Planning and Zoning Commission Packet 2025 03-12-25
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, March 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: February 12, 2025
Citizen’s Comments
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Public Hearings
1. CONTINUED 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 2025-01 DMYF-Loftus - 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 two (2) parcels totaling
approximately 53.7 acres and is generally located at the north of Faxon Road, east of Beecher Road,
and south of the Burlington Northern Santa Fe (BNSF) railroad. The petitioner is requesting rezoning
approval from A-1 Agricultural District to M-2 General Manufacturing District for a future data
center.
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,
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
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 2025-01 DMYF-Loftus - 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 two (2) parcels totaling
approximately 53.7 acres and is generally located at the north of Faxon Road, east of Beecher Road,
and south of the Burlington Northern Santa Fe (BNSF) railroad. The petitioner is requesting rezoning
approval from A-1 Agricultural District to M-2 General Manufacturing District for a future data
center.
Action Item
Rezone
Additional Business
1. Year In Review 2024
2. City Council Action Updates
a. 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
Adjournment
DRAFT
Page 1 of 5
PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, February 12, 2025 7:00pm
Meeting Called to Order
Chairman Richard Vinyard called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call
Ryan Forristall-yes, Rusty Hyett-yes, Michael Crouch-yes, Chad Green-yes, Marge Linnane-yes,
Richard Vinyard-yes, Danny Williams-yes
City Staff
Krysti Barksdale-Noble, Community Development Director
Sara Mendez, Planner1 Ken Koch, Alderman
David Hansen, Senior Planner Chris Funkhouser, Alderman
Megan Lamb, City Attorney Matt Marek, Alderman
Lynn Dubajic Kellogg, City Consultant
Other Guests
Chris Vitosh, Vitosh Reporting Service Dave Kellogg
Richard Williams, Attorney/1115 LLC Brent Schalhamer, Fox Haven
Jeanne Arbet, Kylyn's Ridge Tracy Schalhamer, Fox Haven
Chris Arbet, Kylyn's Ridge Sarah Chilelli, Kylyn's Ridge
Tiffany Schrader, Kylyn's Ridge Dawn Watson, Cannonball Estates
Christy Fallon, Kylyn's Ridge Tom Falbo, Kylyn's Ridge
Mike Zabramski, Kylyn's Ridge Patrick Winninger, Fox Haven
David Schultz, Fox Haven/HR Green Lauryn Christensen, Fox Haven
Dave & Denise Campbell Amber Green, Kylyn's Ridge
Michael Tesch, Kylyn's Ridge Don Bartalone, Blackberry Shore Ln.
Mary Maher Bartalone, Blackberry Shore Ln. Nancy Mondek, Blackberry Shore
George Allen, Allen Safety Co. Marie Reuland, Kylyn's Ridge
Kim Schmidt, Green Briar Mark Schmidt, Green Briar
Joan Keller, Prairie Gardens Erik Anderson, Kylyn's Ridge
Jen Klotz, Kendall Marketplace Diane Friel, Kendall Marketplace.
Dean Friel, Kendall Marketplace Carol Kicher, Kylyn's Ridge
Todd & Amy Vander Myde, Kylyn's Ridge Steve Palicka, Kylyn's Ridge
Brian A. Carrabotta, Kendall Marketplace Bailey Carrabotta, Kendall Mktplc.
Carol Rogers, Kylyn's Ridge Steve Rogers, Kylyn's Ridge
Glenn Erickson, Prairie Gardens Sarah Tesch, Kylyn's Ridge
Bob Hyde, Townhomes Don McArmin, Maplehurst Farm
John Staller, Blackberry Shore Lane Karen Staller, Blackberry Shore Ln.
Erin Trzebiatowski, 2121 Iroquois Lane Paul Reuland, Kylyn's Ridge
Joe Hamman Angie Charlton, Green Briar
Patty Luptak, Green Briar Michelle Pitstick, Kylyn's Ridge
Mike Pitstick, Kylyn's Ridge Carol Wismiller, Prairie Gardens
Carl & Carol Bosi, Prairie Gardens
Jayme & Prisma Rodriguez, Prairie Gardens
Attendance via Zoom:
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John Phillipchuck--Attorney, Dan Kramer—Attorney, Kyle Corniels, Bart Olson, Kathleen West-
Attorney, Katelyn Gregory, Staying Connected LLC, Kreg Wesley—School District #115, Joe
Weslo-Kendall County Record, Jen Rakas, Matt Gilbert
Previous Meeting Minutes January 8, 2025
Motion by Ms. Linnane and second by Mr. Crouch to approve the minutes as presented. Roll
call: Hyett-yes, Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Williams-yes, Forristall-yes.
Carried 7-0
Citizen’s Comments None
Public Hearings
Chairman Vinyard said there were 4 Public Hearings for the meeting and he explained the
procedure to be followed, the taking of testimony and he swore in those who would speak. He
gave a brief description of each of the Hearings and entertained a motion to open the Hearings.
At approximately 7:03pm a motion was made and seconded by Mr. Williams and Mr. Hyett,
respectively, to open the Public Hearings. Roll call: Crouch-yes, Green-yes, Linnane-yes,
Vinyard-yes, Williams-yes, Forristall-yes, Hyett-yes. Carried 7-0.
The Public Hearings are:
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 west
of IL Route 47 (N. Bridge Street) consisting of approximately 70 acres. The petitioners
are requesting special use permit approval 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.
Mr. Vinyard stated the petitioner had requested the above Hearing be continued to the March 12
Planning and Zoning meeting. He entertained a motion to continue this Hearing for the taking of
testimony for the Special Use and Variance for a solar farm. So moved by Mr. Williams and
seconded by Ms. Linnane. Roll call: Williams-yes, Forristall-yes, Hyett-yes, Crouch-yes, Green-
yes, Linnane-yes, Vinyard-yes. Carried 7-0.
Chairman Vinyard read the 3 remaining Hearing descriptions as follows:
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 facades
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.
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3. PZC 2024-31 Dave 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.
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.
(See Court Reporter's transcript of Public Hearings)
(To be added to official transcripts: 2 page report from school District, Fox Haven Impact
Analysis)
At approximately 9:33pm a motion was made by Mr. Williams and seconded by Mr. Hyett to
close the Public Hearings. Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Linnane-
yes, Vinyard-yes, Williams-yes. Carried 7-0.
Unfinished Business None
New Business
2. PZC 2024-29 1115, LLC (see full description in #2 above)
Mr. Crouch questioned the fact there is only one egress on the property, when two are usually
required. Attorney Williams said there is a temporary access onto Rt. 47 and one for emergency
uses only. There will also be a cross access easement in the northwest corner when the area
develops further. Mr. Crouch also asked if a traffic study has been done. Engineer David Schultz
said no traffic study has been done yet as they need an IDOT permit first.
Ms. Noble read the standards and petitioner's responses for the PUD portion of the request and
the Commissioners reviewed them. She noted that there is an abundance of office space in the
city and development has shifted to housing and that this property has remained undeveloped.
The rezoning standards and petitioner's responses were also read by Ms. Noble and considered by
the Commissioners. There was no further discussion of either request.
Action Item
PUD
Chairman Vinyard entertained a motion to approve PZC 2024-29 1115, LLC Planned Unit
Development. So moved by Mr. Williams and second by Mr. Hyett. Mr. Williams read the
motion as follows: Motion: 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 17 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
Page 4 of 5
reduce the required use of masonry products or premium siding on the front facades 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.
Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Vinyard-yes, Williams-yes, Linnane-
yes. Carried 7-0.
Action Item
Rezoning
Motion to approve PZC 2024-29 1115, LLC Rezoning request by Mr. Williams and second by
Mr. Hyett. Mr. Williams read the motion as follows. Motion: 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.
Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Williams-
yes. Carried 7-0
3. PZC 2024-31 David Hamman, on behalf of Kelaka, LLC (see description #3 above)
Ms. Noble read the rezoning standards and petitioner's responses. Some of the Commissioners
disagreed with the current proposed zoning of the 3 parcels. Mr. Williams and Mr. Vinyard
disagree with the zoning for the area east of Rob Roy Creek and feel it should be kept for
residential. They both agreed with the benefits to the community, but not the location.
Action Item
Rezone Parcels #02-19-200-008 and #02-19-200-011
Chairman Vinyard entertained a motion to approve PZC 2024-31 Dave Hamman, on behalf of
Kelaka, LLC for rezoning Parcels 02-19-200-008 and 02-19-200-011. Mr. Williams moved and
Mr. Crouch seconded. Mr. Williams read the motion as follows. Motion: 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.
Roll call: Hyett-no, Crouch-no, Green-abstain, Linnane-no, Vinyard-no, Williams-no, Forristall-
no. 6-No votes, 1-Abstain. Motion fails.
Action Item
Rezone Parcel #02-19-300-018
Mr. Williams moved and Mr. Crouch seconded a motion to approve rezoning of PZC 2024-31,
Parcel #02-19-300-018. Mr. Williams read the motion as follows. Motion: 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.
Roll call: Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Williams-yes, Forristall-yes, Hyett-
yes. Carried 7-0.
Page 5 of 5
4. PZC 2024-32 Kyle Corniels (see full description in #4 above)
Ms. Mendez presented the background for this request for a fence variance from Section 10-5-5,
on property located at 515 W. Washington. This would allow the fence to extend beyond the
front plane of the primary building facade in a residential district. The home location contributes
to the atypical configuration and the front plane of the house extends along what would be
considered a side yard. She said the setbacks create a hardship for the property owner and staff
supports this request due to the uniqueness of the property. There was no discussion by the
Commissioners. Ms. Mendez read the standards and the petitioner's responses.
Action Item
Variance
A motion was made by Mr. Williams and seconded by Mr. Crouch to approve PZC 2024-32 Kyle
Corniels request for variance. Mr. Williams read the motion as follows. 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 facade in a residential
district of the subject property.
Roll call: Green-yes, Linnane-yes, Vinyard-yes, Williams-yes, Forristall-yes, Hyett-yes, Crouch-
yes. Carried 7-0.
Additional Business
Ms. Noble introduced new Senior Planner David Hansen and he reported that all of the below
petitions were approved or not opposed by the City Council.
1. City Council Updates
a. PZC 2024-33 Stephen Cross/Costco, the PUD Amendment, Special Use and
Final Plat
b. PZC 2024-30 Nicholas S. Bellone solar farm 1.5 Mile Review, no opposition
c. PZC 2024-21 Marker, Inc., PUD Amendment, Preliminary & Final Plat Approval
d. PZC 2024-26 Drew Daniels on behalf of Daniels Malinski Yorkville Family LLLP,
rezoning
Adjournment
There was no further business and the meeting was adjourned at 10:10pm on a motion by Mr.
Williams and second by Mr. Hyett. Unanimous voice vote approval.
Respectfully submitted by
Marlys Young, Minute Taker
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PZC - Public Hearings - February 12, 2025
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARINGS
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, February 12, 2025
7:00 p.m.
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PZC - Public Hearings - February 12, 2025
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PRESENT: (In person and via Zoom.)
Mr. Rich Vinyard, Chairman,
Mr. Danny Williams, Commissioner,
Mr. Rusty Hyett, Commissioner,
Mr. Ryan Forristall, Commissioner,
Ms. Marge Linnane, Commissioner,
Mr. Michael Crouch, Commissioner,
Mr. Chad Green, Commissioner.
ALSO PRESENT:
Ms. Krysti Barksdale-Noble, Community
Development Director;
Ms. Sara Mendez, Planner;
Ms. Marlys Young, Minute Taker.
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PZC - Public Hearings - February 12, 2025
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APPEARANCES: (In person and via Zoom.)
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;
GRIFFIN, WILLIAMS, McMAHON & WALSH, LLP
BY: MR. RICHARD L. WILLIAMS
21 North Fourth Street
Geneva, Illinois 60134
(630) 457-1205
appeared on behalf of the Petitioner in
PZC 2024-29, 1115, LLC;
DOMMERMUTH, COBINE, WEST, GENSLER,
PHILIPCHUCK & CORRIGAN, LTD.
BY: MS. KATHLEEN C. WEST
And
MR. JOHN F. PHILIPCHUCK
111 East Jefferson Avenue, Suite 200
Naperville, Illinois 60566
(630) 355-5800
appeared on behalf of the Petitioner
in PZC 2024-31, David Hamman, on behalf
of Kelaka, LLC.
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PZC - Public Hearings - February 12, 2025
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I N D E X
WITNESS: (In person and via Zoom.)PAGE:
RICHARD L. WILLIAMS 13
DAVE CAMPBELL 29
DAVID SCHULTZ 31
BRENT SCHALHAMER 32
KREG WESLEY 35
CAROL WISSMILLER 36
MARK SCHMIDT 46
CARL BOSI 50
ANGIE CHARLTON 53
KIM SCHMIDT 54
PATTY LUPTAK 59
KATHLEEN C. WEST 62
MARY MAHER BARTALONE 68
JOHN F. PHILIPCHUCK 72
BRIAN CARRABOTTA 75
DON BARTALONE 82
JOHN STALLER 83
SARAH TESCH 92
NANCY MONDEK 97
TIFFANY SCHRAEDER 97
ERIK ANDERSON 100
DAWN WATSON 111
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PZC - Public Hearings - February 12, 2025
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CAROL KICKER 116
SARAH CHILELLI 120
BAILEY CARRABOTTA 121
CHRISTY FALLON 124
MICHELLE PITSTICK 125
ERIN TRZEBIATOWSKI 126
TOM FALLON 127
TODD VANDERMYDE 128
DEAN FRIEL 138
CHRIS FUNKHOUSER 140
MATT GILBERT 145
KYLE CORNEILS 149
REPORTED BY: Christine M. Vitosh
Illinois C.S.R. License No. 084-002883
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PZC - Public Hearings - February 12, 2025
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(WHEREUPON, the following
proceedings were had in public
hearing, commencing at 7:02 p.m.:)
CHAIRMAN VINYARD: There are four public
hearings scheduled for tonight's Planning and
Zoning Commission meeting.
The purpose of this hearing is to
invite testimony from members of the public
regarding 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, state your
name and who you represent, if anyone. You are
also asked to sign in at the podium.
If you plan to speak during
tonight's public hearing as a petitioner or as a
member of the public, please stand, raise your
right hand, repeat after me.
(Witnesses sworn.)
CHAIRMAN VINYARD: Please be seated. So
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PZC - Public Hearings - February 12, 2025
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the order for receiving testimony will be as
follows: We will have the petitioner
presentation, and then following that anyone who
wishes to speak, whether in opposition of it or
in favor of it will go after that.
So may I have a motion to open the
public hearing on Petition Numbers PZC 2024-22,
Beecher Road Solar, LLC, requesting a special use
and variance for a solar farm; PZC 2024-29, 1115,
LLC, requesting rezoning classification and a
Planned Unit Development for a townhome
development; PZC 2024-31, David Hamman on behalf
of Kelaka, LLC, requesting rezoning
classification for a future data center; and PZC
2024-32, Kyle Corneils, requesting a variance for
a fence.
COMMISSIONER WILLIAMS: So moved.
COMMISSIONER HYETT: Second.
CHAIRMAN VINYARD: Very good. May I
have a roll call vote on the motion, please?
MS. YOUNG: Yes. Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
COMMISSIONER GREEN: Yes.
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PZC - Public Hearings - February 12, 2025
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MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Williams.
COMMISSIONER WILLIAMS: Yes.
MS. YOUNG: Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: And Hyett.
COMMISSIONER HYETT: Yes.
CHAIRMAN VINYARD: Everyone still
standing, there is room back here and over here
in the overflow, there is screens you will be
able to see everything, or you can choose --
MS. LAMB: There is also some seats up
in the front. The whole row is open.
CHAIRMAN VINYARD: No one bites.
COMMISSIONER CROUCH: We won't bite.
COMMISSIONER HYETT: Win a prize.
CHAIRMAN VINYARD: There is a winning
lottery ticket taped under somebody's seat.
Awesome. Okay.
So the first public hearing for
discussion is PZC 2024-22, Beecher Road Solar,
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PZC - Public Hearings - February 12, 2025
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LLC, is requesting a special use and variance for
a solar farm.
The petitioner has asked that this
public hearing be continued until the next
regularly scheduled PZC hearing on March 12th.
Everyone should have got that supplement sent to
them.
UNIDENTIFIED AUDIENCE MEMBER: We can't
hear you.
CHAIRMAN VINYARD: So in consideration
for the petitioner's request and there not being
a presentation by the petitioner for tonight's
PZC meeting for the public hearing, may I have a
motion to continue the public hearing for PZC
2024-22, Beecher Road Solar, LLC, to March 12,
2025 Planning and Zoning Commission meeting for
the taking of public testimony on the requested
special use and variance for a solar farm?
COMMISSIONER WILLIAMS: So moved.
COMMISSIONER LINNANE: Second.
CHAIRMAN VINYARD: Roll call vote on the
motion, please.
MS. YOUNG: Williams.
COMMISSIONER WILLIAMS: Yes.
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MS. YOUNG: Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: Hyett.
COMMISSIONER HYETT: Yes.
MS. YOUNG: Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
COMMISSIONER GREEN: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: And Vinyard.
CHAIRMAN VINYARD: Yes.
Very good. The public hearing for
PZC 2024-22, Beecher Road Solar, has been moved
to the March 12th, 2025 Planning and Zoning
Commission meeting.
All right. There is a lot of this.
MS. NOBLE: Yes.
CHAIRMAN VINYARD: The remaining public
hearings up for discussion tonight are as
follows: PZC 2024-29, 1115, LLC, the petitioner
in collaboration with property owners, Brent and
Tracy Schalhamer, have applied to the United City
of Yorkville, Kendall County, Illinois, for
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rezoning and special use authorization for a
Planned Unit Development.
The proposal includes purchasing and
redeveloping approximately 14 acres, comprising a
one-acre parcel to remain zoned as B-3 General
Business District for future commercial use, and
a 13-acre parcel to be re-zoned as R-1
Single-Family Suburban Residential District to
R-4 General Multi-Family Residential District for
a townhome community with 18 buildings and
105 units.
The petitioner also seeks a
deviation from the Yorkville Unified Development
Ordinance appearance standards, Section 10-8 --
10-5-8, Subsection (C)(2)(b), to reduce the
required use of masonry or premium siding on the
front facades of the townhomes from 50 percent to
25 percent.
The property, the former Parfection
Park, is located west of Illinois Route 47, east
of the Greenbriar subdivision, and north of the
Prairie Garden development, and commonly
addressed as 1115 South Bridge Street.
Bear with me. The next one, PZC
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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
parcels totaling approximately 112.44 acres. Two
parcels are located immediately south of Faxon
Road and west of Iroquois Lane and one parcel is
located immediately north of West Veterans
Parkway 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.
PZC 2024-32, Kyle Corneils,
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 West
Washington Street.
The purpose of this request is to
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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 Residential District,
is located at the end of a cul-de-sac on West
Washington Street and immediately south of West
Fox Street in Yorkville, Illinois.
All right. So is the petitioner for
PZC 2024-29, 1115, LLC, present and prepared to
make its presentation on their proposed requests?
MR. WILLIAMS: We are, sir.
CHAIRMAN VINYARD: Thank you.
RICHARD L. WILLIAMS,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. WILLIAMS: Can you hear me okay?
Good evening. My name is Richard Williams. I am
an attorney for the petitioner, 1115, LLC, which
is an Illinois Limited Liability Company.
The principals of that company are
Matt Christensen and Patrick Winninger; both are
present today. We also have or engineer, David
Schultz, present from HR Green.
Our -- Sorry. There we go. And
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then our builder is Ryan Homes, who we will be
partnering with for this project, Mark Fields and
Charles Conde.
Ryan Homes is a well respected
national home builder. They are building two
projects in town already. They do business in 16
states. The city is familiar with them, and we
are confident that they are going to be an asset
to this project in this area of the city.
As stated before, we own or are
contract purchaser for 14 acres. Of that 14
acres, we are asking to rezone a 13-acre parcel
to R-4 with a special use for a planned unit
development. We are meeting all of the bulk
regulations for the R-4 District.
The Comp Plan identifies this
property as commercial office. If this petition
is approved, it's my understanding that the city
will amend its Comp Plan in accordance with the
new zoning, but we feel the R-4 zoning is an
appropriate PUD, is an appropriate zoning, for
this property.
The Schalhamers, who are present
here, have owned this property for many years and
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they've had it for sale since 2018, and it's been
vacant for the last seven, six years, so we
believe that this is a good transitional use of
the project and we are excited to bring this to
the city.
As stated before, the property at
1115 South Bridge Street was formerly used as
Parfection driving range. After the Schalhamers
closed their operations, it has been vacant.
The surrounding properties, we have
R-2 Residential to the west, that's the
Greenbriar subdivision; to the south we have R-3
Residential, that's Prairie Garden subdivision;
we are retaining one acre, approximately a
one-acre parcel, on Bridge Street that will be
remain B-3; and then to the north is
unincorporated vacant land.
I believe the correct number is 17
buildings. I could be wrong, but my count was
17.
We are providing our own stormwater
detention. We are seeking access to Route 47
from IDOT. We are currently under permitting
control with them.
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This project will have amenities for
the residents, those a menities including a
walking path, fair amount of open space, a future
park and ample off-street visitor parking.
We will be establishing an HOA for
this project. The HOA will govern all aspects of
the maintenance of the property. The roads will
be private roads; they will not be maintained by
the City of Yorkville.
This next slide depicts the project,
and as I alluded to a moment ago, the detention
basin is on the north side of the property and
that's because functionally that's where it needs
to go. It's the lowest point of the development.
We will be doing extensive
landscaping for the buffering to the west in
addition to the tree line that's already there.
We are going to have a six-foot
privacy fence, which -- well, I'm not that
sophisticated with your pointer, so -- but on the
west side of the property you will see a fairly
large buffer. There is a significant building
setback line. That would be landscaped in
addition to the tree line that's already present,
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and we did everything we could to shift the
development to the east to give the maximum
amount of buffer that we could provide for
Greenbriar because we really view this as a
transitional neighborhood between single-family
and then the multi-family you have to the south
already and then the commercial to the east, so
we believe this is an appropriate use of the
property.
You can also see by the site plan
that there is a significant amount of parking
provided. We are providing 345 total parking
spaces, which is 1 10 in excess of what is
required by your ordinance.
Construction is anticipated to last
roughly two years. We will, of course, follow
all City of Yorkville construction codes, hours
of operation, dust control, things of that
nature.
We have met with some of the
neighbors to the west and we heard their concerns
about construction activities, and what's nice
about us here is that our team is local. We live
in this community. We will be there to make sure
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that it operates smoothly and as unobstrusively
to the neighbors as possible.
As I've mentioned before, we have
maximized the buffer between Fox Haven and
Greenbriar. The current minimum required setback
line is 40 feet with the closest proposed
building being 82 and a half feet from the
property line, so we are more than double what
your ordinance requires.
As you will see in a slide in a
moment, the west property line has an extensive
line of mature trees that we are going to
preserve, we are going to leave in place, and it
provides very dense screening between Fox Haven
and its neighbors, and then, as I mentioned
before, we will have a significant amount of
additional landscaping in addition to the
six-foot privacy fence.
As part of the review and approval
process, we will be providing a photometric plan.
We realize we have to keep all our light on our
property, so there won't be spillage into the
neighboring property, so we are going to be
coming forward to you with that at a later time.
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There we go. This is a conceptual
landscape plan. We will meet or exceed your
landscape requirements in the City of Yorkville.
This pause is not for dramatic affect, I can
assure you. It does not seem to want to advance
the slide.
MS. NOBLE: We are going to try to
advance it for you.
MS. MENDEZ: Yeah.
MS. NOBLE: Do you want to try and see
if you can do it now?
MR. WILLIAMS: Try it again?
MS. NOBLE: Yeah.
MR. WILLIAMS: It's the right button,
right?
MS. NOBLE: Yeah.
MR. WILLIAMS: Yeah.
COMMISSIONER HYETT: Batteries?
MS. NOBLE: Could be the batteries. We
are going to -- we are going to see if we can do
it here.
CHAIRMAN VINYARD: Folks, there's a
couple seats up here or you can fit in one of the
overflow rooms, or stand.
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MS. LAMB: You can come up to the second
row, it's open.
MS. NOBLE: It's advancing on our
computer, but it's not advancing on --
MR. WILLIAMS: There we go.
MS. NOBLE: There we go, okay.
MR. WILLIAMS: So this photo -- these
photos I should say were taken in December and
show -- if you look at the top left-hand corner,
looking -- it's from the subject property looking
west at Greenbriar, the middle top again looking
west at Greenbriar more towards the middle of the
project, and then on the upper right-hand corner
it's looking towards the north side of Greenbriar
where we applied, and then, of course, the bottom
photo shows the existing tree line set back a
way, so you get a better perspective.
So it's being sensitive to our
neighbors to the west. You know, we know that
not everybody is thrilled about development
coming in next door, but we believe we have done
everything we could possibly do, in addition to
the nature that's already there, that will
minimize any visual effect of this project.
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Frozen again. Technology is a
wonderful thing when it works.
MS. NOBLE: There we go.
MR. WILLIAMS: Thank you. As stated
before, we anticipate 105 units. Each unit will
have an attached two-car garage along with
two-car parking in the driveway, in addition to
ample off-site parking for guests.
Your bulk standard allows for a
maximum height of 40 feet; our building will be
29 and a half feet as measured by the city code.
Your minimum standard for units of
this type are 1400 square feet; our minimum
square footage for these units will be at least
1650 square feet.
Our starting sale price for this
product will be in the upper 300,000 range.
These are not entry level units.
We have asked for a variance from
your premium siding and brick because we want
premium architectural features to break up the
view of the product, as we will talk about in the
next slide, and another thing that's come up with
some of the neighbors is there is a concern that
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this is going to be a rental community.
This is not a rental community, this
is an owner-occupied project, and we will have
provisions in our covenants that prevent
short-term rentals. No airbnbs, no
month-to-month leases, none of that.
MS. NOBLE: Are you --
MR. WILLIAMS: I am trying.
CHAIRMAN VINYARD: Bear with us, folks.
MS. NOBLE: Let's see if she can advance
it without --
MS. LAMB: Is it the batteries? I have
a couple of triple As in my purse.
MS. NOBLE: We have batteries at the
bottom of the dais also, but --
MR. WILLIAMS: Well, I can try. It
looks like they are the wrong size.
MS. NOBLE: Yeah, don't --
MR. WILLIAMS: Looks like I need triple
A, those are double.
MS. LAMB: How many triple As do you
need? I've got two.
MS. NOBLE: She has batteries.
CHAIRMAN VINYARD: You're kidding me.
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MS. NOBLE: The attorney to the rescue.
CHAIRMAN VINYARD: Were you a Girl
Scout?
MS. LAMB: No.
MR. WILLIAMS: Well, it was a good
effort.
MS. NOBLE: Yeah. Let's see what we can
do here.
MR. WILLIAMS: We really need to just
get through one more slide.
MS. NOBLE: Yeah.
MR. WILLIAMS: I can talk about the
rest, but the next slide is important to give you
a perspective of what we are planning.
Well, I will tell you what. While
we are working on that, why don't I move on to a
subject that I think -- I've heard some rumblings
recently --
CHAIRMAN VINYARD: Please.
MR. WILLIAMS: -- this afternoon that
there's some concern about the impact of this
project on the school district. I've run some
numbers to give some illustrations to this body
to help us through this process, so --
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CHAIRMAN VINYARD: Would you like this
entered into the record?
MR. WILLIAMS: Yes. We have been told
that there is concerns that the schools can't
handle the development or don't have the
financial resources, and what I wanted to do was
illustrate really how low an impact this
development will have on the generation of school
children.
It's 105 units, but if you look at
the National Association of Home Builders' study
from 2020, the link of which I have in this
handout, owner-occupied new construction
single-family attached generates 22 school-aged
children for every hundred units.
So the second column where it says
students, we anticipate, based upon the National
Association of Home Builders' study, only 23
students will be generated.
If I take a conservative value of
these units at $350,000, the EAV will be a third
of that, which is $116,000. Per your ordinance
and per the school district's requirements, we
will be paying impact fees and land cash
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contributions of $4,494.49 per unit. That will
be a lump sum payment, or an upfront payment as
permits go, of $471,000 in land cash and impact
fees.
We also will be generating a
significant amount of real estate tax from this
project. Right now it's on the tax rolls as
vacant land. We anticipate $12,250,000 of total
EAV at full build.
If we apply the last known tax rate
for the school district of -- well, if you look
at a tax bill, it says 6.2, but for my purposes
for math I have to do it this way.
At full build-out we will generate
$761,668 per year for the school district. I
have laid those numbers out below.
On a per-child-basis, this
development will generate $32,972 in tax revenue
per student that it generates, which is more than
enough to cover the cost, and if the school
district is struggling, it's going to need fees
and tax revenues to be able to expand.
So you are in a Catch 22; if you sit
there and do nothing, you are still going to have
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people moving into Yorkville, you are still going
to have an increase in the demand on
infrastructure, and particularly the schools, so
we feel that this development is better for --
generates less school-aged children, as you will
see in the chart below, than single-family
detached homes.
So if you did four units an acre of
single-family, you would generate -- on this
project you would actually generate more
school-aged children than we will be generating,
so we think this is a better choice for the
school district.
So I would like to enter that into
the record, please.
CHAIRMAN VINYARD: Please. Absolutely.
MR. WILLIAMS: The next slide shows a
head-on view of the project, and we've got folks
here who can talk about this better than me if
you have questions.
What you don't really capture in
this illustration is the depth of the product.
It's not a barrack. It's not a flat wall. It's
offset. There is depth to this project.
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There is a mixture of brick and
gables and other architectural features, which
Charles can tell you about better than I, bay
windows that offsets the view, and it's more --
it's a more attractive product in our view than
if it was just all Hardie board or all brick or
all LP siding. Okay.
MS. NOBLE: We are doing it.
MR. WILLIAMS: You are going to do it
then. Okay. Next slide, please. I am just
going to wrap up here.
So, in summary, we have asked for no
relief on the building permits. We have asked
for no relief on the school or park fees.
We are committed to this community.
We are committed to paying our fair share. We
have asked for no variances from your bulk R-4
regulations.
The variance we have asked for,
building siding, we are offsetting with our
architecture per your code, so we are following
your code.
We are asking for no relief from
your landscaping; we will meet or exceed your
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landscaping requirements. We are installing a
privacy fence as well.
So it's a good location to
transition from single-family to a multi-family
product such as we are offering here. One more
slide and I am done.
We believe that this project, with
its close proximity to downtown, offers a lot of
amenities to our future residents and to our
businesses here in town.
There is a need for this housing
type in this area of the city. There is a huge
demand. We are doing this with what we believe
is a premium product, and we are partnering with
a well-known, respected national home builder, so
we are excited by the project.
We are looking forward to a
long-term relationship with the city, and our
team is here to answer any questions you might
have.
CHAIRMAN VINYARD: Thank you, sir. Is
there anyone present who wishes to speak in favor
or opposition of this request? Go over to the
podium and sign in, please.
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THE REPORTER: There is no paper there
to sign in on.
CHAIRMAN VINYARD: Oh. Where did that
go?
MS. YOUNG: There is a sign-in.
MS. NOBLE: Where is the sign-in sheet?
MS. YOUNG: It's on a clipboard.
MS. NOBLE: There is a clipboard
circulating that's a sign-in sheet. Does anyone
have that clipboard?
MS. YOUNG: I'll go get it.
CHAIRMAN VINYARD: Thank you. You can
go ahead, sir. You can sign it when you are
done.
MR. CAMPBELL: I've already signed it.
CHAIRMAN VINYARD: You already signed
it?
MR. CAMPBELL: Yes.
CHAIRMAN VINYARD: Beautiful.
DAVE CAMPBELL,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. CAMPBELL: My name is Dave Campbell.
I live on Elizabeth Street. Over the years we've
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had trouble with water from the south heading
north onto our street. That's our biggest
concern. We are not opposed to the project other
than disbursement of water. Yeah. That's it.
CHAIRMAN VINYARD: Very good. I believe
that has been addressed with the engineering.
MR. CAMPBELL: I saw the detention pond.
There is another one already there that went --
the last time it overflowed and we got water,
significant water, in our crawlspace.
So I see where the detention pond
is. I mean, it's -- you know, I can throw a rock
and hit it.
CHAIRMAN VINYARD: Sure.
MR. CAMPBELL: So that concerns me. If
that fills up, where is the water going to go?
It's going to come to us.
CHAIRMAN VINYARD: Okay.
MR. CAMPBELL: So if there is any -- I
mean, the next property over is Carol's, which is
the unincorporated, you know. It just always
comes this way, you know, north to our property,
to our street, so --
CHAIRMAN VINYARD: Okay. Very good.
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Thank you, sir.
MR. CAMPBELL: Yes.
CHAIRMAN VINYARD: Would you guys like
to address that? Sir, he will address your
question right now.
DAVID SCHULTZ,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. SCHULTZ: Good evening. David
Schultz, HR Green, senior project manager,
engineer for the project.
What we have to do for this project
is provide on-site detention for the difference
in imperviousness of the area.
So the previous site was developed,
has an existing basin, stormwater basin, that was
sized appropriately for that development.
What we have to do now is enhance
and grow that basin to account for everything, so
there is larger restrictions, slowing down the
water, releasing per the rates.
We have to follow the city
ordinances, we have to follow the Kendall County
Stormwater Ordinance which they adopted, so we
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have to confine basically to all the regulations
that are set in place by the city.
CHAIRMAN VINYARD: Thank you. Would
anyone else like to speak on this? Okay. Go
ahead, sir. Sign in, please.
MR. SCHALHAMER: I signed in already.
CHAIRMAN VINYARD: Very good.
BRENT SCHALHAMER,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. SCHALHAMER: Yeah. My name is Brent
Schalhamer. I am the current property owner. My
wife is here, Tracy, with me. I want to just be
brief. I don't have any slides to go through.
CHAIRMAN VINYARD: Thank you.
MR. SCHALHAMER: So what I do want to
say is, you know, there is neighbors here from
Greenbriar and I know some are opposed to this.
I hope they change their mind.
I've had this property for sale
longer than 2018, basically 2014 before I closed
Parfection Park. I find it ironic that I am --
you know, there is opposition maybe to this
development.
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When I had the property started in
'92 and Greenbriar came around, I was kind of
opposed to that. It's come kind of full circle.
Very ironic to that.
I could whine and complain all night
that I haven't been able to sell the property
since 2014. I actually tried to sell it as early
as 2008 when things were booming. Probably a
year too late.
Not to say that I wasn't enjoying
running the business or the business wasn't
successful because, yeah, I hope it contributed
to the city.
So I did want to say the property
was purchased by my wife and I in 1991. In '92
we went in front of the city, completely
different office spaces at that time, but -- to
get a special use for the driving range, which
was the first part of the business.
I was given the special use permit,
and at that time, way back in '92, that's when
R-1 was designated for the property. That was
34 years ago, 33 years ago, so I don't feel like
R-1 should apply anymore.
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I am in favor of this development
after all the other opportunities that came this
way because I think it's a good middle ground
between R-1 and apartments.
I think being three-quarters of a
mile from downtown Yorkville, which is growing
and having festivals, I think it's great that
people could walk down there, especially this
many in the townhomes.
I mean, they will be there to buy
groceries, food, go to restaurants, gas, all
support secondary revenue for the city, not only
the tax base.
I am paying property taxes, I don't
consider them vacant-type taxes, and it's a
burden. My wife and I want to move on.
So yeah, I am in favor of this. I
am asking for your recommendation in front of
City Council and to move this forward, so thank
you. Any questions, glad to answer them a s
well.
CHAIRMAN VINYARD: Thank you, sir.
Mr. Wesley on Zoom, I believe you are my next
speaker.
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MS. NOBLE: Sorry.
CHAIRMAN VINYARD: Sir, we can't hear
you. Hold on one second.
MR. WESLEY: Can you hear me now?
CHAIRMAN VINYARD: Yes, I can. Very
well, sir.
KREG WESLEY,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. WESLEY: Thank you. So Kreg Wesley.
I represent the Yorkville School District, and we
are not opposed to the concept. Ryan Homes is a
fine builder.
Our concern is the density, and when
I applied the population calculation based on the
105 units, the calculation that the City of
Yorkville utilizes, I came up with larger
numbers, so I would just ask that the city take a
look at that because 105 units based on their --
this population calculation is 75 school-aged
children, 24 pre-K, 31 elementary, nine at the
middle school and ten at the high school applying
that computation, so our concern is just the
density.
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I think there is value in this type
of development, I think there is the opportunity
for the EAV, the attorney that spoke is exactly
correct. It's just the density and the timing.
The school district is having our
issues with capacity and this is just going to
contribute to it, so that's what I would like
added to the record.
CHAIRMAN VINYARD: Very good, sir.
Thank you.
Would anyone else like to speak?
This is your only opportunity to speak on this
matter.
CAROL WISSMILLER,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. WISSMILLER: I am Carol Wissmiller
and I have already signed in. I own the property
that's north, the nine acres.
MS. NOBLE: I'm sorry, can you speak
into the microphone? Thank you.
MS. WISSMILLER: I am Carol Wissmiller,
I already signed in, and I own the property
that's to the north, that nine acres of
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unincorporated Kendall County.
Can you bring the plot plan back up
again, please? That one. Okay.
See where that walking path goes all
the way around? How do I make sure nobody gets
onto my property?
CHAIRMAN VINYARD: That's a great
question.
MS. WISSMILLER: I have livestock.
CHAIRMAN VINYARD: Do you guys plan on
putting anything other than the landscape buffer
on the north side?
MR. SCHULTZ: No, just landscaping
buffering, and to the north there is actually a
sanitary sewer easement that we share with the
City Council.
MS. WISSMILLER: I know, they ran it
through my property.
MR. SCHULTZ: Oh. So the easement is on
your property.
MS. WISSMILLER: Well, part of it is,
yeah. So there is nothing in this plan to stop
people from walking off of that walking path onto
my nine acres to the north.
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MR. WILLIAMS: Do you have a fence?
MS. WISSMILLER: Not along the property
line. I do for the pasture land, but not the
property line.
So how do I keep people from
trespassing onto my property?
UNIDENTIFIED AUDIENCE MEMBER: No
trespassing signs?
MR. WILLIAMS: With all due respect,
ma'am, I think you have the same problem now
whether we are there or not.
MS. WISSMILLER: No, I don't. There is
nobody there. It's vacant land.
MR. WILLIAMS: People could trespass at
any time. We are certainly not going to
encourage trespassing. If you want us to post no
trespassing signs along the property line, we are
more than happy to do that.
If you come into problems, you know,
you can call the sheriff or the police
department, but we really can't keep people from
breaking the law.
I mean, if they're going to -- we
don't encourage it, we don't condone it, we don't
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anticipate it. We are happy to post some signage
on the path, but I don't know what else we can
really do to alleviate a concern, which is really
just, frankly, just a general concern, it's a
kind of a what-if-maybe type of concern.
MS. WISSMILLER: It's a liability
concern, yes.
MR. WILLIAMS: And I am not discounting
your concern.
MS. LAMB: Let's make sure we speak one
at a time so the court reporter can keep track.
MR. WILLIAMS: It certainly is a valid
concern to have, I am not trying to insult you or
say that it's not -- minimize your concern, but
we all have the liability of somebody coming on
our property and trespassing, whether we have a
pool or we have a gym set or something that's an
attractive nuisance.
We will do our best, I can assure
you, to prevent that and certainly will not
encourage it.
CHAIRMAN VINYARD: Thank you.
MS. WISSMILLER: So it sounds like I am
going to have to put a fence up.
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CHAIRMAN VINYARD: That would be
completely your prerogative on what you do on
your property. At this point I don't believe we
can force them to put up a fence there.
They are following all regulations
of the UDO. Short of the fact that you have a
storm easement in there, not knowing what the
exact distance is offhand, I am assuming it's
probably a little bit more than 40 feet, that's
my assumption, but, for that matter, it would
become a police issue.
MR. WILLIAMS: I can add maybe a little
bit more color, too. We are more than willing to
have in our new resident packet acknowledgment
that it's private property and discouraging any
trespassing, and there will be an HOA, so if you
run into issues with people trespassing, you are
invited and welcome to call the HOA and the HOA
will work with you to mitigate any future issues.
MS. WISSMILLER: Okay. Because I -- I
do have a current problem with people cutting
across my back pasture walking. It doesn't do
any good.
The only thing that I can think
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about is putting up a fence.
CHAIRMAN VINYARD: Okay.
MS. WISSMILLER: And then also in
regards to the water retention, about once every
five years the retention pond that is located
behind -- what's the building that's adjacent to
it, North American Building Company there, that's
right next to the property to the north, they
have a small retention pond there currently.
About once every five years it overflows and runs
all over my property.
What's going to happen -- Is this
detention pond big enough to hold the water?
CHAIRMAN VINYARD: Ma'am, these
developers have to follow every regulation within
the city, so they do all the calculations, the
city verifies the calculations, that this can
handle appropriate stormwater detention, so,
again, that's another -- we are discussing a
property away from it, I understand they are two
different ones.
We can't hold them to a standard of
somebody else's property, just their own. They
are providing enough detention based on the
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calculations through the city staff. I wish I
had more for you. I understand.
MS. WISSMILLER: I've seen the
overflows, and that's when all this property has
been under grass and it's been able to absorb the
water.
CHAIRMAN VINYARD: Sure.
MS. WISSMILLER: Now you are putting
what, two-thirds of it under pavement? And it's
not going to have the ability to absorb all that
water anymore.
CHAIRMAN VINYARD: So also with that,
they have to -- they have to abide by a standard
of the amount of permeable area, so they actually
are under that I believe, aren't they?
MR. SCHULTZ: Yeah.
MS. WISSMILLER: Sorry.
CHAIRMAN VINYARD: Something tells me it
was like 60 percent.
MR. SCHULTZ: David Schultz again, HR
Green. The allowable imperviousness is
70 percent based on the zoning. The current plan
is at 65 percent, so we are under that
requirement right now.
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MS. WISSMILLER: Under the requirement?
MR. SCHULTZ: Under the requirement.
And regarding the sizing, everything has to go
through the review, we have to size for a
hundred-year storm.
I can't comment on the existing
site, I can't comment whether or not it is sized
appropriately. There has been updates in
stormwater rainfall intensities and stuff like
that, so we are -- we have to adhere to the
current standards of today, so previously that
may not have been the case, it may not have been
sized appropriately, but I am just guessing at
that, but moving forward we have to size
according to what is shown on the plan.
MS. WISSMILLER: So you are currently
below the standard?
CHAIRMAN VINYARD: That's correct.
MR. SCHULTZ: No.
MS. WISSMILLER: You said 65 percent,
you said the standard is 70.
MR. SCHULTZ: That is of impervious
area, so we can develop 70 percent of this
property.
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MS. WISSMILLER: Okay.
MR. SCHULTZ: We are developing at
65 percent.
MS. WISSMILLER: Got it, okay.
MR. SCHULTZ: That's the difference.
MS. WISSMILLER: Okay.
CHAIRMAN VINYARD: Thank you.
MS. WISSMILLER: That was my -- that was
my two biggest concerns.
CHAIRMAN VINYARD: Thank you.
MS. WISSMILLER: So it sounds like I am
going to have to put a fence up. Okay. I'm
sorry everybody over in Greenbriar, but I am
going to have to put a fence up.
CHAIRMAN VINYARD: I am hoping for a
very good neighborly transition with you.
MS. WISSMILLER: From what I have
experienced with subdivisions behind me right
now, the school kids cross the property all the
time.
CHAIRMAN VINYARD: I'm sure it's
frustrating.
MS. WISSMILLER: And I put off putting
up a fence because they've gotten better in the
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last couple of years. I just don't see it
getting any better with this, so --
CHAIRMAN VINYARD: I'm sorry. I hope
that's the absolute opposite.
MS. WISSMILLER: Okay. Thank you.
CHAIRMAN VINYARD: Would anyone else
like to speak? Please.
MR. SCHALHAMER: I just wanted to
address the concerns. Nice to meet you. We
haven't met before. I've been trying to track
you down for a while.
