD PLANO, IL, 60545
PLANO, IL, 60545
32 BOAT LN OSWEGO, IL, 60543
723 TANAGER LN GENEVA, IL, 60134
723 TANAGER LN GENEVA, IL, 60134
OAK BROOK TERRACE, IL, 60181
BIG ROCK, IL, 60511
BIG ROCK, IL, 60511
723 TANAGER LN GENEVA, IL, 60134
PLANO, IL, 60545
OAK BROOK TERRACE, IL, 60181
BRISTOL, IL, 60512
PLANO, IL, 60545
BRISTOL, IL, 60512
32 BOAT LN OSWEGO, IL, 60543
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1
REQUEST SUMMARY:
The petitioner, C1 Yorkville, LLC (Cyrus One), contract purchaser, is seeking approval of a special use
for Planned Unit Development and Preliminary PUD Plan for the construction of secured data center
campus and on-site substation on approximately 228-acres of land located at the northeast corner of
Faxon Road and Eldamain Road, formerly known as Lincoln Prairie. The site will consist of up to nine
(9) standalone buildings used for networked computers, storage systems and computing infrastructure and
six (6) on-site stormwater basins to be developed in phases over a 10 to 20-year period.
PROPERTY BACKGROUND:
The subject property consists of seven parcels of varying sizes, ranging from one acre to seventy-five
acres, located at the northeast corner of Faxon and Eldamain Roads. With a total area of approximately
228 acres, the property was annexed in May 2005 through Ordinances 2005-48 and 2005-49, as part of a
larger planned development known as Lincoln Prairie. The annexation agreement designated the
property's zoning as M-2 General Manufacturing with special use authorization for an asphalt plant.
Memorandum
To: Planning & Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Sara Mendez, Planner I
Date: June 6, 2024
Subject: PZC 2024-15 Cyrus One – Planned Unit Development & Preliminary Plan
Proposed Data Center Campus and On-Site Substation Development
2
As part of the annexation agreement, internal roadways within the property connecting to Eldamain,
Beecher, and Faxon Roads were dedicated to the City for future construction. Although the City approved
a Final Plat for the Lincoln Prairie development in 2008, it was never recorded. The asphalt plant
operation never materialized, and the dedicated future right-of-way was eventually vacated. Despite
interest from several large-scale industrial developers and its designation as a Burlington Northern Santa
Fe (BNSF) Certified Site in
2019, the property has
remained undeveloped for
nearly 20 years.
In 2023, Green Door Capital
(dba Yorkville Nexus LLC)
purchased the property with the
intention of finding an
industrial user to redevelop the
site as a data center campus. A
separate development
agreement related to regional
infrastructure improvements
and recaptures for this project
is currently being discussed
with the contract purchaser and
the City and will be presented
independently to the City
Council from the requested
PUD and Preliminary Plan
approval.
ZONING/PLANNED UNIT DEVELOPMENT (PUD):
As previously stated, The subject property consists of seven (7) parcels (#02-18-300-004, #02-19-100-
004, #02-19-100-005, #02-18-300-003, #02-18-300-001, #02-18-300-002, and #02-18-400-004) and is
zoned M-2 General Manufacturing District, per Annexation Agreement of Lincoln Prairie Yorkville
(Ordinance No. 2005-48).
The following are the current immediate surrounding zoning and land uses:
Zoning Land Use
North A-1 (Kendall County) ComEd Substation/Transfer Station - Utility Use
South A-1 (Kendall County)
BNSF Railroad
Agricultural, Residential and Business Uses
Transportation Land Use
East A-1 SU (Kendall County)
A-1 SU (Yorkville)
Agriculture/Residential Land Use
Agriculture & Solar Farm (approved) Land Use
West Eldamain Road
M-2 General Manufacturing (Plano)
Transportation Land Use
Menards Distribution Center
The petitioner plans to build a secured data center campus. A data center is a facility that houses
computing machines and related hardware equipment, including servers, data storage drives, and network
equipment. It serves as the physical infrastructure necessary for IT systems and stores a company's digital
data. The proposed site will feature nine buildings, six stormwater basins, and an on-site substation. Data
center developments usually include backup power generators to ensure continuous power supply in case
of an electrical outage.
3
Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO), “data center” and
“electric substation” are permitted land uses in the M-2 General Manufacturing District. Data centers are
defined as Energy Industrial Uses per Table 10-3-12(B) in the Unified Development Ordinance.
Additionally, Section 10-8-8 of City’s Unified Development Ordinance (UDO) establishes standards for
Planned Unit Development (PUDs). PUDs are allowed to modify standards of the base district as long as
the requested modifications are specifically identified and demonstrates how each allowance is
compatible with surrounding development, is necessary for proper development of the site, and is aligned
with at least one (1) modification standard found in Section 10-8-8D of the UDO.
The modification standard this proposed planned unit development (PUD) aligns with is #12 “Regional
Utility Improvements”, as the data center campus will extend public utilities (water and sanitary) to and
through the property resulting in recapturable payments to the developer when future property owners in
the area benefit from connecting to such utility that had not previously existed.
PROPOSED PRELIMINARY PUD PLAN:
As proposed, the data center campus will have nine (9) two-story buildings and a centralized 800,000
square foot electric substation structure. Three (3) buildings (#1-3) will be located west of the substation
near the northwest corner of Eldamain Road and Faxon Road. Two (2) buildings (#4-5) are situated south
of the substation fronting Faxon Road and the BNSF rail line. The remaining four (4) buildings (#6-9) are
oriented east of the substation, just north of the railroad and west of Beecher Road. Additionally, six (6)
stormwater detention ponds are strategically provided throughout the site and four (3) wetland areas are
identified. The plan also shows a future development area located to the north abutting Eldamain Road.
Parking is provided adjacent to each of the buildings and the entire campus will be enclosed by an 8-foot-
tall high security steel fence with entry gates at each access. Total proposed lot coverage, including
buildings, driveways, parking and other hard surfaces, will not exceed the maximum 85% permitted in the
M-2 zoning district per the Unified Development Ordinance.
4
The original site plan dated April 15, 2024, proposed to have four (4) points of access. Three (3) off of
Eldamain Road and one (1) off of Beecher Road. These access points lead to internal private roadways
which loop around the nine (9) proposed buildings and connect to the electric substation. The main full
access was to be off of Eldamain Road and align with the existing Menards development to the west. It
was also noted that two (2) of the access points located at the northeast and northwest corners of the
subject property were intended exclusively for the user, ComEd, and emergency medical services (EMS)
to the electrical substation. Should ComEd not require both access points, one of the access points would
be eliminated.
However, after discussions with the Kendall County Highway Department, which has jurisdiction over
Eldamain Road, the petitioner submitted a revised site plan dated May 21, 2024 which reduced the
number of access points to two (2) with the primary entry access off of Eldamain Road, still aligning with
the Menards development, and a secondary emergency access off of Faxon Road. The access off of
Beecher Road for ComEd has been eliminated.
The preliminary plan is considered an initial draft that outlines the petitioner's intended layout for a future
final plat of subdivision, including all proposed site improvements. Typically, preliminary plans are valid
for twelve (12) months. However, for Planned Unit Developments (PUDs), which are considered special
uses, the approved plans expire only after three (3) years from approval if no Building Permit is issued
and no portion of the property is final platted.
PHASING OF DEVELOPMENT:
The petitioner has proposed to develop the subject property in nine (9) phases over a 10 to 20-year period
and have provided a phasing schedule table as depicted on the Preliminary PUD Plan. Phase 1 will consist
of constructing Building #4, the electric substation, and ponds #3 and #5. Additional ancillary
infrastructure provided in Phase 1 includes the primary access road, secondary/emergency access road
and perimeter roads, on-site parking, and perimeter fencing.
REQUESTED PUD DEVIATIONS:
The petitioner has listed thirteen (13) proposed deviations from the base M-2 General Manufacturing
District standards as part of the PUD and Preliminary Plan. Upon staff review and analysis of the
submitted plans, only ten (10) deviations to the M-2 district standards are warranted, as detailed
below:
1. Building Setbacks - Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following
compares current M-2 General Manufacturing District standards with the proposed Planned Unit
Development (PUD) requested modifications:
BUILDING SETBACKS
REQUIRED MINIMUM
SETBACKS
M-2 DISTRICT
PROPOSED MINIMUM
SETBACKS
PUD PLAN*
FRONT YARD
(Eldamain Road) 25’ 150’
SIDE YARD
(North/South) Min. 10% of lot/Max. 20’ 50’
REAR YARD
(Beecher Road) 0’ 60’
The petitioner is seeking to have the setbacks apply only to the boundary/perimeter of the subject
property rather than each individual building on the site, although the petitioner anticipates
subdividing the subject parcel into multiple lots. For the purposes of the perimeter setbacks, the
petitioner is requesting Eldamain Road is the established front yard and Beecher Road is the
established rear yard.
5
The petitioner seeking a zero (0) foot building setback for all yards on future plats for
buildings within the data center campus, as Section 10-8-6-C-6.c(6) of the Unified
Development Ordinance requires building setback lines on all lots. Staff is supportive of this
request.
2. Permitted Uses - Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO),
“data center” and “electric substation” are permitted land uses in the M-2 General Manufacturing
District. Data centers are defined as Energy Industrial Uses per Table 10-3-12(B) in the Unified
Development Ordinance. Use standards for Energy Industrial Uses are reserved for future
regulations, if ever approved, under Section 10-4-10 in the Unified Development Ordinance.
The petitioner is seeking waiver of future standards adopted being applicable to this subject
property after adoption of the Planned Unit Development. Staff is supportive of this
request.
3. Parking Requirements - According to the Preliminary PUD Plan submitted, there are 432 total
parking spaces with 27 ADA spaces to be provided on the property to accommodate the proposed
nine (9) building data center campus and electric substation uses. However, the total required
parking for the subject property is 736 spaces, including 15 ADA accessible spaces (2%).
Additionally, per Section 10-5-1K-1 of the Unified Development Ordinance, a minimum of 15
electric vehicle charging stations is required.
The petitioner is requesting a variance from the UDO required 0.3 spaces per 1,000 to 0.2
spaces per 1,000. Staff is supportive of establishing a minimum parking standard in the
PUD ordinance of no less than 400 off-street parking spaces for the data center campus
based off of net floor area and a minimum of ten (10) electric vehicle charging stations.
Further, staff recommends the difference in provided parking and required parking based
off of net floor area shall be subject to Section 10-5-1-I Fee-In-Lieu of Off-Street Parking.
This will be included as a condition of the special use for the PUD.
4. Vehicular Cross Access - Per Section 10-5-1-F of the Unified Development Ordinance, cross
access between adjoining developments which minimizes access points along streets, encourages
shared parking, and allows for vehicular access between land uses is required.
Due to the impracticality and security concerns of requiring the data center providing
vehicular access to adjacent properties, the petitioner is seeking relief from providing cross
access. Staff is supportive of this request.
5. Pedestrian Circulation - Per Section 10-5-1-N Pedestrian Circulation Standards of the Unified
Development Ordinance required off-street parking areas to on-site pedestrian circulation
systems and connection to existing and future planned trails.
The petitioner states that walkways between parking areas and building entrances will be
provided on-site, however they seek a waiver for public access and connection to public
sidewalks and bicycle trails due to the nature and security of the proposed land use. Staff is
supportive of this request.
6. Off-Street Loading - Per Section 10-5-1-Q of the Unified Development Ordinance, the number of
off-street shall be determined on a case-by-case basis, and in the instance of special uses, loading
berths adequate number and size to serve such use, as determined by the Zoning Administrators,
shall be provided.
6
The petitioner requests a minimum of one (1) off-street loading space per data center
campus building on the subject property. Staff is supportive of this request.
7. Landscaping - Section 10-5-3 establishes landscape standards for new developments. The
following landscape requirements would apply to this development: building foundation
landscaping, parking area perimeter landscaping, parking area interior landscaping, and transition
zone landscaping.
The petitioner has not submitted a landscape plan but are seeking relief from all minimum
requirements. Staff recommends the petitioner provide a landscape plan that provides
enhanced perimeter landscaping along Eldamain, Faxon, and Beecher Roads consistent
with a Type (D) Transition Zone landscaping as provided in Section 10-5-3(F)(3) of the
Unified Development Ordinance as depicted below:
Staff is amenable to relief from the parking area perimeter landscaping and some relief
from the building foundation and parking area interior landscaping requirements, but a
final landscape plan with specific requests for relief must be provided.
8. Mechanical Screening – Per Section 10-5-4 Screening of the Unified Development Ordinance,
ground/wall-mounted and roof mounted mechanical units that are visible from any public right-
of-way or adjacent residential property shall be screened from public view. Petitioner is seeking
to establish standards for screening both types of mechanical units.
Petitioner proposes to screen ground mounted mechanical equipment with vinyl fencing
equal to the height of the generator units but excluding any stacks protruding above the
unit. No screening is proposed for rooftop mechanical units. Staff has engaged a sound
engineer, Nathan Sevener of Soundscape Engineering, to evaluate the preliminary PUD
plan, taking into consideration the surrounding existing and future land uses. The attached
report dated June 6, 2024 addresses their findings related to potential noise generated by
outdoor mechanical equipment. Based on the preliminary review, the engineer does believe
with proper siting, equipment selection, noise control screening, compression wraps and
other approaches it is possible for the data center campus to comply with the City’s Noise
Ordinance. The sound engineer will also review the petitioner’s building permit
applications for noise control design and analysis. Staff recommends this memorandum and
review of the building permit by the sound engineer be included as an exhibit and condition
of the special use for the PUD.
