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Planning and Zoning Commission Packet 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 -------------------------------------------------------------------------------------------------------------------- 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 DRAFT Page 1 of 4 PLANNING & ZONING COMMISSION Wednesday, January 8, 2025, 7:00pm Yorkville City Hall Council Chambers 651 Prairie Pointe Drive, Yorkville, IL Meeting Called to Order Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a quorum was established. Roll Call Ryan Forristall-yes, Michael Crouch-yes, Marge Linnane-yes, Richard Vinyard-yes Absent: Danny Williams, Rusty Hyett City Staff Krysti Barksdale-Noble, Community Development Director Sara Mendez, Planner1 Drea Sandoval, City Intern Brad Sanderson, City Engineer/EEI Katelyn Gregory, Community Engagement & Marketing Coordinator Megan Lamb, City Attorney Chris Funkhouser, Alderman Craig Soling, Alderman Lynn Dubajic Kellogg, City Consultant Other Guests Steve Cross, Costco Larry Dziurdzik, Costco Chris Vitosh, Vitosh Reporting Service Peter Reinhofer, V3 Gene Wilberg, Prairie Garden Peter W., V3 Jenny Lunn, Resident Marcy Hamman, Kelaka, LLC Michael Ganger, White Oak Est. Anthony DiSandro, Heartland Jeffrey Burk, Prairie Meadows Dan Free, Civil Engineer,V3 Sophia Yurt, Prairie View Dave Kellogg, Resident Charlie Golowacz Sydney Yurt Lanette Yurt, Prairie View Ethan Kruger, WSPY Charles Dettlinger, Resident Austin Kaczmarek, WSPY Tanya Dettlinger, Resident John M. Joyce, Resident Joe Hamman, Kelaka Marcia Ayala, Prairie Meadows Jorge Ayala, Prairie Meadows Via Zoom: Amanda McAbee, Jen Rakas, John Dvorak, Nick Bellone-New Leaf, Risa Y., G.B. Previous Meeting Minutes December 11, 2024 Motion by Marge Linnane, second by Ryan Forristall to approve the minutes as presented. Roll call: Forristall-yes, Crouch-yes, Linnane-yes, Vinyard-yes Carried 4-0. Page 2 of 4 Citizen’s Comments None Public Hearings Chairman Vinyard said there was one Public Hearing scheduled for tonight. He explained the procedure for the Public Hearing, taking of testimony and then swore in those who would present testimony. At 7:02pm, he asked for a motion to open the Hearing for PZC 2024-33 Costco. So moved by Mr. Crouch and seconded by Ms. Linnane. Roll call: Forristall-yes, Crouch-yes, Vinyard-yes, Linnane-yes. Carried 4-0. Mr. Vinyard read the description of the Hearing: 1. 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. After testimony, a motion was made by Ms. Linnane and seconded by Mr. Crouch to close the Public Hearing at 7:54pm. Roll call: Linnane-yes, Vinyard-yes, Forristall-yes, Crouch-yes. Carried 4-0. (See Court Reporter's transcript) (Standards and Petitioner's Responses to be part of official record) Unfinished Business None New Business 1. PZC 2024-33 Stephen Cross/Costco (see full description above) Ms. Noble listed the deviations from the code that are requested by the petitioner, along with staff recommendations. They are regarding: 1) number of parking stalls, 2) relief from minimum EV charger infrastructure, 3) vehicle access—developer will insure cross access enacted via part of a real estate deal, 4) requesting slightly taller poles for lighting, 5) landscaping plan, 6) appearance standards/masonry requirements. Staff is supportive of all deviation requests. She also discussed signage and the Special Use for the fuel station. Staff recommends approval of the Final Plat contingent on the engineering comments. She said staff supports a change in the 2016 Comprehensive Plan land use from mid-density residential to destination commercial. She said the Comp Plan is up for renewal next year. The existing B-3 zoning classification and commercial is permitted there. Staff supports all of these. Ms. Noble reviewed the standards for the Special Use and noted that the standards and petitioner's responses will be entered into the record. Page 3 of 4 Mr. Vinyard addressed handicapped parking from a question raised from a meeting participant. The participant said it is very difficult to find handicapped parking at other Costco facilities and with other 55+ facilities coming into the city, he had concern. Mr. Vinyard said handicapped parking is federally controlled. Action Item Planned Unit Development (PUD) Amendment A motion and second was made by Commissioners Forristall and Linnane, respectively, to approve PZC 2024-33 PUD Amendment, Special Use and Final Plat. Chairman Vinyard read the motions as follows: Motion: In consideration of testimony presented during a Public Hearing on January 8, 2025, the Planning and Zoning Commission recommends approval to the City Council of a request for an amendment to the Yorkville Crossing Planned Unit Development Agreement to facilitate the development of an approximately 160,000-square-foot members-only retail store, a fuel facility and two (2) commercial outlots with an underlying zoning designation of B-3 General Business District for an approximately 34 acre parcel located at the northwest corner of Veterans Parkway (US 34) and Countryside Parkway, subject to the conditions enumerated in a staff memorandum dated January 2, 2025 and review comments prepared by the City's engineering consultant, EEI, Inc., in a letter dated December 5, 2024 and any subsequent reviews related to the Site Plan and Aerial Site Plan prepared by MG2 dated January 3, 2025 and Traffic Study prepared by V3 Companies updated December 30, 2024. Roll call: Linnane-yes, Vinyard-yes, Forristall-yes, Crouch-yes. Motion carried 4-0. Action Item Special Use Motion: In consideration of testimony presented during a Public Hearing on January 8, 2025 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 for a fuel facility as part of the Costco Wholesale Warehouse development to be located at the northwest corner of Veterans Parkway (US 34) and Countryside Parkway within the Yorkville Crossing PUD subject to engineering review comments provided by the City's engineering consultant, EEI, Inc., in a letter dated December 5, 2024 and subsequent reviews related to the Site Plan and Aerial Site Plan prepared by MG2 dated January 3, 2025 and Traffic Study prepared by V3 Companies updated December 30, 2024. Roll Call: Vinyard-yes, Forristall-yes, Crouch-yes, Linnane-yes. Motion carried 4-0. Action Item Final Plat of Subdivision Motion: The Planning and Zoning Commission recommends approval to the City Council of the Final Plat of Subdivision of Costco Wholesale, dated last revised 12/18/24 and prepared by V3 Companies, Ltd. subject to review comments prepared by City's engineering consultant, EEI, Inc., in a letter dated December 5, 2024 and any subsequent reviews related to said Final Plat of Subdivision. Roll call: Forristall-yes, Crouch-yes, Linnane-yes, Vinyard-yes. Motion carried 4-0. Page 4 of 4 2. 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. Ms. Mendez said this property is south of Ament Rd., west of Rte. 47 and near the Windett Ridge subdivision. In August, 2024 the City Council formally agreed they would not ask for a pre- Annexation Agreement. The 1,442 feet setback from Ament Rd. meets the city's 1,000 foot setback. The Comp Plan designation is agricultural and the proposed solar farm is consistent with this. It will be brought to the January 20th City Council meeting. Action Item 1.5 – Mile Review Mr. Crouch moved and Ms. Linnane seconded a motion to approve PZC 2024-30 Ament Road Solar I, LLC for a solar farm. Mr. Vinyard read the motion. Motion: In consideration of the proposed mile and one-half review of Kendall County Petition 24-30 by Ament Road Solar 1, LLC, seeking a special use permit for a commercial solar energy system and variance to allow a commercial solar energy system on land within 1.5 miles of a municipality without an annexation agreement consisting of (2) parcels totaling ~93.4 acres, the Planning and Zoning Commission recommends to the City Council not to object to the request. Roll call: Linnane-yes, Vinyard-yes, Forristall-yes, Crouch-yes. Motion carried 4-0. Additional Business None Adjournment There was no further business and the meeting was adjourned at 8:18pm on a motion by Mr. Crouch and second by Ms. Linnane. Unanimous voice vote approval. Respectfully submitted by Marlys Young, Minute Taker 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 1 UNITED CITY OF YORKVILLE YORKVILLE, ILLINOIS PLANNING AND ZONING COMMISSION PUBLIC HEARING 651 Prairie Pointe Drive Yorkville, Illinois Wednesday, January 8 , 2025 7 :00 p .m . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 2 PRESENT: Mr. Rich Vinyard, Chairman, Mr. Ryan Forristall, Commissioner, Ms. Marge Linane, Commissioner, Mr. Michael Crouch, Commissioner. ALSO PRESENT: Ms. Krysti Barksdale-Noble, Community Development Director; Ms. Sara Mendez, Planner; Ms. Marlys Young, Minute Taker. APPEARANCES: OTTOSEN, DiNOLFO, HASENBALG & CASTALDO, LTD. BY: MS. MEGAN LAMB 1804 North Naper Boulevard, Suite 350 Naperville, Illinois 60563 (630) 682-0085 appeared on behalf of the United City of Yorkville. - - - - - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 3 I N D E X WITNESS:PAGE: STEPHEN CROSS 7 LARRY DZIURDZIC 9 PETER REINHOFER 16 RISA YUKI 19 DAN FREE 26 AMANDA McABEE 28 GERRY GAWLIK 31 JEFF BURKE 34 MARCIA AYALA 34 JENNY LUNN 43 JOHN JOYCE 44 SYDNEY YURT 45 - - - - - REPORTED BY: Christine M . Vitosh Illinois C .S .R . License No. 084-002883 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 4 (WHEREUPON, the following proceedings were had in public hearing, commencing at 7 :03 p .m .:) CHAIRMAN VINYARD: There is one public hearing scheduled for tonight's Planning and Zoning Commission meeting. The purpose of this hearing is to invite testimony from members of the public regarding the proposed 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 5 may be seated. Okay. So the order for receiving testimony will be as follows. We will first start with the petitioner's presentation and those who wish to speak in favor or opposition against the request. May I have a motion to open public hearing on Petition number P Z C 2024-33, Stephen Cross on behalf of Costco Wholesale Corporation requesting a Planned Unit Development amendment, special use authorization and final plat approval? COMMISSIONER CROUCH: So moved. CHAIRMAN VINYARD: Anyone a second? COMMISSIONER LINANE: Second. CHAIRMAN VINYARD: Second. Roll call vote on the motion, please. MS. YOUNG: Yes. Forristall. COMMISSIONER FORRISTALL: Yes. MS. YOUNG: Crouch. COMMISSIONER CROUCH: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: And Linane. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 6 COMMISSIONER LINANE: Yes. CHAIRMAN VINYARD: Very good. The public hearing up for discussion tonight is PZC 2024-33, Stephen Cross, on behalf of Costco Wholesale Corporation and Joda Land Holding, LLC, the property owner, has submitted applications to the United City of Yorkville requesting an amendment to the Yorkville Crossing Planned Unit Development to allow a 160,000-square-foot members-only retail store, special use authorization for a freestanding fuel 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 landscape, Section 10-5 -3 , parking and loading, Section 10-5 -1 , related to the maximum parking stalls and minimum E V 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 and Countryside Parkway. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 7 Is the petitioner for PZC 2024-33, Stephen Cross, on behalf of Costco Wholesale Corporation, present and prepared to make its presentation on their proposed request? MR. CROSS: I am. CHAIRMAN VINYARD: Please. Thank you, sir. MS. NOBLE: Give it a second, it will load for you, your presentation. STEPHEN CROSS, having been first duly sworn, thereupon testified as follows: MR. CROSS: That's okay, I can just talk. Okay. Good evening. My name is Stephen Cross, Costco's real estate development director for the Midwest region here. We are really happy to be here with you this evening as you mentioned for a proposed Costco warehouse to be located within the Yorkville Crossing community, located on Veterans Parkway between McHugh and East Countryside. We are really thrilled to be here at this point in time after spending the last number of months working with Krysti and staff and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 8 getting to this point, and looking forward to going through our testimony here, our presentation and answering questions that you might have. With me tonight we have Larry Dziurdzic, who represents Costco real estate, he will be giving most of the presentation here, and we also have Dan Free, a civil engineer from V 3 , Peter Reinhofer, who is also from V 3 , he is our transportation engineer, and then online we have Risa Yuki, who is out of -- our architect out of Seattle, she is actually in Texas right now, but she is online to provide some testimony regarding the architecture and building itself, and we also have I believe Amanda McAbee on the line who is our landscape architect who is able to answer any questions on that. So with that, I will turn it right over to Larry who can jump into the presentation which is teed up there, and the whole team is here to answer questions. CHAIRMAN VINYARD: Thank you. MR. DZIURDZIC: Thanks, Steve. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 9 LARRY DZIURDZIC, having been first duly sworn, thereupon testified as follows: MR. DZIURDZIC: Let me get situated here. As Steve mentioned, my name is Larry Dziurdzic. I am a Costco real estate consultant. My address is 1955 Raymond Drive in Northbrook. Tonight we put together a short presentation for the Plan Commission's consideration. The agenda tonight from our end is I will be going through a couple slides describing what we are actually requesting from the Plan Commission tonight. We are requesting some deviations from the UDO code. I will describe the site plan in a little bit greater detail. I will turn over the mic to our transportation engineer, who will describe a couple of the intersection improvements, and we will conclude with our -- with Risa Yuki, with our architecture, who can describe the building in a little more detail. As Steve mentioned, we have a landscape architect and our civil engineer available for questions. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 10 So with that, I will go to the next slide. Let's see. MS. NOBLE: We will have to do it. For whatever reason, it's not -- MR. DZIURDZIC: It's not hooked up to my remote? Okay. That's fine. Next slide here, this is a location map. I think most of you know where the property is located. It's approximately 3 3 acres. It's a great site, we really like the location. Veterans Parkway, of course, is on the south end, we have Countryside Parkway on the east, McHugh Road to the west. We are currently located, or where the meeting is being held tonight, is City Hall to the north end there. You've got Crimson Lane up towards the north end there. What I highlighted in blue, that's actually the Yorkville Crossing Planned Unit Development, so we are part of this larger planned unit development, and tonight we are requesting some deviations -- I 'm sorry, not deviations, but an amendment to that PUD to incorporate our proposed site plan along with the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 11 deviations and a special use for the fuel facility, which I will get into in a little bit more detail. If we could go to the next slide. So this will be the 20th store in the Chicagoland area, and as -- Mr. Vinyard said that we are under contract with Joda Land Holding, they are the seller that we will be purchasing the property from. We are requesting amending the Yorkville Crossing Planned Unit Development to include Costco's site plan with certain deviations, which I will get into, from the City's Unified Development code. The fuel facility that we are requesting is a special use under the code and there are certain standards that go along with that. I won't go into those standards, there is quite a few of them, but we have indicated those in great detail and we have submitted those with our application, so I would like to make sure those are entered into the record into my testimony, and then, of course, we are seeking final plat approval. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 12 So we are requesting five deviations from the UDO code, so I have listed these basically in summary, and I know Staff's report goes into greater detail. Number one is we are asking to exceed the maximum parking on the property, and when I get into the site plan I can talk more about the parking and what Costco's standards are for parking, but I think the maximum allowed per this B -3 zoning district is 300 and some odd spaces. We are looking at anywhere from 950 -- or, I 'm sorry, 8 50 to 9 50. This plan is proposing 9 55 with the expansion of about 1 0 1 , and that's just necessary for the operation of Costco. We would never be able to function with 300 and some parking spaces. Number two is relief from the electric vehicle charging infrastructure requirement. Number three is to increase the height of our poles in our parking lot. I believe the code is 35 feet, yeah, and we are looking at 36, six. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 13 We are looking at some relief from the building foundation areas and the interior landscaping zones from the one interior parking space for every ten parking spaces, and then the last requirement is really from the masonry requirements on the building, and Risa will get into our design of the architecture. So we could jump to the site plan. So the site plan, as I mentioned, has roadways on all three sides. We positioned the building towards the center of the property, and that allows us to create some outlots in the front along Veterans, so those outlots are approximately seven acres, and that's going to be for future development, future commercial or retail development. The plan sets up real nicely to show -- or to display our parking in the front. We've got parking fields on the south side of the building, we've got parking on the east side of the building with great access to the front. The entrance to the building is at the southeast corner, kind of that chamfer, that 45-degree, and that's been oriented towards the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 14 intersection of Veterans and Countryside, so that was done for a purpose. Our loading is at the southwest corner of the building. We have our detention stormwater facility located at the far north end and our fuel facility is located at the southwest corner. As I mentioned, we are about 1 6 1 ,562 square feet and we have about 1 16,000 square feet of sales floor area. Our proposed parking area is 8 55 with the availability to expand our parking another 1 0 1 parking spaces, for a total of 9 56, so we are seeking approval for 9 56 at this time. The fuel facility is a four pump by four pump layout, so 16 pumps total, 32 field dispensers. That was sized by our gasoline operation team internal out in Issaquah, Washington. Costco has several operational departments and so this was carefully examined and studied based on the anticipated membership in the trade area, is how we describe the trade area. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 15 So I think the next slide, this is just overall site context of an aerial photograph of the site plan in relation to the surrounding area. You can see most of the property is vacant, undeveloped property, except south of Veterans, you have some property in the county and some retail commercial uses there. And as I mentioned, the fuel facility, this is a larger view. We are providing a 155-foot queue for adequate stacking and distance for cars to move through the site. Cars are moving from the west to the east. Approximately 6 5 to 75 percent of our members get gas first and then they go into the store, so this is a natural progression of cars entering on the west side and then exiting on the east side, and then right into our main parking lot or the interior perimeter east/west drive, so it sets up real nice. You can see that we dashed in an expansion area to the south end of the fuel facility for another additional four pumps, so this can expand if needed in the future, we could 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 16 get up to 20 pumps, and if you notice to the west of the queuing area there is a little bit of real estate there before McHugh Road. We could extend the queue a little bit further to the west to get additional stacking if needed, so there is room here for expansion and growth if required. The fuel facility elevations, they are a real simple structure, very horizontal, contemporary, modern looking, and we are taking cues from the warehouse which Risa will describe a little bit later on in the presentation. Next slide. So at this point I would like to turn it over to Peter, he can talk a little bit more about the traffic improvements at the various driveway -- proposed driveways. Peter? MR. REINHOFER: Thanks. PETER REINHOFER, having been first duly sworn, thereupon testified as follows: MR. REINHOFER: Good evening. I am Peter Reinhofer with V 3 Companies. V 3 conducted the traffic impact study for the proposed 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 17 development. As Larry said, from an access perspective, this is probably one of our better sites I have worked on for Costco. Go to the next slide, please. We are proposing six access points, direct access points, to the site, three along Countryside, one along West 34, two along McHugh. Kind of working up at the top and kind of going clockwise, driveway one will be a full access driveway along Countryside. We are proposing to restripe the existing westbound left-turn lane into the site. This driveway also aligns with Crimson Lane to the north. Costco driveway two is also a full-access driveway, and here we are proposing to construct a new westbound left-turn lane within the existing landscape median. The design of that left-turn lane would meet IDOT standards. Driveway three is also along McHugh and that would be a right-in, right-out driveway. Driveway four is along U .S . 34 that aligns with Tuma Road to the south. For this driveway we are currently proposing this as a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 18 three-quarter access, so allowing a right-in, right-out and left-in movement, so no left-out movements coming out of Costco onto eastbound 34. Here we are proposing to construct a new left-turn lane within the existing median also, also following IDOT guidelines for storage and taper based on the design speed of U .S . 34. Driveway -- I 'm sorry, and driveway four we are also constructing a westbound right-turn lane. Sorry about that. Driveway five would be a full access driveway along McHugh Road. Here we are proposing to construct a new northbound right-turn lane. Then driveway six is also a full access driveway, and for five and six we are proposing to restripe the existing flush median to provide dedicated left-turn lanes for both driveway five and driveway six. A traffic study was submitted to IDOT; we are awaiting comments from them. We do have some modifications along U .S . 34; for instance, the driveway at -- Costco driveway four that a ligns with Tuma Road, that 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 19 would be permitted through IDOT. We are proposing to retime the traffic signal at Countryside and U .S . 34, and then make some minor improvements at McHugh and U .S . 34 for the southbound left-turn lane. I will hand it back over to Larry. MR. DZIURDZIC: Thanks, Peter. Risa is calling in, and I would like Risa, our -- Costco's architect for this project, to describe the architecture and character of the building. Risa? RISA YUKI, having been first duly sworn, thereupon testified as follows: MS. YUKI: Thanks, Larry. Good evening. As Larry mentioned, my name is Risa Yuki. I am with M G 2 out of Seattle, Washington. I just wanted to share today that our focus in the design of this building was really to prepare something that was modern and that was going to be timeless in design, but then also using different types of materials that are cohesive that were going to offer, you know, a variety in the design using different materials, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 20 colors and textures, and then different articulation, but still trying to maintain a sustainable palette. If we want to start with the material board, one is because when we render these drawings we kind of do it in a soft light and it doesn't show the true colors, so the materials will help share that. What we are looking at today is this is the straight-on view of the entry canopy. I like this view because it also shows the east side of the materials on the right side of the building, and then on the left side of the page is the south side of the elevation facing the parking lot to the south. What we are showing here is we are going to start from the kind of bottom left side as we are proposing the architectural box rib metal panel, and that's pointing to kind of that top band of the entry canopy, and then right below that it's held up by smoothface masonry columns in a dark umber, so as you can see, the block is going to be a little bit darker so it's going to provide good contrast to the overall 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 21 palette, and then tie in to kind of the trim color, that's made of material medium bronze. That middle color there that's identified as the architectural insulated metal panel that's pointing up to the entry canopy sign, that area, that's an insulated metal panel that has a textured finish, so it's similar to like a stucco finish on the building. Both the -- I just wanted to share that both the box rib panel as well as this insulated metal panel, as well as the building's structure, is comprised of 80 percent recycled material, and then that insulation is 50 percent recycled material, and they all provide really great R value reducing our HVAC load, so one of the reasons why we are strongly proposing these materials. Okay. Can we switch to the next elevations? Thank you. All right. So I will just kind of maybe start our focus on the top elevation, which is the south elevation. Thank you. Okay. So kind of starting from the left side, so we have a recessed dock, and then just to the right of that 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 22 we have our sign panel and back area with the insulated architectural textured panel, so that's that stucco finish, and then it has a strong high base of CMU, the smoothface CMU right below that. And then as you edge to the right we have proposed a three-column trellis element, and this is to provide a little bit of a softer transition to the entry canopy, but also kind of propose something that's a little bit 3 D that protrudes out and then has some good shadowing, and then it heads over into the entry canopy that we were just showing on the screen previously. So on the next elevation is the slide that's also kind of the more pedestrian facing side, so just wanted to talk a little bit about this. This is the tire center side which has the overhead doors similar to the overhead canopy, so what we have done is brought in the CMU columns as well and then that insulated panel right above that. And then the other two elevations, we wanted to make sure that we focused and we carried those materials in vertical and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 23 horizontal articulation throughout the entire building. One of the things I did want to mention was that in the EDC meeting that we had yesterday evening there was some comment or some comments raised relative to the amount of masonry that we were proposing, so, you know, the team talked about that yesterday evening and we agreed that introducing a little bit more masonry on the two pedestrian sides of the building, so the south and east elevation, would definitely improve the design. So as you can see here, so if you look at the -- sorry, the third elevation, which is the north elevation, you can see where the masonry is lower as originally proposed, so what we have done here is now we have raised the lower masonry raised up to four feet so that it had more impact and significance on the building. As Larry had shown I think in a few slides back, the fuel facility carries all the same materials, still has the box rib metal panel on fascia and then also the smoothface CMU column, so, you know, this is a line that's 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 24 cohesive to the building as well. That's it unless -- and then the next few slides are just other prospective views of the building. MR. DZIURDZIC: Risa, can you talk a little bit more about the floor plan? We have a slide -- Other direction. Right there. MS. YUKI: Sure. Okay. So I just wanted to share, related to the floor, so as we mentioned earlier when we were looking at the site plan, Costco has one entrance and exit into the building, which is the bottom right-hand corner of the page here, but as you can see with inside the building, and if you have -- you know, you've been to Costco before, the interior, it's really important for the interior maneuverability to be very straightforward within the building, so it renders it so that we can't really articulate the building as much, so -- but what this is sharing is that where the receiving dock is, it's recessed, so it is pushed back so that it is not coming out to the front, and where the entry canopy is, you can see how it is prominent, you know, and it creates the central focus to the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 25 site. Off to the left side is just some mechanical portions of the building, and that creates a little bit of a recess as well, but that's all within the same building footprint. MR. DZIURDZIC: Great. Thanks, Risa. MS. YUKI: Thanks. MR. DZIURDZIC: I wanted to point out a couple -- an item I missed on the site plan, pedestrian connections, so I wonder if we could flip to the site plan. So Costco -- well, actually, that's fine. So we are connecting at minor, at the intersection there, we are bringing a sidewalk in at that intersection down to the Costco parking lot at the northeast corner there. We also have a sidewalk connection from the entrance to the building south to Veterans Parkway and it ties into the bike path. That essentially concludes our presentation tonight. We do have our civil engineer and our landscape architect and we do have some additional slides, but I felt in everyone's interest of time tonight, we could go 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 26 through some civil engineering, we could answer questions at this time, we could -- CHAIRMAN VINYARD: Why don't you go through it just for transparency -- MR. DZIURDZIC: Okay. CHAIRMAN VINYARD: -- if you don't mind. MR. DZIURDZIC: Sure. Dan Free, our civil engineer, has been designing the site for several months, and more than that. Thanks, Dan. DAN FREE, having been first duly sworn, thereupon testified as follows: MR. FREE: Hi. My name is Dan Free with V 3 companies, 732 5 Janes Avenue in Woodridge. So, yeah, like Larry said, we have been looking at this site for a few months. We have been working on the engineering for it and looking at -- you know, it really is a fairly simple site from an engineering standpoint. The site was fairly flat, so we actually had an opportunity to purchase detention credits and the detention pond that exists over here; however, from an earthwork balancing position, because the site was actually too flat, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 27 it worked to be able to excavate additional material and have a pond on-site to be able to raise up the site because it was too flat. The sanitary sewer and water main, the utilities, surround the site within Countryside Parkway and within McHugh, so we are picking up the utilities and those roadways and then also there is kind of a stub left in the intersection of Countryside and 34 and McHugh and 34 for the water main and we are going to be extending the water main along Veterans Parkway in order to complete that loop that the city intended. And then from a stormwater perspective, the outlots are going to be included in all the stormwater and storm sewer design to be able to convey, assuming that there is going to be a development in the future on those outlot and the additional impervious area from the employee parking expansion as well as the gas station expansion, all that is included in the calculations for the stormwater pond as well as the storm sewer to convey all that to the detention pond, and we are currently working on 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 28 the final detail drawings for that and expecting to submit for permit within a couple weeks here. CHAIRMAN VINYARD: Very good. MR. FREE: There is not too much -- I don't know if there is too much else left to say. I will mention that the design for the pond is expected to be dry basin, so it will be -- it won't hold water and it will -- so it will just during rain events have water in it and then drain down, and it will be planted with a variety of native grasses and flowers, and I think that's good. MR. DZIURDZIC: That's good. Thank you. CHAIRMAN VINYARD: Thank you. MR. DZIURDZIC: Thank you, Dan. Amanda, are you on the line? MS. McABEE: Yes, I am. MR. DZIURDZIC: Oh, you are. Do you want to say a couple words about the landscape plan? Please click to the next slide. AMANDA McABEE, having been first duly sworn, thereupon testified as follows: MS. McABEE: Yeah. Okay. So as Dan 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 29 said, our detention basin, we are working through our naturalized planting design. With our final design we will be clustering the trees around the pond to create some. Nice views because we expect once established it will look really nice with the native plantings. Throughout the site and on the parking lot island we have canopy trees and shrubs planted. Then all the perimeter landscaping on Countryside Parkway we have street trees and we have shrubs and ornamental glasses surrounding the perimeter parking lot. Let's see. Around the fuel area we have tried to cluster evergreen trees and canopy trees around like most of the heavily viewed areas from Veterans Parkway and McHugh, and so those will look really nice once established. Then going around to the foundation landscape, there is a trellis at the front of the building with some foundation landscape beds. I don't know, did we see a view of that in the images? I can't remember if there was one. But it will be a nice metal-looking trellis to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 30 enhance the facade. And then we have a large landscape bed that will distract from the loading dock from McHugh and look really nice and enhance the facade of the building. I think that's all really I have for landscaping, pretty straightforward. We are screening a lot and it will look really nice once established. MR. DZIURDZIC: Great. CHAIRMAN VINYARD: Thank you. MR. DZIURDZIC: Thank you. Our next slide is a final plat of subdivision. As I mentioned, it's a three-lot subdivision; two lots along Veterans for future commercial and then Costco and the fuel facility are located on lot one, and we are providing public and drainage utility easements for all public -- for dedication for all public utilities. That's the final plat. Our next slide is the site lighting. As I mentioned, we are asking for a deviation for the height of the pole light. This is Costco's standard. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 31 Given the size of the parking lot, we do -- we would like to see that 36-foot six inches for that even distribution for our foot candles and photometrics, and it is a flat lens L E D , of course, facing downward. After our site lighting I believe that concludes our presentations, so we went through all our slides tonight. I am available for questions, as well as Steve and our consultants online, so we would be happy to answer any questions you have. CHAIRMAN VINYARD: Very good. MR. DZIURDZIC: Thank you. CHAIRMAN VINYARD: Thank you. All right. Is there anyone present who wishes to speak in favor or opposition of this request? This would be your one time that you as the public have an opportunity to express your concerns or your approval of the plan. Please. GERRY GAWLIK, having been first duly sworn, thereupon testified as follows: MR. GAWLIK: Hi. My name is Gerry 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 32 Gawlik. I am actually the president of the Colonies Homeowner's Association. We are about 230 units strong. I can say after this had been announced that probably to the home they are going to welcome Costco here given the fact that you have Costco's , what, on 7 5 th and St. Charles Road, so it put a lot of smiles on the face when this was announced, so it is welcome. I just have two thoughts, and one is as far as regarding parking, it looks like you are looking to increase the number of parking spaces from the ordinance. Has there also been thought as far as increasing or at least making sure that we have the proper ratio for handicapped parking? Because I can tell you at the two locations now, it is extremely hard to find handicapped parking the way it exists. Maybe that could be a consideration there as far as increasing the number of handicapped parking around there, because we have a lot of seniors around this community and it would be welcomed if it would be -- have some 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 33 additional parking. Also, this may be premature, but looking at the prints here, you've got your entry four coming in off of Veterans Parkway and you have your two outlots. It may not be, you know, proper at this point, but is there thought about maybe having an access road, because as those lots become filled with retail, I think, you know, you are also looking to put two lights in between there. That additional ingress and egress I think is really going to create some havoc regarding people both east and west going down Veterans Parkway, so I don't know if that might be a thought as far as even though there is nothing proposed for that, but at least looking at some restrictions so that in the future that may not become a problem as far as the traffic is concerned, the more ingress and egress among Veterans. Thank you very much. CHAIRMAN VINYARD: Very good. Thanks, sir. Next person. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 34 JEFF BURKE, having been first duly sworn, thereupon testified as follows: MR. BURKE: Hello. Thank you for hearing me. My name is Jeff Burke. I am a resident of Prairie Meadows, due north of the site. My biggest concern is traffic along McHugh, which runs on the west side of our subdivision. I was just wondering if there has been consideration -- and I don't know whose responsibility it would be, but I see Kennedy and McHugh becoming significantly busier, and I was wondering if we are looking at traffic control devices at McHugh and Kennedy and also at McHugh and Marketview? Marketview. That's all I am concerned with. Thank you very much. CHAIRMAN VINYARD: Thank you. Next person? MARCIA AYALA, having been first duly sworn, thereupon testified as follows: MS. AYALA: My name is Marcia Ayala. I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 35 also live in the Prairie Meadows neighborhood just right over here, and I have been a resident of Yorkville for 19 years and I -- thanks for this time to discuss my concerns with Costco's plan. Obviously I recognize the potential for tax and commercial growth opportunities that a Costco will bring to Yorkville and I know that the community values the safe and small community we have and the recreation that's easily accessible within our community. Taking from Yorkville's Comprehensive Plan, community stakeholders regard Yorkville's semi-rural and small-town character as an asset that should be maintained and preserved while balancing new residential growth and retail and commercial development that serves the needs of our residents. There are several aspects of the Costco's plan that I feel aren't consistent with the features of our community that make it such a great place to live. I have concerns about the special use permit and development standard deviations 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 36 requested by Costco, traffic mitigation issues, contradictions between Costco's plan and Yorkville's Comprehensive Plan, as well as the safety and health of the community, so I will outline those in some detail. My first concerns are deviations from Code 10-5 -1 , outlined in Section 6 of Costco's application for PUD agreement amendment, special use permit and final plat approvals. So there is two that I would like to review. One is the maximum allowed stalls, which the code is 387 stalls. As it was explained, Costco wants to have initial parking of 3 56, in the future 9 8 0 , so that's two and a half times the maximum allowed for what this space was originally intended and too much of a deviation for this type of commercial space. My concerns are related to the increase in traffic from customers and the accompanying gas station due to a large number of cars into this relatively small area, and I will talk a little bit more about my traffic concerns later. But the second concern related to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 37 the deviation to code 10-5 -1 is the deviation for E V charging stations. The current code is any parking with 50 or more parking spaces shall install the infrastructure required to accommodate a minimum of one E V charging station for every 50 parking spaces, so for the initial 856 parking stalls, that's 17 E V stations. Costco states that based on their information that a small number of members are owners of electric vehicles. I would argue that 17 is probably a small number of their members. Furthermore, the number of electric vehicles is increasing and can only increase if the infrastructure is implemented, such as charging stations. I understand that Costco benefits by selling gasoline, but it's environmentally irresponsible and bad for Yorkville and Illinois to allow this exemption. In September of 2023 the Illinois Department of Transportation updated its Illinois Electric Vehicle Infrastructure Deployment Plan, which details the steps the state has taken over the past year to implement the National Electric 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 38 Vehicle Infrastructure Program and provide convenient, accessible, reliable and equitable electrical vehicle charging stations throughout the state. The plan is a critical component of achieving the state's vision of becoming a leader in manufacturing and deploying E V 's , with a one million electric vehicle target in the state by 2030, so Costco's position is contradictory to the state's vision and I think that deviation should be denied. Moving on to the application for special use for the gasoline service station from the current zoning classification of B -3 General Purpose PUD is another major concern. As was explained, it's Costco's plan that 6 0 to 65 percent of their members visiting the warehouse will also purchase gasoline during the same site visit. There is no plan in the application at least to address the health, safety and comfort of the public community, it just states that there will not be a danger without providing information to support their statement, and I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 39 have a different perspective. The northwest corner is only 0 .2 miles from a baseball field where families park their cars for their children to play on the field in a park. People ride their bikes. The local cross country teams and track teams run in that area around where the Costco would be in the mornings, people walk their dogs around that area. There is a bike path on Veterans Parkway that people use to ride in a safe area that will be right in front of the Costco. So those people that use the bike path, run, walk the dogs, that will be adversely affected, along with the concern of increased traffic on McHugh near a recreational park. Also on this application there is a requirement for Costco to state how adequate measures have been or will be taken to provide ingress and egress so designed to minimize traffic congestion, and within that statement it says -- it does say about the left turning lane modification plan for McHugh Road, but it also says there will be no traffic impact to Veterans Road or Countryside Parkway. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 40 I don't really understand how that could be. There is going to be a thousand -- almost a thousand parking spaces and people coming in and out of there, so I don't understand how there can be no traffic impacts to Veterans road or Countryside Parkway. Traffic is definitely a big concern. Also within the special use it states there is -- it's asked of the applicant, in this case, Costco, to state how the proposed special use is not contrary to the City's adopted Comprehensive Plan. There is many areas where this plan is contradictory to the plan as laid out in the Comprehensive Plan. The Comprehensive Plan shows that there is an over-supply of gas stations; therefore, there is no need for another fuel facility, particularly in that immediate area. There is already three gas stations within 0 .6 miles of the Costco proposed site. The City's Comprehensive Plan discusses the need for a mid-size specialty and regional grocery south of downtown Yorkville. Costco is none of these; it's neither regional or 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 41 mid-size, and the location obviously is not on the south side of town. I have outlined my concerns and counter-arguments to Costco's positions and their requests for deviations to codes and exemptions to current zoning classification, and, as I said, I understand there's benefits and there's residents obviously that would like to have the proximity of a Costco, but I feel like there are some costs to the community by doing this, especially in that location, so I -- you know, I would like it to be considered potentially a different location where we could still have a Costco and provide tax revenue and the growth potential to Yorkville. If that's not an option, then my specific requests are to not grant the extra parking spaces, at least not to a level of two and a half times, which is excessive for that space, don't allow any exemption to the electric vehicle charging stations, don't allow the fuel facility or gas station, only the warehouse store. That would reduce the personal 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 42 vehicle traffic and truck traffic. It would take away a lot of the traffic on McHugh Road, which is the one that has the access road to the gas station, and keep the community safer around that area. And any exemptions given to Costco, make sure that there is conditions to mitigate traffic issues as well as any other issues detrimental to the surrounding community. Thank you for your time and attention, and I appreciate the opportunity to present these concerns. CHAIRMAN VINYARD: Thank you. MS. LUNN: Good evening, may name is Jenny Lunn and I am a little country bumpkin. MS. LAMB: I 'm sorry, ma'am? MS. LUNN: I have grown up in Kendall County, and I have moved -- MS. LAMB: Excuse me. Real quick. Real quick. I am so sorry. I am the attorney. I am just -- Would you mind doing the affirmation -- MS. LUNN: Oh, sure. MS. LAMB: -- for the court reporter? I think you missed it earlier. Thank you. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 43 (Witness sworn.) CHAIRMAN VINYARD: Speak away. JENNY LUNN, having been first duly sworn, thereupon testified as follows: MS. LUNN: So I am a little country bumpkin, I grew up here in Kendall County. I am 58 years old, and in my lifetime I moved onto five different farms. I personally think that Costco is the perfect place for that 33-acre parcel. In my opinion -- I shop at Costco all the time. If you were to go to Naperville, now that is congestion. To see what you presented tonight, to have several different entries in and out of that property, 33 acres -- I mean, I grew up on farms and 33 acres is a large span, folks. It's probably more than where I live in Countryside. I know I have only lived here in Yorkville for 35 years, so I can clearly remember when we had nothing but four stop signs at 34 and 47. In my opinion, I feel that you people have done one heck of a job in planning 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 44 for the future and the growth. I feel we need this big opportunity with Costco and I 've got a lot of people on the same page, so I want to say thank you, and I can't wait until the store opens. CHAIRMAN VINYARD: Thank you. Next person. JOHN JOYCE, having been first duly sworn, thereupon testified as follows: MR. JOYCE: My name is John Joyce. I live in Autumn Creek subdivision. Overall, really impressed with everything. Top two concerns are definitely the traffic going in and out, mainly the, let's say, cross -- if you have to cross a lane to get into any of the entrances, especially off of 34 where people go pretty fast. That's my top concern there. And then I would like clarification for the E V charging. Is the requirement -- Is there a specific requirement for fast chargers, slow chargers or just that there is chargers? CHAIRMAN VINYARD: Krysti, could you -- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 45 MS. NOBLE: Sure. It's just that they provide the infrastructure for chargers. That's it. MR. JOYCE: Okay. Because, I mean, when I go to the other Costco, it's packed with E V chargers -- or with E V vehicles, and, I mean, 17 even level two chargers, that's -- that would be beneficial to the area and that would be really beneficial to Costco, too. That's the only thing that I would prefer to see not agreed to, but, you know, I understand it. I really appreciate the plan, especially the trees, the landscaping, especially all the trees we lost in the 2019 microburst, so that's it. CHAIRMAN VINYARD: Thank you. MR. JOYCE: All right. COMMISSIONER CROUCH: Thank you. CHAIRMAN VINYARD: Would anyone else like to speak? SYDNEY YURT, having been first duly sworn, thereupon testified as follows: MS. YURT: Hi. My name is Sydney Yurt. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 46 I have been a resident of Yorkville for the past 20 or so years, went to Yorkville High School. I also saw plenty of growth throughout Yorkville. I remember when there wasn't a Jewel here, I remember plenty of things, and seeing the growth has been a mazing. I think having Costco here would also be an amazing point of growth. I also want to highlight a point of failure to thrive and failure to grow, especially for a town like Yorkville, being on the precipice of a place like Oswego, and then just right after us, a place like Plano, so a city like Yorkville, we have a lot of different places coming together. We are quite a crossroads. We have a lot of people coming from the west, coming from the east that are wanting to see Yorkville grow, of course. Now, I like I said, I want to focus specifically on failure to thrive and failure to grow for the community. For the growth that this project presents for the City of Yorkville, right, it would bring for the community taxes, revenue, jobs, plenty of opportunity for 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 47 Yorkville to -- especially Yorkville citizens to save money on things like gas, on things like food for their families, especially those who may be struggling a little bit right now. I think everybody is feeling the impacts of inflation and a city like Yorkville could appreciate this growth. Now, like I said, vital to consider the impact of failure, so especially in a vacant lot that it has been for the past 20 years or so, being able to see that, I think we need to anticipate to make up the loss in the case that this doesn't pass, so in the case that Costco doesn't come through and we don't see this growth, there is a large opportunity for no growth to happen, and no growth means possible higher taxes, it means a more difficult life in Yorkville that I feel like a lot of people especially here cannot afford, and, I mean, I am a Gen Z , I am growing up in a town like Yorkville, I am growing up in the Midwest. It's difficult for me, I can only imagine it's difficult for everybody else. I know I would love to see a Costco 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 48 here and I don't want to see anything like a light pole or an E V charging station prevent something like a major growth like this to prevent my wallet from getting drained from large and hefty price tags and heavy costs of gas and higher costs of taxes in places like Kendall County. These are things that we need to consider, especially if we are considering denying a motion like this. Denying the growth for Kendall County residents would be further detrimental than inconvenient traffic. CHAIRMAN VINYARD: Thank you. Would anyone else like to speak? (No response.) CHAIRMAN VINYARD: Going once? (No response.) CHAIRMAN VINYARD: Going twice? (No response.) CHAIRMAN VINYARD: Would anybody that's joining us tonight in Zoom have anything to add to this? (No response.) CHAIRMAN VINYARD: Okay. All right. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 49 Are there any questions from the commissioners for the petitioner? (No response.) CHAIRMAN VINYARD: I have one question. After you guys agreed after the EDC meeting, what is the current percentage of masonry that you are going to be using? It was 10 to 15 percent the first time, right? MS. NOBLE: 15 to 16. CHAIRMAN VINYARD: Okay, 15 to 16. Pardon. MR. DZIURDZIC: Overall for masonry we are just under 16 percent. CHAIRMAN VINYARD: And that's after the increase in height? MR. DZIURDZIC: After the increase on the south and east elevations, correct. CHAIRMAN VINYARD: Okay. All right. And then my other question is, you touched on this before, but my concern with the fuel station is I 've gotten fuel at Costco, I 've seen how some lines can be. My concern is the farthest stall to the parking lot creating a bottleneck of getting 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 50 in there. The last thing I want to see is for cars to be backed up onto McHugh trying to make the right in. You did state, though, that you guys are willing if that was the case to expand that parking lot to maybe go a couple cars deeper in lines? Is that correct? MR. DZIURDZIC: That is correct. That is correct. CHAIRMAN VINYARD: Okay. All right. That's all I have. MR. DZIURDZIC: Thank you. CHAIRMAN VINYARD: Anybody have anything else? (No response.) CHAIRMAN VINYARD: Okay. Since all public testimony regarding the petition has been taken, may I have a motion to close the taking of testimony at public hearing? COMMISSIONER LINANE: I will make the motion. COMMISSIONER CROUCH: Second. CHAIRMAN VINYARD: Roll call vote on the motion, please? 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 51 MS. YOUNG: Yes. Linane. COMMISSIONER LINANE: Yes. MS. YOUNG: Vinyard. CHAIRMAN VINYARD: Yes. MS. YOUNG: Forristall. COMMISSIONER FORRISTALL: Yes. MS. YOUNG: And Crouch. COMMISSIONER CROUCH: Yes. CHAIRMAN VINYARD: All right. (Which were all the proceedings had in the public hearing portion of the meeting, concluding at 7 :56 p .m .) ---o 0 o --- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 52 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 52, was reported stenographically by me by means of machine shorthand, was simultaneously reduced to typewriting via computer-aided transcription under my personal direction, and constitutes a true record of the testimony given and the proceedings had; That the said public hearing was taken before me at the time and place specified; That I am not a relative or employee or attorney or counsel, nor a relative or employee of such attorney or counsel for any of the parties hereto, nor interested directly or indirectly in the outcome of this action. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 53 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 28th day of January, 2025. /s / Christine M . Vitosh CHRISTINE M . VITOSH, C .S .R . 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5:13, 5:15, 5:19, 5:21, 6:1, 45:18, 50:20, 50:22, 51:2, 51:6, 51:8 Commissioner [3] - 2:3, 2:4, 2:5 commissioners [1] - 49:1 community [14] - 7:20, 32:23, 35:9, 35:11, 35:13, 35:21, 36:4, 38:22, 41:10, 42:4, 42:9, 46:21, 46:23 Community [1] - 2:8 companies [1] - 26:14 Companies [1] - 16:23 complete [1] - 27:12 component [1] - 38:5 Comprehensive [6] - 35:13, 36:3, 40:12, 40:15, 40:21 comprised [1] - 21:12 computer [1] - 52:14 computer-aided [1] - 52:14 concern [8] - 34:8, 36:24, 38:15, 39:14, 40:7, 44:18, 49:20, 49:23 concerned [2] - 33:20, 34:17 concerning [1] - 52:8 concerns [9] - 31:19, 35:4, 35:23, 36:6, 36:18, 36:22, 41:3, 42:12, 44:14 conclude [1] - 9:19 concludes [2] - 25:20, 31:7 concluding [1] - 51:12 conditions [1] - 42:7 conducted [1] - 16:23 congestion [2] - 39:20, 43:13 connecting [1] - 25:13 connection [1] - 25:17 connections [1] - 25:10 consider [2] - 47:8, 48:9 consideration [3] - 9:10, 32:20, 34:11 considered [2] - 4:10, 41:12 considering [1] - 48:9 consistent [1] - 35:20 constitutes [1] - 52:15 construct [3] - 17:17, 18:4, 18:13 constructing [1] - 18:9 consultant [1] - 9:6 consultants [1] - 31:10 contemporary [1] - 16:10 context [1] - 15:2 contract [1] - 11:7 contradictions [1] - 36:2 contradictory [2] - 38:9, 40:14 contrary [1] - 40:11 contrast [1] - 20:24 control [2] - 34:14, 53:6 convenient [1] - 38:2 convey [2] - 27:17, 27:23 copies [2] - 53:3, 53:6 corner [7] - 6:23, 13:23, 14:4, 14:7, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 2 24:13, 25:16, 39:2 Corporation [3] - 5:9, 6:5, 7:3 correct [4] - 49:17, 50:7, 50:8, 50:9 Costco [41] - 5:9, 6:4, 7:2, 7:19, 8:6, 9:6, 12:16, 14:20, 17:4, 17:15, 18:3, 18:23, 24:11, 24:15, 25:12, 25:15, 30:16, 32:6, 35:8, 36:1, 36:13, 37:8, 37:16, 39:7, 39:11, 39:17, 40:10, 40:20, 40:24, 41:9, 41:14, 42:6, 43:10, 43:12, 44:3, 45:5, 45:9, 46:7, 47:13, 47:24, 49:21 Costco's [13] - 7:15, 11:12, 12:8, 19:9, 30:23, 32:7, 35:4, 35:20, 36:2, 36:8, 38:9, 38:16, 41:4 costs [3] - 41:10, 48:5, 48:6 counsel [2] - 52:21, 52:22 counter [1] - 41:4 counter-arguments [1] - 41:4 country [3] - 39:6, 42:15, 43:6 Countryside [13] - 6:24, 7:21, 10:12, 14:1, 17:8, 17:11, 19:3, 27:6, 27:9, 29:11, 39:24, 40:6, 43:18 county [1] - 15:7 COUNTY [1] - 52:2 County [4] - 42:18, 43:7, 48:7, 48:11 couple [6] - 9:11, 9:18, 25:9, 28:2, 28:19, 50:6 course [4] - 10:11, 11:23, 31:5, 46:18 court [1] - 42:23 create [3] - 13:12, 29:4, 33:13 creates [2] - 24:24, 25:4 creating [1] - 49:24 credits [1] - 26:22 Creek [1] - 44:12 Crimson [2] - 10:16, 17:14 critical [1] - 38:5 CROSS [4] - 3:3, 7:5, 7:10, 7:13 Cross [4] - 5:9, 6:4, 7:2, 7:15 cross [3] - 39:6, 44:16 Crossing [4] - 6:8, 7:20, 10:19, 11:11 crossroads [1] - 46:15 Crouch [2] - 2:5, 51:7 CROUCH [5] - 5:13, 5:21, 45:18, 50:22, 51:8 crouch [1] - 5:20 cues [1] - 16:11 current [4] - 37:2, 38:14, 41:6, 49:6 customers [1] - 36:19 D Dan [6] - 8:8, 26:7, 26:9, 26:13, 28:15, 28:24 DAN [2] - 3:7, 26:10 danger [1] - 38:23 dark [1] - 20:22 darker [1] - 20:23 dashed [1] - 15:21 dedicated [1] - 18:18 dedication [1] - 30:19 deeper [1] - 50:6 definitely [3] - 23:11, 40:7, 44:14 denied [1] - 38:11 denying [2] - 48:10 Department [1] - 37:21 departments [1] - 14:21 deploying [1] - 38:7 Deployment [1] - 37:22 describe [6] - 9:15, 9:18, 9:21, 14:23, 16:11, 19:9 describing [1] - 9:12 design [11] - 13:7, 17:18, 18:7, 19:19, 19:21, 19:24, 23:12, 27:16, 28:6, 29:2, 29:3 designed [1] - 39:19 designing [1] - 26:8 detail [7] - 9:16, 9:21, 11:3, 11:20, 12:4, 28:1, 36:5 details [1] - 37:23 detention [5] - 14:4, 26:21, 26:22, 27:24, 29:1 detrimental [2] - 42:9, 48:12 Development [7] - 2:9, 5:10, 6:9, 6:15, 10:20, 11:11, 11:14 development [8] - 7:15, 10:21, 13:15, 13:16, 17:1, 27:18, 35:17, 35:24 deviation [5] - 30:22, 36:16, 37:1, 38:10 deviations [10] - 6:15, 9:14, 10:22, 10:23, 11:1, 11:13, 12:1, 35:24, 36:6, 41:5 devices [1] - 34:15 different [8] - 19:22, 19:24, 20:1, 39:1, 41:13, 43:9, 43:15, 46:14 difficult [3] - 47:17, 47:22, 47:23 DiNOLFO [1] - 2:16 direct [1] - 17:7 direction [3] - 24:7, 52:15, 53:6 directly [1] - 52:23 director [1] - 7:15 Director [1] - 2:9 discuss [1] - 35:4 discusses [1] - 40:22 discussion [1] - 6:3 dispensers [1] - 14:17 display [1] - 13:18 distance [1] - 15:12 distract [1] - 30:3 distribution [1] - 31:3 district [1] - 12:10 dock [3] - 21:24, 24:20, 30:3 dogs [2] - 39:8, 39:13 done [4] - 14:2, 22:19, 23:17, 43:24 doors [1] - 22:18 down [3] - 25:15, 28:10, 33:14 downtown [1] - 40:23 downward [1] - 31:5 drain [1] - 28:10 drainage [1] - 30:17 drained [1] - 48:4 drawings [2] - 20:6, 28:1 drive [1] - 15:19 Drive [2] - 1:17, 9:7 Driveway [1] - 18:8 driveway [19] - 16:16, 17:10, 17:11, 17:13, 17:15, 17:16, 17:20, 17:21, 17:22, 17:24, 18:8, 18:11, 18:12, 18:15, 18:16, 18:19, 18:23, 18:24 driveways [1] - 16:16 dry [1] - 28:7 due [2] - 34:6, 36:20 duly [13] - 7:11, 9:2, 16:20, 19:13, 26:11, 28:22, 31:22, 34:2, 34:22, 43:4, 44:9, 45:22, 52:7 during [3] - 4:19, 28:9, 38:18 DZIURDZIC [21] - 3:4, 8:23, 9:1, 9:4, 10:5, 19:7, 24:5, 25:6, 25:8, 26:5, 26:7, 28:13, 28:15, 28:18, 30:10, 30:12, 31:13, 49:12, 49:16, 50:8, 50:12 Dziurdzic [2] - 8:6, 9:6 E earthwork [1] - 26:23 easements [1] - 30:18 easily [1] - 35:10 East [1] - 7:21 east [9] - 10:12, 13:20, 15:14, 15:18, 20:11, 23:11, 33:14, 46:17, 49:17 east/west [1] - 15:19 eastbound [1] - 18:3 EDC [2] - 23:4, 49:5 edge [1] - 22:5 egress [3] - 33:12, 33:20, 39:19 electric [5] - 12:19, 37:10, 37:12, 38:8, 41:20 Electric [2] - 37:22, 37:24 electrical [1] - 38:3 element [1] - 22:6 elevation [7] - 20:14, 21:21, 21:22, 22:13, 23:11, 23:14, 23:15 elevations [4] - 16:8, 21:19, 22:22, 49:17 employee [3] - 27:20, 52:20, 52:21 end [6] - 9:10, 10:11, 10:16, 10:17, 14:5, 15:22 engineer [6] - 8:8, 8:10, 9:17, 9:23, 25:22, 26:8 engineering [3] - 26:1, 26:17, 26:19 enhance [2] - 30:1, 30:4 entered [1] - 11:22 entering [1] - 15:17 entire [1] - 23:1 entrance [3] - 13:22, 24:11, 25:18 entrances [1] - 44:17 entries [1] - 43:15 entry [7] - 20:10, 20:20, 21:5, 22:8, 22:11, 24:23, 33:3 environmentally [1] - 37:17 equitable [1] - 38:2 especially [10] - 41:11, 44:17, 45:13, 46:10, 47:1, 47:3, 47:9, 47:19, 48:9 essentially [1] - 25:20 established [3] - 29:6, 29:18, 30:9 estate [4] - 7:15, 8:6, 9:6, 16:3 EV [8] - 6:19, 37:2, 37:5, 37:7, 44:21, 45:5, 45:6, 48:2 EV's [1] - 38:7 evening [7] - 7:14, 7:18, 16:22, 19:15, 23:5, 23:8, 42:14 events [1] - 28:9 evergreen [1] - 29:15 examined [1] - 14:21 excavate [1] - 27:1 exceed [1] - 12:6 except [1] - 15:6 excessive [1] - 41:19 Excuse [1] - 42:19 exemption [2] - 37:19, 41:20 exemptions [2] - 41:5, 42:6 existing [4] - 17:12, 17:18, 18:5, 18:17 exists [2] - 26:22, 32:19 exit [1] - 24:11 exiting [1] - 15:17 expand [3] - 14:12, 15:24, 50:5 expansion [5] - 12:14, 15:22, 16:7, 27:20, 27:21 expect [1] - 29:5 expected [1] - 28:7 expecting [1] - 28:1 explained [2] - 36:12, Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 3 38:16 express [1] - 31:18 extend [1] - 16:4 extending [1] - 27:11 extra [1] - 41:17 extremely [1] - 32:18 F facade [3] - 6:20, 30:1, 30:5 face [1] - 32:8 facility [13] - 6:11, 11:2, 11:15, 14:5, 14:6, 14:15, 15:10, 15:23, 16:8, 23:21, 30:16, 40:18, 41:22 facing [3] - 20:14, 22:15, 31:5 fact [1] - 32:6 failure [5] - 46:9, 46:10, 46:20, 47:9 fairly [2] - 26:18, 26:20 families [2] - 39:3, 47:3 far [6] - 14:5, 32:11, 32:14, 32:21, 33:16, 33:19 farms [2] - 43:9, 43:17 farthest [1] - 49:23 fascia [1] - 23:23 fast [2] - 44:18, 44:22 favor [2] - 5:5, 31:16 features [1] - 35:21 feet [4] - 12:23, 14:9, 14:10, 23:18 felt [1] - 25:23 few [4] - 11:19, 23:20, 24:3, 26:16 field [3] - 14:16, 39:3, 39:5 fields [1] - 13:19 filled [1] - 33:9 final [8] - 5:11, 6:12, 11:24, 28:1, 29:2, 30:13, 30:20, 36:9 fine [2] - 10:6, 25:13 finish [3] - 21:7, 21:8, 22:3 first [16] - 5:3, 7:11, 9:2, 15:15, 16:20, 19:13, 26:11, 28:22, 31:22, 34:2, 34:22, 36:6, 43:4, 44:9, 45:22, 49:8 five [5] - 12:1, 18:11, 18:16, 18:19, 43:9 flat [4] - 26:20, 26:24, 27:3, 31:4 flip [1] - 25:11 floor [3] - 14:10, 24:6, 24:9 flowers [1] - 28:11 flush [1] - 18:17 focus [4] - 19:19, 21:21, 24:24, 46:19 focused [1] - 22:23 folks [1] - 43:17 following [2] - 4:1, 18:6 follows [13] - 5:3, 7:12, 9:3, 16:21, 19:14, 26:12, 28:23, 31:23, 34:3, 34:23, 43:5, 44:10, 45:23 food [1] - 47:3 foot [1] - 31:4 footprint [1] - 25:5 foregoing [1] - 52:10 Forristall [3] - 2:3, 5:18, 51:5 FORRISTALL [2] - 5:19, 51:6 forward [1] - 8:1 foundation [3] - 13:2, 29:19, 29:21 four [9] - 14:15, 14:16, 15:23, 17:22, 18:9, 18:24, 23:18, 33:4, 43:21 Free [3] - 8:8, 26:7, 26:13 FREE [4] - 3:7, 26:10, 26:13, 28:4 freestanding [1] - 6:11 front [6] - 13:12, 13:18, 13:21, 24:22, 29:20, 39:11 fuel [15] - 6:11, 11:1, 11:15, 14:6, 14:15, 15:9, 15:22, 16:8, 23:21, 29:14, 30:16, 40:17, 41:21, 49:20, 49:21 full [4] - 17:11, 17:16, 18:11, 18:15 full-access [1] - 17:16 function [1] - 12:16 furthermore [1] - 37:12 future [8] - 13:15, 15:24, 27:18, 30:15, 33:18, 36:14, 44:1 G gas [9] - 15:15, 27:20, 36:20, 40:16, 40:19, 41:22, 42:3, 47:2, 48:5 gasoline [4] - 14:17, 37:17, 38:13, 38:18 GAWLIK [3] - 3:9, 31:21, 31:24 Gawlik [1] - 32:1 Gen [1] - 47:20 General [1] - 38:14 GERRY [2] - 3:9, 31:21 Gerry [1] - 31:24 given [4] - 31:1, 32:6, 42:6, 52:16 glasses [1] - 29:12 grant [1] - 41:17 grasses [1] - 28:11 great [7] - 10:10, 11:20, 13:21, 21:15, 25:6, 30:10, 35:22 greater [2] - 9:16, 12:4 grew [2] - 43:7, 43:16 grocery [1] - 40:23 grow [3] - 46:10, 46:17, 46:21 growing [2] - 47:20, 47:21 grown [1] - 42:17 growth [15] - 16:7, 35:7, 35:16, 41:14, 44:1, 46:3, 46:6, 46:8, 46:21, 47:7, 47:15, 47:16, 48:3, 48:10 guidelines [1] - 18:6 guys [3] - 4:24, 49:5, 50:4 H half [2] - 36:14, 41:19 Hall [1] - 10:15 hand [5] - 4:22, 19:6, 24:12, 53:4, 53:8 handicapped [3] - 32:16, 32:18, 32:22 happy [2] - 7:17, 31:11 hard [1] - 32:18 HASENBALG [1] - 2:16 havoc [1] - 33:13 heads [1] - 22:11 health [2] - 36:4, 38:21 heard [2] - 4:14, 52:7 hearing [11] - 4:3, 4:5, 4:7, 4:20, 5:8, 6:3, 34:5, 50:19, 51:11, 52:10, 52:18 HEARING [1] - 1:11 heavily [1] - 29:16 heavy [1] - 48:5 heck [1] - 43:24 hefty [1] - 48:5 height [4] - 6:20, 12:22, 30:23, 49:15 held [2] - 10:15, 20:21 hello [1] - 34:4 help [1] - 20:8 hereby [1] - 52:5 herein [1] - 52:9 hereto [2] - 52:23, 53:2 hereunto [1] - 53:7 Hi [2] - 26:13, 45:24 hi [1] - 31:24 high [1] - 22:3 High [1] - 46:2 higher [2] - 47:17, 48:6 highlight [1] - 46:9 highlighted [1] - 10:18 hold [1] - 28:8 Holding [2] - 6:5, 11:7 home [1] - 32:5 Homeowner's [1] - 32:2 hooked [1] - 10:5 horizontal [2] - 16:9, 23:1 HVAC [1] - 21:15 I identified [1] - 21:4 IDOT [4] - 17:19, 18:6, 18:21, 19:1 ILLINOIS [2] - 1:7, 52:1 Illinois [8] - 1:18, 2:18, 3:24, 37:18, 37:20, 37:21, 52:4, 53:8 images [1] - 29:23 imagine [1] - 47:22 immediate [1] - 40:18 impact [4] - 16:24, 23:19, 39:23, 47:9 impacts [2] - 40:5, 47:6 impervious [1] - 27:19 implement [1] - 37:24 implemented [1] - 37:14 important [1] - 24:16 impressed [1] - 44:13 improve [1] - 23:12 improvements [3] - 9:19, 16:15, 19:4 IN [1] - 53:7 inches [1] - 31:3 include [1] - 11:12 included [2] - 27:15, 27:21 including [1] - 6:16 inconvenient [1] - 48:12 incorporate [1] - 10:24 increase [6] - 12:21, 32:12, 36:19, 37:13, 49:15, 49:16 increased [1] - 39:14 increasing [3] - 32:15, 32:21, 37:13 indicated [1] - 11:19 indirectly [1] - 52:24 inflation [1] - 47:6 information [2] - 37:9, 38:24 infrastructure [4] - 12:19, 37:4, 37:14, 45:2 Infrastructure [2] - 37:22, 38:1 ingress [3] - 33:12, 33:20, 39:19 initial [2] - 36:13, 37:6 inside [1] - 24:14 install [1] - 37:4 instance [1] - 18:23 insulated [5] - 21:4, 21:6, 21:11, 22:2, 22:20 insulation [1] - 21:13 intended [2] - 27:13, 36:16 interest [1] - 25:24 interested [1] - 52:23 interior [5] - 13:2, 13:3, 15:19, 24:15, 24:16 internal [1] - 14:18 intersection [5] - 9:18, 14:1, 25:14, 25:15, 27:9 introducing [1] - 23:9 invite [1] - 4:8 irresponsible [1] - 37:18 island [1] - 29:9 Issaquah [1] - 14:18 issues [3] - 36:1, 42:8 item [1] - 25:9 itself [1] - 8:14 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 4 J Janes [1] - 26:14 January [2] - 1:21, 53:9 Jeff [1] - 34:5 JEFF [2] - 3:10, 34:1 Jenny [1] - 42:15 JENNY [2] - 3:12, 43:3 Jewel [1] - 46:5 job [1] - 43:24 jobs [1] - 46:24 Joda [2] - 6:5, 11:7 JOHN [2] - 3:13, 44:8 John [1] - 44:11 joining [1] - 48:21 JOYCE [5] - 3:13, 44:8, 44:11, 45:4, 45:17 Joyce [1] - 44:11 jump [2] - 8:19, 13:8 K keep [1] - 42:4 Kendall [4] - 42:17, 43:7, 48:6, 48:11 Kennedy [2] - 34:12, 34:15 kind [12] - 13:23, 17:9, 17:10, 20:6, 20:17, 20:19, 21:1, 21:20, 21:23, 22:8, 22:14, 27:8 Krysti [3] - 2:8, 7:24, 44:24 L laid [1] - 40:14 LAMB [4] - 2:17, 42:16, 42:19, 42:23 Land [2] - 6:5, 11:7 landscape [9] - 6:16, 8:16, 9:23, 17:18, 25:22, 28:19, 29:20, 29:21, 30:2 landscaping [4] - 13:3, 29:11, 30:7, 45:13 lane [9] - 17:13, 17:17, 17:19, 18:5, 18:10, 18:14, 19:5, 39:21, 44:16 Lane [2] - 10:16, 17:14 lanes [1] - 18:18 large [5] - 30:2, 36:20, 43:17, 47:15, 48:4 larger [2] - 10:20, 15:10 Larry [9] - 8:5, 8:19, 9:5, 17:2, 19:6, 19:15, 19:16, 23:20, 26:15 LARRY [2] - 3:4, 9:1 LASALLE [1] - 52:2 last [3] - 7:23, 13:5, 50:1 layout [1] - 14:16 leader [1] - 38:6 least [4] - 32:15, 33:17, 38:21, 41:18 LED [1] - 31:5 left [15] - 17:13, 17:17, 17:19, 18:2, 18:5, 18:18, 19:5, 20:13, 20:17, 21:23, 25:2, 27:8, 28:5, 39:21 left-in [1] - 18:2 left-out [1] - 18:2 left-turn [6] - 17:13, 17:17, 17:19, 18:5, 18:18, 19:5 Leland [1] - 53:8 lens [1] - 31:5 level [2] - 41:18, 45:7 License [1] - 3:24 life [1] - 47:17 lifetime [1] - 43:8 light [3] - 20:6, 30:23, 48:2 lighting [3] - 6:19, 30:21, 31:6 lights [1] - 33:10 Linane [3] - 2:4, 5:24, 51:1 LINANE [4] - 5:15, 6:1, 50:20, 51:2 line [3] - 8:15, 23:24, 28:16 lines [2] - 49:22, 50:7 listed [1] - 12:2 live [4] - 35:1, 35:22, 43:18, 44:12 lived [1] - 43:19 LLC [1] - 6:5 load [2] - 7:9, 21:15 loading [3] - 6:17, 14:3, 30:3 local [1] - 39:6 located [8] - 6:22, 7:19, 7:20, 10:8, 10:14, 14:5, 14:6, 30:16 location [5] - 10:7, 10:10, 41:1, 41:11, 41:13 locations [1] - 32:17 look [5] - 23:14, 29:6, 29:18, 30:4, 30:8 looking [15] - 8:1, 12:12, 12:24, 13:1, 16:10, 20:9, 24:10, 26:16, 26:18, 29:24, 32:12, 33:3, 33:10, 33:17, 34:14 looks [1] - 32:11 loop [1] - 27:12 loss [1] - 47:12 lost [1] - 45:14 love [1] - 47:24 lower [2] - 23:16, 23:17 LTD [1] - 2:16 LUNN [6] - 3:12, 42:14, 42:17, 42:22, 43:3, 43:6 Lunn [1] - 42:15 M ma'am [1] - 42:16 machine [1] - 52:12 main [4] - 15:18, 27:4, 27:10, 27:11 maintain [1] - 20:2 maintained [1] - 35:15 major [2] - 38:15, 48:3 maneuverability [1] - 24:16 manufacturing [1] - 38:7 map [1] - 10:7 MARCIA [2] - 3:11, 34:21 Marcia [1] - 34:24 Marge [1] - 2:4 Marketview [1] - 34:16 marketview [1] - 34:16 Marlys [1] - 2:11 masonry [8] - 13:5, 20:21, 23:6, 23:9, 23:16, 23:18, 49:6, 49:12 material [5] - 20:5, 21:2, 21:13, 21:14, 27:2 materials [7] - 19:22, 19:24, 20:8, 20:12, 21:17, 22:24, 23:22 matters [1] - 52:9 maximum [5] - 6:18, 12:6, 12:9, 36:11, 36:15 McAbee [5] - 3:8, 8:15, 28:17, 28:21, 28:24 McHugh [19] - 7:21, 10:12, 16:3, 17:8, 17:20, 18:12, 19:4, 27:6, 27:9, 29:17, 30:4, 34:9, 34:13, 34:15, 39:15, 39:22, 42:2, 50:2 Meadows [2] - 34:6, 35:1 mean [4] - 43:16, 45:4, 45:6, 47:19 means [3] - 47:16, 47:17, 52:12 measures [1] - 39:18 mechanical [1] - 25:3 median [3] - 17:18, 18:5, 18:17 medium [1] - 21:2 meet [1] - 17:19 meeting [5] - 4:6, 10:15, 23:4, 49:5, 51:12 MEGAN [1] - 2:17 member [1] - 4:21 members [6] - 4:8, 6:10, 15:15, 37:9, 37:11, 38:17 members-only [1] - 6:10 membership [1] - 14:22 Mendez [1] - 2:10 mention [2] - 23:4, 28:6 mentioned [10] - 7:18, 9:5, 9:22, 13:9, 14:8, 15:9, 19:16, 24:10, 30:14, 30:22 metal [6] - 20:19, 21:4, 21:6, 21:11, 23:22, 29:24 metal-looking [1] - 29:24 MG2 [1] - 19:17 mic [1] - 9:17 Michael [1] - 2:5 microburst [1] - 45:14 mid [2] - 40:22, 41:1 mid-size [2] - 40:22, 41:1 middle [1] - 21:3 Midwest [2] - 7:16, 47:21 might [2] - 8:4, 33:15 miles [2] - 39:3, 40:20 million [1] - 38:8 mind [2] - 26:6, 42:21 minimize [1] - 39:19 minimum [2] - 6:19, 37:5 minor [2] - 19:4, 25:13 Minute [1] - 2:11 missed [2] - 25:9, 42:24 mitigate [1] - 42:7 mitigation [1] - 36:1 modern [2] - 16:10, 19:20 modification [1] - 39:22 modifications [1] - 18:22 money [1] - 47:2 months [3] - 7:24, 26:9, 26:16 mornings [1] - 39:8 most [4] - 8:7, 10:7, 15:5, 29:16 motion [6] - 5:7, 5:17, 48:10, 50:18, 50:21, 50:24 move [1] - 15:12 moved [3] - 5:13, 42:18, 43:8 movement [1] - 18:2 movements [1] - 18:3 moving [2] - 15:13, 38:12 MR [30] - 7:5, 7:13, 8:23, 9:4, 10:5, 16:18, 16:22, 19:7, 24:5, 25:6, 25:8, 26:5, 26:7, 26:13, 28:4, 28:13, 28:15, 28:18, 30:10, 30:12, 31:13, 31:24, 34:4, 44:11, 45:4, 45:17, 49:12, 49:16, 50:8, 50:12 MS [27] - 2:17, 5:18, 5:20, 5:22, 5:24, 7:8, 10:3, 19:15, 24:8, 25:7, 28:17, 28:24, 34:24, 42:14, 42:16, 42:17, 42:19, 42:22, 42:23, 43:6, 45:1, 45:24, 49:9, 51:1, 51:3, 51:5, 51:7 N name [11] - 4:17, 7:14, 9:5, 19:16, 26:13, 31:24, 34:5, 34:24, 42:14, 44:11, 45:24 Naper [1] - 2:17 Naperville [2] - 2:18, 43:13 National [1] - 37:24 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 5 native [2] - 28:11, 29:7 natural [1] - 15:16 naturalized [1] - 29:2 near [1] - 39:15 necessary [1] - 12:15 need [5] - 40:17, 40:22, 44:2, 47:11, 48:8 needed [2] - 15:24, 16:6 needs [1] - 35:18 neighborhood [1] - 35:1 never [1] - 12:16 new [4] - 17:17, 18:5, 18:13, 35:16 next [15] - 10:1, 10:6, 11:4, 15:1, 16:13, 17:5, 21:18, 22:13, 24:3, 28:20, 30:12, 30:21, 33:24, 34:19, 44:6 nice [7] - 15:20, 29:5, 29:6, 29:18, 29:24, 30:4, 30:8 nicely [1] - 13:17 NOBLE [4] - 7:8, 10:3, 45:1, 49:9 Noble [1] - 2:8 none [1] - 40:24 north [6] - 10:16, 10:17, 14:5, 17:14, 23:15, 34:6 North [1] - 2:17 northbound [1] - 18:13 Northbrook [1] - 9:7 northeast [1] - 25:16 northwest [2] - 6:23, 39:2 nothing [2] - 33:17, 43:21 notice [1] - 16:1 number [11] - 5:8, 7:23, 12:5, 12:18, 12:21, 32:12, 32:21, 36:20, 37:9, 37:11, 37:12 O obviously [3] - 35:6, 41:1, 41:8 odd [1] - 12:10 OF [3] - 1:6, 52:1, 52:2 offer [1] - 19:23 old [1] - 43:8 on-site [1] - 27:2 once [4] - 29:5, 29:18, 30:8, 48:16 one [21] - 4:4, 4:16, 12:5, 13:3, 17:3, 17:8, 17:10, 20:5, 21:15, 23:3, 24:11, 29:23, 30:17, 31:17, 32:10, 36:11, 37:5, 38:7, 42:3, 43:24, 49:4 online [3] - 8:10, 8:13, 31:10 open [1] - 5:7 opens [1] - 44:5 operation [2] - 12:15, 14:18 operational [1] - 14:20 opinion [2] - 43:12, 43:23 opportunities [1] - 35:7 opportunity [6] - 26:21, 31:18, 42:11, 44:2, 46:24, 47:15 opposition [2] - 5:5, 31:16 option [1] - 41:16 order [2] - 5:2, 27:12 ordinance [1] - 32:13 Ordinance [1] - 6:16 oriented [1] - 13:24 original [1] - 53:2 originally [2] - 23:16, 36:16 ornamental [1] - 29:12 Oswego [1] - 46:12 OTTOSEN [1] - 2:16 outcome [1] - 52:24 outdoor [1] - 6:19 outline [1] - 36:5 outlined [2] - 36:7, 41:3 outlot [1] - 27:18 outlots [4] - 13:12, 13:13, 27:15, 33:5 over-supply [1] - 40:16 overall [4] - 15:2, 20:24, 44:12, 49:12 overhead [2] - 22:18 owner [1] - 6:6 owners [1] - 37:10 P p.m [3] - 1:22, 4:3, 51:13 packed [1] - 45:5 page [3] - 20:13, 24:13, 44:4 PAGE [1] - 3:2 Pages [1] - 52:11 palette [2] - 20:3, 21:1 panel [9] - 20:19, 21:5, 21:6, 21:10, 21:11, 22:1, 22:2, 22:20, 23:22 parcel [1] - 43:11 parcels [2] - 6:13 pardon [1] - 49:11 park [3] - 39:4, 39:5, 39:15 parking [37] - 6:17, 6:18, 12:6, 12:8, 12:9, 12:17, 12:22, 13:3, 13:4, 13:18, 13:19, 13:20, 14:11, 14:12, 14:13, 15:18, 20:15, 25:15, 27:20, 29:9, 29:13, 31:1, 32:11, 32:12, 32:16, 32:18, 32:22, 33:1, 36:13, 37:3, 37:6, 37:7, 40:3, 41:18, 49:24, 50:6 Parkway [15] - 6:23, 6:24, 7:21, 10:11, 10:12, 25:19, 27:6, 27:11, 29:11, 29:17, 33:4, 33:15, 39:9, 39:24, 40:6 part [1] - 10:20 particularly [1] - 40:18 parties [1] - 52:23 pass [1] - 47:13 past [3] - 37:24, 46:1, 47:10 path [3] - 25:19, 39:9, 39:13 pedestrian [3] - 22:14, 23:10, 25:10 people [11] - 33:14, 39:5, 39:8, 39:10, 39:12, 40:3, 43:24, 44:3, 44:18, 46:16, 47:18 per [1] - 12:9 percent [6] - 15:14, 21:12, 21:13, 38:17, 49:7, 49:13 percentage [1] - 49:6 perfect [1] - 43:11 perimeter [3] - 15:19, 29:10, 29:13 permit [3] - 28:2, 35:24, 36:9 permitted [1] - 19:1 person [3] - 33:24, 34:20, 44:7 personal [2] - 41:24, 52:15 personally [1] - 43:10 persons [2] - 4:11, 4:15 perspective [3] - 17:3, 27:15, 39:1 PETER [2] - 3:5, 16:19 Peter [5] - 8:9, 16:14, 16:17, 16:23, 19:7 Petition [1] - 5:8 petition [1] - 50:17 petitioner [5] - 4:13, 4:20, 6:14, 7:1, 49:2 petitioner's [1] - 5:4 photograph [1] - 15:2 photometrics [1] - 31:4 picking [1] - 27:7 place [5] - 35:22, 43:11, 46:11, 46:12, 52:19 places [2] - 46:14, 48:6 plan [26] - 4:19, 9:15, 10:24, 11:12, 12:7, 12:13, 13:8, 13:9, 13:17, 15:3, 24:6, 24:11, 25:9, 25:11, 28:20, 31:19, 35:5, 35:20, 36:2, 38:5, 38:16, 38:20, 39:22, 40:13, 40:14, 45:12 Plan [9] - 9:9, 9:13, 35:13, 36:3, 37:22, 40:12, 40:15, 40:21 planned [1] - 10:21 Planned [4] - 5:10, 6:8, 10:19, 11:11 Planner [1] - 2:10 planning [1] - 43:24 Planning [1] - 4:5 PLANNING [1] - 1:10 Plano [1] - 46:13 planted [2] - 28:10, 29:10 planting [1] - 29:2 plantings [1] - 29:7 plat [6] - 5:11, 6:12, 11:24, 30:13, 30:20, 36:9 play [1] - 39:4 plenty [3] - 46:3, 46:5, 46:24 podium [1] - 4:18 point [7] - 7:23, 8:1, 16:13, 25:8, 33:7, 46:8, 46:9 Pointe [1] - 1:17 pointing [2] - 20:19, 21:5 points [2] - 17:6, 17:7 pole [3] - 6:20, 30:23, 48:2 poles [1] - 12:22 pond [6] - 26:22, 27:2, 27:22, 27:24, 28:6, 29:4 portion [1] - 51:11 portions [1] - 25:3 position [2] - 26:24, 38:9 positioned [1] - 13:10 positions [1] - 41:4 possible [1] - 47:16 potential [2] - 35:6, 41:15 potentially [1] - 41:12 Prairie [3] - 1:17, 34:6, 35:1 precipice [1] - 46:11 prefer [1] - 45:10 premature [1] - 33:2 prepare [1] - 19:20 prepared [1] - 7:3 present [4] - 4:12, 7:3, 31:15, 42:12 PRESENT [2] - 2:1, 2:7 presentation [9] - 5:4, 7:4, 7:9, 8:3, 8:7, 8:19, 9:9, 16:12, 25:21 presentations [1] - 31:7 presented [1] - 43:14 presents [1] - 46:22 preserved [1] - 35:16 president [1] - 32:1 pretty [2] - 30:7, 44:18 prevent [2] - 48:2, 48:4 previous [1] - 52:6 previously [1] - 22:12 price [1] - 48:5 prints [1] - 33:3 problem [1] - 33:19 proceedings [3] - 4:2, 51:10, 52:17 Program [1] - 38:1 progression [1] - 15:16 project [2] - 19:9, 46:22 prominent [1] - 24:23 proper [2] - 32:16, 33:6 property [10] - 6:6, 6:22, 10:8, 11:9, 12:6, 13:11, 15:5, 15:6, 15:7, 43:16 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 6 propose [1] - 22:9 proposed [12] - 4:9, 7:4, 7:18, 10:24, 14:11, 16:16, 16:24, 22:6, 23:16, 33:17, 40:10, 40:20 proposing [12] - 12:14, 17:6, 17:12, 17:16, 17:24, 18:4, 18:13, 18:17, 19:2, 20:18, 21:16, 23:7 prospective [1] - 24:3 protrudes [1] - 22:10 provide [9] - 8:13, 18:18, 20:24, 21:14, 22:7, 38:1, 39:18, 41:14, 45:2 providing [3] - 15:11, 30:17, 38:23 proximity [1] - 41:9 PUBLIC [1] - 1:11 public [18] - 4:2, 4:4, 4:8, 4:11, 4:20, 4:21, 5:7, 6:3, 30:17, 30:18, 30:19, 31:18, 38:22, 50:17, 50:19, 51:11, 52:10, 52:18 PUD [3] - 10:23, 36:8, 38:15 pump [2] - 14:15, 14:16 pumps [3] - 14:16, 15:23, 16:1 purchase [2] - 26:21, 38:18 purchasing [1] - 11:8 purpose [2] - 4:7, 14:2 Purpose [1] - 38:15 pushed [1] - 24:21 put [3] - 9:8, 32:8, 33:10 PZC [3] - 5:8, 6:3, 7:1 Q quarter [1] - 18:1 questions [9] - 4:13, 8:3, 8:17, 8:21, 9:24, 26:2, 31:9, 31:11, 49:1 queue [2] - 15:11, 16:4 queuing [1] - 16:2 quick [2] - 42:19, 42:20 quite [2] - 11:19, 46:15 R rain [1] - 28:9 raise [2] - 4:21, 27:3 raised [3] - 23:6, 23:17, 23:18 ratio [1] - 32:16 Raymond [1] - 9:7 real [9] - 7:15, 8:6, 9:6, 13:17, 15:20, 16:2, 16:9, 42:19 really [19] - 7:17, 7:22, 10:10, 13:5, 19:20, 21:14, 24:16, 24:18, 26:18, 29:6, 29:18, 30:4, 30:6, 30:8, 33:13, 40:1, 44:13, 45:8, 45:12 reason [1] - 10:4 reasons [1] - 21:16 receiving [2] - 5:2, 24:20 recess [1] - 25:4 recessed [2] - 21:24, 24:21 recognize [1] - 35:6 record [2] - 11:22, 52:16 recreation [1] - 35:10 recreational [1] - 39:15 recycled [2] - 21:12, 21:14 reduce [1] - 41:24 reduced [1] - 52:13 reducing [1] - 21:15 regard [1] - 35:13 regarding [6] - 4:9, 4:14, 8:13, 32:11, 33:14, 50:17 region [1] - 7:16 regional [2] - 40:23, 40:24 regulations [1] - 6:16 Reinhofer [2] - 8:9, 16:23 REINHOFER [4] - 3:5, 16:18, 16:19, 16:22 related [4] - 6:18, 24:9, 36:18, 36:24 relation [1] - 15:3 relative [3] - 23:6, 52:20, 52:21 relatively [1] - 36:21 reliable [1] - 38:2 relief [2] - 12:18, 13:1 remember [4] - 29:23, 43:20, 46:4, 46:5 remote [1] - 10:6 render [1] - 20:5 renders [1] - 24:18 repeat [1] - 4:22 report [1] - 12:3 reported [1] - 52:11 REPORTED [1] - 3:23 Reporter [1] - 52:4 reporter [1] - 42:23 represent [1] - 4:17 represents [1] - 8:6 reproduced [1] - 53:5 request [5] - 4:13, 4:14, 5:6, 7:4, 31:16 requested [1] - 36:1 requesting [9] - 5:10, 6:7, 6:14, 9:12, 9:14, 10:22, 11:10, 11:16, 12:1 requests [3] - 4:9, 41:5, 41:17 required [2] - 16:7, 37:4 requirement [5] - 12:20, 13:5, 39:17, 44:21, 44:22 requirements [1] - 13:6 resident [3] - 34:6, 35:2, 46:1 residential [1] - 35:16 residents [3] - 35:18, 41:8, 48:11 response [6] - 48:15, 48:17, 48:19, 48:23, 49:3, 50:15 responsibility [2] - 34:12, 53:5 restrictions [1] - 33:18 restripe [2] - 17:12, 18:17 resubdivide [1] - 6:12 retail [5] - 6:10, 13:16, 15:8, 33:9, 35:17 retime [1] - 19:2 revenue [2] - 41:14, 46:24 review [1] - 36:11 rib [3] - 20:18, 21:10, 23:22 Rich [1] - 2:2 ride [2] - 39:5, 39:10 right-hand [1] - 24:12 right-in [2] - 17:21, 18:1 right-out [2] - 17:21, 18:2 right-turn [2] - 18:10, 18:14 RISA [2] - 3:6, 19:12 Risa [10] - 8:11, 9:20, 13:6, 16:11, 19:7, 19:8, 19:11, 19:16, 24:5, 25:6 Road [9] - 10:13, 16:3, 17:23, 18:12, 18:24, 32:8, 39:22, 39:24, 42:2 road [3] - 33:8, 40:6, 42:3 roadways [2] - 13:9, 27:7 roll [2] - 5:16, 50:23 room [1] - 16:6 run [2] - 39:6, 39:13 runs [1] - 34:9 rural [1] - 35:14 Ryan [1] - 2:3 S safe [2] - 35:9, 39:10 safer [1] - 42:4 safety [2] - 36:4, 38:21 sales [1] - 14:10 sanitary [1] - 27:4 Sara [1] - 2:10 save [1] - 47:2 saw [1] - 46:3 scheduled [1] - 4:5 School [1] - 46:2 screen [1] - 22:12 screening [1] - 30:8 seated [1] - 5:1 Seattle [2] - 8:12, 19:17 second [4] - 5:14, 7:8, 36:24, 50:22 Second [2] - 5:15, 5:16 Section [5] - 6:17, 6:20, 6:21, 36:7 see [20] - 10:2, 15:5, 15:21, 20:22, 23:13, 23:15, 24:13, 24:23, 29:14, 29:22, 31:2, 34:12, 43:14, 45:10, 46:17, 47:11, 47:14, 47:24, 48:1, 50:1 seeing [1] - 46:6 seeking [2] - 11:23, 14:14 seller [1] - 11:8 selling [1] - 37:17 semi [1] - 35:14 semi-rural [1] - 35:14 seniors [1] - 32:23 September [1] - 37:20 serves [1] - 35:17 service [1] - 38:13 set [1] - 53:7 sets [2] - 13:17, 15:20 seven [1] - 13:14 several [4] - 14:20, 26:9, 35:19, 43:15 sewer [3] - 27:4, 27:16, 27:23 shadowing [1] - 22:10 shall [1] - 37:3 share [4] - 19:18, 20:8, 21:9, 24:9 sharing [1] - 24:20 shop [1] - 43:12 short [1] - 9:8 shorthand [1] - 52:13 Shorthand [1] - 52:4 show [2] - 13:18, 20:7 showing [2] - 20:16, 22:12 shown [1] - 23:20 shows [2] - 20:11, 40:15 shrubs [2] - 29:10, 29:12 side [15] - 13:19, 13:20, 15:17, 15:18, 20:12, 20:13, 20:14, 20:17, 21:23, 22:15, 22:17, 25:2, 34:9, 41:2 sides [2] - 13:10, 23:10 sidewalk [2] - 25:14, 25:17 sign [3] - 4:18, 21:6, 22:1 signal [1] - 19:3 signed [1] - 53:3 significance [1] - 23:19 significantly [1] - 34:13 signs [1] - 43:21 similar [2] - 21:7, 22:18 simple [2] - 16:9, 26:19 simultaneously [1] - 52:13 site [30] - 9:15, 10:10, 10:24, 11:12, 12:7, 13:8, 13:9, 15:2, 15:3, 15:12, 17:7, 17:13, 24:11, 25:1, 25:9, 25:11, 26:8, 26:16, 26:19, 26:20, 26:24, 27:2, 27:3, 27:5, 29:8, 30:21, 31:6, 34:7, 38:19, 40:20 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 7 sites [1] - 17:4 situated [1] - 9:4 six [6] - 12:24, 17:6, 18:15, 18:16, 18:19, 31:3 size [3] - 31:1, 40:22, 41:1 sized [1] - 14:17 slide [11] - 10:2, 10:6, 11:4, 15:1, 16:13, 17:5, 22:14, 24:7, 28:20, 30:13, 30:21 slides [5] - 9:11, 23:21, 24:3, 25:23, 31:8 slow [1] - 44:23 small [5] - 35:9, 35:14, 36:21, 37:9, 37:11 small-town [1] - 35:14 smiles [1] - 32:8 smoothface [3] - 20:21, 22:4, 23:23 soft [1] - 20:6 softer [1] - 22:7 sorry [7] - 10:22, 12:13, 18:8, 18:10, 23:14, 42:16, 42:20 south [13] - 10:11, 13:19, 15:6, 15:22, 17:23, 20:14, 20:15, 21:22, 23:11, 25:18, 40:23, 41:2, 49:17 southbound [1] - 19:5 southeast [1] - 13:23 southwest [2] - 14:3, 14:6 space [4] - 13:4, 36:15, 36:17, 41:20 spaces [9] - 12:11, 12:17, 13:4, 14:13, 32:13, 37:3, 37:6, 40:3, 41:18 span [1] - 43:17 special [9] - 5:11, 6:10, 11:1, 11:16, 35:23, 36:9, 38:13, 40:8, 40:11 specialty [1] - 40:22 specific [2] - 41:17, 44:22 specifically [1] - 46:20 specified [1] - 52:19 speed [1] - 18:7 spending [1] - 7:23 square [2] - 14:9, 14:10 SS [1] - 52:1 St [1] - 32:7 stacking [2] - 15:11, 16:6 staff [1] - 7:24 Staff's [1] - 12:3 stakeholders [1] - 35:13 stall [1] - 49:23 stalls [4] - 6:18, 36:11, 36:12, 37:7 stand [1] - 4:21 standard [2] - 30:24, 35:24 standards [5] - 6:21, 11:17, 11:18, 12:8, 17:19 standpoint [1] - 26:19 start [4] - 5:4, 20:4, 20:17, 21:21 starting [1] - 21:23 state [7] - 4:16, 37:23, 38:4, 38:8, 39:17, 40:10, 50:4 STATE [1] - 52:1 State [1] - 52:4 state's [2] - 38:6, 38:10 statement [2] - 38:24, 39:20 states [3] - 37:8, 38:22, 40:9 station [8] - 27:21, 36:20, 37:5, 38:13, 41:22, 42:4, 48:2, 49:20 stations [8] - 6:19, 37:2, 37:7, 37:15, 38:3, 40:16, 40:19, 41:21 stenographically [1] - 52:12 Stephen [4] - 5:8, 6:4, 7:2, 7:14 STEPHEN [2] - 3:3, 7:10 steps [1] - 37:23 Steve [4] - 8:23, 9:5, 9:22, 31:10 still [3] - 20:2, 23:22, 41:13 stop [1] - 43:21 storage [1] - 18:6 store [5] - 6:10, 11:5, 15:16, 41:23, 44:5 storm [2] - 27:16, 27:23 stormwater [4] - 14:5, 27:14, 27:16, 27:22 straight [1] - 20:10 straight-on [1] - 20:10 straightforward [2] - 24:17, 30:7 street [1] - 29:11 strong [2] - 22:3, 32:3 strongly [1] - 21:16 structure [2] - 16:9, 21:12 struggling [1] - 47:4 stub [1] - 27:8 stucco [2] - 21:8, 22:3 studied [1] - 14:22 study [2] - 16:24, 18:20 subdivision [4] - 30:13, 30:14, 34:10, 44:12 submit [1] - 28:2 submitted [3] - 6:6, 11:20, 18:20 Suite [1] - 2:17 summary [1] - 12:3 supply [1] - 40:16 support [1] - 38:24 surround [1] - 27:5 surrounding [3] - 15:3, 29:13, 42:9 sustainable [1] - 20:3 switch [1] - 21:18 sworn [15] - 4:23, 7:11, 9:2, 16:20, 19:13, 26:11, 28:22, 31:22, 34:2, 34:22, 43:1, 43:4, 44:9, 45:22, 52:8 SYDNEY [2] - 3:14, 45:21 Sydney [1] - 45:24 T tags [1] - 48:5 Taker [1] - 2:11 taper [1] - 18:7 target [1] - 38:8 tax [2] - 35:7, 41:14 taxes [3] - 46:23, 47:17, 48:6 team [3] - 8:20, 14:18, 23:7 teams [2] - 39:6 teed [1] - 8:20 ten [1] - 13:4 testified [12] - 7:11, 9:2, 16:20, 19:13, 26:11, 28:22, 31:22, 34:2, 34:22, 43:4, 44:9, 45:22 testify [2] - 4:15, 52:8 testimony [10] - 4:8, 4:11, 5:3, 8:2, 8:13, 11:23, 50:17, 50:19, 52:7, 52:16 Texas [1] - 8:12 textured [2] - 21:7, 22:2 textures [1] - 20:1 therefore [1] - 40:17 thereof [1] - 53:3 thereupon [12] - 7:11, 9:2, 16:20, 19:13, 26:11, 28:22, 31:22, 34:2, 34:22, 43:4, 44:9, 45:22 third [1] - 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8:10, 9:17 Transportation [1] - 37:21 trees [7] - 29:3, 29:9, 29:12, 29:15, 29:16, 45:13, 45:14 trellis [3] - 22:6, 29:20, 29:24 tried [1] - 29:15 trim [1] - 21:1 truck [1] - 42:1 true [2] - 20:7, 52:16 truth [1] - 52:8 trying [2] - 20:2, 50:2 Tuma [2] - 17:23, 18:24 turn [11] - 8:18, 9:16, 16:14, 17:13, 17:17, 17:19, 18:5, 18:10, 18:14, 18:18, 19:5 turning [1] - 39:21 twice [1] - 48:18 two [16] - 6:12, 12:18, 17:8, 17:15, 22:22, 23:10, 30:14, 32:10, 32:17, 33:5, 33:10, 36:10, 36:14, 41:18, 44:14, 45:7 type [1] - 36:17 types [1] - 19:22 typewriting [1] - 52:14 U U.S [5] - 17:22, 18:7, 18:23, 19:3, 19:5 UDO [2] - 9:15, 12:2 umber [1] - 20:22 under [6] - 11:7, 11:16, 49:13, 52:15, 53:4, 53:6 undeveloped [1] - 15:6 Unified [2] - 6:15, 11:14 unit [1] - 10:21 Unit [4] - 5:10, 6:8, 10:19, 11:11 UNITED [1] - 1:6 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 8 United [2] - 2:19, 6:7 units [1] - 32:3 unless [1] - 24:2 up [20] - 6:3, 8:20, 10:5, 10:17, 13:17, 15:20, 16:1, 17:9, 20:21, 21:5, 23:18, 27:3, 27:7, 42:17, 43:7, 43:16, 47:12, 47:20, 47:21, 50:2 updated [1] - 37:21 uses [1] - 15:8 utilities [3] - 27:5, 27:7, 30:19 utility [1] - 30:18 V V3 [5] - 8:8, 8:9, 16:23, 26:14 vacant [2] - 15:6, 47:9 value [1] - 21:15 values [1] - 35:9 variety [2] - 19:24, 28:10 various [1] - 16:16 vehicle [5] - 12:19, 38:3, 38:8, 41:21, 42:1 Vehicle [2] - 37:22, 38:1 vehicles [3] - 37:10, 37:13, 45:6 vertical [1] - 22:24 Veterans [16] - 6:23, 7:20, 10:11, 13:13, 14:1, 15:7, 25:19, 27:11, 29:17, 30:15, 33:4, 33:15, 33:21, 39:9, 39:23, 40:5 via [1] - 52:14 view [4] - 15:10, 20:10, 20:11, 29:22 viewed [1] - 29:16 views [2] - 24:3, 29:5 vinyard [1] - 5:22 VINYARD [38] - 4:4, 4:24, 5:14, 5:16, 5:23, 6:2, 7:6, 8:22, 26:3, 26:6, 28:3, 28:14, 30:11, 31:12, 31:14, 33:23, 34:19, 42:13, 43:2, 44:6, 44:24, 45:16, 45:19, 48:13, 48:16, 48:18, 48:20, 48:24, 49:4, 49:10, 49:14, 49:18, 50:10, 50:13, 50:16, 50:23, 51:4, 51:9 Vinyard [3] - 2:2, 11:6, 51:3 vision [2] - 38:6, 38:10 visit [1] - 38:19 visiting [1] - 38:17 vital [1] - 47:8 Vitosh [2] - 3:23, 53:12 VITOSH [2] - 52:3, 53:13 vote [2] - 5:17, 50:23 W wait [1] - 44:5 walk [2] - 39:8, 39:13 wallet [1] - 48:4 wants [1] - 36:13 warehouse [4] - 7:19, 16:11, 38:18, 41:22 Washington [2] - 14:19, 19:17 water [5] - 27:4, 27:10, 27:11, 28:8, 28:9 Wednesday [1] - 1:21 weeks [1] - 28:2 welcome [2] - 32:6, 32:9 welcomed [1] - 32:24 west [8] - 10:13, 15:13, 15:17, 16:1, 16:5, 33:14, 34:9, 46:16 West [1] - 17:8 westbound [3] - 17:12, 17:17, 18:9 WHEREOF [1] - 53:7 WHEREUPON [1] - 4:1 whole [2] - 8:20, 52:8 Wholesale [3] - 5:9, 6:5, 7:2 willing [1] - 50:5 wish [2] - 4:12, 5:5 wishes [1] - 31:15 wishing [1] - 4:15 witness [1] - 43:1 WITNESS [2] - 3:2, 53:7 witnesses [2] - 4:23, 52:7 wonder [1] - 25:10 wondering [2] - 34:10, 34:14 Woodridge [1] - 26:14 words [1] - 28:19 Vitosh Reporting Service 815.993.2832 cms.vitosh@gmail.com PZC - Public Hearing - January 8, 2025 9 Y year [1] - 37:24 years [5] - 35:3, 43:8, 43:20, 46:2, 47:10 yesterday [2] - 23:5, 23:8 YORKVILLE [2] - 1:6, 1:7 Yorkville [25] - 1:18, 2:20, 6:7, 6:8, 7:20, 10:19, 11:11, 35:3, 35:8, 37:18, 40:23, 41:15, 43:20, 46:1, 46:2, 46:4, 46:11, 46:13, 46:17, 46:22, 47:1, 47:6, 47:18, 47:21 Yorkville's [3] - 35:12, 35:14, 36:3 YOUNG [8] - 5:18, 5:20, 5:22, 5:24, 51:1, 51:3, 51:5, 51:7 Young [1] - 2:11 YUKI [5] - 3:6, 19:12, 19:15, 24:8, 25:7 Yuki [3] - 8:11, 9:20, 19:16 YURT [3] - 3:14, 45:21, 45:24 Yurt [1] - 45:24 Z zones [1] - 13:3 ZONING [1] - 1:10 zoning [3] - 12:10, 38:14, 41:6 Zoning [1] - 4:6 Zoom [1] - 48:21 APPLICATION FOR SPECIAL USE United City of Yorkville 1SBJSJF1PJOUF%SJWF Yorkville, Illinois, 60560 Telephone: 630-553-4350 Fax: 630-553-7575 Website: www.yorkville.il.us SPECIAL USE STANDARDS PLEASE STATE HOW 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: PLEASE STATE HOWTHE SPECIAL USEWILL NOT BE INJURIOUSTOTHE USE AND ENJOYMENT OF OTHER PROPERTY INTHE IMMEDIATEVICINITY FORTHE PURPOSE ALREADYPERMITTED, NOR SUBSTANTIALLY DIMINISH AND IMPAIR PROPERTYVALUESWITHIN03/&"3THE NEIGHBORHOOD*/8)*$)*5*4-0$"5&%: PLEASE STATE HOW 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: PLEASE STATE HOW ADEQUATE UTILITIES, ACCESS ROADS, DRAINAGE OR OTHER NECESSARY FACILITIES HAVE BEEN OR ARE BEING PROVIDED: The proposed fuel facility will not endanger the public health, safety, morals, comfort or general welfare of any portion of the community. The fuel facility has been designed to provide a safe environment for the residents of the City of Yorkville and surrounding communities, as well as Costco's members and employees. The fuel facility will meet applicable Federal, State and local codes for fire access, pedestrian and vehicular accessibility; fuel truck movements and gas operations. Costco will maintain the fuel facilities appearance , provide State required maintenance, which includes equipment and tank testing and monitoring inspections. The fuel facility, canopy, paving, lighting, and fuel dispensers will be designed to State and all applicable zoning and development regulations. The proposed fuel facility will have no adverse impact(s) on the current use or enjoyment of nearby properties in the immediate area. The Property is zoned General Business District and the nearby zoning is predominately zoned commercial and as such , the requested special use is compatible with nearby current and future land uses. The fuel facility plan allows for generous setbacks, and landscaping along Veteran's Parkway and McHugh Road. The requested Special Use will not be injurious to other nearby property owners as the design, arrangement, land use intensity, scale and character is and will be compatible to nearby land uses and future developments. There is no indication that the fuel facility will diminish or impair property values within the immediate commercial area or the community . The fuel facility will not impede the orderly development and improvement of the surrounding property for uses permitted in the district as the proposed land use will encourage and promote orderly development in the area. Fuel facilities are typically located in the vicinity of a major transportation system and permitted as a special use in most commercial and business zoned districts. The proposed land use is compatible with existing land uses and is permitted as a special use in the B-3, General Business District. The development of the Costco warehouse and fuel facility will serve as the catalyst promoting and encouraging future development in the immediate area. The proposed fuel facility has been carefully planned to be accessible by multiple access points from McHugh Road, Veteran's Parkway and Countryside Parkway. Access directly to the fuel facility will be an efficient traffic movement with adequate queue to serve each fueling position. Drainage is designed to keep pavement areas safe and properly conveyed to an onsite storm water basin. Utilities such as water, sanitary sewer, electric and storm are available to effectively serve the fuel facility. The Property will be illuminated for safe vehicular and pedestrian travel. 1 PROJECT SUMMARY: The applicant, Daniel Kramer on behalf of Nexamp dba Beecher Road Solar, LLC, contract leasee, is requesting special use and variance permit approval to construct a 4.99 (AC) ground-mounted distributed generation solar garden facility. The proposed 23.6-acre solar farm will be situated on approximately 70 acres of existing farmland parcel located immediately north of Corneils Road, appr oximately 1,500 feet west of Beecher Road, and approximately 4,000 feet east of IL Route 47 (N. Bridge Street) in parcels (#02- 08-300-008 and 02-08-300-012). Below is the proposed site plan for the Beecher Road Solar project. The proposed solar farm is an expansion of the recently approved Corneils Road Solar project. The property proposed for the solar farm is a part of an approved annexation, rezoning, and special use approval for Corneils Road Solar, where the petitioner, Nexamp dba Corneils Road Solar, LLC, annexed parcels #02- 08-300-008, #02-08-300-011, and #02-08-300-012 and rezoned them to A-1 Agricultural District under a special use designation for solar farm use. Below is the approved site plan for the Corneils Road Solar Farm project. Memorandum To: Planning and Zoning Commission From: Sara Mendez, Planner I CC: Bart Olson, City Administrator Krysti Barksdale-Noble, Community Development Director Date: January 15, 2025 Subject: PZC 2024-22 Beecher Road Solar, LLC (Expansion)/Nexamp – Solar Farm (Special Use and Variance) 2 Lastly, the petitioner is requesting a variance to Section 10-4-13-B.8.c of the Unified Development Ordinance, seeking to reduce the required one thousand (1,000) foot setback from the nearest solar array to roadway network to 482 feet between the nearest solar array and Corneils Road. ZONING AND LAND USE Through the approved Corneils Road Solar project, the subject property was annexed in May 2024 and rezoned to A-1 Agricultural District with a special use for the purpose of constructing a solar farm. The following are the current immediate surrounding zoning and land use: Zoning Land Use North A-1 Agricultural (Special Use) District Corneils Road Solar South Westbury South Village (R-4) Agriculture East IL Route 47 Former Westbury East Village (A-1) Agriculture/Approved Yorkville Renewables Solar Farm West Beecher Road Konicek Property (M-1, M-2) Agriculture/Bright Farms SPECIAL USE REQUEST: The applicant is seeking special use authorization. Section 10-8-9C.1 of the Unified Development Ordinance states specific standards for variance requests which all recommendation bodies will review and 3 will be entered into the public record as part of the public hearing process . The petitioner has provided answers to each of the criteria in the application to these standards. Below is a summary of the various components of the proposed 23.6-acre solar farm development. VARIANCE REQUEST: Location on Site Section 10-4-13 Alternative Energy Use Standards in the City’s Unified Development Ordinance provides setback specifics for solar farm uses in the A-1 Agricultural District. The following compares the yard setbacks required for solar farm uses: Minimum Setback for Equipment to Property Line Proposed Setback Front (South) 1000 feet 482 feet Side Yard (East) 50 feet from nonresidential/100 feet from residential 194.9 feet Side Yard (West) 50 feet from nonresidential/100 feet from residential 75.9 feet Rear (North) 50 feet from nonresidential/100 feet from residential 84.9 feet Section 10-8-9C.1 of the Unified Development Ordinance states specific standards for variance requests which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application to these standards. Solar Setbacks The location of the solar panels meets the side (east and west) and the rear (north) setbacks for the Solar Farm use in the A-1 Agricultural District. Although Section 10-4-13B.8.a of the Unified Development Ordinance states the front yard setback for the solar farm use is one hundred (100) feet, Section 10-4- 13B.8.c states the buffer area from the nearest solar array to roadway networks is one thousand (1,000) feet. Therefore, the solar panels appear to encroach into required front (south) yard setback. Buffer Distances Section 10-4-13B.8.c of the City’s Unified Development Ordinance provides buffer requirements for solar farms in relation to roadway networks and the Fox River. The proposed solar panel encroaches into the required front yard setback to the south. The ordinance requires a minimum buffer of 1,000 feet from the nearest solar array to roadway networks as defined in Figure 7.1: Existing Roadway and Rail Network of the 2016 United City of Yorkville Comprehensive Plan. Currently, Corneils Road is not designated as a major arterial roadway network in Figure 7.1. However, given that Corneils Road is likely to become a major arterial roadway in the future, the 1,000-foot buffer requirement from a roadway network to the nearest solar array remains applicable. The petitioner has submitted a variance request to allow for a 482-foot front yard setback. Notably, the proposed solar panel location also exceeds the 1,000-foot setback required from the Fox River bank. 4 PROPOSED EQUIPMENT The proposed community solar farm will consist of 11,616 arrays. The petitioner’s exhibit (C-200 C), dated October 30, 2024, indicates the total number of tracker motors is 121. The petitioner has stated Beecher Road Solar, LLC intends to contract Nexamp Asset Management Services, INC (NAMS) to provide operations and maintenance services for the first ten years of the system operation. At that time, Beecher Road Solar, LLC will revisit the contract and intends to renew the term. ALTERNATIVE ENERGY SYSTEMS REGULATIONS: Section 10-4-13: Alternative Energy Use Standards of the City’s Unified Development Ordinance establishes zoning parameters and regulations by which solar and wind systems may be installed in the city, which were used in the review of this request. The following describes how the proposed plan meets the regulations for Solar Farm: Minimum Lot Size Sections 10-4-13B.1 of the Unified Development Ordinance states no solar farms shall be erected on any lot less than three (3) acres in size. The petitioner’s exhibit (C-200 C) dated October 30, 2024, states the project intends to develop on approximately 23.6 acres of overall parcel. Maximum Lot Coverage Section 10-4-13B.2 of the Unified Development Ordinance states a solar farm use may occupy up to eighty (80) percent of a given parcel in this district. As proposed, the solar farm will occupy approximately 33.7% (23.6-acres) of the overall existing 70 acres of existing farmland. Height/Clearance The maximum structure height for solar systems, equipment, and structures shall not exceed thirty feet (30’) in height when ground mounted, per Section 10-4-13B.6 in the Unified Development Ordinance. The petitioner’s exhibit (C-500 C Standard Details) illustrates a maximum solar array height as approximately 30 feet at maximum tilt. Additionally, the petitioner’s exhibit (C-500 C Standard Details) indicates a minimum solar array clearance of 3 feet. Accessory Use Section 10-4-13-A.2 of the City’s Unified Development Ordinance states solar and wind farms shall be an accessory to the principal permitted use of a site. Therefore, the area and scale of the solar farm must be less than the primary agricultural land use. The proposed solar farm will be accessory to the existing agricultural/farming land use, as only portion of the overall land is proposed for the community solar farm use (approx. 23.6 acres of 70 acres or ~33.7%). During staff review of the total acreage occupied by both the approved Corneils Road Solar project and the proposed Beecher Road Solar project, there was some confusion regarding whether the solar farm use would exceed the primary agricultural land use. To clarify, staff requested that the petitioner verify the total PARCEL CORNEILS ROAD SOLAR OCCUPANCY BEECHER ROAD SOLAR OCCUPANCY 02-08-300-008 5.72 acres 23.57 acres 02-08-300-011 18.42 acres 0 acres 02-08-300-012 7.35 acres 0 acres 5 acreage occupied by the solar farm across parcels #02-08-300-008, #02-08-300-012, and #02-08-300-011, which are associated with the approved Corneils Road Solar project. The table above provides a breakdown of each parcel and the total area occupied by both the approved and proposed solar farm projects. Below is a visual representation of each parcel, illustrating the total acreage used for the approved and proposed solar farms. Distance from Residential Properties. In addition to meeting the required minimum setbacks, the closest array/module of the proposed solar farm will be 119.2 feet from the nearest residential parcel to the south along Corneils Road. Glare Section 10-4-13B.13 of the Unified Development Ordinance states solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways. The panels shall be placed to face east and rotate west to follow the path of the sun to collect the most sunlight throughout the day. The petitioner has submitted a glare study and analysis which concludes that there was no potential for glint or glare identified by the analysis. Additionally, the petitioner’s exhibit, shown below, displays viewshed from angles around the solar farm that illustrate how far the panels will be from the public-right-of-way (Corneils Road). 6 Fencing The petitioner has proposed an eight (8) foot tall, galvanized chain link fence with slats t o surround the ~4,157 linear foot perimeter of the solar farm with a 20-foot-wide vehicle access gate, as illustrated below. As stated in Section 10-4-13B.9 of the Unified Development Ordinance, Fence Regulations for Solar Farms, states that systems, equipment, and structures shall be fully enclosed and secured by a fence or wall with a height of eight (8) feet. A knox box and keys shall be provided to the City’s Building Department and Bristol Kendall Fire District (BKFD) in the event of an emergency. Noise The transformer is the greatest source of noise on the property. Per the petitioner’s exhibit (Sheet C-200 C Site Plan Layout), the transformer is 995.5 feet to the nearest residence located to the south on Corneils Road. Signage Per Section 10-4-13B.9.a(1) and (2) of the City’s Unified Development Ordinance, warning signs shall be provided at the entrance to the facility and along the perimeter of the solar farm. Additionally, the signs shall be less than four (4) square feet and made with letters and numbers at least three (3) inches in height and shall include the 911 address and an emergency phone number of the operator which shall be answered twenty-four (24) hours a day by a live operator. A nonemergency phone number for the operator shall be displayed. The petitioner’s exhibit (C-500 B Standard Details) indicates signage information. The emergency contact sign (8.5'' X 11'') appears to be compliant with this regulation. Utilities and Electric Service Provider Per Section 10-4-13B.4 of the Unified Development Ordinance, power and communication lines running in between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground. The routing of the electrical infrastructure required to connect to the ComEd system includes electrical cables installed underground for the entire project with the exception of a series of overhead poles (approx. 4) for a wire connection near Corneils Road. 7 Section 10-4-13-B.4.a of the Unified Development Ordinance states that evidence that the electric utility service provider that serves the proposed site has been notified of the owner’s intent to install an interconnected customer owned electricity generator. The petitioner has provided a copy of an Interconnection Agreement, as prepared by ComEd dated 01/20/2024. Access Road The proposed solar farm will utilize the same 20-ft. wide gravel entrance as the recently approved Corneils Road Solar project. Both solar farm access roads are located within the same parcels (#02-08-300-008 and #02-08-300-012). The path provides access to the equipment however, no formal parking stalls are provided, as no buildings, employees are planned on the site except for the occasional mowing or maintenance visits. Section 10-4-13-B.5 of the City’s Unified Development Ordinance states off-street parking provided on site shall be paved. The petitioner’s exhibit (C-200 C Site Layout Plan) indicates an HMA parking pad will be provided for off-street parking. Landscape Plan While landscaping is not required for solar farm uses, the petitioner has provided a landscape mix consistent with IDOT’s class 7 seed mix outside fenced areas and site-specific pollinator friendly seed mix within the fenced areas beneath the solar panels. Review comments have been provided by the consultant, Hey & Associates, on the proposed landscape plan. Abandoned Systems In the Unified Development Ordinance, Section 10-4-13-A.3 states all alternative energy systems inactive or inoperable for a period of 12 continuous months shall be deemed abandoned and the owner is required to repair or remove the system from the property at the owner’s expense within 90 days of notice from the City. To ensure compliance, the petitioner has provided a decommission plan narrative and construction estimate of $319,902.03 at year 25 with a 3% annual inflation rate. Staff recommends a security guarantee in an amount of 120% of the approved removal cost value and the estimate will meet to be revised every three (3) years. The guarantee must also be in a form acceptable to the City Engineer as a condition of the Special Use approval. In addition to the security guarantee, staff also recommends a blanket easement over the property to allow the City or its contractor to enter and remove the abandoned system in compliance with the City Code, as a condition of the Special Use approval. The petitioner is aware of these conditions which will be a part of their special use authorization. ENGINEERING COMMENTS: Please refer to the attached comments prepared by Engineering Enterprises Inc. (EEI) dated October 15, 2024, October 21, 2024, October 23, 2024, November 20, 2024, and December 3, 2024. Staff recommends the work items listed in the review letter will become conditions for the Special Use and a requirement for issuance of a building permit. STAFF COMMENTS: Staff has communicated to the petitioner our opposition to the proposed expansion of the solar farm beyond the approved Corneils Road Solar project. The request, particularly the variance for reduced setback from the nearest solar array to the roadway network, is not supported by staff. 8 A presentation of the project will be held at the March 11, 2025 City Council meeting and the final vote is scheduled for the March 25, 2025 City Council meeting. Staff and the petitioner are seeking comments from the Planning and Zoning Commission about the proposed solar farm. ECONOMIC DEVELOPMENT COMMITTEE COMMENTS: During the January 7, 2025 Economic Development Committee meeting, concerns were raised over whether the proposed chain link fencing with slats could potentially cause any flood-related issues given its location in the floodway/floodplain. The City’s engineering consultant, Engineering Enterprises Inc. (EEI), recommended that slats in the chain-link fence only be used on the portion of the fence above the base flood elevation to prevent obstruction in the HEC-RAS model. In response, the petitioner’s engineer, confirmed that they will raise the slats above the base flood elevation and update the plans accordingly. Staff recommends these become conditions of the Special Use approval. Concerns were also raised regarding the exact percentage of agricultural use associated with the combined approved Corneils Road Solar and Beecher Road Solar projects. As this information was not provided to staff before the distribution of packet materials, the petitioner is required to present the exact percentage during the Public Hearing on February 12, 2025. SPECIAL USE STANDARDS: Section 10-8-5-D states specific standards for special use which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application 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 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 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 are being provided. 5. Adequate measures have been or will 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 official comprehensive plan of the City as amended. VARIANCE STANDARDS: Section 10-8-9-C states specific standards for variations which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application 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. A particular hardship to the owner would result because of the physical surroundings, shape, or topographical conditions of the subject property, as distinguished from a mere inconvenience, if the strict letter of the regulations were carried out. 2. The conditions upon which the petition for a Variation is based are unique to the subject property and are not applicable, generally, to other properties within the same zoning district. 9 3. The difficulty or hardship is not created by any person presently having an interest in the property. 4. The Variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. 5. The proposed Variation will not impair an adequate supply of light and air to adjacent property, substantially increase the congestion in the public streets, increase the danger to the public, or substantially diminish or impair property values within the neighborhood. 6. The proposed Variation is consistent with the official comprehensive plan and other development standards and policies of the City. COMPREHENSIVE PLAN: The 2016 Comprehensive Plan designates the future land use for this property as Estate/Conservation Residential (ERC). The Estate/Conservation Residential (ECR) designation is generally intended for future neighborhood developments that promote flexibility in residential designs, accommodates low density detached single family housing, and is sensitive to environmental and scenic features of the area and utilized this land 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 development of the land within the 10-year timeline of the plan. While a solar farm is not consistent with the future land use designation in the 2016 Comprehensive Plan, the proposed solar farm is an expansion of the recently approved annexation, rezoning, and special use Corneils Road Solar project. An amendment to the Comprehensive Plan would be required if the proposed solar farm is approved. STAFF RECOMMENDATIONS: Staff recommends the following conditions to the special use: 1. A security guarantee in this amount of 120% of the approved removal cost value as presented in a Decommissioning Plan prepared by Atwell, LLC dated 10/31/24. Said estimate will need to be revised every three (3) years. The guarantee must also be in a form acceptable to the City Engineer as a condition off the Special Use approval. 2. A blanket easement over the property to allow the City or its contractor to enter and remove the abandoned system in compliance with the City Code, as a condition of the Special Use approval. 3. Subject to the City Engineer’s review, the chain-link fence slats shall only be used on the portion of the fence above the base flood elevation. 4. Substantial conformance with Special Use Application Plans prepared by Atwell, LLC and submitted by Nexamp dated October 30, 2024. 5. Compliance with work items listed in the review letter prepared by Engineering Enterprises, Inc. (EEI) dated October 15, 2024, October 21, 2024, October 23, 2024, November 20, 2024, and December 3, 2024. PROPOSED MOTIONS: SPECIAL USE In consideration of testimony presented during a Public Hearing on February 12, 2025 and discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a request for Special Use authorization to construct a freestanding solar energy system, or solar farm, as depicted in plans prepared by Atwell and submitted by Nexamp dated last revised 10/30/24 for approximately 23.6 acres 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), subject to staff 10 recommendations in a memo dated January 15, 2025 and further subject to… {insert any additional conditions of the Planning and Zoning Commission}… VARIANCE In consideration of testimony presented during a Public Hearing on February 12, 2025 and discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council for a request for bulk regulation variance to Section 10-4-13.B.8.b of the Unified Development Ordinance, reducing the south property lines setback from 1000 feet to 482 feet, subject to… {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1) AC Electrical Diagram – dated 01.09.24 by Nexamp 2) Bifacial Module – dated 01.09.24 by SMA America, LLC 3) Decommissioning Narrative – dated 08.16.24 prepared by Nexamp 4) Decommissioning Plan – 10.31.24 by Atwell 5) Glare Study 1 (Pv Array 1) – dated 08.13.24 by Forge Solar 6) Glare Study 2 (Pv Array 2) – dated 08.13.24 by Forge Solar 7) Glare Study 3 (Pv Array 3) – dated 08.13.24 by Forge Solar 8) Interconnection Agreement – dated 01.20.24 by ComEd 9) Land Title Survey – dated 12.06.23 by Nexamp 10) Letter from Daniel Kramer – dated 08.15.24 by Law Offices of Daniel J. Kramer 11) Location Map – dated 08.07.24 by Nexamp 12) Legal Description – dated 09.13.24 by Atwell 13) Occupancy Exhibit – dated 10.30.24 by Atwell 14) Operation and Maintenance Plan – prepared by Nexamp 15) Project Narrative – dated 08.16.24 by Nexamp 16) Property Owners Within 500 Feet 17) Response Letter – dated 10.31.24 by Atwell 18) Special Use Application Plans – dated 10.30.24 by Atwell 19) Special Use Application – prepared by Beecher Road Solar, LLC 20) Variance Application – prepared by Beecher Road Solar, LLC 21) Vegetation Management Plan for Solar Sites Utilizing Native Vegetation – prepared by Natural Resource Services 22) Wetland Determination/Delineation – dated 09.1.23 23) Public Hearing Notice 24) Rendering – dated 01.07.25 25) Plan Council Packet (10-24-24) 26) EEI Comments – dated 10.15.24 27) EEI Comments – dated 10.21.24 28) EEI Comments – dated 10.23.24 29) EEI Comments – dated 11.20.24 30) EEI Comments – dated 12.03.24 Atwell, L.L.C. Project Beecher Solar 1250 East Diehl Road, Suite 300 Location (630) 577-0800 Site:4.99 MWAC Parcel ID:02-08-300-008 Date 10/31/2024 Estimated Quantity Unit Unit Cost Removal Cost Erosion Control/Contractor Fees Mobilization 1 LUMP SUM $7,500.00 $7,500.00 Electrical Disconnect 1 EACH $750.00 $750.00 Permitting (NPDES) 1 LUMP SUM $750.00 $750.00 Silt Fence 1,607 LF $3.00 $4,821.00 Seeding 32 ACRES $1,000.00 $31,800.00 Sub-Total $45,621.00 Site Demolition Remove Existing Fence (8' Chainlink Fence) 4,157 LF $3.85 $16,004.45 Remove Existing Asphalt Parking Pad 474 SY $5.00 $2,370.00 Haul off for Existing Asphalt Parking Pad 474 SY $10.00 $4,740.00 Remove Existing Gravel Entrance (12" depth) 1,709 CY $4.00 $6,836.00 Haul off for Existing Gravel Entrance (12" depth) 1,709 CY $10.00 $17,090.00 Sub-Total $47,040.45 Racking and Module Removal Pile Removal 862 EACH $8.00 $6,896.00 Assembly Removal 121 EACH $60.00 $7,260.00 PV Module Removal 11,616 EACH $1.25 $14,520.00 PV Module Haul Off 372 TON $45.00 $16,727.04 Sub-Total $45,403.04 Wiring Removal Underground MV Wire 1,873 LF $2.00 $3,746.00 Utility Pole Removal 7 EACH $750.00 $5,250.00 Above Ground MV Wire 365 LF $0.10 $36.50 Combiner Box Removal 28 EACH $80.00 $2,240.00 Sub-Total $11,272.50 Power Conditioning Equipment Removal PCU Station (inverters, etc.) 1 EACH $400.00 $400.00 Scada Equipment 1 EACH $500.00 $500.00 Transformer 1 EACH $1,800.00 $1,800.00 Sub-Total $2,700.00 Equipment Pad Removal Remove Pad 1 EACH $750.00 $750.00 Sub-Total $750.00 Decommisioning Total (Present Value) $152,786.99 Decommisioning Total (3% Inflation over 25 Years) $319,902.03 Assumptions: 1.Cost Estimate based on 5-year projections. Estimate to be redone in 5-years based on new fees at that time. 2.Cost Estimate is based on the Special Use Plans prepared by Atwell, LLC dated 10/30/2024. 3.Refer to Decommissioning Plan for further information. United City of Yorkville Note: This Engineer's Opinion of Probable Cost is made on the basis of Engineer's experience and qualifications using estimated quantities and represents Engineer's best judgment as an experienced and qualified professional Engineer generally familiar with the construction industry. However, since Engineer has no control over the cost of labor, materials, equipment, or services furnished by others, or over the Contractor's methods of determining prices, or over competitive bidding or market conditions, or over quantities of work actually performed, Engineer cannot and does not guarantee that proposals, bids, or actual construction cost will not vary from Opinions of Probable Construction Cost prepared by Engineer. This Opinion of Probable Construction Cost is limited to those items stated herein. Engineer's Opinion of Probable Decommissioning Cost for Beecher Solar During First 5 Years of Operation 1250 E. Diehl Road, Suite 3 00, Naperville, IL 60563 Tel: 630.577.0800 Fax: 630.577.0900 www.atwell -group.com BEECHER ROAD SOLAR, LLC SEPTEMBER 13, 2024 02-08-300-008, 02-08-300-012 ILLINOIS DESIGN FIRM #184-005876 LEGAL DESCRIPTION PER NEAR NORTH TITLE GROUP AS ISSUING AGENT FOR CHICAGO TITLE INSURANCE COMPANY COMMITMENT NO. IL1808635--166, COMMITMENT DATE: SEPTEMBER 6, 2022 AT 7:00 A.M. PARCEL 1: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00”09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88°28'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHWEST 1/4, 272.68 FEET; THENCE NORTH 00”46'58" WEST, 200.71 FEET FOR A POINT OF BECINNING; THENCE NORTH 00”52'50" WEST 1,057.46 FEET; THENCE NORTH 88°42'24" EAST, 857.86 FEET; THENCE NORTH 00”00'30" WEST, 375.0 FEET; THENCE NORTH 52”02'07" EAST, 315.0 FEET, THENCE NORTH 00”02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88"30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00"04'03' EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59”25'57" WEST, 694.32 FEET; THENCE SOUTH 81”55'57" WEST, 349.80 FEET; THENCE SOUTH 51”55'57” WEST 280.50 FEET; THENCE SOUTH 39°55'57' WEST, 153.78 FEET; THENCE SOUTH 86”06'25" WEST, 38.0 FEET THENCE SOUTH 33”09'12' WEST, 343.0 FEET; THENCE SOUTH 16”38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD: THENCE NORTH 85°20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00”21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00”21'50" WEST ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE; THENCE NORTH 00°09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89”02'55" EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89°02'55" WEST, 206.29 FEET TO A POINT OF BEGINNINC; EXCEPT THAT PART THEREOF LYING EASTERLY OF THE FOLLOMNC DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85°20'25" WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16”38'2S" EAST, 402.58 FEET; THENCE NORTH 33”09'12" EAST, 449.42 FEET; THENCE NORTH 52° EAST, 398.62 FEET; THENCE NORTH 11”27'20" EAST, 559.64 FEET; THENCE NORTH 00”02'07" EAST, 634.19 FEET; THENCE NORTH 89”57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00”02'07” EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS; PARCEL 3: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 8 AND PART OF THE NORTHWEST 1/4 OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH WEST CORNER OF SAID SOUTHWEST 1/4; THENCE NORTH 00°09'48" EAST ALONG THE WEST LINE OF SAID SOUTHWEST 1/4, 37.42 FEET; THENCE NORTH 88”26'22" EAST PARALLEL WITH THE SOUTH LINE OF SAID SOUTH WEST 1/4, 272.66 FEET;THENCE NORTH 00°46'58" WEST, 200.71 FEET FOR A POINT OF BEGINNING; THENCE NORTH 00”52'50" WEST 1,057.46 FEET; THENCE NORTH 88”42'24" EAST, 857.86 FEET; THENCE NORTH 00”00'30" WEST, S75.0 FEET; THENCE NORTH 52”02'07" EAST, 315.0 FEET, THENCE NORTH 00”02'07" EAST, 800.0 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 88”30'33" EAST, ALONG SAID NORTH LINE, 1,306.96 FEET TO THE CENTER OF SAID SECTION 8; THENCE SOUTH 00°04'03" EAST ALONG THE EAST LINE OF SAID SOUTHWEST 1/4, 1,609.56 FEET TO A POINT WHICH IS 1,044.12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF SAID SOUTHWEST 1/4; THENCE SOUTH 59°25'57" WEST, 694.32 FEET; THENCE SOUTH 1250 E. Diehl Road, Suite 3 00, Naperville, IL 60563 Tel: 630.577.0800 Fax: 630.577.0900 www.atwell -group.com 81°55'57" WEST, 349.80 FEET; THENCE SOUTH 51”55'57" WEST 280.50 FEET; THENCE SOUTH 39”55'57" WEST, 153.78 FEET; THENCE SOUTH 86°06'25" WEST, 38.0 FEET; THENCE SOUTH 33”09'12” WEST, 343.0 FEET; THENCE SOUTH 16”38'23" WEST 379.0 FEET TO THE CENTER LINE OF CORNEILS ROAD; THENCE NORTH 85”20'25" WEST ALONG SAID CENTER LINE 596.0 FEET TO A LINE DRAWN SOUTH 00”21'50" EAST, PARALLEL WITH THE WEST LINE OF SAID NORTHWEST 1/4, FROM A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 WHICH IS 475.50 FEET, NORMALLY DISTANT, EASTERLY OF THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTH 00°21'50" WEST, ALONG SAID PARALLEL LINE, 194.89 FEET TO SAID SOUTH LINE; THENCE NORTH 00”09'48" EAST, PARALLEL WITH THE WEST LINE OF SAID SOUTHWEST 1/4, 236.13 FEET TO A LINE DRAWN NORTH 89”02'55" EAST FROM THE POINT OF BECINNING; THENCE SOUTH 89”02'55" WEST, 206.29 FEET TO A POINT OF BEGINNING; EXCEPT THAT PART THEREOF LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHERNMOST SOUTHEAST CORNER OF THE ABOVE DESCRIBED TRACT; THENCE NORTH 85”20 25' WEST ALONG SAID CENTER LINE OF CORNEILS ROAD, 67.47 FEET FOR A POINT OF BEGINNING; THENCE NORTH 16”38'23" EAST, 402.58 FEET; THENCE NORTH 33”09'12" EAST, 449.42 FEET; THENCE NORTH 52”00'00" EAST, 398.62 FEET; THENCE NORTH 11°27'20" EAST, 559.64 FEET; THENCE NORTH 00”02'07” EAST, 634.19 FEET; THENCE NORTH 89”57'53" WEST, 430.60 FEET TO A WESTERLY LINE OF SAID TRACT; THENCE NORTH 00”02'07” EAST ALONG SAID WESTERLY LINE 725.68 FEET TO THE NORTH LINE OF SAID SOUTHWEST 1/4, AND EXCEPT THAT PART THEREOF LYINC NORTHERLY OF THE SOUTHERLY LINE OF THE NORTHERLY 812.20 FEET, MEASURED ALONG THE EASTERLY LINE, IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS. DDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. EX-01 PARCEL OCCUPANCY EXHIBIT Beecher Road Solar, LLC - O&M Services Plan Beecher Road Solar, LLC, a wholly-owned subsidiary of Nexamp, Inc., as the developer and construction manager of an approximately 4.99-megawatt (AC) solar PV array on property owned by Gary L. Bennett and Betty S. Bennett at 10791 Corneils Road, Yorkville, Illinois is pleased to provide this Operation and Maintenance (O&M) services plan. Nexamp Asset Management Services, Inc. (NAMS) is a full service photovoltaic Operations and Maintenance company, servicing more than 800 MW DC as of 2024. Beecher Road Solar, LLC intends to contract with NAMS in order to provide O&M services for the project for the first ten years of the system operation. At that time, Beecher Road Solar, LLC will revisit that contract and intends to renew the term. Attached to this Services Plan is a typical scope of work for an O&M provider for a large-scale solar PV array. NAMS has used this scope of work as the basis for its services for infrastructure that it currently maintains. In the following template, “Contractor” represents NAMS and “Owner” represents the project owner, Beecher Road Solar, LLC. The primary services under the scope of an O&M agreement include: • Annual array maintenance inspections, remote monitoring and operation, unscheduled maintenance (fault detection and repair), and scheduled equipment replacement. • On-site services typically require one or two pick-up trucks and two to four licensed technicians. • Technicians perform work with hand tools and battery-operated power tools and rarely require generators or any motorized or heavy equipment. • The array is designed to facilitate major equipment replacement using truck mounted boom lift every 10-15 years. • Nexamp Solar, LLC will develop the site using a pile driven or screw mounting system for the array. Maintenance Activities: • Mowing operations are typically conducted zero to four times per season, depending on the weather conditions and resultant growth. Animal grazing is considered an alternative to mowing and may be employed at this site. • If pollinator vegetation is installed at this site, the vegetation may be maintained up to 36 inches in height. During the establishment period (first 3 to 5 years following installation) mowing may be required more frequently. Once the pollinators are established mowing may occur as few as zero to one time per year. • The entire Site is inspected for any erosion upon each site visit and maintenance activity, a minimum of two times per year. Any erosion to roads, embankments, drainage structures/basins, ground cover, etc. is repaired using similar methods to the initial install, with like equipment and materials. Potentially, additional erosion control blankets, jute netting, etc. will be added to protect the maintenance improvement. • Depending on the array location and surrounding vegetation, an arborist with boom truck will thin shading tree growth and limbs adjacent to power lines. • In the event that weed control is required, NAMS uses only non-persistent solutions previously approved for use by DEP and many municipalities for use in regulated and protected areas. The frequency of this activity is typically once annually, if at all. Work is typically performed by licensed applicators using trailer born and backpack spraying apparatus. • Beecher Road Solar, LLC does not anticipate conducting module washing at this site. In the event that modules are washed, cleaning solution consists of 100% filtered water. Work is typically performed by two to four technicians using backpacks and scrubbing wands. • Some snow removal may be required to allow site access during winter months, however no snow removal operations will be performed within the array areas. Snow clearing from modules may be completed depending on the amount and type of snow, two to four times per winter, to facilitate production. Snow clearing is completed manually by three to six laborers using hand held brooms and squeegees. • Inspection of the storm water management facilities will occur at each site inspection, no less than biannually, with maintenance provided to restore the facilities to their original condition. Scope of Work – O&M Services Contract Nexamp Asset Management Services (the “Contractor”) will provide O&M services for the proposed 4.99-Megawatt (AC) solar photovoltaic system located on property owned by Gary L. Bennett and Betty S. Bennett at 10791 Corneils Road, Yorkville, Illinois (the “Facility”). The services to be provided will include the operation, repair, monitoring and maintenance services listed below. FACILITY OPERATIONS The Facility will be remotely operated in conformity to the operating specifications and requirements set forth in the O&M Manual, in compliance with prudent industry practices, in accordance with the terms and conditions of the interconnection agreement