I understand exactly where she is
coming from. As a property owner, I've seen
trespassing, I've had vandalism on my property.
Valid concern.
What I have learned is the more I've
been out there, whether mowing or have somebody
mow it or bale it or just have activity on the
property, maintain it, the more eyes out there,
the less problems you have.
So I am thinking that when you get
all those townhomes out there that you are going
to have more eyes on that property, and people
are pretty good with their cell phones, you know,
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taking pictures of people trespassing, they will
help that keep in check.
So I think this development will
actually cut down on the amount of trespassers
and I think it will be its own resolution, and
that's what I feel and observed at my property.
CHAIRMAN VINYARD: Very good. Thank
you. Would anyone else like to speak? Please.
MARK SCHMIDT,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. SCHMIDT: My name is Mark Schmidt.
I am a resident in Greenbriar subdivision.
I wanted to understand a little bit
more about the rental property concern because we
met with Patrick and his associates at the
community event they had at Craft'd, and I guess
the concern I got coming away from that is after
the HOA takes over, which I think was after
70 percent capacity, then the HOA has voting
rights and the developer has no more say in what
happens to the property, so worst case, you know,
your development is not sold out, maybe you have
50 percent -- well, I'm sorry, if an LLC
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corporation or somebody were to come in and buy
up a majority of those remaining units, could
they vote with the HOA to turn it into a rental
property?
CHAIRMAN VINYARD: That's a great
question that I can't answer. Would you like to
address that, please?
MR. WILLIAMS: As somebody who
represents -- Rick Williams again. As somebody
who represents H OAs, I can tell you there is a
process to amend covenants, but it's not an easy
process.
We have to turn over the association
when we are at basically 70 percent, or three
years, whichever occurs first.
We have an incentive to keep this
community marketable. I can tell you that
short-term rentals are not attractive to somebody
living in an HOA community for the same reason
this gentleman from Greenbriar is concerned. If
I lived in the community, I would not want
short-term rentals next door.
Typically what we do in the
covenants, it requires a two-third majority of
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the owners to sign a document amending that.
It's very difficult to do.
Could it be done? In theory, yes,
but if that's happening, you know, then this -- I
don't know, I don't want to talk this way, but
this project has been a failure and someone has
come in and bought it up, and we don't anticipate
that happening.
We have a lot of money invested in
this, Ryan Homes will have a lot of money
invested in this. They have a track record in
Yorkville of being successful. They are going to
be successful here.
In the worst case, it would be very
difficult to change that covenant.
CHAIRMAN VINYARD: Sir, does that
address your concern?
MR. SCHMIDT: I mean, is there anything
legally that you can put in the covenants to
prevent that down the road?
MR. WILLIAMS: We will put in -- it will
require a supermajority of the residents to --
property owners to amend the covenants, okay, and
that's not an easy process. We will put in the
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supermajority, but we cannot -- once we are done
with a project, we can't stop what the residents
do.
I can tell you that what I have
observed in communities with a homeowner's
association is they actually amend the covenants
when they do this to prevent short-term renters
because if there is -- if it were to be silent as
to rentals, then you could have an airbnb and you
can have a short-term renter and most communities
don't want that, so they require a minimum
one year, if not longer, lease, and also approval
rights as well.
So I think the market will dictate
that it will not be ever short-term rentals, and
we certainly are not going to encourage that.
MR. SCHMIDT: I hope you are right. I
mean --
CHAIRMAN VINYARD: Thank you.
MR. SCHMIDT: -- because we had had --
just one more point, the house we are in, we had
a homeowner there who -- she moved, but then she
started renting her property out, and for I think
nine years the renters went from bad to worse to
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worse, and now we finally got a family in there,
we've actually had two families in there, so
it's -- so I hope this project works out well and
you do sell it out and you have great neighbors
and they pay taxes and build up the schools, but
it's worst case scenario, but it's still
possible.
CHAIRMAN VINYARD: Valid concern. Thank
you. Anybody else? Sir.
CARL BOSI,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. BOSI: Hi. My name is Carl Bosi. I
live in Prairie Garden. I have a couple quick
questions for you.
Now, when you said you are going to
put a privacy fence up, is that going to go the
whole length of the yard from the back all the
way front?
Because we are a retirement
community and we have a lot of people -- they are
not here -- that are worried about the neighbors,
the new neighbors, when they come, their kids
come and playing in the retention, because we
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have a retention pond there, having them playing
in there, coming up and disturbing them. Number
one.
Another one I have, is this is going
to be single-family, correct? It's not going to
be multi-family units, housing units?
And I will let you get -- one more
thing, and for the storm sewer they were talking
about, are they going to bring the storm sewer
for this unit into our storm sewer for Prairie
Garden?
Because we have two retention ponds
behind our units, and when it rains, it barely
keeps up. I mean, it starts flooding, it takes a
while. We've had to start calling up, you know,
the city to have them check it out and whatever.
Now, if you tie into ours, our units
are going to get flooded, our sump pumps are
going to be going off constantly, burning up.
Those are my concerns.
Thank you.
CHAIRMAN VINYARD: We will get you an
answer for that.
MR. WILLIAMS: So I'm going to take two
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of the questions and then Dave will handle the
last.
The privacy fence is along the
entire westerly boundary, it's not along the
southerly boundary. This is a single-family
attached housing, not multi-family.
And then I will let Dave handle the
stormwater issue.
MR. SCHULTZ: Sure. Regarding the
question on the storm sewer, no, we are not tying
into the storm sewer system. This development is
independent and will take care of their own area,
so they will have their own storm sewer, their
own on-site detention.
We have to follow drainage laws, so
if the water comes to us, we have to accept it
and we also have to pass it on. So hopefully
that answers your question.
CHAIRMAN VINYARD: Thank you.
MR. CAMPBELL: One more question.
CHAIRMAN VINYARD: Sir, you've got to
address me. Let him -- You can come back up.
MR. CAMPBELL: Okay. Dave Campbell. So
that whole development is going to take on its
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own water and disperse into that detention pond,
right? So after -- once it fills up, then it
goes into the city storm sewer?
MR. SCHULTZ: No. First of all, the
question, yes, all of our water goes into our own
storm sewer, which then discharges into the
detention basin, and then from that it is
released at a slow rate to the north based on the
tributary area, just like today.
There is an existing basin
essentially in the same location and that
releases to the north. Everything is tributary
to the north based on the topography of the
property today.
CHAIRMAN VINYARD: Would anyone else
like to speak? Please.
ANGIE CHARLTON,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. CHARLTON: Hi. I live in
Greenbriar, East Barberry Circle.
CHAIRMAN VINYARD: Could you state your
name, please?
MS. CHARLTON: Angie Charlton.
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CHAIRMAN VINYARD: Thank you.
MS. CHARLTON: I am concerned there is a
considerable amount of units in such a small
area, number one.
Number two, we have enough problems
getting out of Greenbriar and Sunflower onto 47
now, so this is only going to add to the issue,
and I realize that's a state issue, but it's
still a big issue for everybody in our
subdivision on the south side.
And as far as the rental properties,
I've seen it happen before, over time where they
get in the majority of the people that want to
rent and then it becomes a big problem, so
that's -- those are my concerns about it.
CHAIRMAN VINYARD: Thank you. Ma'am?
KIM SCHMIDT,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. SCHMIDT: Hi. My name is Kim
Schmidt. I, too, live in Greenbriar. I am in
the north part of the area where all the
stormwater will be funneling into.
I currently, when we have torrential
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downpours, a little bit of water that is
currently sitting in my backyard, as well as a
couple of the yards next to me as well, and I
think in a perfect world, you know, hopefully
this retention pond will work, but what is the
recourse that we will have when it doesn't, you
know, when my basement is overflowing with water
and I am taking more than just a little bit of
water in my backyard?
You know, and I, too, have to echo
the concerns that, you know, I don't think that
we are against having a multi-family unit like
this, I think it's a great idea, I think we do
need it in our community, just not in this
location.
I think we have single-family homes,
you know, to the west, we have R-3, which is a
great, lovely community for the seniors, which we
need more of.
I mean, I am all for either -- I
mean, I would love to have this remain a golf
course or something that our kids need. I have
kids in the school district, we have been here
for 27 years, and we need more places of open
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space and parks and community gardens and such
like that, but if it has to turn into a
residential, you know, community, because it is
still R-1, you know, why not turn it into the
R-3, why not take the Prairie Gardens and extend
it forward instead of putting, you know,
105 units, which, you know, equates to a minimum
of another 200 cars.
I really do have a difficult time
getting, you know, my kids to and from school, my
husband getting to work during rush hour.
I mean, it's four lanes of traffic
and we've got more cars coming and going, and
even just turning to go southbound on 47, you
know, there is just a lot of traffic, you know,
between that preschool that's there, and that
brings a lot of cars into Prairie Meadows as well
as Briarwood, too. There is just a huge amount
of traffic there as well. So those are my
concerns.
CHAIRMAN VINYARD: Thank you. Anybody
else?
MS. SCHMIDT: Can somebody answer the
question? I'm sorry.
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MS. LAMB: This is a period for public
comment, so you can't really request that. The
Chair can ask for it.
CHAIRMAN VINYARD: Would you like to
address that?
MR. WILLIAMS: Sure. I will do the best
I can. You know, as it relates to stormwater,
Mr. Schultz is a professional engineer with HR
Green. He is a reputable engineer. He is
putting his license on the line certifying that
this development is going to retain stormwater in
accordance with state law and your ordinances.
I will also tell you as to what kind
of recourse you would have, well, state law says
we cannot increase the flow of stormwater from
our property onto your property.
If we were to do that, if someone
were to increase the flow of water, they would be
subject to a lawsuit and you could obtain civil
penalties from them. We don't want that to
happen.
Typically when these developments
are put in place, they will -- and I am talking
in generalities here because I am not an
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engineer, but our goal is to make the stormwater
situation better for the community.
They generally make the situation
better because we can control it. You might have
a field, but if it all runs off to the north, you
are going to have no way to detain that water.
We will be detaining that water.
So I think, while these are all
valid concerns, we are addressing them, and the
city engineer has looked at what our engineer has
done and they agree with that.
CHAIRMAN VINYARD: So I understand that
stormwater is an issue with most people here.
Let me just let you guys know that an engineer --
multiple engineers look at this, so there is
somebody cross-checking the next person.
We understand that that is an issue,
but please know that it's not just one person
designing this, there is checks and balances with
these systems. That's just part of the process
of getting the permits, so just for your
knowledge. Ma'am? Sorry.
MR. SCHULTZ: David Schultz, HR Green.
I just have one more comment for the record. We
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have stormwater management techniques from
yesterday and we also have the increased run-off
coefficients, increased rainfall.
It's a dynamic situation where it's
ever changing, so we now have to design to higher
standards today, so this stormwater detention
on-site is going to be at a higher standard than
what it is previously sitting on-site. The whole
point of this is to really slow it down.
The current site now, it's grass, it
runs off, it has no control, so by this
development, it's going to enhance and help that
whole entire situation down to one release.
CHAIRMAN VINYARD: Thank you. Ma'am?
PATTY LUPTAK,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. LUPTAK: My name is Patty Luptak. I
am a Greenbriar resident and I live directly west
from Parfection Park.
My basic question is the roadway
will run right along that tree line. Will any of
that tree line be removed or will that still
remain in place?
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And then is there going to be any
type of lighting on that roadway that the cars
will be going on going through those tree lines?
CHAIRMAN VINYARD: Would you guys like
to address that as well?
MR. WILLIAMS: Sure.
MR. SCHULTZ: Sure. Regarding the
lighting, we have to meet city code for lighting,
so there will be street lighting units, stuff
like that.
Earlier we discussed as a
requirement of the city code we have what's
called site photometrics, so we have to run this
through a program that basically will prove that
there is no bleed off at the property line, it's
called zero foot-candles, so we have to provide
that for review to the city to sign off on it as
well.
I think the other question was about
the traffic, the loop road I think is what you
were talking about. All of the trees on the west
side remain. We don't want to disturb any of
those trees. With the additional setbacks and
everything pushing away from the trees, that will
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help the situation, keep it as far as possible
away.
We are also incorporating a privacy
fence and then additional screening as well.
MS. LUPTACK: Thank you.
CHAIRMAN VINYARD: Thank you. Anybody
else?
(No response.)
CHAIRMAN VINYARD: All right. Are there
any questions from the Commissioners for the
petitioner?
(No response.)
CHAIRMAN VINYARD: Do you guys have any
questions?
(No response.)
CHAIRMAN VINYARD: No? All right. Is
the petitioner for PZC 2024-31, David Hamman on
behalf of Kelaka, LLC, present and prepared to
make its presentation for the proposed request?
Hold on one second, we can't hear
you. Okay. You can try it now. Go ahead,
ma'am. Can you hear us?
MS. LAMB: You might want to have the
microphone on her way and then speaker on echo.
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MS. NOBLE: Yeah, that's what we are --
CHAIRMAN VINYARD: Give us one second,
ma'am.
MS. NOBLE: Try that.
CHAIRMAN VINYARD: Go ahead.
MS. WEST: Can you hear me now?
MS. NOBLE: There we go.
MS. WEST: This is Kathy West.
CHAIRMAN VINYARD: We can. Go ahead.
KATHLEEN C. WEST,
having been first duly sworn, testified before
the Commission via Zoom as follows:
MS. WEST: Okay. Thank you. Good
evening. I am Kathleen West from the law firm of
Dommermuth, Cobine, West, Gensler, Philipchuck &
Corrigan. With me this evening is my law
partner, John Philipchuck. Our lawfirm
represents Kelaka, LLC.
Kelaka owns three parcels of land;
two of the parcels are located south of Faxon
Road and west of the Kylyn Ridge single-family
subdivision.
These parcels consist of 62 acres.
They are unincorporated and are zoned A-1
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Agricultural in Kendall County. Kelaka has
requested that these parcels of land be annexed
to the City of Yorkville and upon annexation to
be zoned M-2 General Manufacturing District.
The other parcel is located on the
north side of Route 34 and east of Eldamain Road.
This parcel is 50 acres in size and is annexed to
the city and is zoned B-3 General Business
District. Kelaka is requesting that this
property be rezoned from B-3 to M-2.
You can see the two parcels; this is
the east parcel and then this is the west parcel.
The property is located between -- the Kelaka
east parcel and the Kelaka west parcel are known
as the Green Door and the Daniels Malinski
properties. Both of these properties are annexed
to the city and are zoned M-2.
It is anticipated that these
properties will be developed as a data center
campus. The Kelaka parcels will complete the
assemblage of this data center campus.
Village staff has proposed four
conditions to be placed on their approval of the
Kelaka properties. One, that if a data center
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campus is not developed on the property, then the
allowable M-2 uses are restricted.
Two, that a minimum hundred foot
landscape buffer setback be provided adjacent to
existing residential areas and major roadways.
Three, that any proposed development
is subject to site plan review and approval by
the City Council.
And, four, that if the property does
not develop within the 20-year term of the
annexation agreement, the zoning of the property
will revert to R-1.
Kelaka has agreed to all of these
conditions. In addition, Kelaka suggests the
following conditions also be included, one, the
height of any structures immediately abutting the
Kylyn Ridge subdivision be limited to 55 feet,
exclusive of rooftop mechanical equipment.
Two, the Kylyn Ridge subdivision
presently has a 50-foot setback from the Kelaka
property. Kelaka is proposing a 250-foot-wide
setback from the residents in the Kylyn Ridge
subdivision, from the closest building on the
Kelaka property between the proposed Kelaka
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setback and the existing Kylyn Ridge subdivision.
This would create a total setback of 300 feet.
Also, the setback on the Kelaka
property would decrease in width when it abuts
the stormwater detention facility on the Kylyn
Ridge property. Within the eastern 100 feet of
the 200-foot setback along the Kylyn Ridge
subdivision, there will be an eight to ten-foot
high berm.
And, fourth, there shall be a
2 50-foot setback along the north property line of
the lots fronting Blackberry Shore Lane.
The requested rezoning of the Kelaka
properties comply with the standards of rezoning
as follows: One, the proposed rezoning of the
Kelaka properties is not consistent with the
existing Comprehensive Plan in that the
Comprehensive Plan designates these properties as
Estate Conservation Residential; however, due to
the trend in rezoning and development in the
area, the Kelaka annexation rezoning is
consistent with the c ity's understanding of the
evolution of the Comprehensive Plan.
The proposed rezoning of the Kelaka
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properties is consistent with the trend of
development and planned uses and zoning of the
surrounding properties as shown on the city's
data center project map.
The Kelaka properties are being
rezoned so as to create a data center campus with
the adjacent Green Door and Daniels Malinski
properties. These properties are suitable for
uses in the M-2 District. Upon rezoning of the
Kelaka properties, this entire area will be zoned
M-2.
The Kelaka properties meet the
minimum frontage and lot use requirements of the
M-2 zoning classification.
This area of the city is being
developed with data center campuses as the need
for these facilities increase. This area is
attractive to such users due to the proximity of
the ComEd facilities and Eldamain bridge.
Finally, the Kelaka properties are
in agricultural uses. In 2007 the west parcel
was proposed to be developed for a commercial
center. That development never materialized.
There is now a need for data centers; the Kelaka
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properties will help to fulfill this need.
Based on the information presented
to the Planning and Zoning Commission, Kelaka
requests that the Commission recommend approval
of the zoning request.
John and I am happy to answer any
questions. We would like an opportunity to
respond to any public testimony, and thank you
for your consideration.
CHAIRMAN VINYARD: Very good. Thank
you, ma'am.
MS. LAMB: Mr. Chairman, may I make one
clarifying comment?
CHAIRMAN VINYARD: Yes, ma'am.
MS. LAMB: Regarding the reverter after
20 years, it would not revert back -- it would
not revert to R-1, it would revert to the
previous use, so the land that is B-3 would
revert back to B-3 and the land that's R-1 would
revert back to R-1.
CHAIRMAN VINYARD: Did you understand
that?
MS. WEST: Yes, I did. Thank you.
CHAIRMAN VINYARD: Okay. Thank you. Is
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there anyone present who wishes to speak in favor
or opposition of this request? Please.
MARY MAHER BARTALONE,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. MAHER BARTALONE: And I signed in.
My name is Mary Maher Bartalone. I live at 1171
Blackberry Shore Lane. That is the very last
house on Blackberry Shore Lane, and my property
sits directly south of the two parcels in
question; the sixty -- the 56 acres that is
adjacent to Blackberry Shore Lane and Kylyn's
Ridge.
Additionally, I am also the Bristol
Township assessor. With that comes just a little
bit of background that I want to share. For the
last ten years I have been working in that office
managing the property values of more than 13,000
properties.
Prior to that I was a real estate
appraiser in Kendall County for 15 years
appraising residential properties. Prior to that
I was a realtor for ten years.
So for the last 35 years in Kendall
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County, which I have lived in my entire life, I
have been putting property values and determining
highest and best use and how things should be
done since I graduated college.
So I stand here feeling quite
qualified to render an opinion in complete
opposition to the M-2 zoning that the Kelaka
company is proposing, and this is why.
UNIDENTIFIED SPEAKER: Yeah, I can take
them on in a minute.
MS. MAHER BARTALONE: Excuse me?
CHAIRMAN VINYARD: Somebody unmuted.
Please continue.
MS. MAHER BARTALONE: Okay. So I oppose
this M-2 zoning. M-2 zoning on a property that
is surrounded on three sides by residential homes
is a devastating factor for people who live there
in terms of their property value.
It's something I really can't even
put a quantifying number to until we see how it
plays out, but I can tell you right now, it is
not good.
If someone wants to sell their
house, they're going to have to tell them it's
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M-2 zoning. If someone wants to refinance their
house, the appraiser is going to have to explain
what is going to be used with the land behind
them.
And I am not speaking speculative.
I was an appraiser who had to deal with
underwriters who have questions about how things
are going to play out.
There is no logical reason why this
land, this little piece of triangle, should
become M-2 zoning. In the Comprehensive Plan it
was slated for Estate Residential. That's how it
should remain and nothing else.
Now, we -- and I feel like I speak
for a lot of people here -- do not oppose the
general concept of the data centers, okay? It
makes sense when they are large farm properties
up against busy four-lane roads. That makes
sense.
But there has got to be a boundary
where it stops being a data center and becomes
what it was supposed to be or what it was
already, which is agricultural and maybe in the
future residential, and the Rob Roy Creek in my
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opinion represents an excellent boundary to where
it has to stop, and the continuation and
extension of Beecher Road as well.
That road is planned to be extended
northwest up to meet with the existing Beecher
Road. That can also represent a southwest
boundary to this data center assemblage.
So I just find it completely wrong
for the data center assemblage to sit there and
say well, I see that little triangle and it makes
sense for it to be a part of this assemblage, but
it is not. You can't do it. You cannot.
And I stood here last night in
opposition to the annexation and I stand here
tonight in complete opposition to the rezoning
from both a personal opinion and a professional
one.
And I also will say that I am an
unbiased opinion on this matter. My house
backs -- is immediately adjacent to the Daniels
property, their property hits our property, and I
have on three occasions stood in front of this
board and said I support that.
I don't like it, but I support it,
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because it logically it makes sense, and I will
absolutely be at every single zoning meeting to
make sure how that lays out because there is
decisions to be made there as well.
That's all I have to say. Thank
you.
CHAIRMAN VINYARD: Thank you.
MR. PHILIPCHUCK: Mr. Chairman?
CHAIRMAN VINYARD: Yes, sir.
MR. PHILIPCHUCK: If I may, I am John
Philipchuck, one of the attorneys, and I have
some questions to ask Miss Bartalone, if she
could go back up to the microphone, please.
MS. LAMB: Are you okay with that,
Chair?
MS. NOBLE: Yes.
CHAIRMAN VINYARD: Yeah.
MS. LAMB: Okay.
JOHN F. PHILIPCHUCK,
having been first duly sworn, testified before
the Commission via Zoom follows:
MS. MAHER BARTALONE: Yes.
MR. PHILIPCHUCK: Yes. Thank you.
Thank you for your testimony this evening.
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You do realize that as part of what
we are doing here is slightly different than what
the Daniels Malinski property owners did adjacent
to your property.
They were giving you a 100-foot
buffer, the Kelaka, LLC folks are giving you a
250-foot buffer, and they are also going to be
putting on an eight to ten-foot berm and there
will be landscaping also.
You mentioned that the -- your
observation of real estate appraising and the tax
assessing that you have done over the years, that
the development of this property out here for a
data center campus is going to lower the property
values for the residents in the single-family
homes in the area, did you not?
MS. MAHER BARTALONE: I did.
MR. PHILIPCHUCK: And does that then
mean, ma'am, as the township assessor that you
will be going through those subdivisions and you
will be looking at the assessed valuation of the
properties, and because it's your opinion that
the property values are going to be negatively
affected, that you are going to reduce the
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property values of these properties and,
therefore, they should have a reduction in the
property taxes that they will pay because of you
making all of these reductions in the assessed
valuation, is that correct?
MS. MAHER BARTALONE: I never stated
that I would be reducing the property values of
the properties, that would have to come as a
result of the analysis that we conduct
year-by-year of the sales, the assessed values
compared to the sales that are occurring in the
neighborhood, so I would have to wait and see how
that would play out.
MR. PHILIPCHUCK: So, in reality, to say
that the property values are all going to drop
isn't necessarily true, is it?
MS. MAHER BARTALONE: Well, I don't
think that I am up here as a testimony.
CHAIRMAN VINYARD: Sir.
MR. PHILIPCHUCK: Excuse me?
UNIDENTIFIED AUDIENCE MEMBER: Is this a
trial?
CHAIRMAN VINYARD: Sir. Sir.
UNIDENTIFIED AUDIENCE MEMBER: Yeah.
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UNIDENTIFIED AUDIENCE MEMBER: What is
this?
UNIDENTIFIED AUDIENCE MEMBER: Is this a
trial?
CHAIRMAN VINYARD: Hold on. Hold on.
UNIDENTIFIED AUDIENCE MEMBER: It sounds
like she is on trial.
CHAIRMAN VINYARD: Point of order.
MS. LAMB: No. No comments from the
audience. This is not how this works, please.
CHAIRMAN VINYARD: Okay. Point of
order. We are not having an argument over this.
She stated her fact. I understand your fact as
well, sir. We are going to go ahead and move
on --
MS. MAHER BARTALONE: Thank you.
CHAIRMAN VINYARD: -- to the next
person. Thank you.
The next person who would like to
speak, please.
BRIAN CARRABOTTA,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. CARRABOTTA: Good evening. My name
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is Brian Carrabotta. I already have signed in.
I live on 1131 Blackberry Shore Lane with my wife
and my two small children.
Some of you may know me from our
previous correspondence, the email to express my
concerns and questions about the hearing process.
There has been a dark cloud hanging
over our neighborhood since we received our
notices for this annexation and rezoning
proposal, Hamman-Kelaka, LLC.
The reason my neighbors and I are
here are due to the proximity of the proposed
annexation slash rezoning south of Faxon, west of
Iroquois Lane.
As you can see from the aerial maps,
23 existing residential -- residences will be
directly impacted, as well as hundreds of
residents who live in Kylyn Ridge and Kendall
Marketplace.
If you haven't already, I encourage
you to take a short drive over to the requested
area to see how close this proposal is to many of
our homes.
The Yorkville City Administrator,
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Bart Olson, was quoted, I don't think this
Council or future council will allow a data
center to be near existing residential areas or
the river. Prove Bart right.
Prior to this evening, there have
been extensive amounts of Yorkville land rezoned
and annexed as general manufacturing, as you saw
by the maps earlier.
270 acres of land just west of our
neighborhood, west of Beecher Road, north of U.S.
34, was rezoned for general manufacturing by
DMYF, LLLP.
Over 200-plus acres of land north of
Faxon and Eldamain also have been rezoned to
manufacturing anticipating data centers
constructed by Hagemann trust.
The Hagemann Trust CyrusOne data
center is already moving forward with plans for
nine data center buildings, an electrical station
and six stormwater basins.
A new proposal to rezone an A-1
Agricultural to manufacturing to a future data
center just north of Faxon is proposed on the
land of DMYF Loftus.
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I reiterate all these recent
upcoming rezonings and annexations to the council
to show this proposal of Hamman-Kelaka, LLC in
our neighborhood is redundant and unwarranted.
The Yorkville tax revenue from data
centers for the city of Yorkville is already in
the works away from this area.
I was here the night the council
proposed to rezone for A-1 Agricultural north on
Eldamain and Hagemann Trust. Two of the council
members here tonight voted no for the rezoning
since it would directly impact two current
Yorkville residences and needed further
information prior to voting yes. Tonight that
number has increased to 23 homes directly and
over a hundred indirectly.
I drove up Eldamain dropping off my
kids at daycare this morning and now see the two
homes that were directly impacted have been
bought out and now are available to rent.
My wife and I moved to Yorkville to
grow our family and be part of a welcoming
community. While working on recent home
improvements, I had this intrusive thought
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crawling into my mind: Do we continue to make
our houses homes or is Hamman-Kelaka, LLC and the
Yorkville Council pushing for us to put for-sale
signs in front of our yard. We did not sign up
to live in manufacturing zoning.
Some key highlights against data
centers: Exclusive (sic) light pollution, noise
pollution, manufacturing traffic which the
neighborhood streets cannot handle, ample amounts
of energy consumption needed for the data center,
and maintaining outdated cooling systems.
As far as I am aware, successful
Yorkville data centers are still waiting to be
seen. On average a data center lasts 10 to
15 years, depending on maintenance and ever
evolving digital development.
Let the existing zoned areas for
data centers pave the way to prove Yorkville data
centers are worth it, not Kylyn Ridge and Kendall
Marketplace residents.
We are here tonight to ask for your
help to prove Bart Olson's thoughts about the
council right. Tonight our neighborhood has one
chance to keep our houses homes.
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Over 450 acres of land are already
in development for data centers in Yorkville with
more on the way. The data for Yorkville data
centers are still unproven prior to making this
decision tonight.
The website states that the United
City of Yorkville is located in the fourth
fastest growing -- quote, growing county in the
nation. 2022 population of Yorkville was shy of
24,000; 2023 was nearing 25,000.
This council recently approved a
residential expansion and approved Heartland
Meadows West, proving council believes that our
neighborhood can grow residentially.
Allow Kylyn and Kendall Marketplace
to grow residentially and not cover us in
manufacturing zoning. Prove Bart right about his
thoughts about this council.
Thank you.
CHAIRMAN VINYARD: Thank you.
MR. PHILIPCHUCK: May I respond,
Mr. Chairman?
CHAIRMAN VINYARD: Go ahead, sir.
MR. PHILIPCHUCK: Yes. I would just
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like to point out that we are providing buffers
behind the homes that this gentleman suggested
are along Blackberry Shore Lane, 250-foot setback
to the closest of any building, if, in fact,
buildings are built there.
We are not sure because as the plans
develop, we are looking for some of this area in
these two parcels to be annexed will probably be
stormwater management basins.
But the big thing that's happened in
this area is that the movement has been away from
residential and residential in the future has
been the construction of the Eldamain Road
bridge.
The Eldamain Road bridge was not
contemplated at the time that the current
Comprehensive Plan was done for the City of
Yorkville, and much as we know has happened in
the city since that plan was adopted, and
certainly the Eldamain Road bridge is a wonderful
thing that's happened to our community, it's
relieved a lot of the truck traffic off of
Route 47, but the bottom line is that this
particular structure has now drawn attention to
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this area as a manufacturing area and, of course,
Commonwealth Edison, as a wonderful electrical
supplier with the power capacities that they
have, obviously we have to be able to satisfy
their requirements, but it is certainly a
location that is attracting data centers, which
ultimately benefit the 24,000 residents of the
City of Yorkville due to the tax generation for
the community and the utility taxes.
I understand from some testimony
that I heard that the CyrusOne data center will,
upon build-out, it's estimated that they would
contribute $11 million a year to the City of
Yorkville.
CHAIRMAN VINYARD: Thank you.
MR. CARRABOTTA: I'm good?
CHAIRMAN VINYARD: Yes, sir. You know
if I let you sit back down, I'd have to get you
back up.
Next person.
DON BARTALONE,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. BARTALONE: Don Bartalone, resident.
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1171 Blackberry Shore Lane. I am Mary's husband.
This isn't Elk Grove, is it?
CHAIRMAN VINYARD: No.
MR. BARTALONE: We all know what Elk
Grove is. We don't need a data center Elk Grove.
I oppose.
CHAIRMAN VINYARD: Thank you, sir. Next
person.
UNIDENTIFIED AUDIENCE MEMBER: I'll go.
JOHN STALLER,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. STALLER: Good evening. My name is
John Staller. I reside at 1151 Blackberry Shore
Lane. I am the third house from the end where
the data center is being built currently, and I
am here to oppose parcel number 1 and 2 being
zoned as M-2. I believe that they should remain
either as they are or as some other residential
in Yorkville.
Thank you for the opportunity to
speak about the proposed annexation and
subsequent rezoning of the parcels of land next
to the Kylyn and Blackberry Shores.
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Firstly I want to express my
gratitude to the members of the Yorkville public
offices for all you have -- all the good you have
done in developing a city which has become dear
to our hearts since we moved here in 2020.
It's vibrant, it's accessible,
historic, quaint, and full of people who are
sincere in working together with you to grow,
support and maintain that environment that
attracts likewise neighbors and businesses.
Secondly, I want the council to know
that I am not anti-business or
anti-manufacturing. We need both these entities
to invest in Yorkville and act as partners in
looking to the future needs of our fine city,
creating a solid tax base while at the same time
striving to maintain Yorkville's reputation as a
family-oriented, safe and much-sought-after
location for new families, new businesses and
manufacturing facilities.
The explosive growth of the city
since we have been here speaks of the success of
your hard work and that of your residents, of
which my wife and I are proud to be part.
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The proposed annexation of
additional properties by the city makes a ton of
sense as we need to continue to expand our
footprint to have available sites for current and
future development.
I understand that the parcels we are
talking about are ideal as it would help in
increasing that footprint by approximately
112 acres combined, bringing additional tax
revenues and ability to support future expansion.
My concern, as I'm sure you have
already determined, is regarding the zoning of
those parcels.
Again, I am not asking -- I am not
against attracting and supporting manufacturing
in our city, we do need that sector represented
as we look towards the future of Yorkville.
My concern is the appropriateness of
zoning that single parcel of about 50 acres out
of the 1,000 acres recently -- recently annexed
as an M-2 manufacturing point; specifically, the
approximate 50-acre triangle-shaped parcel that
is directly bordered on two sides by established
Yorkville residences, the only parcel in the
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whole 1,000 acres you recently annexed that is
abutted right next to residences.
People with families that
support their -- people with families that
support their city with taxes, support their
local businesses, support their neighbors with
acts of kindness, community and charity, they
selected their homes by painstakingly
investigating the city, the neighborhood, the
school system, the economic climate and the track
record of the people in charge.
With this information in hand, they
determined that the price they would pay was
consummate with the expectation of living long
and satisfied lives as active residents in
Yorkville. Zoning of this parcel as M-2
dramatically changes that perspective.
Talk all you want about making or
placing limitations on property. There could be
no guarantee that the building sizes, materials
and designs are neighborhood friendly until it
happens.
There can be no guarantee that the
landscaping, berms and setbacks will effectively
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protect the neighborhood from excessive eyesore,
noise pollution or light pollution until it
happens.
There can be no guarantee that the
infrastructure regarding road accessibility,
water and sewage supply or electrical grid
requirements will not negatively impact these
neighborhoods until it happens.
And there can be no guarantee that
the homeowner investments, the homeowner
investments that have been made in this
neighborhood, will reap a satisfying return when
the properties are destined to change hands in
the future until it happens.
But I think there can and should be
an alternate option available to all three
parties involved with a decision as to how to
move forward.
I am not a city planner or engineer
or some other kind of expert in this field, and I
am not certainly not privy to all the discussions
you have probably been having as the proposal has
been drafted and made, but I hope to give just a
brief example of how we can turn this into a win,
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win, win for the manufacturer, the homeowners and
Yorkville.
Entertaining the idea of moving
forward with the annexation, this combined with
the previous annexation, a zoning of M-2 results
in an increased footprint of about a thousand
acres for Yorkville.
Then move forward with zoning only
the property of this annexation directly abutting
neighborhood subdivisions, about 50 acres, or
five percent, as residential.
Zone to remain -- zone the remaining
9 50 as M-2, decrease manufacturing restrictions
to reflect the separation of manufacturing campus
from immediate neighborhoods, allow the new
residential and small commercial developers to
self-determine what the properties in that
section are worth to their target clients based
on proximity to manufacturing.
As I see it, this type of strategy
is a win, win, win. The manufacturer gets a
decrease in complexity of landscaping,
infrastructure and footprint, resulting in cost
savings and a benefit of goodwill from the
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residents of Yorkville.
The City of Yorkville gets
additional manufacturing space to strengthen the
tax base and provide additional residential
zoning to support the employees that are going to
be considering Yorkville as their new hometown
and a reputation as a model city where different
sectors look to the future and work together to
accomplish goals.
The current residents of those
affected neighborhoods get the satisfaction of
knowing their home investments are not going to
go down, yet welcome the industries that help
secure tax base, allowing their city to continue
to grow, drawing families, talent and businesses
for years to come.
Finally, as I say thank you again
for letting me have a few moments, I look over
behind the screen and I see the medallion that
graces the wall behind you. It says United City
of Yorkville.
I know it relates to the historic
past. As Yorkville experiences strong growth, I
hope we can all reimagine it as meaning we are
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all united in our desire to make Yorkville a city
where residents, government, community entities
and manufacturers work together to build a
fantastic future.
Thank you for your time.
CHAIRMAN VINYARD: Thank you.
MR. PHILIPCHUCK: Mr. Chairman?
CHAIRMAN VINYARD: Go ahead, sir.
MR. PHILIPCHUCK: If I may, I just had a
comment. Perhaps the gentleman doesn't know, but
the fact is is that the guarantees that he was
talking about, that these things will happen as
far as what promises we are making, I just wanted
everyone to know that part of the annexation
agreement for these properties, there is a
requirement that before we can do anything on the
property as far as any buildings, plans have to
come before the City Council of the City of
Yorkville and City Council will approve the
plans.
I am telling you now that if there
are no berms, if those setbacks aren't there, et
cetera, et cetera, we are not going to get a plan
approved.
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I know change is uncomfortable, but
the fact is we are doing the best we can given
the situation. We are trying to assemble these
properties with the Green Door and the Daniels
Malinski properties that have an attractive
campus for data centers.
I know there is going to be concern
about, you know, lighting, traffic, et cetera,
but the traffic generated by these data centers
is usually minimal as compared to, say, a
residential subdivision. In a residential
subdivision, you are going to have street
lighting and things of that nature.
So, I mean, there are gives and
takes to all development, and I think the
direction that we have here as to the lay of the
land, we anticipate that stormwater management,
which is an ancillary use to the actual
development of the property as a data center, is
something that because of the underlying
zoning -- we are zoning it M-2, we anticipate
that this -- or much of this area be adjacent to
the residential uses are probably going to be
stormwater management areas. I can't guarantee
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it at this point, but it will certainly be looked
at.
Given our overall land area that we
have, that's what we are going to be looking at,
but one thing we are committing to right now is
the additional setback to the 250 feet, which
would be behind this gentleman's home, and that
there will be a berm, landscape berm, and open
space, and there is not going to be a situation
where we have buildings up to their property
line, so I just wanted to make that clear, that
there is a requirement any plans for this
property must come to the City Council and we
have to have City Council approval.
Thank you.
CHAIRMAN VINYARD: Thank you. Ma'am?
SARAH TESCH,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. TESCH: Good evening. Sarah Tesch.
I am a Kylyn's Ridge resident, and I have already
signed in.
CHAIRMAN VINYARD: Thank you.
MS. TESCH: I also oppose the rezoning
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of the land directly alongside our subdivision.
I know the slide was up earlier, but it's this
triangle that really is just needling like, you
know, all of us, and I just want to reiterate,
some of this has been said, but after a data
center campus is constructed, potential issues
include the noise pollution, from an article I
read, between 55 and 85 decibels typically, where
70 and over is considered too loud.
The noise tends to be more
noticeable in rural areas, where massive
nondescript buildings replace spaces that used to
be forests or farmland.
It's a drain on resources, that's
already been talked about, but one large data
center can use between 1,000,000 and 5,000,000
gallons of water daily.
Additionally, they are among the
most energy intensive buildings in existence,
consuming up to more than 50 times more power
than standard offices.
I understand that there will be a
substation built, but it will likely continue to
need help from the local electrical
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infrastructure.
Number three, massive buildings
replacing what used to be our sunset views in the
west, decreasing home values, as were stated
before. We don't know yet, but there is a data
center in your backyard.
Kylyn's Ridge -- well, Yorkville,
has been such a sought-after area and Kylyn's
Ridge in particular, a sought-after subdivision
in which to live.
There is the potential for
greenhouse gases and pollution and potential E MF
pollution. Data centers require very high power
and current flow, which results in higher
electromagnetic fields, so just lots of concerns
for health.
Growth can be good, like the
gentleman said so well, I shouldn't be following
him, but growth can be good if we appreciate it,
and I appreciate the additional concessions being
made with the berms and the setbacks, but I still
just don't feel there should be a behemoth of
potentially five stories in people's backyards.
Why so close to our homes and our neighborhood?
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I ask you to just consider how much
are you willing to change the landscape of this
place that we call home. Yorkville will continue
to be sought after potentially if we build right.
Why would we diminish the value of what we have
while we have it?
I moved here in 2006 and into
Kylyn's in 2008. I didn't think I was going to
stay and eventually there was some growth and I
really fell in love with the diversity of the
small and large businesses and the farmland and
the forest preserves and the restaurants and the
bike paths and the wonderful neighborhoods, and I
just implore you to consider what you want
Yorkville to look like in the future, and can we
grow responsibly to keep the magic and the beauty
of Yorkville alive.
I appreciate your consideration.
Thank you.
CHAIRMAN VINYARD: Thank you.
MR. PHILIPCHUCK: Mr. Chairman?
CHAIRMAN VINYARD: Yes, sir.
MR. PHILIPCHUCK: I would just like to
point out that some of the concerns that the
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resident mentioned are -- with regard to the data
center, much of that is interior, and, of course,
the data centers know what things they need to do
to minimize noise within the data centers,
minimize the heat exposure.
Some of these other things like E MFs
and things, a lot of that is out on the internet,
and the bottom line is they are talking about
coal-fired electrical generating facilities and
that's how they point to oh, this -- you know,
data centers are going to ruin the environment.
But, let's face it, we all need the
data centers for our everyday uses of our
computers these days, and of course with AI
coming and growing stronger and stronger, it's
going to be something that's going to be even
more important to us all in the future.
But we will meet any city noise
requirements as far as any ambient noise from the
property, so, yes, I can understand the concern
and I am glad that the young lady mentioned it,
but I just wanted -- wanted you to understand,
too, that we do have requirements that we will
have to meet, and we will meet them, so we are
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aware of some of these things and we certainly
address them as we go along.
Thank you.
CHAIRMAN VINYARD: Thank you.
NANCY MONDEK,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. MONDEK: Nancy Mondek. I am at 1141
Blackberry Shore Lane, and this is going to be in
my backyard. I oppose this.
CHAIRMAN VINYARD: I was just going to
say, I am guessing you are opposing that. Thank
you. Ma'am.
TIFFANY SCHRAEDER,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. SCHRAEDER: Hi. I signed in
already. Tiffany Schraeder. I am actually the
president of the Kylyn's Ridge Homeowner's
Association, so I kind of speak for all the
residents who didn't feel comfortable coming up.
I don't have anything prepared.
But I have lived in that subdivision
since 2003, and I guess I want to look at all of
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you and I want to ask how would you feel if that
big ass building, sorry, is in your backyard,
okay? Like that's not okay.
My kids grew up in this home, I want
my grandkids to grow up in this home. That's a
horrible eyesore. We don't need that. There is
so much more farmland. Like they said, there is
another 950 acres they can build on.
They don't need to build on this
little piece of land that's literally in our
backyard. Literally. We have a little retention
pond, a little retention pond, and then it's the
land.
Like I walk my dogs every day and we
walk down Faxon and we stop right where that land
is and they enjoy that little land, but, anyways,
like it's right there.
And I am researching it a little
more now and it would affect our water. I am a
breast cancer survivor of a year. I don't need
any more health problems, so, I mean, now my
health is concerned.
You know, when we were walking out
last night, a gentleman mentioned Medinah had the
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same thing. They got it shut down because it
does affect your water, so would I hope you guys
would look into that a little more. It can
contaminate it. That's a big concern, I mean,
for all of us.
CHAIRMAN VINYARD: Sure.
MS. SCHRAEDER: So I really, really,
really oppose it and I really hope you guys take
a drive down there, like they said, and take a
look at it. It's literally in our backyard.
There is no reason for that.
And if you start doing it there,
what about these other subdivisions that have
farmland? Are you going to do that all over
Yorkville? Like they said, we're going to lose
what Yorkville is. It's going to become an Elk
Grove, and Elk Grove doesn't have much
residential.
And we don't want to move. We love
our homes, especially people on Blackberry Shore.
They just built those beautiful, beautiful homes.
Beautiful.
Yeah, our subdivision is very
wanted. People -- the houses sell very quick.
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That comes in, who is going to buy?
So thank you for your time and, like
I said, please drive down there, just look at
what we're talking about, because that little map
that they showed doesn't really show really how
close it would be.
CHAIRMAN VINYARD: I'm very familiar
with the property.
MS. SCHRAEDER: You are.
CHAIRMAN VINYARD: Yes.
MS. SCHRAEDER: Okay. Well, appreciate
that. Thank you.
CHAIRMAN VINYARD: Thank you. Go ahead,
sir.
ERIK ANDERSON,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. ANDERSON: Erik Anderson, 1123
Western Lane in Kylyn's Ridge. As Tiffany just
stated and the other bearded gentleman, this is
our home. These are our homes. I am trying to
make this, you know, something to keep continuing
improvements on.
