Planning and Zoning Commission Minutes 2024 05-08-24APPROVED 6/12/24
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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
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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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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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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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(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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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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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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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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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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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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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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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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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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(Which were all the proceedings had
in the public hearing portion of
the meeting, concluding at 7 :12
p .m .)
---o 0 o ---
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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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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/