between the Owner and the local distribution utility, and in accordance with applicable law. PERFORMANCE MONITORING AND OPERATIONS REPORTING During the Service Term, Contractor shall: • At all times perform basic remote monitoring and operation of the Facility to make sure Facility is fully functional including all necessary remote data collection and record and report all meter data consistent with all Solar Program requirements. • Provide Owner with web access to basic monitoring data. • Provide Owner with monthly reporting of performance against predicted power and historical performance beginning two calendar months after the Commercial Operations Date (as defined as “Substantial Completion” in the EPC Agreement) is achieved, including, summaries of energy measured and reported by the Facility’s revenue grade meters, a summary of planned maintenance, and a summary of all forced outages and emergency response measures and the steps that were taken to resolve such forced outages and emergency situations. • Provide copies of all such information no later than thirty (30) calendar days of making or receiving information pertaining to maintenance and/or repair pertaining to the system and/or any portion thereof or the Interconnection. • Maintain warranty records with all inverter, module, and mounting suppliers. • Maintain service agreements with DAS suppliers. Prepare and submit required monthly reports, as the agent of Owner and after obtaining Owner’s prior approval, to report all metered data to the Production Tracking Facility (PTS). SCHEDULED INSPECTION AND MAINTENANCE • Contractor will perform required maintenance of the Facility in accordance with the written manufacturer requirements for operation and maintenance of the equipment that is part of the Facility (such written instructions are included in the O&M Manual). • Contractor will provide continuous 24/7 active monitoring of Facility performance and provide a single point of contact for Facility maintenance and repair related issues. • Contractor will implement the preventive maintenance schedule, if any, for each item of equipment that is part of the Facility, as set forth in the relevant portions of the O&M Manual. • Contractor will maintain maintenance logs, records and reports documenting the provision of O&M Services hereunder in sufficient detail to allow Owner to verify that the Facility is performing in accordance with the Project Warranty and the performance requirements for the Facility. Contractor shall maintain current revisions of the drawings, specifications, lists, clarifications and other materials relating to the Facility. • Contractor will complete and submit to Owner in a timely manner maintenance log sheets to document Contractor's provision of Services as required hereby in sufficient detail to allow Owner to verify that the Facility is performing in accordance with the Project Warranty and the performance requirements for the Facility. • Contractor will regularly maintain the Facility, in accordance with the O&M Manual, and provide annual on-site inspections by completing the following. o Visual inspection of all feeder terminations for corrosion. o Visual check of all power terminations/connections associated with the system e.g. DC combiner boxes, DC and AC disconnects, surge arrestors, inverters and PV modules and re-torque as necessary. o Test of ground continuity and correct any unsafe or abnormal issues. o Check of all DC and AC fuses in inverters, combiner boxes, and disconnects. o Testing and recording of voltage and amperage of the arrays at the string level. o Inspection of combiner boxes, disconnects and inverters with an infrared camera, with the purpose of detecting hotspots, bad connections, etc. o Conduct aerial infrared drone inspection to detect module and string issues o Checking of the mechanical and structural integrity of the system. o Cleaning or replacement of inverter air filters where applicable if necessary. o Checking of inverter housing for dust/water ingress. o Checking and replacement of any unserviceable system labeling as necessary. o Visual inspection of weather stations and calibration verification against monitored data. o Checking of modules for excessive dirt and debris. Cleaning is excluded. o Providing written documentation to include summary report of findings including actions taken and recommendations for additional maintenance or repairs, etc. FAULT DETECTION AND DISPATCH • Contractor shall respond to all alarms, alerts and service requests pertaining to the system within 24 hours of such alarm, alert and/or service request, as personnel safety and weather conditions permit. • Contractor shall monitor and respond to forced outages and performance trends. Contractor and Owner shall notify the other as soon as practically possible, but in no event later than twenty-four (24) hours following their discovery, of “Forced Outage”, which is defined as: (a) any material malfunction in the operation of the Facility and/or (b) any interruption in the delivery of energy to the Facility’s revenue grade meters. Contractor shall apply safe industry best practices to fully resolve any Forced Outage as quickly as possible. To the extent the correction of the Forced Outage requires either O&M Services or Warranty Services, Contractor shall initiate the O&M Services or Warranty Services needed to return the Facility to service within 24 hours of such notice, and where applicable, as manufacturer service capabilities permit. Contractor shall provide Owner with an estimate of the time necessary to return the Facility to fully operational service. Contractor agrees to notify the Owner as soon as practicable when the Facility returns to service, but in no event later than twenty-four (24) hours following the Facility’s return to service. • Emergency. Contractor and Owner agree to notify the other upon the discovery of an Emergency condition pertaining to the Facility. If Contractor is notified of an Emergency condition by Owner or otherwise learns of an Emergency condition, Contractor agrees to promptly dispatch appropriate personnel to address such Emergency as quickly as possible in accordance with industry best practices, and as personnel safety permits. Contractor maintains the right to disconnect the Facility and/or to otherwise isolate the Facility from the electric distribution system servicing Owner’s and Owner’s property as a result of any Emergency condition pertaining to the Facility as determined at the Contractor’s discretion; provided, however, that the Contractor shall be responsible for any adverse consequences caused by such exercise of discretion if the exercise is negligent or represents a breach hereof. 1250 E. Diehl Road, Suite 300 | Naperville, IL 60563 | 630.577.0800 Tel | 630.577.0900 Fax | www.atwell-group.com October 31, 2024 Ms. Sara Mendez, Planner I United City of Yorkville Community Development 651 Prairie Pointe Yorkville, IL 60560 RE: PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Special Use and Variance Atwell, LLC Project No. 24003183 Ms. Mendez, Atwell, LLC is in receipt of City of Yorkville’s Review Comments from the Planner, EEI‘s and Hey and Associate’s as provided in the Memorandum, dated October 16, 2024, and reviewed in the Plan Council Meeting on October 24, 2024. regarding their review of the submittal made for the proposed Beecher Solar, LLC project at 10791 Cornelis Road, Yorkville Illinois. We have revised the plans according to those comments, and we offer the following responses. City of Yorkville Planner I (Sara Mendez) Comments: Comment 1: The petitioner shall provide staff with a written response of the operations phase of the lease for the proposed solar farm project. Response: The Operations and Maintenance Plan was submitted to Sara on October 30 th but Matt Kwiatkowski via email. Comment 2: The solar panels appear to encroach into the required front (south) yard setback. The minimum distance required for the front (south) yard is 1000 feet. The petitioner has filed a variance request to maintain 482 feet from the front (south) setback. Response: This comment has been acknowledged. PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Page 2 of 7 Comment 3: Staff notes the approved Corneils Road Solar project, in addition to the proposed solar farm on parcel number #02-08-300-008, may exceed the allowed 80% occupancy for a solar farm use in the A-1 Agricultural District. Staff requests that the petitioner verify the total acreage occupied by the solar farm use for each parcel (#02-08-300-008, #02-08-300-012, and #02-08-300-011) associated with the approved Corneils Road Solar project. Response: An exhibit detailing out these areas have been provided with this submission. In addition, this computation has been provided on Sheet C-200. Comment 4: Staff requests the petitioner provide a viewshed from angles around the solar farm which illustrate how far away the panels will be from the public right-of-way (Corneils Road). Response: This exhibit will be provided for the meeting on November 6th. Comment 5: Staff requests the petitioner provide the total linear foot perimeter that the fence will enclose. A Knox box and keys shall be provided to the City’s building department and Bristol Kendall Fire District (BKFD). Response: The total linear footage of the perimeter fence is 4,157 feet. This has been added to the site date table on Sheet C-200. A note for the knox-box has been added to the access point on sheet C-200 and to the Chain Link fence detail on sheet C-500. Comment 6: In addition to the decommissioning plan narrative, a construction estimate for the life of the lease must be provided with a 3% annual inflation rate which must be reviewed and approved by the City Engineer. Response: A Decommissioning with the 3% annual inflation rate has been provided with this submission. Comment 7: Staff notes the acreage for the approved Corneils Road Solar in addition to the proposed solar farm would be greater than the primary agricultural use for parcel #02-08-300-008. Staff requests that the petitioner verify the total acreage occupied by the solar farm use for each parcel (#02-08-300-008, #02-08-300-012, and #02-08-300-011) associated with the approved Corneils Road Solar project. Response: An exhibit detailing out these areas have been provided with this submission. In addition, this computation has been provided on Sheet C-200. PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Page 3 of 7 EEI Review Comments: Comment 1: The following permits may be required during final engineering and should be provided to the city when obtained. The City and EEI should be copied on all correspondence with the agencies.  IEPA NPDES General Construction Permit is required. The Notice of Intent must be filed with IEPA 30 days prior to start of construction.  Stormwater permit application in accordance with the Yorkville Storm Water Management Ordinance  IDNR for work in the floodway Response: Acknowledged, the listed permits will be obtained with the Final Engineering Plans. Comment 2: Since the project is a non-residential development on more than 3 acres it must meet the stormwater detention requirements per the Stormwater Ordinance. In addition, solar farms can follow the guidance of the "Detention Requirements for Solar Developments" memo dated 7/10/2024. A stormwater management report should be submitted. Response: Per the threshold outlined in the memo, the proposed project proposes 0.47 acres (20,629 SF) of new impervious area which is below the 32,00 SF threshold for detention. The project “development area” is less than the 45,000 SF threshold as well. Thus, detention is not required. Comment 3: Any impacts to wetlands should be designed in accordance with the United City of Yorkville's Wetland Protection Regulations. Response: Acknowledged, the property will be developed in accordance with the City of Yorkville’s Wetland Protection Regulations. Comment 4: A field tile survey will be required. Response: Acknowledged, a drain tile survey will be provided with final engineering permits. Comment 5: A portion of the site is in the floodplain of Rob Roy Creek. The property will have to be developed in accordance with the floodplain provisions of the City's stormwater ordinance. Response: Acknowledged, the property will be developed in accordance with the floodplain provisions of the City’s stormwater ordinance. Comment 6: A portion of the site is in the floodway of Rob Roy Creek. Any work in the floodway will require a permit from IDNR. Since solar fields do not fit the conditions of a statewide permit, an individual permit would likely be needed. Response: An IDNR permit will be obtained with Final Engineering Plans. PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Page 4 of 7 Comment 7: No solar equipment will be allowed within existing sanitary sewer easements. Response: No solar equipment is proposed within the existing sanitary sewer easements. Comment 8: The decommissioning bond or letter of credit will need to be 120°/» of the approved estimate. Response: A draft of the decommissioning estimate based on the SUP plans has been provided with this submittal. A final estimate and bond/letter of credit will be provided with final the final engineering plans. Comment 9: It is our understanding that the annexation will include portions of Corneils Road, therefore a 40’ right-of- way dedication will be required. In addition, Corneils Road is currently not constructed to City standards and per code, improvements will be required. In place of constructing the improvements, the developer may choose to pay the value of the roadway improvements to the city. We have completed a cost estimate for the section of roadway across the frontage of the development. The total cost is estimated to be $482,210. Therefore the amount due for this development would be half of the total or $241,105. Response: Acknowledged, this will be provided with Final Engineering. Comment 10: We have provided the landscaping plans to the City’s landscaping consultant and comments will be forwarded when available. Response: Acknowledged. Comment 11: The following will need to be submitted with Final Engineering Plans: a) Additional information as shown in the provided checklist. b) Truck turning exhibits for delivery and emergency vehicles. c) Photometric plan d) Decommissioning cost estimate e) Stormwater management submittal Response: Acknowledged. The decommissioning cost estimate for the SUP plans has been provided with the submittal. No lighting is proposed. All other information will be provided with Final Engineering Plans. PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Page 5 of 7 Hey and Associates, Inc Review Comments: Comment 1: For reasons described below, this landscape plan is not recommended for approval at this time. Wetland comments are also included. A response letter from the petitioner which addresses all review comments should be provided with their next submittal. Response: Acknowledged. Comment 2: The reviewed plans were largely illegible due to small size and low resolution. Comments must be addressed before landscape plan approval can be recommended. If there are any changes to the proposed project, additional comments may be provided. Please note that the requirements of each section are in addition to the requirements of all other sections of the ordinance (i.e., trees and other plant materials cannot be ”double counted” to meet multiple requirements). Response: A detailed view of the proposed landscaping has been provided. Please note that the PDF file being submitted from our end is legible. If they appear to be illegible on your end, please reach out to us and we can provide a new PDF or a hard copy. There may be an issue with the file sizes. Comment 3: Building Foundation Landscape Zone No buildings are proposed, so therefore building foundation landscape zone requirements do not apply. Response: Acknowledged. Comment 4: Parking Area Perimeter Landscape Zone No off-street parking areas abut public or private right-of-way (excluding alleys), so therefore parking area perimeter landscape zone requirements do not apply. Response: Acknowledged. Comment 5: Parking Area Interior Landscape Zone No off-street parking areas consisting of 10 or more spaces are proposed, so therefore parking area interior landscape zone requirements do not apply. Response: Acknowledged. Comment 6: Transition Zone Because adjacent land use is agricultural, transition zone requirements do not apply. Response: Acknowledged. Comment 7: Species Diversity Requirement The landscape plan indicates a “Pollinator Friendly Seed Mix” will be installed but is illegible. Response: The pollinator friendly seed mix has been enlarged for readability. PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Page 6 of 7 Comment 8: Tree Preservation and Removal No live tree with a 4“ or greater DBH may be removed without approval. A review of Google Earth imagery reveals trees are present on the site throughout the creek corridor. It is not clear from the plans whether any trees are to be removed. A tree survey is required; tree replacement may also be required. The landscape plan indicates a “Pollinator Friendly Seed Mix” will be installed but is illegible. Response: No trees along the corridor are proposed to be removed with the Beecher Solar project. The pollinator friendly seed mix has been enlarged for readability. Comment 9: Street Trees Previous submittals included street tree plantings, but none are shown on the current plans. Response: Please reference the shade trees along Corneils Road. These are noted to be installed with the Corneils Solar project, but if they are not installed then they are to be installed with the Beecher development. Comment 10: General The landscape plan indicates a “Pollinator Friendly Seed Mix” will be installed. A maintenance plan should abo be submitted describing how this landscape will be maintained to ensure that desired species become established, persist, and the area is not overtaken by weeds. A Plant Schedule included on the Landscape Plan sheet C-400 indicates 39 evergreen trees and 195 shrubs are proposed, but these plantings were not found on the plan. Response: The pollinator friendly seed mix has been enlarged for readability. A Vegetation Management and Maintenance Plan will be provided with final engineering plans. A detail view of proposed landscaping layout is provided on Sheet C-401. The specific locations of the proposed species will be provided with final engineering plans. Comment 11: Wetlands A valid wetland delineation and jurisdictional determination of the proposed project area are required. A linear buffer along all watercourses is required. Buffer width shall be calculated per City or USACE requirements, whichever is more stringent. Any impacts to wetlands or waters must be clearly identified on the plans. Additional comments may be provided after complete information is submitted. Response: A Wetland Determination/Delineation report has been provided with this submittal. We determined there are no wetlands located on site. An existing watercourse buffer is shown on sheet C-200 which is being avoided. PZC 2024-22 Beecher Road Solar, LLC (Expansion) – Solar Farm Page 7 of 7 We trust that these responses will satisfy the concerns outlined in your review letter. Should there be any additional questions or concerns, please contact me at (630) 281-8424. Sincerely, ATWELL, LLC Micheal B. Keith, P.E. Project Manager SITE ILLINOIS KENDALL COUNTY NOT TO SCALE NOT TO SCALE VICINITY MAP PROJECT OWNER NEXAMP, INC. 101 SUMMER STREET, SECOND FLOOR BOSTON, MA 02110 PHONE: (617) 431-1440 APPLICANT/CONTRACTOR BEECHER ROAD SOLAR, LLC 101 SUMMER STREET, SECOND FLOOR BOSTON, MA 02110 PHONE: (317) 760-3190 CONTACT: MATT KWIATKOWSKI CIVIL ENGINEER/LANDSCAPE ARCHITECT/SURVEYOR ATWELL, LLC 1250 EAST DIEHL ROAD, SUITE 300 NAPERVILLE, IL 60563 PHONE: (630) 577-0800 FAX: (630) 577-0900 CONTACT: MICHAEL KEITH, P.E. DEVELOPMENT TEAM PLANNING UNITED CITY OF YORKVILLE 651 PRARIE POINTE DRIVE YORKVILLE, IL 60560 (630) 553-8573 CONTACT: KRYSTI BARKSDALE-NOBLE HIGHWAY UNITED CITY OF YORKVILLE ENGINEERING DEPARTMENT 651 PRAIRIE POINTE DRIVE YORKVILLE, ILLINOIS, 60560 (630) 466-6700 GOVERNING AGENCIES CONTACTS SITE SCALE: 1" = 5000' EROSION & SEDIMENTATION KENDALL COUNTY SOIL & WATER CONSERVATION DISTRICT 7775A ROUTE 47 YORKVILLE, IL 60560 (630) 553-5821 X 3 CONTACT: JULIE BROWN BEECHER ROAD SOLAR, LLC A 4.99 MW (AC) GROUND-MOUNTED SOLAR POWER GENERATING FACILITY 10791 CORNEILS ROAD UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS SPECIAL USE APPLICATION PLANS C-000 COVER SHEETDDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comSHEET INDEX C-000 COVER SHEET C-100 EXISTING CONDITIONS PLAN C-200 SITE LAYOUT PLAN C-300 STORMWATER MANAGEMENT PLAN C-400 LANDSCAPE PLAN C-401 DETAILED LANDSCAPE PLAN C-500 STANDARD DETAILS C-100 EXISTING CONDITIONS PLAN” ” ” ”” ” ”” ”” ” ”” ” ” ” ”” ””” ”” ” ”” ”” ”” ”” ”” ” ”” ” ” ” ” ” ”” ”” ” ”” DDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. C-200 SITE LAYOUT PLANDDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. C-300STORMWATER MANAGEMENTPLAN· · DDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. C-400 LANDSCAPE PLANDDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. C-401 DETAILED LANDSCAPE PLANDDrawing Title:Project:P.E. seal/Consultant:SPECIAL USE APPLICATION PLANS10791 CORNEILS ROADUNITED CITY OF YORKVILLE,KENDALL COUNTY, ILBEECHER ROADSOLAR, LLCDrawn by: LEHApproved by: MBKDwg No:Sheet Rev:Size: ARCH D Scale: As NotedCompany Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose forwhich the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc.101 Summer Street, 2nd Flr, Boston, MA 02110Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.comKnow what's below. Call before you dig. C-500STANDARD DETAILS IN THE EVENT OF AN EMERGENCYPLEASE DIAL 9-1-1FOLLOWED BY A SECOND CALL TO:857-239-0057YOUR LOCATION IS:TBDDDrawing Title:Project:P.E. seal/Consultant: SPECIAL USE APPLICATION PLANS 10791 CORNEILS ROAD UNITED CITY OF YORKVILLE, KENDALL COUNTY, IL BEECHER ROAD SOLAR, LLC Drawn by: LEH Approved by: MBKDwg No:Sheet Rev:Size: ARCH DScale: As Noted Company Confidential - This drawing or print is the property of Nexamp, Inc. and is subject to return on request. The design concepts and information contained herein are proprietary to Nexamp, Inc.and its subsidiaries and are submitted in confidence. They are not transferable and must be used only for the purpose for which the Drawing/print is expressly loaned. They must not be disclosed, reproduced detrimental to the interest of Nexamp, Inc. All patent rights are reserved unless they are expressly assigned in writing by a duly authorized representative of Nexamp, inc. 101 Summer Street, 2nd Flr, Boston, MA 02110 Tel: (617) 431-1440 Fax: (978) 416-2525 Web: nexamp.com Atwell, LLC Project No. 23003931 September 1, 2023 Mr. Matt Walsh Nexamp 200 W. Monroe Street, Suite 620 Chicago, Illinois 60606 Atwell, LLC Project No. 23003931 Re: Wetland Determination/Delineation Corneils Road Solar Kendall County, Illinois Mr. Walsh: Nexamp (Client) contracted Atwell, LLC (Agent) to conduct a wetland delineation/determination and assessment for an approximately 94-acre parcel in Sections 8 and 17 of Township 37 North, Range 07 East, Kendall County, Illinois (hereinafter referred to as “site”) to support a proposed solar development. The site is located approximately 0.3 miles east of the intersection of Beecher Road and Corneils Road. The purpose of the wetland determination and delineation was to determine if wetlands, watercourses, and/or bodies of water are present on the site, and if so, if they fall under the jurisdiction of the U.S. Army Corps of Engineers (USACE). Prior to the field survey, Atwell reviewed the following data for any ecological and environmental constraints: aerial photography, U.S. Geological Survey (USGS) 7.5-Minute Topographic Maps, U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) Maps, Flood Insurance Rate Maps (FIRMs) provided by the Federal Emergency Management Agency (FEMA), and county soil data from the Natural Resources Conservation Service (NRCS). The results of the wetland delineation site visit conducted August 9, 2023, are summarized below. Site Setting and Characteristics A review of aerial photography and a site visit were conducted to characterize the site and surrounding area. The surrounding landscape consists primarily of undeveloped forested and herbaceous land, agricultural field, commercial and residential development, paved and unpaved roads, wetlands, and watercourses. The site itself is undeveloped agricultural field with hedgerows and riparian corridors along the perimeter of the site. Mr. Matt Walsh September 1, 2023 Page 2 of 5 Atwell, LLC Project No. 23003931 The entire site was observed to be upland in nature and currently in active agricultural use. The most common upland tree species found within the riparian corridors on-site include boxelder maple (Acer negundo), cottonwood (Populus deltoides), and hackberry (Celtis occidentalis). Common upland scrub-shrub species found on-site include grey dogwood (Cornus racemosa) and honeysuckle (Lonicera spp.). Common herbaceous vegetation within uplands includes agricultural crops, Timothy (Phleum pratense), white clover (Trifolium repens), and field thistle (Cirsium discolor). Wetland Delineation The wetland delineation was performed in accordance with the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region (USACE 2010). The delineation of any wetland depends on three basic parameters: 1) the presence of hydrophytic vegetation (plants adapted to living in saturated soils), 2) hydric soils (distinctive soil types that develop under saturated conditions), and 3) wetland hydrology (the presence of water at or near the surface for a specific period of time). The above parameters are virtually always inter-related and present in wetland systems. In Illinois, the USACE regulates the discharge of dredged or fill material into jurisdictional wetlands and waters of the U.S. under Section 404 of the Clean Water Act (CWA). Wetlands that are hydrologically connected or adjacent to traditional navigable waters of the U. S. are regulated under Section 404. If impacts are anticipated to federally jurisdictional waters or wetlands, then a Section 404 permit obtained through review from the USACE and a Section 401 permit after review from the Illinois Environmental Protection Agency (ILEPA) would be required. Floodplains and floodways are regulated by the Illinois Department of Natural Resources (ILDNR). All construction activities in the floodways of streams (the channel and the adjacent portion of the floodplain that is needed to safely convey and store flood waters) in urban areas where the stream drainage area is one square mile or more or in rural areas where the stream drainage area is ten square miles or more must be permitted by the ILDNR prior to construction. If impacts are anticipated to floodplains along streams with a drainage area greater than 10 square miles, then a permit would also be required from the ILDNR. Atwell did not complete a Floristic Quality Assessment (FQA) of the site wetlands, as this assessment is only required if a permit application is needed, and Atwell is assuming that all wetland impacts would be avoided as a result of the project. Atwell conducted a wetland determination and delineation for the site on August 9, 2023. Atwell identified two watercourses (Watercourses A1 [Rob Roy Creek] and A2) on the site. Atwell did not identify any wetlands on the site. Refer to the enclosed Site Features Map for information and locations of the on-site features. Refer to the Photographic Log for site conditions and physical characteristics at the time of inspection. The results of the USACE Antecedent Precipitation Tool are also included as an attachment to this report. Mr. Matt Walsh September 1, 2023 Page 3 of 5 Atwell, LLC Project No. 23003931 Watercourse A1 (Rob Roy Creek) is a perennial stream located adjacent to the southeast boundary of the site. It enters the site at the southeast corner of the site and exits along the southern boundary of the site flowing the southwest. OHWM width is approximately 18 feet for this feature and a water depth of approximately two feet. Watercourse A2 is a perennial stream and an unnamed tributary of Watercourse A1 (Rob Roy Creek). It enters the site along the north boundary and flows south into watercourse A1 bisecting the site. OHWM width is approximately 25 feet for this feature and a water depth of approximately two feet. According to the U.S. Department of Agriculture (USDA) NRCS Web Soil Survey, the soils contained within the site have been mapped as Peotone silty clay loam, 0 to 2 percent slopes (330A), Drummer silty clay loam, 0 to 2 percent slopes (152A), Clare silt loam, 0 to 2 percent slopes (663A), Clare silt loam, 2 to 5 percent slopes (663B), Brenton silt loam, 0 to 2 percent slopes (149A), Harpster silty clay loam, 0 to 2 percent slopes (67A), and Knight silt loam, 0 to 2 percent slopes (191A). Most of these soil types are considered hydric and do not contain significant nonhydric components. Hydric soils are conducive to the growth and regeneration of hydrophytic vegetation by their ability to hold water for extended periods of time (NRCS 2010). FEMA FIRMs were reviewed to determine if portions of the site are mapped as floodplains, floodways, or other flood prone areas. These maps record the following data: 100-year (1% chance of annual flooding) and 500-year (0.2% annual chance of flooding) floodplains, the height of the base flood elevation, and the risk to premium areas developed across a floodplain. According to FEMA map 17089C0380J dated 7/17/2012 and map 17093C0030G dated 2/4/2009, this site lies within Zone X, areas outside of the 100-year floodplain. Zone X indicates an Area of Minimal Flood Hazard. Therefore, regulated floodplains are likely not present within the site. Conclusions and Recommendations Based on the desktop review of online databases and a site visit, the site contains two watercourses (Watercourses A1 [Rob Roy Creek] and A2). It is Atwell’s professional opinion the on-site watercourses appear to meet the criteria of Section 404 under the CWA. Therefore, the watercourses on site are likely regulated by the USACE. According to FEMA map 17089C0380J dated 7/17/2012 and map 17093C0030G dated 2/4/200, this site lies within Zone X, areas outside of the 100-year floodplain. Zone X indicates an Area of Minimal Flood Hazard. Therefore, regulated floodplains are likely not present within the site. It is Atwell’s understanding that all watercourse impacts would be avoided under the current scope of the project. However, if the proposed scope of the project changes and impacts to Waters of the United States or other jurisdictional resources are anticipated a permit may be required by the USACE before any proposed work (e.g., filling, dredging, construction, draining, and/or other development) that takes place within the boundaries of a regulated wetland, watercourse, lake, pond, or floodplain. The USACE has the final authority on the jurisdictional status, in addition to the extent of regulated wetlands, lakes, streams, ponds, and floodplains in the State of Illinois. Mr. Matt Walsh September 1, 2023 Page 4 of 5 Atwell, LLC Project No. 23003931 We appreciate the opportunity to be of service to you on this project. Should you have any questions, please contact us at (248) 447-2000. Sincerely, ATWELL, LLC David Nigro Environmental Technician Environmental Services Group Pete Hill Project Manager Environmental Services Group Enclosures: Site Location Map Site Features Map Photographic Log USACE Antecedent Precipitation Tool Mr. Matt Walsh September 1, 2023 Page 5 of 5 Atwell, LLC Project No. 23003931 REFERENCES NRCS, [Natural Resources Conservation Service]. 2010. “Field Indicators of Hydric Soils in the United States (Version 7.0).” http://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/stelprdb1046970.pdf. USACE, [U.S. Army Corps of Engineers]. 2010. “Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region (Version 2.0).” ERDC/ EL TR-12-1. Vicksburg (MS): U.S. Army Engineer Research and Development Center. https://usace.contentdm.oclc.org/utils/getfile/collection/p266001coll1/id/7630. LEGEND 01 Know what's below. Call before you dig. LEGEND 02 Know what's below. Call before you dig. CORNEILS ROAD NOTE:THIS ILLUSTRATION IS AN APPROXIMATE DEPICTION OF THE WETLANDS THAT APPEAR TO BE LOCATED ON THE SUBJECT PROPERTY AS DELINEATED BY ATWELL ON AUGUST 11TH, 2023. USACE HAS THE FINAL AUTHORITY ON THE EXTENT OF REGULATED WETLANDS, LAKES, AND STREAMS IN THE STATE OF ILLINOIS. E. BEECHER ROAD Atwell, LLC # 23003931 1 P HOTO L OG Corneils Road Solar, Wetland Report August 8, 2023 - Kendall County, Illinois Photo 1. An overall view of the Project Area including a typical agricultural field. Photo 2. A representative photo of a typical riparian corridor within the site. Wetland Report Atwell, LLC # 23003931 2 Photo 3. A representative photo of a typical gravel access road within the site. Photo 4. An upstream photo of watercourse A1 (Rob Roy Creek). Wetland Report Atwell, LLC # 23003931 3 Photo 5. An upstream photo of watercourse A2. Photo 6. A photo of a culverted crossing of watercourse A2. Jan 2023 Feb 2023 Mar 2023 Apr 2023 May 2023 Jun 2023 Jul 2023 Aug 2023 Sep 2023 Oct 2023 Nov 2023 Dec 2023 0 1 2 3 4 5 6 7 8 Rainfall (Inches)2023-08-09 2023-07-10 2023-06-10 Antecedent Precipitation vs Normal Range based on NOAA's Daily Global Historical Climatology Network Daily Total 30-Day Rolling Total 30-Year Normal Range 30 Days Ending 30th %ile (in)70th %ile (in)Observed (in)Wetness Condition Condition Value Month Weight Product 2023-08-09 2.072047 3.98937 6.094488 Wet 3 3 9 2023-07-10 2.757874 4.676772 3.547244 Normal 2 2 4 2023-06-10 2.541339 4.172835 0.925197 Dry 1 1 1 Result Normal Conditions - 14 Coordinates 41.694595, -88.461363 Observation Date 2023-08-09 Elevation (ft)640.105 Drought Index (PDSI)Incipient drought (2023-07) WebWIMP H2O Balance Dry Season Weather Station Name Coordinates Elevation (ft)Distance (mi)Elevation Weighted Days Normal Days Antecedent CHICAGO AURORA MUNI AP 41.7714, -88.4814 701.116 5.406 61.011 2.763 8701 90 SUGAR GROVE 0.7 NE 41.7762, -88.4478 714.895 1.763 13.779 0.818 29 0 SUGAR GROVE 1.4 ENE 41.7787, -88.4343 688.976 2.479 12.14 1.146 2 0 AURORA 3.1 WSW 41.7565, -88.3518 704.068 6.758 2.952 3.061 1 0 AURORA 41.7803, -88.3092 660.105 8.894 41.011 4.367 2573 0 WHEATON 3 SE 41.8128, -88.0728 680.118 21.242 20.998 10.005 47 0 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: 7751450 Purchase Order: PZC 2024-22 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 1/13/2025, and the last publication of the notice was made in the newspaper dated and published on 1/13/2025. This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1. PUBLICATION DATES: Jan 13, 2025. ___________________________________________________________________________________ The Beacon-News In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed in Chicago, Illinois on this 14th Day of January, 2025, 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 Chicago Tribune - chicagotribune.com 160 N Stetson Avenue, Chicago, IL 60601 (312) 222-2222 - Fax: (312) 222-4014 I have reviewed the applications for the Special Use and Variance request dated August 2024 as submitted by Daniel Kramer on behalf of Nexamp, Beecher Road Solar, LLC, petitioner. The following supplemental materials were included within the original applications including the newly submitted supplemental materials from August 20, 2024: 1) AC Electrical Diagram – dated 01.09.24 by Nexamp 2) Bifacial Module – dated 01.09.24 by SMA America, LLC 3) Decommissioning Plan – dated 08.16.24 prepared by Nexamp 4) Glare Study 1 (Pv Array 1) – dated 08.13.24 by Forge Solar 5) Glare Study 2 (Pv Array 2) – dated 08.13.24 by Forge Solar 6) Glare Study 3 (Pv Array 3) – dated 08.13.24 by Forge Solar 7) Interconnection Agreement – dated 01.20.24 by ComEd 8) Land Title Survey – dated 12.06.23 by Nexamp 9) Letter from Daniel Kramer – dated 08.15.24 by Law Offices of Daniel J. Kramer 10) Location Map – dated 08.07.24 by Nexamp 11) Legal Description – dated 07.25.24 by Nexamp 12) Project Narrative – dated 08.16.24 by Nexamp 13) Property Owners Within 500 Feet 14) Special Use Application Plans – dated 09.13.24 by Atwell 15) Special Use Application – prepared by Beecher Road Solar, LLC 16) Variance Application – prepared by Beecher Road Solar, LLC 17) Vegetation Management Plan for Solar Sites Utilizing Native Vegetation – prepared by Natural Resource Services The petitioner is seeking to construct a 4.99 (AC) ground-mounted distributed generation solar garden facility. The proposed 30-acre solar farm will be situated on approximately 70 acres of existing farmland parcel 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). The petitioner is also requesting a variance to Section 10-4-13-B.8.c of the Unified Development Ordinance, seeking to reduce the required one thousand (1,000) foot setback from the nearest solar array to roadway network to 482 feet between the nearest solar array and Corneils Road. Based upon my review of the application documents and preliminary plans, I have compiled the following comments (requests to the petitioner are underlined): VARIANCE COMMENTS 1. Section 10-4-13-B.8.c Alternative Energy Use Standards in the City’s Unified Development Ordinance outlines buffer requirements for solar farm uses in the A-1 Agricultural District. The petitioner is seeking a variance to decrease the minimum buffer area from 1,000 feet between the nearest solar array to roadway networks to 482 feet. Memorandum To: Plan Council From: Sara Mendez, Planner I Date: October 16, 2024 Subject: PZC 2024-22 Beecher Road Solar, LLC (Expansion)– Solar Farm Special Use and Variance 2. Section 10-8-9C.1 of the Unified Development Ordinance states specific standar ds for variance requests which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application to these standards. SPECIAL USE COMMENTS: Zoning The subject property consists of two (2) parcels (#02-08-300-008 and 02-08-300-012) which are currently zoned A-1 Agricultural Special Use District. The following are the current immediate surrounding zoning and land uses: Zoning Land Use North A-1 Agricultural (Special Use) District Corneils Road Solar South Westbury South Village (R-4) Agriculture East IL Route 47 Former Westbury East Village (A-1) Agriculture/Proposed Yorkville Renewables Solar Farm West Beecher Road Konicek Property (M-1, M-2) Agriculture/Bright Farms • The proposed community solar farm will consist of approximately 11,616 arrays, per the Project Narrative dated August 16, 2024. • The petitioner’s exhibit (C-200 C) indicates the total number of tracker motors is 121. • The petitioner shall provide staff with a written response of the operations phase of the lease for the proposed solar farm project. Location on Site Section 10-4-13 Alternative Energy Use Standards in the City’s Unified Development Ordinance provides setback specifics for solar farm uses in the A-1 Agricultural District. The following compares the yard setbacks required for solar farm uses: Minimum Setback for Equipment to Property Line Proposed Setback Front (South) 1000 feet 482 feet Side Yard (East) 50 feet from nonresidential/100 feet from residential 194.9 feet Side Yard (West) 50 feet from nonresidential/100 feet from residential 75.9 feet Rear (North) 50 feet from nonresidential/100 feet from residential 84.9 feet • The location of the solar panels meets the side (east and west) and the rear (north) setbacks for the Solar Farm uses in the A-1 Agricultural District. • However, the solar panels appear to encroach into the required front (south) yard setback. o The minimum distance required for the front (south) yard is 1000 feet. o The petitioner has filed a variance request to maintain 482 feet from the front (south) setback. • Section 10-4-13B.8.c of the Unified Development Ordinance requires a minimum buffer area of 1,000 feet from the nearest solar array to roadway network. • The petitioner’s exhibit (C-200 C) indicates the distance of the proposed solar farm and/or the fence line to the nearest participating and non-participating residential parcels to the south along Corneils Road. • The location of the solar panels exceeds the one thousand (1,000) foot setback from the nearest solar array to the edge of the bank of the Fox River. Minimum Lot Size Section 10-4-13B.1 of the Unified Development Ordinance states no solar farms shall be erected on any lot less than three (3) acres in size. • In the Project Narrative dated August 16, 2024 the petitioner has stated the project intends to develop on approximately 30 acres of overall parcel. Maximum Lot Coverage Section 10-4-13B.2 of the Unified Development Ordinance states a solar farm use may occupy up to eighty (80) percent of a given parcel in this district. • Staff notes the approved Corneils Road Solar project, in addition to the proposed solar farm on parcel number #02-08-300-008, may exceed the allowed 80% occupancy for a solar farm use in the A-1 Agricultural District. • Staff requests that the petitioner verify the total acreage occupied by the solar farm use for each parcel (#02-08-300-008, #02-08-300-012, and #02-08-300-011) associated with the approved Corneils Road Solar project. Height The maximum structure height for solar systems, equipment, and structures shall not exceed thirty feet (30’) in height when ground mounted, per Section 10-4-13B.6 in the Unified Development Ordinance. • The petitioner’s exhibit (C-500 B Standard Details) appears to indicate a maximum solar array height as approximately 30 feet at maximum tilt • The petitioner’s exhibit (C-500 B Standard Details) appears to indicate a minimum solar array clearance as 3 feet. Glare/Lighting Section 10-4-13B.13 of the Unified Development Ordinance states solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways. The panels shall be placed to face east and rotate west to follow the path of the sun to collect the most sunlig ht throughout the day. • The petitioner has submitted a glare study and analysis which concludes that there was no potential for glint or glare identified by the analysis. • It is also noted the solar modules will be treated with anti-reflective coating to minimize glare. • Staff requests the petitioner provide a viewshed from angles around the solar farm which illustrate how far away the panels will be from the public right-of-way (Corneils Road). Noise The transformer is the greatest source of noise on the property. • The petitioner’s exhibit (C-200 C Site Plan Layout) indicates the transformer is 995.5 feet to the nearest residence located to the south on Corneils Road. Fencing The petitioner has proposed an eight (8) foot tall, galvanized chain link fence with slats to surround solar farm, along with a 20-foot-wide vehicle access gate. As stated in Section 10-4-13B.9 of the Unified Development Ordinance, Fence Regulations for Solar Farms, states that systems, equipment, and structures shall be fully enclosed and secured by a fence or wall with a height of eight (8) feet. • Staff requests the petitioner provide the total linear foot perimeter that the fence will enclose. • A Knox box and keys shall be provided to the City’s building department and Bristol Kendall Fire District (BKFD). Access Road The proposed site access is via a 20-ft. wide gravel driveway proposed off Corneils Road. • The path provides access to the equipment, however, no formal parking stalls are provided, as no buildings, employees are planned on the site except for the occasional mowing or maintenance visits. • Section 10-4-13-B.5 of the City’s Unified Development Ordinance states off-street parking provided on site shall be paved. o The petitioner’s exhibit (C-200 C) indicates an HMA parking pad will be provided for off- street parking. • Gravel roads are not permitted for vehicle travel. o The proposed solar farm is utilizing the same access as the approved Corneils Road Solar project, as both solar farms access road is located in the same parcels (#02-08-300-008 and #02-08-300-012). o Staff defers to the City Public Works Director and City Engineer for comment on the road composition. Decommissioning Estimate/Plan The petitioner has provided a decommission plan. • In addition to the decommissioning plan narrative, a construction estimate for the life of the lease must be provided with a 3% annual inflation rate which must be reviewed and approved by the City Engineer. • Staff defers to City Engineer. Accessory Use Section 10-4-13-A.2 of the City’s Unified Development Ordinance states solar and wind farms shall be an accessory to the principal permitted use of a site. Therefore, the area and scale of the solar farm must be less than the primary agricultural land use. • As proposed, the solar farm will occupy approximately 30 acres of the overall existing 70 acres of farmland. • However, staff notes the acreage for the approved Corneils Road Solar in addition to the proposed solar farm would be greater than the primary agricultural use for parcel #02-08- 300-008. • Staff requests that the petitioner verify the total acreage occupied by the solar farm use for each parcel (#02-08-300-008, #02-08-300-012, and #02-08-300-011) associated with the approved Corneils Road Solar project. Signage Per Section 10-4-13B.9.a(1) and (2) of the City’s Unified Development Ordinance, warning signs shall be provided at the entrance to the facility and along the perimeter of the solar farm. • Additionally, the signs shall be less than four (4) square feet and made with letters and numbers at least three (3) inches in height and shall include the 911 address and an emergency phone number of the operator which shall be answered twenty-four (24) hours a day by a live operator. A nonemergency phone number for the operator shall be displayed. • The petitioner’s exhibit (C-500 B Standard Details) indicates signage information. The emergency contact sign (8.5’’ X 11’’) appears to be compliant with this regulation. Landscaping • Defer to Engineering Comments related to landscaping. o It is noted that the petitioner will provide IDOT class 7 seed mix outside the fenced areas and site-specific pollinator friendly seed mix within the fenced areas beneath the solar panels. Utilities Per Section 10-4-13B.4 of the Unified Development Ordinance, power and communication lines running in between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground. • The routing of the electrical infrastructure required to connect to the ComEd system includes electrical cables installed underground for the entire project with the exception of a series of overhead poles (approx. 