9. Lots – Per Section 10-7-2 requires all lots to conform with district standards and states all lots
shall front or abut on a public street. Since the site has internal private roadways.
7
The petitioner is seeking waiver from the requirement for lots to have access on a public
street due to the unique nature of the secure data center campus. Staff is supportive of this
request.
10. Appearance Standards - Per Section 10-5-8-C-4 Industrial Uses, masonry products or precast
concrete shall be incorporated on at least fifty (50) percent of the total building. Any other facade
that abuts a street shall incorporate masonry products or precast concrete. The use of masonry
products or precast concrete is encouraged on the remaining facades. Where precast concrete
panels or split face block is utilized, the use of colors, patterns, or other architectural features
within these panels/blocks is encouraged. The petitioner has submitted exterior building
elevations depicting structures with materials such as concert panels, metal panels, and acoustic
barrier screen walls in hues of gray and pewter (see images below).
8
While the proposed materials and color palette are consistent with the Appearance Standards,
Section 10-5-8-C-4b.(2) of the Unified Development Ordinance requires industrial buildings with
facades greater than one hundred (100) feet in length shall incorporate recesses, projections,
windows, or other ornamental/architectural features along at least thirty (30) percent of the length
of the facade abutting a public street in an effort to break up the mass of the structure. The
buildings fronting a public street are Buildings #1, #2, #3, #8 and #9.
Due to the increased building setback and recommended enhanced perimeter landscaping,
the petitioner is seeking relief from this requirement. Staff is amenable to this request but
may recommend additional visual architectural interest (such as metallic panels) along
those building facades which front Eldamain Road is enhanced landscaping is not provided.
ROADWAY RECONSTRUCTION:
Per comments from the City Engineer in a review letter dated May 29, 2024, right-of-way dedication will
be required along Faxon and Beecher Roads. The City will require eighty feet (80’) of total right-of-way
along these roadways. Additionally, Faxon and Beecher Roads are not built to City standards and will be
required to be reconstructed per City Code. This recommendation, along with all comments provided
in the City Engineer’s review letter will be a condition of the special use for the Planned Unit
Development. A location of the required improvements is provided below:
COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan Update designates this property as “General Industrial” which is defined
typically for a broad range of warehousing and manufacturing activities located adjacent to the Eldamain
Corridor along the BNSF Railway line. Overall, staff supports the proposed PUD and its consistency with
the proposed underlining zoning of M-2, but note the following recommendations from the
Comprehensive Plan related to the subject property:
9
In Figure 8.17: Eldamain Road Corridor Land Use Strategy of the Yorkville 2016 Comprehensive Plan
Update (North of the Fox River) the subject area is identified as “Zone B – Distribution (Corneils Road to
BNSF Railroad)” meaning this area is recommended for modern industrial park incorporating branding
and placemaking elements, as well as a 50’ to 100’ buffer to maintain the zone’s semi-rural visual
character. The recommended enhanced perimeter landscaping along Eldamain Road for the proposed
Preliminary Planned Unit Development Plan will accomplish this comprehensive plan goal.
STANDARDS FOR SPECIAL USE:
The Planning and Zoning Commission may recommend approval of a Special Use upon considering the
following standards:
1. The establishment, maintenance or operation of the Special Use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort, or general welfare.
2. The Special Use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purpose already permitted, nor substantially diminish and impair property values
within or near the neighborhood in which it is to be located.
3. The establishment of the Special Use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or shall be
provided.
5. Adequate measures shall be taken to provide ingress or egress so designed as to minimize traffic
congestion in the public streets.
6. The proposed Special Use is not contrary to the objectives of the City’s adopted Comprehensive
Plan.
The petitioner has provided written responses to these standards which will be incorporated into
the record during the public hearing.
10
STANDARDS FOR PLANNED UNIT DEVELOPMENT:
The Planning and Zoning Commission may recommend approval of a Planned Unit Development (PUD)
upon considering the following standards (Section 10-8-8-E of the Unified Development Ordinance):
1. Plan and Policy Alignment. The Planned Unit Development is consistent with the goals,
objectives, and policies set forth in the Comprehensive Plan and other adopted plans and policy
documents of the City.
2. Integrated Design with Identifiable Centers and Edges. The Planned Unit Development shall
be laid out and developed as a unit in accordance with an integrated overall design, in which the
various land uses function as a cohesive whole and support one another. The design shall provide
identifiable centers, which form focus areas of activity in the development, and edges, which
define the outer borders of the development, through the harmonious grouping of buildings, uses,
facilities, public gathering spaces, and open space.
3. Public Welfare. The Planned Unit Development is designed, located, and proposed to be
operated and maintained so that it will not impair an adequate supply of light and air to adjacent
property and will not substantially increase the danger of fire or otherwise endanger the public
health, safety, and welfare.
4. Compatibility with Adjacent Land Uses. The Planned Unit Development includes uses which
are generally compatible and consistent with the uses of adjacent parcels. If the uses are not
generally compatible, all adverse impacts have been mitigated through screening, landscaping,
public open space, and other buffering features that protect uses within the development and
surrounding properties.
5. Impact on Public Facilities and Resources. The Planned Unit Development is designed so that
adequate utilities, road access, stormwater management, and other necessary facilities will be
provided to serve it. The Planned Unit Development shall include such impact fees as may be
reasonably determined by the City Council. These required impact fees shall be calculated in
reasonable proportion to the impact of the Planned Unit Development on public facilities and
infrastructure.
6. Archaeological, Historical or Cultural Impact. The Planned Unit Development does not
substantially adversely impact an archaeological, historical, or cultural resource, included on the
local, state, or federal register, located on or off the parcel(s) proposed for development.
The petitioner has provided written responses to these standards which will be incorporated into
the record during the public hearing.
STAFF COMMENTS:
The proposed Planned Unit Development and Preliminary PUD Plan are in general conformance with the
standards provided in the Unified Development Ordinance. Staff recommends approval of the special use
for Planned Unit Development (PUD) and the Preliminary PUD plan subject to the deviations requested
by the petitioner and conditions stipulated in staff’s memorandum.
PROPOSED MOTIONS:
1. Special Use for Planned Unit Development
In consideration of testimony presented during a Public Hearing on June 12, 2024 and
approval of the findings of fact, the Planning and Zoning Commission recommends approval
to the City Council of a request for Special Use authorization of a Planned Unit Development
for a data center campus to be located at the northeast corner of Faxon Road and Eldamain
Road subject to the conditions enumerated in a staff memorandum dated June 4, 2024 and
further subject to {insert any additional conditions of the Planning and Zoning Commission}…
11
2. Preliminary PUD Plan
The Planning and Zoning Commission recommends approval to the City Council of the Cyrus
One – Yorkville, Illinois – Preliminary PUD Plan prepared by Olsson and dated May 21, 2024
and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
Attachments:
1. Memorandum prepared by Soundscape Engineering dated June 6, 2024
2. Copy of Petitioner’s Application
3. Cyrus One – Yorkville, Illinois Preliminary PUD Plan dated May 21, 2024 prepared by Olsson
4. Exterior Elevations prepared by Corgan
5. EEI Review Letter to the City dated May 29, 2024
6. Plan Council Packet Materials 05-23-24
7. Public Hearing Notice
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
MEMORANDUM
June 6, 2024
To: Krysti J. Barksdale-Noble, Community Development Director, United City of Yorkville,
knoble@yorkville.il.us
From: Nathan Sevener, INCE Bd.Cert
re: PZC 2024-15 Cyrus One proposed Data Center Campus and On-site Substation Development
Preliminary Comments on Potential Noise Transmission to Community
Per Soundscape Engineering’s consulting services contract with the United City of Yorkville, I am
providing the following preliminary comments regarding potential noise transmission from the proposed
development of a data center campus with on-site substation to the surrounding community.
At this time, there is insufficient Project information available to allow calculation of noise transmission
from the proposed Development to the surrounding community. However, based on my experience,
review of the of the Preliminary PUD Plan, and the uses of the properties near the proposed site, I can
provide the following comments for your consideration.
Chapter 4 of the Yorkville Code of Ordinances restricts noise transmission to both residential and
commercial land uses. The limit on sound transmission to residential land uses during the
nighttime is the most restrictive. Since the proposed Data Center Campus can be expected to
operate during both daytime and nighttime, nighttime sound level limits will need to be
considered when evaluating noise transmission from the proposed Data Center Campus.
There are large residential developments to the Southeast and Southwest of the proposed Data
Center Campus, but they are not immediately adjacent. The distance between the proposed Data
Center Campus and these residences will be beneficial. There are, however, several single-family
residences very near the proposed Data Center Campus. These residences are located
immediately across the road to the West, South, and East of the proposed Data Center Campus.
In my experience, the primary noise sources associated with Data Centers are the electrical power
generators and the cooling equipment. The Applicant should provide a noise impact assessment
report for review by the City. The report should describe how the assessment was performed, list
the specific noise generating equipment associated with operation of the Data Center Campus and
On-site Substation, describe any noise control approaches and equipment that will be included in
the project design, and confirm that the City’s noise ordinance will be met.
The Applicant should note, in particular, that the Noise Ordinance includes a sound level limit
penalty for noise that is tonal in character. Some types of cooling equipment, such as chillers,
emit tonal noise.
Cyrus One Data Center – Preliminary Comments June 6, 2024
SE No. 2234 Page 2 of 2
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Based on my noise control engineering experience, it should be possible for the Data Center
Campus to comply with the City’s Noise Ordinance, if noise control is considered during the
selection and siting of cooling equipment and power generators. Depending on siting and
equipment types, noise control screening, compressor wraps, or other approaches may be needed
for the outdoor cooling equipment and noise control enclosures and mufflers will most likely be
needed for the generators.
**END OF MEMORANDUM**
APPLICATION INVOICE
WORKSHEET
United City of Yorkville
1SBJSJF1PJOUF%SJWF
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
x
x
x
x
500.00
500.00
10,000.00
5,000.00
18,750.00
____________ - 5 = ____________ x $10 = ____________ + $0 = $ ____________280 275 2,750 2,750
2,750.00
APPLICATION INVOICE
WORKSHEET
United City of Yorkville
1SBJSJF1PJOUF%SJWF
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
x
x
x
x
500.00
500.00
10,000.00
5,000.00
18,750.00
____________ - 5 = ____________ x $10 = ____________ + $0 = $ ____________280 275 2,750 2,750
2,750.00
1
STATE OF ILLINOIS )
)
COUNTY OF KENDALL )
)
UNITED CITY OF YORKVILLE )
PETITION FOR SPECIAL USE AND PLANNED UNIT DEVELOPMENT APPROVAL
THE UNDERSIGNED Petitioner, C1 Yorkville, LLC, a Delaware limited liability
company (hereinafter the “Petitioner”), respectfully petitions the United City of Yorkville (the
“City”) to grant a special use for planned unit development with development allowances as
detailed on the plans submitted herewith for the Property (as defined below).
BACKGROUND INFORMATION
1. The owner of the Property is Yorkville Nexus LLC, an Illinois limited liability
company (“Owner”);
2. The Petitioner is C1 Yorkville, LLC, a Delaware limited liability company, having
an office located at 2820 N. Harwood Street, Suite 2200, Dallas, TX 75201.
3. Petitioner is the contract purchaser of the Property or is an affiliated entity of the
contract purchaser of the Property;
4. The Property consists of +/- 228 acres located at the northeast corner of Eldamain
Road and Faxon Road in the City, which property is legally described on Exhibit A, attached
hereto and made a part hereof (the “Property”) and depicted on the Preliminary PUD Plan attached
as Exhibit B (hereinafter the “Preliminary Plan”);
5. The Property was originally annexed to the City pursuant to Ordinance No. 2005-
48 on May 24, 2005;
6. The Property is zoned M-2 General Manufacturing District under the Unit City of
Yorkville Unified Development Ordinance (the “Code”);
2
7. Petitioner seeks to develop the Property as a secure data center campus with an
onsite electrical substation (the “Data Center Campus”) as generally depicted on the Preliminary
Plan;
8. The Data Center Campus will be developed in phases, over what Petitioner
estimates to be a ten to twenty year period;
9. The planned unit development will establish standards which will govern the
phased development of the Data Center Campus;
10. As a Data Center Campus, the Property will be used for up to nine (9), stand-alone
building facilities comprised of networked computers, storage systems, and computing
infrastructure used to assemble, process, store and disseminate data, along with an onsite electrical
substation to provide electricity to such facilities; and
11. Petitioner has submitted the appropriate supporting details for approval of the
special use and Planned Unit Development as set forth herein.
