Planning and Zoning Commission 2024 Packet 08-14-24
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, August 14, 2024
7:00 PM
Yorkville City Hall Council Chambers
651 Prairie Pointe Drive
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: July 10, 2024
Citizen’s Comments
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Public Hearings
1. PZC 2024-16 2551 N. Bridge St., Illinois Department of Transportation, petitioner, and B&K
Enterprises, LLC, owners, have filed an application with the United City of Yorkville, Kendall
County, Illinois, requesting a variance approval. The real property is located at 2551 N. Bridge St,
Yorkville, Illinois and is generally located at the northwest corner of Route 47 and Cannonball Trail
intersection. The petitioner is requesting a variance to permit the decrease of the minimum parking lot
adjacent to an arterial roadway setback to 8.7 feet from the required 20 feet from the property line for
the B-3 General Business District.
2. PZC 2024-17 United City of Yorkville, petitioner, is requesting a text amendment to Chapter 8.
UDO Review and Approval Procedures within the United City of Yorkville’s Unified Development
Ordinance. The proposed text amendment will revise and clarify general application requirements,
board/commission review, and procedures related to petitions for text and map amendments,
annexations, annexation agreements, and economic incentive/development agreements within the
United City of Yorkville’s Unified Development Ordinance.
Unfinished Business
New Business
1. PZC 2024-16 2551 N. Bridge St., Illinois Department of Transportation, petitioner, and B&K
Enterprises, LLC, owners, have filed an application with the United City of Yorkville, Kendall
County, Illinois, requesting a variance approval. The real property is located at 2551 N. Bridge St,
Yorkville, Illinois and is generally located at the northwest corner of Route 47 and Cannonball Trail
intersection. The petitioner is requesting a variance to permit the decrease of the minimum parking lot
adjacent to an arterial roadway setback to 8.7 feet from the required 20 feet from the property line for
the B-3 General Business District.
Action Item
Variance
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Additional Business
1. City Council Action Updates
a. PZC 2024-12 102 Worsley St., Steve Holland, petitioner/contract purchaser, and KCJ
Restoration 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 east Main Street, immediately east of Worsley Street, and north of the Fox River in
Yorkville, Illinois. The petitioner is requesting rezoning approval from R-1 Single-Family
Suburban Residential District to R-2 Single Family Traditional Residence District, consisting
of approximately 0.28 acres, commonly known as 102 Worsley Street. Additionally, the
petitioner is requesting to decrease the minimum lot size for the R-2 Single-Family
Traditional Residence District to less than the required 12,000 square feet.
Action Item
Rezone & Variance
b. PZC 2024-14 Grande Reserve Units 10 & 11, The petitioner, D.R. Horton, Inc. - Midwest,
is seeking Final Plat approval for an approximately 22-acre site consisting of 158 new
residential townhome lots located east of Kennedy Road and south of the BNSF railroad in
Units 10 and 11 of Grande Reserve subdivision.
Action Item
Final Plat
Adjournment
DRAFT
Page 1 of 3
PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, July 10, 2024 7:00pm
Meeting Called to Order
Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a
quorum was established.
Roll Call
Greg Millen-yes, Richard Vinyard-yes, Danny Williams-yes, Ryan Forristall-yes, Reagan
Goins-yes,
Absent: Rusty Hyett
City Staff
Krysti Barksdale-Noble, Community Development Director
Sara Mendez, Planner I
Alexandria Sandoval, Intern
Other Guests
Lynn Dubajic Kellogg, City Consultant
Chris Vitosh, Vitosh Reporting Service
Steve Holland
Kara Frieder, Parks & Rec.
Peter St. Denis
Doug Shannon, Gary R. Weber Associates, via Zoom
D. Riendeau, Manhard Consulting, via Zoom
Previous Meeting Minutes June 12, 2024
Motion by Mr. Williams and second by Ms. Goins to approve the minutes as presented.
Roll call: Vinyard-yes, Williams-yes, Forristall-yes, Goins-yes, Millen-yes. Carried 5-0.
Citizen’s Comments None
Public Hearings
Chairman Vinyard explained the procedure for the Hearing and swore in those persons
who planned to present testimony during the Hearing.
At approximately 7:02pm a motion was made and seconded by Mr. Williams and Ms.
Goins, respectively, to open the Public Hearing. Roll call: Vinyard-yes, Williams-yes,
Forristall-yes, Goins-yes, Millen-yes. Carried 5-0. Mr. Vinyard read the Hearing
description.
Page 2 of 3
1. PZC 2024-12 102 Worsley St., Steve Holland, petitioner/contract purchaser, and
KCJ Restoration 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 east Main Street, immediately east of
Worsley Street and north of the Fox River in Yorkville, Illinois. The petitioner is
requesting rezoning approval from R-1 Single-Family Suburban Residential
District to R-2 Single Family Traditional Residence District, consisting of
approximately 0.28 acres, commonly known as 102 Worsley Street. Additionally,
the petitioner is requesting to decrease the minimum lot size for the R-2 Single
Family Traditional Residence District to less than the required 12,000 square feet.
Testimony concluded at approximately 7:15pm and a motion was made by Mr. Williams
and seconded by Ms. Goins to close the Public Hearing. Roll call: Williams-yes,
Forristall-yes, Goins-yes, Millen-yes, Vinyard-yes. Carried 5-0.
(See Court Reporter's Transcript of Hearing)
(Petitioner also requested responses be entered into the official record)
Unfinished Business None
New Business
1. PZC 2024-12 102 Worsley St., (same as description above)
Ms. Mendez recapped the request and said a multi-generational home is planned for the
property. The property is 11,969 square feet which is slightly less than the required
12,000 square feet and is the reason Mr. Holland is seeking a variance. Rezoning is also
requested to allow smaller setbacks to accommodate the home design. Staff did have
some concerns about the structure being multi-tenant, however, Code Official Pete Ratos
said the defining factor is the inter-connectivity of this space with the main staircase in
the middle of the home. The zoning being requested is similar to the zoning nearby. Ms.
Mendez said staff supports the request. Chairman Vinyard reiterated that the request is
for both rezoning and a variance.
Action Item
Rezone and Variance
Chairman Vinyard reviewed the rezoning standards. A motion was made by Mr.
Williams and seconded by Mr. Millen to approve PZC 2024-12, 102 Worsley St.,
rezoning and variance. Roll call: Forristall-yes, Goins-yes, Millen-yes, Vinyard-yes,
Williams-yes. Carried 5-0.
2. PZC 2024-14 Grande Reserve Units 10 & 11. The petitioner, D.R. Horton, Inc.
- Midwest, is seeking Final Plat approval for an approximately 22-acre site
consisting of 158 new residential townhome lots located east of Kennedy Road
and south of the BNSF railroad in Units 10 and 11 of Grande Reserve
subdivision.