4) for a wire connection near Corneils Road. Utility Service Provider Section 10-4-13-B.4.a of the Unified Development Ordinance states that evidence that the electric utility service provider that serves the proposed site has been notified of the owner’s intent to install an interconnected customer owned electricity generator. • The petitioner has provided a copy of an Interconnection Agreement, as prepared by ComEd dated 01/20/2024. Special Use Standards Section 10-8-5-D state specific standards for special use which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application as well as providing an additional attachment to these standards. Easement Access Section 10-4-13-B.14 of the City’s Unified Development Ordinance states an easement, or other authorized means of access as determined by the City Attorney, shall be provided over the property to allow the City or its contractor to enter and remove the abandoned system in compliance with the City Code. 1 REQUEST SUMMARY: Richard L. Williams, attorney, on behalf of Patrick Winninger, contract purchaser/petitioner and Brent and Tracy Schalhamer, property owner, intends to purchase and redevelop approximately 14 acres of land comprised of two (2) parcels: a 1-acre rectangular parcel and a 13-acre irregularly-shaped parcel, previously operated as Parfection Park and located at 1115 South Bridge Street. The proposal seeks to rezone the 13-acre parcel from R-1 Single-Family Suburban Residence District to R-4 General Multi- Family Residence District for the purpose of developing a townhome community, known as Fox Haven, with 18 buildings totaling 105 townhome units. The one-acre parcel will remain zoned as B-3 General Business District, with plans for a future commercial development. PROPERTY BACKGROUND/ZONING: The subject property was formally occupied by the Parfection Park which included a golf range, batting cages, and mini golf outdoor entertainment venue which closed in October 2017. Since that time, the property has remained vacant and for sale. As previously mentioned, the property consists of (2) parcels, the smaller 1-acre parcel located immediately adjacent to IL 47, is zoned B-3 General Business District, Memorandum To: Planning & Zoning Commission From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator David Hansen, Senior Planner Sara Mendez, Planner I Date: February 6, 2025 Subject: PZC 2024-29 1115, LLC (Rezone & PUD) Proposed “Fox Haven” Multi-Family Residential Townhome Development 2 and the larger 13-acre parcel is zoned R-1 Single-Family Suburban Residence District. The petitioner seeks to rezone the 13-acre parcel to within the R-4 General Multi-Family Residence District. Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO), “townhome dwellings” are permitted land uses in the R-4 General Multi-Family Residence District. The R-4 District is intended for moderate to high density multi-family buildings and complexes. Following are the current immediate surrounding zoning and land uses to the subject property: PROPOSED PLANNED UNIT DEVELOPMNT (PUD): Planned Unit Developments (PUD) 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. According to staff’s review, modification standard #1 “Landscape Conservation and Visual Enhancement” applies due to the preservation of a mature, densely vegetated tree line that buffers the Zoning Land Use North B-3 General Business District A-1 Agricultural (Kendall County) Commercial/Office Agriculture East B-3 General Business District IL Route 47 (Bridge Street) Commercial/Office Transportation Land Use South R-3 Multi-Family Attached Residence District B-3 General Business District Prairie Gardens Subdivision Commercial/Office West R-2 Single-Family Traditional Residence District Greenbriar Subdivision (PUD) R-2 R-3 B-3 3 subject property from the adjacent Greenbriar Subdivision to the west. The petitioner, however, contends that Modification Standard #12, “Regional Utility Improvements,” is also applicable, citing the proposed development's creation of cross-access opportunities for neighboring properties and future utility connections for the parcel to the north. While the proposed PUD plan does offer benefits for future development of adjacent parcels, these advantages are local in scope and are essential for this parcel’s development. Therefore, staff does not consider the proposal to meet the criteria for a “regional utility improvement.” PROPOSED CONCEPT PLAN: The proposed concept for the 1115, LLC development includes 105 townhome residential units on a 13- acre parcel planned to be rezoned R-4. The townhomes are arranged in 18 buildings, each containing six (6) to seven (7) units and are laid out in a garrison-style formation with uniform spacing. The lots are positioned along a primary internal roadway with a single access point from IL Route 47 (S. Bridge Street). This roadway loops through the site, providing frontage to each building and passing an undeveloped 1-acre commercial parcel. The plan includes a stormwater basin at the northern end of the site, as well as green spaces, pedestrian walkways, and surface parking for guests. The plan incorporates transition and buffer zones between the subject parcel and neighboring land uses, along with utility extensions and easements. Neither the townhome development nor the commercial parcel requires variances from the R-4 General Multi-Family Residence District or B-3 General Business bulk and dimensional standards. Below is a summary of the design components of the Concept Plan and how they compare to the base R-4 and B-3 district standards as part of the PUD: 1. R-4 General Multi-Family Residence District Bulk Regulations - Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current R-4 General Multi-Family Residence District standards with the proposed Planned Unit Development (PUD) for the residential townhomes: 4 The proposed PUD meets the minimum bulk regulations for lot area, lot width, and yard setbacks required in the R-4 Zoning District. Although the R-4 District mandates a minimum of 1,400 square feet of livable space for any two-story structure, the petitioner plans to construct three-story townhome units, each meeting the minimum livable space requirement and remaining within the maximum allowable height of 40 feet per dwelling. 2. B-3 General Business Bulk Regulations - Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following illustrates how the proposed Planned Unit Development (PUD) for the commercial lot meets the current B-3 General Business District standards: B-3 Zoning Regulations Existing Commercial Parcel Min. Lot Area 10,000 sq. ft. 1.02 acres Front Yard Setback 50 feet 50 feet Rear Yard Setback 20 feet 20 feet Side Yard Setback 20 feet 20 feet Corner Yard Setback 30 feet N/A 3. Building Separation - Per Section 10-3-9(B) of the Unified Development Ordinance, minimum building separation standards are only required for the R-3 Multi-Family Attached Residence District. However, the petitioner has provided minimum separation dimensions on the Concept Plan. Below is a comparison of the R-3 minimum building separation and the proposed R-4 townhome PUD: Table 10-3-9(B) Building Separation Requirements in R-3 Proposed Minimum Building Separation for R-4 Side to side 20 feet 20 - 25 feet Side to rear 40 feet 40 feet Rear to rear 60 feet 60 feet Front to side 50 feet 84.5 feet Front to front 50 feet 80 – 100 feet Rear to front 100 feet N/A The proposed plan meets or exceeds the minimum building separation requirements for multi- family attached residential buildings, ensuring uniform spacing between structures and sufficient common areas that balance privacy with shared amenities. 4. Multi-Family Residential Use Standards - Per Section 10-4-2(B) of the Unified Development Ordinance multi-family dwelling developments, the main entrance to a multi-family dwelling R-4 Zoning Regulations Proposed PUD Min. Lot Area 15,000 sq. ft. 13.163 acres Min. Lot Size per DU 5,000 sq. ft. N/A Min. Lot Width 90 feet 200+ feet Front Yard Setback 30 feet 30 feet Rear Yard Setback 40 feet 40 feet Side Yard Setback 12 feet or 60% of building height (20 ft. corner) 12 - 15 feet Max. Density 8 du/acre 7.9 du/acre Max. Lot Coverage 70% 65% Max. Dwelling Height 40 feet Max. 40 feet (3 stories) 5 shall face the primary perimeter or internal street and the entrance to a townhome shall face the primary public street unless otherwise approved. a. Units 5 and 6 will feature a motor court-style arrangement, establishing frontage under the "otherwise approved" category. Under the developer's proposal, this configuration is designed to allow for a future "emergency cross-access" connection to the parcel to the north as surrounding parcels are developed. Staff is supportive of this request. 5. Vehicle Access - As proposed, the site has one (1) point of access off of IL Route 47 for both the commercial and residential townhome lots. a. Connectivity – The access off of IL Route 47 leads to a looped unnamed future private roadway ending into two stubs to the south adjacent to the Prairie Gardens Subdivision but does not align with an existing connection. b. Cross Access – According to Section 10-5-1-F of the Unified Development Ordinance, developments are encouraged to provide cross access between adjacent properties to reduce the number of access points on streets, promote shared parking, and allow vehicular movement between different land uses. Since the proposed internal roadway will be private, the developer is required to include cross access easements for the residential and commercial parcels to share the ability for perpetual use as part of the Final Plat of Subdivision. c. Emergency Access – The petitioner proposes to provide secondary access to the site via a right-in access point off of IL Route 47 (Bridge Street), per IDOT’s approval. 6. Off-Street Parking - According to the revised Concept PUD Plan submitted, there are 345 total residential parking spaces to be provided on the property to accommodate the proposed townhome development as calculated below: Building Type # of Parking Spaces Provided 6 Dwelling Unit Bldgs. 168 driveway spaces 7 Dwelling Unit Bldgs. 42 driveway spaces Garage Spaces (1 per unit) 105 garage spaces Guest Parking 30 guest parking spaces TOTAL 345 Per Table 10-5-1(H)(5) Minimum Parking Requirements of the Yorkville Unified Development Ordinance, townhouse dwellings require a minimum of 2.25 parking spaces per dwelling unit, of which a minimum of one (1) of the parking spaces, shall be provided in an attached or detached garage located on rear or side façades unless otherwise approved. The minimum off- street parking spaces required for this development is 237 spaces. The development exceeds this requirement by providing 3.29 spaces/per dwelling unit. 7. 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 site has access to an existing sidewalk network along the frontage of IL Route 47. As presented, the petitioner is proposing to install an internal sidewalk network around the looped roadway. 8. Street Design - Per Section 10-7-3(A)(2) of the Unified Development Ordinance, blocks shall not exceed one thousand three hundred twenty (1,320) feet in length. While not a proposed public 6 roadway, the length of the primary internal roadway from the centerline of IL Route 47 to the westernmost centerline of the internal access drive is approximately 1,275 feet. Additionally, the required minimum right-of-way width for local residential street is 66 feet. The proposed plan illustrates a minimum roadway width of 30 feet. 9. Landscaping - Section 10-5-3 establishes landscape standards for new developments. Transition zone landscape will 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. While the petitioner had not submitted a landscape plan for review, the following standards shall apply for the commercial and residential land uses as described below: Type A (3) Type B (3) Type C (3) Type D (3) (a) Minimum Zone Width (1) 8 feet 10 feet 15 feet 20 feet (b) Minimum Fence/Wall Height (2) optional optional 6 feet 6 feet (c) Understory Tree optional 3 4 5 (d) Canopy/Evergreen Tree 4 3 4 5 (e) Shurbs/Native Grasses optional 15 25 35 (3) Landscaping elements can be arranged to match to natural topography or natural features of the site and may be arranged in groupings to enhance site aesthetics as approved by the Zoning Administrator. (2) Fence or wall requirements may be satisfied by a solid evergreen hedge with a maximum height of six (6) feet, as approved by the Zoning Administrator. Table 10-5-3(F)(3) Transition Zone Types Specification Minimum Number of Landscape Elements per 100 Linear Feet Notes: (1) Required yard setbacks may be utilized for transition zone landscape. a. Transition Zone “C” Landscape buffer is required between the townhome development and the adjacent Greenbriar residential subdivision to the west and the Prairie Garden subdivision to the south. b. Transition Zone “B” Landscape buffer is required between the townhome development and the adjacent commercial land uses to the east. c. No Transition Zone Landscape buffer is required between the agricultural land use to the north. 7 10. Appearance Standards - Per Section 10-5-8 of the Unified Development Ordinance, there are special provisions for design standards for multi-family development, specifically masonry products shall be incorporated on the front facade of at least seventy-five (75) percent of the total buildings in the approved community and shall incorporate a minimum of fifty (50) percent premium siding material on the front facade. No less than half (twenty-five (25) percent of the total) of the minimum "premium siding" requirements must incorporate masonry products. Credit toward the remaining "premium siding" requirement can be earned via the use of major architectural features. Each major architectural feature used will earn a credit of ten (10) percent towards the calculation of the minimum premium siding requirement. a. The petitioner has provided elevations for the proposed townhome development, as illustrated below. According to staff’s review of the elevations and has determined the minimum required premium siding is 20% due to the presence of the following major architectural features which accounts for a 30% credit: decorative dormers, projecting bay windows, and covered porches. However, the petitioner is still requesting relief from the required minimum 50% masonry products or premium siding on the front façade of 75% of the townhome buildings to 25% should the elevation as presented change as plans are refined, due to the following benefits: I. Cost Efficiency: Lowering the brick requirement will significantly reduce construction costs, making housing more affordable for future residents. II. Community Identity: By incorporating a mix of architectural features and materials, we can cultivate a unique community identity that reflects the character and values of our residents. This identity will be a source of pride and a key factor in attracting new families and businesses to our area. III. Balanced Visual Appeal: A mix of materials and features can create a more balanced and harmonious look, avoiding the monotony that can sometimes result from excessive use of a single material. This balance will enhance the overall aesthetic quality of our community. IV. Sustainability: Using less brick can contribute to more sustainable building practices by reducing the demand for masonry materials, which have a higher environmental impact compared to other siding options. V. Economic Development: The cost savings from reduced brick usage can be redirected towards other community improvements or amenities, fostering overall economic growth and development. 8 11. Signage – The petitioner has provided a signage plan for the proposed townhome development which consists of approximately 25 signs as detailed below: Sign Type Quantity Size Permitted/Not Permitted by Sign Regulations Development Project Sign 1 10’x12’ Not Permitted/Exceeds Height & Size Rigid Flag/Banner Signs 4 13’ Not Permitted/Exceeds Height Parking Directional Signs 4 4 sq. ft. Permitted Model Burma Shave Sign 1 4 sq. ft. Permitted Offsite Billboard 1 TBD Billboard Type Signs are Prohibited Signage on B-3 Parcel is Permitted Sales Center Sign 2 5 ft. Permitted Model ID Sign 1 3 sq. ft. Permitted Appointment Only Sign 1 3 sq. ft. Permitted H.C. Accessible Sign 1 1.5 sq. ft. Permitted Lot Signs* 9 4.5 sq. ft. Permitted TOTAL 25 *Plans state 9 signs, but the site plan has 18 building lots. While most of the signs proposed are outright permitted by the current sign regulations in Chapter 6 of the Unified Development Ordinance (UDO) under temporary signage, the requested development project sign exceeds the permitted maximum height of 6 feet and size sign copy area of 32 square feet for post type signs. Additionally, the flag/banner type signs exceed the maximum height by 1 foot. However, staff is supportive of these requests due to the limited visibility of the site from the roadway. The proposed billboard-type sign is strictly prohibited by the ordinance, per Section 10-6-9, and is not supported by staff. However, discussion with the petitioner has indicated that the sign proposed on the B-3 zoned parcel is generally a development project sign announcing the builder, development name and product types available. Staff is again supportive of this type of signage due to the limited visibility of the parcel from the adjacent roadway (Bridge Street/IL-Route 47). Further, staff does not consider it off- premises, but recommend a maximum sign area of 120 square feet (10’x12’) which is consistent with the proposed development project sign. COMPREHENSIVE PLAN: The 2016 Comprehensive Plan Update designates this property as “Commercial Office (CO)” which encourages both large-scaled office uses in single developments or as part of an office park setting; such uses will be typically located along Yorkville’s important transportation corridors, Illinois Route 47 and US 34 (Veterans Parkway). Office developments can include service-related uses, hospitals and clinics, hotels, and facilities for research and product development. Should the PUD be approved by the City Council for the townhome development, staff would seek to amend the Comprehensive Plan to reclassify the 13-acre parcel as Mid-Density Residential (MDR) which is consistent with the proposed land use. 9 PERMIT FEE SCHEDULE: According to Yorkville’s Land Cash Ordinance, outlined in Appendix B of the Unified Development Ordinance (UDO), approval of a final plat for a subdivision or planned unit development requires the developer to either dedicate land, provide a cash contribution in lieu of land, or a combination of both for park and school development. Based on the current ordinance standards and the petitioner’s decision not to dedicate the required minimum of 2.306 acres for parks or 1.554 acres for schools—calculated using an assessed improved land valuation of $101,000 per acre—the following building permit fee schedule will apply: FEES PER UNIT A paid receipt from the School District Office, 602-A Center Parkway Yorkville, must be presented to the City prior to issuance of permit $3,000 Separate Yorkville-Bristol Sanitary District fee - made payable to Y.B.S.D. $1,870 United City of Yorkville Fees 1. Building Permit Cost $650 plus $0.20 per square foot (SF) $650 + $0.20(SF) 2. Water Connection Fees TH $6,761 3. Water Meter Cost $550 Current Rate 4. City Sewer Connection Fees $2,000 5. Water and Sewer Inspection Fee $25 6. Public Walks/Driveway Inspection Fee $35 7. Development Fees Public Works $700 Police $300 Building $1,759 Library $500 Parks & Recreation $50 Engineering $100 Bristol-Kendall Fire $1,200 Development Fees Total $4,609 8. Land Cash Fees Apartment Townhome Duplex Single Family Park N / A $2,218 N / A N / A School N / A $1,494.49 N / A N / A Land-Cash Fees Total $0.00 $3,712.64 $0.00 $0.00 9. Road Contribution $2,000 Notes: a. Rate effective 5/1/25 and subject to annual increases per Ord. 2023-28 Fox Haven Townhomes (see note 'a" below) 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. 10 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. 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 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). 6. The community need for the proposed use. 7. 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. The petitioner has provided written responses to these standards which will be incorporated into the record during the public hearing. 11 COMMUNITY MEETING: The petitioner hosted a community meeting on Tuesday, January 28th, with residents of the neighboring residential developments, Greenbriar and Prairie Gardens. The purpose was to introduce the project, present site plans, and showcase renderings of the townhome development to gather feedback and address questions (see attached sign-in sheet). According to the petitioner, several residents attended and raised concerns regarding potential rentals, future landscaping, and construction-related noise. STAFF COMMENTS: The City Engineer has reviewed the proposed Planned Unit Development and Concept Plan, granting conditional approval pending resolution of comments outlined by EEI in a report dated October 3, 2024. Additionally, EEI provided further plan review comments in a letter dated January 8, 2025, addressing the latest plan resubmittal from January 2, 2025. According to EEI, although the internal roadways will remain private, cross-access easements will be required, a secondary access point is recommended for emergency and public safety purposes, and a conceptual landscape plan should be submitted. These matters will be addressed during the final engineering and final plat approval process. Staff recommends that approval of the proposed PUD be contingent upon compliance with the comments outlined in EEI’s January 8, 2025, review letter. PROPOSED MOTIONS: 1. Planned Unit Development (PUD) Amendment In consideration of testimony presented during a Public Hearing on February 12, 2025 and standards for Planned Unit Development Approval, the Planning and Zoning Commission recommends approval to the City Council of a request to develop a 13-acre townhome community with 18 buildings totaling 105 townhome units with 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 products or premium siding on the front façades of the townhome buildings from 50% to 25% and a signage plan allowing for certain temporary signs to exceed the permitted maximum sign area and sign height for the property generally located west of IL Route 47 (S. Bridge Street), east of the Green Briar subdivision, and north of the Prairie Garden development with a common address of 1115 South Bridge Street, subject to the conditions enumerated in a staff memorandum dated February 6, 2025 and further subject to {insert any additional conditions of the Planning and Zoning Commission}… 2. Rezone The Planning and Zoning Commission recommends approval to the City Council to rezone a 13-acre parcel generally located west of IL Route 47 (S. Bridge Street), east of the Green Briar subdivision, and north of the Prairie Garden development with a common address of 1115 South Bridge Street from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District, and further subject to {insert any additional conditions of the Planning and Zoning Commission}… Attachments: 1. Application for Rezoning 2. Application for Planned Unit Development 3. Legal Description 4. Letter of Transmittal, dated November 15, 2024 and prepared by Richard L. Williams, Attorney 5. Letter of Authorization, dated November 5, 2024 and prepared by Brent and Tracy Schalhamer 6. Concept PUD Plans – dated 12/17/24 and prepared by HR Green 7. Greenbriar Screening Photos 8. Response Letters from HR Green dated January 2, 2025 9. Proposed Signage Guidelines and Examples 12 10. Proposed Elevation/Rendering 11. EEI Review Letter dated January 8, 2025 12. Plan Council Packet dated 12-12-24 13. Land Cash Fee Schedule 14. Public Hearing Notice Affidavit 15. Community Meeting Sign-In Sheet Print using Adobe® Reader®'s "Actual size" setting r150 1/1 11/18/2024 9:08:45 PM Print using Adobe® Reader®'s "Actual size" setting r150 1/1 11/18/2024 9:08:46 PM Print using Adobe® Reader®'s "Actual size" setting r150 1/1 11/18/2024 9:08:47 PM Print using Adobe® Reader®'s "Actual size" setting r150 1/1 11/18/2024 9:08:48 PM Print using Adobe® Reader®'s "Actual size" setting r150 1/1 11/18/2024 9:08:49 PM EXHIBIT A Legal Description PARCEL1: THAT PART OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST 1/4; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHEAST 1/4, 655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO. 47, BEING ALSO THE WEST LINE OF FOX INDUSTRIAL PARK, UNIT 1, YORKVILLE, KENDALL COUNTY, ILLINOIS; EXTENDED FROM THE SOUTH; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST ALONG SAID EXTENDED TANGENT CENTER LINE AND SAID TANGENT CENTER LINE, 464.33 FEET; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST, 446.87 FEET; THENCE SOUTH 00 DEGREES 19 MINUTES 55 SECONDS EAST, 70.00 FEET; THENCE NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST, 138.57 FEET FOR A POINT OF BEGINNING; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST, 185.12 FEET; THENCE NORTH 88 DEGREES 15 MINUTES 53 SECONDS EAST, 249.93 FEET TO THE WESTERLY RIGHT OF WAY LINE OF SAID ROUTE 47 BEING A LINE DRAWN PARALLEL WITH AND 60.0 FEET WEST OF SAID CENTER LINE; THENCE NORTH 01 DEGREES 44 MINUTES 07 SECONDS WEST ALONG SAID WESTERLY RIGHT OF WAY LINE 179.00 FEET TO A LINE DRAWN NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST, 250.0 FEET TO THE POINT OF BEGINNING IN THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS. EXCEPT PART OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS WITH BEARINGS REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE SYSTEM, NAO 1983 -EAST ZONE: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE SOUTH 87 DEGREES 29 MINUTES 43 SECONDS WEST 199.803 METERS (655.52 FEET) ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 5 TO THE TANGENT CENTERLINE OF FAP 326 (IL 47) EXTENDED FROM THE SOUTH; THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 216.984 METERS (534.36 FEET) ALONG SAID TANGENT CENTERLINE AND CENTERLINE OF FAP 326 (IL 47); THENCE SOUTH 87 DEGREES 29 MINUTES 43 SECONDS WEST 18.293 METERS [60.02 FEET] TO THE POINT OF BEGINNING, SAID POINT BEING ON THE WESTERLY EXISTING RIGHT OF WAY LINE OF FAP 326 (IL 47); THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 54.559 METERS (179.00 FEET) ALONG SAID WESTERLY EXISTING RIGHT OF WAY LINE; THENCE SOUTH 86 DEGREES 05 MINUTES 31 SECONDS WEST 1.712 METERS (5.62 FEET); THENCE NORTH 03 DEGREES 54 MINUTES 29 SECONDS WEST 54.601METERS (179.14 FEET); THENCE NORTH 87 DEGREES 29 MINUTES 43 SECONDS EAST 1.712 METERS (5.62 FEET) TO THE POINT OF BEGINNING, SITUATED IN THE IN THE UNITED CITY OF YORKVILLE, COUNTY OF KENDALL AND STATE OF ILLINOIS, HEREBY RELEASING AND WAIVING ALL RIGHT UNDER AND BY VIRTUE OF THE HOMESTEAD EXEMPTION LAWS OF THE STATE. PARCEL 2: THAT PART OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST 1/4; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHEAST 1/4, 655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO. 47, BEING ALSO THE WEST LINE OF FOX INDUSTRIAL PARK, UNIT 1, YORKVILLE, KENDALL COUNTY, ILLINOIS, EXTENDED FROM THE SOUTH; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST ALONG SAID EXTENDED TANGENT CENTER LINE AND SAID TANGENT CENTER LINE, 464.33 FEET TO A POINT HEREINAFTER REFERRED TO AS POINT "A"; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST, 446.87 FEET FOR A POINT OF BEGINNING; THENCE SOUTH 00 DEGREES 19 MINUTES 55 SECONDS EAST, 70.00 FEET; THENCE NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST, 138.57 FEET; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST, 188.12 FEET; THENCE NORTH 88 DEGREES 15 MINUTES 53 SECONDS EAST, 249.93 FEET TO THE WESTERLY RIGHT OF WAY LINE OF SAID ROUTE 47 BEING A LINE DRAWN PARALLEL WITH AND 60.0 FEET WEST OF SAID CENTER LINE; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST ALONG SAID WESTERLY RIGHT OF WAY LINE 18.0 FEET; THENCE SOUTH 88 DEGREES 15 MINUTES 53 SECONDS WEST, 415.57 FEET; THENCE SOUTH 01 DEGREES 07 MINUTES 53 SECONDS EAST, 118.53 FEET; THENCE SOUTH 88 DEGREES 52 MINUTES 07 SECONDS WEST, 100.00 FEET; THENCE SOUTH 01 DEGREES 07 MINUTES 53 SECONDS EAST, 219.0 FEET TO A LINE DRAWN SOUTH 88 DEGREES 52 MINUTES 07 SECONDS WEST FROM A POINT ON SAID CENTER LINE WHICH IS 611.12 FEET SOUTHERLY OF SAID POINT "A"; THENCE SOUTH 88 DEGREES 52 MINUTES 07 SECONDS WEST, 859.67 FEET TO AN OLD CLAIM LINE; THENCE NORTH 11 DEGREES 59 MINUTES 56 SECONDS EAST ALONG SAID OLD CLAIM LINE 645.91 FEET TO A LINE DRAWN SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST FROM THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST, 838.91 FEET TO THE POINT OF BEGINNING, IN THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS. EXCEPT PART OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS WITH BEARINGS REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE SYSTEM, EAST ZONE (NAD 83): COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE SOUTH 87 DEGREES 29 MINUTES 43 SECONDS WEST 199.803 METERS (655.52 FEET) ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 5 TO THE TANGENT CENTERLINE OF FAP 326 (IL 47) EXTENDED FROM THE SOUTH; THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 216.984 METERS (711.89 FEET) ALONG SAID TANGENT CENTERLINE AND CENTERLINE OF FAP 326 (IL 47); THENCE SOUTH 86 DEGREES 05 MINUTES 31 SECONDS WEST 18.288 METERS (60.00 FEET) TO THE POINT OF BEGINNING, BEING ON THE WESTERLY EXISTING RIGHT OF WAY LINE OF FAP 326 (IL 47); THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 7.315 METERS (24.00 FEET) ALONG SAID WESTERLY EXISTING RIGHT OF WAY LINE; THENCE SOUTH 86 DEGREES 05 MINUTES 31 SECONDS WEST 1.712 METERS (5.62 FEET); THENCE NORTH 03 DEGREES 54 MINUTES 29 SECONDS WEST 7.315 METERS (24.00 FEET); THENCE NORTH 86 DEGREES 05 MINUTES 31 SECONDS EAST 1.712 METERS (5.62 FEET) TO THE POINT OF BEGINNING, SITUATED IN THE UNITED CITY OF YORKVILLE, COUNTY OF KENDALL AND STATE OF ILLINOIS, HEREBY RELEASING AND WAIVING ALL RIGHT UNDER AND BY VIRTUE OF THE HOMESTEAD EXEMPTION LAWS OF THE STATE. 21 N. Fourth Street | Geneva, Illinois 60134 | Phone: (630) 262-0544 | Fax: (630) 262-0644 110 North Wacker Drive | Suite 2500 | Chicago, Illinois 60606 | Phone: (312) 466-7683 | Fax: (312) 466-5601 gwmwlaw.com November 15, 2024 Via E-Mail and Personal Delivery Krysti Barksdale-Noble United City of Yorkville 651 Prairie Pointe Drive Yorkville, Illinois 60650 Richard L. Williams Direct: 630. 457.1205 rwilliams@gwmwlaw.com Re:PUD Application 1115 South Bridge Street, Yorkville, IL 60560 (the “Property”) Dear Ms. Barksdale-Noble: Our firm services as counsel to 1115, LLC, an Illinois limited liability company, which is also the contract purchaser and proposed developer of the above referenced approximately 14.1758 acre Property. Enclosed please find the following: 1. Application for Planed Unit Development 2. Letter of Authorization, signed by the current owners of the Property 3. Legal Description (Word format) 4. $500 filing fee This application shall serve to supplement the rezoning application previously filed by the applicant for the Property, which rezoning application remains pending. The plans filed with the rezoning application are applicable to this PUD Application, and are incorporated and made a part of this PUD Application by this reference. The proposed development is as follows: - Developer is proposing to develop and construct an integrated eighteen building townhome development consisting of a total of 105 individual townhome units. - Amenities will be provided in the form of open space and walking trails - Existing tree line and transition buffer between the development and the adjacent Greenbriar Subdivision will be provided. Attorneys and Counselors at Law P A G E | 2 21 N. Fourth Street | Geneva, Illinois 60134 | Phone: (630) 262-0544 | Fax: (630) 262-0644 110 North Wacker Drive | Suite 2500 | Chicago, Illinois 60606 | Phone: (312) 466-7683 | Fax: (312) 466-5601 gwmwlaw.com - Adequate sewer and water are available and will be extended to the development, and all stormwater generated from the development will be self-contained and comply with applicable City codes; - Off-street parking will be provided as set forth on the plan - Adequate access is provide to a proposed full unsignalized intersection at Bridge Street (Route 47) In connection with this proposed development, Developer is requesting the following relief from Section 10-5-8(C)(2)(b) of Chapter 5 of the City’s Unified Development Ordinance: - Developer shall incorporate at least 25% masonry products or premium siding on the front façade of all townhome units. - Developer shall provide landscaping in excess of City requirements. With respect to the public notice, applicant requests staff provide a list of property owners within five hundred (500) feet of the property. If you have any questions, or need additional information, please contact me. Very truly yours, GRIFFIN WILLIAMS MCMAHON & WALSH, LLP By: Richard L. Williams Encl. cc: Patrick Winninger Matt Christensen Brent and Tracy Schalhamer 11119 Ryan Way Holland, MI 49423 November 5, 2024 United City of Yorkville 651 Prairie Point Drive Yorkville, Illinois 60560 Re:Letter of Authorization Rezoning and Special Use for Planned Unit Development 1115 S. Bridge Street, Yorkville, Illinois To Whom It May Concern: This letter shall confirm that we are the owners of an approximately 14.1758 acre parcel of real estate located generally west of Bridge Street, Kendall County, Illinois and legally described as follows: and Parcel Identification Number: 05-05-226-013; and 05-05-201-004 (the “Property”). We hereby affirm that we have full legal capacity to execute this Letter of Authorization and to further authorize 1115, LLC, an Illinois limited liability company, Patrick Wininger and Matthew Christensen, its representatives has the authority to file applications with the City of Yorkville (the “City”) seeking to obtain all governmental approvals from the City in order to use the Property in accordance with its intended use. The governmental approvals shall include, but not be limited to: (1)filing an Application for Rezoning to rezone the Property to R-4 under the City’s zoning district designation; and (2) filing an Application for Planned Unit Development. The letter shall further confirm that no electors reside thereon. This authorization shall continue in full force and effect until receipt by the City of a revocation signed, in writing. ONLYONLYPROPOSED TYPICAL SECTION JWK-HRG 50250 JWK-HRG · · · · · · · · · · ONLYONLYPROPOSED TYPICAL SECTION JWK-HRG 50250 JWK-HRG · · · · · · · · · · 2363 Sequoia Drive | Suite 101 Aurora, IL 60506 Main 630.553.7560 + Fax 713.965.0044 HRGREEN.COM January 2, 2025 United City of Yorkville Krysti Barksdale-Noble Community Development Director 651 Prairie Pointe Drive Yorkville, IL 60560 Re: Proposed Multi-Family Residential Townhome Development (1115, LLC) PZC-2024-29 1115, LLC (Rezone & PUD) Concept Plan Review Comment Response No. 1 HR Green Job No. 2402643.01 Dear Ms. Barksdale-Noble: This letter provides responses to the comments in the review memo dated December 6, 2024. Our responses to the comments are shown in bold following the comment. 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 one (1) proposed deviation from the Yorkville Unified Development Ordinance’s Appearance Standards (Section 10-5-8(C)(2)(b)) to reduce the required use of masonry products or premium siding on the front façades of the townhome buildings from 50% to 25% (See “Appearance Standards” comment #11) RESPONSE: Noted, to be coordinated with Developer/Builder based on Appearance Code Standards and credits issued as part of the proposed Architectural submittals as part of the submittal. b. The petitioner has identified two (2) modification standards the proposed PUD will meet per Section 10-8-8D. i. Modification Standard #1 “Landscape Conservation and Visual Enhancement” which states the Planned Unit Development preserves and enhances existing landscape, trees, and natural features such as rivers, streams, ponds, groves, and landforms. 1. Staff believes this modification standard does apply due to the conservation of an existing densely vegetated mature tree line buffering the subject property from the adjacent single-family residential development to the west (Greenbriar Subdivision). RESPONSE: Noted.  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 2 of 12  ii. Modification Standard #12 “Regional Utility Improvements” which is intended to apply to Planned Unit Developments that involve the construction of a utility improvement identified in the City or Yorkville Comprehensive Plan or other policy document adopted by a local, County, or regional entity. 1. Staff does not believe this modification standard applies, as the project does not identify regional utility improvements provided that will benefit any parcels other than for the development of the subject property. RESPONSE: Noted. With respect to potential benefit of adjoining parcels, the proposed development is to initiate cross access opportunity with adjoining property owner(s) and opportunity for utility cross connections for future adjoining development to the north. Please note that the existing developments that surround this parcel have created limitations and burdens as a result for community cross access connections and utility cross connection type of development. For example the east line is bounded by Rte. 47, the south line is existing development with site constraints, the west is also existing development with no planned cross connections, leaving the north the only opportunity for future development connectivity in which this property is forced to consider as the only option. The existing property exhibits a planning/development hardship where there are limitations for cross connections (secondary access) and decisions for remaining development area limitations to provide the necessary/requested requirements standards of today’s current code requirements . For consideration to overcome this property has to be both viable for development and successful for all stakeholders involved in the community. 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. RESPONSE: Noted. 