PROJECT SUMMARY
Petitioner is a wholly owned subsidiary of CyrusOne. CyrusOne is a leading global
data center developer and operator specializing in delivering state-of-the-art digital infrastructure
solutions that serve some of the world’s foremost technology companies. CyrusOne currently
owns and operates a multi-building data center campus in Aurora at 2905 Diehl Road (hereinafter
the “C1 Facility”). The C1 Facility, purchased by an affiliate of CyrusOne in 2016 and expanded
in subsequent years, is a collection of mission-critical buildings that have been a welcome addition
to the City of Aurora, ultimately leading to significant additional development in the area. The
data center’s use is low-impact in terms of demand on public resources, but generates significant
tax revenues due to the unique electric demands of the facility.
3
The proposed Data Center Campus, as depicted on the Preliminary Plan, will allow
CyrusOne to expand its footprint in the Chicagoland region beyond its existing C1 Facility for the
express purpose of meeting the growing demand of its customer base. The relative proximity of
the regional facilities will provide an efficient operation for both the operator of the facility and
for tenants who intend to expand into the new Data Center Campus. Located on approximately
228 acres, the proposed Data Center Campus will consist of up to nine (9) separate data center
building facilities and an electrical substation. Improvements to the Data Center Campus will be
constructed in up to nine (9) phases as generally depicted in the Preliminary Plan. In the first phase
of construction, Petitioner will install all necessary utilities and site infrastructure to service the
first phase of the project, including the electrical substation, as well as building 4, detention ponds
3 and 5, the primary access road and security checkpoint, as well as on-site parking for building 4
and perimeter fencing for the Data Center Campus. Construction of each building generally
requires approximately one (1) year to eighteen (18) months to bring online. Petitioner estimates
that the ultimate build-out of the Data Center Campus will take ten to twenty years, depending on
market conditions.
There are up to four (4) secure points of access to the Data Center Campus. Two (2) of
access points are intended to exclusively service the onsite electrical substation, which will
generate very infrequent traffic. These access points will be locked, only providing access to
ComEd officials and EMS teams. The substation access points are located at the northeast and
northwest corners of the Property, providing alternative access from Beecher Road and Eldamain
Road. If it is determined that ComEd requires only one access point to the substation. then one of
the two (2) access points may be eliminated.
4
The buildings within the Data Center Campus will be accessed exclusively from the two
southern access points on Eldamain Road. The central access driveway will serve as the primary
means of ingress and egress to the buildings. This driveway will be improved with a guard stand
and a series of gates to maintain necessary levels of security within the Data Center Campus. This
primary point of access allows a vehicle to enter the campus through an automatic, electric fence,
wherein identification and access credentials are required at a security checkpoint to proceed
through in order to access the buildings within the Data Center Campus. Visitors who are not
granted access to the campus are directed to exit the premises through the southwesternmost
access drive back to Eldamain Road. The internal pavement section north of the southwesternmost
access point provides ample room to facilitate security operations without negatively impacting
traffic on the public roadway (Eldamain Road). To secure the Data Center Campus, Petitioner
proposes an approximately eight foot (8’) perimeter security fence as delineated on the Preliminary
Plan. A spec for the security fence is included with the submittal materials. The security fence
will also encompass the proposed electric substation.
Like the C1 Facility, the façade of the buildings to be constructed on the Data Center
Campus incorporate architectural treatment atypical of traditional warehouse or industrial
buildings. The proposed glazing, façade articulation, precast concrete walls and metal building
components are representative of the extraordinary investment in the campus, which consists of
nine (9) buildings, the first of which is anticipated to come online in 2026, subject to power
availability, with each subsequent building completed each year thereafter. The building height is
measured at fifty feet (55’) to the surface of the flat roof, a spec of which is included with the
submittal materials. Rooftop equipment extends up to a maximum height of 75 feet. The actual
and specific heights of the buildings and rooftop equipment will vary over time as changes are
5
made to CyrusOne’s standard building specifications or if other specific building changes are
dictated by their customers.
STANDARDS FOR SPECIAL USE APPROVAL FOR A PLANNED UNIT
DEVELOPMENT PURSUANT TO UDO SECTION 10-8-5. D.
1. The establishment, maintenance or operation of the Special Use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort, or general welfare.
The proposed development of the Property as a Data Center Campus will promote the
public health, safety, morals, comfort and general welfare of the City. The Property was originally
annexed and zoned in the City in 2005. Despite the underlying zoning, the Property has sat fallow,
without productive use consistent with the underlying zoning district for nearly 20 years. The
proposed use of the Property as a Data Center Campus is a permitted use consistent with the
underlying zoning. The proposed development of the Property will facilitate substantial
investment in the City that will produce new construction jobs, long-term employment
opportunities, and significant new tax revenue streams. The investment in the Data Center Campus
will establish the City as a competing regional leader in data center capacity for future tenants and
position the community as an employment base within a new and growing sector of the economy.
2. The Special Use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purpose already permitted, nor substantially diminish and
impair property values within or near the neighborhood in which it is to be located.
The parcel to the north of the Property is located in unincorporated Kendall County and is
occupied by ComEd for use as a transfer station, aligning with the proposed location of the electric
substation to be constructed in connection with the Data Center Campus. The parcel to the west of
the Property is beyond the jurisdictional boundaries of the City, located within the City of Plano
and occupied by Menards for warehousing purposes, aligning with the general manufacturing
zoning use of the Property. The parcel to the south of the Property is located in unincorporated
6
Kendall County and is used for agricultural purposes. The parcel to the east of the Property was
annexed to the City in 2023 and occupied by New Leaf Energy and used as a solar farm, which is
compatible to other M-2 General Manufacturing uses. The proposed use of the facility, as a Data
Center Campus, is a “permitted use” in the underlying zoning district.
The development of a data center represents a unique level of investment. Data center
developers are attracted to certain locations due to existing utility infrastructure. Still, existing
infrastructure is typically insufficient to support the ultimate requirements of a data center (electric
load in particular), so development of a data center typically entails significant new private
investment in upgrades to utility infrastructure. The ultimate development, which is typically
backed by institutional investment, results in uniquely high values within a sub-market. These
values bolster revenue streams for local governmental jurisdictions that rely heavily on property
taxes. By way of comparison, the C1 Facility has an assessed value of nearly $16,000,000, or
approximately $350,000 per acre. Accordingly, the investment and accompanying Data Center
Campus and electrical substation improvements Petitioner proposes to construct on the Property
will vastly increase values of adjacent properties, not impair or diminish them.
3. The establishment of the Special Use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
The City’s Code specifically identifies a “data center” as a “permitted use” in both the M-
1 and M-2 zoning districts. In other words, the City has already deemed a “data center” as an
appropriate use of the Property. It is not the use of the Property as a “data center” that necessitates
a “special use,” but it is Petitioner’s request for a planned unit development that establishes
comprehensive standards for the phased development of multiple data centers within a campus-
like setting that necessitates the special use. As Petitioner makes significant long-term investment
7
with the initial phase of development for the Data Center Campus, the special use for a planned
unit development will provide Petitioner with a long-term guaranty that the standards for future
phases of project are not subject to legislative change. The framework for development that is set
forth in the planned unit development will not impede normal and orderly development of
surrounding properties. Quite to the contrary, the planned unit development will provide a clear
framework for the intended improvement of the Property thereby providing surrounding property
owners with clear direction that may help facilitate the improvement of their properties.
The City’s Comprehensive Plan, adopted in 2016, specifically references the development
of the Property (referred to as the “Lincoln Prairie Industrial Properties”) in its vision strategy,
stating that “..future Industrial development should occur as a planned industrial subdivision,
similar to the Yorkville Business Center…”. The direction provided in the Comprehensive Plan
aligns with the M-1 zoning of the Property. Both the Comprehensive Plan and the underlying
zoning are consistent with the proposed development of the Property as a Data Center Campus.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or shall
be provided.
The Property is generally well-positioned in terms of access and utilities.
The means of ingress/egress to the Data Center Campus is specifically outlined above.
Based on Petitioner’s international experience with development of data center facilities, Petitioner
believes that the proposed ingress/egress will sufficiently service the intended use of the Property.
Internal to the Property, Petitioner has designed a series of drive aisles which are essential to the
function and security requirements for the Data Center Campus. Due to the security associated
with the Data Center Campus, all of these drive aisles will be privately owned, operated and
maintained. The private ownership of this road network significantly reduces the development’s
impact on public facilities, as the City will have no internal public roadway that it will be
8
responsible for owning and maintaining. Necessary and appropriate easements will be granted at
final plat to ensure perpetual private rights of access and other utility easements, including water
line easements as reflected on the Preliminary Plan.
Petitioner’s civil engineer has designed a series of stormwater management basins
consistent with applicable stormwater regulations. These stormwater management basins will be
improved with native vegetation. The naturalized stormwater basins will provide open space and
establish new habitat. The deep-rooted native vegetation will minimize erosion and promote
infiltration, providing new ecological benefits.
Petitioner is coordinating the extension of municipal sanitary and water services with City
staff. The extension of these public services represents a significant up-front cost to be borne by
Petitioner. While the cost of utility extensions will be subject to reimbursement, the size and scale
of the investment undertaken by Petitioner is extraordinary. The Petitioner’s extension of public
infrastructure will position other property in the area for additional investment.
5. Adequate measures shall be taken to provide ingress or egress so designed as to minimize
traffic congestion in the public streets.
Based on Petitioner’s international experience with development of data center facilities,
Petitioner designed an efficient and appropriately security means of ingress/egress to the Data
Center Campus. The proposed ingress/egress utilizes a significant setback from the Eldamain
right-of-way to ensure that queuing at the security entrance to the Data Center will not result in
back-up of traffic onto the public streets. Internal to the campus, the drive aisles and gating
systems are appropriately sized and spaced not only for traffic entering the campus, but to handle
vehicles which are not admitted to the campus. Along Eldamain, the northernmost access to the
substation is aligned with ingress/egress to the adjacent industrial development. The central and
southern access points, which will handle ingress/egress to the buildings located in the Data Center
9
Campus, are appropriately spaces between competing access points. Petitioner has engaged a
traffic engineer to prepare a traffic study to confirm capacity of the roadways. The traffic study
will be provided to the City upon completion.
6. The proposed Special Use is not contrary to the objectives of the City’s adopted
Comprehensive Plan.
The City adopted its most current Comprehensive Plan in 2016. According to the
Comprehensive Plan, to accomplish the future development of the City’s industrial areas, the
community planning objectives include: (i) removing barriers to industrial area investment and
facilitating development through the use of incentives and regulatory relief; (ii) concentrating
industrial attraction efforts in near-term industrial areas, such as the Yorkville Business Center and
the Fox Industrial Park; (iii) facilitating redevelopment of industrial areas to accommodate
industrial uses of different sizes and to achieve more modern office park settings; and (iv)
encouraging best practices in industrial building/park design, stormwater management, landscape
buffering and placemaking. The Comprehensive Plan identifies five (5) industrial areas with
developable land, which include the Property. By granting the special use for a planned unit
development to permit the use and construction of the proposed Data Center Campus on the
Property, the City is advancing the objectives of the Comprehensive Plan in facilitating industrial
development through regulatory relief. Additionally, granting the special use for the development
of the Data Center Campus accomplishes a long-range goal in the immediate future (reflected on
Table 5.2) for the development of Healey Asphalt/Lincoln Prairie, given the “slack in demand” as
expressly cited by the Comprehensive Plan.
Furthermore, the Comprehensive Plan specifically references the development of the
Lincoln Prairie Industrial Properties in its vision strategy, stating that “..future Industrial
development should occur as a planned industrial subdivision, similar to the Yorkville Business
10
Center…”. Accordingly, the proposed Special Use is not contrary to the objectives of the City’s
Comprehensive Plan, but further accomplishes its objectives in the near-term.
REVIEW STANDARDS FOR APPROVAL OF PLANNED UNIT DEVELOPMENT
PURSUANT TO UDO SECTION 10-8-8. E.
1. Plan and Policy Alignment. The Planned Unit Development is consistent with the goals,
objectives, and policies set forth in the Comprehensive Plan and other adopted plans and
policy documents of the City.
As stated hereinabove, the proposed Planned Unit Development for the Data Center
Campus is consistent with the objectives of the City’s Comprehensive Plan. The Comprehensive
Plan specifically references the development of the Lincoln Prairie Industrial Properties in its
vision strategy, stating that “..future Industrial development should occur as a planned industrial
subdivision, similar to the Yorkville Business Center…”. By granting Petitioner’s request for a
planned unit development, the City accomplishes this goal in the near term, much in advance of
the long-term strategy outlined in it Comprehensive Plan. By approving development of the
Property as a planned unit development, the City ensures the coordinated and thoughtful planning
of a large-scale industrial property and establishes a framework for the type of phased investment
that is generally required for a development of this size and scale.
2. Integrated Design with Identifiable Centers and Edges. The Planned Unit Development
shall be laid out and developed as a unit in accordance with an integrated overall design,
in which the various land uses function as a cohesive whole and support one another. The
design shall provide identifiable centers, which form focus areas of activity in the
development, and edges, which define the outer borders of the development, through the
harmonious grouping of buildings, uses, facilities, public gathering spaces, and open
space.