To the gentleman lawyer, I have a
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few key points, I will try to be brief with
everyone. As a Local 134 union electrician who
has worked on many data centers, the concerns I
do have, sir, are the construction traffic coming
in off of Beecher or Faxon.
As somebody that has worked in
numerous data centers, including Meta up in
DeKalb, numerous in the city of Chicago, Elk
Grove Village, all around, I for one hand or
firsthand know the amount of construction traffic
that goes into a data center.
So that would be a concern of
entering the property. You have no access of off
Eldamain through Faxon, so it's Beecher or Faxon
or through the subdivision.
People fly through our neighborhood
already as it is. Most of you might know me, I
am the guy that's out there yelling at cars that
fly through the bus stops or yell at them slow
down, there is kids playing here. So I know
firsthand on the construction that the data
centers take.
The energy consumption is a major,
major, major concern. Again, as a union
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electrician who is also certified in high voltage
splicing, I do work with companies like Meade,
ComEd, Aldridge, that we do have to worry about
the power grid and everything. Those are all
improvements that are now going to have to be
made.
I work in these places. That's a
great job for me. I could walk to work. The
overtime hours on this job is phenomenal. I
don't poop where I eat. I don't want this in my
backyard.
Also, as somebody who served eight
years as a United States Army Ranger with sniper
training, I would like to know your distances
again.
For a 55-foot building at a 250-foot
setback, what is an eight-foot berm going to do
to limit visibility?
UNIDENTIFIED AUDIENCE MEMBER: Hear,
hear.
(Applause.)
MR. ANDERSON: I would like to know
that. What is an eight-foot berm, whether it's
butt up to the people immediately on Iroquois
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Lane or it's set back a hundred foot. An
eight-foot berm on a 55-foot high building is not
going to do anything for line of sight.
The other major concern I have,
construction debris. Anyone that's lived on
Blackberry Shore, Western Lane, Iroquois,
anywhere in there, knows that those townhomes
that have been built, we've had nothing but
construction debris.
Now factor in how many parcels of
land with how many acres, how many different
buildings, not to mention the length of
construction.
Meta has been going on for how many
years now in construction? Bless you.
UNIDENTIFIED AUDIENCE MEMBER: Thank
you.
MR. ANDERSON: I see how these data
centers, they go up quick and everything, so
these are my key concerns.
I'm sorry I am not eloquently
spoken, I don't have anything prepared, I just
kind of shoot from the hip.
Strongly oppose this, but I'd like
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to know what the answers are to those questions.
MR. PHILIPCHUCK: Mr. Chairman?
CHAIRMAN VINYARD: Go ahead, sir.
MR. PHILIPCHUCK: First of all, I would
like to thank the gentleman for his service.
MR. ANDERSON: I appreciate it.
MR. PHILIPCHUCK: We appreciate our
veterans. The construction, as far as
construction traffic, that obviously can be
directed by the city as to what roads they want
us to use.
We've got Eldamain, we also have
Route 34 that would be available to us to bring
construction traffic in and out.
And let's not forget, even if you
were to build residential subdivisions in here,
there is going to be construction traffic, there
is going to be cranes coming in to set all of the
roofing structures and things of that nature, so
yeah, there is -- there is busyness at the time
and constructions debris is an issue sometimes,
it depends on who is looking after it, and that
is important, and that's something that with the
help of the neighbors, that if that becomes an
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issue, we certainly want to address it, but I
believe based on the information that I have been
receiving about some of the data centers that
that is something that's easily controlled.
So I would just want to say that we
are not trying to hide the buildings with the
berm, we are trying to say that, you know, when
you look out your first -- at least your first
story window, you know, with the setbacks that we
have, we are not just talking about a berm and
then there is going to be a 55-foot tall building
behind it.
As I said earlier, I'm not sure that
we will have any buildings back on this area or
it will be all stormwater management, we don't
know yet, but the idea, the fact that we set the
buildings back from the residences -- the
better the view would be for those folks, and
that's certainly something that we are looking at
and that's why we are providing more setback than
what some of the earlier approvals have done.
So, again, I thank the gentleman for
his comments.
MR. ANDERSON: May I interject really
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quick?
CHAIRMAN VINYARD: Please.
MR. ANDERSON: So going back to the berm
line issue again, you mentioned the first story
window, okay, second story window. So instead of
the sun setting at 7:00, the sun is going to set
at 6:00 is basically what we're saying.
A 55-foot building is not going to
be diminished by an eight-foot berm whether you
are on the first story or not. We should have
the freedom of that.
Going back to the power consumption
issue, and as well as -- since we have had a
civil engineer here talking about the water
run-off, I have yet to hear anything about that.
These buildings tend to be
substantial size on the roof. The run-off from
these can be potentially great, you know,
especially compared.
Now, when you bring in residential,
working in the construction industry, I can tell
you right now, at any given time, Meta out in
DeKalb has had 700 wiremen out there, 700 A card
and C card electricians out there at any given
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time for the years that that project is going on.
When they ramp up, they go to 900 wiremen. Been
there. I've seen it from experience.
I work at a company right now that
we do nothing but data centers and all kinds of
things, so I was just in a data center downtown
today.
So the construction traffic is
significantly increased when you talk about
manufacturing, commercial versus residential
projects. I can almost guarantee that. I have
worked both facets.
But going back to the water run-off
and the power consumption, what's going to be
done about that?
MR. PHILIPCHUCK: Mr. Chairman.
CHAIRMAN VINYARD: Go ahead, sir.
MR. PHILIPCHUCK: As to the power
consumption, obviously the reason that this is an
attractive area is because of the location of the
ComEd facilities, the high power lines, that are
coming through the area, the substations that are
presently there or that will be built, and it's
all about being able to deliver the kind of power
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that the data centers require, and that's the
reason this area is attractive and that's the
reason that it is an ideal place in which to
locate.
The amount of traffic can vary
obviously depending on the size of the buildings.
I understand they have some pretty large
buildings out in the DeKalb area that they are
putting up out there.
As of this time we don't know what
the size of the buildings on our campus will be,
but that's certainly one of the things that the
City Council will be able to look at, they will
be able to evaluate, and they have to approve our
plans because our whole idea here is to try to
assemble a parcel to take -- to take care of what
the needs would be without, you know, a dramatic
impact on the city.
As far as stormwater management,
yes, that's why we are saying that we think some
of this area over there is going to be stormwater
management because, as the gentleman probably
knows and you heard earlier with the townhome
development over at the Parfection driving range,
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we have to follow the City of Yorkville's
stormwater management regulations, and so for all
of the structural coverage we put on the
property, there has to be stormwater management
to take this run-off, and there are formulas that
are out there in the stormwater ordinance, and as
was stated earlier in the meeting tonight, we
will have civil engineers that will be looking
and working on these matters, and then, of
course, the city's engineers will also be
reviewing them, and the bottom line is that
everyone has to be satisfied that we meet all of
the standards of the stormwater ordinances in
managing the water that is coming off of the
improved site.
So, yes, that is an issue and, yes,
that will be addressed, and that is something
that the city looks very closely at.
Thank you.
MR. ANDERSON: Really quick I just want
to say, one --
MS. LAMB: If I may. If I may. If I
may, please. Hi. I am over here.
MR. ANDERSON: Oh, sorry.
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MS. LAMB: This is intended to be public
comment. It is a period when you guys get to
voice your concerns. These --
MR. ANDERSON: These are my concerns,
ma'am. With all due respect, these are my
concerns.
MS. LAMB: Let me finish, please. Let
me finish. It is not intended to be a
question-and-answer session. You may state your
concerns, but we're not going to let this be a
continual back and forth.
MR. ANDERSON: Okay. Such as -- So as
the gentleman so willingly g rilled the first
woman that spoke, these are my concerns, and, I'm
sorry, in order to calm our concerns, some
questions should be answered. I think most
people here would agree with me on that.
CHAIRMAN VINYARD: Mr. Anderson, do you
have any more questions?
MR. ANDERSON: The only thing I would
like to say is I implore you of the board to
really think about this. Think about this. This
is your home, too. This is our home.
I really implore the board to think
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about this and to go no on that. It's just --
it's not good for Yorkville.
The gentleman mentioned about the
power needs for the data centers. What about the
power needs for us? What about all the needs for
us?
I really implore you to really go
against this. Please. Thank you.
CHAIRMAN VINYARD: Very good. Thank
you, sir.
One more thing. Can we keep the
applause down to a minimum? We've got a lot of
people and that actually does eat up a little bit
of time, so just ask you for that. Ma'am?
DAWN WATSON,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. WATSON: Hi. My name is Dawn
Watson. I live at 604 Yellowstone Lane, which is
technically part of Cannonball Estates, but is
right in with Kylyn's Ridge, so basically the
same subdivision there. I am coming here very
much opposed to rezoning to -- the parcel as
manufacturing.
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As a resident of Kylyn's Ridge slash
Cannonball Estates, our family moved here in
2016. After driving through the neighborhood and
seeing families outside, lots of small children,
seeing all the Halloween decorations up, if you
haven't been to our neighborhood at Halloween, we
even have a house that puts up an actual haunted
house and they have a food cart there, you can go
get food. It's a huge community event.
We go and we celebrate at Christmas,
we have another house that puts on a light show,
you can go check that out, and for many, many
years, including the year that we moved in, many
houses do this whole community thing where they
put green on the trunks of their trees and white
on the top, and the reason why I am tying this
in, I know you're probably like this has nothing
to do with manufacturing, is I just want you to
give a sense of this is a strong-knit community.
We moved here because it's
residential and it has a strong-knit community.
We never ever would have agreed to move here if
we thought that this area behind us was going to
turn into a manufacturing area.
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And it's not just about our property
values going down, which we know they will, and
yay, we have a little extra bonus because maybe
our taxes will go down, too, and so in the long
run we can save a thousand and lose a hundred,
but that's okay.
My biggest concern is the safety. I
am a teacher, I am a mother. There are many
small children that live in our neighborhood.
Some of those small children are ones that I
teach, and I am very concerned at looking at the
water piece to it and also something that was
addressed earlier, the E MFs.
And my friend Google, when I asked
AI on Google, I googled how far away should you
live from a data center to be safe from both E MFs
and R Fs, and AI answered me saying, according to
current scientific understanding, living a few
hundred feet away from a data center is generally
considered safe enough to a void any negative
effects from E MF or RF radiation as the levels
emitted are typically well below the safety
standards; however, if concerned, maintaining a
distance of a quarter mile, or 1,320 feet, or
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more should be considered prudent based on
precautionary measures.
So looking at the fact that we do
have so many children in this community, and you
have seen the visual, that is not a long
distance, it's literally up against those
property lines, I would ask that you please
consider not rezoning this to manufacturing for
the safety of the children that live in our area.
I planned to only speak on the
children, but recently we included a senior
housing center that's going to be going in and
generally seniors have a lower immune system as
well, so I also ask for you to specifically think
about those seniors that we're asking to move in,
that you have just given that approval for, and
please consider their needs.
I also ask that you specifically
think of the people that you just invited to live
in Blackberry Shores. They just bought their
houses and built there a few years ago, and I
feel like it's like a big joke on them, of like
hey, here's a great community f or you to live in,
and now let's flip it for you, and you can go
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ahead and live next to a data center. You didn't
see that one coming, did you?
Thank you for listening.
CHAIRMAN VINYARD: Thank you.
MR. PHILIPCHUCK: Mr. Chairman?
CHAIRMAN VINYARD: Go ahead, sir.
MR. PHILIPCHUCK: The concerns that was
mentioned, you can go on the internet and you can
find all kinds of things out there, pros and
cons, and the thing is that, you know, for years
there were concerns about the E MFs that were
coming off of all of our high power lines, and,
you know, there was people that said well, we
can't build subdivisions anywhere near these high
power lines because the E MFs are so dangerous,
and yet I don't believe that it's been proven
that, in fact, that has been the case, and we
have subdivisions all over the area, and we ran
into this a lot in Naperville years ago when that
community was doing a lot of building of some of
the power lines and new subdivisions that were
going to be built in and adjacent to some of
these lines, and my gosh, now we even have
prairie paths and hiking paths and things right
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underneath these high power lines.
So you can read and you can see all
kinds of things, and I think we all just have to
use some -- some common sense and look at what
really has happened and not look at everything we
see on the internet and believe everything we see
on the internet.
Thank you.
CHAIRMAN VINYARD: Christine? Do you
need a break?
THE REPORTER: No, let's keep going.
CHAIRMAN VINYARD: Are you sure?
THE REPORTER: Yes, let's get it done.
CHAIRMAN VINYARD: Okay. Ma'am?
THE REPORTER: Thank you.
CAROL KICKER,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. KICKER: Yes. Hello. My name is
Carol Kicker and I live at 2301 Iroquois Lane,
right in Kylyn's Ridge, and I will be one of the
lucky ones who gets to have the data center in my
backyard, so every day that I go and I look out
my back window, I get the pleasure of seeing a 50
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to 70-foot building, and the reason I bring this
up is I am a teacher, I am a special education
teacher, and I have been working out in Belvidere
for four months, and every stinking day I drive
past all those data centers up there, and I
wasn't worried. I wasn't worried at all, and
then all of a sudden I got this beautiful
certified letter and my heart broke.
My family and I came here 20 years
ago. My children and I came to Illinois from
Pittsburgh, which is a manufacturing center, you
know about the steel mills there.
We were looking for property, we
were looking for peace. We went and visited
Plainfield, not too crazy about all the
construction there. Went to Oswego, not too
crazy about there.
We came on to Yorkville, family
oriented, peaceful. My children and I walked the
back empty lots along the retention pond backing
up to Rob Roy Creek. There were no houses there
at the time, 20 years ago, just a bunch of
markers.
My kids and I looked at that
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property and we were like oh, my gosh, we finally
have a little peace of heaven. We don't have to
worry about anybody looking at our place.
One of the lots that backed up to
Rob Roy farms is -- Rob Roy farm is where we
decided to build our home. We even agreed,
according to the contractor, which I'm sure was
agreed to 20 years ago with the city, we agreed
to pay an extra $10,000. Every single one of us
who back up to Rob Roy farm paid an additional
$10,000 to guarantee that no one would build
behind us.
There was a retention pond and there
was a floodplain, plus there was a beautiful
farm. I understand farms go away. My parents
owned seven acres, my mom and dad came to live
with me until they both died of cancer.
I enjoyed raising my children in
peace in my home at 2301 Iroquois Lane. Today my
four-year-old grandson and my two-year-old
granddaughter live in the area. I have them come
and visit me. We sit on my back porch. They say
GaGa, can we make a fire pit? Can we watch the
stars? What's going to happen to that view?
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It breaks my heart to look out and
to think how terrible it's going to be to have a
50 to 70-foot data center backing up to our
homes. There is going to be power lines and
lights and noise.
I am constantly full of anxiety, and
I would ask you to really think about and
consider what's going to be happening to this
property, and I would just like to say that I
have always wanted to be an active member of
Yorkville.
I am a substitute teacher, I've seen
all of you around from time to time, and I want
you to know it's a pleasure to see you
face-to-face, the people that I vote to -- vote
for on that ballot, and I hope to become more and
more active now that -- since my mom and dad are
gone.
Thank you.
CHAIRMAN VINYARD: Sarah, real quick.
So what we've got out here, we have -- we are
concerned with noise, right? We are concerned
with possible E MFs, we are concerned with the
lighting, we are concerned with the setback and
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the view, construction debris, construction
traffic, stormwater run-off.
Are we all in agreement --
UNIDENTIFIED AUDIENCE MEMBER: Yes.
CHAIRMAN VINYARD: -- that we are right
there?
UNIDENTIFIED AUDIENCE MEMBER: Yes.
CHAIRMAN VINYARD: Could we start --
What else?
MS. SCHRAEDER: The water.
CHAIRMAN VINYARD: The water, yes.
Could we start taking on a little more -- We
understand that. Message received. We've got
you there.
If anyone has any other concerns
than those, again, please let us know. Go ahead,
Sarah.
SARAH CHILELLI,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. CHILELLI: Hi. My name is Sarah
Chilelli. I live at 2397 Iroquois in Kylyn's
Ridge. Been there for 20 years.
And I will keep this brief. I am
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just going to say that I oppose this because
everything has already been addressed, so please
consider not -- this little bitty parcel, that
like 50, 60-acre parcel, I think that's all that
any of us are really concerned about. The data
centers are coming. Just if we could maintain
that little area for Blackberry Shore and
Iroquois Lane, that would be great.
Thank you.
CHAIRMAN VINYARD: Thank you. Next?
BAILEY CARRABOTTA,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. CARRABOTTA: Hi. My name is Bailey
Carrabotta. A lot of what I will say has been
touched on, but I want to share because I took
the time to prepare.
I do want to start by saying a
250-foot setback and an eight-foot berm are
unacceptable and I would expect at least 400 feet
and maybe a ten-foot berm, something of that
sort.
A lot of us are really uncomfortable
with this in general and I don't -- like I said,
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a lot of what I'll share is more emotional and I
am not feeling a ton of empathy tonight outside
of the folks in the crowd sharing, so I will just
continue on, but, again, my name is Bailey
Carrabotta.
Earlier you heard from my husband
Brian. As he mentioned, we live on Blackberry
Shore and our home backs up to the property being
discussed today.
We moved into our home in 2022. We
had a one-year-old daughter and I was
eight months pregnant with our son. Don't
recommend moving at eight months pregnant, but we
did it, and especially for this home.
The home and the Yorkville community
was one that we felt a really strong connection
to. It combined all the conveniences of suburbia
and the laid-back quietness of the cornfields.
This home and the neighborhood was
one that we intended to stay in for the rest of
our lives. With open residential lots still
available on our street, we imagined those homes
being built and filled with families similar to
ours.
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We imagined those lots -- with those
lots filled we would finally have a sidewalk that
ran all the way down for our kids to safely ride
their bikes to their grandmother's house down the
street or to the park.
Now we fear that converting the land
directly behind our homes to manufacturing,
especially with the current annexation terms,
will not only bring non-residential traffic,
constant noise and light pollution, but it's
likely to impact the value of our homes and the
empty lots to be filled.
Who knows if our sidewalk will ever
be complete for our kids to enjoy. We, like many
other homeowners who will be affected, have
poured so much time, love and money into our
homes.
Please don't promote the destruction
of our investments and consider the number of
lives impacted by these decisions. It's not the
just the homeowners here today, but all that were
unable to make it and all of their families.
Many parents don't have the luxury
of stepping away from their kids late on a
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weeknight. I am gracious for the support of my
mother, who lives down the street from us and is
able to watch our kids, but I am proud to be here
representing the parents affected by this
situation, as well as the children.
Thank you.
CHAIRMAN VINYARD: Thank you. Ma'am.
CHRISTY FALLON,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. FALLON: Hi. I am Christy Fallon.
I live at 2321 Iroquois Lane, and this is
literally in my backyard. I am on the opposite
side of the pond and my view is going to be
directly of this.
I know that most of these things
have already been covered. It was pointed out
that we are not supposed to look on the internet,
but I don't know where else we are supposed to
get information if we can't research this, so I
just want to point out that maybe we don't have
enough information then.
If you don't want us to search the
internet and research this, then maybe we need to
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do some more studies and find out how this could
really affect us.
I can tell you that we spend lots of
time in the summer in our backyard. We sit in
our gazebo, we play games with our kids. I can't
even imagine having this thing in my backyard.
I just want to say I strongly
oppose.
CHAIRMAN VINYARD: Thank you. Ma'am.
MICHELLE PITSTICK,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. PITSTICK: My name is Michelle
Pitstick. I am at 9 63 Western in Kylyn's Ridge.
I want to strongly oppose this.
I feel that as a community, and I
speak for many of us, that Kylyn's has given up a
lot as it is. We were one of the first people in
the second phase. When we moved in, we asked the
city and looked for plans. There was nothing but
residential around us.
I left Aurora for obvious reasons
and came to Yorkville because I wanted a
community like I had growing up.
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I am finding that changing. We have
already conceded quite a bit. We gave up
everything for that albatross we now call Kendall
Marketplace, with most of it being empty and
undeveloped.
We have now conceded to a retirement
community, beautiful, and got another strip mall
that we don't need. I am just wondering why we
have to keep giving up things when there is so
many other areas to do that, you know.
And as someone else said, I don't
think anyone here would want that in their
backyard either. We have given a lot to this
community, we have sacrificed a lot of space. I
would ask that we not do this.
Thank you.
CHAIRMAN VINYARD: Thank you. Ma'am?
ERIN TRZEBIATOWSKI,
having been first duly sworn, testified before
the Commission from the podium as follows:
MS. TRZEBIATOWSKI: Hi. My name is Erin
Trzebiatowski and I live at 2121 Iroquois Lane,
and I am here representing my family and my two
young children, who are six and four.
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We spend a lot of time outside. We
are a homeschool family and we spend a lot of
time in nature playing outside and I would just
like the green space to remain the green space.
My daughter asked me, she was like
now, what's going to be built? And I frankly
told her, I was like I did not know. So I pulled
up this song, it was the Big Yellow Taxi by
Counting Crows, and there is a little piece of
the line that says please don't pave our paradise
to put up a parking lot, and for a six-year-old I
felt like that was a good like little bit of
knowledge for her to be like you're going to be
taking down our land, our beautiful green land,
and just replacing it.
So that's all, I just oppose the
data center and want what we have, so thank you.
CHAIRMAN VINYARD: Thank you. Sir?
TOM FALLON,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. FALLON: Hi. My name is Tom Fallon,
and most of what I was going to say has already
been said, but one thing I did want to say is
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that I trust or at least hope that one of the
main responsibilities of this commission is to
protect the residents of Yorkville from
environmental and personal impacts of a project
like this, so I just encourage you to -- before
rezoning to actually consider all the impacts to
our families and our neighborhood.
CHAIRMAN VINYARD: Absolutely.
MR. FALLON: Thank you.
CHAIRMAN VINYARD: You're very welcome.
Todd?
TODD VANDERMYDE,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. VANDERMYDE: Mr. Chairman and
members of the committee, Todd Vandermyde. I
live at 2341 Iroquois Lane. My house backs up
against this triangle.
So I am going to cover -- I will try
not to be redundant to what's been covered
earlier tonight.
A few years ago I had a small gun
business. I applied for an exemption to the city
of Yorkville code because the license I had at
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the time was a manufacturer's license, and I
asked to be able to run my business out of my
garage, a couple hundred square feet, and it
wasn't going to have any impact on the traffic in
the neighborhood, it wasn't going to be a retail
business, nothing like that, and somebody sitting
up here on this dais sat there and recommended
that I not get an exemption for my license
because it was -- it had the word manufacture in
it.
That's nowhere compared to putting a
200-plus-acre manufacturing zone up against a
residential neighborhood.
My business -- I then moved my
business out of Yorkville into Plano, and
immediately following that we generated about
$150,000 in sales taxes which went to the city of
Plano.
With that, I understand that when
you are talking, as the other data center has
been proposed, $11,000,000 in revenue, and if
this one matches that, that's $22,000,000, and
now you are talking essentially, when the City of
Yorkville has a $37,000,000 annual budget, that
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the dollar signs on this are just huge for
something that hasn't been planned into the
budget and what that can do.
Unfortunately this money won't go
towards our school districts if it's approved, it
will go to the Plano school districts, and they
get the benefit of the imposition on ours.
Last night -- I was at last night's
meetings and they talked about a hundred foot
berm, evidently that was a misspeak, because now
they are talking about a ten-foot berm, and there
is a huge difference, because if you make it a
mowable berm, I did the quick calculations that a
hundred foot berm would require 300 feet, but
that was only for one side of it.
At a 3:1 slope, which is the IDOT
rule for mowable, now you're -- that would have
been a 600-base footprint, and I don't think they
want to give up 600 feet.
But when they talked about the
250-foot setback last night, they brought up --
you know, they brought that up, but tonight --
Could you put that map back up on the board?
CHAIRMAN VINYARD: Yes.
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MR. VANDERMYDE: Not that the one --
yeah, that one. So now -- Keep going, scroll
down. I live right on that bend up there. You
can z oom in, that's really good when you zoom it
in, because now what they're talking about is
they're not talking about a 250-foot setback all
the way around there, they now want to use the
pond that's behind several of our yards to
include -- because they said there is an
exemption, that that doesn't count for the
250 feet.
So why is our subdivision paying for
something that would otherwise be a setback?
That's our land, and now they want to include it
in their setback because they said -- as I read
what was put up there earlier tonight, it doesn't
include that area for the 250-foot setback.
With that, I got a list, I am just
going off some notes, I am trying to -- I think
that, you know, the lawyer for the petitioners
sat there and argued with the assessor about what
the devaluation of potential future values of our
properties may be.
If he is so convinced about that,
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then why doesn't the Planning Commission or the
City of Yorkville put a hold harmless fund
together that's funded by this, so that if, after
looking at other comparable properties in the
Yorkville area, if our property values don't
mature or increase at the same rate they do, that
we then get reimbursed for the impact that it has
on our property values?
If you're talking, you know, five to
$11,000,000 on this, it doesn't seem that, you
know, when you are talking 200 homes in Kylyn's
Ridge and another 37 along Blackberry Shores,
that -- you know, you can buy us out, you could
rent it to your employees, whatever, but I think
it's something that ought to be considered.
If this goes forward, a couple of
things that come to mind are, number one, they
talk about that area by us possibly being a
retention area. I've been there over 20 years.
I was there when they put the storm line through
running from 34 all the way up towards Faxon, and
they had generators and dewatering stations all
along that.
I'd like to know from the city how
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deep that storm line runs because I think that's
going to have a negative impact on the amount of
retention that you're going to actually get
because those -- they were running four-inch
pumps and there were 50 of them as I recall that
were running 24/7 to dewater so they could cut a
six-foot trench to get down to do what they did.
I think, you know, that's an issue.
The question is then if we're going
to build this, who is going to be employed there?
Or is this just going to be a data center for,
you know, customer service calls in India? Is it
actually going to employ a number of local
people?
I have a son who is going into the
computer world, the IT world. Walking to work
might be a nice idea for him, but in the
construction phase -- and I absolutely agree with
my brother 1 34 guy. I am a 1 50 guy. I am a
heavy equipment operator by trade, so I know a
little bit about building berms and what it takes
to do all this.
When we bought it was a flood -- we
were told about the floodplain back there and I
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think Alderman Funkhouser has a drawing about
that.
Well, in order to build residential
back there on a floodplain, you are going to have
to do a whole lot of work to bring that up to
where it's going to drain properly and you are
going to absorb all that.
And so I get it, if it's going to be
a retention area, that mitigates some of our
concerns up at Kylyn's Ridge -- not that I am for
it -- but the other part of it would be that
there should absolutely be nothing structural,
north -- you know, north of the shopping center.
The shopping center, the north end
of the shopping center where Kohl's is, the back
side of that area, in my mind there should be --
to protect the people at Blackberry Shores and
everybody else, all of the structures, the
buildings, anything should be kept down off 34.
There should be nothing remotely -- If you're
going to put anything at Blackberry Shores,
it's -- you know, I would suggest it's either got
to be a parking lot, but that berm has got to be
more than ten feet. I think it definitely needs
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to be a mowable slope for that.
And the last thing I want to ask is
if the City of Yorkville -- and it may not be in
your purview -- to request a project labor
agreement during the construction phases to make
sure that it's built with homegrown labor and not
travellers from out of state.
And my wife wanted me to bring up
the $10,000 that we paid, but it was already
covered by -- because it was a floodplain and we
were told maybe residential, but 20 years ago --
and I understand plans change, but I'd be happy
to answer any questions that you may have, but
thank you for your time and consideration.
MR. PHILIPCHUCK: Mr. Chairman, I have a
couple questions for the gentleman.
CHAIRMAN VINYARD: All right.
MR. PHILIPCHUCK: At the time that you
said you applied for a variance and you needed
manufacturing, it was your proposal to get an
FFL, was it not?
CHAIRMAN VINYARD: Sir. Sir.
MR. PHILIPCHUCK: You were going to sell
guns out of your garage.
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CHAIRMAN VINYARD: Sir, this has nothing
to do with the development here.
MR. PHILIPCHUCK: Well, he mentioned it
in his testimony --
CHAIRMAN VINYARD: Yeah, I understand.
MR. PHILIPCHUCK: -- and that he wasn't
given M-2 zoning, but it was because he was going
to sell firearms out of his garage.
CHAIRMAN VINYARD: Sir. I --
MR. PHILIPCHUCK: Okay. And the other
thing is I don't know where he came up with a
hundred foot high berm. We never stated
anywhere that we were going to build a 100-foot
berm.
UNIDENTIFIED AUDIENCE MEMBER: Yes, you
did. Yes, you did.
MR. PHILIPCHUCK: That makes absolutely
no sense. And his last comment is a good one,
that yes, this area probably is going to have
more detention and that will be a benefit, and
that's what we are anticipating.
It's just that until we actually
have the user in hand and we take plans into the
City Council, we just don't know for sure, but
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it's certainly our intention to utilize as much
of that area up behind the existing subdivisions
for setbacks and/or the detention parcels. That
would be ideal. And that's really what we are
looking for --
CHAIRMAN VINYARD: Okay.
MR. PHILIPCHUCK: -- but until, again,
we get a user, we just can't say, so that will
all be addressed, though, at the time that we
bring plans into the City Council.
Thank you.
MR. VANDERMYDE: Mr. Chairman, I
wasn't -- my business was not primarily a retail
establishment for selling firearms, which is
what -- my license was a manufacturer's license
and we required that because we destroyed
evidence guns, including for the police
department of Yorkville, but if the gentleman
would like to talk to me more about that, you are
free to subpoena me and depose me when this all
goes down.
CHAIRMAN VINYARD: All right.
Beautiful. Thank you very much.
Anybody else? Last chance.
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Alderman Funkhouser? Oop.
MR. FRIEL: I just have one.
DEAN FRIEL,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. FRIEL: I am Dean Friel. I am at
1161 Blackberry Shore Lane. I just have one
question.
It seems like didn't we jump the gun
here a little bit? Shouldn't we have more facts
for this meeting to know how many buildings he is
going to build and how big they're going to be
and how much water retention we're going to need,
where the water retention is going to go?
Wouldn't that make more sense to
have all that information and then we can have
this meeting and talk about what it is?
CHAIRMAN VINYARD: So that's not
required at this point for them to do. That
would be as it moves along in the further stages
of the project from my understanding.
MR. FRIEL: I'm just --
CHAIRMAN VINYARD: Sure.
MR. FRIEL: I'm just wondering why -- We
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don't have enough information really to make good
choices on what's -- how to go forward.
CHAIRMAN VINYARD: Sure.
MR. FRIEL: I mean, if they can build
this and put the water retention in that one spot
that we're talking about, in that triangle, I
don't think there would be anybody here
complaining about that at all.
CHAIRMAN VINYARD: Sure.
MR. FRIEL: But it's just well, maybe we
can, maybe we can't, we don't know how many
buildings we're going to have, how big they're
going to be. You know, that's -- that's all
stuff that we need to know.
CHAIRMAN VINYARD: At this point we --
that's stuff that we can't answer. This is an
annexation agreement. This is basically --
MS. NOBLE: Rezoning.
CHAIRMAN VINYARD: I'm sorry, rezoning
agreement. That will come back at a further --
at a further meeting.
MR. FRIEL: Okay.
CHAIRMAN VINYARD: Thank you. Alderman
Funkhouser?
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CHRIS FUNKHOUSER,
having been first duly sworn, testified before
the Commission from the podium as follows:
ALDERMAN FUNKHOUSER: Good evening.
Thank you for a minute here. Chris Funkhouser,
resident of Kylyn's Ridge, Canyon Trail. Also
3 rd Ward Alderman. Have been for 14 years.
Prior to that I also served five
years on the Planning and Zoning Commission.
Highly familiar with what goes on here.
I typically don't address the Plan
Commission. This one is a little unique. I also
have a background in land planning, land
acquisition and home building, so I am generally
qualified in this.
I have a relationship with the
current attorney that's on here. John and I have
done work in the past over different projects in
the past 20 years, also with the current
petitioner, so I wanted to make sure that I am
disclosing that yes, I have worked with these
gentlemen, I have worked with the firms and the
owners throughout the past.
There is one thing about this
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project that the other data center projects do
not have. This is the only one that abuts a
residential property. It is unique. It has
unique characteristics.
So when you as the Plan Commission
deliberate, you go through your rezoning
standards, the seven criteria, there are two that
concern me.
The first one, proposed map
amendment is consistent with the Comprehensive
Plan and the purposes of the UDO, and the second
is the proposed map amendment is consistent with
the existing and planned uses and zoning of
nearby properties.
The other five I can get on board
with. Those two. So let me speak to the first
one, the Comprehensive Plan. The Comprehensive
Plan has a language piece in it that says it will
be used to guide future use and develop --
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.
That's what you're doing. You are
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looking at a rezoning, so you are considering
that right now.
Now, to talk about the second point,
which is the existing and the planned uses, M-2
District, in the UDO it states the district is
intended to ensure the compatibility of
manufacturing and industrial uses surrounding
residential and commercial uses and to minimize
off-site impacts such as noise, traffic and
visual qualities.
The M-2 is our most intense use in
the city. Absolutely. If you look at our
zoning map, there is only one parcel that
actually is M-2 adjacent to an existing
residential use.
That happens to be the piece that
was just annexed, the piece to the south of this,
the Daniels piece, and it's about 1,000 feet,
maybe 1200 feet that was generally I would say an
oversight on the City Council for not having a
restriction in that small corridor.
For this parcel, the 56, 60 acres
that we are talking about, there will be a road
that runs through this, it's the Beecher
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extension. The developer -- or the -- not
developer because we don't have a developer, the
petitioner is well aware of that.
Also, this piece is going to be
subjected to critical planning needs, the City
Council will look at that. I do appreciate the
fact that the petitioner did come back with some
compromises, a height restriction, a setback and
a berm. Those were not in the original proposal,
so they have made some compromises.
My proposal was 400 feet from a
residential property line to the setback of a
building. They compromised. That's more than
half of what I had asked them to do.
The berm, I appreciate that. The
height restriction, 55 feet to the general
building. We know that the appurtenances could
be another 15, 20 feet on top of it.
I am not here to tell you that I am
in favor or not in favor. I do support data
centers in our community. They have a benefit.
We currently have about 1,000 acres that are
under development review. We have 3,000 acres
that have been under discussion with city staff
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in planning right now. So we are talking about a
60-acre piece of property?
John, I know you will not commit to
any increase that backs on this piece, we've
already had this discussion, so I appreciate
that, but this piece is unique, so when you go
into your deliberation after this hearing closes,
give that due consideration.
And this is a challenge for me
because I have a good relationship with the land
owner of this property, the petitioner. This
will put me in kind of a tough spot with them
just for the fact that I am pushing back, but
that is what I need to do.
And I am a very convicted person. I
think anybody that knows me knows that I am
convicted. I stand on my morals. I am convicted
about these things.
250 feet is a good start.
Ultimately I would like to see anything east of
the Beecher extension, south of the creek, not be
a data center or any building.
We keep saying data center. I think
there are 12 or 13 uses that are allowed within
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this annexation agreement that is proposed. You
could get other uses, doesn't have to be a data
center.
If somebody else came along with a
warehouse, it could be a warehouse, it could be a
nursery, it could be a bakery. Data center is
the primary word that we are hearing because
that's their intent, is to put together a large
assemblage of 600 acres, give or take, and market
it to national data centers.
I implore you to give good
consideration. You are a recommending body to
the City Council, of which I sit. You have the
authority to recommend for approval or deny, as
well as apply conditions.
So that's all I have. Thank you.
CHAIRMAN VINYARD: Thank you. All
right. Is that it for everybody? All right.
MR. GILBERT: I'd like to speak online
if I could.
CHAIRMAN VINYARD: Go ahead, sir.
MATT GILBERT,
having been first duly sworn, testified before
the Commission via Zoom as follows:
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MR. GILBERT: Hi. My name is Matt
Gilbert. I am with Green Door Capital. I
represent an adjacent landowner here. We also
own several other parcels in the area.
I would like to speak on behalf --
in favor of the rezoning this evening and just
put a couple of points on record.
First of all, we at Green Door have
been working with the city in terms of the mayor,
City Council, and the Economic Development person
for over three years, about three and a half
years.
We have been talking about data
centers, we have been working very hard to
attract data centers and, quite frankly, we have
helped to put Yorkville on the map literally
worldwide for a data center development
community.
So we were the group that attracted
CyrusOne to the area, and we also own the
adjacent property directly to the east of the 50
or 60 acres that is the main point of discussion
this evening.
So what I would like to just state
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is a couple things with the data center use, and
specifically that little corner that Kelaka owns
and is trying to get rezoned.
First of all, as someone -- as
someone has mentioned, I just want to reiterate,
there will be a road likely going through this,
the Beecher extension.
If it is a data center use, it's
highly unlikely they would try to stuff a
building on that side of the road right up
against the property line and even as close as
the suggested buffer, so that the petitioner has
suggested 250 feet plus the 50-foot setback, so
300 total.
The other thing is these data
centers, just because they can and want to -- you
know, they want -- they want as much buffer as is
possible, so I think the attractiveness of this
larger site with the Daniels site and the Green
Door site is that they can assemble a big piece
of land and have buffers all around, especially
against the neighborhood to the east, the
neighborhoods to the east.
And then the other thing I think as
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Mr. Philipchuck and Miss West have mentioned, the
process that the city has set up here does allow
for the final plan to come back and be approved
through the PUD process, so I think that's
vitally important for all of the neighbors to
understand, that this is not the last say, they
will see a site plan. There is no site plan now,
there is no user now.
So, in conclusion, I do hear and
understand the concerns that were voiced tonight,
but I believe and trust that the City's zoning
code and the PUD process will result in a
positive outcome here.
Thank you very much.
CHAIRMAN VINYARD: Thank you. Anybody
else?
(No response.)
CHAIRMAN VINYARD: Are there any
questions from the Commissioners for the
petitioner?
(No response.)
CHAIRMAN VINYARD: All right. Is the
petitioner for PZC 2024-32, Kyle Corneils,
present and prepared to make its presentation for
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their proposed request?
MR. CORNEILS: Yes, I am.
CHAIRMAN VINYARD: Go ahead, sir.
KYLE CORNEILS,
having been first duly sworn, testified before
the Commission from the podium as follows:
MR. CORNEILS: Hi. My name is Kyle
Corneils. We are requesting a variance for the
privacy fence code due to the way our home is
positioned on the lot here in Yorkville.
Our house kind of faces the side of
our neighbor's house; therefore, the property
between us where you would typically put a
privacy fence is considered to be beyond the
front facade of my home.
I believe Sara's got some -- yeah,
there they are, some pictures and things to kind
of represent it.
Being we are on a cul-de-sac lot,
odd shaped, we have a very far setback compared
to what was required, the house was built kind of
sideways on the lot, and out our front door we
have always seen our neighbor's side yard and the
side of their home.
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We have been here for over 30 years
now and it's been a project we've always wanted
to undertake for some privacy.
CHAIRMAN VINYARD: Do you want me to
interrupt him?
MS. NOBLE: Yes.
CHAIRMAN VINYARD: Hold on one second,
would you? You guys realize that we haven't
ruled on this yet?
UNIDENTIFIED AUDIENCE MEMBER: Right.
CHAIRMAN VINYARD: You guys are cool
with that?
UNIDENTIFIED AUDIENCE MEMBER: Are you
ruling tonight?
CHAIRMAN VINYARD: We are ruling
tonight.
UNIDENTIFIED AUDIENCE MEMBER: I don't
think everybody knew that.
UNIDENTIFIED AUDIENCE MEMBER: I don't
either.
UNIDENTIFIED AUDIENCE MEMBER: There is
something like March 11th that we thought was --
MS. NOBLE: That's the City Council.
CHAIRMAN VINYARD: No, that's the City
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Council meeting.
UNIDENTIFIED AUDIENCE MEMBER: Oh.
CHAIRMAN VINYARD: Yep.
UNIDENTIFIED AUDIENCE MEMBER: Okay.
Thank you.
CHAIRMAN VINYARD: My apologies, sir.
You can continue.
MR. CORNEILS: Oh, that's okay. I see
everything is in front of you.
CHAIRMAN VINYARD: Yes.
MR. CORNEILS: I know Sara Mendez
prepared a packet and information and I think she
was prepared to speak on this as well, kind of on
my behalf if needed to be, but, you know, we are
just trying to get the variance so that we can
have that privacy fence between us and our
neighbors.
CHAIRMAN VINYARD: Very good. Thank
you.
Is there anyone present who wishes
to speak in favor or opposition of this request?
(No response.)
CHAIRMAN VINYARD: Seeing as there are
none, are there any questions from the
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Commissioners for the petitioner?
(No response.)
CHAIRMAN VINYARD: Since all public
testimony regarding the petitions has been taken,
may I have a motion to close the taking of
testimony and the public hearing?
COMMISSIONER WILLIAMS: So moved.
COMMISSIONER HYETT: Second.
CHAIRMAN VINYARD: Roll call, please.
MS. YOUNG: Yes. Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: Hyett.
COMMISSIONER HYETT: Yes.
MS. YOUNG: Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
COMMISSIONER GREEN: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: And Williams.
COMMISSIONER WILLIAMS: Yes.
CHAIRMAN VINYARD: The public hearing
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portion of tonight's meeting is now closed.
(Which were all the proceedings had
in the public hearing portion of
the meeting, concluding at 9:34
p.m.)
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STATE OF ILLINOIS )
) SS:
COUNTY OF LASALLE )
I, CHRISTINE M. VITOSH, a Certified
Shorthand Reporter of the State of Illinois, do
hereby certify:
That the foregoing public hearing
transcript, Pages 1 through 152, 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.
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
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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 26th day of
February, 2025.