2. ZONING – The Petitioner is seeking to rezone the 13-acre parcel of the subject property from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District. The following are the current immediate surrounding zoning and land uses: RESPONSE: So noted to the existing conditions and uses. 3. PERMITTED USES – Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO), “townhome dwellings” are permitted land uses in the R-4 General Multi- Family Residence District. The R-4 District is intended for moderate to high density multi- family buildings and complexes. RESPONSE: So Noted  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 3 of 12  4. BULK & DIMENSIONAL STANDARDS - Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current R-4 General Multi-Family Residence District standards with the proposed Planned Unit Development (PUD) for the residential townhomes: 1 Nonresidential principal uses shall have a minimum lot size of 15,000 square feet and 100-foot width. A one- story structure shall have a minimum of 1,200 square feet and a two-story structure shall have a minimum of 1,400 square feet of livable space. RESPONSE: The remaining overall underlying lot comprises of the R-4 zoning and to be platted with one overall building envelope with townhome units described as part of the underlying lot. The PUD development will have defined definitions/dimensions based off of the plan submitted using private roads and dimensions listed. The site plan submitted conforms with what is shown as acceptable dimensions with respect to above regulations. Table summary provided. Min. Lot Size per townhome building will not apply based on the PUD type development and platting technique. Individual dwelling unit is to have a proposed unit envelope approximately 24’’ wide by 52’ deep (1,300 sq.ft.). PUD Plan to comply with 70% Max Lot Coverage and straight R-4 zoning regulations. PUD Plan to comply with Max. Dwelling Height of 40 feet with 3 stories and non-residential Max. Building Height of 80’ maximum. 5. MINIMUM LOT SIZE/WIDTH PER DWELLING UNIT – Minimum lot size per dwelling unit is 5,000 sq. ft. with a minimum lot width of 90 ft. for attached uses. Petitioner must provide lot dimensions for each unit. a. Note: Any two-story structure within the R-4 District shall have a minimum of 1,400 square feet of livable space. The petitioner proposes each townhome unit will be 2 stories and contain six (6) dwellings per building (except Unit 13 which will have 3 dwelling u nits). What is the minimum unit square feet of livable space? RESPONSE: There is no three story requirements for min. unit square feet for livable space. The UDO discusses one-story structure (1,200 sq.ft.) and two-story structure (1,400 sq.ft.). Therefore a two-story structure (1,400 sq.ft.) will be used for min. unit square feet for livable space. 6. YARD SETBACKS – Minimum front yard setback for R-4 District is 30 feet. Petitioner shall clearly illustrate, with dimensions, where they propose the front yard for the townhouse development is located. Max. Dwelling Height 40 feet 2 stories  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 4 of 12  RESPONSE: Dimensions added as suggested to plan to define the front setback such as from existing sidewalk edge (cross access easement for private access roads) and the face of building wall excluding any entry porches or roof overhangs. Current plan dimensions are shown at 25’ which could be used to define the front yard setback. 7. LOT COVERAGE – Maximum lot coverage for the R-4 District is 70% per Section 10- 3-9(A) of the Unified Development Ordinance. Please provide within the site data table calculations of the impervious surface for the proposed development broken down by building coverage, parking lot, sidewalks, and other hard surfaces. RESPONSE: Summary data table to be added to the plans that will define the requirements . The PUD plan to comply with the 70% Lot Coverage. 8. MAXIMUM BUILDING HEIGHT - Maximum building height for the R-4 District is 80 feet. While the Petitioner has indicated the structure is 2 stories, the Petitioner must also denote the proposed building height in feet using the measurement standard as established in Section 10-3-10 of the Unified Development Ordinance. RESPONSE: Building height in feet (maximum) to be added to the PUD plan that will define the requirements. The PUD plan to comply with the Maximum Building Height of 80 feet per zoning along with requesting three (3) stories. Dwelling Unit Max. Height is 40’ per UDO. 9. BUILDING SEPARATION – Per Section 10-3-9(B) of the Unified Development Ordinance, minimum building separation standards are only required for the R-3 Multi- Family Attached Residence District. However, the petitioner has provided minimum separation dimensions on the Concept Plan. Below is a comparison of the R-3 minimum building separation and the proposed R-4 townhome PUD: RESPONSE: Dimension for side to rear in feet (minimum) has been added to the plans that will define the requirements above. The PUD plan to comply with the minimum 40 feet per zoning requirements. 10. MULTI-FAMILY RESIDENTIAL USE STANDARDS – Per Section 10-4-2(B) of the Unified Development Ordinance multi-family dwelling developments shall meet the following standards: a. The main entrance to a multi-family dwelling shall face the primary perimeter or internal street. i. Units 5 and 6 do not appear to meet this standard unless the unit face a secondary internal street and/or common open space. RESPONSE: Requesting Unit 5 and Unit 6 to be a motor court type arrangement /frontage under the “otherwise approved” category. Under this configuration, the intention was to provide a plan or opportunity for a future “emergency cross connection” to the parcel to the north as needed in the future development as the property to the north has similar characteristics as this property regarding access .  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 5 of 12  b. All off-street parking shall be located to the side or rear of the primary building. Off -street parking located to the side of the primary building shall be set back a minimum of one (1) foot from the front elevation of the primary building. i. It appears off-street parking for the units are provided via driveways and/or attached garages. Please confirm. ii. Guest on-site parking appears to meet this standard. RESPONSE: Yes the parking is considered in the following format: • Two enclosed parking spaces per dwelling unit (attached garage) – UDO requires one (1) space so a credit of one (1) additional space per dwelling unit is to be noted only at this time. • Two driveway parking spaces per each dwelling unit • Additional off street parking location at various locations onsite to the development. c. A maximum of one (1) curb cut shall be permitted per street frontage unless otherwise recommended by the Public Works Director and approved by the Planning and Zoning Commission. i. Site will utilize existing single curb cut off of IL Route 47. Units will have frontage off of an internal private roadway. (See additional comments under “Access”) RESPONSE: Noted. d. Service areas, dumpsters, utilities and the required nonvegetative screening thereof shall not be visible from rights-of-way. i. Where are trash dumpsters proposed to be located? RESPONSE: Residential rollout collection containers would be standard per City waste collection Program for the residential units. Trash dumpsters for the commercial development to be provided at time of development of that parcel. e. The entrance to a townhouse shall face the primary public street unless otherwise approved. i. This appears to be the case for all units except Units 5 and 6. RESPONSE: Requesting Unit 5 and Unit 6 to be a motor court type arrangement/frontage under the “otherwise approved” category. Under this configuration, the intention was to provide a plan or opportunity for a future “emergency cross connection” to the parcel to t he north as needed in the future development as the property to the north has similar characteristics as this property regarding access. f. A maximum width of a townhome cluster shall be two hundred (200) lineal feet. i. Proposed plan indicates a maximum width of 150 ft for each townhome complex building. RESPONSE: Noted. g. The siting of the townhouse units in a cluster shall be staggered in order to define street edges, entry points, and public gathering spaces. i. Townhouse units are designed in uniformed lined formation (barrack style) rather than in clusters. Staff requests the petitioner explain the strategy behind the building siting (i.e., constraints of the parcel due to irregular shape, conservation of existing mature tree line, and/or required stormwater basin location/size, etc.). RESPONSE: The strategy behind the building arrangement and development limitations are results of the parcel limitations of immediate access connection and irregular shape (flag type) lot. Without additional roadway connections to adjoining properties leads to an internal looped private access drive.  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 6 of 12  The remaining developable space and dwelling units being proposed yielded more of a barrack style than the opportunity to cluster the remaining available space. The plan is also to conserve the existing mature tree lines to the west along with strong opinions of limiting any rear facing buildings to the west as much as practical. The natural topography of the property also leads the required stormwater basin in the location/size as shown with accounting for the surface overflows to follow the natural existing conditions as well. 11. APPEARANCE STANDARDS – Per Section 10-5-8 of the Unified Development Ordinance, there are special provisions for design standards for multi-family development, as explained below: a. Residential – Single-Family Attached and Multiple-Family Residential Units must incorporate: i. Facade treatments that vary between buildings adjacent to one another. Facade variations may include building materials or colors in any one (1) or more of the following: 1. Siding; 2. Masonry; 3. Roof; 4. Paint/stain; 5. Doors. ii. Parking areas shall be treated with decorative elements, building wall extensions, plantings, berms and other innovative means so as to largely screen parking areas from view from public ways. iii. The height and scale of each building shall be compatible with its site and adjoining buildings. iv. Newly installed utility services, and service revisions necessitated by exterior alterations, shall be underground v. The architectural character of the building shall be in keeping with the topographical dictates of the site. vi. Masonry products shall be incorporated on the front facade of at least seventy -five (75) percent of the total buildings in the approved community and shall incorporate a minimum of fifty (50) percent premium siding material on the front facade. No less than half (twenty-five (25) percent of the total) of the minimum "premium siding" requirements must incorporate masonry products. Credit toward the remaining "premium siding" requirement can be earned via the use of major architectural features. Each major architectural feature used will earn a credit of ten (10) percent towards the calculation of the minimum premium siding requirement. RESPONSE: Noted. b. The petitioner has provided elevations for the proposed townhome development, and they are seeking relief to reduce the required use of masonry products or premium siding on the front façades of the townhome buildings from 50% to 25%. i. However, staff has reviewed the elevations and has determined the minimum required premium siding is 20% due to the presence of the following major architectural features which accounts for a 30% credit: decorative dormers, projecting bay windows, and covered porches. ii. If the architectural renderings are accurate, is a deviation needed? RESPONSE: A deviation is requested with the plans as-is, and reducing the brick requirement from 50% to 25% will provide several benefits: i. Cost Efficiency: Lowering the brick requirement will significantly reduce construction costs, making housing more affordable for future residents. ii. Community Identity: By incorporating a mix of architectural features and materials, we can cultivate a unique community identity that reflects the character and values of our residents. This identity will be a source of pride and a key factor in attracting new families and businesses to our area.  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 7 of 12  iii. Balanced Visual Appeal: A mix of materials and features can create a more balanced and harmonious look, avoiding the monotony that can sometimes result from excessive use of a single material. This balance will enhance the overall aesthetic quality of our community. iv. Sustainability: Using less brick can contribute to more sustainable building practices by reducing the demand for masonry materials, which have a higher environmental impact compared to other siding options. v. Economic Development: The cost savings from reduced brick usage can be redirected towards other community improvements or amenities, fostering overall economic growth and development. c. Commercial – Commercial Design Standards are subject to: i. 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 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. The use of masonry products or precast concrete is encouraged on the remaining facades. ii. All commercial, office and institutional buildings shall consist of solid and durable facade materials and be compatible with the character and scale of the surrounding area. iii. Masonry products shall not be painted. iv. While no plans are proposed for the commercial B -3 zoned parcel, is the petitioner also seeking appearance standards relief? RESPONSE: Noted and petitioner does not have plans to develop commercial at this time. 12. HOA – Is the developer proposing to create an HOA for the common open space, guest parking area and stormwater management outlot? RESPONSE: Yes the PUD development is to create a HOA or Management Entity for common shared open area, guest parking, maintenance of property, and stormwater management easement area . 13. B-3 BULK REGULATIONS – Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current B-3 General Business District standards with the proposed Planned Unit Development (PUD) for the commercial lot: a. The proposed Concept PUD Plan appears not meet the minimum side yard setback requirement of 20 ft. (along the northern property line) for the B-3 district, but the Zoning Building Setback Requirement Data Table lists a 20 foot side yard setback. Is the petitioner seeking to add a request for deviation to this standard in the PUD Agreement?  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 8 of 12  RESPONSE: Side Yard Setback for the existing B-3 zoning parcel is to be updated to 20’ to comply with the B-3 Zoning. PUD Plan to be revised accordingly and no deviation will be requested at this time. b. For the bulk requirements listed as to be determined (TBD), staff asks the petitioner to verify they will or will not meet this standard. RESPONSE: Noted. 14. ACCESS – As proposed, the site has one (1) point of access off of IL Route 47 for both the commercial and residential townhome lots. a. Connectivity – The access off of Northland Lane leads to a looped unnamed future private roadway ending into two stubs to the south adjacent to the Prairie Gardens Subdivision but does not align with an existing connection. b. Cross Access – According to Section 10-5-1-F of the Unified Development Ordinance, developments are encouraged to provide cross access between adjacent properties to reduce the number of access points on streets, promote shared parking, and allow vehicular movement be tween different land uses. Since the proposed internal roadway will be private, the developer is required to include cross access easements for the residential and commercial parcels to share the ability for perpetual use as part of the Final Plat of Subdivision. c. Staff encourages a secondary access point for emergency and public safety vehicles. RESPONSE: Noted and developer currently working with the fire department and public works on potential options of potential access points via commercial property. 15. PARKING - According to the Concept PUD Plan submitted, there are 237 total residential parking spaces to be provided on the property to accommodate the proposed townhome development as calculated below: Unit # # of Parking Spaces Provided 1-12 144 13 6 14-18 60 Guest Parking 27 TOTAL 237 a. Per Table 10-5-1(H)(5) Minimum Parking Requirements of the Yorkville Unified Development Ordinance, townhouse dwellings require a minimum of 2.25 parking spaces per dwelling unit. RESPONSE: Noted and does confirm compliance with UDO. b. A minimum of one (1) of the parking spaces, as required in Section 10-5-1(H) of this UDO, shall be provided in an attached or detached garage located on rear or side façades unless otherwise approved (See image on next page).  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 9 of 12  i. It is noted that the parking spaces provided are “driveway spaces” or surface parking, per the Off-Street Parking Data Table on the Concept Plan. Is the petitioner seeking relief from this requirement, as well? RESPONSE: The parking is considered in the following format: • Two enclosed parking spaces per dwelling unit (attached garage) – UDO requires one (1) space so a credit of one (1) additional space per dwelling unit is to be noted only at this time. • Two driveway parking spaces per each dwelling unit • Additional off street parking location at various locations onsite to the development. 16. 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 site has access to an existi ng sidewalk network along the frontage of IL Route 47. a. It appears the petitioner is proposing to install an internal sidewalk network around the looped roadway. RESPONSE: Noted. Proposed internal sidewalk circulation and connection to existing IL -Rte 47 corridor. 17. STREET DESIGN – Per Section 10-7-3(A)(2) of the Unified Development Ordinance, blocks shall not exceed one thousand three hundred twenty (1,320) feet in length. a. While not a proposed public roadway, please verify the street length of the primary internal roadway from IL Route 47 to the curve located southwest of Unit 6. RESPONSE: Please note a dimension of +/-1,275 from centerline of IL-Rte. 47 and west most centerline of internal access drive. 18. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates this property as “Commercial Office (CO)” which encourages both large-scaled office uses in single developments or as part of an office park setting; such uses will be typically located along Yorkville’s important transportation corridors, Illinois Route 47  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 10 of 12  and US 34 (Veterans Parkway). Office developments can include service -related uses, hospitals and clinics, hotels, and facilities for research and product development. a. If the PUD is approved for the townhome development, staff would seek to amend the Comprehensive Plan to reclassify the 13-acre parcel as Mid-Density Residential (MDR) which is consistent with the proposed land use RESPONSE: Noted. LANDSCAPE PLAN COMMENTS: 19. LANDSCAPING – Section 10-5-3 establishes landscape standards for new developments. The petitioner has not submitted a landscape plan for review. a. Per staff’s review, the following sections of the Landscape Plan would apply to the residential lots: 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 locate d 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-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. 1. Transition Zone “A” Landscape buffer is required between the townhome development and the adjacent Greenbriar residential subdivision to the west and the Prairie Garden subdivision to the south. 2. Transition Zone “B” Landscape buffer is required between the townhome development and the adjacent commercial land uses to the east. 3. No Transition Zone Landscape buffer is required between the agricultural land use to the north. Table 10-5-3(F)(3) Transition Zone Types Specification Type A (3) Type B (3) Type C (3) Type D (3) (a) Minimum Zone Width (1) 8 feet 10 feet 15 feet 20 feet (b) Minimum Fence/Wall Height (2) optional optional 6 feet 6 feet Minimum Number of Landscape Elements per 100 Linear Feet (c) Understory Tree optional 3 4 5 (d) Canopy/Evergreen Tree 4 3 4 5 (e) Shurbs/Native Grasses optional 15 25 35 Notes: (1) Required yard setbacks may be utilized for transition zone landscape. (2) Fence or wall requirements may be satisfied by a solid evergreen hedge with a maximum height of six (6) feet, as approved by the Zoning Administrator.  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 11 of 12  (3) Landscaping elements can be arranged to match to natural topography or natural features of the site and may be arranged in groupings to enhance site aesthetics as approved by the Zoning Administrator. RESPONSE: Noted. 20. SIGNAGE – The petitioner has not provided a signage plan for the townhome or commercial development. a. Are monument signs proposed on the commercial and residential lots? i. If so, will they meet Chapter 6 – Sign Standards of the Unified Development Ordinance or will a deviation be needed? RESPONSE: Noted and awaiting renderings. Attached is Ryan Homes Temporary sales signage. SEE ENGINEERING REVIEW COMMENTS BELOW:  1115, LLC – Multi-Family Residential Comment Response No. 1 HR Green Project No.: 2402643.01 January 2, 2025 Page 12 of 12  Engineering Enterprises Inc. Additional Comments (Letter dated December 9, 2024) 1. It is our understanding that the roadways are proposed to be private. Cross -access easements will need to be incorporated into the final plat. RESPONSE: Noted and to be included during Final Plat and Final Engineering based on outcome of rezoning and conceptual PUD plan approval. 2. A secondary access point is recommended for emergency and public safety purposes. RESPONSE: Noted and developer currently working with the fire department and public works on potential options of potential access points via the commercial property. 3. An IDOT permit will be required for access to RI 47. RESPONSE: Noted and access permit submittal to be forthcoming to IDOT as a next step request. Correspondence to be shared with the City on information received from IDOT. 4. The City will need to confirm the amount of parking provided. RESPONSE: Noted, based on UDO and comments provided, 2.25 parking requirement per unit will be required for development. Parking summary revised for clarification. 5. A 24’ E-E roadway does not meet City standards. The minimum City standard is 30' B-B. RESPONSE: Noted and per PUD plan development the request will be private access roadways with no parking and curb cuts for driveway depressions which would also limit parking opportunities on a private or public roadway. 6. Sidewalks should be 5’ in width, and the shared-use path should be at least 8’. RESPONSE: Note has been added to the PUD plan and as such and to move forward into final engineering. 7. The post office will most likely require a cluster mailbox system. An area should be identified. RESPONSE: Noted and added to the revised plan to include mailbox cluster for post master approval and additional discussions. 8. The location of trash enclosures should be identified. RESPONSE: Residential rollout collection containers would be standard per City waste collection program. 9. A conceptual landscape plan should be provided. RESPONSE: Noted to be provided as a deliverable prior to processing the PZC scheduled meeting. 10. The proposed water main must be looped and connected in two locations. RESPONSE: Noted, assumes that two water connections at/along the Route 47 frontage comply with this requirement. Sincerely, HR GREEN, INC. David Schultz, P.E., LEED AP Senior Project Manager / Associate J:\2024\2402643.01\Corr\ltr-010225-City_Comment_Response_No1-ConceptPlanRev.docx 2363 Sequoia Drive | Suite 101 Aurora, IL 60506 Main 630.553.7560 + Fax 713.965.0044 HRGREEN.COM January 2, 2025 United City of Yorkville Krysti Barksdale-Noble Community Development Director 651 Prairie Pointe Drive Yorkville, IL 60560 Re: Proposed Multi-Family Residential Townhome Development (1115, LLC) PZC-2024-29 1115, LLC (Rezone & PUD) Concept Plan Review Comment Response No. 2 HR Green Job No. 2402643.01 Dear Ms. Barksdale-Noble: This letter provides responses to the comments in the review memo dated December 12, 2024. Our responses to the comments are shown in bold following the comment. GENERAL PUD/ZONING COMMENTS: 1. Petitioner will confirm in writing that the identified Planned Unit Development modification standard #12 “Regional Utility Improvements” which is intended to apply to Planned Unit Developments that involve the construction of a utility improvement identified in the City or Yorkville Comprehensive Plan or other policy document adopted by a local, County, or regional entity, is not applicable to this development. RESPONSE: Noted. With respect to potential benefit of adjoining parcels, the proposed development is to initiate cross access opportunity with adjoining property owner (s) and opportunity for utility cross connections for future adjoining development to the north. Please note that the existing developments that surround this parcel have created limitations and burdens as a result for community cross access connections and utility cross connection type of development. For example the east line is bounded by Rte. 47, the south line is existing development with site constraints, the west is also existing development with no planned cross connections, leaving the north the only opportunity for future development connectivity in which this property is forced to consider as the only option. The existing property exhibits a planning/development hardship where there are limitations for cross connections (secondary access) and decisions for remaining development area limitations to provide the necessary/requested requirements standards of today’s current code requirements. For consideration to overcome this property has to be both viable for development and successful for all stakeholders involved in the community. 2. Petitioner will verify proposed R-4 General Multi-Family Residence District bulk and dimensional standards identified in staff’s memo as “Undetermined”. RESPONSE: Noted, please refer to the zoning building setback summary chart that has been added to the PUD Plan for reference. 3. Petitioner will provide the proposed minimum unit square footage of livable space for the townhome dwellings. RESPONSE: Noted, and statement of 1,400 sq.ft. of livable space has been added to the PUD Plan for reference. 4. Petitioner will clearly illustrate on the Site Plan, with dimensions, where the front yard for the townhouse development is located.  1115, LLC – Multi-Family Residential Comment Response No. 2 HR Green Project No.: 2402643.01 January 2, 2025 Page 2 of 4  RESPONSE: Added as request additional dimensions throughout the concept plan along with a typical section noting front yard location for reference. 5. Petitioner will provide within the site data table calculations of the impervious surface for the proposed development broken down by building coverage, parking lot, sidewalks, and other hard surfaces. RESPONSE: A statement has been added that the PUD plan is to comply with the R-4 UDO requirements of 70% imperviousness (maximum) and also provided a summary table of lot coverage. 6. Petitioner must denote the proposed building height in feet using the measurement standard as established in Section 10-3-10 of the Unified Development Ordinance. RESPONSE: Added building height statement for reference to comply with R-4 UDO requirements. • Two enclosed parking spaces per dwelling unit (attached garage) – UDO requires one (1) space so a credit of one (1) additional space per dwelling unit is to be noted only at this time. • Two driveway parking spaces per each dwelling unit • Additional off street parking location at various locations onsite to the development. 7. Petitioner will provide dimensions for “side to rear” townhome building separation on the Site Plan. RESPONSE: Added additional dimensions to plan. See statement within the bulk and dimensional standards chart that was added for reference. 8. Petitioner will provide confirmation that the off-street parking for the units is provided via driveways and/or attached garages. RESPONSE: Parking requirements have been listed by UDO requirements and proposed breakdown on the site plan. See response for note #6 above. 9. Petitioner will need to identify the location of trash dumpsters on the Site Plan. RESPONSE: Residential rollout collection containers would be standard per City waste collection program would be proposed. Trash dumpsters for the commercial development to be provided at time of development of that parcel. 10. Petitioner must provide a written narrative explaining the strategy behind the building siting specifically for Units 5, 6, and 13 (i.e., constraints of the parcel due to irregular shape, conservation of existing mature tree line, and/or required stormwater basin location/size, etc.) RESPONSE: Requesting Unit 5 and Unit 6 to be a motor court type arrangement/frontage under the “otherwise approved” category. Under this configuration, the intention was to provide plan ning or opportunity for a future “emergency cross connection” to the parcel to the north as needed in the future development as the property to the north has similar characteristics as this property regarding restricted secondary access. 11. Petitioner must provide percentages of proposed masonry product and premium siding materials for front façades of the townhome buildings to determine if relief to reduce the required use of masonry products or premium siding on the front façades of the tow nhome buildings from 50% to 25% is necessary. RESPONSE: Proposed percentages to be 25% for masonry products & siding materials. Relief is requested per response No. 1 to provide flexibility for reducing housing cost to future residents which also allows greater visual diversity, unique community identity, sustainability, and flexibility to better serve the market.  1115, LLC – Multi-Family Residential Comment Response No. 2 HR Green Project No.: 2402643.01 January 2, 2025 Page 3 of 4  12. Petitioner will revise Site Plan to illustrate conformance with required minimum 20 -foot building side yard setback for B-3 zoned parcel. RESPONSE: Plan has been revised to comply with the required setback for B-3 zoned parcel. ACCESS/STREET DESIGN COMMENTS: 13. Petitioner shall address concerns regarding a secondary access point for emergency and public safety vehicles on the Site Plan. RESPONSE: PUD Plan has been revised to include secondary temporary fire access lane to meet requirements for emergency and public safety measures as discussed with Fire Marshall. 14. Petitioner must provide written justification for proposed 24’ curb-to-curb roadway width for the development, even though this roadway is proposed to be private. RESPONSE: Plans has been revised to meet the local roadway width and typical section added for reference. 15. Petitioner must verify the street length of the primary internal roadway from IL Route 47 to the curve located southwest of Unit 6. RESPONSE: Please note a dimension of +/-1,275 from centerline of IL-Rte. 47 and west most centerline of internal access drive. LANDSCAPING COMMENT: 16. Petitioner may submit a landscape plan for review or acknowledge in writing that the following landscape standards, in addition to all other applicable landscaping requirements in the Unified Development Ordinance, will apply to the proposed development: a. Transition Zone “C” Landscape buffer is required between the townhome development and the adjacent Greenbriar residential subdivision to the west and the Prairie Garden subdivision to the south. b. Transition Zone “B” Landscape buffer is required between the townhome development and the adjacent commercial land uses to the east. c. No Transition Zone Landscape buffer is required between the agricultural land use to the north and the residential portion of the development. RESPONSE: Please note that a conceptual landscaping plan is forthcoming after the economic development committee meeting regarding a submittal. In general, the Plan conforms to the listed transitional zone(s) as listed above. SIGNAGE COMMENT: 17. Petitioner will provide a signage plan for the townhome and/or commercial development to be included as part of the Planned Unit Development if deviations from the Unified Development Ordinance are requested. RESPONSE: Awaiting rendering and plans but will generally conform with the UDO. Temporary sales signage is requested and attached. COMMUNITY MEETING COMMENT: 18. The Petitioner will make contact with the homeowners within the Greenbriar subdivision, specifically the  1115, LLC – Multi-Family Residential Comment Response No. 2 HR Green Project No.: 2402643.01 January 2, 2025 Page 4 of 4  eight (8) properties immediately adjacent to the subject property, and the homeowners association (HOA) for the Prairie Gardens subdivision immediately south, prior to the Planning and Zoning Commission (PZC) public hearing. RESPONSE: Petitioner is currently making coordination efforts to make contact. If you have any questions or need additional information, please do not hesitate to contact me at 630-708-5002 or via email at dschultz@hrgreen.com. Sincerely, HR GREEN, INC. David Schultz, P.E., LEED AP Senior Project Manager / Associate J:\2024\2402643.01\Corr\ltr-010225-City_Comment_Response_No2-ConceptPlanRev.docx Yorkville TH Project Minimum signage needed: •Signage on Rt 47 at entrance to community: o 120 sq ft sign face double sided (sign face 1O'x12') o Max height 14' o Illumination permitted •Ryan Homes Rigid Flags/Banners along entrance road 0 Qty: 4 o Max heigh 13' • Parking/Directional signage within community as needed: o 4 sq ft sign face (sign face 2'x2') o Max height 4' •Model Signage (located on model lot): o Flagpole: 25' high o Hours sign: 12 sq ft sign face double sided, 5' off ground o Model ID: 3 sq ft sign face, 3' off ground o QR code sign: 3 sq ft sign face, 4' off ground o ADA Entrance sign: 1.5 sq ft sign face, 5' off ground •Lot Signs: 5 sq ft sign face, 4' off ground •Off-site signage/billboards: would like to be able to use off-site signage if necessary •In addition to the permitted signs identified in the appropriate exhibit in the annexation/PUD, Developer shall have the right to from time to time install and utilize such other signage upon the Subject Property as otherwise permitted pursuant to the provisions of applicable ordinances of the City. 'NCE DISTRICT OFF-STREET PARKING DATA: PARKING REQUIREMENTS: DWELLING, TOWNHOUSE (105 UNITS) X 2.25/UNIT = 237 SPACES REQUIRED TYPICAL PARKING DATA SIZE REQUIREMENTS: BUILDING *(17) 6 UNIT COMPLEX'S (102 UNITS) X 2 = 204 DRIVEWAY SPACES *(1) 3 UNIT COMPLEX'S (3 UNITS) X 2 = 6 DRIVEWAY SPACES *OFF-STREET PARKING = 27 SPACES TYPICAL ONSITE PARKING WIDTH: 9.0' TYPICAL ONSITE PARKING LENGTH: 18' TYPICAL 0NSITE ISLE WIDTH: 22' MIN. (E-E) TYPICAL 0NSITE ISLE WIDTH: 24' MIN. (F-F) TOTAL NUMBER PARKING SPACES: 237 PARKING RATIO PROVIDED= 2.26/UNIT "''""7;:==x-:,--__ ,, _--:--=---=--91 �� ··-··-··-··-........ \ \; -· :::-.-_:1:,,:. _ _,,·. __ (·--.-.--��"-----+-I ICE :SS DISTRICT ( I OVERfl..OW DETENTION/ I POTENTIAL PARK SITE 10.0' TRANSITTONAL SETBACK LINE \ .. _ .. _ . .I_,_!_,--1�0-==0'=lRA�N,"\sm'-ico=NAL= ='J SETBACK LINE I: -�-:;;0:- 12.0· B.S.L 10.0' 1RANSITTONAL SETBACK LINE SUMMERS PLUMBING HEATING & COOLING ZONING: 8-1 LOCAL BUSINESS DISTRICT EXIST. COMMERCIAL PARCEL 8-3 ZONING 409.44' D-D SELF STORAGE ZONING: 8-3 GENERAL BUSINESS OISTRICT II I I I I I I I I I I I I I l I I I I I l I I : �LL tJs I UNSIGNAUZED llffERey qN I I I II I 1 II I I I l I I :1 1�11 l I� I I : I� 11 I lw I I c., : I� I I I l�I w�iI I I X -ti� d -Pjal,/� � ! \---I IOXl2.. 'Pro).&" SI� r,,sol I z 0 1E (.) z 0 vi z E 00 C (1) � CJ a: I I-as� CJ a: I z w 2 0... 0 ,,..--_ _J r----�"<Ct-w ow _J 0::: <( [= ..J z-w'--' 0 -1--� (fJ (/J o:::w 0 z>-CJ _J g :::! -o::: w �m ..J LL. . ..J I (fJ u� LD =:J a::: 0 � :::J ,->-2 := � u.. 0 u .. ,-� Ii: <( (fJ (fJ .. +l w 1--l.&.J 0::: z 0 0 w "! 0 � f-"<Ct-0 _J z 0 ,- <( u :::, 0 BAR IS ONE INCH ON OFFICIAL DRAWINGS o---•1" IF NOT ONE INCH, ADJUST SCALE ACCORDINGLY DRAWN BY: M=P-=L ___ 1 ,lJJPROVED: D=W=S ___ , JOB DATE: 10/25/2024 JOB NO: 2402643.01 DRAWING CONCEPT Devonvaire Farms: Model Directional Burma Shave "'C 2' C ::s 0 (.!) CJ I-c3I 2' 0 rj" C 0) ·- V) 0 0.. 0 I- 2'x2' Double Sided Burma Shave. 3/8" MOO Painted Ronan Dark Blue w/White Vinyl Copy Mounted To (2) Black Wooden 4"x4" Post. Back Of MOO Painted White. Qty: 1 Approval Signature _________ _ .,, �1Gn '"OW 426 w. Fifth Ave.Phone: 630-357-2 300 •�� 611 Naperville, IL. 60563 Fax: 630-357-3977 Signs@SignsNowNaperville.com Cornerstone At Prairie Ridge: Sales Center Hours Sign 'O = :::s 0 � t., 0 tt:::: 0 � = O') 0 48" 12" R.x�m'! Cornerstone at Prairie Ridge Sales Center Appointment Hours Monday-Tuesday 10-5 Wednesday CLOSED Thursday -Friday 10-5 Saturday 10-5 & Sunday 12-5 630-329-8276 @ 48"x36" Double Sided Sales Center Hours Sign, Rx�.!! Cornerstone at Prairie Ridge Sales Center Appointment Hours Monday-Tuesday 10-5 Wednesday CLOSED Thursday -Friday 10-5 Saturday 10-5 & Sunday 12-5 630-329-8276 G:t 3/8" MOO Painted Ronan Dark Blue w/White Vinyl Copy, Back Of MOO Painted Ronan Dark Blue, Mounted To (2) Wooden 4"x4" Post Painted Black, Qty: 2 18{ 35,5'' COMING SOON JOIN THE LIST 18"x35,5'' Digitally Printed Banner w/Hemmed Edges All The Way Around, Installed Over Hours Once The Sign Is Installed, Qty: 2 Rx�.!! Cornerstone at Prairie Ridge COMING SOON JOIN THE LIST 224-348-1342 @ Rx�.!! Cornerstone at Prairie Ridge COMING SOON JOIN THE LIST 224-348-1342 @ Approval Signature _________ _ .YJIGnri,ow 426 W. Fifth Ave.Phone: 630-357-2300 Signs@SignsNowNaperville.com Naperville, IL. 60563 Fax: 630-357-3977 Cornerstone: Model ID Sign "O c:: :::l 0 1-c � Co) 0 ::::: 0 0 ,.,..., c:: 0 0.. g 12" 36" 12"x36"Single Sided 3/8" MOO Painted Ronan Dark Blue w/White Vinyl Copy Mounted To 2 Wooden 4"x4" Post Painted Black. Back Of Sign Painted Ronan Dark Blue. Qty: 1 Approval Signature _________ _ � �1Gn ""OW 426 w. Fifth Ave. Phone: 630-357-2300 •�� 611 Naperville, IL 60563 Fax: 630-357-3977 Signs@SignsNowNaperville.com Cornerstone: Appointment Only Sign 18' 24" 24" 24"xl8" Single Sided 3/8" MOO w/Digital Print Mounted To 1 Wooden Post Painted Black. Back Of MDO & Edges Painted Ronan Dark Blue. Qty: 1 Approval Signature _________ _ "!'f/1�1Gn .. AOW 426 w. Fifth Ave.Phone: 630-357-2 300 •�� #11 Naperville, IL. 60563 Fax: 630-357-3977 Signs@SignsNowNaperville.com Devonaire: ADA Entrance Sign 12" ""O 18" c:: :::s 0 l-,, (.=, � 1---'+-0 '+-'+-0 tn c:: 0, ·-� '+-0 0.. 1--- 18"x12"Single Sided 3/8" MOO Painted Ronan Dark Blue w/White Vinyl Copy Mounted To 1 Wooden 4"x4" Post Painted Black. Back Of Sign Painted White. Qty: 1 Approval Signature _________ _ :w�1Gn '"OW 426 W. Fifth Ave. Phone: 630-357-2300 •�� I I Naperville, IL. 60563 Fax: 630-357-3977 Signs@SignsNowNaperville.com London Crossing: Lot Signs gl � I-0 ,!:3 C .!::ll 0 I-30" 22" 24" 22"x30" Single Sided 10mm Coro w/Digital Print Mounted To (2) Black u-channel Post. Qty: 9 Approval Signature _________ _ ·•tJIGnr11ow ��vifr��hlL�'g6563 ��:n�3c3��sl-¥ci1�300 Signs@SignsNowNaperville.com 1 I have reviewed the applications for Rezoning and Planned Unit Development (PUD) approval for a multi-family townhome project known as 1115, LLC received November 15, 2024 and submitted by Richard L. Williams, attorney, on behalf of Patrick Winninger, contract purchaser/petitioner. The property owners are Brent and Tracy Schalhamer, who have provided a letter of authorization for the requested approvals. Also submitted is a Concept PUD plan prepared by HR Green dated 10/25/24. A supplemental architectural rendering was provided by the petitioner on December 5, 2006. The petitioner intends to purchase and redevelop approximately 14 acres of land comprised of two (2) parcels: a 1-acre rectangular parcel and a 13-acre irregularly-shaped parcel, previously operated as Parfection Park and located at 1115 South Bridge Street. The proposal seeks to rezone the 13-acre parcel from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District for the purpose of developing a townhome community with 18 buildings totaling 105 townhome units. The one-acre parcel will remain zoned as B-3 General Business District, with plans for a future commercial development. Based upon my review of the applications, documents, and concept plan, 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 one (1) proposed deviation from the Yorkville Unified Development Ordinance’s Appearance Standards (Section 10-5-8(C)(2)(b)) to reduce the required use of masonry products or premium siding on the front façades of the townhome buildings from 50% to 25% (See “Appearance Standards” comment #11) b. The petitioner has identified two (2) modification standards the proposed PUD will meet per Section 10-8-8D. i. Modification Standard #1 “Landscape Conservation and Visual Enhancement” which states the Planned Unit Development preserves and enhances existing landscape, trees, and natural features such as rivers, streams, ponds, groves, and landforms. 1. Staff believes this modification standard does apply due to the conservation of an existing densely vegetated mature tree line buffering the subject property from the adjacent single-family residential development to the west (Greenbriar Subdivision). Memorandum To: Plan Council From: Krysti Barksdale-Noble, Community Development Director Date: December 6, 2024 Subject: PZC 2024-29 1115, LLC (Rezone & PUD) Proposed Multi-Family Residential Townhome Development 2 ii. Modification Standard #12 “Regional Utility Improvements” which is intended to apply to Planned Unit Developments that involve the construction of a utility improvement identified in the City or Yorkville Comprehensive Plan or other policy document adopted by a local, County, or regional entity. 1. Staff does not believe this modification standard applies, as the project does not identify regional utility improvements provided that will benefit any parcels other than for the development of the subject property. 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. 2. ZONING – The Petitioner is seeking to rezone the 13-acre parcel of the subject property from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District. The following are the current immediate surrounding zoning and land uses: 3. PERMITTED USES – Per Table 10-3-12 (B) of the Yorkville Unified Development Ordinance (UDO), “townhome dwellings” are permitted land uses in the R-4 General Multi- Family Residence District. The R-4 District is intended for moderate to high density multi- family buildings and complexes. 