Attorney Steve Bauer of D.R. Horton was present and gave a PowerPoint presentation of
the request for Final Plat and Architectural Approval. He said D.R. Horton is the
contract purchaser. He said Unit 11 will have front-loaded townhomes and Unit 10 will
have rear-loaded with a total of 312 units.
Page 3 of 3
Ms. Noble added that this project was originally approved in 2003 and the layout is
similar. She noted that the street name, McMurtrie Way, is already a street name in the
Bristol Bay subdivision. This name may have to be changed and Kendall County,
KenCom and the developer will be consulted. The original Annexation Agreement calls
for the cul-de-sacs to have their snow plowed by the HOA, not the city. The final
version of the HOA will be presented to City Council.
Ms. Noble said credit is given for major architectural considerations. Photos presented to
the Commissioners illustrated these upgrades. The city engineer had comments and Ms.
Noble asked that these be added to the motion. This item will come back before City
Council for establishment of a dormant SSA. The SSA is for the common areas, in the
event the HOA fails to maintain these areas.
Action Item
Final Plat
Mr. Williams moved and Mr. Millen seconded a motion to approve PZC Grande Reserve
Units 10 & 11. The motion was read as follows by Mr. Williams: In consideration of the
proposed Final Plat of Subdivision of Grande Reserve Units 10A and 11A, the Planning
and Zoning Commission recommends approval of the plats to the City Council as
presented by the Petitioner in plans prepared by Manhard Consulting, Ltd. dated last
revised 4-29-2024, subject to review comments provided by the City Engineer, EEI, Inc.
dated April 16, 2024 and June 12, 2024 and further subject to the elevations and
appearance codes as presented during the PZC Hearing on July 10, 2024 by staff. Roll
call: Forristall-yes, Goins-yes, Millen-yes, Vinyard-yes, Williams-yes. Carried 5-0.
Additional Business
Community Development Intern Alexandria Sandoval reported on the following petitions
from previous PZC meetings.
1. City Council Action Updates
a. PZC 2024-07 Kelaka, LLC
b. PZC 2024-08 Hagemann Trust
For these 2 items, City Council will conduct an additional Public Hearing on the
annexation request at their July 23rd meeting and will be considered for a vote at their
August 13th City Council meeting
c. PZC 2024-15 C1 Yorkville, LLC was approved at the July 9th City Council
meeting.
Adjournment
There was no further business and the meeting was adjourned at 7:42pm on a motion by
Mr. Williams, seconded by Ms. Goins and approved on a unanimous voice vote.
Respectfully submitted by Marlys Young, Minute Taker
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Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
1
UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, July 10, 2024
7 :00 p .m .
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PZC - Public Hearing - July 10, 2024
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PRESENT:
Mr. Rich Vinyard, Chairman,
Mr. Danny Williams,
Ms. Reagan Goins,
Mr. Greg Millen,
Mr. Ryan Forristall.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Sara Mendez, Planner;
Ms. Marlys Young, Minute Taker;
Ms. Alexandria Sandoval, Intern.
- - - - -
I N D E X
WITNESS:PAGE:
STEVE HOLLAND 6
PETER ST. DENIS 8
- - - - -
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PZC - Public Hearing - July 10, 2024
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(WHEREUPON, the following
proceedings were had in public
hearing:)
CHAIRMAN VINYARD: So there is one
public hearing scheduled f or tonight's Planning
and Zoning Commission meeting.
The purpose of this hearing is to
invite testimony from members of the public
regarding the proposed requests that are being
considered before this commission tonight.
Public testimony from persons
present who wish to speak may be for or against
the request or to ask questions of the petitioner
regarding the request being heard.
Those persons wishing to testify are
asked to speak clearly, one at a time, and state
your name, who you represent. You are also asked
to sign in at the podium.
If you plan to speak during
tonight's public hearing as a petitioner or as a
member of the public, please stand, raise your
right hand and repeat after me.
(Witnesses sworn.)
CHAIRMAN VINYARD: Thank you. You guys
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PZC - Public Hearing - July 10, 2024
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can be seated. All right. So the order for
receiving testimony during the public hearing
will be as follows: The petitioner's
presentation, followed by those who wish to speak
in favor of the request and then those who wish
to speak in opposition of the request.
So may I have a motion to open the
public hearing on Petition Number PZC 2024-12,
102 Worsley Street, requesting rezoning
classification and variance?
MR. WILLIAMS: So moved.
MS. GOINS: Second.
CHAIRMAN VINYARD: Roll call vote.
MS. YOUNG: Yes. Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: Forristall.
MR. FORRISTALL: Yes.
MS. YOUNG: Goins.
MS. GOINS: Yes.
MS. YOUNG: And Millen.
MR. MILLEN: Yes.
CHAIRMAN VINYARD: Okay. So the public
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PZC - Public Hearing - July 10, 2024
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hearing up for tonight's discussion is as
follows: PZC 2024-12, 102 Worsley Street, Steve
Holland, petitioner/contract purchaser, and K C J
Restorations, 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 East Main Street, immediately
east of Worsley Street and north of the Fox River
in Yorkville, Illinois.
The petitioner is requesting
rezoning approval from R -1 Single-Family Suburban
Residential District to R -2 Single-Family
Traditional Residence District, consisting of
approximately 0 .28 acres commonly known as 102
Worsley Street.
Additionally, the petitioner is
requesting to decrease the minimum lot size for
the R -2 Single-Family Traditional Residence
District to less than the required 12,000 square
feet.
Are you prepared to present?
MR. HOLLAND: Sure.
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PZC - Public Hearing - July 10, 2024
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STEVE HOLLAND,
having been first duly sworn, testified from the
podium as follows:
MR. HOLLAND: Hello. My name is Steve
Holland and I am asking to rezone the property.
The property is -- Sara, are you going to bring
it up?
MS. MENDEZ: Yes.
MR. HOLLAND: The property has been
deserted for almost 20 years. There has been a
house that's torn down, there was a garage that I
recently tore down. Absolutely unsafe. I bumped
into it, it was shaking. I didn't want it
falling on someone.
My intentions are to excavate the
property and put a container home on it, seven
bedrooms, seven bath home, so it will be a
beautiful place. As you see -- thank you,
Sara. Can I walk over there?
CHAIRMAN VINYARD: Yes.
MS. NOBLE: Take the microphone with you
so people can hear you as you talk.
MR. HOLLAND: As you see, the property
is off of Gawne Lane. Next to it is Worsley
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815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
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Street, which I would love to get annexed if the
village would let me, and then to the right of
it, one of my neighbors is here tonight, hello
there, and to the left of it, Dave, wanted to be
here in support of what we are doing, but he is
out of town.