/s / Christine M . Vitosh
CHRISTINE M. VITOSH,
Illinois C.S.R. Certificate
No. 084-02883
$
$10,000 [3] - 118:9,
118:11, 135:9
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'
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0
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14:12
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16 [1] - 14:6
1650 [1] - 21:15
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18 [1] - 11:10
1804 [1] - 3:3
1991 [1] - 33:15
2
2 [1] - 83:17
20 [9] - 67:16, 117:9,
117:22, 118:8,
120:23, 132:19,
135:11, 140:19,
143:18
20-year [1] - 64:10
200 [3] - 3:14, 56:8,
132:11
200-foot [1] - 65:7
200-plus [1] - 77:13
200-plus-acre [1] -
129:12
2003 [1] - 97:24
2006 [1] - 95:7
2007 [1] - 66:21
2008 [2] - 33:8, 95:8
2014 [2] - 32:21, 33:7
2016 [1] - 112:3
2018 [2] - 15:1, 32:21
2020 [2] - 24:12, 84:5
2022 [2] - 80:9, 122:10
2023 [1] - 80:10
2024-22 [4] - 7:7, 8:24,
9:15, 10:14
2024-29 [4] - 3:10, 7:9,
10:21, 13:9
2024-31 [4] - 3:16,
7:12, 12:1, 61:17
2024-32 [3] - 7:15,
12:15, 148:23
2025 [4] - 1:21, 9:16,
10:15, 155:5
21 [1] - 3:8
2121 [1] - 126:22
22 [2] - 24:14, 25:23
23 [3] - 24:18, 76:16,
78:15
2301 [2] - 116:20,
118:19
2321 [1] - 124:12
2341 [1] - 128:17
2397 [1] - 120:22
24 [1] - 35:21
24,000 [2] - 80:10,
82:7
24/7 [1] - 133:6
25 [1] - 11:18
25,000 [1] - 80:10
250 [4] - 92:6, 131:11,
144:19, 147:13
250-foot [8] - 65:11,
73:7, 81:3, 102:16,
121:19, 130:21,
131:6, 131:17
250-foot-wide [1] -
64:21
26th [1] - 155:4
27 [1] - 55:24
270 [1] - 77:9
29 [2] - 4:4, 21:11
3
3,000 [1] - 143:23
30 [1] - 150:1
300 [3] - 65:2, 130:14,
147:14
300,000 [1] - 21:17
31 [2] - 4:5, 35:21
32 [1] - 4:6
33 [1] - 33:23
34 [6] - 33:23, 63:6,
77:11, 104:13,
132:21, 134:19
345 [1] - 17:12
35 [2] - 4:7, 68:24
350 [1] - 3:3
355-5800 [1] - 3:15
36 [1] - 4:8
37 [1] - 132:12
3:1 [1] - 130:16
3rd [1] - 140:7
4
40 [3] - 18:6, 21:10,
40:9
400 [2] - 121:20,
143:11
450 [1] - 80:1
457-1205 [1] - 3:9
46 [1] - 4:9
47 [5] - 11:20, 15:22,
54:6, 56:14, 81:23
5
5,000,000 [1] - 93:16
50 [12] - 4:10, 11:17,
46:24, 63:7, 85:19,
88:10, 93:20,
116:24, 119:3,
121:4, 133:5, 146:21
50-acre [1] - 85:22
50-foot [2] - 64:20,
147:13
515 [1] - 12:22
53 [1] - 4:11
54 [1] - 4:12
55 [3] - 64:17, 93:8,
143:16
55-foot [4] - 102:16,
103:2, 105:11, 106:8
56 [2] - 68:11, 142:22
59 [1] - 4:13
6
6.2 [1] - 25:12
60 [3] - 42:19, 142:22,
146:22
60-acre [2] - 121:4,
144:2
600 [2] - 130:19, 145:9
600-base [1] - 130:18
60134 [1] - 3:8
604 [1] - 111:19
60563 [1] - 3:4
60566 [1] - 3:14
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
1
62 [2] - 4:14, 62:23
630 [3] - 3:4, 3:9, 3:15
65 [3] - 42:23, 43:20,
44:3
651 [1] - 1:17
68 [1] - 4:15
682-0085 [1] - 3:4
6:00 [1] - 106:7
7
70 [6] - 42:22, 43:21,
43:23, 46:20, 47:14,
93:9
70-foot [2] - 117:1,
119:3
700 [2] - 106:23
72 [1] - 4:16
75 [2] - 4:17, 35:20
7:00 [2] - 1:22, 106:6
7:02 [1] - 6:3
8
82 [2] - 4:18, 18:7
83 [1] - 4:19
85 [1] - 93:8
9
900 [1] - 107:2
92 [1] - 4:20
950 [2] - 88:13, 98:8
963 [1] - 125:14
97 [2] - 4:21, 4:22
9:34 [1] - 153:4
A
A-1 [3] - 62:24, 77:21,
78:9
abide [1] - 42:13
ability [2] - 42:10,
85:10
able [10] - 8:14, 25:22,
33:6, 42:5, 82:4,
107:24, 108:13,
108:14, 124:3, 129:2
absolute [1] - 45:4
absolutely [6] - 72:2,
128:8, 133:18,
134:12, 136:17,
142:12
Absolutely [1] - 26:16
absorb [3] - 42:5,
42:10, 134:7
abuts [2] - 65:4, 141:2
abutted [1] - 86:2
abutting [2] - 64:16,
88:9
accept [1] - 52:16
access [2] - 15:22,
101:13
accessibility [1] - 87:5
accessible [1] - 84:6
accomplish [1] - 89:9
accordance [2] -
14:19, 57:12
according [3] - 43:15,
113:17, 118:7
account [1] - 31:19
accuracy [1] - 155:1
acknowledgment [1] -
40:14
acquisition [1] -
140:14
acre [4] - 11:5, 15:14,
15:15, 26:8
acres [27] - 11:4, 12:6,
14:11, 14:12, 36:19,
36:24, 37:24, 62:23,
63:7, 68:11, 77:9,
77:13, 80:1, 85:9,
85:19, 85:20, 86:1,
88:7, 88:10, 98:8,
103:11, 118:16,
142:22, 143:22,
143:23, 145:9,
146:22
act [1] - 84:14
action [1] - 154:20
active [3] - 86:15,
119:10, 119:17
activities [1] - 17:22
activity [1] - 45:18
acts [1] - 86:7
actual [2] - 91:18,
112:7
add [2] - 40:12, 54:7
added [1] - 36:8
addition [6] - 16:17,
16:24, 18:17, 20:22,
21:7, 64:14
additional [10] -
18:17, 60:23, 61:4,
85:2, 85:9, 89:3,
89:4, 92:6, 94:20,
118:10
additionally [2] -
68:14, 93:18
address [11] - 31:4,
45:9, 47:7, 48:17,
52:22, 57:5, 60:5,
97:2, 105:1, 140:11
addressed [6] - 11:23,
30:6, 109:17,
113:13, 121:2, 137:9
addressing [1] - 58:9
adhere [1] - 43:10
adjacent [11] - 41:6,
64:4, 66:7, 68:12,
71:20, 73:3, 91:22,
115:22, 142:14,
146:3, 146:21
adjusted [1] - 141:21
Administrator [1] -
76:24
adopted [2] - 31:24,
81:19
advance [3] - 19:5,
19:8, 22:10
advancing [2] - 20:3,
20:4
aerial [1] - 76:15
affect [4] - 19:4,
98:19, 99:2, 125:2
affected [4] - 73:24,
89:11, 123:15, 124:4
afternoon [1] - 23:20
aged [4] - 24:14, 26:5,
26:11, 35:20
ago [10] - 16:11,
33:23, 114:21,
115:19, 117:10,
117:22, 118:8,
128:22, 135:11
agree [3] - 58:11,
110:17, 133:18
agreed [5] - 64:13,
112:22, 118:6, 118:8
agreement [7] - 64:11,
90:15, 120:3, 135:5,
139:17, 139:20,
145:1
agricultural [2] -
66:21, 70:23
Agricultural [3] - 63:1,
77:22, 78:9
ahead [16] - 29:13,
32:5, 61:21, 62:5,
62:9, 75:14, 80:23,
90:8, 100:13, 104:3,
107:17, 115:1,
115:6, 120:16,
145:21, 149:3
AI [3] - 96:14, 113:15,
113:17
aided [1] - 154:10
airbnb [1] - 49:9
airbnbs [1] - 22:5
albatross [1] - 126:3
Alderman [2] - 134:1,
140:7
alderman [2] - 138:1,
139:23
ALDERMAN [1] -
140:4
Aldridge [1] - 102:3
alive [1] - 95:17
alleviate [1] - 39:3
allow [5] - 13:1, 77:2,
80:15, 88:15, 148:2
allowable [2] - 42:21,
64:2
allowed [1] - 144:24
allowing [1] - 89:14
allows [1] - 21:9
alluded [1] - 16:11
almost [1] - 107:11
alongside [1] - 93:1
ALSO [1] - 2:9
alternate [1] - 87:16
ambient [1] - 96:19
amend [4] - 14:19,
47:11, 48:23, 49:6
amending [1] - 48:1
amendment [2] -
141:10, 141:12
amenities [3] - 16:1,
16:2, 28:9
American [1] - 41:7
amount [12] - 16:3,
17:3, 17:11, 18:16,
25:6, 42:14, 46:4,
54:3, 56:18, 101:10,
108:5, 133:2
amounts [2] - 77:6,
79:9
ample [3] - 16:4, 21:8,
79:9
analysis [1] - 74:9
ancillary [1] - 91:18
AND [1] - 1:10
ANDERSON [13] -
4:23, 100:15,
100:18, 102:22,
103:18, 104:6,
105:24, 106:3,
109:20, 109:24,
110:4, 110:12,
110:20
Anderson [2] -
100:18, 110:18
Angie [1] - 53:24
ANGIE [2] - 4:11,
53:17
annexation [15] - 63:3,
64:11, 65:21, 71:14,
76:9, 76:13, 83:22,
85:1, 88:4, 88:5,
88:9, 90:14, 123:8,
139:17, 145:1
annexations [1] - 78:2
annexed [8] - 63:2,
63:7, 63:16, 77:7,
81:8, 85:20, 86:1,
142:17
annual [1] - 129:24
answer [9] - 28:19,
34:20, 47:6, 51:23,
56:23, 67:6, 110:9,
135:13, 139:16
answered [2] -
110:16, 113:17
answers [2] - 52:18,
104:1
anti [2] - 84:12, 84:13
anti-business [1] -
84:12
anti-manufacturing
[1] - 84:13
anticipate [7] - 21:5,
24:17, 25:8, 39:1,
48:7, 91:17, 91:21
anticipated [2] -
17:15, 63:18
anticipating [2] -
77:15, 136:21
anxiety [1] - 119:6
anyways [1] - 98:16
apartments [1] - 34:4
apologies [1] - 151:6
appearance [1] -
11:14
APPEARANCES [1] -
3:1
appeared [3] - 3:5,
3:10, 3:16
applause [2] - 102:21,
111:12
application [2] - 12:2,
12:16
applied [5] - 10:23,
20:15, 35:15,
128:23, 135:19
applies [1] - 154:22
apply [3] - 25:10,
33:24, 145:15
applying [1] - 35:22
appraiser [3] - 68:21,
70:2, 70:6
appraising [2] - 68:22,
73:11
appreciate [9] - 94:19,
94:20, 95:18,
100:11, 104:6,
104:7, 143:6,
143:15, 144:5
appropriate [4] -
14:21, 17:8, 41:18
appropriately [3] -
31:17, 43:8, 43:13
appropriateness [1] -
85:18
approval [9] - 12:12,
18:19, 49:12, 63:23,
64:7, 67:4, 92:14,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
2
114:16, 145:14
approvals [1] - 105:21
approve [2] - 90:19,
108:14
approved [6] - 14:18,
80:11, 80:12, 90:24,
130:5, 148:3
approximate [1] -
85:22
appurtenances [1] -
143:17
architectural [2] -
21:21, 27:2
architecture [1] -
27:21
area [46] - 14:9, 28:12,
31:14, 42:14, 43:23,
52:12, 53:9, 54:4,
54:22, 65:21, 66:10,
66:15, 66:17, 73:16,
76:22, 78:7, 81:7,
81:11, 82:1, 91:22,
92:3, 94:8, 105:14,
107:20, 107:22,
108:2, 108:8,
108:21, 112:23,
112:24, 114:9,
115:18, 118:21,
121:7, 131:17,
132:5, 132:18,
132:19, 134:9,
134:16, 136:19,
137:2, 141:23,
146:4, 146:20
areas [6] - 64:5, 77:3,
79:17, 91:24, 93:11,
126:10
argued [1] - 131:21
argument [1] - 75:12
Army [1] - 102:13
article [1] - 93:7
aspects [1] - 16:6
ass [1] - 98:2
assemblage [5] -
63:21, 71:7, 71:9,
71:11, 145:9
assemble [3] - 91:3,
108:16, 147:20
assessed [3] - 73:21,
74:4, 74:10
assessing [1] - 73:12
assessor [3] - 68:15,
73:19, 131:21
asset [1] - 14:8
associates [1] - 46:16
Association [3] -
24:11, 24:18, 97:20
association [2] -
47:13, 49:6
assume [1] - 154:24
assuming [1] - 40:8
assumption [1] -
40:10
assure [2] - 19:5,
39:19
attached [4] - 21:6,
24:14, 52:6, 154:22
attention [1] - 81:24
attorney [6] - 13:18,
23:1, 36:3, 140:17,
154:17, 154:18
attorneys [1] - 72:11
attract [1] - 146:15
attracted [1] - 146:19
attracting [2] - 82:6,
85:15
attractive [7] - 27:5,
39:18, 47:18, 66:18,
91:5, 107:20, 108:2
attractiveness [1] -
147:18
attracts [1] - 84:10
AUDIENCE [20] - 9:8,
38:7, 74:21, 74:24,
75:1, 75:3, 75:6,
83:9, 102:19,
103:16, 120:4,
120:7, 136:15,
150:10, 150:13,
150:17, 150:19,
150:21, 151:2, 151:4
audience [1] - 75:10
Aurora [1] - 125:22
authority [1] - 145:14
authorization [1] -
11:1
available [5] - 78:20,
85:4, 87:16, 104:13,
122:22
Avenue [1] - 3:14
average [1] - 79:14
avoid [1] - 113:20
aware [3] - 79:12,
97:1, 143:3
Awesome [1] - 8:22
B
B-3 [7] - 11:5, 12:13,
15:16, 63:8, 63:10,
67:18, 67:19
backed [1] - 118:4
background [2] -
68:16, 140:13
backing [2] - 117:20,
119:3
backs [4] - 71:20,
122:8, 128:17, 144:4
backyard [13] - 55:2,
55:9, 94:6, 97:10,
98:2, 98:11, 99:10,
102:11, 116:23,
124:13, 125:4,
125:6, 126:13
backyards [1] - 94:23
bad [1] - 49:24
Bailey [2] - 121:14,
122:4
BAILEY [2] - 5:3,
121:11
bakery [1] - 145:6
balances [1] - 58:19
bale [1] - 45:18
ballot [1] - 119:16
Barberry [1] - 53:21
barely [1] - 51:13
Barksdale [1] - 2:10
Barksdale-Noble [1] -
2:10
barrack [1] - 26:23
Bart [4] - 77:1, 77:4,
79:22, 80:17
Bartalone [3] - 68:7,
72:12, 82:24
BARTALONE [14] -
4:15, 4:18, 68:3,
68:6, 69:11, 69:14,
72:22, 73:17, 74:6,
74:17, 75:16, 82:21,
82:24, 83:4
base [4] - 34:13,
84:16, 89:4, 89:14
based [11] - 24:17,
35:15, 35:19, 41:24,
42:22, 53:8, 53:13,
67:2, 88:18, 105:2,
114:1
basement [1] - 55:7
basic [1] - 59:21
basin [6] - 16:12,
31:16, 31:19, 53:7,
53:10
basins [2] - 77:20,
81:9
basis [1] - 25:17
batteries [5] - 19:18,
19:19, 22:12, 22:14,
22:23
bay [1] - 27:3
bear [2] - 11:24, 22:9
bearded [1] - 100:20
Beautiful [1] - 29:19
beautiful [8] - 99:21,
99:22, 117:7,
118:14, 126:7,
127:14, 137:23
beauty [1] - 95:16
become [5] - 40:11,
70:11, 84:4, 99:16,
119:16
becomes [3] - 54:14,
70:21, 104:24
Beecher [12] - 7:8,
8:24, 9:15, 10:14,
71:3, 71:5, 77:10,
101:5, 101:14,
142:24, 144:21,
147:7
behalf [9] - 3:5, 3:10,
3:16, 3:16, 7:12,
12:1, 61:18, 146:5,
151:14
behemoth [1] - 94:22
behind [14] - 41:6,
44:18, 51:13, 70:3,
81:2, 89:19, 89:20,
92:7, 105:12,
112:23, 118:12,
123:7, 131:8, 137:2
believes [1] - 80:13
below [4] - 25:16,
26:6, 43:17, 113:22
Belvidere [1] - 117:3
bend [1] - 131:3
benefit [5] - 82:7,
88:24, 130:7,
136:20, 143:21
berm [22] - 65:9, 73:8,
92:8, 102:17,
102:23, 103:2,
105:7, 105:10,
106:3, 106:9,
121:19, 121:21,
130:10, 130:11,
130:13, 130:14,
134:23, 136:12,
136:14, 143:9,
143:15
berms [4] - 86:24,
90:22, 94:21, 133:21
best [4] - 39:19, 57:6,
69:3, 91:2
better [10] - 20:17,
26:4, 26:12, 26:19,
27:3, 44:24, 45:2,
58:2, 58:4, 105:18
between [11] - 17:5,
18:4, 18:14, 34:4,
56:16, 63:13, 64:24,
93:8, 93:16, 149:13,
151:16
beyond [3] - 12:20,
13:2, 149:14
Big [1] - 127:8
big [10] - 41:13, 54:9,
54:14, 81:10, 98:2,
99:4, 114:22,
138:12, 139:12,
147:20
biggest [3] - 30:2,
44:9, 113:7
bike [1] - 95:13
bikes [1] - 123:4
bill [1] - 25:12
bit [11] - 40:9, 40:13,
46:14, 55:1, 55:8,
68:16, 111:13,
126:2, 127:12,
133:21, 138:10
bite [1] - 8:18
bites [1] - 8:17
bitty [1] - 121:3
Blackberry [19] -
65:12, 68:8, 68:9,
68:12, 76:2, 81:3,
83:1, 83:14, 83:24,
97:9, 99:20, 103:6,
114:20, 121:7,
122:7, 132:12,
134:17, 134:21,
138:7
bleed [1] - 60:15
bless [1] - 103:15
board [6] - 27:6,
71:23, 110:21,
110:24, 130:23,
141:15
body [2] - 23:23,
145:12
bonus [1] - 113:3
booming [1] - 33:8
bordered [1] - 85:23
BOSI [3] - 4:10, 50:10,
50:13
Bosi [1] - 50:13
bottom [5] - 20:15,
22:15, 81:23, 96:8,
109:11
bought [4] - 48:7,
78:20, 114:20,
133:23
Boulevard [1] - 3:3
boundary [5] - 52:4,
52:5, 70:20, 71:1,
71:7
break [2] - 21:21,
116:10
breaking [1] - 38:22
breaks [1] - 119:1
breast [1] - 98:20
BRENT [2] - 4:6, 32:8
Brent [2] - 10:22,
32:11
Brian [2] - 76:1, 122:7
BRIAN [2] - 4:17,
75:21
Briarwood [1] - 56:18
brick [3] - 21:20, 27:1,
27:6
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
3
bridge [4] - 66:19,
81:14, 81:15, 81:20
Bridge [3] - 11:23,
15:7, 15:15
brief [4] - 32:14,
87:24, 101:1, 120:24
bring [10] - 15:4, 37:2,
51:9, 104:13,
106:20, 117:1,
123:9, 134:5, 135:8,
137:10
bringing [1] - 85:9
brings [1] - 56:17
Bristol [1] - 68:14
broke [1] - 117:8
brother [1] - 133:19
brought [2] - 130:21,
130:22
budget [2] - 129:24,
130:3
buffer [9] - 16:22,
17:3, 18:4, 37:11,
64:4, 73:6, 73:7,
147:12, 147:17
buffering [2] - 16:16,
37:14
buffers [2] - 81:1,
147:21
build [17] - 25:9,
25:14, 50:5, 82:12,
90:3, 95:4, 98:8,
98:9, 104:16,
115:14, 118:6,
118:11, 133:10,
134:3, 136:13,
138:12, 139:4
build-out [2] - 25:14,
82:12
builder [4] - 14:1,
14:5, 28:15, 35:13
Builders' [2] - 24:11,
24:18
building [24] - 12:21,
14:5, 16:22, 18:7,
21:10, 27:13, 27:20,
41:6, 64:23, 81:4,
86:20, 98:2, 102:16,
103:2, 105:11,
106:8, 115:20,
117:1, 133:21,
140:14, 143:13,
143:17, 144:22,
147:10
Building [1] - 41:7
buildings [20] - 11:10,
15:19, 77:19, 81:5,
90:17, 92:10, 93:12,
93:19, 94:2, 103:12,
105:6, 105:14,
105:17, 106:16,
108:6, 108:8,
108:11, 134:19,
138:11, 139:12
built [12] - 81:5, 83:16,
93:23, 99:21, 103:8,
107:23, 114:21,
115:22, 122:23,
127:6, 135:6, 149:21
bulk [3] - 14:14, 21:9,
27:17
bunch [1] - 117:22
burden [1] - 34:16
burning [1] - 51:19
bus [1] - 101:19
business [11] - 14:6,
33:11, 33:19, 84:12,
128:23, 129:2,
129:6, 129:14,
129:15, 137:13
Business [3] - 11:6,
12:13, 63:8
businesses [6] -
28:10, 84:10, 84:19,
86:6, 89:15, 95:11
busy [1] - 70:18
busyness [1] - 104:20
butt [1] - 102:24
button [1] - 19:14
buy [4] - 34:10, 47:1,
100:1, 132:13
BY [4] - 3:3, 3:7, 3:12,
5:23
C
C)(2)(b [1] - 11:15
C.S.R [2] - 5:24, 155:9
calculation [3] -
35:15, 35:16, 35:20
calculations [4] -
41:16, 41:17, 42:1,
130:13
calm [1] - 110:15
CAMPBELL [11] - 4:4,
29:15, 29:18, 29:20,
29:23, 30:7, 30:15,
30:19, 31:2, 52:20,
52:23
Campbell [2] - 29:23,
52:23
campus [9] - 63:20,
63:21, 64:1, 66:6,
73:14, 88:14, 91:6,
93:6, 108:11
campuses [1] - 66:16
cancer [2] - 98:20,
118:17
candles [1] - 60:16
Cannonball [2] -
111:20, 112:2
cannot [4] - 49:1,
57:15, 71:12, 79:9
Canyon [1] - 140:6
capacities [1] - 82:3
capacity [2] - 36:6,
46:20
Capital [1] - 146:2
capture [1] - 26:21
car [2] - 21:6, 21:7
card [2] - 106:23,
106:24
care [2] - 52:12,
108:16
Carl [1] - 50:13
CARL [2] - 4:10, 50:10
Carol [3] - 36:17,
36:22, 116:20
CAROL [4] - 4:8, 5:1,
36:14, 116:16
Carol's [1] - 30:20
Carrabotta [3] - 76:1,
121:15, 122:5
CARRABOTTA [7] -
4:17, 5:3, 75:21,
75:24, 82:16,
121:11, 121:14
cars [5] - 56:8, 56:13,
56:17, 60:2, 101:18
cart [1] - 112:8
case [5] - 43:12,
46:22, 48:14, 50:6,
115:17
cash [2] - 24:24, 25:3
CASTALDO [1] - 3:2
Catch [1] - 25:23
celebrate [1] - 112:10
cell [1] - 45:24
center [49] - 7:14,
63:19, 63:21, 63:24,
66:4, 66:6, 66:16,
66:23, 70:21, 71:7,
71:9, 73:14, 77:3,
77:18, 77:19, 77:23,
79:10, 79:14, 82:11,
83:5, 83:16, 91:19,
93:6, 93:16, 94:6,
96:2, 101:11, 107:6,
113:16, 113:19,
114:12, 115:1,
116:22, 117:11,
119:3, 127:17,
129:20, 133:11,
134:13, 134:14,
134:15, 141:1,
144:22, 144:23,
145:3, 145:6,
146:17, 147:1, 147:8
centers [33] - 66:24,
70:16, 77:15, 78:6,
79:7, 79:13, 79:18,
79:19, 80:2, 80:4,
82:6, 91:6, 91:9,
94:13, 96:3, 96:4,
96:11, 96:13, 101:3,
101:7, 101:22,
103:19, 105:3,
107:5, 108:1, 111:4,
117:5, 121:6,
143:21, 145:10,
146:14, 146:15,
147:16
certainly [13] - 38:15,
39:12, 39:20, 49:16,
81:20, 82:5, 87:21,
92:1, 97:1, 105:1,
105:19, 108:12,
137:1
certificate [1] - 154:21
Certificate [1] - 155:9
certified [3] - 102:1,
117:8, 154:24
Certified [1] - 154:3
certify [2] - 154:5,
154:21
certifying [1] - 57:10
cetera [3] - 90:23, 91:8
Chad [1] - 2:8
Chair [2] - 57:3, 72:15
CHAIRMAN [164] - 6:4,
6:24, 7:19, 8:4, 8:11,
8:17, 8:20, 9:10,
9:21, 10:12, 10:19,
13:12, 19:22, 22:9,
22:24, 23:2, 23:19,
24:1, 26:16, 28:21,
29:3, 29:12, 29:16,
29:19, 30:5, 30:14,
30:18, 30:24, 31:3,
32:3, 32:7, 32:15,
34:22, 35:2, 35:5,
36:9, 37:7, 37:10,
39:22, 40:1, 41:2,
41:14, 42:7, 42:12,
42:18, 43:18, 44:7,
44:10, 44:15, 44:21,
45:3, 45:6, 46:7,
47:5, 48:16, 49:19,
50:8, 51:22, 52:19,
52:21, 53:15, 53:22,
54:1, 54:16, 56:21,
57:4, 58:12, 59:14,
60:4, 61:6, 61:9,
61:13, 61:16, 62:2,
62:5, 62:9, 67:10,
67:14, 67:21, 67:24,
69:12, 72:7, 72:9,
72:17, 74:19, 74:23,
75:5, 75:8, 75:11,
75:17, 80:20, 80:23,
82:15, 82:17, 83:3,
83:7, 90:6, 90:8,
92:16, 92:23, 95:20,
95:22, 97:4, 97:11,
99:6, 100:7, 100:10,
100:13, 104:3,
106:2, 107:17,
110:18, 111:9,
115:4, 115:6, 116:9,
116:12, 116:14,
119:20, 120:5,
120:8, 120:11,
121:10, 124:7,
125:9, 126:17,
127:18, 128:8,
128:10, 130:24,
135:17, 135:22,
136:1, 136:5, 136:9,
137:6, 137:22,
138:18, 138:23,
139:3, 139:9,
139:15, 139:19,
139:23, 145:17,
145:21, 148:15,
148:18, 148:22,
149:3, 150:4, 150:7,
150:11, 150:15,
150:24, 151:3,
151:6, 151:10,
151:18, 151:23,
152:3, 152:9,
152:21, 152:24
Chairman [11] - 2:2,
67:12, 72:8, 80:22,
90:7, 95:21, 104:2,
107:16, 128:15,
135:15, 137:12
chairman [1] - 115:5
challenge [1] - 144:9
chance [2] - 79:24,
137:24
change [7] - 32:19,
48:15, 87:13, 91:1,
95:2, 135:12, 141:22
changed [1] - 141:22
changes [1] - 86:17
changing [2] - 59:5,
126:1
characteristics [1] -
141:4
charge [1] - 86:11
charity [1] - 86:7
Charles [2] - 14:3,
27:3
CHARLTON [5] - 4:11,
53:17, 53:20, 53:24,
54:2
Charlton [1] - 53:24
chart [1] - 26:6
check [3] - 46:2,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
4
51:16, 112:12
checking [1] - 58:16
checks [1] - 58:19
Chicago [1] - 101:8
child [1] - 25:17
children [17] - 24:9,
24:15, 26:5, 26:11,
35:21, 76:3, 112:4,
113:9, 113:10,
114:4, 114:9,
114:11, 117:10,
117:19, 118:18,
124:5, 126:24
CHILELLI [3] - 5:2,
120:18, 120:21
Chilelli [1] - 120:22
choice [1] - 26:12
choices [1] - 139:2
choose [1] - 8:14
CHRIS [2] - 5:10,
140:1
Chris [1] - 140:5
Christensen [1] -
13:21
Christine [3] - 5:23,
116:9, 155:8
CHRISTINE [2] -
154:3, 155:9
Christmas [1] - 112:10
Christy [1] - 124:11
CHRISTY [2] - 5:4,
124:8
circle [1] - 33:3
Circle [1] - 53:21
circulating [1] - 29:9
circumstances [1] -
141:22
CITY [1] - 1:6
city [53] - 14:7, 14:9,
14:18, 15:5, 21:11,
28:12, 28:18, 31:22,
32:2, 33:13, 33:16,
34:12, 35:18, 41:16,
41:17, 42:1, 51:16,
53:3, 58:10, 60:8,
60:12, 60:17, 63:8,
63:17, 66:15, 78:6,
81:19, 84:4, 84:15,
84:21, 85:2, 85:16,
86:5, 86:9, 87:19,
89:7, 89:14, 90:1,
96:18, 101:8,
104:10, 108:18,
109:18, 118:8,
125:20, 128:23,
129:17, 132:24,
141:23, 142:12,
143:24, 146:9, 148:2
City [37] - 3:5, 10:23,
12:3, 12:17, 16:9,
17:17, 19:3, 34:19,
35:16, 37:16, 63:3,
64:8, 76:24, 80:7,
81:17, 82:8, 82:13,
89:2, 89:20, 90:18,
90:19, 92:13, 92:14,
108:13, 109:1,
129:23, 132:2,
135:3, 136:24,
137:10, 142:20,
143:5, 145:13,
146:10, 150:23,
150:24
City's [1] - 148:11
city's [3] - 65:22, 66:3,
109:10
civil [3] - 57:19,
106:14, 109:8
clarifying [1] - 67:13
classification [4] -
7:10, 7:14, 12:4,
66:14
clear [1] - 92:11
clearly [1] - 6:16
clients [1] - 88:18
climate [1] - 86:10
clipboard [3] - 29:7,
29:8, 29:10
close [6] - 28:8, 76:22,
94:24, 100:6,
147:11, 152:5
closed [3] - 15:9,
32:21, 153:1
closely [1] - 109:18
closes [1] - 144:7
closest [3] - 18:6,
64:23, 81:4
cloud [1] - 76:7
coal [1] - 96:9
coal-fired [1] - 96:9
Cobine [1] - 62:15
COBINE [1] - 3:11
code [8] - 21:11,
27:21, 27:22, 60:8,
60:12, 128:24,
148:12, 149:9
codes [1] - 17:17
coefficients [1] - 59:3
collaboration [1] -
10:22
college [1] - 69:4
color [1] - 40:13
column [1] - 24:16
combined [3] - 85:9,
88:4, 122:17
ComEd [3] - 66:19,
102:3, 107:21
comfortable [1] -
97:21
coming [17] - 18:24,
20:21, 39:15, 45:13,
46:18, 51:2, 56:13,
96:15, 97:21, 101:4,
104:18, 107:22,
109:14, 111:22,
115:2, 115:12, 121:6
commencing [1] - 6:3
comment [8] - 43:6,
43:7, 57:2, 58:24,
67:13, 90:10, 110:2,
136:18
comments [2] - 75:9,
105:23
commercial [7] - 11:6,
14:17, 17:7, 66:22,
88:16, 107:10, 142:8
commission [1] -
128:2
COMMISSION [1] -
1:10
Commission [44] -
6:6, 6:10, 9:16,
10:16, 13:15, 29:22,
31:8, 32:10, 35:9,
36:16, 46:11, 50:12,
53:19, 54:19, 59:17,
62:12, 67:3, 67:4,
68:5, 72:21, 75:23,
82:23, 83:12, 92:19,
97:7, 97:16, 100:17,
111:17, 116:18,
120:20, 121:13,
124:10, 125:12,
126:20, 127:21,
128:14, 132:1,
138:5, 140:3, 140:9,
140:12, 141:5,
145:24, 149:6
COMMISSIONER [27]
- 7:17, 7:18, 7:22,
7:24, 8:2, 8:6, 8:8,
8:10, 8:18, 8:19,
9:19, 9:20, 9:24,
10:2, 10:4, 10:6,
10:8, 10:10, 19:18,
152:7, 152:8,
152:11, 152:13,
152:15, 152:17,
152:19, 152:23
Commissioner [6] -
2:3, 2:4, 2:5, 2:6,
2:7, 2:8
Commissioners [3] -
61:10, 148:19, 152:1
commit [1] - 144:3
committed [2] - 27:15,
27:16
committee [1] -
128:16
committing [1] - 92:5
common [1] - 116:4
commonly [1] - 11:22
Commonwealth [1] -
82:2
communities [2] -
49:5, 49:10
Community [1] - 2:10
community [34] -
11:10, 17:24, 22:1,
22:2, 27:15, 46:17,
47:17, 47:19, 47:21,
50:21, 55:14, 55:18,
56:1, 56:3, 58:2,
78:23, 81:21, 82:9,
86:7, 90:2, 112:9,
112:14, 112:19,
112:21, 114:4,
114:23, 115:20,
122:15, 125:16,
125:24, 126:7,
126:14, 143:21,
146:18
Comp [2] - 14:16,
14:19
companies [1] - 102:2
Company [2] - 13:19,
41:7
company [3] - 13:20,
69:8, 107:4
comparable [1] -
132:4
compared [5] - 74:11,
91:10, 106:19,
129:11, 149:20
compatibility [1] -
142:6
complain [1] - 33:5
complaining [1] -
139:8
complete [4] - 63:20,
69:6, 71:15, 123:14
completely [3] -
33:16, 40:2, 71:8
complexity [1] - 88:22
comply [1] - 65:14
Comprehensive [8] -
65:17, 65:18, 65:23,
70:11, 81:17,
141:10, 141:17
comprising [1] - 11:4
compromised [1] -
143:13
compromises [2] -
143:8, 143:10
computation [1] -
35:23
computer [3] - 20:4,
133:16, 154:10
computer-aided [1] -
154:10
computers [1] - 96:14
conceded [2] - 126:2,
126:6
concept [2] - 35:12,
70:16
conceptual [1] - 19:1
concern [27] - 21:24,
23:21, 30:3, 35:14,
35:23, 39:3, 39:4,
39:5, 39:7, 39:9,
39:13, 39:14, 45:15,
46:15, 46:18, 48:17,
50:8, 85:11, 85:18,
91:7, 96:20, 99:4,
101:12, 101:24,
103:4, 113:7, 141:8
concerned [10] -
47:20, 54:2, 98:22,
113:11, 113:23,
119:22, 119:23,
119:24, 121:5
concerns [26] - 17:21,
24:4, 30:15, 44:9,
45:9, 51:20, 54:15,
55:11, 56:20, 58:9,
76:6, 94:15, 95:24,
101:3, 103:20,
110:3, 110:4, 110:6,
110:10, 110:14,
110:15, 115:7,
115:11, 120:15,
134:10, 148:10
concessions [1] -
94:20
concluding [1] - 153:4
conclusion [1] - 148:9
Conde [1] - 14:3
conditions [4] - 63:23,
64:14, 64:15, 145:15
condone [1] - 38:24
conduct [1] - 74:9
confident [1] - 14:8
confine [1] - 32:1
connection [1] -
122:16
cons [1] - 115:10
Conservation [1] -
65:19
conservative [1] -
24:20
consider [9] - 34:15,
95:1, 95:14, 114:8,
114:17, 119:8,
121:3, 123:19, 128:6
considerable [1] -
54:3
consideration [6] -
9:10, 67:9, 95:18,
135:14, 144:8,
145:12
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
5
considered [6] - 6:10,
93:9, 113:20, 114:1,
132:15, 149:14
considering [2] - 89:6,
142:1
consist [1] - 62:23
consistent [5] - 65:16,
65:22, 66:1, 141:10,
141:12
consists [1] - 12:5
constant [1] - 123:10
constantly [2] - 51:19,
119:6
constitutes [1] -
154:11
constructed [2] -
77:16, 93:6
construction [23] -
17:15, 17:17, 17:22,
24:13, 81:13, 101:4,
101:10, 101:21,
103:5, 103:9,
103:13, 103:15,
104:8, 104:9,
104:14, 104:17,
106:21, 107:8,
117:16, 120:1,
133:18, 135:5
constructions [1] -
104:21
consuming [1] - 93:20
consummate [1] -
86:14
consumption [5] -
79:10, 101:23,
106:12, 107:14,
107:19
contaminate [1] - 99:4
contemplated [1] -
81:16
continual [1] - 110:11
continuation [1] -
71:2
continue [9] - 9:14,
69:13, 79:1, 85:3,
89:14, 93:23, 95:3,
122:4, 151:7
continued [1] - 9:4
continuing [1] -
100:22
contract [1] - 14:11
contractor [1] - 118:7
contribute [2] - 36:7,
82:13
contributed [1] -
33:12
contributions [1] -
25:1
control [5] - 15:24,
17:18, 58:4, 59:11,
155:2
controlled [1] - 105:4
conveniences [1] -
122:17
converting [1] - 123:6
convicted [3] -
144:15, 144:17
convinced [1] -
131:24
cool [1] - 150:11
cooling [1] - 79:11
copies [2] - 154:23,
155:2
CORNEILS [6] - 5:12,
149:2, 149:4, 149:7,
151:8, 151:11
Corneils [4] - 7:15,
12:15, 148:23, 149:8
corner [3] - 20:9,
20:13, 147:2
cornfields [1] - 122:18
corporation [1] - 47:1
correct [5] - 15:18,
36:4, 43:18, 51:5,
74:5
correspondence [1] -
76:5
corridor [1] - 142:21
Corrigan [1] - 62:16
CORRIGAN [1] - 3:12
cost [2] - 25:20, 88:23
Council [18] - 34:19,
37:16, 64:8, 77:2,
79:3, 90:18, 90:19,
92:13, 92:14,
108:13, 136:24,
137:10, 142:20,
143:6, 145:13,
146:10, 150:23,
151:1
council [9] - 77:2,
78:2, 78:8, 78:10,
79:23, 80:11, 80:13,
80:18, 84:11
counsel [2] - 154:17,
154:18
count [2] - 15:19,
131:10
Counting [1] - 127:9
COUNTY [1] - 154:2
county [1] - 80:8
County [8] - 10:24,
12:3, 12:17, 31:23,
37:1, 63:1, 68:21,
69:1
couple [10] - 19:23,
22:13, 45:1, 50:14,
55:3, 129:3, 132:16,
135:16, 146:7, 147:1
course [7] - 17:16,
20:15, 55:22, 82:1,
96:2, 96:14, 109:10
court [1] - 39:11
covenant [1] - 48:15
covenants [6] - 22:4,
47:11, 47:24, 48:19,
48:23, 49:6
cover [3] - 25:20,
80:16, 128:19
coverage [1] - 109:3
covered [3] - 124:17,
128:20, 135:10
Craft'd [1] - 46:17
cranes [1] - 104:18
crawling [1] - 79:1
crawlspace [1] - 30:10
crazy [2] - 117:15,
117:17
create [2] - 65:2, 66:6
creating [1] - 84:16
creek [1] - 144:21
Creek [2] - 70:24,
117:21
criteria [1] - 141:7
critical [1] - 143:5
cross [2] - 44:19,
58:16
cross-checking [1] -
58:16
crouch [3] - 7:21,
10:5, 152:14
Crouch [1] - 2:7
CROUCH [4] - 7:22,
8:18, 10:6, 152:15
crowd [1] - 122:3
Crows [1] - 127:9
cul [2] - 13:5, 149:19
cul-de-sac [2] - 13:5,
149:19
current [15] - 18:5,
32:12, 40:21, 42:22,
43:11, 59:10, 78:12,
81:16, 85:4, 89:10,
94:14, 113:18,
123:8, 140:17,
140:19
customer [1] - 133:12
cut [2] - 46:4, 133:6
cutting [1] - 40:21
CyrusOne [3] - 77:17,
82:11, 146:20
D
dad [2] - 118:16,
119:17
daily [1] - 93:17
dais [2] - 22:15, 129:7
dangerous [1] -
115:15
Daniels [7] - 63:15,
66:7, 71:20, 73:3,
91:4, 142:18, 147:19
Danny [1] - 2:3
dark [1] - 76:7
data [77] - 7:14, 63:19,
63:21, 63:24, 66:4,
66:6, 66:16, 66:24,
70:16, 70:21, 71:7,
71:9, 73:14, 77:2,
77:15, 77:17, 77:19,
77:22, 78:5, 79:6,
79:10, 79:13, 79:14,
79:18, 80:2, 80:3,
82:6, 82:11, 83:5,
83:16, 91:6, 91:9,
91:19, 93:5, 93:15,
94:5, 94:13, 96:1,
96:3, 96:4, 96:11,
96:13, 101:3, 101:7,
101:11, 101:21,
103:18, 105:3,
107:5, 107:6, 108:1,
111:4, 113:16,
113:19, 115:1,
116:22, 117:5,
119:3, 121:5,
127:17, 129:20,
133:11, 141:1,
143:20, 144:22,
144:23, 145:2,
145:6, 145:10,
146:13, 146:15,
146:17, 147:1,
147:8, 147:15
daughter [2] - 122:11,
127:5
Dave [4] - 29:23, 52:1,
52:7, 52:23
DAVE [2] - 4:4, 29:20
David [8] - 3:16, 7:12,
12:1, 13:22, 31:9,
42:20, 58:23, 61:17
DAVID [2] - 4:5, 31:6
DAWN [2] - 4:24,
111:15
Dawn [1] - 111:18
daycare [1] - 78:18
days [1] - 96:14
de [2] - 13:5, 149:19
deal [1] - 70:6
DEAN [2] - 5:9, 138:3
Dean [1] - 138:6
dear [1] - 84:4
debris [4] - 103:5,
103:9, 104:21, 120:1
December [1] - 20:8
decibels [1] - 93:8
decided [1] - 118:6
decision [2] - 80:5,
87:17
decisions [3] - 72:4,
123:20, 141:20
decorations [1] -
112:5
decrease [3] - 65:4,
88:13, 88:22
decreasing [1] - 94:4
deep [1] - 133:1
definitely [1] - 134:24
DeKalb [3] - 101:8,
106:23, 108:8
deliberate [1] - 141:6
deliberation [1] -
144:7
deliver [1] - 107:24
demand [2] - 26:2,
28:13
dense [1] - 18:14
density [3] - 35:14,
35:24, 36:4
deny [1] - 145:14
department [2] -
38:21, 137:18
depicts [1] - 16:10
depose [1] - 137:20
depth [2] - 26:22,
26:24
design [1] - 59:5
designated [1] - 33:22
designates [1] - 65:18
designing [1] - 58:19
designs [1] - 86:21
desire [1] - 90:1
destined [1] - 87:13
destroyed [1] - 137:16
destruction [1] -
123:18
detached [1] - 26:7
detain [1] - 58:6
detaining [1] - 58:7
detention [15] - 15:22,
16:11, 30:7, 30:11,
31:13, 41:13, 41:18,
41:24, 52:14, 53:1,
53:7, 59:6, 65:5,
136:20, 137:3
determine [1] - 88:17
determined [2] -
85:12, 86:13
determining [1] - 69:2
devaluation [1] -
131:22
devastating [1] -
69:17
develop [4] - 43:23,
64:10, 81:7, 141:19
developed [5] - 31:15,
63:19, 64:1, 66:16,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
6
66:22
developer [4] - 46:21,
143:1, 143:2
developers [2] -
41:15, 88:16
developing [2] - 44:2,
84:4
Development [6] -
2:11, 7:11, 11:2,
11:13, 12:19, 146:10
development [35] -
7:12, 11:22, 14:14,
16:14, 17:2, 20:20,
24:5, 24:8, 25:18,
26:4, 31:17, 32:24,
34:1, 36:2, 46:3,
46:23, 52:11, 52:24,
57:11, 59:12, 64:6,
65:20, 66:2, 66:23,
73:13, 79:16, 80:2,
85:5, 91:15, 91:19,
108:24, 136:2,
141:20, 143:23,
146:17
developments [1] -
57:22
deviation [1] - 11:13
dewater [1] - 133:6
dewatering [1] -
132:22
dictate [1] - 49:14
died [1] - 118:17
difference [3] - 31:13,
44:5, 130:12
different [6] - 33:17,
41:21, 73:2, 89:7,
103:11, 140:18
difficult [3] - 48:2,
48:15, 56:9
digital [1] - 79:16
diminish [1] - 95:5
diminished [1] - 106:9
DiNOLFO [1] - 3:2
directed [1] - 104:10
direction [4] - 91:16,
141:23, 154:11,
155:2
directly [13] - 59:19,
68:10, 76:17, 78:12,
78:15, 78:19, 85:23,
88:9, 93:1, 123:7,
124:15, 146:21,
154:19
Director [1] - 2:11
disbursement [1] -
30:4
discharges [1] - 53:6
disclosing [1] -
140:21
discounting [1] - 39:8
discouraging [1] -
40:15
discussed [2] - 60:11,
122:9
discussing [1] - 41:19
discussion [5] - 8:24,
10:20, 143:24,
144:5, 146:22
discussions [1] -
87:21
disperse [1] - 53:1
distance [3] - 40:8,
113:24, 114:6
distances [1] - 102:14
district [8] - 23:22,
25:11, 25:15, 25:21,
26:13, 36:5, 55:23,
142:5
District [13] - 11:6,
11:8, 11:9, 12:13,
12:14, 13:4, 14:15,
35:11, 63:4, 63:9,
66:9, 142:5
district's [1] - 24:23
districts [3] - 12:21,
130:5, 130:6
disturb [1] - 60:22
disturbing [1] - 51:2
diversity [1] - 95:10
DMYF [2] - 77:12,
77:24
document [1] - 48:1
dogs [1] - 98:14
dollar [1] - 130:1
dOMMERMUTH [1] -
3:11
Dommermuth [1] -
62:15
don [1] - 82:24
DON [2] - 4:18, 82:21
done [14] - 20:21,
28:6, 29:14, 48:3,
49:1, 58:11, 69:4,
73:12, 81:17, 84:4,
105:21, 107:15,
116:13, 140:18
Door [6] - 63:15, 66:7,
91:4, 146:2, 146:8,
147:20
door [3] - 20:21,
47:22, 149:22
double [2] - 18:8,
22:20
down [25] - 31:20,
34:8, 45:11, 46:4,
48:20, 59:9, 59:13,
82:18, 89:13, 98:15,
99:1, 99:9, 100:3,
101:20, 111:12,
113:2, 113:4, 123:3,
123:4, 124:2,
127:14, 131:3,
133:7, 134:19,
137:21
downpours [1] - 55:1
downtown [3] - 28:8,
34:6, 107:6
drafted [1] - 87:23
drain [2] - 93:14,
134:6
drainage [1] - 52:15
dramatic [2] - 19:4,
108:17
dramatically [1] -
86:17
drawing [2] - 89:15,
