HomeMy WebLinkAboutPlanning and Zoning Commission Packet 2025 05-14-25
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, May 14, 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: April 9, 2025
Citizen’s Comments
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Public Hearings
1. PZC 2025-04 United City of Yorkville, petitioner, is proposing to amend the Yorkville
Comprehensive Plan, including a modified future land use map, pursuant to Section 11-12-7 of
the Illinois Municipal Code (65 ILCS 5/11-12-7) and Section 9-1-1 of the Yorkville City Code.
The proposed amendment adds sections the Future Land Use – Map Addendum to reclassify
eleven (11) identified developments. The changes are a result of a rezoning approvals made by the
City Council in calendar years 2023 and 2024.
2. PZC 2025-05 United City of Yorkville, petitioner, is proposing to amend Section 10-4-10
Energy Industrial Use Standards regarding data center development of the Yorkville Unified
Development Ordinance. The proposed text amendment seeks to establish specific regulations for
data center developments. These regulations include standards related to noise control, landscape
buffering, building separation from residential properties, height limitations, and other design and
operational requirements.
Unfinished Business
New Business
1. PZC 2025-04 United City of Yorkville, petitioner, is proposing to amend the Yorkville
Comprehensive Plan, including a modified future land use map, pursuant to Section 11-12-7 of
the Illinois Municipal Code (65 ILCS 5/11-12-7) and Section 9-1-1 of the Yorkville City Code.
The proposed amendment adds sections the Future Land Use – Map Addendum to reclassify ten
(10) identified developments. The changes are a result of a rezoning approvals made by the City
Council in calendar years 2023 and 2024.
Action Items
Text Amendment
United City of Yorkville
651 Prairie Pointe Drive
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
2. PZC 2025-05 United City of Yorkville, petitioner, is proposing to amend Section 10-4-10
Energy Industrial Use Standards regarding data center development of the Yorkville Unified
Development Ordinance. The proposed text amendment seeks to establish specific regulations for
data center developments. These regulations include standards related to noise control, landscape
buffering, building separation from residential properties, height limitations, and other design and
operational requirements.
Action Item
Text Amendment
Additional Business
1. Appointment of Vice Chair
2. City Council Action Updates
a. PZC 2025-03 Ali Bukhres, on behalf of QuikTrip Corporation, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting sign
variance approval to permit two (2) monument signs to be erected, which exceed the
maximum sign area, maximum sign height, and maximum number of signs as stated in
Section 10-6-6-B of the Yorkville United Development Ordinance. The real property,
zoned B-3 General Business District, is located at the northeast corner of State Route 47
(South Bridge Street) and State Route 71 (Stagecoach Trail) intersection.
Action Items
Variance
Adjournment
DRAFT
Page 1 of 3
PLANNING & ZONING COMMISSION
City Council Chambers
651 Prairie Pointe Drive, Yorkville, IL
Wednesday, April 9, 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
Rusty Hyett-yes, Michael Crouch-yes, Chad Green-yes, Marge Linnane-yes, Richard Vinyard-
yes, Ryan Forristall-yes
Absent: Danny Williams
City Staff
Krysti Barksdale-Noble, Community Development Director
Sara Mendez, Planner1
Megan Lamb, City Attorney
Lynn Dubajic Kellogg, City Consultant
Katelyn Gregory, Community Engagement & Marketing Coordinator
Other Guests
Chris Vitosh, Vitosh Reporting Service Richard Daehnke, Fox Lawn
Michael Holzer, JEMS2, LLC Alan Clever, Fox Lawn
Ali Bukhres, QuikTrip Carol Sheeley, Fox River Gardens
Diane & Jim Bell, Fox Lawn Pat Norr, Elizabeth St.
Linda Blake, W. Meadows Lorna Anderson, Fox Highlands
Dominic Levato, Ashley Pointe Fred Davis
Previous Meeting Minutes March 12, 2025
Motion by Mr. Crouch and second by Mr. Hyett to approve the minutes as presented. Roll call:
Crouch-yes, Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes, Hyett-yes. Carried 6-0
Chairman Vinyard informed the audience that the Christie property hearing would not be held
tonight.
Citizen’s Comments None
Public Hearings
Chairman Vinyard stated there were 2 Hearings for this meeting and explained the procedure to
be followed and the taking of testimony. He swore in those who would speak and also made a
statement about decorum and order for the meeting.
Chairman Vinyard entertained a motion to open the Hearings. At approximately 7:04pm a
motion was made and seconded by Mr. Green and Mr. Crouch, respectively, to open the Public
Hearings. Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Linanne-yes, Vinyard-yes.
Carried 6-0.
Page 2 of 3
The Public Hearings were read by Chairman Vinyard:
1. PZC 2025-03 Ali Bukhres, on behalf of Quik Trip Corporation, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting sign
variance approval to permit two (2) monument signs to be erected, which exceed the
maximum sign area, maximum sign height, and maximum number of signs as stated in
Section 10-6-6-B of the Yorkville United Development Ordinance. The real property,
zoned B-3 General Business District, is located at the northeast corner of State Route 47
(South Bridge Street) and State Route 71 (Stagecoach Trail) intersection.
2. PZC 2025-06 Michael Holzer, petitioner, has filed an application with the United City
of Yorkville, Kendall County, Illinois, requesting a bulk regulation variance to Section
10-3-9 of the Unified Development Ordinance, seeking to reduce the required minimum
front yard setback from fifty (50) feet to forty-two (42) feet for a parcel located at 904 S.
Bridge Street. The real property, zoned B-3 General Business District, is located near the
northeast corner of Illinois Route 47 (South Bridge Street) and Illinois Route 126
intersection.
(See Court Reporter's transcript of Public Hearings)
(Petitioner's Standards & Responses to be included in the Official Record)
At approximately 7:19 pm a motion was made by Ms. Linnane and seconded by Mr. Forristall to
close the Public Hearings. Roll call: Forristall-yes, Hyett-yes, Crouch-yes, Green-yes, Linnane-
yes, Vinyard-yes. Carried 6-0.
Unfinished Business None
New Business
1. PZC 2025-03 Ali Bukhres (see full description in #1 above)
Ms. Noble presented the background for this request. She said the original development for this
parcel was for Graham's C-Store and a monument sign 20 feet in height had been approved. It
was consistent with the Shell station to the southwest. That development did not happen, but
QuikTrip kept the zoning after taking over the property. They were granted approval for 2 signs
at the 7 foot, 10 inch height. The state requires that gas stations have to advertise for all products
offered, necessitating the sign size. When adding the brick it gave them the extra height in the
sign area so they didn't need a variance for height, but still need a variance for area as well as
number of signs. Staff is supportive of the request. Mr. Bukhres is only requesting 8 feet while
other comparable signs in the area are much higher. Ms. Noble read the standards for the
variance with Commissioners agreeing to the conditions and the petitioner responses were added
to the record.
Action Item
Variance
Chairman Vinyard asked for a motion to approve PZC 2025-03 QuikTrip sign variance. So
moved by Ms. Linnane and second by Mr. Forristall. The motion was read by Chairman Vinyard
as follows: Motion: In consideration of testimony presented during a Public Hearing on April 9,
2025 and approval of the findings of fact, the Planning and Zoning Commission recommends
approval to the City Council for a request for a variance to Section 10-6-6-B.2 of the Unified
Development Ordinance, increasing the maximum sign area from 48 square feet to 62 square feet
and increasing the maximum number of signs on the property from 1 per 800 linear feet of
frontage to 2 signs per 800 feet of linear feet of frontage. Roll call: Hyett-yes, Crouch-yes,
Green-yes, Linnane-yes, Vinyard-yes, Forristall-yes. Carried 6-0.
Page 3 of 3
2. PZC 2025-06 Michael Holzer (see full description in #2 above)
This petition summary was presented by Ms. Mendez. She said the petitioner is requesting a
variance to reduce the front yard setback from the required 50 feet to 42 feet for the office
building he is proposing to build for his non-profit. His access point would be off Rte. 47. The
lot size is approximately .3 acres and he has limited space for the building. All other setbacks are
being met as well as the required number of parking stalls. She noted that some of the properties
surrounding his, have similar setbacks. Ms. Mendez noted that the UDO allows certain variances
to be granted by the Planning and Zoning Commission, this petition being one of them. The
UDO says that if the requested setback is less than 25% of the required amount, the PZC can
grant the request. Mr. Holzer's is only 16% less than the required. She then read the standards
for this request and the Commissioners verbally agreed with them.
Action Item
Variance
Chairman Vinyard entertained a motion to approve PZC 2025-06 Michael Holzer petition to
reduce the front yard setback. So moved and seconded by Commissioners Green and Forristall,
respectively. Mr. Vinyard read the motion as follows: Motion: In consideration of testimony
presented during a Public Hearing on April 9, 2025 and approval of the findings of fact, the
Planning and Zoning Commission recommends approval for the request for bulk regulation
variance to Section 10-3-9, Bulk and Dimensional Standards of the Unified Development
Ordinance, reducing the required minimum front yard setback in the B-3 General Business
District from fifty (50) feet to forty-two (42) feet. Roll call: Crouch-yes, Green-yes, Linnane-
yes, Vinyard-yes, Forristall-yes, Hyett-yes. Carried 6-0.
Additional Business
1. City Council Action Updates
a. PZC 2025-01 DMYF-Loftus-Drew Daniels
Rezoning was approved at City Council April 8.
b. PZC 2024-29 1115, LLC Fox Haven
Rezoning and PUD were approved by City Council April 8.
Adjournment
There was no further business and the meeting was adjourned at 7:27pm on a motion by Mr.
Hyett and second by Ms. Linnane. Unanimous voice vote approval.
Respectfully submitted by
Marlys Young, Minute Taker
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PZC - Public Hearings - April 9, 2025
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARINGS
651 Prairie Pointe Drive
Yorkville, Illinois
Wednesday, April 9 , 2025
7 :00 p .m .
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PZC - Public Hearings - April 9, 2025
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PRESENT:
Mr. Rich Vinyard, Chairman,
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 - April 9, 2025
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APPEARANCES:
OTTOSEN, DiNOLFO, HASENBALG & CASTALDO,
LTD.
BY: MS. MEGAN LAMB
1804 North Naper Boulevard, Suite 350
Naperville, Illinois 60563
(630) 682-0085
appeared on behalf of the United City of
Yorkville.
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PZC - Public Hearings - April 9, 2025
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I N D E X
WITNESS: PAGE:
ALI BUKHRES 9
MIKE HOLZER 13
- - - - -
REPORTED BY: Christine M . Vitosh
Illinois C .S .R . License No. 084-002883
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PZC - Public Hearings - April 9, 2025
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(WHEREUPON, the following
proceedings were had in public
hearing, commencing at 7 :02 p .m .
as follows:)
CHAIRMAN VINYARD: There are two public
hearings scheduled for tonight's Planning and
Zoning Commission meeting.
The purpose of these hearings is to
invite testimony from members of the public
regarding the proposed requests that are being
considered before the 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.
Once all the public hearings on
tonight's agenda are closed, the commission will
deliberate on the vote and vote on their
recommendation to the City Council for each of
the matters that was subject of tonight's
hearing.
Those persons wishing to testify are
asked to speak clearly, one at a time, and state
your name and who you represent. You are also
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PZC - Public Hearings - April 9, 2025
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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, would you please stand,
raise your right hand and repeat after me?
(Witnesses sworn.)
CHAIRMAN VINYARD: Thank you. You guys
may be seated. All right. So before we begin,
I 've got a little lengthy script going here.
Before we begin, I 'd like to review
some of the rules to ensure an orderly and
productive hearing. When speaking, please make
comments that are focused on the matter at hand.
Avoid personal attacks, unrelated
topics or repeating points that have already been
made.
As chairman, I may limit repetitive
remarks or redirect speakers to stay on topic.
Any member of the public who
repeatedly disrupts or interrupts any of
tonight's hearing may be asked to leave the
chambers.
We ask that audience members remain
silent during tonight's hearings unless they are
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PZC - Public Hearings - April 9, 2025
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speaking at the podium.
The court reporter must record
tonight's testimony, and cooperation from the
audience will make her job easier and the
transcription of these hearings more accurate.
The commission members may ask
clarifying questions at any time and the public
may direct relevant questions to the petitioner
either through myself or via direct
cross-examination. Likewise, the petitioner may
respond to public comments and ask clarifying
questions of the public speakers.
Once all the public comments have
been heard, I will formally close the public
comment period, after which the commission will
deliberate and will vote. Thank you for your
cooperation and participation with this.
So the order of receiving testimony
tonight will be the petitioner's presentation,
followed by those who wish to speak in favor or
in opposition of the request.
So may I have a motion to open the
public hearing on petition numbers PZC 2024-0 3 --
MS. NOBLE: That should be 2025.