Currently this property here, I 'll
just call it Dave, his setback off this street is
11 feet, and then to the right, Peter, his
setback is about nine and a half feet off the
street.
That being said, we are required to
go 30 feet off of this street. We were asking
that we have some sort of variance there. We
think it's kind of extreme. After all, this
house is up here, the next house is up here and
we are going to be pushed back.
And that being said, we are asking
to rezone the property because I believe in my
opinion it was zoned inappropriately. I mean, as
you state, the lot is only 10,000 square feet,
and it should have been zoned R -1 from the start.
Anything else? Any questions?
(No response.)
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PZC - Public Hearing - July 10, 2024
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MR. HOLLAND: Did I do everything right?
Did I answer all my questions?
MR. VINYARD: You did fine.
MR. HOLLAND: That was my first time
doing this, so --
CHAIRMAN VINYARD: You did fine.
MR. HOLLAND: Okay.
CHAIRMAN VINYARD: Is there anyone
present who wishes to speak in favor of the
request?
(No response.)
CHAIRMAN VINYARD: Do you wish to speak
tonight?
MR. ST. DENIS: Yes.
CHAIRMAN VINYARD: In favor of the
request?
MR. ST. DENIS: No.
CHAIRMAN VINYARD: Okay. Is there
anyone who wishes to speak in opposition to the
request?
MR. ST. DENIS: Yes.
CHAIRMAN VINYARD: Okay.
PETER ST. DENIS,
having been first duly sworn, testified from the
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PZC - Public Hearing - July 10, 2024
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podium as follows:
MR. ST. DENIS: What is it zoned now by
the way?
MS. MENDEZ: Right now the zoning is R -1
Single-Family Suburban Residence District and
Steve Holland is looking to rezone the property
to R -2 Single-Family Traditional Residence
District.
MR. ST. DENIS: Okay. R -2 is like a
two-flat?
MS. MENDEZ: It's typically a
single-family home, so it can be more than a
two-flat as long as it meets the requirements of
the single-family instead of a multi-family.
MR. ST. DENIS: Okay. I don't think we
really need a seven bedroom house on a tiny lot
like that, 11 feet away from my property. I just
saw it on the plan you have up there.
Steve is a contractor and he says he
is going to live there, but contractors buy lots,
build houses and move on. He's got two other
lots that he can build houses on. Maybe he
should build one house on each lot.
We've already -- the lots up the
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PZC - Public Hearing - July 10, 2024
10
hill has already been changed by the neighbors,
we have all said no problem, from one house being
on that whole area to two. We didn't have a
problem with that. With building this McMansion
right next to me, I don't care for it.
And in the past when the house was
still there, less than 20 years ago, the lady
that owned it rented it out because she got
married and moved to Michigan, and she had some
tenants in there that had a family of six, which
is no problem except that they rented out rooms
and eventually there were 14 people living there,
and there is not parking for 14 people and there
is not parking for seven people that are driving
cars.
I don't think this -- also, the
houses in the area are small. Mine is a
bungalow, my next-door neighbor's is a bungalow,
et cetera, et cetera, et cetera. I don't mind
going a little larger than that, but this is too
big.
Also, these are some things that I
have noticed. The signs for this meeting were
displayed like this, laying on the ground. There
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PZC - Public Hearing - July 10, 2024
11
are a whole bunch of them, you can leaf through
them. I will give them to you.
CHAIRMAN VINYARD: Sure.
MR. ST. DENIS: That shows that you are
not able to see them from neighboring properties,
and they were only up there for a little less
than two weeks. I believe they are supposed to
have them up for a month, but I 'm not sure about
that.
Secondly, there is some sort of a
shed built on one of the other lots and there is
someone living in the shed. There is no
electricity, there is no toilet facilities.
There might be plumbing. I don't know where they
would get the water from.
MS. NOBLE: Can you keep your comments
on the microphone?
MR. ST. DENIS: Okay. If Steve is
already renting out a shed that is an improperly
zoned unit, what guarantees do we have that he is
going to obey it in the future and not just turn
it into an apartment building? Probably an
illegal one, but I don't know about that. I
don't know the laws on those.
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PZC - Public Hearing - July 10, 2024
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So I would say no, make it a little
smaller and move it away from my house a little
bit, center it on the lot. I don't mind the fact
that he wants to put it closer to the street,
that's not an issue. I would like to see it away
from my house a little bit so I can get sunlight
on that side.
His structure is supposed to be like
three stories tall. That's a little big, too.
If you want to make one story a basement, I can
live with that, but this is just too big for that
little tiny lot. That's all I have.
CHAIRMAN VINYARD: Thank you. Are there
any questions from the commissioners for the
petitioner?
MR. WILLIAMS: I guess -- so my
confusion is -- Are these the pictures of what
you would like to construct?
CHAIRMAN VINYARD: No, no, no.
MS. NOBLE: No, that's for the second.
MR. WILLIAMS: That's why I am very
confused. I was apologize. I have no questions.
CHAIRMAN VINYARD: Anybody else? Gregg ?
MR. MILLEN: So multi-generational,
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PZC - Public Hearing - July 10, 2024
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explain that in a little bit more detail.
MS. MENDEZ: I can.
MS. NOBLE: Steve, you can go and then
Sara can.
MR. HOLLAND: Sure. It's a beautiful
location, and it being a beautiful location and
me having two sets of parents and then
stepparents and my girlfriend having two sets of
parents, we also have five children together, but
we anticipate the children leaving sometime as I
already have two that have moved on, one that's
wanted to come home, but we would like to move
our parents in, and somewhere throughout all of
this it was a what-if, and actually we started
that, Krysti and I . Am I saying that right,
Krysti?
What if I made it like my parents
lived with me, residential assisted living, and
then their insurance could pay for their care, is
there any rules on that.
I think we researched that and there
aren't any, so it's just me moving my parents in
potentially down the road. Somewhere in all of
that, multi-generational came.
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PZC - Public Hearing - July 10, 2024
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Does that answer the question?
MS. MENDEZ: Yes. So multi-generational
homes typically house more than one family, so it
can be like a set of grandparents and then their
set of children and then another set of children,
so it's not where we see strangers living
together as in a multi-tenant unit building, it's
more so in the family a multi-generational
building.
MS. NOBLE: We also had the building
code official look at the plans because we didn't
want this to be in the future converted into
multi-tenant land use, so he reviewed the
architectural plans, and there is copies in your
packet showing that although each level has some
kind of self-contained portions, like multiple --
there is a kitchen on each level, bathroom on
each level, there is no interior barrier that
would cordon off the units, so there is a
continual core, it's utilized as a house. It's
no different than someone having a basement
apartment for a relative in their single-family
home. As long as there is no separate entrance,
separate utilities being pulled, then it's
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PZC - Public Hearing - July 10, 2024
15
appropriate and under our code.