134:1
drawn [1] - 81:24
drive [4] - 76:21, 99:9,
100:3, 117:4
Drive [1] - 1:17
driveway [1] - 21:7
driving [4] - 15:8,
33:18, 108:24, 112:3
drop [1] - 74:15
dropping [1] - 78:17
drove [1] - 78:17
due [8] - 38:9, 65:19,
66:18, 76:12, 82:8,
110:5, 144:8, 149:9
duly [34] - 13:14,
29:21, 31:7, 32:9,
35:8, 36:15, 46:10,
50:11, 53:18, 54:18,
59:16, 62:11, 68:4,
72:20, 75:22, 82:22,
83:11, 92:18, 97:6,
97:15, 100:16,
111:16, 116:17,
120:19, 121:12,
124:9, 125:11,
126:19, 127:20,
128:13, 138:4,
140:2, 145:23, 149:5
during [3] - 6:19,
56:11, 135:5
dust [1] - 17:18
dynamic [1] - 59:4
E
early [1] - 33:7
easement [3] - 37:15,
37:19, 40:7
easily [1] - 105:4
east [11] - 11:20,
12:10, 17:2, 17:7,
63:6, 63:12, 63:14,
144:20, 146:21,
147:22, 147:23
East [2] - 3:14, 53:21
eastern [1] - 65:6
easy [2] - 47:11, 48:24
eat [2] - 102:10,
111:13
EAV [3] - 24:21, 25:9,
36:3
echo [2] - 55:10, 61:24
Economic [1] - 146:10
economic [1] - 86:10
Edison [1] - 82:2
education [1] - 117:2
effect [1] - 20:24
effectively [1] - 86:24
effects [1] - 113:21
effort [1] - 23:6
eight [10] - 65:8, 73:8,
102:12, 102:17,
102:23, 103:2,
106:9, 121:19,
122:12, 122:13
eight-foot [5] -
102:17, 102:23,
103:2, 106:9, 121:19
either [5] - 55:20,
83:19, 126:13,
134:22, 150:20
Eldamain [11] - 12:10,
63:6, 66:19, 77:14,
78:10, 78:17, 81:13,
81:15, 81:20,
101:14, 104:12
electrical [5] - 77:19,
82:2, 87:6, 93:24,
96:9
electrician [2] - 101:2,
102:1
electricians [1] -
106:24
electromagnetic [1] -
94:15
elementary [1] - 35:21
Elizabeth [1] - 29:24
Elk [6] - 83:2, 83:4,
83:5, 99:16, 99:17,
101:8
eloquently [1] -
103:21
email [1] - 76:5
EMF [2] - 94:12,
113:21
EMFs [6] - 96:6,
113:13, 113:16,
115:11, 115:15,
119:23
emitted [1] - 113:22
emotional [1] - 122:1
empathy [1] - 122:2
employ [1] - 133:13
employed [1] - 133:10
employee [2] - 154:16,
154:17
employees [2] - 89:5,
132:14
empty [3] - 117:20,
123:12, 126:4
encourage [6] - 38:16,
38:24, 39:21, 49:16,
76:20, 128:5
end [3] - 13:5, 83:15,
134:14
energy [3] - 79:10,
93:19, 101:23
engineer [10] - 13:22,
31:11, 57:8, 57:9,
58:1, 58:10, 58:14,
87:19, 106:14
engineering [1] - 30:6
engineers [3] - 58:15,
109:8, 109:10
enhance [2] - 31:18,
59:12
enjoy [2] - 98:16,
123:14
enjoyed [1] - 118:18
enjoying [1] - 33:10
ensure [1] - 142:6
enter [1] - 26:14
entered [1] - 24:2
entering [1] - 101:13
Entertaining [1] - 88:3
entire [4] - 52:4,
59:13, 66:10, 69:1
entities [2] - 84:13,
90:2
entry [1] - 21:18
environment [2] -
84:9, 96:11
environmental [1] -
128:4
equates [1] - 56:7
equipment [2] - 64:18,
133:20
ERIK [2] - 4:23,
100:15
Erik [1] - 100:18
Erin [1] - 126:21
ERIN [2] - 5:6, 126:18
especially [6] - 34:8,
99:20, 106:19,
122:14, 123:8,
147:21
essentially [2] - 53:11,
129:23
established [1] -
85:23
establishing [1] - 16:5
establishment [1] -
137:14
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
7
estate [3] - 25:6,
68:20, 73:11
Estate [2] - 65:19,
70:12
Estates [2] - 111:20,
112:2
estimated [1] - 82:12
et [3] - 90:22, 90:23,
91:8
evaluate [1] - 108:14
evening [12] - 13:17,
31:9, 62:14, 62:16,
72:24, 75:24, 77:5,
83:13, 92:20, 140:4,
146:6, 146:23
event [2] - 46:17,
112:9
eventually [1] - 95:9
everyday [1] - 96:13
evidence [1] - 137:17
evidently [1] - 130:10
evolution [1] - 65:23
evolving [1] - 79:16
exact [1] - 40:8
exactly [2] - 36:3,
45:12
example [1] - 87:24
exceed [2] - 19:2,
27:24
excellent [1] - 71:1
excess [1] - 17:13
excessive [1] - 87:1
excited [2] - 15:4,
28:16
exclusive [2] - 64:18,
79:7
excuse [1] - 74:20
Excuse [1] - 69:11
exemption [3] -
128:23, 129:8,
131:10
existence [1] - 93:19
existing [15] - 20:16,
31:16, 43:6, 53:10,
64:5, 65:1, 65:17,
71:5, 76:16, 77:3,
79:17, 137:2,
141:13, 142:4,
142:14
expand [2] - 25:22,
85:3
expansion [2] - 80:12,
85:10
expect [1] - 121:20
expectation [1] -
86:14
experience [1] - 107:3
experienced [1] -
44:18
experiences [1] -
89:23
expert [1] - 87:20
explain [1] - 70:2
explosive [1] - 84:21
exposure [1] - 96:5
express [2] - 76:5,
84:1
extend [3] - 12:20,
13:2, 56:5
extended [1] - 71:4
extension [4] - 71:3,
143:1, 144:21, 147:7
extensive [3] - 16:15,
18:11, 77:6
extra [2] - 113:3, 118:9
eyes [2] - 45:19, 45:23
eyesore [2] - 87:1,
98:6
F
facade [2] - 12:21,
149:15
facades [1] - 11:17
face [3] - 96:12,
119:15
face-to-face [1] -
119:15
faces [1] - 149:11
facets [1] - 107:12
facilities [5] - 66:17,
66:19, 84:20, 96:9,
107:21
facility [1] - 65:5
fact [11] - 40:6, 75:13,
81:4, 90:11, 91:2,
105:16, 114:3,
115:17, 143:7,
144:13
factor [2] - 69:17,
103:10
facts [1] - 138:10
failure [1] - 48:6
fair [2] - 16:3, 27:16
fairly [1] - 16:21
FALLON [7] - 5:4, 5:7,
124:8, 124:11,
127:19, 127:22,
128:9
Fallon [2] - 124:11,
127:22
familiar [3] - 14:7,
100:7, 140:10
families [9] - 50:2,
84:19, 86:3, 86:4,
89:15, 112:4,
122:23, 123:22,
128:7
Family [4] - 11:8, 11:9,
12:12, 13:4
family [23] - 17:5,
17:6, 24:14, 26:6,
26:9, 28:4, 50:1,
51:5, 51:6, 52:5,
52:6, 55:12, 55:16,
62:21, 73:15, 78:22,
84:18, 112:2, 117:9,
117:18, 126:23,
127:2
family-oriented [1] -
84:18
fantastic [1] - 90:4
far [10] - 54:11, 61:1,
79:12, 90:13, 90:17,
96:19, 104:8,
108:19, 113:15,
149:20
farm [7] - 7:9, 9:2,
9:18, 70:17, 118:5,
118:10, 118:15
farmland [4] - 93:13,
95:11, 98:7, 99:14
farms [2] - 118:5,
118:15
fastest [1] - 80:8
favor [9] - 7:5, 28:22,
34:1, 34:17, 68:1,
143:20, 146:6,
151:21
Faxon [10] - 12:7,
62:20, 76:13, 77:14,
77:23, 98:15, 101:5,
101:14, 132:21
fear [1] - 123:6
features [2] - 21:21,
27:2
February [2] - 1:21,
155:5
fees [4] - 24:24, 25:4,
25:21, 27:14
feet [26] - 18:6, 18:7,
21:10, 21:11, 21:13,
21:15, 40:9, 64:17,
65:2, 65:6, 92:6,
113:19, 113:24,
121:20, 129:3,
130:14, 130:19,
131:11, 134:24,
142:18, 142:19,
143:11, 143:16,
143:18, 144:19,
147:13
fell [1] - 95:10
felt [2] - 122:16,
127:12
fence [18] - 7:16, 13:1,
16:19, 18:18, 28:2,
38:1, 39:24, 40:4,
41:1, 44:12, 44:14,
44:24, 50:17, 52:3,
61:4, 149:9, 149:14,
151:16
fences [1] - 12:20
festivals [1] - 34:7
few [5] - 89:18, 101:1,
113:18, 114:21,
128:22
FFL [1] - 135:21
field [2] - 58:5, 87:20
fields [1] - 94:15
Fields [1] - 14:2
filed [2] - 12:2, 12:16
filled [3] - 122:23,
123:2, 123:12
fills [2] - 30:16, 53:2
final [1] - 148:3
finally [5] - 50:1,
66:20, 89:17, 118:1,
123:2
financial [1] - 24:6
fine [2] - 35:13, 84:15
finish [2] - 110:7,
110:8
fire [1] - 118:23
firearms [2] - 136:8,
137:14
fired [1] - 96:9
firm [1] - 62:14
firms [1] - 140:22
first [49] - 8:23, 13:14,
29:21, 31:7, 32:9,
33:19, 35:8, 36:15,
46:10, 47:15, 50:11,
53:4, 53:18, 54:18,
59:16, 62:11, 68:4,
72:20, 75:22, 82:22,
83:11, 92:18, 97:6,
97:15, 100:16,
104:4, 105:8, 106:4,
106:10, 110:13,
111:16, 116:17,
120:19, 121:12,
124:9, 125:11,
125:18, 126:19,
127:20, 128:13,
138:4, 140:2, 141:9,
141:16, 145:23,
146:8, 147:4, 149:5
firsthand [2] - 101:10,
101:21
firstly [1] - 84:1
fit [1] - 19:23
five [7] - 41:5, 41:10,
88:11, 94:23, 132:9,
140:8, 141:15
flat [1] - 26:23
flip [1] - 114:24
flood [1] - 133:23
flooded [1] - 51:18
flooding [1] - 51:14
floodplain [4] -
118:14, 133:24,
134:4, 135:10
flow [3] - 57:15, 57:18,
94:14
fly [2] - 101:16, 101:19
folks [5] - 22:9, 26:18,
73:6, 105:18, 122:3
Folks [1] - 19:22
follow [6] - 17:16,
31:22, 31:23, 41:15,
52:15, 109:1
following [7] - 6:1,
7:3, 27:21, 40:5,
64:15, 94:18, 129:16
follows [37] - 7:2,
10:21, 13:15, 29:22,
31:8, 32:10, 35:9,
36:16, 46:11, 50:12,
53:19, 54:19, 59:17,
62:12, 65:15, 68:5,
72:21, 75:23, 82:23,
83:12, 92:19, 97:7,
97:16, 100:17,
111:17, 116:18,
120:20, 121:13,
124:10, 125:12,
126:20, 127:21,
128:14, 138:5,
140:3, 145:24, 149:6
food [3] - 34:11,
112:8, 112:9
foot [18] - 16:18,
18:18, 60:16, 64:3,
65:8, 73:8, 102:17,
102:23, 103:1,
103:2, 106:9,
121:19, 121:21,
130:9, 130:11,
130:14, 133:7,
136:12
foot-candles [1] -
60:16
footage [1] - 21:14
footprint [5] - 85:4,
85:8, 88:6, 88:23,
130:18
for-sale [1] - 79:3
force [1] - 40:4
foregoing [1] - 154:6
forest [1] - 95:12
forests [1] - 93:13
forget [1] - 104:15
former [1] - 11:19
formerly [1] - 15:7
formulas [1] - 109:5
Forristall [4] - 2:5, 8:7,
10:1, 152:10
FORRISTALL [3] -
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
8
8:8, 10:2, 152:11
forth [1] - 110:11
forward [11] - 18:24,
28:17, 34:19, 43:14,
56:6, 77:18, 87:18,
88:4, 88:8, 132:16,
139:2
four [10] - 6:4, 26:8,
56:12, 63:22, 64:9,
70:18, 117:4,
118:20, 126:24,
133:4
four-inch [1] - 133:4
four-lane [1] - 70:18
four-year-old [1] -
118:20
Fourth [1] - 3:8
fourth [2] - 65:10, 80:7
Fox [3] - 13:7, 18:4,
18:14
frankly [3] - 39:4,
127:6, 146:15
free [1] - 137:20
freedom [1] - 106:11
FRIEL [9] - 5:9, 138:2,
138:3, 138:6,
138:22, 138:24,
139:4, 139:10,
139:22
Friel [1] - 138:6
friend [1] - 113:14
friendly [1] - 86:21
front [12] - 8:16,
11:17, 12:20, 13:2,
33:16, 34:18, 50:19,
71:22, 79:4, 149:15,
149:22, 151:9
frontage [1] - 66:13
fronting [1] - 65:12
Frozen [1] - 21:1
frustrating [1] - 44:22
fulfill [1] - 67:1
full [5] - 25:9, 25:14,
33:3, 84:7, 119:6
functionally [1] -
16:13
fund [1] - 132:2
funded [1] - 132:3
FUNKHOUSER [3] -
5:10, 140:1, 140:4
Funkhouser [4] -
134:1, 138:1,
139:24, 140:5
funneling [1] - 54:23
future [20] - 7:14,
11:6, 16:3, 28:9,
40:19, 70:24, 77:2,
77:22, 81:12, 84:15,
85:5, 85:10, 85:17,
87:14, 89:8, 90:4,
95:15, 96:17,
131:22, 141:19
G
gables [1] - 27:2
GaGa [1] - 118:23
gallons [1] - 93:17
games [1] - 125:5
garage [4] - 21:6,
129:3, 135:24, 136:8
Garden [4] - 11:22,
15:13, 50:14, 51:11
gardens [1] - 56:1
Gardens [1] - 56:5
gas [1] - 34:11
gases [1] - 94:12
gazebo [1] - 125:5
general [6] - 39:4,
70:16, 77:7, 77:11,
121:24, 143:16
General [6] - 11:5,
11:9, 12:13, 12:14,
63:4, 63:8
generalities [1] -
57:24
generally [5] - 58:3,
113:19, 114:13,
140:14, 142:19
generate [4] - 25:14,
25:18, 26:9, 26:10
generated [3] - 24:19,
91:9, 129:16
generates [3] - 24:14,
25:19, 26:5
generating [3] - 25:5,
26:11, 96:9
generation [2] - 24:8,
82:8
generators [1] -
132:22
Geneva [1] - 3:8
Gensler [1] - 62:15
GENSLER [1] - 3:11
gentleman [14] -
47:20, 81:2, 90:10,
94:18, 98:24,
100:20, 100:24,
104:5, 105:22,
108:22, 110:13,
111:3, 135:16,
137:18
gentleman's [1] - 92:7
gentlemen [1] -
140:22
Gilbert [1] - 146:2
GILBERT [4] - 5:11,
145:19, 145:22,
146:1
Girl [1] - 23:2
given [11] - 33:20,
91:2, 92:3, 106:22,
106:24, 114:16,
125:17, 126:13,
136:7, 141:23,
154:12
glad [2] - 34:20, 96:21
goal [1] - 58:1
goals [1] - 89:9
golf [1] - 55:21
goodwill [1] - 88:24
Google [2] - 113:14,
113:15
googled [1] - 113:15
gosh [2] - 115:23,
118:1
govern [1] - 16:6
government [1] - 90:2
graces [1] - 89:20
gracious [1] - 124:1
graduated [1] - 69:4
granddaughter [1] -
118:21
grandkids [1] - 98:5
grandmother's [1] -
123:4
grandson [1] - 118:20
grass [2] - 42:5, 59:10
gratitude [1] - 84:2
great [10] - 34:7, 37:7,
47:5, 50:4, 55:13,
55:18, 102:8,
106:18, 114:23,
121:8
Green [12] - 2:8,
13:23, 31:10, 42:21,
57:9, 58:23, 63:15,
66:7, 91:4, 146:2,
146:8, 147:19
green [7] - 7:23, 10:7,
112:15, 127:4,
127:14, 152:16
GREEN [3] - 7:24,
10:8, 152:17
Greenbriar [16] -
11:21, 15:12, 17:4,
18:5, 20:11, 20:12,
20:14, 32:18, 33:2,
44:13, 46:13, 47:20,
53:21, 54:6, 54:21,
59:19
greenhouse [1] -
94:12
grew [1] - 98:4
grid [2] - 87:6, 102:4
GRIFFIN [1] - 3:7
grilled [1] - 110:13
groceries [1] - 34:11
ground [1] - 34:3
group [1] - 146:19
Grove [6] - 83:2, 83:5,
99:17, 101:9
grow [8] - 31:19,
78:22, 80:14, 80:16,
84:8, 89:15, 95:16,
98:5
growing [5] - 34:6,
80:8, 96:15, 125:24
growth [5] - 84:21,
89:23, 94:17, 94:19,
95:9
guarantee [7] - 86:20,
86:23, 87:4, 87:9,
91:24, 107:11,
118:11
guarantees [1] - 90:11
guess [2] - 46:17,
97:24
guessing [2] - 43:13,
97:12
guests [1] - 21:8
guide [1] - 141:19
gun [2] - 128:22,
138:9
guns [2] - 135:24,
137:17
guy [3] - 101:18,
133:19
guys [10] - 31:3,
37:10, 58:14, 60:4,
61:13, 99:2, 99:8,
110:2, 150:8, 150:11
gym [1] - 39:17
H
Hagemann [3] - 77:16,
77:17, 78:10
half [4] - 18:7, 21:11,
143:14, 146:11
Halloween [2] - 112:5,
112:6
Hamman [7] - 3:16,
7:12, 12:1, 61:17,
76:10, 78:3, 79:2
Hamman-Kelaka [3] -
76:10, 78:3, 79:2
hand [8] - 6:22, 20:9,
20:13, 86:12, 101:9,
136:23, 154:24,
155:4
handle [5] - 24:5,
41:18, 52:1, 52:7,
79:9
handout [1] - 24:13
hands [1] - 87:13
hanging [1] - 76:7
happy [4] - 38:18,
39:1, 67:6, 135:12
hard [2] - 84:23,
146:14
Hardie [1] - 27:6
harmless [1] - 132:2
HASENBALG [1] - 3:2
haunted [1] - 112:7
Haven [2] - 18:4,
18:14
head [1] - 26:18
head-on [1] - 26:18
heading [1] - 30:1
health [3] - 94:16,
98:21, 98:22
hear [10] - 9:9, 13:16,
35:2, 35:4, 61:20,
61:22, 62:6, 102:20,
106:15, 148:9
Hear [1] - 102:19
heard [6] - 6:14,
17:21, 23:17, 82:11,
108:23, 122:6
HEARING [1] - 1:11
hearing [18] - 6:3, 6:7,
6:20, 7:7, 8:23, 9:4,
9:5, 9:13, 9:14,
10:13, 76:6, 144:7,
145:7, 152:6,
152:24, 153:3,
154:6, 154:14
hearings [2] - 6:5,
10:20
heart [2] - 117:8,
119:1
Heartland [1] - 80:12
hearts [1] - 84:5
heat [1] - 96:5
heaven [1] - 118:2
heavy [1] - 133:20
height [4] - 21:10,
64:16, 143:8, 143:16
hello [1] - 116:19
help [10] - 23:24, 46:2,
59:12, 61:1, 67:1,
79:22, 85:7, 89:13,
93:24, 104:24
helped [1] - 146:16
hereby [1] - 154:5
hereto [2] - 154:19,
154:22
hereunto [1] - 155:3
hi [9] - 50:13, 53:20,
54:20, 97:17,
120:21, 121:14,
124:11, 126:21,
127:22
Hi [4] - 109:23,
111:18, 146:1, 149:7
hide [1] - 105:6
high [10] - 35:22, 65:9,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
9
94:13, 102:1, 103:2,
107:21, 115:12,
115:14, 116:1,
136:12
higher [3] - 59:5, 59:7,
94:14
highest [1] - 69:3
highlights [1] - 79:6
highly [2] - 140:10,
147:9
hiking [1] - 115:24
hip [1] - 103:23
historic [2] - 84:7,
89:22
hit [1] - 30:13
hits [1] - 71:21
HOA [9] - 16:5, 16:6,
40:16, 40:18, 46:19,
46:20, 47:3, 47:19
HOAs [1] - 47:10
hold [6] - 35:3, 41:13,
41:22, 61:20, 132:2,
150:7
Hold [2] - 75:5
Home [2] - 24:11,
24:18
home [24] - 13:2, 14:5,
28:15, 78:23, 89:12,
92:7, 94:4, 95:3,
98:4, 98:5, 100:21,
110:23, 118:6,
118:19, 122:8,
122:10, 122:14,
122:15, 122:19,
140:14, 149:9,
149:15, 149:24
homegrown [1] -
135:6
homeowner [3] -
49:22, 87:10
Homeowner's [1] -
97:19
homeowner's [1] -
49:5
homeowners [3] -
88:1, 123:15, 123:21
Homes [4] - 14:1,
14:4, 35:12, 48:10
homes [21] - 26:7,
55:16, 69:16, 73:16,
76:23, 78:15, 78:19,
79:2, 79:24, 81:2,
86:8, 94:24, 99:20,
99:21, 100:21,
119:4, 122:22,
123:7, 123:11,
123:17, 132:11
homeschool [1] -
127:2
hometown [1] - 89:6
hope [11] - 32:19,
33:12, 45:3, 49:17,
50:3, 87:23, 89:24,
99:2, 99:8, 119:16,
128:1
hopefully [2] - 52:17,
55:4
hoping [1] - 44:15
horrible [1] - 98:6
hour [1] - 56:11
hours [2] - 17:17,
102:9
house [14] - 49:21,
68:9, 69:24, 70:2,
71:19, 83:15, 112:7,
112:8, 112:11,
123:4, 128:17,
149:11, 149:12,
149:21
houses [6] - 79:2,
79:24, 99:24,
112:14, 114:21,
117:21
housing [4] - 28:11,
51:6, 52:6, 114:12
HR [5] - 13:23, 31:10,
42:20, 57:8, 58:23
huge [5] - 28:12,
56:18, 112:9, 130:1,
130:12
hundred [11] - 24:15,
43:5, 64:3, 78:16,
103:1, 113:5,
113:19, 129:3,
130:9, 130:14,
136:12
hundred-year [1] -
43:5
hundreds [1] - 76:17
husband [3] - 56:11,
83:1, 122:6
Hyett [4] - 2:4, 8:9,
10:3, 152:12
HYETT [7] - 7:18,
8:10, 8:19, 10:4,
19:18, 152:8, 152:13
I
idea [5] - 55:13, 88:3,
105:16, 108:15,
133:17
ideal [3] - 85:7, 108:3,
137:4
identifies [1] - 14:16
IDOT [2] - 15:23,
130:16
ILLINOIS [2] - 1:7,
154:1
Illinois [15] - 1:18, 3:4,
3:8, 3:14, 5:24,
10:24, 11:20, 12:4,
12:18, 13:7, 13:19,
117:10, 154:4,
155:4, 155:9
illustrate [1] - 24:7
illustration [1] - 26:22
illustrations [1] -
23:23
imagine [1] - 125:6
imagined [2] - 122:22,
123:1
immediate [1] - 88:15
immediately [7] -
12:7, 12:9, 13:6,
64:16, 71:20,
102:24, 129:16
immune [1] - 114:13
impact [11] - 23:21,
24:7, 24:24, 25:3,
78:12, 87:7, 108:18,
123:11, 129:4,
132:7, 133:2
impacted [3] - 76:17,
78:19, 123:20
impacts [3] - 128:4,
128:6, 142:9
impervious [1] - 43:22
imperviousness [2] -
31:14, 42:21
implore [5] - 95:14,
110:21, 110:24,
111:7, 145:11
important [4] - 23:13,
96:17, 104:23, 148:5
imposition [1] - 130:7
improved [1] - 109:15
improvements [3] -
78:24, 100:23, 102:5
IN [1] - 155:3
incentive [1] - 47:16
inch [1] - 133:4
include [4] - 93:7,
131:9, 131:14,
131:17
included [2] - 64:15,
114:11
includes [1] - 11:3
including [4] - 16:2,
101:7, 112:13,
137:17
incorporating [1] -
61:3
increase [6] - 26:2,
57:15, 57:18, 66:17,
132:6, 144:4
increased [5] - 59:2,
59:3, 78:15, 88:6,
107:9
increasing [1] - 85:8
independent [1] -
52:12
India [1] - 133:12
indirectly [2] - 78:16,
154:20
industrial [1] - 142:7
industries [1] - 89:13
industry [1] - 106:21
information [9] - 67:2,
78:14, 86:12, 105:2,
124:20, 124:22,
138:16, 139:1,
151:12
infrastructure [4] -
26:3, 87:5, 88:23,
94:1
installing [1] - 28:1
instead [2] - 56:6,
106:5
insult [1] - 39:13
intended [4] - 110:1,
110:8, 122:20, 142:6
intense [1] - 142:11
intensities [1] - 43:9
intensive [1] - 93:19
intent [1] - 145:8
intention [1] - 137:1
interested [1] - 154:19
interior [1] - 96:2
interject [1] - 105:24
internet [6] - 96:7,
115:8, 116:6, 116:7,
124:18, 124:24
interrupt [1] - 150:5
intrusive [1] - 78:24
invest [1] - 84:14
invested [2] - 48:9,
48:11
investigating [1] -
86:9
investments [4] -
87:10, 87:11, 89:12,
123:19
invite [1] - 6:8
invited [2] - 40:18,
114:19
involved [1] - 87:17
ironic [2] - 32:22, 33:4
Iroquois [11] - 12:8,
76:14, 102:24,
103:6, 116:20,
118:19, 120:22,
121:8, 124:12,
126:22, 128:17
issue [13] - 40:11,
52:8, 54:7, 54:8,
54:9, 58:13, 58:17,
104:21, 105:1,
106:4, 106:13,
109:16, 133:8
issues [4] - 36:6,
40:17, 40:19, 93:6
IT [1] - 133:16
J
Jefferson [1] - 3:14
job [2] - 102:8, 102:9
John [6] - 62:17, 67:6,
72:10, 83:14,
140:17, 144:3
JOHN [5] - 3:13, 4:16,
4:19, 72:19, 83:10
joke [1] - 114:22
jump [1] - 138:9
K
Kathleen [1] - 62:14
KATHLEEN [3] - 3:12,
4:14, 62:10
Kathy [1] - 62:8
keep [15] - 18:21,
38:5, 38:21, 39:11,
46:2, 47:16, 61:1,
79:24, 95:16,
100:22, 111:11,
116:11, 120:24,
126:9, 144:23
Keep [1] - 131:2
keeps [1] - 51:14
Kelaka [35] - 3:17,
7:13, 12:1, 61:18,
62:18, 62:19, 63:1,
63:9, 63:13, 63:14,
63:20, 63:24, 64:13,
64:14, 64:20, 64:21,
64:24, 65:3, 65:13,
65:16, 65:21, 65:24,
66:5, 66:10, 66:12,
66:20, 66:24, 67:3,
69:7, 73:6, 76:10,
78:3, 79:2, 147:2
Kendall [12] - 10:24,
12:3, 12:17, 31:23,
37:1, 63:1, 68:21,
68:24, 76:18, 79:19,
80:15, 126:3
kept [1] - 134:19
key [3] - 79:6, 101:1,
103:20
Kicker [1] - 116:20
KICKER [3] - 5:1,
116:16, 116:19
kidding [1] - 22:24
kids [14] - 44:19,
50:23, 55:22, 55:23,
56:10, 78:18, 98:4,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
10
101:20, 117:24,
123:3, 123:14,
123:24, 124:3, 125:5
KIM [2] - 4:12, 54:17
Kim [1] - 54:20
kind [13] - 33:2, 33:3,
39:5, 57:13, 87:20,
97:20, 103:23,
107:24, 144:12,
149:11, 149:17,
149:21, 151:13
kindness [1] - 86:7
kinds [3] - 107:5,
115:9, 116:3
knit [2] - 112:19,
112:21
knowing [2] - 40:7,
89:12
knowledge [2] -
58:22, 127:13
known [3] - 25:10,
28:15, 63:14
knows [5] - 103:7,
108:23, 123:13,
144:16
Kohl's [1] - 134:15
Kreg [1] - 35:10
KREG [2] - 4:7, 35:7
Krysti [1] - 2:10
KYLE [2] - 5:12, 149:4
Kyle [4] - 7:15, 12:15,
148:23, 149:7
Kylyn [11] - 62:21,
64:17, 64:19, 64:22,
65:1, 65:5, 65:7,
76:18, 79:19, 80:15,
83:24
Kylyn's [16] - 68:12,
92:21, 94:7, 94:8,
95:8, 97:19, 100:19,
111:21, 112:1,
116:21, 120:22,
125:14, 125:17,
132:11, 134:10,
140:6
L
labor [2] - 135:4,
135:6
lady [1] - 96:21
laid [2] - 25:16, 122:18
laid-back [1] - 122:18
LAMB [17] - 3:3, 8:15,
20:1, 22:12, 22:21,
23:4, 39:10, 57:1,
61:23, 67:12, 67:15,
72:14, 72:18, 75:9,
109:22, 110:1, 110:7
land [34] - 15:17,
24:24, 25:3, 25:8,
38:3, 38:13, 62:19,
63:2, 67:18, 67:19,
70:3, 70:10, 77:6,
77:9, 77:13, 77:24,
80:1, 83:23, 91:17,
92:3, 93:1, 98:10,
98:13, 98:15, 98:16,
103:11, 123:6,
127:14, 131:14,
140:13, 144:10,
147:21
landowner [1] - 146:3
landscape [6] - 19:2,
19:3, 37:11, 64:4,
92:8, 95:2
landscaped [1] -
16:23
landscaping [8] -
16:16, 18:17, 27:24,
28:1, 37:13, 73:9,
86:24, 88:22
Lane [22] - 12:8,
65:12, 68:8, 68:9,
68:12, 76:2, 76:14,
81:3, 83:1, 83:15,
97:9, 100:19, 103:1,
103:6, 111:19,
116:20, 118:19,
121:8, 124:12,
126:22, 128:17,
138:7
lane [1] - 70:18
lanes [1] - 56:12
language [1] - 141:18
large [6] - 16:22,
70:17, 93:15, 95:11,
108:7, 145:8
larger [3] - 31:20,
35:17, 147:19
LASALLE [1] - 154:2
last [18] - 15:2, 17:15,
25:10, 30:9, 45:1,
52:2, 68:8, 68:17,
68:24, 71:13, 98:24,
130:8, 130:21,
135:2, 136:18,
137:24, 148:6
lasts [1] - 79:14
late [2] - 33:9, 123:24
law [5] - 38:22, 57:12,
57:14, 62:14, 62:16
lawfirm [1] - 62:17
laws [1] - 52:15
lawsuit [1] - 57:19
lawyer [2] - 100:24,
131:20
lay [1] - 91:16
lays [1] - 72:3
learned [1] - 45:16
lease [1] - 49:12
leases [1] - 22:6
least [4] - 21:14,
105:8, 121:20, 128:1
leave [1] - 18:13
left [2] - 20:9, 125:22
left-hand [1] - 20:9
legally [1] - 48:19
Leland [1] - 155:4
length [2] - 50:18,
103:12
less [2] - 26:5, 45:20
letter [1] - 117:8
letting [1] - 89:18
level [1] - 21:18
levels [1] - 113:21
Liability [1] - 13:19
liability [2] - 39:6,
39:15
license [6] - 57:10,
128:24, 129:1,
129:8, 137:15
License [1] - 5:24
life [1] - 69:1
light [5] - 18:21, 79:7,
87:2, 112:11, 123:10
lighting [7] - 60:2,
60:8, 60:9, 91:8,
91:13, 119:24
lights [1] - 119:5
likely [3] - 93:23,
123:11, 147:6
likewise [1] - 84:10
limit [1] - 102:18
limitations [1] - 86:19
limited [1] - 64:17
Limited [1] - 13:19
line [27] - 16:17,
16:23, 16:24, 18:6,
18:8, 18:11, 18:12,
20:16, 38:3, 38:4,
38:17, 57:10, 59:22,
59:23, 60:15, 65:11,
81:23, 92:11, 96:8,
103:3, 106:4,
109:11, 127:10,
132:20, 133:1,
143:12, 147:11
lines [9] - 60:3,
107:21, 114:7,
115:12, 115:15,
115:21, 115:23,
116:1, 119:4
link [1] - 24:12
LINNANE [4] - 8:2,
9:20, 10:10, 152:19
Linnane [4] - 2:6, 8:1,
10:9, 152:18
list [1] - 131:18
listening [1] - 115:3
literally [5] - 98:10,
99:10, 114:6,
124:13, 146:16
Literally [1] - 98:11
live [28] - 17:23, 29:24,
50:14, 53:20, 54:21,
59:19, 68:7, 69:17,
76:2, 76:18, 79:5,
94:10, 111:19,
113:9, 113:16,
114:9, 114:19,
114:23, 115:1,
116:20, 118:16,
118:21, 120:22,
122:7, 124:12,
126:22, 128:17,
131:3
lived [4] - 47:21, 69:1,
97:23, 103:5
lives [4] - 86:15,
122:21, 123:20,
124:2
livestock [1] - 37:9
living [3] - 47:19,
86:14, 113:18
LLC [18] - 3:10, 3:17,
7:8, 7:10, 7:13, 9:1,
9:15, 10:21, 12:1,
13:9, 13:18, 46:24,
61:18, 62:18, 73:6,
76:10, 78:3, 79:2
LLLP [1] - 77:12
LLP [1] - 3:7
Local [1] - 101:2
local [4] - 17:23, 86:6,
93:24, 133:13
locate [1] - 108:4
located [10] - 11:20,
12:7, 12:9, 12:22,
13:5, 41:5, 62:20,
63:5, 63:13, 80:7
location [6] - 28:3,
53:11, 55:15, 82:6,
84:19, 107:20
Loftus [1] - 77:24
logical [1] - 70:9
logically [1] - 72:1
long-term [1] - 28:18
look [22] - 20:9, 24:10,
25:11, 35:19, 58:15,
85:17, 89:8, 89:18,
95:15, 97:24, 99:3,
99:10, 100:3, 105:8,
108:13, 116:4,
116:5, 116:23,
119:1, 124:18,
142:12, 143:6
looked [4] - 58:10,
92:1, 117:24, 125:20
looking [20] - 20:10,
20:11, 20:14, 28:17,
73:21, 81:7, 84:15,
92:4, 104:22,
105:19, 109:8,
113:11, 114:3,
117:13, 117:14,
118:3, 132:4, 137:5,
142:1
looks [2] - 22:17,
109:18
Looks [1] - 22:19
loop [1] - 60:20
lose [2] - 99:15, 113:5
lottery [1] - 8:21
loud [1] - 93:9
love [4] - 55:21, 95:10,
99:19, 123:16
lovely [1] - 55:18
low [1] - 24:7
lower [2] - 73:14,
114:13
lowest [1] - 16:14
LP [1] - 27:7
LTD [2] - 3:2, 3:12
lucky [1] - 116:22
lump [1] - 25:2
LUPTACK [1] - 61:5
LUPTAK [3] - 4:13,
59:15, 59:18
Luptak [1] - 59:18
luxury [1] - 123:23
M
M-2 [23] - 12:14, 63:4,
63:10, 63:17, 64:2,
66:9, 66:11, 66:14,
69:7, 69:15, 70:1,
70:11, 83:18, 85:21,
86:16, 88:5, 88:13,
91:21, 136:7, 142:4,
142:11, 142:14
ma'am [15] - 38:10,
41:14, 54:16, 59:14,
61:22, 62:3, 67:11,
67:14, 73:19, 92:16,
110:5, 111:14,
124:7, 125:9, 126:17
Ma'am [3] - 58:22,
97:13, 116:14
machine [1] - 154:8
magic [1] - 95:16
MAHER [10] - 4:15,
68:3, 68:6, 69:11,
69:14, 72:22, 73:17,
74:6, 74:17, 75:16
Maher [1] - 68:7
main [2] - 128:2,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
11
146:22
maintain [4] - 45:19,
84:9, 84:17, 121:6
maintained [1] - 16:8
maintaining [2] -
79:11, 113:23
maintenance [2] -
16:7, 79:15
major [5] - 64:5,
101:23, 101:24,
103:4
majority [3] - 47:2,
47:24, 54:13
Malinski [4] - 63:15,
66:7, 73:3, 91:5
mall [1] - 126:7
management [9] -
59:1, 81:9, 91:17,
91:24, 105:15,
108:19, 108:22,
109:2, 109:4
manager [1] - 31:10
managing [2] - 68:18,
109:14
manufacture [1] -
129:9
manufacturer [2] -
88:1, 88:21
manufacturer's [2] -
129:1, 137:15
manufacturers [1] -
90:3
Manufacturing [2] -
12:14, 63:4
manufacturing [26] -
77:7, 77:11, 77:15,
77:22, 79:5, 79:8,
80:17, 82:1, 84:13,
84:20, 85:15, 85:21,
88:13, 88:14, 88:19,
89:3, 107:10,
111:24, 112:18,
112:24, 114:8,
117:11, 123:7,
129:12, 135:20,
142:7
map [7] - 66:4, 100:4,
130:23, 141:9,
141:12, 142:13,
146:16
maps [2] - 76:15, 77:8
March [4] - 9:5, 9:15,
10:15, 150:22
Marge [1] - 2:6
MARK [2] - 4:9, 46:9
Mark [2] - 14:2, 46:12
markers [1] - 117:23
market [2] - 49:14,
145:9
marketable [1] - 47:17
Marketplace [4] -
76:19, 79:20, 80:15,
126:4
Marlys [1] - 2:13
Mary [1] - 68:7
MARY [2] - 4:15, 68:3
Mary's [1] - 83:1
masonry [1] - 11:16
massive [2] - 93:11,
94:2
matches [1] - 129:22
materialized [1] -
66:23
materials [1] - 86:20
math [1] - 25:13
MATT [2] - 5:11,
145:22
Matt [2] - 13:21, 146:1
matter [3] - 36:13,
40:10, 71:19
matters [1] - 109:9
mature [2] - 18:12,
132:6
maximized [1] - 18:4
maximum [2] - 17:2,
21:10
mayor [1] - 146:9
McMAHON [1] - 3:7
Meade [1] - 102:2
Meadows [2] - 56:17,
80:13
mean [15] - 30:12,
30:20, 34:10, 38:23,
48:18, 49:18, 51:14,
55:20, 55:21, 56:12,
73:19, 91:14, 98:21,
99:4, 139:4
meaning [1] - 89:24
means [1] - 154:8
meant [1] - 141:21
measured [1] - 21:11
measures [1] - 114:2
mechanical [1] -
64:18
medallion [1] - 89:19
Medinah [1] - 98:24
meet [10] - 19:2,
27:24, 45:9, 60:8,
66:12, 71:5, 96:18,
96:24, 109:12
meeting [13] - 6:6,
9:13, 9:16, 10:16,
14:14, 72:2, 109:7,
138:11, 138:17,
139:21, 151:1,
153:1, 153:4
meetings [1] - 130:9
MEGAN [1] - 3:3
member [2] - 6:21,
119:10
MEMBER [20] - 9:8,
38:7, 74:21, 74:24,
75:1, 75:3, 75:6,
83:9, 102:19,
103:16, 120:4,
120:7, 136:15,
150:10, 150:13,
150:17, 150:19,
150:21, 151:2, 151:4
members [4] - 6:8,
78:11, 84:2, 128:16
MENDEZ [1] - 19:9
Mendez [2] - 2:12,
151:11
mention [1] - 103:12
mentioned [13] - 18:3,
18:15, 73:10, 96:1,
96:21, 98:24, 106:4,
111:3, 115:8, 122:7,
136:3, 147:5, 148:1
message [1] - 120:13
met [3] - 17:20, 45:10,
46:16
Meta [2] - 101:7,
106:22
meta [1] - 103:14
Michael [1] - 2:7
MICHELLE [2] - 5:5,
125:10
Michelle [1] - 125:13
microphone [3] -
36:21, 61:24, 72:13
middle [4] - 20:11,
20:12, 34:3, 35:22
might [5] - 28:19,
58:4, 61:23, 101:17,
133:17
mile [2] - 34:6, 113:24
million [1] - 82:13
mills [1] - 117:12
mind [4] - 32:19, 79:1,
132:17, 134:16
minimal [1] - 91:10
minimize [5] - 20:24,
39:14, 96:4, 96:5,
142:8
minimum [8] - 18:5,
21:12, 21:13, 49:11,
56:7, 64:3, 66:13,
111:12
Minute [1] - 2:13
minute [2] - 69:10,
140:5
Miss [2] - 72:12, 148:1
misspeak [1] - 130:10
mitigate [1] - 40:19
mitigates [1] - 134:9
mixture [1] - 27:1
model [1] - 89:7
mom [2] - 118:16,
119:17
moment [2] - 16:11,
18:11
moments [1] - 89:18
Mondek [1] - 97:8
MONDEK [3] - 4:21,
97:5, 97:8
money [4] - 48:9,
48:10, 123:16, 130:4
month [2] - 22:6
month-to-month [1] -
22:6
months [3] - 117:4,
122:12, 122:13
morals [1] - 144:17
morning [1] - 78:18
most [9] - 49:10,
58:13, 93:19,
101:17, 110:16,
124:16, 126:4,
127:23, 142:11
mother [2] - 113:8,
124:2
motion [5] - 7:6, 7:20,
9:14, 9:22, 152:5
move [9] - 23:16,
34:16, 34:19, 75:14,
87:18, 88:8, 99:19,
112:22, 114:15
moved [14] - 7:17,
9:19, 10:14, 49:22,
78:21, 84:5, 95:7,
112:2, 112:13,
112:20, 122:10,
125:19, 129:14,
152:7
movement [1] - 81:11
moves [1] - 138:20
moving [5] - 26:1,
43:14, 77:18, 88:3,
122:13
mow [1] - 45:18
mowable [3] - 130:13,
130:17, 135:1
mowing [1] - 45:17
MR [126] - 3:7, 3:13,
13:11, 13:16, 19:12,
19:14, 19:17, 20:5,
20:7, 21:4, 22:8,
22:16, 22:19, 23:5,
23:9, 23:12, 23:20,
24:3, 26:17, 27:9,
29:15, 29:18, 29:23,
30:7, 30:15, 30:19,
31:2, 31:9, 32:6,
32:11, 32:16, 35:4,
35:10, 37:13, 37:19,
38:1, 38:9, 38:14,
39:8, 39:12, 40:12,
42:16, 42:20, 43:2,
43:19, 43:22, 44:2,
44:5, 45:8, 46:12,
47:8, 48:18, 48:21,
49:17, 49:20, 50:13,
51:24, 52:9, 52:20,
52:23, 53:4, 57:6,
58:23, 60:6, 60:7,
72:8, 72:10, 72:23,
73:18, 74:14, 74:20,
75:24, 80:21, 80:24,
82:16, 82:24, 83:4,
83:13, 90:7, 90:9,
95:21, 95:23,
100:18, 102:22,
103:18, 104:2,
104:4, 104:6, 104:7,
105:24, 106:3,
107:16, 107:18,
109:20, 109:24,
110:4, 110:12,
110:20, 115:5,
115:7, 127:22,
128:9, 128:15,
131:1, 135:15,
135:18, 135:23,
136:3, 136:6,
136:10, 136:17,
137:7, 137:12,
138:2, 138:6,
138:22, 138:24,
139:4, 139:10,
139:22, 145:19,
146:1, 149:2, 149:7,
151:8, 151:11
MS [129] - 3:3, 3:12,
7:21, 7:23, 8:1, 8:3,
8:5, 8:7, 8:9, 8:15,
9:23, 10:1, 10:3,
10:5, 10:7, 10:9,
10:11, 10:18, 19:7,
19:9, 19:10, 19:13,
19:16, 19:19, 20:1,
20:3, 20:6, 21:3,
22:7, 22:10, 22:12,
22:14, 22:21, 22:23,
23:1, 23:4, 23:7,
23:11, 27:8, 29:5,
29:6, 29:7, 29:8,
29:11, 35:1, 36:17,
36:20, 36:22, 37:9,
37:17, 37:21, 38:2,
38:12, 39:6, 39:10,
39:23, 40:20, 41:3,
42:3, 42:8, 42:17,
43:1, 43:16, 43:20,
44:1, 44:4, 44:6,
44:8, 44:11, 44:17,
44:23, 45:5, 53:20,
53:24, 54:2, 54:20,
56:23, 57:1, 59:18,
61:5, 61:23, 62:1,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
12
62:4, 62:6, 62:7,
62:8, 62:13, 67:12,
67:15, 67:23, 68:6,
69:11, 69:14, 72:14,
72:16, 72:18, 72:22,
73:17, 74:6, 74:17,
75:9, 75:16, 92:20,
92:24, 97:8, 97:17,
99:7, 100:9, 100:11,
109:22, 110:1,
110:7, 111:18,
116:19, 120:10,
120:21, 121:14,
124:11, 125:13,
126:21, 139:18,
150:6, 150:23,
152:10, 152:12,
152:14, 152:18,
152:20, 152:22
much-sought-after
[1] - 84:18
multi [5] - 17:6, 28:4,
51:6, 52:6, 55:12
Multi [1] - 11:9
multi-family [5] - 17:6,
28:4, 51:6, 52:6,
55:12
Multi-Family [1] - 11:9
multiple [1] - 58:15
must [1] - 92:13
N
name [22] - 6:17,
13:17, 29:23, 32:11,
46:12, 50:13, 53:23,
54:20, 59:18, 68:7,
75:24, 83:13,
111:18, 116:19,
120:21, 121:14,
122:4, 125:13,
126:21, 127:22,
146:1, 149:7
NANCY [2] - 4:21,
97:5
Nancy [1] - 97:8
Naper [1] - 3:3
Naperville [3] - 3:4,
3:14, 115:19
nation [1] - 80:9
national [3] - 14:5,
28:15, 145:10
National [2] - 24:11,
24:17
nature [5] - 17:19,
20:23, 91:13,
104:19, 127:3
near [2] - 77:3, 115:14
nearby [1] - 141:14
nearing [1] - 80:10
necessarily [1] - 74:16
need [28] - 22:19,
22:22, 23:9, 25:21,
28:11, 55:14, 55:19,
55:22, 55:24, 66:16,
66:24, 67:1, 83:5,
84:13, 85:3, 85:16,
93:24, 96:3, 96:12,
98:6, 98:9, 98:20,
116:10, 124:24,
126:8, 138:13,
139:14, 144:14
needed [4] - 78:13,
79:10, 135:19,
151:14
needling [1] - 93:3
needs [9] - 16:13,
84:15, 108:17,
111:4, 111:5,
114:17, 134:24,
143:5
negative [2] - 113:20,
133:2
negatively [2] - 73:23,
87:7
neighbor's [2] -
149:12, 149:23
neighborhood [23] -
17:5, 74:12, 76:8,
77:10, 78:4, 79:9,
79:23, 80:14, 86:9,
86:21, 87:1, 87:12,
88:10, 94:24,
101:16, 112:3,
112:6, 113:9,
122:19, 128:7,
129:5, 129:13,
147:22
neighborhoods [5] -
87:8, 88:15, 89:11,
95:13, 147:23
neighboring [1] -
18:23
neighborly [1] - 44:16
neighbors [15] -
17:21, 18:2, 18:15,
20:19, 21:24, 32:17,
50:4, 50:22, 50:23,
76:11, 84:10, 86:6,
104:24, 148:5,
151:17
never [4] - 66:23, 74:6,
112:22, 136:12
new [10] - 14:20,
24:13, 40:14, 50:23,