4. BULK & DIMENSIONAL STANDARDS - Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current R-4 General Multi-Family Residence District standards with the proposed Planned Unit Development (PUD) for the residential townhomes: 1 Nonresidential principal uses shall have a minimum lot size of 15,000 square feet and 100-foot width. A one-story structure shall have a minimum of 1,200 square feet and a two-story structure shall have a minimum of 1,400 square feet of livable space. Zoning Land Use North B-3 General Business District A-1 Agricultural (Kendall County) Commercial/Office Agriculture East B-3 General Business District IL Route 47 (Bridge Street) Commercial/Office Transportation Land Use South R-3 Multi-Family Attached Residence District B-3 General Business District Prairie Gardens Subdivision Commercial/Office West R-2 Single-Family Traditional Residence District Greenbriar Subdivision (PUD) R-4 Zoning Regulations Proposed PUD Min. Lot Area 15,000 sq. ft.1 13.163 acres Min. Lot Size per DU 5,000 sq. ft. Undetermined Min. Lot Width 90 feet 200+ feet Front Yard Setback 30 feet Undetermined Rear Yard Setback 40 feet 40 feet Side Yard Setback 12 feet or 60% of building height (20 ft. corner) 12 feet Max. Density 8 du/acre 7.9 du/acre Max. Lot Coverage 70% Undetermined 3 5. MINIMUM LOT SIZE/WIDTH PER DWELLING UNIT – Minimum lot size per dwelling unit is 5,000 sq. ft. with a minimum lot width of 90 ft. for attached uses. Petitioner must provide lot dimensions for each unit. a. Note: Any two-story structure within the R-4 District shall have a minimum of 1,400 square feet of livable space. The petitioner proposes each townhome unit will be 2 stories and contain six (6) dwellings per building (except Unit 13 which will have 3 dwelling units). What is the minimum unit square feet of livable space? 6. YARD SETBACKS – Minimum front yard setback for R-4 District is 30 feet. Petitioner shall clearly illustrate, with dimensions, where they propose the front yard for the townhouse development is located. 7. LOT COVERAGE – Maximum lot coverage for the R-4 District is 70% per Section 10- 3-9(A) of the Unified Development Ordinance. Please provide within the site data table calculations of the impervious surface for the proposed development broken down by building coverage, parking lot, sidewalks, and other hard surfaces. 8. MAXIMUM BUILDING HEIGHT - Maximum building height for the R-4 District is 80 feet. While the Petitioner has indicated the structure is 2 stories, the Petitioner must also denote the proposed building height in feet using the measurement standard as established in Section 10-3-10 of the Unified Development Ordinance. 9. BUILDING SEPARATION – Per Section 10-3-9(B) of the Unified Development Ordinance, minimum building separation standards are only required for the R-3 Multi- Family Attached Residence District. However, the petitioner has provided minimum separation dimensions on the Concept Plan. Below is a comparison of the R-3 minimum building separation and the proposed R-4 townhome PUD: Table 10-3-9(B) Building Separation Requirements in R-3 Proposed Minimum Building Separation for R-4 Side to side 20 feet 25 feet Side to rear 40 feet Undetermined Rear to rear 60 feet 60 feet Front to side 50 feet 84.5 feet Front to front 50 feet 72 - 95 feet Rear to front 100 feet N/A 10. MULTI-FAMILY RESIDENTIAL USE STANDARDS – Per Section 10-4-2(B) of the Unified Development Ordinance multi-family dwelling developments shall meet the following standards: a. The main entrance to a multi-family dwelling shall face the primary perimeter or internal street. i. Units 5 and 6 do not appear to meet this standard unless the unit face a secondary internal street and/or common open space. b. All off-street parking shall be located to the side or rear of the primary building. Off- street parking located to the side of the primary building shall be set back a minimum of one (1) foot from the front elevation of the primary building. i. It appears off-street parking for the units are provided via driveways and/or attached garages. Please confirm. Max. Dwelling Height 40 feet 2 stories 4 ii. Guest on-site parking appears to meet this standard. c. A maximum of one (1) curb cut shall be permitted per street frontage unless otherwise recommended by the Public Works Director and approved by the Planning and Zoning Commission. i. Site will utilize existing single curb cut off of IL Route 47. Units will have frontage off of an internal private roadway. (See additional comments under “Access”) d. Service areas, dumpsters, utilities and the required nonvegetative screening thereof shall not be visible from rights-of-way. i. Where are trash dumpsters proposed to be located? e. The entrance to a townhouse shall face the primary public street unless otherwise approved. i. This appears to be the case for all units except Units 5 and 6. f. A maximum width of a townhome cluster shall be two hundred (200) lineal feet. i. Proposed plan indicates a maximum width of 150 ft for each townhome complex building. g. The siting of the townhouse units in a cluster shall be staggered in order to define street edges, entry points, and public gathering spaces. i. Townhouse units are designed in uniformed lined formation (barrack style) rather than in clusters. Staff requests the petitioner explain the strategy behind the building siting (i.e., constraints of the parcel due to irregular shape, conservation of existing mature tree line, and/or required stormwater basin location/size, etc.). 11. APPEARANCE STANDARDS – Per Section 10-5-8 of the Unified Development Ordinance, there are special provisions for design standards for multi-family development, as explained below: a. Residential – Single-Family Attached and Multiple-Family Residential Units must incorporate: i. Facade treatments that vary between buildings adjacent to one another. Facade variations may include building materials or colors in any one (1) or more of the following: 1. Siding; 2. Masonry; 3. Roof; 4. Paint/stain; 5. Doors. ii. Parking areas shall be treated with decorative elements, building wall extensions, plantings, berms and other innovative means so as to largely screen parking areas from view from public ways. iii. The height and scale of each building shall be compatible with its site and adjoining buildings. iv. Newly installed utility services, and service revisions necessitated by exterior alterations, shall be underground. 5 v. The architectural character of the building shall be in keeping with the topographical dictates of the site. vi. Masonry products shall be incorporated on the front facade of at least seventy-five (75) percent of the total buildings in the approved community and shall incorporate a minimum of fifty (50) percent premium siding material on the front facade. No less than half (twenty-five (25) percent of the total) of the minimum "premium siding" requirements must incorporate masonry products. Credit toward the remaining "premium siding" requirement can be earned via the use of major architectural features. Each major architectural feature used will earn a credit of ten (10) percent towards the calculation of the minimum premium siding requirement. b. The petitioner has provided elevations for the proposed townhome development, and they are seeking relief to reduce the required use of masonry products or premium siding on the front façades of the townhome buildings from 50% to 25%. i. However, staff has reviewed the elevations and has determined the minimum required premium siding is 20% due to the presence of the following major architectural features which accounts for a 30% credit: decorative dormers, projecting bay windows, and covered porches. ii. If the architectural renderings are accurate, is a deviation needed? c. Commercial – Commercial Design Standards are subject to: i. 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 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. The use of masonry products or precast concrete is encouraged on the remaining facades. ii. All commercial, office and institutional buildings shall consist of solid and durable facade materials and be compatible with the character and scale of the surrounding area. iii. Masonry products shall not be painted. iv. While no plans are proposed for the commercial B-3 zoned parcel, is the petitioner also seeking appearance standards relief? 12. HOA – Is the developer proposing to create an HOA for the common open space, guest parking area and stormwater management outlot? 13. B-3 BULK REGULATIONS – Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following compares current B-3 General Business District standards with the proposed Planned Unit Development (PUD) for the commercial lot: B-3 Zoning Regulations Existing Commercial Parcel Min. Lot Area 10,000 sq. ft. 1.02 acres Front Yard Setback 50 feet 50 feet Rear Yard Setback 20 feet 20 feet Side Yard Setback 20 feet 12 feet Corner Yard Setback 30 feet N/A 6 Max. Lot Coverage 80% TBD Max. Building Height 80 feet TBD a. The proposed Concept PUD Plan appears not meet the minimum side yard setback requirement of 20 ft. (along the northern property line) for the B-3 district, but the Zoning Building Setback Requirement Data Table lists a 20 foot side yard setback. Is the petitioner seeking to add a request for deviation to this standard in the PUD Agreement? b. For the bulk requirements listed as to be determined (TBD), staff asks the petitioner to verify they will or will not meet this standard. 14. ACCESS – As proposed, the site has one (1) point of access off of IL Route 47 for both the commercial and residential townhome lots. a. Connectivity – The access off of Northland Lane leads to a looped unnamed future private roadway ending into two stubs to the south adjacent to the Prairie Gardens Subdivision but does not align with an existing connection. b. Cross Access – According to Section 10-5-1-F of the Unified Development Ordinance, developments are encouraged to provide cross access between adjacent properties to reduce the number of access points on streets, promote shared parking, and allow vehicular movement between different land uses. Since the proposed internal roadway will be private, the developer is required to include cross access easements for the residential and commercial parcels to share the ability for perpetual use as part of the Final Plat of Subdivision. c. Staff encourages a secondary access point for emergency and public safety vehicles. 15. PARKING - According to the Concept PUD Plan submitted, there are 237 total residential parking spaces to be provided on the property to accommodate the proposed townhome development as calculated below: Unit # # of Parking Spaces Provided 1-12 144 13 6 14-18 60 Guest Parking 27 TOTAL 237 a. Per Table 10-5-1(H)(5) Minimum Parking Requirements of the Yorkville Unified Development Ordinance, townhouse dwellings require a minimum of 2.25 parking spaces per dwelling unit. b. A minimum of one (1) of the parking spaces, as required in Section 10-5-1(H) of this UDO, shall be provided in an attached or detached garage located on rear or side façades unless otherwise approved (See image on next page). 7 i. It is noted that the parking spaces provided are “driveway spaces” or surface parking, per the Off-Street Parking Data Table on the Concept Plan. Is the petitioner seeking relief from this requirement, as well? 16. 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 site has access to an existing sidewalk network along the frontage of IL Route 47. a. It appears the petitioner is proposing to install an internal sidewalk network around the looped roadway. 17. STREET DESIGN – Per Section 10-7-3(A)(2) of the Unified Development Ordinance, blocks shall not exceed one thousand three hundred twenty (1,320) feet in length. a. While not a proposed public roadway, please verify the street length of the primary internal roadway from IL Route 47 to the curve located southwest of Unit 6. 18. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates this property as “Commercial Office (CO)” which encourages both large-scaled office uses in single developments or as part of an office park setting; such uses will be typically located along Yorkville’s important transportation corridors, Illinois Route 47 and US 34 (Veterans Parkway). Office developments can include service-related uses, hospitals and clinics, hotels, and facilities for research and product development. a. If the PUD is approved for the townhome development, staff would seek to amend the Comprehensive Plan to reclassify the 13-acre parcel as Mid- Density Residential (MDR) which is consistent with the proposed land use. LANDSCAPE PLAN COMMENTS: 8 19. LANDSCAPING – Section 10-5-3 establishes landscape standards for new developments. The petitioner has not submitted a landscape plan for review. a. Per staff’s review, the following sections of the Landscape Plan would apply to the residential lots: 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-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. 1. Transition Zone “A” Landscape buffer is required between the townhome development and the adjacent Greenbriar residential subdivision to the west and the Prairie Garden subdivision to the south. 2. Transition Zone “B” Landscape buffer is required between the townhome development and the adjacent commercial land uses to the east. 3. No Transition Zone Landscape buffer is required between the agricultural land use to the north. Type A (3) Type B (3) Type C (3) Type D (3) (a)Minimum Zone Width (1)8 feet 10 feet 15 feet 20 feet (b)Minimum Fence/Wall Height (2)optional optional 6 feet 6 feet (c)Understory Tree optional 3 4 5 (d)Canopy/Evergreen Tree 4 3 4 5 (e)Shurbs/Native Grasses optional 15 25 35 (3) Landscaping elements can be arranged to match to natural topography or natural features of the site and may be arranged in groupings to enhance site aesthetics as approved by the Zoning Administrator. (2) Fence or wall requirements may be satisfied by a solid evergreen hedge with a maximum height of six (6) feet, as approved by the Zoning Administrator. Table 10-5-3(F)(3) Transition Zone Types Specification Minimum Number of Landscape Elements per 100 Linear Feet Notes: (1) Required yard setbacks may be utilized for transition zone landscape. 9 20. SIGNAGE – The petitioner has not provided a signage plan for the townhome or commercial development. a. Are monument signs proposed on the commercial and residential lots? i. If so, will they meet Chapter 6 – Sign Standards of the Unified Development Ordinance or will a deviation be needed? Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Date: November 18, 2024 To: Krysti Barksdale Noble, Community Development Director From: James Jensen, Chief of Police Reference: Plan Review PZC 2024-29 (Prairie Gardens Subdivision) List Project Address 1115 S. Bridge Street List Petitioner Name Patrick Winninger List Project Name List Project Number Please see comments listed below pertaining to the project referenced above: Signage Handicapped Signage Required: __X__ Yes ____ No Comments: If handicapped parking is provided proper signage would be required. **Signage must meet MUTCD Standards **Fine amount must be listed on sign Speed Limit Signage Required/Recommended ____ Yes __X__ No School Zone Special Signage ____ Yes __X__ No Special Speed Zone Signage Requested ____ Yes __X__ No Comments: N/A No Parking Signage Required? __X__ Yes ____ No __X__ No Parking After 2” Snow Fall Comments: Will there be no parking signs posted anywhere else? No Parking Locations: TBD Dedicated parking signage needed? ____ Yes __X__ No ____ Located by Park ____ School ____ Common Parking Area Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Are there Street Name Conflicts? ____ Yes __X__ No Comments: N/A Building & Apartment Numbering Exterior Building Signs Requested ON Building __X__ Yes ____ No Comments: For immediate emergency response having ON building or signage in front of each building identifying the building and townhome numbers would be helpful. Pedestrian/Bike Path Crossing Signage? ____ Yes __X__ No Comments: None NO Construction Traffic Signage being requested? ____ Yes __X__ No Location: _________________________________________________________ ***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 MUTCD Standards specific to location, size, color, and height levels*** Roadway Street Width: N/A Should parking be allowed on BOTH sides of road? ____ Yes __X__ No Should parking be restricted to fire hydrant side? __X__ Yes ____ No Comments: Depending on street widths, parking on both sides of street should be limited. Center Roadway Medians: ____ Yes ____ No Limit Parking on Median? ____ Yes ____ No Signage Needed? ____ Yes ____ No Room for Emergency Veh. w/ one lane Obstructed? ____ Yes ____ No Do you have intersection Concerns? ____ Yes __X__ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Comments: N/A Landscape Low Growth or Ground Cover Landscaping? ____ Yes ____ No Low Growth or Ground Cover Landscaping by windows? ____ Yes ____ No Low Growth or Ground Cover Landscaping by Entrances __X__ Yes ____ No Comments: None ***Landscaping located near the entrance/exits should include ONLY low growth or ground cover so as to not obstruct site lines*** Ingress / Egress Entrance/Exits match up with adjacent driveways? ____ Yes __X__ No Total Entrance/Exits for development? __1__ Are vehicle entrance/exits safe? ____ Yes __X__ No Are warning signs for cross traffic requested? __X__ Yes ____ No Comments: Entrance/Exit is onto Rt. 47 which is a four-lane roadway uncontrolled. Raised Median & Signage for Right in & Right Out? ____ Yes __X__ No Comments: N/A Emergency Contact for after hours during construction: __________________________ Comments: Please provide information __________________________ Is this a gated or controlled access development? ____ Yes __X__ No If yes, will police & Fire and Access? ____ Yes ____ No Miscellaneous Individual Mailboxes? ____ Yes ____ No Cluster Mailbox Kiosks? ____ Yes ____ No Will this cause traffic choke points? ____ Yes ____ No Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Comments: Mailbox locations are not on the plan. If there is going to be cluster mailboxes, they should be placed appropriately so as to not cause choke points with traffic. Are sidewalks being planned for the development? ____ Yes ____ No Comments: I assume sidewalks will be included in this development. Are sidewalk crosswalks needed? ____ Yes ____ No Comments: Crosswalks are recommended pursuant to MUTCD Standards Are there bike paths planned for the development? ____ Yes __X__ No Comments: N/A Proper Signage needed for bike paths ____ Yes ____ No ____ Stop Signs ____ Yield Signs ____ NO Motorized Vehicles ____ Trespassing ____ Other _______________________________________ Are there HOA Controlled Roadway OR Parking Areas? ____ Yes ____ No Comments: Is this area controlled by HOA or will police be able to enforce stopping, standing, parking related issues? Who is responsible for re-surfacing and re-striping? N/A Security Will security cameras be in use? ____ Yes ____ No Comments: Will security cameras be in use around the property? If requested will those in charge of the cameras work with the police department for video related evidence? Would Police Department access to the exterior cameras for emergency purposes be allowed? We assume access to the building will be controlled. Will the police department have access to the building for emergencies? ____ Yes ____ No Comments: N/A What are the business Hours of Operation? N/A Yorkville Police Department Memorandum 651 Prairie Pointe Drive Yorkville, Illinois 60560 Telephone: 630-553-4340 Fax: 630-553-1141 Will the property be alarmed? ____ Yes ____ No Comments: N/A Will you provide Floor Plans/Maps to the police department to be used for emergency purposes only? ____ Yes ____ No Comments: We would request a copy of the floor plans to be used for emergency purposes only. I hope you find this information helpful, and we look forward to reviewing the revisions. If you should have any questions, comments, or concerns please do not hesitate to contact me. From:Michael J. Torrence To:Krysti Barksdale-Noble Subject:RE: Plan Council December 12, 2024 - PZC 2024-29 1115, LLC (Rezone & PUD) Date:Monday, November 18, 2024 2:38:51 PM Attachments:image001.png image002.png image003.png Hi Krysti, I always have a concern with the siding, as fire travels much easier up the vinyl siding vs just about anything else. I also notice only one way in and out. I have touched base with pete on the one way in and out. They are looking into other options. Thank You From: Krysti Barksdale-Noble <knoble@yorkville.il.us> Sent: Friday, November 15, 2024 4:47 PM To: Sara Mendez <smendez@yorkville.il.us>; Bart Olson <BOlson@yorkville.il.us>; Erin Willrett <ewillrett@yorkville.il.us>; Eric Dhuse <edhuse@yorkville.il.us>; Peter Ratos <pratos@yorkville.il.us>; Contact_Brad Sanderson <bsanderson@eeiweb.com>; James Jensen <JJensen@yorkville.il.us>; Ray Mikolasek <rmikolasek@yorkville.il.us>; Garrett Carlyle <gcarlyle@yorkville.il.us>; Michael J. Torrence <MTorrence@bkfire.org>; 'Cyrus McMains' <cyrus@ybsd.org> Cc: Tim Evans <tevans@yorkville.il.us>; Jori Behland <jBehland@yorkville.il.us>; Monica Cisija <mcisija@yorkville.il.us>; Kathleen F. Orr <kfo@ottosenlaw.com>; lynn@dlkllc.com; Megan Lamb <mlamb@ottosenlaw.com> Subject: Plan Council December 12, 2024 - PZC 2024-29 1115, LLC (Rezone & PUD) Importance: High All, Please see the attached Plan Council distribution memo for the Thursday, December 12, 2024 meeting regarding 1115, LLC (Rezone & PUD). The petitioner is seeking to rezone the 13-acre parcel from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District to develop a townhome community with 18 buildings totaling 105 townhome units. Additionally, the petitioner requests 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 products or premium siding on the front façades of the townhome buildings from 50% to 25%. The subject parcel’s common address is 1115 South Bridge Street. 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, December 6th. 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 FEES PER UNIT A paid receipt from the School District Office, 602-A Center Parkway Yorkville, must be presented to the City prior to issuance of permit $3,000 Separate Yorkville-Bristol Sanitary District fee - made payable to Y.B.S.D.$1,870 United City of Yorkville Fees 1. Building Permit Cost $650 plus $0.20 per square foot (SF)$650 + $0.20(SF) 2. Water Connection Fees TH $6,761 3. Water Meter Cost $550 Current Rate 4. City Sewer Connection Fees $2,000 5. Water and Sewer Inspection Fee $25 6. Public Walks/Driveway Inspection Fee $35 7. Development Fees Public Works $700 Police $300 Building $1,759 Library $500 Parks & Recreation $50 Engineering $100 Bristol-Kendall Fire $1,200 Development Fees Total $4,609 8. Land Cash Fees Apartment Townhome Duplex Single Family Park N / A $2,218 N / A N / A School N / A $1,494.49 N / A N / A Land-Cash Fees Total $0.00 $3,712.64 $0.00 $0.00 9. Road Contribution $2,000 Notes: a. Rate effective 5/1/25 and subject to annual increases per Ord. 2023-28 Fox Haven Townhomes (see note 'a" below) Name Address Parcel Number CC STUDIOS RE LLC 9020 WILCOX CT, NEWARK, IL 60541 0505228002 RUSSELL R MARY L NIEMAN 1402 WALSH DR, YORKVILLE, IL 60560 0505207027 JENNIFER L MICHAEL P THOMS 451 E BARBERRY CIR, YORKVILLE, IL 60560 0505206011 BRISTOL KENDALL FIRE DIST 103 E BEAVER ST, YORKVILLE, IL 60560 0505228006 KATHLEEN M KENDALL MICHAEL W MITCHELL 101 D COLONIAL PKWY, YORKVILLE, IL 60560 0505227020 GLENN KAREN ERICKSON 351 GARDEN CIR, YORKVILLE, IL 60560 0505252064 JODY A THOMPSON DEC OF TR 455 E BARBERRY CIR, YORKVILLE, IL 60560 0505206010 CLEMENS ACRES LLC 208 ELIZABETH ST, YORKVILLE, IL 60560 0232454014 DONALD R THERESA M TANIS TRUST 218 ELIZABETH ST, YORKVIILE, IL 60560 0232454009 BOARD OF ED OF YORKVILLE COMM UNIT SCHOOL DIST 115 800 GAME FARM RD, YORKVILLE, IL 60560 0505252093 DAVID LISA SCHILLINGER 327 GARDEN CIR, YORKVILLE, IL 60560 0505252014 LAURENDA R BATES TR 325 GARDEN CIR, YORKVILLE, IL 60560 0505252090 BRENT D KRISTINE J DAGGETT 467 BARBERRY CIR E, YORKVILLE, IL 60560 0505206009 CAMPBELL LIVING TRUST DAVID B DENISE A CAMPBELL 210 ELIZABETH ST, YORKVILLE, IL 60560 0232454013 KENNETH C CYNTHIA K ROGERS LIV REV TR 407 E BARBERRY CIR, YORKVILLE, IL 60560 0505206017 RONALD J DOLORES J SCHENEKL DEC OF TR 487 SPICE BUSH CT, YORKVILLE, IL 60560 0505206022 JEFFREY L PATRICIA S LUPTAK 458 BARBERRY CIR E, YORKVILLE, IL 60560 0505207014 RYAN MEGAN RAUPP 497 E BARBERRY CIR, YORKVILLE, IL 60560 0505206004 BETTY NADEN LIV TR 334 GARDEN CIR, YORKVILLE, IL 60560 0505253016 MICHAEL DAWN R RAMEY 447 BARBERRY CIR E, YORKVILLE, IL 60560 0505206012 GEORGIANNA RAE BURNS 329 GARDEN CIR, YORKVILLE, IL 60560 0505252017 ROBERT H KRANTZ 328 GARDEN CIR, YORKVILLE, IL 60560 0505253010 SHEILA MEIER 332 GARDEN CIR, YORKVILLE, IL 60560 0505253012 JORDAN J SARAH M MILLER 433 E BARBERRY CIR, YORKVILLE, IL 60560 0505206014 BRISTOL KENDALL FIRE DIST 103 E BEAVER ST, YORKVILLE, IL 60560 duplicate BETH ANN ERIC H OTTO 2018 LIVING TRUST 1452 WALSH DR, YORKVILLE, IL 60560 0505207031 FLODSTROM JENNIFER PERO DONALD W 494 E BARBERRY CIR, YORKVILLE, IL 60560 0505207007 NEWLY WEDS FOODS INC 8550 W BRYN MAWR AVE STE100, CHICAGO, IL 60631 0505227028 HANSFORD FAMILY TRUST 337 GARDEN CIR, YORKVILLE, IL 60560 0505252023 ANN F FAILLA 326 GARDEN CIR, YORKVILLE, IL 60560 0505253008 MANFRED MICHAELA RAAVEL 102 C COLONIAL PKWY, YORKVILLE, IL 60560 0505228021 CRANE JENNIFER LOUISE SHARP BRENNAN EDWARD 444 E BARBERRY CIR, YORKVILLE, IL 60560 0505207017 NOMAN S TINA A QAMAR 1442 WALSH DR, YORKVILLE, IL 60560 0505207030 SORTZ PROPERTIES LLC 53 RIVERSIDE DR, YORKVILLE, IL 60560 0505227015 ANGELA CHARLTON 428 E BARBERRY CIR, YORKVILLE, IL 60560 0505207020 SUSAN W LOPEZ 306 GARDEN CIR, YORKVILLE, IL 60560 0505253036 BETTY JO FINAZZO TRUST 353 GARDEN CIR, YORKVILLE, IL 60560 0505252053 PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 0505252063 CLEMENS ACRES LLC 208 ELIZABETH ST, YORKVILLE, IL 60560 duplicate ENRIQUE DIAZ MANAGER EED LLC 106C COLONIAL 2588C ROCK CREEK RD, PLANO, IL 60545 0505228013 BETTY LOU JOHNSON 356 GARDEN CIR, YORKVILLE, IL 60560 0505253014 DUNTOV-DAVIDSON INC 1207 S BRIDGE ST, YORKVILLE, IL 60560 0505226012 ALAN R CAROLE J RABOINE 307 GARDEN CIR, YORKVILLE, IL 60560 0505252035 DODD REVOCABLE LIV TRUST CAROL DODD 321 GARDEN CIR, YORKVILLE, IL 60560 0505252019 RICHARD D ROBERTA M SORIS 12 COTSWOLD WAY, YORKVILLE, IL 60560 0505227013 ROBERT L KUNTZENDOEF 488 SPICE BUSH CT, YORKVILLE, IL 60560 0505206024 FIRST NATIONAL BANK DEKALB 1207 BADGER, YORKVILLE, IL 60560 0505226005 PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 duplicate RONALD R MIKA 303 GARDEN CIR, YORKVILLE, IL 60560 0505252080 GARY D CYNTHIA A BELL 324 GARDEN CIR, YORKVILLE, IL 60560 0505253006 BRANDON R BIERUT 102 B COLONIAL PKWY, YORKVILLE, IL 60560 0505228020 BOLOR EGSHIG D FOSTER WILLIAM D 452 E BARBERRY CIR, YORKVILLE, IL 60560 0505207015 HAMPTON DANIELLE CARREON ABRAHAM 443 E BARBERRY CIR, YORKVILLE, IL 60560 0505206013 JURGEN K MARY ANNE PRITSCHET 491 SPICE BUSH CT, YORKVILLE, IL 60560 0505206021 BRISTTANY A CROSBY DEC TRUST 412 E BARBERRY CIR, YORKVILLE, IL 60560 0505207023 BILLY DIANNA MORTON 507 BUCKTHORNE CT, YORKVILLE, IL 60560 0505208001 FRANK GROESCH RICHARD WILLMAN 28 LAUREL CT, YORKVILLE, IL 60560 0505227006 RICHARD D ROBERTA M SORIS 12 COTSWOLD WAY, YORKVILLE, IL 60560 duplicate RYAN KARI WEST 80 LONG GROVE RD, YORKVILLE, IL 60560 0505227014 KYLE LEA JUNGKANS 216 W ELIZABETH ST, YORKVILLE, IL 60560 0232454010 MANFRED MICHAELA RAAVEL 131 POPLAR DR, YORKVILLE, IL 60560 0505228022 STEVEN HEUBEL 1256 S BRIDGE ST, YORKVILLE, IL 60560 0505229009 H H PROPERTY GROUP INC 8850 WILCOX CT, NEWARK, IL 60541 0505229012 ERWIN DALE CHRISTINA R STEVENS 411 E BARBERRY CIR, YORKVILLE, IL 60560 0505206016 BENITA OBERHELLMAN TRUST 339 GARDEN CIR, YORKVILLE, IL 60560 0505252021 BOTKIN DEBRA K MANDEL BRUCE L JT TEN TR 333 GARDEN CIR, YORKVILLE, IL 60560 0505252031 SANDRA ROGERS 301 GARDEN CIR, YORKVILLE, IL 60560 0505252045 RITA S HARRY TR 347 GARDEN CIR, YORKVILLE, IL 60560 0505252049 PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 duplicate CAROL E WISSMILLER 208 W ELIZABETH ST, YORKVILLE, IL 60560 duplicate 0232454014 MARK B BARBARA J WALTER 214 ELIZABETH ST, YORKVILLE, IL 60560 0232454011 JOHNSON REV LIC TRUST 212 ELIZABETH ST, YORKVILLE, IL 60560 0232454012 OLD SECOND NATIONAL BANK TRUSTEE 1107A S BRIDGE ST, YORKVILLE, IL 60560 0505226017 WARREN L DEIDRE J SCHUMACHER 309 GARDEN CIR, YORKVILLE, IL 60560 0505252033 ARTURO GUADALUPE MENDEZ 336 GARDEN CIR, YORKVILLE, IL 60560 0505253018 NCI YORKVILLE NVA LLC NOVOGRODER COMPANIES INC 875 N MICHIGAN AVE STE 3612, CHICAGO, IL 60611 0505252002 KRISTIN PRETZER 485 E BARBERRY CIR, YORKVILLE, IL 60560 0505206006 PRISMA ARREDONDO JAYME RODRIGUEZ 220 W ELIZABETH ST, YORKVILLE, IL 60560 0232454008 DANIEL BETHANY R BREYNE 1358 WALSH DR, YORKVILLE, IL 60560 0505206002 EDMOND STEPHANIE RAAVEL 101 C COLONIAL PKWY, YORKVILLE, IL 60560 0505227019 MELVIN D KONRATH TR 484 E BARBERRY CIR, YORKVILLE, IL 60560 0505207009 FRANK R LAUREL L WILLIAM 28 LAUREL CT, YORKVILLE, IL 60560 duplicate GRACE HOLISTIC EDUCATION CENTER NFP 201 GARDEN ST, YORKVILLE, IL 60560 0505252003 MARK JAMI KOENIG 423 E BARBERRY CIR, YORKVILLE, IL 60560 0505206015 DEVIN ANGELA NELSON 484 SPICE BUSH CT, YORKVILLE, IL 60560 0505206023 BRISTOL KENDALL FIRE DIST 103 E BEAVER ST, YORKVILLE, IL 60560 duplicate BRENT E OTTO 1462 WALSH DR, YORKVILLE, IL 60560 0505207032 ENRIQUE DIAZ MANAGER EED LLC 106D COLONIAL 2588C ROCK CREEK RD, PLANO, IL 60545 duplicate EED LLC 106B COLONIAL 2588C ROCK CREEK RD, PLANO, IL 60545 duplicate KENNETH RITA MENNE 471 E BARBERRY CIR, YORKVILLE, IL 0505206008 KELLY N BIELAWA 424 E BARBERRY CIR, YORKVILLE, IL 60560 0505207021 DOUGLAS D GAYLE N THANEPOHN 488 E BARBERRY CIR, YORKVILLE, IL 60560 0505207008 WAYNE PATRICIA NORR 226 ELIZABETH ST, YORKVILLE, IL 60560 0232454018 GENE ROBYN WILBERG 352 GARDEN CIR, YORKVILLE, IL 60560 0505253020 GUY F JR JANICE R LAPORE 304 GARDEN CIR, YORKVILLE, IL 60560 0505253038 BRENT A SCHALHAMER 11119 RYANS WAY, HOLLAND, MI, 49423 0505201004 subject property BPH TRUST BRYAN L PATRICIA A HARBIN 17 W ROYAL OAKS DR, BRISTOL, IL 60512 0505228019 JOAN E KELLER 302 GARDEN CIR, YORKVILLE, IL 60560 0505253034 JONATHAN C KIMBERLY BEHRENS 1432 WALSH DR, YORKVILLE, IL 60560 0505207029 PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 duplicate PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 duplicate LAVALLEE JAMIE HOULE ANTHONY J 1372 WALSH DR, YORKVILLE, IL 60560 0505206003 MATTHEW J KLEINWACHTER 7665 RTE 47, YORKVILLE, IL 60560 0505227017 CARL P CAROL A BOSI TRUST 345 GARDEN CIR, YORKVIILE, IL 60560 0505252039 PHILLIP AMY MOREL 710 S CENTER ST, PLANO, IL 60545 0505227018 ENRIQUE DIAZ MGR EED LLC 106A COLONIAL 2588C ROCK CREEK RD, PLANO, IL 60545 duplicate FELIPE DOROTHY SANCHEZ 222 W ELIZABETH ST, YORKVILLE, IL 60560 0232454007 BRADLEY T STACY RUSS WATKINS 224 ELIZABETH ST, YORKVILLE, IL 60560 0232454006 DALE WAYNE DALE ROBIN L 478 E BARBERRY CIR, YORKVILLE, IL 60560 0505207010 KAREN H ANDERSON TR 331 GARDEN CIR, YORKVILLE, IL 60560 0505252029 JAMES KRISTEN STEPIEN 1422 WALSH DR, YORKVILLE, IL 60560 0505207028 BRENT A TRACY SCHALHAMER 11119 RYANS WAY, HOLLAND, MI, 49423 duplicate-subject property JULIE LOUISE RICHMOND 506 W BARBERRY CIR, YORKVILLE, IL 60560 0505128019 PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 duplicate RODNEY JOELLEN MOSS 474 E BARBERRY CIR, YORKVILLE, IL 60560 0505207011 EMILY E UNTERBERG 464 E BARBERRY CIR, YORKVILLE, IL 60560 0505207013 MARK KIMBERLY A SCHMIDT 434 E BARBERRY CIR, YORKVILLE, IL 60560 0505207019 BRIDGE STREET LUMBER LLC 1111 S BRIDGE ST, YORKVILLE IL 60560 0505226014 FERNANDO GERMAN ANDREA SOFIA HERNANDEZ 206 W ELIZABETH ST, YORKVILLE, IL 60560 0232454015 BATCHELDER LIVING TRUST 323 GARDEN CIR, YORKVILLE, IL 60560 0505252027 DINA MCCLAREN 343 GARDEN CIR, YORKVILLE, IL 60560 0505252037 RICHARD Z SANDY A SPANSKI LIV TR 341 GARDEN CIR, YORKVILLE, IL 60560 0505252043 PATRICIA J MILLER 354 GARDEN CIR, YORKVILLE, IL 60560 0505253022 RICHARD D II TERESA L GROESCH 8433 W HIGHPOINT RD, YORKVILLE, IL 60560 0505228002 FALATO MICHAEL A FALATO GREGORY P RICHARD G FALATO 335 GARDEN CIR, YORKVILLE, IL 60560 0505252025 THOMAS E DONNA L CEBULA 422 E BARBERRY CIR, YORKVILLE, IL 60560 0505207022 DANIEL H JENNIFER M KOKES 491 E BARBERRY CIR, YORKVILLE, IL 60560 0505206005 RUDY L JR HAZEL K HALL 305 GARDEN CIR, YORKVILLE, IL 60560 0505252076 ASSOCIATION PROPERTY MGT PRAIRIE GARDEN TOWNHOME ASSOC PO BOX 976, OSWEGO, IL 60543 duplicate PRAIRIE GARDENS TOWNHOME ASSOC ASSOCIATION PROPERTY MGMT PO BOX 976, OSWEGO, IL 60543 duplicate RICHARD GROESCH 8433 W HIGHPOINT RD, YORKVILLE, IL 60560 0505228024 JOHN GORDON 477 BARBERRY CIR, YORKVILLE, IL 60560 0505206007 ALEC C MEGAN A STEVENS 468 E BARBERRY CIR, YORKVILLE, IL 60560 0505207012 HOLLY H FATIMA 448 BARBERRY CIR, YORKVILLE, IL 60560 0505207016 ASSOCIATION PROPERTY MGT PRAIRIE GARDEN TOWNHOME ASSOC PO BOX 976, OSWEGO, IL 60543 duplicate FRANK R LAUREL L WILLIAM 28 LAUREL CT, YORKVILLE, IL 60560 duplicate RONALD JR SHARON COBB % COBB CONDON ASSOCATION 106 106 COLONIAL PKWY, YORKVILLE, IL 60560 0505228009 PUBLIC NOTICE NOTICE OF PUBLIC HEARING BEFORE UNITED CITY OF YORKVILLE PLANNING AND ZONING COMMISSION PZC 2024-29 NOTICE IS HEREBY GIVEN THAT 1115, LLC, the petitioner, along with property owners Brent and Tracy Schalhamer, has submitted applications to the United City of Yorkville, Kendall County, Illinois, requesting rezoning and special use authorization for a Planned Unit Development (PUD). The petitioner intends to purchase and redevelop approximately 14 acres comprising two parcels: a one-acre rectangular parcel and a 13-acre parcel, previously operated as Parfection Park. The proposal seeks to rezone the 13-acre parcel from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District to develop a townhome community with 18 buildings totaling 105 townhome units. Additionally, the petitioner requests 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 products or premium siding on the front façades of the townhome buildings from 50% to 25%. The one-acre parcel will remain zoned as B-3 General Business District, with plans for future commercial development. The property is generally located west of IL Route 47 (S. Bridge Street), east of the Green Briar subdivision, and north of the Prairie Garden development. The subject parcel’s common address is 1115 South Bridge Street. The legal description is as follows: PARCEL1: THAT PART OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST 1/4; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHEAST 1/4, 655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO. 47, BEING ALSO THE WEST LINE OF FOX INDUSTRIAL PARK, UNIT 1, YORKVILLE, KENDALL COUNTY, ILLINOIS; EXTENDED FROM THE SOUTH; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST ALONG SAID EXTENDED TANGENT CENTER LINE AND SAID TANGENT CENTER LINE, 464.33 FEET; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST, 446.87 FEET; THENCE SOUTH 00 DEGREES 19 MINUTES 55 SECONDS EAST, 70.00 FEET; THENCE NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST, 138.57 FEET FOR A POINT OF BEGINNING; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST, 185.12 FEET; THENCE NORTH 88 DEGREES 15 MINUTES 53 SECONDS EAST, 249.93 FEET TO THE WESTERLY RIGHT OF WAY LINE OF SAID ROUTE 47 BEING A LINE DRAWN PARALLEL WITH AND 60.0 FEET WEST OF SAID CENTER LINE; THENCE NORTH 01 DEGREES 44 MINUTES 07 SECONDS WEST ALONG SAID WESTERLY RIGHT OF WAY LINE 179.00 FEET TO A LINE DRAWN NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST, 250.0 FEET TO THE POINT OF BEGINNING IN THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS. EXCEPT PART OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS WITH BEARINGS REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE SYSTEM, NAO 1983 -EAST ZONE: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE SOUTH 87 DEGREES 29 MINUTES 43 SECONDS WEST 199.803 METERS (655.52 FEET) ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 5 TO THE TANGENT CENTERLINE OF FAP 326 (IL 47) EXTENDED FROM THE SOUTH; THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 216.984 METERS (534.36 FEET) ALONG SAID TANGENT CENTERLINE AND CENTERLINE OF FAP 326 (IL 47); THENCE SOUTH 87 DEGREES 29 MINUTES 43 SECONDS WEST 18.293 METERS [60.02 FEET] TO THE POINT OF BEGINNING, SAID POINT BEING ON THE WESTERLY EXISTING RIGHT OF WAY LINE OF FAP 326 (IL 47); THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 54.559 METERS (179.00 FEET) ALONG SAID WESTERLY EXISTING RIGHT OF WAY LINE; THENCE SOUTH 86 DEGREES 05 MINUTES 31 SECONDS WEST 1.712 METERS (5.62 FEET); THENCE NORTH 03 DEGREES 54 MINUTES 29 SECONDS WEST 54.601METERS (179.14 FEET); THENCE NORTH 87 DEGREES 29 MINUTES 43 SECONDS EAST 1.712 METERS (5.62 FEET) TO THE POINT OF BEGINNING, SITUATED IN THE IN THE UNITED CITY OF YORKVILLE, COUNTY OF KENDALL AND STATE OF ILLINOIS, HEREBY RELEASING AND WAIVING ALL RIGHT UNDER AND BY VIRTUE OF THE HOMESTEAD EXEMPTION LAWS OF THE STATE. PARCEL 2: THAT PART OF THE NORTHEAST 1/4 OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST 1/4; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST ALONG THE NORTH LINE OF SAID NORTHEAST 1/4, 655.52 FEET TO THE TANGENT CENTER LINE OF ILLINOIS STATE ROUTE NO. 47, BEING ALSO THE WEST LINE OF FOX INDUSTRIAL PARK, UNIT 1, YORKVILLE, KENDALL COUNTY, ILLINOIS, EXTENDED FROM THE SOUTH; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST ALONG SAID EXTENDED TANGENT CENTER LINE AND SAID TANGENT CENTER LINE, 464.33 FEET TO A POINT HEREINAFTER REFERRED TO AS POINT "A"; THENCE SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST, 446.87 FEET FOR A POINT OF BEGINNING; THENCE SOUTH 00 DEGREES 19 MINUTES 55 SECONDS EAST, 70.00 FEET; THENCE NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST, 138.57 FEET; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST, 188.12 FEET; THENCE NORTH 88 DEGREES 15 MINUTES 53 SECONDS EAST, 249.93 FEET TO THE WESTERLY RIGHT OF WAY LINE OF SAID ROUTE 47 BEING A LINE DRAWN PARALLEL WITH AND 60.0 FEET WEST OF SAID CENTER LINE; THENCE SOUTH 01 DEGREES 44 MINUTES 07 SECONDS EAST ALONG SAID WESTERLY RIGHT OF WAY LINE 18.0 FEET; THENCE SOUTH 88 DEGREES 15 MINUTES 53 SECONDS WEST, 415.57 FEET; THENCE SOUTH 01 DEGREES 07 MINUTES 53 SECONDS EAST, 118.53 FEET; THENCE SOUTH 88 DEGREES 52 MINUTES 07 SECONDS WEST, 100.00 FEET; THENCE SOUTH 01 DEGREES 07 MINUTES 53 SECONDS EAST, 219.0 FEET TO A LINE DRAWN SOUTH 88 DEGREES 52 MINUTES 07 SECONDS WEST FROM A POINT ON SAID CENTER LINE WHICH IS 611.12 FEET SOUTHERLY OF SAID POINT "A"; THENCE SOUTH 88 DEGREES 52 MINUTES 07 SECONDS WEST, 859.67 FEET TO AN OLD CLAIM LINE; THENCE NORTH 11 DEGREES 59 MINUTES 56 SECONDS EAST ALONG SAID OLD CLAIM LINE 645.91 FEET TO A LINE DRAWN SOUTH 89 DEGREES 40 MINUTES 05 SECONDS WEST FROM THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES 40 MINUTES 05 SECONDS EAST, 838.91 FEET TO THE POINT OF BEGINNING, IN THE UNITED CITY OF THE VILLAGE OF YORKVILLE, KENDALL COUNTY, ILLINOIS. EXCEPT PART OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 36 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS WITH BEARINGS REFERENCED TO THE ILLINOIS STATE PLANE COORDINATE SYSTEM, EAST ZONE (NAD 83): COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE SOUTH 87 DEGREES 29 MINUTES 43 SECONDS WEST 199.803 METERS (655.52 FEET) ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 5 TO THE TANGENT CENTERLINE OF FAP 326 (IL 47) EXTENDED FROM THE SOUTH; THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 216.984 METERS (711.89 FEET) ALONG SAID TANGENT CENTERLINE AND CENTERLINE OF FAP 326 (IL 47); THENCE SOUTH 86 DEGREES 05 MINUTES 31 SECONDS WEST 18.288 METERS (60.00 FEET) TO THE POINT OF BEGINNING, BEING ON THE WESTERLY EXISTING RIGHT OF WAY LINE OF FAP 326 (IL 47); THENCE SOUTH 03 DEGREES 54 MINUTES 29 SECONDS EAST 7.315 METERS (24.00 FEET) ALONG SAID WESTERLY EXISTING RIGHT OF WAY LINE; THENCE SOUTH 86 DEGREES 05 MINUTES 31 SECONDS WEST 1.712 METERS (5.62 FEET); THENCE NORTH 03 DEGREES 54 MINUTES 29 SECONDS WEST 7.315 METERS (24.00 FEET); THENCE NORTH 86 DEGREES 05 MINUTES 31 SECONDS EAST 1.712 METERS (5.62 FEET) TO THE POINT OF BEGINNING, SITUATED IN THE UNITED CITY OF YORKVILLE, COUNTY OF KENDALL AND STATE OF ILLINOIS, HEREBY RELEASING AND WAIVING ALL RIGHT UNDER AND BY VIRTUE OF THE HOMESTEAD EXEMPTION LAWS OF THE STATE. PINs: 05-05-226-013 and 05-05-201-004 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 applications on Wednesday, February 12, 2025 at 7 p.m. at the United City of Yorkville, City Hall, 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. For more project information, please scan the QR code below. By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois. JORI BEHLAND City Clerk Dear Resident, I hope this letter finds you well. I am writing you to introduce Fox Haven a townhome development proposed for the vacant land that used to be the home of Parfection Driving Range. As a resident, business owner, and stakeholder in our community, I believe this project will bring significant benefits to our neighborhood. The proposed development involves constructing a series of modern townhomes that will provide much-needed housing options for our growing community. We understand the importance of community input and are committed to engaging with residents throughout the planning and development process. We will hold public meetings and provide regular updates to ensure transparency and address any concerns. We are hoping you are available to meet for a project meeting on Tuesday 1.28.25 anytime between 6PM and 7PM. The meeting will be at Craft’d 2075 Marketview Dr Yorkville, IL. At this meeting we would like to present a site plan, renderings and answer any questions or concerns that you may have. I believe this project will be a positive addition to our community, and I am eager to discuss it further with you. Please feel free to contact me at 630.699.5877 or pwinninger@winexc.com to arrange a meeting or if you have any questions. Thank you for considering this proposal. I look forward to your positive response. Sincerely, Patrick Winninger & Matt Christensen Fox Haven CEO SUMMARY: David Hamman, on behalf of Kelaka, LLC, has filed applications with the United City of Yorkville, Kendall County, Illinois, for both annexation and rezoning of certain properties. The annexation request involves two parcels totaling approximately 62.54 acres, located south of Faxon Road and west of Iroquois Lane, which are currently undeveloped and used for farming. This annexation, pursued through an annexation agreement, aims to facilitate future data center development. Additionally, the petitioner seeks rezoning of three parcels totaling approximately 112.44 acres, including the annexed parcels and one parcel north of West Veterans Parkway (US 34) and east of Eldamain Road. The rezoning request proposes a change from R-1 Single-Family Suburban Residential District and B-3 General Business District to M-2 General Manufacturing District to accommodate future uses consistent with a proposed data center development. Memorandum To: Planning and Zoning Commission From: Krysti Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator Sara Mendez, Planner I Date: February 3, 2025 Subject: PZC 2024-31 Hamman – Kelaka, LLC Annexation and Rezoning Requests PROPERTY BACKGROUND: The three (3) subject parcels total 112.44 acres. Two (2) parcels, which abut each other, are currently unincorporated and zoned A-1 Agriculture in Kendall County. The larger parcel (#02-19-200- 011) is approximately 35 acres in area and is a remnant from the former Kelaka parcel. The second parcel (#02-19-200-008) totals approximately 21-acres. The remaining parcel (#02-19-300-018), approximately 52-acres, is located approximately 2,400 feet southwest of the other parcels and separated by the Rob Roy Creek, is zoned B-3 General Business District within the City of Yorkville. The two largest parcels are also part of the Rob Roy Drainage District. In 2007, a proposal for "Cobblestone North" was submitted to the City for the currently zoned B-3 parcel, featuring a Conceptual Plan (provided below). The plan was for a commercial center spanning approximately 50 acres including a mix of retail, restaurant, theater, and office uses. However, the development never materialized, and the land has remained undeveloped for the past 18 years. produce no more than one-hundred fifty-five thousand (155,000) gallons of beer per year for sale on the premises for either on-premises or off-premises consumption. These facilities may include an ancillary tasting room and retail component in which guests/customers may sample and purchase the product. Off-site distribution of the beverages shall be consistent with state law.” 7. Nursery/greenhouse – defined as “retail business whose principal activity is the selling of plants and having outdoor storage, growing and/or display of plants.” 