The Preliminary Plan is laid out and shall be developed as a unit in accordance with an
integrated overall design, in which the two (2) land uses function as a cohesive whole and support
one another; one for the electric substation and the other for data center building uses. As reflected
on the Preliminary Plan, a new electric substation will be developed as a critical component of the
11
project in order to provide the necessary electricity to the nine (9) phased buildings to be
constructed on the Property. This design provides an identifiable center for which the substation
is located. The focal areas of the project are the nine (9) data center buildings with allocated
parking and access driveways, which form focus areas of activity. The edges of the Data Center
Campus are defined by the access driveways and stormwater ponds the provide the necessary and
appropriate drainage for the impervious surfaces and as required by the Code, creating a
harmonious grouping of buildings, uses, facilities.
3. Public Welfare. The Planned Unit Development is designed, located, and proposed to be
operated and maintained so that it will not impair an adequate supply of light and air to
adjacent property and will not substantially increase the danger of fire or otherwise
endanger the public health, safety, and welfare.
The proposed development of the Property as a Data Center Campus as a Planned Unit
Development will not impair an adequate supply of light and air to adjacent property and will not
substantially increase the danger of fire or otherwise endanger the public health, safety, and
welfare. The design and operation of data centers does not impact the vast supply of light or air.
Notably, physical improvements to the Property are located toward the core of the Property.
Planned setbacks are significantly greater than what is required under the zoning ordinance.
Moreover, Petitioner has generally located open space in the form of stormwater detention basins
around the perimeter of the Property. The proposed configuration of the buildings ensures that the
planned unit development will not impair the supply of light and air nor increase the danger of fire
to adjacent property.
4. Compatibility with Adjacent Land Uses. The Planned Unit Development includes uses
which are generally compatible and consistent with the uses of adjacent parcels. If the uses
are not generally compatible, all adverse impacts have been mitigated through screening,
landscaping, public open space, and other buffering features that protect uses within the
development and surrounding properties.
12
The establishment of Planned Unit Development for the Property consisting of the Data
Center Campus is generally compatible with and consistent with the uses of adjacent parcels. As
previously provided herein, the parcel to the north of the Property is located in unincorporated
Kendall County and is occupied by ComEd for use as a transfer station, which aligns with the
proposed location of the substation to be constructed in connection with the Data Center Campus.
The parcel to the west of the Property is beyond the jurisdictional boundaries of the City and is
located within the City of Plano, being used and occupied by Menard’s for warehousing purposes,
aligning with the current general manufacturing and industrial zoning use of the Property. The
parcel to the south of the Property is located in unincorporated Kendall County and is used for
agricultural purposes. The parcel to the east of the Property is occupied by New Leaf Energy for a
solar farm, which is considered by the City Code to be compatible to an industrial use. In
connection with the development of the Property, building setbacks will significantly exceed City
Code requirements. Perimeter landscaping and stormwater improvements will also create natural
buffer feature, further protecting the current and future uses on adjacent properties.
5. Impact on Public Facilities and Resources. The Planned Unit Development is designed
so that adequate utilities, road access, stormwater management, and other necessary
facilities will be provided to serve it. The Planned Unit Development shall include such
impact fees as may be reasonably determined by the City Council. These required impact
fees shall be calculated in reasonable proportion to the impact of the Planned Unit
Development on public facilities and infrastructure.
The Planned Unit Development of the proposed Data Center Campus is designed so that
adequate utilities, road access, stormwater management, and other necessary facilities will be
provided to serve it. Petitioner’s civil engineer has designed a series of stormwater management
basins, which will handle runoff from impervious surfaces. Roadway access has been discussed
at length herein. While public utilities are not presently available at the Property, Petitioner and
City staff have been coordinating on a plan to extend utilities to and through the Property. The
13
extension of public utilities through the Property represents a significant investment which will
help position other properties in the immediate area for development. A new electric substation
will be developed as a critical component of the project. The development of the proposed Data
Center Campus as a Planned Unit Development will not pose a significant burden on public
facilities and infrastructure, but will improve public facilities and infrastructure in a manner that
will likely facilitate additional investment on nearby properties.
6. Archaeological, Historical or Cultural Impact. The Planned Unit Development does not
substantially adversely impact an archaeological, historical, or cultural resource, included
on the local, state, or federal register, located on or off the parcel(s) proposed for
development.
The proposed Data Center Campus as a Planned Unit Development does not substantially
adversely impact an archaeological, historical, or cultural resource, included on the local, state, or
federal register, located on or off the parcel(s) proposed for development. Petitioner has/will
undertake necessary and appropriate studies to evaluate wetlands/waters, threatened/endangered
species, and historical resources. Petitioner will coordinate necessary approvals with the City as
a condition to the construction of improvements to the Property.
REQUIRED DEVIATIONS FROM UNIFORM DEVELOPMENT ORDINANCE
1. Table 10-3-9(A) Bulk and Dimensional Standards. In accordance with the City’s Code,
required setbacks are as follows: Front: 25’; Side: 20’; Rear: 0’. Petitioner seeks a
deviation to measure setbacks only to the boundary of the Property. Petitioner anticipates
future subdivision of the Property into multiple parcels and seeks a waiver of any setback
requirement between property lines internal to the Property (i.e. between buildings 1 and
2). For purposes of applying setbacks, Eldamain Road shall be the front setback. Beecher
Road shall be the rear setback. The north and south property lines of the Property shall be
side yards.
2. Chapter 10-4-10 Energy Industrial Uses. Under the City’s Code, a data center is defined
as an Energy Industrial Use. The City has not established specific use standards for Energy
Industrial Uses, which include data centers. As such, the proposed Data Center Campus is
not presently subject to any use standards under Chapter 4 of the City’s Code. No use
14
standards adopted after the approval of the planned unit development shall be applicable
to the Property.
3. Table 10-5-1(H)(5) Minimum Parking Requirement. In accordance with the City’s
Code, the minimum parking requirements are 0.3 spaces per 1,000 square feet. Petitioner
hereby requests a variance from the Code to 0.2 spaces per 1,000 square feet. Petitioner’s
average building is 287,400 square feet, requiring 57 spaces per building and is closely
aligned with Petitioner’s actual need per building, calculated to be approximately 54 spaces
per building. Parking within the Data Center Campus shall not be calculated on a lot-by-
lot basis, but shall be shared between buildings/lots that comprise the Data Center Campus.
To the extent that the security needs of a lot/building dictate that access to the parking for
said lot/building is restricted solely for the use of the occupant of said building, the parking
allocated to said lot/building shall not be counted toward the required minimum parking
provided for the rest of the buildings in the Data Center Campus.
4. 10-5-1(F) Cross Access. The City’s Code requires cross access between adjoining
developments. Given the unique security constraints associated with the use and operation
of a Data Center Campus, all cross-access requirements shall be waived with respect to the
Property.
5. 10-5-1 (N) Pedestrian Circulation. The City’s Code requires pedestrian walkways
between buildings. Where appropriate, Petitioner will provide walkways between parking
areas and building entrances and will comply with applicable ADA requirements; however,
the Property will not be developed with pedestrian connections between buildings or for
purposes of accessing open spaces. Petitioner seeks a waiver of requirements for
pedestrian circulation, except as is necessary between a building and the parking areas
intended to serve each building.
6. 10-5-1(O) Bicycle Parking. The City’s Code requires bicycle parking. The surrounding
roadways and the use of the Property is not conducive to bicycle access and parking.
Petitioner seeks a waiver of bicycle parking requirements.
7. 10-5-1 Q. Required Off-Street Loading Spaces. In accordance with the City’s Code, the
number of off-street loading spaces is left to the discretion of the Zoning Administrator.
Petitioner hereby requests the minimum standard be one (1) off-street loading space per
Data Center Campus building located on the Property.
8. 10-5-3. Landscape. The City’s Code requires extensive landscape in and around parking
lots and building areas as a means of improving the character of the community. In light
of secured nature of the campus and potential conflicts between landscaping and the
mechanical appurtenances unique to a Data Center Campus, Petitioner seeks to minimize
15
the amount of internal space allocated to landscape enhancements. In lieu of the City’s
landscape requirements, Petitioner proposes standards as established in the landscape plan
for the Property.
9. 10-5-4 (B) & 10-5-4 (C). Screening of Mechanical Units. The City’s Code requires
screening of both ground-mounted and rooftop-mounted mechanical units. Due to the
nature of the use of the Data Center Campus, the development will incorporate significant
ground-mounted and rooftop-mounted mechanical units associated with each building in
the Data Center Campus. Given the secured nature of the Data Center Campus and in lieu
of the applicable Code requirements, Petitioner seeks to establish a standard for both
ground-mounted and rooftop-mounted mechanical units: Ground Mounted: Vinyl fencing
equal to the height of generator units but excluding any stacks protruding above the
generator unit; Rooftop Mounted: mechanical penthouses shall not require screening.
10. 10-5-5. Fences. City Code establishes requirements for fencing, which includes a
requirement that fencing shall not extend beyond the front plane of the primary building
façade. Petitioner seeks approval of the fencing specification and the location of the
fencing as specifically delineated on the Preliminary Plan.
11. 10-5-8(4). Appearance Standards, Industrial Uses. The City Code establishes standards
for Industrial Buildings, including the requirement that any building greater than 100’ in
length shall incorporate recesses along at least thirty percent (30%) of the length of the
façade abutting a public street. In light of the significant setbacks incorporated in the layout
of the Data Center Campus and the emphasis on open space around the roadway perimeter
of the campus, the architectural standards are hereby waived so long as the buildings are
constructed of masonry, pre-cast materials.
12. 10-7-2. Lots. The City’s Code requires all lots to abut a public street and reserves to the
Planning and Zoning Commission and the City Council the ultimate approval of the size,
shape and orientation of lots. Given the unique nature of the secure Data Center Campus,
the City hereby waives the requirement for access on a public street and agrees to approve
such future subdivision of the Property into individual units as Petitioner deems reasonably
necessary and appropriate to facilitate the use, operation, maintenance, and disposition of
the Property.
13. 10-7-3 and 10-7-4. The City’s Code establishes standards for the development of streets
and circulation necessary for the development of property. The development of the
Property does not include new streets and driveways internal to the development and shall
be exempt from the requirements of these sections.
16
WHEREFORE, by reason of the foregoing, the undersigned Petitioner requests the City’s Plan
Council, Economic Development Committee, Planning and Zoning Commission and City Council
take the necessary and appropriate action to grant a special use for planned unit development with
development allowances as detailed on the plans submitted herewith for the Property and pursuant
to the appropriate provisions of the City’s Code.
RESPECTFULLY SUBMITTED this 16th day of April, 2024
PETITIONER:
C1 YORKVILLE LLC,
a Delaware limited liability company
Rosanova & Whitaker, Ltd.
Attorney for the Petitioner
17
EXHIBIT A
Legal Description of the Property
PARCEL ONE:
THAT PART OF THE SOUTH 1/2 OF SECTION 18 AND THE NORTHWEST 1/4 OF
SECTION 19, ALL IN TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL
MERIDIAN DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHWEST 1/4 OF SAID
SECTION 18; THENCE NORTH 00 DEGREES 00 MINUTES 54 SECONDS WEST, ALONG
THE WEST LINE OF SAID SOUTHWEST 1/4, 1030.91 FEET; THENCE NORTH 89
DEGREES 57 MINUTES 33 SECONDS EAST, 3352.25 FEET; THENCE SOUTH 00
DEGREES 08 MINUTES 07 SECONDS EAST, TO A POINT ON THE NORTH RIGHT-OF-
WAY LINE OF THE CHICAGO, BURLINGTON AND QUINCY RAILROAD, 844.76 FEET;
THENCE SOUTH 74 DEGREES 23 MINUTES 26 SECONDS WEST ALONG SAID NORTH
RIGHT-OF-WAY LINE TO A POINT ON THE NORTH AND SOUTH QUARTER LINE OF
SAID SECTION 18, 231.91 FEET; THENCE CONTINUING ALONG THE LAST DESCRIBED
COURSE, 852.71 FEET; THENCE NORTH 73 DEGREES 28 MINUTES 36 SECONDS WEST,
514.80 FEET TO THE SOUTH LINE OF SAID SOUTHWEST 1/4; THENCE SOUTH 88
DEGREES 38 MINUTES 24 SECONDS WEST, ALONG SAID SOUTH LINE OF SAID
SOUTHWEST 1/4 1816.32 FEET TO THE POINT OF BEGINNING, IN KENDALL COUNTY,
ILLINOIS.
PARCEL TWO:
THAT PART OF THE SOUTH 1/2 OF SECTION 18, TOWNSHIP 37 NORTH, RANGE 7 EAST
OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHWEST 1/4 OF SAID
SECTION; THENCE NORTH 00 DEGREES 00 MINUTES 54 SECONDS WEST, ALONG THE
WEST LINE OF SAID SOUTHWEST 1/4, 1917.41 FEET, TO THE POINT OF BEGINNING;
THENCE NORTH 89 DEGREES 57 MINUTES 33 SECONDS EAST TO A POINT ON THE
NORTH AND SOUTH QUARTER LINE OF SAID SECTION, 3126.88 FEET; THENCE
CONTINUING ALONG THE LAST DESCRIBED COURSE, 223.50 FEET; THENCE SOUTH
00 DEGREES 08 MINUTES 07 SECONDS EAST, 886.50 FEET; THENCE SOUTH 89
DEGREES 57 MINUTES 33 SECONDS WEST, TO A POINT ON SAID WEST LINE, 3352.25
FEET; THENCE NORTH 00 DEGREES 00 MINUTES 54 SECONDS WEST, ALONG SAID
WEST LINE, 886.50 FEET TO THE POINT OF BEGINNING, IN KENDALL COUNTY,
ILLINOIS.