77:21, 84:19, 88:15,
89:6, 115:21
next [22] - 9:4, 11:24,
16:10, 20:21, 21:23,
23:13, 26:17, 27:10,
30:20, 34:23, 41:8,
47:22, 55:3, 58:16,
75:17, 75:19, 82:20,
83:7, 83:23, 86:2,
115:1, 121:10
nice [3] - 17:22, 45:9,
133:17
night [6] - 33:5, 71:13,
78:8, 98:24, 130:8,
130:21
night's [1] - 130:8
nine [6] - 35:21, 36:19,
36:24, 37:24, 49:24,
77:19
NOBLE [29] - 10:18,
19:7, 19:10, 19:13,
19:16, 19:19, 20:3,
20:6, 21:3, 22:7,
22:10, 22:14, 22:18,
22:23, 23:1, 23:7,
23:11, 27:8, 29:6,
29:8, 35:1, 36:20,
62:1, 62:4, 62:7,
72:16, 139:18,
150:6, 150:23
Noble [1] - 2:10
nobody [2] - 37:5,
38:13
noise [11] - 79:7, 87:2,
93:7, 93:10, 96:4,
96:18, 96:19, 119:5,
119:22, 123:10,
142:9
non [1] - 123:9
non-residential [1] -
123:9
nondescript [1] -
93:12
none [2] - 22:6,
151:24
north [27] - 11:21,
12:9, 15:16, 16:12,
20:14, 30:2, 30:22,
36:19, 36:24, 37:12,
37:14, 37:24, 41:8,
53:8, 53:12, 53:13,
54:22, 58:5, 63:6,
65:11, 77:10, 77:13,
77:23, 78:9, 134:13,
134:14
North [3] - 3:3, 3:8,
41:7
northwest [1] - 71:5
notes [1] - 131:19
nothing [11] - 25:24,
37:22, 70:13, 103:8,
107:5, 112:17,
125:20, 129:6,
134:12, 134:20,
136:1
noticeable [1] - 93:11
notices [1] - 76:9
nowhere [1] - 129:11
nuisance [1] - 39:18
number [11] - 15:18,
51:2, 54:4, 54:5,
69:20, 78:15, 83:17,
94:2, 123:19,
132:17, 133:13
Numbers [1] - 7:7
numbers [3] - 23:23,
25:16, 35:18
numerous [2] - 101:7,
101:8
nursery [1] - 145:6
O
observation [1] -
73:11
observed [2] - 46:6,
49:5
obtain [1] - 57:19
obvious [1] - 125:22
obviously [4] - 82:4,
104:9, 107:19, 108:6
occasions [1] - 71:22
occupied [2] - 22:3,
24:13
occurring [1] - 74:11
occurs [1] - 47:15
odd [1] - 149:20
OF [3] - 1:6, 154:1,
154:2
off-site [2] - 21:8,
142:9
off-street [1] - 16:4
offering [1] - 28:5
offers [1] - 28:8
offhand [1] - 40:8
office [3] - 14:17,
33:17, 68:17
offices [2] - 84:3,
93:21
offset [1] - 26:24
offsets [1] - 27:4
offsetting [1] - 27:20
old [4] - 118:20,
122:11, 127:11
Olson [1] - 77:1
Olson's [1] - 79:22
on-site [4] - 31:13,
52:14, 59:7, 59:8
once [4] - 41:4, 41:10,
49:1, 53:2
One [2] - 52:20,
111:11
one [64] - 6:16, 8:17,
11:5, 11:24, 12:8,
15:14, 15:15, 19:23,
23:10, 28:5, 30:8,
35:3, 37:3, 39:10,
49:12, 49:21, 51:3,
51:4, 51:7, 54:4,
58:18, 58:24, 59:13,
61:20, 62:2, 63:24,
64:15, 65:15, 67:12,
71:17, 72:11, 79:23,
92:5, 93:15, 101:9,
108:12, 109:21,
115:2, 116:21,
118:4, 118:9,
118:11, 122:11,
122:16, 122:20,
125:18, 127:24,
128:1, 129:22,
130:15, 131:1,
131:2, 132:17,
136:18, 138:2,
138:7, 139:5,
140:12, 140:24,
141:2, 141:9,
141:17, 142:13,
150:7
one-acre [2] - 11:5,
15:15
one-year-old [1] -
122:11
ones [3] - 41:21,
113:10, 116:22
online [1] - 145:19
Oop [1] - 138:1
open [7] - 7:6, 8:16,
16:3, 20:2, 55:24,
92:8, 122:21
operates [1] - 18:1
operation [1] - 17:18
operations [1] - 15:9
operator [1] - 133:20
opinion [5] - 69:6,
71:1, 71:16, 71:19,
73:22
opportunities [1] -
34:2
opportunity [4] - 36:2,
36:12, 67:7, 83:21
oppose [12] - 69:14,
70:15, 83:6, 83:17,
92:24, 97:10, 99:8,
103:24, 121:1,
125:8, 125:15,
127:16
opposed [5] - 30:3,
32:18, 33:3, 35:12,
111:23
opposing [1] - 97:12
opposite [2] - 45:4,
124:13
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
13
opposition [8] - 7:4,
28:23, 32:23, 68:2,
69:7, 71:14, 71:15,
151:21
option [1] - 87:16
order [5] - 7:1, 75:8,
75:12, 110:15, 134:3
Ordinance [3] - 11:14,
12:19, 31:24
ordinance [4] - 17:14,
18:9, 24:22, 109:6
ordinances [3] -
31:23, 57:12, 109:13
oriented [2] - 84:18,
117:19
original [2] - 143:9,
154:22
Oswego [1] - 117:16
otherwise [1] - 131:13
OTTOSEN [1] - 3:2
ought [1] - 132:15
outcome [2] - 148:13,
154:20
outdated [1] - 79:11
outside [4] - 112:4,
122:2, 127:1, 127:3
overall [1] - 92:3
overflow [2] - 8:13,
19:24
overflowed [1] - 30:9
overflowing [1] - 55:7
overflows [2] - 41:10,
42:4
oversight [1] - 142:20
overtime [1] - 102:9
own [13] - 14:10,
15:21, 36:18, 36:23,
41:23, 46:5, 52:12,
52:13, 52:14, 53:1,
53:5, 146:4, 146:20
owned [2] - 14:24,
118:16
owner [5] - 22:3,
24:13, 32:12, 45:13,
144:11
owner-occupied [2] -
22:3, 24:13
owners [5] - 10:22,
48:1, 48:23, 73:3,
140:23
owns [2] - 62:19,
147:2
P
p.m [3] - 1:22, 6:3,
153:5
packet [2] - 40:14,
151:12
PAGE [1] - 4:2
Pages [1] - 154:7
paid [2] - 118:10,
135:9
painstakingly [1] -
86:8
paper [1] - 29:1
paradise [1] - 127:10
parcel [24] - 11:5,
11:7, 12:8, 12:22,
14:12, 15:15, 63:5,
63:7, 63:12, 63:14,
66:21, 83:17, 85:19,
85:22, 85:24, 86:16,
108:16, 111:23,
121:3, 121:4,
142:13, 142:22
parcels [16] - 12:6,
12:7, 62:19, 62:20,
62:23, 63:2, 63:11,
63:20, 68:10, 81:8,
83:23, 85:6, 85:13,
103:10, 137:3, 146:4
parents [3] - 118:15,
123:23, 124:4
Parfection [5] - 11:19,
15:8, 32:22, 59:20,
108:24
park [3] - 16:4, 27:14,
123:5
Park [3] - 11:20,
32:22, 59:20
parking [7] - 16:4,
17:11, 17:12, 21:7,
21:8, 127:11, 134:23
parks [1] - 56:1
Parkway [1] - 12:10
part [12] - 18:19,
33:19, 37:21, 54:22,
58:20, 71:11, 73:1,
78:22, 84:24, 90:14,
111:20, 134:11
particular [2] - 81:24,
94:9
particularly [1] - 26:3
parties [2] - 87:17,
154:19
partner [1] - 62:17
partnering [2] - 14:2,
28:14
partners [1] - 84:14
pass [1] - 52:17
past [5] - 89:23, 117:5,
140:18, 140:19,
140:23
pasture [2] - 38:3,
40:22
path [4] - 16:3, 37:4,
37:23, 39:2
paths [3] - 95:13,
115:24
Patrick [2] - 13:21,
46:16
PATTY [2] - 4:13,
59:15
Patty [1] - 59:18
pause [1] - 19:4
pave [2] - 79:18,
127:10
pavement [1] - 42:9
pay [4] - 50:5, 74:3,
86:13, 118:9
paying [4] - 24:24,
27:16, 34:14, 131:12
payment [2] - 25:2
peace [3] - 117:14,
118:2, 118:19
peaceful [1] - 117:19
penalties [1] - 57:20
People [2] - 38:14,
101:16
people [29] - 26:1,
34:8, 37:23, 38:5,
38:21, 40:17, 40:21,
45:23, 46:1, 50:21,
54:13, 58:13, 69:17,
70:15, 84:7, 86:3,
86:4, 86:11, 99:20,
99:24, 102:24,
110:17, 111:13,
114:19, 115:13,
119:15, 125:18,
133:14, 134:17
people's [1] - 94:23
per [8] - 24:22, 24:23,
25:1, 25:15, 25:17,
25:19, 27:21, 31:21
per-child-basis [1] -
25:17
percent [12] - 11:17,
11:18, 42:19, 42:22,
42:23, 43:20, 43:23,
44:3, 46:20, 46:24,
47:14, 88:11
perfect [1] - 55:4
perhaps [1] - 90:10
period [2] - 57:1,
110:2
permeable [1] - 42:14
permit [1] - 33:20
permits [3] - 25:3,
27:13, 58:21
permitting [1] - 15:23
person [11] - 2:1, 3:1,
4:2, 58:16, 58:18,
75:18, 75:19, 82:20,
83:8, 144:15, 146:10
personal [3] - 71:16,
128:4, 154:11
persons [2] - 6:11,
6:15
perspective [3] -
20:17, 23:14, 86:17
petition [1] - 14:17
Petition [1] - 7:7
petitioner [21] - 6:14,
6:20, 7:2, 9:3, 9:12,
10:21, 11:12, 12:11,
12:16, 13:8, 13:18,
61:11, 61:17,
140:20, 143:3,
143:7, 144:11,
147:12, 148:20,
148:23, 152:1
Petitioner [2] - 3:10,
3:16
petitioner's [2] - 9:11,
13:1
petitioner/owner [1] -
12:2
petitioners [1] -
131:20
petitions [1] - 152:4
phase [2] - 125:19,
133:18
phases [1] - 135:5
phenomenal [1] -
102:9
Philipchuck [4] -
62:15, 62:17, 72:11,
148:1
PHILIPCHUCK [31] -
3:12, 3:13, 4:16,
72:8, 72:10, 72:19,
72:23, 73:18, 74:14,
74:20, 80:21, 80:24,
90:7, 90:9, 95:21,
95:23, 104:2, 104:4,
104:7, 107:16,
107:18, 115:5,
115:7, 135:15,
135:18, 135:23,
136:3, 136:6,
136:10, 136:17,
137:7
phones [1] - 45:24
photo [2] - 20:7, 20:16
photometric [1] -
18:20
photometrics [1] -
60:13
photos [1] - 20:8
pictures [2] - 46:1,
149:17
piece [13] - 70:10,
98:10, 113:12,
127:9, 141:18,
142:16, 142:17,
142:18, 143:4,
144:2, 144:4, 144:6,
147:20
pit [1] - 118:23
Pitstick [1] - 125:14
PITSTICK [3] - 5:5,
125:10, 125:13
Pittsburgh [1] -
117:11
place [8] - 18:13, 32:2,
57:23, 59:24, 95:3,
108:3, 118:3, 154:15
placed [1] - 63:23
places [2] - 55:24,
102:7
placing [1] - 86:19
Plainfield [1] - 117:15
Plan [12] - 14:16,
14:19, 65:17, 65:18,
65:23, 70:11, 81:17,
140:11, 141:5,
141:11, 141:17,
141:18
plan [15] - 6:19, 17:10,
18:20, 19:2, 37:2,
37:10, 37:22, 42:22,
43:15, 64:7, 81:19,
90:23, 148:3, 148:7
plane [2] - 12:20, 13:2
planned [7] - 14:13,
66:2, 71:4, 114:10,
130:2, 141:13, 142:4
Planned [2] - 7:11,
11:2
Planner [1] - 2:12
planner [1] - 87:19
planning [5] - 23:14,
140:13, 141:23,
143:5, 144:1
PLANNING [1] - 1:10
Planning [6] - 6:5,
9:16, 10:15, 67:3,
132:1, 140:9
Plano [3] - 129:15,
129:18, 130:6
plans [10] - 77:18,
81:6, 90:17, 90:20,
92:12, 108:15,
125:20, 135:12,
136:23, 137:10
play [3] - 70:8, 74:13,
125:5
playing [4] - 50:24,
51:1, 101:20, 127:3
plays [1] - 69:21
pleasure [2] - 116:24,
119:14
plot [1] - 37:2
plus [2] - 118:14,
147:13
podium [33] - 6:18,
13:15, 28:24, 29:22,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
14
31:8, 32:10, 35:9,
36:16, 46:11, 50:12,
53:19, 54:19, 59:17,
68:5, 75:23, 82:23,
83:12, 92:19, 97:7,
97:16, 100:17,
111:17, 116:18,
120:20, 121:13,
124:10, 125:12,
126:20, 127:21,
128:14, 138:5,
140:3, 149:6
Point [1] - 75:8
point [15] - 16:14,
40:3, 49:21, 59:9,
75:11, 81:1, 85:21,
92:1, 95:24, 96:10,
124:21, 138:19,
139:15, 142:3,
146:22
Pointe [1] - 1:17
pointed [1] - 124:17
pointer [1] - 16:20
points [2] - 101:1,
146:7
police [3] - 38:20,
40:11, 137:17
pollution [8] - 79:7,
79:8, 87:2, 93:7,
94:12, 94:13, 123:10
pond [14] - 30:7,
30:11, 41:5, 41:9,
41:13, 51:1, 53:1,
55:5, 98:12, 117:20,
118:13, 124:14,
131:8
ponds [1] - 51:12
pool [1] - 39:17
poop [1] - 102:10
population [3] - 35:15,
35:20, 80:9
porch [1] - 118:22
portion [2] - 153:1,
153:3
positioned [1] -
149:10
positive [1] - 148:13
possible [5] - 18:2,
50:7, 61:1, 119:23,
147:18
possibly [2] - 20:22,
132:18
post [2] - 38:16, 39:1
potential [4] - 93:6,
94:11, 94:12, 131:22
potentially [3] - 94:23,
95:4, 106:18
poured [1] - 123:16
power [16] - 82:3,
93:20, 94:13, 102:4,
106:12, 107:14,
107:18, 107:21,
107:24, 111:4,
111:5, 115:12,
115:15, 115:21,
116:1, 119:4
Prairie [7] - 1:17,
11:22, 15:13, 50:14,
51:10, 56:5, 56:17
prairie [1] - 115:24
pre [1] - 35:21
pre-K [1] - 35:21
precautionary [1] -
114:2
pregnant [2] - 122:12,
122:13
premium [4] - 11:16,
21:20, 21:21, 28:14
prepare [1] - 121:17
prepared [7] - 13:9,
61:18, 97:22,
103:22, 148:24,
151:12, 151:13
prerogative [1] - 40:2
preschool [1] - 56:16
PRESENT [2] - 2:1,
2:9
present [11] - 6:12,
13:9, 13:22, 13:23,
14:23, 16:24, 28:22,
61:18, 68:1, 148:24,
151:20
presentation [5] - 7:3,
9:12, 13:10, 61:19,
148:24
presented [1] - 67:2
presently [2] - 64:20,
107:23
preserve [1] - 18:13
preserves [1] - 95:12
president [1] - 97:19
pretty [2] - 45:24,
108:7
prevent [4] - 22:4,
39:20, 48:20, 49:7
previous [4] - 31:15,
67:18, 76:5, 88:5
previously [2] - 43:11,
59:8
price [2] - 21:16,
86:13
primarily [1] - 137:13
primary [2] - 12:21,
145:7
principals [1] - 13:20
privacy [10] - 16:19,
18:18, 28:2, 50:17,
52:3, 61:3, 149:9,
149:14, 150:3,
151:16
private [2] - 16:8,
40:15
privy [1] - 87:21
prize [1] - 8:19
problem [3] - 38:10,
40:21, 54:14
problems [4] - 38:19,
45:20, 54:5, 98:21
proceedings [3] - 6:2,
153:2, 154:13
process [10] - 18:20,
23:24, 47:11, 47:12,
48:24, 58:20, 76:6,
148:2, 148:4, 148:12
product [6] - 21:17,
21:22, 26:22, 27:5,
28:5, 28:14
professional [2] -
57:8, 71:16
program [1] - 60:14
project [30] - 14:2,
14:9, 15:4, 16:1,
16:6, 16:10, 20:13,
20:24, 22:3, 23:22,
25:7, 26:10, 26:18,
26:24, 28:7, 28:16,
30:3, 31:10, 31:11,
31:12, 48:6, 49:2,
50:3, 66:4, 107:1,
128:4, 135:4,
138:21, 141:1, 150:2
projects [4] - 14:6,
107:11, 140:18,
141:1
promises [1] - 90:13
promote [1] - 123:18
properly [1] - 134:6
properties [33] -
15:10, 54:11, 63:16,
63:19, 63:24, 65:14,
65:16, 65:18, 66:1,
66:3, 66:5, 66:8,
66:10, 66:12, 66:20,
67:1, 68:19, 68:22,
70:17, 73:22, 74:1,
74:8, 85:2, 87:13,
88:17, 90:15, 91:4,
91:5, 131:23, 132:4,
141:14
property [112] - 10:22,
11:19, 12:5, 13:1,
13:3, 14:17, 14:22,
14:24, 15:6, 16:7,
16:12, 16:21, 17:9,
18:8, 18:11, 18:22,
18:23, 20:10, 30:20,
30:22, 32:12, 32:20,
33:1, 33:6, 33:14,
33:22, 34:14, 36:18,
36:23, 37:6, 37:18,
37:20, 38:2, 38:4,
38:6, 38:17, 39:16,
40:3, 40:15, 41:8,
41:11, 41:20, 41:23,
42:4, 43:24, 44:19,
45:13, 45:14, 45:19,
45:23, 46:6, 46:15,
46:22, 47:4, 48:23,
49:23, 53:14, 57:16,
60:15, 63:10, 63:13,
64:1, 64:9, 64:11,
64:21, 64:24, 65:4,
65:6, 65:11, 68:9,
68:18, 69:2, 69:15,
69:18, 71:21, 73:3,
73:4, 73:13, 73:14,
73:23, 74:1, 74:3,
74:7, 74:15, 86:19,
88:9, 90:17, 91:19,
92:10, 92:13, 96:20,
100:8, 101:13,
109:4, 113:1, 114:7,
117:13, 118:1,
119:9, 122:8, 132:5,
132:8, 141:3,
143:12, 144:2,
144:11, 146:21,
147:11, 149:12
proposal [9] - 11:3,
76:10, 76:22, 77:21,
78:3, 87:22, 135:20,
143:9, 143:11
proposed [20] - 6:9,
13:10, 18:6, 61:19,
63:22, 64:6, 64:24,
65:15, 65:24, 66:22,
76:12, 77:23, 78:9,
83:22, 85:1, 129:21,
141:9, 141:12,
145:1, 149:1
proposing [2] - 64:21,
69:8
pros [1] - 115:9
protect [3] - 87:1,
128:3, 134:17
proud [2] - 84:24,
124:3
prove [5] - 60:14,
77:4, 79:18, 79:22,
80:17
proven [1] - 115:16
provide [4] - 17:3,
31:13, 60:16, 89:4
provided [2] - 17:12,
64:4
provides [1] - 18:14
providing [6] - 15:21,
17:12, 18:20, 41:24,
81:1, 105:20
proving [1] - 80:13
provisions [1] - 22:4
proximity [4] - 28:8,
66:18, 76:12, 88:19
prudent [1] - 114:1
public [24] - 6:2, 6:4,
6:8, 6:11, 6:20, 6:21,
7:7, 8:23, 9:4, 9:13,
9:14, 9:17, 10:13,
10:19, 57:1, 67:8,
84:2, 110:1, 152:3,
152:6, 152:24,
153:3, 154:6, 154:14
PUBLIC [1] - 1:11
PUD [3] - 14:21,
148:4, 148:12
pulled [1] - 127:7
pumps [2] - 51:18,
133:5
purchased [1] - 33:15
purchaser [1] - 14:11
purchasing [1] - 11:3
purpose [2] - 6:7,
12:24
purposes [2] - 25:12,
141:11
purse [1] - 22:13
purview [1] - 135:4
pushing [3] - 60:24,
79:3, 144:13
put [26] - 39:24, 40:4,
44:12, 44:14, 44:23,
48:19, 48:21, 48:24,
50:17, 57:23, 69:20,
79:3, 109:3, 112:15,
127:11, 130:23,
131:16, 132:2,
132:20, 134:21,
139:5, 144:12,
145:8, 146:7,
146:16, 149:13
puts [2] - 112:7,
112:11
putting [10] - 37:11,
41:1, 42:8, 44:23,
56:6, 57:10, 69:2,
73:8, 108:9, 129:11
PZC [17] - 3:10, 3:16,
7:7, 7:9, 7:12, 7:14,
8:24, 9:5, 9:13, 9:14,
10:14, 10:21, 11:24,
12:15, 13:9, 61:17,
148:23
Q
quaint [1] - 84:7
qualified [2] - 69:6,
140:15
qualities [1] - 142:10
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
15
quantifying [1] - 69:20
quarter [1] - 113:24
quarters [1] - 34:5
question-and-
answer [1] - 110:9
questions [19] - 6:13,
26:20, 28:19, 34:20,
50:15, 52:1, 61:10,
61:14, 67:7, 70:7,
72:12, 76:6, 104:1,
110:16, 110:19,
135:13, 135:16,
148:19, 151:24
quick [7] - 50:14,
99:24, 103:19,
106:1, 109:20,
119:20, 130:13
quietness [1] - 122:18
quite [3] - 69:5, 126:2,
146:15
quote [1] - 80:8
quoted [1] - 77:1
R
R-1 [10] - 11:7, 12:12,
33:22, 33:24, 34:4,
56:4, 64:12, 67:17,
67:19, 67:20
R-2 [2] - 13:3, 15:11
R-3 [3] - 15:12, 55:17,
56:5
R-4 [5] - 11:9, 14:13,
14:15, 14:20, 27:17
radiation [1] - 113:21
rainfall [2] - 43:9, 59:3
rains [1] - 51:13
raise [1] - 6:21
raising [1] - 118:18
ramp [1] - 107:2
ran [3] - 37:17,
115:18, 123:3
range [4] - 15:8,
21:17, 33:18, 108:24
Ranger [1] - 102:13
rate [3] - 25:10, 53:8,
132:6
rates [1] - 31:21
re [1] - 11:7
re-zoned [1] - 11:7
read [3] - 93:8, 116:2,
131:15
real [6] - 12:5, 13:3,
25:6, 68:20, 73:11,
119:20
reality [1] - 74:14
realize [4] - 18:21,
54:8, 73:1, 150:8
really [34] - 17:4, 23:9,
24:7, 26:21, 38:21,
39:3, 56:9, 57:2,
59:9, 69:19, 93:3,
95:10, 99:7, 99:8,
100:5, 105:24,
109:20, 110:22,
110:24, 111:7,
116:5, 119:7, 121:5,
121:23, 122:16,
125:2, 131:4, 137:4,
139:1
realtor [1] - 68:23
reap [1] - 87:12
reason [9] - 47:19,
70:9, 76:11, 99:11,
107:19, 108:2,
108:3, 112:16, 117:1
reasons [1] - 125:22
received [2] - 76:8,
120:13
receiving [2] - 7:1,
105:3
recent [2] - 78:1,
78:23
recently [6] - 23:18,
80:11, 85:20, 86:1,
114:11
recommend [3] - 67:4,
122:13, 145:14
recommendation [1] -
34:18
recommended [1] -
129:7
recommending [1] -
145:12
record [8] - 24:2,
26:15, 36:8, 48:11,
58:24, 86:11, 146:7,
154:12
recourse [2] - 55:6,
57:14
redeveloping [1] -
11:4
reduce [2] - 11:15,
73:24
reduced [1] - 154:9
reducing [1] - 74:7
reduction [1] - 74:2
reductions [1] - 74:4
redundant [2] - 78:4,
128:20
refinance [1] - 70:1
reflect [1] - 88:14
regard [1] - 96:1
regarding [9] - 6:9,
6:14, 43:3, 52:9,
60:7, 67:15, 85:12,
87:5, 152:4
regards [1] - 41:4
regularly [1] - 9:5
regulation [1] - 41:15
regulations [5] -
14:15, 27:18, 32:1,
40:5, 109:2
reimagine [1] - 89:24
reimbursed [1] - 132:7
reiterate [3] - 78:1,
93:4, 147:5
relates [2] - 57:7,
89:22
relationship [3] -
28:18, 140:16,
144:10
relative [2] - 154:16,
154:17
release [1] - 59:13
released [1] - 53:8
releases [1] - 53:12
releasing [1] - 31:21
relief [4] - 12:18,
27:13, 27:14, 27:23
relieved [1] - 81:22
remain [9] - 11:5,
15:16, 55:21, 59:24,
60:22, 70:13, 83:18,
88:12, 127:4
remaining [3] - 10:19,
47:2, 88:12
remotely [1] - 134:20
removed [1] - 59:23
render [1] - 69:6
rent [3] - 54:14, 78:20,
132:14
rental [5] - 22:1, 22:2,
46:15, 47:3, 54:11
rentals [5] - 22:5,
47:18, 47:22, 49:9,
49:15
renter [1] - 49:10
renters [2] - 49:7,
49:24
renting [1] - 49:23
repeat [1] - 6:22
replace [1] - 93:12
replacing [2] - 94:3,
127:15
REPORTED [1] - 5:23
reported [1] - 154:7
reporter [1] - 39:11
REPORTER [4] - 29:1,
116:11, 116:13,
116:15
Reporter [1] - 154:4
represent [5] - 6:17,
35:11, 71:6, 146:3,
149:18
represented [1] -
85:16
representing [2] -
124:4, 126:23
represents [4] - 47:9,
47:10, 62:18, 71:1
reproduced [1] -
155:1
reputable [1] - 57:9
reputation [2] - 84:17,
89:7
request [12] - 6:13,
6:14, 9:11, 12:24,
28:23, 57:2, 61:19,
67:5, 68:2, 135:4,
149:1, 151:21
requested [4] - 9:17,
63:2, 65:13, 76:21
requesting [10] - 7:8,
7:10, 7:13, 7:15, 9:1,
12:4, 12:11, 12:18,
63:9, 149:8
requests [3] - 6:9,
13:10, 67:4
require [5] - 48:22,
49:11, 94:13, 108:1,
130:14
required [6] - 11:16,
17:14, 18:5, 137:16,
138:19, 149:21
requirement [6] -
42:24, 43:1, 43:2,
60:12, 90:16, 92:12
requirements [8] -
19:3, 24:23, 28:1,
66:13, 82:5, 87:7,
96:19, 96:23
requires [2] - 18:9,
47:24
requiring [1] - 12:19
rescue [1] - 23:1
research [2] - 124:20,
124:24
researching [1] -
98:18
reside [1] - 83:14
residences [5] -
76:16, 78:13, 85:24,
86:2, 105:17
resident [8] - 40:14,
46:13, 59:19, 82:24,
92:21, 96:1, 112:1,
140:6
residential [34] -
12:21, 12:22, 56:3,
64:5, 68:22, 69:16,
70:24, 76:16, 77:3,
80:12, 81:12, 83:19,
88:11, 88:16, 89:4,
91:11, 91:23, 99:18,
104:16, 106:20,
107:10, 112:21,
122:21, 123:9,
125:21, 129:13,
134:3, 135:11,
141:3, 142:8,
142:15, 143:12
Residential [8] - 11:8,
11:9, 12:13, 13:4,
15:11, 15:13, 65:19,
70:12
residentially [2] -
80:14, 80:16
residents [16] - 16:2,
28:9, 48:22, 49:2,
64:22, 73:15, 76:18,
79:20, 82:7, 84:23,
86:15, 89:1, 89:10,
90:2, 97:21, 128:3
resolution [1] - 46:5
resources [2] - 24:6,
93:14
respect [2] - 38:9,
110:5
respected [2] - 14:4,
28:15
respond [2] - 67:8,
80:21
response [7] - 61:8,
61:12, 61:15,
148:17, 148:21,
151:22, 152:2
responsibilities [1] -
128:2
responsibility [1] -
155:1
responsibly [1] -
95:16
rest [2] - 23:13, 122:20
restaurants [2] -
34:11, 95:12
restricted [1] - 64:2
restriction [3] -
142:21, 143:8,
143:16
restrictions [2] -
31:20, 88:13
result [2] - 74:9,
148:12
resulting [1] - 88:23
results [2] - 88:5,
94:14
retail [2] - 129:5,
137:13
retain [1] - 57:11
retaining [1] - 15:14
retention [17] - 41:4,
41:5, 41:9, 50:24,
51:1, 51:12, 55:5,
98:11, 98:12,
117:20, 118:13,
132:19, 133:3,
134:9, 138:13,
138:14, 139:5
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
16
retirement [2] - 50:20,
126:6
return [1] - 87:12
revenue [4] - 25:18,
34:12, 78:5, 129:21
revenues [2] - 25:22,
85:10
revert [6] - 64:12,
67:16, 67:17, 67:19,
67:20
reverter [1] - 67:15
review [5] - 18:19,
43:4, 60:17, 64:7,
143:23
reviewing [1] - 109:11
rezone [3] - 14:12,
77:21, 78:9
rezoned [6] - 63:10,
66:6, 77:6, 77:11,
77:14, 147:3
Rezoning [1] - 139:18
rezoning [25] - 7:10,
7:13, 11:1, 12:4,
12:12, 65:13, 65:14,
65:15, 65:20, 65:21,
65:24, 66:9, 71:15,
76:9, 76:13, 78:11,
83:23, 92:24,
111:23, 114:8,
128:6, 139:19,
141:6, 142:1, 146:6
rezonings [1] - 78:2
RF [1] - 113:21
RFs [1] - 113:17
Rich [1] - 2:2
RICHARD [3] - 3:7,
4:3, 13:13
Richard [1] - 13:17
Rick [1] - 47:9
ride [1] - 123:3
Ridge [23] - 62:21,
64:17, 64:19, 64:22,
65:1, 65:6, 65:7,
68:13, 76:18, 79:19,
92:21, 94:7, 94:9,
97:19, 100:19,
111:21, 112:1,
116:21, 120:23,
125:14, 132:12,
134:10, 140:6
right-hand [1] - 20:13
rights [2] - 46:21,
49:13
river [1] - 77:4
Road [14] - 7:8, 8:24,
9:15, 10:14, 12:8,
12:10, 62:21, 63:6,
71:3, 71:6, 77:10,
81:13, 81:15, 81:20
road [7] - 48:20,
60:20, 71:4, 87:5,
142:23, 147:6,
147:10
roads [4] - 16:7, 16:8,
70:18, 104:10
roadway [2] - 59:21,
60:2
roadways [1] - 64:5
Rob [5] - 70:24,
117:21, 118:5,
118:10
rock [1] - 30:12
roll [3] - 7:20, 9:21,
152:9
rolls [1] - 25:7
roof [1] - 106:17
roofing [1] - 104:19
rooftop [1] - 64:18
room [1] - 8:12
rooms [1] - 19:24
roughly [1] - 17:16
Route [5] - 11:20,
15:22, 63:6, 81:23,
104:13
row [2] - 8:16, 20:2
Roy [5] - 70:24,
117:21, 118:5,
118:10
ruin [1] - 96:11
rule [1] - 130:17
ruled [1] - 150:9
ruling [2] - 150:14,
150:15
rumblings [1] - 23:17
run [12] - 23:22, 40:17,
59:2, 59:22, 60:13,
106:15, 106:17,
107:13, 109:5,
113:5, 120:2, 129:2
run-off [6] - 59:2,
106:15, 106:17,
107:13, 109:5, 120:2
running [4] - 33:11,
132:21, 133:4, 133:6
runs [5] - 41:10, 58:5,
59:11, 133:1, 142:24
rural [1] - 93:11
rush [1] - 56:11
Rusty [1] - 2:4
Ryan [5] - 2:5, 14:1,
14:4, 35:12, 48:10
S
sac [2] - 13:5, 149:19
sacrificed [1] - 126:14
safe [3] - 84:18,
113:16, 113:20
safely [1] - 123:3
safety [3] - 113:7,
113:22, 114:9
sale [4] - 15:1, 21:16,
32:20, 79:3
sales [3] - 74:10,
74:11, 129:17
sanitary [1] - 37:15
Sara [2] - 2:12, 151:11
Sara's [1] - 149:16
SARAH [4] - 4:20, 5:2,
92:17, 120:18
Sarah [4] - 92:20,
119:20, 120:17,
120:21
sat [2] - 129:7, 131:21
satisfaction [1] -
89:11
satisfied [2] - 86:15,
109:12
satisfy [1] - 82:4
satisfying [1] - 87:12
save [1] - 113:5
savings [1] - 88:24
saw [2] - 30:7, 77:7
scenario [1] - 50:6
SCHALHAMER [6] -
4:6, 32:6, 32:8,
32:11, 32:16, 45:8
Schalhamer [2] -
10:23, 32:12
Schalhamers [2] -
14:23, 15:8
scheduled [2] - 6:5,
9:5
Schmidt [2] - 46:12,
54:21
SCHMIDT [10] - 4:9,
4:12, 46:9, 46:12,
48:18, 49:17, 49:20,
54:17, 54:20, 56:23
school [21] - 23:22,
24:8, 24:14, 24:23,
25:11, 25:15, 25:20,
26:5, 26:11, 26:13,
27:14, 35:20, 35:22,
36:5, 44:19, 55:23,
56:10, 86:10, 130:5,
130:6
School [1] - 35:11
school-aged [4] -
24:14, 26:5, 26:11,
35:20
schools [3] - 24:4,
26:3, 50:5
SCHRAEDER [7] -
4:22, 97:14, 97:17,
99:7, 100:9, 100:11,
120:10
Schraeder [1] - 97:18
Schultz [5] - 13:23,
31:10, 42:20, 57:8,
58:23
SCHULTZ [16] - 4:5,
31:6, 31:9, 37:13,
37:19, 42:16, 42:20,
43:2, 43:19, 43:22,
44:2, 44:5, 52:9,
53:4, 58:23, 60:7
scientific [1] - 113:18
Scout [1] - 23:3
screen [1] - 89:19
screening [2] - 18:14,
61:4
screens [1] - 8:13
scroll [1] - 131:2
search [1] - 124:23
seat [1] - 8:21
seated [1] - 6:24
seats [2] - 8:15, 19:23
second [12] - 7:18,
20:1, 24:16, 35:3,
61:20, 62:2, 106:5,
125:19, 141:11,
142:3, 150:7, 152:8
Second [1] - 9:20
secondary [1] - 34:12
secondly [1] - 84:11
section [1] - 88:18
Section [2] - 11:14,
12:18
sector [1] - 85:16
sectors [1] - 89:8
secure [1] - 89:14
see [30] - 8:14, 16:21,
17:10, 18:10, 19:10,
19:20, 22:10, 23:7,
26:6, 30:11, 37:4,
45:1, 63:11, 69:20,
71:10, 74:12, 76:15,
76:22, 78:18, 88:20,
89:19, 103:18,
115:2, 116:2, 116:6,
119:14, 144:20,
148:7, 151:8
seeing [4] - 112:4,
112:5, 116:24,
151:23
seeking [1] - 15:22
seeks [1] - 11:12
seem [2] - 19:5,
132:10
selected [1] - 86:8
self [1] - 88:17
self-determine [1] -
88:17
sell [7] - 33:6, 33:7,
50:4, 69:23, 99:24,
135:23, 136:8
selling [1] - 137:14
senior [2] - 31:10,
114:11
seniors [3] - 55:18,
114:13, 114:15
sense [9] - 70:17,
70:19, 71:11, 72:1,
85:3, 112:19, 116:4,
136:18, 138:15
sensitive [1] - 20:18
sent [1] - 9:6
separation [1] - 88:14
served [2] - 102:12,
140:8
service [2] - 104:5,
133:12
session [1] - 110:9
set [9] - 20:16, 32:2,
39:17, 103:1,
104:18, 105:16,
106:6, 148:2, 155:3
setback [25] - 16:23,
18:5, 64:4, 64:20,
64:22, 65:1, 65:2,
65:3, 65:7, 65:11,
81:3, 92:6, 102:17,
105:20, 119:24,
121:19, 130:21,
131:6, 131:13,
131:15, 131:17,
143:8, 143:12,
147:13, 149:20
setbacks [6] - 60:23,
86:24, 90:22, 94:21,
105:9, 137:3
setting [1] - 106:6
seven [3] - 15:2,
118:16, 141:7
several [2] - 131:8,
146:4
sewage [1] - 87:6
sewer [9] - 37:15,
51:8, 51:9, 51:10,
52:10, 52:11, 52:13,
53:3, 53:6
shall [1] - 65:10
shaped [2] - 85:22,
149:20
share [5] - 27:16,
37:15, 68:16,
121:16, 122:1
sharing [1] - 122:3
sheet [2] - 29:6, 29:9
sheriff [1] - 38:20
shift [1] - 17:1
shoot [1] - 103:23
shopping [3] - 134:13,
134:14, 134:15
Shore [14] - 65:12,
68:8, 68:9, 68:12,
76:2, 81:3, 83:1,
83:14, 97:9, 99:20,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
17
103:6, 121:7, 122:8,
138:7
Shores [5] - 83:24,
114:20, 132:12,
134:17, 134:21
short [8] - 22:5, 40:6,
47:18, 47:22, 49:7,
49:10, 49:15, 76:21
short-term [6] - 22:5,
47:18, 47:22, 49:7,
49:10, 49:15
Shorthand [1] - 154:4
shorthand [1] - 154:9
show [4] - 20:9, 78:3,
100:5, 112:11
showed [1] - 100:5
shown [2] - 43:15,
66:3
shows [2] - 20:16,
26:17
shut [1] - 99:1
shy [1] - 80:9
sic [1] - 79:7
side [14] - 16:12,
16:21, 20:14, 37:12,
54:10, 60:22, 63:6,
124:14, 130:15,
134:16, 147:10,
149:11, 149:23,
149:24
sides [2] - 69:16,
85:23
sidewalk [2] - 123:2,
123:13
sideways [1] - 149:22
siding [4] - 11:16,
21:20, 27:7, 27:20
sight [1] - 103:3
sign [11] - 6:18, 28:24,
29:2, 29:5, 29:6,
29:9, 29:13, 32:5,
48:1, 60:17, 79:4
sign-in [3] - 29:5,
29:6, 29:9
signage [1] - 39:1
signed [10] - 29:15,
29:16, 32:6, 36:18,
36:23, 68:6, 76:1,
92:22, 97:17, 154:23
significant [5] - 16:22,
17:11, 18:16, 25:6,
30:10
significantly [1] -
107:9
signs [4] - 38:8, 38:17,
79:4, 130:1
silent [1] - 49:8
similar [1] - 122:23
simultaneously [1] -
154:9
sincere [1] - 84:8
Single [3] - 11:8,
12:12, 13:4
single [13] - 17:5,
24:14, 26:6, 26:9,
28:4, 51:5, 52:5,
55:16, 62:21, 72:2,
73:15, 85:19, 118:9
Single-Family [3] -
11:8, 12:12, 13:4
single-family [10] -
17:5, 24:14, 26:6,
26:9, 28:4, 51:5,
52:5, 55:16, 62:21,
73:15
sit [6] - 25:23, 71:9,
82:18, 118:22,
125:4, 145:13
site [18] - 17:10, 21:8,
31:13, 31:15, 43:7,
52:14, 59:7, 59:8,
59:10, 60:13, 64:7,
109:15, 142:9,
147:19, 147:20,
148:7
sites [1] - 85:4
sits [1] - 68:10
sitting [3] - 55:2, 59:8,
129:6
situation [8] - 58:2,
58:3, 59:4, 59:13,
61:1, 91:3, 92:9,
124:5
six [7] - 15:2, 16:18,
18:18, 77:20,
126:24, 127:11,
133:7
six-foot [3] - 16:18,
18:18, 133:7
six-year-old [1] -
127:11
sixty [1] - 68:11
size [7] - 22:17, 43:4,
43:14, 63:7, 106:17,
108:6, 108:11
sized [3] - 31:17, 43:7,
43:13
sizes [1] - 86:20
sizing [1] - 43:3
slash [2] - 76:13,
112:1
slated [1] - 70:12
slide [10] - 16:10,
18:10, 19:6, 21:23,
23:10, 23:13, 26:17,
27:10, 28:6, 93:2
slides [1] - 32:14
slightly [1] - 73:2
slope [2] - 130:16,
135:1
slow [3] - 53:8, 59:9,
101:19
slowing [1] - 31:20
small [10] - 41:9, 54:3,
76:3, 88:16, 95:11,
112:4, 113:9,
113:10, 128:22,
142:21
smoothly [1] - 18:1
sniper [1] - 102:13
Solar [4] - 7:8, 8:24,
9:15, 10:14
solar [3] - 7:9, 9:2,
9:18
sold [1] - 46:23
solid [1] - 84:16
someone [7] - 48:6,
57:17, 69:23, 70:1,
126:11, 147:4, 147:5
sometimes [1] -
104:21
son [2] - 122:12,
133:15
song [1] - 127:8
sophisticated [1] -
16:20
sorry [11] - 36:20,
42:17, 44:13, 45:3,
46:24, 56:24, 98:2,
103:21, 109:24,
110:15, 139:19
Sorry [3] - 13:24, 35:1,
58:22
sort [1] - 121:22
sought [4] - 84:18,
94:8, 94:9, 95:4
sought-after [2] -
94:8, 94:9
sounds [3] - 39:23,
44:11, 75:6
South [2] - 11:23, 15:7
south [11] - 12:7, 13:6,
15:12, 17:6, 30:1,
54:10, 62:20, 68:10,
76:13, 142:17,
144:21
southbound [1] -
56:14
southerly [1] - 52:5
southwest [1] - 71:6
space [7] - 16:3, 56:1,
89:3, 92:9, 126:14,
127:4
spaces [3] - 17:13,
33:17, 93:12
speaker [2] - 34:24,
61:24
SPEAKER [1] - 69:9
speaking [1] - 70:5
speaks [1] - 84:22
special [8] - 7:8, 9:1,
9:18, 11:1, 14:13,
33:18, 33:20, 117:2
specifically [4] -
85:21, 114:14,
114:18, 147:2
specified [1] - 154:15
speculative [1] - 70:5
spend [3] - 125:3,
127:1, 127:2
spillage [1] - 18:22
splicing [1] - 102:2
spoken [1] - 103:22
spot [2] - 139:5,
144:12
square [4] - 21:13,
21:14, 21:15, 129:3
SS [1] - 154:1
staff [3] - 42:1, 63:22,
143:24
stages [1] - 138:20
Staller [1] - 83:14
STALLER [3] - 4:19,
83:10, 83:13
stand [5] - 6:21,
19:24, 69:5, 71:14,
144:17
standard [8] - 21:9,
21:12, 41:22, 42:13,
43:17, 43:21, 59:7,
93:21
standards [7] - 11:14,
43:11, 59:6, 65:14,
109:13, 113:23,
141:7
standing [1] - 8:12
stars [1] - 118:24
start [6] - 51:15,
99:12, 120:8,
120:12, 121:18,
144:19
started [2] - 33:1,
49:23
starting [1] - 21:16
starts [1] - 51:14
State [1] - 154:4
state [8] - 6:16, 53:22,
54:8, 57:12, 57:14,
110:9, 135:7, 146:24
STATE [1] - 154:1
States [1] - 102:13
states [3] - 14:7, 80:6,
142:5
station [1] - 77:19
stations [1] - 132:22
stay [2] - 95:9, 122:20
steel [1] - 117:12
stenographically [1] -
154:8
stepping [1] - 123:24
still [11] - 8:11, 25:24,
26:1, 50:6, 54:9,
56:4, 59:23, 79:13,
80:4, 94:21, 122:21
stinking [1] - 117:4
stood [2] - 71:13,
71:22
stop [4] - 37:22, 49:2,
71:2, 98:15
stops [2] - 70:21,
101:19
stories [1] - 94:23
storm [12] - 40:7, 43:5,
51:8, 51:9, 51:10,
52:10, 52:11, 52:13,
53:3, 53:6, 132:20,
133:1
stormwater [26] -
15:21, 31:16, 41:18,
43:9, 52:8, 54:23,
57:7, 57:11, 57:15,
58:1, 58:13, 59:1,
59:6, 65:5, 77:20,
81:9, 91:17, 91:24,
105:15, 108:19,
108:21, 109:2,
109:4, 109:6,
109:13, 120:2
Stormwater [1] -
31:24
story [4] - 105:9,
106:4, 106:5, 106:10
strategy [1] - 88:20
street [8] - 16:4, 30:2,
30:23, 60:9, 91:12,
122:22, 123:5, 124:2
Street [8] - 3:8, 11:23,
12:23, 13:6, 13:7,
15:7, 15:15, 29:24
streets [1] - 79:9
strengthen [1] - 89:3
strip [1] - 126:7
striving [1] - 84:17
strong [4] - 89:23,
112:19, 112:21,
122:16
strong-knit [2] -
112:19, 112:21
stronger [2] - 96:15
strongly [3] - 103:24,
125:7, 125:15
structural [2] - 109:3,
134:12
structure [1] - 81:24
structures [3] - 64:16,
104:19, 134:18
struggling [1] - 25:21
student [1] - 25:19
students [2] - 24:17,
24:19
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
18
studies [1] - 125:1
study [2] - 24:11,
24:18
stuff [5] - 43:9, 60:9,
139:14, 139:16,
147:9
subdivision [20] -
11:21, 15:12, 15:13,
46:13, 54:10, 62:22,
64:17, 64:19, 64:23,
65:1, 65:8, 91:11,
91:12, 93:1, 94:9,
97:23, 99:23,
101:15, 111:22,
131:12
subdivisions [9] -
44:18, 73:20, 88:10,
99:13, 104:16,
115:14, 115:18,
115:21, 137:2
subject [4] - 20:10,
23:17, 57:19, 64:7
subjected [1] - 143:5
subpoena [1] - 137:20
Subsection [1] - 11:15
subsequent [1] -
83:23
substantial [1] -
106:17
substation [1] - 93:23
substations [1] -
107:22
substitute [1] - 119:12
Suburban [2] - 11:8,
12:12
suburbia [1] - 122:17
success [1] - 84:22
successful [4] -
33:12, 48:12, 48:13,
79:12
sudden [1] - 117:7
suggest [1] - 134:22
suggested [3] - 81:2,
147:12, 147:13
suggests [1] - 64:14
suitable [1] - 66:8
Suite [2] - 3:3, 3:14
sum [1] - 25:2
summary [1] - 27:12
summer [1] - 125:4
sump [1] - 51:18
sun [2] - 106:6
Sunflower [1] - 54:6
sunset [1] - 94:3
supermajority [2] -
48:22, 49:1
supplement [1] - 9:6
supplier [1] - 82:3
supply [1] - 87:6
support [12] - 34:12,
71:23, 71:24, 84:9,
85:10, 86:4, 86:5,
86:6, 89:5, 124:1,
143:20
supporting [1] - 85:15
supposed [3] - 70:22,
124:18, 124:19
surrounded [1] -
69:16
surrounding [3] -
15:10, 66:3, 142:7
survivor [1] - 98:20
sworn [35] - 6:23,
13:14, 29:21, 31:7,