8. Research laboratories – defined as “a building or group of buildings in which are located facilities for scientific research, investigation, testing or experimentation, but not facilities for the manufacture or sale of products, except as incidental to the main purpose of the laboratory.” 9. Recreational vehicle sales and services – defined as “an establishment engaged in the sale of recreational vehicles, including motorhomes and pickup campers, travel trailers, tent trailers, and similar vehicles that are designed and constructed for permit sleeping or housekeeping in an outdoor or a showroom enclosed in a primary building.” 10. Storage, single-building climate controlled – defined as “a facility consisting of a single building where individual self-contained units are leased or rented to the general public for dead storage and where the individual storage units are accessed from the interior of the building.” 11. Refrigerated Warehouse (Cold Storage) - defined as “a facility which is artificially or mechanically cooled in order to maintain the integrity and quality of perishable goods.” 12. Agricultural Use – defined as “The employment of land for the primary purpose of raising, harvesting, and selling crops, or feeding (including grazing), breeding, managing, selling, or producing livestock, poultry, furbearing animals, or honeybees, or by dairying and the sale of dairy products, by any other horticultural, floricultural or viticulture use, by animal husbandry, or by any combination thereof. It also includes the current employment of land for the primary purpose of obtaining a profit by stabling or training equines including, but not limited to, providing riding lessons, training clinics and schooling shows.” 13. Retail Store, General – less than one (1) acre - defined as “A building or portion of a building providing area for the selling of new or used goods, wares, and merchandise directly to the consumer for whom the goods are furnished.” 14. Retail Store, General – greater than one (1) acre - defined as “A building or portion of a building providing area for the selling of new or used goods, wares, and merchandise directly to the consumer for whom the goods are furnished.” 15. Medical Clinic/Office – defined as “An establishment where patients are admitted for study and treatment by two (2) or more licensed physicians, dentists, psychologists, or similar professional healthcare practitioners and their professional associates. The term shall include but not be limited to offices of physicians, chiropractors, dentists, and acupuncturists.” 16. Treatment Center – defined as “One (1) or more buildings designed and used for the medical and surgical diagnosis and treatment. This definition excludes hospitals and nursing homes.” The above identified limited permitted land uses shall be in effect for the term of the annexation agreement, twenty (20) years and a sunset clause may also be recommended to revert the zoning of the annexed parcels to R-1 Single Family Suburban Residence District zoning if no development has occurred at the term of the agreement. BUFFER SETBACK/TRANSITION ZONE – Due to the proximity of the subject parcels to an existing residential development and major roadways (US 34 and Eldamain Road), staff recommends that any future development incorporate a minimum 100-foot landscaped buffer. This buffer should include elements such as vegetation, solid fencing, green walls, stormwater management areas, living groundcover, and/or turf to ensure effective visual screening and physical separation between the land uses. SITE PLAN REVIEW – Staff further recommends that any proposed development plan, regardless if it’s an outright permitted land use, shall be required to submit any and all plans for review and approval by the City Council prior to commencing any construction, grading or other work or issuance of a building permit on the Subject Property due to the subject parcels’ adjacency to an existing residential development and major roadways (US 34 & Eldamain Road). All of the above recommendations were considered at public hearing for the proposed annexation on February 11, 2025 before the City Council. Staff will provide a verbal update regarding any feedback received at that meeting. THE COMPREHENSIVE PLAN: The 2016 Comprehensive Plan Update designates these parcels as “Estate/Conservation Residential (ECR)” which is intended to provide flexibility for residential design to accommodate low- density detached single-family housing yet preserving sensitive environmental and scenic features. This land use designation has also been used as a holding category for parcels not likely to develop within the 10-year horizon of the comprehensive plan’s timeline. Additionally, the Comprehensive Plan also states, “while the land use map should guide future land use and development and zoning decisions, it is also meant to be adjusted and changed when circumstances warrant a change in planning direction in a given area of the City.” Due to the recent trend in rezoning and development in the area, the Kelaka property annexation and rezoning to M-2 to the west/north and the DMYF, LLLP project pending approval to the south/east of the subject parcels, staff supports the proposed M-2 General Manufacturing District zoning for a future data center campus development with conditions. Upon approval of the annexation and rezoning, the Comprehensive Plan will require an amendment to reflect the new M-2 General Manufacturing zoning district. The subject property’s future land use designation will be revised from “Estate/Conservation Residential (ECR)” to “General Industrial (GI)”. COMMUNITY MEETING: Per Section 10-8-13-B-1-a of the Unified Development Ordinance states a community meeting of area/neighborhood property owners, explaining the proposed Annexation conducted by the petitioner at their own expense and at a location of their choosing may be required as a recommendation from the Plan Council prior to the Planning and Zoning Commission public hearing date. Due to the proximity of existing residential land uses immediately to the east, the Kylyn’s Ridge subdivision, staff recommended the petitioner conduct a community meeting, possibly via the homeowners’ association (HOA), regarding the proposed future land use of the subject property prior to the City Council and Planning and Zoning Commission public hearings. The petitioner held a community meeting on January 29th at the Old Second Bank. STAFF COMMENTS: The petitioner is requesting a straightforward annexation of the subject property into the City of Yorkville without seeking any relief or variances from the M-2 General Manufacturing District zoning. With the additional restrictions on permitted land uses, should the property not develop as a data center as outlined in the proposed annexation agreement, staff supports the rezoning requests. This aligns with the Comprehensive Plan’s recommended strategy of closing unincorporated “gap” areas within Yorkville’s corporate boundaries to manage growth and is consistent with the trend in future development within the area as illustrated in the attached Data Center Developments Map. 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 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). 6. The community need for the proposed use. 7. 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. PROPOSED MOTIONS: REZONING PARCELS 02-19-200-008 and #02-19-200-011 In consideration of testimony presented during a Public Hearing on February 12, 2025 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 data center, contingent upon approval of annexation by the City Council, for two (2) parcels totaling approximately 62.54 acres and generally located immediately south of Faxon Road and west of Iroquois Lane, subject to {insert any additional conditions of the Planning and Zoning Commission}… REZONING PARCEL #02-19-300-018 In consideration of testimony presented during a Public Hearing on February 12, 2025 and discussion of the findings of fact, the Planning and Zoning Commission recommends approval to the City Council a request for rezoning from B-3 General Business District to M-2 General Manufacturing District for a proposed future data center for an approximately 50-acre parcel located immediately north of West Veterans Parkway (US 34) and east of Eldamain Road subject to {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1. Map of Applied for and Approved Data Center Developments 2. Rezoning Applications 3. Public Hearing Notice 4. Plan Council Packet dated December 2, 2024 5. Resident emails 3 5. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates these parcels as “Estate/Conservation Residential (ECR)” which is intended to provide flexibility for residential design to accommodate low-density detached single-family housing yet preserving sensitive environmental and scenic features. This land use designation has also been used as a holding category for parcels not likely to develop within the 10-year horizon of the comprehensive plan’s timeline. Additionally, the Comprehensive Plan also states, “while the land use map should guide future land use and development and zoning decisions, it is also meant to be adjusted and changed when circumstances warrant a change in planning direction in a given area of the City.” a. Due to the recent trend in rezoning and development in the area, the Kelaka property annexation and rezoning to M-2 to the west/north and the DMYF, LLLP project pending approval to the south/east of the subject parcels, staff supports the proposed M-2 General Manufacturing District zoning for a future data center campus development with conditions. b. Upon approval of the annexation and rezoning, the Comprehensive Plan will require an amendment to reflect the new M-2 General Manufacturing zoning district. The subject property’s future land use designation will be revised from “Estate/Conservation Residential (ECR)” to “General Industrial (GI)”. ANNEXATION COMMENTS: 6. ANNEXATION AGREEMENT – Given the subject parcels location along a major arterial roadway (US 34) and its proximity to the Kylyn’s Ridge residential development, staff recommends that the annexation agreement include a condition to consider restricting future manufacturing uses under the M-2 District if a data center campus is not developed on the site. This will be consistent with the recently recommended conditions for the DMYF, LLLP project. i. Should a data center user not develop on the parcel, staff would recommend only the following M-2 General Manufacturing land uses be permitted on the subject property per Table 10-3-12(B) of the Unified Development Ordinance: 1. Automobile sales and services (enclosed) – defined as “An establishment engaged in the sale of automobiles where all operations take place entirely within an enclosed showroom in a primary building.” 2. Bakery (wholesale) - defined as “a bakery in which there is permitted the production and/or wholesaling of baked goods, excluding retail bakery.” 3. Brewery/winery/distillery – defined as “an establishment primarily engaged in brewing fermented malt beverages including beer, ale, malt liquors, and nonalcoholic beer (brewery), manufacturing and bottling wine on the premises (winery), or manufacturing, by distillation, intoxicating spirits on the premises (distillery) but not including on-premises consumption by patrons.” 4. Building material sales – defined as “establishments or places of business primarily engaged in retail or wholesale sale, from the premises, of materials used in the construction of buildings or other structures.” 4 5. Microdistillery – defined as “a small-scale artisan manufacturing business that blends, ferments, processes, packages, distributes and serves alcoholic spirits on and off the premises and produces no more than fifteen thousand (15,000) gallons per calendar year on- site. The microdistillery facility may include an ancillary tasting room and retail component in which guests/customers may sample and purchase the product. Off-site distribution of the alcoholic beverages shall be consistent with state law.” 6. Microbrewery/Microwinery – defined as “a combination retail, wholesale, and/or small-scale artisan manufacturing business that brews, ferments, processes, packages, distributes, and serves either beer or wine for sale on- or off-site. A microbrewery shall produce no more than one-hundred fifty-five thousand (155,000) gallons of beer per year for sale on the premises for either on-premises or off- premises consumption. These facilities may include an ancillary tasting room and retail component in which guests/customers may sample and purchase the product. Off-site distribution of the beverages shall be consistent with state law.” 7. Nursery/greenhouse – defined as “retail business whose principal activity is the selling of plants and having outdoor storage, growing and/or display of plants.” 8. Research laboratories – defined as “a building or group of buildings in which are located facilities for scientific research, investigation, testing or experimentation, but not facilities for the manufacture or sale of products, except as incidental to the main purpose of the laboratory.” 9. Recreational vehicle sales and services – defined as “an establishment engaged in the sale of recreational vehicles, including motorhomes and pickup campers, travel trailers, tent trailers, and similar vehicles that are designed and constructed for permit sleeping or housekeeping in an outdoor or a showroom enclosed in a primary building.” 10. Storage, single-building climate controlled – defined as “a facility consisting of a single building where individual self-contained units are leased or rented to the general public for dead storage and where the individual storage units are accessed from the interior of the building.” 11. Refrigerated Warehouse (Cold Storage) - defined as “a facility which is artificially or mechanically cooled in order to maintain the integrity and quality of perishable goods.” 12. Agricultural Use – defined as “The employment of land for the primary purpose of raising, harvesting, and selling crops, or feeding (including grazing), breeding, managing, selling, or producing livestock, poultry, furbearing animals, or honeybees, or by dairying and the sale of dairy products, by any other horticultural, floricultural or viticulture use, by animal husbandry, or by any combination thereof. It also includes the current employment of land for the primary purpose of obtaining a profit by stabling or training equines including, but not limited to, providing riding lessons, training clinics and schooling shows.” 5 13. Retail Store, General – less than one (1) acre - defined as “A building or portion of a building providing area for the selling of new or used goods, wares, and merchandise directly to the consumer for whom the goods are furnished.” 14. Retail Store, General – greater than one (1) acre - defined as “A building or portion of a building providing area for the selling of new or used goods, wares, and merchandise directly to the consumer for whom the goods are furnished.” 15. Medical Clinic/Office – defined as “An establishment where patients are admitted for study and treatment by two (2) or more licensed physicians, dentists, psychologists, or similar professional healthcare practitioners and their professional associates. The term shall include but not be limited to offices of physicians, chiropractors, dentists, and acupuncturists.” 16. Treatment Center – defined as “One (1) or more buildings designed and used for the medical and surgical diagnosis and treatment. This definition excludes hospitals and nursing homes.” ii. The above identified limited permitted land uses shall be in effect for the term of the annexation agreement, twenty (20) years and a sunset clause may also be recommended to revert the zoning of the annexed parcels to R-1 Single Family Suburban Residence District zoning if no development has occurred at the term of the agreement. 7. BUFFER SETBACK/TRANSITION ZONE – Due to the proximity of the subject parcels to an existing residential development and major roadways (US 34 and Eldamain Road), staff recommends that any future development incorporate a minimum 100-foot landscaped buffer. This buffer should include elements such as vegetation, solid fencing, green walls, stormwater management areas, living groundcover, and/or turf to ensure effective visual screening and physical separation between the land uses. 8. SITE PLAN REVIEW – Staff further recommends that any proposed development plan, regardless if it’s an outright permitted land use, shall be required to submit any and all plans for review and approval by the City Council prior to commencing any construction, grading or other work or issuance of a building permit on the Subject Property due to the subject parcels’ adjacency to an existing residential development and major roadways (US 34 & Eldamain Road). 9. PLAT OF ANNEXATION – A plat of annexation shall be an exhibit to the annexing ordinance. The city engineer will prepare the exhibit. 10. COMMUNITY MEETING – Per Section 10-8-13-B-1-a of the Unified Development Ordinance states a community meeting of area/neighborhood property owners, explaining the proposed Annexation conducted by the petitioner at their own expense and at a location of their choosing may be required as a recommendation from the Plan Council prior to the Planning and Zoning Commission public hearing date. a. Due to the proximity of existing residential land uses immediately to the east, the Kylyn’s Ridge subdivision, staff recommends the petitioner conduct a community meeting, possibly via the homeowners’ association (HOA), regarding the proposed future land use of the subject property prior to the City Council and Planning and Zoning Commission public hearings. From:John Philipchuck To:Krysti Barksdale-Noble Cc:daveh.hhstone@gmail.com; Anna Voightman; Kathleen West Subject:Kelaka LLC, Annexation and Zoning Date:Monday, December 30, 2024 12:19:10 PM Hello Krysti. I am responding to your correspondence dated December 12th regarding the Plan Council meeting follow-up under the heading General Zoning/Annexation Agreement Comments. 1. My client is in agreement as to your list of future land uses for the property in the M-2 District should a data center campus not be developed on the property. 2. My client agrees to a minimum of a 100 foot landscaped buffer with the existing Kylyn’s Ridge Subdivision. We do not agree with a similar buffer restriction along Eldamain Road or US Route 34. The Comprehensive Plan does not depict such a setback along Route 34 and there is no such requirement in the adjacent Daniels property agreement. The proposed rezoning and future land use along Eldamain Road is different than the anticipated residential uses in the Comprehensive Plan and therefore a 100 foot landscape buffer from Eldamain Road should not be imposed. The Eldamain corridor is now becoming an Industrial/Manufacturing center. 3. My client is in agreement with City Council review prior to commencing any construction, grading, other work or the issuance of a building permit on the property. Thank you for your continuing efforts to support this annexation and land use change. John F. Philipchuck Dommermuth, Cobine, West, Gensler, Philipchuck and Corrigan, Ltd. 111 E. Jefferson Avenue Suite 200 Naperville, IL 60540 (630)355-5800 (630)355-5976 (fax) jfp@dbcw.com www.napervillelawyers.com PUBLIC NOTICE NOTICE OF PUBLIC HEARING BEFORE UNITED CITY OF YORKVILLE PLANNING AND ZONING COMMISSION PZC 2024-31 NOTICE IS HEREBY GIVEN THAT 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. The legal description of the subject parcels are as follows: PARCELS 1 & 2: PART OF SECTION 19, AND ALSO A PART OF THE NORTHWEST 1/4 OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHEAST 1/4 OF SAID SECTION 19; THENCE SOUTH 0 DEGREES, 39 MINUTES, 04 SECONDS EAST ALONG THE EAST LINE OF SAID SECTION 19, A DISTANCE OF 147.18 FEET; THENCE SOUTH 82 DEGREES, 38 MINUTES, 28 SECONDS EAST, 1885.72 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 82 DEGREES, 38 MINUTES, 28 SECONDS WEST, 1885.72 FEET TO THE EAST LINE OF SAID SECTION 19; THENCE NORTH 81 DEGREES, 25 MINUTES, 39 SECONDS WEST, 839.38 FEET TO A LINE DRAWN NORTH 88 DEGREES, 28 MINUTES, 32 SECONDS EAST FROM THE CENTER OF SAID SECTION 19; THENCE SOUTH 88 DEGREES, 28 MINUTES, 32 SECONDS WEST, 1826.22 FEET TO THE CENTER OF SAID SECTION 19; THENCE SOUTH 0 DEGREES, 45 MINUTES, 07 SECONDS EAST ALONG THE QUARTER SECTION LINE, 257.40 FEET; THENCE NORTH 83 DEGREES, 55 MINUTES, 03 SECONDS WEST, 1944.30 FEET TO A POINT ON THE NORTH LINE OF THE SOUTHWEST 1/4 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, 204.60 FEET; THENCE NORTH 3 DEGREES, 24 MINUTES, 35 SECONDS EAST, 2079.52 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF THE BURLINGTON NORTHERN RAILROAD, INC.; THENCE NORTHEASTERLY ALONG SAID OUTHERLY RIGHT-OF-WAY LINE ON A BEARING OF NORTH 73 DEGREES, 57 MINUTES, 26 SECONDS EAST, ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, 2417.61 FEET; THENCE SOUTH 0 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 SAID CENTER LINE 1028.97 FEET; THENCE SOUTH 76 DEGREES, 33 MINUTES, 23 SECONDS EAST, ALONG SAID CENTERLINE 630.71 FEET; THENCE SOUTH 79 DEGREES, 19 MINUTES, 23 SECONDS EAST ALONG SAID CENTERLINE 904.87 FEEET; THENCE SOUTH 80 DEGREES, 15 MINUTES, 53 SECONDS EAST ALONG SAID CENTER LINE 765.83 FEET; THENCE SOUTH 80 DEGREES, 27 MINUTES, 23 SECONDS EAST, ALONG SAID CENTER LINE 351.94 FEET TO THE NORTHWEST CORNER OF A TRACT OF LAND AS CONVEYED TO FRANCIS G. YABSLEY AND PHYLLIS A. YABSLEY, BY DOCUMENT NUMBER 865742, AS RECORDED IN THE OFFICE OF THE RECORDER OF DEEDS, KENDALL COUNTY, ILLINOIS; THENCE ALONG THE WEST LINE OF SAID YABSLEY TRACT, SOUTH 09 DEGREES, 32 MINUTES, 37 SECONDS WEST, 460.00 FEET TO THE SOUTHWEST CORNER OF SAID YABSLEY TRACT; THENCE ALONG THE SOUTH LINE OF SAID YABSLEY TRACK, SOUTH 80 DEGREES, 27 MINUTES, 23 SECONDS EAST, 475.00 FEET TO THE SOUTHEAST CORNER OF SAID YABSLEY TRACT; THENCE ALONG THE EAST LINE OF SAID YABSLEY TRACT, NORTH 09 DEGREES, 32 MINUTES, 37 SECONDS EAST, 460.00 FEET TO THE NORTHEAST CORNER OF SAID YABSLEY TRACT, SAID POINT ALSO BEING IN THE CENTERLINE OF SAID FAXON ROAD; THENCE ALONG SAID CENTERLINE, SOUTH 80 DEGREES, 27 MINUTES, 23 SECONDS EAST, 275.00 FEET; THENCE SOUTH 04 DEGREES, 21 MINUTES, 17 SECONDS WEST, 1549.81 FEET TO THE POINT OF BEGINNING, IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS. EXCEPT THE PART FALLING IN THE FOLLOWING DESCRIBED LAND: THAT PART OF SECTION 19 AND ALSO THAT PART OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 19; THENCE SOUTH 00 DEGREES 39 MINUTES 04 SECONDS EAST, ALONG THE EAST LINE OF SAID SECTION 19, A DISTANCE OF 147.18 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 82 DEGREES 38 MINUTES 28 SECONDS EAST, A DISTANCE OF 1885,72 FEET; THENCE NORTH 04 DEGREES 21 MINUTES 17 SECONDS EAST, A DISTANCE OF 1549.81 FEET TO THE CENTERLINE OF FAXON ROAD: THENCE NORTH 8O DEGREES 27 MINUTES 23 SECONDS WEST ALONG THE CENTERLINE OF FAXON ROAD, A DISTANCE OF 275.00 FEET; THENCE SOUTH 09 DEGREES 32 MINUTES 37 SECONDS WEST, A DISTANCE OF 460.00 FEET; THENCE NORTH 80 DEGREES 27 MINUTES 23 SECONDS WEST A DISTANCE OF 475.00 FEET; THENCE NORTH 09 DEGREES 32 MINUTES 37 SECONDS EAST, A DISTANCE OF 460.00 FEET TO THE CENTERLINE OF FAXON ROAD; THENCE NORTH 80 DEGREES 27 MINUTES 23 SECONDS WEST ALONG SAID ROAD CENTERLINE, A DISTANCE OF 351.94 FEET; THENCE NORTH 80 DEGREES 15 MINUTES 53 SECONDS WEST, ALONG THE CENTERLINE OF FAXON ROAD, A DISTANCE OF 765.83 FEET; THENCE NORTH 79 DEGREES 19 MINUTES 23 SECONDS WEST, ALONG SAID ROAD CENTERLINE, A DISTANCE OF 332.13 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 698.12 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 130.00 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 971.15 FEET; THENCE SOUTH 81 DEGREES 25 MINUTES 39 SECONDS EAST, A DISTANCE OF 50.79 FEET TO THE POINT OF BEGINNING, IN BRISTOL TOWNSHIP, KENDALL COUNTY,ILLINOIS. AND EXCEPT THE PART FALLING IN THE FOLLOWING DESCRIBED LAND: THAT PART OF THE NORTHEAST 1/4 OF SECTION 19, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, 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, 257.40 FEET; THENCE NORTH 83 DEGREES 55 MINUTES 03 SECONDS WEST, 120.0 FEET; THENCE NORTH 22 DEGREES 13 MINUTES 31 SECONDS EAST, 296.51 FEET; THENCE NORTH 46 DEGREES 38 MINUTES 37 SECONDS EAST 788.19 FEET; THENCE NORTH 68 DEGREES 41 MINUTES 58 SECONDS EAST, 390.87 FEET FOR A POINT OF BEGINNING; THENCE NORTH 68 DEGREES 41 MINUTES 58 SECONDS EAST, 207.58 FEET; THENCE NORTH 45 DEGREES 58 MINUTES 23 SECONDS EAST, 375.65 FEET; THENCE NORTH 48 DEGREES 02 MINUTES 41 SECONDS EAST, 242.00 FEET; THENCE NORTH 48 DEGREES 12 MINUTES 10 SECONDS EAST, 692.93 FEET TO A POINT IN THE CENTER LINE OF FAXON ROAD; THENCE NORTH 79 DEGREES 19 MINUTES 23 SECONDS WEST ALONG SAID CENTER LINE, 184.02 FEET; THENCE NORTH 76 DEGREES 33 MINUTES 23 SECONDS WEST ALONG SAID CENTER LINE, 630.71 FEET TO THE CENTER LINE OF BEECHER ROAD; THENCE NORTH 74 DEGREES 54 MINUTES 09 SECONDS WEST ALONG SAID FAXON ROAD CENTER LINE, 327.00 FEET; THENCE SOUTH 06 DEGREES 6 MINUTES 20 SECONDS WEST, 574.54 FEET; THENCE SOUTH 00 DEGREES 57 MINUTES 56 SECONDS EAST, 654.81 FEET TO THE POINT OF BEGINNING, EXCEPTING THEREFROM THAT PART THEREOF CONVEYED TO WAYNE AND DELORES CRUISE BY A TRUSTEE'S DEED RECORDED JUNE 4, 1990 AS DOCUMENT NO. 903549 IN BRISTOL TOWNSHIP, KENDALL COUNTY, ILLINOIS. AND EXCEPT THE PART FALLING IN THE FOLLOWING DESCRIBED LAND THAT PART OF THE NE 1/4 OF SECTION 19, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTER OF SAID SECTION 19, THENCE SOUTH 0 DEGREES 46 MINUTES 07 SECONDS EAST ALONG THE QUARTER SECTION LINE, 257.40 FEET; THENCE NORTH 63 DEGREES 66 MINUTES 03 SECONDS WEST, 120.00 FEET; THENCE NORTH 22 DEGREES 13 MINUTES 31 SECONDS EAST, 296.61 FEET; THENCE NORTH 46 DEGREES 38 MINUTES 37 SECONDS EAST, 788.19 FEET; THENCE NORTH 68 DEGREES 41 MINUTES 68 SECONDS EAST, 698.46 FEET; THENCE NORTH 45 DEGREES 68 MINUTES 23 SECONDS EAST, 375.65 FEET; THENCE NORTH 48 DEGREES 02 MINUTES 41 SECONDS EAST, 242.00 FEET FOR THE POINT OF BEGINNING; THENCE NORTH 46 DEGREES 12 MINUTES 10 SECONDS EAST, 692.93 FEET TO A POINT IN THE CENTERLINE OF FAXON ROAD; THENCE NORTH 79 DEGREES 19 MINUTES 23 SECONDS WEST ALONG SAID CENTERLINE, 184.02 FEET, THENCE NORTH 76 DEGREES 33 MINUTES 23 SECONDS WEST ALONG SAID CENTERLINE, 630.71 FEET; THENCE NORTH 74 DEGREES 54 MINUTES 09 SECONDS WEST ALONG SAID CENTERLINE, 350.00 FEET; THENCE SOUTH 13 DEGREES 26 MINUTES 37 SECONDS WEST, 670.60 FEET; THENCE SOUTH 76 DEGREES 33 MINUTES 23 SECONDS EAST, 759.31 FEET TO THE POINT OF BEGINNING IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS. AND EXCEPT THE PART FALLING IN THE FOLLOWING DESCRIBED LAND 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: BEGINNING 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, 1944.30 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, 784.04 FEET TO THE QUARTER SECTION LINE; THENCE SOUTH 00 DEGREES 46 MINUTES 07 SECONDS EAST, ALONG SAID QUARTER SECTION LINE, 32.36 FEET TO THE POINT OF BEGINNING. PARCEL 3: THAT PART OF THE WEST HALF OF SECTION 19, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE CENTER LINE OF U.S. ROUTE 34 AND THE WEST LINE OF SAID SECTION 19; THENCE NORTH ALONG SAID WEST LINE OF SECTION 19, 50.21 FEET TO A POINT OF THE FORMER NORTH RIGHT OF WAY LINE OF SAID U.S. ROUTE 34; THENCE SOUTH 84 DEGREES 36 MINUTES 32 SECONDS EAST ALONG SAID FORMER RIGHT OF WAY LINE 148.00 FEET; THENCE NORTH 00 DEGREES 10 MINUTES 27 SECONDS EAST PARALLEL WITH SAID WEST LINE OF SECTION 19, 15.06 FEET TO A POINT ON THE NORTHERLY RIGHT OF WAY LINE OF SAID U.S. ROUTE 34 FOR THE POINT OF BEGINNING; THENCE SOUTH 84 DEGREES 36 MINUTES 32 SECONDS EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE, 361.08 FEET; THENCE NORTH 03 DEGREES 02 MINUTES 53 SECONDS EAST, 302.64 FEET; THENCE SOUTH 87 DEGREES 21 MINUTES 53 SECONDS EAST, 404.14 FEET TO AN OLD FENCE LINE REPRESENTING AN OLD DEED LINE; THENCE NORTH 02 DEGREES 38 MINUTES 07 SECONDS EAST ALONG SAID OLD FENCE LINE 2240.63 FEET; THENCE NORTH 84 DEGREES 40 MINUTES 09 SECONDS WEST, 976.08 FEET TO THE EASTERLY RIGHT OF WAY LINE OF ELDAMAIN ROAD; THENCE SOUTH 00 DEGREES 10 MINUTES 27 SECONDS WEST ALONG SAID EASTERLY RIGHT OF WAY LINE, 1984.53 FEET TO A POINT 600.00 FEET NORTHERLY OF SAID FORMER RIGHT OF WAY OF U.S. ROUTE 34; THENCE SOUTH 84 DEGREES 36 MINUTES 32 SECONDS EAST PARALLEL WITH SAID FORMER RIGHT OF WAY LINE, 97.79 FEET; THENCE SOUTH 00 DEGREES 10 MINUTES 27 SECONDS WEST PARALLEL WITH SAID EASTERLY RIGHT OF WAY LINE OF ELDAMAIN ROAD, 584.94 FEET TO THE POINT OF BEGINNING (EXCEPT THAT PART, IF ANY, FALLING IN THE FOLLOWING DESCRIBED TRACT: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 19, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WEST LINE OF SAID SOUTHWEST QUARTER WITH THE NORTH RIGHT OF WAY LINE OF ILLINOIS ROUTE 34; THENCE NORTH 00 DEGREES 10 MINUTES 28 SECONDS EAST ALONG SAID WEST LINE 600 FEET; THENCE SOUTH 84 DEGREES 36 MINUTES 32 SECONDS EAST, PARALLEL WITH THE NORTHLINE OF ROUTE 34, 148 FEET; THENCE SOUTH 00 DEGREES 10 MINUTES 28 SECONDS WEST, PARALLEL WITH SAID WEST LINE, 600 FEET TO SAID NORTH LINE; THENCE NORTH 84 DEGREES 36 MINUTES 32 SECONDS WEST, ALONG SAID NORTH LINE 148 FEET TO THE POINT OF BEGINNING; ALSO EXCEPT THAT PART, IF ANY, FALLLING IN THE FOLLOWING DESCRIBED TRACT: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 19, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN BEING DESCRIBED BY COMMENCING AT A POINT ON THE WEST LINE OF SAID SETION 19 AT THE INTERSECTION OF THE CENTER LINE OF U.S. ROUTE 34; THENCE SOUTH 86 DEGREES 11 MINUTES 48 SECONDS EAST ALONG SAID CENTER LINE, 503.76 FEET FOR THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 86 DEGREES 11 MINUTES 48 SECONDS EAST ALONG SAID CENTER LINE, 134.00 FEET TO THE POINT OF CURVATURE OF A CURVE TO THE RIGHT HAVING A RADIUS OF 38,197.20 FEET; THENCE EASTERLY ALONG SAID CENTER LINE CURVE, A DISTANCE OF 275.36 FEET TO A POINT WHOSE CHORD BEARS SOUTH 85 DEGREES 58 MINUTES 32 SECONDS EAST, 275.36 FEET; THENCE NORTH 01 DEGREES 02 MINUTES 51 SECONDS EAST, 388.32 FEET; THENCE NORTH 87 DEGREES 21 MINUTES 53 SECONDS WEST, 404.14 FEET; THENCE SOUTH 03 DEGREES 02 MINUTES 53 SECONDS WEST, 367.63 FEET TO THE PONT OF BEGINNING; ALSO EXCEPT THAT PART, IF ANY, FALLING IN THE FOLLOWING DECRIBED TRACT: THAT PART OF THE NORTHWEST QUARTER OF SECTION 19, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER; THENCE NORTH 00 DEGREES 20 MINUTES 44 SECONDS WEST ALONG THE WEST LINE OF SAID NORTHWEST QUARTER, 254.37 FEET FOR A POINT OF BEGINNING; THENCE NORTH 00 DEGREES 20 MINUTES 44 SECONDS WEST ALONG SAID WEST LINE 1517.74 FEET TO THE SOUTHERLY LINE OF THE BURLINGTON NORTHERN, INC. RAILROAD RIGHT WAY; THENCE NORTH 73 DEGREES 57 MINUTES 53 SECONDS EAST ALONG SAID SOUTHERLY LINE 1197.36 FEET TO THE LANDS FORMERLY OWNED BY CALVIN WHEELER; THENCE SOUTH 03 DEGREES 25 MINUTES 05 SECONDS WEST ALONG SAID WHEELER’S LANDS, 1939.92 FEET; THENCE NORTH 85 DEGREES 05 MINUTES 42 SECONDS WEST 1029.63 FEET TO THE POINT OF BEGINNING; ALSO EXCEPT THAT PART, IF ANY, LYING EAST OF THE FOLLOWING LINE AND ITS EXTENSION NORTHERLY: COMMENCING AT A POINT ON THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 19 THAT 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 204.60 FEET FOR THE POINT OF BEGINNING OF SAID LINE; THENCE SOUTH 02 DEGREES 08 MINUTES 40 SECONDS WEST 2489.33 FEET TO THE CENTER LINE OF U.S. HIGHWAY NO. 34 FOR THE TERMINATION OF SAID LINE; AND ALSO EXCEPT THAT PART, IF ANY, DESCRIBED IN DEED RECORDED JANUARY 29, 1997 AS DOCUMENT 9700933), IN THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS. PERMANENT TAX NUMBERS: 02-19-200-008; 02-19-200-011, AND 02-19-300-018 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 applications on Wednesday, February 12, 2025 at 7 p.m. at the United City of Yorkville, City Hall, 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. For more project information, please scan the QR code below. By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois. JORI BEHLAND City Clerk From: Sent: Monday, February 3, 2025 2:23:35 PM To: John Purcell <jpurcell@yorkville.il.us> Subject: Yorkville Citizen Concerned with Potential Upcoming Rezoning Dear Mayor Purcell, Wanted to reach out to you as a concerned Yorkville citizen. I received documents for an upcoming Yorkville Public Hearing for Rezoning Residential to Manufacturing. My current address is with my wife and 2 small children. I am new to participating in city public hearings and was hoping to see your opinions on this and some insite. DMYF, LLLP (Annexation & Rezone) | Yorkville, IL - Official Website I attended this Hearing and felt very out of place since it was all new to me. The upcoming Public hearing will be Annexing and Rezoning of a section of land that will directly impact my residence, as well as 22 of my neighbors. Hamman- Kelaka, LLC (Annexation and Rezone) | Yorkville, IL - Official Website My concerns are on how close this potential rezoning of Residential to Manufacturing would be to a current residential neighborhood. When looking on a map you can see how far these potential rezoning from Residential to Manufacturing section will be to 23 residential houses. (Most North / West of the upcoming request) I am in support of the growth in Yorkville; however I believe this potential rezoning to Manufacturing is too close to existing Yorkville Residence. Yorkville City Council just approved to convert over 270acres of land to Manufacturing at the end of last year next door to my neighborhood. How much closer does Manufacturing zoning need to be to existing Yorkville Residence? I did not move to Yorkville to live in a Manufacturing Zone. I and my wife’s dream was to grow old in our current house however this won’t be a possibility if 70ft tall warehouses are casting a shadow over my house. Do you agree / understand my concerns with this upcoming Rezoning request? Do you have any suggestions on how to approach the council during the hearing? The Rezoning hearing is scheduled for February 12, 2025 at 19:00 Thank you for your time and hope to hear back soon! Brian A. Carrabotta 1 SUMMARY: The petitioner, Kyle Corniels, is seeking variance approval for an approximate 0.28-acre parcel located at 515 W Washington Street in Yorkville, Illinois. The property is located at the end of the cul-de-sac on west Washington Street and immediately south of West Fox Street. The petitioner is requesting a variance to Section 10-5-5. Fences in the Unified Development Ordinance. The purpose of this request is to allow the fence to extend beyond the front plane of the primary building façade in a residential district. PROPERTY BACKGROUND: The property is zoned R-2 Single-Family Traditional Residence District and is surrounded by other R-2 zoned single family homes. The property is comprised of one (1) parcel owned by the petitioner and is uniquely positioned at the end of the cul-de-sac on west Washington Street. The location results in the home’s primary building façade facing the curve of the street, rather than a straight section of the street, creating an atypical orientation. Due to the atypical lot configuration, the front plane of the house extends along a portion of what would typically be considered a side yard. This area of the City was developed before any modern zoning regulations existed and therefore the structures and parcels in the area are uniquely placed and shaped. The photo below illustrates the positioning of the home on the lot. Memorandum To: Planning and Zoning Commission From: Sara Mendez, Planner I CC: Bart Olson, City Administrator Krysti Barksdale-Noble, Community Development Director Date: January 31, 2025 Subject: PZC 2024-32 515 W Washington Street – Variance Fence Location 2 PROJECT DESCRIPTION: The petitioner is requesting approval for a cedar fence already constructed on the property. The fence, which stands at 6 feet tall and tapers to 4 feet, extends beyond the front plane of the primary building façade. Initially, the petitioner contacted the City’s Community Development Department regarding plans to construct a privacy fence. Concerned about the unique layout of the home, the petitioner consulted City Staff and was informed that a variance application would be required due to the fence’s proposed location. To accommodate the petitioner’s timeline, as the fence installation was planned for the fall of 2024 and the variance process typically takes 2-3 months, the City issued a contingent fence permit in September 2024. The permit allowed the fence to be installed while requiring the petitioner to formally apply for a variance. The variance application was subsequently filed on November 12, 2024. Section 10-5-5 of the City’s Unified Development Ordinance specifies that fences may be built up to the property line but must not extend beyond the front plane of the primary building façade in residential districts. The petitioner seeks a variance from this ordinance to allow the fence to extend beyond the front plane of the home, as illustrated in the plat below. 3 The unique configuration of the property contributes to the need for this variance. The home is located at the end of a cul-de-sac, causing the front plane of the primary building façade—considered the front side of the home in this case—to extend into an area that would typically be classified as a side yard. Additionally, the setbacks of the home further influence the property’s layout. Below is a table comparing the minimum yard setbacks required by the Unified Development Ordinance with those of 515 W. Washington Street. UDO Minimum Required Setbacks 515 West Washington Street Setbacks Front Yard 30 feet 78 feet Side Yard 10 feet 30 feet Side Yard 10 feet 31 feet Rear Yard 40 feet 15 feet The front yard setback of 78 feet, far exceeding the UDO minimum of 30 feet, pushes the home further back on the lot. On the other hand, the rear yard setback is significantly reduced at 15 feet, compared to the required 40 feet, further affecting the home’s overall placement and alignment with the curve of the street. 4 Together, these factors—the large front yard setback, reduced rear yard setback, and the home’s location at the end of the cul-de-sac—result in the primary building façade extending into what would typically be the side yard. This creates challenges in adhering to the standards of Section 10-5-5 for building a privacy fence, which supports the request for a variance. STANDARDS FOR GRANTING A VARIANCE: Section 10-8-9-C states specific standards for variations which all recommendation bodies will review. The petitioner has provided answers to each of the criteria in the application 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. A particular hardship to the owner would result because of the physical surroundings, shape, or topographical conditions of the subject property, as distinguished from a mere inconvenience, if the strict letter of the regulations were carried out. 2. The conditions upon which the petition for a Variation is based are unique to the subject property and are not applicable, generally, to other properties within the same zoning district. 3. The difficulty or hardship is not created by any person presently having an interest in the property. 4. The Variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. 5. The proposed Variation will not impair an adequate supply of light and air to adjacent property, substantially increase the congestion in the public streets, increase the danger to the public, or substantially diminish or impair property values within the neighborhood. 6. The proposed Variation is consistent with the official comprehensive plan and other development standards and policies of the City. STAFF COMMENTS Staff supports the request for a variance due to the uniqueness of the property. The large front yard setback, the reduced rear yard setback, and the home’s location at the end of the cul -de-sac creates challenges in adhering to the standards of Section 10-5-5 for building a privacy fence, which supports the request for a variance. The final vote is scheduled for the February 25, 2025 City Council meeting. PROPOSED MOTION: In consideration of testimony presented during a Public Hearing on February 12, 2025 and approval of the findings of fact, the Planning and Zoning Commission recommends approval of a request to vary the fence regulation contained in Section 10-5-5 of the Unified Development Ordinance to permit a fence to extend beyond the front plane of the primary building façade in a residential district of the subject property and further subject to {insert any additional conditions of the Planning and Zoning Commission}… ATTACHMENTS: 1. Petitioner Application (with attachments) 2. Public Hearing Notice 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: 7752294 Purchase Order: State of Illinois - Kendall Chicago Tribune Media Group does hereby certify that it is the publisher of the The Beacon-News. 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