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PZC - Public Hearings - April 9, 2025
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CHAIRMAN VINYARD: I 'm sorry, that's my
bad. 2025-0 3 , Ali Bukhres on behalf the QuikTrip
Corporation requesting variances for monument
signage, and PZC 2025-0 6 , Michael Holzer,
requesting a variance to the B -3 zoning district
for reduced front yard setbacks.
COMMISSIONER GREEN: So moved.
COMMISSIONER CROUCH: Second.
CHAIRMAN VINYARD: Roll call vote on the
motion.
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: And Vinyard.
CHAIRMAN VINYARD: Yes.
MS. YOUNG: Thank you.
CHAIRMAN VINYARD: Okay. So the first
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PZC - Public Hearings - April 9, 2025
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public hearing is PZC 2025-0 3 , Ali Bukhres, on
behalf of QuikTrip Corporation, petitioner, has
filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting
sign variance approval to permit two monument
signs to be erected which exceed the maximum sign
area, maximum sign height and maximum number of
signs as stated in Section 10-6 -6 -B of the United
Development Ordinance.
The real property, zoned B -3 General
Business District, is located at the northeast
corner of State Route 47 and State Route 7 1 .
Is the petitioner present and
prepared to make your presentation?
MR. BUKHRES: Yes.
CHAIRMAN VINYARD: Please.
ALI BUKHRES,
having been first duly sworn, testified before
the Commission from the dais as follows:
MR. BUKHRES: Just wanted to start out
the evening by thanking everyone for allowing us
to present to you, and I will try to make this
short, sweet and straight to the point. You can
move on to the next slide.
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PZC - Public Hearings - April 9, 2025
10
So previously we -- in October of
'23, whenever we were going through the project,
we had a couple monument signs approved. At that
time we weren't going to do a third product at
our development.
Moving on to 2024, we decided to
advertise our third product, which is E 8 5 , and we
realized that we needed a bigger sign to do that,
and with that we requested a sign variance to
enlarge our sign so we can show our third product
at that site.
The previously approved sign was at
the height -- size was seven foot ten inches with
54 square foot in area. At the time the current
sign did meet code and -- but with the
enlargement of this sign, is no longer within
code.
This is the proposed sign after our
April 1 st meeting. We understood that the base
was more in line with what the City is wanting to
see around new development, and we agreed with
that. That's not something that we want to deter
from.
We also did not show landscaping
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PZC - Public Hearings - April 9, 2025
11
around the monument sign, which is what we are
doing now with this enlargement.
The enlargement is not really a
significant enlargement, so since we are doing a
brick base, the height variance is actually no
longer valid, but the sign area is, so we are --
technically the only size it's enlarging is the
sign area by 13.7 square feet.
This is a side-by-side of the
monument sign that we are showing. Again, it
will have a brick base. Looks pretty identical
as you can see; the only difference is adding
that third product on the newer sign that we are
proposing.
Just some local gas stations with
their sign heights in the area that is very
similar to other gas stations. We are not asking
for something that's out of the ordinary around
the City of Yorkville, just something that we see
that will benefit our business and keep us with
the competitive advantage as well.
CHAIRMAN VINYARD: Would you like your
responses added into the hearing tonight?
MS. NOBLE: To your standards --
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PZC - Public Hearings - April 9, 2025
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CHAIRMAN VINYARD: Your standards.
MS. NOBLE: -- provided in your
application.
MR. BUKHRES: Yes.
CHAIRMAN VINYARD: Is there anyone
present who wishes to speak in favor or
opposition of the request?
(No response.)
CHAIRMAN VINYARD: Okay. Our next item
is PZC 2025-0 6 , Michael Holzer, petitioner, has
filed an application with the United City of
Yorkville, Kendall County, Illinois, requesting a
bulk regulation variance to Section 10-3 -9 of the
Unified Development Ordinance, seeking to reduce
the required minimum front yard setback from 50
feet to 42 feet for a parcel located at 9 0 4 South
Bridge Street.
The real property, zoned B -3 General
Business District, is located near the northeast
corner of Illinois Route 47 and Illinois Route
1 26.
Is the petitioner present --
MR. HOLZER: Yes.
CHAIRMAN VINYARD: -- and ready to make
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PZC - Public Hearings - April 9, 2025
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your proposed request?
MIKE HOLZER,
having been first duly sworn, testified before
the Commission from the dais as follows:
MR. HOLZER: Hi. Good evening. I am
Mike Holzer. I really don't have much of a
presentation tonight, it's kind of simple. It's
904 South Bridge Street and it's a 50 foot
current setback and I want to go to 42 feet
setback.
It's kind of a challenging lot
because it's like a third of an acre, so it's
kind of challenging to get a building on there.
I had Dave Schultz do my site plan
and he seemed to think that 42-foot setback was
the best option for setting the building,
turn-around for the cars, and that's pretty much
what I 've got.
CHAIRMAN VINYARD: Very good. Thank
you.
MR. HOLZER: Okay. Thank you.
CHAIRMAN VINYARD: Is there anyone who
wishes to speak in favor or opposition of this
request?
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PZC - Public Hearings - April 9, 2025
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(No response.)
CHAIRMAN VINYARD: This will be your
only time to do it.
(No response.)
CHAIRMAN VINYARD: No? Would you like
to have your responses added into the -- the
standards added into your public record?
MR. HOLZER: Yes.
CHAIRMAN VINYARD: All right. That will
be the conclusion of the public hearing. Since
all testimony regarding this petition has been
taken, may I have a motion to close the taking of
testimony in this public hearing?
COMMISSIONER LINNANE: Moved.
COMMISSIONER FORRISTALL: Second.
CHAIRMAN VINYARD: May I have a roll
call vote on the motion, please?
MS. YOUNG: Yes. Forristall.
COMMISSIONER FORRISTALL: Yes.
MS. YOUNG: Hyett.
COMMISSIONER HYETT: Yes.
MS. YOUNG: Crouch.
COMMISSIONER CROUCH: Yes.
MS. YOUNG: Green.
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PZC - Public Hearings - April 9, 2025
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COMMISSIONER GREEN: Yes.
MS. YOUNG: Linnane.
COMMISSIONER LINNANE: Yes.
MS. YOUNG: And Vinyard.
CHAIRMAN VINYARD: Yes. All right. The
public hearings of tonight's meeting is now
closed.
(Which were all the proceedings had
in the public hearings, concluding
at 7 :11 p .m .)
---o 0 o ---
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PZC - Public Hearings - April 9, 2025
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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 17, 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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Vitosh Reporting Service
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PZC - Public Hearings - April 9, 2025
17
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 16th day of April,
2025.
/s / Christine M . Vitosh
CHRISTINE M . VITOSH,
Illinois C .S .R . Certificate
No. 084-02883
'
'23 [1] - 10:2
/
/s [1] - 17:8
0
084-002883 [1] - 4:24
084-02883 [1] - 17:10
1
1 [1] - 16:7
10-3-9 [1] - 12:13
10-6-6-B [1] - 9:8
126 [1] - 12:21
13 [1] - 4:4
13.7 [1] - 11:8
16th [1] - 17:4
17 [1] - 16:7
1804 [1] - 3:3
1st [1] - 10:19
2
2024 [1] - 10:6
2024-03 [1] - 7:23
2025 [3] - 1:21, 7:24,
17:5
2025-03 [2] - 8:2, 9:1
2025-06 [2] - 8:4,
12:10
3
350 [1] - 3:3
4
42 [2] - 12:16, 13:9
42-foot [1] - 13:15
47 [2] - 9:12, 12:20
5
50 [2] - 12:15, 13:8
54 [1] - 10:14
6
60563 [1] - 3:4
630 [1] - 3:4
651 [1] - 1:17
682-0085 [1] - 3:4
7
71 [1] - 9:12
7:00 [1] - 1:22
7:02 [1] - 5:3
7:11 [1] - 15:10
9
9 [2] - 1:21, 4:3
904 [2] - 12:16, 13:8
A
accuracy [1] - 17:1
accurate [1] - 7:5
acre [1] - 13:12
action [1] - 16:20
added [3] - 11:23,
14:6, 14:7
adding [1] - 11:12
advantage [1] - 11:21
advertise [1] - 10:7
agenda [1] - 5:17
agreed [1] - 10:21
aided [1] - 16:10
Ali [2] - 8:2, 9:1
ALI [2] - 4:3, 9:17
allowing [1] - 9:21
ALSO [1] - 2:8
AND [1] - 1:10
APPEARANCES [1] -
3:1
appeared [1] - 3:5
application [3] - 9:3,
12:3, 12:11
applies [1] - 16:22
approval [1] - 9:5
approved [2] - 10:3,
10:12
April [3] - 1:21, 10:19,
17:4
area [5] - 9:7, 10:14,
11:6, 11:8, 11:16
assume [1] - 16:24
attached [1] - 16:22
attacks [1] - 6:14
attorney [2] - 16:17,
16:18
audience [2] - 6:23,
7:4
avoid [1] - 6:14
B
B-3 [3] - 8:5, 9:10,
12:18
bad [1] - 8:2
Barksdale [1] - 2:9
Barksdale-Noble [1] -
2:9
base [3] - 10:19, 11:5,
11:11
begin [2] - 6:8, 6:10
behalf [3] - 3:5, 8:2,
9:2
benefit [1] - 11:20
best [1] - 13:16
bigger [1] - 10:8
Boulevard [1] - 3:3
brick [2] - 11:5, 11:11
Bridge [2] - 12:17,
13:8
building [2] - 13:13,
13:16
BUKHRES [5] - 4:3,
9:15, 9:17, 9:20,
12:4
Bukhres [2] - 8:2, 9:1
bulk [1] - 12:13
Business [2] - 9:11,
12:19
business [1] - 11:20
BY [2] - 3:3, 4:23
C
C.S.R [2] - 4:24, 17:9
cars [1] - 13:17
CASTALDO [1] - 3:2
certificate [1] - 16:21
Certificate [1] - 17:9
Certified [1] - 16:3
certified [1] - 16:24
certify [2] - 16:5,
16:21
Chad [1] - 2:7
chairman [1] - 6:17
CHAIRMAN [19] - 5:5,
6:7, 8:1, 8:9, 8:22,
8:24, 9:16, 11:22,
12:1, 12:5, 12:9,
12:24, 13:19, 13:22,
14:2, 14:5, 14:9,
14:16, 15:5
Chairman [1] - 2:2
challenging [2] -
13:11, 13:13
chambers [1] - 6:22
Christine [2] - 4:23,
17:8
CHRISTINE [2] - 16:3,
17:9
City [6] - 3:5, 5:19,
9:3, 10:20, 11:19,
12:11
CITY [1] - 1:6
clarifying [2] - 7:7,
7:11
clearly [1] - 5:23
close [2] - 7:14, 14:12
closed [2] - 5:17, 15:7
code [2] - 10:15, 10:17
commencing [1] - 5:3
comment [1] - 7:15
comments [3] - 6:13,
7:11, 7:13
COMMISSION [1] -
1:10
Commission [3] - 5:7,
9:19, 13:4
commission [4] -
5:11, 5:17, 7:6, 7:15
COMMISSIONER [14]