32:9, 35:8, 36:15,
46:10, 50:11, 53:18,
54:18, 59:16, 62:11,
68:4, 72:20, 75:22,
82:22, 83:11, 92:18,
97:6, 97:15, 100:16,
111:16, 116:17,
120:19, 121:12,
124:9, 125:11,
126:19, 127:20,
128:13, 138:4,
140:2, 145:23, 149:5
system [3] - 52:11,
86:10, 114:13
systems [2] - 58:20,
79:11
T
Taker [1] - 2:13
talent [1] - 89:15
tall [1] - 105:11
taped [1] - 8:21
target [1] - 88:18
tax [14] - 25:6, 25:7,
25:10, 25:12, 25:18,
25:22, 34:13, 73:11,
78:5, 82:8, 84:16,
85:9, 89:4, 89:14
taxes [8] - 34:14,
34:15, 50:5, 74:3,
82:9, 86:5, 113:4,
129:17
Taxi [1] - 127:8
teach [1] - 113:11
teacher [4] - 113:8,
117:2, 117:3, 119:12
team [2] - 17:23, 28:19
technically [1] -
111:20
techniques [1] - 59:1
technology [1] - 21:1
ten [8] - 35:22, 65:8,
68:17, 68:23, 73:8,
121:21, 130:11,
134:24
ten-foot [4] - 65:8,
73:8, 121:21, 130:11
tend [1] - 106:16
tends [1] - 93:10
term [8] - 22:5, 28:18,
47:18, 47:22, 49:7,
49:10, 49:15, 64:10
terms [3] - 69:18,
123:8, 146:9
terrible [1] - 119:2
TESCH [4] - 4:20,
92:17, 92:20, 92:24
Tesch [1] - 92:20
testified [34] - 13:14,
29:21, 31:7, 32:9,
35:8, 36:15, 46:10,
50:11, 53:18, 54:18,
59:16, 62:11, 68:4,
72:20, 75:22, 82:22,
83:11, 92:18, 97:6,
97:15, 100:16,
111:16, 116:17,
120:19, 121:12,
124:9, 125:11,
126:19, 127:20,
128:13, 138:4,
140:2, 145:23, 149:5
testify [1] - 6:15
testimony [12] - 6:8,
6:11, 7:1, 9:17, 67:8,
72:24, 74:18, 82:10,
136:4, 152:4, 152:6,
154:12
THE [4] - 29:1, 116:11,
116:13, 116:15
theory [1] - 48:3
therefore [2] - 74:2,
149:12
thereof [1] - 154:23
they've [2] - 15:1,
44:24
thinking [1] - 45:21
third [3] - 24:21,
47:24, 83:15
thirds [1] - 42:9
thoughts [2] - 79:22,
80:18
thousand [2] - 88:6,
113:5
three [11] - 12:5, 34:5,
47:14, 62:19, 64:6,
69:16, 71:22, 87:16,
94:2, 146:11
three-quarters [1] -
34:5
thrilled [1] - 20:20
throughout [1] -
140:23
throw [1] - 30:12
ticket [1] - 8:21
tie [1] - 51:17
Tiffany [2] - 97:18,
100:19
TIFFANY [2] - 4:22,
97:14
timing [1] - 36:4
today [9] - 13:22,
43:11, 53:9, 53:14,
59:6, 107:7, 118:19,
122:9, 123:21
TODD [2] - 5:8, 128:12
Todd [2] - 128:11,
128:16
together [5] - 84:8,
89:8, 90:3, 132:3,
145:8
TOM [2] - 5:7, 127:19
Tom [1] - 127:22
ton [2] - 85:2, 122:2
tonight [16] - 6:10,
10:20, 71:15, 78:11,
78:14, 79:21, 79:23,
80:5, 109:7, 122:2,
128:21, 130:22,
131:16, 148:10,
150:14, 150:16
tonight's [4] - 6:5,
6:20, 9:12, 153:1
took [1] - 121:16
top [4] - 20:9, 20:11,
112:16, 143:18
topography [1] -
53:13
torrential [1] - 54:24
total [4] - 17:12, 25:8,
65:2, 147:14
totaling [1] - 12:6
touched [1] - 121:16
tough [1] - 144:12
towards [5] - 20:12,
20:14, 85:17, 130:5,
132:21
town [2] - 14:6, 28:10
townhome [3] - 7:11,
11:10, 108:23
townhomes [4] -
11:17, 34:9, 45:22,
103:7
Township [1] - 68:15
township [1] - 73:19
track [4] - 39:11,
45:10, 48:11, 86:10
Tracy [2] - 10:23,
32:13
trade [1] - 133:20
Traditional [1] - 13:4
traffic [19] - 56:12,
56:15, 56:19, 60:20,
79:8, 81:22, 91:8,
91:9, 101:4, 101:10,
104:9, 104:14,
104:17, 107:8,
108:5, 120:2, 123:9,
129:4, 142:9
Trail [1] - 140:6
training [1] - 102:14
transcript [2] - 154:7,
154:23
transcription [1] -
154:10
transition [2] - 28:4,
44:16
transitional [2] - 15:3,
17:5
travellers [1] - 135:7
tree [6] - 16:17, 16:24,
20:16, 59:22, 59:23,
60:3
trees [5] - 18:12,
60:21, 60:23, 60:24,
112:15
trench [1] - 133:7
trend [2] - 65:20, 66:1
trespass [1] - 38:14
trespassers [1] - 46:4
trespassing [9] - 38:6,
38:8, 38:16, 38:17,
39:16, 40:16, 40:17,
45:14, 46:1
trial [3] - 74:22, 75:4,
75:7
triangle [6] - 70:10,
71:10, 85:22, 93:3,
128:18, 139:6
triangle-shaped [1] -
85:22
tributary [2] - 53:9,
53:12
tried [1] - 33:7
triple [3] - 22:13,
22:19, 22:21
trouble [1] - 30:1
truck [1] - 81:22
true [2] - 74:16,
154:12
trunks [1] - 112:15
trust [3] - 77:16,
128:1, 148:11
Trust [2] - 77:17,
78:10
try [10] - 19:7, 19:10,
19:12, 22:16, 61:21,
62:4, 101:1, 108:15,
128:19, 147:9
trying [10] - 22:8,
39:13, 45:10, 91:3,
100:21, 105:6,
105:7, 131:19,
147:3, 151:15
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
19
Trzebiatowski [1] -
126:22
TRZEBIATOWSKI [3]
- 5:6, 126:18, 126:21
turn [6] - 47:3, 47:13,
56:2, 56:4, 87:24,
112:24
turning [1] - 56:14
two [29] - 12:6, 14:5,
17:16, 21:6, 21:7,
22:22, 41:20, 42:9,
44:9, 47:24, 50:2,
51:12, 51:24, 54:5,
62:20, 63:11, 64:3,
64:19, 68:10, 76:3,
78:10, 78:12, 78:18,
81:8, 85:23, 118:20,
126:23, 141:7,
141:16
two-car [2] - 21:6,
21:7
two-third [1] - 47:24
two-thirds [1] - 42:9
two-year-old [1] -
118:20
tying [2] - 52:10,
112:16
type [7] - 21:13, 28:12,
34:15, 36:1, 39:5,
60:2, 88:20
typewriting [1] -
154:10
typically [6] - 47:23,
57:22, 93:8, 113:22,
140:11, 149:13
U
U.S [1] - 77:10
UDO [3] - 40:6,
141:11, 142:5
ultimately [2] - 82:7,
144:20
unable [1] - 123:22
unacceptable [1] -
121:20
unbiased [1] - 71:19
uncomfortable [2] -
91:1, 121:23
under [13] - 8:21,
15:23, 42:5, 42:9,
42:15, 42:23, 43:1,
43:2, 143:23,
143:24, 154:11,
154:24, 155:2
underlying [1] - 91:20
underneath [1] -
116:1
undertake [1] - 150:3
underwriters [1] -
70:7
undeveloped [1] -
126:5
unfortunately [1] -
130:4
UNIDENTIFIED [21] -
9:8, 38:7, 69:9,
74:21, 74:24, 75:1,
75:3, 75:6, 83:9,
102:19, 103:16,
120:4, 120:7,
136:15, 150:10,
150:13, 150:17,
150:19, 150:21,
151:2, 151:4
Unified [2] - 11:13,
12:19
unincorporated [4] -
15:17, 30:21, 37:1,
62:24
union [2] - 101:2,
101:24
unique [4] - 140:12,
141:3, 141:4, 144:6
unit [5] - 14:13, 21:5,
25:1, 51:10, 55:12
Unit [2] - 7:11, 11:2
United [7] - 3:5, 10:23,
12:3, 12:17, 80:6,
89:20, 102:13
UNITED [1] - 1:6
united [1] - 90:1
units [19] - 11:11,
21:5, 21:12, 21:14,
21:18, 24:10, 24:15,
24:21, 26:8, 35:16,
35:19, 47:2, 51:6,
51:13, 51:17, 54:3,
56:7, 60:9
unlikely [1] - 147:9
unmuted [1] - 69:12
unobstrusively [1] -
18:1
unproven [1] - 80:4
unwarranted [1] -
78:4
up [78] - 8:15, 10:20,
19:23, 20:1, 21:21,
21:23, 27:11, 30:16,
35:17, 37:2, 39:24,
40:4, 41:1, 44:12,
44:14, 44:24, 47:2,
48:7, 50:5, 50:17,
51:2, 51:14, 51:15,
51:19, 52:22, 53:2,
70:18, 71:5, 72:13,
74:18, 78:17, 79:4,
82:19, 92:10, 93:2,
93:20, 97:21, 98:4,
98:5, 101:7, 102:24,
103:19, 107:2,
108:9, 111:13,
112:5, 112:7, 114:6,
117:2, 117:5,
117:21, 118:4,
118:10, 119:3,
122:8, 125:17,
125:24, 126:2,
126:9, 127:8,
127:11, 128:17,
129:7, 129:12,
130:19, 130:21,
130:22, 130:23,
131:3, 131:16,
132:21, 134:5,
134:10, 135:8,
136:11, 137:2,
147:10, 148:2
upcoming [1] - 78:2
updates [1] - 43:8
upfront [1] - 25:2
upper [2] - 20:13,
21:17
user [3] - 136:23,
137:8, 148:8
users [1] - 66:18
uses [12] - 64:2, 66:2,
66:9, 66:21, 91:23,
96:13, 141:13,
142:4, 142:7, 142:8,
144:24, 145:2
utility [1] - 82:9
utilize [1] - 137:1
utilizes [1] - 35:17
V
vacant [6] - 15:2, 15:9,
15:17, 25:8, 34:15,
38:13
vacant-type [1] -
34:15
valid [4] - 39:12,
45:15, 50:8, 58:9
valuation [2] - 73:21,
74:5
value [5] - 24:20, 36:1,
69:18, 95:5, 123:11
values [13] - 68:18,
69:2, 73:15, 73:23,
74:1, 74:7, 74:10,
74:15, 94:4, 113:2,
131:22, 132:5, 132:8
vandalism [1] - 45:14
VANDERMYDE [5] -
5:8, 128:12, 128:15,
131:1, 137:12
Vandermyde [1] -
128:16
variance [9] - 7:9,
7:15, 9:1, 9:18,
21:19, 27:19,
135:19, 149:8,
151:15
variances [1] - 27:17
vary [1] - 108:5
verifies [1] - 41:17
versus [1] - 107:10
Veterans [1] - 12:9
veterans [1] - 104:8
via [7] - 2:1, 3:1, 4:2,
62:12, 72:21,
145:24, 154:10
vibrant [1] - 84:6
view [9] - 17:4, 21:22,
26:18, 27:4, 27:5,
105:18, 118:24,
120:1, 124:14
views [1] - 94:3
village [1] - 63:22
Village [1] - 101:9
Vinyard [4] - 2:2, 8:3,
10:11, 152:20
VINYARD [164] - 6:4,
6:24, 7:19, 8:4, 8:11,
8:17, 8:20, 9:10,
9:21, 10:12, 10:19,
13:12, 19:22, 22:9,
22:24, 23:2, 23:19,
24:1, 26:16, 28:21,
29:3, 29:12, 29:16,
29:19, 30:5, 30:14,
30:18, 30:24, 31:3,
32:3, 32:7, 32:15,
34:22, 35:2, 35:5,
36:9, 37:7, 37:10,
39:22, 40:1, 41:2,
41:14, 42:7, 42:12,
42:18, 43:18, 44:7,
44:10, 44:15, 44:21,
45:3, 45:6, 46:7,
47:5, 48:16, 49:19,
50:8, 51:22, 52:19,
52:21, 53:15, 53:22,
54:1, 54:16, 56:21,
57:4, 58:12, 59:14,
60:4, 61:6, 61:9,
61:13, 61:16, 62:2,
62:5, 62:9, 67:10,
67:14, 67:21, 67:24,
69:12, 72:7, 72:9,
72:17, 74:19, 74:23,
75:5, 75:8, 75:11,
75:17, 80:20, 80:23,
82:15, 82:17, 83:3,
83:7, 90:6, 90:8,
92:16, 92:23, 95:20,
95:22, 97:4, 97:11,
99:6, 100:7, 100:10,
100:13, 104:3,
106:2, 107:17,
110:18, 111:9,
115:4, 115:6, 116:9,
116:12, 116:14,
119:20, 120:5,
120:8, 120:11,
121:10, 124:7,
125:9, 126:17,
127:18, 128:8,
128:10, 130:24,
135:17, 135:22,
136:1, 136:5, 136:9,
137:6, 137:22,
138:18, 138:23,
139:3, 139:9,
139:15, 139:19,
139:23, 145:17,
145:21, 148:15,
148:18, 148:22,
149:3, 150:4, 150:7,
150:11, 150:15,
150:24, 151:3,
151:6, 151:10,
151:18, 151:23,
152:3, 152:9,
152:21, 152:24
visibility [1] - 102:18
visit [1] - 118:22
visited [1] - 117:14
visitor [1] - 16:4
visual [3] - 20:24,
114:5, 142:10
vitally [1] - 148:5
VITOSH [2] - 154:3,
155:9
Vitosh [2] - 5:23,
155:8
voice [1] - 110:3
voiced [1] - 148:10
voltage [1] - 102:1
vote [5] - 7:20, 9:21,
47:3, 119:15
voted [1] - 78:11
voting [2] - 46:20,
78:14
W
wait [1] - 74:12
waiting [1] - 79:13
walk [4] - 34:8, 98:14,
98:15, 102:8
walked [1] - 117:19
walking [7] - 16:3,
37:4, 37:23, 40:22,
98:23, 133:16
wall [2] - 26:23, 89:20
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
20
WALSH [1] - 3:7
wants [2] - 69:23, 70:1
Ward [1] - 140:7
warehouse [2] - 145:5
warrant [1] - 141:22
Washington [2] -
12:23, 13:6
watch [2] - 118:23,
124:3
water [32] - 30:1, 30:4,
30:9, 30:10, 30:16,
31:21, 41:4, 41:13,
42:6, 42:11, 52:16,
53:1, 53:5, 55:1,
55:7, 55:9, 57:18,
58:6, 58:7, 87:6,
93:17, 98:19, 99:2,
106:14, 107:13,
109:14, 113:12,
120:10, 120:11,
138:13, 138:14,
139:5
Watson [1] - 111:19
WATSON [3] - 4:24,
111:15, 111:18
website [1] - 80:6
Wednesday [1] - 1:21
weeknight [1] - 124:1
welcome [3] - 40:18,
89:13, 128:10
welcoming [1] - 78:22
well-known [1] - 28:15
WESLEY [4] - 4:7,
35:4, 35:7, 35:10
Wesley [2] - 34:23,
35:10
West [9] - 12:9, 12:22,
13:5, 13:6, 62:8,
62:14, 62:15, 80:13,
148:1
west [21] - 11:20, 12:8,
15:11, 16:16, 16:21,
17:21, 18:11, 20:11,
20:12, 20:19, 55:17,
59:19, 60:21, 62:21,
63:12, 63:14, 66:21,
76:13, 77:9, 77:10,
94:4
WEST [8] - 3:11, 3:12,
4:14, 62:6, 62:8,
62:10, 62:13, 67:23
westerly [1] - 52:4
Western [3] - 100:19,
103:6, 125:14
what-if-maybe [1] -
39:5
WHEREOF [1] - 155:3
WHEREUPON [1] -
6:1
whichever [1] - 47:15
whine [1] - 33:5
white [1] - 112:15
whole [9] - 8:16,
50:18, 52:24, 59:8,
59:13, 86:1, 108:15,
112:14, 134:5
width [1] - 65:4
wife [7] - 32:13, 33:15,
34:16, 76:2, 78:21,
84:24, 135:8
WILLIAMS [39] - 3:7,
3:7, 4:3, 7:17, 8:6,
9:19, 9:24, 13:11,
13:13, 13:16, 19:12,
19:14, 19:17, 20:5,
20:7, 21:4, 22:8,
22:16, 22:19, 23:5,
23:9, 23:12, 23:20,
24:3, 26:17, 27:9,
38:1, 38:9, 38:14,
39:8, 39:12, 40:12,
47:8, 48:21, 51:24,
57:6, 60:6, 152:7,
152:23
Williams [6] - 2:3, 8:5,
9:23, 13:17, 47:9,
152:22
willing [2] - 40:13,
95:2
willingly [1] - 110:13
win [7] - 8:19, 87:24,
88:1, 88:21
window [4] - 105:9,
106:5, 116:24
windows [1] - 27:4
winning [1] - 8:20
Winninger [1] - 13:21
wiremen [2] - 106:23,
107:2
wish [2] - 6:12, 42:1
wishes [4] - 7:4,
28:22, 68:1, 151:20
wishing [1] - 6:15
WISSMILLER [27] -
4:8, 36:14, 36:17,
36:22, 37:9, 37:17,
37:21, 38:2, 38:12,
39:6, 39:23, 40:20,
41:3, 42:3, 42:8,
42:17, 43:1, 43:16,
43:20, 44:1, 44:4,
44:6, 44:8, 44:11,
44:17, 44:23, 45:5
Wissmiller [2] - 36:17,
36:22
WITNESS [2] - 4:2,
155:3
witnesses [1] - 6:23
woman [1] - 110:14
wonderful [4] - 21:2,
81:20, 82:2, 95:13
wondering [2] - 126:8,
138:24
word [2] - 129:9,
145:7
works [4] - 21:2, 50:3,
75:10, 78:7
world [3] - 55:4,
133:16
worldwide [1] -
146:17
worried [3] - 50:22,
117:6
worry [2] - 102:3,
118:3
worse [2] - 49:24, 50:1
worst [3] - 46:22,
48:14, 50:6
worth [2] - 79:19,
88:18
wrap [1] - 27:11
Y
yard [3] - 50:18, 79:4,
149:23
yards [2] - 55:3, 131:8
year [13] - 25:15, 33:9,
43:5, 49:12, 74:10,
82:13, 98:20,
112:13, 118:20,
122:11, 127:11
year-by-year [1] -
74:10
years [40] - 14:24,
15:2, 17:16, 29:24,
33:23, 41:5, 41:10,
45:1, 47:15, 49:24,
55:24, 67:16, 68:17,
68:21, 68:23, 68:24,
73:12, 79:15, 89:16,
102:13, 103:15,
107:1, 112:13,
114:21, 115:10,
115:19, 117:9,
117:22, 118:8,
120:23, 128:22,
132:19, 135:11,
140:7, 140:9,
140:19, 146:11,
146:12, 150:1
yell [1] - 101:19
yelling [1] - 101:18
Yellow [1] - 127:8
Yellowstone [1] -
111:19
yesterday [1] - 59:2
YORKVILLE [2] - 1:6,
1:7
Yorkville [68] - 1:18,
3:6, 10:24, 11:13,
12:3, 12:17, 13:7,
16:9, 17:17, 19:3,
26:1, 34:6, 35:11,
35:17, 48:12, 63:3,
76:24, 77:6, 78:5,
78:6, 78:13, 78:21,
79:3, 79:13, 79:18,
80:2, 80:3, 80:7,
80:9, 81:18, 82:8,
82:14, 83:20, 84:2,
84:14, 85:17, 85:24,
86:16, 88:2, 88:7,
89:1, 89:2, 89:6,
89:21, 89:23, 90:1,
90:19, 94:7, 95:3,
95:15, 95:17, 99:15,
99:16, 111:2,
117:18, 119:11,
122:15, 125:23,
128:3, 128:24,
129:15, 129:24,
132:2, 132:5, 135:3,
137:18, 146:16,
149:10
Yorkville's [2] - 84:17,
109:1
Young [1] - 2:13
young [2] - 96:21,
126:24
YOUNG [24] - 7:21,
7:23, 8:1, 8:3, 8:5,
8:7, 8:9, 9:23, 10:1,
10:3, 10:5, 10:7,
10:9, 10:11, 29:5,
29:7, 29:11, 152:10,
152:12, 152:14,
152:16, 152:18,
152:20, 152:22
Z
zero [1] - 60:16
zone [3] - 88:12,
129:12
zoned [10] - 11:5,
11:7, 13:3, 62:24,
63:4, 63:8, 63:17,
66:10, 79:17, 83:18
Zoning [5] - 6:6, 9:16,
10:15, 67:3, 140:9
ZONING [1] - 1:10
zoning [29] - 14:20,
14:21, 42:22, 64:11,
66:2, 66:14, 67:5,
69:7, 69:15, 70:1,
70:11, 72:2, 79:5,
80:17, 85:12, 85:19,
86:16, 88:5, 88:8,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - February 12, 2025
21
89:5, 91:21, 136:7,
141:13, 141:20,
142:13, 148:11
zoom [2] - 131:4
Zoom [7] - 2:1, 3:1,
4:2, 34:23, 62:12,
72:21, 145:24
1
UPDATE:
The petitioner has amended their application and submitted revised plans, which will be detailed in the
body of this memo. The primary change involves an increased setback from Corneils Road. The original
plans showed a 482-foot setback between the nearest solar array and Corneils Road, whereas the required
setback is 1,000 feet. The revised plans now indicate a setback of 917.3 feet. With the revised placement
of the solar arrays, the solar farm will now be approximately 2,600 feet east of IL Route 47, compared to
the originally planned 4,000 feet. Additionally, the petitioner has adjusted the proposed acreage and
number of solar arrays, reducing the total project area from 23.6 acres to 20.3 acres and decreasing the
number of solar arrays from 11,616 to 11,201.
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 newly proposed 20.3-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 2,600 feet east of IL Route 47 (N. Bridge Street) in parcels (#02-
08-300-008 and 02-08-300-012). The first photo below shows the previously proposed site plan for the
Beecher Road Solar project with a 482-foot setback, while the second photo displays the updated site plan
with a 917.3-foot setback.
Memorandum
To: Planning and Zoning Commission
From: Sara Mendez, Planner I
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: February 21, 2025
Subject: PZC 2024-22 Beecher Road Solar, LLC (Expansion)/Nexamp – Solar
Farm
(Special Use and Variance)
2
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.
3
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 the newly proposed setback of 917.3 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
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 20.3-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 and the petitioner’s previously proposed setbacks and their updated
setbacks:
Minimum Setback for Equipment to
Property Line
Previously Proposed
Setback
Updated Proposed
Setbacks
Front (South) 1000 feet 482 feet 917.3 feet
Side Yard (East) 50 feet from nonresidential/100 feet
from residential 194.9 feet 50 feet
Side Yard (West) 50 feet from nonresidential/100 feet
from residential 75.9 feet 57.8 feet
Rear (North) 50 feet from nonresidential/100 feet
from residential 84.9 feet 50.1 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.
4
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 an
updated variance request to allow for a 917.3-foot front
yard setback compared to their previously proposed 482-
foot front yard setback. Notably, the proposed solar panel
location also exceeds the 1,000-foot setback required from the Fox River bank.
PROPOSED EQUIPMENT
The petitioner has submitted an updated site plan for the proposed community solar farm, reducing the
number of solar arrays from 11,616 to 11,201. The petitioner’s updated exhibit (C-200 F), last dated
February 14, 2025, 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 updated exhibit (C-200 F) last dated February 14, 2025,
states the project intends to develop on approximately 20.3 acres of overall parcel.
5
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 previously proposed, the solar farm
occupied approximately 33.7% (23.6-acres) of the overall
existing 70 acres of existing farmland. The petitioner’s updated
plans indicate the solar farm will occupy approximately 29%
(20.3-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 F Standard Details)
illustrates a maximum solar array height as approximately 30 feet
at maximum tilt. Additionally, the petitioner’s exhibit (C-500 F
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. Per the petitioner’s updated site plans for the proposed solar
farm, the 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. 20.3 acres of 70 acres or ~29%).
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
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 below provides a breakdown
of each parcel, including the total area and the area occupied by both the approved solar farm and the
previous and updated proposed projects.
PARCEL
TOTAL
PARCEL
AREA
CORNEILS
ROAD
SOLAR
OCCUPANCY
PREVIOUS
BEECHER
ROAD
SOLAR
OCCUPANCY
UPDATED
BEECHER
ROAD
SOLAR
OCCUPANCY
02-08-300-008 47.15
acres 5.72 acres 23.57 acres 16.22 acres
02-08-300-011 23.57
acres 18.42 acres 0 acres 0 acres
02-08-300-012 23.57
acres 7.35 acres 0 acres 4.12 acres
6
Combined the approved Corneils Road Solar and the proposed Beecher Road Solar will occupy 54.9%
(51.82-acres) of the existing 94.30-acres of existing farmland. Each individual parcel associated with both
solar farm projects maintains a lower occupancy percentage for the solar farm, with a greater portion
remaining in agricultural use.
The first visual represents the previously submitted occupancy exhibit, illustrating the total acreage
occupied by the approved and proposed solar farms for each parcel. The second visual presents the newly
submitted occupancy exhibit, reflecting the updated acreage allocation.
7
Distance from Residential Properties.
In addition to meeting the required minimum setbacks, the previously proposed closest array/module of the
solar farm was 119.2 feet from the nearest residential parcel to the south along Corneils Road. The
petitioner’s updated plans now show the closest array/module at 392.8 feet, increasing the distance and
further reducing potential impacts on adjacent properties.
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).
Fencing
The petitioner initially proposed an eight (8) foot tall galvanized chain-link fence with slats surrounding
approximately 4,157 linear feet of the solar farm, including a 20-foot-wide vehicle access gate. The updated
plans now show a revised perimeter of approximately 5,578 linear feet, maintaining the same access gate
and the eight (8) foot tall galvanized chain-link fence with slats, 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.
8
Noise
The transformer is the greatest source of noise on the property. As the petitioner previously proposed, the
transformer was 995.5 feet to the nearest residence located to the south on Corneils. Per the petitioner’s
updated exhibit (C-200 F Site Plan Layout), the transformer is 961.7 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 updated exhibit (C-500 F 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.
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 updated exhibit (C-200 F
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
9
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 and February 27, 2025. 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:
Previously, staff expressed opposition to the proposed expansion of the solar farm beyond the approved
Corneils Road Solar project due to the 482-foot setback variance from the nearest solar array to the roadway
network. However, with the petitioner’s revised plans increasing the setback from Corneils Road to 917.3
feet, staff is now supportive of the proposed solar farm. Additionally, staff supports the petitioner’s
commitment to raising the slats above the base flood elevation to address concerns about po tential
obstruction of floodwater flow in the floodway/floodplain. Lastly, the updated plans further improve
compliance by increasing the distance of the closest array/module to the nearest residential parcel to the
south along Corneils Road from 119.2 feet to 392.8 feet, which staff also supports.
A presentation of the project will be held at the April 8, 2025 City Council meeting and the final vote is
scheduled for the April 22, 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. Below is the occupancy exhibit provided
by the petitioner, verifying the total acreage occupied by the solar farm across parcels #02-08-300-008,
#02-08-300-012, and #02-08-300-011. The exhibit confirms that the combined occupancy of the approved
Corneils Road Solar and the proposed Beecher Road Solar projects is 54.9%. However, each individual
parcel associated with both solar farm projects does not exceed the maximum lot coverage of 80% for the
A-1 Agricultural District for the solar farm use.
10
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:
11
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.
COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan designates the future land use for this property a s 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. Staff is currently preparing an amendment to the Comprehensive Plan to
designate the property as part of the Agricultural Zone (AZ).
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 last dated February 14, 2025.
5. Compliance with work items listed in the review letter prepared by Engineering Enterprises, Inc.
(EEI) dated October 15, 2024 and February 27, 2025.
12
PROPOSED MOTIONS:
SPECIAL USE
In consideration of testimony presented during a Public Hearing on March 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 02/14/25 for
approximately 20.3 acres located immediately north of Corneils Road, approximately 1,500 feet west of
Beecher Road, and approximately 2,600 feet east of IL Route 47 (N Bridge Street), subject to staff
recommendations in a memo dated February 21, 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 March 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 917.3 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 – last dated 02.14.25 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 – last dated 02.14.25 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 02.27.25
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
FDrawing 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 SHEETFDrawing 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”
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FDrawing 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 PLANFDrawing 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·
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FDrawing 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 PLANFDrawing 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 PLANFDrawing 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:TBDFDrawing 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 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 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
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
UNITED CITY OF YORKVILLE
PLANNING AND ZONING COMMISSION
PZC 2024-22
NOTICE IS HEREBY GIVEN THAT 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.
The legal description is as follows:
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 2:
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 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.
PINs: 02-08-300-008 and 02-08-300-012
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.
Application and information materials regarding this notice are available for public review and can be
accessed by scanning the QR code below. Any questions or written comments should be addressed to
the United City of Yorkville Community Development Department, City Hall, 651 Prairie Pointe Drive,
Yorkville, Illinois 60560. All interested parties are invited to attend the public hearing and will be given
an opportunity to be heard.
By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois.
JORI BEHLAND
City Clerk
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.
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SUMMARY:
An application for rezoning has been submitted by Drew Daniels, on behalf of Daniels Malinski
Yorkville Family, LLLP, to the United City of Yorkville, Kendall County, Illinois. The request seeks a
rezoning classification for a property consisting of two (2) parcels totaling approximately 53.7 acres,
including parcel #02-18-400-006 and portions of parcels #02-19-200-001 and #02-17-300-002. This
request, however, excludes an approximately 8-acre existing homestead owned by the Robert M. and
Ildefonsa Loftus Living Trust.
The subject property is generally located north of Faxon Road, east of Beecher Road, and south of
the Burlington Northern Santa Fe (BNSF) railroad, as shown below. The petitioner is seeking approval to
rezone the property from A-1 Agricultural District to M-2 General Manufacturing District for the
development of a future data center.
Memorandum
To: Planning and Zoning Commission
From: Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Sara Mendez, Planner I
David Hansen, Senior Planner
Date: March 6, 2025
Subject: PZC 2025-01 DMYF Loftus (Daniels, Malinski Yorkville Family, LLLP)
Request for Rezoning
2
PROPERTY BACKGROUND:
The subject area consists of
approximately 53.7 acres, including
all ~17 acres of parcel #02-18-400-
006, the southern ~2.88 acres of
parcel #02-17-300-002, and ~33.81
acres of parcel #02-19-200-001.
These parcels were annexed into
Yorkville and rezoned as A-1
Agricultural District in 2023 as part
of the New Leaf Energy community
solar project, approved through
Ordinances 2023-08 and 2023-09.
Currently, the New Leaf Energy
solar project, as illustrated in the
plan to the right, is in the land
preparation phase with construction
anticipated to begin in mid-2025.
Initially, the petitioner proposed rezoning the entire ~41 acres of parcel #02-19-200-001, which
includes an existing residential homestead on the southernmost portion owned by Robert and Ildefonsa
Loftus. However, the application has been revised to exclude approximately eight (8) acres surrounding the
Loftus home. The revised boundaries extend to the centerline of Beecher Road to the east, approximately
475–630 feet north of Faxon Road, directly south of the area currently farmed, and approximately 160 feet
west of Rob Roy Creek, as illustrated in the ALTA Survey below.
3
REZONING REQUEST:
The petitioner is requesting a rezoning from A-1 Agricultural to M-2 General Manufacturing
District to accommodate the future development of a proposed data center. Data centers are facilities that
house networked computers, storage systems, and computing infrastructure, enabling organizations to
collect, process, store, and distribute data. This rezoning aligns with the recent trend of annexation and/or
rezoning within the northeast quadrant of Eldamain Road and US 34 in the City to the M-2 zoning district
for potential data center developments.
According to Section 10-3-6-F of the Yorkville Unified Development Ordinance (UDO), the M-2
General Manufacturing District is intended for manufacturing, industrial, and related uses that may produce
more significant off-site impacts compared to the M-1 Limited Manufacturing District. This district is
designed to ensure compatibility between industrial uses and nearby residential or commercial areas, while
minimizing off-site impacts such as noise, traffic, and visual disturbances.
As outlined in Table 10-3-12(B) of the UDO, data centers are permitted land uses within the M-2
District. Additionally, the UDO includes specific rezoning standards that must be reviewed by all
recommending bodies. The petitioner has provided responses addressing each of these standards in their
application.
To evaluate the potential impact of the proposed rezoning and future use of the property, staff has
prepared the following chart summarizing the current zoning and land uses of the surrounding area:
If approved, the Loftus homestead will be surrounded by M-2 General Manufacturing zoning to
the north, west, east, and potentially to the south (refer to Data Center Project Map on following page).
According to the petitioner, previous discussions with the property owner have indicated there is
consideration to sell the 8-acre homestead should a future data center development come to fruition.
Zoning Land Use
North
M-2 General Manufacturing District
A-1 Agricultural District – Special Use
Burlington Northern Santa Fe (BNSF) Railroad
Cyrus One (Data Center)
Farmland (New Leaf Energy Solar Farm)
Transportation Land Use
East R-2 Single-Family Traditional Residence District Farmland (Unit 3 Whispering Meadows)
South
Faxon Road
A-1 Agricultural District
M-2 General Manufacturing District
A-1 Agricultural District (Kendall County)
Transportation Land Use
Residential Homestead (Loftus)
Farmland (Kelaka – approved for data center)
Farmland & Single- Family Residence
Farmland (Hamman-Kelaka - proposed annexation
& rezone to M-2 for future data center)
West A-1 Agricultural District (Kendall County)
M-2 General Manufacturing District
Farmland
Farmland (Kelaka – approved for data center)
4
5
BULK REGULATIONS/PLAT OF SUBDIVISION:
Per the Table 10-3-9(A) Bulk and Dimensional Standards, the following are the current M-2 General
Business District and A-1 Agricultural District standards:
M-2 Zoning Regulations A-1 Zoning Regulations
Min. Lot Area N/A N/A
Front Yard Setback 25 feet 100 feet
Rear Yard Setback N/A N/A
Side Yard Setback Min. 10% of lot width/Max. 20 feet 50 feet
Corner Yard Setback Min. 10% of lot width/Max. 20 feet N/A
Max. Lot Coverage 85% N/A
Max. Building Height N/A 80’ Building/30’ Dwelling
Upon approval of the rezoning, the petitioner will submit a plat of subdivision for the subject parcels to
establish new lot lines and parcel numbers for the rezoned area. This process is intended to prevent “split
zoning” on the existing Loftus parcel, which will remain zoned as A-1 Agricultural District.
