Planning and Zoning Commission Agenda 2025 02-12-25
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, February 12, 2025
7:00 PM
Yorkville City Hall Council Chambers
651 Prairie Pointe Drive
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: January 8, 2025
Citizen’s Comments
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Public Hearings
1. PZC 2024-22 Beecher Road Solar, LLC, contract lessee, and Gary and Betty Bennett, property
owners, petitioners, have filed applications with the United City of Yorkville, Kendall County,
Illinois, requesting special use authorization and a bulk regulation variance approval. The real
property is generally located immediately north of Corneils Road, approximately 1,500 feet west of
Beecher Road, and approximately 4,000 feet east of IL Route 47 (N. Bridge Street) consisting of
approximately 70 acres. The petitioners are requesting special use permit approval in pursuant to
Section 10-8-5 of the Unified Development Ordinance for a solar farm. Lastly, the petitioners are
requesting a bulk regulation variance to Section 10-4-13-8.c of the Unified Development Ordinance,
seeking a reduction from the required one thousand (1,000) foot setback from the nearest solar array
to roadway network to 482 feet from Corneils Road.
2. PZC 2024-29 1115, LLC, the petitioner, in collaboration with property owners Brent and Tracy
Schalhamer, has applied to the United City of Yorkville, Kendall County, Illinois, for rezoning and
special use authorization for a Planned Unit Development (PUD). The proposal involves purchasing
and redeveloping approximately 14 acres, comprising a one-acre parcel to remain zoned B-3 General
Business District for future commercial use, and a 13-acre parcel to be rezoned from R-1 Single-
Family Suburban Residence District to R-4 General Multi-Family Residence District for a townhome
community with 18 buildings and 105 units. The petitioner also seeks a deviation from the Yorkville
Unified Development Ordinance’s Appearance Standards (Section 10-5-8(C)(2)(b)) to reduce the
required use of masonry or premium siding on the front façades of the townhomes from 50% to 25%.
The property, formerly Parfection Park, is located west of IL Route 47 (S. Bridge Street), east of the
Green Briar subdivision, north of the Prairie Garden development, and commonly addressed as 1115
South Bridge Street.
3. PZC 2024-31 David Hamman, on behalf of Kelaka, LLC, petitioner/owner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning
classification. The real property consists of three (3) parcels totaling approximately 112.44 acres.
Two (2) parcels are generally located immediately south of Faxon Road and west of Iroquois Lane
and one (1) parcel is located immediately north of West Veterans Parkway (US 34) and east of
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Eldamain Road. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban
Residential District and B-3 General Business District to M-2 General Manufacturing District.
4. PZC 2024-32 Kyle Corniels, petitioner, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting relief from Section 10-5-5 of the Unified Development
Ordinance requiring fences not extend beyond the front plane of the primary building facade in
residential districts for a residential parcel located at 515 W. Washington Street. The purpose of this
request is to allow for the fence on the petitioner’s property to extend beyond the front plane of their
home. The real property, zoned R-2 Single-Family Traditional Residence District, is located at the
end of the cul-de-sac on West Washington Street and immediately south of West Fox Street, in
Yorkville, Illinois.
Unfinished Business
New Business
1. PZC 2024-22 Beecher Road Solar, LLC, contract lessee, and Gary and Betty Bennett, property
owners, petitioners, have filed applications with the United City of Yorkville, Kendall County,
Illinois, requesting special use authorization and a bulk regulation variance approval. The real
property is generally located immediately north of Corneils Road, approximately 1,500 feet west of
Beecher Road, and approximately 4,000 feet east of IL Route 47 (N. Bridge Street) consisting of
approximately 70 acres. The petitioners are requesting special use permit approval in pursuant to
Section 10-8-5 of the Unified Development Ordinance for a solar farm. Lastly, the petitioners are
requesting a bulk regulation variance to Section 10-4-13-8.c of the Unified Development Ordinance,
seeking a reduction from the required one thousand (1,000) foot setback from the nearest solar array
to roadway network to 482 feet from Corneils Road.
Action Items
Special Use and Variance
2. PZC 2024-29 1115, LLC, the petitioner, in collaboration with property owners Brent and Tracy
Schalhamer, has applied to the United City of Yorkville, Kendall County, Illinois, for rezoning and
special use authorization for a Planned Unit Development (PUD). The proposal involves purchasing
and redeveloping approximately 14 acres, comprising a one-acre parcel to remain zoned B-3 General
Business District for future commercial use, and a 13-acre parcel to be rezoned from R-1 Single-
Family Suburban Residence District to R-4 General Multi-Family Residence District for a townhome
community with 18 buildings and 105 units. The petitioner also seeks a deviation from the Yorkville
Unified Development Ordinance’s Appearance Standards (Section 10-5-8(C)(2)(b)) to reduce the
required use of masonry or premium siding on the front façades of the townhomes from 50% to 25%.