- 8:7, 8:8, 8:12,
8:14, 8:16, 8:18,
8:20, 14:14, 14:15,
14:19, 14:21, 14:23,
15:1, 15:3
Commissioner [5] -
2:3, 2:4, 2:5, 2:6, 2:7
Community [1] - 2:9
competitive [1] -
11:21
computer [1] - 16:10
computer-aided [1] -
16:10
concluding [1] - 15:9
conclusion [1] - 14:10
considered [1] - 5:11
constitutes [1] - 16:11
control [1] - 17:2
cooperation [2] - 7:3,
7:17
copies [2] - 16:23,
17:2
corner [2] - 9:12,
12:20
Corporation [2] - 8:3,
9:2
Council [1] - 5:19
counsel [2] - 16:17,
16:18
COUNTY [1] - 16:2
County [2] - 9:4, 12:12
couple [1] - 10:3
court [1] - 7:2
cross [1] - 7:10
cross-examination [1]
- 7:10
Crouch [1] - 2:6
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - April 9, 2025
1
CROUCH [3] - 8:8,
8:16, 14:23
crouch [2] - 8:15,
14:22
current [2] - 10:14,
13:9
D
dais [2] - 9:19, 13:4
Dave [1] - 13:14
decided [1] - 10:6
deliberate [2] - 5:18,
7:16
deter [1] - 10:22
Development [3] -
2:10, 9:9, 12:14
development [2] -
10:5, 10:21
difference [1] - 11:12
DiNOLFO [1] - 3:2
direct [2] - 7:8, 7:9
direction [2] - 16:11,
17:2
directly [1] - 16:19
Director [1] - 2:10
disrupts [1] - 6:20
District [2] - 9:11,
12:19
district [1] - 8:5
Drive [1] - 1:17
duly [2] - 9:18, 13:3
during [2] - 6:2, 6:24
E
E85 [1] - 10:7
easier [1] - 7:4
either [1] - 7:9
employee [2] - 16:16,
16:17
enlarge [1] - 10:10
enlargement [4] -
10:16, 11:2, 11:3,
11:4
enlarging [1] - 11:7
ensure [1] - 6:11
erected [1] - 9:6
evening [2] - 9:21,
13:5
examination [1] - 7:10
exceed [1] - 9:6
F
favor [3] - 7:20, 12:6,
13:23
feet [4] - 11:8, 12:16,
13:9
filed [2] - 9:3, 12:11
first [3] - 8:24, 9:18,
13:3
focused [1] - 6:13
followed [1] - 7:20
following [1] - 5:1
follows [3] - 5:4, 9:19,
13:4
foot [3] - 10:13, 10:14,
13:8
foregoing [1] - 16:6
formally [1] - 7:14
Forristall [3] - 2:4,
8:11, 14:18
FORRISTALL [3] -
8:12, 14:15, 14:19
front [2] - 8:6, 12:15
G
gas [2] - 11:15, 11:17
General [2] - 9:10,
12:18
given [1] - 16:12
Green [1] - 2:7
green [2] - 8:17, 14:24
GREEN [3] - 8:7, 8:18,
15:1
guys [1] - 6:7
H
hand [4] - 6:5, 6:13,
16:24, 17:4
HASENBALG [1] - 3:2
heard [2] - 5:15, 7:14
hearing [12] - 5:3,
5:21, 6:3, 6:12, 6:21,
7:23, 9:1, 11:23,
14:10, 14:13, 16:6,
16:14
HEARINGS [1] - 1:11
hearings [7] - 5:6, 5:8,
5:16, 6:24, 7:5, 15:6,
15:9
height [3] - 9:7, 10:13,
11:5
heights [1] - 11:16
hereby [1] - 16:5
hereto [2] - 16:19,
16:22
hereunto [1] - 17:3
hi [1] - 13:5
Holzer [3] - 8:4, 12:10,
13:6
HOLZER [6] - 4:4,
12:23, 13:2, 13:5,
13:21, 14:8
HYETT [2] - 8:14,
14:21
Hyett [3] - 2:3, 8:13,
14:20
I
identical [1] - 11:11
ILLINOIS [2] - 1:7,
16:1
Illinois [10] - 1:18, 3:4,
4:24, 9:4, 12:12,
12:20, 16:4, 17:4,
17:9
IN [1] - 17:3
inches [1] - 10:13
indirectly [1] - 16:20
interested [1] - 16:19
interrupts [1] - 6:20
invite [1] - 5:9
item [1] - 12:9
J
job [1] - 7:4
K
keep [1] - 11:20
Kendall [2] - 9:4,
12:12
kind [3] - 13:7, 13:11,
13:13
Krysti [1] - 2:9
L
LAMB [1] - 3:3
landscaping [1] -
10:24
LASALLE [1] - 16:2
leave [1] - 6:21
Leland [1] - 17:4
lengthy [1] - 6:9
License [1] - 4:24
likewise [1] - 7:10
limit [1] - 6:17
line [1] - 10:20
LINNANE [3] - 8:20,
14:14, 15:3
Linnane [3] - 2:5,
8:19, 15:2
local [1] - 11:15
located [3] - 9:11,
12:16, 12:19
looks [1] - 11:11
LTD [1] - 3:2
M
machine [1] - 16:8
Marge [1] - 2:5
Marlys [1] - 2:12
matter [1] - 6:13
matters [1] - 5:20
maximum [3] - 9:6,
9:7
means [1] - 16:8
meet [1] - 10:15
meeting [3] - 5:7,
10:19, 15:6
MEGAN [1] - 3:3
member [2] - 6:4, 6:19
members [3] - 5:9,
6:23, 7:6
Mendez [1] - 2:11
Michael [3] - 2:6, 8:4,
12:10
Mike [1] - 13:6
MIKE [2] - 4:4, 13:2
minimum [1] - 12:15
Minute [1] - 2:12
monument [5] - 8:3,
9:5, 10:3, 11:1,
11:10
motion [4] - 7:22,
8:10, 14:12, 14:17
move [1] - 9:24
moved [2] - 8:7, 14:14
moving [1] - 10:6
MR [7] - 9:15, 9:20,
12:4, 12:23, 13:5,
13:21, 14:8
MS [17] - 3:3, 7:24,
8:11, 8:13, 8:15,
8:17, 8:19, 8:21,
8:23, 11:24, 12:2,
14:18, 14:20, 14:22,
14:24, 15:2, 15:4
must [1] - 7:2
N
name [1] - 5:24
Naper [1] - 3:3
Naperville [1] - 3:4
near [1] - 12:19
needed [1] - 10:8
new [1] - 10:21
newer [1] - 11:13
next [2] - 9:24, 12:9
NOBLE [3] - 7:24,
11:24, 12:2
Noble [1] - 2:9
North [1] - 3:3
northeast [2] - 9:11,
12:19
number [1] - 9:7
numbers [1] - 7:23
O
October [1] - 10:1
OF [3] - 1:6, 16:1, 16:2
once [2] - 5:16, 7:13
one [1] - 5:23
open [1] - 7:22
opposition [3] - 7:21,
12:7, 13:23
option [1] - 13:16
order [1] - 7:18
orderly [1] - 6:11
Ordinance [2] - 9:9,
12:14
ordinary [1] - 11:18
original [1] - 16:22
OTTOSEN [1] - 3:2
outcome [1] - 16:20
P
p.m [3] - 1:22, 5:3,
15:10
PAGE [1] - 4:2
Pages [1] - 16:7
parcel [1] - 12:16
participation [1] -
7:17
parties [1] - 16:19
period [1] - 7:15
permit [1] - 9:5
personal [2] - 6:14,
16:11
persons [2] - 5:12,
5:22
petition [2] - 7:23,
14:11
petitioner [8] - 5:14,
6:3, 7:8, 7:10, 9:2,
9:13, 12:10, 12:22
petitioner's [1] - 7:19
place [1] - 16:15
plan [2] - 6:2, 13:14
Planner [1] - 2:11
Planning [1] - 5:6
PLANNING [1] - 1:10
podium [2] - 6:1, 7:1
point [1] - 9:23
Pointe [1] - 1:17
points [1] - 6:15
Prairie [1] - 1:17
prepared [1] - 9:14
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - April 9, 2025
2
present [5] - 5:13,
9:13, 9:22, 12:6,
12:22
PRESENT [2] - 2:1,
2:8
presentation [3] -
7:19, 9:14, 13:7
pretty [2] - 11:11,
13:17
previously [2] - 10:1,
10:12
proceedings [3] - 5:2,
15:8, 16:13
product [4] - 10:4,
10:7, 10:10, 11:13
productive [1] - 6:12
project [1] - 10:2
property [2] - 9:10,
12:18
proposed [3] - 5:10,
10:18, 13:1
proposing [1] - 11:14
provided [1] - 12:2
PUBLIC [1] - 1:11
public [22] - 5:2, 5:5,
5:9, 5:12, 5:16, 6:3,
6:4, 6:19, 7:7, 7:11,
7:12, 7:13, 7:14,
7:23, 9:1, 14:7,
14:10, 14:13, 15:6,
15:9, 16:6, 16:14
purpose [1] - 5:8
PZC [4] - 7:23, 8:4,
9:1, 12:10
Q
questions [4] - 5:14,
7:7, 7:8, 7:12
QuikTrip [2] - 8:2, 9:2
R
raise [1] - 6:5
ready [1] - 12:24
real [2] - 9:10, 12:18
realized [1] - 10:8
really [2] - 11:3, 13:6
receiving [1] - 7:18
recommendation [1] -
5:19
record [3] - 7:2, 14:7,
16:12
redirect [1] - 6:18
reduce [1] - 12:14
reduced [2] - 8:6, 16:9
regarding [3] - 5:10,
5:15, 14:11
regulation [1] - 12:13
relative [2] - 16:16,
16:17
relevant [1] - 7:8
remain [1] - 6:23
remarks [1] - 6:18
repeat [1] - 6:5
repeatedly [1] - 6:20
repeating [1] - 6:15
repetitive [1] - 6:17
REPORTED [1] - 4:23
reported [1] - 16:7
reporter [1] - 7:2
Reporter [1] - 16:4
represent [1] - 5:24
reproduced [1] - 17:1
request [6] - 5:14,
5:15, 7:21, 12:7,
13:1, 13:24
requested [1] - 10:9
requesting [4] - 8:3,
8:5, 9:4, 12:12
requests [1] - 5:10
required [1] - 12:15
respond [1] - 7:11
response [3] - 12:8,
14:1, 14:4
responses [2] - 11:23,
14:6
responsibility [1] -
17:1
review [1] - 6:10
Rich [1] - 2:2
roll [2] - 8:9, 14:16
Route [4] - 9:12, 12:20
rules [1] - 6:11
Rusty [1] - 2:3
Ryan [1] - 2:4
S
Sara [1] - 2:11
scheduled [1] - 5:6
Schultz [1] - 13:14
script [1] - 6:9
seated [1] - 6:8
second [2] - 8:8,
14:15
Section [2] - 9:8,
12:13
see [3] - 10:21, 11:12,
11:19
seeking [1] - 12:14
set [1] - 17:3
setback [4] - 12:15,
13:9, 13:10, 13:15
setbacks [1] - 8:6
setting [1] - 13:16
seven [1] - 10:13
short [1] - 9:23
Shorthand [1] - 16:4
shorthand [1] - 16:9
show [2] - 10:10,
10:24
showing [1] - 11:10
side [2] - 11:9
side-by-side [1] - 11:9
sign [17] - 6:1, 9:5,
9:6, 9:7, 10:8, 10:9,
10:10, 10:12, 10:15,
10:16, 10:18, 11:1,
11:6, 11:8, 11:10,
11:13, 11:16
signage [1] - 8:4
signed [1] - 16:23
significant [1] - 11:4
signs [3] - 9:6, 9:8,
10:3
silent [1] - 6:24
similar [1] - 11:17
simple [1] - 13:7
simultaneously [1] -
16:9
site [2] - 10:11, 13:14
size [2] - 10:13, 11:7
slide [1] - 9:24
sorry [1] - 8:1
South [2] - 12:16, 13:8
speakers [2] - 6:18,
7:12
speaking [2] - 6:12,
7:1
specified [1] - 16:15
square [2] - 10:14,
11:8
SS [1] - 16:1
stand [1] - 6:4
standards [3] - 11:24,
12:1, 14:7
start [1] - 9:20
STATE [1] - 16:1
State [3] - 9:12, 16:4
state [1] - 5:23
stations [2] - 11:15,
11:17
stay [1] - 6:18
stenographically [1] -
16:8
straight [1] - 9:23
Street [2] - 12:17, 13:8
subject [1] - 5:20
Suite [1] - 3:3
sweet [1] - 9:23
sworn [3] - 6:6, 9:18,
13:3
T
Taker [1] - 2:12
technically [1] - 11:7
ten [1] - 10:13
testified [2] - 9:18,
13:3
testify [1] - 5:22
testimony [7] - 5:9,
5:12, 7:3, 7:18,
14:11, 14:13, 16:12
thanking [1] - 9:21
thereof [1] - 16:23
third [5] - 10:4, 10:7,
10:10, 11:13, 13:12
tonight [4] - 5:11,
7:19, 11:23, 13:7
tonight's [8] - 5:6,
5:17, 5:20, 6:3, 6:21,
6:24, 7:3, 15:6
topic [1] - 6:18
topics [1] - 6:15
transcript [2] - 16:7,
16:23
transcription [2] - 7:5,
16:10
true [1] - 16:12
try [1] - 9:22
turn [1] - 13:17
turn-around [1] -
13:17
two [2] - 5:5, 9:5
typewriting [1] - 16:10
U
under [3] - 16:11,
16:24, 17:2
understood [1] -
10:19
Unified [1] - 12:14
UNITED [1] - 1:6
United [4] - 3:5, 9:3,
9:8, 12:11
unless [1] - 6:24
unrelated [1] - 6:14
V
valid [1] - 11:6
variance [5] - 8:5, 9:5,
10:9, 11:5, 12:13
variances [1] - 8:3
via [2] - 7:9, 16:10
VINYARD [19] - 5:5,
6:7, 8:1, 8:9, 8:22,
8:24, 9:16, 11:22,
12:1, 12:5, 12:9,
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearings - April 9, 2025
3
12:24, 13:19, 13:22,
14:2, 14:5, 14:9,
14:16, 15:5
Vinyard [3] - 2:2, 8:21,
15:4
VITOSH [2] - 16:3,
17:9
Vitosh [2] - 4:23, 17:8
vote [5] - 5:18, 7:16,
8:9, 14:17
W
Wednesday [1] - 1:21
WHEREOF [1] - 17:3
WHEREUPON [1] -
5:1
wish [2] - 5:13, 7:20
wishes [2] - 12:6,
13:23
wishing [1] - 5:22
WITNESS [2] - 4:2,
17:3
witnesses [1] - 6:6
Y
yard [2] - 8:6, 12:15
YORKVILLE [2] - 1:6,
1:7
Yorkville [5] - 1:18,
3:6, 9:4, 11:19,
12:12
YOUNG [13] - 8:11,
8:13, 8:15, 8:17,
8:19, 8:21, 8:23,
14:18, 14:20, 14:22,
14:24, 15:2, 15:4
Young [1] - 2:12
Z
zoned [2] - 9:10, 12:18
zoning [1] - 8:5
ZONING [1] - 1:10
Zoning [1] - 5:7
1
Summary
In 2024, the City Council approved ten (10) developments, which required rezoning. Due to the
inconsistency of the parcels with the adopted Comprehensive Plan Update of 2016, the future land use
designations and maps of each area requires amending. Staff is recommending amending the plan to
change the future land uses of these projects to their now approved land use. It is important to make these
changes to ensure the plan is consistent with the approved use or current built environment and is not
interpreted incorrectly within the planning horizon of the document. A list of these developments can be
found in the table below. New Leaf Energy Solar Farm, approved in 2023, is also part of the list since it
was not included in the amendment list in 2024.