MR. MILLEN: Okay.
CHAIRMAN VINYARD: Any other questions?
Please.
MR. FORRISTALL: This is a container
home?
MR. HOLLAND: Yes. I know, it's
different. Essentially if you had several
children you would pray as I did to have one
bedroom and one bath for every single one of them
and then I found a way to do it.
MR. FORRISTALL: Interesting.
CHAIRMAN VINYARD: Anybody else?
MR. WILLIAMS: It sounds like, do you
plan on living at that house long-term? Do you
have any plans on turning it into investment real
estate or rentals?
MR. HOLLAND: No. My intention is to
make it a single-family home and live in it.
CHAIRMAN VINYARD: Anybody else?
(No response.)
CHAIRMAN VINYARD: All right. Since all
public testimony regarding the petition has been
taken , may I have a motion to close the taking of
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PZC - Public Hearing - July 10, 2024
16
testimony and this public hearing?
MR. WILLIAMS: So moved.
MS. GOINS: Second.
CHAIRMAN VINYARD: Roll call vote on the
motion, please.
MS. NOBLE: Oh, I 'm sorry, before we do
that, can you ask the petitioner if they want
their responses entered into the record?
CHAIRMAN VINYARD: Would you like your
responses to our standards entered into the
record?
MR. HOLLAND: Yes, please.
CHAIRMAN VINYARD: Okay.
MS. YOUNG: Roll call?
CHAIRMAN VINYARD: Roll call, please.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: Forristall.
MR. FORRISTALL: Yes.
MS. YOUNG: Goins.
MS. GOINS: Yes.
MS. YOUNG: Millen.
MR. MILLEN: Yes.
MS. YOUNG: And Vinyard.
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Vitosh Reporting Service
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PZC - Public Hearing - July 10, 2024
17
CHAIRMAN VINYARD: Yes. Okay. The
public hearing portion of tonight's meeting is
now closed.
(Which were all the proceedings had
in the public hearing portion of
the meeting, concluding at 7 :17
p .m .)
---o 0 o ---
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Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
18
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 19, was reported
stenographically by me by means of machine
shorthand, was simultaneously reduced to
typewriting via computer-aided transcription
under my personal direction, and constitutes a
true record of the testimony given and the
proceedings had;
That the said public hearing was taken
before me at the time and place specified;
That I am not a relative or employee or
attorney or counsel, nor a relative or employee
of such attorney or counsel for any of the
parties hereto, nor interested directly or
indirectly in the outcome of this action.
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PZC - Public Hearing - July 10, 2024
19
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 15th day of July,
2024.
__________________________________
CHRISTINE M. VITOSH,
C.S.R. Certificate No. 084-02883
/s/
0
0.28 [1] - 5:16
084-02883 [1] - 19:13
1
1 [1] - 18:11
10 [1] - 1:21
10,000 [1] - 7:21
102 [3] - 4:9, 5:2, 5:16
11 [2] - 7:9, 9:17
12,000 [1] - 5:21
14 [2] - 10:12, 10:13
15th [1] - 19:8
19 [1] - 18:11
2
20 [2] - 6:10, 10:7
2024 [2] - 1:21, 19:9
2024-12 [2] - 4:8, 5:2
3
30 [1] - 7:13
6
6 [1] - 2:20
651 [1] - 1:17
7
7:00 [1] - 1:22
7:17 [1] - 17:6
8
8 [1] - 2:21
A
able [1] - 11:5
absolutely [1] - 6:12
accuracy [1] - 19:5
acres [1] - 5:16
action [1] - 18:24
additionally [1] - 5:18
ago [1] - 10:7
aided [1] - 18:14
Alexandria [1] - 2:14
almost [1] - 6:10
ALSO [1] - 2:9
AND [1] - 1:10
annexed [1] - 7:1
answer [2] - 8:2, 14:1
anticipate [1] - 13:10
apartment [2] - 11:22,
14:22
apologize [1] - 12:22
application [1] - 5:5
applies [1] - 19:2
appropriate [1] - 15:1
approval [1] - 5:13
architectural [1] -
14:14
area [2] - 10:3, 10:17
assisted [1] - 13:18
assume [1] - 19:4
attached [1] - 19:2
attorney [2] - 18:21,
18:22
B
Barksdale [1] - 2:10
Barksdale-Noble [1] -
2:10
barrier [1] - 14:18
basement [2] - 12:10,
14:21
bath [2] - 6:17, 15:10
bathroom [1] - 14:17
beautiful [3] - 6:18,
13:5, 13:6
bedroom [2] - 9:16,
15:10
bedrooms [1] - 6:17
big [3] - 10:21, 12:9,
12:11
bit [3] - 12:3, 12:6,
13:1
bring [1] - 6:6
build [3] - 9:21, 9:22,
9:23
building [5] - 10:4,
11:22, 14:7, 14:9,
14:10
built [1] - 11:11
bumped [1] - 6:12
bunch [1] - 11:1
bungalow [2] - 10:18
buy [1] - 9:20
C
C.S.R [1] - 19:13
care [2] - 10:5, 13:19
cars [1] - 10:15
center [1] - 12:3
certificate [1] - 19:1
Certificate [1] - 19:13
Certified [1] - 18:3
certified [1] - 19:4