Per Section 10-8-3D of the Unified Development Ordinance (UDO), titled Lot Splits, the Zoning
Administrator is authorized to approve or deny lot consolidations or splits if the subdivision meets any one
of the following conditions:
1. The split of a single lot into three (3) or fewer lots.
2. Subdivisions created solely for public rights-of-way or other public tracts of land.
3. Lot line or boundary adjustments to an existing filed Final Plat.
4. Correction of errors or omissions on a filed Final Plat, including legal description errors,
typographical or mapping errors, lot identification errors, and surveyor corrections.
Since the petitioner is splitting parcel #02-19-200-001 into two (2) parcels—excluding approximately 8
acres for the Loftus homestead—staff will be able to administratively approve the lot split following City
Council approval of the rezoning.
PROPOSED CONDITIONS FOR REZONING:
Below are proposed conditions for rezoning staff recommends related to the proposed future data center
development which is consistent with provisions required for recently approved similarly situated data
center projects. These recommendations will be considered as conditions to the rezoning request:
1. BUFFER SETBACK/TRANSITION ZONE – Due to the adjacency of the subject parcels to a
future planned phase of a residential development (Unit 3 of Whispering Meadows) to the east,
staff recommends that any data center development incorporate a minimum 100-foot landscaped
buffer with an eight (8) foot tall berm. 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. The petitioner is
agreeable with the required minimum 100-foot landscape buffer and berm along the eastern
boundary of the parcels to be rezoned.
2. 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
6
to a future planned phase of a residential development. The petitioner is agreeable with the
requirement for a site plan review before City Council prior to initiating development.
3. No buildings closer than 400 feet to the nearest home in the following existing residential
subdivisions: Whispering Meadows Unit 3, Kylyns Ridge, Kendall Marketplace, and Caledonia, as
illustrated on the attached buffer map. The petitioner is agreeable with the minimum building
separation.
4. A maximum 60-foot height restriction for any buildings within 1,500 feet of adjacent residential
structures. The developer has raised concerns about this condition, noting that a typical data
center structure is expected to range between 70’ and 80’ (~35’ per level), inclusive of rooftop
mechanical equipment. They are requesting that height restrictions for buildings within a
certain distance of a neighboring residential subdivision align with industry standards,
emphasizing that the M-2 District as a whole does not impose a maximum height limit. The
petitioner seeks to engage in further discussions with the Planning and Zoning Commission
during the meeting to refine this condition.
THE COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan Update
designates these parcels as “Estate/Conservation
Residential (ECR)” and “Metra Station Transit-
Oriented Development (MTOD).” The ECR
designation is intended to allow flexibility in
residential design, accommodating low-density
detached single-family housing while preserving
sensitive environmental and scenic features. It also
serves as a holding category for parcels unlikely to
develop within the plan's 10-year horizon.
The MTOD designation guides the
development of a commuter rail station district,
with two potential locations identified: this parcel
and the northeast corner of IL 47 and the BNSF
railroad. At the time of the plan’s update, the final
location for the Metra station had not been
determined. However, following public input,
engineering studies, and a recommendation from
Metra, the City Council approved the IL 47 location
as the preferred site for the future Metra station in
2020.
The Comprehensive Plan also notes that
while the land use map serves as a guide for future
development and zoning decisions, it is intended to be adjusted when changing circumstances warrant a
new planning direction for a specific area.
Due to the recent trend in rezoning and development in the area, the Cyrus One future data center
campus to the north, Kelaka properties approved and requested annexation and/or rezoning to M-2 to the
south/west and the DMYF, LLLP project pending approval to far south of the subject parcels, staff supports
the proposed M-2 General Manufacturing District zoning for a future data center campus development with
conditions. If approved for rezoning, the City will initiate an amendment to the Comprehensive Plan 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)” and “Metra Station Transit-
Oriented Development (MTOD)” to “General Industrial (GI)”.
7
COMMUNITY MEETING:
Section 10-8-13-B-1-a of the Unified Development Ordinance states that a community meeting
with area or neighborhood property owners, explaining the proposed rezoning, may be required. This
meeting, conducted by the petitioner at their own expense and at a location of their choice, may be
recommended by the Plan Council before the Planning and Zoning Commission public hearing.
While not adjacent, the subject parcels are located within 400 feet of existing residential land uses
to the south east, the Kylyn’s Ridge subdivision. Staff recommended the petitioner reach out to the
homeowners’ association (HOA) regarding the proposed future land use of the subject property prior to the
Planning and Zoning Commission public hearing.
STAFF COMMENTS:
The petitioner is requesting a straightforward rezoning of the subject parcels without seeking any
relief or variances from the M-2 General Manufacturing District zoning. With the additional restrictions
recommended for buffer setbacks/transition zones, site plan review, minimum building separation, and
height restrictions for a future data center development, staff supports the rezoning request. Further, this
requested zoning is consistent with the trend in future development within the area.
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 MOTION:
In consideration of testimony presented during a Public Hearing on March 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 A-1 Agricultural District to M-2 General Manufacturing District for a
proposed future data center, for two (2) parcels totaling approximately 53.7 acres, including parcel #02-
18-400-006 and portions of parcels #02-19-200-001 and #02-17-300-002, excluding an approximately 8-
acre existing homestead owned by the Robert M. and Ildefonsa Loftus Living Trust, generally located
north of Faxon Road, east of Beecher Road, and south of the Burlington Northern Santa Fe (BNSF)
railroad, subject to {insert any additional conditions of the Planning and Zoning Commission}…
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ATTACHMENTS:
1. Buffer Map Exhibit
2. Rezoning Application
3. Data Center Project Map
4. Plan Council memo dated January 6, 2025
5. Public Hearing Notice
~2,000 ft.
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INTENT AND PURPOSERezoning is a type of map amendment which allows for the reclassification of a property’s zoning district. A request for rezoning must not be arbitrary. There are several land use factors which are considered during the review process for a rezoning request including the suitability of surrounding land uses and zoning districts, local development trends, potential traffic impacts, and the overall public health and safety of the community.
This packet explains the process to successfully submit and complete an Application for Rezoning. It includes a detailed description of the process, outlines required submittal materials, and contains the application for rezoning.
For a complete explanation of what is legally required throughout the Special Use process, please refer to “Title 10, Chapter 4, Section 7: Amendments” of the Yorkville, Illinois City Code.
APPLICATION PROCEDURE
STEP1
APPLICATION
SUBMITTAL
SUBMIT APPLICATION, FEES, AND PLANS TO THE COMMUNITY DEVELOPMENT DEPT.
The following must be submitted:
One (1) original signed and notarized application.
Legal description of the property in Microsoft Word.
Three (3) copies each of the exhibits, proposed drawings, location map, and site plan. All exhibits and plans must be an appropriate size for all details and descriptions to be legible.
Appropriate application and filing fee. Checks may be written to the United City of Yorkville.
Signed Applicant Deposit Account/Acknowledgment of Financial Responsibility form.
One (1) electronic copy (PDF) of all materials submitted including application and exhibits.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is needed. An incomplete submittal could delay the scheduling of the project.
The petitioner is responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The petitioner will be required to establish a deposit account with the City to cover these fees.
Once a submitted and complete, Community Development staff will provide a tentative schedule of meetings as well as all needed documents for the process.
The petitioner must present the proposed request to the Plan Council. The members of the Council include the Community Development Director, City Engineer, the Building Department Official, the Public Works Director, the Director of Parks and Recreation, a Fire Department Representative, and a Police Department Representative. This meeting is held to provide the petitioner with guidance from all City staff departments to ensure the petitioner is aware of all requirements and regulations for their development. Upon recommendation by the Plan Council, the petitioner will move forward to the Economic Development Committee.
STEP2
PLAN
COUNCIL
MEETS ON THE 2ND & 4TH THURSDAY OF THE MONTH
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
The petitioner must present the proposed plan to the Economic Development Committee. The committee consists of four alderman who will provide feedback to the petitioner regarding their request. This feedback allows the petitioner to gather comments and concerns prior to full City Council considerations. It also allows the City Council members to review the request prior to its arrival at City Council.
STEP3
ECONOMIC
DEVELOPMENT
COMMITTEE
MEETS ON THE 1ST TUESDAY OF THE MONTH
The petitioner will attend and present their request at a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No rezoning request shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance.
The petitioner is responsible for sending certified public hearing notices to adjacent property owners within five hundred (500) feet of the subject property no less than fifteen (15) days and no more than thirty (30) days prior to the public hearing date. The public hearing notice will be drafted by the City as well aspublished in a local newspaper. Additionally, a public hearing notice sign must be placed on the propertyno less than fifteen (15) days prior to the public hearing.
A certified affidavit must be filed by the petitioner with the Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notified. The Certified Mailing Affidavit form is attached to this document.
STEP4
PLANNING
& ZONING
COMMISSION
MEETS ON THE 2ND WEDNESDAY OF THE MONTH
The petitioner will attend the City Council meeting where the recommendation of the special use will be considered. City Council will make the final approval of the special use. If approved, City staff will have a drafted ordinance to be signed by the Council and must be recorded with the County Clerk before any further steps may be taken by the petitioner.
STEP5
CITY
COUNCIL
MEETS ON THE 2ND & 4TH TUESDAY OF THE MONTH
SUMMARY OF RESPONSIBILITIES
Below is a summary breakdown of what will be required by the petitioner and what will be completed by the City:
Signed and Notarized Application
Required Plans, Exhibits, and Fees
Certified Mailing of Public Notice
Signed Certified Affidavit of Mailings
Attendance at All Meetings
Detailed Schedule After Complete Submission
Public Hearing Notice Language
Posting of the Public Notice in a Local Newspaper
Public Hearing Sign Application
Draft Ordinance & Signatures for RecordingPETITIONERCITY STAFF
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the submission requirements. If the Director determines that the application is incomplete it will become dormant under these circumstances:
•The applicant has been notified of such deficiencies and has not responded or provided a time line for completing theapplication within ninety (90) days from the time of notification.
•The applicant has not responded in writing to a request for information or documentation from the initial planning andzoning commission review within six (6) months from the date of that request.
•The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and feeswithin ninety (90) days from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance, then the director shall terminate the application. After termination, the application shall not be reconsidered except after the filing of a completely new application.
Withdrawal or termination of an application shall not affect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-34, 7-26-2011)
SAMPLE MEETING SCHEDULE
MONTH 1 MONTH 2 MONTH 3 MONTH 4
Su M Tu W Th F Sa
1 2
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City CouncilPlanning & Zoning CommissionPublic HearingEconomic Development CommitteePlan Council Meeting
This is a sample of what a schedule may look like after submission. The Step 1 Submission must be completed before the Plan Council Meeting can be scheduled. This timeline represents an ideal schedule. Throughout the review process, there may be requests or changes to the submission requested by the committees which may delay the meeting schedule. As illustrated, there is a small amount of time between meeting dates and the deadline for updated materials to be submitted for review. Depending on the complexity and nature of the request, this timeline may be extended to give the petitioner and staff enough time to review requested updates to the submission.
Public Notice Mailing WindowMeeting Date Updated Materials Submitted for Meeting
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$5,000.00
$10,000.00
$15,000.00
$20,000.00
$25,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
DATE:PZC NUMBER:DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE: BUSINESS HOME
EMAIL:FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION:REQUESTED ZONING CLASSIFICATION:
COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:TOTAL ACREAGE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
ATTORNEY INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ENGINEER INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within five hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE EXISTING ZONING CLASSIFICATION(S) AND USES OF THE PROPERTY WITHIN THE GENERAL AREA OF THE PROPOSED REZONED PROPERTY:
PLEASE STATE THE TREND OF DEVELOPMENT, IF ANY, IN THE GENERAL AREA OF THE PROPERTY IN QUESTION, INCLUDING CHANGES, IF ANY, WHICH HAVE TAKEN PLACE SINCE
THE DAY THE PROPERTY IN QUESTION WAS PLACED IN ITS PRESENT ZONING CLASSIFICATION:
PLEASE STATE THE EXTENT TO WHICH PROPERTY VALUES ARE DIMINISHED BY THE PARTICULAR ZONING RESTRICTIONS:
PLEASE STATE THE EXTENT TO WHICH THE DESTRUCTION OF PROPERTY VALUES OF PETITIONER PROMOTES THE HEALTH, SAFETY, MORALS, AND GENERAL WELFARE OF THE
PUBLIC:
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE LENGTH OF TIME THE PROPERTY HAS BEEN VACANT AS ZONED CONSIDERED IN THE CONTEXT OF LAND DEVELOPMENT IN THE AREA IN THE VICINITY OF
THE SUBJECT PROPERTY:
PLEASE STATE THE COMMUNITY NEED FOR THE PROPOSED LAND USE:
WITH RESPECT TO THE SUBJECT PROPERTY, PLEASE STATE THE CARE WITH WHICH THE COMMUNITY HAS UNDERTAKEN TO PLAN ITS LAND USE DEVELOPMENT:
PLEASE STATE THE IMPACT THAT SUCH RECLASSIFICATION WILL HAVE UPON TRAFFIC AND TRAFFIC CONDITIONS ON SAID ROUTES; THE EFFECT, IF ANY, SUCH RECLASSIFICATION
AND/OR ANNEXATION WOULD HAVE UPON EXISTING ACCESSES TO SAID ROUTES; AND THE IMPACT OF ADDITIONAL ACCESSES AS REQUESTED BY THE PETITIONER UPON
TRAFFIC AND TRAFFIC CONDITIONS AND FLOW ON SAID ROUTES (ORD. 1976-43, 11-4-1976):
APPLICATION FOR
REZONING
United City of Yorkville 651
Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
REZONING STANDARDS
PLEASE STATE THE RELATIVE GAIN TO THE PUBLIC AS COMPARED TO THE HARDSHIP IMPOSED UPON THE INDIVIDUAL PROPERTY OWNER:
PLEASE STATE THE SUITABILITY OF THE SUBJECT PROPERTY FOR THE ZONED PURPOSES:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN FAULT
AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
PETITIONER SIGNATURE DATE
OWNER SIGNATURE DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
THIS APPLICATION MUST BE
NOTARIZED PLEASE NOTARIZE HERE:
APPLICANT DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF FINANCIAL
RESPONSIBILITY
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
PRINT NAME
SIGNATURE*
TITLE
DATE
PROJECT NUMBER:FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund
to cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account
Fund include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related
to legal fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each
fund account is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial
deposit is drawn against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible
Party will receive an invoice reflecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit
amount, the Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent
reviews/fees related to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff, consultants, boards and
commissions may be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund
the balance to the Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for
the refund check to be processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed
to the address provided when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME:COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP:TELEPHONE:
EMAIL:FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of
Yorkville, I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or
Company/Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and
transfer of funds. Should the account go into deficit, all City work may stop until the requested replenishment deposit is received.
*The name of the individual and the person who signs this declaration must be the same. If a corporation is listed, a corporate officer must sign the declaration (President, Vice-
President, Chairman, Secretary or Treasurer)
INITIAL ENGINEERING/LEGAL DEPOSIT TOTALS
ENGINEERING DEPOSITS:
Up to one (1) acre
Over one (1) acre, but less than ten (10) acres
Over ten (10) acres, but less than forty (40) acres
Over forty (40) acres, but less than one hundred (100)
In excess of one hundred (100.00) acres
$5,000
$10,000
$15,000
$20,000
$25,000
LEGAL DEPOSITS:
Less than two (2) acres
Over two (2) acres, but less than ten (10) acres
Over ten (10) acres
$1,000
$2,500
$5,000
CERTIFIED MAILING
AFFIDAVIT
STATE OF ILLINOIS )
) SS
COUNTY OF KENDALL )
I/We, ________________________, petitioner, being first duly sworn, do hereby state
under oath that to the best of my knowledge the attached list is a true, correct and complete list
of all permanent parcel numbers, and names and addresses of owners, of all lots and parts of
lots located within 500 feet (exclusively of any public streets and alleys) of the property legally
described on the attached application for annexation, rezoning, special use permit, planned unit
development, variation, or other zoning amendment. I further state that said list was obtained
from the current tax rolls of the Kendall County Treasurer’s Office. I further state that I mailed
by U.S. Certified Mail, Return Receipt Requested, a copy of the Public Notice of Public Hearing
before the United City of Yorkville Planning and Zoning Commission for the Public Hearing
held on Wednesday, _______________, at the United City of City Council Chambers, Yorkville,
Illinois. The notice was mailed to the attached list of all of the permanent parcel numbers and
names and addresses of owners at the U.S. Post office on _______________________, 20_____.
________________________________
Signature of Petitioner(s)
Subscribed and sworn to before me this
________ day of _______________, 20______
______________________________________
Notary Public
PERMIT NUMBER:DATE/TIME RECEIVED:
SITE ADDRESS:PARCEL NUMBER:
SUBDIVISION:LOT/UNIT:
APPLICANT INFORMATION
NAME:TELEPHONE: HOME BUSINESS
ADDRESS:E-MAIL: HOME BUSINESS
CITY, STATE, ZIP:FAX:
SIGN INFORMATION
DATE OF PICK UP:NUMBER OF SIGNS:
DATE OF PUBLIC HEARING:SIGN RETURN DATE:
The undersigned hereby states that they have acquired Public Hearing Signs from the United City of Yorkville’s Community Development Department and agrees to return said sign/s to Yorkville City Hall, 651 Prairie Pointe Drive, Yorkville, Illinois, immediately following the date of the public hearing.
Petitioner or Representative agrees to pay to the United City of Yorkville a deposit of $50 for each sign. The deposit will be returned to the petitioner when the public hearing sign/s have been returned to the City.
Petitioner or Representative further agrees to pay to the United City of Yorkville the full amount of the purchase price for each sign not returned to the United City of Yorkville within seven (7) days after the date of the public hearing.
___________________________________________________________________________ __________________________________
SIGNATURE/AUTHORIZED AGENT D ATE
DATE RETURNED: _____________________________________________________
RECEIVED BY: _______________________________________________________PZC# ______________________________
APPLICATION FOR PUBLIC HEARING SIGN
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fax: 630-553-7575
Website: www.yorkville.il.us
Page 1 of 3
Exhibit A
Document: Application for Rezoning
Petitioner Name: Drew Daniels
Company Name: Daniels Malinski Yorkville Family, LLLP
Property Address: 11159 Faxon Road, Yorkville, Illinois 60560
Exhibit A: Legal Descriptions
PINs: 02-18-400-006
02-19-200-001
02-17-300-002
LEGAL DESCRIPTION (DMYF, LLLP)
PARCEL 1
THAT PART OF THE NORTHEAST QUARTER OF SECTION 19 AND PART OF THE
SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE
THIRD PRINCIPAL MERIDIAN BEING DESCRIBED BY COMMENCING AT A POINT ON THE
NORTH LINE OF SAID SECTION 19 WHICH IS 35.04 CHAINS WEST OF THE NORTHEAST
CORNER THEREOF; THENCE NORTH 0 DEGREES 35 MINUTES 0 SECONDS EAST TO
THE SOUTH LINE OF THE BURLINGTON NORTHERN AND SANTA-FE RAILROAD RIGHT
OF WAY FOR THE POINT OF BEGINNING; THENCE NORTH 73 DEGREES 57 MINUTES 17
SECONDS EAST ALONG SAID SOUTH RIGHT OF WAY LINE, 1018.01 FEET TO A POINT
ON THE WEST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 18; THENCE SOUTH 0 DEGREES 36 MINUTES 36 SECONDS EAST ALONG
SAID WEST LINE 287.76 FEET TO THE SOUTHWEST CORNER OF SAID SOUTHEAST
QUARTER SECTION; THENCE SOUTH 0 DEGREES 22 MINUTES 19 SECONDS EAST
ALONG THE CENTER LINE OF BEECHER ROAD, 827.13 FEET TO A POINT IN THE
CENTERLINE OF FAXON ROAD; THENCE NORTH 74 DEGREES 54 MINUTES 33
SECONDS WEST ALONG SAID CENTERLINE, 1028.98 FEET TO A LINE BEARING SOUTH
0 DEGREES 35 MINUTES 0 SECONDS WEST FROM THE POINT OF BEGINNING, THENCE
NORTH 0 DEGREES 35 MINUTES 0 SECONDS EAST ALONG SAID LINE, 565.62 FEET TO
THE POINT OF BEGINNING ALL IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY,
ILLINOIS.
Page 2 of 3
LEGAL DESCRIPTION (DMYF, LLLP)
PARCEL 2
THAT PART OF THE NORTHEAST QUARTER OF SECTION 19, PART OF THE SOUTHEAST
QUARTER OF SECTION 18 AND PART OF THE SOUTHWEST QUARTER OF SECTION 17,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN BEING
DESCRIBED BY COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 17
FOR THE POINT OF BEGINNING; THENCE NORTH 87 DEGREES 16 MINUTES 46
SECONDS EAST, ALONG THE SOUTH LINE OF SAID SECTION 17, 151.80 FEET; THENCE
NORTH 07 DEGREES 55 MINUTES 12 SECONDS EAST, ALONG A LINE THAT
INTERSECTS THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 17, 363.0 FEET EASTERLY OF THE NORTHWEST CORNER
OF SAID QUARTER, A DISTANCE OF 703.67 FEET TO A POINT ON THE SOUTH RIGHT OF
WAY LINE OF THE BURLINGTON NORTHERN AND SANTA-FE RAILROAD; THENCE
SOUTH 73 DEGREES 23 MINUTES 14 SECONDS WEST, ALONG SAID SOUTH RIGHT OF
WAY LINE, 1650.23 FEET TO A POINT ON THE WEST LINE OF THE SOUTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 18; THENCE SOUTH 01
DEGREES 01 MINUTES 58 SECONDS EAST, ALONG SAID WEST LINE 288.11 FEET TO
THE SOUTHWEST CORNER OF SAID SOUTHEAST QUARTER SECTION; THENCE SOUTH
00 DEGREES 58 MINUTES 40 SECONDS EAST, ALONG THE CENTERLINE OF BEECHER
ROAD, 474.45 FEET; THENCE NORTH 89 DEGREES 01 MINUTES 20 SECONDS EAST,
631.00; THENCE SOUTH 00 DEGREES 58 MINUTES 40 SECONDS EAST, 629.20 FEET TO
THE CENTERLINE OF FAXON ROAD; THENCE SOUTH 79 DEGREES 53 MINUTES 59
SECONDS EAST, ALONG SAID CENTERLINE, 139.38 TO A POINT IN THE CENTERLINE OF
THE ROB ROY CREEK; THENCE NORTH 10 DEGREES 19 MINUTES 37 SECONDS EAST,
ALONG SAID CENTERLINE, 97.93 FEET TO A POINT; THENCE NORTH 39 DEGREES 00
MINUTES 22 SECONDS EAST, ALONG SAID CENTERLINE, 85.0 FEET TO A POINT;
THENCE NORTH 50 DEGREES 57 MINUTES 48 SECONDS EAST, ALONG SAID
CENTERLINE, 288.73 FEET TO A POINT; THENCE NORTH 43 DEGREES 04 MINUTES 46
SECONDS EAST, ALONG SAID CENTERLINE, 375.32 FEET TO A POINT ON THE EAST
LINE OF SAID SECTION 19; THENCE NORTH 01 DEGREES 17 MINUTES 24 SECONDS
EAST, ALONG SAID EAST LINE, 431.95 FEET TO THE POINT OF BEGINNING ALL IN THE
TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
Page 3 of 3
LEGAL DESCRIPTION (LOFTUS)
PARCEL 3
THAT PART OF THE NORTHEAST QUARTER OF SECTION 19, PART OF THE SOUTHEAST
QUARTER OF SECTION 18 AND PART OF THE SOUTHWEST QUARTER OF SECTION 17,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN BEING
DESCRIBED BY COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 17;
THENCE NORTH 87 DEGREES 16 MINUTES 46 SECONDS EAST, ALONG THE SOUTH
LINE OF SAID SECTION 17, 151.80 FEET; THENCE NORTH 07 DEGREES 55 MINUTES 12
SECONDS EAST, ALONG A LINE THAT INTERSECTS THE NORTH LINE OF THE
SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 17, 363.0
FEET EASTERLY OF THE NORTHWEST CORNER OF SAID QUARTER, A DISTANCE OF
703.67 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF THE BURLINGTON
NORTHERN AND SANTA-FE RAILROAD; THENCE SOUTH 73 DEGREES 23 MINUTES 14
SECONDS WEST, ALONG SAID SOUTH RIGHT OF WAY LINE, 1650.23 FEET TO A POINT
ON THE WEST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 18; THENCE SOUTH 01 DEGREES 01 MINUTES 58 SECONDS EAST,
ALONG SAID WEST LINE 288.11 FEET TO THE SOUTHWEST CORNER OF SAID
SOUTHEAST QUARTER SECTION; THENCE SOUTH 00 DEGREES 58 MINUTES 40
SECONDS EAST, ALONG THE CENTERLINE OF BEECHER ROAD 351.80 FEET TO THE
POINT OF BEGIINING; THENCE NORTH 89 DEGREES 01 MINUTES 20 SECONDS EAST,
631.00; THENCE SOUTH 00 DEGREES 58 MINUTES 40 SECONDS EAST, 629.20 FEET TO
THE CENTERLINE OF FAXON ROAD; THENCE NORTH 79 DEGREES 53 MINUTES 59
SECONDS WEST, ALONG SAID CENTERLINE, 18.88 FEET TO A BEND IN SAID
CENTERLINE; THENCE NORTH 77 DEGREES 07 MINUTES 02 SECONDS WEST, ALONG
SAID CENTERLINE, 630.84 FEET TO THE CENTERLINE OF SAID BEECHER ROAD;
THENCE NORTH 00 DEGREES 58 MINUTES 40 SECONDS WEST, ALONG SAID
CENTERLINE, 474.45 FEET TO THE POINT OF BEGINNING ALL IN THE TOWNSHIP OF
BRISTOL, KENDALL COUNTY, ILLINOIS.
From:Drew Daniels
To:Krysti Barksdale-Noble
Subject:DMYF - Updated Submittal for Re-Zoning
Date:Tuesday, January 21, 2025 4:34:39 PM
Attachments:image007.png
image008.png
image009.png
DMYF - City of Yorkville - Former Loftus Property - Application for Rezoning - Exhibit A as of 1-21-25.pdf
DMYF - DLZ Industrial Surveying - Parcels 1 and 2 ALTA-NSPS Land Title Survey as of 1-14-25.pdf
Hi Krysti,
Please see the attached ALTA dated 1/14/2025 as the Re-Zoning Exhibit and the attached Exhibit A legal
showing Parcels 1 & 2. The legal I originally gave to the City included Parcel 3 (Loftus’ 8.00-ac parcel) that
is no longer being re-zoned to M-2. This should be everything the City needs to move forward with my re-
zoning application.
FYI, regarding what you sent me regarding the legal, what I learned was that the highlighted yellow
paragraphs in the Parcel 2 and 3 legals were taken from the original legal description in the original title
commitment. Eric Cox (the surveyor) wants to keep that part in the legal and that was discussed with EEI.
Note that there was a distance that was changed in the legal description along the centerline of Beecher
Rd. to 351.80 FEET (line 5 on page 2) that matches the ALTA survey and legal.
Hope this clears things up and let me know if you have any questions.
Thanks,
Drew (847) 942-5916
www.sextondevelopment.com
From: Krysti Barksdale-Noble <knoble@yorkville.il.us>
Sent: Tuesday, January 21, 2025 1:11 PM
To: Drew Daniels <Ddaniels@sextoncompanies.net>
Cc: Mark Scheller <mscheller@eeiweb.com>; Contact_Brad Sanderson <bsanderson@eeiweb.com>;
Sara Mendez <smendez@yorkville.il.us>
Subject: RE: DMYF-Loftus
Thanks for confirming, Drew. Can you have your surveyor resubmit the legal description as well as a
map of the area to be rezoned? If a map is not able to be provided, I will have our engineer produce
one based upon the resubmitted legal description.
As part of the sale of land, has Parcel 3 (Loftus homestead) been subdivided or a new PIN created? I
ask because rezoning is not permitted for portions of a parcel, so if that has not occurred, a plat of
subdivision will also need to be requested. We can discuss this in greater detail on Thursday during
the Plan Council meeting.
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
From: Drew Daniels <Ddaniels@sextoncompanies.net>
Sent: Tuesday, January 21, 2025 12:42 PM
To: Krysti Barksdale-Noble <knoble@yorkville.il.us>
Subject: Re: DMYF-Loftus
Yes
Sent from my iPhone
On Jan 21, 2025, at 12:09 PM, Krysti Barksdale-Noble <knoble@yorkville.il.us> wrote:
So are you confirming you want to exclude parcel 3 from your attached legal
description?
From: Drew Daniels <Ddaniels@sextoncompanies.net>
Sent: Tuesday, January 21, 2025 11:45 AM
To: Krysti Barksdale-Noble <knoble@yorkville.il.us>
Subject: RE: DMYF-Loftus
Krysti,
This attached ALTA survey for parcels 1 and 2 (with the legal in the upper corner)
are for the 53.426 acres that the DMYF bought from Loftus.
The attached survey for parcel 3 (with the legal in the upper corner) is for the 8
acres that Bob Loftus kept.
Thanks,
Drew (847) 942-5916
www.sextondevelopment.com
<image001.jpg>
From: Krysti Barksdale-Noble <knoble@yorkville.il.us>
Sent: Tuesday, January 21, 2025 11:39 AM
To: Drew Daniels <Ddaniels@sextoncompanies.net>
Cc: Mark Scheller <mscheller@eeiweb.com>
Subject: FW: DMYF-Loftus
Drew,
Per our recent conversation, please see the email below from the surveyor at EEI which
indicates the parcels included in the legal description provided in your application for
rezoning. Note, it still includes the Loftus homestead site. Please let me know if this is
the correct area to be rezoned.
Best Regards,
Krysti J. Barksdale-Noble, AICP
(she/her)
Community Development Director
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
<image002.png>
(630) 553-8573
<image003.png>
(630) 742-7808
<image004.png>
www.yorkville.il.us
From: Mark Scheller <mscheller@eeiweb.com>
Sent: Monday, January 13, 2025 1:26 PM
To: Krysti Barksdale-Noble <knoble@yorkville.il.us>
Subject: RE: DMYF-Loftus
Hi Kyrsti
Here are the parcels. Let me know if you need something different.
<image005.png>
u
MARK G. SCHELLER , PLS
Senior Project Manager
mscheller@eeiweb.com
Direct: 630.466.6730 / Cell: 630.878.1662 / Main: 630.466.6700
52 Wheeler Rd, Sugar Grove , IL 60554
eeiweb.com
<image006.jpg><image007.png> <image008.png> <image009.png> <image010.png>
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<DMYF - City of Yorkville - Former Loftus Property - Application for Rezoning - Exhibit A
as of 12-13-24.docx>
Page 1 of 2
Exhibit A
Document: Application for Rezoning (Updated 1/21/25)
Petitioner Name: Drew Daniels
Company Name: Daniels Malinski Yorkville Family, LLLP
Property Address: 11159 Faxon Road, Yorkville, Illinois 60560
Exhibit A: Legal Descriptions
PINs: 02-18-400-006
02-19-200-001
02-17-300-002
LEGAL DESCRIPTION (DMYF, LLLP)
PARCEL 1
THAT PART OF THE NORTHEAST QUARTER OF SECTION 19 AND PART OF THE
SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE
THIRD PRINCIPAL MERIDIAN BEING DESCRIBED BY COMMENCING AT A POINT ON THE
NORTH LINE OF SAID SECTION 19 WHICH IS 35.04 CHAINS WEST OF THE NORTHEAST
CORNER THEREOF; THENCE NORTH 0 DEGREES 35 MINUTES 0 SECONDS EAST TO
THE SOUTH LINE OF THE BURLINGTON NORTHERN AND SANTA-FE RAILROAD RIGHT
OF WAY FOR THE POINT OF BEGINNING; THENCE NORTH 73 DEGREES 57 MINUTES 17
SECONDS EAST ALONG SAID SOUTH RIGHT OF WAY LINE, 1018.01 FEET TO A POINT
ON THE WEST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 18; THENCE SOUTH 0 DEGREES 36 MINUTES 36 SECONDS EAST ALONG
SAID WEST LINE 287.76 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST
QUARTER OF SAID SOUTHEAST QUARTER; THENCE SOUTH 0 DEGREES 22 MINUTES
19 SECONDS EAST ALONG THE CENTER LINE OF BEECHER ROAD, 827.13 FEET TO A
POINT IN THE CENTERLINE OF FAXON ROAD; THENCE NORTH 74 DEGREES 54
MINUTES 33 SECONDS WEST ALONG SAID CENTERLINE, 1028.98 FEET TO A LINE
BEARING SOUTH 0 DEGREES 35 MINUTES 0 SECONDS WEST FROM THE POINT OF
BEGINNING, THENCE NORTH 0 DEGREES 35 MINUTES 0 SECONDS EAST ALONG SAID
LINE, 565.62 FEET TO THE POINT OF BEGINNING ALL IN THE TOWNSHIP OF BRISTOL,
KENDALL COUNTY, ILLINOIS.
Page 2 of 2
PARCEL 2
THAT PART OF THE NORTHEAST QUARTER OF SECTION 19, PART OF THE SOUTHEAST
QUARTER OF SECTION 18 AND PART OF THE SOUTHWEST QUARTER OF SECTION 17,
TOWNSHIP 37 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN BEING
DESCRIBED BY COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 17
FOR THE POINT OF BEGINNING; THENCE NORTH 87 DEGREES 16 MINUTES 46
SECONDS EAST, ALONG THE SOUTH LINE OF SAID SECTION 17, 151.80 FEET; THENCE
NORTH 07 DEGREES 55 MINUTES 12 SECONDS EAST, ALONG A LINE THAT
INTERSECTS THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 17, 363.0 FEET EASTERLY OF THE NORTHWEST CORNER
OF SAID QUARTER, A DISTANCE OF 703.67 FEET TO A POINT ON THE SOUTH RIGHT OF
WAY LINE OF THE BURLINGTON NORTHERN AND SANTA-FE RAILROAD; THENCE
SOUTH 73 DEGREES 23 MINUTES 14 SECONDS WEST, ALONG SAID SOUTH RIGHT OF
WAY LINE, 1650.23 FEET TO A POINT ON THE WEST LINE OF THE SOUTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 18; THENCE SOUTH 01
DEGREES 10 MINUTES 58 SECONDS EAST, ALONG SAID WEST LINE 288.11 FEET TO
THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SOUTHEAST
QUARTER; THENCE SOUTH 00 DEGREES 58 MINUTES 40 SECONDS EAST, ALONG THE
CENTERLINE OF BEECHER ROAD, 351.80 FEET; THENCE NORTH 89 DEGREES 01
MINUTES 20 SECONDS EAST, 631.00; THENCE SOUTH 00 DEGREES 58 MINUTES 40
SECONDS EAST, 629.20 FEET TO THE CENTERLINE OF FAXON ROAD; THENCE SOUTH
79 DEGREES 53 MINUTES 59 SECONDS EAST, ALONG SAID CENTERLINE, 139.38 TO A
POINT IN THE CENTERLINE OF THE ROB ROY CREEK; THENCE NORTH 10 DEGREES 19
MINUTES 37 SECONDS EAST, ALONG SAID CENTERLINE, 97.93 FEET TO A POINT;
THENCE NORTH 39 DEGREES 00 MINUTES 22 SECONDS EAST, ALONG SAID
CENTERLINE, 85.0 FEET TO A POINT; THENCE NORTH 50 DEGREES 57 MINUTES 48
SECONDS EAST, ALONG SAID CENTERLINE, 288.73 FEET TO A POINT; THENCE NORTH
43 DEGREES 04 MINUTES 46 SECONDS EAST, ALONG SAID CENTERLINE, 375.32 FEET
TO A POINT ON THE EAST LINE OF SAID SECTION 19; THENCE NORTH 01 DEGREES 17
MINUTES 24 SECONDS WEST, ALONG SAID EAST LINE, 431.95 FEET TO THE POINT OF
BEGINNING ALL IN THE TOWNSHIP OF BRISTOL, KENDALL COUNTY, ILLINOIS.
Exhibit B
Document: Application for Rezoning
Petitioner Name: Drew Daniels
Company Name: Daniels Malinski Yorkville Family, LLLP
Property Address: 11159 Faxon Road, Yorkville, Illinois 60560
Exhibit B: 500’ Notifications
PINs: 02-18-400-006
02-19-200-001
02-17-300-002
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r150 1/1 12/13/2024 5:50:57 PM
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ZDLINDUSTRIAL SURVEYING, INC.3604
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229 ac
Daniels (South)
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GD - Kelaka
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Daniels (North)
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GD - 50 Acres
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GD - Hagemann
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CENTER
Copyright nearmap 2015
DATA CENTER PROJECT MAP
DATE:
PROJECT NO.:
FILE:
BY:
DECEMBER 2024
YO2442
MJT
LOCATION MAP
UNITED CITY OF YORKVILLE, ILLINOIS
Engineering Enterprises, Inc.
52 Wheeler Road
Sugar Grove, Illinois 60554
(630) 466-6700
www.eeiweb.com
PATH:H:\GIS\PUBLIC\YORKVILLE\2024\YO2444
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, IL 60560
N O R T H
°
Eldamain Transportation Planning/Eldamain Corridor Study
Legend
Yorkville Boundary
0 2,000 4,000 6,000 8,0001,000 Feet
Development Name Status Acres
Cyrus One Approved (PUD)229
Daniels (South)Approved (Annex & Rezone)267
Daniels (North)Applied (Annex & Rezone)64
GD - 50 Acres Approved (Annex & Zoned)50
GD - Hagemann Approved (Annex & Rezone)138
GD - Kelaka Approved (Annex & Rezone)154
Hamman-Kelaka Applied (Annex & Rezone)109
Total Acreage= 1,011
1
I have reviewed the rezoning application for the subject parcels submitted by Drew Daniels, on
behalf of Daniels Malinski Yorkville Family, LLLP, petitioner/owner, and Robert M. and Ildefonsa
Loftus Living Trust, owner. The real property consists of three (3) parcels totaling approximately 61 acres
generally located north of Faxon Road, east of Beecher Road, and south of the Burlington Northern Santa
Fe (BNSF) railroad. The petitioner is requesting rezoning of parcels #02-18-400-006, #0219-200-001 and
#02-17-300-002 from A-1 Agricultural District to M-2 General Manufacturing District for a proposed
future data center land use.
Based upon my review of the application documents and plans, I have compiled the following
comments:
GENERAL ZONING/LAND USE COMMENTS:
The three subject parcels, totaling approximately 61 acres, were annexed into Yorkville, and rezoned as
A-1 Agricultural District in 2023 as part of the New Leaf Energy community solar project, through
Ordinances 2023-08 and 2023-09. The land is currently farmed, with an existing homestead on the
southernmost parcel, and is part of the Rob Roy Drainage District. The New Leaf Energy solar project is
in the land preparation phase, with construction expected to begin in mid-2025.
1. ZONING – The following are the current immediate surrounding zoning and land uses of
parcels#02-18-400-006, #0219-200-001 and #02-17-300-002 which are proposed to be
rezoned:
a. Petitioner has provided written responses to the Standards for Rezoning which
will be entered into the record during the public hearing process.
2. PERMITTED USES – Per Section 10-3-6-F of the Yorkville Unified Development
Ordinance (UDO), the M-2 General Manufacturing District zoning designation is intended to
Zoning Land Use
North
M-2 General Manufacturing District
A-1 Agricultural District – Special Use
Burlington Northern Santa Fe (BNSF) Railroad
Cyrus One (Data Center)
Farmland (New Leaf Energy Solar Farm)
Transportation Land Use
East R-2 Single-Family Traditional Residence District Farmland (Unit 3 Whispering Meadows)
South
M-2 General Manufacturing District
A-1 Agricultural District (Kendall County)
Farmland (Kelaka – approved for data center)
Farmland & Single- Family Residence
Farmland (Hamman-Kelaka - proposed annexation
& rezone to M-2 for future data center)
West A-1 Agricultural District (Kendall County)
M-2 General Manufacturing District
Farmland
Farmland (Kelaka – approved for data center)
Memorandum
To: Plan Council
From: Krysti Barksdale-Noble, Community Development Director
Date: January 6, 2025
Subject: PZC 2025-01 DMYF - Loftus
Proposed Rezoning Request for Future Data Center
2
provide for the location of manufacturing, industrial, and related uses that have greater off-
site impacts than those in the M-1 Limited Manufacturing District. The district is intended to
ensure the compatibility of the manufacturing and industrial uses with surrounding residential
and commercial uses and to minimize off-site impacts such as noise, traffic, and visual
qualities.
a. Further, per Table 10-3-12 (B) Permitted and Special Uses of the Unified
Development Ordinance, under “Energy Industrial Uses” data centers are permitted
land uses.
3. M-2 BULK REGULATIONS – Per the Table 10-3-9(A) Bulk and Dimensional Standards,
the following are the current M-2 General Business District standards:
M-2 Zoning Regulations
Min. Lot Area N/A
Front Yard Setback 25 feet
Rear Yard Setback N/A
Side Yard Setback Min. 10% of lot width/Max. 20 feet
Corner Yard Setback Min. 10% of lot width/Max. 20 feet
Max. Lot Coverage 85%
Max. Building Height N/A
4. COMPREHENSIVE PLAN – The 2016 Comprehensive Plan Update designates these
parcels as “Estate/Conservation Residential (ECR)” and “Metra Station Transit-Oriented
Development (MTOD).” The ECR designation is intended to allow flexibility in residential
design, accommodating low-density detached single-family housing while preserving
sensitive environmental and scenic features. It also serves as a holding category for parcels
unlikely to develop within the plan's 10-year horizon.
The MTOD designation guides the development of a commuter rail station district, with two
potential locations identified: this parcel and the northeast corner of IL 47 and the BNSF
railroad. At the time of the plan’s update, the final location for the Metra station had not been
determined. However, following public input, engineering studies, and a recommendation
from Metra, the City Council approved the IL 47 location as the preferred site for the future
Metra station in 2020.
The Comprehensive Plan also notes that while the land use map serves as a guide for future
development and zoning decisions, it is intended to be adjusted when changing circumstances
warrant a new planning direction for a specific area.
a. Due to the recent trend in rezoning and development in the area, the Cyrus One
future data center campus to the north, Kelaka properties approved and
requested annexation and/or rezoning to M-2 to the south/west and the DMYF,
LLLP project pending approval to far south of the subject parcels, staff
supports the proposed M-2 General Manufacturing District zoning for a future
data center campus development with conditions.
3
b. Upon approval of the annexation and rezoning, the City will initiate an
amendment to the Comprehensive Plan 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)” and
“Metra Station Transit-Oriented Development (MTOD)” to “General Industrial
(GI)”.
LAND PLANNING COMMENTS:
5. BUFFER SETBACK/TRANSITION ZONE – Due to the adjacency of the subject
parcels to a future planned phase of a residential development (Unit 3 of Whispering
Meadows) to the east, staff recommends that any data center 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.
6. 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 a future planned phase of a residential
development.
7. 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. While not adjacent, the subject parcels are located within 400 feet of existing
residential land uses to the south east, the Kylyn’s Ridge subdivision. Staff
recommends the petitioner reach out to the homeowners’ association (HOA)
regarding the proposed future land use of the subject property prior to the
Planning and Zoning Commission public hearing.
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: 7771027
Purchase Order:
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 2/21/2025, and the last publication of the notice was
made in the newspaper dated and published on 2/21/2025.
This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.
PUBLICATION DATES: Feb 21, 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
22nd Day of February, 2025, by
Chicago Tribune Media Group
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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
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160 N Stetson Avenue, Chicago, IL 60601
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