Project Current Comp Plan
Future Land Use Designation
Proposed Comprehensive
Future Land Use Designation
PZC 2022-24
New Leaf Energy Solar Farm
Metra Station Transit-Oriented
Development and
Estate/Conservation Residential
Agricultural Zone (AZ)
PZC 2024-01
Yorkville Renewable Solar
(Nexamp)
Estate/Conservation Residential Agricultural Zone (AZ)
PZC 2024-03
1.5 Mile Review for 8115 IL
Route 47 (Grainco FS, Inc. &
A.B. Schwartz)
Estate/Conservation Residential
and Agricultural Zone General Industrial (GI)
PZC 2024-05
Corneils Road Solar Estate/Conservation Residential Agricultural Zone (AZ)
PZC 2024-07
Kelaka / Green Door Capital Estate/Conservation Residential General Industrial (GI)
PZC 2024-09
1.5 Mile Review for 1520
Cannonball Trail
(Fox Valley Family YMCA)
Estate/Conservation Residential
and Agricultural Zone Destination Commercial (DC)
PZC 2024-11
1.5 Mile Review for 7789 IL
Route 47 (Jerry Styrczula /
A&D Properties)
Estate/Conservation Residential
and Agricultural Zone General Industrial (GI)
Memorandum
To: Planning and Zoning Commission
From: David Hansen, Senior Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Sara Mendez, Senior Planner
Date: May 14, 2025
Subject: PZC 2025-04: Comprehensive Plan Update – Future Land Use Amendments
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PZC 2024-26
DMYF, LLLP (Daniels,
Malinski Yorkville Family)
Suburban Neighborhoods General Industrial (GI)
PZC 2024-29
1115, LLC (Fox Haven Multi-
Family Residential
Townhome Development)
Commercial Office Mid-Density Residential (MDR)
PZC 2024-31
Hamman – Kelaka, LLC Estate/Conservation Residential General Industrial (GI)
PZC 2024-33
Costco Wholesale Warehouse Mid Density Residential Destination Commercial (DC)
Proposed Amendments
The following is a summary of the proposed amendments to the Comprehensive Plan Update staff is
recommending for each development as well as map images proposed for the amended Future Land Use
map in the City’s Comprehensive Plan.
PZC 2022-24: New Leaf Energy Solar Farm
Current Future Land Use:
Metra Station Transit-Oriented Development and
Estate/Conservation Residential
Proposed Future Land Use:
Agricultural Zone
3
Summary:
An application was submitted requesting annexation, rezoning, and special use permit approval to construct a 5-
megawatt (MW) alternating current (AC) freestanding community solar farm located immediately north of the BNSF
railroad line and east of Beecher Road. The 48-acre farmland property consists of three parcels, which 19 of the acres
will be used for a solar farm. The parcels were annexed to the City’s default R-1 Single Family Suburban Residential
zoning and were rezoned to A-1 Agricultural District.
Amendment:
The property was originally designated as “Metra Station Transit-Oriented Development”, which is intended to guide
future development for the City’s two potential Metra train station districts. One of the three parcels was also originally
designated as “Estate/Conservation Residential”, which is intended to allow flexibility in residential design,
accommodating low-density detached single-family housing while preserving sensitive environmental and scenic
features. The “Agricultural Zone” designation is meant for general farming uses. Changing this property’s designation
to “Agricultural Zone” is consistent with the A-1 Agriculture zoning and the approved solar farm land use.
PZC 2024-01: Yorkville Renewable Solar (Nexamp)
Current Future Land Use:
Estate/Conservation Residential
Proposed Future Land Use:
Agricultural Zone (AZ)
Summary:
An application was submitted requesting rezoning, special use, and variance authorization to construct a 5-megawatt (MW)
freestanding community solar facility located near the southwest corner of Galena Road and Route 47 within the former
East Westbury Village Planned Unit Development (PUD). The property is currently utilized for farming. The property was
rezoned R-2 Single-Family Traditional Residence District to the A-1 Agricultural District.
Amendment:
The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. The “Agricultural Zone” designation is meant for general farming uses. Changing this property’s
designation to “Agricultural Zone” is consistent with the A-1 Agriculture zoning and the approved solar farm land use.
4
PZC 2024-03: 1.5 Mile Review for 8115 IL Route 47 (Grainco FS, Inc. & A.B. Schwartz)
Current Future Land Use:
Estate/Conservation Residential
and Agricultural Zone
Proposed Future Land Use:
General Industrial (GI)
Summary:
An application was submitted requesting rezoning and an amendment to Kendall County’s Future Land Use Map from A-
1 Agricultural District to M-1 Limited Manufacturing District located at 8115 IL Route 47 for the purpose of operating a
tile business, offices, warehouses, fuel storage, and other light industrial uses within existing structures. The property is
approximately 20 acres in size and is located within one and a half miles of the planning boundary for Yorkville, allowing
the city the opportunity to review and provide comments to Kendall County.
Amendment:
The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. Part of the property was also originally designated “Agricultural Zone”, which is meant for general
farming uses. The “General Industrial” designation is meant to accommodate a broad range of warehousing,
manufacturing, and energy/industrial land uses. Changing this property’s designation to “General Industrial” is consistent
with the County’s M-1 zoning and the approved industrial land use.
PZC 2024-05: Corneils Road Solar
Current Future Land Use:
Estate/Conservation Residential
Proposed Future Land Use:
Agricultural Zone (AZ)
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Summary:
An application was submitted requesting annexation, rezoning, and special use permit approval to construct a 5-megawatt
(MW) alternating current (AC) freestanding community solar farm located immediately north of Corneils Road, east of
Beecher Road and west of IL Route 47 (N. Bridge Street). The 94-acre existing farmland property, which 31 acres will be
used for a solar farm, was annexed to the City’s default R-1 Single Family Suburban Residential zoning and was rezoned to
A-1 Agricultural District.
Amendment:
The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. The “Agricultural Zone” designation is meant for general farming uses. Changing this property’s
designation to “Agricultural Zone” is consistent with the A-1 Agriculture zoning and the approved solar farm land use.
PZC 2024-07: Kelaka / Green Door Capital
Current Future Land Use:
Estate/Conservation Residential
Proposed Future Land Use:
General Industrial (GI)
Summary:
An application was submitted requesting annexation and rezoning approximately 148-acres of unincorporated farmland
generally located south of the Burlington Santa Fe railroad line, just southeast of Faxon Road for the purpose of
constructing and operating a future industrial/data center land use. The subject property consists of a portion of an existing
191-acre parcel. The property was rezoned R-1 Single-Family Suburban Residential District to M-2 General
Manufacturing District.
Amendment:
The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. The “General Industrial” designation is meant to accommodate a broad range of warehousing,
manufacturing, and energy/industrial land uses. Changing this property’s designation to “General Industrial” is consistent
with the M-2 General Manufacturing zoning and future industrial / data center land use.
6
PZC 2024-09: 1.5 Mile Review for 1520 Cannonball Trail (Fox Valley Family YMCA)
Current Future Land Use:
Estate/Conservation Residential
and Agricultural Zone
Proposed Future Land Use:
Destination Commercial (DC)
Summary:
An application was submitted requesting site plan approval to construct a YMCA recreational facility, parking, and related
infrastructure to a property at 1520 Cannonball Trail in Bristol Township. The property is approximately 25.8 acres and is
located within one and a half miles of the planning boundary for Yorkville, allowing the city the opportunity to review and
provide comments to Kendall County.
Amendment:
The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. Part of the property was also originally designated “Agricultural Zone”, which is meant for general
farming uses. The “Destination Commercial” is intended for a broad range of commercial activities ranging from large
format retail and strip centers to hotels and recreational complexes. Changing this property’s designation to “Destination
Commercial” is consistent with the County’s B-4 zoning and the approved recreational facility land use.
PZC 2024-11: 1.5 Mile Review for 7789 IL Route 47 (Jerry Styrczula / A&D Properties)
Current Future Land Use:
Estate/Conservation Residential
and Agricultural Zone
Proposed Future Land Use:
General Industrial (GI)
Summary:
An application was submitted requesting rezoning from B-3 Highway Business District to M-1 Limited Manufacturing
District located at 7789 IL Route 47 to operate a trucking business for the sale and storage of semi-trailers, small trailers,
semi-tractors, and similar uses at the subject property. The property is approximately 16.4 acres and is located within one
7
and a half miles of the planning boundary for Yorkville, allowing the city the opportunity to review and provide comments
to Kendall County.
Amendment:
The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. Part of the property was also originally designated “Agricultural Zone”, which is meant for general
farming uses. The “General Industrial” designation is meant to accommodate a broad range of warehousing,
manufacturing, and energy/industrial land uses. Changing this property’s designation to “General Industrial” is consistent
with the County’s M-1 zoning and the approved industrial land use.
PZC 2024-26: DMYF, LLLP (Daniels, Malinski Yorkville Family)
Current Future Land Use:
Suburban Neighborhoods and
Estate/Conservation Residential
Proposed Future Land Use:
General Industrial (GI)
Summary:
An application was submitted requesting annexation and rezoning approximately 270-acres of unincorporated farmland
generally north of US 34 (Veterans Parkway), west of Beecher Road and Kendall Marketplace, and approximately 850 feet
east of Eldamain Road for the purpose of constructing and operating a future industrial/data center land use. The property
was rezoned R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District.
Amendment:
The property was originally designated “Suburban Neighborhood”, which is meant to provide single family detached
housing options in traditional subdivision layouts. Part of the property was also designated “Estate/Conservation
Residential”, which is intended to allow flexibility in residential design, accommodating low-density detached single-
family housing while preserving sensitive environmental and scenic features. The “General Industrial” designation is meant
to accommodate a broad range of warehousing, manufacturing, and energy/industrial land uses. Changing this property’s
designation to “General Industrial” is consistent with the M-2 General Manufacturing zoning and future industrial / data
center land use.
8
PZC 2024-29: 1115, LLC (Fox Haven Multi-Family Residential Townhome Development)
Current Future Land Use:
Commercial Office
Proposed Future Land Use:
Mid-Density Residential (MDR)
Summary:
An application was submitted requesting rezoning the 13-acre parcel from R-1 Single-Family Suburban Residence District
to R-4 General Multi-Family Residence District for the purpose of developing a townhome community, known as Fox
Haven, with 18 buildings totaling 105 townhome units located at 1115 South Bridge Street. The one-acre parcel fronting S
Bridge Street will remain zoned as B-3 General Business District, with plans for a future commercial development and is
not part of the amendment The property was formally occupied by the Parfection Park which included a golf range,
batting cages, and mini golf outdoor entertainment venue which closed in October 2017.
Amendment:
The property was originally designated “Commercial Office”, which is meant to provide commercial, office, and retail
space along the City’s main commercial corridors including Route 47 and Route 34. The “Mid-Density Residential”
designation is meant to provide higher density residential developments near commercial areas which include a variety of
housing options. Changing this property’s designation to “Mid-Density Residential” is consistent with the R-4 zoning and
the approved multi-family residential land use.
PZC 2024-31: Hamman – Kelaka, LLC
Current Future Land Use:
Estate/Conservation Residential
Proposed Future Land Use:
General Industrial (GI)
9
Summary:
An application was submitted requesting annexation and rezoning. The annexation request involves two parcels totaling
approximately 62.54 acres, located south of Faxon Road and west of Iroquois Lane, which are currently undeveloped and
used for farming. Additionally, the rezoning request is for three parcels totaling approximately 112.44 acres. The three
parcels include the two annexation related parcels and one parcel north of West Veterans Parkway (US 34) and east of
Eldamain Road, which is already located within City limits. The two northern parcels were rezoned from R-1 Single-
Family Suburban Residential District to M-2 General Manufacturing District and the one parcel within City limits along
US 34 was rezoned from B-3 General Business District to M-2 General Manufacturing District to accommodate future uses
consistent with a proposed data center development.