certify [2] - 18:5, 19:1
cetera [3] - 10:19
CHAIRMAN [25] - 3:4,
3:24, 4:13, 4:15,
4:24, 6:20, 8:6, 8:8,
8:12, 8:15, 8:18,
8:22, 11:3, 12:13,
12:19, 12:23, 15:3,
15:13, 15:20, 15:22,
16:4, 16:9, 16:13,
16:15, 17:1
Chairman [1] - 2:2
changed [1] - 10:1
children [5] - 13:9,
13:10, 14:5, 15:9
CHRISTINE [2] - 18:3,
19:13
City [1] - 5:5
CITY [1] - 1:6
classification [2] -
4:10, 5:7
clearly [1] - 3:16
close [1] - 15:24
closed [1] - 17:3
closer [1] - 12:4
code [2] - 14:11, 15:1
commencement [1] -
18:6
comments [1] - 11:16
COMMISSION [1] -
1:10
Commission [1] - 3:6
commission [1] - 3:10
commissioners [1] -
12:14
commonly [1] - 5:16
Community [1] - 2:10
computer [1] - 18:14
computer-aided [1] -
18:14
concerning [1] - 18:8
concluding [1] - 17:6
confused [1] - 12:22
confusion [1] - 12:17
considered [1] - 3:10
consisting [1] - 5:15
constitutes [1] - 18:15
construct [1] - 12:18
contained [1] - 14:16
container [2] - 6:16,
15:5
continual [1] - 14:20
contractor [1] - 9:19
contractors [1] - 9:20
control [1] - 19:6
converted [1] - 14:12
copies [3] - 14:14,
19:3, 19:6
cordon [1] - 14:19
core [1] - 14:20
counsel [2] - 18:21,
18:22
County [1] - 5:6
COUNTY [1] - 18:2
D
Danny [1] - 2:3
Dave [2] - 7:4, 7:8
decrease [1] - 5:19
DENIS [10] - 2:21,
8:14, 8:17, 8:21,
8:23, 9:2, 9:9, 9:15,
11:4, 11:18
deserted [1] - 6:10
detail [1] - 13:1
Development [1] -
2:11
different [2] - 14:21,
15:8
direction [2] - 18:15,
19:6
directly [1] - 18:23
Director [1] - 2:11
discussion [1] - 5:1
displayed [1] - 10:24
District [5] - 5:14,
5:15, 5:21, 9:5, 9:8
door [1] - 10:18
down [3] - 6:11, 6:12,
13:23
Drive [1] - 1:17
driving [1] - 10:14
duly [3] - 6:2, 8:24,
18:7
during [2] - 3:19, 4:2
E
East [1] - 5:9
east [1] - 5:10
electricity [1] - 11:13
employee [2] - 18:20,
18:21
entered [2] - 16:8,
16:10
entrance [1] - 14:23
essentially [1] - 15:8
estate [1] - 15:17
et [3] - 10:19
eventually [1] - 10:12
excavate [1] - 6:15
except [1] - 10:11
explain [1] - 13:1
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
1
extreme [1] - 7:15
F
facilities [1] - 11:13
fact [1] - 12:3
falling [1] - 6:14
Family [5] - 5:13, 5:14,
5:20, 9:5, 9:7
family [8] - 9:12, 9:14,
10:10, 14:3, 14:8,
14:22, 15:19
favor [3] - 4:5, 8:9,
8:15
feet [6] - 5:22, 7:9,
7:10, 7:13, 7:21,
9:17
filed [1] - 5:4
fine [2] - 8:3, 8:6
first [3] - 6:2, 8:4, 8:24
five [1] - 13:9
flat [2] - 9:10, 9:13
followed [1] - 4:4
following [1] - 3:1
follows [4] - 4:3, 5:2,
6:3, 9:1
foregoing [1] - 18:10
FORRISTALL [4] -
4:19, 15:5, 15:12,
16:19
Forristall [3] - 2:6,
4:18, 16:18
Fox [1] - 5:10
future [2] - 11:21,
14:12
G
garage [1] - 6:11
Gawne [1] - 6:24
generally [1] - 5:8
generational [4] -
12:24, 13:24, 14:2,
14:8
girlfriend [1] - 13:8
given [1] - 18:16
Goins [3] - 2:4, 4:20,
16:20
GOINS [4] - 4:12,
4:21, 16:3, 16:21
grandparents [1] -
14:4
Greg [1] - 2:5
Gregg [1] - 12:23
ground [1] - 10:24
guarantees [1] - 11:20
guess [1] - 12:16
guys [1] - 3:24
H
half [1] - 7:10
hand [3] - 3:22, 19:4,
19:8
hear [1] - 6:22
heard [2] - 3:14, 18:7
HEARING [1] - 1:11
hearing [12] - 3:3, 3:5,
3:7, 3:20, 4:2, 4:8,
5:1, 16:1, 17:2, 17:5,
18:10, 18:18
hello [2] - 6:4, 7:3
hereby [1] - 18:5
herein [1] - 18:9
hereto [2] - 18:23,
19:2
hereunto [1] - 19:7
hill [1] - 10:1
HOLLAND [13] - 2:20,
5:24, 6:1, 6:4, 6:9,
6:23, 8:1, 8:4, 8:7,
13:5, 15:7, 15:18,
16:12
Holland [3] - 5:3, 6:5,
9:6
home [7] - 6:16, 6:17,
9:12, 13:12, 14:23,
15:6, 15:19
homes [1] - 14:3
house [12] - 6:11,
7:16, 9:16, 9:23,
10:2, 10:6, 12:2,
12:6, 14:3, 14:20,
15:15
houses [3] - 9:21,
9:22, 10:17
I
illegal [1] - 11:23
ILLINOIS [2] - 1:7,
18:1
Illinois [5] - 1:18, 5:6,
5:11, 18:4, 19:8
immediately [1] - 5:9
improperly [1] - 11:19
IN [1] - 19:7
inappropriately [1] -
7:20
indirectly [1] - 18:24
instead [1] - 9:14
insurance [1] - 13:19
intention [1] - 15:18
intentions [1] - 6:15
interested [1] - 18:23
interesting [1] - 15:12
interior [1] - 14:18
Intern [1] - 2:14
investment [1] - 15:16
invite [1] - 3:8
issue [1] - 12:5
J
July [2] - 1:21, 19:8
K
KCJ [1] - 5:3
keep [1] - 11:16
Kendall [1] - 5:6
kind [2] - 7:15, 14:16
kitchen [1] - 14:17
known [1] - 5:16
Krysti [3] - 2:10,
13:15, 13:16
L
lady [1] - 10:7
land [1] - 14:13
Lane [1] - 6:24
larger [1] - 10:20
LASALLE [1] - 18:2
laws [1] - 11:24
laying [1] - 10:24
leaf [1] - 11:1
leaving [1] - 13:10
left [1] - 7:4
Leland [1] - 19:8
less [3] - 5:21, 10:7,
11:6
level [3] - 14:15,
14:17, 14:18
live [3] - 9:20, 12:11,
15:19
lived [1] - 13:18
living [5] - 10:12,
11:12, 13:18, 14:6,