The property, formerly Parfection Park, is located west of IL Route 47 (S. Bridge Street), east of the
Green Briar subdivision, north of the Prairie Garden development, and commonly addressed as 1115
South Bridge Street.
Action Item
Rezone and PUD
3. PZC 2024-31 David Hamman, on behalf of Kelaka, LLC, petitioner/owner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting rezoning
classification. The real property consists of three (3) parcels totaling approximately 112.44 acres.
Two (2) parcels are generally located immediately south of Faxon Road and west of Iroquois Lane
and one (1) parcel is located immediately north of West Veterans Parkway (US 34) and east of
Eldamain Road. The petitioner is requesting rezoning approval from R-1 Single-Family Suburban
Residential District and B-3 General Business District to M-2 General Manufacturing District.
Action Item
Rezone
4. PZC 2024-32 Kyle Corniels, petitioner, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting relief from Section 10-5-5 of the Unified Development
Ordinance requiring fences not extend beyond the front plane of the primary building facade in
residential districts for a residential parcel located at 515 W. Washington Street. The purpose of this
request is to allow for the fence on the petitioner’s property to extend beyond the front plane of their
home. The real property, zoned R-2 Single-Family Traditional Residence District, is located at the
end of the cul-de-sac on West Washington Street and immediately south of West Fox Street, in
Yorkville, Illinois.
Action Item
Variance
Additional Business
1. City Council Action Updates
a. PZC 2024-33 Stephen Cross, representing Costco, has submitted applications to the United
City of Yorkville, on behalf of Costco Wholesale Corporation (contract purchaser and
petitioner) and Joda Land Holding, LLC (property owner). The applications request an
amendment to the Yorkville Crossing Planned Unit Development (PUD) Agreement to allow
160,000-square-foot members-only retail store, special use authorization for a freestanding
fueling facility, and final plat approval to resubdivide two parcels (totaling ~34 acres) into
three parcels. The petitioner is also requesting deviations from the Unified Development
Ordinance, including regulations for landscaping (Section 10-5-3), parking and loading
(Section 10-5-1) related to maximum parking stalls and minimum EV charging stations,
outdoor lighting pole height (Section 10-5-7), and building facade appearance standards
(Section 10-5-8). The property is located at the northwest corner of Veterans Parkway (US
34) and Countryside Parkway.
Action Items
PUD Amendment, Special Use, and Final Plat
b. PZC 2024-30 Nicholas S. Bellone, on behalf of Ament Road Solar 1, LLC (Tenant) and
Janet M. Dhuse on behalf of the Janet Dhuse Declaration of Family Trust Dated March 1,
2013 (Owner) are seeking a special use permit for a commercial solar energy facility and a
variance to Section 36-282(17)(a) of the Kendall County Zoning Ordinance to allow a
commercial solar energy facility on land within 1.5 miles of municipality without an
annexation agreement.
Action Item
1.5-mile Review
c. PZC 2024-21 Marker Inc., the contract purchaser and petitioner, along with the United
City of Yorkville, the property owner, have submitted applications to the City of Yorkville,
Kendall County, Illinois. They are requesting an amendment to the Kendall Marketplace
Planned Unit Development (PUD) Agreement and seeking preliminary and final PUD plan
approval. The request aims to develop Heartland Meadows West, a mixed-use project
featuring twenty (20) single-family residential lots for an active adult community and four (4)
commercial outlots. The proposed underlying zoning designations are R-2 Single-Family
Traditional Residential District for the residential area and B-3 General Retail District for the
commercial area. The petitioner is also requesting deviations to the side and rear yard
setbacks within the R-2 District. The subject property is located on the north side of
Blackberry Shore Lane, between Northland Lane and Cannonball Trail, on an approximately
8.3-acre vacant parcel.
Action Items
PUD Amendment, Preliminary & Final PUD Plan Approval
d. PZC 2024-26 Drew Daniels, on behalf of Daniels Malinski Yorkville Family, LLLP,
petitioner/owner, has filed an application with the United City of Yorkville, Kendall County,
Illinois, requesting rezoning classification. The real property consists of four (4) parcels
totaling approximately 268.30 acres and is generally located at the northwest corner of West
Veterans Parkway (US 34) and 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).
Action Item
Rezone
Adjournment