Amendment:
All three parcels were originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in
residential design, accommodating low-density detached single-family housing while preserving sensitive environmental
and scenic features. The “General Industrial” designation is meant to accommodate a broad range of warehousing,
manufacturing, and energy/industrial land uses. Changing this property’s designation to “General Industrial” is consistent
with the M-2 General Manufacturing zoning and future industrial / data center land use.
PZC 2024-33: Costco Wholesale Warehouse
Current Future Land Use:
Mid Density Residential
Proposed Future Land Use:
Destination Commercial (DC)
Summary:
An application was submitted requesting a PUD amendment, special use, and final plat to develop a members-only retail
store spanning approximately 160,000 square feet and to establish and operate a standalone fueling facility generally
located north of Veteran’s Parkway, east of McHugh Road, and southwest of East Countryside Parkway. The project is
considered a major PUD amendment and would amend the Yorkville Crossing PUD. Additionally, the property’s existing
B-3 zoning classification will remain unchanged.
Amendment:
The property was originally designated “Mid-Density Residential”, which is meant to provide higher density residential
developments near commercial areas which include a variety of housing options. The “Destination Commercial” is
intended for a broad range of commercial activities ranging from large format retail and strip centers to hotels and
recreational complexes. Changing this property’s designation to “Destination Commercial” is consistent with the B-3
zoning and the approved large retail store and fueling facility land use.
Staff Comments
The Comprehensive Plan land use map is a guide to future development and zoning decisions, but it is
also meant to be adjusted when circumstances warrant a change in planning direction in a given area of
10
the City. The changes to these areas have already been decided by the City Council and it is appropriate to
change their corresponding land use designations.
Proposed Motion
In consideration of testimony presented during a Public Hearing on May 14, 2025 and discussions
conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council
of a request to amend the Yorkville Comprehensive Plan, including a modified future land use map,
pursuant to Section 11-12-7 of the Illinois Municipal Code (65 ILCS 5/11-12-7) and Section 9-1-1 of the
Yorkville City Code. The proposed amendment adds sections the Future Land Use – Map Addendum to
reclassify eleven (11) identified developments. The changes are a result of a rezoning approvals made by the
City Council in calendar years 2023 and 2024.
Attachments
1. Proposed Appendix Amendment Pages
2. Public Hearing Notice Affidavit
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
189THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
FUTURE LAND USE - MAP ADDENDUMS
NORTHPOINTE DEVELOPMENT
New Future Land Use Designation: Mid-Density Residential
Summary:
In 2023, an application was approved requesting rezoning and variance to construct a three-story 48-unit senior living apartment complex at the southeast intersection of Sycamore
Road and Route 34. The 3.43-acre property was originally zoned B-3 General Business District and was rezoned to R-4 General Multi-Family Residence District. The variance request
was to increase the density permitted in the R-4 District from eight (8) dwelling units per acre to fourteen (14) dwelling units per acre. The “Mid-Density Residential” designation is
meant to provide higher density residential developments near commercial areas which include a variety of housing options. The “Neighborhood Retail” designation is meant for
smaller-scaled commercial developments located in close proximity to nearby residential neighborhoods and subdivisions, primarily focused on convenience type retail. The original
“Neighborhood Retail” designation reflected the former B-3 zoning. The proposed “Mid-Density Residential” land use is better suited to the approved senior living apartment
development.
NEW LEAF ENERGY SOLAR FARM
New Future Land Use Designation: Agricultural Zone
Summary:
In 2023, an application wasapproved requesting annexation, rezoning, and special use permit approval to construct a 5-megawatt (MW) alternating current (AC) freestanding
community solar farm located immediately north of the BNSF railroad line and east of Beecher Road. The 48-acre farmland property consists of three parcels, which 19 of the
acres will be used for a solar farm. The parcels were annexed to the City’s default R-1 Single Family Suburban Residential zoning and were rezoned to A-1 Agricultural District. The
property was originally designated as “Metra Station Transit-Oriented Development”, which is intended to guide future development for the City’s two potential Metra train station
districts. One of the three parcels was also originally designated as “Estate/Conservation Residential”, which is intended to allow flexibility in residential design, accommodating
low-density detached single-family housing while preserving sensitive environmental and scenic features. The “Agricultural Zone” designation is meant for general farming uses.
Changing this property’s designation to “Agricultural Zone” is consistent with the A-1 Agriculture zoning and the approved solar farm land use.
YORKVILLE RENEWABLE SOLAR (NEXAMP)
New Future Land Use Designation: Agricultural Zone
Summary:
In 2024, an application was approved requesting rezoning, special use, and variance authorization to construct a 5-megawatt (MW) freestanding community solar facility located
near the southwest corner of Galena Road and Route 47 within the former East Westbury Village Planned Unit Development (PUD). The property is currently utilized for farming.
The property was rezoned R-2 Single-Family Traditional Residence District to the A-1 Agricultural District. The property was originally designated “Estate/Conservation Residential”,
which is intended to allow flexibility in residential design, accommodating low-density detached single-family housing while preserving sensitive environmental and scenic features.
The “Agricultural Zone” designation is meant for general farming uses. Changing this property’s designation to “Agricultural Zone” is consistent with the A-1 Agriculture zoning and
the approved solar farm land use.
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
190 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
FUTURE LAND USE - MAP ADDENDUMS
1.5 MILE REVIEW FOR 8115 IL ROUTE 47 (GRAINCO FS, INC. & A.B. SCHWARTZ)
New Future Land Use Designation: General Industrial
Summary:
In 2024, an application was approved requesting rezoning and an amendment to Kendall County’s Future Land Use Map from A-1 Agricultural District to M-1 Limited Manufacturing
District located at 8115 IL Route 47 for the purpose of operating a tile business, offices, warehouses, fuel storage, and other light industrial uses within existing structures. The
property is approximately 20 acres in size and is located within one and a half miles of the planning boundary for Yorkville, allowing the city the opportunity to review and provide
comments to Kendall County. The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in residential design, accommodating
low-density detached single-family housing while preserving sensitive environmental and scenic features. Part of the property was also originally designated “Agricultural Zone”,
which is meant for general farming uses. The “General Industrial” designation is meant to accommodate a broad range of warehousing, manufacturing, and energy/industrial land
uses. Changing this property’s designation to “General Industrial” is consistent with the County’s M-1 zoning and the approved industrial land use.
CORNEILS ROAD SOLAR
New Future Land Use Designation: Agricultural Zone
Summary:
In 2024, an application was approved requesting annexation, rezoning, and special use permit approval to construct a 5-megawatt (MW) alternating current (AC) freestanding
community solar farm located immediately north of Corneils Road, east of Beecher Road and west of IL Route 47 (N. Bridge Street). The 94-acre existing farmland property, which
31 acres will be used for a solar farm, was annexed to the City’s default R-1 Single Family Suburban Residential zoning and was rezoned to A-1 Agricultural District. The property
was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in residential design, accommodating low-density detached single-family housing
while preserving sensitive environmental and scenic features. The “Agricultural Zone” designation is meant for general farming uses. Changing this property’s designation to
“Agricultural Zone” is consistent with the A-1 Agriculture zoning and the approved solar farm land use.
KELAKA / GREEN DOOR CAPITAL
New Future Land Use Designation: General Industrial
Summary:
In 2024, an application was approved requesting annexation and rezoning approximately 148-acres of unincorporated farmland generally located south of the Burlington Santa Fe
railroad line, just southeast of Faxon Road for the purpose of constructing and operating a future industrial/data center land use. The subject property consists of a portion of an
existing 191-acre parcel. The property was rezoned R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District. The property was originally designated
“Estate/Conservation Residential”, which is intended to allow flexibility in residential design, accommodating low-density detached single-family housing while preserving sensitive
environmental and scenic features. The “General Industrial” designation is meant to accommodate a broad range of warehousing, manufacturing, and energy/industrial land uses.
Changing this property’s designation to “General Industrial” is consistent with the M-2 General Manufacturing zoning and future industrial / data center land use.
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
191THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
FUTURE LAND USE - MAP ADDENDUMS
1.5 MILE REVIEW FOR 1520 CANNONBALL TRAIL (FOX VALLEY FAMILY YMCA)
New Future Land Use Designation: Destination Commercial
Summary:
In 2024, an application was approved requesting site plan approval to construct a YMCA recreational facility, parking, and related infrastructure to a property at 1520 Cannonball
Trail in Bristol Township. The property is approximately 25.8 acres and is located within one and a half miles of the planning boundary for Yorkville, allowing the city the opportunity
to review and provide comments to Kendall County. The property was originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in residential
design, accommodating low-density detached single-family housing while preserving sensitive environmental and scenic features. Part of the property was also originally designated
“Agricultural Zone”, which is meant for general farming uses. The “Destination Commercial” is intended for a broad range of commercial activities ranging from large format retail
and strip centers to hotels and recreational complexes. Changing this property’s designation to “Destination Commercial” is consistent with the County’s B-4 zoning and the
approved recreational facility land use.
1.5 MILE REVIEW FOR 7789 IL ROUTE 47 (JERRY STYRCZULA / A&D PROPERTIES)
New Future Land Use Designation: General Industrial
Summary:
In 2024, an application was approved requesting rezoning from B-3 Highway Business District to M-1 Limited Manufacturing District located at 7789 IL Route 47 to operate a
trucking business for the sale and storage of semi-trailers, small trailers, semi-tractors, and similar uses at the subject property. The property is approximately 16.4 acres and is
located within one and a half miles of the planning boundary for Yorkville, allowing the city the opportunity to review and provide comments to Kendall County. The property was
originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in residential design, accommodating low-density detached single-family housing
while preserving sensitive environmental and scenic features. Part of the property was also originally designated “Agricultural Zone”, which is meant for general farming uses. The
“General Industrial” designation is meant to accommodate a broad range of warehousing, manufacturing, and energy/industrial land uses. Changing this property’s designation to
“General Industrial” is consistent with the County’s M-1 zoning and the approved industrial land use.
DMYF, LLLP (DANIELS, MALINSKI YORKVILLE FAMILY)
New Future Land Use Designation: General Industrial
Summary:
In 2025, an application was approved requesting annexation and rezoning approximately 270-acres of unincorporated farmland generally north of US 34 (Veterans Parkway),
west of Beecher Road and Kendall Marketplace, and approximately 850 feet east of Eldamain Road for the purpose of constructing and operating a future industrial/data center
land use. The property was rezoned R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District. The property was originally designated “Suburban
Neighborhood”, which is meant to provide single family detached housing options in traditional subdivision layouts. Part of the property was also designated “Estate/Conservation
Residential”, which is intended to allow flexibility in residential design, accommodating low-density detached single-family housing while preserving sensitive environmental and
scenic features. The “General Industrial” designation is meant to accommodate a broad range of warehousing, manufacturing, and energy/industrial land uses. Changing this
property’s designation to “General Industrial” is consistent with the M-2 General Manufacturing zoning and future industrial / data center land use.
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
192 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
FUTURE LAND USE - MAP ADDENDUMS
1115, LLC (FOX HAVEN MULTI-FAMILY RESIDENTIAL TOWNHOME DEVELOPMENT)
New Future Land Use Designation: Mid-Density Residential
Summary:
In 2025, an application was approved requesting rezoning the 13-acre parcel from R-1 Single-Family Suburban Residence District to R-4 General Multi-Family Residence District for
the purpose of developing a townhome community, known as Fox Haven, with 18 buildings totaling 105 townhome units located at 1115 South Bridge Street. The one-acre parcel
fronting S Bridge Street will remain zoned as B-3 General Business District, with plans for a future commercial development and is not part of the amendment The property was
formally occupied by the Parfection Park which included a golf range, batting cages, and mini golf outdoor entertainment venue which closed in October 2017. The property was
originally designated “Commercial Office”, which is meant to provide commercial, office, and retail space along the City’s main commercial corridors including Route 47 and Route
34. The “Mid-Density Residential” designation is meant to provide higher density residential developments near commercial areas which include a variety of housing options.
Changing this property’s designation to “Mid-Density Residential” is consistent with the R-4 zoning and the approved multi-family residential land use.
HAMMAN – KELAKA, LLC
New Future Land Use Designation: General Industrial
Summary:
In 2025, an application was approved requesting annexation and rezoning. The annexation request involves two parcels totaling approximately 62.54 acres, located south of Faxon
Road and west of Iroquois Lane, which are currently undeveloped and used for farming. Additionally, the rezoning request is for three parcels totaling approximately 112.44 acres.