15:15
LLC [1] - 5:4
located [1] - 5:9
location [2] - 13:6
long-term [1] - 15:15
look [1] - 14:11
looking [1] - 9:6
love [1] - 7:1
M
machine [1] - 18:12
Main [1] - 5:9
Marlys [1] - 2:13
married [1] - 10:9
matters [1] - 18:9
McMansion [1] - 10:4
mean [1] - 7:20
means [1] - 18:12
meeting [4] - 3:6,
10:23, 17:2, 17:6
meets [1] - 9:13
member [1] - 3:21
members [1] - 3:8
Mendez [1] - 2:12
MENDEZ [5] - 6:8, 9:4,
9:11, 13:2, 14:2
Michigan [1] - 10:9
microphone [2] -
6:21, 11:17
might [1] - 11:14
MILLEN [4] - 4:23,
12:24, 15:2, 16:23
millen [1] - 16:22
Millen [2] - 2:5, 4:22
mind [2] - 10:19, 12:3
mine [1] - 10:17
minimum [1] - 5:19
Minute [1] - 2:13
month [1] - 11:8
motion [3] - 4:7,
15:24, 16:5
move [3] - 9:21, 12:2,
13:12
moved [4] - 4:11,
10:9, 13:11, 16:2
moving [1] - 13:22
MR [35] - 4:11, 4:17,
4:19, 4:23, 5:24, 6:4,
6:9, 6:23, 8:1, 8:3,
8:4, 8:7, 8:14, 8:17,
8:21, 9:2, 9:9, 9:15,
11:4, 11:18, 12:16,
12:21, 12:24, 13:5,
15:2, 15:5, 15:7,
15:12, 15:14, 15:18,
16:2, 16:12, 16:17,
16:19, 16:23
MS [26] - 4:12, 4:14,
4:16, 4:18, 4:20,
4:21, 4:22, 6:8, 6:21,
9:4, 9:11, 11:16,
12:20, 13:2, 13:3,
14:2, 14:10, 16:3,
16:6, 16:14, 16:16,
16:18, 16:20, 16:21,
16:22, 16:24
multi [7] - 9:14, 12:24,
13:24, 14:2, 14:7,
14:8, 14:13
multi-family [1] - 9:14
multi-generational [4]
- 12:24, 13:24, 14:2,
14:8
multi-tenant [2] -
14:7, 14:13
multiple [1] - 14:16
N
name [2] - 3:17, 6:4
need [1] - 9:16
neighbor's [1] - 10:18
neighboring [1] - 11:5
neighbors [2] - 7:3,
10:1
next [4] - 6:24, 7:16,
10:5, 10:18
next-door [1] - 10:18
nine [1] - 7:10
Noble [1] - 2:10
NOBLE [6] - 6:21,
11:16, 12:20, 13:3,
14:10, 16:6
north [1] - 5:10
noticed [1] - 10:23
Number [1] - 4:8
O
obey [1] - 11:21
OF [3] - 1:6, 18:1, 18:2
official [1] - 14:11
one [13] - 3:4, 3:16,
7:3, 9:23, 10:2,
11:11, 11:23, 12:10,
13:11, 14:3, 15:9,
15:10
open [1] - 4:7
opinion [1] - 7:20
opposition [2] - 4:6,
8:19
order [1] - 4:1
original [1] - 19:2
outcome [1] - 18:24
owned [1] - 10:8
owners [1] - 5:4
P
p.m [2] - 1:22, 17:7
packet [1] - 14:15
PAGE [1] - 2:19
Pages [1] - 18:11
parents [5] - 13:7,
13:9, 13:13, 13:17,
13:22
parking [2] - 10:13,
10:14
parties [1] - 18:23
past [1] - 10:6
pay [1] - 13:19
people [4] - 6:22,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
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10:12, 10:13, 10:14
personal [1] - 18:15
persons [2] - 3:11,
3:15
PETER [2] - 2:21, 8:23
Peter [1] - 7:9
Petition [1] - 4:8
petition [1] - 15:23
petitioner [6] - 3:13,
3:20, 5:12, 5:18,
12:15, 16:7
petitioner's [1] - 4:3
petitioner/contract [1]
- 5:3
pictures [1] - 12:17
place [2] - 6:18, 18:19
plan [3] - 3:19, 9:18,
15:15
Planner [1] - 2:12
Planning [1] - 3:5
PLANNING [1] - 1:10
plans [3] - 14:11,
14:14, 15:16
plumbing [1] - 11:14
podium [3] - 3:18, 6:3,
9:1
Pointe [1] - 1:17
portion [2] - 17:2, 17:5
portions [1] - 14:16
potentially [1] - 13:23
Prairie [1] - 1:17
pray [1] - 15:9
prepared [1] - 5:23
present [3] - 3:12,
5:23, 8:9
PRESENT [2] - 2:1,
2:9
presentation [1] - 4:4
previous [1] - 18:6
problem [3] - 10:2,
10:4, 10:11
proceedings [3] - 3:2,
17:4, 18:17
properties [1] - 11:5
property [10] - 5:8,
6:5, 6:6, 6:9, 6:16,
6:23, 7:7, 7:19, 9:6,
9:17
proposed [1] - 3:9
PUBLIC [1] - 1:11
public [15] - 3:2, 3:5,
3:8, 3:11, 3:20, 3:21,
4:2, 4:8, 4:24, 15:23,
16:1, 17:2, 17:5,
18:10, 18:18
pulled [1] - 14:24
purchaser [1] - 5:3
purpose [1] - 3:7
pushed [1] - 7:17
put [2] - 6:16, 12:4
PZC [2] - 4:8, 5:2
Q
questions [6] - 3:13,
7:23, 8:2, 12:14,
12:22, 15:3
R
R-1 [3] - 5:13, 7:22,
9:4
R-2 [4] - 5:14, 5:20,
9:7, 9:9
raise [1] - 3:21
Reagan [1] - 2:4
real [2] - 5:8, 15:16
really [1] - 9:16
receiving [1] - 4:2
recently [1] - 6:12
record [3] - 16:8,
16:11, 18:16
reduced [1] - 18:13
regarding [3] - 3:9,
3:14, 15:23
relative [3] - 14:22,
18:20, 18:21
rentals [1] - 15:17
rented [2] - 10:8,
10:11
renting [1] - 11:19
repeat [1] - 3:22
reported [1] - 18:11
Reporter [1] - 18:4
represent [1] - 3:17
reproduced [1] - 19:5
request [7] - 3:13,
3:14, 4:5, 4:6, 8:10,
8:16, 8:20
requesting [4] - 4:9,
5:6, 5:12, 5:19
requests [1] - 3:9
required [2] - 5:21,
7:12
requirements [1] -
9:13
researched [1] - 13:21
Residence [4] - 5:15,
5:20, 9:5, 9:7
residential [1] - 13:18
Residential [1] - 5:14
response [3] - 7:24,
8:11, 15:21
responses [2] - 16:8,
16:10
responsibility [1] -
19:5
Restorations [1] - 5:4
reviewed [1] - 14:13
rezone [3] - 6:5, 7:19,
9:6
rezoning [3] - 4:9, 5:6,
5:13
Rich [1] - 2:2
River [1] - 5:10
road [1] - 13:23