PARCEL THREE:
THAT PART OF THE WEST 1/2 OF SECTION 18, TOWNSHIP 37 NORTH, RANGE 7 EAST
OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHWEST 1/4 OF SAID
SECTION 18; THENCE SOUTH 00 DEGREES 00 MINUTES 54 SECONDS EAST ALONG
18
THE WEST LINE OF SAID NORTHWEST 1/4, 1929.92 FEET TO THE POINT OF
BEGINNING; THENCE SOUTH 89 DEGREES 01 MINUTES 27 SECONDS EAST, 565.21
FEET; THENCE SOUTH 59 DEGREES, 16 MINUTES 25 SECONDS EAST 913.73 FEET;
THENCE SOUTH 00 DEGREES 04 MINUTES 45 SECONDS EAST, 191.76 FEET; THENCE
SOUTH 23 DEGREES 01 MINUTES 57 SECONDS EAST, 820.55 FEET; THENCE SOUTH 89
DEGREES 57 MINUTES 33 SECONDS WEST, TO A POINT ON THE WEST LINE OF THE
SOUTHWEST 1/4 OF SAID SECTION, SAID POINT BEING 1917.41 FEET NORTHERLY OF
THE SOUTHWEST CORNER OF SAID SECTION AS MEASURED ALONG THE WEST
LINE OF SAID SECTION, 1671.52 FEET; THENCE NORTH 00 DEGREES 00 MINUTES 54
SECONDS WEST, ALONG SAID WEST LINE TO THE WEST QUARTER CORNER OF SAID
SECTION, 722.59 FEET; THENCE NORTH 00 DEGREES 00 MINUTES 54 SECONDS WEST,
ALONG THE WEST LINE OF THE NORTHWEST 1/4 OF SAID SECTION, 702.00 FEET TO
THE POINT OF BEGINNING, IN KENDALL COUNTY, ILLINOIS.
PARCEL FOUR:
THAT PART OF THE SOUTHEAST 1/4 OF SECTION 18, TOWNSHIP 37 NORTH, RANGE
7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTION 18; THENCE
SOUTH 00 DEGREES 08 MINUTES 07 SECONDS EAST, ALONG THE NORTH AND
SOUTH QUARTER LINE, 3437.83 FEET; THENCE NORTH 89 DEGREES 57 MINUTES 33
SECONDS EAST, 223.50 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING
ALONG THE LAST DESCRIBED COURSE TO A POINT ON THE EAST LINE OF THE
WEST 1/2 OF THE EAST 1/2 OF SAID SECTION, 1102.80 FEET; THENCE SOUTH 00
DEGREES 16 MINUTES 12 SECONDS EAST, ALONG SAID EAST LINE TO A POINT ON
THE NORTH RIGHT OF WAY LINE OF THE CHICAGO BURLINGTON AND QUINCY
RAILROAD, 1423.23 FEET; THENCE SOUTH 74 DEGREES 23 MINUTES 26 SECONDS
WEST, ALONG SAID NORTH RIGHT-OF-WAY LINE TO A POINT 231.91 FEET
NORTHEASTERLY OF SAID QUARTER LINE AS MEASURED ALONG SAID NORTH
RIGHT-OFWAY LINE, 1147.75 FEET; THENCE NORTH 00 DEGREES 08 MINUTES 07
SECONDS WEST, PARALLEL WITH SAID QUARTER LINE, 1731.26 FEET TO THE POINT
OF BEGINNING, IN KENDALL COUNTY, ILLINOIS.
COMMONLY KNOWN AS approximately 228 acres of vacant land located at northeast corner
of Edamain Road and Faxon Road in Bristol Township, in unincorporated Kendall County
PINs:
02-18-300-001;
02-18-300-002;
02-18-300-003;
02-18-300-004;
02-19-100-004;
02-19-100-005; and
02-18-400-004
19
EXHIBIT B
Preliminary Plan
(Attached)
BEECHER ROADELDAMAIN ROADFAXON ROAD
RAILRO
A
D
WETWET WETWETW
E
T
W
E
T
WETWET
30.00' TYP.
75.00' TYP.
75.00'
1000.00'
800.00'
+/-233.60'
275.40'
221.27'
129.78'
121.26'
30.00'
530.60'
30.00'
36.00
TYP.
BUILDING 1
2 STORY DATA CENTER
FFE=649.0
BUILDING 2
2 STORY DATA CENTER
FFE=649.0
BUILDING 4
2 STORY DATA CENTER
FFE=648.5
BUILDING 5
2 STORY DATA CENTER
FFE=648.0
BUILDING 8
2 STORY DATA CENTER
FFE=647.0
SUBSTATION
(800' x 1000')
FFE=648.5
BUILDING 9
2 STORY DATA CENTER
FFE=647.0
BUILDING 3
2 STORY DATA CENTER
FFE=648.5
BUILDING 6
2 STORY DATA CENTER
FFE=647.5
BUILDING 7
2 STORY DATA CENTER
FFE=647.0
POND 1
POND 2
POND 3
POND 4
POND 5
POND 6oooo
o o o
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ooooooCYRUS ONE - YORKVILLE, ILLINOIS - PRELIMINARY PUD PLAN
SCALE:1" = 200' AT FULL SIZE (24x36)
DATE: May 21, 2024
Project Area
Current Colo Build
Equipment Yard
Stormwater Pond
Wetlands
Security Fenceooooo
150' PROPOSED FUTURE EASEMENT
50' SETBACK EASEMENT
50' SETBACK
EASEMENT
30' WATER LINE
EASEMENT
50' SETBACK
EASEMENT30' WATER LINE
EASEMENT
50' SETBACK
EASEMENT
150' SETBACK
EASEMENT
30' WATER LINE
EASEMENT
60' SETBACK EASEMENT
M-2 ZONING
A-1 ZONING
A-1 ZONING
A-1 ZONING
YORKVILLEPLANO
UNINCORPORATED
PROJECT SITE
MUNICIPAL BOUNDARIES
SITE DATA
TOTAL SITE AREA 9,956,767.47 SF
(228.57 AC +/-)
MAX BUILDING HEIGHT N/A
SETBACKS*
FRONT (WEST) REQUIRED 25'-0"
FRONT (WEST) PROVIDED 150'-0"
REAR (EAST) REQUIRED 0'-0"
REAR (EAST) PROVIDED 60'-0"
SIDE (N + S) REQUIRED 20'-0"
SIDE (N + S) PROVIDED 50'-0"
TRANSITIONAL SIDE N/A
*SETBACKS APPLY ONLY TO THE PERIMETER OF THE PROPERTY. IN THE
EVENT THAT THE PROPERTY IS RESUBDIVIDED, THERE SHALL BE NO
SETBACKS APPLICABLE TO INTERNAL LOT LINES.
PARKING
DATA CENTER PARKING RATIO 0.2 SPACES PER
1,000 SF
REQUIRED PARKING (# SPACES)490
PROVIDED PARKING (# SPACES)432
ACCESSIBLE PARKING REQUIRED (# SPACES)9
ACCESSIBLE PARKING PROVIDED (# SPACES)27
COVERAGE
MINIMUM LOT SIZE N/A
MAXIMUM BUILDING COVERAGE 85%
PROVIDED BUILDING COVERAGE 12.3%
MAXIMUM SITE COVERAGE 85%
PROVIDED SITE COVERAGE 35.6%
MAXIMUM MAX FAR 85%
PROVIDED SITE COVERAGE 24.6%
FUTURE
DEVELOPMENT
BUILDING AREAS
BUILDING #SIZE
HEIGHT
(TOP OF
BUILDING)
HEIGHT
(TOP OF
EQUIPMENT)
BUILDING 1 287,400 SF 55'-0"70'-0"
BUILDING 2 287,400 SF 55'-0"70'-0"
BUILDING 3 287,400 SF 55'-0"70'-0"
BUILDING 4 287,400 SF 55'-0"70'-0"
BUILDING 5 287,400 SF 55'-0"70'-0"
BUILDING 6 287,400 SF 55'-0"70'-0"
BUILDING 7 287,400 SF 55'-0"70'-0"
BUILDING 8 287,400 SF 55'-0"70'-0"
BUILDING 9 152,000 SF 55'-0"70'-0"
TOTAL 2,451,200 SF N/A N/A
EMERGENCY ENTRANCE
PRIMARY ENTRANCE
ACM-3
ACM-3ACM-1 CP-2
PREFINISHED METAL
COLLECTOR BOX
AND DOWNSPOUT, TYP.
LOUVERED METAL
PANEL ENTRY CANOPY
ALUMINUM CLIENT
LOGO;
EXTERIOR STOREFRONT
ACM-2
8'-0" AMERISTAR FENCE;
TYPICAL FOR ALL
SERVICE YARD FENCING
CP-2
CP-1
PAINTED METAL DOOR, TYP.
STOREFRONT ENTRY DOOR
CP-1
CP-2
CP-1
PRE- MANUFACTURED
CANOPY
ACM-3
ABS
PAINTED METAL
DOOR, TYP.
CP-1
CP-2
SERVICE YARDCMU WALL AT
SERVICE YARD
LOADING DOCK
OVERHEAD DOORS
CP-2
CP-1 | TILT-UP CONCRETE PANEL
PAINTED
SHERWIN WILLIAMS SW 7075 WEB GRAY
ELASTOMERIC COATED
CP-2 | TILT-UP CONCRETE PANEL
PAINTED
BENJAMIN MOORE 2121-40 SILVER HALF DOLLAR
ELASTOMERIC COATED
ACM-1 | ALPOLIC COMPOSITE METAL PANEL
MITSUBISHI CHEMICAL COMPOSITES
MICA MNC CLEAR
ACM-2 | ALPOLIC COMPOSITE METAL PANEL
MITSUBISHI CHEMICAL COMPOSITES
MZG MICA GREY
ACM-3 | ALPOLIC COMPOSITE METAL PANEL
MITSUBISHI CHEMICAL COMPOSITES
PEX PEWTER METALLIC
ABS | ACOUSTIC BARRIER SCREEN WALL
As indicated
EXTERIOR ELEVATIONS
2 NORTH/SOUTH EXTERIOR ELEVATION
1 EAST/WEST EXTERIOR ELEVATION
--1/32" = 1'-0" --
LOGO SIGN
ACM-3
ACM-1
CP-1
ABS
ACM-2
8'-0" AMERISTAR FENCE;
TYPICAL FOR ALL
SERVICE YARD FENCING
EXTERIOR
STOREFRONT
LOUVERED METAL
PANEL ENTRY CANOPY
PAINTED METAL
DOOR, TYP.
CP-2
CP-2SERVICE YARD
CP-1
CP-2
8'-0" AMERISTAR FENCE;
TYPICAL FOR ALL SERVICE
YARD FENCING
PAINTED METAL
DOOR, TYP.
CP-1 | TILT-UP CONCRETE PANEL
PAINTED
SHERWIN WILLIAMS SW 7075 WEB GRAY
ELASTOMERIC COATED
CP-2 | TILT-UP CONCRETE PANEL
PAINTED
BENJAMIN MOORE 2121-40 SILVER HALF DOLLAR
ELASTOMERIC COATED
ACM-1 | ALPOLIC COMPOSITE METAL PANEL
MITSUBISHI CHEMICAL COMPOSITES
MICA MNC CLEAR
ACM-2 | ALPOLIC COMPOSITE METAL PANEL
MITSUBISHI CHEMICAL COMPOSITES
MZG MICA GREY
ACM-3 | ALPOLIC COMPOSITE METAL PANEL
MITSUBISHI CHEMICAL COMPOSITES
PEX PEWTER METALLIC
ABS | ACOUSTIC BARRIER SCREEN WALL
As indicated
EXTERIOR ELEVATIONS
1 EAST/WEST EXTERIOR ELEVATION
2 NORTH/SOUTH EXTERIOR ELEVATION
--1/32" = 1'-0" --
AMERISTARFENCE.COM | 800-321-8724
FENCE PRODUCTS
HIGH SECURITY STEEL PALISADE FENCING
2 Learn more online at ameristarfence.com or by calling 800.321.8724
AESTHETIC APPEAL.
UNPARALLELED PROTECTION.
Traditional security fences of chain link or wire
mesh are no longer enough to meet todays increased
security demands. Ameristar’s Impasse II security fence
offers the resistive strength of heavy-duty steel
pales secured vertically to a framework of specially
formed rails and I-beam posts. The stylish design
of the Impasse II, combined with its strength and security,
provides a successful first line of defense.
3IMPASSE II ® | High Security Steel Palisade Fence
AESTHETIC APPEAL.
UNPARALLELED PROTECTION.