The three parcels include the two annexation related parcels and one parcel north of West Veterans Parkway (US 34) and east of Eldamain Road, which is already located within
City limits. The two northern parcels were rezoned from R-1 Single-Family Suburban Residential District to M-2 General Manufacturing District and the one parcel within City
limits along US 34 was rezoned from B-3 General Business District to M-2 General Manufacturing District to accommodate future uses consistent with a proposed data center
development. All three parcels were originally designated “Estate/Conservation Residential”, which is intended to allow flexibility in residential design, accommodating low-
density detached single-family housing while preserving sensitive environmental and scenic features. The “General Industrial” designation is meant to accommodate a broad range
of warehousing, manufacturing, and energy/industrial land uses. Changing this property’s designation to “General Industrial” is consistent with the M-2 General Manufacturing
zoning and future industrial / data center land use.
COSTCO WHOLESALE WAREHOUSE
New Future Land Use Designation: Destination Commerical
Summary:
In 2025, an application was submitted requesting a PUD amendment, special use, and final plat to develop a members-only retail store spanning approximately 160,000 square feet
and to establish and operate a standalone fueling facility generally located north of Veteran’s Parkway, east of McHugh Road, and southwest of East Countryside Parkway. The
project is considered a major PUD amendment and would amend the Yorkville Crossing PUD. Additionally, the property’s existing B-3 zoning classification will remain unchanged.
The property was originally designated “Mid-Density Residential”, which is meant to provide higher density residential developments near commercial areas which include a
variety of housing options. The “Destination Commercial” is intended for a broad range of commercial activities ranging from large format retail and strip centers to hotels and
recreational complexes. Changing this property’s designation to “Destination Commercial” is consistent with the B-3 zoning and the approved large retail store and fueling facility
land use.
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: 7801740
Purchase Order:
State of Illinois - Kane
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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
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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
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PUBLICATION DATES: Apr 25, 2025.
___________________________________________________________________________________
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Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014
1
Summary
A request to amend Section 10-4-10. Energy Industrial Use Standards in the Unified Development Ordinance
regarding data center facilities. The proposed amendments would introduce development regulations
petitioners would be required to follow.
Need for Data Center Development Standards:
Over the past year, the City has been approached by multiple data center developers and speculative
petitioners, highlighting the increasing interest in this sector. Additionally, there has been a rise in speculative
zoning applications for data centers without a confirmed end user. Currently, there are ~3,000 acres of land in
pivotal locations near the ComEd transmission station off of Eldamain Road that could support data center
development. However, the City does not have specific regulations regarding intensive “Energy Industrial
Uses” such as data center developments. To ensure responsible growth and maintain high development
standards, it is crucial for the City to establish clear data center regulations that developers must follow.
Research on Municipalities/Counties with Data Center Specified Regulations:
As data center development continues to grow exponentially, many zoning ordinances across the United States
do not yet explicitly address development standards for these uses. However, some municipalities are
proactively updating their zoning regulations to accommodate the increasing demand.
Loudoun County, Virginia—known as "Data Center Alley"—has the highest concentration of data centers in
the world, with approximately 200 existing facilities and 117 more in development. To manage this rapid
growth, on February 6, 2024, the Loudoun County Board of Supervisors directed staff to initiate a
Comprehensive Plan Amendment (CPAM) and a Zoning Ordinance Amendment (ZOAM) to update policies
and standards for data centers and electrical substations.
The table below outlines various data center development standards implemented in Loudoun County. While
Yorkville is not looking to adopt Loudoun County’s standards exactly, it aims to implement similar best
practices tailored to the City’s specific needs. Notably, Loudoun County’s regulations do not include specific
setbacks for commercial, public institutional, or school uses, which Yorkville intends to incorporate into its
approach.
Type of Standard Standard for Loudoun County, Virginia
Landscape The plant unit composition requirements apply
exclusively to buffer or road corridor buffer
areas. The specifications are as follows:
• Large Deciduous Trees: Up to 30% of
the required plant units.
• Small Deciduous Trees: Up to 30% of the
Memorandum
To: Planning and Zoning Commission
From: Sara Mendez, Planner I
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Lynn Dubajic, Economic Development Consultant
Date: May 7, 2025
Subject: PZC 2025-05 Data Center Development Standards – Text Amendment
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required plant units.
• Evergreen Trees: A minimum of 40%
and a maximum of 70% of the required
plant units, with trees being at least 8 feet
tall when planted.
• Shrubs, Ornamental Grasses, and
Perennials: Up to 20% of the required
plant units.
Minimum Building/Structure Setback 200 feet from the shared property line of a
residential area only.
Building separation from data center structure to
residential
No regulation in place.
Maximum Building Height The maximum building height for data centers is
determined by the zoning district.
The following are the zoning districts data centers
are permitted in and their maximum building
height:
1. Industrial Park (IP): 100 feet
2. General Industry (GI): 100 feet
3. Mineral Resource – Heavy Industry
(MR-HI): 45 feet
Noise study A noise study is required.
Generator Noise Testing Hours When adjacent to residential areas:
1. May 1st – September 30th 5pm-7pm
2. October 1st – April 30th 11am-5pm
Light and Glare Data centers must include a photometric plan that
shows all exterior lighting, including all security
lighting.
Maximum Illumination: lighting must not cause
illumination in excess of 0.25 foot-candles above
background light levels measured at the lot line of
any adjacent lot or road right-of-way
Nuclear Energy Possibly considering due to the high demand of
data centers in Virginia.
Specific Buffer and Berm Requirements Buffer Type C is required with the specified
plantings and located on an earthen berm that has a
minimum height of 6 feet and a grade lower than
2:1.
Buffer Type C: Opaque, intended to provide the
greatest degree of screening feasible and minimize
visual contact between uses, creating a strong
impression of total separation.
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Prince William County, Virginia, is also a rapidly growing hub for data centers. As of February 2024, the
county had at least 44 data center buildings totaling 8.3 million square feet. To encourage development in areas
with existing infrastructure capable of supporting data centers, the county established the Data Center
Opportunity Zone Overlay District.
In Prince William County, data centers are permitted by right within the overlay district, as well as in various
office, industrial, and manufacturing zoning districts. The table below outlines the standards established for the
Data Center Opportunity Zone Overlay District:
Type of Standard Standard for Prince William County, Virginia
Screening of Mechanical Equipment Mechanical equipment must be screened from major
roads and residential properties using a building,
existing vegetation, or a visually solid fence, wall, or
panel.
Buffer Yard Requirement A buffer yard is required between data centers and
adjacent residential properties.
A six-foot earthen berm with Type C plantings must
be installed unless existing topography, vegetation, or
a six-foot solid fence provides equivalent screening.
Type C: Designed to provide maximum screening,
minimizing visual exposure between uses and
creating a clear sense of separation.
Fencing Chain-link and barbed wire fencing are prohibited
along public and private streets.
Permitted fencing includes Stalwart IS Anti-Ram
Barrier & Impasse II, a high-security steel system
with an integrated crash-rated barrier.
Floor Area Ratio (FAR) Increase Data centers within the Data Center Opportunity Zone
Overlay District may have a FAR up to 1.0, provided
all other development standards are met.
Substations Must be screened from major roads and residential
areas with 10-foot opaque fencing.
Building Facades Near Historic District Buildings visible from the Manassas Battlefield Park
must have non-reflective, dark green or brown
facades to blend into the tree line.
Chandler, Arizona has seen significant data center development, with notable facilities including H5 Data
Centers’ Phoenix Data Center and Digital Realty’s Chandler Data Center. In December 2022, the City of
Chandler modified its zoning code to define the location and operation of data centers. The zoning code took
effect in January 2023. The table below outlines the standards established in Chandler’s Zoning Code to
address data centers:
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Type of Standard Standard for Chandler, Arizona
Restriction on Data Center Operations Data Centers are not permitted to operate unless
explicitly approved as part of a Planned Area
Development zoning district.
Data centers that are ancillary to another primary use
are permitted if:
1. They occupy no more than 10% of the
building footprint
2. They serve the enterprise function of the on-
site property owner and are not used to lease
data storage or processing services to third
parties
3. They are not housed in a separate, stand-alone
structure on the parcel
Notification to Residents The data center operator or property owner must
notify all residents and homeowners' associations
within a 0.5-mile radius of the property about their
intent to build and operate a data center. This notice
must be mailed to all postal addresses and
homeowners' association addresses within the
specified radius from the property line of the
proposed data center site.
Neighborhood Meetings Data center operator must schedule and attend 2
neighborhood meetings with residents to describe the
project and the proposed sound-mitigation aspects of
the project design.
Notice of the neighborhood meetings must be mailed
to all residents and homeowner associations within a
0.5-mile radius of the parcel.
A representative of the developer or owner with
decision-making authority on the design of the data
center must attend the neighborhood meetings.
Data center operator or property owner must also post
a sign on the subject property, at least 15 days before
each neighborhood meeting. The sign must be located
along an arterial street or other high-visibility location
The sign must include the following:
1. The applicant’s name and contact information
2. Brief description of the data center project
3. Date, time, and location of the neighborhood
meeting
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Neighborhood Liaison Requirement After issuance of a certificate of occupancy and
commencement of the operation of the data center, the
operator of a data center must provide an on-site
neighborhood liaison between the hours of 8am and
10pm MST each day to respond to complaints about
noise emanating from the data center.
Pre-Development Sound Study Requirement Before the first neighborhood meeting, the property
owner proposing a data center must conduct a sound
study by a third-party acoustic engineer to document
baseline noise levels, including measurements at the
property line of the nearest residentially zoned or
noise-sensitive property.
The property owner must provide a copy of the results
of the study to the City of Chandler before the 1st
neighborhood meeting.
Post-Construction Noise Monitoring Requirements After receiving either a certificate of occupancy or a
certificate of completion, the data center operator
must conduct a noise study by a third-party acoustical
engineer to document noise levels at the property line
of the nearest residentially zoned or planned property
during peak operation of the data center's mechanical
equipment.
Data center operator must conduct an additional noise
study annually during peak operation of the data
center mechanical equipment for 5 years after
completion of the initial post-construction noise
study.
Data center operator must provide the results of the
noise study to the City of Chandler within 30 days of
the anniversary date on which the certificate of
occupancy or certificate of completion was issued by
the City.
Backup Power Generator Notification
Requirements
If data center operator intends to use backup power
generator, the operator must maintain a public website
announcing the times when the generators will be in
operation.
Any routine operation of the backup generators,
including for testing purposes, must be announced on
the website 24 hours in advance.
The operator must also notify the City of Chandler
Communications and Public Affairs Department at
least 24 hours in advance.
Backup generators may operate between the hours of
6
9am and 5pm, Monday – Friday, excluding holidays.
Data center operator must provide the address of the
website where the notices required.
Approved & Proposed Data Centers
Since Yorkville identified data centers as permitted land uses in the M-2 General Manufacturing District in the
Zoning Ordinance in 2023 and established a placeholder in the recently adopted Unified Development
Ordinance for future development standards under Energy Industrial Uses , the City has experienced a growing
interest in data center development. With the approval of Yorkville’s first data center project, Cyrus One in
2024, there has been a significant increase in speculative entitlement requests, including annexations and
rezonings, for potential data center developments. This trend highlights the need for clearly defined standards
to guide future projects and ensure alignment with the City’s long-term planning goals.
The table and map below highlight twelve (12) data center projects that have been approved, are currently
under review, or involve site inquiries with stated intentions to apply within the City of Yorkville:
Development
Name
Acres
Zoning
Application
Status
Approval
Status
Nearest
Distance to
Residential
Property
Line
Residential
Subdivision
Cyrus One 229 acres M-2 Limited
Manufacturing District Applied
Approved
(PUD)
(2024)
~2,230 feet
Whispering
Meadows
Prologis
(Project
Steel)
557 acres Unincorporated Applied
Pending
(Annex,
Rezone, &
PUD)
~3,500 feet Caledonia
Daniels
(South) 267 acres M-2 Limited
Manufacturing District Applied
Approved
(Annex &
Rezone)
(2025)
~130 feet Fox Hill
Daniels
(North) 64 acres A-1 Agricultural
District Applied
Pending
(Annex &
Rezone)
~98 feet Whispering
Meadows
Green Door
– 50 acres 50 acres M-2 Limited
Manufacturing District N/A Approved ~4,300 feet Caledonia
Green Door
- Hagemann 138 acres M-2 Limited
Manufacturing District Applied
Approved
(Annex &
Rezone)
(2024)
~7,300 feet Caledonia
Green Door
– Kelaka 154 acres M-2 Limited
Manufacturing District Applied
Approved
(Annex &
Rezone)
(2024)
~1,500 feet Kylyn’s Ridge
Green Door
– Meyer 130 acres
R-4 General Multi-
Family Residence
District (Westbury
South Village)
Not Applied N/A ~0 feet* Caledonia
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Hamman-
Kelaka 109 acres B-3 General Business
District/Unincorporated Applied
Approved
(Annex &
Rezone)
(2025)
~0 feet* Kylyn’s Ridge
Magnolia
Hill Partners 143 acres Unincorporated Not Applied N/A ~2,600 feet Autumn Creek
Pioneer
(Project
Cardinal)
1,048 acres
Planned Unit
Development (PUD)
(Westhaven & Bailey
Meadows)
Applied
Pending
(Annex,
Rezone, &
PUD)
~460 feet Bristol Bay
PGP
Development 127 acres Unincorporated Not Applied N/A ~650 feet Caledonia
*Immediately adjacent to residential property line
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The table below outlines the approved Planned Unit Development (PUD) and data center projects, including
those submitted without a land plan, and highlights the regulations each petitioner has agreed to follow per the
applicable Planned Unit Development Agreement/Annexation Agreement.