roll [4] - 4:13, 16:4,
16:14, 16:15
rooms [1] - 10:11
rules [1] - 13:20
Ryan [1] - 2:6
S
Sandoval [1] - 2:14
Sara [4] - 2:12, 6:6,
6:19, 13:4
saw [1] - 9:18
scheduled [1] - 3:5
seated [1] - 4:1
second [3] - 4:12,
12:20, 16:3
secondly [1] - 11:10
see [5] - 6:18, 6:23,
11:5, 12:5, 14:6
self [1] - 14:16
self-contained [1] -
14:16
separate [2] - 14:23,
14:24
set [4] - 14:4, 14:5,
19:7
setback [2] - 7:8, 7:10
sets [2] - 13:7, 13:8
seven [4] - 6:16, 6:17,
9:16, 10:14
several [1] - 15:8
shaking [1] - 6:13
shed [3] - 11:11,
11:12, 11:19
Shorthand [1] - 18:4
shorthand [1] - 18:13
showing [1] - 14:15
shows [1] - 11:4
side [1] - 12:7
sign [1] - 3:18
signed [1] - 19:3
signs [1] - 10:23
simultaneously [1] -
18:13
Single [5] - 5:13, 5:14,
5:20, 9:5, 9:7
single [5] - 9:12, 9:14,
14:22, 15:10, 15:19
Single-Family [5] -
5:13, 5:14, 5:20, 9:5,
9:7
single-family [4] -
9:12, 9:14, 14:22,
15:19
six [1] - 10:10
size [1] - 5:19
small [1] - 10:17
smaller [1] - 12:2
someone [3] - 6:14,
11:12, 14:21
sometime [1] - 13:10
somewhere [2] -
13:13, 13:23
sorry [1] - 16:6
sort [2] - 7:14, 11:10
sounds [1] - 15:14
south [1] - 5:9
specified [1] - 18:19
square [2] - 5:21, 7:21
SS [1] - 18:1
ST [10] - 2:21, 8:14,
8:17, 8:21, 8:23, 9:2,
9:9, 9:15, 11:4,
11:18
stand [1] - 3:21
standards [1] - 16:10
start [1] - 7:22
started [1] - 13:14
state [2] - 3:16, 7:21
STATE [1] - 18:1
State [1] - 18:4
stenographically [1] -
18:12
stepparents [1] - 13:8
Steve [6] - 5:2, 6:4,
9:6, 9:19, 11:18,
13:3
STEVE [2] - 2:20, 6:1
still [1] - 10:7
stories [1] - 12:9
story [1] - 12:10
strangers [1] - 14:6
street [4] - 7:8, 7:11,
7:13, 12:4
Street [6] - 4:9, 5:2,
5:9, 5:10, 5:17, 7:1
structure [1] - 12:8
Suburban [2] - 5:13,
9:5
sunlight [1] - 12:6
support [1] - 7:5
supposed [2] - 11:7,
12:8
sworn [4] - 3:23, 6:2,
8:24, 18:8
T
Taker [1] - 2:13
tall [1] - 12:9
tenant [2] - 14:7,
14:13
tenants [1] - 10:10
term [1] - 15:15
testified [2] - 6:2, 8:24
testify [2] - 3:15, 18:8
testimony [7] - 3:8,
3:11, 4:2, 15:23,
16:1, 18:7, 18:16
thereof [1] - 19:3
three [1] - 12:9
throughout [1] - 13:13
tiny [2] - 9:16, 12:12
together [2] - 13:9,
14:7
toilet [1] - 11:13
tonight [3] - 3:10, 7:3,
8:13
tonight's [4] - 3:5,
3:20, 5:1, 17:2
tore [1] - 6:12
torn [1] - 6:11
town [1] - 7:6
Traditional [3] - 5:15,
5:20, 9:7
transcript [2] - 18:11,
19:3
transcription [1] -
18:14
true [1] - 18:16
truth [1] - 18:8
turn [1] - 11:21
turning [1] - 15:16
two [8] - 9:10, 9:13,
9:21, 10:3, 11:7,
13:7, 13:8, 13:11
two-flat [2] - 9:10,
9:13
typewriting [1] - 18:14
typically [2] - 9:11,
14:3
U
under [4] - 15:1,
18:15, 19:4, 19:6
unit [2] - 11:20, 14:7
UNITED [1] - 1:6
United [1] - 5:5
units [1] - 14:19
unsafe [1] - 6:12
up [8] - 5:1, 6:7, 7:16,
9:18, 9:24, 11:6,
11:8
utilities [1] - 14:24
utilized [1] - 14:20
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
3
V
variance [2] - 4:10,
7:14
via [1] - 18:14
village [1] - 7:2
VINYARD [26] - 3:4,
3:24, 4:13, 4:15,
4:24, 6:20, 8:3, 8:6,
8:8, 8:12, 8:15, 8:18,
8:22, 11:3, 12:13,
12:19, 12:23, 15:3,
15:13, 15:20, 15:22,
16:4, 16:9, 16:13,
16:15, 17:1
Vinyard [3] - 2:2, 4:14,
16:24
VITOSH [2] - 18:3,
19:13
vote [2] - 4:13, 16:4
W
walk [1] - 6:19
wants [1] - 12:4
water [1] - 11:15
Wednesday [1] - 1:21
weeks [1] - 11:7
what-if [1] - 13:14
WHEREOF [1] - 19:7
WHEREUPON [1] -
3:1
whole [3] - 10:3, 11:1,
18:8
WILLIAMS [7] - 4:11,
4:17, 12:16, 12:21,
15:14, 16:2, 16:17
Williams [3] - 2:3,
4:16, 16:16
wish [4] - 3:12, 4:4,
4:5, 8:12
wishes [2] - 8:9, 8:19
wishing [1] - 3:15
WITNESS [2] - 2:19,
19:7
witnesses [2] - 3:23,
18:7
Worsley [5] - 4:9, 5:2,
5:10, 5:17, 6:24
Y
years [2] - 6:10, 10:7
YORKVILLE [2] - 1:6,
1:7
Yorkville [3] - 1:18,
5:5, 5:11
YOUNG [11] - 4:14,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - July 10, 2024
4
4:16, 4:18, 4:20,
4:22, 16:14, 16:16,
16:18, 16:20, 16:22,
16:24
Young [1] - 2:13
Z
zoned [4] - 7:20, 7:22,
9:2, 11:20
ZONING [1] - 1:10
zoning [1] - 9:4
Zoning [1] - 3:6
SUMMARY:
Gregg Ingemunson, attorney on behalf of the petitioners, the Illinois Department of Transportation
(IDOT) and B&K Enterprises, LLC, property owner, are seeking variance approval to permit the decrease
of the minimum parking lot setback adjacent to an arterial roadway in the B-3 General Business District
from the required twenty (20) feet to 8.7 feet from the property line. The real property is located at 2551
N Bridge Street on the west side of Bridge Street (Illinois Route 47) and north of Cannonball Trail.