Primary applications for Impasse II
ornamental steel fence systems include:
Military Sites
Government Facilities
Petroleum & Chemical Facilities
Power Plants & Substations
Airports
Data Centers
Ports of Entry
Water Treatment & Storage
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4 Learn more online at ameristarfence.com or by calling 800.321.8724
STRONGHOLD™
TRIDENT ™
The Impasse Trident pale rises above the topmost rail and
terminates with a menacing triple-pointed splayed spear
tip. The intimidating look of the Trident corrugated pale is a visual
deterrent to any who would dare to intrude.
3-RAIL PANELS | 6', 7', 8', 9' & 10' HEIGHTS
2-RAIL PANELS | 6', 7' & 8' HEIGHTS
The blunt, slightly rounded tip of the Stronghold offers strength
when necessary, while providing safety and security to the
general public. The Stronghold features the same structural
configurations of its high-security counterparts.
3-RAIL PANELS | 6', 7', 8', 9' & 10' HEIGHTS
2-RAIL PANELS | 6', 7' & 8' HEIGHTS
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HIGH SECURITY STEEL PALISADE FENCE
5IMPASSE II ® | High Security Steel Palisade Fence
ANTI-SCALE OPTION
Gauntlet is designed with high-tensile steel corrugated pales
that rise above the topmost rail with an outward curve and
terminate with a triple-pointed splayed spear tip. The outward curved
pales discourage attempts to gain access by would be intruders.
3-RAIL PANELS | 7', 8', 9' & 10' HEIGHTS
2-RAIL PANELS | 7' & 8' HEIGHTS
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8¾"
GAUNTLET ™
2.75"w x 14ga PALES | 2" x 2" x 11ga RAILS | 3" x 2.75" x 12ga & 4" x 2.75" x 11ga I-BEAM POSTS
The Impasse II Anti-Scale fence system has
decreased pale spacing, which helps deter the
assailant from climbing, and increases the delay
time when trying to cut or pry through the fence.
COLOR OPTIONS
BLACK SANDBRONZE WHITE
Custom colors also available
6 Learn more online at ameristarfence.com or by calling 800.321.8724
Impasse II is protected by the unique PermaCoat process. Our PRE-GALVANIZED STEEL
BASE MATERIAL is subjected to an 11-STAGE PROCESS to cleanse & prepare the steel
for a DUAL TOP-COAT FINISH. PermaCoat’s corrosion resistant abilities far surpass those
of painted surfaces and have a “no-mar” polyester powder top coat. This dual coating not
only provides RESISTANCE FROM WEATHERING but also reduces scratch & burnishing
marks typically encountered during shipping.
EPOXY POWDER COAT
Epoxy powder is
electrostatically applied
EPOXY GEL OVEN
Powder is gelled & cured
to finish coat
FINISH CURING OVEN
Seals finish for years of
maintenance free use
POLYESTER POWDER
TGIC powder is
electro-statically applied
4
PHOSPHATE RINSE
Corrosion resistant layer that
assists in bonding powder coating
CLEAR WATER RINSE
A bit of clean H2O to prep
for the next phase
ALKALINE WASH
Cleans metal for proper
adhesion of zinc phosphate
1 2
8 9 10 11
3 4
FIXIDINE RINSE
Rinses excess alkaline prior to
zinc phosphate application
DOUBLECOATINGPRE-TREATMENT PERMACOAT ™
7IMPASSE II ® | High Security Steel Palisade Fence
ONCE COMPLETED, THESE 7-STAGES WILL HAVE
REMOVED EVERYTHING FROM THE SURFACE OF
THE STEEL THAT MIGHT INHIBIT THE FINISH FROM
PROPERLY ADHERING DURING THE NEXT 4-STAGES
OF THE COATING PROCESS.CORROSIONTESTING5 6 7
DRYING OVEN
Eliminates all moisture prior
to double coating
CLEAR WATER RINSE
Final wash in H2O to remove any
excess debris or particles
NON-CHROMATE SEAL
Barrier to prevent moisture
from reaching base metal
3,500
HOURS
PERMACOAT PROCESS
Zinc Phosphate +
Epoxy Powder Coat +
Polyester Powder Coat
1,500
HOURS
SINGLE COAT PROCESS
Zinc Phosphate +
Polyester Powder Coat
200
HOURS
SINGLE COAT PROCESS
Iron Phosphate +
Polyester Powder Coat
168
HOURS
PRIMED & PAINTED STEEL
100
HOURS
PAINTED STEEL
Corrosion occurs more easily without the proper preparation & protection, which is why Ameristar
has put our fence products to the test based on ASTM B117 standards. The results speak for themselves.
8 Learn more online at ameristarfence.com or by calling 800.321.8724
Impasse II panels and posts are manufactured using HIGH-TENSILE PRE-GALVANIZED G-90
STEEL. Each component has been ROLL-FORMED into a unique profile that yields significant strength
properties. Impasse II’s distinct design enables the fence to TRAVERSE AGGRESSIVE CHANGES
IN GRADE IN ORDER TO MAINTAIN SECURITY along any perimeter. Each connection point of the
Impasse II system is secured with TAMPER-PROOF FASTENERS providing the HIGHEST LEVEL OF
SECURITY & VERSATILITY.
PERMACOAT ™
PRIVACY SCREENING OPTION
A security fence should cover multiple aspects of perimeter security,
which is why Ameristar created the steel privacy screening option for
its Impasse high security fence system. Secured by each adjacent
pale, the overlapping design achieves the maximum level of opacity
for visual screening.
FASTENER
Security fastener prevents tampering
or removal by typical tools
POST CAP
Cast aluminum cap adds beauty
and provides closure
I-BEAM POST
Specifically formed I-beam; pre-punched
for rail attachment with pass through
integrated design features
HIGH STRENGTH RAIL
Specifically formed for strength through architectural
shape; lower lip contoured to conceal & carry security
elements such as anti-ram cabling, IDS, etc.
STEEL PALES
Specifically formed high strength
corrugated architectural shape resists
prying or bending; bolt holes are recessed
to prevent bolt head from chiseling
Impasse II Gauntlet shown
IMPASSABLE DESIGN
9IMPASSE II ® | High Security Steel Palisade Fence
PRIVACY SCREENING OPTION
When installing these security elements use Impasse II
as a platform:
Communication & Video Cables
Intrusion Detection / Fiber Optic Cables
Access Control Wiring
Conduits
Anti-Ram Cabling (Stalwart IS)
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DESIGN INTEGRATION
The Impasse II framework is a raceway for wiring, conduits & security cabling required
around the perimeter of a project. This integrated design eliminates the need for costly
trenching & boring becoming a value added solution for perimeter security upgrades.
(inside of rail shown above /
view from protected side)
RAKEABLE VS STAIR-STEP
Biasability at a minimum of 25% that requires no additional assembly. This unique
feature eliminates unsightly stair-stepping panels.
Fully rakeable panels Stair-stepping panels
Ameristar is committed to
providing products that meet
the Buy American Act
Ameristar products have
the opportunity to earn
LEED points
Certified by the US Department of
Homeland Security as a method of risk
management against acts of terrorism
Ameristar’s Impasse II is backed
by over 30 years of excellence
in the fencing industry
10 Learn more online at ameristarfence.com or by calling 800.321.8724
Stalwart IS unites the strongest security fence available with the
most widely used anti-ram perimeter barrier. The appearance
of Stalwart IS is a great visual deterrent that delivers strength and
fortitude for keeping any assailant from easily breaching the perimeter.
Stalwart IS offers multiple anti-ram ratings. Each installation
can be designed with the most appropriate standoff distance from the
asset.
ARCHITECTURAL SUPPORT
SOLUTION SPECIALISTS
Ameristar’s Project Solution Specialists are experienced
in every facet of perimeter security design. Our goal
is to assist the architectural community in finding the best
perimeter & entry solutions for their projects. Ameristar’s
extensive library of project photos, CAD drawings, architectural
specifications & project budget quotes are just a few of the
services our team offers to complete your project design.
&
ANTI-RAM BARRIER + SECURITY FENCE
11IMPASSE II ® | High Security Steel Palisade Fence
&SLIDE GATES
SWING GATES
Egress & ingress requirements are unique to each application.
Managing traffic flow & usage demands are of the utmost
importance, which is why Impasse II is manufactured in a variety
of gate types built to balance function, security & beauty.
Ameristar Transport™ & Passport™ sliding gates perfectly
match the perimeter fence system to create a seamless &
stunning design while exuding a commanding presence of
security built to unite perimeter and entry.
AMERISTARFENCE.COM | 800-321-8724
FENCE PRODUCTS
KNOWLEDGE & EXPERIENCE
Ameristar was chartered over 30 years ago in response to the demand by consumers & specifiers for
specialty fence products. Ameristar offers an aesthetically pleasing product that is both high in
quality & affordability. This has been achieved by maximizing high-volume productivity, increasing
product design strength, and promoting simplistic installation.
PROVEN CAPABILITY
Ameristar’s integrated in-house process & extensive raw material inventory results in much improved
productivity and availability compared to the competition. By having a vast finished goods inventory, Ameristar is
capable of delivering finished products faster than competitors who sublet the majority of their operations.
INDUSTRY LEADERSHIP
Over the years Ameristar has continually raised the bar across the board in the manufacturing of high
quality, innovative fencing products. Our demonstrated commitment to upholding higher values
translates into superior products that go far beyond merely meeting minimum industry standards.
WHY CHOOSE AMERISTAR
Ameristar's world headquarters, manufacturing & coil processing facilities
in Tulsa, Oklahoma, USA.
LEGEND
★ Ameristar Headquarters
● Sales & Service Centers
#9718 | REVISED 10/2021
JYJ LLC
Peter Cheryl Schmit
Miguel Sandra E Camcho
New Leaf Energy
Brummel Family Trust 4 Beecher RdEldamain RdFa x o n R d
Faxon Rd F a x o n R d
Copyright nearmap 2015
Engineering Enterprises, Inc.52 Wheeler RoadSugar Grove, Illinois 60554(630) 466-6700
Cyrus One Roadway Reconstruction Requiremen tswww.eeiweb.com DATE
DATE:
PROJECT NO.:
FILE:
PATH:
BY:
MAY 2024
YO2426
KJD
NO.REVISIONS ³United City of Yorkville651 Prairie Pointe Dr, Yorkville, IL 60560630-553-4350www.yorkville.il.us
0 1,100550 Feet
YO2426_Cyrus_One
H:\GIS\Public\Yorkville\2024\YO2426\YO2426_Cyrus_One.mxd
Roadway Reconstruction
Roadway Reconstruction
Cyrus One
I have reviewed the applications for Planned Unit Development (PUD) and Preliminary PUD
Plan received April 16, 2024 as submitted by C1 Yorkville, LLC, Petitioner, as well as conceptual
Preliminary PUD Plan site plan prepared by Olsson dated April 15, 2024 and exterior building elevations
prepared by Corgan.
The petitioner is seeking approval of a special use for Planned Unit Development and Preliminary
PUD Plan for the construction of secured data center campus and on-site substation on approximately
228- acres of land located at the northeast corner of Faxon Road and Eldamain Road, formerly known as
Lincoln Prairie. The site will consist of up to nine (9) standalone buildings used for networked computers,
storage systems and computing infrastructure and six (6) on-site stormwater basins to be developed in
phases over a 10-20 year period.
Based upon my review of the application documents and preliminary site plans, I have compiled
the following comments:
GENERAL PUD/ZONING COMMENTS:
1.PLANNED UNIT DEVELOPMENT STANDARDS –Section 10-8-8 of City’s Unified
Development Ordinance (UDO) establishes standards for Planned Unit Development (PUDs).
PUDs are allowed to modify standards of the base district as long as the requested
modifications are specifically identified and demonstrates how each allowance is compatible
with surrounding development, is necessary for proper development of the site, and is aligned
with at least one (1) modification standard found in Section 10-8-8D of the UDO.
a. The petitioner has listed thirteen (13) proposed deviations from the base M-2
General Manufacturing District standards which will be detailed separately in this
review memo under subsequent headings.
b. The petitioner has not identified at least one (1) modification standard the proposed
PUD will meet per Section 10-8-8D.
i. Staff believes modification standard #12 “Regional Utility Improvements”
applies, as the proposed development will extend public utilities (water and
sanitary) to and through the property resulting in recapturable payments to
the developer when future property owners in the area benefit from
connecting to such utility that had not previously existed.
ii.Does the petitioner think any other modification standards apply? If so,
please provide a written statement identifying the standard and how it is
being met by the proposed development.
c. Petitioner has provided written responses to the standards for special use and for
Planned Unit Development (PUD) which will be entered into the record during the
public hearing process.