Development
Name
Regulations Agreed to be Followed
Cyrus One
1. Building Setbacks:
• Front Yard (Eldamain Road): 150-foot setback from the road’s right-of-way
• Rear Yard (Beecher Road): 60-foot setback from the road’s right of way
• Side Yard (north and south property lines): 50-foot setback
2. Parking:
• .2 parking spaces per 1,000 square feet net floor area
• Required to construct a minimum of 400 total spaces, including 10 electric vehicle
(EV) charging spots.
3. Access to Subject Property:
• 1 access point off Eldamain Road and 1 access off Faxon Road
4. Off-Street Loading:
• No more than 1 loading space shall be required per building
5. Landscaping:
• The developer must install landscaping along Eldamain, Faxon, and Beecher
roadways that meets Transition Zone Type D Standards, while other internal
landscaping requirements under UDO Section 10-5-3 are waived
6. Mechanical Screening and Fencing:
• Must comply with the City’s Noise Ordinance (Title 4, Chapter 4. Noise
Ordinance)
7. Appearance Standards:
• Must submit updated building elevations with a final plat application or
building permit request.
8. Lots; Street Design
• Exempt from Section 10-7-2 and 10-7-3 in the UDO
9. Signage:
• Must follow Section 10-6 (Sign Standards) in the UDO
10. Lighting:
• Must submit photometric plan along with manufacturer’s cut sheet of
proposed lighting standards installed in parking area
Daniels (South) There are no zoning and land development regulations to follow due to the absence of a formal
land plan.
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Green Door -
Hagemann
There are no zoning and land development regulations to follow due to the absence of a formal
land plan.
Green Door –
Kelaka
There are no zoning and land development regulations to follow due to the absence of a formal
land plan.
Hamman-
Kelaka
1. Building Restriction:
• No buildings shall be erected on the property identified by Parcel Index
Number 02-19-200-008. Surface parking, roads and stormwater management
facilities shall be permitted on this parcel.
2. Data Center Building to Residential Structure:
• No buildings shall be erected closer than 400 feet to nearest existing
residential structure.
3. Landscape Buffer and Berm Requirement:
• 100-foot landscaped buffer with an 8 foot tall berm shall be installed between
the proposed data center and the Kylyn’s Ridge subdivision immediately
adjacent and to the east of the Subject Property, and the homes located on
Blackberry Shore Lane immediately adjacent and to the south of the Subject
Property. This buffer shall include elements such as vegetation, solid fencing,
green walls, stormwater management area, living groundcover, and turf to
ensure effective visual screening and physical separation between land uses.
4. Building Height:
• Any buildings located within 1,500 feet of a residential subdivision shall be
no more than seventy (70) feet tall, including all rooftop equipment.
5. Equal Distance Restrictions for Adjacent Residential Areas:
• Any distance restrictions on development at the Subject Property that provide
a benefit for the Kylyn’s Ridge subdivision, including landscaped buffers,
shall also be applied for the benefit of the homes along Blackberry Shore
Lane immediately adjacent and to the south of the Subject Property.
Proposed Text Amendments:
As municipalities like Loudoun County, Prince William County, and the City of Chandler experience rapid
data center growth, they have implemented zoning standards tailored to these developments. Similarly, the
City of Yorkville is working to adopt specific data center regulations. Since identifying data centers as a
permitted use in the M-2 General Manufacturing District in 2023, the City has approved its first Planned Unit
Development for the Cyrus One data center. Additionally, there has been a rise in speculative entitlement
requests, including annexations and rezonings, for potential data center projects. However, the City’s M-2
General Manufacturing District does not currently include specific development standards for data centers. To
ensure responsible growth and maintain high development standards, it is crucial for the City to establish clear
data center regulations that developers must follow. The table below compares the standards the City is
considering implementing with the current M-2 General Manufacturing District standards and the City’s
existing code:
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Standard M-2 General Manufacturing
District/ City Code
Proposed Standards
Landscape Buffer – when
adjacent to non-manufacturing
zoned land use
Section 10-5-3 in the Unified
Development Ordinance
establishes landscape standards for
new developments. The following
landscape requirements would
apply to data center developments:
building foundation landscaping,
parking area perimeter
landscaping, parking area interior
landscaping, and transition zone
landscaping.
Table 10-5-3(F)(2) Application of
Transition Zone Types states
Industrial land uses are required to
utilize Transition Zone “D”
landscape buffer when adjacent to
the following land uses: single-
family residential, all other
residential, public/institutional,
retail, service/medica/office,
lodging, eating/drinking,
entertainment, vehicle related, and
industrial/transportation.
The UDO states Type D has a
Minimum Zone Width of 20 feet
and the Minimum Fence/Wall
height is 6 feet, which may also be
satisfied with a solid evergreen
hedge. The Minimum Number of
Landscape Elements per 100
Linear Feet are as followed:
1. Understory Tree: 5
2. Canopy/Evergreen Tree: 5
3. Shrubs/Native Grasses: 35
In addition to Section 10-5-3 the
following requirements will apply:
Minimum of 100-foot landscape
buffer when adjacent to any non-
manufacturing zoned land use (i.e.
residential, commercial, public
institutional, school, etc.)
1. Landscape buffer shall be
consistent with Transition
Zone D in Section 10-5-
3.F of the Unified
Development Ordinance
2. The buffer area shall be
dedicated exclusively to
dense landscaping,
including trees and shrubs,
and shall not be used for
stormwater detention,
roadways, walking trails,
surface parking, or similar
improvements.
3. Required 8-foot-tall berms
when adjacent to
residential subdivisions
Discussion:
1. Is the City open to
granting relief from
the landscape
standards or will
applications be
reviewed on a case-
by-case basis?
Landscape Buffer – Road Please refer to the Landscape
Regulations above
Minimum of a 100-foot landscape
buffer along any public roadway
1. Landscape buffer shall be
consistent with Transition
Zone D in Section 10-5-
3.F of the Unified
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Development Ordinance
2. The buffer area shall be
dedicated exclusively to
dense landscaping,
including trees and shrubs,
and shall not be used for
stormwater detention,
roadways, walking trails,
surface parking, or similar
improvements.
Building separation The Unified Development
Ordinance does not currently
impose a minimum building
separation requirement between a
data center building or structure
(primary or accessory) and the
nearest residential or commercial
structure.
Minimum of a 500-foot building
separation from the nearest data
center building or structure
(primary or accessory) to the
nearest residential or commercial
structure.
Maximum Height Table 10-3-9(A) of the Unified
Development Ordinance indicates
that the M-2 General
Manufacturing District currently
has no maximum building height
restriction.
Maximum height for data centers
within 1,500 feet of a residential
structure shall be 70 feet including
roof top mechanical equipment
a. No rooftop mounted
HVAC or other
mechanical units are
allowed within this buffer,
unless specifically
approved by City Council
Discussion:
1. To be consistent with
maximum height in other
districts (B-1, B-2, and B-
3), will the city consider a
maximum height of 80
feet if the data center is
not within 1,500 feet of a
residential structure?
Noise Study Although the City does not have an
explicit requirement for data
centers to conduct a noise study, it
engaged a sound engineer to
evaluate the preliminary PUD for
the now-approved Cyrus One data
center—the City’s first Planned
Unit Development for data center
All applications for data centers
shall provide a noise study which
will be subject to review by the
City’s sound engineering
consultant
1. A pre-construction noise
study shall include
baseline noise
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use—while considering the
surrounding existing and future
land uses. This evaluation served
as the required noise study for the
project.
measurements of the
current environment and
predictive modeling in
phased and at full buildout
to ensure the facility’s
design will meet local
noise limits
a. Consider sharing with
the public or at least
neighboring property
owners for full
transparency
2. Data center developers
must include a mitigation
plan in their noise study to
ensure that operational
noise does not exceed the
pre-development baseline
measured at the property.
3. All major mechanical
equipment (generators,
chillers, HVAC units)
shall be fully enclosed or
screened by solid barriers.
If rooftop mechanical
equipment is approved,
they shall be enclosed in
penthouses with sound
dampening construction
b. Backup generators and
condensers shall be
placed on the side of
the building(s) or the
opposite side of the
facility, farthest from
residential structures.
Discussion:
1. Should the City
implement an annual
noise monitoring
conducted by the City’s
sound engineering
consultant for 3 years
after construction
completion to verify
ongoing noise
compliance?
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Operational Testing Based on the Table 1 Sound Level
Limits in the Code of Ordinances
(Chapter 4 Noise Ordinance), if a
data center is located near a
residential land use property, it
must keep noise levels below 60
dBA during the day (7am-10pm)
and below 50 dBA at night (10pm-
7pm).
If a data center is located near a
commercial or public parks and
other open public space land use
properties, it must keep noise level
below 67dBA during the day
(7am-10pm) and night time
(10pm-7am).
Operational testing of emergency
backup generators shall be limited
to between the hours of 11am to
5pm on weekdays only, non-
holidays.
Discussion:
1. The city may want to
consider implementing
strict noise limits for data
centers at all receiving
property land uses
property ensuring they do
not exceed the current
Noise Ordinance
2. Does the City want to
require lower dBA for
residential land uses at
night?
3. Additionally, the City is
considering requiring
operators to use the
lowest-noise equipment
available, such as
hospital-grade mufflers
on generators, to help
minimize noise impacts on
surrounding properties.
Nuclear Energy There is currently no standard in
place, but the City strongly
opposes the use of nuclear energy.
Data centers are strictly prohibited
from using, generating, storing, or
deploying nuclear energy as a
power source within the City. This
includes, but is not limited to,
nuclear reactors, small modular
reactors (SMRs), or any other
nuclear-based technology.
Phasing Plan There is currently no requirement
for a phased construction plan in
place for data centers to minimize
impacts on residential structures.
Implement a phased construction
plan that minimizes impacts on
residential structures by
prioritizing initial development at
the farthest distance from existing
residential structures.
Fencing Permitted Materials in the M-2
District:
1. Stone
2. Brick
Fencing shall be security style
aluminum, steel, wrought iron, or
similar materials.
Chain-link or barbed wire fencing
is prohibited along public-facing
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3. Natural rot resistant wood
(cedar, cyprus, redwood)
4. Cast or wrought iron
5. Plastic
6. Aluminum
7. Composite wood and
plastic
8. Vinyl coated chain-link
(rear and side yard only in
all zoning district)
9. Galvanized chain-link
(only on M-1 and M-2
properties adjacent to other
M-1 or M-2 property)
The maximum height for fences in
the manufacturing district is 8 feet
for the front, corner side, interior
side, and rear yard
edges and properties adjacent to
residential land uses.
Lighting and Photometric Table 10-5-7(E) Outside Lighting
Height Standards allows for
manufacturing districts to have a
maximum lighting height of 35
feet.
Lighting and photometric plans
must provide and adhere to Section
10-5-7. Outside Lighting of the
Unified Development Ordinance.
Discussion:
1. Table 10-5-7(E) Outside
Lighting Height
Standards allows for
manufacturing districts to
have a maximum lighting
height of 35 feet. Should
the City consider lowering
the light pole standard
maximum?
Traffic Management Plan Section 10-A-10. Traffic Study in
Unified Development Ordinance
does not explicitly require a Traffic
Management Plan, rather, it
focuses on a Traffic Impact Study,
which is an analysis of existing
and projected traffic conditions.
A Traffic Management Plan shall
be required during construction,
including a communication
strategy and an on-site point of
contact during construction.
Battery Storage The battery storage standards
require 4-hour fire wall protection
and must not be adjacent to any
combustible materials.
Battery storage systems shall be
located a minimum of 50 feet away
from any adjacent structure and
must be readily accessible by
BKFD for firefighting efforts.