Memorandum
To: Planning and Zoning Commission
From: Sara Mendez, Planner I
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: August 2, 2024
Subject: PZC 2024-16 2551 N Bridge Street (Variance) –
Reduction in Minimum Parking Lot Setback
PROPERTY BACKGROUND:
The property is zoned B-3 General Business District and is currently owned by B&K Enterprises, LLC.
The parcel is approximately 1.5 acres in area with an approximate 9,200 square foot office building
occupied by Midwest Environmental Consulting Services, LLC, an environmental consultant firm. The
structure has one (1) port cochere on the property, which was previously used for drive-up teller banking
by the prior tenant. The following are the current immediate surrounding zoning and land uses.
Zoning Land Use
North B-3 General Business District Multi-Tenant Commercial Building
South Kendall County Unincorporated Single-Family Residential
East M-1 Limited Manufacturing District Wrigley Manufacturing
West B-3 General Business District
Kendall County Unincorporated
Multi-Tenant Commercial Building
Single-Family Residential
At the time of initial final plat approval for the parcel in 2006, the site met the bulk regulation for the B-3
General Business District.
PROJECT DESCRIPTION:
Due to the Illinois Department of Transportation’s (IDOT) pending acquisition of land adjacent to this
parcel for roadway reconstruction and widening of Illinois Route 47, the petitioners are seeking to
decrease the minimum parking lot setback adjacent to an arterial roadway from the required twenty (20)
feet for the B-3 General Business District, as stated in section 10-3-9-A.4 of the Unified Development
Ordinance, to 8.7 feet, as illustrated in the site plan below.
Although the petitioners would not be meeting the required parking lot setback, they would still meet the
minimum parking stall requirement for the professional services/office, as illustrated in the table below.
Required Parking
Stalls
Minimum Parking
Stall
Pre-Take
Parking Stalls
Post-Take
Parking Stalls
Net Loss
2 Parking
Stalls/1,000 SF
Building
16
37
33
4
COMPREHENSIVE PLAN:
Yorkville’s 2016 Comprehensive Plan designation for this property is Destination Commercial. This land
use is intended for small to medium scale office and auto-oriented commercial uses near residential areas.
Therefore, this land use is consistent with Yorkville’s Comprehensive Plan.
STAFF COMMENTS:
Staff is supportive of the request to decrease the minimum parking lot setback adjacent to an arterial
roadway from the required 20 feet to 8.7 feet.
Per section 10-8-9-B.7 of the Unified Development Ordinance, certain authorized variances can be
granted solely by the Planning and Zoning Commission if the variance occurs under certain
circumstances. One such circumstance states “To exceed any of the authorized Variations allowed under
this subsection when a lot of record or a zoning lot, vacant or legally used on the effective date hereof, is,
by reason of the exercise of the right of eminent domain by any authorized governmental domain
proceeding, reduced in size so that the remainder of said lot of record or zoning lot or structure on said lot
does not conform with one (1) or more of the regulations of the district in which said lot of record or
zoning lot or structure is located.”
Therefore, the authorized variation allows for the Planning and Zoning Commission to have final
approval of the request due to the exercise of condemnation proceedings to the Illinois Department of
Transportation.
This request is tentatively scheduled for a public hearing on August 14, 2024 for variance consideration
before the Planning and Zoning Commission. The final determination of the Planning and Zoning
Commission will be provided by staff at the tentatively scheduled City Council meeting on August 27,
2024. Staff is seeking input and comments from the Economic Development Committee.
PROPOSED MOTION:
In consideration of testimony presented during a Public Hearing on August 14, 2024 and approval of
the findings of fact, the Planning and Zoning Commission recommends approval to permit the
decrease of the minimum parking lot setback adjacent to an arterial roadway in the B-3 General
Business District from the required twenty (20) feet to 8.7 feet from the property line, as stated in
section 10-3-9-A.4 of the Unified Development Ordinance for the property located at 2551 N Bridge
Street and further subject to {insert any additional conditions of the Planning and Zoning
Commission}…
ATTACHEMENTS:
1. Application
2. Plat of Survey
3. Public Hearing Notice
Print using Adobe® Reader®'s "Actual size" setting
r150 1/1 4/30/2024 11:51:41 AM
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING & ZONING COMMISSION
PZC 2024-16
NOTICE IS HEREWITH GIVEN THAT the Illinois Department of Transportation, petitioner, and B&K
Enterprises, LLC, owners, has filed an application with the United City of Yorkville, Kendall County,
Illinois, requesting a variance approval. The real property is located at 2551 N Bridge St, Yorkville, Illinois
and is generally located at the northwest corner of Route 47 and Cannonball Trail intersection. The
petitioner is requesting a variance to permit the decrease of the minimum parking lot adjacent to an arterial
roadway setback to 8.7 feet from the required 20 feet from the property line for the B-3 General Business
District.
The legal description is as follows:
LOT 4 IN XPAC SUBDIVISON BEING A PART OF SECTION 16 AND 21, TOWNSHIP 37 NORTH,
RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDAN ALL ACCORDING TO THE PLAT
20060001353 RECORDED 1/12/06, IN THE CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,
SITUATED IN THE COUNTY OF KENDALL, ILLINOIS.
PIN: 02-21-101-021
A copy of the application is available for review during normal City business hours at the office of the
Community Development Director.
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for the United City of
Yorkville will conduct a public hearing on said application on Wednesday, August 14, 2024 at 7:00 pm
at the United City of Yorkville, City Council Chambers, located at 651 Prairie Pointe Drive, Yorkville,
Illinois 60560.
The public hearing may be continued from time to time to dates certain without further notice being
published.
All interested parties are invited to attend the public hearing and will be given an opportunity to be heard.
Any written comments should be addressed to the United City of Yorkville Community Development
Department, City Hall, 651 Prairie Pointe Drive, Yorkville, Illinois, and will be accepted up to the date of
the public hearing.
By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois.
Jori Behland
Deputy City Clerk
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: 7667510
Purchase Order: 2551 N Bridge St,
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 7/17/2024, and the last publication of the notice was
made in the newspaper dated and published on 7/17/2024.
This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.
PUBLICATION DATES: Jul 17, 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
18th Day of July, 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
1
Due to the premature publication of the public hearing notice in the July 29th edition of the Beacon
Newspaper, staff requests that the public hearing for this agenda item be opened and then continued to the
Planning and Zoning Commission meeting on September 11, 2024. This will allow additional time to refine
the proposed changes to Chapter 8 of the Unified Development Ordinance before they are discussed publicly.
Memorandum
To: Planning and Zoning Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Sara Mendez, Planner I
Date: August 7, 2024
Subject: PZC 2024-17 Chapter 8: UDO Review & Approval Procedures
Proposed Text Amendment