Memorandum
To: Plan Council
From: Krysti Barksdale-Noble, Community Development Director
Date: May 6, 2024
Subject: PZC 2024-15 C1 Yorkville - Cyrus One (Preliminary PUD Plan)
NE Corner of Faxon Road & Eldamain Road (fka Lincoln Prairie)
Proposed Data Center Campus and On-Site Substation Development
2.ZONING - The subject property consists of seven (7) parcels (#02-18-300-004, #02-19-100-
004, #02-19-100-005, #02-18-300-003, #02-18-300-001, #02-18-300-002, and #02-18-400-
004) and is zoned M-2 GENERAL MANUFACTURING DISTRICT, per Annexation
Agreement of Lincoln Prairie Yorkville (Ordinance No. 2005-48). The following are the
current immediate surrounding zoning and land uses:
Zoning Land Use
North A-1 (Kendall County)ComEd Substation/Transfer Station - Utility Use
South A-1 (Kendall County)
BNSF Railroad
Agricultural, Residential and Business Uses
Transportation Land Use
East A-1 SU (Kendall County)
A-1 SU (Yorkville)
Agriculture/Residential Land Use
Agriculture & Solar Farm (approved) Land Use
West Eldamain Road
M-2 General Manufacturing (Plano)
Transportation Land Use
Menards Distribution Center
3.PERMITTED USES – Per Table 10-3-12 (B) of the Yorkville Unified Development
Ordinance (UDO), “data center” and “electric substation” are permitted land uses in the M-2
General Manufacturing District. Data centers are defined as Energy Industrial Uses per Table
10-3-12(B) in the Unified Development Ordinance.
a. Use standards for Energy Industrial Uses are reserved for future regulations, if ever
approved, under Section 10-4-10 in the Unified Development Ordinance. The
petitioner is seeking waiver of future standards adopted being applicable to this
subject property after adoption of the Planned Unit Development (Deviation #2).
Staff is supportive of this request.
PRELIMINARY PUD PLAN COMMENTS:
4.PRELIMINARY PLAN APPROVAL – Per Section 10-8-6. Subdivision Procedures of the
Unified Development Ordinance, approval of the Preliminary Plan is tentative only and shall
be effective for a period of twelve (12) months. However, Section 10-8-8-H of the Unified
Development Ordinance Expiration and Lapse of Approval states, any Planned Unit
Development in which there has been no Building Permit issued nor any portion of the
property platted after three (3) years since approval by the City Council, the Planned Unit
Development shall be considered null and void and shall be brought back before the Planning
and Zoning Commission and the City Council for consideration prior to any development on
the property. The underlining zoning of the Planned Unit Development shall not expire, only
the Planned Unit Development overlay shall expire.
a. Therefore, staff interprets the expiration of the Preliminary PUD Plan is three (3)
years after approval of the Planned Unit Development if no portion of the property is
final platted.
5.PROPOSED PHASING SCHEDULE –The petitioner has proposed to develop the
subject property in nine (9) phases and provided a phasing schedule table as depicted on
the Preliminary PUD Plan.
a. The table is illegible (even when zoomed in) on the Preliminary PUD Plan
compared to the other tables provided. Please resubmit the Preliminary PUD
Plan with a legible Proposed Phasing Schedule table.
6.BUILDING SETBACKS –Per the Table 10-3-9(A) Bulk and Dimensional Standards, the
following compares current M-2 General Manufacturing District standards with the proposed
Planned Unit Development (PUD) requested modifications (Deviation #1):
BUILDING SETBACKS
REQUIRED MINIMUM
SETBACKS
M-2 DISTRICT
PROPOSED MINIMUM
SETBACKS
PUD PLAN*
FRONT YARD
(Eldamain Road) 25’ 150’
SIDE YARD
(North/South)Min. 10% of lot/Max. 20’ 50’
REAR YARD
(Beecher Road)0’ 60’
*The petitioner is seeking to have the setbacks apply only to the boundary/perimeter of
the subject property rather than each individual building on the site, although the
petitioner anticipates subdividing the subject parcel into multiple lots. For the purposes of
the perimeter setbacks, the petitioner is requesting Eldamain Road is the established front
yard and Beecher Road is the established rear yard.
a. Staff is not opposed to the request for the minimum building setbacks apply only
to the perimeter of the overall subject property, however future plat of
subdivisions will be required City approval. Therefore, is the petitioner seeking
a zero (0) foot building setback for all yards on the future plats, as Section
10-8-6-C-6.c(6) of the Unified Development Ordinance requires building
setback lines on all lots?
7.MAXIMUM BUILDING HEIGHT - The M-2 District does not have a maximum building
height per Table 10-3-9(A) in the Unified Development Ordinance. However, the petitioner
has provided overall building heights for each proposed building to top of building and top of
equipment. All proposed buildings will not exceed 55’ to top of structure and 70’ to top of
equipment.
8.MAXIMUM LOT COVERAGE – Per Section 10-3-9(A) of the Unified Development
Ordinance, the maximum lot coverage for the M-2 District (inclusive of sidewalks, parking
areas and all impervious surfaces) is 85% of the gross lot area. According to the Site Data
Table on the Preliminary PUD Plan, lot coverage calculations are provided as 12.3%
(building coverage), 35.6% (site coverage), and 24.6% (site coverage).
a.Please verify the actual proposed total site coverage (35.6% or 24.6%).
9.PARKING - According to the Preliminary PUD Plan submitted, there are 432 total parking
spaces to be provided on the property to accommodate the proposed nine (9) building data
center campus and electric substation uses.
a. Per Table 10-5-1(H)(5) Minimum Parking Requirements of the Yorkville Unified
Development Ordinance, staff would classify the data center campus for the purposes
of off-site parking as an industrial use, which requires a minimum of 0.3 parking
spaces per 1,000 sq. ft. of net floor area (NFA). While there is no specific
information provided as to the individual proposed buildings, the petitioner estimates
the average building size will be ~287,400 sq. ft. requiring ~87 parking spaces per
structure, including four (4) ADA accessible spaces per building. Total required
parking for the subject property is 736 spaces, including 15 ADA accessible spaces
(2%). Additionally, per Section 10-5-1K-1 of the Unified Development Ordinance, a
minimum of 15 electric vehicle charging stations is required.
i. The petitioner is requesting a variance from the UDO required 0.3 spaces per
1,000 to 0.2 spaces per 1,000, resulting in a per building estimated parking
space calculation of 58 spaces (UDO requires rounding up of all fractions) or
491 spaces for the overall site. Required ADA accessible parking is 9. The
petitioner is asking a further reduction of this calculation to 432 spaces for
the entire site with 27 spaces dedicated for ADA parking (Deviation #3).
ii. Staff is not opposed to the requested shared parking request and proposed
reduction in off-street parking, but since off-street parking requirements are
calculated by net floor area (NFA), the petitioner may be closer to the 491-
parking space minimum than the 736 minimum space requirements.
Therefore, staff recommends establishing a minimum parking standard
in the PUD ordinance of no less than 400 off-street parking spaces for
the data center campus based off of net floor area and a minimum of ten
(10) electric vehicle charging stations.
iii.Additionally, since the applicant is requesting relief from the minimum
required off-street parking, the difference in provided parking and
required parking based off of net floor area shall be subject to Section
10-5-1-I Fee-In-Lieu of Off-Street Parking.
b. Access – It is noted that the site has access four (4) points of access. Three (3) off of
Eldamain Road and one (1) off of Beecher Road. These access points lead to internal
private roadways which loop around the nine (9) proposed buildings and connect to
the electric substation.
i. It is noted that two (2) of the access points located at the northeast and
northwest corners of the subject property are intended exclusively for the
user, ComEd, and emergency medical services (EMS) to the electrical
substation. These access points will also be locked with alternative access
points from Beecher Rod and Eldamain Road. Should ComEd not require
both access points, one of the access points may be eliminated.
ii.Staff defers to City Engineer regarding site access.
c. Cross Access – Per Section 10-5-1-F of the Unified Development Ordinance, the
petitioner is seeking relief from the providing cross access between adjoining
developments which minimizes access points along streets, encourages shared
parking, and allows for vehicular access between land uses (Deviation #4).
i. According to Section 10-5-1-F-2-c The Zoning Administrator may waive or
modify the requirement for vehicular cross access on determining that such
cross access is impractical or undesirable because it would require crossing a
significant physical barrier or environmentally sensitive area, would create
unsafe conditions, or there exists an inability to connect to adjacent property.
City Council shall have the authority to waive or modify vehicular cross
access requirements for all public review processes involving review by City
Council. Staff supports the waiver.
d. Pedestrian Circulation – Per Section 10-5-1-N Pedestrian Circulation Standards of
the Unified Development Ordinance required off-street parking areas to on-site
pedestrian circulation systems and connection to existing and future planned trails.
The petitioner states that walkways between parking areas and building entrances
will be provided on-site, however they seek a waiver for public access and
connection to public sidewalks and bicycle trails due to the nature and security of the
proposed land use (Deviation #5).
i. According to Section 10-5-1-N-5, the Zoning Administrator may waive this
requirement upon determining that no walkway exists, a future walkway is
unlikely to exist, or such connection would create a safety hazard.Staff supports
the waiver.
e. Bicycle Parking – Per Section 10-5-1-O-2 of the Unified Development Ordinance to
provision of bicycle parking is encouraged, not required, and if utilized on a
development site will allow for a reduction of required off-street parking. The
petitioner is seeking a waiver to not provide off-street bicycle parking (Deviation
#6).
i.No waiver required as it is a parking bonus mechanism, not a requirement.
f. Off-Street Loading – Per Section 10-5-1-Q of the Unified Development Ordinance,
the number of off-street shall be determined on a case-by-case basis, and in the
instance of special uses, loading berths adequate number and size to serve such use,
as determined by the Zoning Administrators, shall be provided. The petitioner
requests a minimum of one (1) off-street loading space per data center campus
building on the subject property (Deviation #7).
i.Staff supports the request.
10.LANDSCAPING – Section 10-5-3 establishes landscape standards for new developments.
While the petitioner has not submitted a landscape plan, they are seeking relief from the
minimum requirements (Deviation #8).
a. Per staff’s review, the following sections of the Landscape Plan would apply:
i. Section 10-5-3-C. Building Foundation Landscape Zone - All nonresidential,
mixed-use, and multi-family development where a front yard setback is
required, with the exception of food processing facilities regulated by the
FDA, shall include landscape located at the building foundation as required
by this section. Landscape required by this section shall be in addition to
landscape required under other sections of this title. It is the objective of this
section to provide a softening effect at the base of buildings.
ii. Section 10-5-3-D. Parking Area Perimeter Landscape Zone - Landscape
required by this section shall be in addition to landscape required under other
sections of this title. It is the objective of this section to provide screening
between off-street parking areas and rights-of-way, and to provide for the
integration of stormwater management with required landscaping
iii. Section 10-5-3-E. Parking Area Interior Landscape Zone - All off-street
parking areas shall include landscape and trees located within the off-street
parking area as required by this section. Trees and landscape required by this
section shall be in addition to trees and landscape required under other
sections of this title. It is the objective of this section to provide shade within
parking areas, break up large expanses of parking area pavement, support
stormwater management where appropriate, improve the appearance of
parking lots as viewed from rights-of-way, and provide a safe pedestrian
environment.
iv. Section 10-5-3-F. Transition Zone Landscape Requirements - Transition
zone landscape shall be required along interior side and rear property lines of
all nonresidential, mixed use, and multi-family development. It is not
expected that the transition area will totally screen such uses but rather will
minimize land use conflicts and enhance aesthetics.
b.Staff does not support a blanket variance to the Landscape Standards until a
plan is submitted or specific details are provided on requested deviations.
i.See comments under #19 Comprehensive Plan regarding a rural
character buffer along Eldamain Road.
11.MECHANICAL SCREENING –Per Section 10-5-4 Screening of the Unified Development
Ordinance, ground/wall-mounted and roof mounted mechanical units that are visible from
any public right-of-way or adjacent residential property shall be screened from public view.
Petitioner is seeking to establish standards for screening both types of mechanical units
(Deviation #9).
a. Petitioner proposes to screen ground mounted mechanical equipment with vinyl
fencing equal to the height of the generator units but excluding any stacks protruding
above the unit. No screening is proposed for rooftop mechanical units.
i.Since most units may not be visible from the public way due to the
location, setback and landscaping provided on the site, staff is
supportive of the request.
12.FENCING – Per Section 10-5-5-B-1 of the Unified Development Ordinance states fences
may be built up to the property line but shall not extend beyond the front plane of the primary
building facade in residential and business districts. Maximum height for fencing in
manufacturing districts is eight (8) feet.
a. Petitioner has provided a manufacturers brochure of proposed high security steel
fencing. They are requesting to have this security fencing extend beyond the front
plane of the primary building façade (Deviation #10).
i.Since the fence placement requirement only applies to residential and
business district uses, staff is supportive of the request as this property is
within a manufacturing district.
ii.Staff understands that the fences will be locked with access (assuming
via a Knox Box) to ComEd officials and EMS teams (assuming Bristol
Kendall Fire District and Yorkville Police Department).
iii.Staff requests the petitioner provide the proposed height of the security
fencing.
13.APPEARANCE STANDARDS – Per Section 10-5-8-C-4 Industrial Uses masonry products
or precast concrete shall be incorporated on at least fifty (50) percent of the total building, as
broken down as follows: The "front facade" (defined as that facade that faces a street that
includes a main entry to the building) shall itself incorporate masonry products or precast
concrete on at least fifty (50) percent of the facade. Any other facade that abuts a street shall
incorporate masonry products or precast concrete. The use of masonry products or precast
concrete is encouraged on the remaining facades. Where precast concrete panels or split face
block is utilized, the use of colors, patterns, or other architectural features within these
panels/blocks is encouraged.
a. The petitioner has submitted exterior building elevations depicting structures with
materials such as concert panels, metal panels, and acoustic barrier screen walls in
hues of gray and pewter. The proposed materials and color palette are consistent with
the Appearance Standards.
b. Further, Section 10-5-8-C-4b.(2) requires industrial buildings with facades greater
than one hundred (100) feet in length shall incorporate recesses, projections,
windows, or other ornamental/architectural features along at least thirty (30) percent
of the length of the facade abutting a public street in an effort to break up the mass of
the structure.
i. Petitioner is seeking relief from this requirement (Deviation #11).
ii. The only buildings fronting a public street are Buildings 1, 2, 3, 8 and 9. Due
to the setback and required perimeter landscaping, staff supports the
request.