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Emergency Operations Plan
(EOP)
Typically, high hazard uses in the
City are required to have an
Emergency Operations Plan
(EOP). While the City has its own
EOP, there is no specific
requirement for data centers to
have an individual Emergency
Operations Plan
Emergency Operations Plan (EOP)
shall be submitted and approved by
the City and Fire Protection
District (BKFD) prior to issuance
of a building permit and must
include:
1. Procedures for fire
suppression, hazardous
material spills, evacuation,
and communication in case
of an incident
2. Training sessions/drill and
or walkthroughs with fire
and police shall be
required prior to
occupancy permit
3. Designated contacts for
emergency services and a
plan to broadcast
information if an incident
could affect the public
4. Must work with KenCom
emergency managers to be
part of text or siren alert
systems
Building Code Enhanced
Standards
The City has adopted the 2018
edition of the International Code
Council (ICC), which includes
provisions for energy storage.
Installing advanced early fire
detection in server rooms, using
fire-resistive construction beyond
code minimums on walls facing
neighborhoods, or providing
additional hazardous material
safeguards.
Compliance with NFPA 855
Appearance Standards Section 10-5-8. C.4 sets
appearance guidelines and
standards for industrial uses, which
include the following:
Guidelines:
1. At least 50% of the total
building shall incorporate
masonry products or
precast concrete. The front
facade, facing a street with
the main entry, must be at
least 50% masonry or
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precast concrete, while any
facade abutting a street
must also include masonry
or precast concrete.
Masonry or precast
concrete is encouraged on
all remaining facades.
When using precast
concrete panels or split-
face block, incorporating
colors, patterns, or
architectural features is
encouraged.
2. Building entryways shall
be clearly identified.
Building components, such
as windows, doors, eaves
and parapets shall be in
proportion to one another.
3. The location of parking
lots in a manner that is
logical, safe, and
pedestrian friendly is
encouraged. In this
respect, the location of
parking lots in the rear or
side of a building is
encouraged.
Standards:
1. Industrial buildings shall
consist of solid and
durable facade materials
and be compatible with the
character and scale of the
surrounding area.
2. Industrial buildings with
facades greater than 100
feet in length shall
incorporate recesses,
projections, windows or
other
ornamental/architectural
features along at least 30%
of the length of the facade
abutting a public street in
an effort to break up the
mass of the structure.
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Lastly, through Ordinance 2023-30, the City defined "battery uses," "data centers," and "refrigerated
warehouses (cold storage)" and established off-street parking regulations for these land uses.
However, during the transition from the Zoning Ordinance to the Unified Development Ordinance (UDO), the
table outlining off-street parking regulations was not incorporated, although was used in the calculations for
determining minimum parking standards for Cyrus One. Staff is requesting to formally add the table below to
the UDO to ensure these regulations are applied to data centers.
Proposed Motion
In consideration of testimony presented during a Public Hearing on May 14, 2025 and discussions
conducted at that meeting, the Planning and Zoning Commission recommends approval to the City Council
of a request to amend Section 10-4-10, Energy Industrial Use Standards, of the Unified Development
Ordinance to establish development regulations for data center facilities, as presented in a staff
memorandum dated May 7, 2025 and further subject to {insert any additional conditions of the Planning
and Zoning Commission}…
Attachments
1. Proposed Amendments to Section 10-4-10 Energy Industrial Use Standards
2. Ordinance 2023-30
3. Public Hearing Notice Affidavit
Use Minimum Spaces Required
Energy Industrial Uses:
Battery Storage:
Less than 70,000 square feet Minimum of 20 parking spaces
More than 70,001 square feet 0.3 per 1,000 square feet of floor area
Data Center:
Less than 70,000 square feet Minimum of 20 parking spaces
More than 70,001 square feet 0.3 per 1,000 square feet of floor area
Refrigerated Warehouse (Cold Storage)
Less than 150,000 square feet 0.5 per 1,000 square feet of floor area
More than 150,001 square feet 0.3 per 1,000 square feet of floor area.
10-4-10. Energy Industrial Uses
A. Landscape Buffer – when adjacent to non-manufacturing zoned land use
1. In addition to Section 10-5-3 the following requirements apply:
a. Minimum of 100 foot-landscape buffer when adjacent to non-manufacturing zoned land
use (i.e. residential, commercial, school, public institutional, etc.).
b. The buffer area shall be dedicated exclusively to dense landscaping, including trees and
shrubs, and shall not be used for stormwater detention, roadways, walking trails, surface
parking, or similar improvements.
c. Required 8-foot-tall berms when adjacent to residential subdivisions.
B. Landscape Buffer – when adjacent to roads
1. Minimum of a 100-foot landscape buffer along any public roadway .
a. Landscape buffer shall be consistent with Transition Zone D in Section 10-5-3.F.
b. The buffer area shall be dedicated exclusively to dense landscaping, including trees and
shrubs, and shall not be used for stormwater detention, roadways, walking trails, surface
parking, or similar improvements.
C. Building Separation
1. Minimum of a 500-foot building separation from the nearest data center building or structure
(primary or accessory) to the nearest residential or commercial structure.
D. Maximum Height
1. Maximum height for data centers within 1,500 feet of a residential structure shall be 70 feet
including rooftop mechanical equipment.
a. No rooftop mounted HVAC or other mechanical units are allowed within this buffer,
unless specifically approved by City Council.
E. Noise Study
1. All applications for data centers shall provide a noise study which will be subject to review by
the City’s sound engineering consultant.
2. The noise study must include the following:
a. A pre-construction noise study shall include baseline noise measurements of the current
environment and predictive modeling in phased and at full buildout to ensure the facility’s
design will meet local noise limits as detailed in Title 4, Chapter 4 of Yorkville’s Code of
Ordinances.
b. Data center developers must include a mitigation plan in their noise study to ensure that
operational noise does not exceed the pre-development baseline measured at the
property.
c. All major mechanical equipment (i.e generators, chillers, HVAC units) shall be fully
enclosed or screened by solid barriers. If rooftop mechanical equipment is approved, they
shall be enclosed in penthouses with sound dampening construction.
i. Backup generators and condensers shall be placed on the side of the building(s)
or the opposite side of the facility, farthest from residential structures.
3. An annual noise monitoring will be conducted by the City’s sound engineering consultant for
3 years after construction completion to verify ongoing noise compliance.
F. Operational Testing
1. Operational testing of emergency backup generators shall be limited to between the hours of
11am to 5pm on weekdays only, non-holidays.
G. Nuclear Energy
1. Data centers are strictly prohibited from using, generating, storing, or deploying nuclear
energy as a power source within the City. This includes, but is not limited to, nuclear reactors,
small modular reactors (SMRs), or any other nuclear-based energy.
H. Phasing Plan
1. Implement a phased construction plan that minimizes impacts on residential structures by
prioritizing initial development at the farthest distance from existing residential structures.
I. Fencing
1. Fencing shall be security style aluminum, steel, wrought iron, or similar materials.
2. Chain-link or barbed wire fencing is prohibited along public facing edges and properties
adjacent to residential land uses.
J. Lighting and Photometric
1. Lighting and photometric plans must be submitted at the time of application and adhere to
Section 10-5-7 Outside Lighting.
K. Traffic Management Plan
1. A Traffic Management Plan shall be required during construction, including a communication
strategy and an on-site point of contact during construction.
L. Battery Storage
1. Battery storage systems shall be located a minimum of 50 feet away from any adjacent
structure and must be readily accessible by Bristol Kendal Fire Protection District (BKFD) for
firefighting efforts.
M. Emergency Operations Plan
1. Emergency Operations Plan (EOP) shall be submitted and approved by the City and the Bristol
Kendal Fire Protection District (BKFD) prior to issuance of a building permit and must include:
a. Procedures for fire suppression, hazardous material spills, evacuation, and
communication in case of an incident.
b. Training sessions/drills and or walkthroughs with fire and police shall be required prior to
occupancy permit.
c. Designated contacts for emergency services and a plan to broadcast information if an
incident could affect the public.
d. Must work with KenCom emergency managers to be part of text or siren alert systems.
N. Building Code Enhanced Standards
1. Installing advanced early fire detection in server rooms, using fire-resistive construction
beyond code minimums on walls facing neighborhoods, or providing additional hazardous
material safeguards.
2. Compliance with National Fire Protection Association 855.
O. Appearance Standards
1. Appearance standards shall comply with the requirements outlined in Section 10-5-8.4.
UNITED CITY OF YORKVILLE
KENDALL COUNTY, ILLINOIS
ORDINANCE NO. 2023-30
ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, AMENDING THE ZONING ORDINANCE IDENTIFY, DEFINE, AND
REGULATE ENERGY INDUSTRIAL USES
Passed by the City Council of the
United City of Yorkville, Kendall County,Illinois
This 26" day of September, 2023
Published in pamphlet form by the
authority of the Mayor and City Council
of the United City of Yorkville, Kendall
County, Illinois on September 27, 2023.
Ordinance No. 2023-30
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, AMENDING THE ZONING ORDINANCE IDENTIFY, DEFINE, AND
REGULATE ENERGY INDUSTRIAL USES
WHEREAS, the United City of Yorkville (the "City") is a duly organized and validly
existing non home-rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and,
WHEREAS, pursuant to Section 10-4-10 of the United City of Yorkville Zoning
Ordinance ("Zoning Ordinance") the City may initiate amendments to the Zoning Ordinance;
and,
WHEREAS, the City filed a petition seeking an amendment to the Zoning Ordinance to
identify Energy Industrial Uses as uses consisting of "battery uses", "data centers" and
refrigerated warehouses (cold storage") as their own line items in Table 10.06.04
Manufacturing Uses; and,
WHEREAS, the City filed a petition seeking an amendment to the Zoning Ordinance to
define "battery uses", "data center", and "refrigerated warehouse (cold storage)" as permitted
uses within the M-1 and M-2 zoning districts; and,
WHEREAS, the City filed a petition seeking an amendment to the Zoning Ordinance to
add off-street parking regulations for Energy Industrial Uses in Section Table 10.16.03 regarding
battery uses, data centers, and refrigerated warehouses (cold storage), to reflect the proposed new
definitions; and,
WHEREAS, the Planning and Zoning Commission convened and held a public hearing
on September 13, 2023, to consider each of these requests and made findings of fact and
recommendations to the City Council to approve all of the requested text amendments.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Ordinance No. 2023-30
Page 2
Section 1: That the above recitals are hereby incorporated and made a part of this
Ordinance.
Section 2: That a Section 10-2-3 of the United City of Yorkville Zoning Ordinance is
hereby amended to add the following definitions:
BATTERY STORAGE USES: A use that enables battery manufacturing, charging,
recycling, warehousing, storage, and related uses. This may also include uses that derive
energy from renewable sources, such as wind and solar power, to be collected, stored,
and then released for later use to an electric grid, power plant or private user.
DATA CENTER: A facility comprised of networked computers, storage systems, and
computing infrastructure which organizations use to assemble, process, store and
disseminate data. Cryptocurrency centers, which use networked computers, storage
systems, and computing infrastructure to manage the flow of digital or virtual currencies,
shall be included in the definition.
REFRIGERATED WAREHOUSE (COLD STORAGE): A facility which is artificially or
mechanically cooled in order to maintain the integrity and quality of perishable goods.
Section 3: That a Section 10-6-0, Table 10.06.04 of the United City of Yorkville Zoning
Ordinance to add the land uses as follows:
a o Qm z to oy o7 to
O N W N
Battery Storage Uses P P
Data Center P P
Refrigerated Warehouse(Cold Storage) P P
Section 4: That a Section 10-16-3-F, Table 10.16.03 of the United City of Yorkville
Zoning Ordinance is hereby amended to add language regulating off-street parking for the land
uses as follows:
Ordinance No. 2023-30
Page 3
Use I Minimum Spaces Required
Energy Industrial Uses:
Battery Storage
Less than 70,000 square feet Minimum 20 parking spaces
More than 70,001 square feet 0.3 per 1,000 square feet of floor area
Data Center
Less than 70,000 square feet Minimum 20 parking spaces
More than 70,001 square feet 0.3 per 1,000 square feet of floor area
Refrigerated Warehouse (Cold Storage)
Less than 150,000 square feet 0.5 per 1,000 square feet of floor area
More than 150,001 square feet 0.3 per 1,000 square feet of floor area
Section 5: This Ordinance shall be in full force and effect after its passage, publication,
and approval as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
26th day of September, A.D. 2023.
CITY CLERK
KEN KOCH ABSENT DAN TRANSIER AYE
ARDEN JOE PLOCHER AYE CRAIG SOLING AYE
CHRIS FUNKHOUSER AYE MATT MAREK AYE
SEAVER TARULIS AYE RUSTY CORNEILS AYE
APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois
this day of j' , A.D. 2023.
MAYOR
Ordinance No.2023-30
Page 4
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: 7802242
Purchase Order: PZC 2025-05: Data Center Text
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 4/25/2025, and the last publication of the notice was
made in the newspaper dated and published on 4/25/2025.
This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.
PUBLICATION DATES: Apr 25, 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
28th Day of April, 2025, by
Chicago Tribune Media Group
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Chicago Tribune - chicagotribune.com
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