14.LOTS – The petitioner is seeking waiver from the requirement for lots to have access on a
public street due to the unique nature of the secure data center campus (Deviation #12).
a. Per Section 10-7-2 requires all lots to conform with district standards and states all
lots shall front or abut on a public street. Since the site has internal private roadways,
staff is supportive of the request.
15.STREET DESIGN AND IMPROVEMENTS – The petitioner is requesting exemption
from the requirements of Section 10-7-3 in the Unified Development Ordinance (Deviation
#13).
a. Standards in this section apply only to publicly dedicated roadways. No roads are
proposed for public dedication. Staff supports this request.
16.SIGNAGE – The petitioner is proposing one (1) wall mounted sign as illustrated on the
exterior elevation.
a. Per Section 10-6-6 of the Unified Development Ordinance, single tenant buildings
shall be permitted a total of two (2) primary wall signs or one (1) primary wall sign
per one hundred (100) linear feet of building frontage. One (1) additional wall sign
shall be allowed per additional hundred (100) feet of building frontage. Only one (1)
primary wall sign shall be displayed on any single building façade.
b.Are monument signs proposed on the data center campus?
i.See comments under #19 Comprehensive Plan regarding branding and
placemaking elements.
17.SITE ADDRESSING – Will the internal roadways be named for individual addressing,
or will the petitioner seek a single site address off of Eldamain Road with internal
building numbering/identification?
18.LIGHTING – A photometric plan shall be provided along with manufacturers cut sheets of
the proposed light standards to be installed within the parking lot area. Maximum
illumination at the property line shall not exceed zero (0) foot-candle and no glare shall spill
onto adjacent properties or rights of way.
19.COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates this
property as “General Industrial” which is defined typically for a broad range of
warehousing and manufacturing activities located adjacent to the Eldamain Corridor
along the BNSF Railway line.Overall, staff supports the proposed PUD and its
consistency with the proposed underlining zoning of M-2, but note the following
recommendations from the Comprehensive Plan related to the subject property:
a. In Figure 8.17: Eldamain Rod Corridor Land Use Strategy of the Yorkville 2016
Comprehensive Plan Update (North of the Fox River) the subject area is
identified as “Zone B – Distribution (Corneils Road to BNSF Railroad)” meaning
this area is recommended for modern industrial park incorporating branding and
placemaking elements, as well as a 50’ to 100’ buffer to maintain the zone’s
semi-rural visual character.
From:Bart Olson
To:Krysti Barksdale-Noble;Kathleen Field Orr
Cc:John Purcell
Subject:Cyrus One PUD review, comments from Bart
Date:Wednesday, May 1, 2024 12:10:56 PM
Here are my comments in advance of your May 23rd Plan Council meeting:
1. Variance comment #8 – landscaping
a. I don’t have a problem forgoing their landscaping requirements internal to the secured
area as long as:
i. We can’t see the area from a public roadway AND
ii. The landscaping improvements external to the site are robust and
aesthetically pleasing AND
iii. They agree to give us some sort of substitute landscaping or cash
payment to allow us to plant trees or other improvements elsewhere in the
City
2. Variance comment #11 – appearance standards industrial uses (incorporated recesses)
a. Not sure I’m in favor of their request here. If we can see the buildings from the
roadway, we need them to look nice. I think the recesses aren’t a huge cost or
operational issue to them, so I’d like to keep these.
Bart Olson
City Administrator
United City of Yorkville
651 Prairie Pointe Dr
Yorkville, IL 60560
630-553-8537 direct
630-308-0582 cell
bolson@yorkville.il.us
From:Fran Klaas
To:Contact_Brad Sanderson
Cc:Eric Dhuse;Krysti Barksdale-Noble
Subject:RE: [External]FW: Plan Council May 23, 2024 - PZC 2024-15 Cyrus One (C1 Yorkville, LLC) - Data Center (PUD &
Preliminary Plan)
Date:Thursday, April 18, 2024 3:46:43 PM
Attachments:image004.png
image005.png
image006.png
image007.png
image008.png
image009.png
image010.png
image011.png
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Full access at Menards access point is fine. Not sure how much traffic would be generated by
the proposed use; but we might have to look at that to see if signals are warranted.
Two additional accesses between Faxon & Menards would not be allowed. The northerly one
could be a right in / right out. The southerly one, just north of Faxon, is not allowed. I would
suggest that, if they need additional access, they use Faxon Road going east to their N/S
roadway just east of Pond 2.
That’s about all I got. Let me know if you need anything else.
Francis C. Klaas, P.E.Kendall County Engineer 6780 Route 47, Yorkville, IL 60560 (630) 553-7616
fklaas@kendallcountyil.gov
From: Brad Sanderson <bsanderson@eeiweb.com>
Sent: Thursday, April 18, 2024 2:50 PM
To: Fran Klaas <FKlaas@kendallcountyil.gov>
Cc: Eric Dhuse <edhuse@yorkville.il.us>; knoble@yorkville.il.us
Subject: [External]FW: Plan Council May 23, 2024 - PZC 2024-15 Cyrus One (C1 Yorkville, LLC) - Data
Center (PUD & Preliminary Plan)
Importance: High
CAUTION - This email originated from outside the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Hello Fran,
Please take a look at the attached concept plan. We note several connections to Eldamain that do
not comply with your policy.
When time allows, please review and provide comments to us.
We are attempting to gather all of our comments by 5/17.
Thanks and let us know if you have any questions.
BRADLEY P. SANDERSON ,PE
Chief Operating Officer / President
bsanderson@eeiweb.com
Direct: 630.466.6720 / Cell: 630.816.0957 / Main: 630.466.6700
52 Wheeler Rd, Sugar Grove, IL 60554
eeiweb.com
From: Krysti Barksdale-Noble <knoble@yorkville.il.us>
Sent: Wednesday, April 17, 2024 5:48 PM
To: Bart Olson <BOlson@yorkville.il.us>; Erin Willrett <ewillrett@yorkville.il.us>; Eric Dhuse
<edhuse@yorkville.il.us>; Peter Ratos <pratos@yorkville.il.us>; Brad Sanderson
<bsanderson@eeiweb.com>; James Jensen <JJensen@yorkville.il.us>; Michael J. Torrence
(MTorrence@bkfire.org) <MTorrence@bkfire.org>; Sara Mendez <smendez@yorkville.il.us>
Cc: Tim Evans <tevans@yorkville.il.us>; 'Cyrus McMains' <cyrus@ybsd.org>; Ray Mikolasek
<rmikolasek@yorkville.il.us>; Garrett Carlyle <gcarlyle@yorkville.il.us>; lynn@dlkllc.com; Jori
Behland <jBehland@yorkville.il.us>; kfo@ottosenlaw.com; Monica Cisija <mcisija@yorkville.il.us>
Subject: Plan Council May 23, 2024 - PZC 2024-15 Cyrus One (C1 Yorkville, LLC) - Data Center (PUD &
Preliminary Plan)
Importance: High
EXTERNAL SENDER: This email originated outside of EEI. Do not click links, open attachments, or respond if it
appears to be suspicious.
All,
Please see the attached Plan Council distribution memo for the Thursday, May 23, 2024 meeting
regarding Cyrus One (C1 Yorkville, LLC) - Data Center (PUD & Preliminary Plan). I have attached the
referenced documents, for your convenience.
Please let me know if you have any questions regarding the materials. Comments are requested due
by Friday, May 17th.
Best Regards,
Krysti J. Barksdale-Noble, AICP
(she/her)
Community Development Director
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
(630) 553-8573
(630) 742-7808
www.yorkville.il.us
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Yorkville Police Department Memorandum
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4340
Fax: 630-553-1141
Date April ,
To Krysti arksdale-No le Community Development Director
From ames ensen Chief of Police
Reference Plan eview P C
Pro ect Name Cyrus One C orkville, C
Applicant Name
Petitioner Name ohn atem C orkville, C
Pro ect Num er P C -
Pro ect ocation NEC of Eldamain oad and Fa on oad . Acres
The comments listed elow are referenced to the a ove pro ect
Signage
andicapped ignage e uired __X__es No
Comments On-Site handicapped parking requirements.
**Signage must meet MUTCD Standards
**Fine amount must be listed on sign
peed imit ignage e uired ecommended es __X__No
chool one pecial ignage es __X__No
pecial peed one ignage e uested es __X__No
No Parking ignage ecommended es __X__No
No Parking After now Fall
No Parking ocations
x N/A
Dedicated Parking signage needed es __X__No
ocated y Park
chool
Common Parking Area
Yorkville Police Department Memorandum
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4340
Fax: 630-553-1141
Are there treet Name Conflicts es __X__No
Comments N/A
Pedestrian ike Path Crossing ignage es __X__No
arning Ahead igns are e uired
NO Construction Traffic ignage eing re uested es __X__No
ocation
***We request that all signage is posted prior to the first occupancy permit being issued for each POD or phase.***
***All traffic control signage must conform to MUTCH Standards specific to location, size, color, and height levels***
Roadway
treet idth
hould parking e allowed on OT sides of road es No
hould parking e restricted to fire hydrant side es No
Center oadway edians es No
imit Parking on edian es No
ignage Needed es No
oom for Emergency eh. w one lane O structed es No
Do you have intersection Concerns __X__es No
Concerns as listed below:
x Location of the driveway(s) along Eldamain Road
x Driveway(s) clearly marked with signage in both directions
Landscape
ow rowth or round Cover andscaping es No
ow rowth or round Cover andscaping y windows es No
ow rowth or round Cover andscaping y Entrances es No
Comments N/A
Ingress / Egress
Yorkville Police Department Memorandum
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4340
Fax: 630-553-1141
Entrance E its match up with ad acent driveways es __X__No
Total Entrance E its for development __4__
Are vehicle entrance e its safe __X__es No
Are warning signs for cross traffic re uested es No
aised edian ignage for ight in ight Out es __X__No
Concerns
Emergency Contact for after hours during construction Information needed
Is this a gated or controlled access development __X__es No
If yes, will Police Fire have Access __X__es No
Comments Will police have access in case of emergency?
Miscellaneous
Individual ail o es es __X__No
Cluster ail o Kiosks es __X__No
ill this cause traffic choke points es __X__No
Are sidewalks eing planned for the development es __X__No
Are sidewalk crosswalks needed es __X__No
Are there ike paths planned for this pro ect es __X__No
Proper ignage needed for ike paths es No
top igns ield igns NO otorized ehicles
Trespassing Other
Are there OA Controlled oadway O Parking Areas es No
Ample Parking on ite es No
Are there other City Ordinance Concerns es No
Noise Ordinance Parking Ordinances
Alarm Ordinance
Yorkville Police Department Memorandum
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4340
Fax: 630-553-1141
Security
ill security cameras e in use es No
Comments Will there be security cameras used on site?
ill the usiness management provide the police department remote access to the camera
system User credentials only es No
Comments If you will have camera access on site would the police department
have remote access into the system for emergency purposes only?
hat are the usiness ours of Operation N/A
ill the property e alarmed es No
Comments Will the gate be alarmed?
ill you provide Floor Plans aps to the police department es No
Comments
x Will maps/floorplans be provided to the police department for emergency
purposes only?
x Will there be on-site security?
I hope you find this information helpful, and we look forward to reviewing the revisions. If you should
have any uestions, comments, or concerns please do not hesitate to contact me.
Sold To:
United City of Yorkville - CU00410749
651 Prairie Pointe Drive
Yorkville,IL 60560
Bill To:
United City of Yorkville - CU00410749
651 Prairie Pointe Drive
Yorkville,IL 60560
Certificate of Publication:
Order Number: 7641319
Purchase Order: PZC 2024-15 Cyrus One
State of Illinois - Kane
Chicago Tribune Media Group does hereby certify that it is the publisher of the The Beacon-News. The
The Beacon-News is a secular newspaper, has been continuously published Daily for more than fifty (50)
weeks prior to the first publication of the attached notice, is published in the City of Aurora, Township of
Aurora, State of Illinois, is of general circulation throughout that county and surrounding area, and is a
newspaper as defined by 715 IL CS 5/5.
This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the The
Beacon-News, namely one time per week or on 1 successive weeks. The first publication of the notice
was made in the newspaper, dated and published on 5/27/2024, and the last publication of the notice was
made in the newspaper dated and published on 5/27/2024.
This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.
PUBLICATION DATES: May 27, 2024.
___________________________________________________________________________________
The Beacon-News
In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed
in Chicago, Illinois on this
28th Day of May, 2024, by
Chicago Tribune Media Group
Jeremy Gates
Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014
Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014
Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014